The URL can be used to link to this page

Home My WebLink AboutODELL BREWING COMPANY EXPANSION - MOD - 17-08 - DECISION - MINUTES/NOTESAdministrative Public Hearing Sign -In Project: ODELG 4AeA11^1 a CO. Re-Ou£dT FO,t /7aoiF�c.rrieN Meeting Location: ;?8i N- COcc£�E Date: Aa6y sT &,, a0O8 PLEASE PRINT CLEARLY Name Address Phone Email , Ofiv."h 641sf 6Uz c glff- -2,s77 ��P� ��i�tad r .e-„7 ea At � wok �� uu I°�g-`1o�b CDr�tLO cll Cie A brew � Corn Odells Modification Administrative Hearing Findings, Conclusions, and Decision August 6, 2008 Page 5 of 5 SUMMARY OF CONCLUSIONS A. The Odell Brewing Company, Request for Modification of Standard is subject to administrative review and the requirements of the Land Use Code (LUC). B. The Odell Brewing Company, Request for Modification of Standard is consistent with the adopted Northside Neighborhoods Plan. C. The granting of the Modification would not be detrimental to the public good. D. The plan as submitted will promote the general purpose of the standard for which the Modification is requested equally well or better than would a plan which complies with the standard. Dated this 6th day of August 2008, per authority granted by Sections 1.4.9(E) and 2.1 of the Land Use Code. 9meron Gloss urrent Planning Director Odells Modification Administrative Hearing Findings, Conclusions, and Decision August 6, 2008 Page 4 of 5 The Hearing Officer finds that the expansion of the Odell Brewing Company is in compliance with the Northside Neighborhoods Plan. 3. Evaluation based on the Modification of Standards Criteria: 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 purpose of the standard is to mitigate the impact of having a light industrial use within close proximity of an established residential area. Instead of providing an 80-foot wide buffer, the applicant proposes to provide a 40-foot wide buffer that would be upgraded with an earthen berm and a significantly higher number of trees. The Hearing Officer finds that the proposed landscape design, which includes the earthen berm, planted with dense live plant materials, will result in a design that performs equally well or better than the prescribed 80-foot-wide buffer. The earthen berm, which ranges in height from 42 to 54 inches, is a more effective screen for vehicle headlights than an otherwise flat undifferentiated plain. At the time of plant maturity, it is likely that opacity will exceed 75% and significantly soften the impact of an asphalt parking lot and the movement of trucks and cars. Further, the increase in the quantity of trees will allow trees to be planted on both sides of the berm in a manner that will provide interest and variety. The mix of both deciduous and evergreen trees will ensure seasonal interest. To directly address concerns of the neighborhood, trees have been strategically placed to improve views from adjacent residential lots. The applicant will be transplanting several evergreens located west of the brewery to the west side of the berm and abutting a vacant residential lot, thereby forming a dense screen. Odells Modification Administrative Hearing Findings, Conclusions, and Decision August 6, 2008 Page 3 of 5 FACTS AND FINDINGS 1. Site Context/Background Information 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 The west property line of the Odell Brewing Company adjoins the Buckingham neighborhood which is zoned R-L, Low Density Residential. This boundary is characterized by two single family homes and one vacant lot. The length of this boundary is 325 feet. Odell Brewing Company was approved in April of 1994. There have been a variety of Minor Amendments since original approval. 2. Compatibility with the 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." 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. Odells Modification Administrative Hearing Findings, Conclusions, and Decision August 6, 2008 Page 2 of 5 SUMMARY OF HEARING OFFICER DECISION: Approval ZONING DISTRICT: I — Industrial STAFF RECOMMENDATION: Approval NOTICE OF PUBLIC HEARING: Evidence presented to the Hearing Officer established no controversy or facts to refute 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 5:05 pm in Conference Rooms C & D, 281 N. 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 and (2) application, plans, maps and other supporting documents submitted by the applicant and the applicant's representatives to the City of Fort Collins. The LUC, the City's Comprehensive Plan (City Plan), and the formally promulgated policies of the City are all considered part of the evidence considered by the Hearing Officer. The following is a list of those who attended the meeting: From the City: Ted Shepard, Chief Planner From the Applicant: Corkie Odell, Odell Brewing Company David Kasperzak, BHA Design Bruce Hendee, BHA Design From the Public: None. Written Comments: None. FCity/ Of Planning, Development, and Transportation - Current Planning ort Collins 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 (970) 221-6750 CITY OF FORT COLLINS ADMINISTRATIVE HEARING OFFICER TYPE I ADMINISTRATIVE HEARING FINDINGS, CONCLUSIONS AND DECISION ADMINISTRATIVE HEARING DATE PROJECT NAME: CASE NUMBER: APPLICANT: XTA►1=1 HEARING OFFICER: PROJECT DESCRIPTION: August 6, 2008 Odell Brewing Company, Request for Modification of Standard #17-08 Odell Brewing Company c/o BHA Design 1603 Oakridge Drive Fort Collins, CO 80525 Odell Brewing Company 800 East Lincoln Avenue Fort Collins, CO 80524 Cameron Gloss Current Planning Director The Applicant has submitted a request to modify Section 4.28(E)(3)(a)3 which requires an 80-foot wide landscaped buffer yard from any property line that adjoins a residential neighborhood. In the case of Odell Brewing Company, their west property line adjoins the Buckingham Neighborhood which is zoned R-L, Low Density Residential. This landscape yard is needed to accommodate the future expansion of the brewery which includes a new parking lot on the western portion of the property. The proposal to expand the brewery will be the subject of a future P.D.P. As proposed, the resulting 40-foot wide yard would feature an earthen berm and a variety of trees and shrubs in a quantity that exceeds the minimum required.