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FEBRUARY 1999
<br /> AMERICAN
<br /> •ZONINc \/ews
<br /> PLANNING
<br /> ASSOCIATION
<br /> Site Planning For Large - �x ,, '4 7;,_Avo ��' z
<br /> Retail Establishments '' ?� �,t - ;,•x..y :•
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<br /> •
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<br /> By Christopher Duerksen and Bob Blanchard,AICD = - ,� ,^ T
<br /> Most of the growth in the big box retail sector comes from • =-__- j , _ • 2.
<br /> the opening of new facilities rather than increased . ' "' i °
<br /> ' ' obusiness at existingstores. Despite the past bigbox building }� i .j . {„� h .. ,
<br /> boom, communities will continue to see fighting for the .i:1 = 3- i '! - !1!i._
<br /> remaining market share. Many communities are considering ,
<br /> standards to address the impacts of these developments,and
<br /> several alreadyhave regulations on the books, providinga ,..
<br /> g ;r .. .
<br /> valuable resource to those considering new regulations. :.x4 xt?., r-^. -: : - -
<br /> Fort Collins, Colorado,has more than four years experience r' '
<br /> with design standards and guidelines for large retail '
<br /> establishments. Frequently used as a template for other Building facades for large retail stores in Fort Collins must
<br /> communities,these standards and guidelines are a direct incorporate articulations and variable roof lines.
<br /> response to the city's dissatisfaction with corporate chain
<br /> After some debate over the advisability of regulating the stores
<br /> Dealing with the aesthetic character of beyond the existing performance standards of the Land
<br /> Development Guidance System,and further debate over whether
<br /> buildings, and the site design and relationship large retail establishments should be allowed at all,the city decided
<br /> • that the process would focus on the following key issues: ^_„
<br /> i
<br /> to the surrounding community of the
<br /> Collins'sexperience • Architectural character of the building;
<br /> development plan, Fort
<br /> • Color and material of the primary structure;
<br /> can be adapted to other communities dealing
<br /> • Relationship to the surrounding community, including civic
<br /> with large corporate retailers. amenities;
<br /> • Pedestrian flows;
<br /> marketing strategies,which typically dictate design that is
<br /> indifferent to local identity and interests. Dealing with the • Parking.
<br /> aesthetic character of buildings,and the site design and
<br /> relationshipto the surroundingcommunityof the development ”' =':'• '., -` " .`� `' ° �`
<br /> P - - .,.Fw :`t �__;"t. , n.,<::,, ,.,��.'r:.:- , ��'�w�'.
<br /> plan, Fort Collins's experience can be adapted to other — ,
<br /> communities dealing with large corporate retailers. -
<br /> Background x. -
<br /> In mid-1994, Fort Collins was faced with pending . NM ';' ■
<br /> development proposals for the largest retail projects the city .,- i • ,L,
<br /> had yet experienced. The growingdevelopmentpressures ?ir: I ' inl
<br /> P P x • Nl::;- •' I "=
<br /> prompted the city council to enact a six-month moratorium as I>� ; ' ...: •#1sr. t w�`:: " .:: ■
<br /> ' r• �._
<br /> on commercial development larger than 40,000 square feet. ' �„_.ter,,,-- +' �-
<br /> The moratorium provided an opportunity for city staff to ``"'' _ _ - - - -- - -
<br /> explore the big box phenomenon, assess its potential impacts
<br /> on the city, and formulate enforceable regulations to mitigate Site plans must incorporate public spaces and clear entryways
<br /> those impacts. to create a comfortable pedestrian environment.
<br /> The staff organized an informal advisory committee
<br /> composed of neighborhood representatives, real estate Fort Collins's Design Standards
<br /> professionals, and interested citizens to assist in evaluating new and Guidelines
<br /> .pproaches. Kathol and Company of Fort Collins was hired to The standards and guidelines in the Fort Collins Code apply to
<br /> prepare an economic analysis of the big box retail industry,and new"large"retail establishments,defined to mean"a retail
<br /> Clarion Associates of Denver was brought in to provide advice establishment or any combination of retail establishments,in a
<br /> on the experience of regulating big box stores in other single building,occupying more than 25,000 gross square feet of
<br /> communities, and to assist in drafting new standards. lot area."The standards are also applicable where an addition to an
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