HomeMy WebLinkAboutLINCOLN CORRIDOR HOTEL - PDP - PDP170026 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESLincoln Planning Objectives
Section i
Recognize and implement design characteristics of the subdistricts and surrounding buildings.
Applying appropriate design and building heights steps within subdistrict characteristics.
Promotes high-quality building design and materials.
Implements resources that contributes to the historic character and authenticity of the Innovation
subdistrict.
Section ii
The Lincoln Hotel site is located along Lincoln Ave and extends south to the Poudre River Corridor.
Currently the site has no vegetation/habitat area or access from the Poudre River for wildlife or
people. The site is comprised of compressed gravel paving from Lincoln Ave to the existing Poudre
trail. A 6’ high barbed wire chain link surrounds the current site. There is no visual buffering
offered currently for users of the trail or for wildlife and their habitat area along the river. Machinery
if often used and parked right along the trail.
With the proposed plan chainlink fencing would be removed. The current access easement along
the Poudre Trail would be widened to allow for the trail to be relocated further north from the
eroding bank. An additional public access easement would be added on the west end of the
property for the public to connect from Lincoln directly onto the Poudre Trail. A 6’-0” wide sidewalk
transitioning to 10’-0” multi-modal trail would be installed within this new easement.
With the circulation improvements from the walk and fencing being removed wildlife would benefit
immensely with the new 0.9 acres of open space that will be restored for habitat area. Large tree
and shrub groupings would add buffering at the south end of the parking to transition the uses from
hotel to river corridor. All of the plantings that occur within this area would be native species or
follow closely with a water wise approach. Many of the species and seed mix used come directly
from the City of Fort Collins’ Stormwater and Natural Areas staff recommendations. Grading for
detention within this area follows a natural topography look and works to reinforce the natural look
of the areas along the river.
The owner would work with the City of Fort Collins on an as needed basis to allow for temporary
construction easements to be put in place when funds become available to reinforce the bank
along the Poudre River. Any design for this bank restoration would be by the City and all tree
mitigation would be by the City. This plan proposes no changes to the current condition of the site
south of the existing trail.
Section iii
The property will be managed by Spirit Hospitality, LLC and owned by a Limited Liability Limited
Partnership, of which Spirit Hospitality, LLC will be the general partner. The property is thoroughly
maintained by on site maintenance staff and contracted maintenance vendors. Maintenance
programming includes daily site clean up along with regular routine maintenance as well as
monthly, semi-annual and annual inspections of exterior components to ensure proper aesthetic,
safety and opportunity for enjoyment by staff, community and guests of the property. Regular
maintenance is included but not limited to landscape trimming, pruning & fertilization, snow
removal, and other functions which would be considered routine maintenances.
Section iv
The hotel portion of the project is staffed 24 hours per day, 7 days per week and will employ 14 FTE
and 11 PTE. The restaurant portion of the hotel will be staffed on a rolling schedule of two shifts per
day, 7 days per week and will employ 35 FTE and 22 PTE.
Section v
The current lot for the Lincoln Hotel presents several limitations. These range from less than half of
the site being outside of the 300’ buffer of the Poudre River available for development, multiple
utility easement and access points that were specified on the Lincoln Corridor Plan. Because of
these limitations many meetings occurred with City staff to present information with the TIS report
on keeping the current entrance in place for the redevelopment of the site and not realigning with
3rd
Street as noted in the Lincoln Corridor Plan. This was agreed on and design continued with that
being the full access intersection point for the site. The proposed design shows a parking garage
that would serve as the turnaround point for all guests and visitors on the site. Staff only would be
directed to use parking on the east side of the building, they would exit out at the full movement
intersection on the west. An exit only drive would be on the east side of the building. This drive
would be for service/trash and emergency vehicles only and would be a right out only.
In order to help bring public access to the Poudre River a 6’ sidewalk that transitions to a 10 multi-
modal trail was placed on the west side of the site. Due to the narrow nature of the current lot the
developers had to buy a piece of property on the east from Woodward to expand into. In order to
keep costs down for additional land purchase from Woodward and still accommodate the trail it is
located +/-6” from the west property line and will be for pedestrian use only until the end of the
parking lot (modification request submitted). Bikes will utilize the drive lane before connecting at
the south end of the parking on the 10’ multi-modal trail.
A portion of the site extends into the 300’ river buffer. The site in this area seeks to use high
performance standards to offset this. The building steps down to a 1-story garage, permeable
paving is in all parking stalls, all parking stalls are reduced to a 17’ length with overhangs reduce
the pavement impact, flush curbs, increased buffering for light conflicts and visual concerns, native
species and natural grading.
The parking lot off of Lincoln seeks to maintain the current street frontage offsets at adjacent Insitu
site. This will create a more unified and cohesive street view along the corridor. (LCUASS variance
request submitted).
Section vi
Documents will be provided upon completion.
Section vii
Because the site is currently completely devoid of any natural features (refer to section ii) there are
no natural features being disturbed. The development will restore and reintroduces 0.9 acres of
additional habitat space to the Poudre River corridor.
Section viii
No neighborhood meetings was held.
Section ix
Lincoln Hotel