STAFF PRESENTATION: Tyler Valentine APPLICANT PRESENTATION: None PUBLIC COMMENT: None PC DISCUSSION: None MOTION: I move to continue this item to a date unknown but no longer than 180 days from May 2, 2018. A motion was made by: __Schuler___ seconded by: __Janak__
MOTION: Item A: I move to recommend approval to the Town Council approval of a Sketch Plan to develop a new two-story CWC Jackson Center for the property located at 235 and 255 Veronica Lane, subject to the department reviews attached hereto and 4 conditions of approval:
A motion was made by: __Janak___ seconded by: ___Schuler___ Motion approved or not approve by a __5__ to __0__ vote. Item B: I move to recommend approval to the Town Council approval of a Zoning Map Amendment for the property located at 235 and 255 Veronica Lane from Auto-Urban Commercial (AC-ToJ) to Public-Semi-Public (P/SP-ToJ), subject to the department reviews attached hereto. A motion was made by: __Janak___ seconded by: ___Farmer___ Motion approved or not approve by a __5__ to __0__ vote.
In an effort to make the best use of available site area, the applicant is requesting that the 30 parking setback be reduced to 8 so that eight (8) parking spaces can be provided to meet the existing development and the proposed new development. Since the existing 4 short-term rentals generate 6 parking spaces and the 4 new lodging units generate 3 spaces totaling 9, the proposed 8 spaces will not cover the overall development. Thus the applicant will need to convert two of the existing short-term rentals to conventional lodging by removing the kitchens. This will bring the parking requirement down to 8 spaces consistent with the plan. In regards to the design, the first floor is a stairway access leading to the upper floors with dimensions of 24 wide by 8 deep. This first floor portion of the design will be what screens the parking located directly behind. The second and third floors, which consist of 4 lodging units total (2 each floor), will cantilever over the entire parking area. From the street view, the first two floors are both 24 wide with the third floor slightly wider at just over 30 wide. This design is due to the 20 sewer easement and need to a minimum 20 wide vehicular access. STAFF ANALYSIS
PUBLIC COMMENT Staff has received no public comment at this time. STAFF FINDINGS Pursuant to Section 8.8.2 Variances of the Land Development Regulations, the following findings shall be made prior to granting the Variance.
The applicant, representing the Elk Country Inn, is requesting approval of a Development Plan to redevelopment and expand of a portion of their site which consists of a new three-story hotel building with employee housing totaling 16,844 sf and relocation of 7 existing cabins for the located at 480 W. Pearl Avenue. APPLICABLE REGULATIONS
Project Description As stated above, the applicant has received Sketch Plan approval and is now pursuing their Development Plan which is the final step prior to submission of a building permit. The applicant is proposing to remove the existing 1,568 sf single-story laundry building located north of the large grassy area and replace it with a new 16,844 sf three-story (45 tall) hotel with 5,400 sf basement totaling 22,244 sf. The new development will consist of 20 new lodging units, 2 deed restricted employee units, lobby, breakfast room, exercise room, indoor/outdoor pool and new side entry porte cochere. One of the 20 new lodging units is a result of converting the existing lobby at the northwest corner of the lot to a lodging unit. With the conversion of the existing lobby, the existing porte cochere and pedestrian areas fronting Pearl Avenue will be replaced with a new compliant 5 wide attached landscape strip with an 8 wide detached sidewalk. Access will be improved with the removal of one (middle) of the three vehicular access points along Pearl Ave. Vehicular circulation off Pearl Avenue at the western access point will be a one-way entrance which leads to a porte cochere attached to the west side of new hotel. The eastern access point will become a one-way exit and the Flat Creek access point will remain a one-way exit. Furthermore, 7 cabins currently located adjacent to Pearl Avenue will removed and 6 of them will be relocated to the rear of the lot. The following is a breakdown of each floor by size and use: LEVEL SIZE USES Basement 5,400 sf 2 deed-restricted employee rental units
Landscape Island: Pathways previously provided comments concerning the existing landscape island which straddles the property line between the subject site and the lot to east. On either side of the landscape island was vehicular entrances for both sites spanning a total width of about 32 . The previous design at Sketch Plan had shown the landscape island removed leaving a wide expanse in which pedestrians would have to cross which was a safety concern. A condition of approval was added that the applicant work with the adjacent property owner to find a suitable solution that involves leaving and/or improving the existing landscape island or providing shared driveway access which ultimately will shrink the width of the vehicular access to no more than 24 wide. As shown on the site plan, the applicant has addressed this condition by deciding to improve the existing landscape strip so that it serves as a break between the two properties entryways. Staff finds that the pedestrian frontages, as conditioned, meet the LDRs and intent of the Comprehensive Plan. Parking The following table shows the parking requirements:
The subject property is located within District 2 Town Commercial Core, specifically within Subarea 2.3 Downtown. Subarea 2.3 Downtown: This large, mixed-use, TRANSITIONAL Subarea currently consists of a variety of retail, restaurant, office and other commercial activities, along with long-term residences and lodging in a variety of building sizes and forms. Downtown is the center of civic, cultural, economic and social activity for our community as well as the center of the visitor experience, as a significant amount of lodging is located here. The existing character and built form is varied and inconsistent. The goal of this subarea is to create a vibrant mixed use area by accommodating a variety of uses and amenities. The Subarea will be the starting point for the development of a refined Lodging Overlay boundary and future discussion of the type and size of lodging desired. A key challenge will be to provide a balance between lodging and long-term residential housing. Future structures will be predominantly mixed use, while multifamily structures will be allowed if it properly addresses the street. Commercial uses that create an active and engaging pedestrian experience will be predominantly located on the first and second floors of buildings. Example of these units include restaurants, bars, a variety of retail shops and commercial amusement. Furthermore, as portions of the subarea will be located within a future Downtown Retail Shopping District, uses such as office, residential and lodging will be predominantly located on upper floors. A goal of the subarea will be to create a consistent building size and form. In the future, a variety of two to three story buildings are desired. Buildings should be located to create an attractive street wall and take advantage of good urban design principles including massing, articulation and the provision of public space. The pedestrian realm will be of great importance in this mixed use subarea, and emphasis should be placed on adding improvements focusing on the pedestrian experience. Parking should continue to be provided predominantly in public lots and on the street to create a vibrant, walkable area that is orientated to the pedestrian. On-site parking should be predominantly underground or screened from view. Future redevelopment should enhance the Flat Creek corridor for recreational and ecological purposes. Buildings should front onto the creek to provide opportunities for interaction and enjoyment of this community resource.
Policy 4.2.d: Create a Downtown Retail Shopping District Complies. Not applicable. Policy 4.2.f: Maintain lodging as a key component in the downtown Complies. Staff finds the proposal directly meets the intent of Policy 4.2.F as it provides a new three- story hotel.
Complies. Although not a gateway, Pearl Avenue is often viewed as an important corridor and the proposed project will enhance pedestrian and vehicular experience with improved sidewalks and landscaping. Policy 4.4.d: Enhance natural features in the building environment Complies. Not Applicable.
PUBLIC COMMENT None. FISCAL IMPACT There will be no significant fiscal impact to the Town if the proposed project is approved. STAFF IMPACT There will be no significant impact to staff resources if the proposed project is approved. LEGAL REVIEW Complete. RECOMMENDATIONS/ CONDITIONS OF APPROVAL The Planning Director recommends approval of Development Plan (P18-128) for a three-story hotel building with employee housing on a property located at 480 W Pearl Avenue, subject to the department reviews attached hereto and the following conditions of approval:
Monitor up to five cities and counties and get alerts when they plan to vote on topics you're passionate about.