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HomeMy WebLinkAboutSMITH INVESTMENTS, LUC TEXT AMENDMENT REQUEST - CCN ZONE DISTRICT - 32-02 - CORRESPONDENCE - APPLICANT COMMUNICATIONthus 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 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 proximity 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 News 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 spur 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 See Volume 7 -Number 5 of the July/August 2002 New Urban News. 3 (2) The trend towards larger supermarkets is evident in Fort Collins. See The Northern Colorado Business Report, "Chains out to bag 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 provider, Steel's Market, filed for bankruptcy protection, while there have been a number of supermarkets (but no grocery stores) built: Wal-Mart Supercenter at Mulberry/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 fine enclosed summary of Front Range trends in grocery retail prepared by King Soopers, Denver Real Estate Division. (3) Allowing a supermarket use in the C-C-N Zone benefits the residents of North Fort Collins and North Larimer 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 Larimer County. North of Prospect: Existing Supermarkets - King Soopers at Taft/Elizabeth, Albertson's at College/Willox, Wal-Mart at Mulberry/Lemay, Safeway at College/Mulberry 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 Lemay/Drake. Proposed — Albertson's at Harmony School 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 JUSTICICATION FOR LAND USE CODE TEXT AMENDMENT Currently the C-C-N Zone allows grocery stores defined as: "Grocery store shall mean a retail establishment 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 course 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 grocery 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 2000.1 1 See Supermarkets Beefing up Store Size by Michael Tubridy, July 28, 2000. • 2; u- riff, 13. on :rids bearn�, heav'• a -ou.^.dacout. -arc is.de:as'ac s ::r.:e halt ae time that traIfc -1:' 7 o , : c cr a 1-real signal- tzed intense_non. accordin•S to :althcrt:e. Rcurdabouts give nse V. 'halt :he lurncer of ac- denrs car regtarar'.-:ems -ins. he adds. • 1aSVralc_nneMrsttee^.which angle ou"m ar:=mthe tillagecenters into "te L-' ;u .dirsg meendalneigl;- bordtcoy's.: ro%-dhtg �on%v timt actiti s ! for an. `�i -, c :;�, and pedestrians. ! Caithcr_e sacs his urban network idea iris ee-al - e-coiating for about rive years. It esponds, he says, to a critical need — ensr:r.^g +',at :vaikable :ter; : bcrheods _t irm a :egrenat gird. "ver- sions of '.Lie idea iave been incorpo- rated _r s h151--r-t. For Chicago Me^cpciis _0Z0, a private re- gicnal piannine effort. Caithorpe - sociates 4eveloced an urban nenvork pmpos l aimed at iMani.-zt i; gowth in alas outside (=-acaetr. In .an _:iiu. Cartner^e = iarred for the !ntersecta-un of ,ou: ane-wav streets at a villa-ze green..At Issaquah iiighdartds. east of _earfe. a =ian by Calthe a includes a 'town center.- whic_h in his tort tinuioYv means a center containing higher -density housing, azure retail. anal a .oncentra- tion of offices. That cenrer is to be at the intersection of an areral (even- haally traveled by _u) 000 vehicles a day) and the entrance to a community that ill :'cave 33110 housing --tits. C*ve-all. Calthcr,_e'i ut; an network does prorde an aite--nacve o whathe des—ibes as "the slow. jve_•-;c:led in- tersecticns of our startdar::. si=aiL-ed arte_rais." :h_: u er..a . e Is sufficiently indmare n ecaie to srark widespread enthusiasm among Zew uzbanists-en-nains to ce _eon. • TND law compliance picks up L. WARD LYL=S �sconsin s smart growth law required, among other provi- cities and villages with popula- tions above :? CC to adopt a model tra- ditional nerghborhood development (TND) ordinance by January 2W2. Tne idea behind he starewide model ordi- nance —a unique concept — was tore - move a big '-amer to developers to pro- posing TNCs. Se cause holding land be- fore it de•:eioced is one of the biggestcos z� or _eveiopers, few would take a c:,ar.:e cn..rocosirg a TtiT) if the local ,; :cce did not allow it Ceve!cct:r: :re :e!uctant to fight city hail over ^ges :o lot sue, building setbac:ci, s•r 2t:dhs, ar.d other de - tarns. C.:r% • 4uburbarl develcp- rrent ..mcst prcrtabre mute. 7 .. - is chat if :orttr,.ur., 1 nes ..^•a ^anC^s. more iuiz, prejet:i .. _ - -rueOwd. So. �w• _. _ '•',iscansin communi- ties doing w ;Jr n adopting the new ordinar.css' 1j1CC Friends of Wiscon- sin, a dnzen Troup chat conceived and i advoc_rcd ',.r :^_• model TND ordi- c?ravismn. 1ccided to follow up with e.icn • pr nc• ,:mmunities. The re- f suits 'n•Ir•: nt r:r:•;rnK but more work needs to be .lone. Twenty-two communities (39 per- cent) of the 57 communities required to have a TN-D ordinance enacted one or have made changes to their exist- ing code to facilitate T Ds. (However, it should be noted that many of :here ordinances simply reier to the model TND ordinance as a guide.) an addi- tional 17 communities 130 percent) are in the development process. The other IS communities reported no progress to 1000 Friends c; Wisconsin, which conducted the sun: ev in June. x02. COMMUNITIES DESERVE SPECIAL ATTENTICN • River Falls passed an ordinance, complete with color photos and :llus- trations, tai!cred :o -t its needs. R.ver Falls has ait�o :r-ared ar. -asiiv sible,'ne ordinance and the prtnc:pies rind oo- jectives of TND, as well as the text of the ordinance itself, available on the web. See ww,v.rfdri.or;/comdev/ eomdev / zuning/ mcl.httrt. • Milwaukee made revisions throughout its entire zoning rude to comply with the TND provision of smart Srow th !a'.v. Milwaukee 's ininI 1 proves that 71t^, :r inarces are for ommurtt:es:h.tt'.v:il ex:ererce inriil ieve!opmenc :n :he Z:rure as well as '.' u e that are - ressmg out into the neighcorng countryside. • although Kenosha has not vet passed its irdinanc_.:ts DredmXary draft :vriI :ncerurate scme of the most :nnuva¢ve asrec-s Jf \en banism planing and design. • In Dane Count•. Fitchburg, Madison, Middleton and Sun Prai- rie, the four communities recIuired to pass an ordinance. are working to- gether :nth ather.etr - it es to �e velop identical or yen: similar urdr- nances ,hroughuut : e-,_1=c: Nota- biv, Sun Prairie was work. ,g on a i\D ordinance :eiere :!^e state :nan.- dared one. anal Wount Horeb, is net required by law `.o deve!cc a T%iD. is doing 3o or. its Jwn actor:. Shnuicant DLO, -less on TNl) ordi- nances has gee.^, made :::he !ast %:ear. and',Vlscoruir, cor:u.-.;:rit-'-es will con- tinue to stove ;cr:vard :n rhis evoiv- ing process. For more information, see the web site w-.vw.lktriertds.org. L. Ward limes s a research &tarn with 1000 Friends of Wisconsirt. Prof. Brian Ohm, Lisa .VfacKinnon, Nick Le!ack and . Dave Cieslewic_ contriout_d. Wisconsin TND Ordinance: Municipal Performance Complied Plan in No reported (22) progress (17) progress (11) Adoieton 3rcaxN!c Asnwauoenen Beloit C. seem; ills Seaver Carn Eau Carre c,:cany Fond oil lac Gernan;e•:m Greenfale Franklin, ititli 3a'r `de:ucn Glendale ❑c:varo 'leenan Greenfield, <encsra "easarr P•ame Mannewcc '_j ^.5 se s•'ore•wcoc Monona vamson -no.Arvers Menomonee =vls '. af'_If l� Niuwalosa Menorrion:e ,sc_r nRarca Mrtwau■ee MUoeeva of Cax ';eex trace:: Onatasxa ,yea Au•; Osnkosn Nmrewafer RaVnr R'rier Fads stevtns 7drnl' Wausau 'Mist Send' sourcer000ioenUl of;mConvo communamvrar reef •e IDI mIdel 1101nance .: a ''on ♦•C:uLH ;u,deoaor. • • e."mmv ;,-of JUI.t • ♦ucu7* 1002 local .irer%,:; s ; e rui^-sane .ra.is that =r:tt r.:r a parr at parallel one - war roads set a biotic aran) when Mel_ error a �illac'e utter. The chief virtue .�i Mr-e "one-way couplets- is that d:ev an- nat-cwer dtan a conven- tional : u: u.: an antral and easie► rcr pedestnan, v cross. They make it possible :o c—eate a _:rid of r ejestzan- scale scws xt :he commercial center: A ccnver.-onal arterial is so wide that stcres on one side of he arterial feel as if they're in a different world than those on the other side. Calthorpe says, drawing on his observation of unwall a6ie suburbs in California and much of he `Xest. One-way couplets car. ;en 2-zte _ .rcre mcimate scale of deveiop-nen:. with pavement as nar- row as _S ieet. Traffic on he couples would move slowly — probably at'_5 mph rather :han the 4= mph that's common on a wide arterial. Because the cou,iet would be narrow, the buildaags lining it could define the .•rent ivace. making :t :eel more Like an ,1utd�xir roan. Calthorpe's presentation of the ur "_,an network at C`Z K stirred strong ociections. t-ran designer Andy Kunz said one-way streets that pro- r,ei tame voiumes of o amc duough communities like Alexandria. �'ir- -nia. are 'not livable' — thew repel pedestrians and residents by generat- ing too much noise, fumes. and dirt Calthorpe replied that unlike the hard -charging three -lane one-way streets in Alexandria. his couples would be limited to Iwo lanes of t•ar- tic and :would ave neck-dou s. Lim- ited lane widt:s. and nvo lanes of on- st.eer parkin; to iurher tame tht. e ai- fic. If three lanes of moving t:amc are proposed or if paraIlei parking isn't allowed. "don't do it,"'he advised. CONCERNS ABOUT RETAIL Peter Katz, author of --he 1994 book Tire Neu, Urbanism, ar- gued that split - A Calthorpe road diagram shows transit boulevards and local arterials with one-way couplets going through town centers. 414 117 tint a \ :llage �ommet::ai ; nrer :nto two parallel ore -way <r'•eers of them with 'iusinesse. an it — 'spreads out the retain and -eau es :5 ritalitv.' Cal thor -e 14erend&d --ke Xn- cept by stiruiat:ni: :hat :.e coupies wouid:eshcrt. hetr:ent:th 'procer- tional -o he su_-e or :.he _en -en Others wondered whether Calthorre's :urban nen.•ork unvise;v accepts current standard's of anass -e- Wling and traffic movement that have madesuburban California a sterile er- vironment by comparson co some .; f the less cookie -cinder ie•: elermen, other pars of he cu:tcy. 3v ac.;uc- escng ro wart ar.d :eraiiing :onven- ticns, the urban ,ens orK mac• ^e Z.- Ina, up he runda.;.entai new goal of cease --eat ^ aces. =ome is CNu Y made :t ricot hat :., e%-think, such a comrro:nise ,vitn' Xnven:icr. is not worth embracing. Gilt^,are cited he San Ehjc r-UL: School in San Marcos. California, as evi- dence that his concept in fact forte-s cohesive community desior. The school, he pointed out, will be built close to a one-way couplet, whereas schools rarely come close to nvical ar- terials. One of the interesting points made by Calthorpe is that traffic moves faster on a one-way 25 mph couplet (which perntis left and right turns without complications) than it does on a 43-mph four -lane, two-wav arte- rial where there are traffic signals that stop traffic for 90 seconds at a time. The con.entional arterial has traf c signals that halt through traffic in or- der to accommodate left hums. "Port- land s all one-wav, and ey_•r:bed: raves about For -land,•' he said. Calthorpe's urban network fea- tures these addi .cmai :omnonens: • Transit s. T::ese rut mass crarsih n :❑ �r,:tie:ac right-oi-Way. Caiti"c7e'a"s the com- mon practice of running. ail transit on a route not shared with autu and pe- destrian circulation :s a .T.Istake. "Put pedestrians, vehicles, and transit all together," he advises. "It makes bet- ter urbanism." • Through wa.•a, which carry trick traffic and icrve :ndu;tr:�l arms and "nunwalkible u;cs." J."Y •4"17 3o02 7 Human -scale \Or •ftzr : the knd ;^at `e au, ocates is Srs^.n- t ing to ac^aeve wits. hedted Ment- Somery Ccunn% 3larelard. near he nation's cacital. i-e smart growth strategy or Cc.: ?zr s Glende-ting s spurn rg .:one.^.Cai reinvestrnent in Silver=er-mg, according to the LLI senior :esrarch feilow. That "older suburban dow;itow•n." where stain streets gradually evolved into auto - oriented strips. "is densifying and be- cominz more --nixed-use.'• The shL-t:oward a more mixed -use and cedes': an-rrendly format is likely :e :h:ouamhout -."e ':S, Beyard celiaves. "We're moving b- warc a re_,r:e- aticn of :erailu:g back into `.4e cct-:nu-.i-.:.fitter .t7 years of shopping ce:r:, sealed into an indoor environrten! cerird vast panting lots, we're mop-- g -in :.e occosite direc- tion, toward a much more mature form or de%: elecment." At least :hree different constituen- have reason to challenge the sta- tus quo, according :o Beyard. Devel- opers and owners of retail properties want to protect their investments from hastened obseiescence. Govern- ments want :o vrctect their tax base. And residers " don't like what's hap- pening to -."e stores they've been go- ing to. It affec-s their own property values" as %% eil as taking a toll on he Uvabilit•:.)i he:: Communities.Over- all, he sav,. "%:ere s a confluence of the public:he prvate senor, and reside s : iuvrort of the idea that sorra:c:r.g -as -o ce done." CALTHC?PT'S PLAN C3itnor7 •... = Berkeiev arcraec- who r^. It- :ma ac -cures ; 73n• the rc:n^cr-irecnur. — watchi ; r ....... ; -a:i :o tt•.::va s .^.ew town center', -hat are not adjacent to t high-volurr_ rc ds. A bread ire•. -:um of ideas about cirl :'a! ,orr.e new urbanists I } ' e bt:cn �)rnr^orr.i4 in the p ast 12 to 3 vtar ••en cv Calthorye as • �I..'_--',: r!,rp ,how,, .T'iat a' Downtown Silver Sort:y- ai:in, ?ocve', includes the grocer: s:cre :•_:_r=c :eiow. • _rr r _tact: '.• :.r cc �:ter.^.:� :-.•r^r�' _:z!ali_rr- .:r ::ycr^ce.' hr n•tr.c cut. • 71:: �:�.�St� .CC-1 Y1111;I1� 1� att :r..a^!tt• rcr _ e ^r!_i•:c•: r..�titi' "';at Ratan ,. anti t :i� a cut cn :he arrr ra is. .whererya- ^tent anu ac,es_icir.' Cai:ner:e :raintairs. -Re ailers w ar.r :e ce at n- ren<ec^cns :where =0 'CO C2.^.:C3r5 a day :,ass cv." Ccrsecuent:v, he new v-ccuse�� ;,at newiv deveioctn'z areas ':e `.aid it a::enal SaC6 _ar- 7Cr: a _ene5 Or 'v!La B" ;--n-ers. ! ne 1 retail 'ttt_:e^ 3.alare Ceti? JC ?l.'.•�LQ-ti::are-i"'.. icCd �•�`• ecz�normacaw %:a C;e. a :ad_'e Zen:er reeds a c ter e :Lerner-; .or .vo :e tour scuare rn;les 'a ::,:-,.:Lunt X l0.1 CO peociej, he :atcuiares. C31ti"ore"s �cr,ce_ n.w hic:'t he :gas ducced d-,e "ur:ar, network," c3iis rcr San Elijo Town Canter. curr!rt!y under construction, amploys the one-way couplets concept promoted by architect Peter aitharpe. CANADIAIN EEWAYS. VOLUMC 7 • NUhiOCR 3 JULY:AUGUST 2002 Human -scale shopping still elusive in the suburbs; Calthorpe and BeyTard propose solutions PHIL LANGOON ne stores arc =;.Cccin,a ce-n.te s on.Amenca's roadsides are being abandoned 50 _': �" 2r::ilers :hat residents of ne'_rbv netgnpornccds are T: JtY�J?7 alarmed. Nleanwt ,i:e, a rave Llte newurbanist vision of shoccing — the idea or tuckir; cornmercal areas Lio he centers of waikabie new suburban deveiep- ments — is=rovinz difficult :o car^: out. Cerse�:;zntly, `N' X r Miami Beach broughr an explosion of ideas about how to or.za ize :cads and shopping into a forrn that's both humanly appeal- ing and ec.ror:ic_L'•v realise c. Rezional thinker Peter Caithc re and Urban Land Insrn:re retail expert Michael Bevard approached the problem of roads and reraiiin frcm, differing perspectives. Bevard :ees the spreading deterioration of existing shopping facilities as one dav's Most ds'lurbing retail trends. Enclosed malls, strip centers, big boxes, hale boxes — all of :hose are facing destructive threats from new competitors opening elsewhere along the road. Bevard's :esponse to the escalating vacancy and decay is to urge govern- ments to "e: lne'.ack retail -zoned !and" and "limit the extension of infrastrsc- ture." if iess :and were zoned for retail use, fewer existing shopping areas would be losing heir tenants and :heir customers, he reasons. He argues that public investment .rust :e focused on locations that make sense from both a retailing and a comet unit: point of view. "Use key .ritenec ions to create walkable centers," he urges. "Pulse the de- velopmert" Instead of allowing low -density development to spread continu- ously. � cn `;e-:; "r; an Ness asked Bevard where a "rational" public policy of CONTINUED ON PAGE S The first large :pale tradifional neighborhood development with modular housing is under construction ;n ;,tasks. Minnesota. These homes, affordable for their market, are built in Wisconsin, tn7!:pared in modules. and assembled an site. See article on page 10. At issue: how to make the New Urbanism grotiz Tte 7ior--.e= nee:5 'rice_' de:eio.rers, .7rore r.asearc'!..rr..: s:rony stansars. iome. he �l_�est :.nail tO New U.- banism 's how rO eXcand :t we] beyond its rent .:.:nor sere if `. e (S deveiocmenr ma:.<et. That's theconclus'cn haremerged from a :vide -ran- ng paneland audi- ence discussion of the nirure of New Urbanism at the cor.c'-usien of CNT: X June 16 in Miami Beach. New ur5an develoement's;zrow- irg, but not rapidly enough, most agreed. "Two or three years ago I thought we were on the cusp or a steep climb in entry into the market- place," said 'hank Dittmar, president CONTINUED ON PAGE J Commentary, •.Ge 2 Milwaukee freeway, ..ac 3 Wisc. TNT) Ordinances, ..Ge 7 Garrison Woods, ..Gee a-, o Factory -built nci;hnarhood. •.Goa • :-, , . , � Status of ?OGs, •.:cs I. 3 j Health professionals, ,.Ge 13 Tampa projects, -.Gee is -la iMiami Beach park in8garages, 1 P.Ges 17. 1 a The forecourt, -.cc 17 Departments, •.aes A. 1e-22. 24 Events, ..ae 2+ i Tt is also important to note that prior to 19% there were seven super cent= and twelve club stones along Colorado's From Range. Since 1997 sevmteen additional super centers and six club stores have opened. Typical super center retailers include Wal-mart super Center. Super gmart, and Target Super Center. Club stores include Sam's Club and Costco. These outlets range in size from a typical Target Super Center at 165,000 square feet to a typical Wal-mart Super Center topping out at 220,000 square feet These super centers and chubs 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 departments 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 information that a non -typical 20,000 to 30,000 square foot grocery store would not be able to compete in tday's market Below is a table summarizing the above information. Average New Store Size Prior to 1991 1"1-1996 1997 - 2002 Albertson's/GW 411700 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 569800 599000 TOTPL P.03 Real Estate thwaer UHNI nods • r.o. lc 5W, uwaer. MWM em7 IL t I " .,. tamwral tgnn i IN I I w • 46 Tat" $L. flowm. owwarw am (303) 718a748 • Fa (aa) 7'1s4S&6 DATE: September 25, 2002 TO: To Whom it May Concern FROM: Joel Starbuck Real Fsta ept., King Soopers RE: Brief Summary of Store Sizes of Traditional Grocers In the year 1991 there were 125 conventional retail grocery outlets along the front range of Colorado. Typical grocers included King Soopers, Safeway, Albertson'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 size 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. em AftW C041PAlOES Mneee m RcxyererJp , Dow fts&q IM AMO roan tttrn mats mtm =.GE ***-4 D6 Tuesday, Septerttber 24, 2002 E-mail: BusinessNews;a�colondoan.com Baskin Robbins 'to close Ice cream shop a casualty of Safeway's expansion By PAT FERRIER Patrernb *cal.oiwjn.carn All that stands between Baskin, j/ Robbins, Safeway and a S2.9 mil- Ice Crr=i&lbRrtrt lion expansion at the Drake Crossing Shopping comment. Center is an ice cream The ice cream store fa - hat doesn't want to mous for its R flavors budgp e' opened at the Drake ;. Baskin Robbins Ice Crossing Shopping Cerr, Cream will close its doors ter in May 1994 and did next month rather than i",000 in sales last year, move to the southwest Baker said. side of the plazas at 2160 'This has been a very W. Drake Road. good location for us" Baker Safeway had asked said. "1 don't want people Baskin Robbins. Subway to think Cm closing be - and Yung's Recipes to cause I couldn't make it move next to Papa John's, here." Pisa to clear the way for Baskin Robbins' deci- the 10,000-square-foot ex- sion to close coincides : pansion with other delays in Sale- Yung's moved next way's expansion plans door to Papa John's in Au- The grocery store orig- gust Subway will reopen inally planned to start its in its new spot next to expansion in August and Yung's on Wednesday. finish by the end of the Baskin Robbins, the year. shop directly east of Safe- Those plans have been way, has stayed put delaved until February, A representative of 7 iT Stroh uirL so they don't Croup, which manages interfere with holiday the shopping center. said shopping. there was a pmhlem with Baskin Robbins' he^i- Baskin Robbins' parent fancy to move was not the company. Allied Domecq reason .ror he delay, he Quick Service Restau- said. rants baud :n Randolph. 'We didn't see a way to Mass, which also owns finish what we needed to Dunkin Nnuts :rod Tor arr heiitre :ne holiday,, go'& which is out peak selling Company officials did season" Stroh said. not return phone calls When the expansir n Monday seeking com• and renovaunn a - ment Ished e Legally. Baskin Robbins 60 n alnnrr feet rind must be uut of its current take on a more Conterr location by the end of the rary, rem v Mr t, indIUL year, Safeway spoknmwn m • t ar oc — t.uU^e Jeff Stroh+aid. u"L4 w;; ",,4- If it won't move. that deli_._, only leaves one option: Plan, fur the Peke Close its dtgtr,. Cros+utg Shopping - :cn- Store ..wrier Sherry ter .tkt) ,ill n•r , new Rakereon firmed the store 10410 :wi a,11.1ti. fwv would,hut ,town to Octo- Stji-dmf'.\'.JcrceM PI DIP' her but ctid her lawyer middle t the %hopping had advised her nut to .rntcr proiti•rty. vnuVlLn i, ......I I `_ue�-hat these ref -A 'Paco•), but ,%e ,yrn,'I ix' Icnsfog th,sc until Iver, s:vd firer Itet•nv, dirvc- tor •,f deNQu .oul enotlement for Miller Weingancn. i.ikeb ten:,llr, RETAIL include .1 li, uor sr„n•, hair salon and a saldaiell dl. q,. S ■ "The "andard oonccilirua". o"....' -- ---- saiJ president of \lilla•r T✓ WeinOrtcn. ".lust like um- developer. we're ... making mane efforts to attract some interesting local noon-:me'-pl,lr-tyf,e ten:mts.-' Loss estimates file investment in file *uvs are sayintg is, g . 1 to win ;hare back. thev've sotto provide more collvenlellce — more stores. — Jonathan Ziegler. stock analyst entire projeer at S14 million. flowerer. .\lix-rr.onl pl:lvs ra Illlr' It. ""fill" I"elt If the three sron•s all Jc, else, front tile dclrk,per. Fart 1:alhtls ,t'alll,I ll:l1'e I ` �Ill,t'r- "\Cc 'I :1 net 1111'l'.r1Ileft[ "I markets. including rile 11'.11 \!arc nr SI(I illi" million." Gas said. Super(:QIIt,r Another ernlpelir,r I. Milli r Miller 1\'cingarrcu:% project rnul'1 possible Af %irket I:cnrrv. �n W. binl;'c an nc� city:. willingness ro sligho Drake IGmd. (he sire ,I nt. "1 Ih,• Iv hynd development ,(:I... hrds lirr tire former Steele., }I:,rkers. The 'Iwn,•r f lnn,umy/:orridar. `chick limitsgn,een of nc, pmpa'rty VislI.Fineb C." Iris %lore, to a,l (n11) .(flare feet Mjlhill ❑o[ disclosed plans for the vacant nciOiN,rluwwl centers. Tire Fort Collins I,III I,h tl g, The 14a11ninG :11,11 laving Board was .,Oiled- %ndden surgv of vimin ,led to hear \Ijllur R'ci Ofnrth enufll !,e tied n, the t 4olbcr re•, uesr' tin ,r uuliricatian ort hursda. Noll aneninc of W-11-Marrs Super. after this edifion nt Cenwr sore in Fort Collins. W.A MmI IC or tent f;olnrnrla Rusme:%s Report wcor to tinperCenters include full grocery carer if,f prr:.s. Miller Wcingertcn cmrcnt1v has nil 16-acre site under contract and wit close tin the purchase once it's g:line, approvals from the city. The currcil owner is Western Property Advisors, a real estate investment firm. The shnpphlt;-center alCSigln calls for a "village--sn•le layout, in which build- in4c will face inward..\ similar project bs• Miller Wcing:lrteo is the SMIMIne Shopping (:enter in Parker. which is :mchnred by a King Snopers store. Beery mid. Wft Soopers wards Rigdem Fa In K�MIpers Is a ❑cj de ri ��tNiu se uare-k,nt stare Vicar (he southeest rioter of I1ra a an inn x•r ins roads. adjacent to the 1.IOr)-hunt% lijg, en Farm subdivision. I jcnver developer Kornfuld Kosloskv Properties has presented plans for a1 IYIal(f-square-f,wrr shopping center — including nce King ti(wri,crs store — at a neiglihorh(nkl nmeting. Fort Collins efly planners czlx-ct a formal sahmi rral „f the plan before the end of .svptenllrc r. If so. the project could begin cluf- stnlction by summer of ZIll1.1. Aafewav's interest lies south of I larmony Road. The (:alifornm-h:lscd chain hopes to claim the southwest corner of Skvwev Drive and South College .\venue. Ikevelopers are in the early stages of gaining zoning approval for 'file IN-;icrc titre, which would he the southernmost grmery store In the city, In addition to the chain stores, the former owners n ' ' c's Market In Fort 1 bL)H re close: to op tin, : se c, - nwn p cery frxuNing nn pens Via n e I s. to proposed 3lecle's Fresh Market Is planned for the llarnumv Market, IIx)I H. Ilarmony Itmul. `dlcele's cloned Its (wo Fort Collins supermarkets last rear after he com- pany couldn't emerge from bankrupt- lny. e .isr-`prcmfiiiC a,nrcpr has made the discount giant file nmicn'c \'o, 1 Qmcen• retailer. "Gencralh'. there's a cmv-,rn Ga' hao' much Market share 11':d-\lore's going I,, t take w'jth its SuperCcnrers - said .Jonathan 7-ic4ier, a food and rctlil an:l- Iyst for Deutsche Banff% in Ssn Francisco. " 1 guess what ncvsc cues :Ire s:n'jtt� is. to ,yin sharc hack, fire\ to c.., in provide ,lore ollIenlcIle, -- nunr stores." \.%Bailor cHcor is evident in I rrcclVy, where 11'•nl-\I', rt srl r • I 1 ynlctinn e , •,y S1lWrLQ1UQL-Itcvclr1pers are ncgotat. ind with Safcwav sod one unnslneJ gro- cen. chain to build new srnres bl the city. The result. hicglcr Ix•licccs. is pros sure an prices. -Th- C•y share." 11� %nisL_LL I've,I=s ldud_aL:, c1eTe. I,vt,s %ay Kiuy_So I!CV-, ns tole. tjls'rLSa.i,-n.ii.m►.',>_• d-111ucrtslut:. 11 c_:cSidL'llls of Forr Collins." THE NORTHERN COLORADO "{{���_ •t•tU•-' ':Utfr11M;E1FD DR n'•F'% �:'-'1_LINP CO cL15�6—_1� BUSINESSREPORT 52 Volume 7• No, 26 Serving Northern Colorado. Cheyenne and Laramie Sept. C-19. 2002 Chains out to bag, new stores in FC 13r Robes Baton The Bntinest Reparf, FORT COLLINS—'rhrcc snpernmr- ket gl:uns are sizing up new Creations in Fort 0,11i n. feeding sry'cul:niou of a uew grtlecry war in the cite. .\Ihcrisnn•s. King tioorcrs and Safcw:ry have each started planning Grr etnres that wnWd pmhahly Ire built in late 2tn1,1 or early J'nN7. In each case. Analyst: Mal-,llart success stirs groceg mpansion the store would be the cliain's fourth in Fort Oillins. Allrcrtson's appears to be the first in line. 'rile Idahu-based �raca•r has agreed to huild n store m file Ilarntooe School tihnps, n proposed nci�hhnrhood shnp- ping center at the northeast atmcr Ilarmnne and llmlkvhne mods. If citt officials :iprrme the prmec�, .\Ihcrts+rds wmdhc -Utw 2 1I UIrt 11_•-lont More It, nitellnr the Ilannom' �,chnnl Sh-gts. NlillLr 11'cingarfcn ReAll\'. the Itcuvcr-hascd n•al o>teR• Ivxtlolvr ilmi's ImiNuin, site shappin: ccntcr. has pr-,I .Kvd a In�,nrnr.,,la:nc41�11` c ,let 1111JI161 to rgvn ill calk NOW 11w Impring tt•ut•:r ;,I nl< include la non ..,piarc feet 4•r nu>ttll:otants n•r:ul y.,,•_ nxtd pad mite, i.•rr 011•I10- ;.air, mill rqn resrntranu. ' l\'-' -: h:l,l .r lot of mtcrca tin the See CROCIM. 29A store size. ,:onstructicn and equipment costs for'he retail industrv..ndicates that new store size rose from 51.550 sq. ft. in its 1999 .-eccrt 'o 6.225 sq. tt.:his year. Second, the numcer of items n a sueermarket also comes ;nto plav_ in 1999. this number averaged-40.»33. up -rem _30.,000 *,he rncr year. accereing 7 c.-N11. anv or the new items are vanations on current Imes. wrtn it ,event favors. scents. or pacxage sizes The factors that are driving supermarkets to increase size. including diversificaticn and expansion or product lines. are also being reflected in other segments of retail. Chain yore Ages Hhysicai aupperts Census snows that new -store size gains were also on the rise among department stores. home centers and specialty apparel stores. The question of supermarket departments that are contributing to the space surge can best be answered by analyzing food and non-food departments. Larger supermarkets enable chains 'a'ure customers -with, treater varieties of `red as they rend off competition *,rem other retail tvpes—supercanters• warenouse clubs. drugstores, convenience stores, category :killers such as pet stores. and the much - ballyhooed online groceries. Store -prepared meals. for instance. allow supermarkets to step onto the home turf of restaurants. while such fare as soy -bases desserts, fresh soups, and herbal drinks equip them to contend with such specialty store types as greengrocers, butcher shoos, and gourmet boutiques for high -quality, fresh food. (For an analysis of the boom in organic foods in supermarkets, please see the Research Express article "A Hot Consumer Trend: Organic Food Goes Mainstream.' http:!/www.icsc.ora/rsrch/researchexoress/06302000.html). These additions may call for more than just expanded shelf space; they may also necessitate more room for such support operations as more checkout lanes, new kitchens, even in-store restaurants and 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 this tendency, many supermarkets —notably Jewel Food Stores, a unit of Albertson's—are providing on -site gas pumps. However, supermarket size may be approaching an upper limit as a result of two factors. First, supermarket chains are still not sure how'arge they can build stores before shoppers tire of long walks down many aisles. Major chains such as Royal Ahold and Grand Union are concentrating on the 60,000-80,000 sq. ft. range in the belief that sizes larger than this may require time -pressured s" topers to spend more than an ricur in the store. Second, sales productivity weighs heavily in the plans of chains, as they try to calarce the spacicus. pleasant atmcsphere created by wide aisles and attractively -laced assorted gccds against the reed to maximize sales per square 'cot. n ccnclus+cr. -,rcwth in sueermarket size accelerated from 1998 to '999 st a rate nct 'seen cefcre in the •7ecade. T hat increase Tay ce the result rf an excerimental pvase. :een not .:niy m supermarkets cut aisr, r. er'}pes retail estaciishments :hat are seeking to stay alive in a far more competitive environment. Diversified and expanded lroduct lines in bath feed and non-fcrd departments have been essential pars rf the experimentation in supermarkets. It will bear watcrnng whether the same magnitude of innovation continues over the next year or two. 28 July 2000 Vciume t Number 2C Supermarkets Beefing UP Store Size By Michael Tubridy Over the last decade, larger supermarkets nave redrawn the °ardscape of U.S. stnp centers. As anchors of neighborhood aro community centers, sucennarkets nave impacted the size of these Centers oecause of their own need for mere space. With more than 40.000 out of J-1,000 snooping centers throughout :he U.S.. neighborhood and community centersin turn are a major part of retail development. With this in mind. ICSC examined the topic of changing sizes in supermarkets. We asked several questions: Has this trend accelerated or decelerated more recently? What factors might be behind this direction? Are any particular store departments contributing? Data from the Food Marketing Institute (FIMI) annual publication. Food Marketing 'ndusUy Speaks. disc!cse a -evealing patter aCout .r,dustr; store size (h_ttp://www.fmi.org/facts_Tigs,,kevfacts/s,,cresize.nim).:Nledian total size of existi esta to W Annual increases throughout most of the 1990s ranged from 1.6% to 06.4°5. Then, from 1998 to 1999, median store size advanced by 10.7%. (Please see Chart 1 below.) Chart 1 50 40 30 20 10 MEDIAN TOTAL SIZE OF A SUPERMARKET, 1990-1999 (in thousands of sq. ft.) J' Ila 90 91 92 93 94 95 96 97 98 99 SOURCE: rCCO MARKE i,NG !N0US7RY SPEAKS. !99t-_C00 ;FCCD MARKETING INSTITUTE". `his trend might be explained by other statistics. = rst, there is a strong likelihood that much of the increase comes from new stores being built rather than old stores being expanded. From 1989 to 1999, toe numoer of stores ooeratec by chain supermarkets :rew by 19 57; vPi filet .cse coeratec ov ,r: ecer•;ent supermarkets -Gained by !?,7',; i :cording tO Progrr;Ssiye Gr, cer .Llagaz:ne ; ;ee :re!r annual rec crs :)f the grocer/ ,ndustry published :n the April 1989 and April 1959 issues.) Chain supermarkets are more likely than independents to be larger. As the older, smaller stores close, new, iarger ones appear to be filling the void. The Physical Supports Census" published in Chain Store Age's July 2000 issue (http:/iltrN'N.chainstoreage.com), which examines PROPOSED LAND USE CODE TEXT ADMENDNIENT DIVISION 4.15 COMMUN rY CONEMERCIAL — NORTH COLLEGE DISTRICT (C-C-N) (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) CommerciaMetail Uses: 1. Convenience retail stores with fuel sales. provided that they are at least three thousand nine hundred sixty (3960) feet (3/4 mile) from the nearest convenience shopping center and/or convenience retail store. 2. 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. FAN 1'C.LAL\SMrm INVESTMLNTS%PROPOSED LAND USE CODE TEx'r ADNIENUMEXLdoe Cameron Gloss September 30, 2002 Page 2 Please call if you have any questions or need additional information to process this request. Sincerely, SMITH INVESTMENTS L.L.C. By: 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 SMITH INVESTMENTS L.L.C. P.O. Box 1028 Fort Collins, CO 80522-1028 September 30, 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 2.9.3(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. Y: 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.