HomeMy WebLinkAboutSMITH INVESTMENTS, LUC TEXT AMENDMENT REQUEST - CCN ZONE DISTRICT - 32-02 - REPORTS - RECOMMENDATION/REPORTBuilding/Site Integration
30. Consider using extensions of the building to enclose and screen service functions from
streets, walkways, and adjacent properties. Such extensions can also be used to define
outdoor spaces and entrances. (o)
Variation, not Monotonous Repetition
31. Multiple -building projects should offer variation in individual buildings within a
coordinated overall pattern or "design vocabulary". Variation among buildings should be
achieved by combinations of different footprints, facade treatment, entrances and porches,
and build-up line. Multiple identical buildings are discouraged. (o)
32. Where a project includes multiple, substantially identical buildings, no two such buildings
may be located side by side, oriented in the same direction. (+)
Directional Emphasis in Building Forms
33. Consistent with well regarded formal, traditional building styles of older downtown
areas, buildings should be designed with vertical or a balance of vertical and horizontal
directional emphasis, and not primarily horizontal directional emphasis. (o)
� 1 ■
or
"NotTbis"
Vertical Directional Emphasis Balance of Horizontal and Vertical Horizontal Directional Emphasis
Directional Emphasis
Buildings Adjacent to Natural Features
34. Attractive buildings and outdoor spaces for people to use, and not parking lots or service
areas, should be located directly adjacent to the natural features in this district, to the
maximum extent practical. (o)
35. Adjacent to the natural features in this district, clusters of buildings with modestly
scaled footprints are encouraged (rather than large single footprints). Spaces between such
buildings allow frequent, framed views and a high degree of integration of development
with the site. (o)
14
Relate to streets and sidewalks
25. Buildings should be located and designed to front on and relate primarily to streets,
except in situations where buildings can be located to relate primarily to the large trees along
the Lake Canal, wetlands, or the Dry Creek drainageway. (o)
�.. \. ,i•�nlo.ii .v..�•./■! uls1 f. .u•il;ii Il.��.�
11}•i. Lo.�i.
.. .. .. i 1•u11
to
�� ..
111 a ■■ ► ■. S1;jag
" n
Ross =W
4000
wM � .•
...h.
nisgives form to the street and sidewalk and supports a walking environment by making the public street edge a more
lively and interestingplace than it is where buildings are set behind parking lots and bs f jer landscaping.
26. Primary entrances must face walkways, plazas, or courtyards that have direct linkage to
the street without requiring pedestrians to cross driveways or parking lots. Parking shall
not be located between primary building entrances and the street. (+)
27. Multiple or secondary entrances from parking lots or interior blocks are encouraged.
(o)
Minimized Setback
28. Building setbacks should be minimized. Accordingly, "build -to" lines based on a
relationship to the sidewalk should be established by development projects in order to create
a visually continuous streetfront. To establish "build -to" lines, new buildings should be
aligned with prior established building setbacks .that have been established according to this
guideline. "Build -to" lines for non-residential buildings should be the back of the sidewalk
or within 15 feet thereof. "Build -to" lines for residential buildings should be within 15 to
20 feet of sidewalks. (o)
A possible reason not to follow the preceding guideline would be to create a courtyard, patio,
formal walkway, plaza or similar outdoor space at the entrance.
Also, in the case of large buildings for employment uses that have little relationship to pedestrians
and that have a need to limit ground floor windows, the "build -to" line may not be realistic for the
entire bulk of the building. Such buildings should still be built with at least 30% of one side of the
building brought to the "build -to" line.
Treatment of Exceptions to the Minimized Setback
29. If larger building setbacks that deviate from the suggested build -to lines in #28 (above)
are necessary to accommodate an intended function of the project, or if existing buildings
are further back, the setback area must have landscaping and/or site improvements designed
for pedestrian interest and scale along the sidewalk. (+)
13
Neighborhood -serving mixed use buildings could allow people to enjoy the setting in different ways --
cafe customers, office workers, people using meeting rooms, upper -story apartment dwellers, and people
walking or biking in from surrounding neighborhoods who might stop at a shop. Such a mixed use
building could be an ideal transitional use adjacent to the shopping center across the street.,
Examples of uses that orient specifically to the wetland setting or gain benefit from it include therapy
clinics, preschools, or outreach offices of conservation organizations.
Examples of uses that could incorporate public access are government or public agencies, restaurants or
health clubs with patios or reading rooms, churches, banks, or offices with meeting rooms for public
assembly.
T
0
0
TWO origins -
nearby
neigbborhoods
andbigbway
is
76109QAJ
c,
- Wetland'
Building Clusters that
^� orient to the wetlands
L l and form outdoor spaces
ssrusnae uses / a pe Trip origins-
Landsc
Street and walkway O' Transition Gneigbborboodsnearby
layout emphasizing viewr
and access into the wetlands.
Country Club Corners
Shopping Center —�
Plan diagram of site showing buildings aligned to create pedestrian frontage along Willox Lane, building clusters that
orient to the wetlands, and streets and walkways that emphasize views and access into the wetlands. Buildings also shape
a series of outdoor spaces, from streets to plazas, patios, courts, and pathways.
7
A WII,LOX/COLLEGE AREA
RESIDENTIAL
EXST
Active Streetside Uses
Active streetside pedestrian uses
10. This area has the potential to be a major destination for short local trips, including.
pedestrian and bicycle trips, generated by the housing along Willox Lane and throughout
north Fort Collins. Active uses that capitalize on this opportunity with ground -level pedestrian
activity, such as neighborhood retail shops and services with a high walk-in clientele, are
encouraged. (o)
11. No new auto -related uses shall be located on parcels with Willox Lane frontage. (+)
12. Public and semi-public uses that
orient and offer access to the wetlands are
encouraged. In particular, uses that
ma3+m;ze the benefit of the wetlands as an
open space amenity are encouraged. (o)
Example of a development
with outdoor spaces
oriented to the
wetlands
as an amenity.
6
#+t r-1k VAe Kt 3
SECTION 1. THE INTEGRATED WHOLE: SECTIONS 114 TOGETHER
The character sketch below shows how sections II V of this document (land use, street and
sidewalk system, buildings, and site design), are inseparable when applied to the urban
development of land. Sections II V must work together if they are to result in development
that functions as an extension of the well -regarded aspects of downtown. The sketch is only
an artist's conception of how the various elements could potentially evolve together in a focal
area of the district.
Preserve significant natural
features such as quality tree
stands as part of a park and
open space system
Save existing trees whenever
possible and use as focal
landscape/garden elements
Provide a wide range of Integrate community Create focal community
housing types and densities institutional uses into architecture and locate
the neighborhood fabric these buildings prominently
within the community
street plan _
9
Provide for bicycling and
walking for local area trip4
as well as for recreation and
tourism, with on and off street
bicycle lanes, walks, and paths
Design the street as an inviting,
viable neighborhood activity area
with spacious, landscaped sidewalks
and on -street parallel parking
making the automobile a
manageable part of the streetscape
Enhance streets with circles,
squares and special places to recall
history,give neighborhood identity
and calm traffic
Provide a well -designed fighting
and signing system
Provide a mix of uses and
densities including corner
retail and services for workers and
residents, allow for and
encourage a diversity of
architectural styles governed by
design standards which reinforce
neighborhood scale
1
dORTH COLLEGE AVENUE CORRIDOR PLAN
• 2, u- act on ;-ads -var.ng
hrac: a emu.
J trait - e :one :bar
'a •• :r a n-Twai �i�tfal-
izet: :n:e:se__:d)n, accordin,,- to
Calthcr=e. 1:u:.taeuuts jive ---e y
'hali .`.e -!Umber of act dents' of
• :1�; ral._nrecprscerts.:vitit-i
angx Ju-t Ord .: � m -rt1C tziLlge certtea
into 3x _ram:.u:.,:irg residendalne gi,
! bor oota.: tp.-dutg con% eri nt acct5s
for des. =tc_ cis s. and pedestrians.
Githcrre tars his unman network
i idea Ms for abcur Zoe
years. It e<ecnds. he says. to a ritiLai
nee d—ers -_;:hat,vaikabienei;^:
bcncectis =: .1 egicnal; d. wer-
j sicrt5 Or tie :dea have bee_^, incorrt.•-
rate's �..: a.^.= ...:a:•.Z:^.C:.is a- 'CC
C.tica= %le'+c-clis Z-0:6, a private re-
gional piar_ n,; e!�crt. Caithore _ s-
sccares !e`.'eioced an urban henvork
cnmwl aimed at ot;am.-tag growth
in arras .:utstde C`icaem.
in _ an Lulu. Caithcmv _ tarred tar
the :ntersec"on Jr 'ou: one-wav
streets at a t•tliaete Caen. At :.Ssavuan
ErghL rds. east of �ar_'r. a :an by
Calthurpr irtc!l des 1 "LlIvn ;sorer.:
witic-i Ut us te-,_wunejCzv means 1
center contaimnit i:;:nrr-frnsit:
heustrigr tnure retail. and a concentra-
tion of ofrces. That :enter s o *-e at
the ntersection of an arterial ;et a t_
tually tl veled by 3o.cCO vertices 1
dav) and the en=ance to a community
that .%,;u have 1RO housing -s-uts.
Cterad. Calthcre's ur`ar, network
does prov.de an ai!e_:ac•: e "o whar:.e
des..::ces as "the ilow. Jt'e• w ri i -
ter5emcns of our itarda._. sr_•:aiized
arrerals.'. itl rletne-
sufficiently intimate n sc_le -o ,•park
widespread enthusiast.. among new
ur_^anists:e--^rains b'e;een. •
TND la" compliance picks up
L. w,tAo :. _=s
scorsin`s-smart c-owth law
requ::_d. among other provi-
sions, cues and villages with popula-
tionsabove :=,.;,;0 zradopt amodel tra-
ditiorai ne?.3?i ornoocl development
UND) erdi;.arca bv;anuar:'_C0_ The
idea �ehinti he iarewide model ordi-
nance — a 'rrieue zercept— was to re-
movea artie-bdevelopers mpro-
posing T\.Ls. 3c-=use holding land be-
fore it ;art _e deveioced is one of the
biggest _osz: =or :eveicpe_m hew would
take a -_tar is Jr. proposing a TN-D if
the local 74 :.de did not allow it
Ceve!cpt: ':.::a -e!L=ant to fight dry
hall over ;`.;-r'_s :o :or size, building
setbacks. e- _t :•::des, and other de-
. - r : ` :d::•=i :ubuzban de•re!cc-
n•ent-sr..^cst-.rcFtacte
trufe - - :': '` 3! :1 corr2.^Url-
ne'3 :� ^CCS. TCre iuC:^.
SV. ��•'•� _ ••�iX.;nsin communi-
ties doing �c :1r n adopting the new
ordirarc'_ ,' i•;1:=riends of 'Niscon-
sin,acm.zi.:r. ;rl:up:hatconceivedird
advcc_%t r mi;d'el TV0 ordi-
nance r-av:,,.,n.:c•;-tied to follow up
with e.nt- r )rn.nuriltics. The re-
sults ...•r.: r.; -ing but more
work needs to be done. _
Twentv-nvo commurices 139 per
cent) of the 37 ccanmunittes :ecuired
to have a T\U ordinance enacted one
or have made charges to their exis,
ing code to facilitate T-Z)s. (However,
it should be noted hat many of hose
ordinances sirnpiv refer to the mcdei
Tv-D ordinance as a guide.) .fin addi-
tional 17communities (20 percent) are
in the development process. The other
IS communities reported no progress
to 1000 Friends ei i.V!scorsin, which
conducted :he survey in,one. X02
COMMUNITIES DESERVE
SPECIAL ATTEN TIC N
• River Falls passed in ordinance,
complete wit:, coicr :::ores and dlus-
traticrs, tai!cred :o tit .ts seeds. 2:ver
Falls Pas ai�,C :7eareQ art-
sible. aser-•r , ^dl r..- :c-cr : •he
ordinance and -ne 7r!;%:pies anal .:b-
jectives of T NO, as w-ll as the :ext of
the ordinance itself, avai!abit! on the
web. See vtv v.:tcitV.Or�:'eomde•:/
comdev/ zuning/ tnd.hta.
• Milwaukee made revisions
throughout its Entire zoning ,tide to
comply with the TND Drovisicn .rf
smart Ininu.
_�rC_.narcns are
Cr Mmmuruces .till -x_-V^.retie
innil .ieveiocmenc :n :_ne .L'^a Y as
well as +:C_`t' that are : mss:nx out xro
the zeigrborng .'curtm-sit e.
• Although Kenosha has wt _ter
passer! ':ts or ar t e.::s :nyi^ tear.
dratt :v:iI :nc_^orate ierae Jr 'ne
most 2'a ovalave ast:-e-c-z Jr New
banism riarmrg and zesl_n.
• In Dane Coup Fitchburg,
Madison. Middleton and Sun Prai-
rie. he :our commuices :ruuL--ed —0
pass an ordinance. are wor"ng to-
gether :r. ! ot:.e-
ve!oe idenac_i or : e simEa: Jrdi-
nances ` u,c out : e ; •jnr.: Ncr_-
bit•, Sun ?:alne was work.i'._; „r a
T.'17 ord?:.ance =escre a irate:nar.-
da:ed ante. anti Mcunr Horeb. '.t `
is nor :ecu:rec :v `a:v :e Qe`:eicc a
TND.:s dcun; so Jr.:L -torn czar=.
i:-irrcan -c_--=s; ;r. TN- orci-
nar.ces has =een m_de
and WLcor.:ir. _or:y urir_es W,_`
trrue .o mote in -his e•: oic -
ingprocess. For rcre inionna6cm see
theweb site w.v v.1kf ends.Jr�.
L. Ward Lies a .r resesr_it intern :quiz
ICCo Crrr.tds or vVi can_cn. Prat. sr:mr
Cher. Lisa ` _-cK:nnan. Nic:: Le?::c .tnr
Dare Ciesirnc= car.:r:c::rc i.
Wisconsin TND Ordinance:
Municipal Performance
compiled
Plan in
No reported
(22)
progress (17)
progress (11)
Wotemn
3reane:a
Alin'waucenca
Beloit
a'acena=7us
Seaver',arn
Eau can
=:x-c_:7
:cane
i`•9iQ a Ue
iernanxwn
�1reemmie
Franuin'.
;teen ?ar
`aelticn
Gleeaa:e
.c."Ir-
'leenin
GfeMliela'
Sencs. i
�'ersari Fame
M VftVCc
•.a :::::a
Sccre•nccc
ei11132na
tgc:scr.
'•(j Givers
itenomanee-llls
'.tar":wr-
Niu Maicsa
Menamome
•nor,-•-•.:
�r ,;:ran arc;
Nilnau■te
on"Un
N"r.«I"s
osnaoin
'Nnifl! yVtr
-
Rac:na'
Arm fills
Stevens ,'vnt'
wausau
'Neu 3ena'
14we '0Co;nenvl li'mc..nno mmmumnel:-1r
•peer •sine rxr• :,e,nincf .: j •an
au,aeeoar. '. e, ..mar. , ;.
ItULr • ♦t;cUST aco2
7
I
locai :r.-.._.. :e rui`-;are �1a�
that a :au of parallel am
way ZNaas ser a Slat:- ararf when
diet• err xr a :'llace .—_nret The z tiei
vir.'aC 4 these -%one-way coufles is
that e! ar__ -arr �%ver than a ccnven-
tienai =u; u-_ ar, ame^-al and Mier cr
pedestnars :o cross. T:-.ev make it
possible :o %---ate a .rid oi^edesctar.-
leaie streets .n t.e _ommerc:W _enten
A crce^:oral arid-^ai s so wide
that stores on one side of the are.^.ai
feel as :f they're in a different world
than those on d e other -side. Calthorr e
says, drab rng on his obsem-aticn of
unw•alkabie subu.l-s in California and
much of The 'Xest. Cne-wav couviets
can I -cre in=are scale _ i
deveiu; mar:.:v:_ paverne-nt as uu-
row• as _S tee:. 'n=Ec on " e couelz5
would rove slowly — probabiv at =7
mph :a:he::;.an '.he z: mch that's
j commcn on a :.:de artenaL Because
the cou:le- would be narrow, the
buildin s :fining it could define the
ctn trace. max:rg :t iel mute aX
an : urdoor ttvm.
CalLhor-_ce'i = resentation of the
:-.an network at O;L `C stirred strong
octections. gran lesignrr Andy
<un` said ore -way sleets that :tor
^ei :arge vaiumes of saffic duouch
communities like Alexand.-ia. Vir-
=ia. aid "not livable' — dtey tege!
pedestzans and reside tts by gene.-at-
ing too much noise. fumes. and dire
Calthorpe reviled that unlike the
hard argirtg three -lane one-wav
streets in Alexandria. his coucies
would be limited to ;xvo lanes of .;af-
nc and would ^at a necC de«rs. lim-
ited lane widths. and thvo tires of on-
s 9et vat*tc rt_ :c fur_he::a^2 --he -ai-
cc. If :hree lanes of moving =Ec are
proposed or if parallel parkLna Sr.'t
allowed. "don't do it," he tic"s2;.
CONCERNS ABOUT R�TAIL
Peter Katz. author of :he 1994 beck
Tate New 'lraartesrn, ar�aed hat split -
A Calthorpe road diagram shows transit boulevards and local arterials with one-way
couplets going through town centers.
C cum:1 '.'•�a,e mrer.:.:i :enIIer :ntc
two parallel me -way <r errs — Caen
m or them with �iusinesse% an Jr -
- "spreads out the .-e=; and -ecucft : m
rtaiirt:'Cal thur-e-le.•enar•.+.:fir �n-
�T7t bt' iti, u acnz ^, :r :x .ouclie-
would �_%eshcr-.7-etr:enzth ':rcr:-
ticnal -a :he size cr :i`e _erl.e-
Others wondered whet.^.er
C.althor`•e's cyan
-accepts zurrent standarcis or .mass
tailing and mar ie zeov2^ ent hat nay2
trade siburban `aiifc^.ia a sre^tie a^=
virenme.^.t bv. comca::scn x scrne cr
the less cock e-_at-er :e•.-eicc rnen
other pars if :he _ c.: 3%- aca:::-
es.=a :o =ay:c art ; :e-a�-- ng conye::-
tiers, the r^^ar. nenv o:k -:a•. _e r
irg up me undame-n.ral neW s:bares:
,Cal of =ea`nz zrear :'L:C25. _core 1.
Chi: X made :t _:ea::hat .2!'
is not :vcr_h embrac•_ -z.
C_lt.cr=e meted J'r.e 3ar. -=i;c
School in San.la--os. r r 'orua. as ev-.-
deice tar his concet:t in ;act ;esters
cohesive community desi-n. Th2.
school. he cointed out, will :e Suitt
dose to a one-way coupler, 'whereas
schools arely come Close m n-Vical ar-
terials.
One of the interesting coirts made
by Calthorve is that traffic moves
faster on a one-wav ?= aich ccucie-
(which permits left and right turns
without complications) than it dces
! on a 43-mph four -lane, rwo-wav are-
j tial where there are traffic signal tha: '
stop traffic for ?Q seconds at a time.
The conventional ar.eral has ya-c
j signals that halt through trafFc in or-
der to accommodate left turns. "Per:
land is all one-w3 , and ever:bod•:
raves abuut Por-tar.•_'," he said.
Calthcree's urban renwork fea-
tures these addincr..:i :orr nnen.ts:
• Transit z-
mass :. �astt w ......
nght-of-way. Caithcr^e A-.-s :he :ore-
( coon practice of running rail transit on
a route not shared with autu and pe-
destrian dr_ulaticn '.s a .r.utake. "P•:t
I pedestrians, vehicles, ar.d transit all
I together," he advises. "it makes bet-
ter urbanism."
• T•nroughw.n•a, whtc'.'t carry hack
traffic and wrie arras and
"nunwal'kable
JUIY &JOUST I70j I'%
Human -scale
"am ••.:I
the ;Qnd -_�%at -e _,&C rates S S'. Z -
ning:0 ac Neva heCt'ed Mcr.o-
gomery �__::rtz-v. Mzrviarc. near _ e
naticn s .act:ai. ine smart growth
strate-- Jr -`t. ?1rs Giederting s
spurnx..g :enenc:ai mnvest:nent in
Silver =cC, 3C-_3Hin,t :o the C.7-1
senter-°23rch :e'low. T.,at 'older
suburban downrow•n.- where main
sneers graduaily a oived into auto-
orented st::Cs. is �tr^S;^.'r'Y� 1nt: -e-
com:nz more =_Lxed-use. '.
The Dtv3re a II1Ute mLYed-use
and vedes mar.-riendly format s
likely rc _ ._::h._—ug:^.ouc h e S.
Bevard =e! 2t es. "We're movng to -
ware a :e_-::e adcn of retailing bacx
into the C!::.:�W 1:•,:.�":e' 40 vear5 Jr
shopping :e= g 4e3ied :fro an ndcer
em-ircr�:e^::e:r:c •: ast.aricirt; lots,
we're sot ii =.e occcsite +irec
tion, towar= a much more mature
fora Ji •'e 'elc=Mert.
At ieasr .: ree ±L:=e-enz consrr3en- '
des have reascn to zhallenge the sta-
tus quo, ac:ord:.ng :o Bevard. Level-
opers and Jw-ne:s of retail proper^es '
want to protect their investments :
from hastened obsciesct> ce. Govern--`
ments want :o .rcret: their tax base.
And residents "ion t like what's hac-
peeing :o ;`.e stores they've been gc-
ing to. It 3rf°r:s their own property
values" as •..-ell is taking a toil on he
livabili:-: ji =r:::ornfnunities.Over-
all, he s a confluence of
the public «_:::r. --6e private ser_:or,
and tesidLr:s ;:7 succort of the idea
that some:-.—g .as :o be .lore."
Downtown Silver -y ]I-11-1 :0.:7!'.
includes Ile ;nc_r:
Le �t �:�C.^.:5 .^.l`r^.r•� .�2•.11I_rC5_ .
vcrnre. ' ne crtr.� gut.
• 7t:^iC2:1:>' a)C1i Zraj;.^.•• 1i an ..
.:i
ratt`r siC_. t. nere .t _ 7rrre "r•t r
'anta::.s."Qe ,lersc:eIt--I-
:e:�2t-crs
c 1^2s Jr "t iIlas2 •:2r.:ea.
B-iCCC-'i:C'1.'^1-Xe: :C__
2:: rUr3Clil •• f:3C:2. 1 i:1 ,-2 _e^:2C ..
:';v :C
!Q. C0 �ec.iei. ^e _aicu:aces.
C3lthor_•e'5 zonc2^r, -whh ...12 ..__
iaCCet: the .'t=ar. netts or'x.:' dada .Cr'
San E:ijo Town Camer.:urr. act!,/ inter :onstruc:ion. employs the one-way couplets concept
promoted oy arcnrte:t Peter :althorje.
CALTHCP?^'S PLAN
"
Calt:7,.r-
- .^± Serkeiev lrchitec-
who .^.l,..i . -
_ ..! roe lC-•cc3^L� -�.
the :� • _
- ...., r. _. _:rec::ur. —
wltc:ttr
:U :ratty.: :r. ..^.l'•.V
town tinter":
fait are 'lot adjacent `o
high -velum_
%-•'s.
A ba:ad
,ce .::1m of Ideas about
�� i
shopctr•f
: ,.,r new urbanists
have be:en or:,r. w:r. in the past 10
gi
to T, vvr
, .•gin r+ C11th.ar:r as
t
wa rc: •fit_..^;:
—
r
_.
CANAD1A N
EEWAYS.
HOLUMC 7 - NUM95R 3 . . JULY�AUGUl� 20C2
Human -scale shopping still
elusive in the suburbs; Calthorpe
and Bey and propose solutions
,NIL LANC-.C..sN
zeitcresarcir.occingc?nrerscR.aaier'ca"iroadsides are arigabandoned
s0 :eside.^.is or near``y-w;ghCcr:,CCC"j are r7wu-a
alarmed. Nieanty^L'2, a -a cute new urran-st visiOn of ihocpir,g— the idea Ot
tuckin.a _--mme:ca! areas :nito 61-e �e^.te s of .vaikacie ne�v ;ueu:�an tee: a:ec-
ments — is di, c—_;it :o zarn out.
CCnse::uenc CVU X Ln "limmi 3each :--rough: an dxp!cs:OR Ct ceas about
how t0 Jr?.'.: 1Z2 :--aL:s and ihocoina x= a Corm that's both hurnaniv acceal-
ing and '_t_'.CI 1 Cali`: :calls C. R2g:Cnai --I _C2r Pete: CaitRcr7e and l,rCan
Land Ins-Z-=e retail zxperr Ntichae! 3evard approached the probiern of cads
and re'.ailL^. Tcm 1L':enn` perspectives.
Beyard lees the ipreadin; fete^.Oration of existing ihcpeing facillces as one
`daV s most disco bin— retail --rends. Endcsed mails, st^p centers, biz ores,
: boxes — all of :hese are ,acing destnuctive threats from new _omcetitors
opening elsewhere along the road.
Beyard's :espor.se :o the escalating vacancy and decay is to urge zovern-
ments to "-nurse tack retail -zoned !and" and "limit the extension of :nirastruc- :
tore." If less :and were zoned :or retail use, fewer existing shopcing areas would
be losing -1 eir tenants and :heir customers, he reasons. He argues that pubiic
investment must =e focused on !ovations that make sense from both a retailing
and a con, :r uni y point of view.
"Use kev .ritenec-ions to ,:.reate walkable centers," he urges. "Pulse the de-
velopmen.:•' instead of allow•ir.g !uw-density development to Spread :ontinu-
ousiy. w cR Ir 'roan Vr:vs asked deyard where a "rational" public policy of ,
CONTINUED ON PAGE 3
The first large :ease traditional neighborhood development with modular housing is under
construction in :haska. Minnesota. These homes, affordable for their market, are built in
Wisconsin, ors -:parsed in modules. and assembled an site. See article as page 10.
At issue: how to
make the New
Urbanism grow
rite noce^:r : feeds 7:c-_
de=eie^ers. nor? rest:.-_...:'.:
5tnn3ystar.::ram. JC_ r^a:; :C io^re.
The bi_zest ^.ate^3e :e New i r-
?arus,—. :s how .o 'xLand .t we.:
beyond i� ^cr i:-.are f :re
I-] de': e]Ccmenc man -a-.
ffom a tvnCe-mnz. nz 7aR21 anz aUc.-
ence discussion of the .`Lure Jr New
L rband5m at :he conclusion of CND
X june 16 :n IvGarni Beach.
New u:�_-an develocment :s ., Ow-
irz, but ncr racidly enouzh, most
ag:eed. "Two or three years ago I
though, we were on the cusp of a
stew climb in 2nt^r. inro the .market-
place." said Tank Dittmar, president
CONTINUED ON PAGE J
Commentary, -.cc 2
Milwaukee freLnvay, -.Ge s
Wise. END Ordinances, -.Gc 7
Garrison Woods, -.ac3 3.1a
Faetarv-built .tenihanrhood-
-..ae7 • . . : 2
:ta:as ,,f TOOi, -••.co , z 3
N-ealth 7r0fe55iUnU15, -•Gc 13
Tampa projects, -.�c3 IJ-Ie
Miami Beach parkin38arages,
The forecourf, -.re 17
Departments, -.acs +. 13•42. 24
-Events, -.4t 2.
..-iiw-, is
Tt is also important to note that prior to 1996 there were seven super centers and twelve
club stares along Colorado's Front Range. Since 1997 seventeen additional sups centers
and six club stores have opened Typical super crater retailers inrlttde Wal-Mart Super
Center, Super Kmart, 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
fret to a typical Wal-mart Super Center topping out at 220,000 square feet. These super
centers and clubs offer low priced goods, bulk items, and the convenience of one -stop
shopping.
Today's grocer must be able to provide a wide variety of goods at'competitive prices, the
specialty departnm is and services shoppers demand, and ample space to provide third.
party services tday'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 S6a:
Prior to 1991
1"1-1996
1997 - 2002.
Albertson's/GW
41,700
.47,200.
53,400
Safeway
46,600
53,500
54,600
Cub Foods
64,300
64,900
65,000
King Soopers
53,000
67,400
66,700
Market Average
489600
56,800
599000
TpTgt_ P. W
If
Real Estate
icci
oon
DMM aa+nMa
Af= • P.O.r.oh: s, oaaec ca Mft M7
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t www mtta i W> lk= • 46 Tajo $L. Doan. Cowab MM
(30) 773431i • ru rAn 7ts-5+u
DATE: September 25, 2003
TO: To Whom it May Concern
FROM: Joel Starblc
Real Estaucept., 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, Albcrtson's (or Grocery
Warehouse), and Cub Foods. The average square footage of a typical store in 1991 was
48,600 square feet. At the time, Cub Foods averaged in size 64,300 square feet, King
Soopers 53,000, Safeway 46,600, and Albertson's and Grocery Warehouse 41,700 square
feet.
From 1991 to 1996 forty-four new stores were constructed or old stores were expanded
and remodeled. The fourteen Albertson's/Grocery Warehouse projects averaged 47,200
square feet. The thirteen Safeway stores average 53,500. The two Cub Foods averaged
64,900. The fifteen King Soopers projects averaged 67,400 square feet in size. From
1991 the conventional grocer had increased average new store size from 48,600 to
56,800.
From 1997 to the present, an additional eighty-five conventional grocery stores have been
constructed or expanded from Fort Collins to Pueblo. Albertson's/Grocery Warehouse
has seventeen new or acquired outlets averaging 53,400 square feet Safeway has
completed thirty-five new or expanded stores averaging 54,600 square feet Cub Foods
constricted 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 *he 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.
40 tnuotl co+uvawes
A*aes an ftaa.ry.
13
am sm AMC
4P*4P,4. _
D6
Tuesday. September 24 2Q02
it
E-maih 9usinessNews 4icolortcoan.com
Baskin
Robbins
;to close,
Ice cream shop a casualty
i of Safeway's expansion
9y PAT FERRIER
PatFarrw,Acoieraaoan :om
All that stands between
Baskin jl Robbins,
Safeway and a S2.9 mil-
IceCn'rmtbibVirf
lion expansion at the
Drake Crossing Shopping
comment.
Center is an ice cream
The ice cream store Fa- "
shop that doesn't -want to
moos for its Jl flavors
budge,
opened at the Drake
Baskin Robbins Ice
Crossing Shopping Cen-
Cream will close its doors
ter in May 1994 and did
next month rather than
VW.000 in sales last _vear.
move to the southwest
Baker said.
side of the plaza at 2160
" rhis 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 I'm closing be -
and Yung's Recipes to
cause I couldn't make it
move next to Papa John's.
here.'
Pia» to clear the wav for
Baskin Robbins' deci-
the 10.000-square-foot ex-
Sion to close coincides
pansion.
with other delays in Safe-
Yung's moved next
ways expansion plans.
door to Papa John's in .4u-
The grocerystore orig-
gust Subway will reopen
inally planned to Stan 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 cast of Safe-
Those plans have been
way. has stayed put
delaved until February.
A representative of Z"n
Stroh said. so they don't
Group, which manages
interfere with holiday
the shopping center. said
shnppinz
there wag a pmbkem -with
Baskin Robbins' Jim -
Baskin Robbins' parent
fancy to move •was not the
company. Allied Domecq
reason fnr *he delay. he
Quick Service Rntau-
said.
rants based in Rartdolph.
'We 1idn't -re a way to
Mass, which uiso owns
finish -vhat -we needed to
Dunkin Donuts and ;o-
Jo nefore •ne nohdays.
go's
which a oas ,or peselling
Company olTiciab did
season.' Stmh aid.
not return phone calls
When the et a i n
Monday seeking com-
an renovation a
runt
is�ve
Legally. Baskin Robb'uu
mitst be out of its current
take on a more Conte ..
location by the end of the
1 rero c n=x. mchttL-
year. Safeway spokesman
to TF
IcIT Stmh +aid.
�rwry wsri-
If it wodt move. that
elL
only 4avcs one opaun:
ins Grr the Drake
Close its doom
Cros.wg �h.rppmlt - "cn-
Store owner Sherri•
ter •1,, all or t •iew
Raker ronfirme•.l the a�ae
I t.it a ..t �.....-p...r• it• r
would shut down in t )go-
:uudinp '.i'llcrecns ;v th.•
ber but aid her iawger
middle •.i the -.hoprmg
had advised her not :u
:enter rngt•rty.
unvs.Fcn if -,
"I I -Jut, ,vhat these
Mimi 'pace). Nit we wr,II.l !V Ic1.mt
thr'w tmtd!arer.'.alai ii,•h ike•n'.'I ree.
Ow ••i d"ieif .nnl cnntlemrnl for Miller
likeiv tcnlorc
incit'de I lint"', RE 1L
story. h:nr
,fill ., .andw,ch
'Tile srindard
villa cnra•nac :,>,s -
'.10 B'hn ---:
prvsidcnr •,i \lillcr
\Ccme:,rt m '.hut
like Ilia- dev,lah•r. wart ... maku
,(MITI!ctinrts n' attract snnte inrcrestri
Ine11 nu•no-.nxl-I,r•p-tepe rcn:mr...
I-"" csrimarcs rite imesrrnem in it
entire pmieut .If .1C14 nnilinn. Ilaacv
.\il,rrn.,n:< play, P, i'ur its facility has
fmnt the Jevclfper .
..\Cc :ntricipme 'I let iMcst m,ITt
:mmml Sin millir,n.' L„ss sai,I.
?lillcr \\emn oirrcds pn,iccr anil
hinge "III TIT, ,itv.: tvillinencss ❑, slieh
le bend dcvciopntcnt +tan&Ir,ls for rah
I llnttnnv t:orrrdfr, w hiiit iinnrs Lml,c•
,(arC< a, 01010 square feet ,virhi
110011frh,ral ccntcrs. The Fart I :r'Ilht
I'lannine :Ind /.lining ll mrd was scln_d
pled n, tit, it \filler i\',i rot tie.
tier ntrulitivatirm ran . htirsdav sq,,, i
after this cditinn ml I re nr ,en
f;nlarndn /rusrrress Hrport" went n
press.
\filler tCeing:,rren currenrl, has rh
I('.1cre site under contract :,rill wil
elnse on the purch:ue file, it's g:tine,
approvals front the cif-. The clrncur
owner is Western Propertv :\dvis,)m.
real estate investment firm.
The sh„p f*venror design cllis inr
a "village'-sn•Ic Iaa'nut. it, which build.
ines will face inward..\ >imilar project
ba• )filler \Cemt :lrt,n is the SrnncCare
~hopping Ccutcr in Parker, which is
:mchored It%, a King Soop,rs store.
IJet:ry said.
K4 Soapers antb Righn funs '
King Sr pen is concideri r & IN Ill
.. uarc•tra,t store near die southeast
o,mer of Ura c aft nil ,cr ine marls,
adjacent to tit, 1, ltlutne fill"
Farm sufdivisinn.
Ik:nt•er devcluper Kornfeld Kusloskv
I'mperte, has presented plans for
11IN,(NNlsyuarc-6.,t shopping center
— including the Kioe Srug,c•rs store —
at a rteipJthrvlelyd ntcctine. Fort Collins
city planners espar:t a forniA nnhmirral
of the plan hefore nce end Ili 5epternift,
If so, the prnimt c»uld begin con-
struction by Bummer ff '1Ni.1,
Wewayi Interest lies %outh of
Ilarrmmy Read.
The tAlifornie-h-INIM chain huprs ro
claim the vmthwast eorner of Skvwav
Drive and South I:olicge .\vcnu,
fic"ck'rpers are in the earh• stage,, of
Coining zoning approval for rile IN -acre
site, which would be the southernmost
,Irtleery store in the city.
In addition to the chain smres, the
krrmcr turnerso ' • 's :Market in Fort
t:uWN ere chm to opemn
down gn,Cery (Mewing on pens u, , c
"' e. tC ptop,sal Stecic's Freels
Market I.s planned for the Ilarmony
Market, hNil F. Ilarmnny Itoml.
,Sleeks rakrscd ns two F,.rr t:ullins
sopermarketti Zest year after rile com-
pany couldn't cmcit frum bankrupt.
uy.
_ru}s are saving is,
to ruin share back.
they've Jot to
provide more
�011%,e111ellce —
more sores."
- Jonathan Ziegler,
stock analyst
er. If file thr,c• sn•rcx .III le„•i..p
.k '•nr I:,,ihn. ...... ha rc � : .ui•.._
nmrkcts, uic!udinc rhr
" Slipcn:rnrt,r 'v.fncer .••m pe •,o r
If itr-ikv G„a d. rite air, .,i.-•lie „f rill.
former :rccic's Markcro. Tilt- •mm.-
c c„•
••I nc� pr„I .':as:r-,:ic.b .„ III,
n' ran, ,iis:Io.cJ pinny Ior nc� vacant
" hnildinl.
s The :udders :urge ai en,cen.ch:,in
Crnwrh cnnkl IV tied n, the leer„her
_crri ,•ncnine fi t (:oHiarr�. ,l.\I: r.
!.corer sn,ro ;it Ff rt r:nllim \\',i-\;art
' Supert!cmers include it'll r,•ccn
' imres: nce last-.pn^ulin° :,•nrcg„ ices
made nce dinrITmt 4i1nt rile Mao,.„ s
c I ..rr,een' remiler "
i-'t;encrill%' tlierc•'s a Lim, -Tit G,, h.,w
much market share 1\'al-?Tarr',
take with its SupeWenrer>'- >ai,l
.lonarhan 7.ieeler. -I ti,oal and rcr:,il ana-
lyst for Deutsche (Sank in Sa„
Fnnciscn" '1 guess what ncV," eays arc
saeinc is, to tvin share hack. nccx %v e,
to provide more .r,menieocc - mfrc
stares '
.\ ,inillar cifcc, is 1%iaicnt in I rca•I •c.
where \\7tl-\lart I11.7, frillri,•n
earl I
S11RL'LS.:ct1ICL Dcvdo pers :ire rit4e; 1:1r.
ine with �aiewaa-:uul one unnamed -;r,,.
ccn chain a, build new su,res ht the
urc
The resull. 7.icelcr ha•lica i. prr,-
surc lift prices.
share." it,
ca'T. Let's sail. Fine tit ors ,, +L••ns
TIII;. No llrrzN Col,nKf1DO
- f..Iber-.•J Gjn7n•_171 �Prt'1 Ces
� r,ur•rrtra.Ft.�n c��
17rl: t Cl:r_i_IN� L2i �Lr_.`F.- :1J
BUSINESSREPORT
52
Volume 7, No. 26 Serving Northern Colorado. Cheyenne and Laramie Sept. 6 19. 2002 Q
Chains out to bag new stores in FC
BY Nob!r1 Bean
7hr Roriffes, Rrjr,rn
FI IRT COLLINS -- Fbrc•: siopermar.
ker QIant% are -.imil np nr:w Iwarlons in
Fnt ridhnr. fecrlinQ alrr•eul-ninn of a
new Qrocen• Ira, in ;hc cite
\IhcrM1nn's. Iiine tir:opers mull
,l':dt•wat hat'•: ••:n b •: mittl 0:1vtln! I,n
•fort:• tltar n�nd;l Ln•hnhh Ire• Imill in
Isle 2010.1 or curls' '•atl. ill each case.
Analyst: I al-illarl succes
the ctnre w•oahl he the cimids fmirth in
Floor 0,11ina.
.\Ile•: rrson's :grpoan to Le the first in
lin•
Thr• Llrhn h:IscJ ,ncer ha.:rt?nrd to
hutLl q ahav st the Morn;nm' tichn•d
Shopa, :; 1•rnpnscJ n:tChhnr htnnl slurp.
c stirsgrocety c pansiou
pine center at the wrthca%l atnwr of
Il in i-mv and 1Ltd•e•linc malls
If Olt officials arrrml. the roicc•.
.\IlrlHUll �t_n�;1tL:JCCLL{!La I1
�gare�lnnl .t•lc ur :ntclu rr nc�
Ilnntnntr ,`•chn•�I Sh-Lv. Milkr
\\•ems ;irtcn Realty, ncc Ih:ut•er.hased
n•al e�rrt.. der M•r ticrtb I"na:l n•` the
shorpine crotcr, ha. pr�q•••<al :r
In�,nnn..gnonrGw�t ccnrcr vh.JulcJ
In �•pctt of rant `r tr4.
The-h,•1.1•nt� vent r Id m. invIl"Ic
,1.1 non „pr.; n• feet I... ❑..... h.menus
n r:nl y. ;r.. rm1 Lad ,ire. 6•r t h;utk.
Q r...Lm I•u •new en;l rwn n•.r ntrd nts
\\•• h.;J .r I'd ni mtorra tin the
Seer CROCOTr 29A
store size.:cnsTuc^en are acuicmer.t .css 'cr :re -etail ncustrf..noic3tes :hat new
store size ,se '*—'m d t.350 sc. a..n its •cca -eccr :o JC'._�� sc. 1.:his near.
Second. t~e nur^cer --f tems .n a sucer-,arket aisc acmes rm ciay. In 1999.:his
number averagee ue Tcm :ne crcr. gear. acccrcir,g :c -. .. ary o
new items are ,araticrs or cur-ert ir,es..van different -:avers. scents. cr --acxaci
i he `ac crs 'hat are driving sucernaNets :e Increase size. nc:ucirg civersr;caticn and
expansicn or prccuct 'ices. are aiso being -erlecteC in ether segments of retail. Chain
Jlcre 5e s . n ysical Juncos (.ensus sr sows t ,at new -store size gains were also on the
"Ise among Ze.arm,ent stores. hcme centers and scecfalty accarel stores.
The quesacn of suce=arcet deparments :hat are ccrtrbuting to ^.toe space surge can
best be answered by analyzing fccd and ncn-feoc oecarments.
_aryer sucerTa',e:S ar.a,Ie chairs tp lure :::stC.rrers'.Vit" �L ea:er';ar:et:es .'f 'CCC a5
whey fend :? =mpetlticn Tcm-cther retail tines—sL percanters. 'Nan douse Cups.'
drugstores. convenience stores. category ''<illers such as pet stores. and -he mucn-
ballvhoced cniine groceries. Store -prepared meals. `cr nstance. allow supermarkets m
step onto the home turf of restaurants. wNle such fare as soy-basec dessers, fresh
scups. and heral drinks equip them to contend with such specialty store types as
greergrecers, butcher shops, and gourmet boutiques for high -quality, fresh -cod. For an
analysis of the bccm in organic. foods In supermarkets, please see the Research
Express article "A Het Consumer Trend: Organic .Food Goes Mainstream."
htto:!/w,wv.icsc.oroirsrch/researchexpress,•06302000.html). These additions may call `er
more than just expanded shelf space: they may also necessitate more rcem for such
succcrt operations as mcre checkout lanes, new kitchens. even in-store restaurants and
In other cases, expanded supermarket soace' results from non-fcod departments such
as ATMs and in-store banks, video rentals, and chiidcare services. In one of the more
unusual examples of :his tendency, many supermarkets —notably Jewel =ccd Stores, a
unit of Alterson's—are providing en -site gas pumps.
However, supermarket size may be approaching an upper limit as a result of two factors.
.First, supermarket chains are still nct sure how large they car, build stores before
shoppers fire of long walks down many aisles. Major chains such as Royal Ahcld and
3rand Union are concentrating on the 60.000-80,000 sq. ft. rarge in the belief that sizes
larger than this may require time -pressured shcpcers to scard mcre than an hcur in the
store. Second, sales productivity Neighs heavily in the plans of chains, as they try to
valance the spacicus. pleasant atmcsphere oreated by wide aisles and attractively
21aced asscr-ed ;ends against 'he need m rraximize sales per square `cot.
a =nc!usicr, jfCWth In sucermar.<et size accelerated `r.m :992 tc :999 at a -ate ilct
,een --etcre ,n :` e .ecace. That rcrease -:a,/ ce 'no esult or 3n exGer rertal .nase.
.eon n-t ;niv n -1 ermarke:3 : -: 31'SC r peS :. —tall ei?aG i5h ^eri5 '~at 3r9
':ep1Qng'c 3ra`y alive in .3 far mcre „mpetla`/e en'/ir:r.reCt. ,iversitiec arC -x; anded
:.rce,ct lines in both `ccd and ncn-'ccd :erarm�nts have been essential par.; or .he
experimentation in supermarkets. [twill oear watching .vhether the same magnitude of
inncvaticn continues over the next year or two.
1
28 Jury _CCO Vclur^e ' NLmcer :C
Supermarkets Beefing i-lo Stcre maize
By Michael Tut:rdy
vver he as .. .;.eaee.'arge� -
... �uce..;.arces ave -ec!awn ;,.e ar.cscare Cr J.S. ;n^o
centers. As arcicrs or rieigrccrrccc arc :emmuriry .inters. sucermarcets .gave
impacted the size of these certers cecause Cr:r.eir Cwr: reed ;Cr mcre space.'IVith mere
than 40.000 cut of -"..00 shcccmg zenters hrcugrcut :he u.�.. neignccrrccc and
community centers '.r, turn are a major part cr -etaii ce`:elcement.
With this in mind. ;CSC examined the tcpic Of cnar.grng sizes In supernarxets. We
asked several,-uesticns: Has this trend accelerated Cr decelerated more recently? What
favors might be behind his direction? .are ary caricular stcre :jecarmerts
contrbutir.g?
Data from he Food Itiarkebrig ;nstitLte ;F,%II) anr.Lai Cubiicaticr.. F.ed :War etirg
1rd::str1 Sceazs. disdcse a -eveaiir:g at'e r a;:CL1 'r.custr; store .ice
,http:iimv,v.,mi.crgifacts rtics;kevfactsistcresizs.,-i .:Median total siz- -f exis•'rg
establishments increased ;rcm 31.200 ;n '990 :c =1.843 ;n ;c99, the or52rnzaticn s
Surveys showed.
.annual increases throughout most of the '990s -arged =rcm 1.3010 to 3 -°0. Then. `rcm
1998 to 1999, median store size advanced by 10.70a. (Please see Chart t belcw.)
Chart 1
MEDIAN TOTAL SIZE OF A SUPERMARKET,
1990-1999 (in thousands of sq. ft.)
50 37 2 38 6`-39-3-40-.5 4:9-
40
30
20
10
n
'
a
I
{,x
90 91 92 93 94 95 96 97 98 99
SOLRCH: XCGD rAARKE7;PIG :N0US-RY SPEAKS..'S97.:CCo .F -Co 'AARKE T ING iNS7;TC"ci
`his trend might be explained by Ctr,er statistics. = rst. there is a strong Aelihccd 'hat
-iucn of the increase comes `ram .-ew stores be!ng built rather than old stores being
izpanded. Frcm 1989 to 1999. *re numcer of stores ooeratec cy cnain sucermarKets
;rew ov ; write :I"cse Goerat9d ivaermar erS E,:nreC ,,/ '?.7"
ing tc r'cgmss,ve Gr;;cer `,iayaz:ne : 3e'= -relr dnn;;al ECCrs :
rdustry oubiished :n the Apra 1989 and Apri , 999 .ssues.) Chain 3upr
r;,cre likely than independents to be larger. As she older, smaller stereo
urger ones appear to be aping the icia. -he Physical Supports CenSL
Chain Store Age's July 2000 issue ihtto:li`,v,N,4�.chainstareace rnmi w
new
ch examines
12
1..
PROPOSED LarD USE CODE TEXT ADNIEND�iN ENT
DIVISION 4.15 COMMLNL = COMMERCIAL — NORTH COLLEGE DISTRICT (C-C-N)
(B) Permitted Uses.
(3) The following uses are permitted in the C-C-v District. subject to
review by the Planning and Zoning Board:
(c) Commercial/Retail Uses:
1. Convenience retail stores with ft:el sales. provided
that they are at least three thousand nine hundred
sixry 960) feet (3 4 mile) from the nearest
convenience shopping center author :omdruenc--
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.
N PC LAL'SMITII INVESTMENTSWROPOSED LAND USE CODE rEx'r ADMLNDti i:,4 r dnc
7
thus providing a tax increment pool of money available to spend on much needed
infrastructure and river improvements.
It is no coincidence that retail uses have not been proposed and built on the two
C-C-N zoned areas adjacent to North Colles*e. 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 Chines. A small retail
user — especially a "grocery store" use of 25,000 square feet or less which is rarely even
bein_ seen in the new store market — is not likely going to be financially feasible in these
nvo 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 Citv. 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. y
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 \-ears 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 reallv happen," he says.
• Stores placed within a quarter -mile of residents homes'? "Retailers
didn't cooperate," he points out.
• Subsidizing local retailing as an amenitv for the nei,hborhood'? "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
5 0,000-square- foot supermarket. To be economically viable, a village
center needs a customer territory of two to four square miles (a minimum
of 10,000 people), he calculates." 3 (Emphasis added.)
(6) Locating a new shopping center with a supermarket in the C-C-N Zone on
North College would provide a tremendous economic boost to this area, helping to sir
quality redevelopment — a consistent long-time goal of the City's various master plans —
and potentially help fund major infrastructure needs in North Fort Collins by serving as a
catalyst for the creation of an urban renewal authority for the North College Corridor and
' See Volume 7 — Number > of the July/August 2002 ;Vcw Urhun ,News.
5
(2) The trend towards larger supermarkets is evident in Fort Collins. See The
YOrthern Colorado Business Report. "Chains out to berg 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 Rohbins to Close
September 224, 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, tiled for bankruptcy protection, while there have been a number of supermarkets
(but no grocery stores) built: Wal-Mart Supercenter at Mulberry/Leman, 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
ColleeeiHighway 287. the Timan property on South College that was just rezoned to
accommodate a supermarket. and in the old Steel's Market buildine on West Drake Road.
In addition please tine enclosed summary of Front Ranee trends in urocery retail
prepared by King Soopers, Denver Real Estate Division.
Q) Allowing a supermarket use in the C-C-N Zone benefits the residents of
North Fort Collins and North 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.
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 Larimer 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/Lemav, Safewav at College/Mulberry and Albertson's at Lemay.'Riverside.
South of Prospect:
Ess.ing Supermarkets — King Soopers at College/Harmony. Safeway at Drake/Taft Hill, Safeway at
Harmony Road, Albertson's at Colle-eflorsetooth. Sam's at Harmony, and Toddy's at Lema}/Drike.
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/Ffxvv 287, The Timan property on South College. and the
old Steel's Market building on West Drake Road.
4
JUSTICICATION FOR LAND USE CODE
TENT AMENDMENT
Currently the C-C-N Zone allows grocery stores defined as:
-Grocer "v score shall mean a retail establishment which primarily sells food. but
also mac 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 lot_ 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 test amendment is a legislative matter subject to the
legislative discretion of the Citv Council and, as noted in the LliC. "not controlled by anv
one (1) factor," meaning the City Council may take into account a broad variety of
factors which may support the teat 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
,acres 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.E
' See Supermarkets Beefing, up Store Size by Michael Tubridy, July 28, 2000.
3
Cameron Gloss
September = 0. 2002
Page
Please call if you have any questions or need additional information to process this
request.
Sincerely,
SMITH [INVESTMENTS L.L.C.
B-v .a
mes R. Smith
Enclosures: Request (9 copies)
Proposed Text (original + 9 copies)
Justification (original + 9 copies)
pc: - Mark Driscoll. First National Bank
Jim Smith
Elizabeth Parker
Z
Cameron Gloss
Director of Current Planning
City of Fort Collins
281 N. College Avenue
Fort Collins, CO 80521
A}{44%W.Wt I
SMITH INVESTMENTS L.L.C.
P.O. Box 1028
Fort Collins, CO 80522-1028
September 30, 2002
VIA HAND DELIVERY
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.
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.
Smith Investments LUC Text Amendment Request C-C-N Zone District
November 4, 2002 P&Z Meeting
Page 3
Finally, the applicant contends that a supermarket shopping center would spur
quality redevelopment in the North College corridor generally.
Given that the scale and character of a supermarket center does not fit with the
aims of the zone district, this raises a number of questions about what quality
means. Other uses would seem to accomplish this better. This contention also
raises questions about whether another supermarket center would spur quality
redevelopment, or spur decline in competing nearby development.
In the end, staff finds no persuasive argument in favor of changing the zone.
ATTACHMENTS
Attachment 1. Request for Land Use Code text amendment from applicant (18
pages).
Attachment 2. Map of subject zone district (originally named B-C as noted
above, later renamed C-C-N).
Attachment 3. Pages 1, 6-7, and 13-14 of Standards and Guidelines for the
North College Avenue Corridor, B-C Business Center District. These 5 selected
pages from the Standards and Guidelines give a sense of the aim of the zone
district. Pages 6 and 7 speak directly to the Willox/College site.
Smith Investments LUC Text Amendment Request C-C-N Zone District
November 4, 2002 P&Z Meeting
Page 2
Zone District Purpose. The Community Commercial - North College District is
for fringes of retail/commercial core areas and corridors. This District is intended
for moderate intensity uses that are supportive of the commercial core or
corridor, and that help to create a transition and a link between the commercial
areas and surrounding residential areas. This designation is only for areas
identified for its application in the North College Corridor Plan. The C-N zone
contains the commercial core or corridor areas relative to the subject C-C-N
zone.
The Plan, Standards and Guidelines promote the development of mixed uses
along a street and sidewalk network, similar in character to downtown. These
areas also happen to offer special opportunities to blend development and
activity with wetlands and stands of large trees.
No conditions have changed from the 1995 designatiofs to suggest that large
footprint buildings are an appropriate use. Again, such uses fit in into the C-N
zone which was deliberately applied to specific areas along with the C-C-N zone.
Applicants Request.
The applicant's interest in this request is to develop a supermarket across the
street, to the north, from the existing Albertson's near the North College/Willox
intersection.
A primary basis of the applicant's argument is that trends in market forces tend
not to support grocery stores under 25,000 square feet, and that a smaller
grocery store or a pedestrian -scale mon-and-pop store, which is permitted, is not
likely to be developed. In short, market forces favor larger corporate stores.
Staff finds this to be a false dilemma. There is no problem if a smaller grocery
store is not included in any future development. Many other uses are listed in the
zone, and whether or not a smaller grocery store is ever included in future
development is not an issue. Adding supermarkets to make grocery sales more
likely under current market forces does not address any problem.
Another contention of the request is that there is an underserved market in north
Fort Collins.
Staff has no information on the market, except to note that the market area
served by a new supermarket across the street from Albertson's would seem to
be roughly the same one served by the Albertson's.
0
ITEM NO. 5
MEETING DATE 11/4/02
6iA
STAFF Clark Mapes
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT:
APPLICANT: Smith Investments L.L.C.
P.O. Box 1028
Fort Collins, CO 80522-1028
PROJECT DESCRIPTION:
Smith Investments LUC Text Amendment Request
C-C-N Zone District
t�
This is a request to add Supermarkets as a permitted use within the C-C-N,
Community Commercial - North College zone district. Two areas are zoned C-C-
N: one at the northeast corner of the North College Avenue/Willox Lane
intersection, and the other south of Conifer Street and east of Redwood Street
extended, east of North College Avenue. (Attachment 2 is a map showing the
areas). ,� I
.�
RECOMMENDATION: d) �
Denial.
EXECUTIVE SUMMARY: �Se gr'
V �)J ;
Two new zone districts, with Standards and Guidelines, were adopt d in
conjunction with the North. College Avenue Corridor Plan in 1995. option
followed an extensive public planning process. One of these zones, Ype-C-C-N,
prohibits retail sales in buildings larger than 25,000 square feet, including food
sales. No conditions have changed to suggest that large footprint buildings such
as supermarkets are an appropriate use.
BACKGROUND AND EXPLANATION:
Zone District Name. The C-C-N. zone district was renamed with the adoption of
City Plan and the Land Use Code in 1997. It had previously been named the B-
C Business Center district when initially adopted two years prior. The renaming
did not change the content or intent of the designation.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT