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SMITH INVESTMENTS, LUC TEXT AMENDMENT REQUEST - CCN ZONE DISTRICT - 32-02 - REPORTS - FIRST READING
10/21/02 2:39 P.M. ORDINANCE NO. 2002 OF THE COUNCIL OF THE CITY OF FORT COLLINS AMENDING SECTION 4.15(B)(3)(c) OF THE CITY OF FORT COLLINS LAND USE CODE BY ADDING SUPERMARKETS AS A PERMITTED USE IN THE COMMUNITY COMMERCIAL -NORTH COLLEGE ZONE DISTRICT WHEREAS, Division 2.9 of the Land Use Code provides, among other things, that any resident of the City or any owner of property within the City may apply to the City Council for an amendment to the text of the Land Use Code; and WHEREAS, pursuant to Section 2.9.3(B), Smith Investments, LLC, as both a resident of the City and an owner of real property within the City, has applied for an amendment to Section 4.15(B)(3)(c) for the purpose of adding to the list of permitted use subject to review by the Planning and Zoning Board under the commercial -retail category, the use of "supermarkets"; and - WHEREAS, the staff of the City and the Planning and Zoning Board have reviewed the proposed amendment and have made recommendations to the Council regarding the amendment; and WHEREAS, the Council has determined that the Land Use Code amendment which has been proposed is in the best interest of the City and its citizens. NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT COLLINS that Section 4.15(13)(3)(c) of the Land Use Code is hereby amended by the addition of a new subparagraph 4 to read as follows: 4. Supermarkets. Introduced and considered favorably on first reading and ordered published this * day of *, A.D. 2002, and to be presented for final passage on the * day of *, A.D. 2002. Mayor ATTEST: City Clerk Passed and adopted on final reading this * day of *, A.D. 2002. Attachment 5 (13) Any legally permissible use which existed on a parcel of property as of the effective date of the ordinance that placed such parcel of property into this zoning district, provided that such permitted use shall be limited to such parcel of property. (14) Accessory buildings and uses (15) Any land use located on a Planned Unit Development plan as defined, processed, and approved according to Section 29-526. Sec. 29-330. Design Standards. All development in the B-C Business Center District shall comply with any applicable design standards prepared and adopted by the city. Any development of areas in this District as a Planned Unit Development pursuant to section 29-526 shall comply with any such applicable design standards. Sec. 29-331. Site Plan Requirements. Permitted uses listed in section 29-329 (1) through (12) inclusive, and expansions of more than 120 square feet of gross floor area shall require Site Plan Design Supplemental Review as set forth in section 29-520 et. seq. B-C BUSINESS CENTER DISTRICT Sec.29-328. Purpose. The B-C Business Center District is for fringes of retail/commercial core areas and corridors. This District is 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 an area plan adopted as part of the Comprehensive Plan. Sec. 29-329. Uses Permitted. (1) Personal service shops, business services, banks, offices, child-care centers and clinics. (2) Light industrial uses as described in section 29-367(1). 3) Workshop and custom small industry uses including production of goods by hand manufacturing involving hand tools and small-scale equipment,, small engine repair, appliance repair, bicycle repair, furniture making and restoring, upholstering, custom car or motorcycle restoring, and other similar uses. (4) Studio uses including places of work by artists, photographers, or other artisans. (5) Multiple family, two-family, and single family residential uses with a minimum density of 5 dwelling units per acre calculated on a gross residential acreage basis for any development project. Single family housing shall be limited to a maximum of 40% of the district area. (6) Hotels, motels and tourist homes. (7) Group -homes. (8) Standard and fast food restaurants, limited indoor recreational uses, and indoor theaters, except adult amusement and entertainment. (9) Retail stores. 1Vt Vlgll LJe +eea' C d4 `�°�ia 41 (10) Public and semi-public facilities and services including churches, libraries, community centers, emergency services, parks and recreational uses, and other similar uses. (11) Public and private schools. (12) Mixed use developments consisting of any of the above uses designed as a unit within a single parcel or building. Building/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 BuildingForms 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) "� If � 7 ■Bosom ININEEMENE or "�" "Not This" Vertical Directional Emphasis Balance ofHorizontal 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) Wal.. +.l f. �%■�nLi�ii .• �....,.... „ ■.v ..%fill .. - �11 i :� go If u0. Thugives 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 buffer 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 ExceEtions 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. W v W 0 V FE DC 0 Trip origins- WILLOX LANE nearby I neighborhoods and highway L Street and walkway layout emphasizing views and access into the wetlands. I I Country Club Corners Shopping Center Building Clusters that orient to the wetlands andform outdoor spaces Trip oriBims- �nearby neighborhoo,II 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 D. WILLOX/COLLEGE AREA EXST AND PLANI JED S.I.RESIDENTIAL �.�<. EXST 'III �u����� c •.,-_ - �, �� I I,. 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 of 12. Public and semi-public uses that orient and offer access to the wetlands are encouraged. In particular, uses that maximize the benefit of the wetlands as an open space amenity are encouraged.. (o) Example of a development w:t outdoor spaces oriented to the wetlands as an amenity. , SECTION 1. THE INTEGRATED WHOLE: SECTIONS II-V 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. Provide a wide range of housing types and densities Preserve significant natural features such as quality tree stands as part of a park and open space system Integrate community institutional uses into the neighborhood. 0 Pravtde for bicycling and walking for local area trips, as well as for recreation and tourism, with on and off street bicycle lanes, walks, and paths Save existing trees whenever possible and use as focal landscape/garden elements Create focal community - architecture and locate these buildings prominently within the community ; street plan\ 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 streeiseape Enhance streets with circles, squares and special places to recall history,give neighborhood identity and calm traffic 9 e U 1 �.i Provide a well -designed lighting and signing system . . Provide a"mix of uses and densities including corner retail and services for workers and restdents; allow jor and encourage a diversity of architectural styles governed by design standards which reinforce neighborhood scale Attachment 4 I Boards "privy' items to look into. The Board does not look at things like economic competition. If the dispersion map of grocery stores is looked at, Albertson's is the only store on the north side. If you do not count Safeway at College and Mulberry, this is the site. He would welcome another store. He thought with design standards and our process being strong enough to avoid another Albertson's look alike, it could work. If the applicant only has 11 developable acres, it will take a lot to make it work. We talk about moving development around the city, why we are saying no to this change bothers him: He felt that staff should be working with the applicant with the constraints on the property. The felt that in redevelopment staff should be open, creative and sensitive to allow people to work within constraints. - Twenty -five acres down to eleven is a huge sacrifice they are making already to make this work. He was concerned that we have not put more thought into and received more information on this. He was nervous that the denial came this way. Chairperson Gavaldon voted no to the recommendation for denial. 0 Page 2 Memo To: Mayor and City Council Members From: Planning and Zoning Board Thru: Cameron Gloss, Director of Current Planning Date: 11 /14/02 Re: Recommendation from Planning and Zoning Board on the Smith Investments Text Amendment Request to the CCN Zone District. On November 4, 2002, the Planning and Zoning Board voted 2 — 2 (Members Carpenter, Meyer and Bemth were absent) for denial of the request to add Supermarkets as a permitted use within the CCN, Community Commercial North College Zone District. The following are the Boards vote and comments. Member Craig moved to recommend to City Council staffs recommendation of denial. She felt that this district was put together for a reason, and did not want it to look like just another commercial property, but one with some character. She did not think that City staff is usually completely against helping a development if they feel that it is going along with what that district was intended for. She recommended the supermarket use not be added into this zone district. Member Craig voted in favor of denial. Member Torgerson commented that he was on the fence on this one, but would not be supporting the motion. Being an architect, he could envision a solution that could be compatible and achieve the things that this district was trying to achieve. He felt that Albertson's across the street would be an example of what we would not want to see there.. He also looked at the fact that it is facing across the street of an unattractive center:. In planning, we look at the concept of "like faces like" and to develop a streetfront on Willox, facing an unattractive center, does not make a lot of sense when looking at the basic planning principles there. For those reasons, he would not be supporting the motion. Member Torgerson voted no to the recommendation for denial. Member Colton commented that there was a lot of time put into the North College Plan. He thought that maybe the process of just coming in and changing the use here is maybe not the right way to do this. He felt like there should be a sub -committee pulled together of people who worked on the North College Corridor Plan and revisit this and talk about the difficulties that are being faced, and N the original vision can happen. Everyone who worked on the Plan was very -proud of it. His concern was that if the use is just changed right now into something that could be a lot different from what was envisioned,was not,right. He was uncomfortable changing the use without getting more input into it and to also make sure that the stakeholders feel comfortable as well. His concern was also two grocery stores across from each other and the City Plan idea was to get them spread out a bit. Member Colton voted to recommend denial. Chairperson Gavaldon commented that he would not be supporting the motion. He thought that this is something that we need to do in working with the applicant. He thought that they had a good reason for the request. He thought that R was a little too close to Albertson's, but that was not one of the • Page 1 Attachment 3 I I l �I I I hrav�- =a:::. 'n a roue dabout. n2r:--c is drraveti halt r :me that traffic :-.L -j , :: r a 1-icai signal- izrd :nverse;:run. accordim: to Caltheme. Rourdaouuts jive sr U 'half e :! aver of ac denrs' or ajids. • a�crai _nre� CrsCee'S.:vhuc_Z angle ou:t, _r .:,.m d:r nllage canters into hr su- u .ding residattiai ne gr.- boti cods.: vo .dingcommiieitac vas for cars. Ltc c its. and pedestrians. Uthor_e says his urban network idea has ce_n cerooiatirg :or about dve years. It ;esronds, he says, to a aiticai need — ensure g that wv ikab!e nei;l: bcr ccds =t :.n:o a -ercnal r d. Ver- sions of t-`e idea'have be--. incorpe- rated�,. _:arcs _l:,;tbv:is:rrt to Chicago Merccciis _020, a private re- gional piannina �Eort. Caithorpe 6-- sociates ieve!oced an urban network in areas outside tZhacauV. In _ an = iiu. Caitiirr_ v : iarred or the intersection at -ou: one-wav streets at a village -4een. At ssaquah Kghlands, east or wattle. a plan �v Calthut^r includes a 'town ;Triter.: which h his te-_-=Qic_v means a center contain.inz 'n.g :er-•lensit•. housing mere evil. and a ,cncTncra- tion of offices. That :e_nrer :s :o'-e at the intersection of an arterial ;even- tually traveled by _0.000 vehicles a dav) and the entrance ro a community that :r11 have 3-t:0 housirta ,nits. Civerall. Calthcr_e's urban network does prorde an aite_nar va ,-o -.viat::e des=ices as "he slc:v. over- c ie'i :n- tersecticns of our standard. si=aiized arse_^ais.' . he-_;-er t1: uterar.a s iufFc:ently intimate :n _tale :o srark widespread enthusiasm amen; new urbanists-enntain s b be _rain.. • TND law compliance picks up L. WARD 1_'!_=5 WiscoWisconsin's smart growth law nsin's required, among other provi- i lions, cities and villages with popula- tions above ' Z RO to adopt a model tra- ditional ne!-h�onccod development (TND) ordinance by January 2001— Tne idea behind he statewide model ordi- nance— a ,iriaue concept— was to re- move a bi; = ¢herb developers to cro- posing Tti-Cs. &-cause holding land be- fore it can :e develoced is one of he biggest cosy: 'cr-'eve!cpers, few wot:id take a _-".ar .e or proposing a TN7D if the local K :.de did not allow it ! Deve!ccrr= ::e reiu�—ant to fight ciry hall over :o rot size, building setbac:c�. ;•: -t ::des, and other de- tails. _.:r : .:c:•-:! :Lburban deve!cc- -rent r nt5s% mcst crcfiraote route:DRiZ^Ur!- oes her.: - = arces. more suca So, ••'"iscarsin communi- ties doing ;c -ar n adopting the new ordinarc'_s7 Ir;t;G=riends of Wiscon- I sin, a,ir•zt:n Troup that conceived and advoc_rcd •. r ::•c model TND ordi- nance prove;,m..ctaided to follow up with C.tCn rr -t: .:rn:nunities. The re- sults '•. rr•:n, ;r.:gtny; but more work needs to be done. Twenty-two communities (39 per- . cent) of the 37 commurities required to have a TND ordinance enacted one or have made changes to their exist- ing code to facilitate TtiDs. (However, it should be note•.'. that many of these ordinances simpiv reten to the model Tv-D ordinance as a guide.) .art addi- ticnal 17commianities (10 percent) are in the development process. T'ne other 18 communities reported no progress to I000 Friends of'Nisconsin, :which conducted the sue: ev in ;ure.:CO2. COMMUNITIES DESERVE SPECIAL ATT=NTICN • River Falls passed in ordinance, complete with coior : ^ores and illus- trations, tailored :o -t its news. Raver Falls has ai5o :reared 3r. eaniiv ac:es- sible, user-!rend!•::rr: ;c::r..ar.:c -he ordinance and me prmc:pies Zrd •ad- jectives of TND, as •.ve!l as the text of the ordinance itself, available on the web. 5re www.rrCit/.orb/Comdev/ comdev/zuning/ md.h". • Milwaukee made revisiuns throughout its •:ntire zoning code to comply with the TND provision of smart .growth law. �(i;:vauiccr'sinida- au"e +ucuarZoos 7 tive pivots that are for zommuntCcn :,%it '.nil exrrrence inriil _;eve!uernenr :n .qe :rare is well as + c: a that are c ressnng out into the neighboring ourtm-side. • .although Kenosha has nut bet passed its ardirance.:s _reirttrary draft w:il :nr_r_ura:e _Trice car :he rncst rruvaave ascecm if New banism ciarrirg and desi_n. • In Dane County. Fitchburg, Madison, Middleton and Sun Prai- rie, the four communities required to pass an ordinance. are working to- gedter:v:h other tr-unites :o de- velop identicai or ve- similar or- ,;; -trances `rcu�^out :: e Ncrz- biv, Sun "Mine Was Worl.< .; or. 1 T�i) ordsta_nce :e:cre : e stare mar, dared one. and NIcur.t Horeb.:v�!c is lot recuired law :o deveicc 1 T.,'D. is doting so or.:i< own lccorc. Sizni;:car.: crc-z7ess • r. -t D o `i- nances has -een .:rude :n --he 'as,- vear. ard',Vtsccrs ^.corral nieces will con- tinue to move orva:d m :his evoiv- ingprocess. For -acre inior-mation. see the web sire ww-w. I kinends.org. L. Ward Lades a .r restsr_it :Warn :ririt 1000 : rietds if vVcconsin. prof. Brian Ohm. Lisa vIrc :nnCn. M6', Le!»ck attd Dare Ciesha�ic= r:on:r:h::ad. Wisconsin TND Ordinance: Municipal Performance Compiled Plan in No reported ' (22) progress (17) progress (11) Aometan 3r.•c■nz:c ss.1mucenon Beloit :`•cce:•ra =pus 9ea,ver Dar.. EauC:aire =:c-csr; :jean+ Fond cuLac ner•nan:c•:m ,reenoale Franluim 7retn --a7 "le:ucn Glenoxe -c:,act: 'teenan Greentiem' tencsra >'easarrP-au.e Manitowoc -I . ^::! J,Rre'NCCC Menisna Mae:scr. :nC divers Menomonee =vts '•turf r^. :ruwatcsa MMomcnle .•mc.r.:maac•C; Mrtwau■!e In Musse;o Call::ee■ Nd.•!:� a onus" Net Ali-; Osflkosn 'Nnae•�ary Rarne- RF+er Fills ' Stevens Vmnt' Wausau 'Nest aend' Sdulce '000,ne"'a amicon;:n :ommuN6H6-1+ :Cer9:ee T+ade,;rC,n+nee .;+ +on nc:u;,re rrr14e0009. ' 1 e ,•Mary i ;.cue Imal .3r-er.:s :r : e ntui::-;are .mad, that spilt ..:r a our of parallel one - a av roads seta Jivck arartl when ehev en-er a %illa:r certten The chief vir^ae :i hese ".one-w•av couplets' is that are nar.-Twer -.han a mnyer.- tienai su; u _ an ar-t -.al and easier :cr pedestran_ :o :-ass. Tnev make it possibie -o elate a :rid of ^eldest-^.ar.- scale streets .a - e commercial center: A cenver.zonal arte^ai is io.wide that stores on one side of he arerwd feel as if hev"re in a different world than those on the other side. Calthorpe says, drawin; on `.us observation of unwaLL-abie subur-•s in California and muc`l of :he * est. One-wav couplets can ;er.e-_re : mcre inchoate scaie of deyeiormer% Sy pavement as nar- row as _S :eel. T-ray:c on the couples would .rove slowly — probably at'= mph rather :han 'he 45 mph that's common on a wide arterial. Because the eou^Iet would be narrow, the buildins lining it could define the ocen Trace. making :t Yet note like an ourdwr room. Calthorpe's presenratidn of the ur- :wn network at C`L X stirred strong obtec:ions. Cuban designer candy \'.:.ti said one-way iLZ'e5 that Lro- tYl :ar4e Volumes of Saff:c zuDuch communities like Ai7exand:ia. Vir- `-nla, are " not livable' — they regei pedestrians and residents by generat- ing too much noise, fumes. and dirt C31thorpe replied that unlike the hard-chargint three -lane one-way streets in Alexandria. his couples would be limited to :wo lanes of traf- fic and :yould ave neck -downs, lim- ited lane widts, and two lar:es of on- st-eet parking'e ha; he- name to rai- fic. If u-e lanes of moving :alto are _ proposed or if :araIlei :)artcir:g isn't allowed, "don't do it," he advsed. CONCERNS ABOUT RETAIL Peter Katz, author of the 1004 bock Toe \'ea.' llrbartfsm, ar;aed that split - A Calthorpe road diagram shows transit boulevards and local arterials with one-way couplets going through town centers. tin: a :11a,e corn ner:ai .enter =c two ; aradel are-w-a. <rreers — eac- of theta with witnesses an it — .spreads out the retail and -edueres :3 ntality. - Cilthur-e Jerended '.he:cn- cept bt• it uiarn%r:har ;^.e :oupie-s t'OCt"- tionai :a ne size or idle -en-en Others w'onde7ed whether Calthorpe's urban network unw•tieiv accepts car•ent standards of mass:e- Wling and traffic movement that have made suburban C3ii Grua a sterie en- vironment by comparson :o some -,f the!esscookie-_at:erde� e?crmen•s':. o&er cars of t e =cu ,c.: 3v accu:- escng :o ::a- c and etauin; com'ea ticns.'.he uzbart -env ork .ray :e irg up he iun"arrle-^.tai nety '3^ant5; goal of _eating -t eat -Laces. tome a: Chi X :Wade it Ilea: that ^e such a compro^-a''se im zonven cr. is :lot :north embrac rig. Calthorye cited the oar. =1C r-.=- School in �an Maros. Ca&or:ua, as ev deuce `char his concept n fac: fosters cohesive community design,. Tie school, he pointed out, will be built dose to a one-way coupler, whereas schools rarely come dose ro apical ar- terials. One of the interesting points made by Calthorpe is that traffic moves faster on a one-wav 25 mph couplet (which permits left and tight tuns without complications) than it does on a -lS-mph four -lane, two-way arte- rial where there are traffic signals that stop traffic for 90 seconds at a time. The conventional a:-e:ial has tra"c- signals that halt through saffic in or- der to accommodate left -urns. "Pcr:- land is all one -wry, and ev�.-r: bod•: raves about Portland," ne said. Calthorve's urban network fea- tures these addiacrai components: • Transit :iese -ur mais -rarst, w :, -r 7,::ie•:ari nght-of-way. Ca!'hc Ye ,a .-s -he corn - Mon practice of running rail transit on a route not shared with autu and pe- destrian circulation's a mistake. "Put pedestrians, vehicles, and transit all together," he advises. "it makes bet- ter urbanism." • Thtoughwavc, which <arry Turk traffic and ierve :nduitr:al arms and "nunwalkible u;ei." u JULY . •.JGUIT 2003 Z Human -scale RROM ��3I ' ' the ;nc _n.at -e aev dares .s br;.n ning'n ac:%eve suits. hected %(ort- gomr-v near _�%e nation i ,1r:rzl. T^e smart growth strategy Jr Cap. pa.:.s G:endening spurns :ene^cal, reinvestment in Silver=pr•-tg iccotding ro the LZl senior research feilow. That 'older suburban downtown.' where main streets gradually evolved into auto - oriented strips. "is densifvmg and be- comins more =ixed-use-" The ihi.� :ow•ar a more -fixed-use and cedes`"ar-riendly format is likely :e : '::h:Jug.^.out the ', 5. Bevard.be!i-2ves. 'IVe•re moving to= ward a-e_n:e; aticn of rerailing back j into :he cornmu'a:'.; After 5o years of j shopping be a sealed into an indoor envimnrnen: behind v ast parking lots, we're mov- --- i1 �he opposite direc- tion, toward a -tuck more mature 1 form Of de!-elcoment." At least :nree d::: erent constituen- cies have reascn to challenge the sta- tus quo, acJording :o Beyard. bevel- opers and owners of retail properties want to protect their investments from hastened obsoiescerce. Govern - merits want :o --:irctec_ their tax base. And resides rs "don t like what's hap - peeing :o -"t! stores they've been go- ing to. It ar:ec-s their own property values" as •.: eU as talking a roll on the livabili:-: if e:::ornmunities.Over- all, he iays. -> e'i a confluence of the pub;; =zr.:.r. the private sec -or, and residen:s in support of the idea that scrret".ng nas -o be done." CALTHCRPT'S PLAN C3it-':-- tre Berkefev archirec• who ^ -. ..;rne ac :ccarnZ 73. the :b- . _ :;rnc- lirecnur — watch,: ; ....... ; .a:i:o thftve in new town ct:ntt!. Wt are not adjacent to high-voluma -u.:ds.-71 i A broad ;rr•.::,jrn of ideas about shop_t:,r_ •tut >orre new urbanists have bm:n crnr-orr.g in the past 10 to B v:1r , ••tn -jv Calthorpe as %1..r. �•: o,p ;huh,' T:nar Downtown Silver S:r:-,g alto 3ac-ie'. includes ,he ;racer, ;:, -n :ei-m. rcr_ drat.em .:^ ' :: ��CC!1tC. ' .le : t•[r. Lam' � LLt. • =L•: �;�:=11L .Oi-11 is an -Cr ie:a:i •mar.._ cd ,u: Or. `2 •ra;rr .ray_. A `'zre c:0r2 n:en.c and Cai:hor- e mamtairs. "Re milers - arc -e _e ar n- .ecsecnens here 30212Q a Cors2cuently. he newJces2�� —at newlc developir—_ 1:e2_ 1% �rcusa 1:*s10rr.2r _11^c :c s . cr: a se^es or 'c•illa_-_ cerre:s. i:te 1 7erall :a5:2r thar ccnmin._ 1000%1" icuare reer or re:aii. ncludin; .1 +y ec:mor..ieailv viable. a •: ii:a_-e ,en:er : .nee'4s a ,stemer :erntcr;'or :cvo :c fou. scua:e miles ra 10:?00 peooiej, he caicuiates. Calthcme's : rice_ t, whiL--t he : a. dubbed :he •'urban, network." calls rcc San Elija Town Center. correct:y inaer construction, employs the one-way couplets canceot promoted by architect Peter altharpe. CANAD IA1N EEWAYS, VOLUMC 7 • NUMBER S JULY: AUGU3-r 2CCZ Human -scale shopping still elusive in the suburbs; Calthorpe and Bey-ard propose solutions IRMIL LANGCON ne stores am: cccirg _en:e s on:ire^n"s roadsides are being abandoned =toilers , at residents or nearby leighbcnc�ods are z-owu.g alaaned. Nfearwhiie, a favorite newurbanist vision of shoccirg — the idea ci tuekirnz zommerc-al areas.:nro :he zenters of :vaikabie new suburban deveicc- ments — is prop ; dii icult :o :art: out. Consecuentiv. CVC X it Nfiami Beach brought an explosion of ideas about how to or_n_ize -cads and shoccing into a forn that's both humanly appeal- ing and eco^cr caL'•v ;eaiis c. Regional thinker Peter Caithorpe and Urban Land lnsdt'.::e retail expert Nfichae! Seyard approached the problem of cads and retail:r_- -rcm. dir Bring perspectives. Bevard sees the spreading deterioration of existing shopping faclides as one ldav's most dts-urbing retail trends. Enclosed mall, st ip centers, big boxes, _ _e boxes — all of hese are Facing desu sctive threats from tte:v competitors opening elsewhere along Lie road. Bevard's response to the escalating vacancy and decay is to urge govern- ments to "crJne lack retail -zoned lard" and "limit the extension of inirastrJc- ture." If less :and were zoned for retail use, fewer existing shopping areas would be losing thr:r tenants and heir customers, he reasons. He argues that public investment must be focused on locations that make sense from both a retailing and a comer unity point of view. "Else key .ntersec-ions to ,=eate walkable centers," he urges. "Pulse the de- velopmert" Instead of allowing low -density development to spread continu- ously. WI -en `ie-v lrcan Ve:ss asked 3eyard where a "rational" public policy of CONTINUED ON PAGE 3 The first large :c31e traditional neighborhood development with modular housing is under Construction in :hasua. Minnesota. These homes, affordable for their market, are built in Wisconsin, or3nsported in modules, and assembled on site. Sae article an page 10. 2 At issue: how to make the New Urbanism grow Tite vroremen: neeas acre . 3 rCn3 st:n:':zr25. ae_.^r b:_ :c _orrte. le bi_�esI -^a1a^_e 'o New C:- 1 barlism s how to _x=and a :vet bevond :,z ._:-enr minor si.dre of -"e U: deg: eiecrnenr rna:ke:. That'S :he c2rclus;cn that emerged from a :ode -tans._ panel anal audi- ence discussion of he Eurure of New Urbanism at the conclusion of CV L X June 16 art )vL'ami Beach. New urban development is : ow- ing, but not rapidly enough, most agreed._"Two or three vears ago I thought we were on the cusp of a steev climb in enr 1. into the market- place," said 'riank Dittmar, president CONTINUED ON PAGE 3, Commentary, --Ge 2 Ilvfilwaukee freeway, PAce 3 Wise. TND Ordinances, -.cut T Garrison Woods, -Acts 3-10 Factory -built neigh&vrhood. P..af .. . :3 status of TOGi, -.�tl 12..3 Health professionals, -AGt 13 Tampa projects, PA�t] 14.10 bfiami Beach parking garages, Pats 119. 1a Tire forecourt, -Act Lr Departments, PA4t7 A. 141-112. 24 ECenti, -•4t 24 Tt is also important to note that prior to 19% there were seven super ccurs and twelve club stores along Colorado's Front Range, Since 1997 seventeen additional super centers and six club stores have opened. Typical seer center hers inch ldt 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 feel 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 departments and samces shoppers demand, and ample space to provide third party services today's customers have come to expect It is easily concluded f ru the above information that a non -typical 20,000 to 30,000 square foot grocery store would not be able to compete in today's market Below is a table summarizing the above information. Average New Store S•:�= Prior to 1991 1991-1996 1997 - 2002 Albertson's/GW 41,700 47,200 53,400 Safeway 46,600 53,500 541600 Cub Foods 64.300 64,900 65,000 King Soopers 532000 67,400 66,700 Market Average A600 56,800 590000 TOTAL P.03 SEP-30. --0©_ 1.3:19 xA_Il+N+1YE5 M3 S31 1=3 P.02oeM Real Estate Oewrer RMNY4 Ad*= • P.O. tas SM, Do w& CWWM U217 do 8wu3t am= A Wusk m • a Tajo $t.. DOwa. QIrsN p223 (303) 71e3348 • Fm (3113) 7ts4546 DATE: September 25, 2002 TO: To Whom it May Concern FROM: Joel Starbuc?c Real Est opt., 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. IDILL COMPANIES noes on ftCrrWrw•. 13 br andeq ARSE AMC rents atwa anus iota. »�:E Ttaesday, September 24 2t]02 E-mail: 9usinessNews;d coloncoan.com Baskin Robb'ins ':to close 12 Ice cream shop a casualty of Safeway's expansion 9y Par FERRIER Patreviaralaala,alaro com Baskin YOU Robbins. All that stands between Safeway and a 52.9 mil- Ice Crnmi 6 f urf lion expansion at the Drake Crossing Shopping comment. Center is an ice cream The ice cream store fa - shop that doesn't want to mous for its 31 flavors budge. opened at the Drake Baskin Robbins Ice Crossing Shopping Cen- Cream will close its doors ter in %lav 1994 and did next month rather than SM.000 in sales Iasi year, move to the southwest Baker said. side of the plaza at 2160 'rilnis 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 br and Yung's Recipes to cause I couldn't make it move next to Papa John's, here." Pins to clear the way for Baskin Robbins' deci- the 10,000-square-Coot ex- sion to close coincides pansion with other delays in Saie- Yung's moved next ways expansion plans. ' door to Papa John's in Au- The grocery store orig- gust Subway will reopen finally planned to start its in its new spot next to expansion in August and Yungs on Wednesday. finish by the end of the Baskin Robbins, the year. shop directly east of Sate- Those plans have been way, has stayed put delayed until February. A representative ofT-R Stroh sail, so they don't Group, which manages interfere with holiday the shopping center, said shoppinle there was a problem with Baskin Robbins hesi- Baskin Robbins parent tansy to move was not the company. Allied Dommq reason for the delay, he Quick Service Restau- said. rants based in Randolph ^.Ve 'idn't see a way to Mass, which aiso owns finish what we needed to Dunkin Donuts .ind 'ro- au nefore the nolidays, go-s. which s our petit selling Company officiab did seas' Stroh said. not return phone calls When the . a i n Monday seeking com- an renovation a anent Is ve Legally, Baskin Robb ins Q011 %g.... re feet cent must be out of is current take on a more suns .'- location by the end of the nary. ren. v year. U(eway spukesrtun m n :nr tic .pie Jeff Stroh +aid. d i+rwrsrwrri- If it wasn't move, that elii only leaves one option:arts for. the Drake Close its door. Cros.mg Shopping - xn- Store owner Shrrry ter k,, r:ill n t new flaker: rmfirmnl the •.I-,rc I t,itni ..p,.�n- o a, fwv would %but down In Oct, rtatuling tXjlerevn% Pl dr her but raid her Iawyrr middle .d the -.hopping had advised her nut to :enter pngtrty. unvtpcn r, ' a "[ �,u, what then retail .r,,,•1. Irllt Ile ,Mll.I IV leasing -.mys are saying is. tF",se unal I:ner,' aaiJ Nob 10.e•n-, ,lircc- ` mr ••f design .old ;ntttkntent for \iiRer to win share back. \l'cou"rten. lakci,- return inv-Inds .1 Rnllnr RETAIL thC'v've Jo[ to stun•. hair .alnit vld .and,cich prop'de more .1 "Cv +la1L•:.�lsee, l'nl, ttlll'll1,,c, m more rp<artni•d.'>•ctiTduIaoI•Cn•y tIe _ _ -If \Iillcr \\•e'1114:1 rfe'tl. •.III.\( like .iny de%-vh,rt'r, we re ... makine — Jonathan TieOer strong efforts ro attmet same infer rin4 local mall,-.Imi-,,(lr,.fyr.e temlm.." stock analyst 1-1ss csfin,alcs the in, estmcin in the enfire pmicef :n S14 million. Ilowcyer. .\il.,•rnods plats or bur its iacilily hark '--- - II nc� three sn,n•s all Je, ch•p, from the de%cloper Fore I:ullins ,undJ h:n'c 1 = su III r. .. eantnm l p:ue a fist invcsnnrof •�i rkcn, nlc!udin rlic R.d 'Jars Superl:cm,f- ',m,ncur •,o mI Sill :Ito fill Slrt million. Less <;nd. \Iillcr 1Cci114:1 rrcu'< m p iccr crruhl e.•nq,e r is -„ ibis it `.lark I' I'ss cr cone. sn R,. - 6in4c fin fit,eity's millinencss n, sii4lu' Ilrlkc It�nd. nc� site �d•nc ••f the . ' Iv IVnd Avvit,�ntent <tandanls for the fnrnicr SfevIv s Markcfs. The I farnu,n,'G'rndnr. ,chick limits Grnec^' „f tltc pn`r+giro'. \ash eincl� h'Is - cftlres rl, 4I)11"1 square feet within not dis;lased plans for the .avant huildini. - nei461,.,rh,""I centers. The Fort Collins (N - anning an,l Zoning Miard uas schcd- The anddcn curw of erocrn -chain . filed fit hear \Iillcr 1\'ci 4r(l,yrh andd Ix :icd ar the r IcI, oI•cr rc vest tilt nunlilieatinn fin hundav, tie >t. a 2 roll n(leni1q: of R':d-.%I:ms Super - r:cnger after this cdifi'm nt le . nrl rent (},InrvuLr flusnu:ss \1'11-\t:uf _ store in ndl /l It'll SuperCentcn include lull n,a•cn' - Report went n, ..- .. ._-saw...-. press. stores: file fast-.prc:ldin•, concoi,r has Miller W mg:,nen wrrenrl,' has nc� 'Made the disc,nnn gianr the If -acre site under enotmet :Intl ,yi0 14nren'retailer. ' close fin file purchase once ilk l;aine,l I kncrAv. diem', a um� ern I:I. ho„ afront from the tin'. The alnevt fInlch market share \\':d-\iarr'.approvals owner i% Western Property :\dvisnrs, a te,, estate inycSfOlcnt firm. take with its tiuperCenrcsaid n. "aid .lonalh:m 7.ic41er..a fi,oal :old r,l s t The shnppin4ccnrcr design calls for "villat4:" -gist for Deutsche Rank K Iu Francisco. '•f guess a sink InYmn. in which huilal' Iyhal Ihcsc ,rya :Ire flace irr, . A similar project sacinl is. rn „-in share hack. Ihedn• c• i . flywill 6v Miller V1 i•in4:,arren is the 5nmc4:lle m in pr(lyule ore :im, vinelle.- -- III,+rC Sh0pplri4 Center in Irarkcr, which is stores" anchored by a King SooperS store. ,\ similar cf(cct is eyidcnt in r uccl•v, \\'11C rC o :n-u!tc, Ikcry said. r tnloril•n IGKSoopersWas tbftilenFartn �S11a:ZL.eiltcl_DeycL•pa•n ;Ire.ny�o.iar. Kin S, )IN-ra' Iscnnsid�ri ILf INaI in4,yilll \;Ill'\C:I\':,,,if (lilt' onlMola'II I n- - .r uare-Itu,r some near the southeast `gin- chain ro build lie,y sr, -re, ;n III, astrncr of !ra a an uu ,er ins roads_ :nljuenl In the 1,Iotl-home IN, acn 4 city. Tln' result. 7.icl'Icr hclicccs, is pn•s- - Farm suhdivisirnt' sure 'm prices. lcnvcr developer Konlfeld Knslosk,• "They if 1 all ......... ' ua _6ir❑..-i, u" Prnpcnics has presented pla iar a 114,IXN1-. s.luarc-f•,,,t shopping .enter simre_I\e salyl._jL(s�r!In,., ,i-ui.;l epcTe. Lets say Kin4 tiunp •rs �, rL,.ps - .. — including the King tir"oea store — fine t _1_hcn Sir .... ... of a nciQhlxnhf"tal ntcctin4Fort Collins :IP. �"'-"1'et�'•'t+�`-_1'ho city planners cxlrvna a fornnl snhmilral r11 �LI�InIt ( Fnrr of the Plan before file cod of .l'q,mmber. 1'ollius.' If xl. the project could begin Con. - lltruction by summer of ou.l• ' - 8afeways Interest Iles south of Ilarmfmv Road. The (:alifornla-basetl chain hnpas rn tdaim the .vlurhwest enmer of Skvwav Drive and %ugh (:oll,ge Avenue. Ikevcicwrs are fit the early stages „f gaining zoning approval for the IA -acre - elte, which would he the southernmost troc,M store In the ity. In addition to the chain emres, the former owners o ' b Market In Fort - (.IlWf nm re effm to open rrt : : e, . - - own tnlcery f(twsing on perishable ," s. to pmp,lseti Slucle'+ Fresh Marko Is plamlcd for the Ilurmony Market, Itm F. llarmony Itnad. SWvIc's CklI A its two F„rr 0,111ins . snpermarketa Ia+l year aher file e lin- p:my couldn't cmcrtc from hankrupt. oy. (• 1. A � = 1. � _� - � • I r. - - A 7 rot- 1 _ _ L _ n 0 10 }7 store size. cansTuc;icn and equipment casts `er :ne retail ricustrv.:neicates:hat new stcre size -ose `. gym � 1.550 se. d. ;n its coop reccr :o sq. 3..his vear. Seccnd.:he numcer :f terns in a sucerrramet aisc comes nto ciay. in ' 999.:h,s number averagee ue rm :re crcr gear, acccrcing :e .. any Cr the new items are vanaucrs cn er.t vines. mt,". _i: erent';avcrs. scents. Or oacxage sizes. i he fac:crs that are driving supermarkets :o nc.^ease size, nclucing diversification and expansion of product fires. are also being, eflectea In other segments of retail. Chain acre Age s Physical Supports Census snows ',hat new -store size gains were also on the rise among decarment stores, home centers and specialty apparel stares. The question of supermarket departments :hat are contributing to the space surge can best be answered by analyzing `cod and ncn-fcoc departments. Larger sucerr?rkets arable chains -o lure ' :stcmers .wth Greater-,artetles -f "ccd.as the`/ rend oT competition Tcm ptner retail -Ices—supercencers. warenouse C:uos. drugstores. convenience stores, categorykillers such as per stores. and the much - ballyhooed oniine groceries. Store -prepared meals. for instance. allow supermarkets to step onto the home turf of restaurants. while such fare as soy -bases desserts, fresh scups, and herbal drinks equip them to contend with such specialty store types as greengrocers, butcher shops, 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.' htto:!/w,vw.icsc.orairsrch/researchexcress 06302000.html). These additions may call for mere 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 sushi bars. 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 large they can build stores before shoppers tire of long walks down many aisles. Major chains such as Royal Ahoid and Grand Union are concentrating on the o0.000-80,000 sq. ft. rarge in the belief that sizes larger than this may require time -pressured shoppers to spend mcre than an hour in the store. Second, sales productivity. weighs heavily in the plans of chains, as they try to balance the spacious. pleasant atmosphere created by wide aisles and attractively placed assorted ;cods against the .need to maximize sales per square `cot. n conclusion. -rcNLh in sucermarket size accelerated from 1,998 to 1999 at a rate nct ;eon efcre n :ne .ecaee. That m.crease ^.av e :he result of an excenmertal phase, ee^ not my 'n uc?rmarkets :' 3P5o r '; peS cf retail estaciishmerts :hat ar-a ::Peking to stay alive in a far more competitive environment. Diversified and expanded �;reduct lines in both `ccd and non -fond 'eparments have been essential pars of the •:xpehmentation in supermarkets. It will bear watcning whether the same magnitude of innovation continues over the next year or two. 1 28 Jury 'C00 Veiume '. Numcer -C Supermarkets Beefing Up Store Size Sy Michael Tut:rdy Over he last decade. 'arger superr.arxets ,ave -ecrawn :he 'arescaoe of as, stro centers. As anchors of :7e:gn6-cmccc arc _cmm-urlty enters. suoler.r.arxets .-iave impacted the size of these centers olecaLse :f :heir own reec '"cr,.rcre solace. With mere than 40.000 cut of -",CCO shopping centers thrcugrcut :he U.S.. ne;gncernccd and community centers in turn are a major part of retail development. With this in mind. :CSC examined the topic of cnarging sizes in supermarkets. We asked several questions: Has this trend accelerated or decelerated more recently? What factors might be behind his direction? Are ary ,:articular store departments contributing? Data from the Food Marketing Institute (F%11) annual cublicaticn. Feed Varceting ;ndL'StI / Sceazs. dISC:CSe a eVealirg pa ten a--cLI :roust^! store ;ize thttp://www.fmi.org/facts_fies,kevfactsisteresize.,itm). ,Median total size of existing establishments Increased from 31.000 In ?990 :o ad,813 in 1999, the organization s Annual increases throughout most of the 1990s -anged `rem 1.0016 to Then. from 1998 to 1999, median store size advanced by 10.7916. (Please see Chart 1 below.) Chart 1 50 40 30 20 100 MEDIAN TOTAL SIZE OF A SUPERMARKET, 1990-1999 (in thousands of sq. ft.) A A !1 37.2 38-6_39�4U`_.b .777 a vi � �. -� r� x It 90 91 92 93 94 95 96 97 98 99 SOIiRCE: FOOD MARKETPIG :NDUS7,R'e SPEAKS. 1991-:COO : FCCO 'AARKETING NSTITCTEj This Vend might be explained by ether statistics. =irst. there is a strong likelihood that Much of the increase comes from new stores being built rather than old stores being ixpanded. From 1989 to 1999, tre numcer of stores operateo by chain sucermarkets Ye'H oy , -o nniie *ticse Goerat9d .7y !rcecereert 3uoertnarkets as^_:inec 9.7 -, iccorcing to Pragrc Ssrve Grocer Magaz:ne : 3ee :heir annual reccrts -.f the grocer/ -rdustry published In the Apr:I 1989 and Apnl 1999 issues.) Chain supermarkets are acre likely than independents 10,1 e_ia�er. rs the older, smaller_ stores close, new, urger ones appear to e tilling thvoid. The Physical Supports Census" published in Chain Store Age's July 2000 issue(http:/I'tPN'N.chainstor_eage.com), which examines PROPOSED LAND USE CODE TFAT ADNIENDNEENT DIVISION 4.15 COMML741W COMKERCI. L — NORTH COLLEGE DISTRICT (C-C-N) (B) Permih'ed Uses. (3) The following uses are permitted in the C-C-N District. subject to review by the Planning and Zoning Board: (c) CommerciaURetail Uses: 1. Convenience retail stores with fuel sales. that thev are at least three thousand nine hundred _ sixty (3960) feet (3i4 mile) tiom the nearest convenience shopping center and/or :on%en1ence 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. P P i'C.LAL'SMITII.INVESTMENTS\PROPOSED LAND USE CODE TEx:r.%D.%ILND.Mf:`T.Joc 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 College. .assemblage of propert}- 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. 9 Co 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 tmdersi,ned's knowledue, 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 sen ice supermarket needs. A major supermarket is interested in locatinu on'North College Avenue in the C-C-'N Zone because of Its proxiniit\ to Aibertson's and because of the access and risibility 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 Vews 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 bv." 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 slur 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 Sae Volume 7 — Number 5 of the July/August 2002 New Urban News. A (2) The trend towards larger supermarkets is evident in Fort Collins. Ste The A"orthern Colorado Business Report. "Chains out to bug 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 Fart Collins Coloradoan. Baskin Rohbbts 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 pro\ider.Steel's Market, tiled for bankruptcy protection. while there have been a number of supermarkets (but no grocery stores) built: Wal-Mart Supercenter at Nlulberry/Lemav, 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 arocery 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 tent 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 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 Latimer 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 Lem ay/ 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. JUSTICICATION FOR LAND USE CODE TEXT AMENDMENT Currentiv the C-C-N Zone allows grocery stores defined as: "Groreri score shall mean a retail establishment which primarily sells rood, 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 Citv, 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 (Trocery store/supermarket size (vs. median size) rose from 51,550 square feet in 1999 to 56,225 square feet in 2000.' Ste Supermarkets Qeefins up Store Size by Michael Tubridy, July 28, 2000. 3 Cameron Gloss ,� ee�t September 30. 2002 AA. il0 Page Please call if 'ou have any questions or need additional information to process this request. Sincerely, SMITH INVESTMENTS L.L.C. By: .w 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 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. v 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. Attachment 2 COLLEGE AVENUE CORRIDOR PLAN Passed and adopted on final reading this 7th day of January, A.D. 2003. Mayor ATTEST: City Clerk ORDINANCE NO. 189, 2002 OF THE COUNCIL OF THE CITY OF FORT COLLINS AMENDING SECTION 4.15(B)(3)(c) OF THE CITY OF FORT COLLINS LAND USE CODE BY ADDING SUPERMARKETS AS A PERMITTED USE IN THE COMMUNITY COMMERCIAL -NORTH COLLEGE ZONE DISTRICT WHEREAS, Division 2.9 of the Land Use Code provides, among other things, that any resident of the City or any owner of property within the City may apply to the City Council for an amendment to the text of the Land Use Code; and WHEREAS, pursuant to Section 2.9.3(B), Smith Investments, LLC, as both a resident of the City and an owner of real property within the City, has applied for an amendment to Section 4.15(B)(3)(c) for the purpose of adding to the list of permitted use subject to review by the Planning and Zoning Board under the commercial -retail category, the use of "supermarkets"; and WHEREAS, the staff of the City and the Planning and Zoning Board have reviewed the proposed amendment and have made recommendations to the Council regarding the amendment; and WHEREAS, the Council has determined that the Land Use Code amendment which has been proposed is in the best interest of the City and its citizens. NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT COLLINS that Section 4.15(B)(3)(c) of the Land Use Code is hereby amended by the addition of a new subparagraph 4 to read as follows: Introduced and considered favorably on first reading and ordered published this 17th day of December, A.D. 2002, and to be presented for final passage on the 7th day of January, A.D. 2003. Mayor ATTEST: City Clerk ecem er DATE: STAFF CONCLUSION ITEM NUMBER: Staff opposes the request on the grounds that the large footprint use is inconsistent with the intent and purpose of the zone district, which was specifically tailored to address unique opportunities for the North College Corridor. In addition, staff finds that all of the points in favor of the request are too clouded by counterpoints to support the request based on any of them. If Council finds that the zone should be changed, then staff recommends that Council instruct staff to take a more complete look at the issues in a more complete process. ATTACHMENTS 1. Map of subject zone district (originally named B-C as noted above, later renamed C-C- N). 2. Request for Land Use Code text amendment from applicant (18 pages). 3. Memo summarizing Planning and Zoning Board discussion. - 4. 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 6-7 speak directly to the Willox/College site. DATE: ITEM NUMBER: Points in Favor of the Motion (Opposing the Request) Uphold the Plan. A Board member noted that this district was put together for a purpose, and the point is that this is one place specifically envisioned to get something other than a typical shopping center development. Wrong Way to Change the Plan. A Board member noted that time and effort was put into the North College Plan, and if it needs to be changed, just adding this use in this process is not the right way to change it. If development financing issues render the original vision unworkable, then maybe a sub -committee of people who, worked on the plan and other stakeholders should reconvene and update the plan. Dispersal of Supermarkets. A Board member stated a concern about two adjacent supermarkets when City Plan reflects ideas to disperse them. Points in Opposition to the Motion (in Favor of the Request) Design Can Accomplish Standards and Guidelines Despite Large Footprint. A Board member stated that he was on the fence, but he could envision a design solution that would achieve the things this district is trying to achieve, by breaking up the mass of a big building and parking lot. However, he also acknowledged the caveat that it would be very difficult to actually achieve if not spelled out in advance with standards. Another member also thought that local design standards are strong enough to make the use work; and stated that staff should be open and creative to allow these applicants to work within the constraints they are faced with. Staff contends that IF the zone is to be opened up to large footprint retail, 'it should be considered in a more complete process than this request for supermarkets. Standards and Guidelines Are Compromised by the Albertson's Center. Member Torgerson noted that the existing Albertson's presents an unattractive pedestrian relationship to Willox and is an example of what we would not want to see on the subject property, but it undermines the idea of a pedestrian streetfront suggested in the Standards and Guidelines. Staff suggests that the pedestrian orientation of the Willox streetfront will be a matter of degree, and would be addressed in development review. More Consumer Shopping Choice. Member Gavaldon discussed this idea, concluding that this is a reason to support the request. Similar to the development financing argument in favor a "deep pocket" use, staff finds no policy basis for this as a reason to support the request. However, after considering this idea on its merits, staff questions whether adding a supermarket across the street from the existing one would help consumer choice as much as complementary development of uses that do not already exist in north Fort Collins. IF Council finds that the zone should be opened up to a large footprint use, then is another supermarket a good way to serve consumers, or a lost opportunity for other uses? Does it make sense to open the zone to supermarkets but not other large retail uses or theaters? DATE ITEM NUMBER: Underserved Market. Another contention of the request is that there is an underserved market in north Fort Collins. Staff has no definitive information on the market, except to note that the market area would be the same one served by the Albertson's. In conversation with Albertson's, staff understands that the store does about an average volume of weekly sales. This means little in the public policy decision, except to undermine any speculation that there is a large northern market that needs two stores side by side. If an underserved market in north Fort Collins is to be discussed, discussion should acknowledge the underserved market for other uses which do not already exist in the area. This would seem to undermine the contention that an underserved market justifies another supermarket.. Quality Redevelopment. The applicant contends that a new supermarket shopping center would spur quality redevelopment in the North College corridor generally. In general, staff acknowledges the maxim that "activity breeds activity". However, this contention raises a number of questions about what quality means, given that the scale and character of a supermarket center itself does not fit the vision of the zone district. This contention also raises questions about whether another supermarket center would spur quality redevelopment; or spur decline of'the existing shopping center across the street. Economic Power of a Supermarket Chain. Finally, at the P&Z hearing, the applicants spoke of the high costs of 1) buying out adjacent owners to assemble property, and 2) upgrading infrastructure. Both of these costs come together in the need for additional street right-of-way (R.O.W.) for turn lanes and a median on Willox and an acceleration lane on North College, which would be required of development on the property. R.O.W. for these widenings would need to come from property the applicants don't currently own. They contended that a commercial development of this scale and intensity is needed to pay the costs of developing the subject property. The applicants pointed out that a few years ago, they made an earnest attempt at a development plan fitting the vision of the zone district, but it was not financially feasible. Staff finds no public policy basis to support an intensive land use which does not fit the larger vision, becauseof its "deep pockets". This is a sensitive consideration with significant implications. If Council funds that the site appears undevelopable under the current zoning, then Staff contends that the issue should be addressed in a different, more complete process to update the zone and its standards. PLANNING AND ZONING BOARD DISCUSSION AND STAFF RESPONSE The Board's discussion was related to a motion to recommend denial of the applicant's request. Two members spoke in support of the motion, and two members spoke against the motion, i.e. in favor of the request. Attachment 3 is a memo summarizing the Board's discussion. DATE: ITEM NUMBER: The focus of discussion is on the northeast corner of the intersection of North College Avenue and Willox Lane; however, note that one other area is also zoned C-C-N, south of Conifer Street and west of Redwood Street, behind the properties facing North College Avenue. Zone District Purpose Statement. Section 4.15(A) of the Land Use Code states: " 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 `commercial core or corridor' in this case is the main North College Avenue strip of commercial uses including the existing Albertson's shopping center. The Plan and the Standards and Guidelines promote the development of mixed uses along a street and sidewalk network in this zone, with characteristics similar to parts of downtown such as the Lincoln Center area. The C-C-N areas also offer special opportunities to blend development and activity with wetlands and stands of large trees that exist in the subject areas. Fort Collins Comprehensive Plan (City Plan). In 1997, 2 years after the North College Avenue Corridor Plan was adopted, City Plan was adopted. Locating supermarkets strategically is a major aspect of City Plan. Supermarkets are a particularly crucial land use, with supermarket -based Neighborhood Commercial Districts shown as focal points on the City Plan's land use plan known as the City Structure Plan. This special attention on supermarket -based districts clarifies and strengthens a long-standing history of encouraging dispersal of supermarkets, and avoiding tendencies for them to proliferate along College Avenue. Besides being inconsistent with the area -specific plan for North College, the request to add supermarkets to the C-C-N zone is also inconsistent with the Structure Plan and its supporting policies. APPLICANTS' REQUEST AND STAFF RESPONSE The applicant's interest in this request is to develop a supermarket across the street, to the north, from the existing Albertson's at the intersection of North College and Willox Lane. The formal request is included as Attachment 2. Supermarkets vs Grocery Stores. 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 such a smaller grocery store, which is permitted, is not likely to be developed. In short, market forces favor large chain supermarkets over small grocery stores. Staff finds this to be a false dilemma. There is no problem if a smaller grocery store is not included in development. Many other uses are listed in the zone, and whether or not grocery sales are part of any development is not an issue. AGENDA ITEM SUMMARY ITL.., NUMBER: 33 DATE: December 17, 2002 FORT COLLINS CITY COUNCIL I FROM: Clark Mapes SUBJECT: First Reading of Ordinance No. 189, 2002, Amending Section 4.15(B)(3)(c) of the City of Fort Collins Land Use Code by adding Supermarkets as a Permitted Use in the Community Commercial - North College Zone District. RECOMMENDATION: Staff recommends denial of this Ordinance. On November 4, 2002, the Planning and Zoning Board voted 2-2 (Meyer, Carpenter and Bernth absent) on a motion to recommend denial of the Ordinance. EXECUTIVE SUMMARY: This is a request to add Supermarkets (over 25,000 square feet) as a permitted use within the C- C-N, Community Commercial - North College zone district. Attachment 1 is a snap showing C- C-N-zoned areas. The C-C-N zone does not permit large retail buildings or supermarkets over 25,000 square feet in floor area. (Retail stores and grocery stores under 25,000 sq. ft. are permitted.) This zone, along with Standards and Guidelines, was specifically written for the property in question in a public planning process. It is intended for mixed uses of moderate scale and intensity in a pedestrian -oriented arrangement. It suggests that new buildings should be brought together along Willox and new internal streets; and also that buildings next to natural features on the property should have outdoor spaces for people that open onto those features and provide attractive views. A large retail building footprint and parking lot is inconsistent with these ideas. In addition to being inconsistent with the area -specific plan, this request is also inconsistent with the general land use provisions in City Plan. The reason for the request is the applicant's interest in development of a supermarket shopping center at the northeast corner of the intersection of North College Avenue and Willox Lane. KGROUND: Two new zone districts, with Standards and Guidelines, were adopted along with the North College Avenue Corridor Plan in 1995, following a public planning process. One of the zones, originally named `B-C, Business Center', was renamed `C-C-N, Community Commercial -North College', and adapted to fit the Land Use Code format in 1997. The renaming did not change the content or intent of the zone. The C-C-N zone is for uses of moderate scale and intensity, and it prohibits retail sales in buildings larger than 25,000 square feet in floor area - either .as "big box retail" or as supermarkets.