Agenda - Planning Commission - 04/06/1999

Home

along any facade abutting public parking areas. Such sidewalks shall be located at least six feet from the facade of the building to provide planting beds for foundation landscaping. In'_'ernal pedestrian walkways must provide a weather protection feature such as an awning within 30 feet ofatl customer entrances. The internal pedestrian walkways must be distinguished from driving surfaces through the use of special pavers, bricks, or scored concrete to enhance pedestrian safety and the attractiveness of the walkways. Projections/recesses must comprise at least 20 percent of the facade length, with a minimum depth of three percent of the facade length. Close-up examples of some of the detailingj%m a development. Parking Lots. Fort Collins also considered the size and location ofparklng spaces that usually provide the foreground for superstores. The regulations encourage structures to be located closer to streets, and parking areas to be broken up into modules separated by landscaping and other features. After much discussion and compromise, it was determined that "no more than fifty percent of the off-street parking area for the lot, tract, or area of land devoted to the large retail establishment shall be located between the front facade of the principal building and the abutting streets." Fort Collins Case Studies While several smaller big-box projects have gotten underway using the city's new regulations, two large proposals have tested the applications ofs.uperstore regulations. The first project involved a 307,000-square-foot retail "power center." The threa buildings in the development (29,000 square feet, 106,000 · square feet, and 134,000 square feet) were required to meet all of the standards. The design features of the project include parking distributed around the principal building, multiple building entrances, buildings moved closer to the street, and unique architecture facades'that remain consistent throughout the center. The defining feature of the development is a clearly identified, central pedestrian/gathering area between two buildings. The development review process provided an opportunity to create a unique space within the development. The finished product incorporates many features particular to downtown Fort Collins, including downtown-style facades, distinctive light fixtures, special paving, and diagonal parking. The success of the project is reflected in the short period of time it took to lease nearly all the space. Tenants include Home Depot, PetSmart, and a 70,000-square-foot supermarket. The second project was a 340,000-square- foot shopping center that included a proposed 194,000-square-foot Wal-Mart. One additional 84,000-square-foot multi-tenant building was also required to meet the big box standards. The developer submitted a site plan with architectural features that easily met the requirements of the code. However, the site planning requirements (particularly the parking requirements) slowed down the development review process. Corporate officials hesitated until the last moment before the public hearing on the issue of distributing parking around the building. The officials remained adamant about placing the majority of the parking in front the buildings' primary facades, perhaps to lure customers into the building entrance. The project was redesigned to meet the big box standards, but was ultimately turned down by the city's planning and zoning board because of traffic impacts. The city council upheld the board's decision on appeal. Conclusion · While the City of Fort Collins has met with success in implementing the adopted Standards and GuideBnes for Large Retail Establishments, the debate continues over the practicality of some of the standards---especially the requirements for multiple entries and the distribution of parking around the buildings. Any community considering the adoption of standards similar to those in Fort Collins should be aware that these two issues will likely be controversial. Fortunately, there are an increasing number of examples of successful big box developments that comply with such requirements. The Fort Collins experience clearly demonstrates that community design standards can improve the look and function of big box retail stores and other developments. For such standards to work, however, communities must be prepared to meet with occasional resistance, or even turn down a proposal that will not ultimately benefit the community. A final resolu- tion will undoubtedly be a mix of&sign, economic, and political considerations. For additional information on the city's standards, contact the Fort Collins Planning Department. at 970-221-6750. 3