HomeMy WebLinkAboutFORT COLLINS BREWERY - PDP - 32-08 - REPORTS - PLANNING OBJECTIVES4 . a
6. Name of project as well as any previous name the project may have had during
Conceptual Review.
a. Fort Collins Brewery
7. Response Letter (27 copies) addressing each of the applicable issues raised in the
conceptual review letter.
a. See attached Concept Review letter and Responses.
8. No street names proposed for this development plan.
9. Legal Description of the site.
a. Lot 2 and 3, Replat of North Lemay Subdivision, Second Filing
10. The name and address of each owner of property within the boundaries of the
development plan area.
a. Out West Properties, LLC
1208 North CR 5,
Ft. Collins, CO 80524
11. Out West Properties, LLC.
Jan Peters -Member
Tom Peters -Member
12. Development Schedule
a. Close on Property -Fall 2008
b. Construction Start -Site and Building#1-Spring 2009
c. Constructions start-Building#2-Summer 2009
d. Construction Completion-Building#1-fall/winter 2009
e. Construction Completion-Building#2-spring 2010
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i. Vehicular site circulation consists of one thru drive aisle. Access to the
site is from North Lemay Avenue and East Lincoln Avenue. Access from
North Lemay Avenue is right in, right out. Access from East Lincoln
Avenue is proposed for % access. A variance application has been
submitted to address site access . Site drive aisles are 30' wide at access
to Lemay and 24' wide at access to Lincoln. The drive aisle at Lemay
Avenue has been proposed at 30' wide to facilitate delivery vehicles at
the loading/service area.
ii. Pedestrian circulation is by 6' wide (minimum) onsite sidewalks.
Sidewalks have been provided along parking areas adjacent to buildings.
A pedestrian crosswalk area has been proposed between the two
commercial building fronts. Building#2 proposes a 12' walkway adjacent
to its commercial face. This pedestrian zone is to include site lighting and
landscaping to contribute to a vibrant commercial frontage. On site
pedestrian sidewalks are connected to public sidewalks at East Lincoln
Avenue and North Lemay Avenue.
iii. On site bike parking is provided for 30 bicycles (required biked parking is
5% of vehicular parking spaces =5 bike spaces).
f: Transition areas
i. Commercial street frontages include pedestrian walkways, covered and
uncovered terraces, interior and perimeter landscaping and lighting to
support the intended commercial uses.
ii. Service areas are screened with landscaping. Several service entries are
screened with wood screen walls consistent with the adjacent building
design. The truck loading area has been recessed as much as possible to
eliminate its sound and visual impact on onsite and neighboring uses.
3. Statement of proposed ownership and maintenance of public and private open
spaces: applicant's intentions with regard to future ownership of all or portions of the
project development plan.
a. Proposed ownership and maintenance of public and private open spaces is by
Out West Properties, LLC. Portions of Building#2 will be available for sale,
maintenance of associated public and private open space will be by an HOA
established prior to sale of any portions of Building#2.
4. Estimate of number of employees for business, commercial and industrial uses.
a. Business : 16-20 employees
b. Commercial -convenience retail: 6-9 employees
c. Commercial -restaurant standard: 6-12 employees
d. Industrial: 6 employees
5. Written narrative addressing each concern/issues raised at the neighborhood
meeting(s).
a. A neighborhood meeting was held and no concerns or issues were raised.
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c. The City will encourage new businesses and the retention and expansion of
existing businesses that have made a positive commitment to the
environment and community as evidenced by their corporate policies and practices.
This project proposes a facility for the relocation and expansion of the
current Fort Collins Brewery, increasing production capabilities and
employment opportunities. The mixed use component of the project
proposes a unique environment for office and commercial opportunities
hoping to attract and anchor a number of tenants in a competitive
northern Colorado market. This project is a significant private investment
with -in the City of Fort Collins.
Housing
PRINCIPLE HSG-1: A variety of housing types and densities will be
available throughout the urban area for all income levels. :
Policy HSG-1.1 Land Use Patterns. The City will encourage a variety of housing
types and densities, including mixed -used developments that are well -served by public
transportation and close to employment centers, services, and amenities. In particular,
the City will promote the siting of higher density housing near public transportation,
shopping, and in designated neighborhoods and districts.
This project proposes 12 residential units ranging in size from 600 s.f. to
2400 s.f. units in order to provide housing for a greater range of tenants.
The residential component supports the adjacent public transportation
node as well the adjacent recreational amenities. The sites close
proximity to Old Town reinforces the suitability of a residential
component.
2. Description of proposed open space, wetlands, natural habitats and features,
landscaping, circulation, transition areas, and associated buffering on site and in the
general vicinity.
a. Description of proposed open spaces include pedestrian walkways, covered and
uncovered terraces adjacent to commercial uses, landscaped perimeters of
buildings and a landscaped detention area.
b. This project does not propose any wetland areas.
c. This project does not propose any natural habitats.
d. Landscaping is proposed to meet the standards of the City of Fort Collins Land
Use code. Landscaping includes required street plantings, perimeter plantings
along building footprints, and landscaping within the off street parking areas.
The project also proposes landscaping within and adjacent to the detention area
in order to transform the detention area into a site landscape amenity.
e. Site circulation
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character of the area by designing to the high standards set by the
precedent projects. Without copying or mimicking the previous projects
this project proposes building masses, colors, details and relationships
similar to the precedent projects.
PRINCIPLE CAD-4: Security and crime prevention' will continue to be important factors in urban
design.
Policy CAD-4.1 Crime Prevention and Security. A natural approach to crime prevention will
continue to be important in the design and layout of new development. Natural crime
prevention means the natural community surveillance that results from visibility and
observation by citizens who feel a sense of ownership of the community. These qualities will
continue to be fostered by the urban design of development. Anonymous environments,
hidden areas, difficult access, etc. will be addressed and avoided.
This project proposes mixed uses in a location which is predominantly
commercial and is somewhat isolated from an active full time
community. By including residential and office component in the project
the site and adjacent properties will benefit from the observation by
citizens who feel a sense of ownership of the community.
Policy CAD-4.2 Lighting and Landscaping. Security lighting should generally be at
low, even levels to create comfortable area -wide visibility and not highly contrasting
bright spots and shadows. Lighting should be selected to reduce glare and preserve
"dark sky" views of night skies. Landscaping should be designed to avoid hidden areas,
particularly where such areas may be used at night, such as near building approaches
and entrances.
This project includes a photometric study which supports the aim of
providing security at low, even levels. Full cut-off fixtures have been
specified which support the City's "dark sky' goals.
Economic Sustainability and Development
PRINCIPLE ECON-1: The City will pursue a balanced and sustainable
economic development program.
Policy ECON-1.1 Balance of Employment Opportunities. The City will support the
enhancement of its economic base and job creation by supporting the location of new
businesses and the retention of existing businesses in the following ways:
a. The City will encourage the establishment of new businesses and the
retention and expansion of existing businesses that provide higher wage jobs
(above the County average) for base employment opportunities.
b. The City will assist in retaining, expanding and attracting businesses that
diversify our economic base.
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this project proposes to maximize the appeal of its outdoor space by
landscaping and designing its detention area to transform it from
utilitarian detention to functional, landscaped amenity adjacent to the
intersection.
Policy CAD-1.7 Street Art. The City will encourage the incorporation of artistic elements such as
sculpture, into the streetscape design.
Recognizing the City's interest in enhancing Streetscapes and recognizing
project budgets this project seeks to identify opportunities to meet
multiple goals. In an attempt to reduce the scale of building materials and
specifically the industrial metal cladding of the industrial portion of the
building this project identified an opportunity to cost effectively deal with
the issue by including an art wall. In place of a monument sign, or typical
commercial signage this project proposes an area to include a wall of art.
This portion of the building will blend art and landscaping to bring
interest to the Streetscape.
PRINCIPLE CAD-3: Commercial developments create a powerful impression of the City, both
individually and taken together as a whole. While corporate franchises and chain stores will
remain vital and recognizable, commercial developments will be designed to contribute to Fort
Collins' distinct visual quality and uniqueness.
Policy CAD-3.1 Modification of Standardized Commercial Architecture.
Commercial buildings will demonstrate a reflection of local values with site -specific
design. Standardized architectural prototypes will be modified, if necessary, so that the
City's appearance remains unique. Development will not consist solely of repetitive
design that may be found in other communities.
This project supports the Cities view of standardization, and while many
standardized building and design models would have suited the intended
use of this project, the project proposes to subscribe to a higher design
goal. The design standards set for this project aim to establish the
significance and permanence of this project within the City of Fort Collins,
and as such contribute to the impression of the City itself.
Policy CAD-3.2 Compatibility with Surrounding Development. Proposed
commercial buildings must contribute to the positive character of the area. Building
materials, architectural details, color range, building massing, and relationships to
streets and sidewalks will contribute to a distinctive local district, corridor, or
neighborhood.
This project finds itself in close physical proximity to the other major Fort
Collins Breweries. In recognizing the significant of these breweries within
the local culture this project proposes to contribute to that positive
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supports the existing public transportation system. It reinforces the significant
intersection of Lincoln and Lemay with a significant project, catalyzes positive growth
along Lincoln and Lemay Avenues and complements existing land uses. The project
reduces the potential for further dispersed growth along Lincoln Avenue. The project
reinforces pedestrian and transit use.
This project contributes to character of place by dismissing the common
typology of what light industrial buildings should be, proposing a typology that not only
blends with the urban fabric but attempts to further define it.
Transportation
PRINCIPLE T-1: The physical organization of the city will be supported by a framework of
transportation alternatives that balances access, mobility, safety, and emergency response
throughout the city, while working toward reducing vehicle miles traveled and dependence
upon the private automobile.
This project does not propose any new public streets. This project has
proposed a design for ultimate Lincoln and Lemay Avenues per their
current street classifications. This project proposes City sidewalks per city
standards along Lincoln and Lemay Avenues and ties on site pedestrian
walkways to these public sidewalks. This project does support Fort Collins
bike community by providing bike parking at a 1:3 ratio to vehicular
parking greatly exceeding the city standards. This project proposes a
public transportation bus stop to current standards, in place of the
current existing bus stop.
Community Appearance and Design
Policy CAD-1.4 Street Tree Design. Street trees should be used in a formal architectural fashion
to reinforce, define and connect the spaces and corridors created by buildings and other
features along a street. Canopy shade trees will constitute the majority of tree plantings, and a
mixture of tree types will be included, arranged to establish partial urban tree canopy cover.
Existing trees will be preserved to the maximum extent feasible.
This project proposes canopy shade trees as much as possible along
Lincoln and Lemay Avenues. The site is affected by a sizable overhead
power line easement. Where the power line easement prohibited the use
of canopy trees, ornamental trees have been substituted.
PRINCIPLE CAD-2: Public spaces, such as plazas, civic buildings, outdoor spaces, parks, and
gateway landscapes should be designed to be functional, accessible, attractive, safe and
comfortable.
In recognizing the significance of the intersection of Lincoln and Lemay
Avenues and needing to meet a requirement for storm water detention
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dwelling units. The building architecture reflects the Fort Collins Brewery building's modern
design vocabulary but with a strong urban typology.
Project concerns include site access from North Lemay Avenue and East Lincoln Avenue.
An existing median along North Lemay Avenue does not allow site access to north bound traffic.
If East Lincoln Avenue is built to current standards a median would need to be included
resulting in no site access to east bound traffic along East Lincoln Avenue. With no access to
east bound traffic along Lincoln and no site access to north bound traffic along Lemay the site
would be inaccessible. The project is submitting for a variance in order to include a left in along
East Lincoln Avenue. Since the property is zoned Industria is ric an supports industrial uses
i is essentia to provide effective truck access to this site. We understand that a property
owner on East Lincoln Avenue is working with the City of Fort Collin's in an effort to re-classify
East Lincoln Avenue as a two lane arterial. This project supports that effort as it would help
resolve the sites accessibility concerns.
The Fort Collins Brewery owners, Preview Architecture+planning and Apex Engineering
look forward to working closely with City Staff in an effort to receive project approval as swiftly
as possible.
1. Statement of appropriate City Plan Principles and Policies achieved by the proposed
plan.
a. Community Wide
Land Use
PRINCIPLE LU-1: Growth within the City will promote a compact
development pattern within a well-defined boundary.
PRINCIPLE LU-2: The City will maintain and enhance its character
and sense of place as defined by its neighborhoods, districts,
corridors, and edges.
The proposed site is zoned Industrial District, and is located at a significant traffic
intersection of Lincoln and Lemay Avenues. It has at its south property an existing bus
stop for public transportation. Further south of the property is a popular recreation area
(golf course). Just south of the golf course is an extensive recreation trail system. This
project could have proposed a simple industrial warehouse which would have met the
client's needs but would not have reinforced the potential vibrancy of this site. Such a
project would not have reinforced the significance of the intersection of Lincoln and
Lemay Avenues, it would not have reinforced the existing adjacent property uses in a
positive manner, it would not have catalyzed any future positive growth along Lincoln or
Lemay Avenues, the project would have simply taken advantage of a location.
The project however proposes a number of buildings with mixed uses,
significantly different from a simple warehouse. This leads to increased density and
diversity of users, and contributes to the vibrancy of place. It takes advantage of and
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771
YIITCTURE.
Fort Collins Brewery — Statement of Planning Objectives
Sept 12, 2008
Project - Fort Collins Brewery
Preview Arch itecture+Planning Project number— 2008-106
Statement of planning objectives
,ANNING
Project Description:
The Fort Collins Brewery project is proposed for a site located at the intersection of
North Lemay Avenue and East Lincoln Avenue. The site is at the north-west corner of this
intersection. Neighboring properties include the Bank of Colorado at the north east corner of
the intersection, a commercial property at the south west corner and a multi -family
development at the south east corner. A single story commercial project of multiple tenants is
located to the north of the proposed property. A single story self storage project is located to
the west of the proposed site and a golf course is located to the south of the proposed site. The
site is zoned Industrial District, the permitted uses of this zoning supports the proposed uses of
this project.
The proposed site allows the current Fort Collins Brewery to relocate and expand its
facility closer to the Old Town center, and much closer to Fort Collin's two other major
Breweries solidifying the breweries 'position' in the Fort Collins community.
The Fort Collins Brewery project includes two buildings. The first is the proposed Fort
Collins Brewery, a new facility for the rapidly growing Fort Collins Brewery. This building is
approximately 30,000 s.f. and includes the brewing facility, support office spaces, a community
meeting room, and restaurant. The building architecture reflects local agrarian vernacular in a
progressive modern manner rather than supporting the simple warehouse function that the
program demands. As such the proposed project supports and further enhances the Fort Collins
urban and community fabric. The building is anchored to its site with a pedestrian walkway
which connects to the city sidewalks, enhanced with a landscape plan which responds to the
building, site and city standards. The project responds its proximity to Old Town Fort Collins and
to the other major breweries by providing ample bike racks.
The second building is a mixed use project of approximately 31,500 square feet. This 4
story building includes retail space for local convenience services/offices and 12 residential
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