HomeMy WebLinkAbout1988-110-09/20/1988-DESIGN GUIDELINES NEIGHBORHOOD CONVENIENCE SHOPPING CENTERS RESOLUTION 88-110
OF THE COUNCIL OF THE CITY OF FORT COLLINS
APPROVING AND ADOPTING DESIGN GUIDELINES
FOR NEIGHBORHOOD CONVENIENCE SHOPPING CENTERS
WHEREAS, the citizens of the City of Fort Collins have a strong desire
in achieving and maintaining a visually attractive community; and
WHEREAS, the City Council has identified the need to adopt guidelines
for the desired level of site, landscape and architectural design quality
for neighborhood convenience shopping centers; and
WHEREAS, these guidelines are established for the purpose of
implementing and interpreting the absolute criteria of the Land Development
Guidance System (Section 29-526 of the City Code) ; and
WHEREAS, the general public has had the opportunity to review and
comment through various public hearings during the process; and
WHEREAS, the City of Fort Collins Planning and Zoning Board reviewed
and unanimously recommended approval of the design guidelines for
neighborhood convenience shopping centers attached hereto as Exhibit A; and
WHEREAS, the Council finds that the adoption of the design guidelines
for neighborhood convenience shopping centers is in the best interest of
the City in protecting the public health, safety and welfare of the
citizens of the City.
NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY OF FORT
COLLINS that the the Design Guidelines for Neighborhood Convenience
Shopping Centers be and hereby are approved and adopted.
BE IT FURTHER RESOLVED that the Planning and Zoning Board shall within
one year of the date hereof audit the success of said design guidelines.
Passed and adopted at a regular meeting of Cit C until held this
20th day of September, A.D. 1988.
Mayor
TTEST-
'A )Pk �"- -L
City Clerk
Exhibit A
4 DESIGN GUIDELINES
4.1 Intent
These guidelines were established for the purpose of implementing and inter-
preting certain criteria of the Land Development Guidance System; and are
intended to provide ecneral direction for the desired level of site, landscape,
and architectural design quality for Neighborhood Convenience Centers. These
are not intended as absolute design regulations, but as guidelines that do not
assume to predict all possible site specific conditions or design opportunities
and constraints.
4.2 Building Coverage
The goal of these guidelines is to allow development to occur at an appropriate
level of intensity that is sensitive to adjacent residential areas, and reflective
of the overall aesthetic values of the community.
- Maximum combined coverage of buildings, parking, drives, loading/service
areas, gas pump canopies, and the like generally shall not exceed 55
-65% of the gross site area, unless higher than normal quality landscape
and architectural features are included.
- Landscape coverage shall, in general, be not less than 25 - 35% of the
net site area. Depending on site specific conditions, adjacent uses, and
the intensity of landscaping proposed, more or less landscaping may be
deemed appropriate.
- Remaining site area may be utilized for entry/identity structures, special
hardscape/site furnishing areas, other specialized site features, additional
landscaping, or increased building or parking coverage if especially high
quality site, landscape, and architectural design elements are proposed.
4.3 Building and Parking Setbacks
The goal of these guidelines is to provide genera► guidance for the placement
of buildings, parking areas, and site activities so as to have a beneficial impact
on the adjacent neighborhood.
Minimum building setbacks from public rights-of-way shall be as follows:
• 50 feet from any major arterial right-of-way;
• 40 feet from any arterial right-of-way, and;
• 25 feet from any other street right-of-way.
Minimum building setbacks from other land uses shall be:
• 20 feet from the property line of any residential use;
The treatment of this setback is of critical importance. Adequate
landscape buffers and screening are particularly critical.
• 10 feet from property lines of nonresidential uses if site conditions
indicate that screening and/or landscape buffers are necessary, and;
• 0 feet from property lines of nonresidential uses if site conditions
indicate that no screening or landscape buffer is necessary.
Minimum setback of gasoline pump canopies from public rights-of-way
shall be as follows:
• 40 feet from any major arterial right-of-way, and;
• 25 feet from any other street right-of-way.
Minimum setbacks of gasoline pumps canopies from other land uses shall
be as follows:
• 30 feet from the property line of any residential use;
• 10 feet from property lines of non-residential uses if site conditions
indicate that screening and/or landscape buffers are necessary, and;
• 0 feet from property lines of non-residential uses if site conditions
indicate that no screening and/or landscape buffer is necessary.
Minimum setbacks of parking and drives from public rights-of-way shall
be as follows:
• 25 feet from any major arterial right-of-way, and;
• 15 feet from any non-arterial right-of-way.
Minimum setbacks of parking and drives from other land uses shall be as
follows:
• 20 feet from the property line of any residential use, and;
• 5 feet from property line of non-residential uses, except a property
line between buildings or uses with shared parking areas where 0 feet
is required
4.4 Circulation and Parking
These guidelines are provided with the goal of encouraging safe and efficient
vehicular circulation, pedestrian movement and parking.
- Traffic circulation patterns and ingress and egress to the site shall be
designed so as to minimize the impact on the adjacent neighborhood.
- The site shall be organized so that there can be a smooth flow of vehicles
in and out of the site as well as easy access to the various activity areas.
Acceleration/deceleration lanes and/or traffic medians shall be required
where existing or anticipated heavy flows indicate need.
- Entrances and exits shall be placed in accordance with City requirements so
as to minimize interference with off-site circulation patterns.
- Circulation at gas pumps shall not conflict with access to parking, interior
vehicular circulation or access to and from public streets.
Provision shall be made for emergency vehicle access.
- Parking shall be provided in at least the quantities recommended by the
City parking guidelines. Generally, parking for Convenience Shopping
Centers shall be provided at a minimum of 3 to 4 spaces per 1000 sq. ft. of
gross floor area. All parking areas shall be designed to city standards.
- Parking lots having 15 or more spaces shall provide parking for the physi-
cally disabled. In addition, bicycle and motorcycle parking shall be
provided.
- Bicycle parking should be provided near building entries, but shall not
encroach into pedestrian walkways.
- Parking areas shall be screened from views of adjacent streets and residen-
tial areas through planting and berming. Walls of a material similar to and
compatible with the primary building material may also be used for screen-
ing parking and circulation areas.
4.5 Storage. Loading/Service Areas
The goal of these guidelines is to discourage the construction of unsightly
storage, loading, and/or service areas.
- Loading/service areas shall be designed to include space for ingress and
maneuvering. Service to underground tanks shall not conflict with site
access.
- Service to the fronts of buildings is generally acceptable, and frequently
encouraged.
- Larger loading/service areas, refuse containers, and the like, located on the
side or rear of buildings, shall be hidden from view from adja-
cent streets and residential areas through the use of intensive planting and
opaque screening walls.
- Outdoor storage and display is generally discouraged.
4.6 Fences/Screening
The goal of these guidelines is to provide guidance for the screening of
unsightly site elements - such as trash receptacles or mechanical/utility units -
from public view. Fences and walls may also be used to guarantee privacy to
adjacent residential uses.
Screening walls or fences shall be at least five (5) feet, but not more than
eight (8) feet in height. Lower walls may be used to help screen parking
and circulation areas.
Fences or walls shalt be constructed of a material similar to, compatible
with, and complimentary to the primary building material and architecture.
(Chain link type fences with or without wood slats or other inserts are not
an acceptable screening device.) Fencing shall not impair traffic safety by
obscuring views.
Decorative or protective wrought iron type fences may be allowed when
incorporated properly within a site plan.
- Long expanses of fences or wall surfaces shall be architecturally designed so
as to avoid monotony.
4.7 Landscaping/Streetseapes
The goal of these guidelines is to assure that Neighborhood Convenience Centers
present a landscaped appearance that is compatible with adjacent residential
areas, and complementary to the image of the community as a whole.
- Plant materials, fences and walls shall be utilized to:
• Provide screening of undesirable views;
• Compliment the architectural form of the building;
• Define walkways, traffic circulation, special use areas, and building
entries;
• Provide a pleasant driving experience;
• Soften the visual impact of large paved areas;
• Soften the edge between a parking lot or street and the building,
and;
• Mitigate the impacts of lighting or other negative influences.
Landscaped islands in parking lots shall be at least 15 feet long and 9 feet
wide, and include at least one ornamental or shade tree. Shrub ground cover
is also highly desirable. Not less than 6% of the interior of any parking
area shall be landscaped.
Streetscape treatment shall include deciduous canopy trees in concert with
berming or other screening devices to conceal parking and circulation areas
from public view as needed.
Planting beds, conifers, and ornamental trees shall be used to accent entries
and signage.
Signage and identity structures shall be incorporated into the landscape
design.
Generally at least 75% of the landscaped area shall be softscape (live plant
material) as opposed to hardscape (walks, patios, etc.). Plant materials used
in planting beds shall achieve approximately 75% coverage within 2 years of
installation.
Installation of trees and evergreens at larger than minimum City standards
may be necessary to achieve buffering or Streetscape effect in some circum-
stances.
4.8 Hardscaoes
The goal of these guidelines is to emphasize the importance of pedestrian
facilities in these centers.
- The construction of plazas, patios, outdoor seating and the use of higher
quality walkway materials - especially at building entries - is strongly
encouraged.
- Special paving materials (brick pavers, stamped concrete, paving stones, etc.)
shall be used to define pedestrian circulation through parking and vehicular
circulation areas.
- Use of fountains, sculpture, special site furniture, and other special
pedestrian amenities may be considered as a trade-off if other design
guidelines cannot be met due to specific site constraints.
- Paths and sidewalks shall be provided to assure that pedestrians can move
safely and conveniently both on the site and between the site and the
neighborhood.
On-site pedestrian movements shall be oriented to points of off-site
pedestrian activity, for instance, off-site walkways, crossings and bus stops.
4.9 Outdoor Lighting
The goal of these guidelines is to allow outside lighting for the functional and
security needs of the Neighborhood Convenience Center, without adversely
impacting adjacent properties.
- Lighting shall enhance the overall aesthetics of the site.
Security lighting shall be provided, particularly at pedestrian walkways.
- Lighting shall be integrated with the architectural design of the buildings.
Light sources (light bulbs) shall not be visible. They shall be shielded to
reflect down onto the ground and not out onto the streets or neighboring
property.
4.10 Architectural Form. Scale and Materials
The goal of these guidelines is to assure that Neighborhood Convenience
Centers present an architectural appearance that is visually compatible with
adjacent residential areas, and complementary to the image of the community
as a whole.
- The scale of buildings or canopies shall be at an appropriate scale in
relationship to the neighborhood and prevent domination that may over-
power the surrounding area by their size or deny privacy by adjoining
residents. In general, buildings shall not be greater than one or one and
one-half stories in height. Canopies in particular are discouraged from being
designed as dominating or overpowering architectural elements; smaller scale,
lighter canopies are encouraged.
- Forms and finish materials of buildings, signage, gasoline pump canopies and
other accessory structures shall be made compatible with and relate to the
architectural character of the adjacent area.
- All buildings, including gasoline pump canopies shall utilize a uniform
architectural theme.
- The sides and backs of buildings shall be as visually attractive as the front,
especially those sides or back which are most often viewed. Rooflines,
architectural detailing and landscaping are features that should be consid-
ered.
- Quality finish materials shall be utilized. Such materials include, but not
limited to:
• Brick Masonry or stone;
• Decorative Masonry Block;
• Stucco, and;
• Wood siding.
- Predominant exterior colors shall be neutral or earth tone colors. Subject to
review, colors other than these may be used for accenting, trim, and similar
purposes.
- Where sloped roofs and canopies are used, they are encouraged to utilize:
• Wood shakes or shingles;
• Natural clay tiles;
• Slate;
• Concrete tiles - natural texture and color, and;
• Ribbed metal.
All mechanical equipment on building exteriors, roofs, or parking areas shall
be screened from view from all public streets and adjoining properties.
- Vending machines and other site accessories shall be harmoniously integrated
into the site and landscape design.
4.11 Outdoor Sienaae
The goal of these guidelines is to assure that signage is compatible with the
surrounding neighborhood and to protect neighborhood aesthetics.
- Signage shall be integrated into or otherwise visually related to a building
and composed of materials compatible with or similar to the materials of
the building.
- Landscaping shall be utilized to enhance the appearance of ground mounted
signage.
- Pole mounted signs, spanner boards, and signage on gas canopies are prohi-
bited unless specifically approved in advance by the Planning and Zoning
Board.
- The light from any light source intended to illuminate a sign shall be so
shaded, shielded, or directed so that the light intensity or brightness shall
not adversely affect surrounding or facing properties, nor adversely affect
safe vision of pedestrians or operations of vehicles moving on public streets,
driveways or parking areas.
4 12 Other Considerations
A number of other factors are important in the review of a Neighborhood
Convenience Center and determining its compatibility with adjacent neighbor-
hoods. These include:
• Intcnsity of noise and lighting;
• Character of the abutting neighborhoods;
• Size and scale of the proposed Convenience Center;
• Design and arrangement of buildings, circulation, screening and
activities on the site;
• Proposed land uses activities and intensity, and;
• Hours of operation.
It is not intended that the City will consider limiting the hours of operation
of all proposed Neighborhood Convenience Centers. In some circumstances,
however, the operating hours of commercial uses can be a factor in a center's
compatibility with the adjacent residential neighborhood. As a part of the
development review process, the City may limit the hours of operation of the
center and/or specific land use activities within the center. In making this
determination, the factors listed above will be considered.
The City intends to exercise fairness and consistency with the treatment of
other nonresidential uses in applying the above considerations in their review
of Neighborhood Convenience Centers.
413 Phasing of Improvements
If a center is to be built in phases, each phase shall include an appropriate
share of the proposed streets, landscaping, circulation system, parking,
hardscapes, screening, and other site and architectural amenities of the entire
project. The extent of these improvements shall be determined for each phase
of a specific project at the time of preliminary approval, and may not be
based solely upon a proportional or equal share of the entire site. Requirements
for a phased project may include off-site improvements.