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HomeMy WebLinkAboutALPINE BANK - PDP200020 - - PROJECT NARRATIVE 6162 S. Willow Drive, Suite 320 Greenwood Village, CO 80111 303.770.8884 • GallowayUS.com Project Narrative Alpine Bank at SEC of S. College Avenue & E. Prospect Road 1608, 1610, and 1618 S. College Avenue – Fort Collins, CO The proposed project anticipates the redevelopment of multiple properties located at the southeast corner of S. College Avenue & E. Prospect Road into an 7,600 +/- square foot branch office of Alpine Bank which would provide banking services both interior to the building as well as through drive-up teller and ATM lanes located on the exterior of the building. Existing properties are zoned General Commercial (C-G) which allows for which allows for a variety of retail and commercial uses including “Offices, Financial Services & Clinics” as defined in the Zoning District Matrix of the City of Fort Collins Land Use Code. Access to and from the site is anticipated to come from a single curb-cut to be located on S. College Avenue as well as from the Alley which borders the eastern edge of the site which allows access from Prospect Road. The existing property consists of multiple lots totaling .958 Acres including three different existing buildings all of which include frontage along S. College Avenue. The northern (1608 S. College) and southern (1618 S. College) most buildings were both constructed in the 1960s and appear to have served a variety of retail and commercial uses since that time. The middle building (1610 S, College) was constructed in the 1920s and served primarily as residential until the late 1970s when it has since been used for commercial purposes. Access to the three buildings comes primarily from multiple curb-cuts on College Avenue as well as from the alley which borders the eastern edge of the properties. There is also an existing curb-cut on Prospect Road that provides direct access to 1608 S. College Avenue. The referenced alley provides direct access to Prospect Road to the north and Parker Street to the South. The proposed user, Alpine Bank has entered into a long-term lease agreement with the current owners of the property identified as Remington North, LLC located at 1400 S. Colorado Blvd., Suite 410, Denver, CO 80222. Alpine Bank will be fully responsible for proposed on and off-site improvements described below. Based on two different Concept Review Meetings, January 10 and August 6, 2020 as well as several follow-up meetings with Development Review Staff we have developed a site plan that includes a two-story, 7,600 +/-square foot branch office for Alpine Bank located on the northern portion of the site with visibility from both S. College as well as E. Prospect. We have consolidated access to site resulting in a single access from S. College and shared access via the alley to E. Prospect. Shared access to E. Prospect is the result of discussions with city staff in which it is was determined that direct access from the property is not necessary if we can achieve a shared access scenario through use of the alley which borders the eastern edge of the site. Proposed development would include three drive-through lanes located on the east side of the building away from the S, College frontage. Drive-through will include two teller lanes operated and one ATM accessible lane. Site has been designed to accommodate vehicular parking located at the eastern and southern portions of the site oriented away from both public rights-of-ways. We have also incorporated a north bound deceleration/right-hand turn Galloway & Company, Inc. Page 2 of 2 lane into S. College Avenue to better facilitate right-hand turn movements from S. College to Prospect. The proposed deceleration lane and subsequent right-of way dedication is a requirement from the City of Fort Collins. Improvements along S. College also include incorporation of an 8’ tree lawn and detached sidewalk consistent with Larimer County Urban Area Street Standards. Addition of the deceleration lane, tree lawn, and detached sidewalk will allow for final build-out of the southeast quadrant of the intersection consistent with the other three quadrants. The proposed project as described anticipates the demolition of two of the three existing buildings and on-site relocation of the third building which has been identified as being ‘Architecturally Significant’ as the result of a Colorado Cultural Resource Survey completed in January 2020. The two buildings to be demolished are located at 1608 and 1618 S. College Avenue. Please note that these buildings were the subject of Colorado Cultural Resource Surveys completed simultaneous with the previously referenced survey and were not deemed to be historically significant. The building to be relocated on-site is currently located at 1610 S. College Avenue and would be relocated to the South end of the site to better facilitate redevelopment of the northern portion of the properties into a branch office for Alpine Bank. Building placement, orientation, setbacks along with scale and massing were thought through as they relate to the surrounding block and historical on-site structure. The two- story massing on the new construction is in the northwest portion of the footprint to establish a strong, identifiable presence on the corner of S. College and E. Prospect. The design will then step down to a single-story module to the south as it approaches the historic building. The lower, wrap-around porch and planter boxes are intended to aid in creating a strong sense of “human scale” and urban streetscape while providing additional buffer from the busy street. While not historic the surrounding residential neighborhood to the east is addresses in a similar fashion with the mass of the building stepping down as it approaches the alley. Proposed materials for the new building are intended to be high-quality and durable including brick on the lower level to match the proportion of the brick on the historical building with cedar shakes above. The weathering characteristics of the cedar will add to the authenticity and natural semblance of the façade, traditional craftsman details are intended to be used throughout the building to add additional unifying characteristics to the building to emphasize its connection to the historic structure. The fenestration style and pattern are intended to be reflective of the traditional craftsman style of the existing historic building. The solid-to-void pattern will be slightly different than what is found on the history residential building, again our intent is that the new building relates in style and period, not an exact representation. Strong horizontal references will be used including gabled, low-pitched roof forms typical of the Craftsman style on current building on-site. The proportion of materials will also mimic that of the existing structure. The proposed user, Alpine Bank has entered into a long-term lease agreement with the current owners of the property identified as Remington North, LLC located at 1400 S. Colorado Blvd., Suite 410, Denver, CO 80222.