HomeMy WebLinkAboutSPIRIT AT THE RIVER (FORMERLY LINCOLN CORRIDOR HOTEL) - PDP - PDP170026 - SUBMITTAL DOCUMENTS - ROUND 3 - MODIFICATION REQUESTLincoln Hotel Modification Requests:
1. Building Height (Section 4.2.D.3(A)): The maximum building height shall be (3) three stories.
Provided: 3 Story building with partial 4 Story Shown On a Small Portion Of The Building.
This is in Accordance With Downtown Plan Innovation Subdistrict Guidelines.
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 single story stepping up to 4 stories with a setback at the forth 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.
2. Poudre River Buffer (Section 3.4.1(E): 300' buffer from top of bank.
Provided: An average 201' buffer is shown on plans with high level of performance standards met in
all (9) nine performance categories.
Standard Used: #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
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 as well as
multiple utility easements that run along the west side of the property (see attached Exhibit 2.A
Buffer Area and Utilities). Additional property had to be acquired from the east (Woodward Property)
to help alleviate some of the constraints for development on this site.
As discussed in the June 13, 2017 meeting with City Staff the top of bank is eroding and has
continued to creep into the Lincoln Hotel site. Staff is not sure of the timeline, but the centerline of
the river was once the south property line. The centerline of the river has pushed north 25-35’ from
this original location, we can assume the top of bank has moved roughly the same distance.
A portion of the proposed site plan extends into the 300’ river buffer. The site plan and landscape in
this area use high performance standards to offset this. The building steps down to a 1-story garage,
permeable paving is in all parking stalls as approved by City of Fort Collins, 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 all add to the
enhancement of this area.
Overall with this site and landscape plan 1.39 acres of native habitat area has been added along the
Poudre River Trail within the buffer zone. This replaces the current site which is almost entirely
compacted gravel parking and storage area to the north side of the Poudre Trail.
3. Parking lot perimeter landscaping on west portion of parking Lot (Section 3.2.1.E.4(A-B)): 1 Tree/25
Lf, Screening 30" Ht For 70% Of Length.
Provided: 6' wide public sidewalk connection from Lincoln Avenue to Poudre River Trail.
Standard Used: #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
The Pedestrian Plan (pages 33-34) outlines the importance of improving the directness for
pedestrians to access parks, trails etc. on their routes. The new 6’-0” concrete walk with allow for
the public to have a direct access point along Lincoln without having to travel further west for the
entry point on the trail. This new sidewalk is also in line with the residential neighborhood just to the
north as well as Odell Brewing. (see attached Exhibit 3.A Trail Connection).
Earlier discussions and plans with staff showed the sidewalk in front of the hotel connecting with the
multi-modal trail in the open space. This approach was changed to a separate sidewalk connection
in order to work better with the public perception of sidewalk being a public access point that was
intended verses a feeling of cutting through a property to get to a destination.
At most only shrub planting could occur for parking lot perimeter landscape. The required trees at
25’ o.c. would not be possible due to the existing utility easement.
1.34 ac
0.49 ac from Woodward needed
to be acquired in order to make
development feasible on lot
2.40 ac
Legend:
300’ Buffer area
Top of bank
Existing utilities and easements
Area without constraints for development
Original Lot Area: 3.977 ac - 2.40 ac (buffer area) = 1.58 ac (39.7%)
Lincoln Hotel
Exhibit 2.A Buffer Area and Utilities
N 0 120 240’
Residential
Area
Odell
Brewing
Legend:
Existing Poudre Trail
New Trail Connection at Lincoln Hotel Site
Existing Trail Access Point on Lincoln Ave
New Trail Access Point on Lincoln Ave
Future
Woodward
Lincoln
Hotel
Lincoln Hotel
Exhibit 3.A Trail Connection