Commission approves overall development plan for former Spradley Mazda / Sherwin‑Williams block at Drake and College

The Planning and Zoning Commission on May 15 recommended approval of an overall development plan (ODP) for the 6.666‑acre redevelopment site at the southwest corner of Drake Road and North College Avenue, commonly described as the former Spradley Mazda and Sherwin‑Williams properties.

Norris Design and Kensho Group presented an ODP that divides the property into two planning areas, establishes an internal north‑south access road and frontage improvements intended to align with the city's Midtown in Motion conceptual corridor design. The plan documents proposed right‑of‑way dedications (roughly 0.7 acre) along College and Drake to accommodate future roadway and multimodal improvements and shows proposed private street cross sections to ensure future developers build sidewalks and landscaped paseos consistent with the Midtown plan.

Ryan McBreen of Norris Design emphasized the ODP's role as a framework for future phased development rather than a final site plan: "This is meant to establish a central design element and a design guideline so future developers understand the baseline cross section and connectivity requirements," he said. The applicant team said no final land uses were locked in; conceptual conversations have included multifamily housing on the west parcel and potential commercial or drive‑through uses on the east parcel, but no end users were finalized.

Staff reported the ODP complies with the city land use code and Midtown guidance while noting coordination is ongoing with the city's planned corridor improvements and the Urban Renewal Authority (URA). Kai Klier, city planner, told the commission the drainage master plan and a preliminary traffic impact study had been provided and reviewed; engineering and more detailed design will be required when individual development plans return to staff for approval.

Traffic and multimodal impacts were a recurring theme in public comment and commissioner questions. The ODP indicates a future right‑turn lane and other signal timing adjustments at Drake and College, consistent with the city's 10% conceptual corridor design; City traffic staff attended the hearing to answer technical questions about level‑of‑service tradeoffs and signal timing.

Commissioners praised the application packet as unusually complete for an ODP and noted that the plan retains flexibility for multiple future developers while securing key public‑realm improvements. After discussion, the commission moved to approve the ODP; the motion passed unanimously. The record notes the motion was based on the staff report and materials provided in the packet.

Key technical details in staff and applicant materials: the site area is approximately 6.666 acres; proposed right‑of‑way dedication totals about 0.7 acre to accommodate planned Drake/College corridor improvements; the plan shows two private access roads and identifies potential pedestrian and bicycle connections to the Mason Trail and nearby King Soopers redevelopment. Drainage design shown in the ODP uses a StormTech chamber system with an outfall into existing College Avenue infrastructure and requires later coordination on stormwater conveyance.

The ODP approval is a legislative land‑use step that sets development parameters and does not approve specific building plans, uses or building permits. Future development applications for any parcel will be reviewed against the ODP and the city land use code. The commission’s recommendation will be included in the administrative record for council and staff consideration as the project advances through required engineering and permitting steps.