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HomeMy WebLinkAboutTHE ARENA - PDR - PDR140006 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESland planning  landscape architecture  urban design  entitlement Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com September 10, 2014 The Arena Project Description The Arena site is approximately 2.4 acres (per County records) excluding Monroe Drive. Located east of the Marriott Hotel at the southwest corner of old alignment of E. Monroe Drive (private drive) and Stanford Road, the site is currently undeveloped and slopes to the south. The site is zoned General Commercial District – CG and is located within the Transit Overlay District (TOD). The Applicant is proposing to develop a mixed-use project with 123 residential dwelling units above structured parking with commercial development on the first floor facing E. Monroe Drive and Stanford Road. The project will include the following:  64 1-bedroom units  59 2-bedroom units  9,200 SF retail space  Indoor amenities include: clubhouse, fitness center, storage units, bike parking  Outdoor amenities include: courtyard, green roof patio, hot tub, fire feature, pergola w/outdoor kitchen, movie projection wall  205 parking spaces in the structure  15 surface parking spaces Two points of vehicular access are proposed taking advantage of the change of grade across the site. The upper parking deck is accessed from E. Monroe Drive and is proposed as the primary access for employees and customers using the commercial space as well as for residents and their guests. The lower level of parking is accessed from the Marriott parking lot and is reserved for residents of the project. A detached sidewalk and street trees will be provided along Stanford Road. Proposed for preservation, the sidewalk along Monroe (private drive) is attached and in good condition with mature street trees behind the sidewalk. Walkways are also provided on the other sides of the project allowing for easy pedestrian access around the site. The building is oriented on the site to maximize views to the west and to provide an attractive streetscape on all sides of the building. Significant setback and green space is proposed to the west, north and east, resulting in an interesting and varied streetscape adjacent to the 6-story building. The building is proposed to be approximately 76-feet tall with the upper portions set back from the base. The masonry base is clearly defined with a projecting cornice as required in the TOD. Stucco is the predominant building material for the upper floors with masonry used at corners and at stair towers. Complimentary colors of stucco are used and portions of the façade project forward to provide depth and interest to the building architecture. Architectural detailing of windows, doors and private balconies provide a comfortable human scale to the building. It is anticipated that the building will be equipped with an automatic fire sprinkler system. Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com The site is proposed to obtain water and sanitary sewer utility services from the existing adjacent utility mains. Water service will be provided either by the 12” water main within Stanford Road or the 12” water main within the southern private drive. There is an existing sanitary sewer manhole located northwest of the proposed structure within the old alignment of E. Monroe Drive. It is proposed to connect the building’s sewer service line to this manhole. All existing water and sewer infrastructure will need confirmation on sizes and capacity and will be located with the design survey. All utility providers for this site will need to be confirmed. The site is currently undeveloped and generally slopes 2.0% to southeast to Stanford Road and the parking lot to the south. The site runoff is ultimately collected in an inlet located at the northeast corner of E. Horsetooth Road and Stanford Road, which conveys runoff to Warren Lake via storm drains. Under the proposed developed conditions, a water quality/detention pond is proposed to be located in the southeast corner of the site. The pond will be designed to capture the 100-yr storm runoff from the developed site and release at the 2-yr historic (undeveloped) runoff rate. It is anticipated that the site grading will allow the pond’s outlet to drain through a sidewalk chase to the west flowline of Stanford Road. A portion of the Marriot site drains onto this property and will be appropriately conveyed through the site and detention pond. No City or FEMA floodplains are on or adjacent to this property. Multiple Low Impact Development (LID) techniques are being considered to satisfy the City’s LID requirements. LID techniques being considered are enhancing the water quality improvement properties of the proposed detention pond by incorporating infiltration/dry wells to promote runoff volume reduction by infiltration, providing bio-swales around the site (where feasible) that would provide runoff filtration and promote infiltration, possibly utilizing the proposed green roof patio to provide roof runoff filtration and volume reduction through plant evapotranspiration, and provide permeable pavers within the south surface parking stalls. Further review with the City is needed to review successfully implemented LID techniques on sites similar to this one. A subsurface soils investigation is needed to review the infiltration and potential swell qualities of the current soils. At this time, no street modifications are anticipated with exception of providing detached sidewalks along Stanford Road. Stanford Road is the only public right-of-way adjacent to the site. In reference to the City’s Master Street Plan, Stanford is considered a two-lane collector street. Currently on-street parking is provided on both sides of the northern end of Stanford Road adjacent to the site, which appears to be similar to the City’s Minor Collector street section. The north end of Stanford Road currently has an 89 foot right-of-way and the south end has a 78 foot right-of-way. The Minor Collector street section has a right-of-way width of 76 feet. In reference to the standard Minor Collector street section, no right-of-way dedication is anticipated.