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Home My WebLink AboutWOODSPRING SUITES - PDP190006 - SUBMITTAL DOCUMENTS - ROUND 3 - MODIFICATION REQUESTLKArchitecture Inspire. Create. Achieve. 345 Riverview, Suite 200 Wichita, Kansas 67203 T 316.268.0230 F 316.268.0205 lk-architecture.com Architecture • Engineering • Planning • Interior Design • Landscape Architecture LK Architecture, Inc. Woodspring Suites Hotel Request for Modification #1 Project Overview Our proposed project is a 122 room 4 story extended stay concept hotel, located in the Interchange Business Park at 847 SE Frontage Road. The hotel will feature a mix of single and double bed suites with convenient kitchenettes in each suite. In addition, it will offer the guests access to in-house laundry facilities, a fitness center and a comfortable lobby / waiting area. Conveniently located about the site will be inviting outdoor seating areas and ample facilitation for cyclist to safely secure bikes via bike racks and storage lockers. For our guest that may be traveling with pets, we also feature a large fenced pet area for exercising and playful activities. In consideration for the environmentally conscience traveler we will be providing EV charging stations in designated parking stalls specifically for electric or hybrid vehicles. Lastly, the character of the building exterior tastefully introduces enhanced architectural features such as the integration of sloped shed type roof sections to add interest to the exterior wall / roof articulation and break up the lineal effect of the flat parapet roof line. Accentuation of windows with awning elements and full canopy treatment at the main entries contribute to human scale feel in these areas. These features along with select exterior materials have been uniquely selected to distance this facility from the standard corporate prototype, and more closely reflect the character unique to Fort Collins and the “Gateway” presence as expressed in other strategic locations in the Fort Collins area. Requested Code Section and Modification We are requesting a modification from Code Section 3.9.4(B)(1 4), whereas in part states: “Buffers abutting I-25. Developments with a site perimeter which is adjoining the I-25 right-of- way shall provide a landscaped buffer of at least eighty (80) feet between the building or parking lot edge and the I-25 right-of-way. The buffer shall consist of informal clusters of deciduous and evergreen trees and shrubs planted in an offset pattern and shall consist of one (1) tree and ten (10) shrubs per twenty-five (25) lineal feet of frontage”. Challenge of Compliance Background The project is now and had been under contract for development for several months with plans to develop a national brand hotel concept. The original site developable area at the time was approximately 2.79 acres. Capable of supporting a 48,000 square foot facility with ample on-site parking. On or about 04/15/2019 we were presented with notification that CDOT would be exercising a property taking by way of Eminent Domain along the entire western and southern most portion of our site. The taking combined with the compliance requirement as stated in Code Section 3.9.4(B) (1 4), effectively reduces our developable area down from 2.79 acres to approximately 1.20 acres. Hardly enough to accommodate our originally planned facility, let alone onsite parking. Please refer to the attached exhibits “A” which is an overlay showing our current site design and the shaded area showing the site area after the CDOT property taking and the 80’ buffer requirement of developable area. Justification of Request for Modification With the assistance and in close conjunction with Staff and CDOT, the design team, after working through several design concepts, cooperation and compromises are leaning towards a proposed approach to salvage the project and move forward. As mentioned, the taking combined with the compliance as stated in Code Section 3.9.4(B) (1 4), effectively reduces our developable area down to approximately 1.20 acres. To restore the site’s developable area to support our proposed hotel, we will need to be granted a Request for Modification to waive the 80’ buffer requirements as stated in Code Section 3.9.4(B) (1 4) and allow the buffer along the Interstate to be reduced to about 5’. To satisfy the intent, and in the spirit of the 80’ buffer requirement, our intent is to provide within the 5’ buffer, a gravity stacked stone wall all along the westerly and, southern most portion of the site property line. The stone wall would be at a height of only 3’ to avoid the requirement of a structural foundation / footing which would interfere with underground utilities. Please refer to accompanying renderings. The intentional choice of the stone would go to the benefit, and in support of the local stone quarry as had been suggested in previous Staff discussions. As the wall terminates at the southern end of the property, it would transition to a curvilinear design, integrating a tiered planting area and offering a display platform to introduce artistic sculpture pieces to reside, adjacent to the facilities entrance drive, accented and highlighted by suttle low level landscape luminaires. Should there be concerns with the permanence of the stone wall, we would propose it be substituted with landscape material. Again, please refer to the accompanying renderings. Rationale for Site Selection 1. Excellent visibility from the heavily traveled I-25 and Mulberry 2. One of three main “Gateway” entrances to city of Fort Collins 3. Ease of access to interstate to go all directions in less than a minute 4. Hotel will improve the business park and provide a good synergy with the neighbor businesses 5. Site layout and size fits very well for our hotel product 6. Zoning allows us to build our hotel product with relative ease 7. The site has been under contract four times previously with inferior concepts and substantially less revenue to the city 8. Site is less than a mile away from Developers parents- Mountain View Stables 9. Significant opportunity to develop underutilized site providing substantial revenue to the city for many years 10. Hotel product in the area is extremely tired and our product will provide large improvement of stay for those guests for similar price point 11. SH 14 is a major east-west thoroughfare for our guest’s employment as we house a lot of contract employees for weeks at a time Advantages and Benefits for Anticipated Growth 1. Major infrastructure and construction projects in the nearby 20-mile radius over next 10 years 2. Regional hub for healthcare expected to grow over the next 10 years 3. Relocation and expansion of population growth in the area 4. Economic growth for Fort Collins over the next 10 years is very strong 5. The extended-stay product has the lowest supply in Fort Collins and largest demand with the flexibility it offers the guests 6. Affordable housing continues to be a large need and this product provides a substantially safer and cleaner option than other price point hotels 7. As a development group we see more opportunities to build more in Fort Collins and plan to build a long-term relationship with the city Closing Statement The granting of this modification will allow the project to move forward thereby contributing to the progressive, thoughtful and forward approach to growth as demonstrated by Staff’s foresight, hands on approach and oversight of proposed development of projects in Fort Collins. In retrospect of several sub-par attempts to develop the site, we have worked hard and hand in hand with Staff and CDOT on a multitude of varying designs, compromises, and collaborations, resulting in an exemplary project and testimony of dedicated efforts of City Staff, Ownership and design professionals. It is to this point, we are encouraged by official Staff comments from our second-round comments, indicating Staff’s willingness to support this Request for Modification. “28.Section 3.9.4(B)(1 4) requires an 80 foot landscape buffer include berms and screening between the building or parking lot edge and I 25 right of way. Staff is willing to support a Request for Modification to this standard due to the fact that the Interchange Business Park was originally platted and approved in Larimer County and then later annexed into the City. While the specific quantitative metric may not be achieved, the landscape architect is encouraged to consider qualitative aspects that would meet the overall intent of the standard”. It is our hope that you will find this Request for Modification sensible and valid and in keeping within the spirit and intent of the cited code above. Larry Webb Project Manager Hospitality LK Architecture, Inc. 345 Riverview, Suite 200 Wichita, KS 67203 T: 316.268.0230 Ext: 390 C: 316-665-1807 F: 316-268-0296 lwebb@lk-architecture.com http://www.lk-architecture.com