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HomeMy WebLinkAboutProject Narrative-8.17.2025Project Narrative Master Site Plan Application RESTSTOP - GARDNER-SIMMENTAL LOT 1A, TRACT 1 This narrative addresses additional items requested in the Master Site Plan application. Project Type and Proposed Use Scope This project is a proposed commercial development located on Lot 1A, Tract 1 of the Gardner Simmental Plaza. The Lot will be split into a Condominium with 2 Units and a shared Common area. The development consists of a Chick-Fil-A (CFA) Fast-Food Restaurant on the eastern portion of the site (Phase 1/Unit 2 and Common Area) and a Hotel on the western portion of the site (Phase 2/Unit 1). The project will be constructed in two phases as described below in the Phasing Plan. Site Improvements This site is already served by water and sewer facilities, and therefore only services will be required to extend from the existing mains to the buildings. Each phase will provide stormwater systems, with detailed plans and reports for each phase of the project. Irrigation will be provided by an existing on-site well. Site improvements also include a grading and drainage plan that not only provides safe and efficient vehicle circulation but also manages stormwater effectively with an onsite system. No portion of the infrastructure improvements for this project are expected to require a financial guarantee. Size (dwellings, building sizes, building heights, number of buildings, number of total parking spaces) Phase 1: The design of the building embodies an architectural character that is both appropriate for and compatible with the surrounding area. We have thoughtfully integrated local architectural styles, ensuring that the building enhances the existing aesthetic without detracting from the neighborhood’s character. The choice of materials, colors, and design elements reflects a commitment to maintaining the visual integrity of the area. Our design incorporates standardized corporate identification themes in a manner that aligns with the requirements of Division 38.560. We have carefully limited the use of these themes to avoid excessive branding that could detract from the overall design. The proposed building design meets BMC 38.530.040 articulation requirements through a combination of façade elements. Multiple exterior canopies of varying dimensions create depth and shadow, while diverse materials such as board and batten siding, stucco, stone accents, and parapet wall coping add texture and visual interest. These features collectively ensure articulation every 60 feet. Additionally, we have addressed the need for screening of drive-through areas to mitigate glare and ensure the comfort of the public right-of-way and adjacent properties. Our design includes strategically placed landscaping features that effectively screen these areas, enhancing the overall aesthetic while also fulfilling functional requirements. Phase 2: One Hotel with up to 180 rooms will be proposed for Phase 2 in the future. More detailed information regarding the building height, size, and parking spaces will be included in the Phase 2 site plan application in the future. Parking: Parking Required: Restaurant Service Area: 1/50sf – 53 Spaces Restaurant Patio Area: 1/100 sf – 15 Spaces Restaurant Total – 68 Spaces Business Hotel: 1.1/Guest Room – 198 Spaces Business Hotel Employees: 1/Employee Max Shift – 10 Spaces Business Hotel Public Restaurant, Bar, Dining Ares: 1/60 sf – 0 Spaces Business Hotel Commercial Sales Area: 1/400 sf – 0 Spaces Business Hotel Public Assembly Area: 1 space for each 5 seats based upon design capacity, except that total off-street parking for public assembly may be reduced by 1 space for every 4 guest rooms – 225 Seats - 0 Spaces Hotel Total – 208 Parking Required: 276 Spaces (Before Reductions) Allowable Parking Reductions: Transit Availability: 10% Reduction – 28 Spaces Total Parking Required with Reductions: 248 Spaces Parking Provided: 264 Spaces Standard – 234 Spaces (Including 9 Required HC Spaces) Compact – 30 Spaces (11.45%) Bicycle Parking Required: (10% Parking) – 28 Spaces Bicycle Parking Provided: 28 Spaces 8 – Outdoor Spaces - Restaurant 20 - Outdoor Spaces – Business Hotel Phasing This project is proposed in TWO Phases. Please see Sheet S1.1 for the Phase line, which runs along the back of curb of the shared E/W and N/S access roads. Phase 1: Phase 1 is currently being proposed through the CFA Site Plan Application, which has been reviewed and is being re-submitted concurrently or shortly after this MSP is being re-submitted. Phase 1 includes the shared common access off N 19th Ave into the site and the eastern portion of the site, which will include the CFA and affiliated parking area. Phase 1 Site Plan Application is being re-submitted concurrently with this Master Site Plan application. The site ownership team has been in direct and close communication with MDT regarding this project and access to the site. MDT approved this project and the required improvements at the N 19th Ave and E Valley Center Drive intersection. MDT completed their improvements to N 19th Ave this summer (2025). Phase 1 includes a 10-ft wide shared use trail along the south side of the shared access road, which connects the intersection on N 19th Ave and the interior of the site. The shared use trail will continue through the site, along the south side of the shared access road, and to the south of the CFA – providing access through the entire site from N 19th Ave on the west through to Simmental Rd on the east of the site. A construction and phasing plan is included in this application, which shows that the entire western edge of Phase 1 includes a curb and gutter to prevent people from driving to the future Phase 2 of the site. The curb and gutter will also allow for stormwater to not flow from Phase 1 onto Phase 2. The curb and gutter will be removed at the appropriate locations during Phase 2 construction. Upon finalization of Phase 1, all disturbed areas will be restabilized via re-seeding/vegetation until Phase 2 is constructed in the future. During Phase 2 construction, all construction must be maintained within the Phase 2 boundaries. Phase 2: Includes the construction of a Hotel with up to 180 rooms on the western portion of the property. This site will include connective sidewalks through the parking lot to the hotel, and to Phase 1. Detailed plans, reports, and application material will be submitted in the future during Phase 2 Site Plan Application. Utilities: The site is underlain by existing water and sewer mains. Both Phases 1 and 2 will only require service extensions. Both phases will require extension of Electric, Gas, Communication lines, Water and Fire lines, and Sanitary Sewer service line, and one fire hydrant in each Phase. Block Frontage Analysis Phase 1 - Block Frontage Type: Mixed – Park Trail Frontage Building Placement – The building is located within the mixed block frontage placement requirements. Please see CFA Site Plan, Sheet C3.0. General Building Entrances – Building entrances comply with the Landscaped Block Frontage Standards. The entrance is visible and directly accessible from the trail to the south. Parking Location – Parking complies with the Landscaped Block Frontage Standards. Parking is located at the rear of the building. General Landscaping – Landscape plans meet block frontage requirements and are shown in the Master Site Plan. Building Design - Building design complies with the Mixed Block Frontage Standards. The south elevation of the building provides 27% transparency. Phase 2 – Block Frontage Type: Gateway – 19 Ave. Frontage Other – East/West Common Drive Building Placement – The building is located within the Gateway building placement requirements. Please see the Master Site Plan Sheet S1.1. General Building Entrances – Building entrances will meet Block Frontage Standards. Pedestrians will be able to access the site from N 19th Ave., and the Sidewalk along the shared east/west common drive. Parking Location – Parking is located at the front of the building. General Landscaping – Landscape plans meet block frontage requirements and are shown in the Master Site Plan sheets and are subject to change based on the Final Site Plan application and current City Codes at that time. Building Design – Specific building design will be outlined in the Final Site Plan application to meet the Block Frontage requirements Response to City’s Conceptual Review Comments The response to the City’s Conceptual Review Comments are included on a separate document entitled “Original - Response to Concept Review Comments”.