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<br /> •:'y.1 existing large retail establishment increases the gross square feet of surrounding community and public streets.The standard approach
<br /> :s.*,,` floor area by 50 percent.The regulations specifically address the toward buffering between superstores and adjacent residential areas
<br /> •.•.•• •-,• design characteristics of the building,the site plan,and the is to erect a six-foot wooden fence.Chain-link fences with slats are
<br /> °. 3Y building's relationship to the surrounding community. the expected screening measures for trash-loading areas around the
<br /> • Architectural Character. Perhaps the most common stores. However,demands from neighbors in Fort Collins
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<br /> objection to large-scale superstores is their comparison to big, eventually led to the following regulations:
<br /> '. .:- .: faceless boxes.With blank and windowless facades, flat roofs, ■ All facades of a building that are visible from adjoining
<br /> s< lack of architectural detail, and minuscule, hard-to-see entries,
<br /> big box stores are boring at best and potential eyesores properties or public streets should contribute to the pleasing
<br /> -4t at worst. scale features of the building and encourage community
<br /> .• :, Fort Collins adopted a range of standards to encourage better integration by featuring characteristics similar to a front
<br /> ••KD
<br /> •w; x architectural design that goes beyond the prototypical "off-the• facade.This policy is implemented by requiring architectural
<br /> shelf' corporate plans.The city's regulations:
<br /> treatment as discussed above.
<br /> ' • Require that facades in excess of 100 horizontal feet must
<br /> ;K4,} incorporate recesses and projections. Windows,awnings, and
<br /> arcades must total at least 60 percent of the facade length
<br /> .`, ,t4 abutting a public street. ...... "'"s
<br /> *'a4'' . • Dictate variations in roof lines to reduce the massive scale of ,. �������------"� ,�,r/i�+�� vY" +�'�..'�•:;•'�'.
<br /> `it' -n.n, the building and add visual interest. Roofs must have two or \__ , .�, �y opoll O L�ra.—,,,••.
<br /> . ' 31 more of the following:parapets concealingflat roofs and •A i:=' -C " - ,y ... ,,,,........,1.,m_.:.,,,,, I
<br /> �. . mechanical equipment, overhanging eaves,sloped roofs, and , ++# , 1f ir .rs moi+ Flit; •+#;iii i
<br /> three or more roof planes. t`1.• „•. .-.400.-r- r'�r. +�..,..:
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<br /> . 4 ■ Encourage greater architectural interest by directing the use CM'"1.' W ,•�- " '"jl+
<br /> '',0-4 of a repeating pattern of change in color, texture,and „F'` I .�.
<br /> r: material modules. ,. 4 ,,,
<br /> � ,'
<br /> :li'A,,) • Require that each principal building have clearly defined and /iv
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<br /> xr highly visible customer entrances. ,,{aAt,r,�--,,�...' ' j` A .�.._ _.N..:.
<br /> Color and Materials. Building color and materials are as Site plans for large retail stores must include patios, seating areas,
<br /> r,;s ` important to the aesthetic character of big box establishments as and other amenities to enhance the pedestrian experience.
<br /> ': 4', architectural details. For some big box chains, concrete blocks • All sides of a principal building that directly face an abutting
<br /> :4",;r fi.,1 or tilt-up concrete panels seem to be the material of choice even
<br /> .. . 4= public street shall feature at least one customer entrance.
<br /> though such features are more suitable for industrial parks. T ,
<br /> g Where a principal building directly faces more than two
<br /> Others use bold color schemes and neon tubing, often ,.`,_
<br /> x� abutting public streets, the requirements shall apply only to . ••N'4
<br /> synonymous with large billboards, to attract attention. Fort f
<br /> .; `
<br /> : . Collins adopted the following standards to encourage higher-
<br /> " two sides of the building.
<br /> .
<br /> `� quality materials that would complement existing commercial • The minimum setback of any building facade is 35 feet.Where
<br /> development and surrounding residential neighborhoods: the facade faces adjacent residential uses,an earth berm at least
<br /> ,•i :, • • Predominant exterior building materials must be of high
<br /> six feet high and planted with evergreen trees is required.
<br /> ,Z quality, including brick,wood, sandstone or other native • Each retail establishment must contribute to the
<br /> ,,w '{ stone,and tinted/textured concrete masonry units. Smooth- enhancement of the community and public spaces by
<br /> ,:tfaced concrete block, tilt-up concrete panels, and providing at least two community amenities such as a patio/
<br /> =;` prefabricated steel panels are prohibited. seating area,water feature,clock tower, or pedestrian plaza
<br /> • ;'`',. with benches.
<br /> • ': • Facade colors must be low reflecting,subtle, and neutral or
<br /> .+h... earthThe use ofhigh-intensity toned. hi ii colors,
<br /> £ � g - ty metallic colors, Pedestrian Flows. Pedestrian friendliness is typically
<br /> • . black or fluorescent colors are prohibited. forgotten in areas outside of the store. Shoppers are expected to
<br /> dodge cars,wind-blown shopping carts,and other obstacles
<br /> • Building trim may feature brighter colors, but neon tubing is before finding their way into the store. Fort Collins adopted a
<br /> not allowed as an accent material. number of requirements to make the superstores more attractive
<br /> • _'. and safer for pedestrians:
<br /> •,.:.4Relationship to Surrounding Community/Streets.An often
<br /> Is,,t, ignored feature of superstores is the impact the stores have on the • Sidewalks at least eight feet in width must be provided along
<br /> .s., u , all sides of the lot that abut a public street, and a continuous
<br /> `?'`` internal pedestrian walkway must be provided from the
<br /> •.k'i'417w Christopher Duerksen is the managing partnerfor the Denver,
<br /> ;,r',p, p g gperimeterpublic sidewalk to theprincipal customer=.0
<br /> , M , Colorado, office of Clarion Associates, a national consulting and entrance.The internal walkway must feature landscaping,
<br /> 'a" legal firm. Bob Blanchard is the director of the Planning benches, and other such materials/facilities for no less than
<br /> ;; Department for the City of Fort Collins, Colorado. Much of the 50 percent of its length.
<br /> r%:,-.,,„.-
<br /> t,.,'.„,. information for this article was collected and presented in the April
<br /> ': :y 1996 issue of PAS Memo by Christopher Duerksen and at the • Sidewalks extending the full length of the building must be
<br /> "�s.� 1998 APA National Conference in Boston by Bob Blanchard. provided along any facade featuring a customer entrance and
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