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 – BDR and Subdivision Project Information and Design Narrative
Dear Mr. Kleer,
On behalf of the owner and applicant, KRF Drake, we are pleased to provide to this City of Fort Collins application
materials for a Basic Development Review (BDR) and Subdivision for the 6.94-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 the
City of Fort Collins.
• Project Title: SWC Drake/College BDR (previous, abandoned application was known as “Drake
Redevelopment”)
• Past Meeting Dates:
o City Council determined property is not eligible for historic preservation: June 4, 2024
o Concept Review Meeting: July 15, 2024
o Neighborhood Meeting: November 6, 2024
• General Information: The information provided is used to describe the project in the City’s online review database. General information includes the following (as applicable):
o Project Location
Located at the southwest corner of the intersection of S College Avenue and W Drake Road
o Overall size of the development in acres
Approximately 6.94 acres
o Existing Zoning
Commercial – General (CG)
o Proposed Zoning
Commercial – General (CG), no change to zoning proposed.
o Number of Dwellings
No residential units are proposed as part of this development application. This application is site
planning overall infrastructure and developing pads for future development. Specific uses for the
pads developed as part of this BDR will be identified as part of future land use applications.
o Amount and Type of Commercial Space
No specific uses are proposed as part of this development application. This application is site
planning overall infrastructure and developing pads for future development. Specific uses for the
pads developed as part of this BDR will be identified as part of future land use applications.
o Number of off-street parking spaces provided
No off-street parking spaces are proposed as part of this development application. This application
is site planning overall infrastructure and developing pads for future development. Specific uses
for the pads developed as part of this BDR will be identified as part of future land use applications.
o Number of building stories proposed
No buildings are proposed as part of this development application. This application is site planning
overall infrastructure and developing pads for future development. Specific uses for the pads
developed as part of this BDR will be identified as part of future land use applications.
o Description of any Land Use Code Modifications proposed.
No Land Use Code Modifications are proposed as part of this BDR, although a variance request for
utility easement widths is included as part of this application.
• Proposed Owners:
KRF Drake
1509 York Street, Suite 201
Denver, Colorado 80206
• Existing Owners:
DRACOL LLC
5994 S Holly St, #185
Greenwood Village, CO 80111
• Transportation Improvements: Summary of any proposed on and off-site improvements identified with the Traffic Impact Study (if applicable).
The only offsite improvement that is identified per the provided TIS is the eastbound right turn lane on
Drake. Currently, the City has that turn lane included in their capital project, and the current plan has based
all ROW dedication and the adjacent walk on that future projects layout to accommodate the future
improvement by the City.
• Neighborhood Meeting Summary
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,
• Narrative description of the site design including building placement, vehicular and pedestrian
circulation, landscaping, proposed open space and treatments of wetlands, natural habitats, and features on site and in the general vicinity of the project.
The intent of this BDR is to create a cohesive infrastructure plan that creates 4 pads that can accommodate
future development, along with several infrastructure improvements as follows:
There are numerous improvements proposed:
o College Ave: This BDR includes the design of the walk and parkway, including landscape, that falls
in line with the currently in-design improvements that the City is preparing for the College and
Drake intersection. It is anticipated that the walk will be constructed, with landscape designed, but
not installed until the City completes the planned College and Drake improvements at a TBD date.
o Drake Road: This BDR includes the design of the walk and parkway, including landscape, that falls
in line with the currently in-design improvements that the City is preparing for the College and
Drake intersection. It is anticipated that the walk will be constructed, with landscape designed, but
not installed until the City completes the planned College and Drake improvements at a TBD date.
o McClelland: This BDR includes the design of the walk and parkway. The installation of this section
of walk and parkway landscape will be implemented at the time of development of the adjacent
parcel.
o Thunderbird: This BDR includes the design of the walk and parkway. The installation of this section
of walk and parkway landscape will be implemented at the time of development of the adjacent
parcel.
o Internal Access – N/S: This BDR includes the design of the road, and wider walk with landscape
treatments. The street from curb to curb would be developed initially with the installation of each
section of walk and parkway landscape (as applicable) implemented at the time of development of
the adjacent parcel.
o Internal Access – E/W: This BDR includes the design of the road and landscape treatments. The
street from curb to curb would be developed initially with the installation of each section of walk and
parkway landscape (as applicable) constructed at the time of development of the adjacent parcel.
This BDR serves to establish the public ROW improvements as well as the design of internal circulation,
future site development applications will implement these designs as they move forward with development
within each parcel.
• Narrative description of how disturbances to wetlands, natural habitats, and features and/or wildlife are being avoided to the maximum extent feasible.
With the property being previously developed and nearly entirely covered with building and hardscape, there
will be no negative impact on wetlands, natural habitats, and features and/or wildlife as these conditions do
not occur on site. Any trees removed will be replaced and mitigation pursued per coordination with the City
Forester.
• Narrative description of transition techniques associated buffering and how conflicts between
existing and proposed land uses are 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.
• Narrative description of the architectural design including general description of how Building
Standards are met (Sections 3.5.1 and other applicable Sections in 3.5). No buildings are proposed as
part of this development application. This application is site planning overall infrastructure and developing
pads for future development. Specific uses for the pads developed as part of this BDR will be identified as
part of future land use applications. It should be noted that there are existing buildings located on-site that
are slated for demolition. A historic survey was previously conducted and per Senior Historic Preservation
Planner, Jim Bertolini, in correspondence dated June 5, 2024:
“With the Council determining 4-2 that the property at 2601 S. College Ave is Not Eligible, this resolves the
Historic Preservation comments from the PDR. Should your clients move forward the development
application to a [PDP submittal, with Council’s decision, there are no historic resources on the development
site that need considered, nor are there any resources near the development site (within 200ft) that need
considered for the purposes of design compatibility. Under Section 5.8.1 (formerly 3.4.7) of the Land Use
Code, no historic review would be required.”
• Development Phasing Schedule (if applicable).
The exact phasing and development of the newly created pads is unknown, with the ultimate timing being
market driven. The following details are the anticipated development of the ROW and internal
circulation/landscape improvements:
o College Ave: The walk will be constructed, with landscape designed, but not installed until the City
completes the planned College and Drake improvements at a TBD date.
o Drake Road: The walk will be constructed, with landscape designed, but not installed until the City
completes the planned College and Drake improvements at a TBD date.
o McClelland: Installation of the of walk and parkway landscape will be constructed at the time of
development of the adjacent parcel.
o Thunderbird: Installation of the walk and parkway landscape will be construction at the time of
development of the adjacent parcel.
o Internal Access – N/S: The street from curb to curb would be constructed initially with the
installation of each section of walk and parkway landscape (as applicable) constructed at the time
of development of the adjacent parcel.
o Internal Access – E/W: The street from curb to curb would be constructed initially with the
installation of landscape constructed at the time of development of the adjacent parcel.
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