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HomeMy WebLinkAboutFORT COLLINS HOTEL (DOWNTOWN HOTEL) - PDP - PDP150008 - DECISION - MINUTES/NOTESPlanning & Zoning Board September 10, 2015 Page 5 Member Hart made a motion that the Planning and Zoning Board approve the request for modification for the standard to permit a reduced parking lot set back from 10 feet to 7 feet and from 15 feet to 5 feet in section 3.2.2(J) is not detrimental to the public good and granting the modification would not diverge from the standards of the Land Use Code except in a nominal and inconsequential way, as that the proposal provides adequate buffering with 30" wall, extra -dense landscaping, and plaza that make the area more pedestrian -friendly and add visual interest. Member Heinz seconded. Vote: 6:0. Member Hart made a motion that the Planning and Zoning Board approve the request for modification for the standard to permit a parking lot located on 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. Member Schneider seconded. Vote: 6:0. Member Hart made a motion that the Planning and Zoning Board approve the request for modification for the 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. Member Hobbs seconded. Vote: 6:0. Member Hart made a motion that the Planning and Zoning Board approve the request for modification for the 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 (491) as the building across the street that complies with the standard. Member Heinz seconded. Vote: 6:0. Member Hart made a motion that the Planning and Zoning Board approve the request for an alternative compliance bicycle parking plan that provides for 51 bicycle parking spaces on private property and/or adjacent street rights -of -way and 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". Member Heinz seconded. Vote: 6:0. Member Hart made a motion that the Planning and Zoning Board approve the Fort Collins Hotel project development plan #160008 based on the findings of fact in the staff report on page 13 and 14. Member Hansen seconded. Vote: 6:0. The Board took a break at 8:10pm and reconvened at 8:20pm. Planning & Zoning Board September 10, 2015 Page 4 Joe Rowan, 621 Gilgalad Way, is the Executive Director of Funding Partners, supports this project even though there may be some areas needing modification. He likes the architecture and approves of the design and the overall development process. Robert Lyle, 100 Riverside Avenue, would like to see a mock-up of the proposed roundabout. Dave Hejde, 222 Linden Street, supports this project but is concerned that the parking and doesn't support the modification proposed for parking. Applicant and Staff Response Planner Lorson addressed the citizen question about roundabouts, saying it has not yet been developed, so there are no conceptual designs to review at this time. He also discussed the parking garage question, saying he believes that the current plans are very adequate is providing necessary parking. The parking garage portion of this project will be brought to the Planning and Zoning Board in October for approval. Mr. Delich and Mr. Beaker also clarified some of the citizen questions, illustrating how parking operations will work and the possible effects of City events. Member Hobbs asked how the parking requirement was derived, and Planner Lorson explained how the number of spaces was developed based on the City standards. Member Heinz asked how many proposed sites are planned for the parking garage, and Planner Lorson responded just over 300 (2/3 public and 1/3 private). Overflow from hotel use could be at garage. Assistant City Attorney Yatabe counselled the Board to consider only the current proposal, not focusing on any future proposals. Planning Manager Gloss added that the Board can also provide speck conditions for approval. Member Hansen asked what the net change in parking area would be along Chestnut; 16 spaces will be removed, but there will still be available on -street parking on Chestnut. This loss of parking will not be considered in tonight's deliberation. The building materials and facade were also discussed at length. Member Heinz asked about the reasoning for demolishing buildings that may be eligible for historic designation, specifically focusing on the building called the "ghost garage'. Planner McWilliams responded that this building is not eligible to be a Fort Collins landmark, which was determined by the CDNS Director and Landmark Preservation Chairman. Chair Carpenter asked for samples of the zinc and aluminum that would be part of the building materials. Mr. Bieker provided samples and explained the choice of materials and how they will weather. Planner Lorson also clarified that the P&Z Board is only approving one area for bicycle parking; future bike parking will be developed and the required number of spaces will be included in the review. Marc Virata, Engineering, further clarified that encroachments considered private can be installed in the right-of-way with the appropriate permits. He also said that such encroachments could be conditioned and approved by the City Manager per City code. Board Deliberation Each member indicated their support of the project. Member Hart made a motion that the Planning and Zoning Board approve the request for modification for the standard to permit 106 parking places instead of the required 111 parking places, as required under section 3.2.2(K)(1), is not detrimental to the public good and granting the modification would 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 there are many other public parking options conveniently located near the site. Member Hobbs seconded the motion. Vote: 6:0. Planning & Zoning Board September 10, 2015 Page 3 Secretary Cosmas reported that the Landmark Preservation Commission had submitted their findings of fact and conclusions from the previous night's commission hearing. Staff and Applicant Presentations Planner Lorson gave a full presentation of this project, including a description of each of the proposed modifications. He also discussed the request for alternative compliance to the bicycle parking standards, citing the potential amenities that may be provided in the future. Historic Preservation Planning Manager McWilliams also discussed the recommendation made by the Landmark Preservation Commission the previous evening. This property meets the criteria for this review, and the LPC reviewed the development plan and found that the project is compatible and respectful to the surrounding character of other historic buildings for the following elements: • Massing • Color • Building height • Setbacks The LPC unanimously recommended to the approving authority (Planning and Zoning Board) that they also approve this plan, finding that it complies with Land Use Code section 3.4.7. Stu McMillan, with the Bohemian Companies, gave a brief presentation on the history of how this project evolved and which entities are involved. He introduced Lou Bieker, with 4240 Architects, who also gave a detailed description of the project design and site placement within Old Town and its proximity to the River District. He discussed the history of the Fort Collins hotels and gave a detailed presentation of the architectural decisions made for all aspects of the hotel. Board Questions and Staff Response Member Hart inquired about the number of bicycle parking spaces expected to be used by employees, and the applicant confirmed it would be approximately 90. Member Hobbs asked about the traffic flow constraints relating to hotel access in general. Matt Delich, of Delich Associates, responded that two methods of accessing the site were reviewed, and they had determined that the access roundabout will provide the best method for access. All options meet the City of Fort Collins traffic standards even with the current constraints_ There are still some concerns about access during City events. Martina Wilkinson, with Traffic Operations, also stated that these details mainly address "ease of use" questions, especially during City events; she acknowledged that congestion will be present at any large City event. Member Hansen also inquired about the bicycle parking ridership levels, which may prove to be much higher than in other areas of town. Mr. Bieker detailed the locations that would be available to bicycle riders, even those not staying at the hotel. Public Input Eric Sutherland, 3520 Golden Currant, indicated his concerns about bicycle parking and his disagreement with granting the alternate compliance request. He reviewed the significant tax revenues forecasted, which he believes to be inappropriate. Planning & Zoning Board September 10, 2015 Page 2 Planning Manager Gloss reviewed the items on the Consent and Discussion agendas. He noted that the Houska Rezoning has been moved from Discussion to Consent. He also noted that the 2016 Work Plan will be discussed under Other Business. Public Input on Items Not on the Agenda: Eric Sutherland, 3520 Golden Currant, discussed his concerns over the SPAR process related to unincorporated areas of Larimer County. He specifically mentioned a construction project involving the building of a storm water dam located on County Road 50 that never had a development review, which is required by State law. Consent Agenda: 1. Draft Minutes from August 13, 2015, P&Z Hearing 2. Serious Texas Barbeque Major Amendment at Timberline Center, FDP150017 A citizen requested to see a presentation on the Houska Rezoning project, so it was moved back to the Discussion agenda. Public Input on Consent Agenda: None noted. Member Hart made a motion that the Planning and Zoning Board approve the September 10, 2015, Consent agenda, including the draft minutes from the August, 2015, Planning and Zoning Board hearing and Serious Texas Barbecue Major Amendment at Timberline Center. Member Hansen seconded. Vote: 6:0. Discussion Agenda: 3. Fort Collins Hotel— PDP #150008 4. Village on Redwood 5. Houska Rezoning Project: Fort Collins Hotel — PDP #150008 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 comer of Chestnut and Jefferson Streets (363 Jefferson Street). The project is requesting five Modifications of Standards (relating to parking and building height) and one Alternative Compliance (relating to bicycle parking spaces). Recommendation: Approval Jennifer Carpenter, Chair Kristin Kirkpatrick, Vice Chair Jeff Hansen Gerald Hart Emily Heinz Michael Hobbs Jeffrey Schneider City Council Chambers City Hall West 300 Laporte Avenue Fort Collins, Colorado Cablecast on City Cable Channel 14 on the Comcast cable system The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224-6001) for assistance. Regular Hearing September 10, 2015 Chair Carpenter called the meeting to order at 6:00 p.m. Roll Call: Carpenter, Hansen, Hart, Heinz, Hobbs and Schneider Absent: Kirkpatrick Staff Present: Gloss, Leeson, Yatabe, Wilkinson, Shepard, Schmidt, Burnett, Holland, Mapes, Lorson, Virata, McWilliams and Cosmas Agenda Review Chair Carpenter provided background on the board's role and what the audience could expect as to the order of business. She described the following processes: • While the City staff provides comprehensive information about each project under consideration, citizen input is valued and appreciated. • The Board is here to listen to citizen comments. Each citizen may address the Board once for each item. • Decisions on development projects are based on judgment of compliance or non-compliance with city Land Use Code. • Should a citizen wish to address the Board on items other than what is on the agenda, time will be allowed for that as well. • This is a legal hearing, and the Chair will moderate for the usual civility and fairness to ensure that everyone who wishes to speak can be heard.