HomeMy WebLinkAboutProject Narratives - 12/04/2024
December 4, 2024
City of Fort Collins – Planning & Development Services
Attn: Mr. Kai Kleer – City Planner
281 North College Avenue
Fort Collins, CO 80524
Re: SWC Drake/College – ODP Project Information and Design Narrative
Dear Mr. Kleer,
On behalf of the applicant, KRF Drake, we are pleased to provide these City of Fort Collins application materials for
an Overall Development Plan (ODP) for the ~6.9-acre property referred to as SWC Drake/College and generally
located at the southwest corner of the S College Avenue and Drake Road intersection within the City of Fort
Collins. The following information provides additional application details as required by City of Fort Collins.
Project Title: SWC Drake/College - ODP
General Information and Site Design
The purpose of this ODP, while not proposing specific uses for the property, is to provide overarching and
cohesive development guidance for future development, which is anticipated to develop in several phases. This
ODP proposes the following:
• Identification of future development areas.
• Identification and direction for key infrastructure improvements, including:
o Right-of-way improvements (parkway and multi-modal trail section) for McClelland Drive on the
west.
o Establishment of a north-south access route internally to the site running from Drake on the
north to Thunderbird on the South. Includes the development of a street section for this
access.
o Establishment of an eastern connection access from College Ave on the east to the
aforementioned, internal north-south access. Includes the development of a street section for
this access.
o Guidance for conformance with the City’s planned improvements for the College and Drake
intersection which includes wider walks, increased parkway, bus access, and more.
The underlying zoning of the property is General Commercial (C-G), and while this ODP application does not
propose end users of the development parcels created, the expectation is that future end users will conform with
the land use standards of this specific zone district.
Statement of Planning Objectives
• Planning Objective: Statement of appropriate City Plan Principles and Policies achieved by the
proposed overall Development Plan.
City Plan Principles and Policies
This Overall Development Plan proposes four future development parcels and site infrastructure. Specific
uses and users on this site are not proposed here, however, the proposed improvements meet the following
principles and policies and lay the foundation for future development conformance as enumerated in City
Plan:
• Policy LIV 2.1 – Revitalization of Underutilized Properties
“Support the use of creative strategies to revitalize vacant, blighted or otherwise underutilized
structures and buildings, including, but not limited to:
Infill of existing surface parking lots—particularly in areas that are currently, or will be, served by bus
rapid transit (BRT) and/or high-frequency transit in the future; Infrastructure improvements/upgrades;
Streetscape enhancements”
Response: The SWC Drake/College proposes the redevelopment of a currently underdeveloped and
utilized property in the core of the City. Infrastructure improvements and streetscape enhancements
are proposed along adjacent rights-of-way, namely McClelland, Drake, and College. These
improvements will enable greater continuity and an improved pedestrian experience through the
Midtown corridor.
• Policy LIV 9.2 – Outdoor Water Use
“Promote reductions in outdoor water use by selecting low-water-use plant materials, using efficient
irrigation, improving the soil before planting and exploring opportunities to use nonpotable water for
irrigation.”
Response: Low-water-use, native and adapted plant materials will be utilized as part of the
development of this property. Non-potable water is not available for use on this property. Landscape
and irrigation plans illustrating these designs are included as part of the accompanying BDR submittal.
• Policy LIV 9.3 – Urban Heat Island Effect
Encourage the use of site and building features, such as shade trees and reflective materials, to
reduce heat absorption by exterior surfaces, provide shade or otherwise mitigate the urban heat island
effect.”
Response: Although building materials/features are not proposed with this application, removal of
existing asphalt and enhanced plantings will begin to mitigate the urban heat island effect. Future
users of the development sites will further improve the condition by installing parking islands and
additional landscaping. The current condition of the property has the property nearly 100% covered
with hardscape or buildings, future development will include landscaping.
• Policy EH 4.1 – Targeted Employment and Mixed-Use Areas
“Create and maintain plans for targeted employment areas (Downtown, Midtown, Harmony Corridor, I-
25 interchange areas and Mulberry Corridor) to support investment, development and redevelopment
in these areas to create new places for employment to grow. Encourage and support higher-intensity
employment uses through land use policies and investment in infrastructure and services, such as
transit, that support these employment areas.”
Response: This development proposal will support future redevelopment and places for employment
to flourish. This proposal will prepare an underutilized site for enhanced development proximate to
transit, popular multi-modal routes, and highly trafficked arterial intersections.
• Policy T 2.3 – Layered Network
“Develop a layered network for Fort Collins that designates a continuous, connected, efficient,
convenient and comfortable network for bicycling, walking, transit and vehicles.”
Response: Widened pedestrian and multi-use infrastructure is proposed throughout this
redevelopment, with enhanced landscaping. The resulting condition will be a greatly improved piece of
the Midtown network for travel both N/S and E/W, internal and adjacent to the site.
• Policy T 2.5 – Building Improvements
“Construct and implement transportation improvement based on adopted plans, policies and the CIP.”
Response: The transportation improvements proposed reflect a consensus of adopted plans, planning
staff negotiations, and capital improvement designs as provided by the City. The framework
established here will provide the basis for enhanced vehicular circulation as proposed by the City,
while actively proposing and designing enhanced pedestrian and multi-modal infrastructure.
Midtown Plan
In 2013, the City of Fort Collins engaged in strategic planning efforts related to the area of Fort Collins
known as Midtown. This property is located within the planning area boundaries for both the Midtown Plan
and its supplement, the Midtown in Motion Plan. The Midtown Plan was developed as a “policy guide for
the City and private investors as they adopt new regulations and incentive programs and make
investments in the area” (p.9). The applicant team has used the Midtown Plan as a policy guide and
identified ways to incorporate the Midtown Plan into the Overall Development Plan (ODP) and its
infrastructure improvements.
• Per the Midtown Plan, “internal circulation options should…invite use by pedestrians and
bicyclists…they may be private street-like drives…in other locations, they may simply be enhanced
lanes that serve individual parking lots or mid-block pedestrian passages” (p.22).
Response: This ODP will create internal circulation for vehicles, bicyclists, and pedestrians alike.
Enhanced circulation will provide vehicle and pedestrian access to/through the site, where no such
infrastructure exists today. Additionally, this project supports the planned enhancements to the
intersection of College and Drake.
• Per the Midtown Plan, “Midtown will be an economic generator for the city” (p.26).
Response: This ODP creates a canvas for redevelopment on an underutilized parcel of land at an
important intersection in the Midtown corridor, enabling future economic activity.
The Overall Development Plan proposes necessary infrastructure and site improvements that will clear the
way for new development on this underdeveloped site at the intersection of two vital arterials in the City of
Fort Collins. While the ODP doesn’t prescribe future uses, the sitework proposed here will provide
guidance for future development and improve circulation for vehicles, pedestrians, and cyclists with critical
improvements along Drake, College, and McClelland as well as through the site itself. The infrastructure
proposed through the ODP and the associated FDP pave the way for elevated usage on the site, meeting
the goals of the Midtown Plan.
Midtown in Motion Plan
The Midtown in Motion Plan analyzed four different planning approaches to increase the usability, safety,
and aesthetic value of the transportation infrastructure in Midtown Fort Collins. For the portion of the
property adjacent to College Avenue, the Midtown in Motion Plan calls for a “wider landscape
buffer…larger and more elaborate naturalized planting zone…flowing shrub beds, groupings of
ornamental, evergreen and shade trees, and areas for signage, lighting, and public art installations” (p.23).
The preferred alternative will also add a 10–12-foot multi-use path. Along the edges of the property,
additional right-of-way will be dedicated to accommodate wider multi-modal pathways. A portion of this
design is illustrated through capital improvement designs for this area while designs for the on-site
circulation have been prepared by the applicant team and shown on the FDP set included here. When
taken together the public and private infrastructure will make critical improvements to the circulation of
people in the Midtown corridor.
• Planning Objective: Description of existing and proposed, open space, buffering, landscaping,
circulation, transition areas, wetlands and natural areas.
This ODP is providing guidance for the development of a formerly developed, currently vacant property.
The previous use as a car dealership and retail store included minimal to no landscape improvements,
buffering, open space, wetland/natural areas, or circulation routes. Proposed as part of this ODP is
guidance on the treatments of future right-of-way improvements along McClelland and Thunderbird, as well
as planned internal access route for the property. Landscape treatment guidance for those enhancements
is provided as well. Detailed internal landscape, open space, and buffering treatments are not known at this
stage and will be addressed during future land use applications as specific site plans are prepared.
• Planning Objective: Estimate of number of employees for commercial and industrial uses.
With no specific land uses proposed as part of this ODP, the ultimate number of commercial and industrial
employees is unknown at this time. As specified within the ODP, future land uses shall conform with the
permitted uses in the General-Commercial Zone District and include the number of employees
commensurate with those uses.
• Planning Objective: Description of rationale behind the assumptions and choices made by the
applicant.
The Applicant worked closely with Staff in developing the plan for this ODP. This including working with the
City’s Capital Improvements group to understand planned improvements along College and Drake. In
addition to referencing Fort Collins Land Use Code, City Plan, the Midtown Plan, and Midtown in Motion
Plan, the Development Team held several meetings with Planning and Engineering Staff to determine
appropriate street sections and connections. The Applicant is also an experienced developer of commercial
and residential projects and brought that knowledge forward when planning the site, making sure sufficient
access, visibility, and developable area are all considered as master planning is considered. All of these
elements were utilized in developing the ODP presented as part of this application.
• Planning Objective: Written narrative addressing each /issue raised at the neighborhood
meetings(s), if a meeting was held.
A neighborhood meeting was held on the evening of November 6, 2024. The meeting was attended in-
person by three members of the applicant team, and three City staff members: Em Myler, Kai Kleer, and
Sophie Buckingham. The meeting was attended in-person by nine (9) neighbors/members of the
community and was attended virtually by another eleven (11) people.
The meeting began with Em Myler introducing the protocol for neighborhood meetings, the review process,
and resources available to members of the community. Kai Kleer, the lead plan reviewer for this
application then introduced the project and discussed the history of the project including long range
planning documents and how they applied to the site. Mr. Kleer covered City Plan (2019), the Midtown
Redevelopment Study (2010), Midtown Plan (2013), and the Midtown in Motion Plan (2014).
The applicant team gave a brief presentation, building upon the process and proposed designs for the site
before answering questions and fielding concerns from those in attendance, both in-person and online.
Questions included: (responses are also noted below and include a mix of Applicant and City Staff
responses, as appropriate)
• Which buildings are included in the subject property?
o Subject property shown and defined at the neighborhood meeting. A survey including a
written legal description and graphic depiction of the property and its extents are included as
part of this application.
• Would a stoplight (traffic signal) be proposed at the intersection of Access A and Drake?
o A stoplight (traffic signal) would not be permitted and will not be proposed as part of this
application.
• If the future development contains residential, will the future residents have dedicated parking?
o The applicant team responded to assure neighbors that parking will be included on-site
regardless of the final users as is standard for Kentro Group projects. No uses/users are
proposed, therefore no parking is proposed at this time.
• Does the Urban Mixed Use City Plan designation require a mix of uses?
o The Urban Mixed Use designation does not require a mix of uses. Kai Kleer clarified the
Urban Mixed Use designation, its intention and its requirements, for attendees of the
neighborhood meeting.
• General questions regarding the URA, its geographic extents, and its incentives
o Kai Kleer clarified the purpose, the geographic area which the URA applies to, and incentives
available for this site. While incentives are available for this site, coordination with the URA
and use of incentives from URA are not required.
• General questions regarding the final/future users of the property
o The applicant team answered questions about uses and users of the property based on
known information at the time of the neighborhood meeting.
• General questions regarding expedited review timelines
o Em Myler and Kai Kleer answered questions about the review process and expedited review
timelines available to the applicant team, such as the BDR process.
Concerns included:
• Traffic impacts at and around the College and Drake intersection
o The applicant team and staff clarified what is within and what is outside of the purview of the
proposed redevelopment, and what improvements are required per the rules and regulations
of the City of Fort Collins. The capital improvement project for the College and Drake
intersection was discussed, and details were provided as available and appropriate.
• Existing walkability in vicinity
o The applicant team and staff clarified what is within and what is outside of the purview of the
proposed redevelopment, and what improvements are required per the rules and regulations
of the City of Fort Collins. Proposed site and public improvements will enhance the
pedestrian experience on and adjacent to the subject property.
• Dangerous traffic encounters at the intersections in vicinity of Redwing/Mason/McClelland and Drake
o The applicant team and staff clarified what is within and what is outside of the purview of the
proposed redevelopment, and what improvements are required per the rules and regulations
of the City of Fort Collins. The intersections in question are off-site, and improvements to the
Redwing/Mason intersections with Drake are not proposed as part of this application.
• ADA compliance along Drake
o Any and all improvements shown here will be ADA compliant. Existing ADA non-compliance
that exists along Drake, but not adjacent to the site, is outside the scope of this project.
• Residential being located on this site due to unsafe pedestrian conditions
o A number of residential uses are permitted at this location per the Land Use Code, however,
no residential uses are proposed at this time.
• Lack of housing
o A number of residential uses are permitted at this location per the Land Use Code, however,
no residential uses are required or proposed at this time.
• Excess parking on-site
o No specific uses are proposed at this time, therefore, no parking designs or counts are
proposed at this time.
• Construction phasing and impacts of construction on the area
o No construction phasing is known at this time, however, future construction will be planned to
optimize efficiency and minimize negative impacts on neighbors and the surrounding
environment.
Comments included:
o Desire for multi-modal improvements on the site and prioritization of pedestrian and bicycle
infrastructure
o Multi-modal improvements including the provision of pedestrian and bicycle infrastructure are
proposed as part of this application.
o Need for public infrastructure to be improved before pad sites are developed
Funds for public infrastructure improvements and improvements themselves will be
provided as required by Code and by staff in response to increased demand.
Demand will be projected by the appropriate reports such as a traffic impact study
(TIS), and requirements for improvements such as fee-in-lieu or construction of
infrastructure will be determined at the appropriate time.
o Desire for greater height
This comment is acknowledged. No structures are proposed as part of this
application. Future built forms on this site will comply with City zoning regulations.
o Desire for shielding noise from freight line
No uses or users are proposed with this application. Mitigating noise from the
nearby rail lines will be the responsibility of future users/developers.
The applicant team and staff coordinated responses to neighbors’ comments, concerns, and questions,
answering with details when appropriate and deferring on details that are not known at this time.
• Planning Objective: Name of the project as well as any previous name(s) the project may have been known by.
The current project will be known as SWC Drake/College. A previous, abandoned application was known as
“Drake Redevelopment”, led by Brinkman.
• Planning Objective: A narrative description of how conflicts between land uses are being avoided or
mitigated.
With cohesive zoning within the site and in the adjoining areas, no conflicts between land uses are
anticipated. All standards for buffering and transitions per Fort Collins Land Use Code shall be followed at
the time of future development, as applicable.
The Owners and Applicants for this ODP application are as follows:
Applicant:
KRF Drake
1509 York Street, Suite 201
Denver, Colorado 80206
Owner:
DRACOL LLC
5994 S Holly St, #185
Greenwood Village, CO 80111
We appreciate your careful review of these materials and look forward to continued collaboration with City Staff as
we navigate this ODP process. Please feel free to reach out to me at 970.409.3414 or rmcbreen@norris-
design.com with any questions or comments.
Sincerely,
Norris Design
Ryan F. McBreen
Principal