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HomeMy WebLinkAboutMemo - Read Before Packet - 5/1/2018 - Memorandum From Delynn Coldiron Re: Item #17 � Consideration Of An Appeal Of The Administrative Officer Decision Regarding The Spirit At The River Project Development PlanCity Clerk 300 LaPorte Avenue PO Box 580 Fort Collins, CO 80522 970.221.6515 970.221-6295 - fax fcgov.com/cityclerk Date: May 1, 2018 To: City Council From: Delynn Coldiron, City Clerk Re: Item #17- Consideration of an Appeal of the Administrative Officer Decision Regarding the Spirit at the River Project Development Plan. Attached please find the PowerPoint presentation provided by the applicant’s attorney, Lucia Liley, in preparation for tonight’s appeal consideration. : : Spirit at the River Spirit at the River PDP Appeal May 1, 2018 Type 1 Administrative Decision dated February 7, 2018 : : Spirit at the River Appeal Issues ▪ Height Modification (partial 4th story) ▪ Parking/Vehicle Use Modification ▪ Buffer Width 2018.01.24 Spirit at the River Zoning Map Eroding river bank 6’ Security Chainlink Fence Existing platted property line 2018.01.24 Spirit at the River Existing Conditions Aerial In‐Situ Woodward : : Spirit at the River Site Constraints: ▪ Site: 3.97 acres ▪Constraints: ▪ Additional Lincoln ROW ▪ Utility easement along ROW ▪ Utility easement along west boundary ▪ Address PFA emergency access requirements ▪ Address buffer width ▪ Existing 25 foot trail easement; 20 feet more needed ▪River 2018.01.24 Spirit at the River Existing Conditions Aerial Woodward In‐Situ Inc. Parking Garage Bike share station . 3rd St. Odell Brewery Entrance 2nd St. 6’‐0” 17’‐0” 26’‐0” 17’‐ 0” 17’‐0” 26’‐0” 17’‐0” Detention Area Employee Parking Only Full Movement Entrance 03060 120’ Spirit at the River 2018.01.24 Master Site Plan Restaurant Lincoln Avenue Berm New Trail Connection Hotel : : Spirit at the River Appeal Issue ‐ Height Modification LUC 4.20(D)(3)(a)1: . . . maximum building height shall be three (3) stories. If multi‐story buildings . . . step down to one (1) story directly abutting the natural area protection buffer. Proposed: Three (3) stories / partial 4th story : : Spirit at the River Height Modification ■ the plan as submitted will not diverge from the standards of the Land Use Code . . . except in a nominal, inconsequential way when considered from the perspective of the entire development plan 2018.01.24 Spirit at the River Modifications Requested Height Modification ▪ Steps downs to 1 story ▪ facing Lincoln ▪ facing River ▪ 19% of building footprint ▪ Minimal visual impact From Lincoln From buffer closest to building : : Spirit at the River 2018.01.24 Spirit at the River Modifications Requested Historic Harmony Mill at Willow and Lincoln Height Modification MR. MOCKE: . . . fourth story in the middle portion . . . supports the unique qualities of the specific district . . . design elements from surrounding businesses, the taller historic buildings, and the single‐family residential cross the street. . . . human scale at the street and riverfront . . . . . . inspired by the Harmony Mills building on Lincoln. . . symmetry is replicated . . . upper level with open balconies . . . natural and quality palette. . . . sandstone from a local quarry . . . dark accent…for a change of texture, which also relates to the residential homes . . . stucco will be combined with stone . . . dark bronze metal accents . . . (Transcript, pages 8‐9) 2018.01.24 Spirit at the River Modifications Requested Height Modification ▪ Downtown Plan UD 2: Allow taller buildings . . . maximizing compatibility through appropriate design ▪ Located in Innovation Subdistrict - allows 3 – 4 stories ▪ Consistent with future character of Innovation Subdistrict : : Spirit at the River Innovation Subdistrict ‐ Future Character along Lincoln: ▪An integral extension of Downtown (many taller buildings located there) ▪Reflect history (modeled after Harmony Mills – historic building) ▪ Contemporary semi‐industrial (compatible with Odells) (Downtown Plan, page 174) : : Spirit at the River Appeal Issue – Parking/Vehicle Use Modification LUC 4.20(D)(3)(a)2: Buildings shall be sited so that any new parking lots and vehicle use areas are located in either: 1) interior block locations between buildings that face the street and buildings that face the River, or 2) side yards. Proposed: Emergency / drive aisle and limited parking not interior or in side yard : : Spirit at the River Parking/Vehicle Use Modification ■ . . . 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 . . . strict application . . . would result in unusual and exceptional practical difficulties, or exceptional or undue hardship . . . provided that such difficulties or hardship are not caused by the act or omission of the applicant ■ . . . promote the general purpose of the standard . . . equally well or better than would a plan which complies . . . 286’ 232’ 235’ 185’ Lot with additional land from Woodward Existing lot: extreme narrowness 03060 120’ Spirit at the River 2018.01.24 Modifications Requested Parking/Vehicle Use Modification Exceptional conditions ▪ Exceptional narrowness ▪ 4.37 acre site ▪ Existing utilities ▪ Emergency access Unique situation ▪ Infill site ▪ Grid streets precluded Access point for PFA Emergency Access Existing Utility Esement PFA turn around Additional land acquired : : Spirit at the River MR FRICKEY: . . . the interior to blocks on a street standard came from when this zone district was initially created many years back. Originally, this zone district was created and contemplated to continue the development pattern of downtown north of the river. And so this was done before Woodward had purchased the old Link’n Greens site. And what happened was, with the Woodward redevelopment, it really prevents the opportunity to create that grid of streets that similar to downtown, and would place buildings between the river and vehicle use areas. And then the side yards, the intent there is again to keep vehicles away from the river and not pointing their headlights and things like that into the natural habitat around the river. . . . Poudre Fire Authority has requirements for providing emergency access . . . you’re going to have to provide a turnaround, which is essentially a cul‐de‐sac, or you have to provide a hammerhead, which would take up a significant portion of the site . . . (Transcript, pages 10 – 11) Berm and Dense Landscaping Relocated Poudre Trail New Trails 03060 120’ Spirit at the River 2018.01.24 Modifications Requested Parking/Vehicle Use Modification Equal to or better ▪ New buffer screening ▪Berm ▪ Dense landscaping ▪ Reduced lighting : : Spirit at the River Parking/Vehicle Use Modification – HO Conditions of Approval a. Eliminate 13 parking spaces nearest to the Poudre River and add to NHBZ. b. Berm adjacent to NHBZ redesigned further mitigate light nuisance from vehicle headlights. (Hearing Officer, Decision, page 6) Berm and Dense Landscaping Relocated Poudre Trail New Trails 03060 120’ Spirit at the River 2018.01.24 Modifications Requested Parking/Vehicle Use Modification Results: ▪ No parking facing River/Buffer ▪ Adds 17 – 22 feet to Buffer ▪ Berm height doubled – from 2 feet to 4 feet tall Berm and Dense Landscaping Relocated Poudre Trail New Trails 03060 120’ Spirit at the River Modifications Requested : : Spirit at the River : : Spirit at the River BUFFER ZONE TABLE FOR FORT COLLINS NATURAL HABITATS AND FEATURES Natural Habitat or Feature Buffer Zone Standard Cache la Poudre River 300 feet (west UGA boundary to College Avenue) Cache la Poudre River in downtown 200 feet (College to Lincoln Avenue) Cache la Poudre River 300 feet (Lincoln Avenue to east UGA boundary) : : Spirit at the River Appeal Issue ‐ Buffer Width LUC 3.4.1(E)(1) Buffer Zone Performance Standards. The decision maker shall determine the buffer zones for each natural habitat or feature contained in the project site. The buffer zones may be multiple and noncontiguous. The general buffer zone distance is established according to the buffer zone table below, but the decision maker shall reduce or enlarge any portion of the general buffer zone distance, if necessary in order to ensure that the performance standards set forth below are achieved. CITY OF FORT COLLINS NATURAL AREASDEPARTMENT F O R T COLLINS NATIVE PLANTS Your guideto selecting, purchasing, and planting native plants in Fort Collins urban landscapes. Discover easy-care, cost-effective, beautiful native plants availableat local and mailorder outlets. For more information about native plants, call the Natural Areas Department at 970-416-2815. Hotel Restaurant Woodward In‐Situ Inc. East Lincoln Ave. 3rd St. Odell Brewery Entrance 2nd St. All plants with the Natural habitat Buffer Zone are found on the City of Fort Collins Native Plants list and respond tostaff recommendations for species Large groupings of Cottonwoods provide extended riparian ecosystem along river. Design team responded to concerns from staff and citizens to create mid‐story in tree groups. 1”and2”calipertreesarebeingshownontheplans. Design team provided 2’high berm along parking stalls with heavy evergreen planting in response to staff and citizen concerns on screening the building from the river corridor All plantings south of the new Poudre Trail will be selected and planted by the City of Fort Collins after the bank stabilization has been completed. Spirit at the River does not call for any trees to be removed. However,if the City is required to remove any existing trees it will be their responsibility to mitigate for them. Spirit at the River Landscape Plan 03060 120’ Buffer: ▪ Ranges from 176.5 to 244.5 feet wide ▪ Average width – 201 feet ▪ 1.9 acre or 44% of site : : Spirit at the River Buffer Width LUC 3.4.1(E) Establishment of Buffer Zones. . . . The purpose of the buffer zones is to protect the ecological character of natural habitats and features from the impacts of the ongoing activity associated with the development. ECSR: “unvegetated, highly disturbed nature” “unsuitable for each of listed species” “no wildlife observed” “no native vegetation communities” “no wetlands” “does not contain any open water habitat” “fence . . . eliminates the site as migration corridor” “provides very few ecosystem functions” . NHBZ ‐ Natural Habitat Buffer Spirit Zone at the River Buffer Zone Performance Standards 2018.01.24 Performance Standards: Current condition: ▪ no existing ecological character, function or wildlife use to protect or enhance (1) Wildlife Habitat The project shall be designed to preserve or enhance the ecological character or function and wildlife use of the natural habitat or feature and to minimize or adequately mitigate the foreseeable impacts of development. CITY OF FORT COLLINS NATURAL AREAS DEPARTMENT FORT COLLINS NATIVE PLANTS Your guide to selecting,purchasing, and planting native plants in Fort Collins urban landscapes. Discover easy-care, cost-effective, beautiful native plantsavailable at local and mail orderoutlets. For more information about native plants, call the Natural Areas Department at 970-416-2815. NHBZ ‐ Natural Habitat Buffer Spirit Zone at the River Buffer Zone Performance Standards 2018.01.24 Performance Standards: Proposal: ▪ Create ecological character and function and make wildlife use possible ▪ Contoured grading will provide new area for plant and animal habitat ▪ Diverse plant palette ▪ Fort Collins Native Species List (1) Wildlife Habitat The project shall be designed to preserve or enhance the ecological character or function and wildlife use of the natural habitat or feature and to minimize or adequately mitigate the foreseeable impacts of development. Spirit at the River Buffer Zone Performance Standards 2018.01.24 Performance Standards: (2) Wildlife Movement The project, including, by way of example and not by way of limitation, its fencing, pedestrian/bicycle paths and roadways, shall be designed to preserve or enhance the existence of wildlife movement corridors between natural habitats and features, both within and adjacent to the site. Current condition: ▪ 6’ tall chain link security fence ▪ impedes wildlife movement Site opened up for wildlife movement New trail connection Spirit at the River Buffer Zone Performance Standards 2018.01.24 Performance Standards: (2) Wildlife Movement The project, including, by way of example and not by way of limitation, its fencing, pedestrian/bicycle paths and roadways, shall be designed to preserve or enhance the existence of wildlife movement corridors between natural habitats and features, both within and adjacent to the site. Proposal: ▪ Remove 6’ tall security chain link fence ▪ No new perimeter fencing – wildlife can move freely ▪ New public trail through NHBZ to Poudre River Trail ▪ Direct route of trail limits human activity in NHBZ NHBZ ‐ Natural Habitat Buffer Zone Spirit at the River Buffer Zone Performance Standards 2018.01.24 Performance Standards: (3) Preservation of Existing Vegetation The project shall be designed to preserve significant existing trees and other significant existing vegetation on the site. Current condition: ▪ one existing tree on site ▪ existing row of junipers Only existing vegetation on developed portion of site All river bank vegetation is called out as to be protected. City of Fort Collins will determine if any removal is necessary for bank stabilization and mitigate for trees removed Natural Habitat Buffer Zone NHBZ ‐ Natural Habitat Buffer Zone Spirit at the River Buffer Zone Performance Standards 2018.01.24 Performance Standards: (3) Preservation of Existing Vegetation The project shall be designed to preserve significant existing trees and other significant existing vegetation on the site. Proposal: ▪ No significant trees or vegetation to preserve except along river bank ▪ City to stabilize and restore river bank ▪ Vegetation and trees along river to be preserved by City ▪ City to mitigate any trees removed Spirit at the River Buffer Zone Performance Standards 2018.01.24 Performance Standards: (4) Special Habitat Features The project shall be designed to protect from adverse impact species utilizing special habitat features such as key raptor habitat features, including nest sites, night roosts and key feeding areas as identified by the Colorado Parks and Wildlife Division (“CPW”) or the Fort Collins Natural Areas Department (“NAD”); key production areas, wintering areas and migratory feeding areas for waterfowl; heron rookeries; key use areas for wading birds and shorebirds; key use areas for migrant songbirds; key nesting areas for grassland birds; fox and coyote dens; mule deer winter concentration areas as identified by the CPW or NAD; prairie dog colonies one (1) acre or greater in size; key areas for rare, migrant or resident butterflies as identified by the NAD; areas of high terrestrial or aquatic insect diversity as identified by the NAD; remnant native prairie habitat; mixed foothill shrubland; foothill ponderosa pine forest; plains cottonwood riparian woodlands; and wetlands of any size. Current condition: ▪ ECSR: no special habitat ▪ ECSR: unvegetated, highly disturbed . . . in urban Fort Collins setting . . . unsuitable for . . . listed species ▪ ECSR: fence eliminates migration; lack of suitable habitat New area for wildlife habitat Spirit at the River Buffer Zone Performance Standards 2018.01.24 Performance Standards: (4) Special Habitat Features The project shall be designed to protect from adverse impact species utilizing special habitat features such as key raptor habitat features, including nest sites, night roosts and key feeding areas as identified by the Colorado Parks and Wildlife Division (“CPW”) or the Fort Collins Natural Areas Department (“NAD”); key production areas, wintering areas and migratory feeding areas for waterfowl; heron rookeries; key use areas for wading birds and shorebirds; key use areas for migrant songbirds; key nesting areas for grassland birds; fox and coyote dens; mule deer winter concentration areas as identified by the CPW or NAD; prairie dog colonies one (1) acre or greater in size; key areas for rare, migrant or resident butterflies as identified by the NAD; areas of high terrestrial or aquatic insect diversity as identified by the NAD; remnant native prairie habitat; mixed foothill shrubland; foothill ponderosa pine forest; plains cottonwood riparian woodlands; and wetlands of any size. Proposal: ▪ Existing trees preserved ▪ 1.39 acres of new habitat created Spirit at the River Buffer Zone Performance Standards 2018.01.24 Performance Standards: (5) Minimize Degradation The project shall be designed so that the character of the proposed development in terms of use, density, traffic generation, quality of runof f water, noise, lighting and similar potential development impacts shall minimize the degradation of the ecological character or wildlife use of the affected natural habitats or features. Current condition: ▪ no existing character or wildlife use ▪ storm water runs directly to river without any filtration Quality of Runoff Water: water is filtered & slowed significantly before entering the Poudre River Noise & Lighting: 2’high berm and dense landscapingto mitigate light and noise Use: Hotel and Restaurant Entrances are a significant distance from the buffer Natural Habitat Buffer Zone Permeable pavers Permeable pavers Raingarden Use: area of concentrated outdoor use Density : area of highest site density Detention pond In Situ Overspill Hot el Restaura nt NHBZ ‐ Natural Habitat Buffer Zone Spirit at the River Buffer Zone Performance Standards 2018.01.24 Performance Standards: (5) Minimize Degradation The project shall be designed so that the character of the proposed development in terms of use, density, traffic generation, quality of runof f water, noise, lighting and similar potential development impacts shall minimize the degradation of the ecological character or wildlife use of the affected natural habitats or features. Proposal: ▪ no degradation ▪ patio in interior horseshoe ▪ building blocks noise ▪ entrances on north / west ▪ building sited north ▪ building steps down ▪ permeable pavers ▪ raingarden / detention ▪ full cut off lighting ▪ 0.00 foot candles in NHBZ ▪ 2 ft by 15 ft berm / landscaping ▪ traffic / human noise blocked Spirit at the River Buffer Zone Performance Standards 2018.01.24 Performance Standards: (6) Preserve topography The project shall be designed to integrate with and otherwise preserve existing site topography, including, but not limited to, such characteristics as steepness of slopes, existing drainage features, rock outcroppings, river and stream terraces, valley walls, ridgelines and scenic topographic features. Current condition: ▪ devoid of natural topography – nothing to preserve ▪ graded out for parking and storage / compacted dirt ▪ existing river bank edge eroding way Eroding river bank Raingarden Detention pond Spirit at the River Buffer Zone Performance Standards 2018.01.24 Performance Standards: (6) Preserve topography The project shall be designed to integrate with and otherwise preserve existing site topography, including, but not limited to, such characteristics as steepness of slopes, existing drainage features, rock outcroppings, river and stream terraces, valley walls, ridgelines and scenic topographic features. Proposal: ▪ 20 ft additional width for public access easement for trail relocation ▪ easements for bank stabilization ▪ new raingardens and detention pond create natural topography Spirit at the River Buffer Zone Performance Standards 2018.01.24 Performance Standards: (7) Enhance Ecological Character The project shall be designed to enhance the natural ecological characteristics of the site. If existing landscaping within the buffer zone is determined by the decision maker to be incompatible with the purposes of the buffer zone, then the applicant shall undertake restoration and mitigation measures such as regrading and/or the replanting of native vegetation. Current condition: ▪ devoid of any significant vegetation north of Poudre River Trail ▪ barren and desolate Spirit at the River Buffer Zone Performance Standards 2018.01.24 Performance Standards: (7) Enhance Ecological Character The project shall be designed to enhance the natural ecological characteristics of the site. If existing landscaping within the buffer zone is determined by the decision maker to be incompatible with the purposes of the buffer zone, then the applicant shall undertake restoration and mitigation measures such as regrading and/or the replanting of native vegetation. Proposal: ▪ new landscape species and seed mixes on City Native Plants list ▪ 54 new deciduous and evergreen trees ▪ over 190 new shrubs Spirit at the River Buffer Zone Performance Standards 2018.01.24 Performance Standards: (8) Human access The project may be designed to provide appropriate human access to natural habitats and features and their associated buffer zones in order to serve recreation purposes, provided that such access is compatible with the ecological character or wildlife use of the natural habitat or feature. Current condition: ▪ no human access through or into site due to 6 ft security chain link fence ▪ no trail access from Lincoln Avenue Legend: Existing Poudre Trail New Trail Connection Existing Trail Access Point on North side of Lincoln Ave New Trail Access Point on South side of Lincoln Ave Spirit at the River Buffer Zone Performance Standards 2018.01.24 Performance Standards: (8) Human access The project may be designed to provide appropriate human access to natural habitats and features and their associated buffer zones in order to serve recreation purposes, provided that such access is compatible with the ecological character or wildlife use of the natural habitat or feature. Proposal: ▪ existing Poudre Trail will be widened and relocated farther from stabilized river bank ▪ new public access easement to allow pedestrian / bike access from Lincoln Avenue to Poudre Trail Woodward Spirit at the River 2018.01.24 Spirit at the River Performance Standards: (9) Fencing Fencing associated with the project shall be designed to be compatible with the ecological character and wildlife use of the natural habitat or feature. Current condition: ▪ 6 ft chain link fence with security barbed wire cuts off all land‐moving wildlife 2018.01.24 Spirit at the River Performance Standards: (9) Fencing Fencing associated with the project shall be designed to be compatible with the ecological character and wildlife use of the natural habitat or feature. Proposal: ▪ All perimeter fencing will be removed allowing land‐moving wildlife to access the new enhanced NHBZ ▪ No new perimeter fencing will be installed Spirit at the River Approved Neighboring Site Plan in Relation to Spirit at the River General Buffer Distance (300’) Woodward: 210 – 600 feet ▪ buffer is Homestead Natural Area ▪ narrower Spirit’s buffer where abuts ▪ site plans show “future phases” with building envelopes in 300’ general buffer distance In Situ : 150 – 220 feet ▪ existing parking in 300’ general buffer ▪ building and parking expansions approved in 300’ general buffer ←Woodward ←Spirit ←In Situ : : Spirit at the River Other applicable requirements of LUC 3.4.1 (E)(2): Activity in NHBZ limited to allowed purposes (F)(3): Preserve/enhance connections to adjacent natural areas ‐ Udall and Homestead (G)(2): Grant easements for City bank stabilization project (I): Design complements visual context (J): Drainage and Erosion Control plans meet City standards : : Spirit at the River Other applicable requirements of LUC 3.4.1 (L): Compatible with Udall Natural Area purpose of facilitating wildlife habitat and movement (L): Compatible with Homestead Natural Area restoration and regeneration of wildlife movement corridors (M): Widening of public access to Homestead Natural Area via Poudre Trail (N): Compliance with limits of development requirements during construction : : Spirit at the River City Plans and Policies ▪ City Plan ▪ Downtown Plan ▪ Pedestrian Plan ▪ Climate Action Plan ▪ Poudre River ▪ Lincoln Corridor Plan Downtown Master Plan ▪ Northsides Neighborhood Plan : : Spirit at the River City Plan EH 3.1 – Support Programs Emphasizing Local Business ENV 1.1 – Protect and Enhance Natural Features ENV 4.1 – Improve Connectivity ENV 4.2 – Enhance and Restore Streams ENV 4.6 – Utilize Corridors ENV 18.1 – Balance Environmental, Human and Economic Concerns : : Spirit at the River City Plan ENV 25.4 – Develop Trail/Path Linkages ENV 27.4 – Restore and Enhance LIV 5.1 – Encourage Targeted Redevelopment and Infill LIV 5.4 – Contribute to Public Amenities LIV 6 – Infill and redevelopment LIV 11.2 – Incorporate Public Space LIV 30.3 – Improve Pedestrian and Bicycle Access : : Spirit at the River City Plan LIV 30.5 – Parking Structures LIV 32.7 – Allow Various Building Heights LIV 35.2 – Mix of Uses LIV 35.4 – Transform through Infill and Redevelopment LIV 44.4 – Utilize Buffers LIV 45.3 – River Segments : : Spirit at the River Climate Action Plan Stated goals: ▪ Bike share station to reduce car use ▪ Sustainably deconstruct site Lincoln Corridor Plan Goals: ▪ Improving mobility, safety, and experience for bicyclists pedestrians, transit users, and vehicles ▪ Celebrating, protecting, and enhancing the Poudre River ▪ Creating an environment where businesses can thrive : : Spirit at the River Pedestrian Plan “Directness is a measurement of walking trip length. The measure of directness is simply how well an environment provides direct pedestrian connections to destinations such as transit stops, schools, parks, commercial areas, or activity areas. The grid pattern typifies the ideal system where a person can go north or south, or east or west, to easily get to their destination. The common curvilinear residential subdivision which may have cul‐de‐sacs that back onto a commercial center, transit stop, school, or park might be physically proximate to a potential pedestrian destination. However, many areas often require a circuitous route which deters pedestrian trips.” (page 33) Northside Neighborhood Plan “We aim to improve our trail connections to the Poudre Trail and to provide better links to Old Town and other surrounding neighborhoods.”(page 18) “The Northside Neighborhoods area has a dynamic mix of industry and neighborhoods. We will continue to ensure that commercial and residential areas develop in a balanced way so that one type of use does not dominate the other.” (page 19) “Provide a mix of industrial and residential uses that protects the residential character of the neighborhoods and honors the traditional coexistence of small businesses, industry, and neighborhoods.” (page 24) “T‐8. Provide Trails. Provide trail connections to the Poudre Trail from the neighborhoods and businesses.” (page 40) “OL‐9. Cluster Jobs and Housing Together. Promote development of jobs and housing that are in close proximity to one another to minimize dependency on energy resources for transportation. : : Spirit at the River Downtown Plan Spirit at the River Innovation Subdistrict (as defined within the 2017 Fort Collins Downtown Plan). “Despite the Innovation Subdistrict’s proximity to the rest of Downtown, it has been somewhat disconnected physically, culturally and in public perception. The ongoing, transformative changes are achieving Fort Collins’ longstanding Comprehensive Plan goals for Downtown‐ supportive uses and urban improvements that weave the area into Downtown’s fabric.” (page 173) “The term ‘innovation district’ generally refers to a cluster of incubator, research, startup, educational, and creative uses along with cultural and recreational assets in a walkable, bikeable setting connected with collaborative spaces and technology.” (page 173) “Development should include outdoor spaces such as patios, courtyards, terraces, plazas, decks and balconies to add interest and facilitate interaction.” (page 174) “Site design and landscaping should reinforce the character of the area with features and materials that reflect the industrial nature of the area and the river landscape corridor setting.” (page 174) : : Spirit at the River Poudre River Downtown Master Plan Spirit at the River UNSTABLE BANKS AND/OR BANKS CONTAINING CONCRETE RUBBLE AND DEBRIS ARE SHOWN IN BOTH RED AND GREEN (AREAS IN GREEN ARE BEING ADDRESSED BY CURRENT PROJECTS) Adjacent to “Reach 6 ‐ Lincoln Avenue to Mulberry Street” “emphasis in this river reach is placed on: restoration and enhancement of natural habitat, creating and improving sustainable access to the river” (page 2‐41) “This leg of the trail is one of the least inviting sections within the entire master planning area due to the adjacent chain link fencing, outdoor storage of industrial equipment and materials, and noise.” (page2‐43) “Access to the river corridor between Lincoln and Mulberry is limited due to private ownership of adjacent property, the presence of the UP Railroad paralleling Riverside Avenue, and a lack of intervening streets and bridges crossing the river. Where possible, trail connections to the Poudre Trail should be pursued.” (page2‐43) : : Spirit at the River