HomeMy WebLinkAbout7-ELEVEN @ COLLEGE & MAGNOLIA - PDP/APU - PDP120026 - REPORTS - RECOMMENDATION/REPORT7-Eleven at College and Magnolia PDP120026 February 21, 2013 Planning and Zoning Board
FINDINGS OF FACT/ CONCLUSIONS
In reviewing the request as 7-Eleven at College and Magnolia, Addition of a Permitted
Use and Project Development Plan, staff makes the following findings of fact and
conclusions:
The proposed Addition of a Permitted Use, convenience retail, is in
compliance with the requirements and criteria contained in Section 1.3.4
of the Land Use Code.
2. The Project Development Plan complies with the applicable building and
design standards contained in Division 4.16, of the Land Use Code.
3. The Project Development Plan complies with the applicable General
Development Standards contained in Article 3 of the Land Use Code.
RECOMMENDATION
Staff recommends approval of the 7-Eleven at College and Magnolia, Addition of a
Permitted Use and Project Development Plan.
ATTACHMENTS
1. Site Plan
2. Landscape and Tree Mitigation Plans
3. Architectural Elevations
4. Lighting Plan
5. Traffic Study
6. Petition for Addition of Permitted Use
7. Statement of Operational and Management Policies
8. Neighborhood Meeting Notes
9. Comment Letters from Affected Property Owners
10. Downtown Development Authority Comment Letter
11. LPC Staff Report for October 2012 Work Session
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7-Eleven at College and Magnolia PDP120026 February 21, 2013 Planning and Zoning Board
G. Section 3.5.3, Mixed -Use, Institutional and Commercial Buildings
1. Section 3.5.3(B)(1) - Orientation to a Connecting Walkway
This section states that at least one main entrance of any
commercial building shall face and open directly onto a connecting
walkway with pedestrian frontage. As proposed, the building has
an entrance at the corner of Magnolia Street and College Avenue
and an additional south entrance that faces and opens directly to a
connecting walkway on Magnolia Street, meeting the standard.
2. Section3.5.3 (D) (1-6) — Character and Image
The project complies with the applicable provisions of these
subsections in that the building features a raised parapet topped
with a soldier course cornice treatment. The east and south
elevations fronting on South College Avenue and Magnolia Street,
feature red brick articulation including windows with stone lentels,
detailing and a sandstone base treatment, highlighting the entries
that orient to public frontage. The project provides forest green
cloth awnings over all windows.
H. Section 3.6.4 - Transportation Level of Service Requirements
The Transportation Impact Study (TIS) has been reviewed and evaluated
by the. Traffic Operations and Transportation Planning Departments. As
illustrated in the TIS, much of the traffic a convenience store experiences
is comprised by traffic already on the street passing by the location ("pass -
by" trips), not necessarily new or additional traffic.
The project provides vehicular, pedestrian and bicycle facilities necessary
to maintain the adopted transportation Level of Service standards.
NEIGHBORHOOD MEETING
A neighborhood meeting was required as part of the Addition of Permitted Use, Type 2
review. The meeting was held on February 23, 2012. A summary is attached. One of
the primary concerns of those in attendance was regarding operational characteristics
such as 24 hour a day operation.
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7-Eleven at College and Magnolia. PDP120026 February 21, 2013 Planning and Zoning Board
D. Section 3.5.1 - Building and Project Compatibility
These standards require new developments to be compatible with the
established architectural character of the area with a complementary
design. The project establishes compatibility by its use of materials,
specifically brick and stone. Many of the buildings in the area are made of
brick and the color is similar to the historic Armstrong Hotel, which is
about a block north. The two story height of the building further assists
with establishing compatibility in the downtown context. Sandstone, a
local and historically significant material, is used to accent and highlight
the base of the entry areas facing the street. The windows are individually
defined with lighter stone lintels and are on the ground and (faux) upper
story. This fenestration assists to visually establish and define the two
building stories and provides human scale and. proportion. The project
meets the compatibility standards.
E. Section 3.5. (1) — Outdoor Storage Areas/Mechanical Equipment
This Section requires trash dumpsters and mechanical equipment to be
integrated into the building design, screened and landscaped. As
proposed, the project meets the standards by painting all metering
equipment to match the building also and screening these meters with
landscaping. The trash will be screened by a brick enclosure and also
landscaped. The project meets the applicable standards.
F. Section 3.5.1(J) - Operational/Physical Compatibility Standards
This provision of the LUC allows conditions to be placed upon the
approval of development applications to ensure that new development will
be compatible with existing neighborhood uses. The LUC gives examples
of some of these potential conditions such as limiting hours of operation,
placement of trash receptacles and placement and illumination of outdoor
vending machines. As proposed, the 7-Eleven will operate on a 24 hours a
day, 7 days week basis. The existing convenience store to the east on
Remington Street operates on a similar schedule. Additionally, the
applicant has provided a statement of management and operation
business practices (attached). Staff feels that the operational
characteristics of the proposed building and use are compatible when
considered within the context of the surrounding area (abutting College
Avenue). The PDP complies with the standards and requirements as set
forth in this section of the LUC.
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7-Eleven at College and Magnolia. PDP120026 February 21, 2013 Planning and Zoning Board
The most similar use to a convenience store as it relates to the LUC's
bicycle parking table would be a grocery store. Grocery stores are
required to provide 1 bicycle parking space per 3,000 square feet of
building with 20 percent of these spaces enclosed and 80 percent as
fixed racks. As proposed, the project provides 3 exterior bicycle
parking spaces via a fixed u-shaped rack on the east side of the
building. One enclosed bicycle parking space will be provided internal
to the building, in a delineated area. The project meets the standards
for bicycle parking.
2. 3.2.2(M)(1) requires that at least 6% of the interior space of a parking
lot be landscaped. The parking lot is 9;009 square feet which requires
at least 540 square feet of interior landscaped area to meet the 6%
requirement. As proposed, there is 754 feet of interior landscaped
area, meeting the 6% requirement.
3. Section 3.2.2(K)(1) -Required Number of Off-street Parking Spaces
The City of Fort Collins has parking maximums for nonresidential uses
as outlined in Section 3.2.2(K)(2) of the Land Use Code. The most
similar use to a convenience store as it relates to the parking table in
the code would be a grocery store which is permitted 6 spaces for
every 1,000 square feet of gross leasable area. The convenience retail
use is proposing 3,041 square feet of area and would be permitted up
to 18 parking spaces. As proposed, the site has 18 spaces and meets
the standard.
4. Section 3.2.2(M)(1) — Parking Lot Landscaping
This Sectionrequires that at least 6% of the interior space of a parking
lot be landscaped. The parking lot is 9,009 square feet which requires
at least 540 square feet of interior landscaped area to meet the 6%
requirement. As proposed, there is 754 square feet of interior
landscaped area, meeting the 6% requirement.
C. Section 3.2.4 - Site Lighting
A photometric plan was submitted as part of the initial project development
plan submittal. As proposed, the project complies with the minimum
lighting requirements. Parking lot lighting will feature down -directional and
sharp cut-off fixtures. In particular, wall -mounted, gooseneck lighting will
be decorative in function with low illumination.
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7-Eleven at College and Magnolia PDP120026 February 21, 2013 Planning and Zoning Board
Magnolia Street. There are existing street trees along the South College
Avenue frontage will remain.
2. Section 3.2.1(D)(3) — Minimum Species Diversity
The proposal complies with Section 3.2.1(D)(3) in that no one species of
the proposed 27 new trees on the plan exceeds 33% of the total trees on -
site, or 9 trees.
3. Section 3.2.1(E) (3) — Water Conservation
The project meets the water conservation standard contained in Section
3.2.1(E)(3). Water conservation techniques and materials are incorporated
into the 7-Eleven at College and Magnolia landscape plan by the use of
mostly drought tolerant trees and moderate water use plant materials
where practical. An automatic, underground irrigation system will be
designed to address specific needs of different plan species, soil
conditions as well as water needs for different hydrozones. The water
budget chart provided calls out that the average water usage for the site is
11.54 gallons per square foot, which is under the allowed 15 gallons per
square foot allowed by standard.
4. Section 3.2.1(E)(4) — Parking Lot Perimeter Landscaping
The perimeter of the projects' vehicular use area will be effectively
screened from the nonresidential uses to the north and west with a
combination of plant material featuring evergreen trees and shrubs,
meeting the standard.
5. Section 3.2.1(F) - Tree Protection and Replacement.
This site contains three large and significant spruce trees that are in fair
condition proposed to be removed. The City Forester conducted an on -site
meeting with the Applicant and determined a mitigation schedule. For
mitigation of the existing spruce trees to be removed, 10 new, upsized
trees are required and.will be planted. The mitigation schedule has been
reviewed and approved by the City Forester.
B. Section 3.2.2, Access, Circulation and Parking
1. Section 3.2.2(C)(4) — Bicycle Facilities
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7-Eleven at College and Magnolia PDP120026 February 21, 2013 Planning and Zoning Board
This standard requires there to be no blank walls exceeding 50 feet in
length along public street frontage. The building has frontages on
Magnolia Street and College Avenue. Both of these facades have
fenestration, entries and detailing which meet the standard.
2. Section 4.16(D)(5)(c) -Windows
This Section states that, "if ground floor retail, service and restaurant
uses have large pane display windows, such windows shall be framed
by the surrounding wall and shall not exceed 75 percent of the total
ground level facade area." The PDP complies with this standard as the
fagade has no more than 75 percent comprised of windows.
3. Section 4.16(D)(5)(e) - Canyon Avenue and Civic Center: Exterior
facade materials
This standard requires all street -facing facades to be constructed of
high quality exterior materials for the full height of the building. The
PDP proposes a brick building with sandstone accents, meeting the
standard.
B. Section 4.16(E)(1)(a) — Site Design Standards, Parking Lots
This Section requires parking lots to be located behind buildings in the interior of
blocks, to the maximum extent feasible. The standard states that, "parking lots
shall not dominate the frontage of pedestrian -oriented streets, interrupt
pedestrian routes or negatively affect surrounding neighborhoods." The frontage
along Magnolia Street is primarily building frontage with parking concealed
behind the building. There is approximately 37 feet of building frontage along
College Avenue; the balance of the frontage is comprised of landscaping and
access drive. The parking lot is not the dominant feature of this lot and meets the
standard to the maximum extent feasible.
5. Compliance with Article 3— General Development Standards
The 7-Eleven at College and Magnolia store complies with all applicable General
Development Standards, more specifically as follows:
A. Section 3.2.1, Landscaping and Tree Protection
1. Section 3.2.1 (D) — Tree Planting Standards
The proposal complies with Sections 3.2.1(D)(2)(a) & (b) in that Texas
Red Oak trees are provided at 30 foot spacing in the parkway along West
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7-Eleven at Col/ege and Magnolia PDP120026 February 21, 2013 Planning and Zoning Board
while minimizing the potential impacts associated with the added use in the
following ways:
• The building is positioned and designed to define and enhance the
streetscape of East Magnolia Street and South College Avenue by
providing a prominent entrance on the corner and generous landscaping.
• The architectural detail, massing and material selections (brick,
sandstone) are appropriate and set an enhanced standard for future
redevelopment.
• Landscaping that exceeds the minimum requirements is positioned to
soften and buffer views from adjacent uses as well as providing a high
standard of landscaping for future projects.
The Canyon Avenue Subdistrict allows uses such as standard restaurants, fast
food restaurants, grocery stores, offices (Type 1 hearing) as well as retail
establishments (Type 2 hearing). The basic use characteristics of a convenience
retail store are similar in nature to other permitted uses in the Canyon Avenue
Subdistrict, meeting the second required finding of the Addition of a Permitted
Use criteria.
The proposal ensures that the physical and operational characteristics of the
proposed building and use are compatible and appropriate when considered.
within the context of the surrounding area.
4. Compliance with Division 4.16 of the LUC — Downtown District Standards
The site is located within the Canyon Avenue Subdistrict of the Downtown
District. The purpose of the Downtown district is:
"... Intended to provide a concentration of retail, civic, office and cultural uses
in addition to complementary uses such as hotels, entertainment and
housing... The development standards for the Downtown District are
intended to encourage a mix of activity in the area while providing for quality
development that maintains a sense of history, human scale and pedestrian -
oriented character.
The proposed 7-Eleven at College and Magnolia Project Development Plan is
permitted in the Downtown Zone District subject to an Addition of Permitted Use.
The PDP meets the applicable Development Standards, more specifically:
A. Section 4.16(D)(5) - Building Character and Facades
1. Section 4.16(D)(5)(a) — Blank Walls
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7-Eleven at College and Magnolia PDP120026 February 21, 2013 Planning and Zoning Board
(7) The number and location of off-street parking spaces proposed is in compliance with the Land
Use Code.
The request for addition of a Convenience Retail Store without Fuel to the D zoning district is
specific to the site of the proposed PDP. The Applicant does not desire that the addition of this use
be considered for a text amendment to the D zone. Such use is not specifically listed as a
"Prohibited Use" in the D zone district. (See Section 4.19(C) of the Land Use Code.)
(C) Codification of New Use. When any use has been added by the Director to the list of permitted
uses in any zone district in accordance with subsection (A) above, such use shall be promptly
considered for an amendment to the text of this Land Use Code under Division 2.9. If the text
amendment is approved, such use shall be deemed to be permanently listed in the appropriate
permitted use list of the appropriate zone district and shall be added to the published text of this
Land Use Code at the first convenient opportunity, by ordinance of City Council pursuant to
Division 2.9. If the text amendment is not approved, such use shall not be deemed permanently
listed in the zone district, except that such use shall continue to be deemed a permitted use in such
zone district for only the development proposal for which it was originally approved under
subsection (A) above.
The addition of such use is specific to the proposed site. The Applicant reiterates that the request
for a Convenience Retail Store without Fuel to be added as a permitted use to the D zoning district
is specifically for the proposed site and is the subject of the PDP submittal. The Applicant does not
request consideration for a text amendment to the Land Use Code to permanently add the use to
the D zone district.
(D) Conditions. When any use has been added to the list of permitted uses in any zone district in
accordance with this Section, the Director (or the Planning and Zoning Board, if applicable) may
impose such conditions and requirements on such use as are necessary or desirable to
accomplish the purposes and intent of this Land Use Code, to ensure consistency with City Plan
and its adopted components and associated sub -area plans, to prevent or minimize adverse
effects and impacts upon the public and neighborhoods, and to ensure compatibility of uses.
The Applicant believes the addition of a Convenience Retail Store without Fuel use is compatible
with the permitted uses in the D zoning district. Furthermore, the PDP submittal has been
designed to ensure compatibility and consistency with the Land Use Code and City Plan in order to
prevent and/or minimize potential adverse impacts upon the public and neighborhoods in the
vicinity.
4. Staff Evaluation of Addition of Permitted Use:
Staff finds that the project meets all required Addition of Permitted Use (APU)
criteria in Section 1.3.4 (A) and (B). The site plan is designed in a manner that
addresses the APU criteria by emphasizing the general retail aspect of the use,
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7-Eleven at College and Magnolia PDP120026 February 21, 2013 Planning and Zoning Board
3.5.1 (H) Land Use Transition.
The 7-Eleven building is located in a mixed use area and is surrounded by office buildings, grocery
stores, a large sports retail uses and a bank. Although the Applicant has collaborated extensively
with City Staff to develop a carefully planned site and building layout, quality architecture and
internal and perimeter landscaping, the building is a significant addition to the surrounding
developments and complements the architectural transitions and links that currently exists in the
area.
3.5.1 (I) Outdoor Storage Area / Mechanical Equipment
Trash collection will occur within enclosed trash enclosures. All other store related products
(pallets, delivery totes and containers) will be kept within the building.
(1) Loading/unloading will occur in the parking lot and storage has been integrated within the
architecture of the building. Perimeter and interior landscaping has been designed to provide a
visual buffer from adjacent developments.
(2) The proposed roof line has been designed to include a varying parapet to screen the rooftop
mechanical equipment from view. Per the Code Section 3.5.1(1)(3) the utilities attached to the
building will be painted to match the surrounding building surface.
(3) Conduits, meters, etc. are proposed to be painted to match the adjacent building materials.
(4) There will be no temporary or seasonal outside storage.
(5) There will be no temporary or seasonal outside storage.
(6) The proposed roof line has been designed to include a varying parapet to screen the rooftop
mechanical equipment from view.
(7) There are no satellite dishes proposed with this project.
3.5.1 (J) Operational / Physical Compatibility Standards.
The PDP for the 7-Eleven use incorporates a number of features that will serve to ensure
compatibility with the existing neighborhoods and uses.
(1) It is proposed the 7-Eelven store will be open 24-hours a day, 7-days a week. The hours of
operation are consistent with other businesses in the downtown vicinity.
(2) The site is surrounded on three sides by public roadways and the parking lot will be located
behind the building. In addition, a significant amount of landscaping will be installed to screen the
use from adjoining uses. There will be no significant noise generated from the convenience store
activities which will migrate along the College Avenue or Magnolia Street or into the adjoining
property.
(3) Trash receptacles are located in accordance with the Land Use Code requirements.
(4) Delivery and loading zones are located on the interior of the site where there is ample buffering
to College Avenue and Magnolia Street and the adjoining uses.
(5) The intensity and hours of the site lighting is in accordance with the Land Use Code
requirements.
(6) No outside vending machines are currently proposed with the project.
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7-Eleven at College and Magnolia. PDP120026 February 21, 2013 Planning and Zoning Board
entrance feature and superior architecture to replicate the old town feel in. the look of the building.
Landscaping has been designed to complement the overall development and to enhance the public
street scape in order to finish off the corner in relation to the rest of the downtown area. Significant
internal landscape has been added to finish off the sides and rear of the building in order to create
an attractive environment 360-degrees around the building and to provide screening from the
adjoining uses.
3.5.1(B) Architectural Character.
The architecture has been designed to complement the established architectural character of
development within the downtown area. Features including a two story structure, a variety of
natural brick and other materials, building projections, varying roof lines and glazing in order to
make the building fit within the downtown look. (Please reference the architectural elevations
submitted within the PDP application.)
3.5.1 (C) Building Size, Height, Bulk, Mass, Scale.
The proposed building is similar in size and height to the buildings in the downtown area. The
Applicant has worked with City Staff on the bulk, mass and scale of the building and the
architecture has been designed to include building projections, varying roof lines, building fagade
articulation and varying overhangs to achieve the architectural intent, massing and scale of similar
structures found in the downtown area. (Please reference the architectural elevations submitted
within the PDP application.)
3.5.1 (D) Privacy Consideration.
The site layout was designed to keep the parking behind the building to minimize exposure to
surrounding developments. The development will use existing access points for ingress/egress
therefore traffic flow will be improved throughout the area. The Applicant has worked with City
Staff to develop a landscape plan utilizing perimeter and internal landscaping to provide a visual
buffer from adjacent developments and the street.
3.5.1(E) Building Materials.
The architecture has been designed to complement the established architectural character of
adjacent development along College Avenue and Magnolia Street as well as to achieve the overall
architectural intent of the downtown area. Features including a two story structure, natural
architectural materials, building projections, varying roof lines and glazing". (Please reference the
architectural elevations submitted within the PDP application.)
3.5.1(F) Building Color.
The 7-Eleven building will consist of varying shades of brown and tan bricks with inlayed patterns
to emphasize the divide between the first and second stories and ground level details to keep a
pedestrian scale to the building. (Please reference the architectural elevations submitted within the
PDP application.)
3.5.1(G) Building Height Review.
The building does not exceed 40 feet in height.
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7-Eleven at College and Magnolia. PDP120026 February 21, 2013 Planning and Zoning Board
services, adverse effect on public health, safety, morals or aesthetics, or other adverse impacts of
development, than the amount normally resulting from the other permitted uses listed in the zone
district to which it is added;
The 7-Eleven store will be a retail store only and will not contain a motor fuel facility. All waste
generated by the store will be contained within an enclosed dumpster area. There is no heat,
smoke, odor, glare or other objectionable impacts that will result from the use. Therefore, the
convenience store use does not create any offensive or objectionable influences or any adverse
impacts, environmental or otherwise, than the amount of impact that would normally result from
other permitted uses in the D zoning district.
(4) Such use is compatible with the other listed permitted uses in the zone district to which it is
added;
A 7-Eleven convenience store is compatible with the other permitted uses in the D zoning district
and which are commonly found in a downtown area (retail shops, restaurants bars, grocery stores,
fast food entertainment facilities large retail establishments).
(5) Such use is not a medical marijuana dispensary or a medical marijuana cultivation facility;
The additional permitted use requested is not a medical marijuana dispensary or cultivation facility.
(B) Planning and Zoning Board Authority and Limitation. In conjunction with an application for
approval of an overall development plan, a project development plan, a final plan or any
amendment of the foregoing, the Planning and Zoning Board may add a proposed use if the Board
specifically finds that such use would not be detrimental to the public good and would be in
compliance with the requirements and criteria contained in Section 3.5.1, provided that such
addition of a proposed use by the Planning and Zoning Board must be specific to the proposed site
and shall not be considered for a text amendment under subsection (C) below and provided further
that such use is not specifically listed as a 'Prohibited Use" in the zone district in which the
proposed site is located.
The addition of a Convenient Retail Stores without Fuel Facility on this site would not be
detrimental to the public good. Potential negative impacts to the neighborhoods are mitigated by
the carefully designed site and building layout, building orientation and the superior quality of
architecture, building materials and landscaping.
The PDP complies with the compatibility and transition standards contained in Section 3.5.1 of the
Land Use Code as follows:
3.5.1(A) Purpose.
The Applicant has worked extensively with the City Staff as specifically relates to the site layout,
architecture and landscaping. Through a series of iterations the Applicat and City Staff were able
to achieve a project compatibility with the overall area development as well as sensitivity to
adjacent land -uses. The site layout orients the building to the street, contains a prominent corner
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7-Eleven at College and Magnolia PDP120026 February 21, 2013 Planning and Zoning Board
The site is currently owned by the Wells Fargo Bank and is being used as a
parking lot. The site is undeveloped with a gravel surface and a few mature
trees. The history of the site's use has varied over the years. The last known
use on the site prior to it being used as a parking lot was a gas station. This is
known due to recent environmental remediation that has occurred for the
removal of derelict underground storage tanks (UST) in order to bring the site
into compliance with current State environmental UST standards.
The Site is located in the Downtown (D) zoning district. The site is .45 acres in
size and 7-Eleven proposed to build a 4,225 sf two tenant retail building with the
7-Eleven convenience store occupying approximately 3,000 sf.
Applicant's Justification Criteria for the APU Request:
The following are relevant justification descriptions that are provided by
the applicant:
(1) Such use is appropriate in the zone district to which it is added;
The Downtown District (D) is intended to provide a concentration of retail, civic, office and
cultural uses. The development standards for the Downtown District are intended to encourage
a mix of activity in the area while providing for quality development that maintains a sense of
history, human scale and pedestrian -oriented character. In addition the Vision Statement in
the Community and Neighborhood Livability section of the 2010 City Plan, indicates a major
focus of the Plan is to increase infill development to support a mix of land uses (housing, retail,
employment, etc.) and provides opportunities to grow and diversify the economy throughout
the community and for citizens to meet their retail and services needs in a variety of locations.
Given that the area surrounding the site is currently developed with a mix of uses (various
retail shopping, restaurants, bars and housing), a 7-Eleven convenience store use is
appropriate for this property. A 7-Eleven convenience store is a moderate intensity use and will
provide convenient retail service throughout the day and night for area residents and workers.
(2) Such use conforms to the basic characteristics of the zone district and the other permitted uses
in the zone district to which it is added;
The Applicant has collaborated with City Staff to develop a carefully planned site and building
layout along with quality architecture and landscaping that are sensitive to the surrounding
developments. The proposed building will define the corner in the tradition of the historic
downtown area, will complement the existing surrounding development and is consistent with
the basic characteristics of the D zoning district and the other permitted uses in the zone.
(3) Such use does not create any more offensive noise, vibration, dust, heat, smoke, odor, glare
or other objectionable influences or any more traffic hazards, traffic generation or attraction,
adverse environmental impacts, adverse impacts on public or quasi -public facilities, utilities or
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7-Eleven at College and Magnolia. PDP120026 February 21, 2013 Planning and Zoning Board
approval. Sections 1.3.4(A) and (B) contain seven criteria by which to review the
requests for an Addition of Permitted Use. The review criteria are as follows:
• Such use is appropriate in the zone district to which it is added;
• Such use conforms to the basic characteristics of the zone district and the other
permitted uses in the zone district to which it is added;
• Such use does not create any more offensive noise, vibration, dust, heat, smoke,
odor, glare or other objectionable influences or any more traffic hazards, traffic
generation or attraction, adverse environmental impacts, adverse impacts on
public or quasi -public facilities, utilities or services, adverse effect on public health,
safety, morals or aesthetics, or other adverse impacts of development, than the
amount normally resulting from the other permitted uses listed in the zone district
to which it is added;
• Such use is compatible with the other listed permitted uses in the zone district to
which it is added;
• Compliance with Section 3.5.1 (Compatible with Surrounding Area);
• Would not be detrimental to the public good;
• Not specifically listed as a "Prohibited Use."
3. Evaluation of Petition for Addition of Permitted Use:
Applicant's Addition of Permitted Use Request
Applicant is requesting that Convenience Retail Store be allowed in the Canyon
Avenue Subdistrict of the Downtown zone district, but only for this site specific
Project Development Plan. The applicant is not requesting that the addition of
Convenience Retail Store as a permitted use be considered for a text
amendment to the Land Use Code. Moreover, this application would not add
Convenience Retail Store to the list of permitted uses for any other Canyon
Avenue Subdistrict of Downtown zoned property.
Applicant's Petition for Addition of Permitted Use:
The following petition was provided by the applicant:
Back Ground
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7-Eleven at College and Magnolia PDP120026 February 21 2013 Planning and Zoning Board
• The relevant standards located in Division 4.16, Downtown (D) — Canyon Avenue
Subdistrict, of Article 4 — Districts.
COMMENTS
1. Background
The surrounding zoning and land uses are as follows:
N: D; Old City Center Subdistrict
Clock Tower Offices
E: D; Canyon Avenue Subdistrict
Commercial, Former City Building
S: D; Canyon Avenue Subdistrict
Wells Fargo Bank
W: D; Canyon Avenue Subdistrict
Office, Former Telephone Utility Building
The property was annexed into the City on January 18; 1873 as part of the
Original Town Site Annex. On this, the site is listed as Lots 1 and 2 of Block 113.
According to the 1902 City Directory and the 1925 Sanborn maps, there were
originally two single family homes and two garages located on the site. The local
history archive shows a 1937 photo of a single—family residence on the site
owned by Louis D. Quick. The other residence, the Trim ble-Greenacre house,
was demolished in December, 1993. Prior to its' demolition, the previous
foursquare -style residence was used as a dental office.
The City's historic building permit records show that Shelby Oil Company built a
gas (filling) station on the subject property around 1938. The gas station was
later demolished. The site is currently used as a gravel parking lot.
2. Addition of a Permitted Use:
The proposed 7-Eleven at College and Magnolia is defined as a convenience
retail store in Section 5.1.2 of the LUC. Convenience retail stores are defined by
the Code as follows:
Convenience retail store (also known as convenience store) shall mean a
retail store containing less than five thousand (5,000) square feet of gross
floor area which sells everyday goods and services which may include,
without limitation, ready -to -eat food products, groceries, over-the-counter
drugs and sundries.
Convenience retail stores are not specifically listed as a permitted use in the
Canyon Avenue Sub -district of the Downtown Zone and therefore must comply
with LUC Section 1.3.4 in addition to the Land Use Code's General Development
and Zone District Standards in order to obtain Planning and Zoning Board
Page 2
of
;,rt� Collins
ITEM NO 1
MEETING DATE 13
STAFF VIN6-,g,t"ooL)
PLANNING & ZONING BOARD
PROJECT 7-Eleven at College and Magnolia, Project Development Plan and
Addition of a Permitted Use, PDP120026
APPLICANT Verdad Real Estate
1121 Grant Street
Denver, CO 80203
OWNER Wells Fargo Bank
PO Box 2609
Carlsbad, CA 92018
PROJECT DESCRIPTION
This is a request for a convenience retail store (without fuel sales) on a .436 acre site at
the northwest corner of West Magnolia Street and South College Avenue at 112 West
Magnolia Street. The proposed building will be one story, 32 feet in height, and contain
approximately 4,139 square feet. The property is located in the Canyon Avenue
Subdistrict of the Downtown Zone District. Because the proposed use, convenience
retail sales, is not permitted in the zone district an Addition of Permitted Use is required
and is requested in conjunction with the Project Development Plan.
RECOMMENDATION Approval of the Addition of a Permitted Use and the Project
Development Plan.
EXECUTIVE SUMMARY
The request for an Addition of Permitted Use (APU) was evaluated and found to be in
compliance with Section 1.3.4. The APU is proposed in conjunction with a Project
Development Plan (PDP), which complies with the applicable requirements of the City
of Fort Collins Land Use Code (LUC), more specifically:
• The process located in Division 2.2 — Common Development Review Procedures
for Development Applications of Article 2 — Administration;
• The relevant standards located in Article 3 — General Development Standards
and;
Current Planning 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750