HomeMy WebLinkAbout7-ELEVEN @ COLLEGE & MAGNOLIA - PDP/APU - PDP120026 - REPORTS - CITY STAFFT.
Lend Lease
pedestrian oriented downtown retail building. I would like to have this meeting before our
schedule February 215' Planning and Zoning Board meeting so we can clear up any
misconceptions regarding the project. I can be reached by telephone at (801) 419-2728 or by
email at kevin.deisCa).lendlease.com.
I look forward to speaking with both of you in the immediate future.
Sinnce_re_ly,
Si
Kevin Deis`L
Zoning Manager
Lend Lease
building street/pedestrian oriented. Coupling the on -street building location with the
architecture and site details such as sidewalks, a chamfered corner with breezeway,
building lighting, awnings, street level landscaping, multiple entrances, brick banding, wall
bump -outs, brick soldier courses between the first and second stories, detailed window
fenestrations and a cornice on the parapet wall makes for an attractive urban style building.
A "suburban" oriented building would have the parking in front of the building which clearly
our layout does not have.
• Your second point indicates the building's orientation is to the north and the back of the
building is along Magnolia Street. As you probably noticed in reviewing the elevation
drawings, the building contains a prominent chamfered corner with a covered breezeway
oriented to the intersection creating an attractive main entrance for the store. In addition,
we extended the parapet wall around the top of the chamfered corner emphasizing the
corner's focal point. Therefore, the entire buildings focus is onto the street and the rear of
the building is towards the parking lot. We finished off the west side and rear of the building
(the rear is the north side adjoining the parking lot) with the same materials as used on the
street elevations to produce a finished product around the entire site. Finally, with the
addition of sidewalks, building lighting, awnings, street level landscaping and multiple
entrances on Magnolia along with architecture details such as brick banding, wall bump -
outs, brick soldier courses between the first and second stories, detailed window
fenestrations and a parapet wall cornice brings the building down to a pedestrian level and
creates a pedestrian experience along the street.
Comment number 3 contains two points pertaining to the functionality of the building.
• Your first point indicates the building is a single purposes building. You are correct the
building will function as a commercial building but it will have two tenant spaces on the
ground floor with future tenant spaces on the second floor providing for a variety of uses.
The building will be structurally built so the second floor can be finished at some future point
for tenant occupancy.
• Your second point states we do not meet the design goals of the central business district
particularly since we are "disguising" the building with a "faux" second floor. As started
above, the building will be structurally built so the second floor can be finished at some
future point. However, at this time, 7-Eleven will not finish the second floor because the
site's parking does not support the addition of tenant space beyond two tenants. Sufficient
parking is necessary for any use in the downtown area whether it be retail, office or
residential. We see the code creating a conundrum with the stated design goals since the
goals encourage multi -story development but the code restricts the one feature which is
necessary to the survival of any business or residential development in the downtown area,
parking. This conundrum was not created by the proposed 7-Eleven development but by a
conflict between the code requirements and design goals.
As we moved through the Project Development Plan review process we worked closely with Ms.
Livingston on the design details of the building and believe we have not only met, but exceeded,
the design requirements for the downtown zone. We also met with the Landmarks Commission
and received positive comments on the buildings location, orientation, use and architecture.
I again extend an invitation to meet with both of you to review our development plans so you
fully understand the building details and how. it meets the topology and functionality of a
Lend Lease
February 8, 2013
Matt Robenalt, Executive Director
Todd Dangerfield, Project Manager
Downtown Development Authority
19 Old Town Square, Suite 230
Fort Collins, CO 80524
RE: 7-Eleven Store — NWC of College Avenue and Magnolia Street
Dear, Mr. Robenalt and Mr. Dangerfield:
7-Eleven was provided a copy of your letter dated January 22, 2013, to Ms. Courtney Livingston
containing comments regarding the proposed 7-Eleven store on the NWC of College Avenue
and Magnolia Street. 7-Eleven appreciates your comments however, we believe you have not
accurately interpreted the drawings. In addition, I have called both of you a number of times to
discuss your comments and have not be able to speak with either of you concerning our
development plans. Therefore, I am providing a written response which will also be submitted
to the Planning and Zoning board as part of Ms. Livingston staff report.
Comment number 1 indicates although you support infill development projects, we dedicated
too much parking to the overall development.
First, our parking area is design to the minimum standards required by the City code. We
would like additional parking since we are developing a multi -tenant building but the site
constrains and code only allows for what is designed.
• Second, the downtown Fort Collins areas is supported primarily by commuter traffic be it for
business, school or pleasure purposes. Any type of development that occurs on this corner
will require surface parking whether for an office building, service oriented business such as
a hair salon or restaurant, residential units or a convenience store as 7-eleven proposes to
build. Including onsite parking is not only required for any type of commercial or residential
use, but is also prudent in alleviating pressure on the existing on -street parking.
Underground parking or stacked parking is not an option for this site since the density
required to support such an expense cannot be achieved on .48 acres of land.
• Third, the short term parking needs for our customers will alleviate pressure on the exiting
on -street parking ensuring our development will not impact existing downtown businesses.
Comment number 2 contains a number of points pertaining to the building siting and
orientations.
Your first point indicates the building "typology" has an orientation "that is suburban which
misses the opportunity to engage its urban context for a high profile downtown corner". As
you probably notice when reviewing the site plan, the building is located on the street and up
on the corner of the College and Magnolia intersection. Locating the building on the street is
a code requirement for the Downtown Zone. The main entrance to the store is on the corner
and a second entrance for the second tenant space (and emergency egress for the 7-
Eleven store) is location on Magnolia Street towards the west end of the building. In
addition, the buildings south elevation along Magnolia Street is finished off with two stories
of windows focusing the attention of the retail spaces onto the street making the entire
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3
Attached you will Find my response to your letter dated 1/22/ 1 3.
Courtney, I would appreciate it if you would include my response to the DDA's 1/22 letter as part of
your staff report.
cjincerely,
Kevin Deis
Kevin Deis I zoning Manager, Multi- ite Group I Project Management & Construction I Lend Lease
2025 Canyons Kcsort Drive, W-2, Park City, UT s4098
M 801-419-2728
kevin.deis@lendlease.com I www.Icndlease.com <http://www.lendicasc.com/>
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z
Angelina Sanchez -Sprague
From: Courtney Levingston
Sent: Monday, February 11, 2013 11:31 AM
To: Angelina Sanchez -Sprague
Subject: FW: 7-Eleven - College and Magnolia
Attachments: DDA Reply 2.8.pdf
Angelina,
This letterjust came in. The Applicant asked that it 6e added as an attachment to the
College and Magnolia Staff Keport. w
Thanks,
Courtney Levingston, AICI , LEED AP ND
City Planner 1 Community Development & Neighborhood Services
City of Port Collins
281 North College Avenue
Fort Collins, CO 80522
970.41 6.2285
clevin.gston@Fcgov.com
www.fcgov.com/develol2mentreview
—original Message --
From: Deis, Kevin(mailto:Kevin.Deis@lendlease.com]
Sent: Monday, re6ruary 1 1, 201 3 1 0:46 AM
To: Todd Dangerfield
Cc: Courtney Levingston
Subject: 7-E_leven - College and Magnolia
Todd,
at
Thank you for this opportunity to express our observations and concerns, and please contact us with any questions.
Regards,
7"
Todd Dangerfield
Project Manager
Cc: Laurie Kadrich
att obenalt
E cutive Director
U1.9 a
DOWNTOWN DEVELOPMENT AUTHORITY
FORT COLLINS, COLORADO
January 22, 2013
City of Fort Collins Development Review
c/o Courtney Levingston, City Planner
281 North College Avenue
Fort Collins, CO 80524
Dear Courtney:
As you know, we requested current information and development drawings submitted for the proposed 7-Eleven retail
building at 112 Magnolia Street. We do appreciate this opportunity to review the character of the project, and we would
like to share our concerns with you regarding the design and single -purpose use of this site. The DDA Board of Directors
has not reviewed this project, and there is not a pending funding proposal from the project developer that is being
considered. These comments are offered only as a constructive critique.
The DDA staff s concerns are based on the following:
The DDA has been a strong advocate of infill projects that maximize the use of parcels in the central business
district for structures and urban site amenities rather than surface parking. Convenience retail stores are
traditionally vehicle -focused and supported by short-term, onsite surface parking. This proposed design dedicates
approximately two-thirds of the site to surface parking and drive lanes.
2. The typology of this proposed design has an orientation that is suburban in character and therefore misses the
opportunity for engaging its urban context at a high profile, downtown corner lot. The materials proposed for the
facades are similar to the high quality brick masonry finishes on other buildings in the downtown area, however,
the typology of the building architecture through its orientation to the street is dissimilar. The proposed building
orients internally to the north and focuses inward toward the on -site parking lot, thus marginalizing the potential
for greater interaction with the urban street frontage of College Avenue. It also appears that the proposed building
orientation focuses the "back of house" function of the retail building toward Magnolia Street, thereby missing
another opportunity for engaging its urban context along its longest street frontage.
The Downtown Fort Collins real estate market has clearly demonstrated the economic viability of multi -story
commercial buildings characterized by ground floor retail and upper floor commercial office or residential uses.
This proposed one-story infill structure underutilizes this downtown land for a single purpose use. Additionally,
the underutilization of this site is disguised by a building design exhibiting a "faux" second floor, which is
typologically and stylistically contrary to the urban design goals of the central business district.
19 Old Town Square, Suite 230 1 Fort Collins, Colorado 80524 1 teL 970-484-2020 1 fax 970-484-2069 1 DowntownFortCollins.org