HomeMy WebLinkAboutMASON STREET MOTEL - PDP/FDP - 7-98 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESland use. The physical barriers between this property and a residential
neighborhood to the west of the Rail Road and the New Mercer Ditch;
visually, accoustically, and physically seperate the land uses. Impact to these
residential uses is mitigated by the physical seperation and distance.
As noted on this page this project is called The Mason Street Motel. I
believe that this property was previously reviewed by the concept review
team in the fall of 1996. The uses at that time were to be consistant with a use
by right of the previous zoning before the adoption of City Plan. This
property is a part of a subdivision known as the South College Investment
Subdivision which divided the ,property from College Avenue west to the rail
road tracks in this area of Boardwalk and Colburn.
locates the bikes along the pedestrian route in a highly visible location. The
location allows for a natural flow from bike to building. The third method
used to encourage alternative circulation by the clients is by providing direct
pedestrian access to the building without crossing the auto circulation route.
The crossing of the parking area provides a visual identity of this path for
both pedestrians and auto travelers with the raised pattern concrete as
opposed to the typical asphalt paving area.
The buildings are proportioned and scaled to the human site users. The
use of a variety of materials and patterns within the materials provides a
variety to the scale, stepping the parapets. varies the form of the buildings, and
the repetition of accent allows for visual interest of the building. The facades
that face the street and the pedestrian oriented areas have articulation of
windows, varied materials, prodominance at the entrances, accent banding of
the masonry, and accents of stucco areas provide visual interest at a
pedestrian scale. The primary entrances to the buildings area clearly noted by
architectural features. The building features recognizable wall termination
with a sloped roof and selective varied and stepped parapets. Mechanical
units are screened from public view. The colors are subtle in nature with
coordinating accents.
Parking areas are well screened. They are setback from the public right
of way to reduce there dominance. Parking areas are landscaped to above the
required percentage. Parking ratios meet the recommended quantities found in
the City Plan and are adaquate based on the current and anticipated needs of
the business.
The open space provided with this project is to be found in various
areas and are varied in type. The front of the building is a manicured lawn
that provides an inviting entrance to the property. The landscaping provided
directly around the building and in the parking areas reinforce this with
greenery year round and color accent during the summer growing season. The
uses for this area are varied in purpose. The main use of open space for the
project is to augment the wetland character of the west end of the site and the
property west of the site. We have wrapped the building and parking areas
with a wetland environment. This serves as a buffer space between uses and
as a visual contrast to the surrounding built environment. The landscaping and
open space for this project provided this buffering and relief contrasting the
projects in the area. The wetland areas provide a natural and native plantings
habitat expected to be found in and around wetlands locally.
Pedestrian circulation is provided along our site with a detached
walkway. This is unique with the changing of the standards for attached to
detached walks. The pattern is inconsistant along Mason Street and the
location of the pedestrian circulation depends on the timing of the
development. Our detached walk will coordinate with the improvements to
the south of our site. Bicycle circulation is consistant along Mason Street with
marked pathways within the street section continuous infront of the site on
both sides as well as continuously for the mile between Horsetooth and
Harmony. This is the major north south route for bicycle transportation.
It is the intention of the developer to be the owner and operator of the
project. This developer has many other such facilities along the front range
and has the in-house personnel to manage this facility. The individual owner
will be responsible to maintain the building, parking areas, sidewalks and
landscape areas. No cross easements, covenants, or controls are needed to be
filed with the design of this property. No common association for
maintenance will be formed. Items that would include snow removal,
cleaning, resurfacing, striping, trash hauling and in long term repaving will be
handled by the property owner.
The motel business is anticipated to have two to three employees
working within the building at all times to serve the needs of the clients. This
would be consistant for all three shifts. Cleaning and maintenance staff would
consist of approximately six or seven part time employees working on the day
shift working on average of three to four hours per day.
The rational for the assumptions made about the businesses are factual
information provided to use by the developer from the current operations he
has in operation.
No variances to the published criteria are being requested with this
proposal.
The land use is compatible with its surroundings in that the surrounding
uses are commercial in nature as is this application. The businesses that are
found on this section of Mason Street are low intensity businesses like this
Planning Objectives
MASON STREET MOTEL
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The project intends to meet the needs of both of business and family
travelers coming to Ft. Collins. The business intends to provide a pleasant and
comfortable environment at a reasonable cost to the clients. The site users
will be visiting businesses located primarily in the south portions of Ft.
Collins, relitives living in proximity to the motel, or visitors wishing to shop
along the Regional Shopping Corridor. With its location the project will help
to reduce traffic because the clients will be staying in closer proximity to their
destinations. Typically the motels have been located on College Ave. or out
by the Interstate. Our location reduces these trips by being more centrally
located.
The project has the ablity to serve a local neighborhood that is directly
to the west. The needs for visitors lodging can be more appropriately met
with their guest staying closer to the neighborhood. This reduces the need for
cross town commutes to meet these needs.
The project being located adjacent to the main north - south route of
the bicycle route system allows for safe and convenient transit to the site by
alternate means of transportation. This route being removed from the South
College Corridor helps reduced interface between auto and other means of
circulation which is a safety concern for all bicycle riders. Being located on
this alternative transportation route within Mason Street encourages
employees to use alternate means to commute because of the relative safe
path of this corridor.
The Site encourages pedestrian and bicycle circulation. The first
method that is used to accomplish is by the locating the building close to the
pedestrian way. This close proximity of the building, the sidewalk and the
building entries may encourage the clients to walk to adjacent businesses to
take care of service needs. This would includes restaurants, banking,
entertainment, bookstores, and general merchantise stores all of which are
adjacent to the Site. The second is in the location of the bicycle parking that