HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 12/17/2002 - FIRST READING OF ORDINANCE NO. 189, 2002, AMENDING AGENDA ITEM SUMMARY ITEM NUMBER: 33
DATE: December 17, 2002
ip FORT COLLINS CITY COUNCIL FROM: Clark Mapes
SUBJECT :
First Reading of Ordinance No. 189, 2002, Amending Section 4.15(13)(3)(c) of the City of Fort
Collins Land Use Code by adding Supermarkets as a Permitted Use in the Community
Commercial - North College Zone District.
RECOMMENDATION:
Staff recommends denial of this Ordinance. On November 4, 2002, the Planning and Zoning
Board voted 2-2 (Meyer, Carpenter and Bernth absent) on a motion to recommend denial of the
Ordinance.
EXECUTIVE SUMMARY:
This is a request to add Supermarkets (over 25,000 square feet) as a permitted use within the C-
C-N, Community Commercial - North College zone district. Attachment l is a map showing C-
C-N-zoned areas.
The C-C-N zone does not permit large retail buildings or supermarkets over 25,000 square feet
in floor area. (Retail stores and grocery stores under 25,000 sq. ft. are permitted.) This zone,
along with Standards and Guidelines, was specifically written for the property in question in a
public planning process. It is intended for mixed uses of moderate scale and intensity in a
pedestrian-oriented arrangement. It suggests that new buildings should be brought together
along Willox and new internal streets; and also that buildings next to natural features on the
property should have outdoor spaces for people that open onto those features and provide
attractive views. A large retail building footprint and parking lot is inconsistent with these ideas.
In addition to being inconsistent with the area-specific plan, this request is also inconsistent with
the general land use provisions in City Plan.
The reason for the request is the applicant's interest in development of a supermarket shopping
center at the northeast comer of the intersection of North College Avenue and Willox Lane.
BACKGROUND:
Two new zone districts, with Standards and Guidelines, were adopted along with the North
College Avenue Corridor Plan in 1995, following a public planning process. One of the zones,
originally named `B-C, Business Center', was renamed `C-C-N, Community Commercial-North
College', and adapted to fit the Land Use Code format in 1997. The renaming did not change
the content or intent of the zone.
The C-C-N zone is for uses of moderate scale and intensity, and it prohibits retail sales in
buildings larger than 25,000 square feet in floor area - either as "big box retail" or as
supermarkets.
DATE: ecem er ITEM NUMBER: 3
The focus of discussion is on the northeast corner of the intersection of North College Avenue
and Willox Lane; however, note that one other area is also zoned C-C-N, south of Conifer Street
and west of Redwood Street, behind the properties facing North College Avenue.
Zone District Purpose Statement. Section 4.15(A) of the Land Use Code states: " The
Community Commercial - North College District is for fringes of retail/commercial core areas
and corridors. This District is intended for moderate intensity uses that are supportive of the
commercial core or corridor, and that help to create a transition and a link between the
commercial areas and surrounding residential areas. This designation is only for areas identified
for its application in the North College Corridor Plan."
The `commercial core or corridor' in this case is the main North College Avenue strip of
commercial uses including the existing Albertson's shopping center.
The Plan and the Standards and Guidelines promote the development of mixed uses along a
street and sidewalk network in this zone, with characteristics similar to parts of downtown such
as the Lincoln Center area. The C-C-N areas also offer special opportunities to blend
development and activity with wetlands and stands of large trees that exist in the subject areas.
Fort Collins Comprehensive Plan (City Plan). In 1997, 2 years after the North College
Avenue Corridor Plan was adopted, City Plan was adopted. Locating supermarkets strategically
is a major aspect of City Plan. Supermarkets are a particularly crucial land use, with
supermarket-based Neighborhood Commercial Districts shown as focal points on the City Plan's
land use plan known as the City Structure Plan.
This special attention on supermarket-based districts clarifies and strengthens a long-standing
history of encouraging dispersal of supermarkets, and avoiding tendencies for them to proliferate
along College Avenue.
Besides being inconsistent with the area-specific plan for North College, the request to add
supermarkets to the C-C-N zone is also inconsistent with the Structure Plan and its supporting
policies.
APPLICANTS' REQUEST AND STAFF RESPONSE
The applicant's interest in this request is to develop a supermarket across the street, to the north,
from the existing Albertson's at the intersection of North College and Willox Lane. The formal
request is included as Attachment 2.
Supermarkets vs Grocery Stores. A primary basis of the applicant's argument is that trends in
market forces tend not to support grocery stores under 25,000 square feet, and that such a
smaller grocery store, which is permitted, is not likely to be developed. In short, market forces
favor large chain supermarkets over small grocery stores.
Staff finds this to be a false dilemma. There is no problem if a smaller grocery store is not
included in development. Many other uses are listed in the zone, and whether or not grocery
sales are part of any development is not an issue.
ec m er
DATE: ITEM NUMBER: 33
Underserved Market. Another contention of the request is that there is an underserved market
in north Fort Collins.
Staff has no definitive information on the market, except to note that the market area would be
the saute one served by the Albertson's. In conversation with Albertson's, staff understands that
the store does about an average volume of weekly sales. This means little in the public police
decision, except to undermine any speculation that there is a large northern market that needs
two stores side by side. If an underserved market in north Fort Collins is to be discussed,
discussion should acknowledge the underserved market for other uses which do not already exist
in the area. This would seem to undermine the contention that an underserved market,justifies
another supermarket..
Quality Redevelopment. The applicant contends that a new supermarket shopping center
would spur quality redevelopment in the North College corridor generally.
In general, staff'acknowledges the maxim that "activity breeds activity". However, this
contention raises a number of questions about what quality means, given that the scale and
character of a supermarket center itself does not fit the vision of the zone district. This
contention also raises questions about whether another supermarket center would spur quality
redevelopment; or spur decline of'the existing shopping center across the street.
Economic Power of a Supermarket Chain. Finally, at the P&Z hearing, the applicants spoke
of the high costs of I) buying out adjacent owners to assemble property, and 2) upgrading
infrastructure. Both of these costs come together in the need for additional street right-of-way
(R.O.W.) for turn lanes and a median on Willox and an acceleration lane on North College,
which would be required of development on the property. R.O.W. for these widenings would
need to come from property the applicants don't currently own. They contended that a
commercial development of this scale and intensity is needed to pay the costs of developing the
subject property.
The applicants pointed out that a few years ago, they made an earnest attempt at a development
plan fitting the vision of the zone district, but it was not financially feasible.
Staff finds no public policy basis to support an intensive land use which does not fit the larger
vision, because of its "deep pockets". This is a sensitive consideration with significant
implications. If Council finds that the site appears undevelopable under the current zoning, then
Staff contends that the issue should be addressed in a different, more complete process to update
the zone and its standards.
PLANNING AND ZONING BOARD DISCUSSION AND STAFF RESPONSE
The Board's discussion was related to a motion to recommend denial of the applicant's request.
Two members spoke in support of the motion, and two members spoke against the motion, i.e. in
favor of the request. Attachment 3 is a memo summarizing the Board's discussion.
em er
DATE: ITEM NUMBER: 33
Points in Favor of the Motion (Opposing the Request)
Uphold the Plan. A Board member noted that this district was put together for a purpose, and
the point is that this is one place specifically envisioned to get something other than a typical
shopping center development.
Wrong Way to Change the Plan. A Board member noted that time and effort was put into the
North College Plan, and if it needs to be changed,just adding this use in this process is not the
right way to change it. If development financing issues render the original vision unworkable,
then maybe a sub-committee of people who worked on the plan and other stakeholders should
reconvene and update the plan.
Dispersal of Supermarkets. A Board member stated a concern about two adjacent
supermarkets when City Plan reflects ideas to disperse them.
Points in Opposition to the Motion (in Favor of the Request)
Design Can Accomplish Standards and Guidelines Despite Large Footprint. A Board
member stated that he was on the fence, but he could envision a design solution that would
achieve the things this district is trying to achieve, by breaking up the mass of a big building and
parking lot. However, he also acknowledged the caveat that it would be very difficult to actually
achieve if not spelled out in advance with standards. Another member also thought that local
design standards are strong enough to make the use work; and stated that staff should be open
and creative to allow these applicants to work within the constraints they are faced with.
Staff contends that IF the zone is to be opened up to large footprint retail, it should be
considered in a more complete process than this request for supermarkets.
Standards and Guidelines Are Compromised by the Albertson's Center. Member
Torgerson noted that the existing Albertson's presents an unattractive pedestrian relationship to
Willox and is an example of what we would not want to see on the subject property, but it
undermines the idea of a pedestrian streetfront suggested in the Standards and Guidelines.
Staff suggests that the pedestrian orientation of the Willox streetfront will be a matter of degree,
and would be addressed in development review.
More Consumer Shopping Choice. Member Gavaldon discussed this idea, concluding that this
is a reason to support the request.
Similar to the development financing argument in favor a "deep pocket" use, staff finds no
policy basis for this as a reason to support the request. However, after considering this idea on
its merits, staff questions whether adding a supermarket across the street from the existing one
would help consumer choice as much as complementary development of uses that do not already
exist in north Fort Collins. IF Council finds that the zone should be opened up to a large
footprint use, then is another supermarket a good way to serve consumers, or a lost opportunity
for other uses? Does it make sense to open the zone to supermarkets but not other large retail
uses or theaters?
ecem er
DATE: ITEM NUMBER:
STAFF CONCLUSION
Staff opposes the request on the grounds that the large footprint use is inconsistent with the
intent and purpose of the zone district, which was specifically tailored to address unique
opportunities for the North College Corridor. In addition, staff finds that all of the points in
favor of the request are too clouded by counterpoints to support the request based on any of
them. If Council finds that the zone should be changed, then staff recommends that Council
instruct staff to take a more complete look at the issues in a more complete process.
ATTACHMENTS
1. Map of subject zone district (originally named B-C as noted above, later renamed C-C-
N).
2. Request for Land Use Code text amendment from applicant (18 pages).
3. Memo summarizing Planning and Zoning Board discussion.
4. Pages 1, 6-7, and 13-14 of Standards and Guidelines for the North College Avenue
Corridor, B-C Business Center District. These 5 selected pages from the Standards and
Guidelines give a sense of the aim of the zone district. Pages 6-7 speak directly to the
Willox/College site.
ORDINANCE NO. 189, 2002
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING SECTION 4.15(B)(3)(c) OF THE CITY OF
FORT COLLINS LAND USE CODE BY ADDING
SUPERMARKETS AS A PERMITTED USE IN
THE COMMUNITY COMMERCIAL-NORTH COLLEGE ZONE DISTRICT
WHEREAS, Division 2.9 of the Land Use Code provides, among other things, that any
resident of the City or any owner of property within the City may apply to the City Council for an
amendment to the text of the Land Use Code; and
WHEREAS,pursuant to Section2.9.3(B),Smith Investments,LLC, as both a resident of the
City and an owner of real property within the City, has applied for an amendment to Section
4.15(B)(3)(c)for the purpose of adding to the list of permitted use subject to review by the Planning
and Zoning Board under the commercial-retail category, the use of"supermarkets"; and
WHEREAS, the staff of the City and the Planning and Zoning Board have reviewed the
proposed amendment and have made recommendations to the Council regarding the amendment;
and
WHEREAS,the Council has determined that the Land Use Code amendment which has been
proposed is in the best interest of the City and its citizens.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT
COLLINS that Section 4.15(B)(3)(c) of the Land Use Code is hereby amended by the addition of
a new subparagraph 4 to read as follows:
Introduced and considered favorably on first reading and ordered published this 17th day of
December, A.D. 2002, and to be presented for final passage on the 7th day of January, A.D. 2003.
- Mayor
ATTEST:
City Clerk
Passed and adopted on final reading this 7th day of January, A.D. 2003.
Mayor
ATTEST:
City Clerk
•
Memo
From: Planning and Zoning Board
Thru: Cameron Gloss,Director of Current Planning
Date: 12/10/02
Re: Recommendation from Planning and Zoning Board on the Smith Investments Text Amendment
Request to the CCN Zone District.
On November 4,2002,the Planning and Zoning Board voted 2—2(Members Carpenter,Meyer and
Bernth were absent) for denial of the request to add Supermarkets as a permitted use within the
CCN,Community Commercial North College Zone District.The following are the Boards vote and
comments.
Member Craig moved to recommend to City Council staff s recommendation of denial. She felt that
this district was put together for a reason, and did not want it to look like just another commercial
[shopping center] development,but one with some [unique] character. She did not think that City
staff is usually completely against helping a development if they feel that it is going along with what
that district was intended for. She recommended the supermarket use not be added into this zone
district. Member Craig voted in favor of denial.
Member Torgerson commented that he was on the fence on this one, but would not be supporting
the motion. Being an architect, he could envision a solution that could be compatible and achieve
the things that this district was trying to achieve. He felt that Albertson's across the street would be
an example of what we would not want to see there. He also looked at the fact that it is facing across
the street of an unattractive center. In planning, we look at the concept of"like faces like" and to
develop a streetfront on Willox, facing an unattractive center, does not make a lot of sense when
looking at the basic planning principles there. For those reasons, he would not be supporting the
motion. Member Torgerson voted no to the recommendation for denial.
Member Colton commented that there was a lot of time put into the North College Plan. He thought
that maybe the process of just coming in and changing the use here is maybe not the right way to do
this. He felt like there should be a sub-committee pulled together of people who worked on the
North College Corridor Plan and revisit this and talk about the difficulties that are being faced,and
if the original vision can happen. Everyone who worked on the Plan was very proud of it. His
concern was that if the use is just changed right now into something that could be a lot different from
what was envisioned was not right. He was uncomfortable changing the use without getting more
input into it and to also make sure that the stakeholders feel comfortable as well. His concern was
also two grocery stores across from each other and the City Plan idea was to get them spread out a
bit. Member Colton voted to recommend denial.
Chairperson Gavaldon commented that he would not be supporting the motion. He thought that this
is something that we need to do in working with the applicant. He thought that they had a good
reason for the request. He thought that it was a little too close to Albertson's, but that was not one
of the Boards "privy" items to look into. The Board does not look at things like economic
competition. If the dispersion map of grocery stores is looked at,Albertson's is the only store on the
north side. If you do not count Safeway at College and Mulberry,this is the site. He would welcome
another store. He thought with design standards and our process being strong enough to avoid
another Albertson's look alike,it could work. If the applicant only has 11 developable acres,it will
take a lot to make it work. We talk about moving development around the city,why we are saying
no to this change bothers him. He felt that staff should be working with the applicant with the
constraints on the property. The felt that in redevelopment staff should be open, creative and
sensitive to allow people to work within constraints. Twenty-five acres down to eleven is a huge
sacrifice they are making already to make this work. He was concerned that we have not put more
thought into and received more information on this. He was nervous that the denial came this way.
Chairperson Gavaldon voted no to the recommendation for denial.
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NORTH COLLEGE AVENUE CORRIDOR PLAN
i
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SMITH INVESTMENTS L.L.C.
P.O. Box 1028
Fort Collins, CO 80522-1028
September 10, 2002
Cameron Gloss VIA HAND DELIVERY
Director of Current Planning
City of Fort Collins
281 N. College Avenue
Fort Collins, CO 80521
Re: Request for Land Use Code Text Amendment
Dear Cameron:
The undersigned is the applicant on the Smith Rezoning application filed July 12, 2002.
As residents of Fort Collins and owners of real property located in the Fort Collins municipal
boundaries, the applicant, together with Jim Smith and First National Bank (the "Applicants"),
request that the pending rezoning application be converted to a request for a Land Use Code
Text Amendment pursuant to Land Use Code Section 2.93(B).
In support of the request, the Applicants submit ten (10) copies of proposed text
amendments to Land Use Code Division 4.15 Community Commercial — North College
District (C-C-N), with the proposed language underlined, and ten (10) copies the justification
for the proposed amendment.
Please refer this request to the Planning and Zoning Board for their consideration on
October 17, 2002 prior to its referral to the City Council.
The Applicants request that the $200 fee for this request be paid from the fees submitted
with the Smith Rezoning application and that the balance, including the sign fee and mailing
costs be refunded to Smith Investments, L.L.C.
Attachment 2
Cameron Gloss t/�L
September 30. 3002
Page
/Ifwu1� am uestions or need additional
1 l ase Calh, e q information to process this
request.
Sincerely,
SMITH INVESTMENTS L.L.C.
By: -M
mes R. Smith
Enclosures: Request (9 copies)
Proposed Text (original + 9 copies)
Justification (original + 9 copies)
PC: Mark Driscoll, First National Bank
Jim Smith
Elizabeth Parker
Z
JUSTICICATION FOR LAND USE CODE
TEXT AMENDMENT
Currenth the C-C-N Zone allows grocery stores defined as:
"Grorerr Stonelu Shall mean a retail establisuent which primarily sells food. but
also may sell other convenience and household goods, and which occupies a
space of at least five thousand (5,000) square feet but not more than twenty-five
thousand (25,000) square feet."
The applicant's request is to add a "Supermarket" to the list of permitted uses in
the Community Commercial —North College District (C-C-N). This request affects only
two areas within the City, both located in the North College Corridor. A supermarket is
defined in the Land Use Code as follows:
"Supermarket shall mean a retail establishment primarily selling food, as well as
other convenience and household goods, which occupies a space of not less than
twenty-five thousand one (25,001) square feet."
The difference of coarse is only one of size. The problem is that, with the
exception of certain specialty markets, usually of long standing and in well-defined and
thriving urban areas, almost no one is building retail food outlets of 25,000 square feet or
less. This is true on a national, regional and local level. In other words, the permitted
&rocery store use, particularly in the North College area, is a use which is highly unlikely
to ever materialize.
Unlike quasi-judicial rezonings, which must meet a number of very specific
mandatory legal requirements, a text amendment is a legislative matter subject to the
legislative discretion of the City Council and, as noted in the LUC, "not controlled by any
one (1) factor," meaning the City Council may take into account a broad variety of
factors which may support the text amendment.
The applicant submits that the Council should consider the following factors as
justification for approval of the requested text amendment:
(1) Smaller grocery stores are closing, existing supermarkets are expanding and
new supermarkets have significantly greater square footage needs — all a result of
changing consumer desires and practices dictating a very different market in the last
twelve years. Throughout most of the 1990's, annual increases in median
supermarket/grocery store size ranged from 1.6 percent to 6.4 percent, but from 1998 to
1999 surged to a 10.7 percent increase. Median total size of existing supermarket/grocery
stores increased from 31,000 square feet in 1990 to 44,843 square feet in 1999. New
grocery store/supermarket size (vs. median size) rose from 51,550 square feet in 1999 to
56,225 square feet in 2000.'
See Supermarkets Beefing, up Store Size by Michael Tubridy,July 28,2000.
1
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(2) The trend towards larger supermarkets is evident in Fort Collins. See The
,Northern Colorado Business Report. "Chairs out to ba.Q new stores in FC". Volume 7.
No. 26. Sept. 6-19. 2002 (three new large supermarkets are proposed in Fort Collins, all
over 50.000 square feet). and The Fort Collins Coloradoan. Baskin Robbins to close-.
September 24, 2002 (closure to accommodate Safeway expansion to 56.000 square feet).
Please also note that within the last few years the primary local grocery proxider. Steel's
Market, Yiled for bankruptcy protection, while there have been a number of supermarkets
(but no grocery stores) built: Wal-Mart Supercenter at Nfulberry/Lemay. King Soopers
and Safeway on Harmony Road, and Albertson's on North College. In addition, there is
the possibility of new supermarkets locating within the Shenandoah PUD at
College/Highway 287, the Timan property on South College that was just rezoned to
accommodate a supermarket, and in the old Steel's Market building on West Drake Road.
In addition please tine enclosed summary of Front Range trends in grocery retail
prepared by King Soopers, Denver Real Estate Division.
Q) Allowing a supermarket use in the C-C-N Zone benefits the residents of
North Fort Collins and North Latimer County by providing supermarket alternatives.
more convenience in grocery shopping and more competitive prices as the supermarkets
clustered in a given area vie for market share.
(4) The northern market is underserved with grocery stores and without this text
amendment is likely to remain underserved for a considerable period of time.
Currently there are five supermarkets north of Prospect, while south of Prospect
there are seven existing supermarkets and six others either being actively planned or
under serious discussion. Z
Although at first blush it may appear that the population to the south is greater
and thus such an unbalance may be justified, in fact supermarkets in the north area serve
a very large population in North Fort Collins and North Latimer County with virtually no
other supermarket alternatives in the area. It is much different to the south where other
supermarkets in Windsor, Loveland and surrounding areas provide alternatives to
residents of Southern Latimer County.
North of Prospect:
Existing, Supermarkets- King Soopers at Taft/Elizabeth, Albertson's at College/Willox, Wal-Mart at
Mulberry/Lemay, Safeway at College/Mulbeny and Albertson's at Lemay/Riverside.
South of Prospect:
Existing Supermarkets-King Soopers at College/Harmony.Safeway at Drake/Taft Hill, Safeway at
Harmony Road,Albertson's at College/Horsetooth, Sam's at Harmony,and Toddy's at Lemap'Drake.
Proposed - Albertson's at Harmor y-S&trtff"shops; King Soopers near Drake/Timberline and Safeway
expansion at Drake/Taft Hill.
Under Discussion -Shenandoah-PUD at College/Hwy 287,The Timan property on South College, and the
old Steel's Market building on West Drake Road.
2
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While it is true that the Land Use Code would permit supermarkets to be located
in other areas of North Fort Collins, none of them are located in the North College
Corridor and to the best of the undersigned's knowledge, no supermarket proposals have
been submitted or are being contemplated in those areas because of lack of major
infrastructure and lack of needed access and visibility to service supermarket needs. A
major supermarket is interested in locating on North College Avenue in the C-C-N Zone
because of its proxinutN to Albertson's and because of the access and visibility of North
College.
(5) Land use planners of note have realized that some of the assumptions about
retail uses have not been borne out and that land use regulations to be effective must
reflect the real world and adapt to changing market conditions. For example, a very
recent New Urban Neu s article had this to say about Peter Calthorpe. the guru of New
Urbanism and a consultant to the City during development of the Land Use Code:
"Calthorpe. the Berkeley architect who made his name advocating
transit-oriented development, come at the issue from another direction —
watching retailing fail to thrive in new town centers that are not adjacent
to high-volume roads.
A broad spectrum of ideas about shopping that some new urbanists
have been promoting in the past 10 to 15 years is seen by Calthorpe as
wishful thinking:
• Mom-and-pop shops? "That didn't really happen," he says.
• Stores placed within a quarter-mile of residents homes? "Retailers
didn't cooperate," he points out.
• Subsidizing local retailing as an amenity for the neighborhood? "That
doesn't have legs," he says.
"Retail wants to live out on the major roads, where it's more
convenient and accessible," Calthorpe maintains. "Retailers want to be at
intersections where 30,000 vehicles a day pass by."
Consequently, he now proposes that newly developing areas be laid out
with a grid of arterial roads carrying enough customer traffic to support a
series of "village centers." The village center, in his terminology, is a
retail cluster that contains 100,000 square feet of retail, including a
50,000-square-foot supermarket. To be economically viable, a village
center needs a customer territory of two to four square miles (a minimum
of 10,000 people), he calculates." 3 (Emphasis added.)
(6) Locating a new shopping center with a supermarket in the C-C-N Zone on
North College would provide a tremendous economic boost to this area, helping to sir
quality redevelopment — a consistent long-time goal of the City's various master plans —
and potentially help fund major infrastructure needs in North Fort Collins by serving as a
catalyst for the creation of an urban renewal authority for the North College Corridor and
Ste Volume 7—Number 5 of the July/August 2002 New Urban Ncws.
3
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thus providing a tax increment pool of money available to spend on much needed
infrastructure and river improvements.
It is no coincidence that retail uses have not been proposed and built on the two
C-C-N zoned areas adjacent to North College. Assemblage of property is an absolute
necessity in this area, but it is also a difficult and expensive proposition. Because of the
lack of infrastructure, any significant retail user would also need to have sufficiently deep
pockets to fund the improvements necessary to meet the City's level of service standards,
as well as the very stringent architectural and landscaping requirements. A major user,
such as a supermarket, has the possibility of being able to do those things. A small retail
user— especially a "grocery store" use of 25,000 square feet or less which is rarely even
being seen in the new store market— is not likely going to be financially feasible in these
two areas.
If it is to realize its potential, North College desperately needs a catalyst which a
major new supermarket could provide in a variety of ways in partnership with the City. It
is my hope that the City Council will have the vision and leadership to seriously rethink
the C-C-N Zone supermarket/grocery store issue and to seize the opportunity to explore
options which will greatly benefit the North College Corridor and the City as a whole.
The time is right.
4
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PROPOSED LAND USE CODE TEXT ADN EYDNEENT
DIVISION 4.15 COMMUNITY COMMYRCLAL—NORTH COLLEGE DISTRICT IC-C-NI
(B) Permitted Uses.
(3) The following uses are permitted in the C-C-N District, subject to
review by the Planning and Zoning Board:
(c) Commercial/Retail Uses:
I. Convenience retail stores with fuel sales. provided
that they are at least three thousand nine hundred
sixty (3960) feet (3J4 mile) from the nearest
convenience shopping center and/or convenience
retail store.
Z. Unlimited indoor recreational uses and facilities.
3. Day shelters, provided they do not exceed ten
thousand (10,000) square feet and are located within
one thousand three hundred twenty (1.320) feet(one-
quarter [1/4] mile) of a Transfort route.
4. Supermarkets.
i+ Nk PC LAL'SMITII.INVESTMENTSTROPOSED LAND USE CODE rEx'r,%D%IENDVIIiNTdnc
7
28 Jury 2C00 Vciume I uumcer-7C
Supermarkets Beefing Uo Store Size
By Michael Tubrdy
Cver he last decade. 'arger Sucerrarxets -ave -ecrawn :he arescace of'J.S. stro
centers. As archers of ne!grocrrccd arc .xmmurrr: centers, supermarkets nave
impacted'he size of these centers cecause -,r:heir own need `cr mere scace. 'Aith more
than 40.000 out of-",uCO shopping centers throughcut:he U.S.. neignbemccd and
community centers in turn are a major part of retail develcprtent.
With this in mind. !CSC examined the tepid or cnarging sizes !n supermarkets. We
asked several quesdcns: Has this trend acre.rerated or decelerated mare recently? What
factors might be behind his direction? Are ary particular store departments
contributing?
Data from the Food Marketing Institute (FIA) anrual publicaticn. Food:Marketing
Industry Sceaks. disclose a -=_veaiing pa�em acout 'rcustr,' store size
thtt :1lww v.fmi.er /facts TI s,,ke -actsis,,crasiz-3.,itm Median total size of existing
establishments increased from J1.LJUU ;n 1990 0-14,d,13 in 1999. the organization s
surveys showed.
Annual increases throughout most of the 1:990s ranged .`rem 1.6% to o.<t%. Then. from
1998 to 1999, median store size advanced by 10.79/0. (Please see Chart 1 below.)
Chart 1
MEDIAN TOTAL SIZE OF A SUPERMARKET,
1990-1999 (in thousands of sq. ft.)
150 :9
37.2 38.6�39 �5-44
40 - :
30 y>_
•'�'' 9 4 Y
20
10 . A z
0 ' -1
90 91 92 93 94 95 96 97 98 99
SOURCE.PGGD MARKE'rNG 1NOU5'R'/SPEAKS. 7591-LCGG .Poop'AFRKcTIVG.NST;TCTcj
i
`his trend might be explained by clher statistcs. =rst, there is a strong likelihood that
Much of the increase comes from new stores being built rather than old stores being
ixpanded. Frcm 1989 to 1999, 're numcer of stores operated by cnain supermarkets
raw oy o w tie , cse coerateo cv !r,(4ecerv:ert >uoermarkets oe:!med by '3.7°L
^^^rCing tG P'Ogf.SSrVe �fCCef Slagaz:ne :See :her annual recCrts if :he grocery
rdustr/ published in the Apr- 1988 and April 1999 issues.) Chain supermarkets are
rnere like) than ;independents to be iar .er. r'.s the older, smaller stores close new,
ar er ones appear to e filling the void. The "Ph seal Supports Census' ublished in
Chain Store Age's July 2000 issue (http:l/vrN'N.criainstoreage.comt, which examines
store size. xns7uc:icn and egwcment cosy `or:he retail incusay. .naicates that new
store size -ose rrom 51.550 so. 1. .n :ts '999 -eccrt :o a8.__5 sc. 4. :his vear.
Seccrd, the %7—cer If 'terns n a sucernancat also xrres rto ciay. n '999. ;h1s
number aversgee C.-83. uc rm c :re crcr sear. acccrarg :e - . . ary cr the
new .terns are vanancrs on :Lrert ines. .vitn. _Ii-,erent avcrs. scents. or -acxage sizes_
i he fac:crs .hat are driving supermaNets :o increase size, inc:ueirg diversification and
expansion of proauct fires. are also being rer ected in other segments of retail. Chain
Cre Age s . ysical Supports Census snows , at new-store size gams were also on the
rise among deparment stores, home centers and specialty apparel stores.
The question of supermarket departments :hat are contributing :o the space surge can
best be answered by analyzing food and non-loop departments.
Larger supermarkets enable chains :o !ure �;CStcmers 'sith �reatar'larieties cf-ccd as
they fend off competition from other retail :vpes—st:cercanters, warenouse c.uos.
drugstores. convenience stores, category killers such as pet stores. and :he much-
ballyhooed online groceries. Store-prepare meals, for instance. allow supermarkets to
step onto the home turf of restaurants. while such fare as soy-basee desserts, fresh
soups, and herbal drinks equip them to contend with such specialty store types as
greengrocers, butcher shops, and gourmet boutiques for high-quality, fresh food. (For an
analysis of the boom in organic foods in supermarkets, please see the Researcn
Express article "A Hot Consumer Trend: Crganic Food Goes Mainstream,'
htto:'/www.icsc.ora/rsrch/researchexoressi06302000.html). These additions may call for
. mere than just expanded shelf space; they may also necessitate more room for such
support operations as more checkout lanes. new kitchens. even :n-store restaurants and
sushi bars.
In other cases, expanded supermarket space results from non-food departments such
as ATMs and in-store banks, video rentals, and childcare seriices. In one of the more
unusual examples of;his tendency, many supermarkets—notably Jewel Food Stores, a
unit of Albertson's—are providing cn-site gas pumps.
However, supermarket size may be approaching an upper limit as a result of two factors.
First. supermarket chairs are still nct sure how large they can build stores before
shoppers fire of long walks down many aisles. Majcr chains such as Royal Aheid and
Grand Union are concentrating on the 60,000-80,OCO sq. It. range in the belief that sizes
larger than this may require time-pressured shoppers to spend more than an hour in the
store. Second, sales productivity Neighs heavily in the plans of chains, as they try to
balance the spacious. pleasant atmosphere created by wice aisles and attractively
^laced assorted ;cods against the need to maximize sales per square 'cot.
o ccnctusicn. growth in supermarket size accelerated `rcm 1998 to 1999 at a rate nct
:een before n :he 7ecaee. That ,rcease rav op :he result of an axcerimprtal chase.
:een nct ;niy n ;upermarkets '.t:: also r cth_r fpes :f retail estaciishmerts 'hat are
,eeking to stay alive in a far more competitive environment. Diversified and expanded
roduct lines in both ford and non-'cod departments have been essential pars of the
3xpeiimentation in supermarkets. It will bear watcn,ng Nhether the same magnitude of
innovation continues over the next year or two.
1
Y Icf T
THE NORTHERN COLORADO 's` `xt"�
I-iber(:J Fl nirl_lif �Pnt'1 Cps
a•Rl:- t+Ur'riUd;EL4O OR
rnrT 1-tal_L.rr/4: Q1 FU"c6-T lc
USIBNE S
S
REPOET 52
Volume 7,No. 26 Serving Northern Colorado.Cheyenne and Laramie Sept. El?. 2002 Q
Chains out to bao, new stores in FC
The "f xi R Analyst: Wil-Mart success stirs groceg culmnsion mppin� 'I"
vmrtr'rr has"pr cd''1
7kr Wj t ibe nr.0 Rgntn
Int!aut.quan•fivrt ,nrcr ..h.JukVl
FORT C1)LI,LVS— rinve upermat. hr qrn bt radc 2t014.
ket gland arc sizlnl up new Lroatinos in the store would be the vbifin's fourth in pink Center Al rile nonhcasl en"J.'r .f 1'he .Irvpring vent.:r i•I nr, incluJc
Fort 0,111ns. 6'cdinQ sM'vul nion of a Fort t:rtllins. Ilarnnntv:uul lbulwtlinc reads. {Jnon .qu:tre feet fi-r ou.vtllau.+nt.
flew Emcee'war in the city .\lle:rlsuns appears to le the first in If cite officials trrnwe rile Wrier. n•enl .rare nut tad ,ire. G.r i kwk.
,\Ihemmi s. I<int! 3nnpvrs anal line. Alliertvrtts wnujtl rnu ,c I 1.. Lf—I.... rvnq•..mtl iw,�re,,n rants
Safew
ay hint�•a phm rh <lattvtl nhiL tin Id i'he aho-leaser)�roevr has agreed let .maf ea ne m an re- t . •rchor dte -\1 v If id a hit of interest I In the
More., that would pn•hnhh' lie built in hmld it vlore :if the Ilarmnne Vchixil Ilarnt•mr ?clnv,i 5h•,ps. \lilkr
Isle 21110 or Caric '-xrl. in each case. shop" n rrnryucd noeitharhiaul .hop- \l'cm�nrtcu Il4ahr. file Umaer hosed See GROCERY.29A
anu�cnr
' ' "l �,ue>s what then
Brad apace). but +n• ,enh'1 he iravug :uyti are saving is.
rMac until I:rtee'snid Knl•Ikrn'..Ilrac-
hrt,•1,ksign and nht111cnwnt lint?tiller to win share bark.
\l'ebolartcm.
Llkels' tensr RETAIL _
include , liquor
they a'e Qut to
n,J ,
<n•ro. hair .alorh IIrol,ide, more
..mdwlch 1'
Tha .undntd Co n''elllelice —
l. 11V more stores...
esccuucc nc
president •,1 \lillcr
like .hay Jcarinper. making — Jonathan beoer,
amnlicni+ns m:nrrnct.a•nhc imcresun>;
Incnl nu•nh-.Ind-pop-n'IV ten:sus." stock analyst
Ln.<cstintates rile I...emment in the _
cnrire pn+iacr ar tli million. lloa'cvep If dm rlvcr <n,rt•s .di
\Ilrmon;a ph"to Inn.its I:,cilitr hack F,•rt I;.Ihns ,,...ld lun'e 1: ant•..r.
ingn d,cdceclopc'r market, i.,,I linc the \\',I Sra rr
.'lCe :nuic!paly n net invesnncni •,i Su Pen:ennr .\mailer e,mq•c,i. r �.
annmd.SInntillimn." lersaahl. pn.alhlc n `.la rl:cr I'cnrm. M_ 11..
\lillcr 1\'ci„gnri cn'< project cnul'I Dr-dic IFmJ, Ih, vi to of -roc "I nc�
hinge on fill cirr's willingness ra,,a gr fnnncr Srccic s Sla rkels. The ,m nrr
Ir Iron) Jcrcloryncnr :cm l;,,J, rir'rl1i of nc� pn,l..rn. Sarlo,l,m L I'•� h,lI
Il:ornom-C.rnJnr.ahic 'mirs gnac^ nor disclosed Plana for dm aacant
<rureS In i'I MINI gln;IrC Iect +a-nhilt
building.
ncighlxnhrxxl canters.The F,+rr(:,III!...
Maturing and /..mink IL+ard te:n schcd- The sudden sugt• of enarn'dui.
nled I.,hear\lillcr l\'c' . • Ile R gn"'ll cndd !.e tied I. [lie I io(ti,vr
nlcnblg 11':d-11:In'.
lior madiliumimh tin huradnr, Supt. S. I Suprr-
[_IIUI enrer n of or, in F,,rt Collins \Y II-\t:nl
It
this cdilmn of le or ten, SuperCcntcrs include into gwc,r,
t;nlr.rtolm lle+,m:as Itupurt went ill <vlrts: the last-apmsding u•nvcpr Icla
press. made the disonlnt cunt nc�n:n n,n'a Sn.
\lillcr \Cemgnrren emrcin, has the I tn,ethedisiler,
16-atom site under contrnet and will "GeneraKa'.!here's a cvm,vrn
close un the purchnse .nce it wined rmlclt market Ouire\\'al-,\tart:fining o,
apprmvnls from the city. The minnnr take with its SuperCentcrs " sail canter is Westerna ,rw"v :\dvisors. a Jnnarh:nh 711gler, n frxxl:red rcr:,il nna-
real estate in,c.,tn tit fine. Ivst fnr lleutsche (tank in S..
Tile.xhnpping.centrcr design mils Oq Francisco. 'I guars what Ihcsr cues arc
a "village"-style lavnu[, in which boils- caring is,in min share hock.Ihca'ce era in4k will face inward. Asinnlar project to provide inure amn'enic,cc -- u„nc
Ill, Miller Wcnigartco is the Srnnvgnrc e
s[ares
anchored by a King Sonnets "
Shopping Center I,, 1'arkcr, which is Asiunhlr ffect <evidnt c in I
ilcery said. fn.•�c, -
store. a'hera
rm�ri,•n
Kkg Soopara warib Rgdan Famt w` S '' kL Itcvclr,pera arc nrco.I;,,
Kt.e S,x, t� �< mgwirh Snlcacm-.rent one irm.11cd n.
--.�.�.� , Itri G! IN III
%r[core-pro, store near tile rn' chain m build nett slnres ill cite
city,
unmet no Ira can ire+cr life mad,,. The res,dt. 7.ic0cr ImlictI is prca.
adjIncenl to the 1,11111-11ome Klgt ell sure,,if prices.
Farm subdivision. "Thaw:Ile ,II
I river dcrclopur Kondcid Koslosk% share,"I\c<;lul._1Lh9L'uWuhiul I'rnperrics has prcsell plans for
,(K c<T.LctF saa' Kiug Suonvrs „Lm n11NKI.square-Ixa shopping center en.......a. ..,tL11Lut..uu'a
—Including the King Srropers stare
m a neighhorMNd inevi the.Fort Cullirn
city lamlen cx 1el ' �li�--r<sidcllls._a(_Farr
p rxct a formal suhmfnal I;nllins."
of the plan before cite end of Saptcuhcr.
If aril. the project could begin tore.
slrucllon by summer of 2I4I.1.
9afewavi Interest lies south of
Harmony Knad.
The(:allfomta-baxel chain hofxn co
claim the wmthwcat comer of Skew cv
Ilrive and 8ourh College .\%tonic.
Ihrvulopere are in the early rage, of
gaining funding approval for i he IN-acre
Into,which would be the:southernmost
grocery store in the city.
In addltlon to the chain stnrca, the
form"opmera n b Market In Fort
(:uWN arc dose to .pent. • er.
e own grocery Incising tin fins la o c
or a. prnprscd 8tecic's Fresh
Market is planned fnr [hto ilarmon%
Market, limit K.Ilarmony Itoxd. '
Steele" ell-ed If, Iwo F„rr Collins
supermarkcu last re:,r after the c•,in.
p:my couldn't emerge from hanktupl.
fly.
wtF fted" XM AMEI
rarara t,tbaa atnta anar a.%GE
i►iil D6
. Ttfextay.September 24,2002
E-mail. BusinessNews;dcolonci an.com
Baskin
Robbins
to close
Ice cream shop a casualty
i of Safeway's expansion
By Ply FIRMER
Parrarw,Acobraaow com
All that stands between Baskin,j/ Robbins.
Safeway and a S2.9 mil. fee Cistra l&ibVirf
lion expansion at the
Drake Crossing Shopping comment.
Center is an ice cream The ice cream store fa-
shop that doesn't want to mous for its 31 flavors
budge, opened at the Drake
Baskin Robbins Ice Crossing Shopping Cen-
Cream will close its doors ter in Mav 1994 and did
next month rather than $300,000 in sales last year,
move to the southwest Baker said.
side of the plaza at 2160 'This has been a very
W.Drake Road. goad location for us,"Baker
Safeway had asked said."I don't want people
Baskin Robbins, Subway to think I'm closing be-
and Yung's Recipes to cause I couldn't make it
move next to Papa John's here."
Pius to clear the way for Baskin Robbins' deci-
the 10,000-square-foot ex- sion to close coincides
partition with other delays in Sale-
Yung', moved next way's expansion plans.
door to Papa John's in Au- The grocery store orig-
to n Subway•will reopen inally planned to start its
rn Ira rtsw spot next to expansiun in August and
Yun�s ra Wednesday. finish by the end of the -
a.!. Robbins, the year.
shop directly east of Sale- Those plans have been
way.has stayed puL delayed until February.
A representative of ZTI Stroh said, so they don't
Group, which manages interfere with holiday
the shopping center,said shopping.
there wag a problem with Baskin Robbins' hesi-
Baskin Robbins' parent fancy to move was not the
company,Allied Domecq reason for -he delay, he
Quick Service Resmu- said.
rants based in Randolph. "We fidn't see a way to
Mass. which also owns finish what we needed to
Dunkin Donuts .uul To- du hefore the noliday,,
got& which is our peak selling
Company officials; did season Stroh sail.
not return phone calls Whe the ex i n
Monday seeking com- an rcnnva.; a -
ment is r IulLbave
Legally,Baskin Robbins
most be out of its current take on a more cone
location 1T the end of the rarer. rem v car, . me .+
year,Safew,y spulurunin _m t�tt �i T.trFvTa: j7�e
Jell Stroh said. .ioJ..nay�ml.•.i fa,a.rv„n,l-
If it won't move. that deli.
only leaves tine option Nana fur Ih.• Drake
Close its a., l:rmwig 8u.ppmg .Icn-
Mitre owner Sherry to .la. .all 1..r , n ow
Baker confirmed the scare I%.ilm ......r...I—.. fn•v
would shut down m Ucto- sun.ling 1Yalcrvens rt der-
ber but said her 6wycr middle .1 the .hopping
had advised her out to :enter prolwny.
SEP-30-21= 13: t9 3.L_R+**4:IYES - M3 S31 1= P.02/W
Real Estate
Omm tufty Aftm-F.O.Ur W.ONwr,CW"N217
s •� Orval Olsa 6 WS46em-y TNN SL.Dbwr.OMsrW Nt28aff
CM)Tn-3 rb-Fa(313)7154M
DATE: September 25, 2002
TO: To Whom it May Concern
FROM: Joel Starbuck
Real Esta ept.,King Soopers
RE: Brief Summary of Store Sizes of Traditional Grocers
Jn the year 1991 there were 125 conventional retail grocery outlets along the front range
of Colorado. Typical grocers included King Soopers,Safeway,Albcrtson's (or Grocery
Warehouse), and Cub Foods. The average square footage of a typical store in 1991 was
48,600 square feet At the time, Cub Foods averaged in size 64,300 square feet, King
Soopers 53,000, Safeway 46,600, and Albertson's and Grocery Warehouse 41,700 square
feet.
From 1991 to 1996 forty-four new stores were constructed or old stores were expanded
and remodeled. The fourteen Albertson's/Grocery Warehouse projects averaged 47,200
square feet. The thirteen Safeway stores average 53,500. The two Cub Foods averaged
64,900. The fifteen King Soopers projects averaged 67,400 square feet in size. From
1991 the conventional grocer had increased average new store size from 48,600 to
56,800.
From 1997 to the present, an additional eighty-five conventional grocery stores have been
constructed or expanded from Fort Collins to Pueblo. Albertson's/Grocery Warehouse
has seventeen new or acquired outlets averaging 53,400 square feet Safeway has
completed thirty-five new or expanded stores averaging 54,600 square feet Cub Foods
constructed four new store averaging 65,000 square feet. King Soopers completed
twenty-nine projects averaging 66,723 square feet. The average size of a new store in the
market had increased from 56,800 during the years 1991 to 1996 to 59,000 square feet
over the last several years. Grocery stores were increasing in sue to offer their customers
more variety,more self-service,more specialty departments, and a large array of third
parry services including banks,coffee shops, fully prepared take-home meals, and other
amenities.
DILLON COMPANIES
rAae�w+Regvohp.,.
13
It is also important to note that prior to 1996 titre were seven super centers and twelve
club stort s along Colondo's Front Range. Since 1997 seventeen additional super centers
and six club scans have opened Typical sups center retar7eas inein U Wal-mart Super
Center,Super Smart,and Target Super Center. Club stores include Sam's Club and
Costco. These outlets range in size from a typical Target Super Center at 165,OW square
feet to a typical Wal-mart Super Center topping out at 220,000 square feet These super
centers and clubs offer low priced goods,bulk items,and the Convenience of one-stop
shopping.
Today's grocer must be able to provide a wide variety of goods at competitive prices,the
specialty departnerts and services shoppers demand.and ample space to provide third
party services today's customers have come to expect It is easily concluded from the
above infoffiation that a non-typical 20,000 to 30,000 square foot grocery store would
not be able to compete in wday's rawket.
Below is a table summarizing the above information.
Avenge New Store Si;P
Prior to 1991 1"1-1996 1997-2002
Albertson's/GW 41,700 47,200 53,400
Safeway 46,600 53,500 54,600
Cub Foods 64,300 64,900 65,000
King Soopers 53,000 67,400 66,700
Market Average 48,600 56,800 59,000
TOTPL P.03
CANADIAN INFILL. PAGE 8 / TEARING DOWN FREEWAYS, PAGE 3
NEwU"ANNEWS
VOLUMC ) • 4UIM89M s JULY:'A0003T 2002
Human-scale shopping still At issue: how to
elusive in the suburbs; Calthorpe make the New
and Beyard propose solutions Urbanism grow
IPNIL LA NGOJN Tte 7f0�L^t:e':: �2Ce+> 7ICr_•
dereiorers, nwe
Tnestcresarc;ceccirg_en:eson.kmenm'iroadsidesarebeingabandoned strcn3>tarc::ram. ::c_ r:u:; :osome.
o lutc:� '': eta e s -hat:eside-ts of nearby neighbcnc�odsw .gre�
alarmed. \leanwnne.a ravcrte new urbanist vision of shopping—the idea of Tse big�t challenge to New Ur-
i tucking commercial areas into he centers of walkabie new suburpan deve:oc- 1 bans- is ao%v to eXean,G :f .ve1
meats— is =rov-rz 3Lfficuit to parr:out. beyond is raren:.r.:nur share of the
iCcnse,_::ent.'y. ,Z\.L X ii \liami Beach brought an explosion of:deal about LS de,:etc^rnent mar.Ka..
how to orgnnize :oats and shocoing into a torn that's both hunaniv appeal- That's hecpnclusion tharemerzed
i ing and ec_..crn callv reaiisru Reg:cnal :pinker Peter Caithcme and Urban from a Ode-ran:-n,^anei aro aud:
Land Insdt•:-.e retail experr\fichael Beyard approached the problem of roads ence discussion of he future of New
and retaiiir_- -rem dii:ering perspectives. Urbanism at the conclusion of CND
Beyard sees the spreading deterioration of existing shopping facilities as one X June 16 ;n\Ilami Beach.
day's mcst disturbing retail trends.Enclosed mails,strip centers,big boxes. New urban development is ;ow-
boxes —all of these are facing destructive threats from new competitors ir.o, but not rapidly enough, most
opening elsewhere along the road. agreed. "Two or three ,years ago I
Beyard's :esFunse to the escalating vacancy and decay is to urge govern- thought we were on he cusp of a
ments to"prune back retail-zoned land"and"limit the extension of inirastruc- steep climb in entry into the market-
ture."If less:and.were zone for retail use,fewer existing shopping areas would place." said 'rank Dittmar, president
be losing hear tenants and heir customers,he reasons. He argues that public CONTINUED ON PAGE 3
investment::rust be focused on locations that make sense from both a retailing
and a com:r units point of view.
"Use krw .ntersections to create walkable centers,"he urges. "Pulse the de- ; 7fre
velopmert" instead of allowing low-density development to spread continu-
ously.W'l'cn tie:p 1rsan Netts asked Beyard where a"rational"public policy of ,
CONTINUEO ON PAGE a com
The Ilrst large :vale traditional neighborhood development with modular housing is under Milwau
construction in :haska. Minnesota.These homes,affordable for their market,are built in W'isc TAD Ordinances, •+os r
Wiseansin, :r m-paned in modules,and assembled on site.See article on page 10.
Garrison Woods. -+ao s-Ia
Factory-built neighborhood.
.f7 i. :a
Status ofTOGi, ••c[a Is.'l
I Health prafessiunals, -.c[ u
.. I Tampa projects, •yes I+-Ie
,Miami Beach parking garages,
,
Vie forecourt,-.c[ 17
Departments, •+ees +. ,e-t2. 24
f' Events, -.a. 2.
i
i
Human-scale
� IRO.•^.Gi ' • 3 ':,.e vt _Rr!]lirtc
:vcrracr. ' ne vtnt_cut
the i=d at .-e auvmmtes S I%etr.n- :�. • `l.:`it::=rL .l`ial Y:111::t� >; an
v `-
nln�b h:.:'�evr:..S:L"3.totted tlCRA '��' • .�.� "`_ .C:2.^.1.^•-7l•C_e^.e!�CC•:Cat`i.:"�.11t
Somery un Nlan-iard. near _e �•^:1 �� i 2 ^ 7 d 2-Z�Z. l2 hat 5.
nation"i :acttal. i,e smart growth 3e!a:i •var.a = :c: •n 7ne
serateg}•or mat-. ?arcs Giendenirtg-is �`• � '�. ran•r .rads. :vtete .t ; -rr2 src2-
- ~
spur..rg bear.^:cal reinvestment in ^�'.' 'V _ �;;f`i. - ^:r^.t ar.,: ac_rs_ib.r. ' Lain^or-e
i Silver Spr_-ng according :o the (.0 " r
/,� malntais. 'Re=ilerswantsoeat-.n-
t senior esearch reilow. That 'older �.. '�� :ersec-:ons :chr:e ?i`_'lQ czi :ores a
suburban downtown.' where main +<.: dot :a s by.
streets gradually evolved into auto- ^�y l_aR_2t:L'ra[:t-. lie ;!pw .ta CCi2��
Onentedstzps. isSenslrnrngandbe- f� :'v_ : R.a[ rtt'Iv develaLlj a as be 31
mmin¢ more =xed-use." �►.�' x: .vi c. a r i of arc r.ai sac, �-;
The sh:.-towward a more mixed-us2 , _2^0 ^. :am2!7]I'C 7C> _
DCWnInW❑ Si.ver Sar,ay ma- ;acve•. ` � `
and cedes -aa nencily format isincludes the irncerf s:c:e :,...,.- .!!ow. 'o a sires of c iilaee c.nte:s." i,e l
liken- :e c :nr ±.oug.^.our ate :.S
Bevard believes. "We?re moving to- 1 -Fail c!uste: that cenains 10G.a J\
ward azin:e;adcno`f.,.;�eailirgbacs scuare fee! of re:xi. !nc!ud!r•_ a
mro the CCn:mL'^ar.:.y,pr a0 Ve3r5 JI ~'n.•< -O.'00)i .:are-rCor iU=_-Tear:<e'.. tC:e
I shopping be•.ag sealed into an indoor ' rt ernor.UCILIv t^ab!e. a .%Ua�:e .:en:er
t
! _ i ^ _s a :ustame: to^rer: of Zvo :C
emironmen:behirdvast?arcinglots, . re
:
we're mot-.ng n :i•e opposite direc- !.�`�' T� ,�' four s.;::.::e mites (a m:n^::^ o:
tion, toward a ?Huth more mature j 10.000 peco!e), he caiculates.
i form of de•:elccmer.t." i Calthorre's corcevt, whim ae .^.a_
At least ;free di^:erent constituen- ! dubbed:he"urban netnvor!k. calls:cr
I des have reason to challenge the sta-
tus quo, according to Bevard. bevel- San Elijo Town Canter, arre.^.Cy inner construction, employs The one-way couplets concept
opers and owners of retail properties ; promoted ay Maitect Peter Caitharae.
want to protect their investments •___-_ _
r�
from hastened obsolescence.Govern- ___ ._ -�• •i.
menu wart :o ?retec: their tax base.
.a
And residents"don't like what's hap-
pening:o --"e stores they've been ga-
1
ing to. It affeca their own property
values"as-.veil as taking a toll on the
livabili^; ar--e::communities.Over-
all, he ;a:>. T. e s a conrluence of
the pubilc <ec•::c the private sector, _ - ^c7i• �'.
and residens ;:i supvort of the idea
that somr.^rag ;as :o be done."
CALTHCPPE'S PLAN
I
Caitncr- ' toe Betke!ev architect �
who;n-:!•: -.i.^.ne aC-•ccaang-ar-
slt-acr :r•-^, e.^.:, curses ..
the :b- .,_ _ .r.:,rner airectwn —
watch!:; ...:. ;:1:i to tnr:ve in.n"w •�\ ` 1 X
town center: that are not adjacent to ./ - �•j N'•_ ` .i .�
high-volurre
A brt;ad :re•.:ram of ideas about
shopcir•_ :•at ,orr..e new urbanists
r`i • • • I '
have bcun arncorr. in thr aIt 10
'-
It�al tree.^rats .r :r cool^-lane .routs oren space. making ;t :eel note like tint a cemtne^:ai :enter :nto
that >cfir �..o a rate of -arallel one- an outdwr mom. two :arailel one-twav streets —eacn
w•ay Zeus set a Diuck aran) when Calthorpe's presentation of the ur of them with bustnesses an ;t —
they ereer a villace.atren The chief hart network at CNL C sbrtned strong 'spreads out he mtatl and reduces;s
trirtte)f these "'ne-way zauples'u objections. L-oan designer andv ritalih-.-Calthur.peue.•endrj the.rn-
thathew an!-at-wrr drat a.om'tt- K; said onrlsav it eea that fro- ce?t by sti:uiaen< _h.ir -re ;oupie-s
ticnal su:u..--art arteral and easier rcr rei :arge volumes of same hrouch would e sheet. here:e h •:rcrc.-
pedrstnans :c cross. They maize it communities :ike Alexandna, V ir- tional -o he it:e or :he ,en:en '
possibiemc:-atea_ndofcedescar.- pnia. am 'not livable•— they tepel Others wandered +whether
stmie stem n he commercal peace-. pedestrians and residents by generat- Calthorre's urban network umvveiv
A conventional arterial is so wide ing too much noise, fumes.and dirt. ; accepts current standards of mass y
that stcres on one side of the ar eriai Calthorpe replied that unlike the tailing and tiaffic movement thathave
! feel as if they're in a different world hard-charging three-lane one-Nay made suburban California a sterile en-
than those an the other side.Calthorpe streets in Alexandria. his couplets vironmencbvcwmparrson :a some :f
says, drawing on his observation of would be limited to tvo lanes of traf- the less cookie-_at•.er deg:eiecmen_- .
unwalkabie subur"s in California and tic and would have neck-downs.Lim- other aar-s of :he :curt=,-. 3v acau:-
mueh of he Aest. One-way couplets ited lane widths,and nvo Lanes of an- esang-a same and eraiiing conven-
i can ;erzfate : -rcre incmate scale of i—t narking to fir-her fame`-'te-af- ticrs.'he urban nen�ark .r.av be r'.-
develor:her:. with pavement as tar- fic.If three lanes of moyirig aami:are ing up:he iundam.entai new urbari4:
row as _S ieer. Traffic on he couplets proposed or if paraIlei parking isn't goal of creating ;neat riaces. Some a.
would move slowly—probably at allowed. "don't do it,"he advised. CNZ Y :Wade it clear that hev
mph mrher :han the 4= mph that's such a compromise :eiti cocven or.
common or, a wide arterial. Because CONCERNS ABOUT RETAIL is not worth embracing.
the coupon would be narrow, the Peter Katz,author of he.994 bock Calthome cited the :an Elilc 'r
buildLnizs lining it could define the Titre Nero, Uroartism, argued hat split- i School inSan'vfarcos.Caiuortia.asevi-
dence that his concert n fact fosters
A Caltharpe road diagram shows transit boulevards and local arterials with one-way cohesive communiry desi,;n. 7-e
Couplets going through town centers. school, he pointed out, will be built
close to a one-way courier, whereas
schools rarely come.c!ose o npical ar- t -
terials.
j 1 One of the interesting points made
' r; w% by Calthorpe is that traffic moves
faster on a one-wav 23 mch courlet
! L (which permits left and right turns
without complications) than it does
C ! on a 45-mph four-lane,two-way arte-
rial where there are raffle signals that
vtLYAaa stop traffic for 90 seconds at a time.
ea+rFA The conventional arterial has tia^c
149; =r' ' `1 j signals that halt through traffic in or-
der to accommodate left tarns."Par:-
rMnrrt
! ttaue.an land is all one-way, and ever:body:
raves about Portland," he said.
Calthome's urban network fea-
_ tares these addincrai components:
; .a�'�j 4 •. {• � • transit 1,ese Cur
t mass -resit -n ;' •: fir,:ieyar:
right-of-way CaL•hcrpe,a •s the cam-
- y' man pracnceof running rail transit on
a route not;hared with auto and pe-
r� I
i destnan CIf^.alatWn :S a .T.litlkC. •'P'1t
Tbn�rhror J ousrwIAL * Pedestrians, vehicles. and transit all
I together," he advises. "It makes bet-
J.- - r ' ter urbanism."
•Throughways, which carry truck
traffic and verve :ndustr!.l arras and
f "nonw4Ikjbly uwi."
JU LY ♦JGU1T r003 '�
• Z,`uran us. on tads bearng ptacawl aimed at o17aniang growth live proves that T\L ordinanc'es are
heal'-.- =a::'c. 'n a roundaiout.-arc in areas outstde`]caste. for em^trrtt rs :hac'.r.il exrerrnce
® it de:avid :s::;t:e s half he timr that In_an _riot Caitnor_e:Tarred or uuill deve!opment :n --he iatu a as
triffc-.t 'o,.`c :crat:icalsignal- the intersec^on if -our one-wav pall as the- hat]recres,mgoutinto
ized :n:e:se::;on. according to strears at a village_Teen.At ssaquah the nefg i:merq courtn•side.
Calther^e. :tcundabouts give x to liEghiands. east of Sear_de. a :!an by • ,although Kenasha has lot Yet
'half te �u:ncer of al:dents- of Calthorce includes a "even .enter- passed its ordinance. :ts _te!uru:ary
tog ar;^tee _chi,he ld• c whicl in its .'err noicit oceans a dran was it .nccr^_ura:e some of :he
• labz•ral;anrec'cr_tteets.which censer :ontaining h:_^eo-lensit•: mcst a \asv
angle curs and m m the village centers housing,more retail.and a oncentra- banism piaraun,and,rest: s.
into hest oundingmridencalneigh- tion of offices. That ricer is to Se at • In Dane Counzv. Fitchburg,
bodtoo s._rov:dingoonvenientaccess the intersection of an ar-eral ;even- Madison. Nfiddletan and Sun Prai-
for cars.ba-.c i ts,and pedestrian& tually traveled by 50.0100 vehicles a rie.he four communities equirvd:o
Caithere says his urban network. day)and the entrance to a corrtm mitt' i pass an ordinance. are :working to-
idea:us:e-_•tce•coiatirg'or about7ve that va.Il have 3.=00 housing units. geher:vih,:therz--m-;undties .ode-
years.It responds,he says,to a critical 0%,erall.Calther_e's urban network veloe identical or ve similar or,-:!-
need neigh: does provide an citernad•:a to what he trances `.sou:^uu: -=e : : Nota-
borheods --n:o a regional grid. 4ef- des.--ibes as "he slow. over-imied in- bias, Sun ?rtlit7d was war:<=, or. 1
sions of '!•e idea have been incorpe- tersectwns of our standard.si=aiized T\77 ordinance cefere_estate mar.-
rated:-m. :.ar_,;-i.vm by:is irri.For ar er.ali. • Whe,,he: 1ire=aC�e s damd ore.lnd `lour.t Horeb.'.Y
! Chicago Me:•ceciis_020,a private re. sufficiently intimate in scale :o ,srark is not tecuired ov- law :o deveicc a
gional piar_nin aft=art. Caithorpe As- widespread enthusiasm amen; new T\-D, is.iou ,so or. .1:rs own accord.
socares_et-aloced an urban network urbanists remains robe seen. ♦ Si ri^:c r pre ens r, T\D ordi-
i
nanceshas'_ee. made:- he'astvear.
and Wisconsm..communines w;M,:or- .
TND law compliance picks up tine to move corva:d h :his ev'oiv-
ingprocess.For mere information.see
L WARD uvus work needs to be done. the web sire w:v:v.lki_iends.org.
'A)iscorsin's ;mart growth law Twenty-two communities (39 per.
Y Y required. among other provi- ! cent) of the 57 communities required L. Ward L Ties ;s .z restsrck intern ; rat
sions, cities and villages with popula- to have a TND ordinance eructed one 1000 criends of Wisconsin. ?ref. Bran
tions above adoptamodel tra- or have made changes to their exist- Chin. Lisa.Vfa K;nnen. Vick Le!ac and
ditionalne;ghi:orhaoddevelopment ing code to facilitate T\T?s.(However, Da-.eCieslewic_cort:r;c::red.
(CAiD)ordinance by January 2W2.The I it should be noted that manv of:he
idea behind he smteswide model ordi- i ordinances Ampiv refer to the model ! Wisconsin TND Ordinance:
nance—a c iaueconcept—was to to i TND ordinance as a;wide.) J\n addi- Municipal Performance
moveabigraniertodeveloperstopro- tionall7communities(30 percent)are
posing TNCs.Beauseholding land be- in the development process.The other i Compiled Plan in No reported
fore it can develoeed is one of the 1B communities reported no progress (22) progress(tt) progress(11)
biggest cosz� 'or levelepets,few would to 1000 Friends cf Wisconsin, which Adoiemn 3goanz:a asnmucenen
take a -tar:_ or proposing a TND if conducted the surrey in June.X02. Baca :IDocmvaPane ileaver:art.
the local .: -_¢ :cde did not allow :t. I Eau Care tcnc.f :.many
Cevelcce•> ::e re!L`-cant to fight city COMMUNITIES DESERVE Fdnd cj tad 8erman:cwn ireerdaie
y frangin- .r:•.n Say `,le:ucn
hall over :ccr,es to rot size, building SPECIAL ATTENTICIV Gltnue o nr. 7eenan
setbac:<s. s-r et :+:d ^s, and other de- • River Falls passed an ordinance, Greenfield, <encs.r 'easact Pars
P Nar.nt c a :resz ircre cae
tails.C.;r: -:crvi suburban develop- complete with ccior p^arcs and alus- Menisna uac:sen r.d ai•,ers
merit'.% cos;.mcstprofitaate trations,tailcred:o-t'.tsneeds. R:vef tkndmanee?vis au:rne• :,u,alcu
meranarle `h5G'n9n�aCGi
mute ` . :s, `hat J:ommuri- Falls has abo :reared it.. easi!v acres- Wfvaaaee a ,,
t tins had ;-areass. more ;uch Bible.u tr ser- end l•r rr-c: r.:c=e :c-he wusae,o
. -
rojev•, rucosed. ordinance and the prrc:pies and o fery term
b- Cat':en Na•..e: a
50, u•.v -?• ',',ibc]nsin communi- jectives of TND, as we!l as the text of onausu Nea•mrs
ties doing ;c hr 'n adopting the new ! the ordinance itse!f, available on the Gsnaasn Nnnreater
ordinarr_s' !CCU Friends of Wiscon- j web. See www.rfciri.or,/comdev/ p.runts
spin,azinzvn ;roupthat conceived and comdev/zoning/md.hrn. I Stevensvc:nt•
advoc_red r :^v rrudel TND ordi- • Milwaukee made revisions Wausau
Nest aced,
nanearovi,.,,n `
p . lec!ded to h)Ilaw up thr to
throughout its entire zoning rude sdwra •doavnenm.,r:N,nn::n ;ommvneua:•ar
with oae^ 'it -,• ommunities.The re- comply with the TND provision of naa:nrmaav:,unu�cr .;a wn..cvs,vr
I sults '•. •r.: but more smartyrowth !aw. N(i:'.vaukee'sinitia- ruoceao..'•c. .,mo,v,;:.rr
7
Memo
To: Mayor and City Council Members
From: Planning and Zoning Board
Thru: Cameron Gloss,Director of Current Planning
Date: 11/14/02
Re: Recommendation from Planning and Zoning Board on the Smith Investments Text
Amendment Request to the CCN Zone District.
On November 4, 2002, the Planning and Zoning Board voted 2—2 (Members Carpenter, Meyer and
Bemth were absent)for denial of the request to add Supermarkets as a permitted use within the CCN,
Community Commercial North College Zone District.The following are the Boards vote and comments.
Member Craig moved to recommend to City Council staffs recommendation of denial. She felt that this
district was put together for a reason, and did not want it to look like just another commercial property,
but one with some character. She did not think that City staff is usually completely against helping a
development if they feel that it is going along with what that district was intended for. She
recommended the supermarket use not be added into this zone district. Member Craig voted in favor
of denial.
Member Torgerson commented that he was on the fence on this one, but would not be supporting the
motion. Being an architect, he could envision a solution that could be compatible and achieve the
things that this district was trying to achieve. He felt that Albertson's across the street would be an
example of what we would not want to see there. He also looked at the fad that it is facing across the
street of an unattractive center._In planning,we look at the concept of"like faces like"and to develop a
streetfront on Witlox, facing an unattractive center, does not make a lot of sense when looking at the
basic planning principles there. For those reasons, he would not be supporting the motion. Member
Torgerson voted no to the recommendation for denial.
Member Colton commented that there was a lot of time put into the North College Plan. He thought
that maybe the process of just coming in and changing the use here is maybe not the right way to do
this. He felt like there should be a sub-committee pulled together of people who worked on the North
College Corridor Plan and revisit this and talk about the difficulties that are being faced, and if the
original vision can happen. Everyone who worked on the Plan was very-proud of it. His concern was
that if the use is just changed right now into something that could be a lot different from what was
envisioned,was not,right. He was uncomfortable changing the use without getting more input into it and
to also make sure that the stakeholders feel comfortable as well. His concern was also two grocery
stores across from each other and the City Plan idea was to get them spread out a bit. Member Colton
voted to recommend denial.
Chairperson Gavaldon commented that he would not be supporting the motion. He thought that this is
something that we need to do in working with the applicant. He thought that they had a good reason
for the request. He thought that it was a little too close to Albertson's, but that was not one of the
e Page 1
Attachment 3
Boards"privy'items to look into. The Board does not look at things like economic competition. If the
dispersion map of grocery stores is looked at,Albertson's is the only store on the north side. If you do
not count Safeway at College and Mulberry, this is the site. He would welcome another store. He
thought with design standards and our process being strong enough to avoid another Albertson's look
alike,it could work. If the applicant only has 11 developable acres, it will take a lot to make it work. We
talk about moving development around the city, why we are saying no to this change bothers him. He
felt that staff should be working with the applicant with the constraints on the property. The felt that in
redevelopment staff should be open, creative and sensitive to allow people to work within constraints.
Twenty-five acres down to eleven is a huge sacrifice they are making already to make this work. He
was concerned that we have not put more thought into and received more information on this. He was
nervous that the denial came this way. Chairperson Gavaldon voted no to the recommendation for
denial.
0 Page 2
SECTION 1, THE INTEGRATED WHOLE: SECTIONS 114 TOGETHER
• The character sketch below shows how sections II V of this document (land use, street and
sidewalk system, buildings, and site design), are inseparable when applied to the urban
development of land. Sections II V must work together if they are to result in development
that functions as an extension of the well-regarded aspects of downtown. The sketch is only
an artist's conception of how the various elements could potentially evolve together in a focal
area of the district.
Preserve significant natural
features such as quality tree Save existing trees whenever
stands as part of a park and possible and use as focal
open space system landscape/garden elements e
Provide a wide range of Integrate community Cmate jocal community a
housing types and densities institutional uses into architecture and locate
the neighborhood fabric these buildings prominently -
within the community
street plan
I
•
. nil
I a
Ix
Provide for bicycling and Design the street as an inviting, Provide a well-designed lighting
walking for local area trips, viable neighborhood activity area and signing system
as well as for recreation and with spaciousdandscaped sidewalks
tourism, with on and off street and on-street parallel parking Provide a mix of uses and
bicycle lanes, walks, and paths making the automobile a densities including corner
manageable part of the streetscape retail and services for workers and
' residents, allow for and
Enhance streets with circles, encourage a diversity of
squares and special places to recall architectural styles governed by
history,give neighborhood identity design standards which reinforce
and calm traffic neighborhood scale
•
Attachment 4
1
EXST. ED S. RESIDENTIAL
. .. , 1 IN
_2010 �
. . . .
r r i a) is Ml,�� aa�:os'1ti
1�
Neighborhood-serving mixed use buildings could allow people to enjoy the setting in different ways --
cafe customers,office workers,people using meeting rooms,upper-story apartment dwellers, and people
walking or biking in from surrounding neighborhoods who might stop at a shop. Such a mixed use
building could be an ideal transitional use adjacent to the shopping center across the street.
Examples of uses that orient specifically to the wetland setting or gain benefit from it include therapy
clinics, preschools, or outreach offices of conservation organizations.
Examples of uses that could incorporate public access are government or public agencies, restaurants or
health clubs with patios or reading rooms, churches, banks, or offices with meeting rooms for public
assembly.
� t
r . -Weiland';
- �✓"" Building Clusters that
orient to
and form outdoor
oor spaces
0 0 Wetun&'r(/
Se 4 � •'if rrtr
Active strwtride uses Vums and
Triporigisu- WILLOXLIIt1E I Landscape Dip
ns-
TMsuirion y
nearbySsrut and walkway ncigbborbeoa.:
n*hborhoods �— layout ernpbasizing views
and bigbway and access into the wetlands.
I I Country Club Corners
Sbopping Center—�
Plan diagram ofsite showing buildings aligned to create pedestrian frontage along Wtllox Lane;building clusters that
orient to the wetlands,and streets and walkways that emphasize views and access into the wetlands. Buildings also shape
a series of outdoor spaces,from streets to plazas,patios,courts,and pathways.
7
Relate to streets and sidewalks
25. Buildings should be located and designed to front on and relate primarily to streets,
except in situations where buildings can be located to relate primarily to the large trees along
the Lake Canal, wetlands, or the Dry Creek drainageway. (o)
MAJOR STREET
�0
Z
G y
z z
0
H
Thisgives form to the street and sidewalk and supports a walking environment by making the public street edge a more
lively and interesting place than it is when buildings are set behind parking lots and bscf fer landscaping.
26. Primary entrances must face walkways,plazas,or courtyards that have direct linkage to
the street without requiring pedestrians to cross driveways or parking lots. Parking shall
not be located between primary building entrances and the street. (+)
27. Multiple or secondary entrances from parking lots or interior blocks are encouraged.
(o)
Minimized Setback
28. Building setbacks should be minimized. Accordingly, "build-to" lines based on a
relationship to the sidewalk should be established by development projects in order to create
a visually continuous streetfront. To establish "build-to" lines, new buildings should be
aligned with prior established building setbacks that have been established according to this
guideline. "Build-to"lines for non-residential buildings should be the back of the sidewalk
or within 15 feet thereof. "Build-to" lines for residential buildings should be within 15 to
20 feet of sidewalks. (o)
A possible reason not to follow the preceding guideline would be to create a courtyard, patio,
formal walkway, plaza or similar outdoor space at the entrance.
Also, in the case of large buildings for employment uses that have little relationship to pedestrians
and that have a need to limit ground floor windows,the"build-to"line may not be realistic for the
entire bulk of the building. Such buildings should still be built with at least 30%of one side of the
building brought to the "build-to" line.
Treatment of Exceptions to the Minimized Setback
29.If larger building setbacks that deviate from the suggested build-to lines in#28 (above)
are necessary to accommodate an intended function of the project, or if existing buildings
are further back,the setback area must have landscaping and/or site improvements designed
for pedestrian interest and scale along the sidewalk. (+)
13
Building/Site Integration
. 30. Consider using extensions of the building to enclose and screen service functions from
streets, walkways, and adjacent properties. Such extensions can also be used to define
outdoor spaces and entrances. (o)
Variation, not Monotonous Repetition
31. Multiple-building projects should offer variation in individual buildings within a
coordinated overall pattern or "design vocabulary". Variation among buildings should be
achieved by combinations of different footprints,facade treatment, entrances and porches,
and build-up line. Multiple identical buildings are discouraged. (o)
32.Where a project includes multiple,substantially identical buildings,no two such buildings
may be located side by side, oriented in the same direction. (+)
Directional Emphasis in Building Forms
33. Consistent with well regarded formal, traditional building styles of older downtown
areas, buildings should be designed with vertical or a balance of vertical and horizontal
directional emphasis, and not primarily horizontal directional emphasis. (o)
"This" or "Tbia" 'Not This"
Vertical Directional Empbasis Balance ofHorizontal and Vertical Horizontal Directional Emphasis
Directional Emphasis
Building§ Adjacent to Natural Features
34.Attractive buildings and outdoor spaces for people to use, and not parking lots or service
areas, should be located directly adjacent to the natural features in this district, to the
maximum extent practical. (o)
35. Adjacent to the natural features in this district, clusters of buildings with modestly
scaled footprints are encouraged(rather than large single footprints). Spaces between such
buildings allow frequent, framed views and a high degree of integration of development
with the site. (o)
14
B-C BUSINESS CENTER DISTRICT
Sec. 29-328. Purpose.
The B-C Business Center District is for fringes of retail/commercial core areas and corridors.
This District is for moderate intensity uses that are supportive of the commercial core or
corridor, and that help to create a transition and a link between dle commercial areas and
surrounding residential areas. This designation is onlf for areas identified for its application in
an area plan adopted -.s part of the Comprehensive Plan.
Sec. 29-329. Uses Permitted.
(1) Personal service shops, business services, banks, offices, child-care centers and clinics.
(2) Light industrial uses as described in section 29-367(1).
3) Workshop and custom small industry uses including production of goods by hand
manufacturing invohring hand tools and small-scale equipment,]small engine repair, appliance
repair, bicycle repair, furniture making and restoring, upholstering, custom car or
motorcycle restoring, and other similar uses.
(4) Studio uses including places of work by artists, photographers, or other artisans.
(5) Multiple family, two-family, and single family residential uses with a minimum density
of 5 dwelling units per acre calculated on a gross residential acreage basis for any development
project. Single family housing shall be limited to a maximum of 40% of the district area.
(6) Hotels, motels and tourist homes.
(7) Group homes.
(8) Standard and fast food restaurants, limited indoor recreational uses, and indoor
theaters, except adult amusement and entertainment.
(9) Retail stores. lY' IJe- setO'W d� l '� 'S 5 jam ,. ye4s•
(10) Public and semi-public facilities and services including churches, libraries, community
centers, emergency services, parks and recreational uses, and other similar uses.
(11) Public and private schools.
(12) Mixed use developments consisting of any of the above uses designed as a unit within a
single parcel or building.
(13) Any legally permissible use which existed on a parcel of property as of the effective date of the
ordinance that placed such parcel ofproperty into this zoning district,provided that such permitted use
shall be limited to such parcel of property.
(14) Accessory buildings and uses
(15) Any land use located on a Planned Unit Development plan as defined, processed, and
approved according to Section 29-526.
Sec. 29-330. Design Standards.
All development in the B-C Business Center District shall comply with any applicable design
standards prepared and adopted by the city. Any development of areas in this District as a
Planned Unit Development pursuant to section 29-526 shall comply with any such applicable
design standards.
Sec. 29-331. Site Plan Requirements.
Permitted uses listed in section 29-329 (1) through (12) inclusive, and expansions of more
than 120 square feet of gross floor area shall require Site Plan Design Supplemental Review as
set forth in section 29-520 et. seq.
10/21/02 2:39 P.M.
ORDINANCE NO. 2002
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING SECTION 4.15(B)(3)(c) OF THE CITY OF
FORT COLLINS LAND USE CODE BY ADDING
SUPERMARKETS AS A PERMITTED USE IN
THE COMMUNITY COMMERCIAL-NORTH COLLEGE ZONE DISTRICT
WHEREAS, Division 2.9 of the Land Use Code provides, among other things, that any
resident of the City or any owner of property within the City may apply to the City Council for an
amendment to the text of the Land Use Code; and
WHEREAS,pursuant to Section 2.9.3(B),Smith Investments,LLC,as both a resident of the
City and an owner of real property within the City, has applied for an amendment to Section
4.15(B)(3)(c)for the purpose of adding to the list ofpermitted use subject to review by the Planning
and Zoning Board under the commercial-retail category, the use of"supermarkets"; and
WHEREAS, the staff of the City and the Planning and Zoning Board have reviewed the
proposed amendment and have made recommendations to the Council regarding the amendment;
and
. WHEREAS,the Council has determined that the Land Use Code amendment which has been
proposed is in the best interest of the City and its citizens.
NOW, THEREFORE,BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT
COLLINS that Section 4.15(B)(3)(c) of the Land Use Code is hereby amended by the addition of
a new subparagraph 4 to read as follows:
4. Supermarkets.
Introduced and considered favorably on first reading and ordered published this * day of*,
A.D. 2002, and to be presented for final passage on the * day of*, A.D. 2002.
Mayor
ATTEST:
City Clerk
• Passed and adopted on final reading this * day of*,A.D. 2002.
Attachment 5