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Home My WebLink AboutODELL BREWING COMPANY EXPANSION - MOD - 17-08 - REPORTS - RECOMMENDATION/REPORTBUCKINGHAM ST ` I LGANA 0 I - i i CKINGHAMFAb K SITE C f/rl N I E LINCOLN AVE COY DITCH e La Pou dre River i N # 17-08 Odell Brewing Co. Expansion 1 inch equals 300 feet AModification of Standard July 14, 2008 5. Summary of the Applicant's Justification: The applicant contends that a 40-foot wide buffer that features a 42 — 54-inch high berm, with 45 trees provides a level of screening that is equal to or better than an 80-foot wide buffer with no berm and only 10 trees. The proposed landscape treatment within the 40-foot wide setback would equal or exceed a minimally landscaped 80-foot wide setback. A higher level of aesthetic value, noise abatement and headlight screening will be achieved. 6'. Staff Evaluation and Analysis: The purpose of the standard is to mitigate the impact of having a light industrial use within close proximity of an established residential area. The use of an earthen berm that ranges in height from 42 to 54 inches is a more effective screen for vehicle headlights than an otherwise flat undifferentiated plain. The applicant has provided a cross-section schematic that illustrates the effectiveness of the berm, combined with a dense quantity of plant material. 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. 7. Staff Recommendation and Findina of Fact: Staff recommends approval of the Modification. In evaluating the request and in fulfillment of the requirements of Section 2.8.2(H)(4), Staff makes the following findings of fact: A. The granting of the Modification would not be detrimental to the public good. B. 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 for which a modification is requested. C. The justification for the recommendation is based on the provision of an earthen berm, ranging in height from 42 to 54 inches, featuring 45 trees and a variety of shrubs that, in combination, will effectively screen the parking lot, cars, trucks and other operational characteristics of the Odell Brewing Company in relationship to the Buckingham neighborhood in a manner that is at least equal or better than an 80-foot buffer with the minimum number of trees. 4 The expansion of the Odell Brewing Company is in compliance with the Northside Neighborhoods Plan. 3. The Standard at Issue: 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." 4. Description of the Modification: 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. 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 applicant proposes: Standard Modification Setback width 80 feet 40 feet Tree quantity 10 45 Headlight screening 75% opacity 75% opacity Berm height Not required 42 - 54 inches Parking lot side yard 5 feet 40 feet 3 operations be separated from the Buckingham neighborhood by 80 feet. The applicant proposes to provide a 40-foot buffer that is upgraded with an earthen berm and plant material in a manner that is equal to or better than the standard. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: I; Vacant S: C-C-R; Link `N Greens 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 since original approval. 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." 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. 2 w ITEM NO. MEETING DATE A La STAFF 7&-b SACF�;D City of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Odell Brewing Company, Request for Modification of Standard, #17-08. 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 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. At this time, the only action under consideration is the Request for Modification of Standard to reduce the landscaped yard along the west property line from 80 to 40 feet. 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. The site is 3.8 acres and zoned I, Industrial. RECOMMENDATION: Approval EXECUTIVE SUMMARY: Odell Brewing Company is classified as a light industrial use. It is appropriately located within the Industrial zone district. The standard requires that the brewery COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO80522-0580 (970) 221-6750 PLANNING DEPARTMENT