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existing large retail establishment increases the gross square feet of
<br /> floor area by 50 percent. The regulations specifically address the
<br /> design characteristics of the building, the site plan, and the
<br /> building's relationship to the surrounding community.
<br /> Architectural Character. Perhaps the most common
<br />objection to large-scale superstores is their comparison to big,
<br />faceless boxes. With blank and windowless facades, flat roofs,
<br />lack of architectural detail, and minuscule, hard-to-see entries,
<br />big box stores are boring at best and potential eyesores at worst.
<br /> Fort Collins adopted a range of standards to encourage better
<br />architectural design that goes beyond the prototypical ~off-the-
<br />shelf" corporate plans. The city's regulations:
<br />
<br />· Require that facades in excess of 100 horizontal feet must
<br /> incorporate recesses and projections. Windows, awnings, and
<br /> arcades must total at least 60 percent of the facade length
<br /> abutting a public street.
<br />
<br />· Dictate variations in roof lines to reduce the massive scale of'
<br /> the building and add visual interest. Roofs must have two or
<br /> more of the following: parapets concealing flat roofs and
<br /> mechanical equipment, overhanging eaves, sloped roofs, and
<br /> three or more roof planes.
<br />
<br />· Encourage greater architectural interest by directing the use
<br /> of a repeating pattern of change in color, texture, aud
<br /> material modules.
<br />
<br />· Require that each principal building have clearly defined and
<br /> highly visible customer entrances.
<br />
<br /> Color andMateriak. Building color and materials are as
<br />important to the aesthetic character of big box establishments as
<br />architectural details. For some big box chains, concrete blocks
<br />or tilt-up concrete panels seem to be the material of choice even
<br />though such features are more suitable for industrial parks.
<br />Others use bold color schemes and neon tubing, often
<br />synonymous with large billboards, to attract attention. Fort
<br />Collins adopted the following standards to encourage higher-
<br />quality materials that would complement existing commercial
<br />development and surrounding residential neighborhoods:
<br />
<br />· Predominant exterior building materials must be of high
<br /> quality, including brick, wood, sandstone or other native
<br /> stone, and tinted/textured concrete masonry units. Smooth-
<br /> faced concrete block, tilt-up concrete panels, and
<br /> prefabricated steel panels are prohibited.
<br />
<br />· Facade colors must be low reflecting, subtle, and neutral or
<br /> earth toned. The use of high-intensity colors, metallic colors,
<br /> black dr fluorescent colors are prohibited.
<br />
<br />· Building trim may feature brighter colors, but neon tubing is
<br /> not allowed as an accent material.
<br />
<br />Relationship to Surrounding Community/Streets. An often
<br />ignored feature ofsuperstores is the impact the stores have on the
<br />
<br />Christopher Duerksen is the managing partner for the Denver,
<br />Colorado, office of Clarion Associates, a national consulting and
<br />legal~rm. Bob Blanchard is the director of the Planning
<br />Department for the City of Fort Collins, Colorado. Much of the
<br />informatlon for this article was collected and presented in the April
<br />1996 issue of PAS Memo by Christopher Duerksen and at the
<br />1998 APA National Conference in Boston by Bob Blanchard.
<br />
<br />surrounding community and public streets. The standard approach
<br />toward buffering between superstores and adjacent residential areas
<br />is to erect a six-foot wooden fence. Chain-link fences with slats are
<br />the expected screening measures for trash-loading areas around the
<br />stores. However, demands from neighbors in Fort Collins
<br />eventually led to the following regulations:
<br />
<br />· All facades ora building that are visible from adjoining
<br /> properties or public, streets should contribute to the pleasing
<br /> scale features of the building and encourage community
<br /> integration by featuring characteristics similar to a front
<br /> facade. This policy is implemented by requiring architectural
<br /> treatment as discussed above.
<br />
<br />Site plans for large retail stores must include patios, seating areas,
<br />and other amenities to enhance the pedestrian experience.
<br />
<br />· All sides of a principal building that directly face an abutting
<br /> public street shall feature at least one customer entrance.
<br /> Where a principal building directly faces more than two
<br /> abutting public streets, the requirements shall apply only to
<br /> two sides of the building.
<br /> The minimum setback of any building facade is 35 feet. Where
<br /> the facade faces adjacent residential uses, an earth berm at least
<br /> six feet high and planted with evergreen trees is required.
<br /> Each retail establishment must contribute t~ the
<br /> enhancement of the community and public spaces by
<br /> providing at least two community amenities such as a-patio/
<br /> seating area, water feature, clock tower, or pedestrian plaza
<br /> with benches.
<br />
<br /> Pedestrian Flows. Pedestrian friendliness is typically
<br />forgotten in areas outside of the stgre. Shoppers are expected to
<br />dodge cars, wind-blown shopping carts, and other obstacles
<br />before finding their way into the store. Fort Collins adopted a
<br />number of requirements to make the superstores more attractive
<br />and safer for pedestrians:
<br />
<br />· Sidewalks at least eight feet in width must be provided along
<br /> all iides of the lot that abut a public street, and a continuous
<br /> internal pedestrian walkway must be provided from the
<br /> perimeter public sidewalk to the principal customer
<br /> entrance. The internal walkway must feature landscaping,
<br /> benches, and other such materials/facilities for no less than
<br /> .50 percent of its length.
<br /> Sidewalks extending the full length of the building must be
<br /> provided along any facade featuring a customer entrance and
<br />
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