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Home My WebLink AboutSPIRIT AT THE RIVER - PDP170026 - REPORTS - RECOMMENDATION/REPORTStaff Report — Spirit at the River, PDP170026 Administrative Hearing 1-24-2018 Page 19 7. Ecological Characterization Study Report Addendum 8. River Buffer Performance Standards 9. Letter of Intent from Woodward, Inc. 10.Transportation Impact Study 11. Geotechnical Subsurface Exploration Report 12.Compliance with Fort Collins Plans and Policies Staff Report — Spirit at the River, PDP170026 Administrative Hearing 1-24-2018 Page 18 A. The Project Development Plan complies with the process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. B. The Modification of Standard to Section 3.2.1(E)(4) that is proposed with this Project Development Plan meets the applicable requirements of Section 2.8.2(H)(1), in that the granting of the Modification would not be detrimental to the public good and the proposal submitted is equal to or better than a proposal that would meet the code. C. The Modification of Standard to Section 4.20(D)(3)(a)(1) that is proposed with this Project Development Plan meets the applicable requirements of Section 2.8.2(1-1)(4), in that the plan diverges from the Land Use Code in a nominal and inconsequential way from the perspective of the overall development and continues to advance the purposes of the Land Use Code. D. The Modification of Standard to Section 4.20(D)(3)(a)(2) that is proposed with this Project Development Plan meets the applicable requirements of Section 2.8.2(1-1)(1), in that the granting of the Modification would not be detrimental to the public good and the proposal submitted is equal to or better than a proposal that would meet the code. E. The Project Development Plan/Final Plan complies with relevant standards of Article 3 — General Development Standards, so long as the modification to Section 3.2.1(E)(4) is approved. F. The Project Development Plan/Final Plan complies with relevant standards located in Division 4.20 Community Commercial — Poudre River District (CCR) of Article 4 — Districts, so long as the modifications to Sections 4.20(D)(3)(a)(1) and 4.20(D)(3)(a)(2) are approved. RECOMMENDATION: Staff recommends approval of Spirit at the River, PDP170026. ATTACHMENTS: 1. Vicinity Map 2. Statement of Planning Objectives 3. Modification of Standard Requests 4. Spirit at the River Planning Document Set (Plat, Site Plan, Landscape Plan, Elevations, Materials Board & Photometric Plan) 5. Spirit at the River Utility Plan 6. Ecological Characterization Study Staff Report —Spirit at the River, PDP170026 Administrative Hearing 1-24-2018 Page 17 floodplain restrictions that is compatible with the scenic, cultural, natural and historical context of the River and Downtown. B. Section 4.20(D)(2) — Streets and Connections The layout of new streets and walkways on -site shall emphasize the characteristics and views of the River landscape utilizing special street design features. The walkway leading to the Poudre Trail is lined with shrubs, trees, and an upland seed mix while emphasizing a view to the river. C. Section 4.20(D)(3)(b) — Character and Image Buildings should form outdoor spaces to integrate the development into the landscape. Windows should be individually defined with sills, lentils, and/or headers to visually establish and define the building stories and establish human scale and proportion. The building forms a courtyard on the east side of the building with extensive plantings to tie into the landscape. The windows featured on the building have sills and headers or frames to define building stories and establish human scale and proportion. D. Section 4.20(D)(3)(c) — Color/Materials Predominant building colors should be subdued or neutral shades. Textured unit masonry such as brick, stone and tinted, variously textured concrete masonry units, as well as treated wood siding, shall be used in repeating pattern as integral parts of the building fabric to the maximum extent feasible. All of the colors used are subdued or neutral shades. The base of the building is stone and is integral to the building's fabric. E. Section 4.20(D)(4)(a) — Landscaping/Vegetation Protection The natural qualities of the River landscape shall be maintained and enhanced using plants and landscape materials native to the River corridor in the design of site and landscape improvements. All of the plantings used in the natural habitat buffer zone are native and enhancethe corridor. 5. Findings of Fact/Conclusion: In evaluating the request for the Spirit at the River Project Development Plan, Staff makes the following findings of fact: n Staff Report — Spirit at the River, PDP170026 Administrative Hearing 1-24-2018 Page 16 Buildings abutting an arterial street shall be located 10-25 feet behind the street right-of-way. At its closest dimension, the building is located 15 feet, 9-1/4 inches away from the right-of-way. Y. Section 3.5.3(D) - Variation in Massing The proposed building is consistent with the requirements of the Land Use Code in regards to horizontal massing and changes in massing being related to entrances, the integral structure and interior spaces of the building. No horizontal plane exceeds a 1:3 height -width ratio. The changes in massing also relate to building features such as doors and windows, which are integral to the interior spaces of the building. Z. Section 3.5.3(E) - Character and Image The proposed building is consistent with the relevant requirements of this Land Use Code section including fagade treatments, entrances, and base and top treatments. All walls break up their mass with windows, change in materials and fenestration pattern to provide a human scale. Canopies define the main entrance to the restaurant and hotel. Extruded bays with a masonry cap on top of stone define a clear base of the building. Cornices define a clear top of the building. The middle portion of the building is defined by a change in material to lap siding and stucco. AA. Section 3.6.6 — Emergency Access An emergency access easement is proposed that runs through the parking lot around the entire building. The emergency access easement ensures emergency vehicles can gain proper access and maneuvering to reach all portions of the proposed building. 4. Compliance with Article 4 of the Land Use Code — Community Commercial, Poudre River District (CCR), Division 4.20: The project complies with all applicable Article 4 standards as follows: A. Section 4.20(B)(2)(c) — Permitted Uses The proposed uses, lodging establishment and standard restaurant, are permitted in the CCR zone district. These uses are consistent with the district's intent to provide locations for redevelopment or development of moderate intensity uses that are supportive of Downtown, subject to Staff Report —Spirit at the River, PDP170026 Administrative Hearing 1-24-2018 Page 15 in well to the river corridor. All of these elements work together to create a building that is in scale and compatible with the area. Materials The proposed building uses materials of equal or better quality than those used on surrounding projects. The proposed building uses stone, stucco, and lap siding to meet this standard. Outdoor Storage Areas/Mechanical Equipment The proposed plan is consistent with the requirements of the Land Use Code in regards to the location of outdoor storage, screening of storage areas, and screening of rooftop mechanical equipment from public view. Operational/Physical Compatibility The proposed plan is consistent with the requirements of the Land Use Code in regards to hours of operation, placement of trash receptacles and location and number of off-street parking spaces. V. Section 3.5.1(G) — Building Height Review For buildings over 40 feet in height, the applicant must submit a shadow analysis. The building may not deny abutting properties their access to natural sunlight. The building must also be designed to minimize privacy concerns and be in scale with the surrounding area. While the building does cast shadows onto the In -Situ site, the building is sited in such a way to minimize the casting of shadows. The building is located on the eastern end of the site to mitigate for the casting of shadows. Balconies and decks are located toward the center of the building to minimize privacy concerns for the Buckingham neighborhood. The building is a similar size and scale to the O'Dell Brewing building and In -Situ building, satisfying this standard. W. Section 3.5.3(C)(1) — Orientation to a Connecting Walkway At least one main entrance of any commercial or mixed -use building shall face and open directly onto a connecting walkway with pedestrian frontage. Both the entrance to the hotel and entrance to the restaurant tie directly into the sidewalk along Lincoln Avenue. X. Section 3.5.3(C)(2) — Orientation to Build -to Lines for Streetfront Buildings Staff Report — Spirit at the River, PDP170026 Administrative Hearing 1-24-2018 Page 14 The proposed plan is consistent with the requirements of the Land Use Code in regards to building and project compatibility including building size, height, bulk, mass, scale, mechanical equipment screening and operational/physical compatibility. Size, Height, Bulk, Mass and Scale The context surrounding this site is varied. Buckingham, a neighborhood predominantly consisting of one and two-story single-family detached homes lies to the north. O'Dell Brewing also lies to the north. The tallest portion of the O'Dell building is 40 feet. Woodward Governor abuts the property to the east. The Woodward site consists of a series of three-story buildings. The tallest portion of Woodward's buildings is 40 feet. In -Situ abuts the property to the west. In -Situ is housed in a two-story, 30-foot tall building. The styles and materials exhibited on these sites are varied without a predominant character. The Downtown Plan provides guidance with respect to building style for this parcel. Page 174 contains the following excerpt that describes the desired character of development in the Innovation District: Contemporary semi -industrial architecture should be the starting point for building programming and design. New buildings should reflect the industrial, agricultural and commercial buildings of the area in new, creative ways. Contemporary interpretations of simple building forms, juxtaposed masses, industrial materials and industrial details are encouraged. Historic resources in the Subdistrict will be a key determinant in the acceptable degree of programming and compatible design. The proposed building uses stone, lap sidings, and stucco, all of which are appropriate for achieving a semi -industrial character. The building's mass is broken up through a series of projections, recesses, and changes in height. Along Lincoln Avenue and the south end of the site the building steps down to one story. As the building rises, the upper stories step back on the south end of the building to provide further relief and minimize the perceived scale of the building. Windows are sized to provide human scale with many of the windows containing sills and headers to provide further definition. Cornices line the top of each section of the building to add detail and interest to the building. The colors chosen are muted to tie Staff Report — Spirit at the River, PDP170026 Administrative Hearing 1-24-2018 Page 13 a. No disturbance of the vegetation, wetlands or banks of the Poudre River. b. Significant restoration and planting of trees (54), shrubs and flowering plants (190), and native seed mixes within the buffer zone to enhance habitat and provide a visual buffer between the development and the river. c. Naturalistic grading of new detention ponds to provide additional habitat diversity. d. A paved path connecting to the Poudre Trail, which will direct pedestrian use away from the restored areas of the buffer zone. e. Partnership with the City to relocate the Poudre Trail farther from the river to allow for additional bank stabilization and restoration. f. Removal of existing fencing that serves as a barrier to wildlife movement. g. Elimination of all light spill into the buffer zone; use of a landscaped berm to eliminate the impact of vehicle headlights on the buffer zone. h. Low impact development techniques in the parking lot to minimize runoff and direct stormwater to rain gardens and detention ponds rather than directly to the Poudre River. i. Location of building entrances and high use outdoor areas away from the buffer zone. S. Section 3.4.1(1) - Design and Aesthetics Because the project is located in the vicinity of the Poudre River corridor, it must be designed in a way that reflects the visual and ecological character of that area. The materials (natural buff stone, stucco, lap siding) and colors selected for the building will visually complement the river corridor. The building, parking lot, and other site elements have been located and designed in a way that enhances ecological character and minimizes impacts on the river corridor. T. Sections 3.4.1(L-M) Compatibility With and Access to Natural Areas The project is immediately adjacent to Homestead Natural Area and across the river from Udall Natural Area. The natural habitat buffer zone will serve as an extension of Homestead Natural Area, improving the connectivity of wildlife habitat along that stretch of the Poudre River. The project would improve access to Homestead Natural Area with the addition of a bike and pedestrian connection to the Poudre Trail. U. Section 3.5.1 - Building and Project Compatibility Staff Report — Spirit at the River, PDP170026 Administrative Hearing 1-24-2018 Page 12 All developments must be designed to accommodate active and/or passive solar installations and must not deny adjacent properties access to sunshine. The proposed building is designed and located to minimize the casting of shadows on adjacent properties and could accommodate future active and/or passive solar installations. O. Section 3.2.4 - Site Lighting The proposed lighting plan is consistent with the requirements of the Land Use Code in regards to the general standard, lighting levels and design standards. P. Section 3.2.5 - Trash and Recycling Enclosures Trash and recycling enclosures must be provided in locations abutting refuse collection or storage areas, shall be designed to allow walk-in access without having to open the main service gate, shall be screened from public view and shall be constructed on a concrete pad. The proposed trash and recycling enclosure abuts a storage area, allows walk- in access without having to open the main service gate, is screened from public view and is built on a concrete pad. O. Section 3.4.1(D)(1) - Ecological Characterization Study An ecological characterization study (ECS) was conducted in February 2017, with an emphasis on the Cache la Poudre River Corridor located to the southwest of the project. The existing site lacks any significant vegetation and is predominantly bare dirt, with a chain link fence separating the lot from the river corridor. To enhance ecological conditions, the ECS recommends the planting of a variety of native tree, shrub and grass species that are appropriate for the Poudre River ecosystem and provide year-round habitat for wildlife species. R. Section 3.4.1(E) - Establishment of Buffer Zones An average buffer of 201 feet from the Poudre River top of bank is proposed, ranging from 176 to 244 feet in width; this is narrower than the standard buffer for the Poudre River of 300 feet. Rather than a strict application of the standard buffer, the applicant proposes significant restoration and enhancement of the buffer area in order to protect the river corridor and meet the performance standards in section 3.4.1(E)(1). The following measures support the nine buffer zone performance standards: Staff Report - Spirit at the River, PDP170026 Administrative Hearing 1-24-2018 Page 11 To the maximum extent feasible, pedestrians and vehicles shall be separated through provisions of a sidewalk or walkway. The site complies with this standard by providing an extensive sidewalk network around the building and site. The sidewalk is separated from vehicle use areas by a curb. J. Section 3.2.2(E) - Parking Lot Layout The proposed parking lot layout is consistent with requirements of the Land Use Code in regards to circulation routes, orientation, landscaped islands, and points of conflict. K. Section 3.2.2(J) - Setbacks Parking lots must be setback more than 15 feet on average from arterial streets with the parking lot no closer than 5 feet at any point. The closest parking stall is 57 feet, six inches from Lincoln Avenue. L. Section 3.2.2(K)(2) - Nonresidential Parking Requirements The minimum, maximum and proposed parking are contained in the table below. The proposed parking is within the range of required parking and thus meets the requirements of the Land Use Code. Table 1: Proposed Parking Use Min. Parking Max. Parking Parking Provided Hotel (107 rooms) 0.5 spaces per 1 space per unit = 75 unit = 54 107 Restaurant (6,200 5 spaces per 10 spaces per 49 s . ft.) 1,000 s . ft. = 32 1,000 s . ft. = 62 Total 86 parking 169 parking 124 parking spaces spaces spaces M. Section 3.2.2(K)(5) - Handicap Parking Parking lots with less than 101-150 parking spaces are required to provide five handicap accessible spaces with one space being van accessible with an 8-foot wide access aisle. The parking lot shows five handicap accessible spaces with one van accessible handicap parking space in accordance with this standard. N. Section 3.2.3 -Solar Access, Orientation, Shading Staff Report — Spirit at the River, PDP170026 Administrative Hearing 1-24-2018 Page 10 E. Section 3.2.1(E)(5) - Parking Lot Interior Landscaping The proposed parking lot interior landscaping meets this code requirement by providing areas of shading and landscaped islands. Each landscaped island will have at least one canopy shade- tree with a complement of small shrubs and grasses. The parking lot exceeds the 10% minimum landscaping requirement by landscaping 11.3% of the interior parking lot area. F. Section 3.2.2(C)(4)(b) - Bicycle Parking Space Requirements The Land Use Code requires one bicycle parking space per 4 units for the hotel with 60% provided in an enclosed location and 40% provided via fixed racks. The restaurant use requires one bicycle parking space per 1,000 square feet, all of which may be provided via fixed rack. This results in 34 bicycle parking spaces for the whole site with 16 in enclosed locations with the remaining 18 provided via fixed racks. The site plan shows 37 bicycle parking spaces. 21 of the spaces are in enclosed locations with 16 provided via fixed racks, which meets this standard. G. Section 3.2.2(C)(5) - Walkways Walkways must be provided to link sidewalks with building entries through parking lots. These walkways must also provide direct connections to off - site pedestrian and bicycle destinations. The proposed walkways connect the main entrance to both the restaurant and hotel to the sidewalk along Lincoln Avenue. H. Section 3.2.2(C)(6) — Direct On -Site Access to Pedestrian and Bicycle Destinations The on -site pedestrian and bicycle circulation system must allow for connections to major pedestrian and bicycle destinations. As shown, the site provides direct sidewalk connections to Lincoln Avenue and the Poudre Trail, which facilitates pedestrians reaching destinations nearby. The site also directly ties into the bike lane along Lincoln Avenue and the Poudre Trail, which allows cyclists to reach nearby destinations as well. I. Section 3.2.2(D)(1) — Access and Parking Lot Requirements - PedestrianNehicle Separation Staff Report — Spirit at the River, PDP170026 Administrative Hearing 1-24-2018 Page 9 drive is necessary to ensure access for emergency vehicles to all portions of the building. The landscape plan also shows dense vegetation planted at the edge of the southernmost parking stalls in addition to a two -foot berm. Shrubs, trees, and ornamental grasses comprise the plants shown on the edge of the parking lot. The amount of landscaping shown, coupled with the berm, will provide ample screening of the parking lot and effectively mitigate the presence of a vehicle use area behind the building. As such, staff finds the plan is equal to a compliant plan. 3. Compliance with Article 3 of the Land Use Code — General Development Standards: The project complies with all applicable General Development Standards as follows: A. Division 3.2. 1 (D)(1)(c) — Tree Planting Standards - Full Tree Stocking The proposed landscaping meets the minimum tree stocking standards. The proposed landscape plan shows groups of canopy, coniferous evergreen, and ornamental trees planted with spacing that meets this standard. B. Section 3.2. i(D)(2) - Tree Planting Standards - Street Trees The Land Use Code requires canopy shade trees to be planted at thirty to forty -foot spacing in the center of parkway areas where the sidewalk is detached from the street. The landscape plan shows five street trees planted along Lincoln Avenue in accordance with this standard. C. Section 3.2.1(D)(3) — Minimum Species Diversity Landscape plans that show more than 60 trees may not have one species make up more than 15% of the overall number of trees. The applicant proposes 155 trees, which means that the maximum number of any one species of tree is 23. No one species exceeds 23 in number, which meets this standard. D. Section 3.2.1(E)(3)(b)(2) — Water Conservation The annual water use of a site may not exceed 15 gallons/square foot over the site. The proposed landscaping plan will use 4.17-gallons/square foot annually over the site. Staff Report — Spirit at the River, PDP170026 Administrative Hearing 1-24-2018 Page 8 Modification #3 Description: The applicant requests a modification to Section 4.20(D)(3)(a)(2) to have vehicle use areas located in the rear yard behind the building. Land Use Code Standard Proposed to be Modified: Land Use Code 4.200)(3)(a)(2): Parking lots. 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. Applicant's Justification for Modification: • The property is exceptionally narrow, making it difficult to fit the building, drive aisles, and parking on the site with no vehicle use areas in the rear yard. • Easements on the west of the lot and limited access points on Lincoln further restrict the options in terms of building placement to meet the standard. • 20 % of parking lot is located in the rear yard, which is a minimal amount. • The additional landscaping, berm, and lowered level of light near the buffer zone mitigates the impact of the vehicle use area effectively. Staff Finding: Staff finds that the request for a Modification of Standard to Section 4.20(D)(3)(a)(2) is justified by the applicable standards in 2.8.2(H)(1). A. The granting of the Modification would not be detrimental to the public good B. The project design satisfies 2.8.2(H)(1): the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested. The purpose of this standard is to minimize the amount of parking lots and vehicle use areas in close proximity to the Poudre River. This standard also envisioned a traditional street and block pattern akin to downtown on the north side of the river. With the development of Woodward's campus immediately to the east of this site, however, there is little opportunity left to develop a traditional street and block pattern in this zone district. The site plan shows an access drive with 25 parking spaces located behind the building. The access drive also serves as an emergency access easement. This Staff Report — Spirit at the River, PDP170026 Administrative Hearing 1-24-2018 Page 7 single story stepping up to 4 stories with a setback at the fourth story to provide a 2-step elevation fronting the Poudre. The middle portion of the building, directly over the main entry to the hotel has a 4-story design that steps down in a transitional fashion with vertical articulation in the building elevations. The small 4 -story portion of the building at the middle portion of the hotel creates a tasteful and human scale building aesthetic due to its length. Staff Finding: Staff finds that the request for a Modification of Standard to Section 4.20(D)(3)(a)(1) is justified by the applicable standards in 2.8.2(H)(4). A. The granting of the Modification would not be detrimental to the public good B. The project design satisfies 2.8.2(H)(4): the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. The purpose of this standard is to create a district with similar scale buildings. 125 feet of the building is shown rising to four stories towards the center of the site. Overall, the building is approximately 620 feet in length. This means around 20% of the building will be four stories. The remainder of the building is three stories in height with the building stepping down to one story along Lincoln Avenue and on the south end of the site. By placing the four-story portion of the building towards the center of the site, the increase in height is mitigated. The fourth story is located over 90 feet away from the right-of-way and over 300 feet way from the Poudre Trail. The proposal also advances the purposes of the Land Use Code as articulated in Section 1.2.2 in the following ways: • Using materials that are sensitive to the Poudre River corridor character. • Stepping down the building to one story along Lincoln Avenue and the Poudre River to establish compatibility with its surroundings. • Enhancing the site with extensive landscaping. • Re -locating the Poudre Trail in a location that is less prone to washing out and establishing strong pedestrian and bicycle connections to this amenity. • Encouraging the use of bicycles by providing a bike share station on -site. Due to these reasons, staff finds that the plan diverges from the Land Use Code in a nominal and inconsequential way when considered from the perspective of the entire development plan. The plan, furthermore, advances the purposes of the Land Use Code found in Section 1.2.2. Staff Report — Spirit at the River, PDP170026 Administrative Hearing 1-24-2018 Page 6 equally well or better than would a plan which complies with the standard for which a modification is requested. The purpose of this standard is to minimize the impact parking lots have on adjacent properties and from public streets. On this site, a sanitary sewer line runs directly underneath the western property line. The presence of this line prevents the planting of trees along the edge of the proposed parking lot. Since this sanitary sewer line exists, the hardship is not self-imposed. This prevents the proposed development from meeting the tree -planting standard of this Code section. For the screening standard, the landscape plan shows Autumn Amber Sumacs and Blue Oat Grass to provide screening from Lincoln Avenue. In lieu of shrubs, a berm, a low wall, or fence, the landscape plan shows a six-foot wide sidewalk along the western property line on the edge of the parking lot. Per the plat submitted, a public access easement covers the proposed sidewalk. No other site south of Lincoln Avenue provides such a connection in a public access easement to the Poudre Trail. This amenity is critical to providing enhanced pedestrian connectivity to the Poudre Trail for residents of the Buckingham neighborhood , patrons of New Belgium and O'Dell Brewing and hotel visitors and staff. For these reasons, staff finds the proposed plan is equal to or better than a compliant plan. Modification #2 Description: The applicant requests a modification to Section 4.20(D)(3)(a)(1) to have a portion of the building exceed three stories in height. Land Use Code Standard Proposed to be Modified (areas underlined and bolded for emphasis): Land Use Code 4.200)(3)(a)(1): Height/Mass. The maximum building height shall be three (3) stories. If multi- story buildings are included in a development, such buildings shall be designed to step down to one (1) story directly abutting the natural area protection buffer. Applicant's Justification for Modification: The proposed single hotel building with integral restaurant and garage located within the Innovation Subdistrict and having a portion of the property straddle the Poudre Corridor Subdsitrict, conforms to the design criteria of allowing buildings taller than 3 stories in appropriate character subdistricts while maximizing compatibility through appropriate design. The building is located in the depth of the property situated North to South. Facing Lincoln the building has a single level frontage and steps up to 3 stories. Facing the Poudre the building has a Staff Report — Spirit at the River, PDP170026 Administrative Hearing 1-24-2018 Page 5 (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or (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; or (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. Any finding made under subparagraph (1), (2), (3) or (4) above shall be supported by specific findings showing how the plan, as submitted, meets the requirements and criteria of said subparagraph (1), (2), (3) or (4). Applicant's Justification for Modification: • Pedestrian connection allows direct access point onto Lincoln Ave. • Sidewalk connection is in line with neighborhood to the north. • Keeps public sidewalk for trail and sidewalk for hotel separate. Staff Finding: Staff finds that the request for a Modification of Standard to Section 3.2.1(E)(4) is justified by the applicable standards in 2.8.2(H)(1). A. The granting of the Modification would not be detrimental to the public good B. The project design satisfies 2.8.2(H)(1): the plan as submitted will promote the general purpose of the standard for which the modification is requested Staff Report —Spirit at the River, PDP170026 Administrative Hearing 1-24-2018 Page 4 2. Compliance with Section 2.8.2(H) of the Land Use Code - Modification of Standards Modification #1 Description: The applicant requests a modification to Section 3.2.1(E)(4) to provide a pedestrian connection in lieu of landscaping along the western edge of the parking lot. Land Use Code Standard Proposed to be Modified (areas underlined and bolded for emphasis): Land Use Code 3.2.1(E)(4): Parking Lot Perimeter Landscaping. Parking lot perimeter landscaping (in the minimum setback areas required by Section 3.2.2(J) (Access, Circulation and Parking) shall meet the following minimum standards: (a) Trees shall be provided at a ratio of one (1) tree per twenty- five (25) lineal feet along a public street and one (1) tree per forty (40) lineal feet along a side lot line parking setback area... (b) Screening. Parking lots with six (6) or more spaces shall be screened from abutting uses and from the street. Screening from residential uses shall consist of a fence or wall six (6) feet in height in combination with plant material and of sufficient opacity to block at least seventy-five (75) percent of light from vehicle headlights. Screening from the street and all nonresidential uses shall consist of a wall, fence, planter, earthen berm, plant material or a combination of such elements, each of which shall have a minimum height of thirtV (30) inches. Such screening shall extend a minimum of seventy (70) percent of the length of the street frontage of the parking lot and also seventy (70) percent of the length of an boundary of the parking lot that abuts anV nonresidential use... Land Use Code Modification Criteria: "The decision maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good, and that: (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or Staff Report — Spirit at the River, PDP170026 Administrative Hearing 1-24-2018 Page 3 Map 1: Spirit at the River Zoning & Site Vicinity 1 inch = 667 feet Spirit at the River Zoning & Vicinity Map w`` Staff Report - Spirit at the River, PDP170026 Administrative Hearing 1-24-2018 Page 2 • The Modification of Standard to Section 4.20(D)(3)(a)(1) that is proposed with this Project Development Plan meets the applicable requirements of Section 2.8.2(H)(4). • The Modification of Standard to Section 4.20(D)(3)(a)(2) that is proposed with this Project Development Plan meets the applicable requirements of Section 2.8.2(H)(1). • The Project Development Plan/Final Plan complies with relevant standards of Article 3 — General Development Standards, so long as the modification to Section 3.2.1(E)(4) is approved. • The Project Development Plan/Final Plan complies with relevant standards located in Division 4.20 Community Commercial — Poudre River District (CCR) of Article 4 — Districts, so long as the modifications to Sections 4.20(D)(3)(a)(1) and 4.20(D)(3)(a)(2) are approved. 1. Background The subject property annexed into the City as part of the East Lincoln Avenue Second Annexation on July 16, 1991. On December 27, 1994, the City of Fort Collins approved the Baldwin Minor Subdivision, which encompasses this site. The site has operated as an office and storage yard for a construction company since the 1990's. The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North Low Density Residential (RL), Industrial (1) Single-family detached residential, brewery South Public Open Lands (POL) Poudre River East Community Commercial, Poudre Rive District (CCR) Office, commercial/retail West Community Commercial, Poudre Rive District (CCR) Office, gas station A zoning and site vicinity map is presented on the following page. �t of ITEM NO MEETING DATE STAFF 1 Jan. 24`h, 2018 Clay Frickey ADMINISTRATIVE HEARING OFFICER PROJECT: Spirit at the River, PDP170026 APPLICANT: Shelley LaMastra Russell + Mills Studios 506 S College Ave. Unit A Fort Collins, CO 80524 OWNERS: HCC Holdings LLP 301 E Lincoln Ave. Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a Project Development Plan request to construct a 101,650 square foot building with a 107-room hotel and restaurant. 124 parking spaces will serve the development along with 32 bicycle parking spaces. 0.95 acres of the site will be a natural habit buffer zone along the south side of the site abutting the Poudre River. Most of the building is proposed to be three stories with one section rising to four stories. This site is located in the Community Commercial — Poudre River District (CCR) zone district. RECOMMENDATION: Staff recommends approval of Spirit at the River, PDP170026. EXECUTIVE SUMMARY: Staff finds the proposed Spirit at the River Project Development Plan complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: • The Project Development Plan complies with the process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. • The Modification of Standard to Section 3.2.1(E)(4) that is proposed with this Project Development Plan meets the applicable requirements of Section 2.8.2(H)(3). Planning Services 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750