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HomeMy WebLinkAbout01/20/2022 - Planning and Zoning Commission - AGENDA - Regular MeetingPlanning and Zoning Commission Page 1 January 20, 2022 Upon request, the City of Fort Collins will provide language access services for individuals who have limited English proficiency, or auxiliary aids and services for individuals with disabilities, to access City services, programs and activities. Contact 970.221.6515 (V/TDD: Dial 711 for Relay Colorado) for assistance. Please provide 48 hours advance notice when possible. A solicitud, la Ciudad de Fort Collins proporcionará servicios de acceso a idiomas para personas que no dominan el idioma inglés, o ayudas y servicios auxiliares para personas con discapacidad, para que puedan acceder a los servicios, programas y actividades de la Ciudad. Para asistencia, llame al 970.221.6515 (V/TDD: Marque 711 para Relay Colorado). Por favor proporcione 48 horas de aviso previo cuando sea posible. Regular Hearing January 20, 2022 6:00 PM Michelle Haefele, Chair City Council Chambers - City Hall West Ted Shepard, Vice Chair 300 Laporte Avenue Per Hogestad Fort Collins, Colorado David Katz Adam Sass Virtual (Zoom or Telephone) Jeff Schneider Cablecast on FCTV Channel 14 on Connexion & Julie Stackhouse Channels 14 & 881 on Comcast Planning and Zoning Commission Hearing Agenda Participation for this hybrid Planning and Zoning Commission meeting will be available online, by phone, or in person. Public Participation (In Person): Individuals who wish to address the Planning & Zoning Commission in person may attend the meeting located in City Council Chambers at City Hall, 300 Laporte Ave. Public Participation (Online): Individuals who wish to address the Planning & Zoning Commission via remote public participation can do so through Zoom at https://fcgov.zoom.us/j/97195802902. Individuals participating in the Zoom session should also watch the meeting through that site. The meeting will be available to join beginning at 5:45 p.m. on January 20, 2022. Participants should try to sign in prior to 6:00 p.m. if possible. For public comments, the Chair will ask participants to click the “Raise Hand” button to indicate you would like to speak at that time. Staff will moderate the Zoom session to ensure all participants have an opportunity to address the Commission. In order to participate: Use a laptop, computer, or internet-enabled smartphone. (Using earphones with a microphone will greatly improve your audio). You need to have access to the internet. Keep yourself on muted status. If you have any technical difficulties during the hearing, please email smanno@fcgov.com. Public Participation (Phone): If you do not have access to the internet, you can call into the hearing via phone. Please dial: 253-215-8782 or 346-248-7799, with Webinar ID: 971 9580 2902. (Continued on next page) Packet pg. 1 Planning and Zoning Commission Page 2 January 20, 2022 ROLL CALL • AGENDA REVIEW • PUBLIC PARTICIPATION Individuals may comment on items not specifically scheduled on the hearing agenda, as follows: • Those who wish to speak are asked to sign in at the podium if they are in person or use the raise hand function if they are on Zoom or on the phone. • The presiding officer will determine and announce the length of time allowed for each speaker. • Each speaker should state their name and address and keep their comments to the allotted time. • Any written materials should be provided to the Secretary for record-keeping purposes. • In person participates will hear a timer beep once and the time light will turn to yellow to indicate that 30 seconds of speaking time remains and will beep again and turn red when a speaker’s time to speak has ended. Phone and Zoom participants will be told verbally when their allotted time has ended. • CONSENT AGENDA The Consent Agenda is intended to allow the Planning and Zoning Commission to quickly resolve items that are non-controversial. Staff recommends approval of the Consent Agenda. Anyone may request that an item on this agenda be “pulled” for consideration within the Discussion Agenda, which will provide a full presentation of the item being considered. Items remaining on the Consent Agenda will be approved by the Planning and Zoning Commission with one vote. The Consent Agenda generally consists of Commission Minutes for approval, items with no perceived controversy, and routine administrative actions. The meeting will be available beginning at 5:45 p.m. Please call in to the meeting prior to 6:00 p.m., if possible. For public comments, the Chair will ask participants to click the “Raise Hand” button to indicate you would like to speak at that time – phone participants will need to hit *9 to do this. Staff will be moderating the Zoom session to ensure all participants have an opportunity to address the Committee. Once you join the meeting: keep yourself on muted status. If you have any technical difficulties during the hearing, please email smanno@fcgov.com. Documents to Share: If residents wish to share a document or presentation, City Staff needs to receive those materials via email by 24 hours before the meeting. Please email any documents to smanno@fcgov.com. Individuals uncomfortable or unable to access the Zoom platform or unable to participate by phone are encouraged to participate by emailing general public comments you may have to smanno@fcgov.com . Staff will ensure the Commission receives your comments. If you have specific comments on any of the discussion items scheduled, please make that clear in the subject line of the email and send 24 hours prior to the meeting. As required by City Council Ordinance 079, 2020, a determination has been made by the chair after consultation with the City staff liaison that conducting the hearing using remote technology would be prudent. Packet pg. 2 Planning and Zoning Commission Page 3 January 20, 2022 1. Draft Minutes for the P&Z November Regular Hearing The purpose of this item is to approve the draft minutes of the November 18, 2021, Planning and Zoning Commission hearing. 2. SweetWater Brewing Major Amendment PROJECT DESCRIPTION: This is a request for a major amendment (MJA) to develop a parking lot and outdoor beer garden for SweetWater Brewing Co. located at 1014 & 1020 E. Lincoln Avenue (parcel #9712119001; 9712119002). The previous proposal to develop the brewery and a portion of the site as a three-story 31,500 square foot mixed use building (PDP #32-08) was approved by the Planning & Zoning Board in November 2008. The current proposal seeks to amend previously approved plans for the development of the parking lot on the portion of the site where the mixed-use building was proposed. The proposed beer garden would then be constructed on top of the current parking area. These proposed changes constitute a major amendment to the previously approved project. APPLICANT: Michael McBride MMLA Landscaping & Planning 2339 Spruce Creek Dr. Fort Collins, CO 80528 STAFF ASSIGNED: Will Lindsey, City Planner 3. Land Use Code Amendment – Enclosed Mini Storage Unit Restriction in TOD Overlay PROJECT DESCRIPTION: This is a request for a recommendation to City Council regarding proposed Land Use Code changes to prohibit Enclosed Mini-Storage uses in the Transit- Oriented Development (TOD) Overlay Zone District. The proposed changes include an amendment to Article Three, Section 3.10.2 TOD Overlay standards, and Article Four, Section 4.21 General Commercial Zone District use standards in the Land Use Code. APPLICANT: City of Fort Collins PO Box 580 Fort Collins, CO 80522 STAFF ASSIGNED: Pete Wray, Senior City Planner • DISCUSSION AGENDA 4. Strauss Lakes PUD Pre-Application Hearing PROJECT DESCRIPTION: The purpose of this item is to allow the potential applicant of the Strauss Lakes development project in southwestern Fort Collins to receive preliminary comments from the Planning and Zoning Commission regarding the applicant's proposed Planned Unit Development (PUD) Master Plan and to assist the developer in determining whether to file a PUD application. Packet pg. 3 Planning and Zoning Commission Page 4 January 20, 2022 APPLICANT: Cathy Mathis, APA TB Group 444 Mountain Ave Berthoud, CO 80513 STAFF ASSIGNED: Jenny Axmacher, Senior City Planner • OTHER BUSINESS • ADJOURNMENT Packet pg. 4 Agenda Item 1 Item 1, Page 1 AGENDA ITEM SUMMARY January 20, 2022 Planning and Zoning Commission STAFF Shar Manno, Customer and Administrative Manager SUBJECT MINUTES OF THE NOVEMBER 18, 2021 P&Z HEARING EXECUTIVE SUMMARY The purpose of this item is the consideration and approval of the draft minutes of the November 18, 2021 Planning & Zoning Commission hearing. ATTACHMENTS 1. Draft November 18, 2021 P&Z Minutes Packet pg. 5 Michelle Haefele, Chair Virtual Hearing Ted Shepard, Vice Chair City Council Chambers Jeff Hansen 300 Laporte Avenue Per Hogestad Fort Collins, Colorado David Katz Adam Sass Cablecast on FCTV, Channel 14 on Connexion & Jeff Schneider Channels 14 & 881 on Comcast The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224- 6001) for assistance. Regular Hearing November 18, 2021 Vice Chair Shepard called the meeting to order at 6:00 p.m. Roll Call: Hansen, Hogestad, Katz, Sass, Schneider, Shepard Absent: Haefele Staff Present: Everette, Sizemore, Claypool, Yatabe, Stephens, and Hahn Vice Chair Shepard provided background on the Planning and Zoning Commission’s role and what the audience could expect as to the order of business. He described the role of the Commission and noted that members are volunteers appointed by the City Council. The Commission members review the analysis by staff, the applicants’ presentations, and input from the public and make a determination regarding whether each proposal meets the Land Use Code. He noted that this is a legal hearing, and that he will moderate for civility and fairness. Agenda Review Community Development and Neighborhood Services (CDNS) Director Sizemore reviewed the items on the Consent and Discussion agendas, stating that all items will be heard as originally advertised. Public Input on Items Not on the Hearing Agenda: None noted. Consent Agenda: 1.3-Mile Plan Update 2.Planning & Zoning Annual Work Plan Planning and Zoning Commission Minutes DRAFTPacket pg. 6 Planning & Zoning Commission November 18, 2021 Page 2 of 9 Public Input on Consent Agenda: None noted. Vice Chair Shepard did a final review of the items that are on the consent agenda and reiterated that those items will not have a separate presentation unless pulled from the consent agenda. Member Hogestad made a motion that the Planning and Zoning Commission approve the Consent agenda for the November 18, 2021, meeting. The agenda consists of three 3-Mile Plan Update and Annual Work Plan. This motion is based on the consent agenda material, information presented during the work session, this hearing and Commission discussion. Member Hansen seconded the motion. Vote: 5:0. Discussion Agenda: 3. Treehouse Montessori Minor Amendment Referral Project Description: This is a minor amendment request by Treehouse Montessori School (childcare center) to increase the capacity from 28 to 37 students. The Treehouse Montessori School was originally approved by the Planning and Zoning Board (the prior name of the Commission) on July 11, 2007. In that approval, the board limited the enrollment to 15 students and required that if an increase be made in the future, that it be brought to the board as a major amendment. In July of 2010, the board approved a capacity increase from 15 to 25 students, and in 2013, a minor amendment was approved increasing capacity to the existing approval for 28 students. Recommendation: Approval Secretary Claypool reported that 11 emails were received all in support of the Montessori Minor Amendment Referral. Staff and Applicant Presentations Senior Zoning Inspector Nelson gave a brief verbal/visual overview of this project. Crystal Koontz, Teacher and owner at Treehouse Montessori School, also provided a brief verbal/visual overview of this project. Public Input (3 minutes per person) Trenton, York Town Court, has concerns with the traffic from this site. There is vocal disapproval by neighbors regarding this proposal. They do not know who is coming and going. There is a real safety concern. They do not want to see this go through. Staff Response Traffic Engineer Hahn responded that they are adding 9 additional students. They analyzed additional traffic and the drop-off and pick-up locations of the site. The additional trips of the one-way flow will add 9 additional trips. There was no traffic study required for this minor amendment. Staff did run the numbers for the total 37 students, and it does fall under, which is 155 trips per day, assuming each child is brought in individually and including teachers and staff. Staff feels it will run acceptably and meets service standards. Mrs. Koontz thanked Trenton and commented that she would like to chat with the neighbors and come up with a plan. Vice Chair Shepard asked if Mrs. Koontz was willing to meet with the neighbors. She responded yes, and that she would love to do an open house for the neighborhood. Commission Questions / Deliberation DRAFTPacket pg. 7 Planning & Zoning Commission November 18, 2021 Page 3 of 9 Questions Member Hansen asked if there was any designated bike parking and how it compares to what would be required. Senior Zoning Inspector Nelson responded that 4 spaces are required and the school is providing 5. Member Hansen asked if prohibiting parking in residential neighborhoods could be done. This is regarding on street parking and the employees being told they cannot park in front of homes. Senior Zoning Inspector Nelson responded that staff believes this is being done as a courtesy to the neighbors that have requested it. However, it is correct that residents cannot request individuals not to park on public streets. Member Sass asked if the school anticipates going back to having the parents drop off the students and come in with them, or if is it working better now, and whether the school will continue moving forward with the set up as is. Mrs. Koontz responded that it is a lot better as it is and there is no reason to change it. Member Hogestad asked how it is known by the parents to “lap the block”. Mrs. Koontz responded that if the parents notice a traffic build-up at the property, then they know to circle the block. A parent orientation is completed before the child starts at the facility. Member Hogestad asked if the queuing was typically 5 to 6 cars. Mrs. Koontz responded affirmatively, and that it is very efficient. Member Hogestad asked if it was correct that there are three different pick-ups/drop-off times. Mrs. Koontz responded with the three times of day. Member Hogestad asked how long the time periods lasted. Mrs. Koontz responded 15-20 minutes, give or take, and depending on the day. Member Hogestad asked about the staff parking and it being 4 staff members. Mrs. Koontz responded that the parking is on the east of the building. Member Hogestad asked if they had explored the idea of finding parking for staff in the shopping center. Mrs. Koontz responded that she did, and due to a legal document required by the City, it scared them away. She may be able to revisit it at a later day. Member Hogestad asked about the resident complaints and what they were for. Mrs. Koontz responded that the one letter in the packet was from a neighbor and that she no longer lives there. The neighbors that are there now are amazing and community oriented. Vice Chair Shepard asked if they would have all 37 students there at one time or if there would be staggering? Mrs. Koontz responded that it is staggered. Member Schneider asked how many students they currently have before they found out that they were over capacity. Mrs. Koontz responded that before COVID, they were licensed for 35 students, give or take. Now they are under full capacity - roughly 3 to 4 kids under capacity. The capacity is based on State licensing. Member Schneider questioned the licensed capacity of 35 when the school is asking for 37. Mrs. Koontz responded that the capacity is 35 and that she has been pre-approved for 37 through the State. Member Schneider asked if the capacity was based on Poudre School District (PSD)? Mrs. Koontz responded that they run an extended school year, August through June and close the month of July. They do follow PSD with holidays and snow days. Member Hogestad commented that he is having a hard time getting over the staff parking. Have they looked into carpooling? Mrs. Koontz responded yes, and that staff currently does and that they also ride their bikes. Member Hogestad asked staff what form the hearing notification; was it a postcard? Senior Zoning Inspector Nelson responded that there was the initial notification for the minor amendment and then the hearing notification. These are letters, more than the postcard, and they went out two weeks prior to the hearing, and 233 letters went out. Member Hansen commented that in the work session he had asked if staff would do an informal parking survey, and he wanted to know if this was completed. Mrs. Koontz responded that in her presentation, there were pictures of the parking and that the street is completely open. There is plenty of parking. There is no overnight parking. Vice Chair Shepard asked Mrs. Koontz if she was comfortable giving her work phone number. Mrs. Koontz provided her email address and phone number, info.treehousemontessori@gmail.com and 970-581-1355. Member Hogestad commented that Traffic Engineer Hahn stated that there were 155 trips and wanted to know how many trips are generated in a typical residential neighborhood. Traffic Engineer Hahn responded that a single- family home has 9 trips per day, this is the average. Member Hansen counted spaces and houses, with roughly 80 spaces available in front of 20 homes. Member Hogestad commented about 200 trips generated based on those numbers. DRAFTPacket pg. 8 Planning & Zoning Commission November 18, 2021 Page 4 of 9 Member Hogestad asked if any of the churches or businesses nearby ever park in the neighborhood or if it is only those from the Montessori school that park in the neighborhood. Mrs. Koontz responded that there is traffic created from the Valley Green pool, and there is no church overflow. Member Schneider asked about the demographics of the children. Mrs. Koontz responded that most of the children are ages 3 to 7 and then there are a couple of rooms for ages 15 months to 3. There are 9 children in the toddler classroom and there are 25 in the primary classroom. Discussion Member Hansen has counted 80 parking spots and 20 homes, which is normally about 4 per home. If they are looking for 7 parking spots, this would be just under 9%. Member Hogestad commented that the additional trips are close to double from what you would normally see. Member Sass commented that the Valley Forge Avenue feeds a lot of veins. He does not believe that this as big of an impact as double. Vice Chair Shepard asked Senior Zoning Inspector Nelson to pull up a slide of the street layout and blocks. CDNS Director Sizemore responded to the average number of trips that occur on the streets regardless of the number of houses. The total is 900 trips per day. Member Hansen asked if this would be with or without the school there. CDNS Director Sizemore responded that he would get clarification but that his understanding is that this is current, with the school there. Traffic Engineer Hahn responded that the count was taken in 2018 when the school was active and that she is unsure of how many students they had in 2018. Vice Chair Shepard asked if this was within capacity before the street gets bumped up to a collector. Traffic Engineer Hana responded yes. Member Hansen made a motion that the Fort Collins Planning and Zoning Commission approve the Treehouse Montessori School Minor Amendment MA210059. The Commission finds in consideration that the minor amendment complies with all applicable Land Use Code requirements. This decision is based upon the agenda materials, the information and materials presented during the work session, this hearing and the Commission discussion on this item. Further, the Commission hereby adopts the information, analysis, finding of fact and conclusions regarding this amendment contained in the staff report included in the agenda materials for this hearing. Member Sass seconded. Member Schneider thanked the applicants for working with the neighbors. Member Hogestad is concerned that there was not more neighborhood input and is concerned with supporting the project. Vice Chair Shepard will be supporting the project. He thanked Trenton for participating, and staff for their work. Vote: 5:0. 4. Timberline Church Property ODP Project Description: This is a request for an Overall Development Plan (ODP) for the Timberline Church Campus. The site is approximately 31.74 acres and is zoned Medium Density Mixed-Use Neighborhood (M-M-N). The property was rezoned from Low Density Mixed-Use Neighborhood (L-M-N) in September 2020. The submittal of the ODP is a Condition of Approval requirement from the rezoning. The ODP includes an Alternative Compliance request which addresses Section 3.6.3 Street Pattern and Connectivity Standards. Recommendation: Approval Staff and Applicant Presentations Planning Manager Everette gave a brief verbal/visual overview of this project. Ryan McBreen, Norris Design, also provided a brief verbal/visual overview of this project. Public Input (3 minutes per person) Kim Schwedt, Dakota Ridge, asked whether the 5-acres owned by CSU were being swapped for the 13 -acres of the church property? If so, is there a financial exchange also, or is it totally a land swap? She has concerns with light, dust, noise pollution and traffic. She also asked what percentage of multi-family housing is needed in the City DRAFTPacket pg. 9 Planning & Zoning Commission November 18, 2021 Page 5 of 9 at this moment. This is a concern regarding traffic. Natural habitat is also a concern. Amber Kelly expressed concern with the additional amount of people and would like to know if the proposal would consider a fence to protect illegal dumping in their dumpster. She would like more data on Custer and how staff does not think it would not get backed up. She also asked whether there had been any discussion with King Soopers, how are you going to help? Staff Response and Commission Questions and Deliberation Mr. McBreen responded that they have prepared a traffic study and it has been approved during this process. Brad Florin, volunteer representative of Timberline Church, responded to the swap question. They have been working with CSU for a bit on the swap and it was a handshake gesture. There is no specific plan for the CSU property. This is a much nicer gateway to the church; there may be construction in the future. Craig MacPhee spoke to the traffic impact study, answering all questions concerning the project and level of service standards. They counted traffic during the AM and PM peak times (highest demand). On Custer, there was between 100 to 200 vehicles in each direction, from Illinois to Iowa; however, it varies. Iowa has 50 vehicles per hour at Illinois and there is roughly 140 vehicles per hour. Regarding the anticipated site-generated trips for the ODP, most of the traffic will use existing and future driveways and would orient directly to and from Timberline Road. Less traffic is anticipated to go toward Illinois and Iowa. It is expected there will be 10-20 trips each way along those routes. This is not a significant increase to the traffic that is already there. Vice Chair Shepard asked Mr. McBreen if the public comment regarding lights, dust and pollution would be best discussed at the PDP. Mr. McBreen responded yes. Planning Manager Everette responded to the dumpster question and stated that it would be discussed at the development stage, a PDP discussion. Member Hansen asked what a level C service mean? Mr. MacPhee responded that the level of service is a quantitative way for them to measure how an intersection operates. Level A indicates very little delay and congestion, and a level service F indicates significant delay and significant congestion that may lead to system breakdown. This varies with a signaled intersection and an intersection that does not have a signal. Most jurisdictions want to see a service level D or better. Vice Chair Shepard spoke to the complexity of roadways as this plan moves forward. He feels that the ODP map needs to show Sagebrush, same to the north and east. Member Hansen agrees that some context would be helpful moving forward. Mr. Florin responded to comment on Sagebrush. They did spend some time contemplating how that CSU parcel rolls into this in the future. They did speak to City Traffic and talked through Sagebrush as a potential future alternative entrance to the church property. One of the warnings was that the west side traffic from Sagebrush would never be sufficient for a light. An exit to the south side of the CSU land meets the distance requirement from Sagebrush, and this seemed like the most likely. Member Hansen made a motion that the Fort Collins Planning and Zoning Commission approve the Timberline Church Overall Development Plan ODP210003. The Commission finds that the overall development plan complies with the applicable Land Use Code requirements. This decision is based upon the agenda materials, the information and materials presented during the work session, this hearing and the Commission discussion on this item. Further, this Commission hereby adopts the information, analysis, finding of fact and conclusions regarding this overall development plan contained in the staff report included in the agenda materials for this hearing. Member Schneider seconded. Vice Chair Shepard commented that the level of collaboration is admirable. Vote: 5:0. 5. 2908 Timberline Road Multifamily Dwellings Project Description: This is a request to subdivide the existing Timberline Church property and add 180 multifamily dwelling units on approximately 9.9 acres. A minimum of 18 units will be dedicated for use by Colorado State University to provide housing for employees of the University at the 80% Area Median Income (AMI) level. DRAFTPacket pg. 10 Planning & Zoning Commission November 18, 2021 Page 6 of 9 The remaining dwelling units are intended to provide workforce housing and will be available for-rent to the greater Fort Collins community. Six modifications of standards are proposed. An alternative compliance lighting plan is proposed. Recommendation: Approval Secretary Claypool reported that 2 emails had been received. • Citizen emails/letters: o Email from Alaeldin Rachid who is concerned with traffic for the project o Email from Mary Anderson who is concerned with traffic for the project Staff and Applicant Presentations Planning Manager Everette gave a brief verbal/visual overview of this project. Ryan McBreen, Norris Design, Brett Anderson, Jordan Berger, David Karimi, Adam Kantor also provided a brief verbal/visual presentation. Public Input (3 minutes per person) Randy Schwedt, he is concerned with Stagecoach and the land swap not being completed before the plan moves forward. He is concerned that fencing will stop people from going through as this is the closet route. He is concerned with increased traffic. Amber Kelly commented that the traffic will go down Custer. There will be a lot more than 10-to-20 cars per hour. Is there another route? Staff Response Vice Chair Shepard asked about the east side trail and if it was going to be on the east side drainage. Mr. McBreen responded yes. Vice Chair Shepard asked how they are planning a bridge? Mr. McBreen responded that there are connections on the south side and further north. They did not think it was necessary for a midpoint connection. Vice Chair Shepard asked if they would consider a connection with the other development. They responded that it is something they could look into. Vice Chair Shepard asked if they will be irrigating the street trees and natural areas and the north south trail, and the intentions for water usage. Mr. McBreen responded that they will be watering the edges to get them established. Mr. Florin responded to the land swap value and completion. The two parcels have been appraised, 5-acres CSU, and church 10- acres. The value is almost the same. As this happens, the contracts will be signed shortly after approval. The church has a desire to move forward with or without the CSU land. This is a value to the community. Mr. McBreen commented that the swap does not need to take place as there does not need to be any new access points, etc. for the project to move forward. Vice Chair Shepard would like clarification on the cow path. He believes this will be mitigated by the new path. Mr. McBreen explained that the cow path is a detention pond, and they cannot create a new path in that area. Mr. Florin added that this is an unpaved path, and the new path will be a better connection as it will be maintained. Vice Chair Shepard asked what “worst movement” was. Mr. MacPhee responded that this is a grading given to traffic movement and potential issues. Vice Chair Shepard asked about adding a double right turn and when it will be warranted. Mr. MacPhee responded that the right turn volume was excessive for one lane. Traffic Engineer Hahn responded that there may be other opportunities available for this intersection ahead of implementing a double right-hand turn. DRAFTPacket pg. 11 Planning & Zoning Commission November 18, 2021 Page 7 of 9 Member Hogestad asked if there was an opportunity on the gable end and moving it forward. Mr. Kanto explained how they landed on that design. This design came about as a life safety, The fire department needed and required a certain amount of access to the roof, and this is how they were able to accommodate. All the units are constructed as if they are market rate; affordable housing will be disbursed throughout. Commission Questions / Deliberation Vice Chair Shepard started the modification discussion. Member Sass feels that the Modification of Standard to Land Use Code Section 3.8.30(C) meets the code and agrees that it is good. Member Hansen agrees. Member Hogestad agrees. Vice Chair Shepard commented on 3.8.30(B4) and 3.8.30(F4). All four should be included out of caution. He is concerned that the entrances might not be clearly visible from the street as required by the standard and the emphasis on 3.8.30(B4), lot pattern, is that buildings face the street. He would like to see the entrances to the buildings be enhanced, embellished. Member Hansen would also like to consider the orientation to the buildings is more in compliance to what is seen now, but a better design to the surrounding neighborhoods. It is equal to or better than. Member Schneider disagrees regarding embellishment with affordable units involved, this adds cost. Member Hogestad feels what Vice Chair Shepard makes sense and what he mentions could be achieved in other areas. The development lacks variety. Member Hansen likes the landscaping between the buildings and feels the street side is sparse. Member Hansen would like to see more variation on the ends of the buildings. Member Hogestad agreed. The buildings are stark. Member Hansen commented that the affordability comes in creating the same building, repetition. Vice Chair Shepard asked if this could be accomplished through bike park structures. Vice Chair Shepard asked the Commission if a condition to the modification could be added; three types of roofing shingle color, three types of cultured stone or masonry and adding some detail and modulation to the bike sheds. Member Hansen commented that occasionally you can get discounts for ordering quantities that are the same. The Commission needs to pay attention so that the applicant does not lose any discounts. Member Schneider feels the Commission is creating a bit too much complexity from what is needs to be done for this project. Member Hogestad hopes that is not true; people need to pay attention to their surroundings. Member Schneider asked about 18 affordable units to the 60 units presented. Vice Chair Shepard agreed it should be changed. Jordan responded that he would like to talk about how it should be recorded. Member Hansen commented that increasing the affordable component could be a detriment to keeping it affordable. Member Schneider asked if we are requiring deed restrictions on the 18 units as part of the FDP. Planning Manager Everette responded affirmatively. The City’s definition of affordable housing in the Land Use Code specifies a 20- year deed restriction. The deed restriction provides a firm guarantee that cannot be modified through a plan amendment. Mr. Berger would prefer that there not be a deed restriction at all. They are ok with the 10% per the City code. The more you restrict, the less you get for financing. Member Hansen made a motion that the Fort Collins Planning and Zoning Commission approve the Modification of Standard to Land Use Code Section 3.8.30(C) regarding access to a park, central feature or gathering place, to allow for three amenity areas and a proximity to Stewart Case Park to substitute for the requirement. The Commission finds that the modification in consideration of the conditions would not be detrimental to the public good and the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than a plan which complies with section 3.8.30(C), and without impairing the intent and purpose of the Land Use Code, the granting of the modification will substantially alleviate an existing and defined and prescribed problem of a city-wide concern and will result in substantial benefit to the City by substantially addressing an important community need and a strict application of 3.8.30(C) would render the project practically infeasible and an exceptional physical condition unique to the property exists, that was not caused by the applicant the strict application of 3.8.30(C) would result in unusual and exceptional practical difficulties and undue hardship, and the plan as submitted will not diverge from 3.8.30(C) except for in a nominal and inconsequential way DRAFTPacket pg. 12 Planning & Zoning Commission November 18, 2021 Page 8 of 9 when considered from the perspective the entire development plan and will continue to advance the purposes of the Land Use Code as contained in section 1.2.2. This decision is based upon the agenda materials, the information and materials presented during the work session and this hearing and the Commission discussion on this item. Further, this Commission adopts this information, analysis, findings of fact, and conclusions regarding this modification of standard contained in the staff report included in the agenda materials provide for this hearing. Member Sass seconded. Member Hogestad is not sure that the pathways do not mitigate the modification. Vote: 5:0. Member Hansen made a motion that the Fort Collins Planning and Zoning Commission approve the Modification Standard to the Land Use Code Sections 3.8.30(B4) regarding lot pattern, 3.8.30(F4) regarding entrances, 3.5.2(D1) regarding orientation to a connecting walkway and 3.5.2(D2) regarding street facing facades. The Commission finds that the modifications would not be detrimental to the public good and without impairing the intent and purpose of the Land Use Code the granting of the modifications would substantially alleviate an existing and defined and prescribed problem of a city-wide concern and will result in substantial benefit to the City by substantially addressing an important community need and a strict application of the Standard would render the project practically infeasible. Also, an exceptional physical condition unique to the property exists, that was not caused by the applicant and the strict application would result in unusual and exceptional practical difficulties and undue hardship, and the plan as submitted will not diverge from Standards except for in a nominal and inconsequential way when considered from the perspective the entire development plan and will continue to advance the purposes of the Land Use Code as contained in section 1.2.2. This decision is based upon the agenda materials, the information and materials presented during the work session and this hearing and the Commission discussion on this item. Further, this Commission adopts this information, analysis, findings of fact, and conclusions regarding this modification of standard contained in the staff report included in the agenda materials provide for this hearing. Member Sass seconded. Vote: 5:0. Member Hansen made a motion that the Fort Collins Planning and Zoning Commission approve the Modification Standard to the Land Use Code Sections 3.8.30(F2) regarding variation among buildings to allow for fewer than three distinctly different building designs. The Commission finds that the modification would not be detrimental to the public good and the plan as submitted will not diverge from 3.8.30(F2) except in a nominal and inconsequential way 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. This decision is based upon the agenda materials, the information and materials presented during the work session and this hearing and the Commission discussion on this item. Further, this Commission adopts this information, analysis, findings of fact, and conclusions regarding this modification of standard contained in the staff report included in the agenda materials provide for this hearing. Member Sass seconded. Vote: 5:0. Member Hansen made a motion that the Fort Collins Planning and Zoning Commission approve the 2908 South Timberline Road Multi-Family Dwellings Project Development Plan PDP210011 with the following condition: that prior to final plan approval, the applicant must enter into a binding legal agreement acceptable to the City and recorded on the property to provide at least 18 affordable housing units for rent for at least 20 years. The Commission finds in consideration of this condition that the project development plan complies with all applicable Land Use Code requirements. This decision is based upon the agenda materials, the information and materials presented during the work session and this hearing and the Commission discussion on this item. Further, this Commission adopts this information, analysis, findings of fact, and conclusions regarding this modification of standard contained in the staff report included in the agenda materials provide for this hearing. Member Sass seconded. Member Schneider thanked the applicant and design team and that the Commission needs to look at the wording of the code. Vice Chair Shepard thanked the members for the collaboration over the years bringing this project forward. Vote: 5:0. For more complete details on this hearing, please view our video recording located here: https://www.fcgov.com/fctv/video-archive.php?search=PLANNING%20ZONING Other Business DRAFTPacket pg. 13 Planning & Zoning Commission November 18, 2021 Page 9 of 9 None noted. Adjournment Vice Chair Shepard moved to adjourn the P&Z Commission hearing. The meeting was adjourned at 10:16 pm. Minutes respectfully submitted by Shar Manno. Minutes approved by a vote of the Commission on: ____________. Paul Sizemore, CDNS Director Ted Shepard, Vice Chair DRAFTPacket pg. 14 Development Review Staff Report Agenda Item 2 Planning Services Fort Collins, Colorado 80521 p. 970-416-4311 f. 970.224.6134 www.fcgov.com Planning & Zoning Commission: January 20, 2022 SweetWater Brewing Major Amendment – MJA210004 Summary of Request This is a request for a major amendment (MJA) to develop a parking lot and outdoor beer garden for SweetWater Brewing Co. located at 1014 & 1020 E. Lincoln Avenue (parcel #9712119001; 9712119002). The previous proposal to develop the brewery and a portion of the site as a three-story 31,500 square foot mixed use building (PDP #32-08) was approved by the Planning & Zoning Board in November 2008. The current proposal seeks to amend previously approved plans for the development of the parking lot on the portion of the site where the mixed-use building was proposed. The proposed beer garden would then be constructed on top of the current parking area. These proposed changes constitute a major amendment to the previously approved project. Zoning Map (ctrl + click map to follow link) Next Steps If approved by the Commission, the applicant will be eligible to submit a Final Development Plan. Subsequent rounds of review may be required to finalize site engineering and corrections to the plan before the applicant can apply for a site permit. Site Location • Located at 1014 & 1020 E. Lincoln Avenue – the northwest corner of the intersection of E. Lincoln Avenue and N. Lemay Avenue. Zoning Downtown (D), Innovation Subdistrict Property Owner SweetWater Colorado Brewing Company, LLC. 1020 E. Lincoln Avenue Fort Collins, CO 80524 Applicant/Representative Michael McBride MMLA Landscape & Planning 2339 Spruce Creek Dr. Fort Collins, CO 80528 Staff Will Lindsey, City Planner Contents 1. Project Introduction .................................... 2 2. Public Outreach ......................................... 3 3. Article 2 – Applicable Standards ................ 4 4. Article 3 - Applicable Standards ................. 6 5. Article 4 – Applicable Standards: ............. 10 6. Findings of Fact/Conclusion .................... 12 7. Recommendation ..................................... 12 8. Attachments ............................................. 12 Staff Recommendation Approval of Major Amendment Packet pg. 15 Planning & Zoning Commission Hearing - Agenda Item 2 MJA210004 | SweetWater Brewing Major Amendment Thursday, January 20, 2022 | Page 2 of 12 Back to Top 1. Project Introduction A. PROJECT DESCRIPTION • This is a request for consideration of a major amendment (MJA) to the Fort Collins Brewery Project Development Plan (Project # 32-08). The project is located at the northwest intersection of E. Lincoln Avenue and N. Lemay Avenue and is approximately 2.61 acres in size. • The previous proposal for the brewery included plans to develop the western part of the site as a three- story mixed use building with ground-floor retail and twelve dwelling units. That plan was approved by the Planning & Zoning Board (P&Z) in November 2008. The current proposal seeks to amend previously approved plans by developing the western portion of the site as a vehicle parking lot and redeveloping the existing parking area as an outdoor beer garden for use by the new property owners and tenants SweetWater Brewing Company. The project is subject to a major amendment process due to the significant change in character from the approved plans (i.e. mixed-use building to surface parking lot). • The MJA proposes to redevelop the existing western parking lot (23 spaces) into an outdoor beer garden, and to develop a new parking lot area on the western portion of the site that has remained unpaved. The MJA proposes 39 parking spaces for the new parking lot area, for a total of 74 standard vehicle parking spaces. Four of the parking spaces will be designated as ADA-accessible spaces. • Landscaping improvements for the new parking area as well as adjacent to the beer garden are proposed. Other site and landscaping improvements in the approved PDP, including dense landscaping along N. Lemay Avenue, are proposed to remain. The MJA will preserve all of the trees currently on site, as well as add five additional trees for the parking area. B. SITE CHARACTERISTICS 1. Development Status/Background The subject property was annexed into the City on June 6, 1974 as part of the Northeast Consolidated Annexation. The property was originally platted as part of the North Lemay Subdivision. At a public hearing on November 20, 2008, the Planning and Zoning Board unanimously approved a request for a Project Development Plan (PDP #32-08) to construct the Fort Collins Brewery and a three-story mixed- use building on the site. In 2011 a Minor Amendment permitting a temporary unpaved parking area on the footprint of the proposed mixed-use building was approved for overflow parking from the brewery. In 2017 Fort Collins Brewery ceased operations at the site and sold the property to Red Truck Brewing Company. Red Truck Brewing operated at the site until July 2021 when they sold the property to the current owners SweetWater Brewing Co. The majority of the property is used as a brewery and restaurant. The portion of the property being developed is an undeveloped gravel lot. There are no new structures proposed for the site. Packet pg. 16 Planning & Zoning Commission Hearing - Agenda Item 2 MJA210004 | SweetWater Brewing Major Amendment Thursday, January 20, 2022 | Page 3 of 12 Back to Top 2. Surrounding Zoning and Land Use North South East West Zoning Downtown (D), Innovation Subdistrict Downtown (D), Innovation Subdistrict Medium Density Mixed- Use Neighborhood (MMN) Downtown (D), Innovation Subdistrict Land Use Commercial/Industrial (Office Building) Commercial/Industrial (Restaurant & Office Campus.) Commercial (Drive-Thru Bank) Commercial (Enclosed Mini-Storage) C. OVERVIEW OF MAIN CONSIDERATIONS Staff’s main considerations for this major amendment have been the following: • The landscape screening of the new parking area from E. Lincoln Avenue, and the adjacent properties. • The conversion of the existing parking lot into the beer garden. • The upgrade to the existing outdoor lighting for the entire site per the updated code requirements for Existing Lighting found in Land Use Code Section 3.2.4 – Exterior Site Lighting. 2. Comprehensive Plan A. CITY PLAN (2019) The City’s comprehensive plan was developed with the participation of thousands of community members and embodies the vision and values of the community for the future. A basic aspect of the vision pertinent to the proposal is the unique character and sense of place in Fort Collins. The City Plan’s Structure Plan Map includes place types which provide a framework for the ultimate buildout of Fort Collins. These place types provide a policy structure that can apply to several specific zone districts within each place type by outlining a range of desired characteristics. The subject property is consistent with the “Downtown place type” land use designation, which is the overlying land use designation for all sub-districts within the Downtown (D) zone district. City Plan provides guidance that the Structure Plan is not intended to be used as a stand-alone tool; rather, it should be considered in conjunction with the accompanying principles, goals and policies contained in City Plan as a tool to guide future growth and development. Key principles and policies relevant to the project include the following: OUTCOME AREA “LIV” -- NEIGHBORHOOD LIVABILITY AND SOCIAL HEALTH – Managing Growth: These principles help the City to manage growth by encouraging infill and redevelopment, ensuring this development is compatible with the character of the surrounding neighborhood or area. PRINCIPLE LIV 3: Maintain and enhance our unique character and sense of place as the community grows: POLICY LIV 3.6 - CONTEXT-SENSITIVE DEVELOPMENT. Ensure that all development contributes to the positive character of the surrounding area. Building materials, architectural details, color range, building massing, and relationships to streets and sidewalks should be tailored to the surrounding area. PRINCIPLE LIV 4 – Enhance neighborhood livability: POLICY LIV 4.2 - COMPATIBILITY OF ADJACENT DEVELOPMENT. Ensure that development that occurs in adjacent districts complements and enhances the positive qualities of existing neighborhoods. Developments that share a property line and/or street frontage with an existing neighborhood should promote compatibility by: Continuing established block patterns and streets to improve access to services and amenities from the adjacent neighborhood; Incorporating context-sensitive buildings and site features Packet pg. 17 Planning & Zoning Commission Hearing - Agenda Item 2 MJA210004 | SweetWater Brewing Major Amendment Thursday, January 20, 2022 | Page 4 of 12 Back to Top (e.g., similar size, scale and materials); and Locating parking and service areas where impacts on existing neighborhoods—such as noise and traffic—will be minimized. B. DOWNTOWN PLAN (2017) Fort Collins has shaped downtown development through an adopted subarea plan since 1989. The most recent update to the Downtown Plan was adopted by City Council in 2017. The Downtown Plan serves as a guide for budgets, projects, programs, investments, regulations and other efforts focused in the downtown area. In addition to overall policy guidance, the 2017 Downtown Plan also incorporated recently completed planning efforts and studies (e.g., the Poudre River Downtown Master Plan, the citywide Pedestrian Plan, and the Bicycle Master Plan) into a comprehensive plan for Downtown Fort Collins. Perhaps most relevant to the current proposal, the Downtown Plan provides specific visions for the future character of each of downtown’s nine subdistricts. Guidance for the Innovation Subdistrict emphasizes green- edged streets, a light industrial design character, and the inclusion of outdoor spaces such as patios, courtyards, and plazas to facilitate interaction. The future character of this area is planned to be “incubator, research, startup, educational, and creative uses along with cultural and recreational assets in a walkable, bikeable setting connected with collaborative spaces and technology.” The proposal for development of this parking lot and the beer garden aligns well with the guidance contained in the Downtown Plan. The proposed landscaping along E. Lincoln Avenue will help the parking lot blend into the character of the existing semi-industrial area as well as build upon the parkway landscaping improvements recently implemented as part of the Lin5coln Corridor Plan. The new beer garden space will create a more visually pleasing and active use of the former parking area for the brewery and the wider area. C. LINCOLN CORRIDOR PLAN (2014) The 2014 Lincoln Corridor Plan provided a design concept to transform Lincoln Avenue with improvements to the street as public space. Improvements include special sidewalks, plazas, bike lanes, streetscape features, and a new bridge over the Poudre River with pedestrian and beautification enhancements. The street improvements began in 2017, and the improved right-of-way has been designed to complement the private investment which has spurred revitalization in the area. As a centerpiece of the area the street has been designed to reflect the unique identity of the corridor, improve the experience for all transportation modes (pedestrian, bicycle, transit, and vehicle), and to demonstrate innovation, sustainability, and creativity. The proposed project adds to the vision for the corridor by developing providing a visually pleasing outdoor space that is easily accessible by pedestrians, bicyclists, and vehicles as well as enhancing the landscaping adjacent to E. Lincoln Avenue as a means of screening the new parking area. 3. Public Outreach A. NEIGHBORHOOD MEETING A neighborhood meeting was held on August 2, 2021. No members of the public were in attendance, and no comments were made on the proposal. B. PUBLIC COMMENTS: No written comments or emails have been received for this proposal. Any communication received between the public notice period and hearing will be forwarded to the P&Z Commission to be considered when making a decision on the project. 4. Article 2 – Applicable Standards A. BACKGROUND This project was submitted on August 24, 2021. The project required four rounds of staff review. Packet pg. 18 Planning & Zoning Commission Hearing - Agenda Item 2 MJA210004 | SweetWater Brewing Major Amendment Thursday, January 20, 2022 | Page 5 of 12 Back to Top B. PROJECT DEVELOPMENT PLAN PROCEDURAL OVERVIEW 1. Conceptual Review – CDR210045 A conceptual review meeting was held on June 10, 2021. 2. Neighborhood Meeting Per Land Use Code Section 2.2.2 a one neighborhood meeting is required. In accordance with this requirement, one neighborhood meeting was held on August 2, 2021. 3. First Submittal – MJA210004 The first submittal of this project was completed on August 24, 2021. 4. Notice (Posted, Written and Published) Posted Notice: August 2, 2021, Sign # 642 Written Hearing Notice: January 6, 2022, 22 addresses mailed. Published Hearing Notice: Scheduled for January 9, 2022, Coloradoan Confirmation 0005079342 Packet pg. 19 Planning & Zoning Commission Hearing - Agenda Item 2 MJA210004 | SweetWater Brewing Major Amendment Thursday, January 20, 2022 | Page 6 of 12 Back to Top 5. Article 3 - Applicable Standards A. DIVISION 3.2 - SITE PLANNING AND DESIGN STANDARDS Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 3.2.1 – Landscaping and Tree Protection This Code Section requires a fully developed landscape plan that addresses relationships of landscaping to the circulation system and parking, the building, abutting properties, and users of the site in a manner appropriate to the neighborhood context. The plan provides the following main components: • There are a total of 23 existing trees on the site and the proposal includes 5 additional trees for a total of 28. The maximum percentage of any one species is 33%. This meets the minimum species diversity requirements in Land Use Code Section 3.2.1(D)(3). • The MJA as submitted meets the landscape standards in Land Use Code Section 3.2.1(E). Parking lot perimeter landscaping and screening is provided along all sides of the parking lot. Screening, landscaping, and tree planting is concentrated in high-visibility areas, particularly along E. Lincoln Avenue. This screening consists of trees and landscaping along the north, south, and west of the parking lot. • A total of 1,154 square feet of the new parking lot interior is proposed to be landscaping, which exceeds the requirement of 914 square feet. This interior parking lot landscaping includes a variety of shrubs, perennials, grasses and evergreens. Additionally, there is 1 existing mature tree, 4 new shade canopy trees total (1 per landscape island), and 1 evergreen. The landscape islands are all at least 80 square feet in area as required in Section 3.2.1(E)(5)(c). • Because the MJA as submitted proposes to preserve all of the existing trees on the site, no tree mitigation is required. The City Forestry Department has provided input on the species of trees proposed as part of this MJA. Complies 3.2.2 – Access, Circulation and Parking This Code Section requires secure, convenient, efficient parking and circulation improvements that add to the attractiveness of the development. • The plan provides on-site walkways, curbcuts, sidewalk ramps, and a clearly delineated parking lot layout in compliance with standards. • A 6-foot wide, paved walkway connections along the eastern edge of the parking lot is proposed to move pedestrians safely to the existing public sidewalk along E. Lincoln Avenue. Complies 3.2.2(C)(4)(b) – Bicycle Parking Space Requirements Bicycle parking requirements for the restaurant use is 1 space per 500 square feet (minimum of 4 spaces), and a 4 spaces for industrial uses. For a 6,700 square foot restaurant and the brewery (industrial use), 17 bicycle parking spaces are required. • The project exceeds the standards by 20 bicycle parking spaces on-site via the existing bicycle parking area. The MJA does not propose to change the bicycle parking. Complies 3.2.2(K)(2) – Nonresidential Parking Requirements Vehicle parking requirements for a restaurant use is a minimum of 5 per 1,000 square feet, and a maximum of 10 per 1,000 square feet. For industrial use the parking requirements are a minimum of .5 spaces per employee, and a maximum of .75 spaces per employee. The proposed plans provide 74 parking spaces on-site. The allowed parking range is 74-136 spaces, based on the square footage of the uses. Four ADA- accessible spaces are required in the parking lot. • This MJA proposes 39 new parking spaces to account for the loss of the 23 spaces where the beer garden is proposed, which results in a total of 74 parking spaces. The number of parking spaces meets the standards. • Four ADA-accessible spaces are proposed with this MJA. Complies Packet pg. 20 Planning & Zoning Commission Hearing - Agenda Item 2 MJA210004 | SweetWater Brewing Major Amendment Thursday, January 20, 2022 | Page 7 of 12 Back to Top 3.2.2(L) – Parking Stall Dimensions Land Use Code Section 3.2.2(L) details parking stall and drive-aisle requirements for parking lots. In general, 90 degree, head-in parking stalls must be 9 feet in width and 19 feet in length unless designated as compact spaces. Two-way drive aisles must be 24 feet wide. • The proposed project meets the parking stall and drive-aisle dimensions required in the Land Use Code. Complies 3.2.3 – Solar Access, Orientation, Shading This Section seeks to ensure that site plan elements (buildings, trees, etc.) do not excessively shade adjacent properties, creating a significant adverse impact upon adjacent property owners. • No buildings are being proposed, and no excessive shading will impact adjacent property owners as a result of this proposal. N/A 3.2.4 – Site Lighting The purpose of this Section is to ensure adequate exterior lighting for the safety, security, enjoyment and function of the proposed land use; conserve energy and resources; reduce light trespass, glare, artificial night glow, and obtrusive light; protect the local natural ecosystem from damaging effects of artificial lighting; and encourage quality lighting design and fixtures. Because this is a Major Amendment the applicant was required to complete a site lighting retrofit for the entire development site. The updated lighting standards require compliance with the applicable Lighting Context Area which determines the limitations for exterior artificial lighting. The Lighting Context Area for the Innovation sub-district of the Downtown zone district is LC2. Compliance is based on the specific requirements for the LC2 context area: • Light Trespass Limitations. The project complies with the light trespass levels along all measurement boundaries. The maximum illumination values permitted along site boundary is 0.3 measured 10 feet from the property line. The proposed lighting plan is in compliance with this maximum. • Based on the LC2 context area, the project is also reviewed for maximum allowable BUG ratings (Backlight, Uplight and Glare). All BUG ratings are met for the project. • All proposed lighting is fully shielded and down-directional, meeting color temperature requirements of 3,000K or less. The photometric plan demonstrates compliance with minimum and maximum lighting requirements for the LC2 context area and will bring the site into compliance with the updated lighting standards. Complies 3.2.5 – Trash and Recycling Enclosures All commercial structures must provide adequately sized, conveniently located and easily accessible area for the waste disposal needs of the development. • Because no new buildings or building expansions related to the current brewery use is being proposed, no changes to the existing trash or recycling enclosures are included in this MJA. N/A Packet pg. 21 Planning & Zoning Commission Hearing - Agenda Item 2 MJA210004 | SweetWater Brewing Major Amendment Thursday, January 20, 2022 | Page 8 of 12 Back to Top B. DIVISION 3.3 – ENGINEERING STANDARDS Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 3.3.1(C) – Public Sites, Reservations and Dedications An applicant is required to dedicate rights-of-way for public streets, drainage easements and utility easements as needed to serve the area being developed. In cases where any part of an existing road is abutting or within the tract being developed, the applicant must dedicate such additional rights-of-way as may be necessary to increase such roadway to the minimum width required by Larimer County Urban Area Street Standards and the City of Fort Collins Land Use Code. The project will dedicate both onsite and offsite easements prior to final recordation and as required by the City’s Engineering Services department. Complies C. 3.4 ENVIRONMENTAL, NATURAL AREA, RECREATIONAL AND CULTURAL RESOURCE PROTECTION STANDARDS The purpose of this Section is to ensure that when property is developed consistent with its zoning designation, the way in which the proposed physical elements of the development plan are designed and arranged on the site will protect the natural habitats and features both on the site and in the vicinity of the site. Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 3.4.1 – Natural Habitats This section applies if any portion of the development site is within five hundred feet of an area or feature identified as a natural habitat on the City’s Natural Habitats and Features Inventory Map. • No portion of the development site is within five hundred feet of an area or feature on the City’s Natural Habitats and Features Inventory Map. This section does not apply and an Ecological Characterization Study (ECS) was not required. N/A 3.4.7 – Historic and Cultural Resources This section applies if there are any historic resources within the area of adjacency of a proposal. The area of adjacency is measured at 200 feet in all directions from the perimeter of the development site. Any lot or parcel of property shall be considered within the area of adjacency if any portion of such lot or parcel is within the two hundred (200) foot outer boundary. • No historic resources are within the area of adjacency of the site. This section does not apply. N/A D. 3.5 – BUILDING STANDARDS The purpose of this Section is to ensure that the physical and operational characteristics of proposed buildings and uses are compatible when considered within the context of the surrounding area. Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 3.5.1 – Building Project and Compatibility This section is designed to ensure compatibility of new buildings with the surrounding context. Absent any established character, the standard requires that new buildings set an enhanced standard of quality for future projects or redevelopment in the area. Because there are no buildings proposed, the remainder of Division 3.5 does not apply to this MJA. Complies Packet pg. 22 Planning & Zoning Commission Hearing - Agenda Item 2 MJA210004 | SweetWater Brewing Major Amendment Thursday, January 20, 2022 | Page 9 of 12 Back to Top E. 3.6 TRANSPORTATION AND CIRCULATION This Section is intended to ensure that the transportation network of streets, alleys, roadways and trails is in conformance with adopted transportation plans and policies established by the City. Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 3.6.2 – Streets, Streetscapes, Alleys and Easements and 3.6.3 – Street Pattern and Connectivity Standards This Section is intended to ensure that the various components of the transportation network are designed and implemented in a manner that promotes the health, safety and welfare of the City. The City’s Traffic Operations and Engineering Departments have reviewed this MJA and find that the site access, proposed land use, and size is appropriate from a traffic engineering perspective and the existing roadway system is adequate to accommodate the project’s traffic and the existing site location is appropriate for the proposed project. The proposed beer garden and parking lot uses will not create a traffic burden upon the adjacent roadway system. Complies 3.6.4 – Transportation Level of Service Requirements Traffic Operations and Engineering Departments have reviewed the plan’s expected traffic generation and have determined that the pedestrian and bicycle facilities proposed are consistent with the City of Fort Collins Multi-Modal Transportation Level of Service Manual. Complies 3.6.6 – Emergency Access This section is intended to ensure that emergency vehicles can gain access to, and maneuver within, the project so that emergency personnel can provide fire protection and emergency services without delays. The plan demonstrates the appropriate on-site emergency access easement in compliance with the current International Fire Code. The drive aisle that circulates through the parking lot provides for a 24-foot emergency access easement and is shown on the Site Plan. Complies F. 3.7 COMPACT URBAN GROWTH Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 3.7.3 – Adequate Public Facilities This section requires that any approval of a development is conditioned on the provision of all services necessary to serve the new development. This includes transportation, water, wastewater, storm drainage, fire and emergency services, electrical power and any other public facilities and services as required. The project is served by Fort Collins Water Utilities, Fort Collins Light and Power, Poudre Fire Authority and Fort Collins Stormwater Districts. Each party has commented on the project and have demonstrated existing infrastructure capable of serving the proposed project at the developer’s expense. Complies Packet pg. 23 Planning & Zoning Commission Hearing - Agenda Item 2 MJA210004 | SweetWater Brewing Major Amendment Thursday, January 20, 2022 | Page 10 of 12 Back to Top G. 3.8 SUPPLEMENTARY REGULATIONS Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 3.8.11 – Fences and Walls Fences must be visually appealing and shall avoid creating a “tunnel” effect. Chain link fencing is prohibited as a material for screening. Additionally, fences or walls must be 4 feet or shorter between the front of a building and the front property line and must be at least 2 feet away from a public sidewalk. • The proposed fence for this MJA will be constructed of 8 foot cedar rails with 4 inch square cedar posts, which meets requirements for fence and wall materials. • The height of the fence will be 3 feet 10 inches, which meets height requirements. • The fence is located approximately 70 feet from the public sidewalk and the property line. This distance exceeds the required setback from public sidewalks. Complies 6. Article 4 – Applicable Standards: A. DIVISION 4.16 – DOWNTOWN (D) The Downtown District is intended to provide a concentration of retail, civic, employment and cultural uses in addition to complementary uses such as hotels, entertainment and housing, located along the backdrop of the Poudre River Corridor. It is divided into nine (9) subdistricts as depicted to the right. The development standards for the Downtown District are intended to encourage a mix of activity in the area while providing for high-quality development that maintains a sense of history, human scale and pedestrian-oriented character. Packet pg. 24 Planning & Zoning Commission Hearing - Agenda Item 2 MJA210004 | SweetWater Brewing Major Amendment Thursday, January 20, 2022 | Page 11 of 12 Back to Top Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 4.16(B) – Street Frontage Types This section of the Land Use Code assigns one of three street frontage types to all of the blocks in the D zone. Each street frontage type has its own requirements for setbacks from back of curb, alley, sidelot and rear setbacks, build-to ranges, and other public space and building placement characteristics. The E Lincoln Ave and N Lemay Avenue street frontages surrounding this site are assigned a “Green Edge” street type. “Green Edge” street types are characterized by generous parkway widths and landscaped setbacks between the sidewalk and the building. Staff’s considerations were based on proximity of the project to E. Lincoln Avenue due to that street being the primary access point for the parking lot and beer garden. The parking lot complies with setback requirements for the street frontage types as follows: Required Setbacks Provided Setbacks E Lincoln Ave (Green Edge) Min. 24’ from back of curb to building Min. 9’ parkway Min. 10’ back of walk to building 10’ sidelot 5’ alley 5’ rear yard 40-48’ from back of curb to parking lot & beer garden 21’ parkway 11.5’ sidelot No alley 13.5’ rear yard Because there are no buildings on the site, the remaining requirements in this section do not apply to this MJA. Complies 4.16(C) – Building Heights and Mass Reduction The maximum height on this site is four stories, and standards in this section set requirements for upper story step backs, building articulation, and other mass reduction techniques. Because there is no building on the site, Section 4.16(C) does not apply to this MJA. N/A 4.16(D)(1) – Site Design This section contains standards guiding the location of parking lots, garage entries and service locations in the Downtown zone. It requires that parking lots be located along alleys when available and outlines a hierarchy of locations for parking lots as follows: if no alley is present, parking lots should be located on a Green Edge street, then a Mixed-Use street. To the maximum extent feasible, parking lots should not be located on Storefront streets. • The MJA proposes the access for the parking lot to be taken from the existing curb- cut from E. Lincoln Avenue, which is designated as a “Green Edge” Street Frontage type. This arrangement of parking lot access points meets the standard. Complies 4.16(E) – Special Subdistrict Provisions This section contains specific standards for Downtown Subdistricts, including the Innovation Subdistrict in Section 4.16(E)(4). This section refers to the placement of parking lots, stipulating that new parking lots and vehicle use areas shall be located wither in interior block locations between buildings that face the street and the buildings that face the river, or side yards. Staff finds that the proposed parking lot complies with this standard as it is located in what constitutes the side yard area for the brewery. Complies Packet pg. 25 Planning & Zoning Commission Hearing - Agenda Item 2 MJA210004 | SweetWater Brewing Major Amendment Thursday, January 20, 2022 | Page 12 of 12 Back to Top Applicable Code Standard Summary of Code Requirement and Analysis Staff Findings 4.16(F) – Permitted Uses This section lists the permitted uses and review types for all of the Downtown Subdistricts. The MJA is proposing a change to the original plan for a mixed-use building to a parking lotas well as the addition of a beer garden for the brewery both of which are permitted uses. As detailed earlier in this report, this request constitutes a major change of character from the original plans which is why a Planning & Zoning Commission Review is required. Complies 7. Findings of Fact/Conclusion In evaluating the request for the SweetWater Brewing Major Amendment, MJA #210004, Staff makes the following findings of fact: • The Major Amendment complies with process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. • The Major Amendment complies with relevant standards located in Article 3 – General Development Standards. • The Major Amendment complies with relevant standards located in Division 4.16, Downtown (D) of Article 4. 8. Recommendation Staff recommends approval of the SweetWater Brewing Major Amendment, MJA #210004 based on the aforementioned Findings of Fact. 9. Attachments 1. Site & Landscape Plan 2. Parking Lot Screening Photo-Simulation 3. Lighting Plan 4. Subdivision Plat 5. Staff Presentation 10. Links The documents available at the following links provide additional information regarding the development proposal under review and are incorporated by reference into the hearing record for this item: • Architectural Elevations • Utility Plan • Drainage Memo • Turning Analysis • Traffic Memo • Response to Staff Review Comments • Neighborhood Meeting Recording Packet pg. 26 1.REFER TO FINAL UTILITY PLANS FOR EXACT LOCATIONS AND CONSTRUCTION INFORMATION FOR STORM DRAINAGE STRUCTURES, UTILITY MAINS ANDSERVICES, PROPOSED TOPOGRAPHY, STREET IMPROVEMENTS.2. REFER TO THE SUBDIVISION PLAT AND UTILITY PLANS FOR EXACT LOCATIONS, AREAS AND DIMENSIONS OF ALL EASEMENTS, LOTS, TRACTS, STREETS,WALKS AND OTHER SURVEY INFORMATION.3. THE PROJECT SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE FINAL PLANS. AMENDMENTS TO THE PLANS MUST BE REVIEWED AND APPROVED BYTHE CITY PRIOR TO THE IMPLEMENTATION OF ANY CHANGES TO THE PLANS.4. ALL ROOFTOP AND GROUND MOUNTED MECHANICAL EQUIPMENT MUST BE SCREENED FROM VIEW FROM ADJACENT PROPERTY AND PUBLIC STREETS. INCASES WHERE BUILDING PARAPETS DO NOT ACCOMPLISH SUFFICIENT SCREENING, THEN FREE-STANDING SCREEN WALLS MATCHING THE PREDOMINANTCOLOR OF THE BUILDING SHALL BE CONSTRUCTED. OTHER MINOR EQUIPMENT SUCH AS CONDUIT, METERS AND PLUMBING VENTS SHALL BE SCREENEDOR PAINTED TO MATCH SURROUNDING BUILDING SURFACES.5. ALL CONSTRUCTION WITH THIS DEVELOPMENT PLAN MUST BE COMPLETED IN ONE PHASE UNLESS A PHASING PLAN IS SHOWN WITH THESE PLANS.6. ALL EXTERIOR LIGHTING PROVIDED SHALL COMPLY WITH THE FOOT-CANDLE REQUIREMENTS IN SECTION 3.2.4 OF THE LAND USE CODE AND SHALL USE ACONCEALED, FULLY SHIELDED LIGHT SOURCE WITH SHARP CUT-OFF CAPABILITY SO AS TO MINIMIZE UP-LIGHT, SPILL LIGHT, GLARE AND UNNECESSARYDIFFUSION.7. SIGNAGE AND ADDRESSING ARE NOT PERMITTED WITH THIS PLANNING DOCUMENT AND MUST BE APPROVED BY SEPARATE CITY PERMIT PRIOR TOCONSTRUCTION. SIGNS MUST COMPLY WITH CITY SIGN CODE UNLESS A SPECIFIC VARIANCE IS GRANTED BY THE CITY.8. FIRE HYDRANTS MUST MEET OR EXCEED POUDRE FIRE AUTHORITY STANDARDS. ALL BUILDINGS MUST PROVIDE AN APPROVED FIRE EXTINGUISHINGSYSTEM.9. ALL BIKE RACKS PROVIDED MUST BE PERMANENTLY ANCHORED.10. ALL SIDEWALKS AND RAMPS MUST CONFORM TO CITY STANDARDS. ACCESSABLE RAMPS MUST BE PROVIDED AT ALL STREET AND DRIVE INTERSECTIONSAND AT ALL DESIGNATED ACCESSABLE PARKING SPACES. ACCESSABLE PARKING SPACES MUST SLOPE NO MORE THAN 1:48 IN ANY DIRECTION. ALLACCESSIBLE ROUTES MUST SLOPE NO MORE THAN 1:20 IN DIRECTION OF TRAVEL AND WITH NO MORE THAN 1:48 CROSS SLOPE.11. COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN RIGHT OF WAYS, STREET MEDIANS, AND TRAFFIC CIRCLES ADJACENT TO COMMON OPEN SPACEAREAS ARE REQUIRED TO BE MAINTAINED BY THE PROPERTY OWNER OF THE COMMON AREA. THE PROPERTY OWNER IS RESPONSIBLE FOR SNOWREMOVAL ON ALL ADJACENT STREET SIDEWALKS AND SIDEWALKS IN COMMON OPEN SPACE AREAS.12. DESIGN AND INSTALLATION OF ALL PARKWAY/TREE LAWN AND MEDIAN AREAS IN THE RIGHT-OF-WAY SHALL BE IN ACCORDANCE WITH CITY STANDARDS.UNLESS OTHERWISE AGREED TO BY THE CITY WITH THE FINAL PLANS, ALL ONGOING MAINTENANCE OF SUCH AREAS IS THE RESPONSIBILITY OF THEOWNER/DEVELOPER.13. THE PROPERTY OWNER FOR EACH RESIDENTIAL LOT IS RESPONSIBLE FOR SNOW REMOVAL ON ALL STREET SIDEWALKS ADJACENT TO EACH RESIDENTIALLOT.14. PRIVATE CONDITIONS, COVENANTS, AND RESTRICTIONS (CC&R'S), OR ANY OTHER PRIVATE RESTRICTIVE COVENANT IMPOSED ON LANDOWNERS WITHINTHE DEVELOPMENT, MAY NOT BE CREATED OR ENFORCED HAVING THE EFFECT OF PROHIBITING OR LIMITING THE INSTALLATION OF XERISCAPELANDSCAPING, SOLAR/PHOTO-VOLTAIC COLLECTORS (IF MOUNTED FLUSH UPON ANY ESTABLISHED ROOF LINE), CLOTHES LINES (IF LOCATED IN BACKYARDS), ODOR-CONTROLLED COMPOST BINS, OR WHICH HAVE THE EFFECT OF REQUIRING THAT A PORTION OF ANY INDIVIDUAL LOT BE PLANTED IN TURFGRASS.15. ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION, AS WELL AS STREETS, SIDEWALKS, CURBS AND GUTTERS,DESTROYED, DAMAGED OR REMOVED DUE TO CONSTRUCTION OF THIS PROJECT, SHALL BE REPLACED OR RESTORED TO CITY OF FORT COLLINSSTANDARDS AT THE DEVELOPER'S EXPENSE PRIOR TO THE ACCEPTANCE OF COMPLETED IMPROVEMENTS AND/OR PRIOR TO THE ISSUANCE OF THEFIRST CERTIFICATE OF OCCUPANCY.16.FIRE LANE MARKING: A FIRE LANE MARKING PLAN MUST BE REVIEWED AND APPROVED BY THE FIRE OFFICIAL PRIOR TO THE ISSUANCE OF ANYCERTIFICATE OF OCCUPANCY. WHERE REQUIRED BY THE FIRE CODE OFFICIAL, APPROVED SIGNSOR OTHER APPROVED NOTICES THAT INCLUDE THEWORDS NO PARKING FIRE LANE SHALL BE PROVIDED FOR FIRE APPARATUS ACCESS ROADS TO IDENTIFY SUCH ROADSOR PROHIBIT THE OBSTRUCTIONTHEREOF. THE MEANS BY WHICH FIRE LANES ARE DESIGNATED SHALL BE MAINTAINED IN A CLEAN AND LEGIBLE CONDITION AT ALL TIMES AD BEREPLACED OR REPAIRED WHEN NECESSARY TO PROVIDE ADEQUATE VISIBILITY.17.PREMISE IDENTIFICATION: AN ADDRESSING PLAN IS REQUIRED TO BE REVIEWED AND APPROVED BY THE CITY AND POUDRE FIRE AUTHORITY PRIOR TOTHE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. UNLESS THE PRIVATE DRIVE IS NAMED, MONUMENT SIGNAGE MAY BE REQUIRED TO ALLOWWAY-FINDING. ALL BUILDINGSSHALL HAVE ADDRESS NUMBERS, BUILDING NUMBERSOR APPROVED BUILDING IDENTIFICATION PLACED IN A POSITIONTHAT IS PLAINLY LEGIBLE, VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY, AND POSTED WITH A MINIMUM OF SIX-INCH NUMERALSON ACONTRASTING BACKGROUND. WHERE ACCESS IS BY MEANSOF A PRIVATE ROAD AND THE BUILDINGCANNOT BE VIEWED FROM THE PUBLIC WAY, AMONUMENT, POLE OR OTHER SIGN OR MEANSSHALL BE USED TO IDENTIFY THE STRUCTURE.18. PRIVATE IMPROVEMENTS SHOWN WITHIN THE RIGHTS-OF-WAY ARE SUBJECT TO APPROVAL OF AN ENCROACHMENT PERMIT.SITE PLAN NOTESSWEETWATER BEER GARDENTHE UNDERSIGNED DOES, DO HEREBY CERTIFY THAT I/WE ARE THE LAWFUL OWNERS OF REALPROPERTY DESCRIBED ON THISSITE PLAN AND DO HEREBY CERTIFY THAT I/WE ACCEPT THECONDITIONS AND RESTRICTIONS SET FORTH ON SAID SITE PLAN.IN WITNESS WHEREOF, WE HAVE HEREUNTO SET OUR HANDS AND SEALS THIS THE ________ DAY OF___________________, 20______.BY:____________________________________NOTARIAL CERTIFICATESTATE OF COLORADO))COUNTY OF LARIMER)THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME BY _____________________THIS _______ DAY OF ____________________, 20_____.MY COMMISSION EXPIRES:__________________________________________________________NOTARY PUBLICOWNERS CERTIFICATIONAPPROVED BY THE DIRECTOR OF COMMUNITY DEVELOPMENT AND NEIGHBORHOOD SERVICES OFTHE CITY OF FORT COLLINS THIS_____ DAY OF _____________________, 20_____._______________________________________________________________________DIRECTOR OF COMMUNITY DEVELOPMENT AND NEIGHBORHOOD SERVICESCOMMUNITY DEVELOPMENT ANDNEIGHBORHOOD SERVICESLOTS 1 AND 2, FORT COLLINS BREWERY, CITY OF FORT COLLINS,COUNTY OF LARIMER, STATE OF COLORADOVICINITY MAPPROPRORORORROOOOOOJECJECTTLOCATIONSHEET INDEXL0COVER PAGEL1SITE PLANL2TREE MITIGATION PLANL3LANDSCAPE PLANL4LANDSCAPE DETAILS- PLOT DATEAA1234 51234 5PROJECT INFORMATIONSHEET INFORMATIONPROJECT PHASEARCHITECTSEALISSUE DATE:PROJECT #:CONSULTANTBCDABCDT - 970.484.0117F - 970.484.0264315 East Mountain AveSuite 100Fort Collins, CO 80524-2913© 2021 www.rbbarchitects.comARCHITECTSREVISIONS:10/18/2021 1:21:13 PML021-07COVER PAGESWEETWATER BEERGARDENSWEETWATER BREWING COMPANYMAJOR AMENDMENTSECOND SUBMITTAL11/24/211020 EAST LINCOLN AVENUEFORT COLLINS, COLORADO 80524DESCRIPTION DATEITEM 2, ATTACHMENT 1Packet pg. 27 ELECTELECABLELECAVAULTVATF.O.O.FELECVAULTVALTF.O.O.FVAULTVATF.O.O.FELECELECCONTROLCONTROLIRRIRRFDCDDFCONTROLCONTROLIRRIRRELECECELECBRKRELECBRKREEEEEE E E E EEEEEEEEEE E E EE E E E E EEEGGGGGGGGGWW WW WWWWWWWWWWEEEEEEEEEEEEEEGGE EFOFOFOFEEEEEEELECE CTVCTVCTVG G G EEEEEEEEEEECOFOUE EE EE E EEEE LEOEEGGGGGGGGGGGGGGGGGGGGGFOOFOOFFFOO FOFO FO FO F.WWWWWWWWWWWWWWWWWWWWWWWEECEEEEEEEEEEWFOFOFOFOFFOOFOFOFOFOOEEEELEEEEECWWWWWWWWWWWWFOEEEXXXXXXXXXXXOWWCESTSTSTSTSTSTESTSTSTESTTTSTSTSTTSTSTSTSTST STTTSTSTSTSSSTTST STCTVCTVABLCTVCTVCTCTVCTVEECTVEECTVCTVCTVCTVCTVCTVEECTCTCTVEECTVCTVCTVEEEEEEEEGEEEEEEELEE EEEEEEEEEEEEEWWWWWWWWEVEEEEEEEEEEEEESSSSSS SS SS SS SSSS SS SSS ECXXEEEEEEEEEEEWWWWWWWWWWWWWWWWWWWWWWEEEG SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSEEEEEE EEEEEEEEEFOFFOFFO 111561471110PARAIN GARDENEXISTING TRASH ENCLOSURETO REMAINSITE LIGHT24' EMERGENCYACCESS EASMENT30' ACCESS, EMERGENCY ACCESS,UTILITYAND DRAINAGE EASEMENT109' ROW00RW09VVELEEEELEEEXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX EEXXEEEEXXXVTVVVVEECTVCCCCCCCCCCCCCCCEXISTINGBUILDINGRESTAURANTPRODUCTIONEEEE EESSS X ETVTVTVTVTEECTVEE CTVCCTTVVCCCCTTTTVVVVE CCTEUDUDDUUUDDDDDDUUUUDDDDEEEEEEEEEEEECTEECTEECTVEECCTVEEECTEECCCEEEEEEEEEEEEEE EEEEEE PAPAPAPAEEVVEETTCCEEEEEE EEVVTTTTTTTCCEEVVVVVVTTCCCCCEEVVVVTTCCCCSSSSSSSSWWWWWWWWWWSSSSSSS EEEVVTTCCWWSSSSSSSSSSSE TSVVBEER GARDENFENCEARTIFICIALTURFEXISTING BIKE PARKINGTO REMAIN(20 SPACES)SSSSBOLLARDS OR KEGSSPOTENTIAL LAYOUT OF MOVABLETABLES, CHAIRS AND GAMESEXISTING LIGHTSTO REMAINEASTLINCOLNAVELAND USE DATAEXISTING ZONINGD - DOWNTOWNPROPOSED LAND USEMANUFACTURING/BARSITE AREA2.6 AC (114,050 SF)MAX BUILDING HEIGHT PERMITTED4 STORIESESTIMATED FLOOR AREA RATIO0.22TOTAL SQUARE FOOTAGE29,096 SFRESTAURANT AREA6,674 SFINDUSTRIAL AREA22,422 SFBEER GARDEN6,500 SFPARKING ALLOWEDRESTAURANT5/1,000 SF MIN6.7 x 5 =3510/1,000 SF MAX6.7 x 10 = 67INDUSTRIAL0.5/EMP. MIN12 EMP. = 60.75/EMP. MAX12 EMP = 9BEER GARDEN5/1,000 SF MIN6.5 x 5 =3310/1,000 SF MAX6 x 10 =60TOTAL PARKING REQUIRED73 MINIMUM136 MAXIMUMPARKING PROVIDEDEXISTING PARKING70EXISTING HANDICAP PARKING3EXISTING PARKING TOTAL73PROPOSED PARKING70PROPOSED HANDICAP PARKING4PROPOSED PARKING TOTAL74BICYCLE PARKING REQUIREDRESTAURANT1/500 SF13INDUSTRIAL44TOTAL17BICYCLE PARKING PROVIDED20- PLOT DATEAA1234512345PROJECT INFORMATIONORMATIONSHEET INFORMATIONNFORMATIONPROJECT PHASEPHASEARCHITECTHITECTSEALISSUE DATE:PROJECT #:CONSULTANTSULTANTBCDAAABCDT - 970.484.0117F - 970.484.0264315 East Mountain AveSuite 100Fort Collins, CO 80524-2913© 2021 www.rbbarchitects.comARCHITECTSREVISIONS:10/18/2021 1:21:13 PM////////////L121-07SITE PLANSWEETWATER BEERGARDENSWEETWATER BREWING COMPANYMAJOR AMENDMENTSECOND SUBMITTAL11/24/211020 EAST LINCOLN AVENUEFORT COLLINS, COLORADO 80524DESCRIPTIONDDDDDDEEEESSSSSSCCCCCCRRRRRRIIPPPPPPTTTTTTIIOOOOOOOONNNNNNDATEDDDDDDAAAAAAAATTTTTTEEEEITEM 2, ATTACHMENT 1Packet pg. 28 ELECTELECABLELECAVAULTVATF.O.O.FELECVAULTVALTF.O.O.FVAULTVATF.O.O.FELECELECCONTROLCONTROLIRRIRRFDCDDFCONTROLCONTROLIRRIRRELECECELECBRKRELECBRKREEEEEE E E E EEEEEEEEEE E E EE E E E E EEEGGGGGGGGGWW WW WWWWWWWWWWEEEEEEEEEEEEEEGGE EEEEFOFOFOFEEEEEEELECE CTVCTVCTVG G G EEEEEEEEEEECOFOUE EE EE E EEEE LEOEEGGGGGGGGGGGGGGGGGGGGGFOOFOOFFFOO FOFO FO FO F.WWWWWWWWWWWWWWWWWWWWWWWEECEEEEEEEEEEWFOFOFOFOFFOOFOFOFOFOOEEEELEEEEECWWWWWWWWWWWWFOEEEXXXXXXXXXXXOWWCESTSTSTSTSTSTESTSTSTESTTTSTSTSTTSTSTSTSTST STTTSTSTSTSSSTTST STCTVCTVTABLCTVCTVCTVCTVCTVCTVEECTVEECTVCCTVCTVCTVCTVCTVEECTVTVCTTVVCTVVCTVEECTVCTVCTVVEEEEEEEEGEEEEEEELEE EEEEEEEEEEEEEWWWWWWWWEVEEEEEEEEEEEEESSSSSS SS SS SS SSSS SS SSS ECXXEEEEEEEEEEEEWWWWWWWWWWWWWWWWWWWWWEEEG SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSEEEEEE EEEEEEEEEEFOFFOFFO CEET-2T-1T-3T-4VVELEEELEEEXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX EEXXEEEEXXXVTVVVVEECTVCCCCCCCCCCCCCCCCCEXISTINGBUILDINGRESTAURANTPRODUCTIONUDEASTLINCOLNAVETREE MITIGATION TABLESYMBOL SPECIESSIZE (DBH)QUALITYMITIGATION VALUE STATUST-1 HONEYLOCUST 11" FAIR+ 2 RETAINT-2 KENTUCKY COFFEETREE 2" FAIR+ 1 RETAINT-3HONEYLOCUST7" GOOD1.5RETAINT-4 HOT WINGS MAPLE2" FAIR+1 RETAINMITIGATION TREES REQUIRED0LEGENDA PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES ORSHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLICRIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANSAND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION ANDSPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OF THE CITYOF FORT COLLINS CODE SUBJECT TO CITATION (SECTION 27-31) AND MAY ALSO RESULTIN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATE OF OCCUPANCY.EXISTING TREES TO REMAINEXISTING TREES TO BEREMOVEDSTREET TREE NOTES1.A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES ORSHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THEPUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB,MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATIONAND SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OFTHE CITY OF FORT COLLINS CODE SUBJECT TO CITATION (SECTION 27-31) AND MAYALSO RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATEOF OCCUPANCY.2.CONTACT THE CITY FORESTER TO INSPECT ALL STREET TREE PLANTINGS AT THECOMPLETION OF EACH PHASE OF THE DEVELOPMENT. ALL MUST BE INSTALLED ASSHOWN ON THE LANDSCAPE PLAN. APPROVAL OF STREET TREE PLANTING ISREQUIRED BEFORE FINAL APPROVAL OF EACH PHASE.3.STREET LANDSCAPING, INCLUDING STREET TREES, SHALL BE SELECTED INACCORDANCE WITH ALL CITY CODES AND POLICIES. ALL TREE PRUNING ANDREMOVAL WORKS SHALL BE PERFORMED BY A CITY OF FORT COLLINS LICENSEDARBORS WHERE REQUIRED BY CODE.STREET TREES SHALL BE SUPPLIED ANDPLANTED BY THE DEVELOPER USING A QUALIFIED LANDSCAPE CONTRACTOR.4.THE DEVELOPER SHALL REPLACE DEAD OR DYING STREET TREES AFTER PLANTINGUNTIL FINAL MAINTENANCE INSPECTION AND ACCEPTANCE BY THE CITY OF FORTCOLLINS FORESTRY DIVISION. ALL STREET TREES IN THE PROJECT MUST BEESTABLISHED, WITH AN APPROVED SPECIES AND OF ACCEPTABLE CONDITION PRIORTO ACCEPTANCE.5.SUBJECT TO APPROVAL BY THE CITY FORESTER -- STREET TREE LOCATIONS MAY BEADJUSTED TO ACCOMMODATE DRIVEWAY LOCATIONS, UTILITY6. SEPARATIONS BETWEEN TREES, STREET SIGNS AND STREET LIGHTS. STREET TREESTO BE CENTERED IN THE MIDDLE OF THE LOT TO THE EXTENT FEASIBLE. QUANTITIESSHOWN ON PLAN MUST BE INSTALLED UNLESS A REDUCTION IS APPROVED BY THECITY TO MEET SEPARATION STANDARDS.TREE PROTECTION NOTES:1.ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT AND WITHIN ANYNATURAL AREA BUFFER ZONES SHALL REMAIN AND BE PROTECTED UNLESS NOTEDON THESE PLANS FOR REMOVAL.2. WITHIN THE DRIP LINE OF ANY PROTECTED EXISTING TREE, THERE SHALL BE NO CUTOR FILL OVER A FOUR-INCH DEPTH UNLESS A QUALIFIED ARBORIST OR FORESTERHAS EVALUATED AND APPROVED THE DISTURBANCE.3.ALL PROTECTED EXISTING TREES SHALL BE PRUNED TO THE CITY OF FORT COLLINSFORESTRY STANDARDS. TREE PRUNING AND REMOVAL SHALL BE PERFORMED BY ABUSINESS THAT HOLDS A CURRENT CITY OF FORT COLLINS ARBORIST LICENSEWHERE REQUIRED BY CODE.4.PRIOR TO AND DURING CONSTRUCTION, BARRIERS SHALL BE ERECTED AROUND ALLPROTECTED EXISTING TREES WITH SUCH BARRIERS TO BE OF ORANGE FENCING AMINIMUM OF FOUR (4) FEET IN HEIGHT, SECURED WITH METAL T-POSTS,NO CLOSERTHAN SIX (6) FEET FROM THE TRUNK OR ONE-HALF (½) OF THE DRIP LINE, WHICHEVERIS GREATER. THERE SHALL BE NO STORAGE OR MOVEMENT OF EQUIPMENT,MATERIAL, DEBRIS OR FILL WITHIN THE FENCED TREE PROTECTION ZONE.5.DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT SHALLPREVENT THE CLEANING OF EQUIPMENT OR MATERIAL OR THE STORAGE ANDDISPOSAL OF WASTE MATERIAL SUCH AS PAINTS, OILS, SOLVENTS, ASPHALT,CONCRETE, MOTOR OIL OR ANY OTHER MATERIAL HARMFUL TO THE LIFE OF A TREEWITHIN THE DRIP LINE OF ANY PROTECTED TREE OR GROUP OF TREES.6.NO DAMAGING ATTACHMENT, WIRES, SIGNS OR PERMITS MAY BE FASTENED TO ANYPROTECTED TREE.7.LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND SEPARATED FROMCONSTRUCTION OR LAND CLEARING AREAS, ROAD RIGHTS-OF-WAY AND UTILITYEASEMENTS MAY BE "RIBBONED OFF," RATHER THAN ERECTING PROTECTIVEFENCING AROUND EACH TREE AS REQUIRED IN SUBSECTION (G)(3) ABOVE. THIS MAYBE ACCOMPLISHED BY PLACING METAL T-POST STAKES A MAXIMUM OF FIFTY (50)FEET APART AND TYING RIBBON OR ROPE FROM STAKE-TO-STAKE ALONG THEOUTSIDE PERIMETERS OF SUCH AREAS BEING CLEARED.8.THE INSTALLATION OF UTILITIES, IRRIGATION LINES OR ANY UNDERGROUND FIXTUREREQUIRING EXCAVATION DEEPER THAN SIX (6) INCHES SHALL BE ACCOMPLISHED BYBORING UNDER THE ROOT SYSTEM OF PROTECTED EXISTING TREES AT A MINIMUMDEPTH OF TWENTY-FOUR (24) INCHES. THE AUGER DISTANCE IS ESTABLISHED FROMTHE FACE OF THE TREE (OUTER BARK) AND IS SCALED FROM TREE DIAMETER ATBREAST HEIGHT AS DESCRIBED IN THE CHART BELOW:TREE DIAMETER AT BREAST HEIGHTAUGER DISTANCEFROM FACE OF TREE (FEET)0-213-425-9510-141015-1912OVER 19159.NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFEBIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTINGON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTALPLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANTSTATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONALRESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY.- PLOT DATEAA1234512345PROJECT INFORMATIONORMATIONSHEET INFORMATIONNFORMATIONPROJECT PHASEPHASEARCHITECTHITECTSEALISSUE DATE:PROJECT #:CONSULTANTSULTANTBCDAAABCDT - 970.484.0117F - 970.484.0264315 East Mountain AveSuite 100Fort Collins, CO 80524-2913© 2021 www.rbbarchitects.comARCHITECTSREVISIONS:10/18/2021 1:21:13 PM////////////L221-07TREE MITIGATION PLANSWEETWATER BEERGARDENSWEETWATER BREWING COMPANYMAJOR AMENDMENTSECOND SUBMITTAL10/20/211020 EAST LINCOLN AVENUEFORT COLLINS, COLORADO 80524DESCRIPTIONDDDDDDEEEESSSSSSCCCCCCRRRRRRIIPPPPTTTTTTIIOOOOOOOONNNNNNDATEDDDDDDAAAAAAAATTTTTTEEEEITEM 2, ATTACHMENT 1Packet pg. 29 ELECTELECABLELECAVAULTVATF.O.O.FELECVAULTVALTF.O.O.FVAULTVATF.O.O.FELECELECCONTROLCONTROLIRRIRRFDCDDFCONTROLCONTROLIRRIRRELECECELECBRKRELECBRKREEEEEE E E E EEEEEEEEEE E E EE E E E E EEEGGGGGGGGGWW WW WWWWWWWWWWEEEEEEEEEEEEEEGGE EFOFOFOFEEEEEEELEC CTVCTVCTVG G G EEEEEEEEEEECOFOUE EE EE E EEEE LEOEEGGGGGGGGGGGGGGGGGGGGGFOOFOOFFFOO FOFO FO FO F.WWWWWWWWWWWWWWWWWWWWWWWEECEEEEEEEEEEWFOFOFOFOFFOOFOFOFOFOOEEEELEEEEECWWWWWWWWWWWWFOEEEXXXXXXXXXXXOWWCESTSTSTSTSTSTESTSTSTESTTTSTSTSTTSTSTSTSTST STTTSTSTSTSSSTTST STFCTVCTVABLCTVCTVCTVCTVCTVEECTVEECTVCTVCTVCTVCTVCTVEECTCTCTVEECTVCTVCTVEEEEEEEEGEEEEEEELE EEEEEEEEEEEEEWWWWWWWWEVEEEEEEEEEEEEESSSSSS SS SS SS SSSS SS SSS ECXXEEEEEEEEEEEEWWWWWWWWWWWWWWWWWWWWWEEEG SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSEEEEEE EEEEEEEEEEFOFFOFFO CTCTCCCEEXISTING PLANTING TO REMAINEEESSTTESSSSSSEXISTING PLANTINGTO REMAIN3 RH AA1 GY DI3 SE AJCTCTEEEEECTCTCCTEEECTCTVVVV3 SE AJ6 RU FU5 CA KF3 RU FUSSSSSSSTTTTTTTTTTTTTTSTTTTTTTTXXXGGGGGGGC10 RI AUCTCTV3 RH AA3 CO SE4 PA CN7 GE RO4 RH AACSTTTTVVVTVVSTTVTCCGGTCGXGGGGXXCCTTTTTGGGGGGECVCTCBBEETVTCABCABBBVVVVVTVTCTCCCTSCCCCTTSSSSXCCCCSSSSEEEECEEEEEEEECCCEESTTSSCCCCCCCCCSSSCCCCCCTTTSSEETVVTVVVVVTSTCSCTCSTSSSTTCTTCCTTCSSSSTEETTTTVVSTTSSTTCCESTSESSSSSSSEEEEEEETTSSVVTTTTSTTSESSTSSTVTTEETTSSSTSTVVEEGGGGGGGGGGGGCCCCCCCCCCCCTTTCCCSGVGGGGVVGGGGGGXTTTTTCETCCEEEGGSTTTTTTGGXXSTEEEEETSTSSSTTTSSETTTSSSSGGGXXXXVVELEEELEEEXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX EEXEEEXXXXVTVVVVEECTVCCCCCCCCCCCCCCCCCEXISTINGBUILDINGRESTAURANTPRODUCTIONEEEEEEEEEEEEECCCCTVTVTVVVVVEEEEE EESSS XX EEEETVTVTVTVTVEECTVTVCTCEEEEEEE CCCTCTCCTCCCCEUDUUUUEEEEEEEEEEEEEEEEEEEETECTEECTEECVTVEETEECEECCETTEETEECTVEECEECCEEEEEEEEEEEEEEEEEEE EEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEETEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEETTTVVVTTECTEETEECCEEEEECCCCCEEEEEEEEETEETEEEEEECEECEECEEEECEECEECEEEEEEEETTVTVCTTTEEEEEEEETVEECTETEEVVVVEEE CCCCCEEVVEETTCCEEEEE EEVVTTTTTTTCCEEVVVVVVTTCCCCCCEEVVVVVTTCCCCSSSSSSSSWWWWWWWWWWSSSSSSSSS EEEEVVTTCCWWSSSSSSSSSSSE TSVVSSSSUDUUUVVTVTTUUUDDDCCCTTTTTVTVCTCCTTTVVVVVVVVCTTTTTVVVVVVVVEEEETETCTTTTEEEEE5 RI AUC5 CE RU1 PH OP3 CA KF3 SE AJEVCCCCCCCEASTLINCOLNAVE1 PI NI5 CA KF3 PH OP1 QU BU5 PI MU5 RI AU2 PR PB5 PI MU5 EU AL5 CA KF3 SE AJ10 BO GR1 GY DI3 PR PB5 PI MU5 EU AL5 PI MU5 EU AL1 TI AM3 PR PBVTTXXXXXX XXXXXXXXXXXX XXXXXXXXXXXXXXVTVTTTCTCTCTCT3 GE ROUUUUUUUDUDDD19 PA VILEGENDSHREDDED CEDAR MULCH2-4" TAN COBBLE MULCH3" DEEP OVER WEED BARRIER FABRICPLANT LISTDedicuous ShrubsCO SE3Cornus sericea 'CardinalRed Twig Dogwood5 Gal. Cont.6'6'EU AL15Euonymus alatus 'Compactus'Dwarf Burning Bush5 Gal. Cont.6'6'PH OP4Physocarpus opulifoius 'Monlo'Diabolo Ninebark5 Gal. Cont.6'6'PR PB7Prunus besseyi 'Pawnee Buttes'Creeping Sand Cherry5 Gal. Cont.2'6'RH AA10Rhus trilobata 'Autumn Amber'Creeping Three Leaf Sumac5 Gal. Cont.2'6'RI AU20Ribes aureum 'Gwen's Buffalo'Gwen's Buffalo Currant5 Gal. Cont.6'6'Ornamental GrassesBO GR10Boutela gracilis 'Blonde Ambition'Blonde Ambition Blue Grama Grass1 Gal. Cont.2'2'CA KF18Calamagrostis acutiflora 'Karl Foerster'Feather Reed Grass1 Gal. Cont.4'2'PA CN4Panicum virgatum 'Cloud Nine'Cloud Nine Tall Switchgrass1 Gal. Cont.8'4'PA VI19Panicum virgatum 'Shenandoah'Red Switchgrass1 Gal. Cont.4'2'Deciduous TreesSymbolQuantityBotanical NameCommon NameSizeHeightSpreadDiversityGY DI2Gymnocladus dioicus 'Espresso'Seedless Kentucky Coffeetree2" Cal. BB60'40'40%QU BU1Quercus buckleyiTexas Red Oak2" Cal. BB60'40'20%TI AM1Tilia americana 'Redmond'Redmond Linden2" Cal. BB60'40'20%PerennialsCE RU5Centranthus ruberJupiter's Beard1 Gal. Cont.18"18"GE RO13Geranium 'Rozanne'Cranesbill1 Gal. Cont. 12"36"RU FU9Rudbeckia fulgida 'Goldsturm'Black Eyed Susan1 Gal. Cont.18"18"SE AJ12Sedum "Autumn Joy"Autumn Joy Sedum1 Gal. Cont.18"12"EXISTING TREE TO REMAIN- PLOT DATEAA1234512345PROJECT INFORMATIONORMATIONSHEET INFORMATIONNFORMATIONPROJECT PHASEPHASEARCHITECTHITECTSEALISSUE DATE:PROJECT #:CONSULTANTSULTANTBCDAAABCDT - 970.484.0117F - 970.484.0264315 East Mountain AveSuite 100Fort Collins, CO 80524-2913© 2021 www.rbbarchitects.comARCHITECTSREVISIONS:10/18/2021 1:21:13 PM////////////L321-07LANDSCAPE PLANSWEETWATER BEERGARDENSWEETWATER BREWING COMPANYMAJOR AMENDMENTSECOND SUBMITTAL11/24/211020 EAST LINCOLN AVENUEFORT COLLINS, COLORADO 80524DESCRIPTIONDDDDDDEEEESSSSSSCCCCCCRRRRRRIIPPPPTTTTTTIIOOOOOOOONNNNNNDATEDDDDDDAAAAAAAATTTTTTEEEEA PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES ORSHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLICRIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANSAND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION ANDSPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OF THE CITYOF FORT COLLINS CODE SUBJECT TO CITATION (SECTION 27-31) AND MAY ALSO RESULTIN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATE OF OCCUPANCY.Evergreen ShrubsPI MU20Pinus mugo pumiloDwarf Mugo Pine1 Gal. Cont.5'5'Evergreen TreesPI NI1Pinus nigraAustrian Pine8' Ht. BB40'25'20%ITEM 2, ATTACHMENT 1Packet pg. 30 8' O.C.NOTES:1.STAIN WOOD WITH TWO COATS OF STAIN. COLOR TO BEAPPROVED BY OWNERS REPRESENTATIVE.2.POST FOOTING PER FENCING CONTRACTOR3.GATE HARDWARE TO BE APPROVED BY OWNERSREPRESENTATIVE2" x 6" CEDAR RAILS4" SQUARE CEDAR POSTS3'-10"A PERMIT MUST BE OBTAINED FROM THE CITY FORESTER BEFORE ANY TREES ORSHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED IN THE PUBLICRIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANSAND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION ANDSPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT IS A VIOLATION OF THE CITYOF FORT COLLINS CODE SUBJECT TO CITATION (SECTION 27-31) AND MAY ALSO RESULTIN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATE OF OCCUPANCY.TREE WRAP(2) 6'-0" WOOD POSTSROOT CROWN 2" ABOVEGRADE4" DEEP WOOD MULCH TOEXTENTS OF PLANTING PITFINISH GRADE1" NYLON FABRIC WEBBING WITHGROMMETS AND GALVANIZED WIRE ORCABLE. SECURE AT HALF TREE HEIGHTCOMPLETELY REMOVE WIREAND TWINE FROM ROOTBALL.REMOVE BURLAP FROM TOP23OF ROOTBALLPLANTING PIT BACKFILL MATERIAL.TAMP SOIL AROUND ROOT BALLFIRMLY WITH FOOT PRESSUREUNEXCAVATED OR COMPACTEDMOUND UNDER ROOT BALL TOPREVENT SETTLING2X ROOTBALL DIA.SCARIFY ALL SIDESNOTES:1.MARK NORTH SIDE OF TREE IN THE NURSERY ANDROTATE TREE TO FACE NORTH AT THE SITEWHENEVER POSSIBLE.2.IN SEEDED AREAS, HOLD SEED BACK TO A MINIMUM 36"DIAMETER CIRCLE. FORM A 4" HIGH EARTH SAUCERBEYOND EDGE OF ROOT BALL. MULCH PLANTING PIT.3.DO NOT PLACE MULCH IN CONTACT WITH TREE TRUNK.PLASTIC FLAGGING OR OTHERVISUAL MARKER ON EACH WIRE(3) NYLON WEBBING GUY WIRES PERTREE. SPACE EVENLY. ATTACH 4'ABOVE FINISH GRADEROOT CROWN 2" ABOVEGRADE4" DEEP WOOD MULCH TOEXTENTS OF PLANTING PITFINISH GRADECOMPLETELY REMOVE WIREAND TWINE FROM ROOTBALL.REMOVE BURLAP FROM TOP 2/3OF ROOTBALLPLANTING PIT BACKFILL MATERIAL.TAMP SOIL AROUND ROOT BALLFIRMLY WITH FOOT PRESSUREUNEXCAVATED OR COMPACTEDMOUND UNDER ROOT BALL TOPREVENT SETTLING2X ROOTBALL DIA.SCARIFY ALL SIDES45° MIN60° MAX(3) METAL DRIVE ANCHORS PER TREEMULCH PER PLANPROVIDE FERTILIZER PACKETSPLANT ROOT BALL SLIGHTLYABOVE GRADE4" DEEP WOOD MULCH TOEXTENTS OF PLANTING PITCONSTRUCT 2" WATERING RINGAT EXTENTS OF PLANTING PITPLANTING PIT BACKFILL MATERIAL.TAMP SOIL AROUND ROOT BALLFIRMLY WITH FOOT PRESSURE2X ROOTBALL DIA.SCARIFY ALL SIDES6"RADIUSMULCH PER PLAN6" RADIUS OF WOOD MULCHAROUND PERENNIALS ANDORNAMENTALDECIDUOUS TREE PLANTINGSCALE: NTSEVERGREEN TREE PLANTINGSCALE: NTSSHRUB PLANTINGSCALE: NTSPERENNIAL ANDORNAMENTAL GRASSPLANTINGSCALE: NTSGENERAL LANDSCAPE NOTES:1.PLANT QUALITY: ALL PLANT MATERIAL SHALL BE A-GRADE OR NO. 1 GRADE – FREE OF ANY DEFECTS, OF NORMAL HEALTH, HEIGHT, LEAF DENSITY AND SPREAD APPROPRIATE TOTHE SPECIES AS DEFINED BY THE AMERICAN ASSOCIATION OF NURSERYMEN (AAN) STANDARDS. ALL TREES SHALL BE BALL AND BURLAP OR EQUIVALENT.2.IRRIGATION: ALL LANDSCAPE AREAS WITHIN THE SITE INCLUDING TURF, SHRUB BEDS AND TREE AREAS SHALL BE IRRIGATED WITH AN AUTOMATIC IRRIGATION SYSTEM. THEIRRIGATION PLAN MUST BE REVIEWED AND APPROVED BY THE CITY OF FORT COLLINS WATER UTILITIES DEPARTMENT PRIOR TO THE ISSUANCE OF A BUILDING PERMIT. ALL TURFAREAS SHALL BE IRRIGATED WITH AN AUTOMATIC POP-UP IRRIGATION SYSTEM. ALL SHRUB BEDS AND TREES, INCLUDING IN NATIVE SEED AREAS, SHALL BE IRRIGATED WITH ANAUTOMATIC DRIP (TRICKLE) IRRIGATION SYSTEM, OR WITH AN ACCEPTABLE ALTERNATIVE APPROVED BY THE CITY WITH THE IRRIGATION PLANS. THE IRRIGATION SYSTEM SHALLBE ADJUSTED TO MEET THE WATER REQUIREMENTS OF THE INDIVIDUAL PLANT MATERIAL. IRRIGATION SYSTEMS TO BE TURNED OVER TO THE CITY PARKS DEPARTMENT FORMAINTENANCE MUST BE APPROVED BY THE PARKS MANAGER AND MEET PARKS IRRIGATION STANDARDS. DESIGN REVIEW SHALL OCCUR DURING UTILITIES DEPARTMENTIRRIGATION REVIEW PRIOR TO THE ISSUANCE OF A BUILDING PERMIT AND CONSTRUCTION OBSERVATION AND INSPECTION BY PARKS SHALL BE INCORPORATED INTO THECONSTRUCTION PROCESS.3.TOPSOIL: TO THE MAXIMUM EXTENT FEASIBLE, TOPSOIL THAT IS REMOVED DURING CONSTRUCTION ACTIVITY SHALL BE CONSERVED FOR LATER USE ON AREAS REQUIRINGREVEGETATION AND LANDSCAPING.4.SOIL AMENDMENTS: SOIL AMENDMENTS SHALL BE PROVIDED AND DOCUMENTED IN ACCORDANCE WITH CITY CODE SECTION 12-132. THE SOIL IN ALL LANDSCAPE AREAS,INCLUDING PARKWAYS AND MEDIANS, SHALL BE THOUGHLY LOOSENED TO A DEPTH OF NOT LESS THAN EIGHT(8) INCHES AND SOIL AMENDMENT SHALL BE THOROUGHLYINCORPORATED INTO THE SOIL OF ALL LANDSCAPE AREAS TO A DEPTH OF AT LEAST SIX(6) INCHES BY TILLING, DISCING OR OTHER SUITABLE METHOD, AT A RATE OF AT LEASTTHREE (3) CUBIC YARDS OF SOIL AMENDMENT PER ONE THOUSAND (1,000) SQUARE FEET OF LANDSCAPE AREA. PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY, AWRITTEN CERTIFICATION MUST BE SUBMITTED TO THE CITY THAT ALL PLANTED AREAS, OR AREAS TO BE PLANTED, HAVE BEEN THOROUGHLY LOOSENED AND THE SOIL AMENDED,CONSISTENT WITH THE REQUIREMENTS SET FORTH IN SECTION 12-132.5.INSTALLATION AND GUARANTEE: ALL LANDSCAPING SHALL BE INSTALLED ACCORDING TO SOUND HORTICULTURAL PRACTICES IN A MANNER DESIGNED TO ENCOURAGE QUICKESTABLISHMENT AND HEALTHY GROWTH. ALL LANDSCAPING FOR EACH PHASE MUST BE EITHER INSTALLED OR THE INSTALLATION MUST BE SECURED WITH AN IRREVOCABLELETTER OF CREDIT, PERFORMANCE BOND, OR ESCROW ACCOUNT FOR 125% OF THE VALUATION OF THE MATERIALS AND LABOR PRIOR TO ISSUANCE OF A CERTIFICATE OFOCCUPANCY FOR ANY BUILDING IN SUCH PHASE.6.MAINTENANCE: TREES AND VEGETATION, IRRIGATION SYSTEMS, FENCES, WALLS AND OTHER LANDSCAPE ELEMENTS WITH THESE FINAL PLANS SHALL BE CONSIDERED ASELEMENTS OF THE PROJECT IN THE SAME MANNER AS PARKING, BUILDING MATERIALS AND OTHER SITE DETAILS. THE APPLICANT, LANDOWNER OR SUCCESSORS IN INTERESTSHALL BE JOINTLY AND SEVERALLY RESPONSIBLE FOR THE REGULAR MAINTENANCE OF ALL LANDSCAPING ELEMENTS IN GOOD CONDITION. ALL LANDSCAPING SHALL BEMAINTAINED FREE FROM DISEASE, PESTS, WEEDS AND LITTER, AND ALL LANDSCAPE STRUCTURES SUCH AS FENCES AND WALLS SHALL BE REPAIRED AND REPLACEDPERIODICALLY TO MAINTAIN A STRUCTURALLY SOUND CONDITION.7.REPLACEMENT: ANY LANDSCAPE ELEMENT THAT DIES, OR IS OTHERWISE REMOVED, SHALL BE PROMPTLY REPLACED IN ACCORDANCE WITH THE REQUIREMENTS OF THESEPLANS.8.THE FOLLOWING SEPARATIONS SHALL BE PROVIDED BETWEEN TREES/SHRUBS AND UTILITIES:40 FEET BETWEEN CANOPY TREES AND STREET LIGHTS15 FEET BETWEEN ORNAMENTAL TREES AND STREETLIGHTS10 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER MAIN LINES6 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER SERVICE LINES.4 FEET BETWEEN SHRUBS AND PUBLIC WATER AND SANITARY AND STORM SEWER LINES4 FEET BETWEEN TREES AND GAS LINES9.ALL STREET TREES SHALL BE PLACED A MINIMUM EIGHT (8) FEET AWAY FROM THE EDGES OF DRIVEWAYS AND ALLEYS PER LUC 3.2.1(D)(2)(a).10.PLACEMENT OF ALL LANDSCAPING SHALL BE IN ACCORDANCE WITH THE SIGHT DISTANCE CRITERIA AS SPECIFIED BY THE CITY OF FORT COLLINS. NO STRUCTURES ORLANDSCAPE ELEMENTS GREATER THAN 24" SHALL BE ALLOWED WITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENTS WITH THE EXCEPTION OF DECIDUOUS TREES PROVIDEDTHAT THE LOWEST BRANCH IS AT LEAST 6' FROM GRADE. ANY FENCES WITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENT MUST BE NOT MORE THAN 42" IN HEIGHT AND OF ANOPEN DESIGN.11.THE FINAL LANDSCAPE PLAN SHALL BE COORDINATED WITH ALL OTHER FINAL PLAN ELEMENTS SO THAT THE PROPOSED GRADING, STORM DRAINAGE, AND OTHER DEVELOPMENTIMPROVEMENTS DO NOT CONFLICT WITH NOR PRECLUDE INSTALLATION AND MAINTENANCE OF LANDSCAPE ELEMENTS ON THIS PLAN.12.MINOR CHANGES IN SPECIES AND PLANT LOCATIONS MAY BE MADE DURING CONSTRUCTION -- AS REQUIRED BY SITE CONDITIONS OR PLANT AVAILABILITY. OVERALL QUANTITY,QUALITY, AND DESIGN CONCEPT MUST BE CONSISTENT WITH THE APPROVED PLANS. IN THE EVENT OF CONFLICT WITH THE QUANTITIES INCLUDED IN THE PLANT LIST, SPECIESAND QUANTITIES ILLUSTRATED SHALL BE PROVIDED. ALL CHANGES OF PLANT SPECIES AND LOCATION MUST HAVE WRITTEN APPROVAL BY THE CITY PRIOR TO INSTALLATION.13.ALL PLANTING BEDS SHALL BE MULCHED TO A MINIMUM DEPTH OF THREE INCHES.BEER GARDEN FENCESCALE: 1/2" = 1'- PLOT DATEAA1234512345PROJECT INFORMATIONORMATIONSHEET INFORMATIONNFORMATIONPROJECT PHASEPHASEARCHITECTHITECTSEALISSUE DATE:PROJECT #:CONSULTANTSULTANTBCDAAABCDT - 970.484.0117F - 970.484.0264315 East Mountain AveSuite 100Fort Collins, CO 80524-2913© 2021 www.rbbarchitects.comARCHITECTSREVISIONS:10/18/2021 1:21:13 PM////////////L421-07LANDSCAPE DETAILSSWEETWATER BEERGARDENSWEETWATER BREWING COMPANYMAJOR AMENDMENTSECOND SUBMITTAL11/24/211020 EAST LINCOLN AVENUEFORT COLLINS, COLORADO 80524DESCRIPTIONDDDDDDEEEESSSSSSCCCCCCRRRRRRIIPPPPTTTTTTIIOOOOOOOONNNNNNDATEDDDDDDAAAAAAAATTTTTTEEEEITEM 2, ATTACHMENT 1Packet pg. 31 ITEM 2, ATTACHMENT 2Packet pg. 32 CABLEMG G XXXXXXXXXXXXXXXXXXXXXXXXXXXSTSTEEEEEEEEEEEEEEEEEEEEEEEEEEEEAST LINCOLN AVENUE0.10.10.10.10.10.10.10.10.10.10.20.20.20.10.10.10.20.20.10.10.10.30.61.01.21.21.10.80.40.20.10.30.60.70.70.80.70.60.40.10.10.61.32.42.82.62.71.80.80.30.20.71.42.42.72.62.61.60.80.30.10.10.20.61.52.42.82.82.72.00.90.40.30.71.62.62.92.92.81.91.00.60.40.30.20.10.20.61.21.51.51.51.61.40.80.30.30.71.31.71.61.71.71.51.21.11.00.90.50.10.20.40.60.70.70.70.70.60.50.30.30.50.70.80.80.80.80.81.01.62.11.90.90.10.10.10.20.20.20.20.30.40.40.40.40.40.40.40.30.30.30.40.50.40.30.40.71.62.72.81.20.20.10.20.70.91.10.30.30.90.71.10.40.61.82.31.01.10.40.61.81.50.50.30.40.71.52.82.71.40.10.10.42.25.83.40.70.52.66.03.00.81.45.47.17.13.10.81.55.14.51.10.20.30.71.52.72.91.40.20.10.10.63.34.74.01.10.83.74.73.91.12.35.38.26.44.01.12.44.74.61.60.30.30.71.52.42.41.10.10.10.10.41.11.11.10.70.51.11.11.10.81.11.62.11.91.30.81.01.11.10.90.30.40.81.41.61.30.70.10.10.10.10.10.10.10.10.10.10.20.20.20.20.30.20.20.20.10.20.20.30.81.21.41.20.70.30.10.10.10.10.10.10.41.11.92.01.40.20.10.10.10.10.10.10.10.20.41.12.23.02.00.30.10.10.30.70.90.90.80.40.10.30.40.10.10.30.51.22.23.02.20.40.10.10.22.37.98.68.67.80.11.95.70.40.10.40.71.32.33.22.30.40.20.10.20.31.51.21.52.63.32.50.80.40.10.11.05.06.52.71.62.22.72.51.40.60.10.11.75.92.51.31.42.32.92.40.90.10.10.10.61.92.91.31.00.81.01.83.02.81.00.20.10.10.76.30.50.50.60.81.72.82.61.00.10.10.10.76.91.71.10.60.81.72.82.70.90.20.10.10.77.87.22.60.80.81.52.11.80.70.10.10.67.15.22.20.70.70.91.00.90.40.31.71.20.90.50.50.50.50.40.20.10.70.80.60.50.60.70.70.60.32.21.71.00.60.81.31.51.30.60.15.33.11.60.80.91.72.52.40.90.10.16.23.51.80.90.91.72.92.81.00.20.10.10.31.76.95.83.14.26.92.63.72.31.30.80.91.72.92.61.00.10.10.10.41.64.95.99.96.86.63.62.11.30.80.60.91.72.82.70.90.20.10.10.20.51.54.18.99.46.64.63.11.81.00.60.50.81.62.11.80.80.10.10.20.61.95.16.09.56.45.74.32.01.20.70.60.71.01.00.90.40.10.20.93.17.65.63.34.66.85.32.22.01.30.90.70.50.50.40.20.10.21.54.33.72.41.40.80.50.40.30.10.10.31.75.16.53.81.91.10.90.90.80.40.10.31.12.94.83.11.71.21.51.81.50.70.10.10.31.01.92.82.11.31.21.82.72.60.90.10.10.10.41.85.36.03.11.41.11.72.92.71.00.20.10.10.41.64.78.95.21.91.01.72.92.71.00.20.10.10.20.61.20.93.18.53.20.92.38.14.31.02.07.65.13.06.55.41.60.91.72.72.60.90.10.10.10.20.30.51.63.11.70.71.43.02.10.81.33.12.52.54.84.51.20.81.41.81.60.70.10.10.10.20.50.70.50.40.50.70.60.40.50.80.80.71.41.90.90.50.80.80.70.40.10.10.10.20.20.10.20.20.20.20.20.20.20.20.20.20.30.30.30.30.20.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.011.3ScheduleSymbol Label Quantity Manufacturer Catalog Number Description LampNumber LampsFilenameLumens Per LampLight Loss FactorWattageAA7BB13 Lithonia Lighting WDGE2 LED P3 30K 80CRI VFWDGE2 LED WITH P3 - PERFORMANCE PACKAGE, 3000K, 80CRI, VISUAL COMFORT FORWARD OPTIC1 WDGE2_LED_P3_30K_80CRI_VF.ies3015 0.9 22.55CC6DD15 Lithonia Lighting WDGE1 LED P1 30K 80CRI VFWDGE1 LED WITH P1 - PERFORMANCE PACKAGE, 3000K, 80CRI, VISUAL COMFORT FORWARD OPTIC1 WDGE1_LED_P1_30K_80CRI_VF.ies1161 0.9 10.0002FF3 Lithonia Lighting WDGE2 LED P5 30K 80CRI VFWDGE2 LED WITH P5 - PERFORMANCE PACKAGE, 3000K, 80CRI, VISUAL COMFORT FORWARD OPTIC1 WDGE2_LED_P5_30K_80CRI_VF.ies5771 0.9 48.44Selux CorporationU5-R4-XX-XX-5G700-30--XX-UNV-HSGRAY FORMED ALUMINUM HOUSING, BLACK HOUSE SIDE SHIELDS, PA TTERNED SPECULAR REFLECTOR, CLEAR/FROSTED PLASTIC OPTICS, NO LENS ENCL OSURE10 white LEDs1 U5-R4-XX-XX-5G700-30-XX-UNV-HS.ies5835 1 89Selux CorporationU4-R4-XX-XX-5G700-30--XX-UNVGRAY FORMED ALUMINUM HOUSING, PATTERNED SPECULAR REFLECTOR S, CLEAR/FROSTED PLASTIC OPTICS, NO LENS ENCLOSUREFOUR WHITE LEDS 1 U4-R4-XX-XX-5G700-30-XX-UNV.ies3617 1 39StatisticsDescription Symbol Avg Max Min Max/Min Avg/MinCalc Zone #1 0.7 fc 11.3 fc 0.0 fc N/A N/AAA1234 51234 5PROJECT INFORMATIONSHEET INFORMATIONPROJECT PHASEARCHITECTSEALISSUE DATE:PROJECT #:CONSULTANTBCDABCDT - 970.484.0117F - 970.484.0264315 East Mountain AveSuite 100Fort Collins, CO 80524-2913© 2021 www.rbbarchitects.comARCHITECTSREVISIONS:21-07SWEETWATER BEERGARDENSWEETWATER BREWING COMPANYBID SET12/15/211020 EAST LINCOLN AVENUEFORT COLLINS, COLORADO 80524DESCRIPTION DATEE100PSITE LIGHTINGPHOTOMETRIC PLANITEM 2, ATTACHMENT 3Packet pg. 33 AA1234 51234 5PROJECT INFORMATIONSHEET INFORMATIONPROJECT PHASEARCHITECTSEALISSUE DATE:PROJECT #:CONSULTANTBCDABCDT - 970.484.0117F - 970.484.0264315 East Mountain AveSuite 100Fort Collins, CO 80524-2913© 2021 www.rbbarchitects.comARCHITECTSREVISIONS:21-07SWEETWATER BEERGARDENSWEETWATER BREWING COMPANYBID SET12/15/211020 EAST LINCOLN AVENUEFORT COLLINS, COLORADO 80524DESCRIPTION DATEE200PPHOTOMETRICCUTSHEETSITEM 2, ATTACHMENT 3Packet pg. 34 AA1234 51234 5PROJECT INFORMATIONSHEET INFORMATIONPROJECT PHASEARCHITECTSEALISSUE DATE:PROJECT #:CONSULTANTBCDABCDT - 970.484.0117F - 970.484.0264315 East Mountain AveSuite 100Fort Collins, CO 80524-2913© 2021 www.rbbarchitects.comARCHITECTSREVISIONS:21-07SWEETWATER BEERGARDENSWEETWATER BREWING COMPANYBID SET12/15/211020 EAST LINCOLN AVENUEFORT COLLINS, COLORADO 80524DESCRIPTION DATEE201PPHOTOMETRICCUTSHEETSITEM 2, ATTACHMENT 3Packet pg. 35 SITEN LEMAY AVEE LINCOLN AVEBUCKINGHAM STNOTICE:According to Colorado law you must commence any legal action basedupon any defect in this survey within three years after you discover suchdefect. In no event may any action based upon any defect in this surveybe commenced more than ten years after the date of the certificate shownhereon.EHTRONRNFORT COLLINS: 301 North Howes Street, Suite 100, 80521GREELEY: 820 8th Street, 80631970.221.4158northernengineering.com11-23-21PRELIMINARY - NOT FOR CONSTRUCTION,RECORDING PURPOSES OR IMPLEMENTATION1SURVEYOR NOTES:1) The Basis of Bearings is the East line of the Northeast Quarter of Section 12-T7N-R69W as bearing South 00° 33' 48" West(assumed bearing) and monumented as shown on drawing.2) For all information regarding easements, right-of-way or title of record, Northern Engineering relied upon Title Commitment FileNo. NCS-1062955-CO, dated April 19, 2021, prepared by First American Title Insurance Company.3) The lineal unit of measurement for this plat is U.S. Survey Feet.4) Northern Engineering or the Professional Land Surveyor listed hereon, does not have the expertise to address mineral rights, andrecommends the owner retain an expert to address these matters. Northern Engineering or the Professional Land Surveyor listedheron assumes no responsibility for the mineral rights upon the subject property.5) A copy of the title commitment and the documents contained therein were provided to the owner, client and attorney listed hereonfor their use and review.6) Not all documents listed in the title commitment are plottable or definable by their terms. All easements that are definable by theirdescriptions are shown hereon with sufficient data to establish their position. Owner, Client and others should refer to the titlecommitment and those documents listed therein for a true understanding of all rights of way, easements, encumbrances, interests andtitle of record concerning the subject property.7) For easements created by separate document and shown hereon refer to record document for specific terms.8) Easements and other record documents shown or noted hereon were examined as to location and purpose and were not examinedas to restrictions, exclusions, conditions, obligations, terms, or as to the right to grant the same.9) Adjacent property owner information per the Larimer County Land information Locator.10) Per CRS 38-51-105 (3)(a), (3)(b), (4)(b), (4)(c), & 5, the Developer/Owner of the subdivision plat has the requirement ofproviding monumentation of the interior corners created by this platting procedure within one year of the effective date of a salescontract. The Surveyor of record of said subdivision plat has only the required responsibility of providing for the on the groundmonumentation of the external boundary of the subdivision plat.11) Unless shown otherwise, all previous lot lines and easements as shown and dedicated on Fort Collins Brewery, recorded atReception Number 20090057325 at the Larimer County Clerk and Recorder which are located within the boundary lines of this platare hereby vacated upon recordation of this plat and dedicated as shown hereon.12) This survey is a draft only. Monuments have not been set or upgraded. Monuments will be set and/or upgraded prior to finalizingand/or recording. “Set” corner information depicted hereon is for reference purposes only. This note will be removed prior to thesurveyor signing the survey.13) This survey is a draft only. Easements and other information depicted hereon is for reference and review purposes only and willbe properly defined after preliminary review. This note will be removed prior to final submittal.BEING A REPLAT OF LOTS 1 AND 2, FORT COLLINS BREWERY, LOCATED IN THE NORTHEAST QUARTER OF SECTION 12, TOWNSHIP 7 NORTH,RANGE 69 WEST OF THE 6TH P.M., CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADOSURVEYOR'S STATEMENTI, Robert C. Tessely, a Colorado Registered Professional Land Surveyor do hereby state that this Subdivision Plat wasprepared from an actual survey under my personal supervision, that the monumentation as indicated hereon were found orset as shown, and that the foregoing plat is an accurate representation thereof, all this to the best of my knowledge,information and belief.For and on Behalf of Northern EngineeringRobert C. TesselyColorado Registered Professional Land Surveyor No. 38470NOTICEALL RESPONSIBILITIES AND COSTS OF OPERATION, MAINTENANCE ANDRECONSTRUCTION OF THE PRIVATE STREETS AND/OR DRIVES LOCATED ON THEPRIVATE PROPERTY THAT IS THE SUBJECT OF THIS PLAT SHALL BE BORNE BY THEOWNERS OF SAID PROPERTY, EITHER INDIVIDUALLY, OR COLLECTIVELY, THROUGH APROPERTY OWNERS' ASSOCIATION, IF APPLICABLE. THE CITY OF FORT COLLINS SHALLHAVE NO OBLIGATION OF OPERATION, MAINTENANCE OR RECONSTRUCTION OF SUCHPRIVATE STREETS AND/OR DRIVES NOR SHALL THE CITY HAVE ANY OBLIGATION TOACCEPT SUCH STREETS AND/OR DRIVES AS PUBLIC STREETS OR DRIVES.OWNER:BY: ______________________________________STATE OF COLORADO ))ss.COUNTY OF LARIMER )The foregoing instrument was acknowledged before me this _____ day of ___________________, 20____, by______________________ as __________________________ of _____________________________.Witness my hand and official sealMy commission expires: _______________________________________________Notary PublicSTATEMENT OF OWNERSHIP AND SUBDIVISION:Know all persons by these presents, that the undersigned owner(s) of the following described land:Lots 1 and 2, Fort Collins Brewery, located in the Northeast Quarter of Section 12, Township 7 North, Range 69 West of the 6th P.M., City of Fort Collins, County ofLarimer, State of ColoradoSaid described tract contains 113,943 square feet or 2.616 acres, more or less.For themselves and their successors in interest (collectively "Owner") have caused the above described land to be surveyed and subdivided into lots, tracts and streets asshown on this Plat to be known as SWEETWATER BREWERY (the "Development"), subject to all easements and rights-of-way now of record or existing or indicatedon this Plat. The rights and obligations of this Plat shall run with the land.CERTIFICATE OF DEDICATION:The Owner does hereby dedicate and convey to the City of Fort Collins, Colorado (hereafter “City”), for public use, forever, a permanent right-of-way for streetpurposes and the “Easements” as laid out and designated on this Plat; provided, however, that (1) acceptance by the City of this dedication of Easements does notimpose upon the City a duty to maintain the Easements so dedicated, and (2) acceptance by the City of this dedication of streets does not impose upon the City a duty tomaintain streets so dedicated until such time as the provisions of the Maintenance Guarantee have been fully satisfied. The streets dedicated on this Plat are the feeproperty of the City as provided in Section 31-23-107 C.R.S. The City's rights under the Easements include the right to install, operate, access, maintain, repair,reconstruct, remove and replace within the Easements public improvements consistent with the intended purpose of the Easements; the right to install, maintain and usegates in any fences that cross the Easements; the right to mark the location of the Easements with suitable markers; and the right to permit other public utilities toexercise these same rights. Owner reserves the right to use the Easements for purposes that do not interfere with the full enjoyment of the rights hereby granted. TheCity is responsible for maintenance of its own improvements and for repairing any damage caused by its activities in the Easements, but by acceptance of thisdedication, the City does not accept the duty of maintenance of the Easements, or of improvements in the Easements that are not owned by the City. Owner willmaintain the surface of the Easements in a sanitary condition in compliance with any applicable weed, nuisance or other legal requirements.Except as expressly permitted in an approved plan of development or other written agreement with the City, Owner will not install on the Easements, or permit theinstallation on the Easements, of any building, structure, improvement, fence, retaining wall, sidewalk, tree or other landscaping (other than usual and customary grassesand other ground cover). In the event such obstacles are installed in the Easements, the City has the right to require the Owner to remove such obstacles from theEasements. If Owner does not remove such obstacles, the City may remove such obstacles without any liability or obligation for repair and replacement thereof, andcharge the Owner the City's costs for such removal. If the City chooses not to remove the obstacles, the City will not be liable for any damage to the obstacles or anyother property to which they are attached.The rights granted to the City by this Plat inure to the benefit of the City's agents, licensees, permittees and assigns.MAINTENANCE GUARANTEE:The Owner hereby warrants and guarantees to the City, for a period of two (2) years from the date of completion and first acceptance by the City ofthe improvements warranted hereunder, the full and complete maintenance and repair of the improvements to be constructed in connection with theDevelopment which is the subject of this Plat. This warranty and guarantee is made in accordance with the City Land Use Code and/or theTransitional Land Use Regulations, as applicable. This guarantee applies to the streets and all other appurtenant structures and amenities lyingwithin the rights-of-way, Easements and other public properties, including, without limitation, all curbing, sidewalks, bike paths, drainage pipes,culverts, catch basins, drainage ditches and landscaping. Any maintenance and/or repair required on utilities shall be coordinated with the owningutility company or department.The Owner shall maintain said improvements in a manner that will assure compliance on a consistent basis with all construction standards, safetyrequirements and environmental protection requirements of the City. The Owner shall also correct and repair, or cause to be corrected andrepaired, all damages to said improvements resulting from development-related or building-related activities. In the event the Owner fails tocorrect any damages within thirty (30) days after written notice thereof, then said damages may be corrected by the City and all costs and chargesbilled to and paid by the Owner. The City shall also have any other remedies available to it as authorized by law. Any damages which occurredprior to the end of said two (2) year period and which are unrepaired at the termination of said period shall remain the responsibility of the Owner.REPAIR GUARANTEE:In consideration of the approval of this final Plat and other valuable consideration, the Owner does hereby agree to hold the City harmless for a five(5) year period, commencing upon the date of completion and first acceptance by the City of the improvements to be constructed in connection withthe development which is the subject of this Plat, from any and all claims, damages, or demands arising on account of the design and construction ofpublic improvements of the property shown herein; and the Owner furthermore commits to make necessary repairs to said public improvements, toinclude, without limitation, the roads, streets, fills, embankments, ditches, cross pans, sub-drains, culverts, walls and bridges within the right-of-way,Easements and other public properties, resulting from failures caused by design and/or construction defects. This agreement to hold the Cityharmless includes defects in materials and workmanship, as well as defects caused by or consisting of settling trenches, fills or excavations.Further, the Owner warrants that he/she owns fee simple title to the property shown hereon and agrees that the City shall not be liable to the Owneror his/her successors in interest during the warranty period, for any claim of damages resulting from negligence in exercising engineering techniquesand due caution in the construction of cross drains, drives, structures or buildings, the changing of courses of streams and rivers, flooding fromnatural creeks and rivers, and any other matter whatsoever on private property. Any and all monetary liability occurring under this paragraph shallbe the liability of the Owner. I further warrant that I have the right to convey said land according to this Plat.NOTICE OF OTHER DOCUMENTS:All persons take notice that the Owner has executed certain documents pertaining to this Development which create certain rights and obligations ofthe Development, the Owner and/or subsequent Owners of all or portions of the Development site, many of which obligations constitute promisesand covenants that, along with the obligations under this Plat, run with the land. The said documents may also be amended from time to time andmay include, without limitation, the Development Agreement, Site And Landscape Covenants, Final Site Plan, Final Landscape Plan, andArchitectural Elevations, which documents are on file in the office of the clerk of the City and should be closely examined by all persons interestedin purchasing any portion of the Development site.ATTORNEY'S CERTIFICATIONI hereby certify that this Subdivision Plat has been duly executed as required pursuant to Section 2.2.3(C)(3)(a) through (e) inclusive of the LandUse Code of the City of Fort Collins and that all persons signing this Subdivision Plat on behalf of a corporation or other entity are duly authorizedsignatories under the laws of the State of Colorado. This Certification is based upon the records of the Clerk and Recorder of Larimer County,Colorado as of the date of execution of the Plat and other information discovered by me through reasonable inquiry and is limited as authorized bySection 2.2.3(C)(3)(f) of the Land Use Code.Attorney: _____________________________________Address: _____________________________________Registration No.: __________________________________APPROVED AS TO FORM, CITY ENGINEERBy the City Engineer of the City of Fort Collins, Colorado this ______day of _____________ A.D., 20_____.____________________________________________________City EngineerDIRECTOR OF COMMUNITY DEVELOPMENT AND NEIGHBORHOOD SERVICES APPROVALBy the Director of Community Development and Neighborhood Services the City of Fort Collins, Colorado this_____ day of ___________ A.D., 20_____.____________________________________________________Director of Community Development and Neighborhood ServicesNOTES AT THE REQUEST OF THE CITY OF FORT COLLINS:1) There shall be no private conditions, covenants or restrictions that prohibit or limit the installation of resource conservingequipment or landscaping that are allowed by Sections 12-120 - 12-122 of the City code.2) FLOOD ZONE DESIGNATION: According to FIRM Panel 08069C0983H for Larimer County, effective date 05/02/2012,this tract lies within a FEMA designated Area of Minimal Flood Hazard (Zone X).3) Subject property zoning: D - Downtown DistrictVICINITY MAPNORTHLIENHOLDER:BY: ______________________________________STATE OF COLORADO ))ss.COUNTY OF LARIMER )The foregoing instrument was acknowledged before me this _____ day of ___________________, 20____, by______________________ as __________________________ of _____________________________.Witness my hand and official sealMy commission expires: _______________________________________________Notary PublicMichael McBrideMMLA Landscape + Planning2339 Spruce Creek DriveFort Collins, Colorado 80528(970) 402-0438Mike@McBrideLA.comSweetwater BrewingFreddy Bensch195 Ottley DrAtlanta, GA 9083(404) 754-9083freddy.bensch@sweetwaterbrew.comNorthern Engineering Services, Inc.Stephanie Thomas301 North Howes Street, Suite 100Fort Collins, Colorado 80521(970) 568-5415Northern Engineering Services, Inc.Bob Tessely, PLS301 North Howes Street, Suite 100Fort Collins, Colorado 80521(970) 221-4158S:\Survey Jobs\100-033\Dwg\Plat\100-033 PLAT.dwg, 11/23/2021 9:05:19 AM, 1:1ITEM 2, ATTACHMENT 4Packet pg. 36 FND #4 REBARW/RPC, ILLEGIBLEFND #5 REBARW/OPC, PLS 37968EDMONDSFND #5 REBARW/OPC, PLS 37968EDMONDSS00°33'48"W 2643.45'EAST QUARTER CORNERSECTION 12-T7N-R69WFND 2.5" ALUMINUM CAPON #6 REBAR IN MONUMENT BOXLS 17497, 200115' UTILITY &DRAINAGEEASEMENT30' ACCESS, EMERGENCY ACCESS,UTILITY & DRAINAGE EASEMENT10' UTILITY EASEMENTPER REPLAT OF NORTH LEMAYSUBDIVISION SECOND FILINGUTILITY & DRAINAGE EASEMENTUTILITY &DRAINAGEEASEMENTDRAINAGE & UTILITYEASEMENT15' UTILITY EASEMENT PERREPLAT OF NORTH LEMAYSUBDIVISION SECOND FILING20' LANDSCAPE ZONEPER REPLAT OF NORTH LEMAYSUBDIVISION SECOND FILINGDRAINAGE EASEMENT60' EASEMENT FOR PLATTERIVER POWER AUTHORITYPER BK 2213, PG 148BK 2222, PG 2087BK 2243, PG 205UTILITY & DRAINAGE EASEMENTDelta= (M) 5°36'44" (R) 5°37'31"R=(M) 1247.50' (R) 1247.50'L=(M) 122.20' (R) 122.48'Dir= (M) S06°55'20"E (R) N07°11'07"WChord= (M) 122.15' (R) 122.43'(M) S00°33'41"W 133.58'(R) N00°16'34"E 133.58'Delta= (M) 64°30'39" (R) 64°06'38"R=(M/R) 15.00' (M) L=16.89' (R) 16.78'Dir= (M) S32°26'09"W (R) N32°19'53"EChord= (M) 16.01' (R) 15.92(M) N89°28'26"W 422.28'(R) N89°28'26"W 422.297'(R) S01°01'31"W 268.50'(M) N01°19'29"E 268.21'(R) N89°46'17"W 411.33'(M) S89°29'17"E 411.25'UTILITY & DRAINAGE EASEMENTPER FORT COLLINS BREWERYVACATED PER REC. NO._______________________UTILITYEASEMENTLOT 128,661 sq. ft.0.658 ac.LOT 285,282 sq. ft.1.958 ac.104.43'S00°17'00"W268.22'109.30'306.82'312.98'LOT 4REPLAT OF NORTH LEMAY SUB. 2ND ZONING: DDOWNTOWN DISTRICTLOT 1NORTH LEMAY 1STSUBDIVISIONZONING: DDOWNTOWN DISTRICTLOT 1WOODWARD TECHNOLOGY CENTERZONING: DDOWNTOWN DISTRICTLOT 1BANK OF COLORADOSUBDIVISIONZONING: MMNMEDIUM DENSITYMIXED USENEIGHBORHOODDISTRICTBACK PORCH CAFEOWNER:ELLSWORTH, DANIEL L.& SHIRLEY E.(REC. NO. 94091198)UNPLATTEDNORTH LEMAY AVENUE(PUBLIC ROW VARIES)(PER FORT COLLINS BREWERY& BANK OF COLORADO SUBDIVISION)EAST LINCOLN AVENUE(PUBLIC ROW VARIES)(PER BOOK 589, PAGE 575 PER ROAD VIEWERSREPORT BOOK, WOODWARD TECHNOLOGYCENTER AND FORT COLLINS BREWERY )10' UTILITY EASEMENTPER REPLAT OF NORTH LEMAYSUBDIVISION SECOND FILING24' ACCESS & EMERGENCYACCESS EASEMENT30' DRAINAGEEASEMENT25' DRAINAGEEASEMENT10' UTILITYEASEMENT30' UTILITY &DRAINAGEEASEMENT30' ACCESS, EMERGENCY ACCESS,UTILITY & DRAINAGE EASEMENT17' UTILITYEASEMENTACCESS, EMERGENCY ACCESS,& UTILITY EASEMENT30' UTILITY &DRAINAGEEASEMENT15' UTILITY &DRAINAGEEASEMENTBASIS OF BEARINGSEAST LINE OF THE NE 14SECTION 12-T7N-R69W60' EASEMENT FOR PLATTERIVER POWER AUTHORITYPER BK 2213, PG 148BK 2222, PG 2087BK 2243, PG 205S89°26'12"E65.92' (TIE)2323.61'319.84'S00°30'53"W51.69' (TIE)S89°29'07"E2169.38'S89°29'07"E480.69'NORTHEAST CORNERSECTION 12-T7N-R69WFND 314" ALUMINUM CAPIN MONUMENT BOXLS 17497CENTER 1/4 CORNERSECTION 12-7-69FND 2-1/2" ALUMINUM CAPIN MONUMENT BOXLS 31169NOTICE:According to Colorado law you must commence any legal action basedupon any defect in this survey within three years after you discover suchdefect. In no event may any action based upon any defect in this surveybe commenced more than ten years after the date of the certificate shownhereon.EHTRONRNFORT COLLINS: 301 North Howes Street, Suite 100, 80521GREELEY: 820 8th Street, 80631970.221.4158northernengineering.com2BEING A REPLAT OF LOTS 1 AND 2, FORT COLLINS BREWERY, LOCATED IN THE NORTHEAST QUARTER OF SECTION 12, TOWNSHIP 7 NORTH,RANGE 69 WEST OF THE 6TH P.M., CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADOBOUNDARY LINEEXISTING RIGHT-OF-WAYEASEMENT LINELOT LINEFOUND PROPERTY CORNERAS DESCRIBEDMEASURED BEARING/DISTANCE(M)RECORDED BEARING/DISTANCE(R)FOUND SECTION CORNERAS DESCRIBEDSECTION LINENORTHRobert C. TesselyRegistered Professional Land SurveyorColorado Registration No. 38470For and on behalf of Northern Engineering Services, Inc.PRELIMINARYEXISTING EASEMENT LINESET 18" #4 REBAR WITH 1" DIAMETERBLUE PLASTIC CAP, PLS 38470S:\Survey Jobs\100-033\Dwg\Plat\100-033 PLAT.dwg, 11/23/2021 9:05:26 AM, 1:1ITEM 2, ATTACHMENT 4Packet pg. 37 1 January 20, 2022 Will Lindsey City Planner Planning and Zoning Commission SweetWater Brewing Major Amendment– MJA210004 Site Overview 2 • NW Corner of N Lemay Ave & E Lincoln Ave • 2.61 Acres • Current use: Brewery and Undeveloped Land • Zoned Downtown (D), Innovation sub-district 1 2 ITEM 2, ATTACHMENT 5 Packet pg. 38 2 Project Proposal • Outdoor Beer Garden & Surface Parking Lot • 6,500 sq ft beer garden area • Artificial turf provided • Includes modular seating, shade, and game amenities • Fencing to enclose the beer garden on the west and north sides • Surface Parking Lot – 39 new parking spaces • Paving, tree planting, and landscaping • Access from E Lincoln Ave. 3 4 Applicant Presentation 3 4 ITEM 2, ATTACHMENT 5 Packet pg. 39 3 Aerial Vicinity 5 Existing Site Conditions 6 View from E Lincoln Ave, facing northeast (December 2021) 5 6 ITEM 2, ATTACHMENT 5 Packet pg. 40 4 Existing Site Conditions 7 View from E Lincoln Ave, facing north (July 2021) Existing Site Conditions 8 View from N Lemay Ave, facing west (September 2021) 7 8 ITEM 2, ATTACHMENT 5 Packet pg. 41 5 Development History 9 2008 2017 2021 2021 Fort Collins Brewery Approved by P&Z Minor Amendment for Temporary Parking Area Fort Collins Brewery Closes, Red Truck Brewing Purchases Property Red Truck Brewing Closes, SweetWater Brewing Purchases Property July 2011 Conceptual Review for proposal Submitted June 2021 First Project Submittal August P&Z Hearing January 2022 Original Site Plan 10 • 31,500 sq ft, 3-story mixed-use building • Ground floor retail space • 12 dwelling units • Approved 2008, never constructed 9 10 ITEM 2, ATTACHMENT 5 Packet pg. 42 6 City Plan • Plan guidance: • Consistent with Place Type designation of Downtown • Supporting Land Uses: Restaurants, bars, cafes, hotels,and other supporting services • Areas dedicated for a variety of employment and light-industrial processes and other uses of similar character; typically located away from or buffered from residential neighborhoods. • Ensure that all development contributes to the positive character of the surrounding area. The current proposal is well aligned with this guidance. It will expand on the supporting land uses consistent with the Downtown Place Type, and supports the use of a currently underutilized parcel to serve the primary brewery use. 11 Downtown Plan • Plan guidance: • Innovation sub-district • Emphasizes “green-edge” streets, light industrial design character, and inclusion of outdoors spaces. • Cultural and recreational uses is a walkable and bikeable setting. The current proposal is well aligned with this guidance. The beer garden will create a visually pleasing outdoor space, and the parking lot is densely landscaped (particularly on the south) to add to the existing parkway landscaping along E Lincoln Ave. 12 11 12 ITEM 2, ATTACHMENT 5 Packet pg. 43 7 Site Plan: Complies 13 Vehicle/Bicycle spaces Pedestrian access and sidewalks • 74 vehicle spaces, 4 ADA-accessible • 20 bicycle spaces • Access from E Lincoln Ave & N Lemay Ave • Drive-thru lane accommodates 15 vehicles • 6-foot sidewalks and connections Landscape Plan: Complies 14 • 5 new trees proposed • 79 shrubs • 51 ornamental grasses • 39 perennials • Screening, landscaping, and tree planting concentrated in high- visibility areas • All other existing trees and plantings to remain 13 14 ITEM 2, ATTACHMENT 5 Packet pg. 44 8 Downtown Zone Standards: Complies 15 • Innovation Sub-District • Located on two “Green Edge” Streets • If no alley is present, parking lots should be located on a Green Edge street • Sub-district specifies that parking lots be located in interior block locations or side yards • Beer Garden fence uses materials that are consistent with the semi-industrial design of the area • No buildings proposed MJA Staff Findings The Major Amendment complies with process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. The Major Amendment complies with relevant standards located in Article 3 – General Development Standards. The Major Amendment complies with relevant standards located in Division 4.16, Downtown (D) of Article 4. 16 15 16 ITEM 2, ATTACHMENT 5 Packet pg. 45 9 Recommendation Staff recommends approval of the SweetWater Brewing Major Amendment, MJA #210004 based on the aforementioned Findings of Fact. 17 17 ITEM 2, ATTACHMENT 5 Packet pg. 46 Development Review Staff Report Agenda Item 3 Planning Services Fort Collins, Colorado 80521 p. 970-416-4311 f. 970.224.6134 www.fcgov.com 1. Project Introduction A. BACKGROUND This is a request for a recommendation to City Council regarding proposed Land Use Code changes to prohibit Enclosed Mini Storage uses in the Transit-Oriented Development (TOD) Overlay Zone district. On March 11, 2021, the Planning and Zoning Commission issued a decision to approve the Guardian Self-Storage Project Development Plan (PDP), which included a Modification of Standards to allow the entire building, including the ground floor, to comprise enclosed mini-storage use. On March 25, 2021, a Notice of Appeal was filed. On June 1, 2021, Council denied the appeal finding the Planning and Zoning Commission did conduct a fair hearing and properly interpreted Plan Policy LU-1.4 and Land Use Code Section 3.10.2 (A). At the April 1, 2021, Planning and Zoning Commission work session, there was a discussion regarding five options for addressing the inconsistency between the South College Corridor Plan (SCCP) and the Land Use Code permitted use list for enclosed mini-storage (see attached Memo). The five LUC options considered included: 1. Amend the C-G zone permitted use list to specifically delete the allowance of Enclosed Mini- Storage in the area described by the SCCP. 2. Amend the C-G zone to allow Enclosed Mini-Storage in the SCCP but require that such use must be setback from College Avenue by a minimum of 150 feet. 3. Amend the C-G zone permitted use list to delete the allowance of Enclosed Mini-Storage in the area included in the TOD Overlay. Planning & Zoning Commission Hearing: January 20, 2022 Land Use Code Amendment - Enclosed Mini-Storage Use Restriction in TOD Overlay Zone District Summary of Request This is a request for a recommendation to City Council regarding proposed Land Use Code changes to prohibit Enclosed Mini-Storage uses in the Transit-Oriented Development (TOD) Overlay Zone District. The proposed changes include an amendment to Article Three, Section 3.10.2 TOD Overlay standards, and Article Four, Section 4.21 General Commercial Zone District use standards in the Land Use Code. Next Steps The Planning and Zoning Commission’s recommendation will be forwarded to City Council as part of their consideration to adopt the proposed Land Use Code changes. Staff Recommendation Approval of the proposed Land Use Code changes. Applicant City of Fort Collins PO Box 580 Fort Collins, CO 80522 Staff Pete Wray, Senior Planner p. (970) 221.6754 e. pwray@fcgov.com Contents 1. Project Introduction .................................... 1 2. Comprehensive Plan & City Policy Alignment .......................................................... 2 3. Summary of Proposed LUC Changes ....... 3 4. Public Outreach ......................................... 4 5. Recommendation ....................................... 4 6. Attachments ............................................... 4 Packet pg. 47 P&Z Agenda Item 3 LUC Amendment - Enclosed Mini-Storage Use Restriction Thursday, January 20, 2022 | Page 2 of 4 Back to Top 4. Delete Enclosed Mini-Storage as a permitted use within the C-G zone on a city-wide basis. Other zone districts may be more suited for these facilities; and 5. Move the prohibition on first floor mini-storage in the TOD Overlay out of Article Three, which is a modifiable standard, and into Article Four as part of the list of permitted uses, which is not eligible for a Modification. At the October 8, 2021, Planning and Zoning Commission work session, staff was directed to initiate option 3 above for this proposed LUC change to strengthen the intent and purposes of the TOD district that include land uses, densities and design that enhance and support transit stations along the Mason Corridor. Support for Proposed LUC Changes: Option: Amend the C-G zone permitted use list to delete the allowance of Enclosed Mini-Storage in the area included in the TOD Overlay. The policy basis for this is found in the purpose statement for the TOD Overlay standards in Section 3.10.1(B) of the Land Use Code: Purpose. The purpose of this Section is to modify the underlying zone districts south of Prospect Road to encourage land uses, densities and design that enhance and support transit stations along the Mason Corridor. These provisions allow for a mix of goods and services within convenient walking distance of transit stations; encourage the creation of stable and attractive residential and commercial environments within the TOD Overlay Zone south of Prospect Road; and provide for a desirable transition to the surrounding existing neighborhoods. A finding could be made that since Enclosed Mini-Storage is a passive, inactive use, it is not a land use that enhances and supports transit stations and ridership along the MAX, so such use is inappropriate in the TOD. Land Use Code Section 3.10.2(A) states: “Enclosed Mini-storage. Ground-floor enclosed mini-storage shall be prohibited. Enclosed mini-storage shall be allowed either below grade or on upper levels of a building.” This prohibition indicates that in the crafting of the TOD Overlay standards, there was an emphasis on mitigating the effects of Enclosed Mini-Storage, which could weaken the relationship between land use and transit along the MAX. This option would obviate the need for the standard that prohibits storage units on the first floor of a storage facility in the TOD Overlay in Article 3. It is important that the South College Corridor develop (and redevelop) with a mix of land uses that support transit. Whether by the permitted use list in the C-G zone (Article Four), or by enhanced standards in the TOD (Article Three), or by leveraging public investment (i.e., urban renewal districts), it appears that additional effort may be needed to achieve the long-term goal of having viable public transit along the City’s spine. If land uses along the MAX do not support transit, then the City may fall short of its goals of providing increased mobility, relieving congestion, improving air quality, and supporting housing capacity and affordability. The proposed changes include an amendment to Article Three, Section 3.10.2 TOD standards, and Article Four, Section 4.21 General Commercial zone district use standards in the Land Use Code. As a follow up to this proposed LUC amendment, staff will develop new design standards for the Enclosed Mini- Storage use to be coordinated with Phase 2 of the Land Use Code Update in 2023-24. 2. Comprehensive Plan & City Policy Alignment A. CITY PLAN City Plan (2018) offers the following guidance related to transit-oriented development in the city. The proposed LUC changes align to this guidance: Requiring transit-oriented development (TOD) in key locations. High-frequency transit is only viable with supportive land use patterns such as mixed-use with higher-density residential, employment and services. Packet pg. 48 P&Z Agenda Item 3 LUC Amendment - Enclosed Mini-Storage Use Restriction Thursday, January 20, 2022 | Page 3 of 4 Back to Top The plan supports a stronger stance on maximizing infill/ redevelopment potential where service exists or is planned. Policy LIV 2.3 - TRANSIT-ORIENTED DEVELOPMENT Require higher-density housing and mixed-use development in locations that are currently, or will be, served by BRT and/or high-frequency transit in the future as infill and redevelopment occurs. Promote a variety of housing options for all income levels. Principle T 1: Coordinate transportation plans, management and investments with land use plans and decisions. Policy T 1.7 - BRT AND HIGH-FREQUENCY TRANSIT SERVICE Phase the implementation of new transit corridors, new BRT corridors and more frequent service on existing transit corridors to coincide with transit oriented development and available funding. B. SOUTH COLLEGE CORRIDOR PLAN The South College Corridor Plan provides the following guidance related to transit-oriented development within that specific corridor. The proposed LUC changes align to this guidance: The Corridor will capitalize on Mason Corridor and Transit-Oriented Development (TOD) opportunities: high intensity uses, increased densities and high quality designs. The Mason Corridor will act as a catalyst for economic development, pedestrian-environments, and enhanced transit service. As a transit-oriented hub, development in the area should be compact to promote retail and office uses that enable transit, pedestrians, and bicyclists. Buildings, spaces, and street. LU 1.4 - Minimize Low Activity Uses. Uses that detract from the overall vitality of the Corridor, including used car lots, outdoor storage, and storage unit uses, are to be located away from the South College frontage. C. MIDTOWN PLAN The Midtown Plan provides the following guidance related to transit-oriented development within that subarea. The proposed LUC changes align to this guidance: The MAX line will become a central spine in Midtown, just as College Avenue is. New development will be of high quality, sustainable urban form that supports a pedestrian environment and fronts onto MAX through four-sided block development. key intersections will connect pedestrian, bike, and auto traffic, from College Avenue to MAX with distinctive, identifiable streetscapes, signage, and wayfinding. As the MAX system is implemented, higher intensity, mixed use redevelopment will be focused throughout Midtown. This Plan provides guidance for “setting the stage” for this type of redevelopment to occur. The area demands better circulation and a more fine-grained network that is inviting to pedestrians, bicyclists, and vehicles. 3. Summary of Proposed LUC Changes The proposed Land Use Code changes may be found in Attachment 1, and include an amendment to Article Three, Section 3.10.2 TOD Overlay standards, and Article Four, Section 4.21 General Commercial zone district use standards in the Land Use Code. A summary of the proposed changes include: 1. Article Three, Section 3.10.2 – Transit-Oriented Development Overlay Zone Standards The proposed change is for a repeal to Section 3.10.2 – Permitted Uses in its entirety, which includes: (A) Enclosed Mini-storage. Ground-floor enclosed mini-storage shall be prohibited. Enclosed mini-storage shall be allowed either below grade or on upper levels of a building. Packet pg. 49 P&Z Agenda Item 3 LUC Amendment - Enclosed Mini-Storage Use Restriction Thursday, January 20, 2022 | Page 4 of 4 Back to Top The prototype for enclosed mini-storage buildings that is becoming more common in the market includes multiple storage levels within a large building footprint. These buildings typically include ground floor storage access and office space without other uses. This storage operation represents a less intensive commercial use and does not generate high levels of vehicular traffic or pedestrian activity. Customers using the storage facility access the site infrequently and turn-over of the storage units is also less frequent, not conducive to an active, pedestrian-oriented street front environment to support transit-oriented development. The intent of the proposed change to prohibit enclosed mini-storage use in the TOD overlay is to encourage more intensive, transit-supportive, and pedestrian-oriented mixed-use development along the MAX line. 2. Article Four, Division 4.21 – General Commercial Zone District The proposed change to Division 4.21 – General Commercial District (2) permitted use list, for Enclosed Mini- storage use is to add a new reference, “(Not permitted in TOD Overlay Zone, See Div. 3.10)”. With this change, while enclosed mini-storage use would not be permitted on the TOD, it is still permitted in the following zones: Low Density Mixed-Use Neighborhoods (LMN), provided that they are located on property adjoining the railroad property abutting and parallel to East Vine Drive and are located within five hundred (500) feet of such railroad property. General Commercial (CG), outside the TOD Overlay Zone. Service Commercial (CS), if located at least one hundred fifty (150) feet from South College Avenue. Limited Commercial (CL), outside of the South College Gateway Area. Employment (E), as a secondary use. Industrial (I). 4. Public Outreach A. BACKGROUND This proposed Land Use Code change did not include public outreach meetings. The information for the hearing packet is posted in the Development Review webpage. Notice (Posted, Written and Published) Published Notice: January 9, 2022. Coloradoan Confirmation 0005079342 5. Recommendation Staff recommends the Planning and Zoning Commission forward a recommendation to City Council to approve the proposed Land Use Code changes. 6. Attachments 1. Planning and Zoning Commission Work Session Memo (3-21-21) 2. Proposed Land Use Code Changes 3. Transit -Oriented Development (TOD) Overlay Map 4. General Commercial/TOD Overlay Map 5. Staff Presentation Packet pg. 50 Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 970.416.2740 970.224.6134- fax fcgov.com Planning, Development & Transportation Services MEMORANDUM Date: 3/23/21 To: Planning and Zoning Board From: Paul Sizemore, Interim Community Development and Neighborhood Services Director Re: Information from Vice Chair Shepard RE: Enclosed Mini Storage in CG At the request of Vice Chair Shepard, an item has been added to the March 26th Planning and Zoning Board Work Session to discuss enclosed mini storage in the CG zone district. The following information was provided by Vice Chair Shepard to provide background for the Board and to serve as a starting point for Board discussion. At the work session, he will lead the conversation and staff will be prepared to support discussion and questions from the Board. Vice Chair Shepard indicates that the intent of this discussion is to begin a conversation and acknowledges that the Board may not complete their discussion at this work session. Staff will take information from the work session and will work with the Board on potential next steps, should the Board determine a desire to communicate a recommendation to Council on this issue. Information from Vice Chair Shepard: Background: At the March 11, 2021 P & Z hearing, consideration of the Guardian Self-Storage PDP presented an inconsistency between the South College Corridor Plan (SCCP) and the Land Use Code Article Four – C-G, General Commercial zone district permitted use list. [Section 4.21(B)(2)]. Guardian Self-Storage PDP #190020: •Located within the area described by the South College Corridor Plan, an element of the City’s comprehensive plan adopted in 2009; •Zoned C-G, General Commercial, and per Article Four of the Land Use Code, Section 4.21(B)(2), Enclosed Mini-Storage is a permitted use; ITEM 3, ATTACHMENT 1 Packet pg. 51 • Located within the Transit Oriented Development Overlay District (TOD), governed by Article Three of the Land Use Code, Section 3.10. The South College Corridor Plan states: LU 1.4 - Minimize Low Activity Uses. Uses that detract from the overall vitality of the Corridor, including used car lots, outdoor storage, and storage unit uses, are to be located away from the South College frontage. (Page 38.) (Emphasis added.) And yet the C-G zone allows Enclosed Mini Storage as a permitted use. In addition, by being located within the TOD, Enclosed Mini-Storage is subject to the design standard, 3.10.2(A) that prohibits storage units on the first floor of a storage facility. Issue of Inconsistency: Guardian Self-Storage is located directly along South College Avenue, contains 119,300 square feet and is between three and four stories in height. At this mass, height and scale, the use cannot be considered to be minimized nor is the facility located away from South College Avenue. This inconsistency between the SCCP and the permitted use list in the C-G zone suggests that a policy discussion is needed to address reconciling how best to govern these uses in the future. Options: The following options are offered to help guide this discussion: 1. Amend the SCCP to delete the reference to storage unit uses in LU 1.4; or 2. Amend the C-G zone permitted use list to specifically delete the allowance of Enclosed Mini-Storage in the area described by the SCCP; or 3. Amend the C-G zone to allow Enclosed Mini-Storage in the SCCP but require that such use must be setback from College Avenue by a minimum of 150 feet. This would match the setback requirement in the C-S, Service Commercial zone, located immediately to the south, which is also governed by the SCCP; or 4. Amend the C-G zone permitted use list to delete the allowance of Enclosed Mini- Storage in the area described by the TOD. 5. Delete Enclosed Mini-Storage as a permitted use within the C-G zone on a city- wide basis. Other zone districts may be more suited for these facilities. ITEM 3, ATTACHMENT 1 Packet pg. 52 6. Move the prohibition on first floor mini-storage in the TOD out of Article Three which is a modifiable standard and into Article Four as part of a land use definition which is not eligible for a Modification. Any one of these would have the effect of addressing the inconsistency between the SCCP and the Land Use Code. Further Discussion: Option One: While this would quickly and simply resolve the inconsistency, there is no current policy basis for this approach. Option Two: The policy basis for this approach is found in the SCCP Goal LU 2 which states: “Goal LU 2: Encourage neighborhood serving retail and commercial uses in locations convenient to adjacent neighborhoods.” (Page 40.) “LU 2.2 - Neighborhood Commercial Uses. In addition to the Neighborhood Commercial District, encourage small scale neighborhood serving uses in other areas convenient to residential neighborhoods (See Figure 25).” (Page 40.) The subject site is demarcated in Figure 25 as commercial area eligible for neighborhood serving uses. Since Enclosed Self-Storage facilities are not considered to be “neighborhood serving,” allowing such uses in close proximity to a residential area represents an opportunity cost for other uses that are more amenable to providing goods and services typically used by neighborhoods. Option Three: The policy basis for this approach is the consistency with the setback requirement in the C-S, Service Commercial zone, located directly south of the C-G zone along both sides of South College Avenue. This area includes more undeveloped parcels than the C-G zone in the area of Fossil Creek Parkway, but both areas are generally similar and characterized by a wide variety of highway-oriented commercial uses. Option Four: The policy basis for this is found in the purpose statement for the TOD standards in Section 3.10.1(B) of the Land Use Code: Purpose. The purpose of this Section is to modify the underlying zone districts south of Prospect Road to encourage land uses, densities and design that enhance and support transit stations along the Mason Corridor. These provisions allow for a mix of goods and services within convenient walking distance of transit stations; encourage the creation of stable and attractive residential and commercial environments within the TOD Overlay Zone south of Prospect Road; and provide for a desirable transition to the surrounding existing neighborhoods. ITEM 3, ATTACHMENT 1 Packet pg. 53 A finding could be made that since Enclosed Mini-Storage is a passive, inactive use, it is not a land use that enhances and supports transit stations along the MAX, and ridership, such use is inappropriate in the TOD. Land Use Code Section 3.10.2(A) states: “Enclosed Mini-storage. Ground-floor enclosed mini-storage shall be prohibited. Enclosed mini-storage shall be allowed either below grade or on upper levels of a building.” This prohibition indicates that in the crafting of the TOD standards, there was an emphasis on mitigating effects of Enclosed Mini-Storage that could weaken the relationship between land use and transit along the MAX. This option would obviate the need for the standard that prohibits storage units on the first floor of a storage facility in the TOD. Option Five: As with Option One, deleting Enclosed Mini-Storage from the C-G zone entirely would resolve the conflict between the SCCP and the Land Use Code but there is no policy basis for this approach at this time. Option Six: This would be a quick and simple fix. This approach, however, does not address the larger issue of the inconsistency between the SCCP and the C-G zone permitted use list. A new land use definition may be required. Other Considerations: • At the time of the adoption of the SCCP (2009) and the TOD (2007), the mass, size, height and scale of today’s Enclosed Mini-Storage facilities was not envisioned. The scaling up of these facilities has outpaced the City’s comprehensive planning and zoning standards. • Similar to the advent of big box retail in the warehouse format, today’s Enclosed Mini- Storage facilities may require a new approach in order to mitigate land use and design impacts. Just as Land Use Code Section 3.5.4 was adopted in reaction to industrial-scaled retail (after a six-month moratorium), perhaps a comparable set of standards and guidelines for Enclosed Mini Storage would be an idea worth consideration. • It is of utmost importance that the South College Corridor develop (and redevelop) with a mix of land uses that support transit. Whether by the permitted use list in the C-G zone (Article Four), or by enhanced standards in the TOD (Article Three), or by leveraging public investment (i.e. urban renewal districts), it appears that additional effort may be needed to achieve the long- ITEM 3, ATTACHMENT 1 Packet pg. 54 term goal of having viable public transit along the City’s spine. If land uses along the MAX do not support transit, then we may fall short of our goals of providing increased mobility, relieving congestion and improving air quality. • The City has adopted two Plans that create a vision to guide development along South College Avenue and the MAX. Our challenge is to implement these policies or continue to extend the existing and prevailing development pattern along this vital commercial corridor. ITEM 3, ATTACHMENT 1 Packet pg. 55 DRAFT SUBJECT TO FURTHER REVIEW AND REVISION Proposed Land Use Code changes: 1.Repeal Section 3.10.2 of the Land Use Code in its entirety and hold in reserve. 3.10.2 ReservedPermitted Uses (A)Enclosed Mini-storage. Ground-floor enclosed mini-storage shall be prohibited. Enclosed mini-storage shall be allowed either below grade or on upper levels of a building. 2. Amend Division 4.21: Division 4.21 General Commercial District (C-G) . . . (2)The following uses are permitted in subdistricts of the C-G District, subject to Basic Development Review (BDR), Minor Amendment (MA), Administrative (Type 1) Review or Planning and Zoning Board (Type 2) Review as specifically identified on the chart below: Land Use I-25/SH 392 (CAC) General Commercial District (C-G) . . . C. COMMERCIAL/RETAIL . . . . . . . . . Enclosed mini-storage Not permitted Type 2 (Not permitted in TOD Overlay Zone, See Div. 3.10) . . . . . . . . . ITEM 3, ATTACHMENT 2 Packet pg. 56 Larimer and Weld Canal Larimer and Weld CanalHorsetooth Reservo ir Ter ry Lake Cobb L a k e Fossil Creek R e s e r v oi r I³ I³ I³ WXYZÕ WXYZÉ !"`$SHIELDSCOLLEGEVINE DRAKE TRILBY PROSPECT TAFT HILLTIMBERLINEOVERLANDLEMAYDOUGLAS LAPORTE MULBERRY WILLOX HARMONY CARPENTER C O U N T Y R OAD38 E COUNTYROAD54G ZIEGLERMOUNTAIN VISTA HORSETOOTH TIMBERLINETAFT HILLLEMAYVINE DRAKELEMAYVINEVINE HORSETOOTH General Commercial Zone District Printed: October 05, 2021 Railroad Lines Growth Management Area Water FeaturesCity Zoning General Commercial 0 0.5 1 1.5 2 Miles ©These map products and all underlying data are developed for use by the City of Fort Collins for its internal purposes only, and were not designed or intended for general use by members of the public. The City makes no representation or warranty as to its accuracy, timeliness, or completeness, and in particular, its accuracy in labeling or displaying dimensions, contours, property boundaries, or placement of location of any map features thereon. THE CITY OF FORT COLLINS MAKES NO WARRANTY OF MERCHANTABILITY OR WARRANTY FOR FITNESS OF USE FOR PARTICULAR PURPOSE, EXPRESSED OR IMPLIED, WITH RESPECT TO THESE MAP PRODUCTS OR THE UNDERLYING DATA. Any users of these map products, map applications, or data, accepts same AS IS, WITH ALL FAULTS, and assumes all responsibility of the use thereof, and further covenants and agrees to hold the City harmless from and against all damage, loss, or liability arising from any use of this map product, in consideration of the City's having made this information available. Independent verification of all data contained herein should be obtained by any users of these products, or underlying data. The City disclaims, and shall not be held liable for any and all damage, loss, or liability, whether direct, indirect, or consequential, which arises or may arise from these map products or the use thereof by any person or entity. ITEM 3, ATTACHMENT 3 Packet pg. 57 Larimer and Weld Canal Larimer and Weld CanalHorsetooth Reservo ir Ter ry Lake Cobb L a k e Fossil Creek R e s e r v oi r I³ I³ I³ WXYZÕ WXYZÉ !"`$SHIELDSCOLLEGEVINE DRAKE TRILBY PROSPECT TAFT HILLTIMBERLINEOVERLANDLEMAYDOUGLAS LAPORTE MULBERRY WILLOX HARMONY CARPENTER C O U N T Y R OAD38 E COUNTYROAD54G ZIEGLERMOUNTAIN VISTA HORSETOOTH TIMBERLINETAFT HILLLEMAYVINE DRAKELEMAYVINEVINE HORSETOOTH TOD Overlay Zone Printed: October 05, 2021 Railroad Lines Growth Management Area Water Features TOD City Zoning General Commercial 0 0.5 1 1.5 2 Miles ©These map products and all underlying data are developed for use by the City of Fort Collins for its internal purposes only, and were not designed or intended for general use by members of the public. The City makes no representation or warranty as to its accuracy, timeliness, or completeness, and in particular, its accuracy in labeling or displaying dimensions, contours, property boundaries, or placement of location of any map features thereon. THE CITY OF FORT COLLINS MAKES NO WARRANTY OF MERCHANTABILITY OR WARRANTY FOR FITNESS OF USE FOR PARTICULAR PURPOSE, EXPRESSED OR IMPLIED, WITH RESPECT TO THESE MAP PRODUCTS OR THE UNDERLYING DATA. Any users of these map products, map applications, or data, accepts same AS IS, WITH ALL FAULTS, and assumes all responsibility of the use thereof, and further covenants and agrees to hold the City harmless from and against all damage, loss, or liability arising from any use of this map product, in consideration of the City's having made this information available. Independent verification of all data contained herein should be obtained by any users of these products, or underlying data. The City disclaims, and shall not be held liable for any and all damage, loss, or liability, whether direct, indirect, or consequential, which arises or may arise from these map products or the use thereof by any person or entity. ITEM 3, ATTACHMENT 4 Packet pg. 58 1 January 20, 2022 LUC Amendment – Enclosed Mini-Storage Use Restriction Pete Wray, Senior City Planner, AICP 2I-25Enclosed Mini-Storage – LUC Change This is a request for a recommendation to City Council regarding proposed Land Use Code changes to prohibit Enclosed Mini- Storage use in the Transit-Oriented Development (TOD) Overlay Zone District. Proposed changes include an amendment to Article Three, Section 3.10.2 TOD standards, and Article Four, Section 4.21 General Commercial Zone District use standards in the Land Use Code. 1 2 ITEM 3, ATTACHMENT 5 Packet pg. 59 2 3I-25Enclosed Mini-Storage - Issue The South College Corridor Plan states: LU 1.4 - Minimize Low Activity Uses. Uses that detract from the overall vitality of the Corridor, including used car lots, outdoor storage, and storage unit uses, are to be located away from the South College frontage. (Page 38.) (Emphasis added.) And yet the C-G zone allows Enclosed Mini Storage as a permitted use. In addition, by being located within the TOD, Enclosed Mini-Storage is subject to the design standard, 3.10.2(A) that prohibits storage units on the first floor of a storage facility. 4I-25Enclosed Mini-Storage - Issue Land Use Code Section 3.10.2(A) states: “Enclosed Mini-storage. Ground-floor enclosed mini-storage shall be prohibited. Enclosed mini-storage shall be allowed either below grade or on upper levels of a building.” This prohibition indicates that in the crafting of the TOD standards, there was an emphasis on mitigating effects of Enclosed Mini-Storage that could weaken the relationship between land use and transit along the MAX. 3 4 ITEM 3, ATTACHMENT 5 Packet pg. 60 3 5I-25Enclosed Mini-Storage - Issue Enclosed Mini- Storage facilities may require a new approach in order to mitigate land use and design impacts. Consider a similar approach to Land Use Code Section 3.5.4 for a comparable set of standards and guidelines for Enclosed Mini Storage. 6I-25Enclosed Mini-Storage LUC Options 1. Amend the C-G zone permitted use list to specifically delete the allowance of Enclosed Mini-Storage in the area described by the SCCP; 2. Amend the C-G zone to allow Enclosed Mini-Storage in the SCCP but require that such use must be setback from College Avenue by a minimum of 150 feet; 3. Amend the C-G zone permitted use list to delete the allowance of Enclosed Mini-Storage in the area described by the TOD; 4. Delete Enclosed Mini-Storage as a permitted use within the C-G zone on a city-wide basis. Other zone districts may be more suited for these facilities; 5. Move the prohibition on first floor mini-storage in the TOD out of Article Three which is a modifiable standard and into Article Four as part of a land use definition which is not eligible for a Modification. 5 6 ITEM 3, ATTACHMENT 5 Packet pg. 61 4 7I-25SCCP – Framework Map SCCP Commercial Areas 8I-25SCCP – Commercial Areas 7 8 ITEM 3, ATTACHMENT 5 Packet pg. 62 5 9I-25TOD Overlay Map 10I-259 10 ITEM 3, ATTACHMENT 5 Packet pg. 63 6 11I-25Proposed LUC Option Amend the C-G zone permitted use list to delete the allowance of Enclosed Mini-Storage in the area described by the TOD 12I-25Proposed Land Use Code changes: 1. Repeal Section 3.10.2 of the Land Use Code in its entirety and hold in reserve. 3.10.2 ReservedPermitted Uses (A)Enclosed Mini-storage. Ground-floor enclosed mini-storage shall be prohibited. Enclosed mini-storage shall be allowed either below grade or on upper levels of a building. 11 12 ITEM 3, ATTACHMENT 5 Packet pg. 64 7 13I-25Land Use I-25/SH 392 (CAC)General Commercial District (C-G) . . . C. COMMERCIAL/RETAIL . . .. . . . . . Enclosed mini-storage Not permitted Type 2 (Not permitted in TOD Overlay Zone, See Div. 3.10) . . .. . . . . . •Amend Division 4.21: Division 4.21General Commercial District (C-G) (2) The following uses are permitted in subdistricts of the C-G District, subject to Basic Development Review (BDR), Minor Amendment (MA), Administrative (Type 1) Review or Planning and Zoning Board (Type 2) Review as specifically identified on the chart below: 14I-25Staff Recommendation Staff recommends the Planning and Zoning Commission forward a recommendation to City Council to approve the proposed Land Use Code changes. 13 14 ITEM 3, ATTACHMENT 5 Packet pg. 65 Community Development & Neighborhood Services Planning & Development Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 970.221.6376 970.224.6111- fax MEMORANDUM Date: January 5, 2022 To: Chair Haefele and Members of the Planning and Zoning Commission From: Jenny Axmacher, Senior City Planner Re: Strauss Lakes PUD Pre-Application Hearing __________________________________________________________________ Executive Summary The purpose of this item is to allow the potential applicant of the Strauss Lakes development project in southeastern Fort Collins to receive preliminary comments from the Planning and Zoning Commission regarding the applicant's proposed Planned Unit Development (PUD) Master Plan and to assist the developer in determining whether to file a PUD application. The order of the proceedings at the public hearing will be: 1. Director’s Overview 2. Potential Applicant’s Presentation 3. Staff Response to Applicant Presentation 4. Public Comment 5. Applicant Response to Public Comment 6. Staff Response to Public Comment 7. Commission Questions and Discussion Background / Discussion Pre-Application Hearing In accordance with Sec. 2.1.6.B of the Land Use Code, potential Planned Unit Development (PUD) applicants are afforded the right to an optional Pre-Application PUD Overlay Proposal Review with the Planning and Zoning Commission (for projects 50-640 acres in size) or City Council (for projects >640 acres in size). Such review is intended to provide an opportunity for applicants to present conceptual information to the Planning and Zoning Commission regarding the proposed development, including how site constraints will be addressed and issues of controversy or opportunities related to the development. Applicants participating in such review procedure should present specific plans showing how, if at all, they intend to address any issues raised during the initial comments received from staff and affected property owners. Packet pg. 66 The potential applicant for the Strauss Lakes project has requested such a hearing and the Director has determined that the potential Strauss Lakes project in southwestern Fort Collins would have community-wide impact. PUD Process & Review Criteria The PUD process and regulations were adopted by City Council on July 17, 2018. The process is optional for development projects greater than 50 acres in size to be developed in multiple phases. The PUD Master Plan is intended to provide an overall vision for long-term development of a site, including the project phasing and the elements for which the applicant has requested entitlement to specific land uses, densities, modifications to land use design standards, and variances to engineering standards. The Master Plan must have sufficient detail to serve as the overall guiding vision for the long-term development. After a PUD Master Plan is approved, each subsequent development phase is subject to the Project Development Plan (PDP) process. PDP applications would be evaluated for consistency and substantial conformance with the approved PUD Master Plan. Major components of a PUD Master Plan application include the following: • List of uses, densities, and development standards to be added, modified, and/or vested • Overall site plan indicating the intensity and general configuration of the proposed uses • Transportation system, including vehicular, transit, bicycle and pedestrian circulation • Location of open space, natural habitat and features, floodways and other areas designated for preservation • Architectural concept plan including renderings, photographs, illustrations and supporting text describing architectural design intent • Phasing plan including a projected timeframe for each phase • List of use and design standards applicable to the PUD Master Plan PUD applications are reviewed for conformance with the following criteria in Sec. 4.29(B) of the Land Use Code: 4. The project must provide public benefits greater than those typically achieved through the application of a standard zone district, including one or more of the following as may be applicable: a. Diversification in the use of land; b. Innovation in development; c. More efficient use of land and energy; d. Public amenities commensurate with the scope of the development; e. Furtherance of the City’s adopted plans and policies; and f. Development patterns consistent with the principles and policies of the City’s Comprehensive Plan and adopted plans and policies. 2. Ensure high-quality urban design and environmentally-sensitive development that takes advantage of site characteristics. 3. Promote cooperative planning and development among real property owners within a large area. 4. Protect land uses and neighborhoods adjacent to a PUD Overlay from negative impacts. City Plan Designation/Plan Amendment Process In order to accomplish the goals of their PUD Master Plan, the Strauss Lakes applicant also plans to request an amendment to the Structure Plan Map, which is an element of City Plan, the City's Comprehensive Plan. The Structure Plan Map currently designates the property’s northern end as Parks and Natural/Protected Packet pg. 67 Lands, which would prohibit most types of development. The remainder of the site is designated as Mixed Neighborhood, which has the following characteristics: Principal Land Use: Single-family detached homes, duplexes, triplexes and townhomes Supporting Land Use: Accessory Dwelling Units (ADUs), small scale multifamily buildings, small-scale retail, restaurants/cafes, community and public facilities, parks and recreational facilities, schools, places of worship Density: Between five and 20 principal dwelling units per acre (typically equates to an average of seven to 12 dwelling units per acre) Key Characteristics/Considerations (New Neighborhoods): • Provide opportunities for a variety of attached and detached housing options and amenities in a compact neighborhood setting; some neighborhoods also include (or have direct access to) small- scale retail and other supporting services. • Neighborhood Centers should serve as focal points within Mixed-Neighborhoods (see Neighborhood Mixed-Use District). • Typically located within walking/biking distance of services and amenities, as well as high-frequency transit. • Mixed-Neighborhoods built in a greenfield context should include a mix of housing options (lot size, type, price range, etc.). The process for amendments to the Structure Plan Map is outlined in City Plan and includes the following procedures: All requests for City Plan amendments shall be submitted to the City’s Planning, Development and Transportation Service Area at least 60 days prior to the hearing date for the Planning and Zoning Commission. The 60-day submittal requirement is necessary in order to permit adequate public notice to be given and to allow adequate time to complete the background work for considering a plan amendment. A plan amendment will be approved if the City Council makes specific findings that: • The existing City Plan and/or any related element thereof is in need of the proposed amendment; and • The proposed amendment will promote the public welfare and will be consistent with the vision, goals, principles and policies of City Plan and the elements thereof. Public Outreach Notification of the pre-application hearing was conducted in accordance with Land Use Code Sec. 2.1.6.C and Sec. 2.2.6.A-D, as applicable, including posted and mailed notice not less than fourteen (14) days prior to the hearing. The Strauss Lakes property is not currently annexed into the City, so an annexation and zoning process would be required prior to (or in conjunction with) a PUD application. This would include public hearings with the Planning and Zoning Commission and City Council. If the Strauss Lakes applicant proceeds with a PUD application, two neighborhood meetings will be required: the first meeting held prior to the application submittal, and then a follow-up neighborhood meeting after the initial round of development review has been completed. Attachments: 1. Vicinity Map, Zoning Map, and Structure Plan Map 2. Pre-Application Meeting Determination Letter Packet pg. 68 Rigden Reservoir Rigden Farm English Ranch Future East Community Park Environmental Learning Center Stone Ridge ITEM 4, ATTACHMENT 1 Packet pg. 69 Zoning Map ITEM 4, ATTACHMENT 1 Packet pg. 70 Structure Plan ITEM 4, ATTACHMENT 1 Packet pg. 71 Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 970.416.2740 970.224.6134- fax fcgov.com Planning, Development & Transportation Services November 12, 2021 Sarah Mercer Brownstein Hyatt Farber Schreck, LLP Delivered via email to: smercer@bhfs.com Re: Strauss Lakes PUD Overlay –Pre-Application Review Eligibility Determination Dear Ms. Mercer, On November 1, 2021, you submitted a request on behalf of your client, Cottonwood Land and Farms, LLC, for a preapplication hearing pursuant to Section 2.1.6(B) of the City of Fort Collins Land Use Code. Pursuant to Section 2.1.6(B), a pre-application hearing before the Planning and Zoning Commission may be requested if one criterion is satisfied, which is that the Director must determine that the proposed project is of “community-wide impact.” I have determined that the proposed Strauss Lakes project satisfies this criterion for the following reasons: The size and potential mix of uses proposed for the property will impact citywide population, housing, employment, traffic, schools, and City and emergency services. The location of the property presents significant opportunity to increase the community’s access to recreation and open space. A Memorandum of Understanding is in place with the owner of this property that may enable Colorado State University to meet various objectives related to the former Hughes Stadium property. Development of this property could play a role in implementation of the citizen-initiated ballot measure directing the City to attempt to acquire the Hughes property. A pre-application hearing will be scheduled before the Planning and Zoning Commission upon submission of funds necessary to cover the cost of notice for the hearing. Please coordinate with Planning staff on the calculation of this cost. I appreciate your interest in developing in Fort Collins and I look forward to learning more about the proposal. Sincerely, Paul Sizemore Director of Community Development & Neighborhood Services ITEM 4, ATTACHMENT 2 Packet pg. 72 December 28, 2021 City of Fort Collins Planning and Zoning Commission 281 North College Avenue Fort Collins 80524 Re: Proposed Strauss Lakes PUD Overlay Pre-Application Review Cover Letter Dear Planning and Zoning Commission: We represent Cottonwood Land and Farms, LLC (“Cottonwood”) with respect to Cottonwood’s property located on approximately 185 acres at the northeast corner of Horsetooth Road and Ziegler Road (the “Strauss Lakes Property”). On November 1, 2021, we submitted a request on behalf of Cottonwood to the City of Fort Collins (the “City”) for a pre-application review hearing by the City’s Planning and Zoning Commission of a proposed planned unit development overlay (“PUD Overlay”) for the Strauss Lakes Property. That request for a pre-application review hearing was granted by the City on November 12, 2021. Now, this letter and accompanying materials more fully describe the reasons for proposing a PUD Overlay for the Strauss Lakes Property so that we may have a productive conversation at our pre-application review hearing on January 20, 2022. I. Background a. Cottonwood’s long-standing relationship with the City and Fort Collins community Cottonwood, the owner of the Strauss Lakes Property and the prospective PUD Overlay applicant, has had a long and collaborative relationship with the City as well as a deep history of investment in the Fort Collins community. For example, prior to the City establishing its Natural Areas Department, Cottonwood donated more than 200 acres north of Prospect Avenue to the Southeast Poudre Greenbelt Association for the preservation of open lands. Notably, the City now owns and manages this property, which is known as the Riverbend Ponds Natural Area. Cottonwood also gifted approximately 200 acres of land south of Prospect Avenue to the City and Colorado State University System’s (“CSU”) Environmental Learning Center, now known as the Running Deer Natural Area. Additionally, Cottonwood donated 15 acres of land to the City in 1993 or 1994, ground which is the current home of the Hageman Earth Cycle business operation. Finally, in 2014, Cottonwood bargain sold approximately 59 acres to the City’s Parks Department for the East Community Park. As part of that project, Cottonwood donated clean fill and top soil that had a market value of approximately $1.86 million. b. The Strauss Lakes Property The Strauss Lakes Property was purchased by Cottonwood in 1977. In 1978, a concrete batch plant was constructed and a total of 515 acres were approved for sand and gravel mining by Larimer County and the State of Colorado. Larimer County approved 100 acres of industrial ITEM 4, ATTACHMENT 3 Packet pg. 73 zoning for the northwest portion of the property, stretching both north and south of the railroad tracks. Today, the majority of the Strauss Lakes Property remains located in unincorporated Larimer County and is still zoned industrial, although a small portion of the southwest corner of the Property – approximately 17 acres – has been annexed to the City and is currently zoned Low Density Mixed-Use Neighborhood District (“L-M-N”). Although the concrete batch plant was removed in 2021, the mining permit remains active and the property remains zoned industrial. Because Cottonwood has approximately one million tons of permitted gravel reserves north of the railroad tracks as well as an additional 143 acres of permitted, unmined gravel reserves, Cottonwood could continue its mining operations for some time. However, instead of continuing to mine the Strauss Lakes Property, Cottonwood is proposing the development outlined below. II. Proposed PUD Overlay for the Strauss Lakes Property In its concept for the Strauss Lakes Property, Cottonwood seeks approval for a proposed PUD Overlay that will enable a dynamic mixed-use project with a variety of beneficial uses. The proposed PUD Overlay will provide significant public and private benefits, such as housing opportunities including affordable housing, business and commercial uses, and the creation and connection of several open space and recreational opportunities. Each of these is discussed in turn below. a. Housing The proposed PUD Overlay for the Strauss Lakes Property contemplates a mixed-use development with a variety of housing options. While Cottonwood is envisioning a mix of high- quality single-family, multi-family, and mixed use, it also anticipates that these options will be offered with a diversity of price points accommodating both market rate attainable housing as well as affordable and attainable housing. b. Business and commercial uses In addition to the housing options outlined above, the mixed-use development proposed in the PUD Overlay would support a diverse array of business and commercial utilizations. These may include office uses as well as neighborhood commercial uses, including but not limited to retail, restaurant, daycare, and neighborhood support service uses. Because Cottonwood’s goal for the development is to create a community where employment and housing options are harmoniously integrated, these business and commercial uses would be intentionally developed to complement the surrounding housing options. c. Recreation and open space The proposed PUD Overlay for the Strauss Lakes Property also represents a prime opportunity to increase the community’s access to recreational opportunities as well as to create connectivity to the City’s existing open space. Multimodal transportation options will be highly emphasized; Cottonwood envisions transforming the Property into a walkable and bikeable community with multiple connections from the housing, business, and commercial uses to the surrounding open spaces, community parks, and trail systems. For example, the Strauss Lakes Property can ITEM 4, ATTACHMENT 3 Packet pg. 74 accommodate the future connection of the Poudre Trail to the City, as well as a regional trail connection along William Neal Parkway from the west. It is also adjacent to the East Community Park as well as Rigden Reservoir. Further north is the Cache La Poudre River. Cottonwood desires to create street and sidewalk network that will provide unprecedented connectivity to these recreation areas and open spaces. d. Potential conveyance to CSU Finally, Cottonwood is exploring the conveyance of a part of the Strauss Lakes Property – approximately 24 acres – to CSU. In April of this year, the City’s voters passed a citizen-initiated measure directing the City to acquire the former location of Hughes Stadium (the “Hughes Property”), property that CSU currently owns and was intending to redevelop. CSU’s redevelopment objectives for the Hughes Property are multi-faceted and include advancing its goals of environmental sustainability, healthcare access, quality childcare, public transportation, affordable and attainable housing opportunities, equity, and fiscal responsibility. However, due to the competing interests at play, CSU is considering the acquisition of alternative properties that could be developed to achieve these objectives. With that context, the proposed PUD Overlay will better position Cottonwood to meet CSU’s redevelopment objectives on the Strauss Lakes Property, creating an unparalleled opportunity for partnership with a key stakeholder in the Fort Collins community. e. Annexation and Structure Plan amendment Cottonwood will be seeking annexation into the City concurrently with the proposed PUD Overlay. The City’s Structure Plan designates the majority of the property as a Mixed Neighborhood but, notably, a small northern portion of the property is assigned a Parks and Natural/Protected Lands designation. Because residential development is barred in Parks and Natural/Protected Lands areas, it will be necessary to amend the City’s Structure Plan under Cottonwood’s current concept for the property. This is further discussed in Sections IV and V of this letter. III. Analysis of the proposed PUD Overlay a. The Planning and Zoning Commission is the decision maker for the pre-application review. Under the Code, pre-application reviews of PUD Overlays are allowed to be conducted either by the City Council or by the Planning and Zoning Commission depending on the size of the property in question. Code, § 2.1.1. For a proposed PUD Overlay between 50 and 640 acres in size, as is the case with the Strauss Lakes Property (185 acres), the Code directs the Planning and Zoning Commission to perform the pre-application review. Code, § 2.1.1. b. The proposal for the Strauss Lakes Property meets the “significant public benefit” criteria for PUD Overlays set forth in the Code. In the section of the Code that outlines the review procedure for PUD Overlays, it explains that the general purpose of a PUD Overlay is “to provide an avenue for property owners with larger and more complex development projects to achieve flexibility in site design in return for significant public benefits not available through traditional development procedures.” Code, § 2.15(A). A ITEM 4, ATTACHMENT 3 Packet pg. 75 fundamental part of Cottonwood’s mission is collaborating with its local government partners to integrate desirable public amenities, such as open space and recreational places, into its development projects for the betterment of surrounding communities. In its proposed PUD Overlay for the Strauss Lakes Property, Cottonwood seeks to continue and expand upon that mission to meet the “significant public benefit” criteria provided for in the Code. For example, with regard to housing, Cottonwood’s concept for the Strauss Lakes Property would provide a significant public benefit in not only of increasing the City’s supply of housing overall, including a diversity of housing types and price points, but also of directly advancing the City’s important attainable and affordable housing goals. As for the business and commercial uses envisioned in the concept, the dynamic mixed-use ecosystem contemplated by Cottonwood would directly generate substantial public benefit by increasing the number of employment opportunities available in the City. This could also have follow-on benefits such as decreasing motor vehicle traffic as compared with the City’s more traditional zoning designations because residents can work in the same community in which they live. As we have learned during the pandemic, distributed and integrated live/work options are increasingly in demand with today’s work force. Next, Cottonwood pledges to collaborate with the City to coordinate efforts around trail and road connections to provide appropriate access to both the new recreation and open space amenities to be crated on the Strauss Lakes Property, as well as existing City resources in the vicinity. This will maximize the use and beneficial impacts on the community of these important natural areas. For example, Cottonwood has already demonstrated its commitment to recreation and open space amenities in the Fort Collins community through the bargain sale of the land for the East Community Park. Cottonwood intends to double-down on this commitment by facilitating direct connections between the East Community Park and the Strauss Lakes Property. Further collaboration with the City on this front could also include making a segment of the property into an alternative transportation hub for residents, with convenient bus access to and from parks and CSU. Finally, Cottonwood is working closely with CSU to plan and seek entitlements for a development program that allows CSU to achieve its environmental sustainability, healthcare access, quality childcare, public transportation, housing opportunities, equity, and fiscal responsibility goals on a portion of the Strauss Lakes Property. If successful, this collaboration between Cottonwood, CSU, and the City could have outsized and generational impacts that benefit the Fort Collins community. c. The proposal for the Strauss Lakes Property meets the additional purposes for PUD Overlays set forth in the Code. In addition to the general “significant public benefit” criteria discussed above, the Code enumerates five more purposes for PUD Overlays. Code, § 4.29(A)(1-5). Pursuant to the Code’s PUD Master Plan Review Procedure, these purposes serve as additional criteria by which a proposed PUD Overlay is analyzed. Code, § 4.29(D)(2)(a). Purposes (1) and (2) are more mechanical in nature and explain prospectively how a PUD Overlay, once approved, guide the formulation of a PUD Master Plan as well as subsequent ITEM 4, ATTACHMENT 3 Packet pg. 76 Project Development Plans and Final Plans. Code, § 4.29(A)(1-2). However, the remaining three purposes in the Code provide additional criteria by which a proposed PUD Overlay should be analyzed. Code, § 4.29(A)(3-5). The third purpose explains how PUD Overlays position “large areas of property for phased development.” Code, § 4.29(A)(3). Strauss Lakes is a sizable, 185-acre property and the proposed PUD Overlay envisions an ambitious development project. Allowing a PUD Overlay for the Strauss Lakes Property would enable Cottonwood to pursue a deliberate, phased development that incrementally advances Cottonwood’s goals for the project while minimizing disruptions to the broader community. The fourth purpose describes how PUD Overlays encourage “innovative community planning and site design to integrate natural systems, energy efficiency, aesthetics, higher design, engineering and construction standards and other community goals by enabling greater flexibility than permitted under the strict application of the Land Use Code, all in furtherance of adopted and applicable City plans, policies, and standards.” Code, § 4.29(A)(4). The plans for developing the Strauss Lakes Property are still in a preliminary stage but, if approved by the City, the proposed PUD Overlay would afford Cottonwood the flexibility to pursue its concept in a manner consistent with this purpose. For example, while Cottonwood’s current vision for the property already embraces the “innovative community planning,” inventive “site design” and integration of natural systems, Cottonwood would commit, as the project moves forward, to evaluating opportunities for cutting-edge energy efficiency, aesthetics, and design as contemplated by the Code. The fifth purpose explains that PUD Overlays allow “greater flexibility in the mix and distribution of land uses, densities, and applicable development and zone district standards.” Code, § 4.29(A)(5). The PUD Overlay envisioned by Cottonwood is squarely designed to meet this purpose. In summary, none of the other districts provided for in the Code allows the unique combination of community-oriented uses – residential, commercial, and recreational and open space – that Cottonwood seeks to pursue on the Strauss Lakes Property. d. The proposal for the Strauss Lakes Property meets the PUD Overlay objectives set forth in the Code. In addition to describing the purposes of PUD Overlays, the Code indicates that PUD Overlays must also meet an enumerated list of City objectives. Code, § 4.29(B). These objectives are reiterated as necessary criteria in the Code’s PUD Master Plan Review Procedure. Code, § 4.29(D)(2)(a). Objective 1: Under the Code, the first objective for PUD Overlays is to “encourage conceptual level review of development for large areas.” Code, § 4.29(B)(1). Consistent with this objective, Cottonwood looks forward to engaging in the pre-application review process with the Planning and Zoning Commission and answering any questions about the proposed PUD Overlay that the Commission or staff may have. Following the pre-application review, Cottonwood is prepared to make alterations to its concept in accordance with the feedback it receives in order to advance the best, most collaborative proposal possible upon application. Objective 2: The Code’s second objective for PUD Overlays reiterates that a PUD Overlay “must provide public benefits significantly greater than those typically achieved through the application ITEM 4, ATTACHMENT 3 Packet pg. 77 of a standard zone district.” Code, § 4.29(B)(2). The Code then lists a series of six potential public benefits a proposed PUD Overlay. Code, § 4.29(B)(2)(a-f). Each public benefit is discussed in relation to the proposed PUD Overlay for the Strauss Lakes Property in turn below. Code, § 4.29(B)(2)(a): “Diversification in the use of land” As detailed throughout this letter, the mixed-use project envisioned by Cottonwood has been conceptualized to offer an unmatched diversity of uses on the Strauss Lakes Property. The application of the proposed PUD Overlay would enable Cottonwood to seamlessly blend housing as well as business and commercial utilizations, all while intentionally maximizing the community’s access to open space and recreational opportunities on a single site. Code, § 4.29(B)(2)(b): “Innovation in development” The diversity of uses inherent in Cottonwood’s current concept for the Strauss Lakes Property will, by their nature, require Cottonwood to be innovative in its approach to development. As compared to a property that is zoned for a single use, Cottonwood must be intentional and consistently creative in how it incorporates design elements that are intended to benefit one use – by way of example, customer parking for businesses – in a manner that complements (or at the very least, does not negatively impact) residential uses or access to nearby recreation. This ongoing commitment to innovation will be central to Cottonwood’s approach to developing the Strauss Lakes Property, particularly as we move into the next phases of the development process. Code, § 4.29(B)(2)(c): “More efficient use of land and energy” In addition to combining types of uses, the housing, business, and recreational ecosystem that Cottonwood seeks to develop on the Strauss Lakes Property has notable built-in efficiencies. First, instead of developing the property for a single use – by way of example, housing – the proposed PUD Overlay lessens or even possibly prevents the need for other tracts of land to be developed in order to build up the accompanying infrastructure to support what could be just solely a residential community. By creating a balanced community environment where one use harmoniously supports others, urban and suburban sprawl is more controlled and open space is preserved. Second, during the development phase, the proposed PUD Overlay will minimize disruptions by limiting construction activity to a single site. Finally, once development is complete, community members will have the opportunity to live and play in the same area in which they work, resulting in more efficient use of the localized resources and amenities in the community as well as the City’s broader infrastructure (e.g., roads, bridges, parking, etc.). Code, § 4.29(B)(2)(d): “Public amenities commensurate with the scope of the development” Public amenities are at the heart of the concept for the Strauss Lakes Property. If the City approves the proposed PUD Overlay, Cottonwood will coordinate with the City to provide access to the public amenities surrounding the Strauss Lakes Property, including the East Community Park, the Poudre Trail, the CSU Environmental Learning Center, and the nearby City reservoir via the Strauss Lakes Property. This public benefit is again referenced as a required criteria in the Code’s PUD Master Plan Review Procedure. Code, § 4.29(D)(2)(d). Code, § 4.29(B)(2)(e): Furtherance of the City’s adopted plans and policies ITEM 4, ATTACHMENT 3 Packet pg. 78 The City has stated core values of livability, community, and sustainability. In order to effectuate these values, the City has adopted important and longstanding goals of improving community members’ access to affordable and attainable housing as well as maximizing access to recreational and open space areas. Cottonwood’s concept for the Strauss Lakes Property directly furthers these goals by increasing the supply of affordable and attainable housing while also presenting a plan to connect the project to the nearby natural amenities. This public benefit is reiterated as a necessary criteria in the Code’s PUD Master Plan Review Procedure. Code, § 4.29(D)(2)(c). Code, § 4.29(B)(2)(f): Development patterns consistent with the principles and policies of the City’s Comprehensive Plan and adopted plans and policies Similar to the preceding criteria regarding “furtherance of the City’s adopted plans and policies” (Code, § 4.29(B)(2)(e))(, Cottonwood’s vision for the Strauss Lakes Property is generally designed to be consistent with and honor the City’s development plans as well as its broader plans, policies, and goals. This adherence to the City’s objectives is demonstrated most predominantly in Cottonwood’s plans for the construction of affordable and attainable housing as well as the preservation and utilization of the surrounding natural amenities. While the current concept for the Strauss Lakes Property would require an amendment to the Structure Plan changing the designation of a small portion of the property from Parks and Natural/Protected Lands to Mixed Neighborhood (more on that below), Cottonwood’s extensive plans to maximize access to recreational opportunities and open space certainly help offset that modification. This objective is again referenced in the Code’s PUD Master Plan Review Procedure. Code, § 4.29(D)(2)(c). Objective 3: The third objective for PUD Overlays in the Code is to “ensure high-quality urban design and environmentally-sensitive development that takes advantage of site characteristics.” Code, § 4.29(B)(3). This objective is reiterated in the Code’s PUD Master Plan Review Procedure. Code, § 4.29(D)(2)(b). Cottonwood is not only committed to a high-quality design for the Strauss Lakes Property overall, but is dedicated to the construction of high-quality housing options (e.g., single-family, multi-family, and senior residences) as well as business and commercial spaces. Furthermore, as detailed above, Cottonwood’s vision for the Strauss Lakes Property is not only environmentally-sensitive, but wholly embraces both the natural characteristics inherent to the site and surrounding area. Objective 4: The fourth objective for PUD Overlays in the Code is to “promote cooperative planning and development among real property owners within a large area.” Code, § 4.29(B)(4). While Cottonwood is the sole owner of the Strauss Lakes Property, Cottonwood pledges to continue its collaborative approach to the project with the City, CSU, and other neighborhood and community stakeholders in relation to the proposed development. Objective 5: Finally, the Code’s fifth objective in relation to PUD Overlays is to “protect land uses and neighborhoods adjacent to a PUD Overlay from negative impacts.” Code, § 4.29(B)(5). Cottonwood’s concept for the Strauss Lakes Property not only protects the adjacent uses and neighborhoods from negative impacts but, by converting the property from an industrial mining operation to a vibrant mixed-use ecosystem, generates widespread and substantial public benefits for the community that the mining operation simply cannot provide. ITEM 4, ATTACHMENT 3 Packet pg. 79 IV. Annexation As previewed above, the current concept for the Strauss Lakes Property will require the annexation to the City of the portions of the property located in unincorporated Larimer County. The process for annexation and zoning of unincorporated lands is governed by Section 2.12 of the Code and Colorado Revised Statutes (“C.R.S.”) Section 31-12-101 et seq. Pursuant to the Code, a petition for annexation and annexation plat will be subject to review by the Planning and Zoning Commission at a hearing before City Council considers the petition for annexation. Code, § 2.12.3. Under C.R.S. Section 31-12-104, one-sixth of the perimeter of a property must be contiguous with the boundaries of the jurisdiction seeking to annex that property. The Strauss Lakes Property meets this criteria for annexation because it far exceeds the one-sixth perimeter standard outlined in the state’s annexation statute. More practically and importantly, annexation of the Strauss Lakes Property will bring an unincorporated area – presently surrounded by the City on all sides – into the jurisdiction of the City and will enable the collaborative development of a project that will generate significant public benefits for the City and its community members. V. Amendment to the Structure Plan As was also briefly described above, Cottonwood’s current concept for the Strauss Lakes Property will require an amendment to the Structure Plan that designates the entire property as Mixed Neighborhood because residential development of any kind is not possible within the underlying Parks and Natural/Protected Lands designation for the property’s northern end. The City Plan requires that any application for an amendment to the Structure Plan satisfy the following criteria: (1) the City Plan and/or any related element thereof is in need of the proposed amendment; and (2) the proposed amendment will promote the public welfare and will be consistent with the vision, goals, principles and policies of the City Plan and the elements thereof. Because Cottonwood’s concept for the Strauss Lakes Property is intended to enhance the vision, goals, principles and policies of the City Plan by promoting the City’s stated core values of livability, community, and sustainability, Cottonwood expects that the project will fulfill the criteria for an amendment to the Structure Plan. VI. Conclusion Thank you for your attention to and consideration of this letter as well as the accompanying materials. For the reasons explained above, Cottonwood respectfully contends that its proposal for the Strauss Lakes Property meets the City’s criteria for the application of a PUD Overlay, annexation, and amendment to the Structure Plan. However, Cottonwood is committed to engaging in a cooperative partnership with the City on the Strauss Lakes Property concept, and sincerely welcomes any questions or feedback from the Planning and Zoning Commission or staff. By moving away from its current mining operations and, instead, developing the Strauss Lakes Property into a dynamic mixed-use ecosystem, Cottonwood truly believes that this can be legacy project with the potential for transformational public benefits in the Fort Collins community. If we can provide any additional information regarding the significant public benefits we expect that ITEM 4, ATTACHMENT 3 Packet pg. 80 Cottonwood’s proposed concept will have, please do not hesitate to reach out. On behalf of Cottonwood, we look forward to developing a successful project in collaboration with the City. ITEM 4, ATTACHMENT 3 Packet pg. 81 Strauss Lakes FORT COLLINS, COLORADO ITEM 4, ATTACHMENT 4Packet pg. 82 12/28/2021 STRAUSS LAKES ITEM 4, ATTACHMENT 4Packet pg. 83 12/28/2021 STRAUSS LAKES PROJECT TEAM TABLE OF CONTENTS COTTONWOOD LAND AND FARMS, LLC. Bill McDowell TB GROUP Jim Birdsall | Cathy Mathis | Cavan Anton BROWNSTEIN HYATT FARBER SCHRECK, LLP Carolynne White | Sarah Mercer WHITE BEAR ANKELE TANAKA & WALDRON Robert Rogers | Eve Velasco SANITAS GROUP Curtis Stevens FEHR & PEERS Ann Bowers CEDAR CREEK ASSOCIATES, INC. Jesse Dillon ANDERSON CONSULTING ENGINEERS Brad Anderson | Brian Smith STRAUSS LAKES Regional Context Map 1 Overall Master Plan 2 Parks|Trails|Open Space 3 Poplar Park 4 Overall Development Plan 5 BUILDING TYPES Carriage Homes | Lg. Townhomes | Sm. Townhomes | U.B.E. Homes 6 Live Work Homes | Executive Studios | Condos 7 ITEM 4, ATTACHMENT 4Packet pg. 84 STRAUSS LAKES 1 12/28/2021 STRAUSS LAKES REGIONAL CONTEXT MAP HISTORY OF COTTONWOOD LAND AND FARMS, LLC 1. Cottonwood Land and Farms, LLC has long had healthy relationships with several communities in Northern Colorado. A significant part of our Company’s mission is combining the amenities of open space and recreational places next to our development projects for the betterment of the communities we work in. 2. Following is a list of the gifts and bargain sales that have had a positive impact on the citizens of Fort Collins and the City’s preservation of natural areas. Also included are gifts of land for the Poudre River Trail in Northern Colorado, and the discounted sale and subsequent material gifts to the City for the acquisition of the East Community Park. 3. Prior to the City of Fort Collins establishing its Natural Areas Department, Cottonwood Land and Farms, LLC donated over 200 acres to the Southeast Poudre Greenbelt Association north of Prospect Avenue for the preservation of Open Lands. The City now owns and manages this property known as the Riverbend Ponds Natural Area GIFTS FROM COTTONWOOD LAND AND FARMS, LLC 1. Cottonwood donated approximately 200 acres of land south of Prospect Avenue to the City/CSU Environmental Learning Center now known as the Running Deer Natural Area. 2. Cottonwood donated 15 acres to the City of Fort Collins. This ground is the current home to the Hageman Earth Cycle business operation. 3. Cottonwood donated a Poudre River Trail Easement to the City of Greeley from 35th Ave to east of 25th Avenue. 4. Cottonwood donated an easement for the Poudre River Trail to the Town of Timnath. 5. Cottonwood in 2014 bargain sold approximately 59 acres to the City of Fort Collins Parks Department for the future East Community Park. In addition, Cottonwood donated clean fill and topsoil to the project that had a market value of approximately $1,860,000. PROSPECT ROAD PROSPECT ROAD BUCKING HORSE E ZIEGLER ROAD RIGDEN FARM WILLIAM NEAL PARKWAY CITY OF FORT COLLINS COMMUNITY PARK PERCHERON DRIVE STRAUSS LAKES CITY OF FORT COLLINS WATER DEPARTMENT STONE RIDGE HORSETOOTH ROAD HORSETOOTH ROAD / E CR 40 CITY OF FORT COLLINS OPEN LANDS FOXSTONE WOODLAND 0’ 600’ 900’ 1200’ NATURAL AREA RUNNING DEER CENTER WELCOME COLORADO CYCLE EARTH HAGEMAN FUTURE OPEN LANDS WETLANDS BANK CITY OF FORT COLLINS OPEN LANDS BOXELDER SANITATION DISTRICT FUTURE OPEN LANDS WETLANDS BANK CSURF CSU ENVIRONMENTAL LEARNING CENTER CACHE LA POUDRE RIVER CORRIDOR COTTONWOOD HOLLOW NATURAL AREA RIVERBEND PONDS NATURAL AREA CATTAIL CHORUS NATURAL AREA TIMBERLINE ROAD ITEM 4, ATTACHMENT 4Packet pg. 85 STRAUSS LAKES 2 12/28/2021 STRAUSS LAKES OVERALL MASTER PLAN LOT SUMMARY LIVE / WORK LOTS LARGE TOWNHOMES UBE LOTS CARRIAGE HOME LOTS SMALL TOWNHOMES STRAUSS LAKE CONDOS EXECUTIVE STUDIOS CSU APARTMENTS PAIRED HOMES 8-PLEXES / 6-PLEXES TOTAL 44 257 82 127 156 228 32 TBD 144 72 1,142 HORSETOOTH ROAD 50’ SETBACK FROM WET- LANDS (TYPICAL) 0’ 200’ 300’ 400’ DETENTION COTTONWOOD PARK PARK POPLAR USE MIXED RIGDEN RESERVOIR FOSSIL CREEK INLET DITCH PERCHERON DRIVE (COLLECTOR) 50’ SETBACK FROM DITCH (TYPICAL) BOXELDER DITCH WILLIAM NEAL PKWY. (COLLECTOR) FLATIRON POND EAST COMMUNITY PARK DETENTION ITEM 4, ATTACHMENT 4Packet pg. 86 STRAUSS LAKES 3 12/28/2021 STRAUSS LAKES 5 onlyinyourstate.com/wisconsin/wi-fitchburg-bicycle-city/?utm_source=pinterest&utm_me- dium=social 1 NATURAL PLAYGROUND duncanandgrove.com/bespoke-playgrounds/kew-gardens-playground-pine-tree/ 2 COMMUNITY ENGAGEMENT 3 PEDESTRIAN BRIDGE landezine.com/masonic-amphitheatre-and-smith-creek-pedestrian-bridge-by-designbuildlab/ 4 ALL INCLUSIVE FISHING PIER captainkimo.com/village-of-wellington-community-center-pier-at-lake/ PARKS|TRAILS|OPEN SPACE HIKE AND BIKE TRAILS 5 4 2 6 1 PROPOSED TRIALS 3 PROPOSED CONNECTION 0’ 200’ 300’ 400’ PARK POPLAR COTTONWOOD PARK EAST COMMUNITY PARK FLATIRON POND 6 NATIVE PLANTINGS mairie-orly.fr/Cadre-de-vie/Ville-fleurie/Espaces-verts ITEM 4, ATTACHMENT 4Packet pg. 87 STRAUSS LAKES 4 12/28/2021 STRAUSS LAKES POPLAR PARK PROPAGATED SILVER POPLAR GROVE LARGE TOWNHOMES SHADE STRUCTURE U.B.E HOMES NATURAL PLAYGROUND SPLASH PAD BERMING DROUGHT TOLERANT LANDSCAPE BEDS DROUGHT TOLERANT SHRUBS, GRASSES, AND GROUND COVER IN TREE LAWN ITEM 4, ATTACHMENT 4Packet pg. 88 STRAUSS LAKES 5 12/28/2021 STRAUSS LAKES PROJECT LOCATION NO N. OVERALL DEVELOPMENT PLAN Land-Use Statistics PARCEL ZONE DISTRICT TYPE GROSS ACREAGE DENSITY ESTIMATED UNITS MAX. BLDG HT PROPOSED USES PARCEL A MMN +/- 22.69 AC 10-20 DU/AC 225-450 TBD MF PARCEL B LMN +/- 21.13 AC - - - PARKS & OPEN SPACE PARCEL C LMN +/- 8.04 AC 5-9 DU/AC 44-72 TBD SF/MF PARCEL D MMN +/- 5.12 AC 6-28 DU/AC 32-140 TBD MF PARCEL E MMN +/- 3.39 AC 9-28 DU/AC 32-94 TBD OFFICE, NEIGHBORHOOD COMMERCIAL USES, RETAIL, RESTAURANT, DAY CARE, NEIGHBORHOOD SUPPORT SERVICE USES, AND MULTI-FAMILY PARCEL F MMN +/- 16.74 AC 18-24 DU/AC 300-400 TBD MF PARCEL G LMN +/- 89.57 AC 8-9 DU/AC 715-806 TBD SF/MF PARCEL H LMN +/- 16.24 AC 8-9 DU/AC 130-146 TBD SF/MF TOTAL +/- 182.92 AC 1,478-2,108 SITE LEGEND PROPERTY BOUNDARY ZONE DISTRICT BOUNDARY DEVELOPMENT PARCEL BULBBLES (FOR GRAPHICAL PURPOSES ONLY) RIGHT OF WAY DITCH BUFFER TOP OF BANK PEDESTRIAN/BIKE ROUTE PEDESTRIAN/BIKE ROUTE - FORT COLLINS MASTER PLAN TRAILS ACCESS POINT Vicinity Map: 0 300' 450' 600' NORTH BOXE SANIT DIST (NOT A COTTONWOOD LAND & FARMS, LLC. (NOT A PART) A MMN USES 22.69 ACRES 10-20 DU/AC 225-450 UNITS RIGDEN FARM DETENTION B LMN - PARKS & OPEN SPACE 21.13 ACRES CITY PARKS DEPARTMENT TO DETERMINE POUDRE TRAIL LOCATION (FUTURE STREET, BIKE, AND PEDESTRIAN PARK CONNECTION) C LMN USES 5-9 DU/AC 8.04 ACRES 44-72 UNITS CITY OF FORT COLLINS COMMUNITY PARK (NOT A PART) D MMN USES 5.12 ACRES 6-28 DU/AC 32-140 UNITS E 9-28 DU/AC 32-94 UNITS MMN USES 3.39 ACRES 50' DITCH BUFFER FROM TOP OF BANK (TYP.) DITCH TOP OF BANK (TYP.) DAKOTA RIDGE F MMN USES 16.74 ACRES 18-24 DU/AC 300-400 UNITS (FUTURE STREET, BIKE, AND PEDESTRIAN CONNECTION) DITCH TOP OF BANK (TYP.) PERCHERON ROAD 50' DITCH BUFFER FROM TOP OF BANK (TYP.) 50' DITCH BUFFER FROM TOP OF BANK (TYP.) DITCH TOP OF BANK (TYP.) BIKE / PEDESTRIAN CONNECTION G LMN USES 89.57 ACRES 8-9 DU/AC 715-806 UNITS RI / RO DITCH TOP OF BANK (TYP.) STONERIDGE H LMN USES 16.24 ACRES 8-9 DU/AC 130-146 UNITS 50' WETLAND BUFFER TYP. 50' DITCH BUFFER FROM TOP OF BANK (TYP.) RI / RO RI / RO DETENTION FOOTHILLS OUTFALL CHANNEL HORSETOOTH ROAD WILLIAM NEAL PKWY ZIEGLER ROAD FOSSIL CREEK RESERVOIR INLET DITCH (FCRID) ITEM 4, ATTACHMENT 4Packet pg. 89 CARRIAGE HOMES LARGE TOWN HOMES SMALL TOWN HOMES U.B.E6 12/28/2021 STRAUSS LAKES ITEM 4, ATTACHMENT 4Packet pg. 90 EXECUTIVE STUDIOS CONDOS LIVE WORK UNITS 7 12/28/2021 STRAUSS LAKES ITEM 4, ATTACHMENT 4Packet pg. 91 1 1/20/22 Strauss Lakes Pre-Application Hearing Jenny Axmacher, Senior City Planner 2 Pre-Application Hearing Process 1 2 ITEM 4, ATTACHMENT 5 Packet pg. 92 2 Pre-Application Hearing The purpose of this item is to allow the potential applicant to receive preliminary comments from the Planning and Zoning Commission regarding the applicant's proposed Planned Unit Development (PUD) Master Plan and to assist the developer in determining whether to file a PUD application. 3 The order of the proceedings at the public hearing will be: 1. Director’s Overview 2. Potential Applicant’s Presentation 3. Staff Response to Applicant Presentation 4. Public Comment 5. Applicant Response to Public Comment 6. Staff Response to Public Comment 7. Commission Questions and Discussion 4 3 4 ITEM 4, ATTACHMENT 5 Packet pg. 93 3 5 Subject Property Property Location 6 • Approximately 185 acres • A majority of the site is unincorporated • Would be annexed as part of development process • Structure Plan • Mixed Neighborhood • Northern portion of site -Parks and  Natural/Protected Lands •Southwestern corner of property •Annexed  •Zoned LMN •Would  be part of Residential Sign District E. Horsetooth Rd Ziegler Rd5 6 ITEM 4, ATTACHMENT 5 Packet pg. 94 4 7 Structure Plan Amendment Process Overview Amendment Process Amendments are brought before Planning and Zoning Commission for review with City Council as the decision maker. Criteria for Amendment: • The existing City Plan and/or any related element thereof is in need of the proposed amendment; and • The proposed amendment will promote the public welfare and will be consistent with the vision, goals, principles and policies of City Plan and the elements thereof. 8 7 8 ITEM 4, ATTACHMENT 5 Packet pg. 95 5 9 Planned Unit Development Process Overview Purpose of PUD Process Optional review process for development that: • Provides significant public benefit otherwise not achievable under existing regulations •In return for flexibility in site design, land use, densities, building heights, building setbacks, open space arrangement, and circulation. • Provides overall vision for long-term development • Ensures consistent, coordinated development over multiple phases 10 9 10 ITEM 4, ATTACHMENT 5 Packet pg. 96 6 Typical PUD Attributes Ideally suited for projects: • Developing in multiple phases over several years • Needing land use and density flexibility without rezoning • With unique street design • Needing long-term property rights vesting given length of development Public Benefits • Land use diversification • Innovation in development • Efficient land and energy use • Additional public amenities • Furthering adopted plans and policies • Neighborhood compatibility 11 12 ITEM 4, ATTACHMENT 5 Packet pg. 97 7 PUD vs Rezoning • PUD Master Plan retains the underlying zoning • Boundaries defining areas of different uses can be more flexible with PUD Master Plan being developed over time • Rezoning cannot consider a proposed development plan, whereas a PUD is controlled by a PUD Master Plan that defines uses and densities 13 13 ITEM 4, ATTACHMENT 5 Packet pg. 98 Strauss Lakes - PUD Concept ReviewFORT COLLINS,COLORADO1ITEM 4, ATTACHMENT 6Packet pg. 99 Strauss Lakes - PUD Concept ReviewFORT COLLINS,COLORADO2Cottonwood Land and Farms, LLCBill McDowellTB GroupJim Birdsall | Cathy Mathis | Cavan AntonBrownstein Hyatt Farber SchreckCarolynne White | SarahMercerWhite Bear AnkeleTanaka & WaldronRobert Rogers | Eve VelascoSanitas GroupCurtis StevensFehr & PeersAnn BowersCedar Creek AssociatesJesse DillonAnderson Consulting EngineersBrad Anderson | Brian SmithITEM 4, ATTACHMENT 6Packet pg. 100 ITEM 4, ATTACHMENT 6Packet pg. 101 Strauss Lakes - PUD Concept ReviewFORT COLLINS,COLORADO4ITEM 4, ATTACHMENT 6Packet pg. 102 ITEM 4, ATTACHMENT 6Packet pg. 103 Strauss Lakes - PUD Concept ReviewFORT COLLINS,COLORADO6ITEM 4, ATTACHMENT 6Packet pg. 104 ITEM 4, ATTACHMENT 6Packet pg. 105 Strauss Lakes - PUD Concept ReviewFORT COLLINS,COLORADO8ITEM 4, ATTACHMENT 6Packet pg. 106 Strauss Lakes - PUD Concept ReviewFORT COLLINS,COLORADO9LIVE / WORKLOTSLARGETOWNHOMESUBELOTSCARRIAGE HOME LOTSSMALLTOWNHOMESSTRAUSS LAKECONDOSEXECUTIVE STUDIOSCSU APARTMENTSPAIRED HOMES8-PLEXES /6-PLEXES442578212715622832TBD144721,142TOTALLOT SUMMARYITEM 4, ATTACHMENT 6Packet pg. 107 Strauss Lakes - PUD Concept ReviewFORT COLLINS,COLORADO10NATURAL PLAYGROUNDPEDESTRIAN BRIDGEHIKE AND BIKETRAILSCOMMUNITYENGAGEMENTALL INCLUSIVE FISHINGPIERNATIVEPLANTINGS135642ITEM 4, ATTACHMENT 6Packet pg. 108 Strauss Lakes - PUD Concept ReviewFORT COLLINS,COLORADO11PROPAGATED SILVER POPLARGROVESPLASHPADBERMINGDROUGHTTOLERANT SHRUBS,GRASSES,AND GROUND COVERINTREELAWNSHADESTRUCTURELARGETOWNHOMESU.B.EHOMESNATURAL PLAYGROUNDDROUGHTTOLERANT LANDSCAPE BEDSITEM 4, ATTACHMENT 6Packet pg. 109 Strauss Lakes - PUD Concept ReviewFORT COLLINS,COLORADO12ITEM 4, ATTACHMENT 6Packet pg. 110 Strauss Lakes - PUD Concept ReviewFORT COLLINS,COLORADO13ITEM 4, ATTACHMENT 6Packet pg. 111 ITEM 4, ATTACHMENT 6Packet pg. 112 Strauss Lakes - PUD Concept ReviewFORT COLLINS,COLORADO15ITEM 4, ATTACHMENT 6Packet pg. 113 Strauss Lakes - PUD Concept ReviewFORT COLLINS,COLORADO16ITEM 4, ATTACHMENT 6Packet pg. 114 Strauss Lakes - PUD Concept ReviewFORT COLLINS,COLORADO17ITEM 4, ATTACHMENT 6Packet pg. 115 Strauss Lakes - PUD Concept ReviewFORT COLLINS,COLORADO18THANK YOUITEM 4, ATTACHMENT 6Packet pg. 116 ITEM 4, ATTACHMENT 6Packet pg. 117 Strauss Lakes - PUD Concept ReviewFORT COLLINS,COLORADO20CARRIAGE HOMESLARGE TOWNHOMESSMALL TOWNHOMESU.B.EITEM 4, ATTACHMENT 6Packet pg. 118 Strauss Lakes - PUD Concept ReviewFORT COLLINS,COLORADO21LIVE WORKUNITSEXECUTIVE STUDIOS CONDOSITEM 4, ATTACHMENT 6Packet pg. 119