Development Review Road Map: Restaurants

Photo of flowers and historic buildings in Old Town Fort Collins
Digital graphic of a clipboard with multiple colors

Intro

Use this interactive guide to understand the development review process and standards that apply to your business in the City of Fort Collins.

Road Map Check List:

 STEP 1:  Identify how your business use is defined by the City.

 STEP 2:  Identify a location to operate your business using zoning tools and resources.

 STEP 3:  Figure out what type of permitting process your business will need to go through in order to operate in the City.

 STEP 4:  Plan for anticipated fees related to the Development Review process requirements.

 STEP 5:  Identify if you are eligible for any reduced fees or available City grant programs.

   STEP  6: Learn if your business would be located at a site that is identified as historic in the City.

 STEP 7 : Learn more about what types of site improvements your business should prepare to evaluate at the new site.

 STEP  8: Ready to Start? Begin the application process best correlated with your project.

#1 Defining Your Business

Tell us about your business!

To determine the appropriate land use category for your business, please carefully review the specific criteria that characterizes different types of establishments. Your task is to identify the definition that best aligns with the nature and primary activities of your proposed business. If you require further assistance or have any questions, please reach out to a planner at  planning@fcgov.com .

Please choose one of the following definitions that matches your business the most:

Standard Restaurant: Any establishment primarily engaged in selling ready-to-consume food and beverages to customers, which may not include producing and/or serving beer, wine or other alcoholic beverages on-site as an accessory use. The main characteristics of such a restaurant include food and beverages consumed on-site in provided seating areas, typically served by wait staff or cafeteria-style.

Fast-Food Restaurant: A fast-food restaurant involves the sale of ready-to-consume food and beverages from a sales counter, with food provided in disposable containers for ease of carrying off-site or to consume quickly on-site without on-hand service in the dining area. No drive through window is present.

Drive-In Restaurant: An establishment where customers drive up to designated parking spaces with menu boards or intercom systems, place their orders from their vehicles, and then have the food delivered to them without the need to enter a dining area.

Limited Mixed-Use Restaurant: A restaurant that involves the sale of ready-to-consume food and beverages. It's characterized by:

  1. Typically serving food and drinks in edible or disposable containers (such as paper or plastic);
  2. Having no drive-in or drive-through facility;
  3. Being situated within or directly adjacent to a multi-family dwelling;
  4. Serving as a subordinate and accessory service to the multi-family dwelling;
  5. Serving as a subordinate and accessory service to the multi-family dwelling;
  6. Having a gross leasable floor area not exceeding 1,500 square feet;
  7. Not serving alcohol;
  8. Not playing amplified music.

Bar & Tavern: A business that serves or dispenses alcoholic beverages, such as beer, wine, and cocktails, for on-site consumption. The business may also serve food to customers on-site.

#2 Zoning

Where can I locate my business in the City?

Zoning assigns land for specific uses in the City of Fort Collins. Zone District requirements provide standards for which businesses can maintain community aesthetics and help protect neighborhoods while fostering entrepreneurial growth. Determining your zone district will help you to make a decision for where to locate a business in the City.   

Not sure what zone district the property is? Use our  Zoning Look-Up Tool  or check out the property on FCMaps below.

Zoning Map

Utilize the Land Use Zoning Matrix below to determine the development process using your specific business and zone district.

The text in each box below indicates that the zone district can allow the land use with approval through the assigned development review process. If the use and development review type do not have a particular zone district in the intersecting box, then the specific land use is not allowed in that zone district.  

Zoning District Abbreviations

 MMN:  Medium Density Mixed-Use Neighborhood District

 HMN:  High Density Mixed-Use Neighborhood District

 D-H.Core:  Downtown - Historic Core

 D-CA:  Downtown - Canyon Ave/ Civic/ North Mason

 D-IR:  Downtown - Innovation/ River

 D-RC:  Downtown - River Corridor

 D-CN:  Downtown - Campus North

 D-EC:  Downtown - Entryway Corridor

 CC:  Community Commercial District

 CCN:  Community Commercial - North College District

 CCR:  Community Commercial - Poudre River District

 CG:  General Commercial District

 CG-CAC:  General Commercial District - corridor activity center

 CS:  Service Commercial District

 NC:  Neighborhood Commercial District

 CL(RA):  Limited Commercial District - Riverside Area

 CL:  Limited Commercial District

 HC:  Harmony Corridor District

 E:  Employment District

 I:  Industrial District

Please note that the Downtown District is made up of sub-districts that can be determined in Figure 18 of  Division 4.16 .

Basic Development Review

Type 1 (Administrative) Review

Type 2 (Planning & Zoning Commission) Review

Bars, taverns

D-H.Core

D-CA, D-IR, D-CN, D-EC, E, CC, CCN, CG, CS, CL(RA), CL

NC, I

Drive-in facilities

D-CN, D-EC

Restaurants, Drive In

CS, CL(RA)

CG, NC, E, I

Restaurants (fast food with drive-thru)

CG, CG-CAC

Restaurants (limited mixed-use)

MMN

HMN

Restaurants (fast food without drive-thru)

D-H.Core, CL(RA)

D-CA, D-IR, D-CN, D-EC, CC, CCN, CCR, CG, CS, NC, CL

CG-CAC, E, I

Restaurant (standard)

D-H.Core, CL(RA)

D-CA, D-IR, D-CN, D-EC, CC, CCN, CCR, CG, CS, NC, CL

CG-CAC, HC, E, I

Land Use Zoning Matrix Table

Please note that "Restaurant (fast food without drive thru)", "Restaurant (standard)", and "Bars, taverns" proposed as a secondary use are subject to different zone district requirements. Check with a planner at  planning@fcgov.com .

#3 Development Review Process

Do I need permits to locate my business in the City?

Now that you know where your business is allowed, the next step is to know what development review process is required for your business to operate at the property.

Below is a list of the different types of applications that could be required. Please review the following:

Minor Amendment (MA): A Minor Amendment is required to be reviewed administratively with a final decision made by the Community Development & Neighborhood Services (CDNS) Director or their designee. Minor Amendments require a MA application and its supporting documents.

Basic Development Review (BDR): A Basic Development Review is required to be reviewed administratively with a final decision made by the CDNS Director. Basic Development Reviews require a BDR application and its supporting documents.

Type 1 Review (Admin): A Type 1 review is a development project required to be reviewed administratively and presented to a Public Hearing Officer at a Public Hearing for a final decision. Type 1 reviews require a Major Amendment (MJA) or Project Development Plan (PDP) and a Final Development Plan (FDP).

Type 2 Review (P&Z): A Type 2 review is a development project required to be reviewed administratively and presented to the Planning and Zoning Commission at a Public Hearing for a final decision. Type 2 reviews require a Major Amendment (MJA) or Project Development Plan (PDP) and a Final Development Plan (FDP). For all Type 2 reviews, a neighborhood meeting is required to be held at least 10 days prior to filing a Submittal Application for Development Review.

Decision Maker

Is a Conceptual Design Review required?

Is a Neighborhood Meeting required?

Minor Amendment

The CDNS Director or their designee

No

No

Basic Development Review

The CDNS Director or their designee

No *Highly recommended

No

Type 1 (MJA, PDP, FDP)

Public Hearing Officer

Yes

No

Type 2 (MJA, PDP, FDP)

Planning & Zoning Commission

Yes

Yes

Development Review Table

Please find the applicable scenario below to learn more about what your development review process will look like.

Scenario #1: If the property was already developed as the same restaurant use as your business:

  • Installation of new signs to advertise your business will require a Sign Permit.
  • The following changes may not require a permit: Painting for maintenance (no change in color), restriping of existing parking spaces with no changes to a parking lot layout, and landscape maintenance (no change in landscape plants or materials).
  • Anything outside the changes listed above is likely to require a permit/ review with the City.
  • If the space previously held a Certificate of Occupancy for the same use and occupancy as to what is proposed to move in, a permit for a change of occupancy or use would not be required.

Please check for additional permitting and licensing through the Fire and Health Department.

Scenario #2: The property is already developed and/or the restaurant type would be changing with the new business (i.e., standard restaurant changing to drive-thru restaurant); the property may be eligible for a Major or Minor Amendment process to establish a new use at the property.

There are several criteria that determine if a project requires a Major or Minor Amendment process to establish a new use at the property. The project may be a Minor Amendment if it meets the following:

  • Results in an increase or decrease in the amount of square footage of a nonresidential land use or structure that does not changes the character of the project;
  • Does not result in a change in the character of the development;
  • Does not result in new buildings, building additions or site improvements, such as parking lots and landscaping, that are proposed to be located outside the boundaries of the approved Project Development Plan or approved site specific development plan;

A Major or Minor Amendment review would be required for any of the following changes to a property including, but not limited to:

  • Exterior Site Changes:
    • Parking Lot Changes including changes to parking lot or parking space layout and count
    • Building Exterior Changes (not painting for maintenance)
    • Material Changes onsite (building materials, fencing materials, etc.)
    • New Paint Colors
    • Changes to landscape plants or ground cover materials

If you believe that this scenario may apply to your business, please contact planning staff directly at  planning@fcgov.com  to confirm.

Please check for additional permitting and licensing through the Fire and Health Department.

Scenario #3: If the property is not already developed, or the business will require the demolition of the existing building/ site, then it will likely require a Project Development Plan (PDP) or Final Development Plan (FDP)*. A PDP is subject to the type of review listed in the Zoning Matrix as required for the specific use and assigned zone district.

Please check for additional permitting and licensing through the Fire and Health Department.

Does your project not fit in the above scenarios?

  • Not sure what land use has been approved for the property? Contact Zoning at  Zoning@FCgov.com  for more information about the land use and zoning at a site. 
  • If you need to request a formal letter of verification from the City regarding zoning and land use please submit a request for a Zoning Verification Letter by sending an email with the requested information to  Zoning@FCgov.com .
  • Finding Property Records: Unsure of what land use has been permitted and established at the property? The City provides a resource for you to search for plans and permit called WebLink.  

Most permit documents can be found in the following categories provided on Weblink:

  • Building and Zoning - Certificate of Occupancy, Building Permits, Etc.
  • Engineering - Final Plan Documents such as subdivision plats, project development plans, final development plans, minor amendments, and major amendments.

Building Services & Tenant Finishes

Any time there is a change of use or occupancy for a building, or a space in a building, you will need to obtain a certificate of occupancy from Building Services. 

➣ What is a certificate of occupancy?

A certificate of occupancy documents the final approval for a new building or a building that has undergone a change of use or occupancy and is required prior to occupancy. This certifies that the structure has successfully undergone and completed all requirements in accordance with locally adopted codes, to protect the life/safety of the occupants.   

  • If you will need a sign for your business, then you will need to apply for a sign permit with Zoning. More information on sign permit requirements and how to apply for a sign permit can be found online.  Access Sign Permit Information Here. 
  • Please be aware that if work will be done to the building it may require a licensed contractor. To check if a contractor has already been licensed in the City of Fort Collins please visit the  Citizen Access Portal  or email  Contractor_Licensing@fcgov.com . It is important to always verify that a contractor is licensed as it could affect the building permit process.  

➣ Types of work that require a Building Permit:

  • Demolition 
  • Electrical 
  • Gas/wood burning appliances 
  • Plumbing 
  • Roofing 
  • Framing 
  • Water heater 
  • Mechanical HVAC (furnace/AC) 
  • Exterior permits 
  • Sign permits  
  • Commercial alterations - commercial remodel, tenant finish, commercial landlord preliminary finish work, change of function, occupancy, or use of space.

#4 Applicable Fees

Plan for anticipated fees related to the Development Review process requirements. 

➣ Fee Schedule

Development review fees apply to most development review applications and are due at the time of the formal submittal.

It Is Important to Know:

  • The City of Fort Collins fee schedule is subject to change and additional fees may be required by other departments.
  • Both Major Amendment and Final Development Plan or Preliminary Development Plan and Final Development Plan fees will be collected with Type 1 and Type 2 projects.

Select the City's Development Review and the Poudre Fire Authority's Development Review Fee Schedule below for more information.

➣ Are you eligible for limited scope reduction fees?

The City of Fort Collins utilizes the criterion listed below to determine to what level a development or site improvement will impact a property and the surrounding area. These criteria can impact development review and fee requirements. A project that meets one or more of the criteria below may be eligible for reduced fees when a development review application is submitted. 

It Is Important to Know:

  • Even if the general criteria are met, the Director reserves the right to reject reduced fee requests if the costs of project review are anticipated to exceed the Limited-Scope Fee.  

The following types of Minor Amendments (MA) are eligible for the Limited-Scope Fee:

  • Stationary Vendors
  • Lighting Retrofits
  • Temporary Sales Trailers
  • Change of use that do not result in any exterior/ site changes (or "no required site work")
  • Landscape conversions, except those located along an arterial and converting a large portion of development's original approved landscaping
  • Other Minor Amendments with a similarly limited scope of work

The following types of Project Development Plan (PDP), Final Development Plan (FDP), Basic Development Review (BDR) and Major Amendments (MJA) are eligible for a Limited-Scope Fee: 

  • Structural additions, alterations, or adaptive reuse of existing commercial buildings that will not substantially alter building height or square footage, site infrastructure, drainage patterns, and/or existing or approved site features.
  • Change of use if the proposed conversion will not substantially alter building height or square footage, site infrastructure, drainage patterns, and/or existing or approved site features.
  • New commercial development where public infrastructure already exists (i.e., pad site within a larger approved development plan). Public infrastructure includes sidewalks, roadways, and utility services.

Fee Categories

Fee

Notes

Development Plan (Limited Scope)

$6,925

Includes PDP, FDP, BDR, and MJA project types

Minor Amendment (Limited Scope)

$500

Limited Scope Fee Table

#5 Grants & Assistance

Identify if you are eligible for City grant programs and other assistance.

➣ Community Development & Neighborhood Services Technical Assistance Grant

The Community Development & Neighborhood Services (CDNS) Department is awarding mini grants to small businesses and non-profits with 50 or fewer employees going through the Building or Development Review process to provide them with technical assistance through 2024, as long as funds are available. This funding is from the federal American Rescue Plan Act (ARPA) and is intended to help support our local business community recover from the effects of COVID-19.

Please use the questions below to identify if your business may be eligible for a grant award of up to $7,500, depending on the development review process required: 

Does your business have less than 50 employees (incl. seasonal/ temporary employees)?

According to this survey - will your business require you to go through the Development Review and/or Building Review (incl. Sign Permits) process?

Have you received Technical Assistance Grant funding in the last 12 months?

Yes - Eligible

Yes - Eligible

Yes - Eligible

No - Not Eligible

No - Not Eligible

No - Not Eligible - please contact a planner directly for more information about eligibility

Technical Assistance Grant Eligibility

Eligible Expenses with the Grant Award can be spent on the following professional services used to develop plans for a project*:

  • Project Management
  • Site Planning
  • Landscape Design
  • Surveying
  • Lighting Design
  • Architecture
  • Sprinkler Design
  • Fire, Environmental, and Hazard Consultations
  • Building Permit related items (i.e., Signage Plans, Contractor Plans, etc.) 
  • Have a service that isn’t in this list? Please contact Planning Staff at  planning@fcgov.com  to discuss if your service is eligible.

*Please note that the grant cannot go towards City fees or building and infrastructure improvements.

Eligible for up to $7,500

Eligible for up to $3,000

Major Amendment (MJA)

Building Permit

Preliminary Development Plan (PDP)

Minor Amendment (MA)

Final Development Plan (FDP)

Annexation/Zoning

Addition of Permitted Use (APU)

Minor Subdivision

Basic Development Review (BDR)

Eligible Grant Value for Development Review Applications

Grant amounts are awarded based on the type of application required for the project. Above is a visual for what each type of project is eligible for. You may also request funds while in the conceptual phase of your project – before a development review application is submitted to the city. 

How does a small business apply?

You can find the application with additional program information at  https://www.fcgov.com/developmentreview/technical-assistance-program .

➣ Historic Preservation Design Assistance Program

If your property is designated as historic, you may qualify for funding to support your project design and/or construction.

For more information on funding for historic buildings, check out the Rehab Right Program below.

#6 Historic Preservation

Learn if your business would be located at a site that is identified as historic in the city.

The City of Fort Collins places certain responsibilities on owners of properties that are designated as, or qualify as, City Landmarks. In general, this means that exterior modifications need to meet the City’s preservation standards. If your property is over fifty years of age, you may need an historic survey completed to determine if it qualifies as historic before submitting for building and development permits. This includes items like exterior window & door modifications, building a patio, rear additions, and other exterior modifications. 

Not sure if your property already has an up-to-date historic survey on file? Check out our map here or contact preservation@fcgov.com.

Historic Preservation Map

Not sure how to look up how old your property is? Check out the County Assessor website. Enter your address in the search tool; once you access your property, select the “Building Info” tab and check the year under “Year Built From”. 

#7 Site Improvements

What types of site improvements should your business prepare to evaluate at the new site?

Design standards are a set of established guidelines, specifications, and criteria used to ensure consistency, quality, and safety in the design and construction of a business at a property in the City. There are several site improvements that will typically apply to a change of use at a property.

➣ List of Common Site Improvement Requirements in the Development Review Process:

Vehicle Parking: Parking standards are essential for promoting efficient land use, reducing traffic congestion, enhancing safety and accessibility, and contributing to the overall quality of urban and suburban environments. 

  • In the Development Review process you may be required to submit a site plan that shows the existing parking lot layout, including the location and dimension of handicapped parking spaces.

Bicycle Parking: Bike parking is an essential component of sustainable urban planning and transportation infrastructure. It supports environmentally friendly and healthy transportation options, reduces traffic congestion, and brings numerous social, economic, and health benefits to communities. 

  • Many existing sites don't meet our bicycle parking requirements today, so this is something that is requested with a Minor Amendment or other Development Review process. Bike parking can be provided with a rack outside for a minimum of 4 spaces on a rack and shown on a site plan to meet this requirement. 

Landscape Requirements: Landscaping for commercial properties goes beyond aesthetics; it plays a vital role in shaping the perception of a business, impacting property value, enhancing employee well-being, and contributing to environmental sustainability.

  • Landscaping improvements are another amenity that is evaluated with a Development Review application. We always look for ways to improve the landscaping to get as close to the standards as possible –  
    • Do you see any opportunity for an update to the landscape plant material or addition of plants on site?  
    • Is there an opportunity to reduce water usage? The City prioritizes reducing water usage and costs through landscape designs such as xeriscaping.
    • Do all areas of the site have an approved ground cover (i.e., rock mulch, mulch, plant materials, turf, etc.). 
    • Do you have adjacent parkways frontage (i.e., portion of lot that is adjacent to a street)?
    • A plan showing the new plant material or ground cover, including a plant list and plant sizes, would be provided with a Development Review application.  

Trash and Recycling Enclosures: All trash receptacles are required to be screened in trash enclosures. Trash enclosures have several requirements including providing recycling on site, and enclosures being placed on a concrete pad. You can check out these standards in  Division 5.11 of the Land Use Code .

Lighting Requirements: Any new lighting that is installed (including lights on buildings) need to provide specifications on the lighting fixture to confirm that it meets our lighting standards, and specifically the Backlight-Uplight-Glare Ratings. You can check out these standards in  Division 5.12 of the Land Use Code .

#8 Ready to Start?

Schedule a Conceptual Review meeting or submit an application best correlated with your project.

➣ Conceptual Review

To confirm your Development Review process, fees, site requirements with different departments that review your plans including Planning, Engineering, Poudre Fire Authority, Utilities, Stormwater Engineering, etc. we encourage you to apply for a Conceptual Review Application. This is only a required step for all Major Amendments and Project Development Plan projects, however, we strongly recommend scheduling one with staff to provide you with a thorough review of locating your business.

You will receive the following with a Conceptual Review: 

  1. Application Checklists specific to your project 
  2. A Letter addressed to your business proposal, documenting requirements for your proposed project 
  3. A detailed outline of what to expect in the Development Review process. 
  4. A 45-minute online meeting with City Staff, including time to answer questions you might have about the development review process. 

➣ Submit an Application

When you are ready to apply for your Development Review application or building permit, you can find your application, checklist and submittal requirements on the sites below. 

Development Review Submittals

Building Permit Submittals