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<br /> along any facade abutting public parking areas. Such involved a 307,000-square-foot retail"power center."The three *�,y :.'tssidewalks shall be located at least six feet from the facade of buildings in the development (29,000 square feet, 106,000
<br /> the building to provide planting beds for foundation square feet, and 134,000 square feet) were required to meet all io
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<br /> landscaping. of the standards. " .: 3
<br /> The design features of the project include parking distributed LL ;•Y'1';
<br /> • Internal pedestrian walkways must provide a weather around the principal building,multiple building entrances, z-, . .1
<br /> protection feature such as an awningwithin 30 feet of all r4;.; ;r
<br /> buildings moved closer to the street, and unique architecture ." 4
<br /> customer entrances. facades that remain consistent throughout the center.The x
<br /> defining feature of the development is a clearly identified, :: ,;'::.1
<br /> • The internal pedestrian walkways must be distinguished centralpedestrian/gathering area between two buildings.The
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<br /> from driving surfaces through the use of special pavers, r''>••.-i
<br /> bricks, or scored concrete to enhance pedestrian safety and development review process provided an opportunity to create a ;;, ?
<br /> unique space within the development.The finished product ..,,..4.;;;; ;',=,
<br /> the attractiveness of the walkways. incorporates many features particular to downtown Fort '°;;;";
<br /> Collins, including downtown-style facades, distinctive x::4'.:' ";
<br /> light fixtures, special paving, and diagonalparking. Y`
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<br /> •tan= The success of the project is reflected in the short ,;,r;-:
<br /> ����/�� fjf buildin pTenaod os time it took to lease nearly all the space. -;;4'.,
<br /> principal � Tenants include Home Depot,PetSmart, and a l
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<br /> 70,000-square-foot supermarket. l
<br /> •.1--��`,,;MI iii tw; it „- ""`""""' The second project was a 340,000-square-
<br /> ti. :; foot shopping center that included a proposed
<br /> t 4 ,:ii; �_R4'�.Ar; f,.. '"""""� --� 194,000-square-foot Wal-Mart. One ,
<br /> ilk, :`A,/ =CA ' additional 84,000-square-foot multi tenant
<br /> W �� eci1o'j'-------� recess 100`ee, b:sill:
<br /> ng was also required to meet the big .:• '`
<br /> '' �, �"�►'`+�iw►•- pro► race eXceeas bandards.The developer submitted a
<br /> ---yr'� ,�� t �h o� de san with architectural features that ;! �► as i lo�a�\en9 Bmet the re uirements of the code. ..` '''=''
<br /> ���� ���~' f f Projections/recesses However, the site planning requirements >:i':T,.,"=
<br /> /.'•�` t : W I 1 i ; must comprise at least (particularly the parking requirements) 1-v
<br /> . _ !!,!,tl r # r _-.--i., 20 percent of the slowed down the development review
<br /> - t t ;_ ,l f i {..,j... facade length, with a process. Corporate officials hesitated until X; T;. r
<br /> ' _ minimum depth ofthe last moment before the public hearingV:::::';_;','.24
<br /> F;.: ..,. three percent of the on the issue of distributing parking around
<br /> a: '' .„-...711--.- , : facade length. the building.The officials remained :
<br /> ?` — -r._ c adamant about placing the majority of the
<br /> �wortm ; ! .i--m parkingin front the buildings'primaryfacades,perhaps to lure
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<br /> -- customers into the building entrance.The_project was ''
<br /> �-� -M i = r r ! ` redesigned to meet the big box standards,'ut was ultimately ='
<br /> - -. `' '' t ' ' turned down by the city's planning and zoning board because ''';',i;;,, ,.-
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<br /> _ •": of traffic impacts.The city council upheld the board's decision
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<br /> T t, t _„ on appeal. w
<br /> Conclusion ``
<br /> While the City of Fort Collins has met with success in , 'c„;`,
<br /> I ( I implementing the adopted Standards and Guidelines for Large ;'`' '.''
<br /> Retail Establishments, the debate continues over the practicality ;;/ ;,'.;,
<br /> Close-up examples of some of the detailing from a development. of some of the standards—especially the requirements for =z,
<br /> multiple entries and the distribution of parking around the ,
<br /> Parking Lots. Fort Collins also considered the size and buildings.Any community considering the adoption of .-14'"N`-;!"--='
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<br /> location of parking spaces that usually provide the foreground standards similar to those in Fort Collins should be aware that .?';_ :?y
<br /> for superstores.The regulations encourage structures to be these two issues will likely be controversial. Fortunately, there iso ::'.,
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<br /> located closer to streets, and parking areas to be broken up into are an increasing number of examples of successful big box ";'
<br /> modules separated by landscaping and other features.After developments that comply with such requirements. •"'.':,,,
<br /> •
<br /> much discussion and compromise, it was determined that"no The Fort Collins experience clearly demonstrates that :. - :.-
<br /> .s
<br /> more than fifty percent of the off-street parking area for the lot, community design standards can improve the look and function .•--. :s
<br /> tract, or area of land devoted to the large retail establishment of big box retail stores and other developments. For such ,
<br /> shall be located between the front facade of the principal standards to work, however, communities must be prepared to
<br /> building and the abutting streets." meet with occasional resistance, or even turn down a proposale:
<br /> that will not ultimately benefit the community.A final resolu- ••``-- -'4
<br /> "'Fort Collins Case Studies tion will undoubtedly be a mix of design, economic, and ,
<br /> While several smaller big-box projects have gotten underway political considerations.
<br /> using the city's new regulations, two large proposals have tested For additional information on the city's standards, contact
<br /> the applications of superstore regulations.The first project the Fort Collins Planning Department at 970-221-6750.
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