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HomeMy WebLinkAboutODELL BREWING CO. EXPANSION - MAJOR AMEND./REPLAT - 21-08 - DECISION - CORRESPONDENCE-HEARINGB. 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. DECISION The Hearing Officer hereby enters the following rulings: 1. Approval of the Odell Brewery Major Amendment, #21-08 is hereby approved by the Hearing Officer. Dated March 5, 2009 per authority granted by Sections 1.49(#) and 2.1 of the Land Use Code. Richard V. Lopez Richard V. Lopez Hearing Officer 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. 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. 5. 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. 6. Conclusion and Findings of Fact: In evaluating the request for a Major Amendment for the Odell Brewing Company, the Hearing Officer 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. VA 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. 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 20'�' 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 C 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. 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. R 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. 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)(a)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. 4. Article Three Applicable General Development Criteria: M A. The Odell Brewing Company is an existing permitted use in the Industrial zone. The property to the West is also industrially zoned and the proposed expansion is also a permitted use. B. The modification of Section 4.28(E)(a)(3) to allow a reduction in the 80 foot wide landscaped buffer yard from any property line to adjoining residential neighborhoods was permitted, allowing the construction of a 40 foot wide landscaped buffer yard with a raised berm. Compatibility with Surrounding Uses. The evidence and testimony established that the proposed industrial use is compatible with the surrounding areas. The predominant industrial uses in the area will continue and are detailed below. 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 originally approved in April of 1994. There have been a variety of Minor Amendments approved since that time. On August 6, 2009, a Modification of standard was approved to allow a reduction of the buffer yard adjoining the Buckingham Neighborhood from 80 feet to 40 feet, subject to the installation of an earthen berm and significant amounts of plant material. 2. ARTICLE 2 - ADMINISTRATION Section 2.2.2. Step 2. Neighborhood Meetings. Odell Brewing Company conducted a neighborhood meeting on June 18, 2008. There were no compatibility issues raised and no neighbors attended the Administrative Hearing. A summary of the meeting was included in the applicant's Statement of Planning Objectives. 3. Article Four —Applicable Industrial Zone District Standards: A. Section 4.28(E)(2)(b) — Orientation 3 SUMMARY OF HEARING OFFICER DECISION: Approval ZONING DISTRICT: I B Industrial NOTICE OF PUBLIC HEARING: Evidence presented to the Hearing Officer established the fact that the hearing was properly posted, legal notices mailed and notice published. PUBLIC HEARING: The Hearing Officer, presiding pursuant to the Fort Collins Land Use Code, opened the hearing at approximately 5:30 p.m. on February 26, 20090, in conference room A of 281 North College Avenue, Fort Collins, Colorado. HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE: The Hearing Officer accepted during the hearing the following evidence: (1) Planning Department Staff Report; (2) application, plans, maps and other supporting documents submitted by the applicant and the applicants' representatives to the City of Fort Collins; (3) opportunity for public testimony was provided during the hearing, but no members of the public were present. The Land Use Code, the City's Comprehensive Plan (City Plan) and the formally promulgated polices of the City are all considered part of the evidence considered by the Hearing Officer. The following persons attended the hearing: From the City: Ted Shepard, City of Fort Collins . Susan Joy, Engineering Department, City of Fort Collins Steve Dush, City of Fort Collins From the Applicant: Corkie Odell, Odell Brewing Company David Kasprzak, BHA Design Rebecca Spears RBBDesign Matt Delich, Delich Associates From the Public Several Odell employees and their family members attended but did not speak. A copy of the sign in sheet is attached hereto. FACTS AND FINDINGS 2 CITY OF FORT COLLINS ADMINISTRATIVE HEARING OFFICER TYPE 1 ADMINISTRATIVE HEARING AMENDED FINDINGS, CONCLUSIONS AND DECISION ADMINISTRATIVE HEARING DATE PROJECT NAME: CASE NUMBER: APPLICANT: February 26, 2009 Odell Brewing Company, Major Amendment, # 21-08 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 HEARING OFFICER: Richard V. Lopez 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 constructed 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 construction would include e a new brew house and fermentation tanks totaling 6,500 square feet. A new visitor parking lot for 76 spaces would be constructed on the West side of the property and be served by a new driveway entrance along East Lincoln Avenue. Bicycle parking for 40 bikes would be installed. The existing East Parking lot would be reserved for employees and deliveries. A Modification of Standard to section 4.28(E)(a)(3) was approved on August 6, 2008. This modification would 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.