Agenda - Planning Commission - 04/06/1999

Home

FEBRUARY 1999 AMERICAN · PLANNING ASSOCIATION Site Planning For Large Rete il Establishments By Christopher Duerksen and Bob Blanchard, AICP Most of the growth in the big box retail sector comes from the opening of new facilities rather than increased business at existing stores. Desplte the past big box building boom, communities will continue to see fighting for the remaining market share. Many communities are considering standards to address the impacts of these developments, and several already have regulations on the books, providing a valuable resource to those considering new regulations. Fort Collins, Colorado, has more than four years experience with design standards and guidelines for large retail establishments. Frequendy used as a template for other .v communities, these standards and guidelines are a direct response to the city's dissatisfaction with corporate chainr Dealing with the aesthetic character of buildings, and the site design and relationship to the surrounding community of the development plan, Fort C011ins's experience can be adapted to other communities dealing with large corporate retailers. marketing strategies, which typically dictate design that is indifferent to local identity and interests. Dealing with the aesthetic character of buildings, and the site design and relationship to the surrounding community of the development plan, Fort Colllns's experience can be adapted to other communities dealing with large corporate retailers.. Background In mid-1994, Fort Collins was faced with pending development proposals for the largest retail projects the city had yet experienced. The growing development pressures prompted ihe city council to enact a six-month moratorium on commercial development larger than 40,000 square feet. The moratorium provided an opportunity for city staff to explore the big box phenomenon, assess its potential impacts on the city, and formulate enforceable regulations to mitigate those impacts. The stafforganized an informal advisory committee composed of neighborhood representatives, real estate professionals, and interested citizens to assist in evaluating new approaches. Kathol and Company of Fort Collins was hired to prepare an economic analysis of the big box retail industry, and Clarion Associates of Denver was brought in to provide advice on the experience of regulating big box stores in other ~md~nities' and t° assist in drafting new standards'. Building facades for large retail stores in Fort Collins must incorporate articulations and variable roof lines. After some debate over the advisability of regulating the stores beyond the existing performance standards of the Land Development Guidance Syitem, and further debate over whether large retail establishments should be allowed at all, the city decided that the process would fgms on the following key issues: · Architectural character of the building; · Color and material of the primary structure; · Relationship to the surrounding community, including civic amenities; · Pedestrian flows; · Parking. Site £1ans must incorporate publie spaces and clear entry~ays to create a comfortable pedestrian environment. Fort Colllns's Design Standards and Guidelines The standards and guidelines in the Fort Collins Code apply to new "large" retail establishments, defined to mean "a retail establishment or any combination of retail establishments, in a single building, occupying more than 25,000 gross square feet of lot area." The standards are also applicable where an addition to an