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HomeMy WebLinkAboutTHE PLAZA @ PAVILION LANE - PDP - 37-07 - MINUTES/NOTES - CORRESPONDENCE-HEARINGPlanning & Zoning Board January 17, 2008 Page 3 End of Public Input Chair Schmidt asked Planner Steve Olt to provide background. Staff member Olt reported the proposal is for an 84 unit hotel as well as three pad sites —one for offices, another for a restaurant and the last for retail use. The developer is here tonight and could better detail how the complex will be built out. Don Ennis, an architect representing PA Investments, reported the development proposal started with an intent to build an extended stay hotel in conjunction with Intercontinental Hotels. They began looking for a site in this area and found the site on Pavilion Lane. They have been working with Planning Staff and Land Use Code requirements in developing their proposal for a mixed used project that will include commercial, retail, and a restaurant., A staff member responsible for marketing the project is available for questions. (Off the proceedings recorder, the staff member stated he'd be happy to speak to operations but he did not think it was relevant to the decision before the board.) Member Stockover asked for clarification for the benefit of the audience regarding the Board's purview. Chair Schmidt stated the purview of the Board is land use issues. They cannot take into consideration the economic viability of a project in making their decisions. Member Rollins asked if the Board cannot take into account economic viability, can City Council if their decision is appealed? Deputy City Attorney Eckman said no. An appeal is "on the record"; Council's review is from the same book (the Land Use Code). Member Smith agreed while they have interest in the issues expressed, the Board must limit their evaluation to land use. Member Smith made a motion the Planning & Zoning Board approve The Plaza @ Pavilion Lane, Project Development Plan - #37-07 per the Findings of Fact on page 8 of the staff report. Member Wetzier seconded the motion. Member Stockover agreed with Member Smith, the Board cannot set the level of competition —it's not in their purview in any way, shape, or form. While he appreciates the concerns raised, the Board's decisions cannot be based on economics. Member Stockover asked ("just out of curiosity') why are the number of gas stations limited in a certain area? Deputy City Attorney Eckman replied it was not the number of gas stations so much as its traffic impact on the neighborhood. Director Gloss agreed. Eckman stated compatibility of a neighborhood (LUC 3.5.1) can be taken into consideration when the Board evaluates a proposal. In the case of the Plaza @ Pavilion Lane project, however, staff has determined that is not the case with this proposal. Chair Schmidt reiterated economics cannot arbitrarily be applied —ours are not business decisions. If a proposal abides by the Code and is property built they deserve the Board's support and that is why she will be voting in favor of the proposal. Motion was approved 7:0. Planning &Zoning Board January 17, 2008 Page 2 / Member Stockover moved for the approval of the Consent Agenda, which includes Minutes from the December 6, 2007 Planning and Zoning Board Hearing and U25 S. Shields Street Mixed Use Project Development Plan, # 28-07. Member Smith seconded the motion. Motion was approved 7:0. Project: The Plaza @ Pavilion Lane, Project Development Plan - #37-07 Project Description: This proposal is a request for a hotel, office, retail, and standard restaurant on 3.19 acres. It is Lot 1 of the previously approved Goodwill Industries of Denver Subdivision. There will be four (4) buildings: the hotel being three stories (40'- 0") in height and containing 47,790 square feet; and the three (3) pad sites, each containing one-story buildings (up to 35'-0" in height) that are 6,000 square feet in size. The property is located at the northwest comer of Pavilion Lane and JFK Parkway and is in the HC - Harmony Corridor Zoning District. Recommendation: Approval Hearing Testimony. Written Comments and Other Evidence Chair Schmidt asked audience members who had requested the topic be moved to the Discussion Agenda if they'd like a brief overview. They stated they were familiar with the project and wanted simply to voice their concerns. Public Input John Maple, President of the Innkeepers of Fort Collins and General Manager of Homewood Suites, stated the hotel market in Fort Collins is in a declining market. As of January 2008 they are down 30%. Their concern is with two other hotels under construction, they did not believe another hotel would be beneficial to the market. It would cause rate bidding wars and a decline in sales tax. Dave McDaniel, General Manager of the Marriott Hotel, wanted to support Maple's comments. The decline started the last quarter of 2007 and given the information for January, the outlook does not look good. Member Lingle stated the proposal was for an extended stay facility. Did that have any bearing on their concerns? Maple responded there were already a number of extended stay facilities in Fort Collins. With an excess number of hotels and a decline in the number of businesses bringing business travelers to Fort Collins, budget projections for 2008 are concerning. Linda Barnett, Manager of the Comfort Suites on Oakridge, stated she'd received information from the Chamber of Commerce regarding financial impact of the additional facility. Basically the hotel sector in 2007 only had a 2% business growth rate. This proposal would increase hotel rooms by 18% (versus what was previously thought to be 14%.) She supports Fort Collins' growth but she has concern above the increased number of hotels. Chairperson Lingle called the meeting to order at 6:02 p.m. Roll Call: Campana, Lingle, Rollins, Schmidt, Smith, Stockover, and Wetzler Staff Present: Gloss, Eckman, Olt, and Sanchez -Sprague Agenda Review. Director Gloss noted all projects are on the Consent Agenda. Of special note is the election of officers (chair and vice -chair,) items 3 and 4 (Thoriand Annexation & Zoning # 1, # 32-07 and Thorland Annexation & Zoning # 2, # 33-07) were separated to satisfy our requirements for annexation but for all intents and purposes are one project. They are recommendations to City Council. Item 5 (3425 S. Shields Street Mixed Use Project Development Plan, # 28-07) was approved administratively as a Type I proposal and is before the Board tonight because the applicant is requesting some Type II uses. Additionally, because of telephone calls received by staff this afternoon, he believed there is some misunderstanding on the part of the general public related to the Thorand annexations. The proposals are for annexations only and are not development plan proposals. Election of Officers: Member Rollins nominated Brigitte Schmidt as Chair and William Stockover as Vice -Chair. Member Smith seconded the motion. There were no other nominations. The motion passed 7:0. Chair Schmidt wanted to thank Dave Lingle for his leadership these past two years. If the Board's by- laws did not limit the Chairs term to two years, he would very likely still be serving in that capacity. Citizen participation: None Chair Schmidt asked members of the audience and the Board if they wanted to pull any items off the consent agenda. Members of the audience asked that the following projects be moved to the Discussion Agenda: Pavilion Lane Project Development, # 37-07, Thorland Annexation & Zoning # 1, # 32-07, and Thorland Annexation & Zoning #2, # 33-07. Consent Agenda: 1. Minutes from the December 6, 2007 Planning and Zoning Board Hearing 5. 3425 S. Shields Street Mixed Use Project Development Plan, # 28-07 Discussion Items: 2. Pavilion Lane Project Development, # 37-07 3. Thorland Annexation & Zoning # 1, # 32-07 4. Thorland Annexation & Zoning # 2, # 33-07