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HomeMy WebLinkAboutProject Narrative - Master Site1 Project 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 development consists of a Chick-Fil-A (CFA) Fast-Food Restaurant on the eastern portion of the site (Phase 1) and a Hotel on the western portion of the site Phase 2. 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 2 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: The following Parking calculations are also shown on Sheet S0.0. Parking required: Restaurant service area: 1/50sf – 68 spaces Restaurant patio area: 1/100 sf – 8 spaces Business hotel: 1.1/guest room – 208 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 – 0 spaces Parking required: 269 spaces (before reductions) Allowable parking reductions: Transit availability: 10% reduction – 28 spaces 2 covered bicycle parking spaces equal 1 parking space reduction: 4 covered bicycle parking spaces provided in business hotel – 2 spaces Total parking required with reductions: 239 spaces Parking provided: 246 spaces Standard – 216 spaces (including 9 required hc spaces) Compact – 30 spaces (12.6%) Bicycle parking required: (10% parking) – 24 spaces 3 Bicycle parking provided: 29 spaces 8 – outdoor spaces - restaurant 17 - outdoor spaces – business hotel 4 – covered spaces – business hotel Phasing This project is proposed in TWO Phases. Please see Sheet S1.1 for the Phase line, which runs along the northern side of the 10’-wide shared use trail (E-W), then runs behind the TBC on the western side of the N-S shared drive. Phase 1 (121,461 SF): Phase 1 is currently being proposed through 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 or directly after this Master Site Plan application is re-submitted. The site ownership team has been in direct and close communication with MDT regarding this project and access into the site. MDT approved this project and the required improvements at the N 19th Ave and E Valley Center Drive intersection. MDT has plans to improve N 19th Ave this summer of 2025, which will include, but not limited to, adding a sidewalk along the east side of N 19th along this site’s frontage. This sidewalk will connect the pedestrian access area on N 19th with the pedestrian walkways (shared use trail and sidewalks) within the interior of the site. Phase 1 includes a 10-ft wide shared use trail along the northern 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, across 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. During the construction of Phase 1, contractors may and will use the Phase 2 portion of the site for parking, storage, etc. Upon finalization of Phase 1, all disturbed areas in Phase 2 will be restabilized via re- seeding/vegetation until Phase 2 is constructed in the future. 4 During Phase 2 construction, all construction must be maintained within the Phase 2 boundaries. Phase 2 (117,471 SF): 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 gas, communication lines, water and fire lines, and sanitary sewer service line, and one fire hydrant. Block Frontage Analysis Block Frontage Type: Gateway 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 meet Block Frontage Standards. Pedestrians will be able to access the site from N 19th Ave and enter the site along the 10’-wide shared use trail, which goes along the northern side of the common access road. To meet block frontage standards, the 10’-wide trail will connect into the hotel in Phase 2 via a sidewalk, which is shown on Sheet S1.1 of the Master Site Plan sheet set. With this application, we are requesting a departure from the 12’-wide sidewalks typically required with storefronts as the hotel in Phase 2 does not have a storefront. Parking Location – Parking is located in the back of the buildings. General Landscaping – Landscape plans meet block frontage requirements and are shown in the Master Site Plan sheets. Building Design – Specific building design will be outlined in the individual Site Plan applications. 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”.