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Home My WebLink AboutODELL BREWERY PARKING LOT EXPANSION - PDP - PDP120032 - DECISION - CORRESPONDENCE-HEARINGOdell Brewery Parking Lot Expansion & Replat PDP120032 February 26, 2013, 5:00 p.m. — Conference Room A Sign In Sheet Name (Please Print) Address Phone E-mail N�1QirEc�2n� tW�NEi�+NZ+- 1. NICK RAtXs Z-10y.CywtGti rivdSvTt= (o °17e.sfc8.s4W K�kEw�t1 w rev. MEP /A, ,,LCVL,, oo Z��iS„ e .-cry q'?f 2CZ6 eq de 3. 02 e ZE L/N e 2-y 9 2d 51f�1- 4jL- 5. 6. 7. 8. 10. 11. 12. 15. b. The PDP complies with Section 4.2.8(E)(3)(a)l, Site Design -Screening, because the parking lot is located in the center of the site and is screened from the view from Buckingham by berming, landscaping and fencing. C. The PDP complies with Section 4.2.8(E)(3)(b)l, Storage and Operational Standards, because the parking lot is screened from Lincoln Avenue by the building and screened from the Buckingham residential neighborhood by benning, landscaping and fencing. DECISION Based on the foregoing fmdings, the Hearing Officer hereby enters the following rulings: The Parking Lot Expansion and Replat are both approved as submitted. DATED this 7t' day of March, 2013. Kendra L. Carberry Hearing Officer 4 31712013 Q: I USERSIFORT COLLINS LAND USEIODELL PARKING L07TECISIONDOCX convenient proximity for pedestrians between or among existing of future uses in the vicinity, because the proposed and existing parking lots are located to the sides and rear of the building, preserving a pedestrian walkway connection between the customer entrance and the public sidewalk. Similarly, the increase in parking creates no physical impact on alternative modes of transportation, because the tap room entrance is accessible by bicyclists and pedestrians without crossing a vehicular use area. The aesthetic impact along the public street is minimal, because the proposed parking is at the rear of the building, and the 14 spaces on the east are set back from Lincoln Avenue by 180 feet. In addition, the Owner hosts mobile food trucks that maneuver and stage in the easterly parking lot, and the 14 additional spaces will allow the food trucks to operate while still retaining the 20-foot emergency access drive. The additional spaces create no detrimental impact on natural areas or features. While the number of employees is presently estimated at 70, that number may increase based on future growth. Finally, the request to increase the number of employee parking spaces from 53 to 66 accomplishes the purposes of the standard equally well or better than would a plan which complies with the standard. g. The PDP complies with Section 3.2.4, Site Lighting, because: the new pole and building -mounted light fixtures will be fully shielded and down directional; the proposed average illumination level slightly exceeds the required minimum and is appropriate for the location and function of the new parking lot; and illumination does not spill across either the east or west property lines. h. The PDP complies with Section 3.3.1, Plat Standards, because the lot fronts on a public street with the proper dedication of public right-of-way and easements for utilities, and drainage and required emergency access easements have been provided. i. The PDP complies with Section 3.4.3, Water Quality, because the stormwater runoff associated with the new additional impervious area will be conveyed, treated, detained and released in accordance with the requirements of the Stormwater Utility. j. The PDP complies with Section 3.5.1(H), Land Use Transition, because the new parking lot will be located north of the existing building so there are no transition issues in relation to the Buckingham neighborhood on the west or the other industrial uses to the east. The area between the north line of the proposed parking lot and Buckingham Street is a hill of approximately 11 feet of calcium carbonate (lime) that was deposited as a waste product by the Great Western Sugar Company. k. The PDP complies with Section 3.6.4, Transportation Impact Study, because the Traffic Operations Department waived the requirement for a Transportation Impact Study. 5. The PDP complies with the applicable standards contained in Article 4 of the Code for the Industrial zone district. a. The PDP complies with Section 4.2.8(13)(2)(c)8, Permitted Uses, because parking lots are permitted use the Industrial zone district, subject to administrative review. 3 31712013 Q: I USERSTORT COLLINS LAND USEDDELL PARKING L071DECISION. DOCX For the Public: Al Wood, Linda Wood The Hearing Officer accepted the following documents: (1) the Planning Department Staff Report; and (2) the application, plans, maps and other supporting documents submitted by the Applicant to the City. The Code, the City's Comprehensive Plan and the City's formally promulgated polices are all additional evidence considered by the Hearing Officer. FINDINGS 1. Evidence presented to the Hearing Officer established the fact that the hearing was properly posted, legal notices mailed and notice published. 2. The PDP was processed in accordance with Division 2.2 of the Code, and no neighborhood input meeting was required or held. 3. The PDP complies with the Northside Neighborhoods Plan. 4. The PDP complies with the applicable General Development Standards contained in Article 3 of the Code. a. The PDP complies with Section 3.2.1(E)(1), Buffering Between Incompatible Uses and Activities, because there is landscaping between the existing parking lot and the west property line, including an existing 40-foot wide buffer yard that features an earthen berm ranging from four to 6 feet in height, landscaped with a combination of evergreen and deciduous trees with approximately 75% opacity. b. The PDP complies with Section 3.2.1(E)(4), Parking Lot Perimeter Landscaping, because it includes landscaping along the east boundary, and landscaping is not needed along the west (existing parking lot), south (existing building) or north (existing hill approximately 7 feet higher than the parking lot). C. The PDP complies with Section 3.2.1(E)(5), Parking Lot Interior Landscaping, because the parking lot provides 6% interior landscaping in the form of islands. d. The PDP complies with Section 3.2.2(C)(3), Access, Circulation and Parking -Site Amenities, because the new access drive will be 24 feet wide to accommodate both emergency vehicles and employee parking and will allow the existing east and west parking lots to be connected in a loop, which improves circulation. e. The PDP complies with Section 3.2.2(C)(4), Bicycle Facilities, because there is parking for 52 bikes located near the tap room entrance, which exceeds the minimum. f. The PDP complies with Section 3.2.2(K)(3), Parking Requirements -Alternative Compliance, because the request for 13 additional spaces is primarily based on the proximity of the brewery to the residential neighborhood to the west and existing businesses to the south and east. With no opportunity for shared parking or on -street parking, there is a clear need to accommodate all parking onsite. Handicap parking ratios are maintained. The additional onsite parking does not detract from continuity and 2 31712013 Q:WSERSTORT COLLINS LAND USEDDELL PARKING LOTI)ECISIONDOCX CITY OF FORT COLLINS ADMINISTRATIVE HEARING OFFICER TYPE 1 ADMINISTRATIVE HEARING FINDINGS, CONCLUSIONS AND DECISION HEARING DATE: February 26, 2013 PROJECT NAME: Odell Brewing Company, Parking Lot Expansion and Replat CASE NUMBER: Project Development Plan #120032 APPLICANT: Odell Brewing Company c/o BHA Design 1603 Oakridge Drive Fort Collins, CO 80525 OWNER: Odell Brewing Company 800 East Lincoln Fort Collins, CO 80524 HEARING OFFICER: Kendra L. Carberry PROJECT DESCRIPTION: This is a request to expand the parking lot to the north of the brewery to accommodate parking for 52 additional spaces. The new parking lot will connect the east and west parking lots in one continuous loop for enhanced emergency access and convenient circulation. In addition, this is a request for a replat of the property, because of the enlargement of the developed property beyond the boundary of the existing plat. The site is located on the north side of Lincoln Avenue approximately 200 feet east of Third Street. The original site is 3.8 acres and the proposed expansion is 1.43 acres, creating a new total of 5.23 acres. SUMMARY OF DECISION: Approved ZONE DISTRICT: Industrial HEARING: The Hearing Officer opened the hearing at approximately 5:00 p.m. on February 26, 2013, in Conference Room A, 281 North College Avenue, Fort Collins, Colorado. The following persons testified at the hearing: For the City: Ted Shepard For the Applicant: Nick Haws, Brendan McGivney 31712013 Q.:I USERSTORT COLLINS LAND USEODELL PARKING LOVDECISION. DOCX Planning, Development & Transportation Services F`rt of March 15, 2013 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 Attendee of the Odell Brewing Company Parking Lot Expansion and Replat Project Development Plan, #PDP120032, Public Hearing Please find attached to this letter a copy of the Type I Administrative Hearing Findings, Conclusions and Decision for the Public Hearing of the Odell Brewing Company Parking Lot Expansion and Replat Project Development Plan, #PDP120032. Pursuant to Section 2.2.7(D) of the Fort Collins Land Use Code, this Decision has been mailed to the applicant and any person who attended and/or provided testimony at the public hearing held on February 26, 2013. This final decision of the Administrative Hearing Officer may be appealed to the City Council, in accordance with Chapter 2, Article II, Division 3 of the City Code, within 14 calendar days of the date of final action by the Hearing Officer (March 7, 2013). The deadline to file an appeal is 5:00 p.m. on March 21, 2013. Guidelines explaining the appeal process, including the Code provisions previously referenced, can be found online at fcqov.com/cityclerk/appeals.php, or may be obtained in the City Clerk's Office at 300 LaPorte Avenue. If you have any questions about the attached Decision or the appeal process, please contact me at 970-224-6174. Sincerely, Sherry Albr1son-Clark Interim Planning Manager