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Home My WebLink AboutCOUNCIL - AGENDA ITEM - 10/27/2015 - DOWNTOWN HOTEL PARKING STRUCTURE PARTNERSHIPDATE: STAFF: October 27, 2015 Josh Birks, Economic Health Director Jeff Mihelich, Deputy City Manager Mike Beckstead, Chief Financial Officer WORK SESSION ITEM City Council SUBJECT FOR DISCUSSION Downtown Hotel Parking Structure Partnership. EXECUTIVE SUMMARY The purpose of this item is for City Council to review the proposed public private partnership with the Fort Collins Hotel developer to construct a 323 stall parking garage structure. The structure will contain parking for the hotel and approximately 216 public parking spaces to meet future parking demands in the Old Town Historic District and River District. GENERAL DIRECTION SOUGHT AND SPECIFIC QUESTIONS TO BE ANSWERED 1. Does Council have additional questions of staff? 2. Is Council supportive of bringing this proposal for Council consideration on November 17, 2015? BACKGROUND / DISCUSSION PROJECT OVERVIEW Project Description The public-private partnership proposes to construct a 3-level mixed-use parking garage with approximately 322 parking spaces and 3,200 square feet of retail space at the corner of Chestnut and Jefferson Streets - 363 Jefferson Street. The Project will be a public-private partnership between the City of Fort Collin and the developers of the Fort Collins Hotel (Bohemian Companies, McWhinney, and Sage Hospitality-collectively the “Developer”). The garage entry will be on Chestnut Street and the retail spaces will face onto Old Firehouse Alley (Attachment 1). The Project will contain all required vehicle and bicycle parking for the hotel. Parking The Project is designed as a three bay garage with a central ramp for moving between floors (Attachment 2). The central ramp allows for the exterior of the structure on all four faces to have horizontal floors. This construction allows for an efficient use of the available footprint and a structure that addresses the streets and alley with a consistent façade free of the impacts from the required ramps. The structure will be constructed above ground with the exception of a short downward ramp on the first floor. The floor to ceiling height on the ground floor will be higher to accommodate retail space facing the alley. The result is approximately 323 parking spaces over three levels, see Table 1. Table 1 Parking Count By Floor and Type Tier Standard Van Accessible Accessible Total Ground 78 3 3 84 Second 117 0 3 120 October 27, 2015 Page 2 Tier Standard Van Accessible Accessible Total Third 117 0 2 119 Total 312 3 8 323 Of the parking, 107 of spaces will be dedicated to the Fort Collins Hotel (approved by the Planning and Zoning Board on August 10, 2015) and the remaining 216 spaces will be public parking managed by the City. The hotel’s parking will include all of the ground floor with the balance of spaces located on the second floor. The remaining spaces on the second and third level will be available for public parking. The ground floor will have limited access for hotel patrons and staff only and will be used for hotel valet and general parking. The remaining hotel spaces will be designated as “Reserved for Hotel Use” using signs on the second floor, see Table 2. The ultimate count may vary some as the van accessible and accessible spaces are divided by user. Table 2 Parking Count By Floor and Use Tier Hotel Public Total Ground 84 0 86 Second 23 97 120 Third 0 119 119 Total 107 216 323 Retail The Project includes 3,200 square feet of retail facing Old Fire House Alley that will contain artisan and hotel supporting retailers (labeled as Retail/Office Flex Space on Attachment 2). This retail is located immediately across the alley from the Fort Collins Hotel bar and lobby space and will create an active and vibrant alley. In addition, the project includes the façade improvements for a similar amount of retail along the Jefferson Street structure face (labeled as Potential Retail/Office Flex Space on Attachment 2). This retail will not be constructed during the initial Project. This Jefferson Street facing retail will be reserved for future construction when nearby development has created a more active pedestrian atmosphere along Jefferson Street. The City will be able to drive the timing of this construction through an option specified in the purchase and sale agreement (see the Partnership Section for additional details). Design Considerations The proposed design is a result of a thoughtful context-sensitive approach by the Developer. (Attachment 3) Although the project is outside of the Old Town Historic District, the design team utilized the Old Town Historic District Design Standards to inform the building and site design. In addition, the design team referred to the River District Design Guidelines for Structured Parking 6.25 thru 6.27 for guidance on design. The result is a structure that bridges the industrial character of the River District to the historic character of the Old Town Historic District. The project was reviewed and recommended for approval by the Landmark Preservation Commission on September 28, 2015 and approved by the Planning and Zoning Board on October 8, 2015. (Attachments 4, 5 and 7) Public Benefit Fort Collins provides a high quality of place contributed to by the lively historic downtown and the City’s impressive parks, trails and open space networks. These community assets make Fort Collins an attractive place for both a well-educated workforce and diverse industries. The development of a downtown hotel and the proposed parking structure represent an opportunity to strengthen the existing high quality of place. The Project meets numerous City Plan policy objectives and occurs in the City’s core. Thus, the Project represents an opportunity to achieve not only economic outcomes, but also an opportunity to strengthen the overall community. October 27, 2015 Page 3 City Plan Objectives The Project as proposed meets a variety of City Plan objectives, including but not limited to: Economic Health  EH 1.3 - Prioritize Essential Infrastructure/Capital Facilities: Additional parking has been identified through several public outreach efforts including the recent update to the Downtown Plan as a key need. As such, partnering to deliver 216 public parking spaces meets this objective.  EH 4.1 -Prioritize Targeted Redevelopment Areas: The Old Town Historic District and the River District are both Targeted Redevelopment Areas. Addressing the parking need in these areas will help to facilitate additional redevelopment and meet a current community need for parking.  EH 4.2 - Reduce Barriers to Infill Development and Redevelopment: One barrier to redevelopment especially in and near the historic core is the lack of parking to meet user demand. This Project provides 216 additional spaces in an area identified as part of the Parking Plan as needing additional parking. Community and Neighborhood Livability  Policy LIV 3.1 - Commit to Providing Capital Facilities: This objective calls for prioritizing existing deficiencies. As parking remains a deficiency, according to the Parking Plan and public outreach, this project addresses a deficiency in the Old Town area.  Policy LIV 5.1 - Encourage Targeted Redevelopment and Infill: The Old Town Historic District and the River District are both Targeted Redevelopment Areas, addressing the parking need in these areas will help to facilitate additional redevelopment and meet a current community need for parking.  Policy LIV 30.4 - Reduce Visual Impacts of Parking: The Project addresses this objective by providing a context sensitive design to the structure skin that reinforces the historic character of nearby buildings and transitions from the Old Town Historic District to the River District.  Policy LIV 30.5 - Parking Structures: The Project design addresses this objective by providing for retail development along two faces of the structure. In addition, the design utilizes screening to reinforce the historic form of nearby buildings. Finally, the design integrates green walls to provide visual relief and introduce nature in the Project in a creative way.  Policy LIV 32.5- Maintain Visual Character: The context sensitive design was very deliberate and intentional in its efforts to reinforce the historic building pattern through screening and material choice.  Policy LIV 32.6 - Encourage Human-Scale Architectural Elements: The design uses retail and green screening to break-up otherwise lengthy facades to create more pedestrian scale. High Performing Government  Policy HI 4.6 - Work with Private Partners: Working with private partners to develop parking was identified as a key strategy in the Parking Plan as well as fulfills this objective of City Plan. City Strategic Plan The Project as proposed meets a variety of City Strategic Plan objectives, including but not limited to:  1.10 - Address neighborhood parking issues: The Project address the identified parking need in the Old Town Historic District and River District.  3.7 - Support sustainable infill and redevelopment to meet climate action strategies: The Project supports infill and redevelopment, which by virtue of revitalizing under-utilized land is itself a sustainable effort.  3.10 - Address Downtown parking issues identified in the adopted Parking Plan: The Project directly responds to the adopted Parking Plan by providing 216 public parking spaces in a location identified as a target within that plan. October 27, 2015 Page 4 Downtown Strategic Plan (2004) The Project as proposed meets a variety of Downtown Strategic Plan (2004) objectives, including but not limited to: Principle 1: Protect and manage the Downtown retail/entertainment Core  1.1.1 - Encourage long-term parkers, customers, and employees to better utilize existing Downtown parking structures: This Project increases the available supply of downtown parking making access for long-term parking in structures easier.  1.3.1 - Create a Comprehensive parking management plan for the Downtown core: This Project is a direct reaction to the adopted Parking Plan and the action items contained within that plan. Principle 2: Utilize the Energy from the Core to Leverage and Attract New Development  2.3.1 - Develop, manage and operate parking as essential civic infrastructure, and over time create a “Park Once” environment to sustain low overall parking ratios: This Project helps to achieve this objective by increasing the supply of long-term parking within the Old Town Historic District and Riverside District, which will help to facilitate a “Park Once” environment. Parking Plan: Downtown and Surrounding Neighborhoods The Project as proposed meets a variety of Parking Plan: Downtown and Surrounding Neighborhoods (the “Parking Plan”) objectives, including but not limited to: Principle 6: New Parking Infrastructure  Policy 6.3 - Public-Private Partnerships for the Development of New Parking: This objective encourages the use of Public-Private Partnerships (PPPs) to increase the supply of public parking throughout the Downtown. This Project leverages a PPP to add 216 parking spaces to the supply of off- street long-term parking in the Downtown area directly responding to this policy.  Policy 6.6 - Downtown River District Parking Needs: This Project’s proximity to the River District allows for the facility to provide some relief to the parking supply issue in that district. Principle 7: Multimodal Access and Urban Design  Policy 7.3 - Structured Parking: This objective encourages the conversion of surface parking into structure parking. The original Project plan called for a surface parking lot to meet the Fort Collins Hotel’s parking need. The use of a PPP encouraged the conversion of that plan from a surface parking lot into a structured parking facility. Downtown Public Parking Demand The Parking Plan includes a Parking Demand Model that provides insights into future parking needs based on existing and future land uses. This model combined with additional staff analysis generated an estimated of the overall demand for additional public parking in the Downtown area. Table 3 (excerpted from the Parking Plan) summarizes the estimate of future public parking demand over a 10-year period. October 27, 2015 Page 5 Table 3 Future Public Parking Demand: 10 Year Horizon The analysis indicates a demand for approximately 910 spaces over the 10-year horizon with an additional 600 spaces needed to support a proposed 1,500 seat performance hall. Therefore, the Project as proposed meets 24 percent of the projected need for all future public parking demand and 43 percent of the demand from background growth in demand as projected by the Parking Demand Model. The Project as proposed also locates the 216 additional public parking spaces in one of the seven identified target areas within the Parking Plan, as shown in Attachment 6 (excerpted from the Parking Plan). Therefore, the Project aligns with the needs and locations identified within the Parking Plan for additional public parking. Partnership Structure As recommended in the Parking Plan, this Project uses a PPP to deliver additional public parking in the Downtown area. In the proposed partnership, the Developer of the Fort Collins Hotel will construct the Project and when completed the Developer will sell the City 216 parking stalls as condominium space. The process is very similar to the approach used to construct the new Foothills Activity Center and the Council Tree Public Library. In addition, this approach allows for the City to utilize tax-exempt financing. Purchase and Sale Agreement City Council will be asked to consider a resolution to authorize the City Manage to execute a purchase and sale agreement for the condo(s) associated with the 216 public parking spaces at its November 17, 2015 City Council meeting. The main points of that agreement are summarized below: October 27, 2015 Page 6  The City must give its approval of the final plans and specifications for construction of the parking structure and the Developer’s itemized cost estimate before construction can commence;  The Developer agrees to deed at least 216 parking spaces within the parking structure to the City included the right to use the land underlying the Parking Structure, and the air rights over the building;  The Developer and the City, at closing, will execute an option agreement that will allow the City, at its discretion, to acquire from the Developer an area of parking on the first floor of the Parking Structure as a separate unit for the construction of retail and in exchange the City would transfer to the Developer a similar number of parking spaces in the public parking area;  Purchase price will be the land cost of ($2,018,835) plus a proportional share of the agreed upon costs for construction but not to exceed a total amount of $7,600,000 Ongoing Operations and Maintenance A condominium association or similar structure will oversee the on-going operations and maintenance of the structure. The current plan calls for City’s Parking Services Department to provide ongoing operations and maintenance of the entire structure with each individual owner (the City and Developer) responsible for the actual parking operations within their individual portion of the project. The Association Board will be responsible for maintaining the structure to a predefined and agreed upon standard. Day-to-day decisions will be governed by a simple majority with major capital expenditures, changes to the Association Bylaws and Covenants, and approval of use within the Retail/Office Flex space being subject to super majority decisions. The City will have proportional representation on the board, which will result in the City having approximately two-thirds control of the Association. Timeline The Project is anticipated to be constructed in the following timeline:  November 17, 2015 - City Council considers Purchase and Sale Agreement  1st Quarter 2016 - Hotel construction begins using the parking structure site for staging of equipment  2nd Quarter 2016 - Parking Structure construction begins  2016 - Evaluate, identify, and close financing for acquisition  2016 - Finalize an Intergovernmental Agreement with the Downtown Development Authority  1st Quarter 2017 - City purchases the 216 public parking spaces Financial Investment Overview City staff has been evaluating the use of either a lease-purchase or certificate of participation financing structure to fund the acquisition cost of the 216 public parking spaces. Project Costs The current estimated Project cost is approximately $11.6 million or $36,000 per stall. This Project cost includes the cost to prepare the site, construct 323 parking spaces, and construction 3,200 square feet of retail core and shell, as shown in Table 4. The parking costs account for 85 percent of the total with retail and site each accounting for between 7 and 8 percent individually. October 27, 2015 Page 7 Table 4 Estimated Project Costs by Use Cost Item Stalls Parking Retail Site Total Land $ 1,722,819 $ 153,442 $ 142,573 $ 2,018,835 Permit Fees/Development Fees $ 533,358 $ 47,503 $ 44,139 $ 625,000 Soft Costs $ 1,149,920 $ 102,417 $ 95,163 $ 1,347,500 Furniture, Fixtures, & Equipment $ 42,669 $ 3,800 $ 3,531 $ 50,000 Construction Costs $ 6,425,755 $ 572,307 $ 531,769 $ 7,529,831 TOTAL $ 9,874,521 $ 879,470 $ 817,175 $ 11,571,166 $ / Stall 323 $ 30,571 n/a $ 2,530 $ 35,824 $ / Gross Square Feet $ 82.75 $ 274.83 $ 15.27 $ 93.94 Gross Square Feet 119,328 3,200 53,517 123,177 The total Project cost is split amongst the various owners in the following manner (a) the retail costs are 100 percent apportioned to the Developer, and (b) the remaining parking and site costs are split amongst the Developer and the City based on a pro-rata share. The result is an estimated City cost of approximately $7.1 million or approximately $33,000 per stall, as shown in Table 5. This equates to 62 percent of the costs or just under two-thirds. Table 5 Estimated Project Costs by Owner Cost Item Developer Retail City Total Land $ 617,947 $ 153,442 $ 1,247,445 $ 2,018,835 Permit Fees/Development Fees $ 191,307 $ 47,503 $ 386,190 $ 625,000 Soft Costs $ 412,458 $ 102,417 $ 832,625 $ 1,347,500 Furniture, Fixtures, & Equipment $ 15,305 $ 3,800 $ 30,895 $ 50,000 Construction Costs $ 2,304,814 $ 572,307 $ 4,652,710 $ 7,529,831 TOTAL $ 3,541,831 $ 879,470 $ 7,149,865 $ 11,571,166 $ / Stall $ 33,101 n/a $ 33,101 $ 35,824 Stalls 107 n/a 216 323 Financing Structure & Assumptions The City is currently paying off the Civic Center Parking structure at a cost of $1,115,000 annually. These payments will conclude June 2018. The Downtown Development Authority (“DDA”) has also pledged Tax October 27, 2015 Page 8 Increment funds to support repayment of any debt incurred to finance the Project (See Attachment 7). This pledge includes up to $300,000 starting in 2019 and continues through 2031. Using the above cost estimates and assuming a tax exempt financing, the annual debt service for the Project could range from $559,000 to $868,000 annually depending on the term of the financing, as shown in Table 6. Starting in 2019 the DDA funds will be available to pay debt service reducing the General Fund contribution to $259,000 to $568,000 annually. The current approach assumes that General Fund reserves fund the debt service in 2017 and 2018 until the Civic Center Parking structure funds and DDA funds become available. Therefore, the total cost to finance the project could range from $5.8 to $6.3 million depending on financing terms. The total DDA contribution could range from $2.4 to $5.4 million depending on the term of the financing. Table 6 Estimated Financing Costs Option 1 Option 2 Term 10 Years $868,000 Interest Rate 2.5% 4.0% Annual Debt Service $868,000 $559,000 Less: DDA Contribution $300,000 $300,000 Annual General Fund Contribution $568,000 $259,000 Total Financing Cost $8,680,000 $11,180,000 General Fund Reserves (2017-2018) $1,736,000 $1,118,000 Total Financing Cost to the General Fund $6,280,000 $5,780,000 There may be other financing needs within the City between now and the proposed acquisition in the first quarter of 2017. Therefore, this financing could be packaged with other needs to create even greater efficiency in financing terms and interest. The above estimate is provided to illustrate the potential costs of financing the Project and should not be considered the final cost. ATTACHMENTS 1. Context map and Overall Site Plan (PDF) 2. Parking Garage plans (PDF) 3. Parking Structure renderings (PDF) 4. Landmark Preservation Commission minutes, September 28, 2015 (PDF) 5. Landmark Preservation Commission Findings of Fact and Conclusions (PDF) 6. Public Parking Opportunity areas (PDF) 7. Planning and Zoning Board minutes, October 8, 2015 (draft) (PDF) 8. Downtown Development Authority Resolution 2015-05 (PDF) 9. Powerpoint presentation (PDF) Downtown Fort Collins Parking Structure LPC Submittal page 7 Jefferson Street Chestnut Street Walnut Street Mountain Ave. OLD TOWN RIVER DISTRICT Parking Structure Site How can we relate to both? How can we add to both? Bridging Distinct Zones & Characters ATTACHMENT 1 bike racks bike racks Downtown Fort Collins Parking Structure LPC Submittal page 8 Overall Site Plan ATTACHMENT #1 ATTACHMENT 1 Downtown Fort Collins Parking Structure X X X X X X W W W W F F F F F F E E T T T T E E E E CHESTNUT STREET DOWNTOWN HOTEL JEFFERSON STREET 20' WIDE ALLEY 242'-0" O.T.O. 175'-0" O.TO. 3200 RETAIL SPACE OPEN AREA FOR POTENTIAL BIKE SHARE 18'-11" 18'-11" 16 SPACES 16 SPACES 6 SPACES 5 SPACES 16'-5" MEP/STORAGE ROOMS 8.3% UP RAMP EXPRESS 13.6% UP RAMP EXPRESS 16'-5" 3'-0" 3'-0" 13 SPACES 5'-6" HOTEL PUBLIC HOTEL 19 SPACES 5 SPACES VAN VAN VAN 1'-0" 40'-0" 30'-0" 30'-0" 40'-0" 30'-0" 30'-0" 40'-0" 1'-0" 9'-0" ISOMETRIC EXPRESS RAMP GROUND LEVEL SECOND LEVEL THIRD LEVEL EL. 25'-8" EL. 15'-0" Downtown Fort Collins Parking Structure 1 SECOND LEVEL 6.7%DN RAMP 6.7% UP RAMP 18'-11" 18 SPACES 18'-11" 18'-0" 24'-6" 18'-0" 18'-11" 16'-5" 9'-0" 19 SPACES 16 SPACES 9 SPACES 9 SPACES 16 SPACES 14 SPACES 3 SPACES 3 SPACES 242'-0" O.T.O. 175'-0" O.TO. 13.6% DN RAMP EXPRESS 13 SPACES 2 THIRD LEVEL 8 '-9" 16'-5" 18'-11" 6.7%DN RAMP 18'-11" 18'-11" 16'-5" 19 SPACES 16 SPACES 16 SPACES 14 SPACES 9 SPACES 175'-0" O.TO. 13 SPACES 8'-9" 16'-5" 18'-11" 9 SPACES 18'-0" 24'-6" 18'-0" 5 SPACES 18'-11" 18 SPACES 9'-0" ISOMETRIC EXPRESS RAMP GROUND LEVEL SECOND LEVEL THIRD LEVEL EL. 25'-8" EL. 15'-0" EL. 0'-0" FORT COLLINS, COLORADO LEGEND 2nd & 3rd Floor Plans Chestnut Street Elevation Building signage and Identification to match neigh- boring City parking structures to provide a clear wayfinding system within Downtown context. Downtown Fort Collins Parking Structure LPC Submittal page 17 BRICK (GARDEN BLEND- SMOOTH) PRE-CAST (LIGHT RED - SMOOTH & TEX- TURED) PREFINISHED ALUMINUM -COLOR 3 PREFINISHED ALUMINUM -COLOR 4 INTERLOCKING METAL PANEL - (PREWEATHERED ZINC) PRECAST CONCRETE PARAPET CAP GROUND FACE CMU PREFINISHED OMEGA ECO FENCING GALVANIZED STEEL WELDED BAR GRATING /(9(/ /(9(/ /(9(/ $/80,1,806725()5217 $/80,1,80 6725()5217 %5,&. 9(1((5 *$5$*((175$1&( *$/9$1,=(' 67((/&&+$11(/ *$/9$1,=('67((//$77,&(72 6833257*5((16&5((1 6<67(09,1(675(//,6 1$785$/9,1(62132:'(5 &2$7('0(6+6&5((1 ,17(*5$/&2/25 35(&$67 &21&5(7( 63$1'5(/ 0(7$/&/$'',1* 0(7$/*5$7(:,7+ *$/9$1,=('67((/ Old Firehouse Alley Elevation Bay patterns along alley are inspired by traditional firehouse truck bays. Roll-up glass garage doors, captured between a masonry frame will activate the ground floor. Alley art will activate the spandrels above the bays and provide visual interest for hotel guests and pedestrians. Downtown Fort Collins Parking Structure LPC Submittal page 18 /(9(/ /(9(/ /(9(/ $ % & ' ( ) * + *$/9$1,=('67((//$77,&(72 6833257*5((16&5((1 6<67(09,1(675(//,6 1$785$/9,1(621 32:'(5&2$7('0(6+ 6&5((1 ,17(5/2&.,1* 0(7$/3$1(/ =,1& 720$7&++27(/ $/80,1,80 6725()5217 %5,&.9(1((5 0(7$/3$1(/ *$/9$1,=('67((/&&+$11(/ ,17(*5$/&2/25 35(&$67&21&5(7( 63$1'5(/ 6725()5217 '2257<3 23(5$%/(29(5+($' '2257<3 6725()5217 :,1'2: &21&5(7( %$6( (;7(5,253/$67(5),1,6+3$1(/72 5(&(,9($//(<$577<3%$<6 0(7$/&&+$11(/ 35(),1,6+('*$/9$1,=('0(7$/ &23,1* 6287+6&$/( ) ,5(+286($//(< BRICK (GARDEN BLEND- SMOOTH) PRE-CAST (LIGHT RED - SMOOTH & TEX- TURED) Facing Linden Street Elevation Secorndary facades within the Downtown and Civic Center Cores are rendered in simple, modest materials and finishes (painted precast and stucco finish- es). The proposed material selections are consistent with historic patterns of Downtown Fort Collins - (active public edges and passive secondary edges). Importantly, the rich material palete found on the primary facades shall “turn the corner” into the secondary facades to wrap the edges Downtown Fort Collins Parking Structure LPC Submittal page 19 /(9(/ /(9(/ /(9(/ $/80,1,806725()5217 *$/9$1,=('67((//$77,&(72 6833257*5((16&5((1 6<67(09,1(675(//,6 ,17(*5$/&2/25 35(&$67&21&5(7( 63$1'5(/ %5,&.9(1((521 &0867(0:$// :35(&$67&$3 *$/9$1,=('67((/&&+$11(/ 1$785$/9,1(62132:'(5 &2$7('0(6+6&5((1 23(5$%/(6725()5217'2257238%/,& :$< 5$0383%(+,1' :6&$(/(67 BRICK (GARDEN BLEND- SMOOTH) PRE-CAST (LIGHT RED - SMOOTH & TEX- TURED) PREFINISHED ALUMINUM -COLOR 3 PREFINISHED ALUMINUM -COLOR 4 INTERLOCKING METAL PANEL - (PREWEATHERED ZINC) PRECAST CONCRETE PARAPET CAP GROUND FACE CMU PREFINISHED OMEGA ECO FENCING The New Parking Structure shares a few of the following attributes and consistent fa- cade character found along historic facades along Jefferson Street (one block away): Base / Middle / Top Variety in Single Facade: Bay Articulation / Punched Windows Consistent Material Palette Conveys the traditional size of historic buildings as perceived from street level Downtown Fort Collins Parking Structure LPC Submittal page 20 /(9(/ /(9(/ /(9(/ + * ) ( ' & % $ %5,&. 9(1((5 3(5)25$7('0(7$/*5$7(:*$/9$1,=(' 67((/)5$0( 72%(5(3/$&(':,7+6725()5217 :,1'2:6$1''2256:+(1)8785( 5(7$,/2)),&(,6%8,/7287 3(5)25$7('0(7$/ *5$7(:,7+ *$/9$1,=('67((/ )5$0( ,17(*5$/&2/25 35(&$67 &21&5(7( 63$1'5(/ $/80,1,80 6725()5217 *$/9$1,=('67((/ &&+$11(/ 0(7$/&&+$11(/ 35(),1,6+('*$/9$1,=('0(7$/&23,1* &21&5(7(3/$17(5:)/2:(56 0(7$/3$1(/ $/9$1,=('67((/ $77,&(726833257 *5((16&5((1 <67(09,1(6 $785$/9,1(621 2:'(5&2$7(' (6+6&5((1 127&+$73$1(/-2,17 :,7+*$/9$1,=('0(7$/ 5$,/,1* 1257+6&$/( - ())(5621675((7 Jefferson Street Elevation BRICK (GARDEN BLEND- SMOOTH) PRE-CAST (LIGHT RED - SMOOTH & TEX- TURED) One Building broken into smaller masses Downtown Fort Collins Parking Structure LPC Submittal page 21 Looking Down Chestnut Street 5.7 The overall height of a new building should be compatible with the historic district. A building height ATTACHMENT #3 Preweathered zinc panels to match adjacent hotel *final alley art (TBD) 5.10 Establish a sense of human scale in a building design. ›› Use vertical and horizontal articulation techniques to reduce the apparent mass of a larger building and to create visual interest. Downtown Fort Collins Parking Structure LPC Submittal page 22 Looking Down Old Firehouse Alley ATTACHMENT #3 Downtown Fort Collins Parking Structure LPC Submittal page 23 New Building Variety in single facade: 5.6 Convey the traditional size of historic buildings in new construction as it is perceived at the street level. Looking Down Jefferson Street ATTACHMENT #3 What If? We collaborate with CSU to develop a “vertical vine testing ground”, similar to Denver Botanical Gardens & Denver Zoo? Downtown Fort Collins Parking Structure LPC Submittal page 24 Looking Down Chestnut Street ATTACHMENT #3 City of Fort Collins Page 1 September 28, 2015 Ron Sladek, Chair Doug Ernest, Vice Chair City Council Chambers Meg Dunn City Hall West Kristin Gensmer 300 Laporte Avenue Per Hogestad Fort Collins, Colorado Dave Lingle Alexandra Wallace Cablecast on City Cable Channel 14 Belinda Zink on the Comcast cable system Tom Leeson Karen McWilliams Maren Bzdek Gino Campana Staff Liaison, PDT Director Preservation Planner Preservation Planner Council Liaison The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224- 6001) for assistance. Regular Meeting September 28, 2015 Minutes x CALL TO ORDER Chair Sladek called the meeting to order at 5:35 p.m. x ROLL CALL PRESENT: Dunn, Hogestad, Ernest, Sladek, Wallace ABSENT: Zink, Gensmer and Lingle (all excused) STAFF: McWilliams, Bzdek, Dorn, Yatabe, Schiager x PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None. x DISCUSSION AGENDA 1. FORT COLLINS HOTEL PARKING GARAGE - RECOMMENDATION TO DECISION MAKER PROJECT DESCRIPTION: Located at 363 Jefferson Street, this project proposes a 323 stall parking garage consisting of 83,847 square foot (3,200 mixed use and 80,647 square foot parking area). The project will require a Type II (Planning & Zoning Board) Landmark Preservation Commission Approved by Commission at their October 14, 2015 meeting. ATTACHMENT 4 City of Fort Collins Page 2 September 28, 2015 hearing. The associated Downtown Hotel project was reviewed by the Landmark Preservation Commission at a work session held on June 10, 2015, during which time the Commission discussed the conceptual proposal of a garage structure. At tonight’s meeting, the applicants are requesting a final review of the project, and a recommendation to the Planning & Zoning Board. APPLICANT: Stu MacMillan, Bohemian Companies Staff Report Ms. McWilliams presented the staff report. Applicant Presentation Lou Bieker with 4240 Architecture in Denver gave the Applicant presentation, noting that it had been modified since the publication of the agenda packet, and a copy of the current presentation was submitted into the record. He explained that Bohemian Companies is one of the Applicants, but the City of Fort Collins and the DDA are really his clients for the parking structure. Photos of the current street views were displayed. Applicable sections of the River District Design Guidelines were noted. The Applicant spoke about the parking garage providing a bridge between Old Town and the River District, and the importance of relating to both in its design. City guidelines for street trees have been followed. Retail space is planned along the alley, and may be also incorporated into the Jefferson Street side in the future. The ramping system is located in the interior of the structure, so as not to be visible from the street. He discussed the similarities of the materials to those used in the hotel, specifically the brick and metal screening elements. Public Input None Commission Questions and Discussion Hard copies of the Commission’s findings with regard to the Fort Collins Downtown Hotel from the September 9, 2015 meeting were distributed to the Members by Staff for reference. Chair Sladek directed that the Commission first discuss adjacencies to the project. A Member inquired about the “Quonset hut” buildings on Jefferson. Staff said they were surveyed about 10 years ago, and that some were determined to be potentially eligible at that time, and others were not. However, there has not been a more recent review conducted. Members asked about the buildings across Jefferson, and since there were no photos of that area included in the packet, Staff displayed imagery from Google Maps Street View for the Commission. A Member expressed interested in having information about the dates those structures were built, but that information was unavailable. The Member said the process did not need to be delayed for that reason, but that it would be nice to have that kind of information in the future. Chair Sladek complimented the design, saying he appreciated the Applicant’s thoughtful analysis, which went beyond the standards and requirements, resulting in a well-conceived project. He also stated that it would be helpful to have additional drawings showing the garages in relation to some of these buildings, but that was not necessary to their decision. The Commission discussed how to craft the wording for the motion, findings of fact and adjacencies, drawing heavily from the handout of the findings from the Fort Collins Downtown Hotel. Members discussed the bridge formed by the project between the River District and the Walnut Street area. After some clarification from Mr. Yatabe, Assistant City Attorney, the Commission added the River District to the description of the project’s adjacencies. Commission Deliberation Mr. Ernest moved that the Landmark Preservation Commission recommend to the decision maker, the Planning and Zoning Board, approval of the Fort Collins Hotel Parking Garage project located at 363 Jefferson Street, with the following findings of fact: 1. The adjacencies defined for the Fort Collins Downtown Hotel project at the September 9, 2015 regular meeting of the Landmark Preservation Commission also apply to this project, with the addition of the River District. City of Fort Collins Page 3 September 28, 2015 2. The project is compatible and respectful to the character of the surrounding historic context for the following reasons: a. The building uses historically sensitive materials and colors of materials that are compatible with adjacent historic properties. b. The project uses compatible solid to void pattern, typical of the adjacent historic context. c. The pedestrian scale of the proposed project is compatible with the historic context. Ms. Wallace seconded. Ms. Dunn stated that she didn’t see the project as compatible to the neighboring district, based on Land Use Code 3.4.7, specifically with regard to the cornice line and metal materials. Motion passed 4-1, with Dunn dissenting. [Timestamp: 6:51 p.m.] x OTHER BUSINESS None x ADJOURNMENT Chair Sladek adjourned the meeting at 6:51 p.m. Minutes respectfully submitted by Gretchen Schiager. Attachment: Landmark Preservation Commission (LPC) Findings of Fact and Conclusions Pertaining to the Fort Collins Downtown Hotel Project Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 970.416.2740 970.224.6134- fax fcgov.com Planning, Development & Transportation MEMORANDUM DATE: September 10, 2015 TO: Planning and Zoning Board TH: Tom Leeson, Interim Director of Community Development & Neighborhood Services Seth Lorson, City Planner FR: Karen McWilliams, Historic Preservation Manager RE: Landmark Preservation Commission (LPC) Findings of Fact and Conclusions Pertaining to the Fort Collins Downtown Hotel Project. As provided for in Land Use Code Section 3.4.7(F)(6), in its consideration of the approval of plans for properties containing or adjacent to designated, eligible or potentially eligible sites, structure, objects or districts, the Decision Maker shall receive, and consider in making its decision, a written recommendation from the Landmark Preservation Commission. This memorandum contains the Commission’s Findings of Facts and its motion for this project. 1) The development project known as the Downtown Hotel is located adjacent to the Old Town Fort Collins Historic District, which is a designated Fort Collins Landmark District as well as a National Register of Historic Places District; and to the Armory Building, which is individually designated on the National, State, and Fort Collins historic registers; additionally, it is adjacent to properties that have been officially determined to be individually eligible for local landmark designation. 2) At its September 9, 2015 Regular Meeting, the Landmark Preservation Commission reviewed the development project known as the Downtown Hotel, and as authorized under LUC Section 3.4.7(F)(6), made the following findings of facts: That the project is compatible and respectful to the character of the surrounding historic context for the following reasons: a. The project design uses traditional proportion and historic modules typical of like adjacent historic buildings. b. The project uses massing location and appropriate step-backs to mitigate height, relative to the historic context, as well as to the Mitchell Block. c. The building uses historically scaled materials, and colors of materials, that are compatible with adjacent historic properties. d. The project uses compatible solid to void window pattern, typical of the adjacent historic context. e. The pedestrian scale of the main floor of the proposed project is compatible with the historic context. 3) The Commission specifically discussed in its deliberations the applicants’ request for modifications to two Standards, relative to the building’s height and setback, specifically: Section 4.16(D)(2)(a), which permits a maximum height of four stories or 56 feet; and Section 4.16(D)(4)(a), which requires a setback at a 35 degree angle measured at the intersection of the floor plane of the fourth floor and the property line. the Fort Collins Downtown Hotel Project. - 2 - 4) At its September 9, 2015 Regular Meeting, the Commission adopted the following motion on a vote of 8-0: That the Landmark Preservation Commission recommend to the decision maker, the Planning and Zoning Board, the approval of the development proposal for the Fort Collins Hotel located at the corner of Chestnut and Walnut Streets, finding that it complies with Land Use Code Section 3.4.7. ATTACHMENT 5 City of ktColli~ Planning, Development & Transportation Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 970.416.27 40 970.224.6134- fax fcgov.com DATE: TO: TH: FR: RE: MEMORANDUM October 1, 2015 Planning and Zoning Board y-- Tom Leeson, Interim Dir~e of Community Development & Neighborhood Services/ 1 Seth Lorson, City Planner Karen McWilliams, Histo Preservation Manager /v\J5 W f:" ~ Landmark Preservation Commission (LPC) Findings of Fact and Conclusions Pertaining to the Fort Collins Hotel Parking Garage Project. As provided for in Land Use Code Section 3.4. 7(F)(6}, in its consideration of the approval of plans for properties containing or adjacent to designated, eligible or potentially eligible sites, structure, objects or districts, the Decision Maker shall receive, and consider in making its decision, a written recommendation from the Landmark Preservation Commission. This memorandum contains the Commission's motion and findings of facts for this project. At its September 28, 2015 Regular Meeting, the Commission adopted the following motion on a vote of 4-1: That the Landmark Preservation Commission recommend to the decision maker, the Planning and Zoning Board, approval of the Fort Collins Hotel Parking Garage Project located at 363 Jefferson Street, with the following findings of fact: 1} The development project known as the Fort Collins hotel Parking Garage is located adjacent to the Old Town Fort Collins Historic District, which is a designated Fort Collins Landmark District as well as a National Register of Historic Places District; and to the Downtown River District, a portion of which is included in the National Register District. Additionally, the project is located adjacent to the Armory Building, which is individually designated on the National, State, and Fort Collins historic registers, and to other properties that have been officially determined to be individually eligible for local landmark designation. 2} That the project is compatible and respectful to the character of the surrounding historic context for the following reasons: a. The building uses historically sensitive materials and colors of materials that are compatible with adjacent historic properties. b. The project uses compatible solid to void pattern, typical of the adjacent historic context. c. The pedestrian scale of the proposed project is compatible with the historic context. Figure 1 Public Parking Opportunity Areas ATTACHMENT 6 Planning & Zoning Board October 8, 2015 Page 6 Member Hart made a motion that the Planning and Zoning Board approve the modification of standard to section 3.8.30(F)(1) of the Land Use Code to allow a portion on the required 25’ buffer yard abutting single-family homes to be reduced to 20’ based on the findings of fact on page 10 of the staff report. Member Hobbs seconded the motion. Vote: 6:0. Member Hart made a motion that the Planning and Zoning Board approve the Affinity at Fort Collins PDP #150010 based on the findings of fact found on page 10 of the staff report. Member Heinz seconded the motion. Vote: 6:0. The Board took a break at 7:55pm and resumed at 8:05pm. Project: Fort Collins Hotel Parking Garage Project Description: This project proposes to construct a 3-level mixed-use parking garage with 325 parking spaces and 3,200 square feet of retail space at the corner of Chestnut and Jefferson Streets (363 Jefferson Street). The parking garage is proposed as a public-private partnership between the City of Fort Collins, the Downtown Development Authority, and the developers of the Fort Collins Hotel (Bohemian Companies, McWhinney, and Sage Hospitality). 113 parking spaces will be dedicated to the Fort Collins Hotel (approved by the Planning and Zoning Board on August 10, 2015) and 212 parking spaces will be public parking managed by the City. Recommendation: Approval Secretary Cosmas reported that two items had been received since the work session: the LPC findings of fact and conclusion from their September 28th hearing recommending approval, and an updated modification request from 4240 Architecture, Inc., regarding the size of the parking stalls. Staff and Applicant Presentations Planner Lorson gave a brief overview of the project, showing slides of the site map, renderings and the overall project dimensions. He stated that the right-of-way improvements are consistent with those pertaining to the Fort Collins Hotel. He also reviewed the modification request details, answering some questions that were previously brought up at the work session regarding the number of parking spaces used seasonally by existing Fort Collins garages and showing capacity images of each. Lou Bieker, 4240 Architecture, also reviewed some of the major points of the project, incorporating the role of the hotel and the River District into the overall design. He also illustrated some of the colors and textures planned for the hotel, as well as the external landscaping plans for the project. Public Input None noted. ATTACHMENT 7 Planning & Zoning Board October 8, 2015 Page 7 Board Questions and Staff Response Board members asked about the future occupation of the associated retail spaces, the modification impacts, and long- and short-term parking needs of patrons. Larry Hofmockel, with Walker Parking Consultants, stated that compliance with the City code would require elimination of an entire row of the parking spaces planned; therefore, the modification is important. He added that the hotel-level parking is considered long-term parking. There was in-depth discussion about the size of parking spaces with respect to the various hotel levels and the parking needs. Josh Birks, Economic Health Director for COFC, informed the group that his team has worked with Parking Services regarding the modifications to standards and he believes they are consistent with the other facilities in town. Board members also asked about the parking stall degrees relative to the distance when accessing the stall and the justification for needing 20 feet for pulling out of an angled stall (pertains to the request for modification for angled drive aisle standards). Planner Lorson suggested that perhaps the code should be updated to better reflect the standards and requirements. Board members also asked who owns this structure for future maintenance and security. Mr. Birks responded that there are several owners of the parking areas (FC Hotel, Bohemian, and the COFC). Each owner will operate will operate different floors, and a Condo Association will be established to specify the maintenance of garage. Board members inquired about the progress in wayfinding, and Planner Lorson responded that there would not be wayfinding established with this application. He acknowledged that this is currently part of the Downtown Plan discussion. He added that the code standards have been reviewed extensively and tests were done to ensure larger vehicles would be accommodated. Chair Carpenter asked about the safety factors for drive aisle widths from an auto and a pedestrian standpoint. Board members asked about the projected bike parking and whether alternative compliance was being proposed and whether the P&Z Board would be the final decision maker for this project. The P&Z Board is the final decision maker; however, it will be heard by the City Council eventually from a legislative standpoint. Mr. Bieker also confirmed that this will be a public parking facility. Board Deliberation Each Board member presented their opinion: Chair Carpenter supports; Member Hart supports but has some concerns with the modifications; Member Hobbs supports, especially the public/private partnership, but still has some concern with the proximity to the transient population; Member Schneider does not support the modification related to large and small vehicles, coupled with the low demand for this parking garage; Vice Chair Kirkpatrick supports and would like to see a future review of the land use code standards for parking; Member Hansen supports this project; and Member Heinz supports but still has concerns over whether another parking garage is needed. Member Hart made a motion that the Planning and Zoning Board approve the modification of standard to subsection 3.22(L) of the Land Use Code related to the size of parking spaces based on the findings of fact on page 10 of the staff report. Member Hansen seconded the motion. Vote: 6:1 with Member Schneider dissenting. Member Hobbs made a motion that the Planning and Zoning Board approve the Fort Collins Hotel Parking Garage PDP#150018 based on the findings of fact on page 10 of the staff report. Member Hansen seconded the motion. Vote: 7:0. ATTACHMENT 8 1 Downtown Hotel Parking Structure Partnership Mike Beckstead, CFO; & Josh Birks, Economic Health Director 10-27-2015 ATTACHMENT 9 Council Direction Requested 2 • Does Council have additional questions of staff? • Is Council supportive of bringing this Proposal for Council consideration on November 17? Connection to Strategic Plans 3 Proposed Public/Private Partnership Consistent with Strategic Goals Parking Plan Summary 4 Parking Plan Identified This Location as a Need • Parking Plan completed in 2013 • Identified 1,500 additional spaces required over next 10 years • Further analysis identified six structured parking facilities in a ring around Old Town • A parking structure on Chestnut was one of the six identified locations for structured parking • Hotel and associated parking needs created opportunity for a public/private partnership Overall Site Plan 5 • Retail Along Old Fire House Alley • Future Retail along Jefferson Street • Streetscape Improvements to Chestnut and Jefferson Street • Improvements to Old Fire House Alley • Pedestrian Connection between Old Fire House Alley and Jefferson Street 6 Parking Garage Overview Tier Standard Van Accessible Accessible Total Ground 78 3 3 84 Second 117 0 3 120 Third 117 0 2 119 Total 312 3 8 323 Tier Hotel Public Total Ground 84 0 86 Second 23 97 120 Third 0 119 119 Total 107 216 323 7 View from Chestnut looking at Alley 8 View looking down Old Firehouse Alley 9 View from Jefferson looking South Downtown Parking Structure Overview 10 PPP… City to Own Approximately 216 Spaces for Public Use • Condo Ownership – Bohemian 1/3 (first floor) and City 2/3 • Bohemian/Hotel Company Builds the Parking Structure • City Purchases Specific Spaces at Completion • Property Owners Agreement Governs Operations & Maintenance • City Parking Services operates and maintains • Anticipated Cost - $11.5M = $35.6k per space including land DDA Support 11 DDA - Strong Support for Parking Structure • Responds to demand for new parking space needs as identified in 2013 Parking Plan § Make it Happen: designed build a circulation system, minimize auto/pedestrian conflicts, maximize convenience, solve a market use/mismatch. § Make it Happen Sooner: public infrastructure upgrade • Supports the most flexible and exciting option for a hybrid-street design on the 200 Block of Linden Street § Makes it Better: place-making • Corresponds with DDA’s desire to see development of a downtown hotel § Make it Happen: solve a market use/mismatch. § Make it Happen Sooner: reduce the risk of pioneering investment Timeline 12 Project Approval QIV 2015…. Property Purchase Early 2017 QIV QI-2016 QII QIII QIV QI-2017 P&Z Oct 9th CFC Oct 26th Council Nov 17th • Purchase Agreement • O&M Agreement Hotel Construction Begins Parking Structure Construction Begins City Property Purchase Hotel Opens • Close Debt Financing • Finalize DDA IGA Downtown Parking Structure Financing 13 Debt Service Available Within Existing Annual Debt Service in 2019…. Utilize One-Time Revenue or Reserves in 2017 & 2018 Debt Service Available Within Existing Annual Debt Service in 2019…. Utilize One-Time Revenue or Reserves in 2017 & 2018 • Current Planning Number - $11.5M total cost, City cost $7.6M • Annual Debt Service • 10 Years @ 2.5% = $ 868k • 20 Years @ 4.0% = $ 559k • Annual On-Going Funding Sources • Current Civic Center Parking Debt Service – beginning in 2019 • Last payment June 2018 • City portion $1,115k (includes 215 N. Mason) • DDA Support $ 275k - $300k - beginning in 2019 • DDA Resolution 2015-05 documents commitment • Utilize GF reserves 2017 - 2018 Purchase Agreement Summary 14 City to have construction cost oversight and maximum price • City approval of the final plans and itemized cost estimate before construction can commence • Developer to deed at least 216 parking spaces • Developer and City will execute an option agreement for future retail • Purchase price equals land cost ($2,018,835) plus share of costs for construction not to exceed $7,600,000 Council Direction Requested 15 • Does Council have additional questions of staff? • Is Council supportive of bringing this Proposal for Council consideration on November 17? 16 Back-Up Information Finance – Next 6 Months or Wait a Year 17 Rate Movement Difficult to Predict…. Recommend Locking in on Today’s Lower Rates Rate Movement Difficult to Predict…. Recommend Locking in on Today’s Lower Rates • Finance Q1 2016 & Lock in Low Rates OR • Finance Late in 2016 and Avoid 9-12 Months Interest • Staff Analysis – Rate Sensitivity • Assumptions: • Current 10 year rates - 2.25% • Current Interest Earnings – 1.25% • Borrowing 12 months apart • NPV of Cash flow Indicates If Rates Move More Than 60 Basis Points Better to Finance Now Cost Detail Table 1 – Cost by Use 18 Cost Item Stalls Parking Retail Site Total Land $ 1,722,819 $ 153,442 $ 142,573 $ 2,018,835 Permit Fees/Development Fees $ 533,358 $ 47,503 $ 44,139 $ 625,000 Soft Costs $ 1,149,920 $ 102,417 $ 95,163 $ 1,347,500 Furniture, Fixtures, & Equipment $ 42,669 $ 3,800 $ 3,531 $ 50,000 Construction Costs $ 6,425,755 $ 572,307 $ 531,769 $ 7,529,831 TOTAL $ 9,874,521 $ 879,470 $ 817,175 $ 11,571,166 $ / Stall 323 $ 30,571 n/a $ 2,530 $ 35,824 $ / Gross Square Feet $ 82.75 $ 274.83 $ 15.27 $ 93.94 Gross Square Feet 119,328 3,200 53,517 123,177 Cost Detail Table 2 – Cost by Owner 19 Cost Item Developer Retail City Total Land $ 617,947 $ 153,442 $ 1,247,445 $ 2,018,835 Permit Fees/Development Fees $ 191,307 $ 47,503 $ 386,190 $ 625,000 Soft Costs $ 412,458 $ 102,417 $ 832,625 $ 1,347,500 Furniture, Fixtures, & Equipment $ 15,305 $ 3,800 $ 30,895 $ 50,000 Construction Costs $ 2,304,814 $ 572,307 $ 4,652,710 $ 7,529,831 TOTAL $ 3,541,831 $ 879,470 $ 7,149,865 $ 11,571,166 $ / Stall $ 33,101 n/a $ 33,101 $ 35,824 Stalls 107 n/a 216 323 Garage Plans – Floors 2 & 3 20 2nd Floor 3 rd Floor PREFINISHED ALUMINUM -COLOR 3 PREFINISHED ALUMINUM -COLOR 4 INTERLOCKING METAL PANEL - (PREWEATHERED ZINC) PRECAST CONCRETE PARAPET CAP GROUND FACE CMU PREFINISHED OMEGA ECO FENCING GALVANIZED STEEL WELDED BAR GRATING ATTACHMENT #3 GALVANIZED STEEL WELDED BAR GRATING ATTACHMENT #3 PREFINISHED ALUMINUM -COLOR 3 PREFINISHED ALUMINUM -COLOR 4 INTERLOCKING METAL PANEL - (PREWEATHERED ZINC) PRECAST CONCRETE PARAPET CAP GROUND FACE CMU PREFINISHED OMEGA ECO FENCING GALVANIZED STEEL WELDED BAR GRATING ATTACHMENT #3 )5$0( $57:$// 35(&$673/$17(5 &2/25 &2/25 5$0383%(<21' (6&$$/67 ( & + (67187675((7 BRICK VENEER ATTACHMENT #3 ATTACHMENT 3 6.7%DN RAMP 6.7% UP RAMP 18'-11" 18 SPACES 18'-11" 18'-0" 24'-6" 18'-0" 18'-11" 16'-5" 8'-9" 19 SPACES 16 SPACES 9 SPACES 9 SPACES 16 SPACES 14 SPACES 3 SPACES 3 SPACES 242'-0" O.T.O. 175'-0" O.TO. 13.6% DN RAMP EXPRESS 13 SPACES 8'-9" 16'-5" 18'-11" 6.7%DN RAMP 18'-11" 16'-5" 19 SPACES 16 SPACES 14 SPACES 9 SPACES 175'-0" O.TO. 13 SPACES 8'-9" 18'-11" 9 SPACES 18'-0" 24'-6" 18'-0" 5 SPACES ISOMETRIC EXPRESS RAMP GROUND LEVEL SECOND LEVEL THIRD LEVEL EL. 25'-8" EL. 15'-0" EL. 0'-0" ADO COLLINS HOTEL PARKING GARAGE OPTION 3C SECOND & THIRD LEVEL X X X CHESTNUT STREET 175'-0" O.TO. OPEN AREA FOR VAN " 40'-0" 1'-0" ISOMETRIC EXPRESS RAMP GROUND LEVEL SECOND LEVEL THIRD LEVEL EL. 25'-8" EL. 15'-0" EL. 0'-0" GROUND LEVEL CAR COUNT BASE OPTION 9'-0" 90° STANDARD SPACE (LOS B+) 8'-9" 65° STANDARD SPACE (LOS B) TIER STANDARD VAN ACCESSIBLE ACCESSIBLE TOTAL GROUND 80 3 3 86 SECOND 117 0 3 120 THIRD 117 0 2 119 TOTAL 314 3 8 325 ATTACHMENT #2 EL. 0'-0" LEGEND NORTH Scale: 1/16" = 1'-0" 3-1 OPTION 3D GROUND LEVEL UND LEVEL CAR COUNT BASE OPTION 9'-0" 90° STANDARD SPACE (LOS B+) X X X E E T T T T E E E E CHESTNUT STREET JEFFERSON STREET 20' WIDE ALLEY POTENTIAL RETAIL/OFFICE FLEX SPACE RETAIL/OFFICE FLEX SPACE 242'-0" O.T.O. 175'-0" O.TO. 3200 RETAIL SPACE OPEN AREA FOR POTENTIAL BIKE SHARE 18'-11" 18'-11" 16 SPACES 16 SPACES 6 SPACES 5 SPACES 16'-5" MEP/STORAGE ROOMS 8.3% UP RAMP EXPRESS 13.6% UP RAMP EXPRESS 16'-5" 3'-0" 3'-0" 13 SPACES 5'-6" HOTEL PUBLIC HOTEL 19 SPACES 5 SPACES VAN VAN VAN 1'-0" 40'-0" 30'-0" 30'-0" 40'-0" 30'-0" 30'-0" 40'-0" 1'-0" ISOMETRIC EXPRESS RAMP GROUND LEVEL SECOND LEVEL THIRD LEVEL EL. 25'-8" EL. 15'-0" EL. 0'-0" RADO COLLINS HOTEL PARKING GARAGE OPTION 3C GROUND LEVEL CAR COUNT BASE OPTION 8'-9" 90° STANDARD SPACE (LOS B) 8'-9" 65° STANDARD SPACE (LOS B) TIER STANDARD VAN ACCESSIBLE ACCESSIBLE TOTAL GROUND 80 3 3 86 SECOND 117 0 3 120 THIRD 117 0 2 119 TOTAL 314 3 8 325 Ground Floor Plan POTENTIAL RETAIL/OFFICE FLEX SPACE RETAIL/OFFICE FLEX SPACE ATTACHMENT #2 ATTACHMENT 2