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HomeMy WebLinkAboutPROSPECT AND COLLEGE HOTEL - PDP190014 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVENTS Project Location PROSPECT AND COLLEGE HOTEL Prospect and College Hotel CSU Medical Center W. Prospect Road W. Lake Street Max Transit S. College Ave. SITE LOCATION Project Narrative PROSPECT AND COLLEGE HOTEL PROJECT GOAL: Midtown hotel is located along W. Prospect Road and S. College Ave. Currently the site has a commercial building and parking lot. The site plan proposes a new 150 unit hotel development that will consist of a six story hotel with patio space and other guest amenities, updated parking lot facilities, storm water updates, and landscape enhancements. Parking will be available on site, as well as a shared use agreement with the adjacent property owner to provide access and parking for all businesses. BACKGROUND: Currently the site has a large commercial building on the south end of the property which is occupied by both Chuck E. Cheese and Hello Furniture & Mattress. The northern section of the property is currently a paved parking lot. 1. PROJECT TITLE: Prospect and College Hotel 2. MEETING DATES: Conceptual Review Meeting: May 25, 2018 - comments received. Neighborhood Meeting: N/A 3. GENERAL INFORMATION: Project Location: South West corner of S College Ave and W Prospect Rd. Size: 87,481 sf / 2.008 ac Existing zoning: Employment (C-G) Proposed zoning: Employment (C-G) Number of off street parking spaces provided: - Number of building stories proposed: 6 Maximum building height: 79’ Modifications proposed: • 5’ average lot line buffer. • Six Story Stand alone 4. PROPOSED OWNERS: The proposed ownership structure to be a joint venture between Saunders Commercial Development Company and Stonebridge Companies Applicant: MacMillan Development, LLC Contact: Stu MacMillan 1928 Linden Ridge Dr, Fort Collins, CO 80524 stu@macmillandevelopment.com 970-215-7000 5. EXISTING OWNERS: Imago Enterprises Lester Kaplan 200 S Mason St Fort Collins, CO 80524 9702227528 LesterKaplan@comcast.net 6. TRANSPORTATION IMPROVEMENTS: A potential northbound left turn lane on College Avenue that would access the new entrance to the project will be designed and constructed based on review and approval of the traffic impact study and subsequent approval of the design by the City of Fort Collins, CDOT and any other pertinent review agencies. At a minimum, a drive over median for dedicated fire access only will be provided so the site may be accessed while traveling northbound on College Avenue. 7. NEIGHBORHOOD MEETING COMMENTS: N/A Project Narrative PROSPECT AND COLLEGE HOTEL 8. SITE DESIGN The Midtown Hotel is located on the corner of S College Ave and W Prospect Rd in midtown. The lot is rectangular in shape and fronts the public ROW on the east most side. The design seeks to front the building on the east side fronting S College Ave. The parking lot will be located on the north west corner of the property that is least visible from S College Ave. Large canopy trees will be planted along the property boundary that will help screen the lot. Street tree plantings will be planted to meet the Midtown in Motion Plan along S. College Ave. A vegetative buffer will be provided along S. College Ave consisting of canopy trees, and native and low water plant species as under story. Native and low water use plants will be utilized throughout the site. The proposed tree lawns will contain City recommended species. Vehicular traffic will access The Midtown Hotel off of W. Prospect Road, or S. College Ave. Pedestrian and bicycle traffic will be able to utilize the existing multi-modal path between the adjoining properties, and the MAX transit station nearby. The sidewalk along S. College Ave will be designed to meet the Midtown in Motion Plan consisting of a 10’ multi-use path, 8’ wide parkway with street trees. On site surface parking is provided. Poudre Fire Authority will be able to utilize the on-site (24’ wide, and 26’ wide staging areas) emergency access lane, ambulance and trash trucks will be able to pull into the parking lot and will be able to exit onto either S College Ave or W Prospect Rd. 9. DISTURBANCES No existing wetlands, natural habitat areas are being disturbed with this project. 10. TRANSITION TECHNIQUES The project seeks to transition to the surrounding development through its architectural character as well as parking lot that is located off of the main street frontages. 11. ARCHITECTURE This proposed buildings program, massing, and character has evolved directly from the significance of this particular site. Set at the Southwest corner of the prominent Prospect and College intersection which acts as a major gateway to both Midtown Fort Collins and the Colorado State campus (CSU). The site is easily walkable to the Spring Creek Trail, CSU campus (and football stadium), as well as conveniently accessible by car, bike, and the Max Rapid transit access throughout the City. It harvests great sunlight, as well as holds distinct views of the City and Front Range. Wrapped on the South and West by the adjacent commercial center, it has opportunity to act as a catalyst for the rest of the intersection creating a unique “place” that synergizes with neighbors and establishes an onsite energy and vibrancy currently not performing at an urban, “walkable city” level. This proposed massing and scale is consistent with Existing City policies and standards encouraging “mid-rise density” along the Max corridor, as well as the City adopted Fixed Growth Management Area encouraging growing inward and upward vs. horizontal sprawl. The site provides a significant infill opportunity in a location currently underutilized by a 1950s era “big box” surrounded by strip parking. Furthermore, as Fort Collins and CSU have grown, so has the demand for hospitality options. Presenting an opportunity to stimulate and energize a gateway site already “bookended” by large scale neighbors. The project program consists of a 150 room hotel with residential on floors 02-06, creating privacy and views. Level 01 consists of the check-in lobby, lounge, food and beverage, fitness, meeting spaces, library, and outdoor terrace and, back of house services. These public amenity spaces activate the ground level along College Ave with transparency consistent to the historic neighboring context. 3.5.1 – Building and Project Compatibility (A) Purpose. The project will be compatible at this gateway intersection as a private development balancing with the scale of the CSU Medical Center institutional development to the North. This displays a City growth of mid-rise density synergistic with the growth of the institution and enhances the quality of the Midtown area. (B) General Standard. With an architectural character consistent with semi-urban hotels in the Rocky Mountain Region, the project is intuitive in its program while being compatible with its surrounding buildings in form and scale. The proportions, use of materials, and detailing, trace back to the roots, colors and spirit of Fort Collins and the Front Range area. The masonry color tones are complementary of the CSU aesthetic and historic local use of regional stone, reinterpreting these traditions in a contemporary way. The relationship to the street is consistent with the Midtown-in-Motion plan continuing the greenbelt buffer along College and internalizing parking on the site. (C) Building Size, Height, Bulk, Mass, Scale. The projects presence infills this corridor of College Ave, bookended by larger development such as Summit Student Housing to the South and the CSU Medical Center to the North. Having a complementary Project Narrative PROSPECT AND COLLEGE HOTEL prominence and height and helping to densifying this commercial area and set precedence for future growth. The two primary forms of masonry and metal panel interlock as complementary forms grounding the building along the base while lightening the elevated form. As the materials transition along the most public (College Ave.) façade the building has a stepback at Level 04 providing depth and distinction between the forms. (D) Privacy Considerations. Distinction between public and private areas have been made by locating residential on the upper floors leveraging privacy and views. Meanwhile, the ground level is reserved for public interaction, amenities and services, staying consistent with historic architectural trends in the area. (E) Building materials. The project materiality is comprised of three primary materials masonry, metal panel, and aluminum framed glazing. All consisting of natural colors derived from the area, using traditional materiality in contemporary ways. Horizontal entry canopies intuitively identify the main and secondary entrances at a pedestrian scale with wood/composite soffits bringing warmth and tactility. Colors and tones are of matte natural finish to alleviate glare or reflectivity. Aluminum window bays help identify public (storefront) and private (hotel room) areas in a pedestrian scale with the use of mullions and traditional proportions. Furthermore, the window detailing uses vertical dividers to create shadow in masonry, while angled metal window trim creates directionality in within the metal panel system. (F) Building Color. Similar to the simplicity of the materiality, the building colors are comprised of three primary colors; buff (beige), medium bronze, and rust/copper. The buff color of the masonry is complementary to the buff shiner stone locally quarried and used frequently on the CSU campus. However, by using a Norman bond masonry it promotes horizontality and brings down the building verticality at a detail level, while integrating traditional brick coursing patterns. The medium bronze perforated panel acts as a screen for mechanical louvers while emphasizing depth to the masonry and interweaves a secondary material surface articulating the window bays and corners. Finally, the rust/copper colored metal panel speaks to natural colors of clay in the Front Range area and masonry of the Downtown Fort Collins. (G) Building Height Review. The approved Stand Alone Modification process was critical to the project feasibility from a hotel scale standpoint which responds to the market demand for a fresh and quality hotel experience walking distance to Midtown and the CSU campus. The position of the building is setback from all property lines while also holding a build-to edge along Colorado Ave, and internalizing parking. This positioning minimizes light and shadow impact to neighboring properties, withholds the Midtown-in-Motion plan, and creates safe Southern facing porte cohere entry. (H) Land Use Transition. The land uses in the area are consistent in scale and density and the project has buffering zones or compatibility on all property lines. (I) Outdoor Storage Areas/Mechanical Equipment. The loading dock, trash/recycling, generators, and transformers are all in one masonry enclosure integrated with the building design and located internal to the site parking. Rooftop equipment will be screened. 12. PHASING SCHEDULE No phasing is proposed with this development. 13. UTILITIES On-Site easements to be provided will include utility easements for domestic and fire supply line services, fire hydrant and branch line, storm sewer lines, sanitary service and private utility easements. Off-Site easements needed will be for storm sewer and sanitary sewer service lines. Some vacation of existing easements will be needed to re-center on existing utilities or because they are no longer needed. 14. LIGHTING All lighting will meet City of Fort Collins requirements. A photometric plan has been submitted. 15. STORM WATER: Per the City’s requests, a portion of the stormwater associated with Lot 2 is now proposed to be rerouted to discharge into an existing drainage channel to the west in an effort to reduce the current flooding that’s occurring at College and Prospect. The existing 6-Inch cast iron water main was modeled to include peak demand and fire flow for the proposed building and it was determined that this existing main did not need to be upsized. No other utility issues or constraints were noted.