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HomeMy WebLinkAboutFORT COLLINS HOTEL (DOWNTOWN HOTEL) - PDP - PDP150008 - SUBMITTAL DOCUMENTS - ROUND 2 - ALTERNATIVE COMPLIANCE REQUEST (3)Fort Collins Hotel Alternative Compliance Letter – Parking Standard (2) Nonresidential Parking Requirements: Nonresidential uses shall provide a minimum number of parking spaces, and will be limited to a maximum number of parking spaces as defined by the standards defined below. (a) The table below sets forth the number of minimum required and maximum allowed parking spaces based on the square footage of the gross leasable area and of the occupancy of specified uses. In the event that on-street or shared parking is not available on land adjacent to the use, then the maximum parking allowed may be increased by twenty (20) percent. (c) TOD Overlay Zone Exemption: If new development is proposed within the Transit- Oriented Development (TOD) Overlay Zone, twenty-five (25) percent of the square footage of gross leasable area of such new development, but not to exceed five thousand (5,000) square feet in the aggregate, shall be exempt from minimum parking requirements. The exemption shall be distributed proportionally among the uses contained in a mixed-use development. Use Minimum Parking Spaces Maximum Parking Spaces Restaurants a. Fast Food b. Standard 7/1000 sq. ft. 5/1000 sq. ft. 15/1000 sq. ft. 10/1000 sq. ft. Bars, Taverns, and Nightclubs 5/1000 sq. ft. 10/1000 sq. ft. General Retail 2/1000 sq. ft. 4/1000 sq. ft. General Office 1/1000 sq. ft. 3/1000 sq. ft. or .75/employee on the largest shift or 4.5/1000 sq. ft. if all additional parking spaces gained by the increased ratio (over 3/1000 sq. ft.) are contained within a parking garage/structure Lodging Establishments 0.5/unit 1/unit Alternative compliance request: The project is proposing 163 rooms, 5,391 sf of restaurant, 830 sf of retail, a 1,480 sf rooftop bar and 3,541 of conference/meeting space. The project is located within the TOD designation for Fort Collins and per the land use code, we are required to have 114 parking stalls but due to site constraints, we are able to provide 106 stalls of the 114 stalls required for the project. However when talking with the hotel operator (Sage) about current operations at existing Hotels with a mix of uses (restaurant, retail and conference/meeting), they on average see a 30%-35% overnight capture rate on parking on their downtown hotels with a program similar to the project being proposed. With a 163 room hotel and assuming a 72% stabilization occupancy and a 30% capture rate, there will be about 35 overnight cars (163 x 30% x 72%). And for the peaks days when the hotel is 100% booked and assuming a 35% capture rate on 163 rooms, the project will see about 57 overnight cars (163 x 35%). The applicant would like to request that the requirements for parking be reduced on the hotel requirement only based on the current needs the hotel operator experiences at existing downtown hotels from 75 to 69, which is still above the assumed capture rate on peak days. The project will still park the required amount for the ancillary uses (restaurant, retail, sky bar and meeting/conference) at 39 per the land use code for a total of 106 parking spots which is 8 less than the required parking. The two hotel projects that Sage is referring to in order to come up with the capture rate are:  The Nines (Portland, OR) – 336 rooms, 2 destination restaurants, 13,500sf of meeting space (see below parking data counts) Overnight Parking Capture Rate: 35% (average 99 spaces per day) Other Parking (restaurants + meetings + other): 50 spaces per day  The Courtyard Portland City Center (Portland,OR) (– 256 rooms, 1 destination restaurant, 5,300sf of meeting space Overnight Parking Capture Rate: 29% (average 65 spaces per day) Other Parking (restaurants + meetings + other): included in number above Based on the data provided by the hotel operator from current operations and assuming that the surface lot is built, we feel the project is adequately parked to serve the needs of the hotel guests as well as anyone traveling to the project as a whole. While the applicant knows you cannot count offsite public parking as part of the requirement, there are 20 public spots that are currently abutting the project site that will provide extra spaces for guests. Also, the City currently has a public parking structure on Mountain Ave adjacent to the intersection of Mountain, Chestnut and Walnut which is currently being proposed as the entrance to the hotel off Mountain Ave. With the existing public spots and the parking structure surrounding the project and our 106 stalls, the hotel operator feels there is more than enough parking for the project especially in a downtown environment.