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DESIGN STANDARDS AND GUIDELINES
FOR LARGE RETAIL ESTABLISHMENTS
City of Fort Collins
Community Planning and Environmental Services
Adopted by the Council ojthe City oJFort Collins
Janua►y 17. 1995
Special Thanks to
The Citizen Advisory Committee on Superstores
Milan Hanson
Jim Heaton
Kathy Herbener
Tom Kalert
Les Kaplan
Tom McKenna
Susan Meyer
Bob Pennock
Bill Strickfaden
Lang Stroud
The interested citizens who provided information and comments during the planning process.
City of Port Collins City Council: Consultants:
Ann Azari, Mayor Kathol& Company
Gina Janett, Mayor Pro Tem Clarion Associates
Alan Apt
Chris Kneeland Staff Team:
Bob McCluskey Greg Byrne, Director of CPES
Will Smith Paul Eckman, Deputy City Attorney
Charles Wanner Joe Frank, Assistant Planning Director
Claudia Haack -Benedict,Project Manager
Planning and Zoning Board: Aaron Howe -Cornelison, Urban Design Specialist
Rene Clements, Chair Clark Mapes, City Planner
Jan Cottier, Vice-Chair Kevin McBride, Stormwater Quality Coordinator
Jennifer Fontane Heidi Phelps, Planning Technician
Gwen Bell Ted Shepard, Senior City Planner
Bernie Strom Tom Vosburg,Transportation Planner I
Lloyd Walker
Gary Carnes
r
TABLE OF CONTENTS
INTRODUCTION ..................................................................................................................... i
PROCEDURE ........................................................................................................................... ii
ARTICLE I.
AESTHETICCHARACTER................................................................................................... 1
1. 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 11.
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
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 abasic 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.
PROCEDURE
The following standards and guidelines are intended to be used as a design aid by developers
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.
ii
ARTICLE I. 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: (+)
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.
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projections!recesses shall comprise at least
201/6 of facade length with a minimum depth of
3%of facade length
1-44
WINDOWS AWNINGS ENTRY AREAS ARCADES
Animating features such as these must total 60%of total facade length
for any facade abutting a public street
1
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
percent of the horizontal length of the building facade of such additional
stores.
b. Windows shall be recessed and should include visually prominent sills,
shutters,or other such forms of framing.
2
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)
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.
• Color change.
• Texture change.
• Material module change.
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.
jr
r offsets
projecting ribs
reveals
structural bay layout
Expression of Architectural or Structural Bay.
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: (+)
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 I foot of vertical rise for
every I foot of horizontal run.
d. Three or more roof slope planes.
average
parapet height
shall not exceed
I S%of supporting
wall height
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parapet heights
t shall not exceed
F i It3 of supporting
wail height
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Parapet Standards.
4
5. 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:
• brick
• wood
• sandstone
• 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
• pre-fabricated steel panels
5
G. Entryways:
GUIDELINES: Entryway design elements and variations should give orientation and aesthetically
pleasing character to the building. The standards identify desirable entryway design features.(o)
STANDARD: (+)
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. overhangs
c. recesses/projections
d. arcades
e. raised corniced parapets over the door
f, peaked roof forms
g. arches
h. outdoor patios
i. display windows
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.
6
7. Back and Side Facades:
GUIDELINE: All facades of a building which are visible from adjoining properties and/or public
streets should contribute to thepleasing scale features of the building and encourage community
integration by featuringcharacteristics similar to the front facade. {o}
STANDARD. (+}
All building facades which are visible from adjoining properties and/or public streets shall comply
with the requirements of Article 1, 1. of these Design Standards and Guidelines.
7
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
�> CUSTOMERENTRANCES
Customer :,. — - -
W Entrance �-. ` : .�\ ANCHOR w
RETAIL w
y ` STORES
Customer
CL /,` Entrance
Customer
Entrance A'
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PUBLIC STREET
Example of a development 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 to shorten 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)
LoT, 7RAGT, og /)QEp Or LANo 06VOMO 7D
STANDARD: (+) THE LARGE ,egT/114 jEST&6&iSI1NE1vT
No more than 50 percent of the off-street parking area for the ipnfire propeft-rshall be located
between the front facade of the principal building(s)and they-abutting streets .
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10
3. Back Sides:
GUIDELINE: The rear or sides of buildings often present an unattractive view of blank walls,
loading areas,storageareas, H VAC units,garbage receptacles,and other such features.
Architectural and landscaping features should mitigate these impacts. (o)
STANDARD: M
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 b 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.
I1
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/or public
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: (+)
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
sidewalk,or internal pedestrian way.
c. Loading docks,truck parking,outdoor storage,utility meters, H VAC
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
permanently defined and screened Nvith 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: H
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 entrypoints, 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 Mth part(b) above
shall provide weather protection features such as awnings or arcades within
30 feet of all customer entrances.
e. All internal pedestrian walkways shall be distinguished from driving surfaces
through the use of durable, low maintenance surface materials such as
pavers,bricks,or scored concrete to enhance pedestrian safety and comfort,
as well as the attractiveness of the walkways.
13
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,pedestrian plaza with benches,transportation center,window shopping walkway,
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.
eo
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oti
Example of a center with numerous special features and community spaces.
14
7. Delivery/Loading Operations:
GUIDELINE: Delivery and loading operations should not disturb adjoining neighborhoods,or
other uses.(o)
STANDARD: (+)
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 of45 db,
as measured at the lot line of any adjoining property.
15
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
detemuning: (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:
Sec. 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.
is
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,
19
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 Large Retail
Establishments" attached hereto as Exhibit "B", which is on file in the office of the City Clerk,
be, and the same hereby is, adopted for application to all proposed "large retail establishments"
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 I7th day of January, A.D. 1995.
Mayor
ATTEST:
}�7
City Clerk �+
Passed and adopted on final reading this I7th day of January, A.D. 1
ayor
ATTEST:
City Clerk
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