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HomeMy WebLinkAboutFORT COLLINS BREWERY - PDP - 32-08 - DECISION - MINUTES/NOTESPlanning & Zoning Board November 20, 2008 Page 11 Member Smith asked if the left -in off of Lincoln issue had been resolved. Aspen said they have submitted both an interim plan and an alternate plan partly because we don't know what the ultimate solution for Lincoln will be. Langenberger said in the interim they would have a full access point there. Lincoln is a considered a four -lane arterial and typically a four -lane arterial would have a median but in this case staff is considering not having a center median. It will be like Prospect between Shields and Taft Hill where there's a center turn lane to allow a place to pull in and turn. Motion: Member Stockover moved to approve the Fort Collins Brewery Project Development Plan, # 32- 08 and in support of his motion he adopts the Findings of FactlConclusion as contained on page 9 of the staff report. Member Wetzler seconded the motion. The motion was approved 6:0. Project: 1-251SH 392 Interchange Project, 1601 Process for COOT & FHWA Project Description: The City of Fort Collins and the Town of Windsor have decided topZceedh an accelerated environmental clearance process for the SH 39211-25 interchange improvements. The process underway is referred to as the 1601 process including environmental clearance under Categorical"Exclusion. In order to accelerate the construction of this much needed interchange, this process utilizes the North 1-25 Draft Environmental Impact Statement (DEIS) environmental data and "tight -diamond" interchange design. Fort Collins and Windsor staff members are working along with a nsuitant team to complete the 1601 requirements of the COOT and FKNY. of these requirements will allow the project to be desoed and ready for implementation when construction funding is available. Design funding in the amount of $1.9 million is available from COOT, subsequent to the COOT Transportation Commission approval of the 1601 package to be submitted on January 15th 2009. This process has been initiated to allow the much needed safety enhancements and improved traffic flow to be realized as soon as construction funding is available. Recommendation: Approval Staff presentation: Engineering staff member Ri Richter and Environmental Planner Denise Weston reported that the interchange at 1-25 and State Highway 392 located at exist 262 borders the west edge of the Town of Windsor and the southeastern limits of the City of Fort Collins. In recent years, due to an increasing number of drivers using that interchange; it is unable to handle the current traffic capacity and is operating at failing or near failing levels of services. Structurally the bridge is safe but the alignment of the interchange causes a lot of problems. Richter reported that COOT (Colorado Department of Transportation) has been working on 1-25 from Denver north to the Colorado state line including all the interchanges along that area. They've also been conducting an environmental study. They've completed a draft and open houses are currently Planning & Zoning Board November 20, 200B Page 10 sentences? Aspen said the I zone is the only zone district in the City of Fort Collins that allows a number of industrial processes that by their very nature may not be compatible with residential so it's an acknowledgement that's the case in the I zone district. It doesn't mean that, especially in this case, that is the situation. A brewery next to some lofts fits quite well. Smith said that it would be unlikely for someone to propose a "straight residential development." It would have to be a significant mixed -use component on the same campus —is that correct? Is that what happens when residential is allowed in the I Zone? Aspen said that's correct. Residential has to be above a non-residential use and in this case it is and cannot exceed 50% of the buildable floor area of the building. There will be two stories of retail and commercial personal business shops with residential units on the top two floors. Chair Schmidt asked that staff review the road improvements that will be made with this project. Will they be on Lincoln Street only? Engineering staff member Sheri Langenberger said this project, in the interim situation, will just be installing sidewalk on both road frontages. They are designing those frontages and will be escrowing funds (cash in lieu of construction) with the City. Chair Schmidt asked when the road Improvements would be made. Langenberger said it really needs to be done as a whole intersection improvement. Langenberger said that eventually Lemay is suppose to curve as it goes further north for an overpass or underpass at the railroad tracts. There will be some grade changes and other design considerations. Just as the bank across the street, who completed their sidewalks, but will complete curb and gutter later because of grade changes will be occurring later. Member Stockover asked what they envisioned for the convenience shopping center. Aspen said that convenience -shopping center is a defined use that is intended to serve the residential portion of the site or the surrounding area. Aspen said the shopping would be on the two lower levels below the dwelling units. Stockover said he's concerned that should it be a shop like 7-11 or such we would have too much traffic coming in and out. He wants to make sure we're not building something that would cause an impact to traffic flow at that intersection. Aspen said it's called convenience shopping center but it does not mean a 7-11 type store. It's a defined term that is very specific and the owner is contemplating things like a coffee shop, a bagel shop, a dentist office or an insurance office. They've performed a transportation impact study (TIS) as required and the TIS indicates they do not need warrants for any additional improvements to that area --they are not significantly contributing to traffic impact and they are providing adequate parking for all the uses. Member Rollins said when the TIS was done that piece of the study was done under specialty retail which is the lowest retail trip generator. It does not replicate a convenience store by any stretch of the imagination. If a convenience store goes in there, the traffic numbers will be much different than the TIS that was included in the Board's packet. How would we resolve that... is there a condition that needs to be considered? Applicant Peters said it's not their intention to use all the parking spots for a convenience store and take away from the brewery or the restaurant. They're looking for commercial uses that complement like a bagel shop or a coffee shop (low traffic generators.) They're not looking at 7-11 or Subway. Chair Schmidt asked where the coffee shop would be. Is it in the most western portion? Will people be coming in and going out from Lincoln to get there? Aspen said the entrance/exit it would be on the west side of the site. Planning & Zoning Board November 20, 2008 Page 9 Project: Fort Collins Brewery Project Development Plan, # 32-08 Project Description: This is a request to develop a 2.6 acre site at the northwest corner of Lincoln and Lemay Avenues which is currently vacant land. Two buildings are proposed: one 30,000 square foot light -industrial brewery building with a restaurant and tasting room and one 31,500 square foot mixed -use building with 15,000 square foot of retail and office uses on the first two levels and 12 dwelling units above. The property is located within City limits and is zoned (- Industrial District. Recommendation: Approval Hearing Testimony, Written Comments and Other Evidence Staff presentation: Senior Planner Anne Aspen reported this proposal is for a mixed -use building and a brewery (which is a light industrial building) that contains a restaurant and a tasting room. It's on 2.6-acre site on currently vacant land zoned I (Industrial) at the northwest corner of Lincoln and Lemay. Two buildings are proposed which are close to 30,000 square feet. Staff recommendation is for approval. Applicant Presentation: Applicant Tom Peters said that with his wife Jill he has owned the Fort Collins Brewery for about four years. They are presently located at 1900 E. Lincoln and some may recognize that as the old H.C. Berger Brewery. Over the last few years they've outgrown that facility and have been looking to move the brewery inside the city limits. They've found a great location at the northwest corner of Lincoln and Lemay close to the Poudre Bike Trail, close to the bus stop, and closer to what were calling the "craft brewers triangle" —something that Fort Collins is starting to become famous for. The brewery will be home to a restaurant inside the brewery separated by floor to ceiling glass wall looking out into production. The restaurant will offer local organic produce paired with beer to provide jobs for people in Fort Collins. There will be quite a few jobs created by this new structure. The building will also have several green features —we're looking at metal insulated foam panels, high efficiency insulation, brew house that reclaims the steam (heat energy that normally goes out the roof). They are also looking at a very unique air exchange system —outside air when it's cool at night to reduce or eliminate the need for air conditioning of the brewery. Their team of architects and engineers have worked hard to provide design that meets City requirements and also very aesthetically pleasing and unique. Public Input: None Board Questions: Member Smith referenced page 2 of the staff report where it referred to compliance with the I (Industrial) zone standards. In the purpose statement it talks about a variety of work processes — manufacturing, warehousing, distributing and it also talks about complementary and supporting uses such as convenience shopping, child care centers, and housing. It goes on to say at the very end of that paragraph that industrial and manufacturing processes used in this district may, by necessity, be characteristically incompatible with residential uses. How do you reconcile those two conflicting