HomeMy WebLinkAbout187 - 01/03/1995 - AMENDING THE HARMONY CORRIDOR PLAN AND THE HARMONY CORRIDOR STANDARDS AND GUIDELINES ORDINANCE NO. 187, 1994
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING THE HARMONY CORRIDOR PLAN AND
THE HARMONY CORRIDOR STANDARDS AND GUIDELINES
WHEREAS, the City of Fort Collins ("the City"), as a home rule municipality, has broad
constitutional and statutory powers to regulate the use of land within its City limits; and
WHEREAS, pursuant to said authority, and the provisions of Article II, Section 5, of the
City Charter, the City has adopted certain policies, plans, ordinances, and resolutions pertaining
to the development of property within the City, including the City's Comprehensive Plan, the
Harmony Corridor Plan and the Land Development Guidance System; and
WHEREAS, the goals and objectives element of the City's Comprehensive Plan directs
the City to: (I) discourage-strip-commercial development along arterial streets and highways;
(2) enhance public street appearance with particular attention to entrance highways; and (3)
ensure that future development in the City will be accomplished so as to create the least
degradation of the environment; and
WHEREAS, the Harmony Corridor Plan, adopted by the Council as a component of the
Comprehensive Plan through the adoption of Resolution 91-42, constitutes a policy statement of
the City with regard to the development of the Harmony Corridor area and, in furtherance of the
Comprehensive Plan, encourages and supports mixed land use development in the Harmony
Corridor, while discouraging "strip commercial' development in said Corridor; and
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT
COLLINS, as follows:
Section 1. That the Council of the City of Fort Collins hereby makes the following
findings of fact:
(a) That, for the purposes of this Ordinance, the Harmony Corridor ("the Corridor")
is hereby defined as the area extending from the intersection of Harmony Road
and Interstate 25 west to College Avenue, and extending approximately one-half
('/z) mile north and south of Harmony Road.
(b) That the Corridor is the most southerly entrance point to the City of Fort Collins
and is a primary route for commuters and travelers going to and from the Denver
metropolitan area.
(c) That the visual quality of the Corridor is exceptional, because of its wide right-of-
way, spacious medians and spectacular mountain views, as well as its proximity
to the Poudre River and various lakes, wetlands and associated wildlife habitat.
(d) That the Corridor presents an important opportunity for the City to develop an
aesthetically pleasing and efficient gateway to the City.
(e) That the City has recently experienced a substantial increase in the number of
applications for new retail and commercial development in the Corridor.
(f) That the influx of new retail and commercial development in the Corridor, if not
properly planned and regulated, could seriously jeopardize the aesthetic quality of
the Corridor and the efficient flow of traffic therein, because of the potential
visual impact of such retail and commercial development, as well as the additional
traffic and parking problems that would be created by such development.
(g) That Land Use Policies LU-2, LU-4 and LU-5 of the Harmony Corridor Plan,
should be amended to further refine the locational criteria for retail and
commercial development in the Corridor.
(h) That further interpretation and refinement of the Harmony Corridor Plan is
necessary in order to more adequately plan and provide for the proper location,
size, quantity, type and design of retail and commercial development that should
be permitted in the Corridor.
(i) That such policy determinations regarding retail and commercial development, and
the implementation of said policies through the adoption of this Ordinance, are
critically important to the preservation and appropriate development of the
Corridor as an aesthetically pleasing and efficient gateway to the City.
(j) That pursuant to Ordinance 103, 1994, the Council of the City of Fort Collins
imposed a moratorium on the processing of any applications for retail or
commercial development in the Corridor, which moratorium was determined by
the Council to be essential to the public interest, so as to avoid the approval of any
retail or commercial development in said area which may be incompatible with the
aesthetic, transportation and other land use planning interests of the City.
(k) That prior to and during the period of said moratorium, City staff and the Planning
and Zoning Board, aided by an ad hoc advisory committee, have intensively
reviewed the City's policies regarding retail and commercial development within
the Corridor and have recommended changes to the Harmony Corridor Plan,
together with implementation regulations, in order to appropriately accommodate
such development, while minimizing the aesthetic and environmental impacts of
the same on the Corridor and maximizing the efficient flow of vehicular,
pedestrian and bicycle traffic therein.
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(1) That the Planning and Zoning Board has held public hearings regarding the
proposed amendments as hereinafter contained and has recommended adoption of
the same.
(m) That the Council of the City of Fort Collins has determined, in the interest of the
protection of the public health, safety and welfare, that the Harmony Corridor Plan
and The Harmony Corridor Standards and Guidelines should be amended as
hereinafter provided.
Section 2. That land use policies LU-2, LU-4 and LU-5, together with all explanatory
notes pertaining thereto, as contained in Chapter 3 of the Harmony Corridor Plan, shall be and
hereby are repealed and readopted to read as follows:
LU-2 Locate all industries and businesses in the 'Basic Industrial and Non-
Retail Employment Activity Centers" in the areas of the Harmony
cor-ridor designated- for such- uses- on- Map- ID. Secondary- and-
supporting uses will also be permitted in these Activity Centers but
shall occupy no more than 25 percent (25%) of the total gross area of
the Overall Development Plan or Planned Unit Development, as
applicable.
The Harmony corridor offers an opportunity for creating a major business and
industrial center in northern Colorado due to its desirable location, accessibility,
available infrastructure and land ownership pattern. Attracting desirable industries
and businesses into the community, and in particular the Harmony corridor,
achieves an important public purpose because it promotes primary and secondary
jobs and generally enhances the local economy.
Basic Industrial and Non-Retail Employment Activity Centers are locations where
industrial uses and/or office or institutional type land uses are planned to locate
in the future in business park settings. Base industries are firms that produce
goods and services which are produced for import outside of the city, and thereby
import income into the city. Typical business functions include research facilities,
testing laboratories, offices and other facilities for research and development;
industrial uses; hospitals, clinics, nursing and personal care facilities; regional,
national, or international headquarters of a services-producing organization;
vocational, business or private schools and universities; finance, insurance and real
estate services; professional offices; and other uses of similar character, as
determined by the Planning and Zoning Board.
Secondary uses include hotels/motels; sit-down restaurants; neighborhood
convenience shopping centers; child care centers; athletic clubs; and a mix of
single family and multi-family housing. If single family housing is provided, at
least a generally equivalent number of multi-family dwelling units must also be
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provided. "Multi-family" shall mean attached single family dwellings, 2-family
dwellings or multi-family dwellings.
Secondary uses shall be integrated both in function and in appearance with an
office (or business) park, unless a special exemption is granted-by the Planning
and Zoning Board. In order for such an exemption to be granted, the applicant
must demonstrate to the satisfaction of the Board that the granting of the
exemption would neither be detrimental to the public good nor impact the intent
and purposes of the foregoing requirement and that by reason of exceptional
narrowness, small parcel size, or other special condition peculiar to a site, undue
hardship would be caused by the strict application of this requirement.
The essence of the Basic Industrial and Non-Retail Employment Activity Center
is a combination of different types of land uses along with urban design elements
that reduce dependence on the private automobile, encourage the utilization of
alternative transportation modes, and ensure an attractive appearance.
LU-4 Locate a broader range of land uses in the areas of the Harmony
corridor known as Mixed-Use Activity Centers as shown on Map 10.
Mixed-Use Activity Centers are areas where a broader range of land uses may
locate. The Mixed-Use Activity Center permits, in addition to the uses listed in
the 'Basic Industrial and Non-Retail Employment Activity Center," a range of
retail and commercial uses to occur in shopping centers. If single family housing
is provided, at least a generally equivalent number of multi-family dwelling units
must also be provided. Neighborhood service centers, community shopping centers
and regional shopping centers shall be limited to those locations shown on Map
10.
The essence of the Mixed-Use Activity Center is a combination of different types
of land uses along with urban design elements that reduce dependence on the
private automobile, encourage the utilization of alternative transportation modes,
and ensure an attractive appearance.
LU-5 All retail and commercial land uses, except those permitted as
secondary uses in the Basic Industrial and Non-Retail Employment
Activity Center, shall be located in shopping centers. All shopping
centers except neighborhood convenience shopping centers shall be
limited to the locations shown on Map 10. Neighborhood convenience
shopping centers shall also be permitted in the Basic Industrial and
Non-Retail Employment Activity Center as described in LU-2.
The Plan allows for a broad range of retail uses to occur in shopping centers
which satisfy the consumer demands of residents and employees who live and
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work in adjacent and surrounding neighborhoods as well as from the community
or region. Coordinated planning of a "center" rather than isolated individual uses
is the most effective means of avoiding the negative "strip" type of development.
The scale and design of the shopping centers should be compatible with
neighboring uses. Shopping centers can and should play an important role in the
identity, character and social interaction of surrounding neighborhoods. They
should be accessible to existing or planned segments of public transit. Adequate
auto accessibility, especially for community and regional shopping centers, is
important. Shopping centers should have a physical environment that is conducive
to pedestrian and bicycle travel.
Section 3. That "Map 10" contained in Chapter 3 of the Harmony Corridor Plan shall
be, and the same hereby is, repealed and readopted in the manner shown on Exhibit "A" attached
hereto and incorporated herein by this reference.
Section 4. That the "implementation actions" as contained in Chapter 3 of the
Harmony Corridor Plan shall be, and the same hereby is, amended by the addition of the
following implementation actions:
8. The City should explore local landmark district designation of existing historic
structures.
9. The City should study the distribution of basic industrial and non-retail jobs as
part of the update of the Comprehensive Plan. The planning effort should also
determine the relative importance of the Harmony corridor in achieving
community-wide employment objectives. And, based on the results of the study,
the City should prepare incentives and/or regulations to assure implementation of
the employment objectives in the Harmony corridor. Revise policies of the Plan
as needed.
10. The City of Fort Collins, Latimer County and the Town of Timnath should join
efforts to plan for the appropriate development of Harmony Road east of I-25,
compatible with the Harmony Corridor Plan.
11. Pioneer Mobile Home Park, located on the northeast corner of Harmony Road
and College Avenue, is home for many low income families and elderly persons
on fixed incomes. Although the Plan indicates future redevelopment of the site,
the displacement of persons in this neighborhood should be carefully planned and
sensitive to the particular needs of the residents.
12. The "Harmony Bikeway Study" (currently underway) should be prepared to
reinforce the goals and vision of the Harmony Corridor Plan as well as the City's
overall transportation objectives.
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Section 3. That-Chapter4 ofthu Harmony-Corridor Plan shall ' an&the-same-hereby
is, amended by the addition of a new Urban Design Policy UD-8, to read as follows:
UD-8 Adopt design guidelines and standards for retail development in the
corridor to create better neighborhoods by promoting safe, pleasant walking
and bicycling environments, more lively commercial centers, convenient
transit access, and human scale design.
Section 6. That the "implementation actions" as contained in Chapter 4 of the
Harmony Corridor Plan shall be, and the same hereby are, amended by the addition of a new
implementation action (10) to read as follows:
10. Opportunities for historic interpretation of the historic "Harmony community"
should be explored as a part of any future bicycle planning efforts in the corridor.
Section 7. That the document entitled "Harmony Corridor Design Standards and
Guidelines" shall be, and the same hereby is, amended to be entitled "Harmony Corridor
Standards and Guidelines" and that the scope of the document shall be broadened to include not
only standards and guidelines for the general design of the Harmony corridor but also to include:
(1) standards and guidelines for the design of all shopping centers and retail uses in the Harmony
corridor except regional shopping centers, (2) land use and locational standards and guidelines
for all land uses in the Harmony corridor, and (3) certain definitional standards and guidelines
to be applied in the Harmony corridor. In order to accommodate the broadened scope of the
Harmony Corridor Standards and Guidelines document, the 'Procedure" section of said document
shall be, and the same hereby is, amended to read as follows:
PROCEDURE
The following standards and guidelines are intended to be used by developers
proposing projects in the Harmony corridor and by the City staff and the Planning
and Zoning Board in their review process. These standards and guidelines apply
only to projects located in the Harmony corridor which are processed according
to the criteria in the LAND DEVELOPMENT GUIDANCE SYSTEM as Planned
Unit Developments or to projects in the EP, Employment Park zoning district.
"Standards" denoted by (+) are mandatory. "Guidelines" denoted by (o) are not
mandatory, but are provided in order to further educate planners, design
consultants, developers and City staff about the intent of the Harmony Corridor
Plan. The guidelines describe a variety of ways that individual projects can
contribute to the Harmony Corridor Plan concept. In addition, the guidelines will
be used by City staff to guide the development of public sector projects in the
corridor.
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The Planning and Zoning Board is empowered to grant variances to the mandatory
(+) standards under the following circumstances:
(1) The strict application of the standard would result in peculiar and
exceptional practical difficulties or exceptional and undue hardship upon
the owner of the affected property; or
(2) The alternative plan as submitted will protect the public interest advanced
by the standard for which the variance is requested equally well or better
than would compliance with such standard; and
(3) In either of the foregoing circumstances, the variance may be granted
without substantial detriment to the public good.
Section 8. That the Harmony Corridor Standards and Guidelines document shall be,
and the same hereby is, amended by the addition of a new section to be entitled 'Design
Standards and Guidelines for Neighborhood Convenient Shopping Centers, Neighborhood Service
Centers, Community Shopping Centers and Freestanding Retail Development," which section is
attached hereto as Exhibit "B" and incorporated herein by this reference.
Section 9. That a new section shall be, and the same hereby is, added to the Harmony
Corridor Standards and Guidelines, which section shall be entitled "Land Use and Locational
Standards and Guidelines" to read as follows:
The Harmony corridor offers an opportunity for creating a major business and industrial center
in northern Colorado due to its desirable location, accessibility, available infrastructure and land
ownership pattern. Attracting desirable industries and businesses into the community, and in
particular the Harmony corridor, achieves an important public purpose because it promotes
primary and secondary jobs and generally enhances the local economy.
The focus of future development activity is planned to take place in two major "activity centers"
-- Basic Industrial and Non-Retail Employment Activity Center and the Mixed-Use Activity
Center. Basic Industrial and Non-Retail Employment Activity Centers are locations where
industrial uses and/or office or institutional type land uses are permitted to locate in planned
office (or business) park settings. Base industries are firms that produce goods and services which
are produced for import outside of the city, and thereby import income into the city. Mixed-Use
Activity Centers permit abroader range-of uses including shopping centers. The-distribution of
these activity centers in the corridor is shown on the Land Use Map.
The essence of the Basic Industrial and Non-Retail Employment Activity Center and the Mixed-
Use Activity Center is a combination of different types of land uses along with urban design
elements that reduce dependence on the private automobile, encourage the utilization of
alternative transportation modes, and ensure an attractive appearance.
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Locate industries and businesses in the Basic Industrial and Non-Retail Employment
Activity Centers in areas of the Harmony corridor designated for such uses on the Land Use
Map. Permitted principal uses in the Basic Industrial and Non-Retail Employment Activity
Center shall be limited to:
• Research facilities, testing laboratories, offices and other facilities for research and
development
• Industrial uses
• Hospitals, clinics, nursing and personal care facilities
• Regional, national, or international headquarters of a services-producing organization
• Vocational, business or private schools and universities
• Professional offices
• Finance, insurance and real estate services
• Other uses of similar character as determined by the Planning and Zoning Board (+)
Secondary and supporting uses will also be permitted in the Basic Industrial and Non-Retail
Employment Activity Center but shall occupy no more than 25 percent (25%) of the total
gross area-of the Overall-Development Plan-or-Planned-Unit Development-, as applicable:
If single family housing is provided, at least a generally equivalent number of multi-family
dwelling units must also be provided. "Multi-family" shall mean attached single family,
2-family or multi-family dwellings. All housing must be integrated with and function with
an office (or business) park. Non-residential, secondary uses shall be integrated both in
function and in appearance with an office (or business) park, unless a special exemption is
granted by the Planning and Zoning Board. In order for such an exemption to be granted,
the applicant must demonstrate to the satisfaction of the Board that the granting of the
exemption would neither be detrimental to the public good nor impact the intent and
purposes of the foregoing requirement and that by reason of exceptional narrowness, small
parcel size, or other special condition peculiar to a site, undue hardship would be caused
by the strict application of this requirement. Permitted secondary uses shall be limited to:
• Hotels/motels
• Sit-down restaurants
• Neighborhood Convenience Shopping Center
• Child care centers
• Athletic clubs
• Single family and multi-family housing (+)
Basic (and non-retail)jobs are planned to he the major economic focus of the corridor area. The
standards provide for a variety of retail and services in close proximity to meet the needs of
employees and businesses in the corridor. As the corridor develops, new housing of a mix of
types and densities is anticipated to locate near jobs, shopping, parks and schools.
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Locate a broader range of land uses in the areas of the Harmony corridor known as Mixed-
Use Activity Centers as shown on the Land Use Map. The Mixed-Use Activity Center
provides, in addition to the uses listed in the Basic Industrial and Non-Retail Employment
Activity Center, a variety of retail and commercial uses in shopping centers. If single
family housing is provided, at least a generally equivalent number of multi-family dwelling
units must also be provided. "Multi-family" shall mean attached single family, 2-family or
multi-family dwellings. All housing must be integrated with and function with an office (or
business) park and/or shopping center. Neighborhood service centers, community shopping
centers and regional shopping centers shall be limited to those locations shown on the Land
Use Map. (+)
The Plan provides for a range of retail, non-retail and residential uses to occur in the Mixed-Use
Activity Centers including shopping centers which satisfy the consumer demands of residents and
employees who live and work in adjacent and surrounding neighborhoods as well as from the
community or region.
All retail and commercial land uses, except those permitted as secondary uses in the Basic
Industrial and Non-Retail Employment Activity Center, shall be located in shopping centers.
All shopping centers except neighborhood convenience shopping centers shall be limited to
locations shown on the Land Use Map. Neighborhood convenience shopping centers shall
also be permitted in the Basic Industrial and Non-Retail Employment Activity Center. The
general definition, scale, use and character of neighborhood service centers, community
shopping centers and regional shopping centers shall be as described in Appendix B. (+)
Coordinated planning of a "shopping center" rather than isolated retail uses is the most effective
means of avoiding "strip" commercial development.
Section 10. That the Harmony Corridor Standards and Guidelines document shall be,
and the same hereby is, amended by the addition of a new Appendix "B" to be entitled
"Standards and Guidelines for Shopping Center Definitions" to read as follows:
The following standards and guidelines are intended to be used in the definition
of proposed shopping centers and shall substitute for and otherwise replace and
supersede any conflicting definitions contained in the City Code. These
definitions apply only to shopping centers located in the Harmony corridor.
HARMONY CORRIDOR NEIGHBORHOOD SERVICE
CENTER
General Definition:
A shopping center located in a complex which is planned and developed as a unit,
and located within and intended to primarily serve the consumer demands of
residents and employees who live and work in adjacent and surrounding
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neighborhoods. Typically, a neighborhood service center will contain a grocery
store or supermarket.
Permitted Uses:
• The principal uses shall be limited to grocery stores, supermarkets, personal-
services, business services, gasoline service stations, drug stores, standard or
fast food restaurants, liquor and wine sales, clothing and accessory shops,
equipment rental (not including outdoor storage), hardware stores, video
stores, and uses of similar character as determined by the Planning and Zoning
Board. Secondary uses shall be limited to professional offices, banks and
financial institutions, multi-family dwellings, small animal veterinary clinics,
libraries, youth centers, child care centers, health services, and uses of similar
character as determined by the Planning and Zoning Board. (+)
• The hours of operation of a neighborhood shopping center shall be between
5:00 a.m. and 12:00 a.m. Extended hours may be permitted by the Planning
and Zoning Board if evidence is submitted by the applicant to demonstrate
that the extended hours will not create an unreasonable disruption of, or
intrusion upon, the adjacent residential neighborhood due to exterior lighting,
noise and automobile traffic. (+)
Scale:
• A neighborhood service center shall be situated on seven (7) to twenty (20)
acres. (+)
Generally, a neighborhood service center should occur on 10 - 15 acres.
A center may be larger than 15 acres if necessary to allow for the siting
of secondary uses which would help to create an effective transition from
the adjacent residential neighborhood. (o)
• A neighborhood service center shall contain at least six (6) independent
business establishments with separate public entrances. (+)
G A neighborhood service center continues the City's tradition of having
small neighborhood shops supplementing a grocery store or supermarket.
One building offering several different services or goods is not
considered a neighborhood service center. (o)
• A neighborhood service center shall contain 50,000 to 120,000 square feet of
gross floor area. A neighborhood service center may contain an additional
10,000 square feet of gross floor area of secondary uses (for a total of not
more than 130,000 square feet of gross floor area) if necessary for the purpose
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of providing an effective land use transition from the adjacent residential
neighborhood. (+)
The scale of a neighborhood service center should be compatible with its
immediate and surrounding neighborhood. The placement of secondary
uses should create an effective land use transition between the more
intensive retail uses in the neighborhood service center and adjacent
residential neighborhoods. (o)
• No retail establishment occupying more than twenty-five thousand (25,000)
square feet of gross floor area shall be permitted, except a supermarket shall
be permitted which does not exceed 49,000 square feet of gross floor area.
(+)
Character:
• Neighborhood streets, or sidewalks and bike paths shall lead into and through
the neighborhood service center, so that people who live or work nearby can
conveniently use the neighborhood service center. The neighborhood service
center shall contain a transit stop with convenient and comfortable access to
the uses in the neighborhood service center. (+)
The appearance and function of the neighborhood service center shall be
effectively integrated with the surrounding neighborhoods, not segregated
from them. (+)
• A neighborhood service center should look and function as a "social and
identity" center for the neighborhood. Its buildings should create
pleasant and readily identifiable outdoor spaces, such as a plaza and/or
major walkway, where people can meet, rest, or wait. (o)
• Careful design and placement of buildings and uses in Neighborhood
Service Center can create an effective transition from the rest of the
neighborhood. The negative effects of large buildings, noise, traffic, and
exhaust should be contained within the Neighborhood Service Center.
(o)
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HARMONY CORRIDOR COMMUNITY SHOPPING CENTER
General Definition:
A shopping and service center located in a complex which is planned and
developed as a unit, and intended to serve consumer demands from residents and
employees who live and work in surrounding neighborhoods as well as the
community as a whole. A community shopping center provides, in addition to the
convenience goods of a neighborhood service center, a wider range of facilities for
the sale of goods, such as (but not limited to) food, books, apparel and furniture.
Multi-family residential as well as non-retail employment generating uses (such
as professional offices) may be located amongst the retail component of the center.
Permitted Uses:
• The permitted uses shall be limited to those listed for neighborhood service
centers, as well as discount department stores, department stores, cinemas,
showroom/catalog stores, libraries, and uses of similar character as determined
by the Planning and Zoning Board. (+)
Scale:
• A community shopping center shall be situated on thirteen (13) to thirty (30)
acres. (+)
• A community shopping center shall contain at least ten (10) independent
business establishments with separate public entrances. (+)
A community shopping center continues the City's tradition of having
small and medium-size shops supplementing the principal tenant(s). (o)
• A community shopping center shall contain 117,500 to 250,000 square feet
of gross floor area devoted to retail, service and commercial uses, of which
the gross floor area of each principal tenant(s), if any, shall not exceed 80,000
square feet. (+)
The scale of the community shopping center should be compatible with
its immediate and surrounding neighborhood, while allowing adequate
space for needed goods and services. (o)
Character:
• Local streets (or driveway entrances), or sidewalks and bike paths shall lead
into and through the community shopping center so that people who live and
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work in the surrounding neighborhoods can avoid using arterial streets to gain
access to the Center. A community shopping center shall contain a transit
stop. (+)
• The buildings in a community shopping center should create pleasant and
convenient outdoor spaces including streets, parking lots, sidewalks,
plazas, and drop-off areas that facilitate pedestrian and transit use. (o)
• A community shopping center should contain outdoor space, and possibly
other facilities, which can serve as a focal point for neighborhood and
community activities. Public and semi-public uses may serve this role
by providing meeting places, recreation opportunities, and lunch time
picnic spots essential to the vitality of the community shopping center.
(o)
• The primary access for non-neighborhood traffic should be from an
arterial or non-residential collector street system. (o)
• Careful design and placement of buildings and uses can create an
effective transition into a community shopping center with lower
intensity uses, open space, landscaping, fencing, etc. used to achieve
compatibility with adjacent single family neighborhoods. The negative
effects of large buildings, noise, traffic, and exhaust should be contained
within the community shopping center. (o)
Harmony Corridor Regional Shopping Center
General Definition:
A shopping and service center located in a complex which is planned and
developed as a unit, and intended to serve consumer demands from the community
and region. The regional shopping center contains a wide selection of general
merchandise, apparel, and home furnishings, as well as a variety of services and
recreational facilities. Generally, one or two anchor stores are the principal tenants
in a regional shopping center, but the presence of an anchor tenant is not required.
Multi-family residential as well as non-retail employment generating uses (such
as professional offices), may be located amongst the retail component of the
regional shopping center. (+)
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Permitted Uses:
• The permitted uses shall be limited to retail, service, general merchandise,
apparel, home furnishings, supermarkets, full-line department stores, discount
department stores, drugstores, warehouse clubs, cinemas, showroom/catalog
stores, professional offices, post offices, libraries, residential and uses of
similar character as determined by the Planning and Zoning Board. (+)
Scale:
• A regional shopping center shall be situated on thirty (30) to seventy (70)
acres. (+)
• A regional shopping center shall contain at least fifteen (15) independent
business establishments with separate public entrances. (+)
A regional shopping center continues the City's tradition of having small
and medium-size shops supplementing the principal tenant(s). (o)
• A regional shopping center shall contain at least 250,000 square feet of gross
floor area, of which the gross floor area for each principal tenant, if any,
shall not exceed 80,000 square feet of gross floor area. (+) (NOTE: The
issue of "superstores" is currently being studied by the City. When this study
is completed, the appropriate size of principal tenant(s) permitted in regional
shopping centers located in the Harmony corridor will be reconsidered, and
after adequate public input, this definition may be revised.)
Character:
• Local streets (or driveway entrances), or sidewalks and bike paths shall lead
into and through the regional shopping center so that people who live and
work in the surrounding neighborhoods can avoid using arterial streets to
gain access to the Center. A regional shopping center shall contain an on-
site transit stop or, if necessary in the judgement of the Planning and Zoning
Board, a larger transfer facility. (+)
• The configuration of buildings should balance the needs of pedestrians,
bicyclists, transit users and motorists. The primary focus should be on
vehicular access from arterial and non-residential collector streets. (o)
• A regional shopping center should be buffered from neighboring lower
intensity land uses (especially residential uses) by careful site and
architectural design and placement of uses. Neighboring residential uses
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should be buffered from negative effects of noise, traffic, light, and
exhaust. A transition of lower intensity uses or open space should be
present between a regional shopping center and adjacent residential
neighborhoods.-(o)-
A regional shopping center should contain facilities and outdoor spaces
which can serve as a focal point for neighborhood and community
activities. Public and semi-public uses may serve this role by providing
meeting places, recreation opportunities, and lunch time picnic spots
essential to the vitality of a regional shopping center. (o)
Section 11. That the Harmony Corridor Standards and Guidelines shall be, and the same
hereby are, amended by the addition of a new Appendix "C", to be entitled "Land Use Map" as
shown on Exhibit "C", attached hereto and incorporated herein by this reference.
Section 12. That the regulations established pursuant to this Ordinance are intended to
replace and supersede those locational and land use standards which were established pursuant
to Section 3 of Ordinance No. 96, 1994, and accordingly, said Section 3 of Ordinance 96, 1994,
shall be, and the same hereby is, repealed.
Section 13. That it is the intention of the City Council to, within three (3) years of the
date of adoption hereof, review the progress of development in the Harmony Corridor under the
foregoing amendments and determine whether additional amendments or refinements to the
Harmony Corridor Plan are necessary in the protection of the public health, safety, and welfare.
Section 14. That this Ordinance shall apply to all pending and future applications for
approval of overall development plans or planned unit developments within the Harmony
Corridor, except those applications for planned unit developments that have received preliminary
or final approval by the City on or before the effective date of this ordinance.
Introduced, considered favorable on first reading, and ordered published in summary form
this 20th day of December, A.D. 1994 and to be presented for final passage on the 3rd day of
January, A.D. 1995. —�
ayor
ATTEST:
a
P/
City Clerk
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Passed and adopted on final reading this 3rd day of Januar D.D. 1995.
ayor
ATTEST:
"Ml�,City Clerk - ----
16
Exhibit A
J C URGR}ylE
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C �a
Secondary Uses Without �i. le Potential Regional Shopping Center or
Business Park Community Shopping Center
i
l �
E%i5ting
Regional Shopping
Center
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wn
111 Potential
I�— �IL'L Neighborhood Service
Center
or Community
Shopping Center
{ 1IJa � � I amino
�4JJ DG y
Special Urban Design
Opportunity with emphasis _
on Historical Heritage of Harmony
en a :
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Potential ^y :.: I'
Neighborhood Service 6,:
Center •l�l'i 'I'
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Special Urban Design
Opportunity-Gateway Development
with orientation to natural character
HARMONY CORRIDOR PLAN UPDATE
LEGEND
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Exhibit B
RETAIL DEVELOPA4ENTI
Design Standards and Guidelines for:
NEIGHBORHOOD CONVENIENCE
SHOPPING CENTERS;
NEIGHBORHOOD SERVICE CENTERS;
COMMUNITY SHOPPING CENTERS;
........ ......
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9K!
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Ideally, retail development adds vitality and convenience to neighborhoods
and workplaces without introducing negative impacts that overwhelm the
surroundings. Achieving this in the Harmony Corridor is the purpose of
these Standards and Guidelines.
Design criteria cannot predict the unique potential and constraints for each
site and building. Thus, the following Standards and Guidelines are
intended to establish a direction and a basic level of quality for compatibility
with neighborhoods.
It is the City's hope that the mandatory standards do not limit creativity or
reduce apotentially better design, created by skillful and sensitive architects
and land planners, to a level of minimum compliance.
This section should encourage those who are responsiblefor new development
to thoroughly consider the particular situation, including the surrounding
context, so that each new development complements thepositive'W...!
character of its neighborhood and the community.
This section focuses on three areas: (1)the function of buildings in defining
a neighborhood and the community; (2) site relationships to surrounding
neighborhoods and mitigation of negative impacts; and (3) the mixing of
uses.
Fort Collins already has a development review system that promotes
solutions to these general issues on a city wide basis. The purpose of these
Standards and Guidelines is to augment those existing criteria with more
specific interpretations that apply to the Harmony Corridor.
15
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1. BUILDINGS
A. Massing, Orientation, and Configuration on Site
The purpose of these Standards and Guidelines is to encourage site-specific,
responsive planning and design. The massing, orientation,and configuration
of buildings automatically shapes public space and establishes relationships
and transitions to adjacent land uses. If designed skillfully, buildings can
do this in a positive way.
Buildings should offer attractive and inviting pedestrian scale features,
spaces, and amenities. They should reflect the fabric of surrounding
neighborhoods, rather than a superimposed formula. The cumulative
patterns and connections created by multiple buildings, and the quality
and memorability of their public spaces, is at least as important as the
architecture of the buildings themselves. (o)
I Intimately scaled spaces
far people
shaped by buildings
III
I '
i
III
ORGANIZATION OF THIS SECTION
1. BUILDINGS
A. Massing, Orientation, and Configuration on Site
B. image-, Detail Features, Fenestration; Entrances, Color and-Materials-
2. SITE INTEGRATION WITH SURROUNDING NEIGHBORHOODS
AND MITIGATION OF ADVERSE IMPACTS
A. Access and Circulation
B. Screening and Buffering of Service, Delivery and Loading Functions
C. Lighting
3. MIXED LAND USES
z
Building mass should be shaped by connections to the street and
sidewalk network, and in turn the building mass should be designed to
give deliberate form to adjacent public spaces,such as streets,sidewalks,
plazas, or landscaped spaces. (o)
A center in which the _ L
buildings have beenshaped Harmony/Major Street
by the street/sidewalk _
network, and in In give
siddew e form to streets,sidewalks,
ewalks,nndotherspaces _
Adjacent
Building
Oriented
to Street -
0
'a
Street/
0 0000
Sidewalk S O
Network
Ji J�O` Adjacent
L
1 r lI Crartstnoral
Space for I Uses-Residential,
Lauding Contained Once, or Mixed
Between Bldgs.
Buildings Oriented
to Street Leading In
`® From Neighborhood
— --- r
Consider orienting some buildings in multiple-building centers to streets
leading in from the neighborhood,ratherthan to the arterialor collector
street. This can create an inviting transition into the center and
accommodate neighborhood-serving uses with lower visibility needs and
traffic impacts, such as daycare, shared mail pick-up, office, coffee
shop, and other similar uses. (o)
Residential use buildings, whether solely residential or mixed use,
should also be used to create an effective land use transition between a
center and adjacent neighborhoods. (o)
Where it is not possible or appropriate to extend streets or sidewalks
directly, building mass can still shape definite, pleasant connections to
adjacent land uses. (o)
Pedestrian ways and
spaces in a center of about
96,000squarefeet,shaped
in part by offsets and
articulation in building
massing.
,nil, •,,,„���.,� .,w,re+ assing.
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Independent network of
Smaller Shopsandpedestrian
circulation-for _.. ---�— ---- -- spaces shapedby buildings
i A Window Shopping" — —t �.
'i inacemerofabout120,000
square feet; streets and
�(� � '�• - IU' paths lead infrom all sides.
Recessed Space
(i
for Loading
h Anchor
I. � Stores 11 �
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Major Street
Consider distinguishing the different businesses or activities in the
center with variation in massing rather than through detail features and
fenestration alone. Consider slipped-plane offsets, recesses and
projections,reveals,harmonious variations in roof shape or height, and
vertical extensions at focal points. (o)
7
A possible reason not to use the preceding guideline would be to allow
a single building mass containing several small businesses to shape a
deliberate and pleasant overall outdoor space, such as an animated
pedestrian walkway or arcade. (o)
leadiagrenua-depace vs. FnTd
pleasant auldoorspace vs. Qresidual space le(t aver
from parking and m
unarticulated buildings [♦ {1 0 cp
I
Arcade
Shops i l
Aninialed `Pedestrian
Walkway
AfST
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Building massing and configuration shall be established in such manner
as to provide aesthetically appealing appearance and convenient access
on all sides, and not merely from the arterial or collector street. (+)
Back side of a Center
showing building massing
that complements adjacent
` residential use.and creates
a convenient access point
for pedestrians and
bicyclists
/ Walkway
Connection
Building massing shall create a transition from the edges of the center
inward. To achieve this effect, smaller and lower building mass shall
be located near edges of the center where adjacent buildings are smaller
or residential in scale. (+)
Retail Center Residential Use
W1llY
Where buildings are adjacent to single or multi-family residential uses,
rooflines shall be of a similar or lower height than the residential
rooflines. (+)
The street access system must be designed in such a way that no "short
cut" is created that attracts non-neighborhood traffic through local
neighborhood streets. (+)
B. Image,Detail Features,Fenestration,Entrances,Color and Materials
The purpose of these Standards and Guidelines is to assure that retail
buildings contribute to neighborhood identity in a positive way and
complement the image of the community.
Create visual interest and appropriate scale with rooflines or cornices,
dormer or clerestory type roof features, and elements such as arcades,
canopies, arbors, awnings, pilasters, and expression of bays. Trees and
their shadows on walls may be used to add interest and improve the
pedestrian scale of buildings,particularly when deliberately designed as
part of the architecture. Consider enhancing pedestrian spaces with
architectural details for interest, ledges or sills for sitting, arbors or
canopy structures for shade and shadows, planters and window boxes
for life and color, and other similar features. Windows and window
displays, with aesthetically pleasing night lighting, may be used to add
interest and animation in appropriate areas. (o)
Generally,rooflines adjacent to residential uses should be relatively low
in height, and sloping roofs should emphasize long, horizontal lines,
form overhanging eaves, and have hipped rather than gabled ends or
a combination of hipped and gabled ends to complement surrounding
neighborhood character. (o)
Where it is not practical for buildings adjacent to residential uses to have
low rooflines, other prominent detail features should be included that
break a taller building down into stories to relate to residential scale. (o)
Where the rear sides of shops in a center face adjacent uses or streets,
consider adding some design detail to service doors and windows to give
the appearance of a "friendly" entrance oriented to the neighborhood
circulation network. The intent of this guideline is to avoid facing the
neighboring use with unattractive service doors and security lights. (o)
"Friendly"treatment Of uxnleo "I". wgeesnsw¢�
nvuwurni rr..urwul M11.11Vr_nr.+ruw
a service entrance Icw,mew or nru'vnuo I"Jn r ve FIAV.
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The sides and backs of buildings shall be as attractive and interesting
as the front, where those sides and backs are visible from adjacent
properties. (+)
Buildings must have sloped roofs,Offiffiffimmeornice treatment,
or both. Large sloping roofed areas must have multiple planes with
features such as overlaps andvaried peak height,offsets,and harmonious
variation in form. (+)
Sloped roofs combined with
Cornice Detail corniced parapet features
Building entrances must be placed and designed to give clear orientation
from the main avenues of approach. Entrances must be highlighted with
facade variations, porticos, roof variations, or other integral building
features. (+)
Predominant exterior colors must be low reflectance,muted,neutral or
earth tone colors. Colors other than these may be used for accent and
emphasis of focal areas. (+)
All architectural elements and detail features must be consistent or
harmonious among multiple buildings. (+)
Adjunct appurtenances such as vending machines, express mail drops,
teller machines, newspaper dispensers, and other similar items must be
incorporated within the architectural theme of-the center: (+)
23
2. SITE RELATIONSHIP TO SURROUNDING NEIGHBORHOODS
AND MITIGATION OF ADVERSE IMPACTS
The purpose of these Standards and Guidelines is to provide a harmonious
relationship between land uses; to achieve the benefits of having goods and
services convenient to neighborhoods and workplaces while minimizing any
negative aspects of retail and commercial development.
A. Access and Circulation
Where possible, retail uses should be tied to the surrounding
nei borhoods and uses by extending streets, sidewalks and paths
into the center, thereby allowing residents and
workers to convemently walk, bike or drive to the center. Such
connections highlight the importance of having an attractive, inviting
appearance on the sides and back of the center. (o)
Path extending into a qa� D��--
center from adjacent
residential use
0
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Pleasant street vistas should be created to reinforce the direct connections.
Streets should serve equitably the needs of the motorist, the bicyclist,
and the pedestrian;and the center should share some of the neighborhood
streets and sidewalks with buildings fronting on them where possible.
(o)
24
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Although the pedestrian
traffic at this location is _
not a critical part of this -
center's business, this 1�/
landmark building
oriented to the street
and sidewalknetwork
gives afriendly
y U vJ
appearance and creates <
a focal point for the
whole area
Architectural elements such as arcades, arbors, porticoes, and plazas
should incorporate and enhance access and circulation. Architectural
elements and the site design should incorporate focal points such as
information kiosks, drop-off/pick-up points, and bus stops. (o)
A center with -
architectural elements
that incorporate
circulation ways and
landscape spaces
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a O
S
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The development shall provide convenient pedestrian and bicyclist
access to the center from all sides where people live or work. (+)
B. Screening and Buffering of Service,Delivery and Loading Functions
To the extent possible, delivery and loading functions should be
accommodated within the general layout of the access and circulation
network, including delivery to the fronts or sides of buildings where
practical. Loading dock access,truck parking, and other concentrated
operations should be located out of public view,yet located and designed
carefully to mitigate potential impacts on adjacent land uses. If possible,
contain such areas in recesses or between buildings within the Center.
If this is not possible, provide screening and buffering with perimeter
landscaping, landscaped islands, and walls or fencing. Adjacent to
residential areas, consider posting signs asking operators of delivery
and service vehicles to shut off engines. Where driveways and walkways
cross these areas, landscape islands should be used to organize the
circulation. (o)
Neighboring uses shall be adequately buffered from the negative effects
of noise, traffic, and idling trucks. (+)
Loading docks,truck parking,storage,meters,HVAC,trash collection,
and other service functions must be incorporated into the overall design
theme of the building and the landscape so that the visual impact of these
functions is contained out of view from adjacent properties and no
attention is attracted to these functions by the use of different or inferior
materials than the principal materials of the building and landscape.
The design treatment of these areas and functions shall not create
unsightly "secondary" or-"backside" areas: +)
C. Lighting
Lighting should enhance the overall aesthetics of the site and buildings.
Consider the appearance of interior lighting through windows so that
the lighting does not detract from the nighttime appearance of the
facade. (o)
Consider the use of ornamental pedestrian light fixtures in pedestrian
areas, and the use of residential style fixtures near adjacent residential
land uses. (o)
All lighting shall be designed to achieve the intended effects without
creating glare that impacts adjacent uses. The lamp source of light(light
bulb) shall be shielded to reflect downward and not off-site. (+)
3. MIXED LAND USES
Provision of most of the necessities of daily life within walking distance helps
to reduce the number and length of car trips and vehicle miles traveled
(VMT);allows the young and the elderly to gain independence of movement;
and increases the chances for social interaction.
A mix of uses and services consistent with the Definitions in Appendix
B is encouraged in centers. The variety of uses should be used to he►p
shape the transitions into centers from nearby residential areas and
reinforce the integration of centers and their neighborhoods. (o)
A neighborhood censer
with a full range of uses
including residential
77
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1 -
�.._ ._. _
Exhibit C
i I IIIII;_II
Ic a
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Secondary Uses Without
Business Park �I`�Ihl'�i ; ��� Q Potential Regional Shopping Center or
rJ� I ff 1I III 1, �� Communi Sho in Center
I nil l'11�1111 i � ty PP 9
Existing I
Regional Shopping
Center
r- II
AA, _ .. d. II it
1 Potential
Neighborhood Service
Center
1' or Community
Shopping Center
M n,R.. ..
p� _
Special Urban Design I)
Opportunity withwent ge of is- �
on Historical Heritage of Harmony
Cr
Potential �, :__��• �: : : :
Neighborhood Service ' V
Center � . . . .
: . . ate
r � r
Special Urban Design
Opportunity-Gateway Development
- ^ a with orientation to natural character
HARMONY CORRIDOR PLAN UPDATE
LEGEND
L. B331C MCI and NOn#eten
NRIVII center
MIxad UN FCWItytantar
_ NeIalabborbmaBervl[a Canter �1
- Nelebbbrhaad Canvenledce center
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