HomeMy WebLinkAboutRAMADA LIMITED SUITES PUD, PHASE 1 - FINAL - 16-96B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSActivity A:
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Ramada Limited Suites PUD, Phase 1 - Final, #16-96B
September 23, 1996 P & Z Meeting
Page 5
RECOMMENDATION:
Staff recommends approval of the Ramada Limited Suites PUD, Phase 1, Final, #16-96B
with the following condition:
The Planning and Zoning Board approves this planned unit development final plan
upon the condition that the development agreement, final utility plans, and final
P.U.D., plans for the planned unit development be negotiated between the
developer and City staff and executed by the developer prior to the second monthly
meeting (November 25, 1996) of the Planning and Zoning Board following the
meeting at which this planned unit development final plan was conditionally
approved; or, if not so executed, that the developer, at said subsequent monthly
meeting, apply to the Board for an extension of time. The Board shall not grant any
such extension of time unless it shall first find that there exists with respect to said
planned unit development final plan certain specific unique and extraordinary
circumstances which require the granting of the extension in order to prevent
exceptional and unique hardship upon the owner or developer of such property and
provided that such extension can be granted without substantial detriment to the
public good.
If the staff and the developer disagree over the provisions to be included in the
development agreement, the developer may present such dispute to the Board for
resolution if such presentation is made at the next succeeding or second
succeeding monthly meeting of the Board. The Board may table any such decision,
until both the staff and the developer have had reasonable time to present sufficient
information to the Board to enable it to make its decision. (If the Board elects to
table the decision, it shall also extend the term of this condition until the date such
decision is made).
If this condition is not met within the time established herein (or as extended, as
applicable), then the final approval of this planned unit development shall become
null and void and of no effect. The date of final approval for this planned unit
development shall be deemed to be the date that the condition is met, for purposes
of determining the vesting of rights. For purposes of calculating the running of time
for the filing of an appeal pursuant to Chapter 2, Article II, Division 3, of the City
Code, the "final decision" of the Board shall be deemed to have been made at the
time of dispute is presented to the Board for resolution regarding provisions to be
included in the development agreement, the running of time for the filing of an
appeal of such "final decision" shall be counted from the date of the Board's
decision resolving such dispute.
Ramada Limited Suites PUD, Phase 1 - Final, #16-96B
September 23, 1996 P & Z Meeting
Page 4
4. Neighborhood Compatibility:
Similar, existing retail, office, and restaurant uses surround the proposed hotel and
retail/office uses of this P.U.D. on three sides. A railroad and canal provide a physical
separation between existing single-family residential development to the west of this P.U.D.
When approving the Preliminary PUD, the Planning and Zoning Board determined that the
proposed use was compatible with the surrounding neighborhood.
5. Transportation:
Vehicular access to the hotel will be via an access drive between Lots 2 and 3 (future
shared access with the retail development). The traffic study indicates that the proposed
hotel will generate 334 average daily vehicle trips. The traffic study indicates that at full
build -out (including retail as part of a future Phase 2) the short term afternoon peak hour
operating conditions are expected to operate at level of service "B" for critical left turn
movements at the hotel driveway. All other movements at the hotel driveway are expected
to operate at level of service "A". Therefore, the proposed development is feasible from
a traffic engineering standpoint.
6. Natural Resources:
There are existing wetlands to the north of this site. The Natural Resources Department
has reviewed the Site Plan and Grading Plans and has indicated that there will be no
infringement on the wetlands. At the Natural Resources Department's request, the
applicant has modified the species along the north property line to include wetland -native
species.
FINDINGS OF FACT/CONCLUSION:
1. The Ramada Limited Suites PUD, Phase 1, Final #16-96B is in substantial
compliance with the Ramada Limited Suites PUD Preliminary, #16-96A which was
approved on August 26, 1996 by a vote of 5-0, including a variance to allow a
maximum height of 43'-6" for the hotel;
2. The Ramada Limited Suites PUD, Phase 1, Final, #16-96B meets all applicable All
Development Criteria of the Land Development Guidance System.
3. The Ramada Limited Suites PUD, Phase 1, Final, #16-96B complies with the
Interim Design Standards and Guidelines for All Commercial Development.
4. The Ramada Limited Suites PUD, Phase 1, Final, #16-96B is compatible with
surrounding land uses.
Ramada Limited Suites PUD, Phase 1 - Final, #16-96B
September 23, 1996 P & Z Meeting
Page 3
3. Design:
A. Architecture:
The applicant proposes a hotel with a full gable and hipped roof structure with a
maximum height of 43'-6" (variance was granted on 8/26/96). Hotel building
materials will consist of 7' to 8' of brick around the entire base of the building
(reddish -brown in color); synthetic stucco (saddlewood beige in color); and high -
profile, heavy dimensional fiberglass shingles (brown in color). Additional
architectural elements include a drive -under porte on the east side of the building,
vinyl shutters, lattice grilles, and synthetic stucco columns. All roof top mechanical
equipment is to be fully screened from public view with metal decking structures.
B. Landscaping:
The applicant proposes a 5' wide detached sidewalk along South Mason Street with
street trees between the walk and the back of curb. A 6' wide scored concrete
pedestrian connection is proposed from the public sidewalk to the hotel building.
Parking lots will be screened with deciduous and evergreen shrubs along the edges
and in islands. A combination of evergreen and deciduous trees and shrubs will be
planted along the foundations of the buildings.
C. Parking:
A total of 63 automobile parking spaces and 6 bicycle parking spaces are proposed
with the Phase 1 (hotel) portion of the development. The traffic study indicates that
a 70% occupancy rate is typical for the hotel industry. Since the City Code does not
specify a parking ratio for hotel uses, Staff consulted several national parking
studies. These studies recommend a parking ratio of 0.9 parking spaces per hotel
room. Using this ratio, approximately 60 parking spaces are required. Staff
recommends that the number of parking spaces provided is acceptable.
D. Signage:
This site is located outside of the Residential Neighborhood Sign District.
Therefore, any proposed signage is subject to Chapter 29, Article IV of the City
Code (the Sign Code) which is administered by the Zoning Department.
Ramada Limited Suites PUD, Phase 1 - Final, #16-96B
September 23, 1996 P & Z Meeting
Page 2
COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
N: H-B; vacant (wetland), existing commercial (Harms Sound Labs).
S: H-B; existing retail (Lots 5 and 6 of Garth Commercial Plaza).
W: R-P, R-L-P; railroad, New Mercer Canal, existing single-family residential (South
Glen PUD 4th Filing, Park South).
E: H-B; vacant (proposed bank); existing retail and restaurants (Olive Garden,
Kentucky Fried Chicken, REI, Barnes and Noble Book Store).
This property was annexed into the City as part of the Horsetooth-Harmony Annexation on
July 5, 1978. The property was subdivided as part of the Garth Commercial Plaza on April
29, 1980.
On August 26, 1996, the Planning and Zoning Board approved the Ramada Limited Suites
PUD, Preliminary, #16-96A by a vote of 5-0, including a variance to allow a maximum
height of 43'-6" for the hotel building.
2. Land Use:
This is a request for Final Planned Unit Development (P.U.D.) approval for a 38,700 square
foot (66 room) hotel on 1.26 acres known as Lots 1, 2, and 3 (partial) of the Garth
Commercial Plaza.
A. LDGS
This proposal meets all applicable All -Development Criteria and is in substantial
compliance with the approved Ramada Limited Suites PUD, Preliminary, #16-96A.
B. Interim Standards and Guidelines for All Commercial Development
On August 26, 1996, the Planning and Zoning Board made a finding the Ramada Limited
Suites PUD, Preliminary, #16-96A was in compliance with the Interim Standards and
Guidelines for All Commercial Development. The Ramada Limited Suites PUD, Phase 1,
Final, #16-96B is in substantial compliance with the approved preliminary. Therefore, the
Final PUD application is in compliance with the Interim Standards and Guidelines for All
Commercial Development.
ITEM NO. 4
MEETING DATE 9/23/96
STAFF Mike Ludwig
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Ramada Limited Suites PUD, Phase 1, Final, #16-96B.
APPLICANT: The Swahn Group, Inc.
c/o Cityscape Urban Design, Inc.
3555 Stanford Road, Suite 105
Fort Collins, CO 80525
OWNER: George Holter
3509 South Mason Street
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for Final Planned Unit Development (P.U.D.) approval for a 38,700 square
foot (66 room) hotel on 1.26 acres known as Lots 1, 2, and 3 (partial) of the Garth
Commercial Plaza. The property is located on the west side of Mason Street, south of
Boardwalk Drive extended; and zoned HB, Highway Business.
RECOMMENDATION: Approval with a condition.
EXECUTIVE SUMMARY:
This request for Final P.U.D. approval:
• is in substantial compliance with the Ramada Limited Suites PUD Preliminary, #16-
96A which was approved on August 26, 1996 by a vote of 5-0, including a variance
to allow a maximum height of 43'-6" for the hotel;
• meets the applicable All Development Criteria of the Land Development Guidance
System;
• complies with the Interim Design Standards and Guidelines for All Commercial
Development;
• is compatible with surrounding land uses.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT