HomeMy WebLinkAboutHARMONY SCHOOL SHOPS PUD, SECOND FILING - FINAL - 42-89G - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 10
MEETING DATE _ 5/19197
STAFF —Ted Shepard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Harmony School Shops, Second Filing, Final P.U.D., #42-89G
APPLICANT: P.B. Roche Development LLC, Inc.
c/o Cityscape Urban Design
3555 Stanford Road, Suite 105
Fort Collins, CO 80525
OWNER: LGT Real Estate Advisors Inc./Oak Farm Inc.
3555 Stanford Road, Suite 100
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for Final P.U.D. for 68,000 square foot retail store in the Harmony
School Shops community shopping center. The site is 4.2 acres in size located on the
eastern edge of the center which is located at the northeast corner of Harmony and
Timberline Roads. The building is considered a large retail establishment. The parcel
is zoned H-C, Harmony Corridor.
RECOMMENDATION: Approval with Condition
EXECUTIVE SUMMARY:
The Final P.U.D. is in substantial compliance with the Preliminary and complies with the
Timberline Farm O.D.P. and the Harmony Corridor Plan. Two variances from the
Standards and Guidelines for Large Retail Establishments for the west elevation are
recommended. The P.U.D. satisfies the All Development Criteria of the L.D.G.S. The
condition of Preliminary regarding truck traffic and loading zone mitigation has been
satisfied. As a Final, the project continues to be feasible from a traffic engineering
standpoint and meets transportation policies.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT
•
Harmony School Shops, Second Filing, Final P.U.D., #42-89G
May 19, 1997 P & Z Meeting
Page 2
COMMENTS
Background:
The surrounding zoning and land uses are as follows:
N: R-L; Existing Single Family (Sunstone Village 7th Filing)
S: H-C; Vacant
E: L-M-N and H-C; Existing Mobile Home Park (Harmony Village) and Vacant
W: H-C; Diamond Shamrock and Harmony School (Harmony School
Shops 1st Filing)
This parcel is part of a larger property that was annexed in 1977 as part of a series of
annexations to bring in the Hewlett-Packard property. In 1989, the parcel was included
in the Timberline Farm Master Plan and designated as a "Community Shopping
Center." The parcel was rezoned from R-L-P (Low Density Planned Residential) to E-P
(Employment Park) in 1992 to implement the Harmony Corridor Plan. The parcel was
again rezoned in March of 1997 from E-P to H-C (Harmony Corridor) to implement City
Plan. The Preliminary P.U.D. for the 20 acre shopping center was approved in
December of 1995.
Two filings have been granted Final approval in the shopping center:
A. Timberline Corner Store (Diamond Shamrock) was approved in March of 1996.
B. Harmony School Shops First Filing (Heritage Childcare Center and Preschool)
was approved in March of 1997.
2. Land Use:
A. Overall Development Plan
The parcel is included in the Harmony School Shops Shopping Center (20 acres) which
is part of the Timberline Farm Overall Development Plan (77 acres). The Timberline
Farm O.D.P. covers 77 acres and includes the residential filings of Sunstone Village
and Sunstone Townhomes.
The request for a retail store is an appropriate use in a Community Shopping Center,
and therefore, in compliance with Timberline Farm O.D.P.
Harmony School Shops, Second Filing, Final P.U.D., #42-89G
May 19, 1997 P & Z Meeting
Page 3
B. Preliminary P.U.D.
As mentioned, the Preliminary P.U.D. was approved in December of 1995. This
Preliminary covered the entire 20 acre center and designated the subject site as "Lot 8 -
Anchor B" for a retail store with an estimated size of 50,000 square feet of gross
leasable floor area.
At Preliminary, the project was reviewed by the absolute and variable criteria of the
Community/Regional Shopping Center Point Chart of the Land Development Guidance
System. The project satisfied the absolute criteria and earned a score of 56% on the
point chart which exceeded the required minimum of 50%.
The Final P.U.D. indicates a 68,000 square foot building which will be used for two
furniture showrooms. This is larger than the estimated 50,000 square feet at
Preliminary. The building footprint has been slightly extended to the north and east with
a corresponding reduction in hard surface and parking. There is no loss of landscape
area.
This loss of parking is due to the decreased parking needs for a furniture showroom.
In fact, the parking ratio of 2.9 parking spaces per 1,000 square feet of gross leasable
floor area is below the range of 3.5 to 5.0 parking spaces per 1,000 square feet for
general retail as recommended in the Parking Lot Development Guide.
Staff believes that the reduced parking ratio is accurate for the land use in that furniture
stores generate fewer trips than typical retail activities. Less parking is benefits
stormwater quality in that there is less asphalt area. The increased building envelope
and decreased parking does not alter the expression of approval as granted in the
Preliminary P.U.D. Staff, therefore, finds that the layout of the Final P.U.D. is in
substantial compliance with the Preliminary.
3. Condition of Preliminary Approval
At Preliminary, a condition of approval was attached to the P.U.D. regarding delivery
truck access and mitigation of truck traffic. The objective of the condition was to
minimize the impact of truck traffic on the adjacent residential properties and minimize
the conflict between trucks and residential traffic on Milestone Drive.
In addressing this condition of approval, the applicant has provided a berm and
screenwall along the north property line that, in combination, will be six feet above the
grade of the loading zone. On the north side of this screenwall, there will be a mix of
evergreen and deciduous plant material.
Harmony School Shops, Second Filing, Final P.U.D., #42-89G
May 19, 1997 P & Z Meeting
Page 4
The truck traffic to the furniture store will be routed to the loading zone via Harmony,
Timberline, or the Milestone curbcut at the Diamond Shamrock convenience store.
Since the curb cut on Milestone Drive closest to Sunstone Village will not be
constructed with Filing Two, truck traffic for the furniture store will have no other option
but to use the designated truck route. When the new Milestone curb cut is constructed
with Retail Anchor A, truck traffic will have to be restricted to minimize conflicts. Staff
anticipates continuing to work with the Sunstone neighborhood to mitigate truck traffic
on the Final for Anchor A.
Staff finds that with the restrictions as noted on the Site Plan, the condition of
Preliminary P.U.D. approval has been satisfied.
4. Neighborhood Compatibility
Two neighborhood meetings were held in 1995 in conjunction with the Preliminary
P.U.D. A third neighborhood meeting was held on May 13, 1997 to review the details of
the Final P.U.D. Minutes to the third meeting will be provided under separate cover.
As with the Preliminary, the primary concern is the treatment along the northern edge of
the site and the routing of the truck traffic.
A. Buffering on the North Edge
The north edge of the project features an attractive north elevation of the building,
reduced lighting, and a recessed loading zone. In addition, as previously mentioned,
there will be a screenwall constructed on a small berm for an effective height of six feet
above grade. Evergreen trees on the outside of the screenwall will contribute to
buffering. (This berm and screenwall will continue around to buffer the eastern property
line as well.)
B. Truck Mitigation
As mentioned, the construction phasing will not include the eastern -most curb cut on
Milestone Drive. Trucks will be routed to other access points as far away from the
residential area as possible thus reducing potential conflicts. The loading dock is
setback from the north property line (as measured from the screenwall) by 100 feet.
The loading zone is not visible from the residential area to the east.
Staff finds that the Final P.U.D. is sensitive to and maintains the character of the
surrounding area and is compatible with the neighborhood.
0
Harmony School Shops, Second Filing, Final P.U.D., #42-89G
May 19, 1997 P & Z Meeting
Page 5
5. Standards and Guidelines for Large Retail Establishments
Since the building is 68,000 square feet in size, it is considered a "big box" and must
comply with applicable standards.
The building complies with all the standards and guidelines with two exceptions. The
exceptions both relate to the west elevation for which two variances are requested.
These variances, and the compliance with all other standards, are described below:
A. West Elevation "Facades and Exterior Walls:"
The west elevation is 169 feet long and is planned to form a recessed service area with
future Anchor A. This central court loading area allows for complete screening from the
south, east, and west. The only opening is from the north which is recessed from the
north property line.
The standard calls for this elevation to feature a sufficient amount of recesses,
projections, or other articulations to break up the long wall. Article I, Section 1
"Facades and Exterior Walls" states:
"Facades greater than 100 feet in length, measured horizontally, shall
incorporate wall plane projections or recesses having a depth of at least 3% of
the length of the facade, and extending at least 20% of the length of the facade.
No uninterrupted length of any facade shall exceed 100 horizontal feet."
The west elevation does not contain the required projections and recesses nor does it
have an uninterrupted length of under 100 feet.
Staff recommends a variance to this standard for the west elevation. As justification,
Staff finds that this elevation forms a loading area that will be mirrored with Anchor A to
enclose a shared recessed service area. The west elevation does not face a public
street or residential area. Combining loading and services with an adjacent building is
efficient and promotes a unified center. The loading area will be served by a shared
access drive which will avoid duplication. The west facade will be hidden from view and
not create a massive scale the negatively impacts the neighborhood.
Staff, therefore, finds that the alternative design meets the objectives of the guideline
and satisfies the standard as equally well or better than an elevation that meets the
"Facades and Exterior Walls" requirement. Further, the variance may be granted
without substantial detriment to the public good.
0
•
Harmony School Shops, Second Filing, Final P.U.D., #42-89G
May 19, 1997 P & Z Meeting
Page 6
B. West Elevation "Back Sides"
The setback along the west property line is 0 feet. The standard for setbacks states:
"The minimum setback for any building facade shall be thirty-five (35) feet from
the nearest property line."
Staff recommends a variance to this standard for the west elevation. As justification,
the west elevation is designed to work in conjunction with the future "Anchor A" to
create a central court service area that is recessed and totally screened from view from
public streets. As with the justification for "Facades and Exterior Walls," the west
elevation does not face a residential area and joint service and loading with the
adjacent building is an efficient solution to screening the service side of large buildings.
Staff, therefore, finds that the alternative design meets the objectives of the guideline
and satisfies the standard as equally well or better than an elevation that meets the
"Back Sides" requirement. Further, the variance may be granted without substantial
detriment to the public good.
C. Compliance With All Other Standards
The Standards and Guidelines for Large Retail Establishments is attached with
notations on how compliance is achieved. In general, the one-story building features
three covered entries which allows for distributed parking to break up the scale of the
parking lot. The exterior is a mix of two kinds of concrete block punctuated by brick
columns that form modules that repeat horizontally. A horizontal accent band provides
vertical relief and separates the split -faced concrete block from the synthetic stucco. A
pre -cast concrete ornamental block, in a "tulip" design, is used as an accent and
matches the scroll work on the original Harmony School. The loading zone is screened,
and sidewalks link the building to the future pad sites. Outdoor vendor space is
provided and delivery and loading operations are restricted.
6. Transportation
Primary access to the site is gained via Harmony Road. An internal access drive will
connect to access drives serving Diamond Shamrock and Harmony School Shops First
Filing (Heritage Christian Childcare and Preschool). The east -west access drive in front
of the building will be stubbed to the eastern property line for future connection to the
adjacent vacant property in front of Harmony Village Mobile Home Park.
•
•
Harmony School Shops, Second Filing, Final P.U.D., #42-89G
May 19, 1997 P & Z Meeting
Page 7
Pedestrian access is provided by a continuous sidewalk and plaza space on the south
and east sides of the building. A six foot wide walk is stubbed to the eastern property
line. Two crosswalks are provided to connect the pad sites.
As mentioned, the furniture store will generate fewer trips than originally estimated.
The Final P.U.D., therefore, is feasible from a traffic engineering standpoint and is in
compliance with transportation policies.
7. Findings of Fact/Conclusion:
A. The Final P.U.D. is in substantial conformance with the Preliminary P.U.D.
B. The Final P.U.D. complies with the Community Shopping Center designation of
the Timberline Farm Overall Development Plan and the Harmony Corridor Plan,
as amended in 1995.
C. A variance to Article I, Number 1, "Facades and Exterior Walls," of Standards
and Guidelines for Large Retail Establishments is recommended for the west
elevation based on the proposed design being equal to or better than a design
that would have strictly met the standard, and that the variance may be granted
without substantial detriment to the public good.
D. A variance to Article II, Number 3, "Back Sides" of Standards and Guidelines for
Large Retail Establishments is recommended for the west elevation based on
the proposed design being equal to or better than a design that would have
strictly met the standard, and that the variance may be granted without
substantial detriment to the public good.
E. The P.U.D. is sensitive to and maintains the character of the surrounding
neighborhood.
F. The other design elements of the P.U.D. satisfy the All Development Criteria of
the L.D.G.S.
G. The condition of Preliminary approval regarding truck traffic and loading zone
mitigation has been satisfied.
H. The P.U.D. is found to be feasible from a traffic engineering standpoint and
meets transportation policies.
•
•
Harmony School Shops, Second Filing, Final P.U.D., #42-89G
May 19, 1997 P & Z Meeting
Page 8
RECOMMENDATION:
Staff recommends approval of Harmony School Shops, Second Filing, #42-89G,
subject to the following condition:
1. The Planning and Zoning Board approves this planned unit development
final plan upon the condition that the development agreement, final utility
plans, and final P.U.D. plans for the planned unit development be
negotiated between the developer and City staff and executed by the
developer prior to the fourth meeting (June 19, 1997) of the Planning and
Zoning Board following the meeting at which this planned unit
development final plan was conditionally approved; or, if not so executed,
that the developer or the City staff, at said subsequent meeting, apply to
the Board for an extension of time. The Board shall not grant any such
extension of time unless it shall first find that there exists with respect to
said planned unit development final plan certain specific unique and
extraordinary circumstances which require the granting of the extension in
order to prevent exceptional and unique hardship upon the owner or
developer of such property and unique hardship upon the owner or
developer of such property and provided that such extension can be
granted without substantial detriment to the public good.
If the staff and the developer disagree over the provisions to be included in
the development agreement, the developer may present such dispute to the
Board for resolution. The Board may table any such decision, until both
the staff and the developer have had reasonable time to present sufficient
information to the Board to enable it to make its decision. (If the Board
elects to table the decision, it shall also, as necessary, extend the term of
this condition until the date such decision is made).
If this condition is not met within the time established herein (or as
extended, as applicable), then the final approval of this planned unit
development shall become null and void and of no effect. The date of final
approval for this planned unit development shall be deemed to be the date
that the condition is met, for purposes of determining the vesting of rights.
For purposes of calculating the running of time for the filing of an appeal
pursuant to Chapter 2, Article II, Division 3, of the City Code, the "final
Decision" of the Board shall be deemed to have been made at the time of
this conditional approval; however, in the event that a dispute is presented
to the Board for resolution regarding provisions to be included in the
development agreement, the running of time for the filing of an appeal of
such "final decision" shall be counted from the date of the Board's
decision resolving such dispute.
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HARMONY SCHOOL SHOPS
SECOND FILING
FINAL PUD
LAND USE BREAKDOWN
MARCH 17, 1997
AREA
NET
153,2-18 sq.Ft.
4.2 AG
GOVERAGE
BUILDINGS
68,000 scq.Ft.
31%
STREET ROW
0 sciSt.
0%
PARKING 4 DRIVES
-16,510 sq.Ft.
42%
LANDSCAPED AREA
38,168 sq.Ft.
21%
FLOOR AREA
RETAIL
68,000 sq.Ft.
MINIMUM PARKING PROVIDED
STANDARD
192 spaces
HANDICAPPED
6 spaces
SUBTOTAL
198 spaces
5IG1'GLE
8 spaces
TOTAL
206 spaces
MAXIMUM BUILDING
HEIGHT
30 Ft.
HARMONY *SCHOOL SHOPS, SECOID FILING, FINAL PUD
Activity A: ALL DEVELOPMENT CRITERIA
ALL CRITERIA
APPLICABLE CRITERIA ONLY
CRITERION
Is the criterion
applicable?
Will the criterion
be satisfied?
If no, please explain
Pre-
nary
Final
Not
Ap-
pli-
ble
Yes
No
Al. COMMUNITY -WIDE CRITERIA
1.1 Solar Orientation
X
1.2 Comprehensive Plan
X
X
1.3 Wildlife Habitat
X
1.4 Mineral Deposit
X
1.5 Ecologically Sensitive Areas
reserved
1.6 Lands of Agricultural Importance
reserved
1.7 Energy Conservation
X
X
1.8 Air Quality
X
X
1.9 Water Quality
X
X
1.10 Sewage and Wastes
X
X
1.11 Water Conservation
X
X
1.12 Residential Density
X
A2. NEIGHBORHOOD COMPATIBILITY CRITERIA
2.1 Vehicular, Pedestrian, Bike Transportation
X
X
2.2 Building Placement and Orientation
X
X
2.3 Natural Features
X
X
2.4 Vehicular Circulation and Parking
X
X
2.5 Emergency Access
X
X
2.6 Pedestrian Circulation
X
X
2.7 Architecture
X
X
2.8 Building Height and Views
X
2.9 Shading
X
X
2.10 Solar Access
X
I X
2.11 Historic Resources
X
2.12 Setbacks
X
X
2.13 Landscape
X
X
2.14 Signs
X
X
2.15 Site Lighting
X
X
2.16 Noise and Vibration
X
X
2.17 Glare or Heat
X
2.18 Hazardous Materials
X
A3. ENGINEERING CRITERIA
3.1 Utility Capacity
X
X
3.2 Design Standards
X
X
3.3 Water Hazards
X
X
3.4 Geologic Hazards
X
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised August 1994
-61-
•
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MEMORANDUM .
,'I -
co
TO: Eldon Ward, Cityscape, Urban Design
co
Ted Shepard, Fort Collins Planning Department
Eric Bracke, Fort Collins Traffic Engineer
0
FROM: Matt Delich
X
Q
L DATE: March 17, 1997
SUBJECT: Harmony School Shops - Land use change
(File: 9593MEM2)
0
N
CD
0 A change of use and building area has been proposed for
C? the center portion of the Harmony. School Shops. This area
comprises Lots 6, 7, and 9, as shown on the site plan dated
9/13/95. The city requested a trip generation comparison and,
z if similar or lower trips were expected from the proposed
° changes, then further traffic analysis was not required.
a
The original uses/sizes in the subject area were:
Anchor A - Superstore - 80 KSF
Anchor B - Superstore - 50 KSF
On-line Retail - Specialty Retail - 10.8 KSF
The proposed uses/sizes in the subject area are:
Anchor - Superstore - 70 KSF
Anchor B-1 - Furniture Store - 25 KSF
Anchor B-2 - Furniture Store - 40 KSF
On-line Retail - Specialty Retail - 5.4 KSF
There is a decrease in the areas of Anchor A and the On-line
Retail. There is an increase in the area of Anchor B.
a
Z
a:
Table 1 shows a comparison of the trip generation using
zrates
contained in Trip Generation, 5th Edition, ITE.
The
C5
trip rates for a furniture store are considerably lower
than
Uj
those for a superstore. A simple comparison indicates
that
Z
the following trip reductions can be expected with
the
O
f-
proposed uses:
Daily - 2760 trip ends
o
Morning Peak Hour - 104 trip ends
(n
Afternoon Peak Hour - 226 trip ends
Trip generation from the subject portion of the site
will
decrease by 42 percent.
C
L)
It is concluded that trips will be reduced with
the
aproposed
use and building size changes. No further traffic
d:
analyses are required due to these changes.
H
Table 1
Trip Generation
Daily
A.M.
Peak
P.M.
Peak
Land Use
Trips
Trips
Trips
Trips
Trips
in
out
in
out
APPROVED
PLAN
(Subject
Area).
Anchor
A - 80 KSF
3760
75
72
150
156
Anchor
B - 50 KSF
2350
47
45
94
97
On -Line
Retail - 10.8 KSF
440
6
4
21
21
TOTAL
6550
128
121
265
274
PROPOSED
PLAN
(Subject
Area)
Anchor
A - 70 KSF
3290
66
63
131
136
Anchor
B-1 - 25 KSF
110
3
1
4
6
Anchor
B-2 - 40 KSF
170
5
2
6
10
On -Line
Retail - 5.4 KSF
220
3
2
10
10
TOTAL
379Q
77
68
151
162
MMIM016"JIM
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Alameda
Delano
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•
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0 City of Fort Collins
Design Standards and Guidelines
for Large Retail Establishments
•
•
•
DESIGN STANDARDS AND GUIDELINES
FOR LARGE RETAIL ESTABLISHMENTS
City of Fort Collins
Community Planning and Environmental Services
Adopted by the Council of the City of Fort Collins
Januaiv 17. 1995
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TABLE OF CONTENTS
INTRODUCTION..................................................................................................................... i
PROCEDURE........................................................................................................................... ii
ARTICLE I.
AESTHETICCHARACTER................................................................................................... 1
I. Facades and Exterior Walls............................................................................................. 1
2. Small Retail Stores......................................................................................................... 2
3. Detail Features............................................................................................................... 3
4. Roofs.............................................................................................................................4
5. Materials and Colors...................................................................................................... 5
6. Entryways......................................................................................................................6
7. Back and Side Facades ........................... 7
ARTICLE II.
SITE DESIGN AND RELATIONSHIP TO SURROUNDING COMMUNITY .................... 9
1. Entrances....................................................................................................................... 9
2. Parking Lot Orientation.................................................................................................. 10
3. Back Sides................................................................................ 11
4. Outdoor Storage, Trash Collection, and Loading Areas ................................................... 12
5. Pedestrian Flows............................................................................................................ 13
6. Central Features and Community Spaces........................................................................ 14
7. Delivery/Loading Operations......................................................................................... 15
APPENDIX.
ADOPTINGORDINANCE...................................................................................................... 17
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INTRODUCTION
• The City of Fort Collins adopted a moratorium on large retail developments to study the community
impacts of the "superstore" phenomenon in more detail and to provide the community with clear and
enforceable policies to mitigate those impacts. The moratorium provided the opportunity to review
existing retail developments with community -wide or regional impacts and to set standards for
future developments to ensure that future development fits with the expectations and meets the needs
of the community.
These standards and guidelines are a response to dissatisfaction with corporate chain marketing
strategy dictating design that is indifferent to local identity and interests. The main goal is to
encourage development that contributes to Fort Collins as a unique place by reflecting its physical
character and adding to it in appropriate ways.
Large retail developments depend on high visibility from major public streets. In turn, their design
determines much of the character and attractiveness of major streetscapes in the city. The marketing
interests of many corporations, even with strong image -making design by professional designers,
can be potentially detrimental to community aspirations and sense of place when they result in
massive individual developments that do not contribute to or integrate with the city in a positive
way.
Fort Collins already has a development review system that promotes solutions to these general
issues. The purpose of these standards and guidelines is to augment those existing criteria with more
• specific interpretations that apply to the design of large retail store developments.
These standards and guidelines require a basic level of architectural variety, compatible scale,
pedestrian and bicycle access, and mitigation of negative impacts. The standards are by no means
intended to limit creativity; it is the City's hope that they will serve as a useful tool for design
professionals engaged in site specific design in context. They are placed within the framework of
the Land Development Guidance System which provides for variance from the requirements if the
proposal is equal to or better than the City requirements.
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PROCEDURE
• The following standards and guidelines are intended to be used as a design aid b developers
Y P
proposing large retail developments in community regional shopping centers or as uses -by -right;
and as an evaluation tool by the City staff and the Planning and Zoning Board in their review
processes. These standards and guidelines apply to all projects which are processed according to
the criteria for Community/Regional Shopping Centers in the LAND DEVELOPMENT
GUIDANCE SYSTEM as Planned Unit Developments and to all projects forretail establishments.
of more than 25,000 square feet as uses -by -right. "Standards" denoted by (+) are mandatory;
"Guidelines" denoted by (o) are not mandatory, but are provided in order to educate planners, design
consultants, developers and City staff about the design objectives. These standards and guidelines
are to be used in conjunction with the All Development Criteria of the L.D.G.S.
The Planning and Zoning Board is empowered to grant variances to the mandatory (+) standards
under the following circumstances:
1. The strict application of the standard would result in peculiar and exceptional practical
difficulties or exceptional and undue hardship upon the owner of the affected property; or
2. The alternative site planning and building design approach meets the design objectives as
stated in the standard, equally well or better than would compliance with the standard; and
• 3. In either of the foregoing circumstances, the variance may be granted without substantial
detriment to the public good.
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• ARTICLE I.
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AESTHETIC CHARACTER
1. Facades and Exterior Walls:
GUIDELINE: Facades should be articulated to reduce the massive scale and the uniform,
impersonal appearances of large retail buildings and provide visual interest that will be consistent
with the community's identity, character and scale. The intent is to encourage a more human scale
that Fort Collins residents will be able to identify with their community. (o)
STANDARD: M
a. Facades greater than 100 feet in length, measured horizontally, shall
incorporate wall plane projections or recesses having a depth of at least 3%
of the length of the facade and extending at least 20 percent of the length of
the facade. No uninterrupted length of any facade shall exceed 100
horizontal feet.
b. Ground floor facades that face public streets shall have arcades, display
windows, entry areas, awnings, or other such features along no less than 60
percent of their horizontal length.
�ece.
cofe��o , de e e,�oeds 100 FEE
0," %enB ,y, of tam
projections / recesses shall comprise at least
20% of facade length with a minimum depth of
3% of facade length
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WINDOWS AWNINGS ENTRY AREAS ARCADES
Animating features such as these must total 60% of total facade length
for any facade abutting a public street
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2. Smaller Retail Stores:
GUIDELINE: The presence of smaller retail stores gives a center a "friendlier" appearance by
.creating variety, breaking up large expanses, and expanding the range of the site's activities.
Windows and window displays of such stores should be used to contribute to the visual interest of
exterior facades. The standards presented in this section are directed toward those situations where
additional, smaller stores, with separate, exterior customer entrances are located in principal
buildings. (o)
STANDARD: (+)
Where principal buildings contain additional, separately owned stores which
occupy less than twenty five thousand (25,000) square feet of gross floor area,
with separate, exterior customer entrances:
a. The street level facade of such stores shall be transparent between the height
of three feet and eight feet above the walkway grade for no less than 60
NoT percent of the horizontal length of the building facade of such additional
P PG 1 G A Cite stones.
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b. Windows shall be recessed and should include visually prominent sills,
shutters, or other such forms of framing.
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3. Detail Features:
. GUIDELINE: Buildings should have architectural features and patterns that provide visual interest,
at the scale of the pedestrian, reduce massive aesthetic effects, and recognize local character. The
elements in the following standard should be integral parts of he building fabric, and not
superficially applied trim or graphics, or paint. (o)
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lie
STANDARD: (+)
Building facades must include a repeating pattern that shall include no less
than three of the elements listed below. At least one of these elements shall
repeat horizontally. All elements shall repeat at intervals of no more than
thirty (30) feet, either horizontally or vertically. C-01-64 s w AA M G R. A Y
• Color change.
• Texture change.
• Material module change.
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Expression of architectural or structural bay through a change in
plane no less than 12 inches in width, such as an offset, reveal, or
projecting rib.
g�'.:j
reveals
projecting ribs
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structural bay layout
Expression of Architectural or Structural Bay.
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3
4. Roofs:
GUIDELINE: Variations in roof lines should be used to add interest to, and reduce the massive
scale of, large buildings. Roof features should complement the character of adjoining
neighborhoods. (o)
STANDARD: M
Roofs shall have no:less than two of the following'features:
a. Parapets concealing flat roofs and rooftop equipment such as HVAC units
from public view. The average height of such parapets shall not exceed 15%
of the height of the supporting wall and such parapets shall not at any point
exceed one-third of the height of the supporting wall. Such parapets shall
feature three dimensional cornice treatment.
b. Overhanging eaves, extending no less than 3 feet past the supporting walls.
c. Sloping roofs that do not exceed the average height of the supporting walls,
with an average slope greater than or equal to 1 foot of vertical rise for every
3 feet of horizontal run and less than or equal to 1 foot of vertical rise for
every 1 foot of horizontal run.
d. Three or more roof slope planes.
average
parapet height
shall not exceed
15% of supporting
$" wall height
oa l�a
g;y>' parapet heights
shall not exceed
a �,,:� • 1/3 of supporting
wall height
• .
rarapet standards.
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S. Materials and Colors:
GUIDELINE: Exterior building materials and colors comprise a significant part of the visual
impact of a building. Therefore, theyshould be aesthetically pleasing and compatible with materials
and colors used in adjoining neighborhoods. (o)
STANDARD: (+)
a. Predominant exterior building materials shall be high quality materials.
These include, without limitation: 7C XTv,eerO cQN c.,e E'er' 8c cc,e
• brick ,ryroTHFr,c s7-uc�o
• wood
• sandstone /nErAL leo6Pi�J&
• other native stone
• tinted, textured, concrete masonry units
b. Facade colors shall be low reflectance, subtle, neutral or earth tone colors.
The use of high intensity colors, metallic colors, black or fluorescent colors is
prohibited.
c. Building trim and accent areas may feature brighter colors, including primary
• colors, but neon tubing shall not be an acceptable feature for building trim
or accent areas.
d. Predominant exterior building materials should not include the following:
• smooth -faced concrete block
• tilt -up concrete panels IV d T --77 AJ cL 1.-000
• pre -fabricated steel panels
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6. Entryways:
GUIDELINES: Entryway design elements and variations should give orientation and aesthetically
pleasing character to the building. The standards identify desirable entrywaydesign features. (o)
STANDARD: M
Each principal building on a site shall have clearly defined, highly visible customer entrances
featuring no less than three of the following:
a. canopies or porticos
b. overhan s
c. recesses/projection
d. arcades
e. raised corniced �raaetovertledoor
f. peaked roof fo
g. arches leE-oAsr O�C�/91'oFrtiAL
h. outdoor patios 8LOCK, "Tvl-IP y
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deHOOf- -
j. architectural details such as tile work and moldings which are integrated into
the building structure and design
k. integral planters or wing walls that incorporate landscaped area's and/or
places for sitting
Where additional stores will be located in the principal building, each such store shall have at least
one exterior customer entrance, which shall conform to the above requirements.
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• 0
7. Back and Side Facades:
• GUIDELINE: All facades of a building which are visible from adjoining properties and/or public
streets should contribute to the pleasing scale features of the building and encourage community
integration by featuringcharacteristics similar to the front facade. (o)
� 0
STANDARD: (+)
All building facades which are visible from adjoining properties and/or public streets shall comply
with the requirements of Article I, 1. of these Design Standards and Guidelines.
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Article II. SITE DESIGN AND RELATIONSHIP TO
THE SURROUNDING COMMUNITY
1. Entrances:
'GUIDELINE: Large retail buildings should feature multiple entrances. Multiple building entrances
reduce walking distances from cars, facilitate pedestrian and bicycle access from public sidewalks,
and provide convenience where certain entrances offer access to individual stores, or identified
departments of a store. Multiple entrances also mitigate the effect of the unbroken walls and
neglected areas that often characterize building facades that face bordering land uses. (o)
STANDARD: (+)
All sides of a principal building that directly face an abutting public street shall feature at least one
customer entrance. Where a principal building directly faces more than two abutting public streets,
this requirement shall apply only to two sides of the building, including the side of the building
facing the primary street, and another side of the building facing a second street.
\\ �`� ; -• — _ - SMALLER RETAIL--- _ .
STORES WITH
Customer
W Entrance
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Customer
Entrance
CUSTOMER ENTRANCES
ANCHOR
RETAIL
STORES
PUBLIC STREET
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Customer
Entrance
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txampie or a aevelopment with customer entrances on all sides which face a public street.
9
2. Parking Lot Orientation:
GUIDELINE: Parking areas should provide safe, convenient, and efficient access. They should be
distributed.around large buildings in order toshorte.n the distance to other:buildings.and public
sidewalks and to reduce the overall scale of the paved surface. If buildings are located closer to
streets, the scale of the complex is reduced, pedestrian traffic is encouraged, and architectural
details take on added importance. (o)
STANDARD: (+)
No more than 50 percent of the off-street parking area for the entire property shall be located
between the front facade of the principal building(s) and the primary abutting street.
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10
3. Back Sides:
• GUIDE e rear or sides of buildings often present an unattractive view of blank walls,
loading areas, storage.areas, HVAC units, garbage receptacles, and other such features.
Architectural and landscaping features should mitigate these impacts. (o)
STANDARD: (+)
The minimum setback for any building facade shall be thirty-five (35) feet from the nearest property
' line. Where the facade faces adjacent residential uses, an earthen berm, no less than 6 feet in height,
containing at a minimum evergreen trees planted at intervals of 20 feet on center, or in clusters or
clumps shall be provided.
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• `S8 r I a d = 1.3 FYEX 6,eofifi 'M{rS ✓ (I 3)
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I*
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4. Outdoor Storage, Trash Collection, and Loading Areas:
GUIDELINE: Loading areas and outdoor storage areas exert visual and noise impacts on
surrounding neighborhoods. These areas, when visible from adjoining properties.and/orpu.blic
streets, should be screened, recessed or enclosed. While screens and recesses can effectively
mitigate these impacts, the selection of inappropriate screening materials can exacerbate the
problem. Appropriate locations for loading and outdoor storage areas include areas between
buildings, where more than one building is located on a site and such buildings are not more than
40 feet apart, or on those sides of buildings that,do not have customer entrances. (o)
STANDARD: M .
9
GOAOiro G /4t Ep 13
NOT V i t # G&J' r`iCOM
Puo t r c 417A rkrs o/Z
a. Areas for outdoor storage, truck parking, trash collection or compaction,
loading, or other such uses shall not be visible from abutting streets.
b. No areas for outdoor storage, trash collection or compaction, loading, or
other such uses shall be located within 20 feet of any public street, public
C.
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ANo OEs-'GNev T'J
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sidewalk, or internal pedestrian way.
Loading docks, truck parking, outdoor storage, utility meters, HVAC
equipment, trash collection, trash compaction, and other service functions
shall be incorporated into the overall design of the building and'the
landscaping so that the visual and acoustic impacts of these functions are
fully contained and out of view from adjacent properties and public streets,
and no attention is attracted to the functions by the use of screening materials
that are different from or inferior to the principal materials of the building
and landscape.
d. Non -enclosed areas for the storage and sale of seasonal inventory shall be
®V Gi APPc is nocE permanently defined and screened with walls and/or fences. Materials,
colors, and design of screening walls and/or fences and the cover shall
conform to those used as predominant materials and colors on the building.
If such areas are to be covered, then the covering shall conform to those used
as predominant materials and colors on the building.
12
5. Pedestrian Flows:
GUIDELINE: Pedestrian accessibility opens auto -oriented developments to the neighborhood,
thereby reducing traffic impacts and enabling the development to project a friendlier, more inviting
image. This section sets forth standards for public sidewalks and internal pedestrian circulation
systems that can provide user-friendly pedestrian access as well as pedestrian safety, shelter, and
convenience within the center grounds. (o)
STANDARD: (+)
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a. Sidewalks at least 8 feet in width shall be provided along all sides of the lot
that abut a public street.
b. Continuous internal pedestrian walkways, no less than 8 feet in width, shall
be provided from the public sidewalk or right-of-way to the principal
customer entrance of all principal buildings on the site. At a minimum,
walkways shall connect focal points of pedestrian activity such as, but not
limited to, transit stops, street crossings, building and store entry points, and
shall feature adjoining landscaped areas that includes trees, shrubs, benches,
flower beds, ground covers, or other such materials for no less than 50
percent of its length.
c. Sidewalks, no less than 8 feet in width, shall be provided along the full
length of the building along any facade featuring a customer entrance, and
along any facade abutting public parking areas. Such sidewalks shall be
located at least six (6) feet from the facade of the building to provide
planting beds for foundation landscaping, except where features such as
arcades or entryways are part of the facade.
d. Internal pedestrian walkways provided in conformance with part (b) above
shall provide weather protection features such as awnings or arcades within
30 feet of all customer entrances.
P1-A1VT1NC. QEO,t PI_6V1/PEO.
C OkOR" e. All internal pedestrian walkways shall be distinguished from driving surfaces
through the use of durable, low maintenance surface materials such as
PROV 140 FA pavers, bricks, or scored concrete to enhance pedestrian safety and comfort,
Cie 6J.r W f t_14,s Itier as well as the attractiveness of the walkways.
COLORED Pf}; Trk N" G'ONGitf7'�
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6. Central Features and Community Spaces:
GUIDELINE: Buildings should offer attractive and inviting pedestrian scale features, spaces, and
amenities. Entrances and parking lots should be configured to be functional and inviting with
walkways conveniently tied to logical destinations. Bus stops and drop-off/pick-up points should
be considered as integral parts of the configuration. Pedestrian ways should be anchored by special
design features such as towers, arcades, porticos, pedestrian light fixtures, bollards, planter walls,
and other architectural elements that define circulation ways and outdoor spaces. Examples of
outdoor spaces are plazas, patios, courtyards, and window shopping areas. The features and spaces
should enhance the building and the center as integral parts of the community fabric. (o)
STANDARD: (+)
Each retail establishment subject to these standards shall contribute to the establishment or
enhancement of community and public spaces by providing at least two of the following: patio/
seating area edestrian plaza with benc es, transportation center, window shopping wa way,
outdoor playground area, kiosk area, water feature, clock tower, or other such deliberately shaped
area and/or a focal feature or amenity that, in the judgement of the Planning and Zoning Board,
adequately enhances such community and public spaces. Any such areas shall have direct access
to the public sidewalk network and such features shall not be constructed of materials that are
inferior to the principal materials of the building and landscape.
l A U %,%,II L%A v-11 'I ul"clu us special reatures and community spaces.
OAi JV 17- /y LrG Eli A i� anJ . .� nl CL I�OfJ BFNC.4E S t LAIN 0-I A I i.J G .
a - -17JAE F,eajjT i4,1A1 0cl ` OA) %Pd v*-pr -f- 4-14,r7- E4EvA77 OAJ r .
14
•
7. Delivery / Loading Operations:
GUIDELINE: Delivery and loading operations should not disturb adjoining neighborhoods, or
other uses. (o)
STANDARD: H
No delivery, loading, trash removal or compaction, or other such operations shall be permitted
between the hours of 10:00 P.M. and 7:00 A.M. unless the applicant submits evidence that sound
barriers between all areas for such operations effectively reduce noise emissions to a level of 45 db,
as measured at the lot line of any adjoining property.
12S-JTr— I C TE-O HO Elt't #A IF fV 47 7D Oni %r i 77- Ix qIV.
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APPENDIX
ORDINANCE NO. 4, 1995
OF THE COUNCIL OF THE CITY OF FORT COLLINS
REGARDING THE REGULATION OF LARGE RETAIL ESTABLISHMENTS
WHEREAS, the City of Fort Collins ("the City"), as a home rule municipality, has broad
constitutional and statutory powers to regulate the use of land within its City limits; and
WHEREAS, pursuant to said authority, and the provisions of Article II, Section 5, of the
City Charter, the City has adopted certain policies, plans, ordinances and resolutions pertaining
to the development of property within the City, including the City's Comprehensive Plan and the
Land Development Guidance System; and
WHEREAS, the Goals and Objectives element of the City's Comprehensive Plan directs
the City to: (1) develop a land use plan which will indicate preferred locations for the various
types of economic activities within the City; (2) protect the character of new and existing
residential neighborhoods from intrusive and disruptive surrounding development; (3) ensure that
future development in the City will be accomplished in a manner which minimizes any
degradation of the environment; and (4) promote better integration of land development and
transportation facilities; and
• WHEREAS, the City has recently been presented with development proposals for the
development of large retail establishments, sometimes known as "superstores"; and
WHEREAS, the bulk, size and scale of such retail establishments present unusual land use
concerns for the City, especially with regard to the aesthetic and transportation impacts of such
uses; and
WHEREAS, City staff, working with an ad hoc citizen committee, has studied the
phenomenon of the growth and development of such retail establishments in order to determine
the appropriate locations for such land uses, the kind of design criteria which should be used to
mitigate the visual impacts of the same, and the kind of infrastructure requirements which should
be imposed to offset the parking and traffic impacts of such developments; and
WHEREAS, the development of large retail establishments, in the absence of appropriate
regulatory guidelines, may have an irreversible negative impact upon the City; and
WHEREAS, in the interests of affording the City an opportunity to study the impacts of
such retail establishments and establish criteria to ensure that such establishments are developed
in harmony with the City's comprehensive plan and, particularly, the goals and objectives
elements thereof, the Council imposed a moratorium on the development of certain types of such
large retail establishments pursuant to Ordinance No. 111, 1994; and
17
WHEREAS, during said moratorium, -the ad hoc citizen committee, together with City
staff and various boards and commissions of the City, have analyzed the type of vehicular trips
that are generated by such large retail establishments and have developed proposed criteria for
determining: (1) the appropriate location of such establishments from a transportation standpoint,
(2) the appropriate architectural design and functional aspects of such establishments to ensure
that they are not disruptive of the surrounding development, (3) -the parking requirements for such
establishments to ensure that an adequate supply of parking spaces remains available City-wide
to serve the overall street, highway and parking systems of the City, and (4) methods for
accommodating the service traffic that is needed to supply and service such establishments to
ensure that such regulations are in harmony with the transportation provisions of the goals and
objectives element of the City's Comprehensive Plan; and
WHEREAS, the staff and the ad hoc committee have presented to the City Council . certain
revisions to the Land Development Guidance System and other provisions of Chapter 29 of the
City Code for the purpose of better regulating the location and design of such large retail
establishments within the City and have presented to the Council certain "Design Standards and
Guidelines for Large Retail Establishments" for adoption by the Council in implementing the
regulatory provisions of Chapter 29 of the Code; and
WHEREAS, the Planning and Zoning Board of the City of Fort Collins has recommended
the adoption by the Council of said proposed amendments and 'additional design regulations; and
WHEREAS, the Council has determined that it is in the best interests of the health, safety
and welfare of the citizens of the City that the following amendments to Chapter 29 and the
proposed "Design Standards and Guidelines for Large Retail Establishments" be adopted.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT
COLLINS as follows:
Section 1. That Section 29-1 of the Code of the City be amended by the addition of the
following new definitions, to be added in alphabetical order, to read as follows:
See. 29-1. Definitions.
Collector street system shall mean a system of one (1) or more collector
street(s) that allows traffic to be distributed to at least two (2) arterial streets.
Grocery store shall mean a retail establishment primarily selling food, as well
as other convenience and household goods, which occupies a space of not less than
four thousand (4,000) square feet and not more than twenty-five thousand (25,000)
square feet.
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• .Large retail establishment shall mean a retail establishment, or any combination
of retail establishments in a single building, occupying more than twenty-five
thousand (25,000) gross square feet of floor area.
Retail establishment (also known as retail store) shall mean an establishment in
which sixty (60) percent or more of the gross floor area is devoted to the sale or
rental of goods or merchandise to the general public for personal or household
consumption or to services incidental to the sale or rental of such goods or
merchandise.
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.
Section 2. That Chapter 29 of the Code of the City be amended by the addition of a new
Section 29-477, to read as follows:
Sec. 29-477. Supplementary regulations for retail establishments occupying
more than 25,000 square feet.
No new large retail establishment, or addition to an existing large retail
• establishment which would increase the gross square feet of floor area of such
establishment by fifty (50) percent or more, and no addition to a building which
would create a large retail establishment and which would increase the gross
square footage of floor area of such building by fifty (50) percent or more, shall
be approved for construction or occupancy unless the entire large retail
establishment affected by the new construction has been determined by the
Planning and Zoning Board to be in compliance with the "Design Standards and
Guidelines for Large Retail Establishments" as adopted by the city, either as a
planned unit development approved in accordance with the provisions of Section
29-526, or as a permitted use under Article III of Chapter 29.
Section 3. That Section 29-526 of the Code of the City is hereby amended by the repeal
and readoption of Activity "C," Community Regional Shopping Center, to read as set forth on
Exhibit "A," which is on file in the office of the City Clerk.
Section 4. That Section 29-526(E)(5) is hereby amended to read as follows:
E. Special Requirements
(5) The City shall have the right to establish general locational, land use and
design standards, guidelines, and policies for the purpose of augmenting,
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implementing and interpreting the provisions of this section, and all plans
presented to the City for review and approval must, as a condition of
approval, comply with all such mandatory requirements as are applicable
to such plans.
Section 5. That the "Design Standards and Guidelines for J arge Retail
Establishments" attached hereto as Exhibit "B", which is on file in the office of the Ci hments"
be, and the same hereby is, adopted for application to all proposed large retail establ
as defined in Section 29-1 of the City Code.
Introduced, considered favorably on first reading, and ordered published this 3rd day of
January, A.D. 1995, and to be presented for final passage on the 17th day of January, A.D. 1995.
Mayor
ATTEST:
!2t�
City Clerk
Passed and adopted on final reading this
ATTEST:
City Clerk
17th day of January, A.D. 1
ayor
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