HomeMy WebLinkAboutFORT COLLINS HOTEL (DOWNTOWN HOTEL) - PDP - PDP150008 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTThe applicant requests a modification of standard to allow surface parking to be
located approximately 6’ from the R.O.W. along an arterial, rather than 15’ as
stated in section 3.2.2(J):
1. Section 3.2.2(J): Setbacks (parking). Any vehicular use area containing six (6) or
more parking spaces or one thousand eight hundred (1,800) or more square feet shall
be set back from the street right of way 15’ along an arterial street.
As an infill site, the project is spatially constrained and providing the requisite number of
parking spaces is a difficult task. A 5’ landscaped setback to a 30” masonry buffer wall is
shown along the Jefferson Street ROW. The buffer wall effectively provides screening of
the parking area from the street, accomplishing the intent of the 15’ landscaped setback,
while accommodating a required number of parking spaces. In addition, Plazas are
depicted at either corner of the property, framed by masonry seat walls. Seatwalls are
also shown as raised planters along the streetscape.
This enhanced streetscape, with a combination of masonry wall, landscaping, and
seating areas, in addition to street trees in grates along Jefferson St. creates an overall
streetscape condition that is pedestrian oriented, uses quality materials and screens
views to the lot. This condition is equal to or better than a simple 15’ landscaped area as
a buffer for parking.
The applicant requests a modification of standard to allow surface parking to be
located along an arterial, rather than behind a building as stated in section
4.16(E)(1)(a).
2. Section 4.16(E)(1)(a): 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.
As the overall project parking requirements are significant and the project site is
constrained as an infill/redevelopment site, the current configuration represents the
highest level of feasibility and activates the downtown core intersection of Walnut St.,
Chestnut St. and Mountain Ave.
Efforts have been made to improve the streetscape condition along Jefferson St. and
screen parking, however, the project cannot accommodate additional building frontage
along Jefferson St. without sacrificing required parking quantities. This streetscape
condition coupled with the landscape buffer is equal to or better than a building frontage
in terms of activating the overall streetscape condition and providing a buffer from
parking along the arterial.