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Home My WebLink About011 - 02/07/2006 - AMENDING THE HARMONY CORRIDOR PLAN AND THE HARMONY CORRIDOR STANDARDS AND GUIDELINES AS THEY PERTAI ORDINANCE NO. 011, 2006 OF THE COUNCIL OF THE CITY OF FORT COLLINS AMENDING THE HARMONY CORRIDOR PLAN AND THE HARMONY CORRIDOR STANDARDS AND GUIDELINES AS THEY PERTAIN TO 'REGIONAL SHOPPING CENTERS" WHEREAS,the Council ofthe City ofFort Collins,by Ordinance No.28, 1991,adopted the "Harmony Corridor Design Standards and Guidelines"; and WHEREAS, by Ordinance No. 187, 1994, the Council amended the Harmony Corridor Design Standards and Guidelines to include not only standards and guidelines for the general design of the Harmony Corridor but also to include standards and guidelines for the design of certain shopping centers and retail uses in the Harmony Corridor, as well as land use and locational standards and guidelines for all land uses in the Harmony Corridor and certain definitional standards and guidelines; and WHEREAS,the owner of certain lands located at the northwest comer of Harmony Road and Ziegler Road has proposed an amendment to the Harmony Corridor Plan and Harmony Corridor Standards and Guidelines to add a"regional shopping center"within the"mixed-use activity center" located at the northwest corner of Harmony Road and Ziegler Road,which would be in addition to the previously contemplated uses in such "mixed-use activity center"; and WHEREAS,the property owner has also proposed an amendment to the Harmony Corridor Standards and Guidelines to amend the scale standards pertaining to Harmony Corridor Regional Shopping Centers so that the maximum acreage of such a regional shopping center would be increased from 70 acres to 100 acres; and WHEREAS, the Council has determined that the "land use plan" maps in the Harmony Corridor Plan and in the Harmony Corridor Standards and Guidelines should be amended to add "Regional Shopping Center" as has been requested, and that the maximum size of a "Harmony Corridor Regional Shopping Center" should be increased from 70 acres to 100 acres. NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT COLLINS as follows: Section 1. That the"land use plan"maps as contained in the Harmony Corridor Plan and the Harmony Corridor Standards and Guidelines are hereby amended to appear as shown on Exhibit "A" attached hereto and incorporated herein by this reference. Section 2. That the Harmony Corridor Regional Shopping Center Standards pertaining to the "scale" of the Harmony Corridor Standards and Guidelines are hereby amended to read as follows: Scale: • A regional shopping center shall be situated on thirty (30) to one hundred (100) acres. (+) • A regional shopping center shall contain at least fifteen (15) independent business establishments with separate public entrances. (+) • A regional shopping center should continue 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. (+) Section 3. That the Harmony Corridor Standards and Guidelines for"Lifestyle Shopping Centers" are hereby amended to also include "New Regional Shopping Centers," as shown on Exhibit "B" attached hereto and incorporated herein by this reference. Introduced and considered favorably on first reading and ordered published this 17th day of January, A.D. 2006, and to be presented for final passage o e 7th day of Februai Mayor TTEST: 1 6.4,LA City Clerk Passed and adopted on final reading this 7th day of F ary, A.D. 2006. / � w Mayor ATTEST: City Clerk EXHIBIT A .• c " d q. C • • •�( " •• c Z C C C L I, `o y 2 Cox Z t • map C J ! 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New Lifestyle and Regional Shopping Centers The unique and high-quality site and building design of major new Shopping Centers in the Harmony Corridor reflect the special value the community places on the Corridor as a development opportunity and entryway into the City from I- 25. eenmris, -- a e __eenseoig. These standards are intended to ensure that if a lifestyle or new regional shopping center is developedee4 it fulfills the purposes of the land use designation. The purposes include adding a significant and different new element to the City's retail mix, thus enhancing the City's fiscal health. 1. Framework of Streets, Drives, and Walkway Spines Clear, Continuous Pedestrian Network. Building sites shall be formed by a system of connecting walkways, plazas, and courtyards. These pedestrian frontages shall form a continuous network and a clear, shared focus for building orientation. Shoppers shall be able to directly access all buildings and central features and gathering places of the center via the pedestrian network. (+) 1 Street-Like Drives and Parking Blocks. Off-street surface parking shall be configured as a combination of 1) street-like parking drives with angled or parallel parking and tree-lined walkways; and 2) discernable parking blocks bounded by streets, drives, or walkway spines, with tree-lined sidewalks. (+) Street-like drives with convenient parallel or angled parking along building frontage can make the pedestrian areas more active,calm traffic,and impart a feeling of a town center street as opposed to a typical parking lot edge. Shoppers will typically have the potential opportunity to park relatively close to the front door of any store, and yet also conveniently walk from one store to another. In other words, the layout of the center is conducive to both the convenience shopper with a targeted destination, and to the browser shopper with time to walk around the center or visit more stores. (o) 2. Grouping of Buildings Along Pedestrian Frontage Non-Linear, Pedestrian-Friendly Site Plan. The site plan for a Center is not a simple linear line-up of stores, as often found in a strip shopping center. A site plan for a Center shall display creativity and flexibility in site layout to achieve the following objectives: • Buildings Clustered Along Walkways. Buildings shall be brought together to form visually interesting pedestrian frontages that feature main entrances to the buildings. To the maximum extent feasible, remote or independent pad sites, separated by their own parking lots and service drives, shall be minimized (single-tenant buildings on pad sites are allowed, but must be 2 brought together along pedestrian frontages in accordance with this standard). (+) • Multiple Buildings_ The site plan shall create multiple corner(end-cap) sites, by housing the Center's retail stores in more than one primary multi-store building. (this does not include the separate, single-occupant buildings on pad sites, which are often occupied by freestanding restaurants or theatres). (+) 3. Very High Architectural Program, Level of Finish and Detail Variation and Ouality. The architectural program for a Center shall emphasize the individuality and unique storefront design of most of the stores in a Center, giving the impression of a place built over time. The program shall include varied building heights—often used as a means to differentiate individual stores; high quality building materials (e.g., natural or synthetic stone, brick, tinted and textured concrete masonry units, stucco, high quality precast and prestressed architectural concrete water-mana ed EIFS, woodwork, architectural metals, Two examples of high quality architecture setting the standard for overall design of a Center. Mixed Use Buildings. Centers often include mixed-use dwellings and other multi-story buildings to add vitality to the center, add drama and interest to the buildings, and reveal and capitalize on hidden markets for office and residential products uncommon in suburban markets. (o) Examples of mixed use buildings integrated into a Center,along with other positive elements such as d streets and street-like drives with parking that lead into or through the Centers. I : I 1� nui 3 S" f 8 c, ?!4 t 9ii4t'e; it WMMWd 4. Very High Degree of Finish in Hardscape and Landscaping Relatively Greater Amount of Landscaping and Pedestrian Enhancements. A Center typically incorporates a significant amount of landscaping, community amenities, and pedestrian enhancements that result in common areas considerably more lavish than similar areas found in typical shopping centers. (o) / Y k ifwpt I ni:4!t+ 4 t t , Raised planters,sculpture,furnishings,paving,and plantings are all designed,built,and maintained with a high degree of attention and quality. Landscayine. A Center shall incorporate substantial amounts of on-site landscaping that exceed the minimum landscaping requirements of the Land Use Code. On-site landscaping shall include landscaping along all walkways or integrated into the walkway space with tree wells and raised planters; and in 4 conjunction with central features and gathering places, and both around and within surface parking areas. In addition to such permanent on-site landscaping, a substantial amount of seasonal plantings (e.g., flowers in raised architectural planters and containers) shall be incorporated in order to provide color and variety to the grounds and enhance the pedestrian/shopper experience. (+) Xeriscape Design Principles/Regional Character. Landscaping should be developed to express xeriscape principles and characteristics appropriate to the North Front Range (this may include relatively lush plantings requiring significant watering, such as flower beds and lawns, in appropriate high-use areas). (o) Pedestrian Amenities and Enhancements. A Center shall, to the maximum extent feasible, incorporate the following features to ensure a high level of ambience for shoppers: • Very wide (8 to 15-foot clear) sidewalks,particularly adjacent to buildings, Incorporation of quality pavers and enhanced concrete treatments into pedestrian areas, • Street furnishings (e.g. benches and trash receptacles) • Pedestrian-scale lighting along walkways and access drives • Outdoor service or seating areas • Gardens, container flowers, and other supplementary landscaping • Fountains and other water features • Sculpture, murals, and other public art • Overhead weather protection elements (e.g. arcades, canopies, awnings, umbrellas over seating, and double entries for stores) • Full-time security during the center's operating hours (+) 5. Central Feature or Gathering Place A Center shall contain facilities that establish a focus for the Center, and that can also serve as a focal point for neighborhood and community activities, gatherings and meetings, and passive recreation. Such facilities shall include a pedestrian plaza, courtyard, or small park, containing a total of 6,000 square feet, with such features as seating, an information kiosk, a water feature, a clock tower, special plantings, an outdoor playground area, a gazebo, an amphitheatre or performance stage, or other similar features and amenities. Alternatively, this standard may be met by another such deliberately shaped area and/or a focal feature or amenity that, in the judgment of the decision maker, adequately establishes a community gathering space or facility and a focus for the Center. (+) 5 Such facilities shall be highly visible,secure settings formed by the framework of streets,drives and walkway spines,with direct linkage and visibility to and from primary buildings within the Center. (+) Any such facilities shall be constructed of materials that are equal to or better than the principal materials of the building and landscape. (+) Ay®� w aenp Example of a multi-purpose central feature/gathering place with landscape and hardscape elements. 6