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HomeMy WebLinkAboutFORT COLLINS HOTEL, PARKING GARAGE - PDP - PDP150018 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSj Planning, Development & Transportation City of Community Development & Neighborhood Services Fort Collins 261 No College Avenue P.O. Boxx 58580 Fort Collins, CO 605220560 970.416.2740 970.224.6134- fax fcgov.com MEMORANDUM DATE: October 1, 2015 TO: Planning and Zoning Board TH: Tom Leeson, Interim Dire o of community Development & Neighborhood Servicesrir Seth Lorson, City Planner FR: Karen McWilliams, Histo Preservation Manager RE: 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 Font Collins Hotel Parking Garage Project located at 363 Jefferson Street, with the following flndings 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. 165 DOWNTOWN FORT COLLINS HOTEL PARKING GARAGE ram.-�;�,��■„yam O,Ri o OPTION 3D SECOND & THIRD LEVEL LEGEND O Scale: ilia' - 1,4- 3-2 DOWNTOWN FORT COLLINS HOTEL PARKING GARAGE . GROUNDLEVEL i I � .`y.%. OVIRJ1fIYeN rglel. OPTION 3D GROUND LEVEL �c a nw couxr raeoniox wrsruoNmwaaw.� wrarwwMowupaA rea arawa�n ���, Le ncceal, �e roru awurn n e a n sscoro �n o a 1. �w "I m LEGEND Sw G: i/16.0 a+ MEMORANDUM PARKING DIMENSIONS PAGE 3 i W, WALKER PARKING CONSULTANTS on the flat outside bays and the ends. In general, 90 degree stalls are somewhat more difficult to maneuver in and out of, and we believe it is appropriate to provide some extra width for these stalls. While the hotel patron parking on the ground level could be considered long-term, recognizing the hotel patron will be an infrequent user, we recommend using 8'-9" wide stalls in this area as opposed to a smaller stall. Walker's recommended parking module for LOS B 90 degree parking is 60'-6" (two 18'-0" stalls plus a 24'-6" drive aisle). Walker's recommended parking module for LOS B 65 degree parking is 54'-Y (two 18'-11" stalls plus a 16'-5" drive aisle). The Walker LOS B module exceeds the NPA Medium Level of Comfort Module for both parking angles. The parking stall layout illustrated and recommended by Walker, in our opinion, provides a level of service in the range of B to B+, consistent with our guideline for a downtown retail and office visitor parking structure. According to NPA guidelines, this would be classified as a high level of comfort. It is anticipated that the public parking levels will accommodate a mix of long-term employee users and short-term retail customers. The Fort Collins Land Use Code does not appear to address the situation of a mix of long-term and short-term parkers in terms of a blended parking stall size. We then presume that the code would technically require all stalls to be 9'-0" wide. Again, Walker believes the combination of 9'-0" wide 90 degree stalls and 8'-9" wide 65 degree stalls provides an appropriate level of service for the intended users of this facility. We suggest applying to the City for a modification of standards on the basis of "nominal and inconsequential" modifications in accordance with Section 2.8.2 (H) (4) of the Fort Collins Land Use Code. This application for modification should include parking stall width of 8'-9" in lieu of 9'-0" for some stalls and 18'-0" length in lieu of 19'-0" for all stalls. Additionally, the application for modification should include one way drive aisles 16'-5" wide in lieu of 20'. Please contact us if there are questions or if additional clarification is needed. Attachment: Parking Garage Option 3D Floor Plans J:\23-7539-00-Fort_Collins-Hotel_PS\Correspondence\MEM20150928-Parking Dimensions.docx 162 MEMORANDUM PARKING DIMENSIONS PAGE 2 WALKER PARKING CONSULTANTS In the late 1980's, Walker pioneered an approach to parking design known as the Level of Service approach to account for the different needs of different parking customers. Others, including the National Parking Association, now advocate a similar approach. LOS A is the highest level of service and is intended for high end parking facilities such as some shopping centers and some patient parking at medical facilities. LOS B is intended for short-term, high turnover parking such as downtown retail and office visitor parking. LOS C is intended for long-term, low turnover parking such as for office employees or students at a university. The lowest level of service, LOS D, is not recommended for public parking but might be acceptable for certain private parking customers. Walker recommends 9'-0' wide stalls for LOS A, 8'-9" for LOS B, 8'-6" for LOS C and 8'-3" for LOS D. We recommend 17'-9" long stalls based on an 85Th percentile vehicle size of 6'-7" wide by 17'-1 " long (Ford Expedition) plus an 8" cushion from the front bumper to a wall or other restraint at the head of parking stalls. Many designers and municipal codes use 18' long stalls, and we find this acceptable as it effectively just adds a little more width to drive aisles for better maneuverability. The National Parking Association (NPA), in their 2011 publication "Guidelines for Parking Geometrics", advocates an approach similar to level of service, but uses the term "Level of Comfort". NPA recommended stall widths are as follows: Minimum Level of Comfort (low turnover) 8'-3" to 8'-6" Medium Level of Comfort (low to moderate turnover) 8'-6" to 8'-9" High Level of Comfort (moderate to high turnover) 8'-9" to 9'-0" NPA recommends a stall length of 17'-10" for 90 degree parking and 19'-0" (vehicle projection) for 65 degrees. NPA recommended parking modules (two stalls separated by a drive aisle) are as follows: Minimum Level of Comfort Medium Level of Comfort High Level of Comfort 90 dearees 65 degrees 58'4" 52'-6" 60'-0" 54'-0" 61 '-6" 55'-6" Walker does not recommend the concept of a mixture of standard and compact car stalls. One reason is the size difference between large and small cars today is not as significant as it once was. Also, the number of truly small cars on the road today is only about 20% of all vehicles, never even approaching early predictions of up to 80°%. In our experience, this concept does not get parked as intended as smaller cars can park in the large stalls and oftentimes the only stall remaining for a larger vehicle is a small car only stall. Either the large car has to squeeze into a small stall or often it gets parked in two small stalls, reducing the effective stall count in the garage. Attached Option 3D illustrates Walker's recommended parking dimensions for the subject parking facility. The public parking areas on the second and third levels use a combination of 9'-0" wide 90 degree stalls on the two way center ramp and 8'-9" wide 65 degree stalls J:\23-7539-00-Fort_Collin_Hofel_PS\Correspondence\MEM20150928-Parking Dimensions.docx 161 MEMORANDUM PARKING DIMENSIONS PAGE 1 DATE: September 28, 2015 TO: Lou Bieker COMPANY: 4240 Architecture Inc. ADDRESS: 3507 Ringsby Court, Suite 117 CITY/STATE: Denver, CO 80216 CC: T. J. Carvis - 4240 HARD COPY TO FOLLOW: No FROM: Larry Hofmockel PROJECT NAME: Downtown Fort Collins Parking Garage Jefferson & Chestnut Streets PROJECT NUMBER: 23-7539.00 SUBJECT: Parking Dimensions WALKER PARKING CONSULTANTS 5350 S. Roslyn Street, Suite 220 Greenwood Village, CO 801 11 Office: 303.694.6622 Fax: 303.694.6667 www.walkerparking.com Following is a comparison of parking stall sizes and drive aisle widths prescribed in the Fort Collins Land Use Code versus those recommended by Walker Parking Consultants (Walker). According to Table A in Section 3.2.2 (L) of the Fort Collins Land Use Code, standard stalls shall be 9' wide by 19' long for both 90 degree and 60 degree parking. Table A lists no dimensions for any angles between 60 degrees and 90 degrees, but presumably it would be the same 9' x 19' for 65, 70 or 75 degree parking stalls. Up to 40% compact car stalls are allowed in long-term parking areas according to Section 3.2.2 (L) (2). Long-term parking is defined in Section 5.1.2 as having limited turnover during a normal working weekday. Walker generally considers stays of longer than 3 hours to be long-term. Per Table B, compact car stalls shall be 8' wide by 15' long for 90 degree parking and 8' wide by 16' long for 60 degree parking. Again, there are no dimensions listed for any angles between 60 and 90 degrees. As an alternative to a combination of standard and compact stalls, Section 3.2.2 (L) (3) permits stalls in long-term parking areas to be one size which is 8.5' wide by 18' long for both 90 degree and 60 degree parking. Walker supports the "one size fits all" concept as will be explained later in this memo. In addition to length of stay (short-term versus long-term), Walker recommends considering additional factors to establish appropriate parking stall sizes. These factors can include the type of customer (residential, office, student, shopper, etc.), familiarity with the parking garage, anticipated turnover of stalls, urban versus suburban settings, and the owner's personal preference toward the "customer experience". J:\23-7539-00-Fort_Collins-,lotel_PS\Correspondence\MEM20150928-Parking Dimensions.docx 160 Fort Collins Hotel PDP #150008 Planning and Zoning Board September 10, 2015 Page 18 Walnut Street ROW accomplishes the purposes of Section 3.2.2(C)(4) equally well or better than would a plan that complies by creating greater "safety, efficiency and convenience". 7. The Project Development Plan contains permitted uses and complies with the applicable land development standards of the Downtown District — Old City Center Subdistrict in Article 4, Division 4.16 of the Land Use Code. 8. The Project Development Plan complies with the applicable General Development Standards of Article 3 of the Land Use Code with the exception of the requested modifications of standards. 9. The Project Development Plan complies with the applicable procedural and administrative requirements of Article 2 of the Land Use Code. RECOMMENDATION: Staff recommends Planning and Zoning Board approval with the following motion: Approval of Modifications of Standards to subsections 3.2.2(K)(1), 3.2.2(J), 4.16(E)(1)(a), 4.16(D)(2)(a), 4.16(D)(4)(a); approval of Alternative Compliance for subsection 3.2.2(C)(4); and approval of Fort Collins Hotel PDP #150008 159 Fort Collins Hotel PDP #150008 Planning and Zoning Board September 10, 2015 Page 17 public good, and granting the modification will not diverge from the standards of the Land Use Code except in a nominal and inconsequential way as the proposal is providing 96% of the requirement and many other public parking options are conveniently close to the project site. 2. The request for a modification of standard to permit a reduced parking lot setback from 10 feet to 7 feet and from 15 feet to 5 feet (Section 3.2.2(J)) is not detrimental to the public good, and granting the modification will not diverge from the standards of the Land Use Code except in a nominal and inconsequential way in that the proposal provides adequate buffering with a 30 inch wall, extra dense landscaping and pocket plazas that make the parking lot more pedestrian friendly and add visual interest. 3. The request for a modification of standard to permit a parking lot located along street frontages as opposed to behind buildings and at the interior of the block (Section 4.16(E)(1)(a)) is not detrimental to the public good, and granting the modification will not diverge from the standards of the Land Use Code except in a nominal and inconsequential way in that the proposal provides adequate buffering with a 30 inch wall, extra dense landscaping and pocket plazas so that the parking lot does not interrupt pedestrian routes or negatively affect surrounding neighborhoods. 4. The request for a modification of standard to permit a building height maximum of 5 stories instead of the required maximum of 4 stories (Section 4.16(D)(2)(a)) is not detrimental to the public good, and granting the modification will not diverge from the standards of the Land Use Code except in a nominal and inconsequential way in that, when considered in the context of the area, the building is no taller than a building which complies with the standard. 5. The request for a modification of standard to permit a setback at a 35 degree angle measured at the intersection of the floor plane of the fifth floor instead of at the fourth floor (Section 4.16(D)(4)(a)) is not detrimental to the public good, and granting the modification will not diverge from the standards of the Land Use Code except in a nominal and inconsequential way in that when considered in the context of the area, the proposed 35 degree setback is at the same height (49') as the building across the street that complies with the standard. 6. The request for an alternative compliance bicycle parking plan that, instead of providing 51 bicycle parking spaces, provides 25 spaces and future spaces in the 158 Fort Collins Hotel PDP #150008 Planning and Zoning Board September 10, 2015 Page 16 foot floor -to -floor height for commercial buildings. The Mitchell Block (60'-6") directly across the street at four stories is actually taller than the proposed hotel (60'-0"). Please see the applicant's request for modification and accompanying exhibit. Modification Reouest — Section 4.16(D)(4)(a) 5. The applicant requests a modification to the standard that 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 project is requesting to provide the 35 degree setback at the floor plane of the fifth floor. • Staff finds that the request is not detrimental to the public good, and that the granting of the modification will not diverge from the standards of the Land Use Code except in a nominal and inconsequential way (4). • This modification is an outcome of the previous modification request for an additional story. The proposed 35 degree setback will occur at the floor plane of the uppermost story as intended; however in this case, it is between the fourth and fifth stories. • When viewed from the perspective of the entire development plan in the existing context, the proposal to provide the 35 degree setback at the floor plane of the fifth story does not diverge from the standard except in a nominal and inconsequential way. This is because the proposed hotel has reduced their floor - to -floor height to 9 feet 8 inches. The code permits up to 25 foot floor -to -floor height for commercial buildings. The Mitchell Block directly across the street complies with the required setback at the floor plane of the fourth floor but, like the hotel, is also stepping back at 49 feet in height. Therefore the height and mass, which this standard aims to mitigate, is the same as a project that complies with the code. Please see the applicant's request for modification and accompanying exhibit. FINDINGS OF FACT: In evaluating the request for Fort Collins Hotel PDP #150008, staff makes the following finding of fact and conclusions: 1. The request for a modification of standard to permit 106 parking spaces instead of the required 111 parking spaces (Section 3.2.2(K)(1)) is not detrimental to the 157 Fort Collins Hotel PDP #150008 Planning and Zoning Board September 10, 2015 Page 15 Modification Request — Section 4.16(E)(1)(a) 3. The applicant requests a modification to the standard that requires parking lots to be located behind buildings in the interior of blocks; the project is requesting to locate the parking lot at the corner of two streets (Jefferson and Chestnut). The standard reads as follows: Parking lots shall not dominate the frontage of pedestrian -oriented streets, interrupt pedestrian routes or negatively affect surrounding neighborhoods. Parking lots shall be located behind buildings in the interior of blocks, in side yards, underground or in a parking structure, to the maximum extent feasible. • Staff finds that the request is not detrimental to the public good, and that the granting of the modification will not diverge from the standards of the Land Use Code except in a nominal and inconsequential way (4). • The parking lot is not located behind buildings and in the interior of the block because of the constrained nature of infill lots, combined with the amount of space needed to provide the minimum amount of parking required. The project is proposing screening walls, landscaping, bike racks, and pocket plazas to ensure that this modification does not negatively affect surrounding neighborhoods nor interrupt pedestrian routes as noted in the standard. Considering these additional elements of the parking lot when viewed from the perspective of the entire development plan, the street -fronted location does not diverge from the purpose of the standard except in a nominal and inconsequential way. Building Height Modifications Modification Request — Section 4.16(D)(2)(a) 4. The applicant requests a modification to the standard that permits a maximum height of four stories or 56 feet. The project is requesting a maximum height of five stories and 60 feet. • Staff finds that the request is not detrimental to the public good, and that the granting of the modification will not diverge from the standards of the Land Use Code except in a nominal and inconsequential way (4). • When considering the perspective of the entire development plan in the existing context, the proposed additional story does not diverge from the standard except in a nominal and inconsequential way. This is because the proposed hotel has reduced their floor -to -floor height to 9 feet 8 inches. The code permits up to 25 156 Fort Collins Hotel PDP #150008 Planning and Zoning Board September 10, 2015 Page 14 Parking Modifications Modification Request — Section 3.2.2(K)(1) 1. The applicant requests a modification to the standard that requires the project to provide 111 parking spaces; the project is requesting to provide 106 parking spaces. • Staff finds that the request is not detrimental to the public good, and that the granting of the modification will not diverge from the standards of the Land Use Code except in a nominal and inconsequential way (4). Providing 106 parking spaces of the required 111 parking spaces provides 96% of the required spaces. • Additionally, the hotel operator's experience is that the proposed hotel can expect 35 — 57 vehicles per night by virtue of not always being fully occupied and some guests taking shuttles. • The proposed hotel is also in close proximity (approximately 400 feet) to the Old Town Parking Garage and has 20 on -street parking spaces abutting the site. • One final consideration is the valet service provided by the hotel will park cars in a more efficient manner than individuals parking in a lot. Modification Request — Section 3.2.2(J) 2. The applicant requests a modification to the standard by proposing a five foot landscaped setback from Jefferson Street ROW instead of the required 15 feet, and a 7 foot setback along Chestnut Street instead of the required 10 feet. • Staff finds that the request is not detrimental to the public good, and that the granting of the modification will not diverge from the standards of the Land Use Code except in a nominal and inconsequential way (4). • When considered from the perspective of the entire development plan, the reduced setbacks are nominal and inconsequential because additional landscaping is provided along both frontages and a 30 inch high wall along 77% of the Jefferson Street frontage. Also, plazas with seatwalls are being proposed at both corners of the Jefferson Street frontage. All of these additional amenities make the parking lot more pedestrian friendly and add visual interest. 155 Fort Collins Hotel PDP #150008 Planning and Zoning Board September 10, 2015 Page 13 that clearly outlines how the proposed building's massing is compatible with the existing context. 4. Compliance with Modification of Standards (Division 2.8) The decision maker is empowered to grant modifications to the General Development Standards contained in Article 3 and the Land Use Standards and Development Standards contained in Article 4 and any separation or proximity standards that are established as a specific measurement of distance in the District Permitted Uses contained in Article 4. In order to grant a modification of standard, the decision maker must find that the modification is not detrimental to the public good, and that: (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible, or (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; or (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. 154 Fort Collins Hotel PDP #150008 Planning and Zoning Board September 10, 2015 Page 12 Section 3.2.4 — Site Lighting: The purpose of this section is for a project to ensure that the functional and security needs are met in a way that does not adversely affect the adjacent properties and neighborhood. • All lighting is down -directional with cutoff fixtures. Section 3.4.7 — Historic and Cultural Resources Section 3.4.7 (F)(6) states: "In its consideration of the approval of plans for properties containing or adjacent to sites, structure, objects or districts that: (a) have been deter- mined to be or potentially be individually eligible for local landmark designation or for individual listing in the National Register of Historic Places or the State Register of Historic Properties, or (b) are officially designated as a local or state landmark or are listed on the National Register of Historic Places or (c) are located within a officially designated national, state or local historic district or area, the decision maker shall receive and consider a written recommendation from the Landmark Preservation Commission unless the Director has issued a written determination that the plans would not have a significant impact on the individual eligibility or potential individual eligibility of the site, structure, object or district." • The Landmark Preservation Commission is reviewing and making a recommendation on this project at its September 9 meeting. A memo will be forwarded to the Planning and Zoning Board with findings and recommendation prior to the beginning of the hearing on September 10. Section 3.5.1 — Building and Proiect Compatibility: Standards in this Section require compatibility with the context of the surrounding area in terms of building size, massing proportions, design character and building materials. Where the established character of the relevant area is not definitively established, or is not consistent with the purposes of the Land Use Code, projects must set an enhanced standard appropriate for the area. • The proposed hotel is larger than the typical building downtown. However, the design is made to emulate the rhythm and spacing of storefronts found in downtown's historic frontages. The Walnut Street facade is one-story in height for approximately 2/3 of the frontage and modulates into historic proportions as seen in the downtown context. The larger massing of four and five stories is stepped back toward the alley side effectively establishing a human -scale sidewalk experience. The applicant's modification request for height provides an exhibit 153 Fort Collins Hotel PDP #150008 Planning and Zoning Board September 10. 2015 Page 11 Use Minimum Parking Maximum Parking Minimum Requirements for Spaces Spaces Proposed Hotel and Accessory Uses Restaurants 5,391 s.f./1,000(*5) = a. Fast Food 7/1000 sq. ft. 15/1000 sq. ft. 27 spaces b. Standard 5/1000 sq. ft. 10/1000 sq. ft. Bars, Taverns, and 5/1000 sq. ft. 10/1000 sq. ft. 1,480 s.f./1,000(*5) = Nightclubs 7 spaces General Retail 2/1000 sq. ft. 4/1000 sq. ft. 830 s.f./1,000(*2) _ 2 spaces General Office 1/1000 sq. ft. 3/1000 sq. ft. 3,541 s.f./1,000(*l) _ (conference) 4 spaces Lodging 0.5/unit 1/unit 162 units*(0.5) _ Establishments 81 spaces TOTAL 121 spaces Section 3.2.2(K)(2)(c) permits an exemption in the TOD Overlay Zone of 25% of 5,000 square feet (distributed proportionally among uses). Below is the breakdown of the permitted reduction in parking: Use Percentage of Overall Square Minimum Requirements with Footage Applied to 5,000 S.F. TOD Reduction per Use Exemption Restaurants 7.96% ('5,000) = 398 s.f. 5,391 s.f. — 398 s.f. = 4,993 s.f. /1,000 *5 = 25 spaces Bars, Taverns, and Nightclubs 1.23% ('5,000) = 62 s.f. 1,480 s.f. —62 s.f. = 1,418 s.f. /1,000 *5 = 7 spaces General Retail 2.18% ('5,000) = 109 s.f. 830 s.f. -109 s.f. = 721 s.f. /1,000 *2 = 1 spaces General Office (conference) 5.23% (*5,000) = 262 s.f. 3,541 s.f. — 262 s.f. = 3,279 s.f. /1,000('1) = 3 spaces Lodging Establishments 83.40% (*5,000) = 4,170 s.f. 162 units —12 units = 150 units 4,170 s.f. / 345 s.f. (ave. room *(0.5) = 75 spaces s.f. = 12 units TOTAL PARKING REQUIREMENT 111 spaces • The project is proposing 106 parking spaces in the parking lot where 111 parking spaces are required. The project has requested a modification to this standard. Details of the request are in section 4 of this staff report. 152 Fort Collins Hotel PDP #150008 Planning and Zoning Board September 10, 2015 Page 10 • In addition to requesting fewer bicycle parking spaces on the grounds that the demand is not generated by the hotel use, as noted in Section 3.2.2(C)(4)(c)(2)(i) as a consideration for permitting alternative compliance, future bicycle parking will be placed in the bulb -out islands in the Walnut Street ROW via FC Bikes, the hotel may provide a bicycle check-out/rental service for their guests, and the City has asked the hotel to consider hosting a bicycle share station which is forthcoming to Fort Collins. • The stated purpose of this section is "to ensure that the parking and circulation aspects of all developments are well designed with regard to safety, efficiency and convenience for vehicles, bicycles, pedestrians and transit, both within the development and to and from surrounding areas." The proposed amount of bike parking is less than the minimum requirement but the hotel operator informs us that, due to (i) the nature of the proposed use, the hotel will not generate a bicycle parking demand as great as the minimum requirement. The additional bicycle amenities, both proposed and considered, will provide a greater amount of options and more dispersed locations for bike parking. This proposed scenario will allow cyclists to park closer to their locations with less sidewalk crossings and thus decrease the amount of conflict with pedestrians and automobiles. Therefore, the proposed alternative compliance accomplishes the purposes of this Section equally well or better than would a plan that complies by creating greater "safety, efficiency and convenience". (J) Setbacks. The standard requires parking lots to be setback as follows: Minimum Average of Entire Minimum Width of Setback Landscaped Setback Area (feet) at Any Point (feet) Along an arterial street 15 5 Along a nonarterial street 10 5 Along a lot line 5 5 • The project is proposing a five foot landscaped setback from Jefferson Street ROW instead of the required 15 feet, and a seven foot setback along Chestnut Street instead of the required 10 feet. The project has requested a modification to this standard. Details of the request are in section 4 of this staff report. (K) Parking Lots — Required Number of Off -Street Spaces for Type of Use. (2) Nonresidential Parking Requirements. This standard requires a minimum and maximum number of parking spaces per use as shown in the following chart: 151 Fort Collins Hotel PDP #150008 Planning and Zoning Board September 10, 2015 Page 9 • The project is proposing to provide 20 fixed racks at the south corner of the parking lot and 5 enclosed spaces for employees at the back -of -the -house. As this does not meet the minimum requirement, the applicant is requesting alternative compliance as permitted in Section 3.2.2(C)(4)(c) as follows: (c) Alternative Compliance. Upon written request by the applicant, the decision maker may approve an alternative number of bicycle parking spaces that may be substituted in whole or in part for the number that would meet the standards of this Section. 1. Procedure. The altemative bicycle parking plan shall be prepared and submitted in accordance with the submittal requirements for bicycle parking plans. Each such plan shall clearly identify and discuss the modifications and alternatives proposed and the ways in which the plan will better accomplish the purposes of this Section than would a plan that complies with the standards of this Section. 2. Review Criteria. To approve an alternative plan, the decision maker must first find that the proposed alterative plan accomplishes the purposes of this Section equally well or better than would a plan that complies with the standards of this Section. In reviewing a request for an alternative number of bicycle parking spaces, the decision maker must consider whether the proposed land use will likely experience a lower than normal amount of bicycle traffic. Factors to be taken into consideration in making this determination may include, but need not be limited to: (i) the nature of the proposed use, (ii) its location in relation to existing or planned bicycle facilities or infrastructure; and (iii) its proximity to natural features that make the use of bicycles for access to the project infeasible. • The applicant's alternative compliance request letter is attached, in which it states that the hotel use, as conveyed by the operator — Sage Hospitality, does not generate the amount of bicycle parking required by the code: "Through experience, the hotel operator does not see many guests travel to the hotel on bikes or with bikes and does not feel the required stall count is needed, especially for a hotel that is a destination where the majority of guests travel by car or public transit." 150 Fort Collins Hotel POP #150008 Planning and Zoning Board September 10, 2015 Page 8 • The parking lot is providing a 30 inch high screen wall for 77% of the Jefferson Street frontage and one tree for every 21.5 feet of frontage. • Extra dense landscaping is being provided along the Chestnut Street frontage. (5) Parking Lot Interior Landscaping. Ten percent of the interior space of the parking lot is required to be landscaped. • The proposed parking lot is 36,335 square feet which requires 3,633 square feet of interior landscaping. The project is proposing 3,710 square feet of interior landscaping. Section 3.2.2 —Access, Circulation and Parking- (C) Development Standards: (4) Bicycle Facilities. This standard requires bicycle parking space to be provided per use as follows: % Enclosed Bicycle Requirements for Use Categories Bicycle Parking Space Parking/ Proposed Hotel Minimums % Fixed Bicycle and Accessory I Rarkc 1ICPC Nonresidential Parking Requirements 5,391 s.f./1,000 = Restaurants a. Fast food 1.5/1,000 sq. ft., minimum 0%/100% 5 spaces b. Standard of 4 0%/100% 1/1,000 sq. ft., minimum of 4 Bars, Taverns and Nightclubs 1/500 sq. ft., minimum of 4 0%/100% 1,480 s.f./500 = 3 spaces General Retail 114,000 sq. ft., minimum of 20%/80% 830 s.f./4,000 = 4 1 space General Office (conference 1/4,000 sq. ft., minimum of 20%/80% 3,541 s.f./4,000 = space) 4 1 space Lodging Establishments 1 per units 60%/40% 162 units/4 = 41 spaces TOTAL 25 enclosed spaces 51 spaces / 26 fixed racks 149 Fort Collins Hotel PDP #150008 Planning and Zoning Board September 10, 2015 Page 7 • The hotel is proposed to be constructed with multiple colors of brick, stone, ground face CMU, interlocking metal panels, and a perforated aluminum screen as an accent. • The hotel design encourages outdoor activity by providing a large outdoor patio on the second floor that overlooks Walnut Street and improvements to the Old Fire House Alley with pavers and Tivoli lights. Section 4.16(E) — Site Design Standards: (1) Site Design. a. Parking lots. This standard requires that parking lots not dominate the frontage of pedestrian -oriented streets and shall be located behind buildings in the interior of blocks, in side yards, underground or in a parking structure, to the maximum extent feasible. • The 106-space parking lot for the hotel is located at 363 Jefferson Street at the corner of Chestnut and Jefferson Streets. The project has requested a modification to this standard. Details of the request are in section 4 of this staff report. 3. Compliance with Article Three — General Development Standards: Staff finds that the Fort Collins Hotel complies with the applicable General Development Standards, with the exception of two modifications of standards, as explained below. Section 3.2.1(E) — Landscape Standards: Standards in this section require a fully developed landscape plan that addresses relationships of landscaping to the street, the building, abutting properties, and users on site. • All areas of the site not paved for pedestrian and vehicular access are landscaped. • Street trees are provided along Walnut, Chestnut, and Jefferson Streets. (4) Parking Lot Perimeter Landscaping. Parking lot perimeter landscaping shall provide one tree every 25 feet along public streets and every 40 feet along side lot lines. Screening shall be provided for 70% of the length of the street frontage. 148 Fort Collins Hotel PDP #150008 Planning and Zoning Board September 10, 2015 Page 6 • The proposed building is five stories and 60 feet in height. The project has requested a modification to this standard. Details of the request are in section 4 of this staff report. (4) Building Mass Reduction for Taller Buildings (over three [3] stories). This standard requires the fourth story of a building shall be set back at a thirty -five - degree angle measured at the intersection of the floor plane of the fourth story and the property line along the public street frontage. See Figure 19. Figure 19 - Fourth Story Setback c NO BUILD AREA ` c E 0. 3" Story 35 M�;9c 3 Story 2" Story 1" Story Floor Plane Fourth Story Setback in the Old City Ceuter Subdistrict • The proposed building provides a setback at a 35 degree angle at the intersection of the fourth story and the property line for a portion of the Walnut Street frontage and a portion of the Chestnut Street frontage. The project has requested a modification to this standard. Details of the request are in section 4 of this staff report. (5) Building Character and Facades. This standard requires that buildings have architectural interest, encourage outdoor activity, and are constructed with high - quality materials. 147 Fort Collins Hotel PDP #150008 Planning and Zoning Board September 10, 2015 Page 5 2. Compliance with Division 4.16 - Applicable Downtown Zone District Standards. Staff finds that the Fort Collins Hotel complies with the applicable standards in Division 4.16 Downtown District — Old City Center Subdistrict, with the exception of three modifications of standards, as explained below. Section 4.16 (A) Purpose: The purpose of the Downtown District is as follows: The Downtown District is intended to provide a concentration of retail, civic, office and cultural uses in addition to complementary uses such as hotels, entertainment and housing. It is divided into three (3) subdistricts as depicted on Figure 18. The development standards for the Downtown District are intended to encourage a mix of activity in the area while providing for quality development that maintains a sense of history, human scale and pedestrian -oriented character. • Hotel as a use is specifically cited in the purpose statement for downtown. The proposed hotel provides additional uses such as restaurant, bar, and retail along the pedestrian frontage to encourage activity. Additionally, the project will improve the Old Firehouse Alley consistent with the DDA alley improvement projects around downtown to further engage pedestrians. Section 4.16(B) - Permitted Use: The proposed lodging establishment and accessory uses of restaurant, bars, and retail are permitted in the Old City Center Subdistrict by review from the Planning and Zoning Board (Type 1). Section 4.16(D) — Building Standards: (1) Setback from Streets. This standard requires setbacks shall be compatible with established setbacks of existing buildings on the same block face. • Existing buildings along both Walnut and Chestnut Streets have been developed with no setback from the ROW. The proposed hotel also has a zero lot line setback. (2) Building Height. (a) The maximum building height in the Old City Center shall not exceed four (4) stories or fifty-six (56) feet in height. 146 Fort Collins Hotel PDP #150008 Planning and Zoning Board September 10, 2015 Page 4 COMMENTS: 1. Surrounding Zonina and Land Uses. Surrounding zoning and land uses are as follows: Direction Zone District ExistIM, h and' Uses Downtown (D) Old City Center Retail and Restaurant uses on the ground Northwest Subdistrict level; residential and office on upper levels. Northeast River Downtown Redevelopment (RDR) Across Jefferson Street are industrial and office uses, and the Fort Collins Rescue Mission. Across Walnut Street is the Mitchell Block (A.K.A. Bohemian Building) which is an office Downtown (D) Old City Center use and across Mountain Avenue is the Old Southwest Subdistrict Town Parking Garage and the Goodyear Tire store (which is proposed to redevelop into a mixed -use [retail & office] project). Southeast Downtown (D) Old City Center Across Chestnut Street are industrial, Subdistrict restaurant, retail uses, and the Lyric Cinema. JH 145 Fort Collins Hotel PDP #150008 Planning and Zoning Board September 10, 2015 Page 3 Alternative Compliance Section 3.2.2(C)(4) requires the project to provide 58 bicycle parking spaces. The project is proposing an alternative plan to provide 25 bicycle parking spaces. RECOMMENDATION: Staff recommends approval of Fort Collins Hotel PDP #150008. EXECUTIVE SUMMARY: The proposed design is a result of a thoughtful context -sensitive approach by the developer. 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. At the time of writing this staff report, the project had twice been presented to the Landmark Preservation Commission (LPC) and has received very positive feedback. The project will be asking for an official recommendation at the September 9 LPC meeting — the day before the Planning and Zoning (P&Z) Board Hearing. A memo will be forwarded to the P&Z Board with the outcome of that meeting. The project has been through two rounds of staff review and staff finds the proposal highly compatible with the existing fabric of downtown, despite the requests for modifications. The hotel provides building articulation which emulates the historic building fagade width and spacing. The proposed high quality masonry material is a cornerstone of downtown character and will contribute to the future vitality in the area. Staff finds that the proposed development complies with all standards of the land use code, with the exception of the requested modifications of standards which are considered nominal and inconsequential when considered from the perspective of the entire development plan. 144 Fort Collins Hotel PDP #150008 Planning and Zoning Board September 10, 2015 Page 2 Consistent with the context of downtown, the building is not set back from the ROW and directly contributes to the urban design of the street and sidewalk. The massing along Walnut Street will be one story along the northwest side and climbs to four stories as it moves to the southeast and wraps around to Walnut Street. The building is five stories along the alley. The hotel is proposed to be constructed with multiple colors of brick, stone, ground face concrete masonry units, interlocking metal panels, and a perforated aluminum screen as an accent. Buildings proposed to be demolished for this project are the former Armadillo restaurant and a small garage structure on the hotel site, and the lasis church on the parking lot site. The hotel and parking lot sites are both located in the Downtown (D) District — Old City Center Center Subdistrict and the Transit -Oriented Development (TOD) Overlay Zone. The proposed sites are just outside the Old Town Historic District, abutting the southeast side of its boundary. Lodging establishments are permitted in the Old City Center Subdistrict through review by the Planning and Zoning Board (Type 2). The project is requesting five Modifications of Standards and one Alternative Compliance: Modifications of Standards Parking 1. Section 3.2.2(K)(1) requires the project to provide 111 parking spaces. The project is requesting to provide 106 parking spaces; 2. Section 3.2.2(J) requires the parking lot setbacks of 10 and 15 feet respectively from the ROW. The project is requesting seven and five foot setbacks; 3. Section 4.16(E)(1)(a) requires that parking lots be located behind buildings in the interior of blocks. The project is requesting to locate the parking lot at the corner of two streets (Jefferson and Chestnut); Building Height 4. Section 4.16(D)(2)(a) permits a maximum height of four stories or 56 feet. The project is requesting a maximum height of five stories and 60 feet; and 5. Section 4.16(D)(4)(a) 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 project is requesting to provide the 35 degree setback at the floor plane of the fifth floor. 143 City of Fit Collins ITEM NO HEARING DATE September 10, 2015 STAFF Seth Lorson PLANNING AND ZONING BOARD PROJECT: Fort Collins Hotel PDP #150008 APPLICANT: Stu MacMillan Bohemian Companies 262 East Mountain Avenue Fort Collins CO, 80524 OWNER: Same PROJECT DESCRIPTION: This project proposes to construct a 117,665 square foot, 5-story mixed -use hotel with 162 rooms, a restaurant, two bars, and 3,541 square feet of conference space. Parking is proposed in a 106 space, surface parking lot at the corner of Chestnut and Jefferson Streets (363 Jefferson Street). Presently, a coordinated effort to construct a three -level public/private parking garage on the same lot is being pursued and may be considered in the near future. Proposed at the corner of Chestnut and Walnut Streets (354 Walnut St.), the hotel entry and porte-cochere (pick-up and drop-off) will be on Chestnut Street. The porte-cochere will allow for hotel guests to drop-off and check -in, and other hotel functions such as valet parking. The restaurant will be on Walnut Street with an entrance from the street to ensure it does not feel like a "hotel restaurant'. To help activate the space, the hotel lounge and retail spaces will face onto Old Firehouse Alley which is proposed to be improved with pavers and Tivoli lights. All the proposed improvements in the right-of- way (ROW) require an encroachment permit through City Engineering. This project will connect Chestnut Street through to Mountain Avenue and Walnut Street with right -turn - only lanes through what is currently a sidewalk flanked with grass and trees. The intersection of Chestnut and Jefferson will be limited to right -in, right -out movement to comply with the recommendations from the Jefferson Street Alternatives Analysis Project. Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750 142 DOWNTOWN FORT COLLINS HOTEL PARKING GARAGE FORT COLLINS. COLORADO OiE QN� / a!M OPTION 3D SECOND & THIRD LEVEL LEGEND F- 32 DOWNTOWN FORT COLLINS HOTEL PARKING GARAGE FORT COLLINS. COLORADO OPTION 3D ----------- XFFaesa+smeen------_ - ----.—._.. _— GROUND LEVEL HMM � b I I _ —.--� b uacouar reeo _ wrrtw1umowee/�n u1 o— o— —0 LE o— I � rarmnxomio wcepwq I 9 xaa mnrowo �� � .ocea,.F roru ` r axaeo m x n r 11, OROLMLEVEL i � 9 X I , LEGEND Scab: 7{ie•. 1'-V 9-1 MEMORANDUM PARKING STALL SIZE PAGE 3 soWALKER PARKING CONSULTANTS It is anticipated that the public parking levels will accommodate a mix of long-term employee users and short-term retail customers. The Fort Collins Land Use Code does not appear to address the situation of a mix of long-term and short-term parkers in terms of a blended parking stall size. We then presume that the code would technically require all stalls to be 9'-0" wide. Again, Walker believes the combination of 9'-0" wide 90 degree stalls and 8'-9" wide 65 degree stalls provides an appropriate level of service for the intended users of this facility. We suggest applying to the City for a modification of standards on the basis of "nominal and inconsequential" modifications in accordance with Section 2.8.2 (H) (4) of the Fort Collins Land Use Code. This application for modification should include parking stall width of 8'-9" in lieu of 9'-0" for some stalls and 18'-0" length in lieu of 19'-0" for all stalls. Please contact us if there are questions or if additional clarification is needed. Attachment: Parking Garage Option 3D Floor Plans J:\23-7539-00-Forf_CollinsJ-Iotel—PS\Correspondence\MEM20150921-Parking Stall Size.docx 139 MEMORANDUM PARKING STALL SIZE PAGE 2 ► WALKER PARKING CONSULTANTS In the late 1980's, Walker pioneered an approach to parking design known as the Level of Service approach to account for the different needs of different parking customers. Others, including the National Parking Association, now advocate a similar approach. LOS A is the highest level of service and is intended for high end parking facilities such as some shopping centers and some patient parking at medical facilities. LOS B is intended for short-term, high turnover parking such as downtown retail and office visitor parking. LOS C is intended for long-term, low turnover parking such as for office employees or students at a university. The lowest level of service, LOS D, is not recommended for public parking but might be acceptable for certain private parking customers. Walker recommends 9'-0' wide stalls for LOS A, 8'-9" for LOS B, 8'-6" for LOS C and 8'-3" for LOS D. We recommend 17'-9" long stalls based on an 85'" percentile vehicle size of 6'-7" wide by 17'-l" long (Ford Expedition) plus an 8" cushion from the front bumper to a wall or other restraint at the head of parking stalls. Many designers and municipal codes use 18' long stalls, and we find this acceptable as it effectively just adds a little more width to drive aisles for better maneuverability. The National Parking Association (NPA), in their 2011 publication "Guidelines for Parking Geometrics", advocates an approach similar to level of service, but uses the term "Level of Comfort". NPA recommended stall widths are as follows: Minimum Level of Comfort (low turnover) 8'-3" to 8'-6" Medium Level of Comfort (low to moderate turnover) 8'-6" to 8'-9" High Level of Comfort (moderate to high turnover) 8'-9" to 9'-0" Walker does not recommend the concept of a mixture of standard and compact car stalls. One reason is the size difference between large and small cars today is not as significant as it once was. Also, the number of truly small cars on the road today is only about 20% of all vehicles, never even approaching early predictions of up to 80%. In our experience, this concept does not get parked as intended as smaller cars can park in the large stalls and oftentimes the only stall remaining for a larger vehicle is a small car only stall. Either the large car has to squeeze into a small stall or often it gets parked in two small stalls, reducing the effective stall count in the garage. Attached Option 3D illustrates Walker's recommended parking stall dimensions for the subject parking facility. The public parking areas on the second and third levels use a combination of 9'-0" wide 90 degree stalls on the two way center ramp and 8'-9" wide 65 degree stalls on the flat outside bays and the ends. In general, 90 degree stalls are somewhat more difficult to maneuver in and out of, and we believe it is appropriate to provide some extra width for these stalls. While the hotel patron parking on the ground level could be considered long-term, recognizing the hotel patron will be an infrequent user, we recommend using 8'-9" wide stalls in this area as opposed to a smaller stall. This parking stall layout, in our opinion, provides a level of service in the range of B to B+, consistent with our guideline for a downtown retail and office visitor parking structure. According to NPA guidelines, this would be classified as a high level of comfort. J:\23-7539-00-Forf_Collins-Hotel PS\Correspondence\MEM2015092I-Parking Stall Size.docx 138 MEMORANDUM PARKING STALL SIZE PAGE 1 DATE: September 21, 2015 TO: Lou Bieker COMPANY: 4240 Architecture Inc. ADDRESS: 3507 Ringsby Court, Suite 117 CITY/STATE: Denver, CO 80216 CC: T. J. Carvis - 4240 HARD COPY TO FOLLOW: No FROM: Larry Hofmockel PROJECT NAME: Downtown Fort Collins Parking Garage Jefferson & Chestnut Streets PROJECT NUMBER: 23-7539.00 SUBJECT: Parking Stall Size WALKER PARKING CONSULTANTS 5350 S. Roslyn Street, Suite 220 Greenwood Village, CO 80111 Office: 303.694.6622 Fax: 303.694.6667 www.walkerparking.com Following is a comparison of parking stall sizes prescribed in the Fort Collins Land Use Code versus those recommended by Walker Parking Consultants (Walker). According to Table A in Section 3.2.2 (L) of the Fort Collins Land Use Code, standard stalls shall be 9' wide by 19' long for both 90 degree and 60 degree parking. Table A lists no dimensions for any angles between 60 degrees and 90 degrees, but presumably it would be the same 9' x 19' for 65, 70 or 75 degree parking stalls. Up to 40% compact car stalls are allowed in long-term parking areas according to Section 3.2.2 (L) (2). Long-term parking is defined in Section 5.1.2 as having limited turnover during a normal working weekday. Walker generally considers stays of longer than 3 hours to be long-term. Per Table B, compact car stalls shall be 8' wide by 15' long for 90 degree parking and 8' wide by 16' long for 60 degree parking. Again, there are no dimensions listed for any angles between 60 and 90 degrees. As an alternative to a combination of standard and compact stalls, Section 3.2.2 (L) (3) permits stalls in long-term parking areas to be one size which is 8.5' wide by 18' long for both 90 degree and 60 degree parking. Walker supports the "one size fits all" concept as will be explained later in this memo. In addition to length of stay (short-term versus long-term), Walker recommends considering additional factors to establish appropriate parking stall sizes. These factors can include the type of customer (residential, office, student, shopper, etc.), familiarity with the parking garage, anticipated turnover of stalls, urban versus suburban settings, and the owner's personal preference toward the "customer experience". J:\23-7539-00-Fort_Collins-Mofel_PS\Correspondence\MEM2015092I-Parking Stall Size.docx 137 ZM l m! z un COUNT BISE omoN J sr ar arnNwRD sa,�cB M1DB e) o (q m YB eS BTANDMp9PALE M1OB BI F— Tnx eru o TOTw 0 _ M$$ GROUND w 91 O q LL a sEcan „s „9 Z %3 Them ne i,e z� roTu m m Y STALL COUNT IS APPROXIMATE AS d ACCESSIBLE PARKING AND OTHER FACTORS ARE NOT YET ACCOUNTED FOR Q A-501 GROUND LEVEL GRCOORTBAE OPlYn sroer&awoaP��el er�eriunvlo aae¢�eI TFA HTNMIO TOfN [9eauo o e9 6fiCQ0 119 119 114 Ile TOT& II Y STALL COUNT 13 APPROXIMATE AS ACCESSIBLE PARKING AND OTHER FACTORS ARE NOT VET ACCOUNTED FOR A-500 A GECIWGUS TREE PLANTING SES wmw `:sm O TREE PRGTECTIGN o ®RMI-a -0- (DGRNANENTAL GRASS/PERENNIAL PLANTING �SHRUR PLAN, TINS TRIANGULAR SNRUB SPACING O �y J� O W NN LL F--tO z. To y Woz I h U O °� Z ~n0 Z J u O?rc Qo DU3LL larw.o.A. oar LP50' A OVERALL PLANTING PLAN - - — - — - �4eMNXem•rt Irc F- 10, LW N �L r �O O Z. Z =wo x, �J U 0�� F— Z hO J Z �u J 00 003 0 O Mll PUnbN P n LP102A A TRE.__a _ -�- L 1q PRELIMINARY DEVELOPMENT PLAN - LANDSCAPE SUBMITTAL DOWNTOWN FORT COLLINS HOTEL - GARAGE ALTERNATIVE FORT COLUNAWW-1 CONTEXT MAP 0 JT LL Z ZY �28 C) z z 73 wo z _j 0zw a 0(.) LP00lA No Text 4240 .. �, page 24 Looking Down Chestnut Street 129 5.6 Convey the traditional size of historic buildings in new construction as it is perceived at the street level. VarieN in sinole s..r,.. ran ¢1q0 ucsrnry page 23 Looking Down Jefferson Street 128 5.ro Establish a sense of human scale in a building design. Looking Down Old Firehouse Alley ., Use vertical and horizontal articulation techniques to reduce the apparent mass of larger building and to create visual interest. o...w. r ncia . e.ne aim.. 424C ws, fti page 22 127 One Building bmien inm smalle masses Dww�M4i�MMaf�ew 424O VCLYOW paps 21 S.7 The overall height of a new building should be compatible with the historic district. Looking Down Chestnut Street 125 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 Jefferson Street Elevation N +n uuvrwrcn�cu -- —N�—� ----- ---- — -- -- ----166.1 I i I I .U.... Pa.�w.se.i»n.r... - ■■ W Paeus*corvcaERE PARAPET W BRICK PCTH& INTERLOIXING PREFINISNED REFINISHED ED (GARDEN BUEND. (UGNTRED. MU&I' NEL. A UMINUM ALUMINUM SMOOTH) SMDOnI&TDL (PREVlFAINERED {OLORR .COLORe TURED( ZINC( Rssw F°^r'n'rwl7."°a' GROUND FACE CMU �O MR' W REFINISHEDGALVANIZEDED page 20 OMEGAECOFENCING BM GUTINWELGRATNG 125 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 MMENE PRECARA C RETF PARADE GP BRICK PRECAST INTERLOCKING PREFINISHED PREFINISHED (GARDEN BLEND (UGF RED METAL PANEL ALUMINUM ALUMINUM SMOOTH) SMOOTH&TEX. (PREWEATNERED {OLORT COLORA TUREDI ZINC) 10 = %I Ds�wleAfa6n A�a7lne� GROUND FACE CMU GALVANIZED STEEL WELDED 4240 LIcR REFINISHED BAR ORATING page 19 OMEGA ECO FENCING 124 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. MMENEPRECAST CONCRETE PARAPET CAP BRICK PRECAST MICrALOORNG REFINISHED UM P I-UMt SHED (GARDEN BLEND- (LRE-CASD METALOCKIN ALUMINUM ALUMINUM SMOOTH) SMOOTH&T - (REWEATHERED {OLORJ .COLORS TURED) ZINC) 6=0 ��^^�^•^^�•• �^�^ GROUND FACE WU GALVANIZED STEELWELDED 424C U,C W" PREFNNISHED MR GRATING page 18 OMEGA ECO FENCING 123 Building signage and Identification to match neigh- boring City parking structures to provide a clear wayfinding system within Downtown context. q��Qom- 6- «r�Rere • ■■■ BRICK PRE -CAST METALCUDNG REFINISHED UM ALUMINUM REFINISHED (GARDENBLENp. (UGNTlea MEWEATIA RE ALUMINUM ALUMINUM SMOmN) SMOOTHO) (PREWINC) ED .COLORS .COLORA TUREDi ZINC) uswo.. ran rain.. e.�i.K v..auw page 17 OMEW ECO FENCING Chestnut Street Elevation . i4II•rI PRECAST CONCRETE PARAPET CAP M %I GROUND FACE CMU GALVANIZED STEELWELDED BAR GRATING 122 Agenda Item 4 RECOMMENDATION: Staff recommends Planning and Zoning Board approval with the following motion: Approval of Modifications of Standards to subsections 3.2.2(L), and approval of Fort Collins Hotel Parking Garage PDP #150018 based on findings of fact found on page 13 of the staff report. ATTACHMENTS 1. Elevations Perspectives and Materials (PDF) 2. Site Plan (PDF) 3. Landscape Plan (PDF) 4. Floor Plans (PDF) 5. Modification Request - Parking Stall Size (PDF) 6. FC Hotel - P&Z Staff Report 9-10-15 (PDF) Item # 4 Page 11 121 Agenda Item 4 recommend this approach and advocates for a "one -size -fits -all" approach to improve the customer experience and because vehicles do not vary in size as significantly as they did at one time. The National Parking Association (NPA) also advocates for a similar approach to parking called Level of Comfort. A high Level of Comfort (defined as moderate to high turnover) recommends parking stall width between 8 feet 9 inches to 9 feet. It is anticipated that the parking garage will accommodate both long-term and short-term parking, and compact and standard -sized vehicles. The proposed size of the parking stalls and drive aisles represents a mid -range size between the largest requirements (standard) and the smallest requirements (compact or long-term). The requested approach would create a consistent parking experience throughout the garage. Staff finds that the request is not detrimental to the public good, and that the granting of the modification will not diverge from the standards of the Land Use Code except in a nominal and inconsequential way (4). The request would provide a Level of Service B or a high Level of Comfort and represents a mid -range size between the various requirements in the Land Use Code. Please see the applicant's modification request attached. FINDINGS OF FACT: In evaluating the request for Fort Collins Hotel Parking Garage PDP #150018, staff makes the following finding of fact and conclusions: The request for a modification of standard to permit parking stall sizes for 90 degree angle stalls at 9 feet wide and 18 feet deep and 60 degree angle stalls at 8 feet 9 inches wide and 18 feet, 11 inches deep, and one-way drive aisles at 16 feet, 5 inches wide is not detrimental to the public good, and granting the modification will not diverge from the standards of the Land Use Code except in a nominal and inconsequential way in that the request represents mid -range dimensional sizes between the various requirements in the Land Use Code and the parking garage will be serving parking customers for which the various requirements are intended. 2. The Project Development Plan contains permitted uses and complies with the applicable land development standards of the Downtown District — Old City Center Subdistrict in Article 4, Division 4.16 of the Land Use Code. 3. The Project Development Plan complies with the applicable General Development Standards of Article 3 of the Land Use Code with the exception of the requested modification of standard. 4. The Project Development Plan complies with the applicable procedural and administrative requirements of Article 2 of the Land Use Code. Item # 4 Page 10 120 Agenda Item 4 described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible, or (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; or (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. Parking Modification Modification Request — Section 3.2.2(L) The applicant requests a modification to the requirements found in Table A of Section 3.2.2(L) which describe the dimensional standards for parking stalls and drive aisles in parking lots and parking garages. The requirements, found in Table A, for the parking garage follow • 90 degree angle stalls: 9 feet wide and 19 feet deep; • 60 degree angle stalls: 9 feet wide and 21 feet deep; • One-way drive aisles: 20 feet wide. The project requests the following modification to these standards: • 90 degree angle stalls: 9 feet wide and 18 feet deep; • 60 degree angle stalls: 8 feet 9 inches wide and 18 feet, 11 inches deep. • One-way drive aisles: 16 feet, 5 inches wide. Walker Parking Consultants (Walker) have been hired to design the parking garage. They advocate for a parking design approach known as Level of Service (LOS) which customizes parking based on user needs. The proposed size of parking stalls and drive aisles fall into the category of LOS B which is intended for "short-term, high turnover parking such as downtown retail and office visitor parking." The garage proposal could most likely meet City requirements by providing a mixture of standard (sizes noted above) and compact stall sizes (up to 40% of total spaces — 90 degree: 8 feet wide and 15 feet deep; 60 degree: 8 feet wide and 17.9 feet deep, drive aisle width: 20 feet wide). Additionally, the City permits long-term parking stalls (defined as residential and employee -type parking) which measure for both angles 8.5 feet wide and 18 feet deep. However, Walker does not Item # 4 Page 9 119 Agenda Item 4 Details of the request are in section 4 of this staff report. Section 3.2.4 — Site Lighting: The purpose of this section is for a project to ensure that the functional and security needs are met in a way that does not adversely affect the adjacent properties and neighborhood. • All lighting is down -directional with cutoff fixtures. Section 3.4.7 — Historic and Cultural Resources Section 3.4.7 (F)(6) states: In its consideration of the approval of plans for properties containing or adjacent to sites, structure, objects or districts that., (a) have been deter -mined to be or potentially be individually eligible for local landmark designation or for individual listing in the National Register of Historic Places or the State Register of Historic Properties, or (b) are officially designated as a local or state landmark or are listed on the National Register of Historic Places or (c) are located within a officially designated national, state or local historic district or area, the decision maker shall receive and consider a written recommendation from the Landmark Preservation Commission unless the Director has issued a written determination that the plans would not have a significant impact on the individual eligibility or potential individual eligibility of the site, structure, object or district. • The Landmark Preservation Commission is reviewing and making a recommendation on this project at a September 28 meeting. A memo will be forwarded to the Planning and Zoning Board with findings and recommendation prior to the October 8 hearing. Section 3.5.1 — Building and Proiect Compatibility: Standards in this Section require compatibility with the context of the surrounding area in terms of building size, massing proportions, design character and building materials. Where the established character of the relevant area is not definitively established, or is not consistent with the purposes of the Land Use Code, projects must set an enhanced standard appropriate for the area. • The garage's massing along both Chestnut and Jefferson Streets will be 2 1/2 stories (three levels without a roof) which will create a transition from Jefferson Street to the 5 story hotel along Old Firehouse Alley. The street frontages are modulated in historic proportions with brick storefronts, green screens, and steel framed metal grates that emulate punched windows. 4. Compliance with Modification of Standards (Division 2.8) The decision maker is empowered to grant modifications to the General Development Standards contained in Article 3 and the Land Use Standards and Development Standards contained in Article 4 and any separation or proximity standards that are established as a specific measurement of distance in the District Permitted Uses contained in Article 4. In order to grant a modification of standard, the decision maker must find that the modification is not detrimental to the public good, and that: (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and Item # 4 Page 8 118 Agenda Item 4 Section 3.2.2(K)(2)(c) permits an exemption in the TOD Overlay Zone of 25% of 5,000 square feet (distributed proportionally among uses). Below is the breakdown of the permitted reduction in parking: Use Percentage of Overall Square Minimum Requirements with Footage Applied to 5,000 S.F. TOD Reduction per Use Exemption HOTEL REQUIREMENTS Restaurants 7.96% (*5,000) = 398 s.f. 5,391 s.f. — 398 s.f. = 4,993 s.f. /1,000 *5 = 25 spaces Bars, Taverns, and Nightclubs 1.23% (*5,000) = 62 s.f. 1,480 s.f. —62 s.f. = 1,418 s.f. /1,000 *5 = 7 spaces General Retail 2.18% (*5,000) = 109 s.f. 830 s.f. - 109 s.f. = 721 s.f. /1,000(*2) = 1 spaces General Office (conference) 5.23% (*5,000) = 262 s.f. 3,541 s.f. — 262 s.f. = 3,279 s.f. /1,000(*1) _ 3 spaces Lodging Establishments 83.40% (*5,000) = 4,170 s.f. 162 units — 12 units = 150 units 4,170 s.f. / 345 s.f. (ave. room *(0.5) = 75 spaces s.f.) = 12 units SUBTOTAL 111 spaces Planning and Zoning Board approved modification 9/10/15 () 5 spaces 106 spaces PARKING GARAGE REQUIREMENTS General Retail 100% (as a separate project, the 3,200 s.f. — 25% = 2,400 s.f. reduction is not distributed /1,000(*2) = 5 spaces ro ortionall among uses SUBTOTAL 5 spaces TOTAL PARKING REQUIREMENT 111 spaces • The project is proposing 325 vehicle parking spaces - 113 spaces will be dedicated to the hotel, and 212 parking spaces will be for public use. Section 3.2.2(L) Parking Stall Dimensions Standards in this section establish minimum sizes for parking stalls and drive aisles in parking lots and parking garages. The requirements, found in Table A, for the parking garage follow: • 90 degree angle stalls: 9 feet wide and 19 feet deep; • 60 degree angle stalls: 9 feet wide and 21 feet deep; • One-way drive aisles: 20 feet wide. The project requests a modification to theses standard for the following to be permitted: • 90 degree angle stalls: 9 feet wide and 18 feet deep, • 60 degree angle stalls: 8 feet 9 inches wide and 18 feet, 11 inches deep. One-way drive aisles: 16 feet, 5 inches wide. Item # 4 Page 7 117 Agenda Item 4 SUBTOTAL 25 enclosed spaces 51 spaces / 26 fixed racks PARKING STRUCTURE REQUIREMENTS General Retail 114,000 sq. ft., 20%/80% 3,200 s.f./4,000 = minimum of 4 4 spaces SUBTOTAL 4 spaces TOTAL 25 enclosed spaces 55 spaces / 30 fixed racks • The hotel project was approved by the Planning and Zoning Board with the condition that all required bicycle parking (51 spaces) be provided on -site and/or in the public right-of-way. • The project is proposing to provide 55 bicycle parking spaces to comply with the Planning and Zoning Board's condition of approval (51 spaces) and the additional bicycle parking required from the retail on the parking garage (4 spaces). (K) Parking Lots — Required Number of Off -Street Spaces for Type of Use. (2) Nonresidential Parking Requirements. This standard requires a minimum and maximum number of parking spaces per use as shown in the following chart: Use Minimum Parking Maximum Parking Minimum Requirements for Spaces Spaces Proposed Hotel and Accessory Uses HOTEL REQUIREMENTS Restaurants 5,391 s.f./1,000(*5) = a. Fast Food 7/1000 sq. ft. 15/1000 sq. ft. 27 spaces b. Standard 5/1000 sq. ft. 10/1000 sq. ft. Bars, Taverns, and 5/1000 sq. ft. 10/1000 sq. ft. 1,480 s.f./1,000(*5) = Nightclubs 7 spaces General Retail 2/1000 sq. ft. 411000 sq. ft. 830 s.f./1,000(*2) _ 2 spaces General Office 1/1000 sq. ft. 3/1000 sq. ft. 3,541 s.f./1,000(*1) _ (conference) 4 spaces Lodging 0.5/unit 1/unit 162 units*(0.5) _ Establishments 81 spaces SUBTOTAL 121 spaces PARKING GARAGE REQUIREMENTS General Retail 2/1000 sq. ft. 4/1000 sq. ft. 3,200 s.f./1,000(*2) _ 6 spaces SUBTOTAL 6 spaces TOTAL 127 spaces Item # 4 Page 6 116 Agenda Item 4 blocks, in side yards, underground or in a parking structure, to the maximum extent feasible. • The proposal would replace the hotel's surface parking lot and meet this standard by constructing a parking structure. 3. Compliance with Article Three — General Development Standards: Staff finds that the Fort Collins Hotel Parking Garage complies with the applicable General Development Standards, with the exception of one modification of standard, as explained below. Section 3.2.1(E) — Landscape Standards: Standards in this section require a fully developed landscape plan that addresses relationships of landscaping to the street, the building, abutting properties, and users on site. • All areas of the site not paved for pedestrian and vehicular access are landscaped. • Street trees are provided along Chestnut and Jefferson Streets. Section 3.2.2 — Access, Circulation and Parking The proposed parking garage will contain all required vehicle and bicycle parking for the Fort Collins Hotel project. (C) Development Standards: (4) Bicycle Facilities. This standard requires bicycle parking space to be provided per use as follows: Use Categories HOTEL REQUIREMENTS Restaurants a. Fast food b. Standard Bicycle Parking Space Minimums I % Enclosed Bicycle Parking/ % Fixed Bicycle Racks Requirements for Proposed Hotel and Accessory Uses 5,391 s.f./1,000 = 1.5/1,000 sq. ft., 0%/100% 5 spaces minimum of 0%/100% 1/1,000 sq. ft., minimum of Bars, Taverns and Nightclubs 1/500 sq. ft., 0%/100% 1,480 s.f./500 = minimum of 4 3 spaces General Retail 1/4,000 sq. ft., 20%/80% 830 s.f./4,000 = minimum of 4 1 space General Office (conference 1/4,000 sq. ft,, 20%/80% 3,541 s.f./4,000 = space) minimum of 4 1 space Lodging Establishments 1 per 4 units 60%/40% 162 units/4 = 41 spaces Item # 4 Page 5 115 Agenda Item 4 The Downtown District is intended to provide a concentration of retail, civic, office and cultural uses in addition to complementary uses such as hotels, entertainment and housing. It is divided into three (3) subdistricts as depicted on Figure 18. The development standards for the Downtown District are intended to encourage a mix of activity in the area while providing for quality development that maintains a sense of history, human scale and pedestrian -oriented character. • Parking structures are complementary and supportive to the dense and activity intense uses in downtown. The proposed parking structure provides parking for both the hotel and the public in an efficient manner without compromising the pattern and fabric of downtown development. Section 4.16(B) - Permitted Use: The proposed parking garage and retail uses are permitted in the Old City Center Subdistrict by review from the Planning and Zoning Board (Type 1). Section 4.16(D) — Building Standards: (1) Setback from Streets. This standard requires that setbacks shall be compatible with established setbacks of existing buildings on the same block face. • Existing buildings along both Jefferson and Chestnut Streets have been developed with no setback from the ROW. The proposed garage also has a zero lot line setback. (2) Building Height. (a) The maximum building height in the Old City Center shall not exceed four (4) stories or fifty-six (56) feet in height. • The proposed parking garage is three levels of parking or 2 'h stories in height (29 '/2 feet). The stair towers, located at the north and south corners, rise to 38 feet in height. (4) Building Character and Facades. This standard requires that buildings have architectural interest, encourage outdoor activity, and are constructed with high -quality materials. • The garage is proposed to be constructed primarily with precast concrete with architectural interest added with green screens made of galvanized steel lattice, steel framed metal grates to emulate punched windows, aluminum and glass "storefront' on the stair towers, and brick facades at the vehicle entrance, the retail along the alley, and along Jefferson Street where the structure has been designed to include potential future retail uses. The second floor facade along Old Firehouse Alley is proposed to be plaster to accommodate a mural. • The garage design encourages outdoor activity by providing retail along the northeast side of improved (with pavers and Tivoli lights) Old Fire House Alley which engages pedestrians and further contributes to an already special space. Section 4.16(E) — Site Design Standards: 1. Site Design. a. Parking lots. This standard requires that parking lots not dominate the frontage of pedestrian -oriented streets and shall be located behind buildings in the interior of Item # 4 Page 4 114 Agenda Item 4 Direction Zone District Existinq Land Uses Northwest Downtown (D) Old City Center Retail and Restaurant uses on the ground Subdistrict level, residential and office on upper levels. Northeast River Downtown Redevelopment (RDR) Across Jefferson Street are industrial and office uses, and the Fort Collins Rescue Mission, Across Walnut Street is the Mitchell Block (A.K.A. Bohemian Building) which is an office Southwest Downtown (D) Old City Center use and across Mountain Avenue is the Old Subdistrict Town Parking Garage and the Goodyear Tire store (which is proposed to redevelop into a mixed -use retail & office] project). Southeast Downtown (D) Old City Center Across Chestnut Street are industrial, Subdistrict restaurant, retail uses, and the Lyric Cinema. r—' 2. Compliance with Division 4.16 - Applicable Downtown Zone District Standards. Staff finds that the Fort Collins Hotel Parking Garage complies with the applicable standards in Division 4.16 Downtown District — Old City Center Subdistrict, as explained below. Section 4.16 (A) Purpose: The purpose of the Downtown District is as follows: Item # 4 Page 3 113 Agenda Item 4 and bicycle parking for the hotel. For reference, the Fort Collins Hotel staff report from the August 10 Planning and Zoning Board meeting is attached. The site is located in the Downtown (D) District - Old City Center Center Subdistrict and the Transit - Oriented Development (TOD) Overlay Zone, just outside the Old Town Historic District. Parking lots and garages are permitted in the Old City Center Subdistrict through review by the Planning and Zoning Board (Type 2). The project is requesting one Modification of Standard Modifications of Standards Parking Section 3.2.2(L) parking dimensional requirements: 90 degree angle stall: 9 feet wide and 19 feet deep; 60 degree angle stall: 9 feet wide and 21 feet deep. One-way drive aisle: 20 feet wide. The project requests parking dimensional sizes: 90 degree angle stall: 9 feet wide and 18 feet deep; 60 degree angle stall: 8 feet 9 inches wide and 18 feet, 11 inches deep. One-way drive aisle: 16 feet, 5 inches wide. RECOMMENDATION: Staff recommends approval of Fort Collins Hotel Parking Garage PDP #150018. EXECUTIVE SUMMARY The proposed design is a result of a thoughtful context -sensitive approach by the developer. 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. At the time of writing this staff report, the project is scheduled to be reviewed by the Landmark Preservation Commission (LPC) on September 28. A memo will be forwarded to the P&Z Board with the outcome of that meeting. Staff finds that the proposed development complies with all standards of the land use code, with the exception of the requested modification of standard which is considered nominal and inconsequential when considered from the perspective of the entire development plan. COMMENTS: 1. Surrounding Zoning and Land Uses. Surrounding zoning and land uses are as follows: Item # 4 Page 2 112 Agenda Item 4 PROJECT NAME FORT COLLINS HOTEL PARKING GARAGE STAFF Seth Lorson, City Planner PROJECT INFORMATION PROJECT: Fort Collins Hotel Parking Garage PDP #150018 APPLICANT: Stu MacMillan Bohemian Companies 262 East Mountain Avenue Fort Collins CO, 80524 OWNER: Same 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. Proposed at the corner of Chestnut and Jefferson Streets, the garage entry will be on Chestnut Street. The retail spaces will face onto Old Firehouse Alley which is proposed to be improved with pavers and Tivoli lights. The garage is proposed to be constructed primarily with precast concrete with architectural interest added with green screens made of galvanized steel lattice, steel framed metal grates to emulate punched windows, aluminum and glass "storefront' on the stair towers, brick facades at the vehicle entrance, the retail along the alley, and along Jefferson Street where future retail uses may be established. The second floor fapade along Old Firehouse Alley is proposed to be plaster to accommodate a mural. Consistent with the immediate downtown context, the garage is not set back from the ROW and directly contributes to the urban design of the street and sidewalk. The massing along both Chestnut and Jefferson Streets will be 2 1/2 stories (three levels without a roof) which will create a transition from Jefferson Street to the 5 story hotel along Old Firehouse Alley. This project is proposed on the same footprint as the approved Fort Collins Hotel parking lot and subject to all required improvements in the right-of-way (ROW). Also, the garage will contain all required vehicle Item # 4 Page 1 111