HomeMy WebLinkAboutHARMONY COMMONS HOTEL - FDP170001 - CORRESPONDENCE - STAFF'S PROJECT COMMENTS (3)With regard to Spirit Hospitality — Marriott Hotel, the Planning Department worked
closely with the applicant and their design team to craft a building design that achieved
compliance by providing high quality exterior materials, fagade articulation, well -placed
building details, and a variety of colors and differentiated massing. Combined, the
building is found to be both compatible with the surrounding context and sufficiently
distinctive to contribute to the uniqueness of Fort Collins.
In summary, since the beginning of the City of Fort Collins review process for the Spirit
Hospitality — Marriott Hotel, the Planning Department has indicated to the applicant that
design of the building must place a demonstrable emphasis on complying with all
applicable Principles, Policies and Land Use Code Standards in order to gain a
recommendation for approval to the Planning and Zoning Board. The overall design of
the building and site components was found to comply with these policies and
standards and staff recommended approval of the Harmony Commons Hotel, Lot Six,
Project Development Plan. The Planning and Zoning Board granted their approval at
the regular public hearing of December 15, 2016.
Please let me know if you have any further questions regarding this matter.
Sincerely:
Ted Shepard
Chief Planner
City of Fort Collins
(970) 221-6343
4
Land Use Code - Article Three — Compatibility and Architectural Design:
Commercial centers in the Harmony Corridor are expected to demonstrate a cohesive
and unified design to avoid the appearance of strip centers. The Land Use Code states:
"Section 3.5.1(C) — Building and Project Compatibility — General
Standard: new developments in or adjacent to existing developed areas shall be
compatible with the established architectural character of such areas by using a
design that is complementary. Compatibility shall be achieved through
techniques such as the repetition of roof lines, the use of similar proportions in
building mass and outdoor spaces, similar relationships to the street, similar
window and door patterns and /or the use of building materials that have color
shades and textures similar to those existing in the immediate area of the
proposed infill development. Architectural compatibility (including without
limitation, building height) shall be derived from the neighboring context."
With regard to Spirit Hospitality — Marriott Hotel, the proposed development is Lot Six of
the Harmony Commons Commercial Center. This center includes a total of seven lots.
Two buildings have been constructed. Two additional buildings (not including the hotel)
are currently in plan review. Overall thus far, all existing and proposed buildings within
the center are complying with the requirement for setting a high level of quality and, by
the repeated use of compatible masonry as a primary building exterior, demonstrate
compliance with the aforementioned compatibility standard.
Article Three of the Land Use codifies the aforementioned Principles and Policies
related to modifying standardized prototypes with the following standard:
"Section 3.5.3(E): Character and Image. Site Specific Design: Building design
shall contribute to the uniqueness of a zone district, and/or the Fort Collins
community with predominant materials, elements, features, color range and
activity areas tailored specifically to the site and its context. In the case of a
multiple building development, each individual building shall include predominant
characteristics shared by all building in the development so that the development
forms a cohesive place within the zone district or community. A standardized
prototype design shall be modified as necessary to comply with the requirements
of this subsection. "
3
A significant amount of effort has gone into creating and consistently implementing this
vision over the last 26 years.
City Plan Principles and Policies:
In addition, the City of Fort Collins has had long-standing policies that guide and
influence free-standing commercial development within established centers. For
example, the following two City Plan policies are applied to all new commercial projects
and take on added importance in the Harmony Corridor:
"Principle LIV15: Commercial developments create a powerful impression of the
City, both individually and taken together as a whole. While corporate franchises
and chain stores will remain vital and recognizable, commercial developments
shall be designed to contribute to Fort Collins' distinct visual quality and
uniqueness. "
"Policy LIV15.1: Modify Standardized Commercial Architecture. Provide site
specific design of commercial buildings to reflect local values, and modify
standardized architectural prototypes, if necessary, so that the City's appearance
remains unique. Development will not consist solely of repetitive design that may
be found in other communities. "
"Policy LIV 15.2 — Seek Compatibility with Surrounding Development. Design
commercial buildings to contribute to the positive character of the area. Building
materials, architectural details, color range, building massing, and relationships
to streets and sidewalks will contribute to a distinctive local district, corridor, or
neighborhood. "
Land Use Code - Article Four - Harmony Corridor Zone District:
As part of this implementation, a number of land use policies and standards guide and
inform all aspects of land development in the corridor. For example, Lodging
Establishments are a permitted use in the Harmony Corridor zone district but are also
classified as a Secondary Use. The Land Use Code states:
"Section 4.26(D)(2): All secondary uses shall be integrated both in function and
appearance into a larger employment -based development plan that emphasizes
primary uses. Secondary uses in this zone district shall occupy no more than
25% of the total gross area of the development plan."
2
City of
F6rt Collins
July 24, 2017
Ms. Moira Bright
Senior Vice President of Development
Spirit Hospitality, LLC
4836 S. College Avenue, Suite 11
Fort Collins, CO 80525
RE: Harmony Commons Hotel, Lot Six
Dear Moira:
Planning, Development and
Transportation Services
Current Planning
281 N. College Ave.
PO Box 580
Fort Collins, CO 80522-0580
970.221.6750
970.224.6134 - fax
fcgov.com/Currentp/anning
Please accept this letter in response to the inquiries from Marriott regarding various
architectural aspects of the Final Plan for Harmony Commons Hotel, Lot Six.
Harmony Corridor Plan:
The City of Fort Collins adopted the Harmony Corridor Plan, as an element of the City's
Comprehensive Plan, City Plan, in 1991. The vision of the Harmony Corridor is to
create, enhance and preserve the five mile corridor as an attractive and complete
mixed -use area with a major employment base. The public policies associated with this
corridor represent the highest level of urban design compared with any other arterial
street in the City of Fort Collins.
Harmony Gateway:
Harmony Road is also considered the primary gateway into the southern portion of our
City. As such the gateway takes on added significance as stated in City Plan. -
"Policy L/V 13.3 — Establish Gateway Design: Consider including the following
elements to achieve high quality gateway design: supportive land uses, building
architecture, landscaping, signage, lighting and public art."
1