HomeMy WebLinkAboutSPRADLEY BARR REDEVELOPMENT - PDR - PDR170012 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVE2 (m). What specific questions, if any, do you want addressed?
• Please confirmation that the surrounding utilities have capacity to serve the proposed uses.
• Please confirm if there will be any utility modeling that will be required as a part of the project.
• What site specific ROW and easement requirements will there be for the project along all four public
RO W's?
• Does the City have plans to bury the main power lines that travel along Drake on the North side of our
property line?
3 (a). Project site boundary and adjacent property uses
• The project is bounded on the north by Drake Road, the east by College Avenue, the south by Thunderbird
Drive and the west by McClelland Drive. There are commercial buildings located adjacent to the site on
the south side as well as across the arterial roadways to the east and north. There are existing
commercial and residential uses located to the west on the far side of McClellands Drive and the ditch and
the railroad tracks.
3 (b). Proposed circulation system, and how it ties into existing infrastructure (pedestrian and auto)
• Access for the site will be taken from all four of the adjacent roadways. A private street -like private drive
running north -south is anticipated in the middle of the site will provide a connection from Thunderbird to
Drake. Oversized pedestrian facilities will be provided along McClelland Drive and Drake Road that are
intended to provide a strong link to the MAX stop located to the northwest of the site. Pedestrian Plazas
will also be incorporated into the design to further enhance the pedestrian experience.
3 (c). Existing and proposed landscaping (Will trees be removed?)
• Since the existing use is a car dealer, the existing landscaping is sparse, to say the least. No trees or
landscaping exist on the site. The proposed plan will add significant amounts of both general landscaping
and trees that will comply with current land use requirements.
3 (d). Existing & proposed buildings (Will they remain? If they will change, how?)
• N/A no existing structures will remain
3 (e). Existing natural features (Will these be impacted by the proposal?)
• There are no existing natural features on the site.
3 (f). On & off -site improvements
• Onsite improvements currently envision four retail buildings, a hotel and two residential buildings. No
offsite improvements are currently anticipated as a part of this project.
3 (g). Location of detention, drainage and water quality features
• Due to the decrease in overall impervious area, no detention is anticipated with this project. LID/Water
quality treatment will be provided in rain gardens and underground vaults.
3 (h). Emergency vehicle access & fire hydrant location
• Emergency access meeting current PFA requirements will be provided from the private drives throughout
the project. Appropriate emergency access easements will be dedicated as needed. Fire hydrant spacing
will meet applicable requirements for coverage, maximum hose length and building heights.
Brinkman Development, LLC • 3528 Precision Drive, Suite 100 • Fort Collins, CO 80528 • 970.267.0954 • Fax 970.206.1011
• The residential buildings will front McClelland Drive with apartments on the street level, behind the
building the residential parking lot will extend under the buildings such there will be four additional
stories over the podium. The architectural character will be reviewed carefully with City staff and the
community.
2 (e). How is your proposal compatible with the surrounding area?
• As a re -development opportunity of along S College, this mixed -use development will bring new life,
activity and add to the commerce along Drake Road and S College Avenue. The mix -use redevelopment
will complement the existing established commercial center to the north., also addressing the needs of
the transit station to the north west. The proposed residential apartments will serve as a transition to the
residential neighborhoods to the southwest and will activate the retail use.
2 (f). Is water detention provided? If so, where? (show on site plan)
• Due to the addition of landscaping throughout the project site that is not currently present, we anticipate
that the overall project impervious area will decrease from the existing condition. We believe that this
will remove any requirements for onsite stormwater detention. We would appreciate confirmation of this
from City stormwater staff.
2 (g). How does the site drain now (on and off site)? Will it change? If so, what will change?
• Current drainage for the site drains predominantly from the southwest to the northeast. There do not
appear to be any significant offsite flows that enter the site. Flows from the site drain to the curb and
gutter of Drake and College, which then direct flows from the site to an existing inlet located near the
corner of Drake/College. The existing drainage patterns will remain unchanged; however, we do expect a
decrease in runoff from the site due to a decrease in overall impervious area.
2 (h). What is being proposed to treat run-off?
• A combination of rain gardens and underground water quality vaults will be explored to treat stormwater
runoff and meet City LID requirements. We will also look for any other LID treatment methods that can
be utilized effectively on the site.
2 (i). How does the proposal impact natural features?
• While there are no natural areas directly affected by the project, the increased water quality treatment
and moderately reduced runoff is expected to improve natural areas that make up the downstream
stormwater facilities.
2 Q). Do any existing structures have automatic fire sprinklers? Will the new structures have fire sprinklers?
• N/A no existing structures will remain. All of the new structures will have automatic fire sprinkler
systems.
2 (k). Are there any unusual factors and/or characteristics present that may restrict or affect your proposal?
• The proposed site design takes into consideration the existing power lines to along Drake Road.
2 (1). Have you previously submitted an application?
• No prior application has been submitted on this property.
Brinkman Development, LLC • 3528 Precision Drive, Suite 100 • Fort Collins, CO 80528 • 970,267.0954 • Fax 970.206.1011
City of Fort Collins Preliminary Design Review (PDR)
Proposed Project Narrative
Spradley Barr Redevelopment
August 9, 2017
2 (a). What are you proposing/use?
• The proposed redevelopment of the site between S College Ave and McClelland Drive and Drake Road
and Thunderbird Road. The mixed -use redevelopment includes retail, residential apartments, a hotel, and
associated parking.
2 (b). What improvements and uses currently exist on the site?
• Currently the site is utilized for the offices, shop and parking lot of a car dealership. Spradley Barr Mazda.
2 (c). Describe the site circulation (auto and pedestrian) parking and how it coordinates with the neighborhood.
• The proposed plan is designed with vehicle access from all four surrounding streets IS College Ave,
McClelland Drive, Drake Road and Thunderbird Road). In the North/South direction a private through
street connects Drake with Thunderbird Road alleviating traffic and facilitating connection to all uses
within the site. The private vehicular access from College and McClelland Drive facilitates direct and
visible access to the retail pads, the hotel Porte Cochere as well as the residential buildings. Sidewalks
and plazas are designed throughout the project to enhance the pedestrian experience and connect with
the crosswalk across Drake Road to the Max Line bus transit Drake Station. Care was given in designing
the site so that it would align with the goals set forth the Midtown Plan including incorporating the
central private drive.
2 (d). Describe site design and architecture.
• The arrangement of drives, parking lot and buildings was conceived on the premise of enhancing the
street presence of buildings along property lines, hiding the parking lots behind the buildings.
• The corner of College and Drake is framed with two retail building that create a small activity plaza which
allows visibility to the parking lot behind.
• The proposed retail and hotel will both have presence from S College Ave. The proposed plan will
insinuate a crescendo from the high -roof one level retail along College and Drake Road to the four-story
hotel and the 5-story residential towers in the immediate background to the south and west.
• Hardscape and landscaping will the blended to create a sense of urban sidewalks within the perimeter
and the interior development of the site.
• The retail architecture will be conceived to create a cohesive vocabulary along the street fronts with
storefront and elegant signage. Within the inside of the development, facing south and west, the retail
shops will engage the outside with a porous storefront and bistro tables on the side walk.
• The hotel architecture will be customized to follow the brand standers (TBD) customized to the context of
the site and of Fort Collins along College.
Brinkman Development, LLC • 3528 Precision Drive, Suite 100 • Fort Collins, CO 80528 • 970.267.0954 • Fax 970.206.1011