HomeMy WebLinkAboutODELL BREWING CO. EXPANSION - MAJOR AMEND./REPLAT - 21-08 - REPORTS - RECOMMENDATION/REPORTF
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A Major Amendment/Replat
7. Conclusion and Findings of Fact:
In evaluating the request for a Major Amendment for the Odell Brewing
Company, Staff makes the following findings of fact:
A. The Major Amendment, as an expansion of an existing industrial use,
is in compliance with the Northside Neighborhoods Plan.
B. The Major Amendment is in compliance with the applicable land use
and development standards of the Industrial zone district of Article
Four.
C. The Major Amendment is in compliance with the applicable General
Development Standards of Article Three.
RECOMMENDATION:
Staff recommends approval of the Odell Brewery Major Amendment, #21-08.
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In summary, for an industrial use, the proposed Major Amendment is designed to
be in character with the original character of the Great Western Sugar Company.
Architectural features along the west elevation have been added to upgrade the
exterior to preserve the integrity of the Buckingham neighborhood.
M. Section 3.5.1(H) — Land Use Transition
The Major Amendment mitigates the different visual character between the
brewery (zoned Industrial) and Buckingham (zoned Low Density Residential) by
providing the landscaped buffer yard, attractive architecture, reduced lighting,
and separate parking for employees and visitor. Hours of operation are typical
for an industrial use. There is no restaurant or bar associated with the brewery.
The tap room is for sampling and retail sales of product and merchandise only
and closes at 6:00 p.m. Monday through Saturday.
N. Section 3.6.4 — Transportation Impact Study
A Transportation Impact Study was submitted and indicates that the all adopted
Level of Service standards will be achieved for vehicles and bicycles. There are
existing bicycle lanes striped on both sides of Lincoln Avenue that connect to the
Poudre River Trail and Downtown. The Level of Service for pedestrians will be
acceptable when a sidewalk is installed to Buckingham Park approximately 800
feet to the west.
Truck traffic has been described as follows:
• Three local delivery trucks, owned by Odell Brewing Company,
depart the brewery around 8:30 a.m. and return around 3:00 p.m.,
Monday through Friday.
• One truck, owned by the Denver wholesale distributor, will depart
the brewery around 11:00 a.m. Monday through Friday.
• Miscellaneous local deliveries ranging from zero to four per day for
various customers on an as -needed basis.
• There is no shipping or receiving at night or on weekends. There is
one on -call truck for local deliveries for Saturday but used rarely.
6. Neighborhood Meeting:
A voluntary neighborhood meeting was held on June 18, 2008. A summary of
the meeting is included in the applicant's Statement of Planning Objectives.
There is no significant neighborhood compatibility issue related to the Major
Amendment.
Section 3.2.2(K)(2) — Non-residential Parking Requirements
This standard requires that employee parking not exceed a ratio of .75 spaces
per employee. At the completion of Phase Two, a total of 65 employees are
anticipated on the largest shift. The existing eastern parking lot will be converted
to employee -only parking and contains 38 spaces. This is below the allowable
maximum of 48 spaces.
J. Section 3.2.4 — Site Lighting
Both pole and building -mounted light fixtures will fully shielded and down
directional. The parking lot light fixtures along the west edge of the visitor
parking lot will be equipped with the house -side shield to contain any illumination
from spilling over into Buckingham.
K. Section 3.4.3 — Water Quality
Approximately one-half of the new parking lot will feature porous pavement. This
will minimize the amount of impervious surface and positively contribute to
improving the water quality of the stormwater runoff.
L. Section 3.4.7(F) — Historic and Cultural Resources — New Construction
The Buckingham neighborhood may be eligible for historic designation but no
specific action has taken place toward this end. This neighborhood was
constructed in the early 20th century as housing for employees of the nearby
Great Western Sugar Company processing plant. (Most of the original plant has
been destroyed. The one remaining building has been preserved and converted
to offices and vehicle storage for the City of Fort Collins Streets Facility.)
The applicant has considered historic compatibility issues in the overall design of
the brewery. Both the original building and the proposed additions borrow from
early agricultural and industrial forms. The use of the granary -type roofline and
cupola are reminiscent of building forms used by the Great Western Sugar
Company. Similarly, the use of the shed -type roof and the stair -stepping parapet
reflects a predominant roof and facade typically found in throughout Colorado's
Front Range during the era of industrial sugar beet processing.
Specifically, the west elevation of the proposed building addition as been
upgraded so that the industrial aspect of the brewery presents a more sensitive
appearance as viewed from Buckingham. The use of upper story light windows
and the office module helps soften the overall western facade. The phase two
brew house will include two rooflines, upper story light windows and large vertical
windows at the ground level.
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B. Section 3.2.1(E)(1) — Buffering Between Incompatible Uses and Activities
As mentioned,'the Odell Brewery west property line is the easterly property line
of three lots zoned R-L, Low Density Residential, all located in Buckingham. This
buffering is accomplished by the 40-foot wide buffer yard that features an earthen
berm ranging four to six feet in height. This area is landscaped with a
combination of evergreen and deciduous trees achieving approximately 75%
opacity.
C. Section 3.2.1(E)(4) —Parking Lot Perimeter Landscaping
The Major Amendment includes a new parking lot on the west side of the building
containing 76 cars. The western perimeter of this lot is the aforementioned 40-
foot wide buffer yard.
D. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
The parking lot provides 6% interior landscaping in the form of islands.
E. Section 3.2.2(C)(3) — Access, Circulation and Parking — Site Amenities
The new access drive will be widened from 24 to 34 feet to accommodate bicycle
traffic. An elevated boardwalk connects the parking lot to the tap room. A
crusher fines garden path through the stormwater detention pond connects the
public sidewalk to the tap room entrance as well.
F. Section 3.2.2( C)(4) — Bicycle Facilities
There will be bike racks for 36 bikes conveniently located near the tap room
entrance which significantly exceeds the required minimum.
G. Section 3.2.2(C)(5) — Walkways
As mentioned, there will be a direct connecting walkway from Lincoln Avenue to
the tap room entrance. The bicycle parking area acts as a plaza that separates
the cars from the pedestrians.
H. Section 3.2.2(D) -Access and Parking Lot Requirements
The new visitor parking on the west side of the building is designed to separate
cars from bikes. There are no vehicle parking spaces near the bicycle parking
plaza. As mentioned, the driveway exceeds the minimum required width by ten
feet to provide ample maneuvering for both cars and bikes.
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B. Section 4.28(E)(2)(c) — Building Character and Color
This standard requires that new building colors shall be neutral, with a medium or
dark color range. In compliance, the building addition (both phases) will include
rust -colored metal siding which will match the existing building, beige metal
siding and a gray metal roof. Buff sandstone and wood will be included as
accent features. These colors comply with the criterion.
C. Section 4.28(E) (3) (a) 1. — Site Design— Screening
This standard requires that industrial activities and related storage shall not
abut a residential area unless the activities are contained within a building or
otherwise completely screened from view from the residential area. In
compliance, the entire brewing operation is contained inside the building.
There is a small outside storage area located on the east side of the building,
at the north end of the property and out of view from Buckingham.
D. Section 4.28(E)(3)(6)2. — Site Design —30-foot Deep Landscaped Yard
As mentioned, this standard requires that a minimum 30-foot deep landscaped
yard be provided along all arterial streets. The existing building is set back by 30
feet. Phase One of the proposed expansion will be setback by 42 feet and
Phase Two by 68 feet.
E. Section 4.28(E) (3) (b) 1. — Storage and Operational Areas
This standard requires that storage, loading and work operations shall be
screened from view along all district boundary lines and from all public streets.
As mentioned, there is a small outdoor storage area in the northeast corner of
the property which is not visible from either Buckingham or Lincoln Avenue.
There is a seven -door loading dock on the west side that faces the rear yards of
the homes in Buckingham. This loading dock is screened from Buckingham by
the 40-foot wide buffer yard along the west property line and is not directly visible
from Lincoln Avenue.
5. Article Three Applicable General Development Criteria:
A. Section 3.2.1— Landscape and Tree Protection
Street trees are provided in the parkway along Lincoln Avenue. Foundation
shrubs are planted along that portion of Phase One that will not be covered up by
Phase Two. An arbor will be constructed for vines of hops along the south
elevation. Full tree stocking is accomplished by a grove of nine ornamental trees
at the southwest corner of the proposed building.
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In addition, under Purpose of the Framework Plan, the Plan states:
"The Framework Plan aims to achieve the following goals consistent with
the goals and vision for the Plan Area:
• Conserve existing industrial uses;
• Provide a mix of industrial and residential uses that protects the
residential character of the neighborhoods and honors the
traditional coexistence of small businesses, industry and
neighborhoods.
The expansion of the Odell Brewing Company is in compliance with the
Northside Neighborhoods Plan.
3. Summary of the Modification of Standard:
In the Industrial zone district, Section 4.28(E)(3)(a)3. requires that:
"A minimum eighty -foot deep landscaped yard shall be provided along any
boundary line that adjoins a residential land use or a zone district (whether
within or beyond the city's jurisdictional boundary) that is predominately
characterized by residential uses as permitted uses. This residential buffer
yard may be reduced to thirty (30) feet if the adjoining residential land use
or zone district (whether within or beyond the city's jurisdictional boundary)
is separated by a public street."
The Modification of Standard was approved and allows this buffer yard to be
reduced from 80 to 40 feet. As mitigation, a four to six-foot high earthen berm
will be placed within the buffer yard and landscaped with a significant amount
of plant material.
4. Article Four — Applicable Industrial Zone District Standards:
A. Section 4.28(E)(2)(b) — Orientation
This standard requires that the face of the building abut the front landscaped
yard for at least 30% of the building frontage. As required, the front of the
building addition (Phase Two) faces Lincoln Avenue with 100% of this building
face abutting the landscaped yard. This yard ranges in depth from 42 feet to 68
feet exceeding the minimum requirement of 30 feet.
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RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The Major Amendment would be constructed in two distinct phases. It is in
compliance with the Northside Neighborhoods Plan. Further it is in compliance
with the applicable land use and development standards of the Industrial zone
district. Finally, it is in compliance with the applicable General Development
standards.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: I; Vacant
S: C-C-R; Link'N Greens Golf Course
E: I; Fort Collins Monument and Stone
W: R-L; Buckingham Neighborhood - Single Family and Vacant
Odell Brewing Company was approved in April of 1994. There have been a
variety of Minor Amendments approved since that time. On August 6, 2008, a
Modification of Standard was approved to allow the reduction in the buffer yard
that adjoins the Buckingham Neighborhood ("Buckingham") from 80 feet to 40
feet, subject to installation of an earthen berm and a significant amount of plant
material.
2. Northside Neighborhoods Plan:
The site is located within Area Five of the Northside Neighborhoods Plan. The
Plan states:
"The Plan continues to encourage industry in the areas zoned industrial.
Industrial zoning currently provides opportunities for workplaces and
manufacturing and a wide range of industry, but not necessarily a mix of
uses including residential."
"Recent industrial development have used quality building design and
materials and landscaping to help "blend in" with the Northside
Neighborhood area and uphold a theme of high quality for the
businesses."
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ITEM NO -Z
MEETING DATE EE64 UAAY a6, 009
STAFF TEo J'hErAAo
HEARING OFFICER
PROJECT: Odell Brewing Company, Major Amendment, #21-08.
APPLICANT: Odell Brewing Company
c/o BHA Design
1603 Oakridge Drive
Fort Collins, CO 80525
OWNER: Odell Brewing Company
800 East Lincoln Avenue
Fort Collins, CO 80524
PROJECT DESCRIPTION:
This is a request to expand all aspects of the brewery by constructing two
building additions along the west side of the existing building. The total
expansion would contain 30,211 square feet and would be done in two separate
phases.
Phase One would include new fermentation tanks, cooler, warehouse and
shipping dock and consist of 23,651 square feet. Phase Two would be for a new
brew house and fermentation tanks and consist of 6,560 square feet. In addition,
a new visitor parking lot for 76 spaces would be constructed on the west side of
the property and served by a new driveway entrance along East Lincoln Avenue.
Bicycle parking for 40 bikes would also be provided. The existing east parking lot
would be reserved for employees and deliveries.
The site is located along East Lincoln Avenue approximately 200 feet east of
Third Street, and consists of 3.8 acres and zoned I, Industrial.
A Modification of Standard to Section 4.28(E)(3)(a)3. was approved on August 6,
2008. This Modification will allow a reduction in the 80-foot wide landscaped
buffer yard from any property line that adjoins a residential neighborhood from 80
to 40 feet.
Current Planning
fcgov.com/currentplanning
281 N College Av PO Box 580 Fort Collins, CO 80522-0580
970.221.6750