HomeMy WebLinkAboutFORT COLLINS HOTEL (DOWNTOWN HOTEL) - PDP - PDP150008 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUEST (5)Downtown Fort Collins Hotel Preliminary Development Plan
7/22/2015
MODIFICATION REQUEST
The 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.
This modification is not detrimental to the public good in that:
As an infill site, the project is spatially constrained and providing the requisite number of
parking spaces is a difficult task. The required number of stalls for the project is a 114
spaces, this takes into account the TOD zone overlay that the project is within. The
surface parking lot will provide 106 spaces. A 5’ landscaped setback to a 30” cast-in-
place concrete 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 cast-in-place concrete wall with
enhanced finish, 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.
Due to existing site conditions and the spatial constraints of the site the modification
request is based on item under the Land Use Code section 2.8 (H)(3)
By reason of exceptional physical conditions or other extraordinary and exceptional
situations, unique to such property, including, but not limited to, physical conditions such
as exceptional narrowness, shallowness or topography, or physical conditions which
hinder the owner's ability to install a solar energy system, the strict application of the
standard sought to be modified would result in unusual and exceptional practical
difficulties, or exceptional or undue hardship upon the owner of such property, provided
that such difficulties or hardship are not caused by the act or omission of the applicant.
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.
This modification is not detrimental to the public good in that:
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. The required number
of stalls for the project is a 114 spaces, this takes into account the TOD zone overlay
that the project is within. The surface parking lot will provide 106 spaces.
If additional building frontage is required for the site, the project will not be able to
provide the number of stalls listed above.
Due to existing site conditions and feasibility of development for the site the modification
request is based on item under the Land Use Code section 2.8 (H)(3)
By reason of exceptional physical conditions or other extraordinary and exceptional
situations, unique to such property, including, but not limited to, physical conditions such
as exceptional narrowness, shallowness or topography, or physical conditions which
hinder the owner's ability to install a solar energy system, the strict application of the
standard sought to be modified would result in unusual and exceptional practical
difficulties, or exceptional or undue hardship upon the owner of such property, provided
that such difficulties or hardship are not caused by the act or omission of the applicant.