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HomeMy WebLinkAboutLEMAY AVENUE CRAFT BREWERY & SELF-STORAGE FACILITY - PDP - PDP150009 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSFramework Plan Mor— Figure 16: Framew *Plan .._> +�� J � 1 �r JFMa I Oil il. ... `F1 I_ a FU'Um Yi.� D. a�allgnnrne lafrt� Irdwh^nl 4an �� � R_ fi• �1•µ.i ten.. 4..no. IIi ; l FRAMEWORK PLAN { r, A ON A.'..+.� Akin W Yw $"M i u& Oi q�uee, """Wftwrawr.w ==Mtrrlu..F .—ulln.tnw I .. Illr.r. =►rr1cop to& oimmm[ge.luwa� •M" boon" -,•11•- ! lyw,.1.IMMwI�ww�wwll fl�san�. ....r,...ilim"Mrya ©r�ul it 546"a .. A . aws. n..;l . ;�+•,�one 36 1 Northside Neighborhoods Plan 104 IV. CONCLUSIONS/RECOMMENDATIONS This study assessed the impacts of the Lemay Avenue Microbrewery & Self - Storage development on the short range (2020) street system in the vicinity of the proposed development. As a result of this analysis, the following is concluded: • The development of the Lemay Avenue Microbrewery & Self -Storage site is feasible from a traffic engineering standpoint. At full development, the Lemay Avenue Microbrewery & Self -Storage site will generate approximately 471 daily weekday trip ends, 20 morning peak hour trip ends, and 59 afternoon peak hour trip ends. • Current operation at the key intersections is acceptable with existing control and geometry. • Figure 10 shows a schematic of the short range (2020) geometry. The eastbound right -turn volumes, at the Lemay/Buckingham intersection, indicate the need for a right -turn lane. The eastbound right-tum lane may not be required when Lemay Avenue reverts to a local street classification. Since Lemay Avenue will cant' traffic volumes commensurate with that of an arterial street, northbound and southbound left -turn lanes are required at the Lemay/Buckingham intersection with the current traffic volumes. It is suggested that the practical difficulties of building these auxiliary lanes be the subject of City and developer discussions as the proposed Lemay Avenue Microbrewery & Self -Storage project proceeds through the City development review process. • In the short range (2020) future, given development of the Lemay Avenue Microbrewery & Self -Storage and an increase in background traffic, the Lincoln/Lemay, Lemay/Buckingham, Buckingham/Site Access, and Lemay/Vine intersections will meet the City of Fort Collins Motor Vehicle LOS Standard, except for the Lemay/Vine and Lemay/Buckingham intersections in the afternoon peak hour. At the Lemay/Vine intersection, the calculated delay for the afternoon peak hour westbound left -turn will be commensurate with level of service F. However, this project does not have a significant negative impact at the Lemay/Vine intersection since the project traffic causes less than a two percent increase in the intersection delay. At the Lemay/Buckingham intersection, the calculated delay for the afternoon peak hour eastbound and westbound approaches is commensurate with level of service F with and without the northbound and southbound left -turn lanes on Lemay Avenue and the eastbound right -turn lane on Buckingham Street. Although the Lemay/Buckingham intersection operates at this level of service, a signal is not likely in the short range (2020) future. In an urban environment along arterial streets, this level of delay is normal during the peak hours at stop sign controlled intersections. • Acceptable level of service is achieved for pedestrian, bicycle, and transit modes based upon the measures in the multi -modal transportation guidelines. ��'LDELICH Lemay Avenue Microbrewery & Self -Storage TIS, July 2015 rASSOCIATES Page 24 103 City of Fort Collins Traffic Operations staff has developed the base condition. The base condition is described as the current traffic (2012) plus traffic from those development projects that have a commitment at this intersection. Figure 7 shows the base condition peak hour traffic. Table 3 shows the operation at the Vine/Lemay intersection with the base condition traffic and using the 2000 Highway Capacity Manual techniques. In the morning and afternoon peak hours, this intersection meets the overall level of service criteria. Therefore, under the base condition, there is not an APF issue at this intersection. Figure 9 shows the base condition plus the site traffic at the Vine/Lemay intersection. Table 4 shows the base condition plus site traffic operation at the Vine/Lemay intersection. In the morning and afternoon peak hours, this intersection continues to meet the overall level of service criteria. Therefore, there is not an APF issue at this intersection. Pedestrian Level of Service Appendix G shows a map of the area that is within 1320 feet of the Lemay Avenue Microbrewery & Self -Storage development. There are two pedestrian destinations within 1320 feet of the Lemay Avenue Microbrewery & Self -Storage development. These are: 1) the residential area to the northeast of this site and 2) future residential to the southeast (if approved). The Lemay Avenue Microbrewery & Self -Storage site is located within an area termed as "transit corridor," which sets the level of service threshold at LOS B for directness and security and LOS C for all other measured categories. Pedestrian level of service is achieved. The Pedestrian LOS Worksheet is provided in Appendix G. Bicycle Level of Service Appendix G shows a map of the area that is within 1320 feet of the Lemay Avenue Microbrewery & Self -Storage development. There is one bicycle destination within 1320 feet of the Lemay Avenue Microbrewery & Self -Storage development, the commercial to the south. The Bicycle LOS Worksheet is provided in Appendix G. The minimum level of service for this site is C. This site is connected to bike lanes on Lemay Avenue and Buckingham Street. Therefore, it is concluded that level of service A can be achieved. Transit Level of Service This area of Fort Collins is served by Transfort Routes 5 and 14. DELICH ASSOCIATES Lemay Avenue Microbrewery & Self -Storage TIS, July 2015 Page 23 102 TABLE 4 Short Range (2020) Total Peak Hour Operation Intersection Movement Level of Service,-; AM. PM Lemay/Lincoln (signal) EB LT D D EB T E (65.3 secs) D EB RT D D EB APPROACH E (61.0 secs) D WB LT D D WB T D E (57.3 secs) WB RT D D WB APPROACH D D NB LT C B NB T B D NB RT B B NB APPROACH B D SB LT B E (62.1 secs) SB T B A SB RT A A SB APPROACH B B OVERALL C D Lemay/Buckingham (stop sign) EB LT/T/RT C F (79.4 secs) WB LT/T/RT E (49.1 secs) F (237.9 secs) NB LT/T/RT B (10.4 secs) A (9.9 secs) SB LT/T/RT A (8.3 secs) B (11.5 secs) Lemay/Buckingham (stop sign) (With NB & SB LT -lanes and EB RT-lane) EB LT/T E (47.1 secs) F (168.8 secs) EB RT C C EB APPROACH C D WB LT/T/RT E (46.5 secs) F (156.5 secs) NB LT B (10.4 secs) A (9.9 secs) SB LT A (8.3 secs) B (11.5 secs) Buckingham/Site Access (stop sign) NB LT/RT A A WB LT/T A A (signal) L gnal) ne" EB LT D C EB T/RT D D EB APPROACH D D WB LT E (61.3 secs) F (176.4 secs) WB T/RT D D WB APPROACH D E (72.5 secs) SB LT/T/RT B D NB LT/T/RT B C OVERALL C D --//iLDELICH 1 � �==ASSOCIATES Lemay Avenue Microbrewery & Self -Storage TIS, July 2015 Page 22 101 without the northbound and southbound left -turn lanes on Lemay Avenue, and the eastbound right-tum lane on Buckingham Street. In an urban environment along arterial streets, this level of delay is normal during the peak hours. The addition of the northbound and southbound left -turn lanes on Lemay Avenue results in a calculated reduction in delay on the minor street legs at this intersection. The calculated delay on the west leg of Buckingham Street is further reduced with the eastbound right-tum lane. The calculated delay on the west leg of Buckingham Street is further reduced with the eastbound right - turn lane. However, there is no change in the calculated delay to the northbound and southbound legs on Lemay Avenue. This is counter -intuitive. The analyses show zero delay to the through movements even though there is delay shown for the left -turn movements. It is acknowledged that the through traffic on Lemay Avenue would be delayed without the left-tum lanes whenever a left -turning vehicle is present. However, this is not reflected in the calculated delay for the Lemay Avenue legs as shown in Table 3. Using the traffic volumes shown in Figure 9, the key intersections operate in the short range (2020) total condition as indicated in Table 4. Calculation forms for these analyses are provided in Appendix F. The key intersections operate similar to the background operation with existing control and geometry in the morning and afternoon peak hours. At the LemayNine intersection, the calculated delay for the afternoon peak hour westbound left -turn will be commensurate with level of service F. However, this project does not have a significant negative impact at the LemayNine intersection since the project traffic causes less than a two percent increase in the intersection delay. At the Lemay/Buckingham intersection, the analyses were conducted with and without the eastbound right -turn lane on Buckingham Street and the northbound and southbound left - turn lanes on Lemay Avenue. The calculated delay for the eastbound and westbound approaches during the afternoon peak hour is commensurate with level of service F with and without the additional lanes. In an urban environment along arterial streets, this level of delay is normal during the peak hours. The addition of the northbound and southbound left -turn lanes on Lemay Avenue results in a calculated reduction in delay on the minor street legs at this intersection. However, there is no change in the calculated delay to the northbound and southbound legs on Lemay Avenue. This is counter -intuitive. The analyses show zero delay to the through movements even though there is delay shown for the left-tum movements. It is acknowledged that the through traffic on Lemay Avenue would be delayed without the left-tum lanes whenever a left -turning vehicle is present. However, this is not reflected in the calculated delay for the Lemay Avenue legs as shown in Table 4. Vine/Lemay Adequate Public Facilities Proposed developments in Northeast Fort Collins are required to address the operation at the Vine/Lemay intersection. This intersection has operational and geometric constraints that may create an adequate public facilities (APF) issue. Succinctly, if this intersection does not meet the overall level of service (LOS) criteria, then a development may add traffic such that the overall intersection delay is not increased by more than 2 percent over the base condition. The intersection falls under the operational criteria of "All other areas." In this area, acceptable operation at signalized intersections during the peak hours is defined as level of service D or better for the overall intersection. ELICH Lemay Avenue Microbrewery & Self -Storage TIS, July 2015 i . FASSOCIATES Page 21 100 TABLE 3 Short Range (2020) Background Peak Hour Operation Intersecthon; Movement.- Level of,Servllce'- , .. Lemay/Lincoln (signal) EB LT D D EB T E (65.3 secs) D EB RT D D EB APPROACH E (61.0 secs) D WB LT D D WB T D E (57.3 secs) WB RT D D WB APPROACH D D NB LT C B NB T B D NB RT B B NB APPROACH B D SB LT B D SB T B A SB RT A A SB APPROACH B B OVERALL C D Lemay/Buckingham (stop sign) EB LT/T/RT C E (45.9 secs) WB LT/T/RT E (46.1 secs) F (169.6 secs) NB LT/T/RT B (10.3 secs) A (9.7 secs) SB LT/T/RT A (8.3 secs) B (11.5 secs) Lemay/Buckingham (stop sign) (With NB & SB LT -lanes and EB RT-lane) EB LTfr E (45.7 secs) F (131.1 secs) EB RT C C EB APPROACH C D WB LTlr/RT E (44.3 secs) F (135.5 secs) NB LT B (10.3 secs) A (9.7 secs) SB LT A (8.3 secs) B (11.5 secs) (siggnal)gnal) sine L EB LT D C EB T/RT D D EB APPROACH D D WB LT E (60.8 secs) F (176.4 secs) WB T/RT D D WB APPROACH D E (72.5 secs) SB LT/T/RT B D NB LT/T/RT B C OVERALL C D !--WI LDELICH f —ASSOCIATES Lemay Avenue Microbrewery & Self -Storage TIS, July 2015 Page 20 to a local street classification. Therefore, it is recommended that the south curb of Buckingham Street (adjacent to this site) not be widened to provide a right-tum lane. Rather, the on -street parking lane and the bike lane be used (and striped) to provide for the right -turning motor vehicle traffic and the bike traffic. This will require temporary elimination of the on -street parking adjacent to this site. The eastbound left -turn and through movements will be in the same lane, which will approximately align with the existing east leg of Buckingham Street. This will require widening on the north side of the west leg of Buckingham Street. Design details will be prepared by the project civil engineer. Since Lemay Avenue does/will cant' traffic volumes commensurate with that of an arterial street, Figure 10 shows that a northbound and a southbound left -turn lane is required at the Lemay/Buckingham intersection. These left -turn lanes are required with the current traffic volumes. It is doubtful that these left-tum lanes will be required when this segment of Lemay Avenue reverts to the local street classification. That said, implementation of these left-tum lanes would require widening Lemay Avenue, south and north of the subject intersection. This may require additional right-of-way to accomplish the widening. As noted in the "Operation Analysis" section, the addition of the northbound and southbound left -turn lanes results in a calculated reduction in delay on the minor street legs at the Lemay/Buckingham intersection. It is suggested that the practical difficulties of building these left -turn lanes be the subject of City and developer discussions as the proposed Lemay Avenue Microbrewery & Self -Storage project proceeds through the City development review process. The traffic volume on this segment of Lemay Avenue may approach/exceed the upper end of the range for a two-lane arterial street. However, since this segment of Lemay Avenue will revert to a local street in the future, it is likely that it will not be widened. Operation Analysis Operation analyses were performed at the key intersections. The operation analyses were conducted for the short range analysis, reflecting a year 2020 condition. In the intersection operation tables, the calculated delay for each movement/leg is provided when the level of service falls in the LOS E/F categories. Using the short range (2020) background peak hour traffic volumes, the key intersections operate as indicated in Table 3. The background traffic analyses at the Lemay/Buckingham intersection were run with the existing geometry on Buckingham Street and Lemay Avenue. It was also run with the geometry shown in Figure 10. Calculation forms for these analyses are provided in Appendix E. The key intersections operate acceptably with existing control and geometry in the morning and afternoon peak hours, except for the LemayNine and Lemay/Buckingham intersections in the afternoon peak hour. At the LemayNine intersection, the calculated delay for the afternoon peak hour westbound left -turn will be commensurate with level of service F. At the Lemay/Buckingham intersection, the calculated delay for the afternoon peak hour eastbound and westbound approaches is commensurate with level of service F with and `DELICH Lemay Avenue Microbrewery & Self -Storage TIS, July 2015 i r ASSOCIATES Page 19 98 Buckingham - Existing Lane - Proposed Lane c m 0 J SHORT RANGE (2020) GEOMETRY �I,LDELICH j 1rASSOCIATES Vine Lincoln N Figure 10 Lemay Avenue Microbrewery & Self -Storage TIS, July 2015 Page 18 Buckingham 36/99- 4/9 �— AM/PM o 0 119/135 ICO fID tD �— 265/221 J + � 129/112 13/25 T .( 156/300 0 ce) It Cc 991119� i. m 0 w M LO O C �_ 0/2 f— 63/63 9/22 I a0 11! f 2/4 2/3 ,J / /— 5/5 (� I N 1/6 35/108 v L CD U) N N U U Q N W 0 rn LO m t 129/275 O1 In-201/328 + 122/204 44/1681J 208/309 128/240 m v P.- -N m m N SHORT RANGE (2020) TOTAL PEAK HOUR TRAFFIC vine Lincoln N Figure 9 �,//,"DELICH Lemay Avenue Microbrewery & Self -Storage TIS, July 2015 f ' rASSOCIATES Page 17 96 Buckii SITE GENERATED PEAK HOUR TRAFFIC -�JLDELICH -7, [—ASSOCIATES 'ine icoln N Figure 8 Lemay Avenue Microbrewery & Self -Storage TIS, July 2015 Page 16 95 Regional Transportation Plan, engineering judgment, and various traffic studies prepared for this area of Fort Collins. Based upon these sources, it was determined that the traffic volumes would increase by approximately 1.0 percent per year. The Waterfield, Woodward Governor, and Capstone developments were added to the background traffic. The LemayNine intersection traffic was increased due to approved projects in the area that are yet to be built or built out. This data was provided by Fort Collins City staff. Trip Assignment Trip assignment is how the generated and distributed trips are expected to be loaded on the street system. The assigned trips are the resultant of the trip distribution process. Using the trip distribution shown in Figure 6, Figure 8 shows the assignment of the site generated peak hour vehicle traffic. The site generated vehicle traffic was combined with the background traffic to determine the total forecasted vehicle traffic at the key intersections. Figure 9 shows the short range (2020) total peak hour vehicle traffic at the key intersections. Signal Warrants As a matter of policy, traffic signals are not installed at any location unless warrants are met according to the Manual on Uniform Traffic Control Devices. For the streets in the vicinity of the Lemay Avenue Microbrewery & Self -Storage development, four hour and/or eight hour signal warrants are applicable. These warrants require much data and are applied when the traffic is actually on the area street system. It is acknowledged that peak hour signal warrants should not be applied, but since the peak hour forecasts are readily available in a traffic impact study, it is reasonable to use them to get an idea whether other signal warrants may be met. If peak hour signal warrants will not be met at a given intersection, it is reasonable to conclude that it is not likely that other signal warrants would be met. If peak hour signal warrants are met, it merely indicates that further evaluation should occur in the future as the development occurs. However, a judgment can be made that some intersections will likely meet other signal warrants. Using the short range (2020) total peak hour traffic (Figure 9), the Lemay/Buckingham stop sign controlled intersection will meet the lower threshold volume for the minor street approach (100 vehicles) during the afternoon peak hour. The short range (2020) total peak hour warrant is provided in Appendix D. However, other signal warrants will not be met. It is not likely that the Lemay/Buckingham intersection will be signalized. Geometry Figure 10 shows a schematic of the short range (2020) geometry. The eastbound right -turn volumes, at the Lemay/Buckingham intersection, indicate the need for a right - turn lane. The eastbound right4um lane may not be required when Lemay Avenue reverts ��jLDELICH Lemay Avenue Microbrewery 6 Self -Storage TIS, July 2015 =ASSOCIATES Page 15 94 LOIno c 119/135 `° cD 1O �- 265/221 1 � 129/112 13125 1 (� Vine 156/300 i 99/119 v m C N N w C \ � 0/2 f 2/4 2/3 Buckingham 513 1/6 30/90za co N f— AM/PM LO c0 (D f00 128/273 LN rn n f 201/328 122/204 - 43/165 1 Lincoln 208/309 i 128/240 n 'M G M m m N M co E a) J N SHORT RANGE (2020) BACKGROUND PEAK HOUR TRAFFIC Figure 7 -m-�/ L—DELICH Lemay Avenue Microbrewery & Self -Storage TIS, July 2015 j rASSOCIATES Page 14 rk! 5% 0 LO NOM N Vine 30% Buckingham I 10% JH LincolnLO S% 0 v TRIP DISTRIBUTION -/4DELICH rASSOCIATES SCALE: 1 "=600' Figure 6 Lemay Avenue Microbrewery & Self -Storage TIS, July 2015 Page 13 92 TABLE 2 Trip Generation p , s ° `" " " USe ' " SIZe �AWDTE Trips AM�PeakWN6 ' ' ' ,"TM PM Peak Ho;;Qt RaM 0" Rate Out Rated .in Rate Oulu` W� Self -Storage 151 Mini -warehouse 104.9 KSF 2.50 262 0.08 8 0.06 6 0.13 13 0.13 14 Microbrewery N/A Brew House 6 Employees N/A 18 N/A 6 N/A 0 N/A 0 N/A 6 110 Light Industrial 5.052 KSF 6.97 35 0.81 4 0.11 1 0.12 1 0.85 4 Average 27 5 1 1 5 925 Drinking Place 2.285 KSF N/A 182 NIA N/A N/A N/A 7.48 17 3.86 9 Total 471 -rt 13 7 31 28 --//,L—DELICH f=ASSOCIATES Lemay Avenue Microbrewery & Self -Storage TIS, July 2015 Page 12 4 Y t4 D, YDOXCc occOcc "T SCALE: 1"=100' -'Lg- 1 41; M U RUM, Eli KIV % 4 :1 "Q 2) L If I J1 V Ill t I IT 411 1 ULF! SITE PLAN Figure 5 DELI CH Lemay Avenue Microbrewery & Self -Storage TIS, July 2015 Page 11 771 [-ASSOCIATES 90 III. PROPOSED DEVELOPMENT Lemay Avenue Microbrewery & Self -Storage is a proposed commercial development. Figure 5 shows a site plan of Lemay Avenue Microbrewery & Self - Storage. Lemay Avenue Microbrewery & Self -Storage is proposed as an approximately 8,200 square foot microbrewery with taproom and approximately 104,575 square feet in a self -storage facility. Primary access to Lemay Avenue Microbrewery & Self -Storage will be via a full -movement access to/from Buckingham Street. The short range analysis (Year 2020) includes development of the Lemay Avenue Microbrewery & Self - Storage site and an appropriate increase in background traffic, due to normal growth, and other approved or expected developments in the area. Trip Generation Trip generation is important in considering the impact of a development such as this upon the existing and proposed street system. A compilation of trip generation information contained in Trip Generation, 9th Edition, ITE was used to estimate trips that would be generated by the self -storage portion of this site. For the self -storage, Land Use Code 151 — Mini -warehouse was used. Since "microbrewery" is not a land use category contained in the cited reference, a combination of trip generation sources was used. The Microbrewery will have a taproom at 2,285 square feet and a brew house at 5,052 square feet. For the taproom, Land Use Code 925 - Drinking Place was used from the cited reference. For the brew house portion of the Microbrewery, it assumed that a maximum of 6 employees would work in the brew house based upon the information from research (3 trips per day per employee & all ingress in AM and egress in PM). This employee trip generation was compared to Land Use Code 110 - Light Industrial. Since the trip generation was comparable, an average of the two was used. Table 2 shows the daily and peak hour trip generation for Lemay Avenue Microbrewery & Self - Storage. Full development of Lemay Avenue Microbrewery & Self -Storage resulted in 471 daily weekday trip ends, 20 morning peak hour trip ends, and 59 afternoon peak hour trip ends. Trip Distribution Trip distribution for the Lemay Avenue Microbrewery & Setf-Storage was based on existing/future travel patterns, land uses in the area, consideration of trip attractions/ productions in the area, and engineering judgment. Figure 6 shows the trip distribution for the short range (2020) analysis future. The trip distribution was agreed to by City of Fort Collins staff in the scoping emails. Background Traffic Projections Figure 7 shows the short range (2020) background peak hour traffic projections. These forecasts assume that the current street network exists in this area. Background traffic projections for the short range were obtained by reviewing the North Front Range �—W,Zk—DELICH Lemay Avenue Microbrewery & Self -Storage TIS, July 2015 17.1ASSOCIATES Page 10 89 Lemay/Buckingham intersection in the afternoon peak hour. At the Lemay/Buckingham intersection, the calculated delay in the afternoon peak hour westbound approach was commensurate with level of service F. At the Lemay/Vine intersection, the calculated delay for the afternoon peak hour eastbound left turns was commensurate with level of service E. A description of level of service for signalized and unsignalized intersections from the 2010 Highway Capacity Manual is provided in Appendix C. Table 4-3 (revised per staff comments regarding type of intersection) showing the Fort Collins Motor Vehicle LOS Standards (Intersections) are also provided in Appendix C. This site is in an area termed "all other areas" on the Fort Collins Structure Plan. In areas termed "all other areas," acceptable overall operation at signalized intersections during the peak hours is defined as level of service D or better. At signalized intersections, acceptable operation of any leg and any movement is level of service E. At arterial/arterial and arterial/collector or local stop sign controlled intersections, acceptable operation is considered to be at level of service E. At collector/local stop sign controlled intersections, acceptable operation is considered to be at level of service C for any approach leg. Pedestrian Facilities There are sidewalks along Lincoln Avenue adjacent to developed properties. There are sidewalks along the west side of Lemay Avenue, between Lincoln Avenue and Vine Drive. There are sidewalks along the east side of Lemay Avenue, south of Lincoln Avenue. There is sidewalk/curb/gutter on the south side of Buckingham Street along the frontage of the property to the west of this site. It is expected that as properties in this area are developed or redeveloped, sidewalks will be installed as part of the street/property infrastructure. Bicycle Facilities Bicycle lanes exist along Lincoln Avenue, Lemay Avenue, Buckingham Street, and Vine Drive within the study area. The bike lane on the south side of Buckingham Street, adjacent to the property to the west of the site, is 10-11 feet wide. This segment appears to have on -street parking. Transit Facilities Currently, this area of Fort Collins is served by Transfort routes 5 and 14. —�� `DELICH 1 �=ASSOCIATES Lemay Avenue Microbrewery & Self -Storage TIS, July 2015 Page 9 TABLE 1 Current Peak Hour Operation Intersection MovemeriAt.,, of.Service .:, Lemay/Lincoln (signal) EB LT D D EB T E (57.1 secs) D EB RT A D EB APPROACH D D WB LT D D W B T D E (56.4 secs) WB RT A D WB APPROACH D D NB LT A A NB T B B NB RT A A NB APPROACH B B SB LT A B SB T B A SB RT A A SB APPROACH B A OVERALL C C Lemay/Buckingham (stop sign) EB LT/T/RT C C WB LTIT/RT D F (69.2 secs) NB LT/T/RT A A SB LT/T/RT A B L (siggnal)gnal) sine EB LT C D EB T/RT D D EB APPROACH D D WB LT D E (55.7 secs) WB T/RT D D WB APPROACH D D SB LTrr/RT A A NB LTMRT A A OVERALL B C --/�,--DELICH 1ASSOCIATES Lemay Avenue Microbrewery & Self -Storage TIS, July 2015 Page 8 87 0 `OTC �881115 N I� v f 172/155 f 1 �, 43/53 6/13 1 Vine 119/194 I I 74/100 0) N N Go N \ `R N_ O r ' ` 0/2 f 2/4 J + 2/3 Buckingham 412 1/6 i 28/86 o m r R'R - v � M 0 o o N coo 851227 m CIO I J + f 133/233 49/136 /— 2291771� Lincoln 173/188 83/183 N , N m r �M f0 �- AM/PM E J BALANCED/ADJUSTED RECENT PEAK HOUR TRAFFIC -//L-DELICH rASSOCIATES N Figure 4 Lemay Avenue Microbrewery & Self -Storage TIS, July 2015 Page 7 0 f M � 881115 N f 172/155 f 43/53 6/13 1 119/194 74/100 M Cif N N U) N_ CD0/2 f to 2/4 Z/3 Buckingham 4/2 ) f I 1/6 i o 00 rn 27/87 a g �Lo Vine N co 0 w m 87/228 CD Co I i — 1331233 49/136 �J 30178 `— 1 f Lincoln 173/188 i 83/183 r v N N M � M 1 � �— AM/PM E a� J RECENT PEAK HOUR TRAFFIC w�JLDELICH 1 [—ASSOCIATES N Figure 3 Lemay Avenue Microbrewery & Self -Storage TIS, July 2015 Page 6 85 section. At the Lemay/Lincoln intersection, Lincoln Avenue has an eastbound and a westbound left -turn lane, a through lane in each direction, and an eastbound and a westbound right -turn lane. The posted speed limit in this area of Lincoln Avenue is 35 mph. Buckingham Street is to the north of the proposed Lemay Avenue Microbrewery & Self -Storage site. It is an east -west street classified as a two-lane collector according to the Fort Collins Master Street plan. Currently, Buckingham Street has a two-lane cross section. At the Lemay/Buckingham intersection, Buckingham Street has all eastbound and westbound movements combined into single lanes. The east and west legs of Buckingham Street are offset by approximately 18 feet at the Lemay/ Buckingham intersection. West of Lemay Avenue, Buckingham Street is approximately 32 feet wide. East of Lemay Avenue, Buckingham Street is approximately 18 feet wide. The posted speed limit in this area on Buckingham Street is 30 mph, west of Lemay Avenue and 25 mph, east of Lemay Avenue. Vine Drive is to the north of the proposed Lemay Avenue Microbrewery & Self - Storage site. It is an east -west street classified a two-lane collector according to the Fort Collins Master Street plan. Currently, Vine Drive has a two-lane cross section. At the Lemay/Vine intersection, Vine Drive has an eastbound and a westbound left-tum lane and a through/right-turn lane in each direction. The posted speed limit in this area of Vine Drive is 35 mph, west of Lemay Avenue and 45 mph, east of Lemay Avenue. Existing Traffic Figure 3 shows recent peak hour traffic counts at the Lemay/Lincoln, Lemay/ Buckingham, and Lemay/Vine intersections. The traffic counts at the Lemay/Lincoln intersection were obtained in April 2014 by the City of Fort Collins. The traffic counts at the Lemay/Vine intersection were obtained in May 2014 by the City of Fort Collins. The traffic counts at the Lemay/Buckingham intersection were obtained in April 2015. Raw traffic count data are provided in Appendix B. Since the counts were done on different days, the counts were adjusted/balanced. The adjusted/balanced recent peak hour traffic is shown in Figure 4. The Lemay/Vine intersection counts were not adjusted, since they are the basis of the Adequate Public Facilities analysis. Existing Operation The Lemay/Lincoln, Lemay/Buckingham, and LemayNine intersections were evaluated using techniques provided in the 2010 Highway Capacity Manual and 2000 Highway Capacity Manual (for Lemay/Vine intersection). Calculation forms are provided in Appendix C. Using the morning and afternoon peak hour traffic shown in Figure 4, the peak hour operation and the calculated delay for levels of service E & F are shown in Table 1. The key intersections will meet the City of Fort Collins Motor Vehicle LOS Standard during in the morning and afternoon peak hours, except the &m-_DELICH Lemay Avenue Microbrewery & Self -Storage TIS, July 2015 rASSOCIATES Page 5 84 Buckingham - -Denotes Lane + I + m E aD J Vine Lincoln EXISTING INTERSECTION GEOMETRY m--�JLDELICH [—ASSOCIATES d Figure 2 Lemay Avenue Microbrewery & Self -Storage TIS, July 2015 Page 4 83 �, E Lemay Avenue M icrobrewery U & Self Storage SITE LOCATION --/1--DELICH rASSOCIATES Vine Lincoln Mu SCALE: 1 "=2000' Figure 1 Lemay Avenue Microbrewery & Self -Storage TIS, July 2015 Page 3 82 II. EXISTING CONDITIONS The location of Lemay Avenue Microbrewery & Self -Storage is shown in Figure 1. It is important that a thorough understanding of the existing conditions be presented. Land Use Land uses in the area are primarily commercial and residential. There are residential uses to the northeast and southeast (future) of the site. There are commercial uses to the south and west of the site. The center of Fort Collins lies to the southwest of the proposed Lemay Avenue Microbrewery & Self -Storage site. Land adjacent to the site is flat (<2% grade) from a traffic operations perspective. Roads The primary streets near Lemay Avenue Microbrewery & Self -Storage site are Lemay Avenue, Lincoln Avenue, Buckingham Street, and Vine Drive. The existing geometry at the key intersections is shown in Figure 2. Lemay Avenue is to the east of (adjacent to) the proposed Lemay Avenue Microbrewery & Self -Storage site. It is a north -south street classified as a four -lane arterial according to the Fort Collins Master Street Plan. North of Lincoln Avenue, the four -lane arterial classification assumes that Lemay Avenue will have a grade separation over Vine Drive. The segment of Lemay Avenue, adjacent to this site, is classified as a local street. It is not known when the Lemay Avenue grade separation will occur. Until that happens, Lemay Avenue does/will carry volumes commensurate with that of an arterial street. Currently, Lemay Avenue has a four -lane cross section, south of Lincoln and a two-lane cross section, north of Lincoln. At the Lemay/Lincoln intersection, Lemay Avenue has a northbound and a southbound left -turn lane, a through lane in each direction, and a northbound right -turn lane. While not marked with a right-tum arrow, the bike lane on the west side of Lemay Avenue widens to a 12 foot lane (approximately 105 feet long). This lane appears to be a shared motor vehicle/ bicycle lane. It functions as a southbound right-tum lane. At the Lemay/Buckingham intersection, Lemay Avenue has all northbound and southbound movements combined into single lanes. At the Lemay/Vine intersection, Lemay Avenue has all northbound and southbound movements combined into single lanes. The Lemay/Lincoln and Lemay/Vine intersections have signal control. The Lemay/Buckingham intersection has stop sign control on Buckingham Street. The posted speed limit in this area of Lemay Avenue is 35 mph, south of Lincoln Avenue, 30 mph from Lincoln to Vine Drive, and 35 mph, north of Vine Drive. Lincoln Avenue is to the south of the proposed Lemay Avenue Microbrewery & Self -Storage site. It is an east -west street classified as a two-lane arterial according to the Fort Collins Master Street plan. Currently, Lincoln Avenue has a two-lane cross LDELICH Lemay Avenue Microbrewery & Self -Storage TIS, July 2015 (=ASSOCIATES Page 2 81 I. INTRODUCTION This intermediate transportation impact study (TIS) addresses the capacity, geometric, and control requirements at and near the proposed Lemay Avenue Microbrewery & Self -Storage. The proposed Lemay Avenue Microbrewery & Self -Storage is located in the southwest quadrant of the Lemay/Buckingham intersection in Fort Collins, Colorado. During the course of the analysis, numerous contacts were made with the project civil engineer/planner (JR Engineering) and the Fort Collins Traffic Engineering staff. This study generally conforms to the format set forth in the Fort Collins transportation impact study guidelines contained in the "Larimer County Urban Area Street Standards" (LCUASS). Appendix A contains the Transportation Impact Study Base Assumptions form and related attachments for the Lemay Avenue Microbrewery & Self -Storage. The study involved the following steps: • Collect physical, traffic, and development data; • Perform trip generation, trip distribution, and trip assignment; • Determine peak hour traffic volumes; • Conduct capacity and operational level of service analyses on key intersections; • Analyze signal warrants; • Conduct level of service evaluation of pedestrian, bicycle, and transit modes of transportation. L--W1 —DELICH =ASSOCIATES Lemay Avenue Microbrewery & Self -Storage TIS, July 2015 Page 1 LIST OF FIGURES 1. Site Location............................................................................................................. 3 2. Existing Intersection Geometry ..................................................................................4 3. Recent Peak Hour Traffic.......................................................................................... 6 4. Balanced/Adjusted Recent Peak Hour Traffic........................................................... 7 5. Site Plan..................................................................................................................11 6. Trip Distribution.......................................................................................................13 7. Short Range (2020) Background Peak Hour Traffic................................................14 8. Site Generated Peak Hour Traffic...........................................................................16 9. Short Range (2020) Total Peak Hour Traffic...........................................................17 10. Short Range (2020) Geometry ................................................................................ 18 APPENDICES A. Base Assumptions Packet B. Recent Peak Hour Traffic C. Current Peak Hour Operation/Level of Service Descriptions/Fort Collins LOS Standards D. Signal Warrant E. Short Range (2020) Background Peak Hour Operation F. Short Range (2020) Total Peak Hour Operation G. Pedestrian/Bicycle Level of Service — /,'L—DELICH Lemay Avenue Microbrewery & Self -Storage TIS, July 2015 rASSOCIATES V9 TABLE OF CONTENTS I. INTRODUCTION........................................................................:...............................1 II. EXISTING CONDITIONS..........................................................................................2 LandUse.........................................................................................................................2 Roads.............................................................................................................................. 2 ExistingTraffic................................................................................................................. 5 ExistingOperation...........................................................................................................5 Pedestrians Facilities...................................................................................................... 9 BicycleFacilities...................................................................................:..........................9 TransitFacilities.............................................................................................................. 9 III. PROPOSED DEVELOPMENT...............................................................................10 TripGeneration............................................................................................................. 10 TripDistribution............................................................................................................. 10 Background Traffic Projections..................................................................................... 10 TripAssignment............................................................................................................15 SignalWarrants.............................................................................................................15 Geometry......................................................................................................................15 OperationAnalysis........................................................................................................19 Vine/Lemay Adequate Public Facitlies.......................................................................... 21 Pedestrian Level of Service........................................................................................... 23 BicycleLevel of Service................................................................................................ 23 Transit Level of Service................................................................................................. 23 IV. CONCLUSIONS/RECOMMENDATIONS..............................................................24 LIST OF TABLES 1. Current Peak Hour Operation.................................................................................... 8 2. Trip Generation.......................................................................................................12 3. Short Range (2020) Background Peak Hour Operation .......................................... 20 4. Short Range (2020) Total Peak Hour Operation..................................................... 22 —�� LDELICH Lemay Avenue Microbrewery & Self -Storage TIS, July 2015 7, FASSOCIATES 78 LEMAY AVENUE MICROBREWERY & SELF -STORAGE TRANSPORTATION IMPACT STUDY FORT COLLINS, COLORADO JULY 2015 Prepared for: JR Engineering 2900 South College Avenue, Suite 3D Fort Collins, CO 80525 Prepared by: DELICH ASSOCIATES 2272 Glen Haven Drive Loveland, CO 80538 Phone: 970-669-2061 FAX: 970-669-5034 Project #1512 77 23. Do you have any plans for parking overflow? A. At this time, we expect any overflow parking to be parallel parking on Buckingham. 24. How does the size of the micro -brewery compare to Equinox Brewery? A. The Equinox Tap Room is about 4,500 square feet and our Tap Room will be about 2,700 square feet. 25. What about the prairie dogs? A. We have submitted an Ecological Characterization Study to the City. Our preliminary finding is that since we are under 50 acres, we are allowed by the Land Use Code to undertake humane eradication. 26. What is your timeframe for moving forward from here? A. We anticipate making a submittal of a Project Development Plan (P.D.P.) to the City in July. We would then hope to have our public hearing with the Planning and Zoning Board in the Fall. We hope to have our Final Plan recorded in the Winter so we can break ground in the Spring of 2016. E 76 17. What about the height of the 3-story self -storage building? A. This building will be 35 feet to the top. This will be lower than the existing building to the west. 18. Is the Conceptual Review site plan available on the web? A. Yes, all our Conceptual Review documents are on the City's website. 19. Will other property owners be responsible for widening Buckingham? A. Yes, Colorado Iron and Metal and New Belgium Brewery will be obligated to participate in road widening to the extent of the linear front footage. 20.Traffic in our neighborhood will just get worse. It's hard to get out of our neighborhood whether by car or bike. This is frustrating. A. The developer and the City are aware of the larger neighborhood access issues in this area. Please note that the potential Capstone Multi -Family project may allow a connection to Lincoln Avenue via internal local streets that do not exist now. There may be public participation opportunities to influence the Capstone overall design and circulation as the project is still in the review process, although it appears to be on hold at the present time. 21. What about the City forming a Special Improvement District to address the traffic issues in our neighborhood. A. Response From City: A Special Improvement District is a valid financing tool that funds public improvements and would need to be approved by City Council. There needs to enough interest from the surrounding property owners that are interested in developing vacant property in the short term to justify such a formation. To date, there has no interest expressed. 22. I'm concerned about the concentration of breweries in the northeast part of the City. A. We are aware of this concentration. Our belief is that the proposed brewery is relatively small compared to New Belgium and Odell which are the primary draws. Our proposed micro -brewery, however, will be much smaller and we think we will capture patrons that are already drawn to the area and that we, by ourselves, will not generate significant levels of new traffic. We also think that during nice weather, many patrons will arrive by bike and we have, as mentioned, 57 bike parking spaces. FU 75 crossing. Because of this long term proposal, the City may be reluctant to widen Lemay as a short term improvement. Under the long term scenario, with construction of the Bypass, existing Lemay could be down -graded to a local street with the possibility of a cul-de-sac versus crossing Vine Drive. A. Response from City: Please note that the Lemay Bypass is not a fully funded capital project at this time. 10. Will there be a traffic signal installed at Lemay and Buckingham? A. A full -movement traffic signal would have to be determined by the City's Traffic Operations Department. As part of the Lincoln Avenue improvements, however, the City may install a pedestrian -only signal for bikes and pedestrians. 11. What about the potential for flooding? Is the site flood prone? A. The site is not in the Poudre River or Dry Creek 100-year floodplains. As you probably know, the City constructed a levee along the Poudre just west of First Street on the Oxbow property. This protects a large area from the 100-year flood. 12. Will you be required to provide on -site stormwater detention? A. Yes, since the site naturally drains to the south, our detention pond would be located at the south edge of the site. 13.1 would like to comment that while we keep referring to Lemay, but along Andersonville, it is referred to as Ninth Street. 14.1 heard you mention that there is parking on -site for a food truck. Please make sure that there would be no food truck parking on either Lemay or Buckingham. 15. What about on -street bike lanes. A. As we develop our site and improve our Buckingham Street frontage, we expect that there will be a six-foot wide on -street bike lane along the south side of the roadway. We intend to develop in such a way that we hold the existing curb line constant, then stripe for an eight foot wide parallel parking lane, then stripe for the six foot bike lane. Since the north side of the road will not likely see re- development in the short term, the bike lane may be reduced to four feet wide, depending on how it is striped. 16. What is the height of the brewery? A. As you can see, the brewery is a one-story building with a large gable end. The height will be 28 feet to the top of the ridgeline. The gable end is 1.5 story. 3 74 A. We think for a micro -brewery of this size, 27 spaces will be sufficient. We also expect many patrons to arrive by bike so we have provided 57 bike parking spaces. 4. Will there be parking on -site for a food truck? A. Yes, we have provided space for a food truck in such a way so as to not block parking spaces. 5. Is sole access gained from Buckingham? No access onto Lemay? A. That's correct. We plan on a single driveway on Buckingham as the sole access to both the self -storage and micro -brewery. 6. How was your traffic data derived? A. Our traffic engineer derived our data from the Institute of Traffic Engineers Handbook which anticipates trip generation rates for a wide range of land uses. For the micro -brewery, we used two trip generation rates — one for the brewery (industrial land use) and one for the tap room (standard restaurant). Note that the standard restaurant was used for a trip generation rate only and that the tap room will not be serving food. For the self -storage... 7. We have congestion at the Lemay / Buckingham intersection. A. Our Transportation Impact Study evaluated this intersection. This T.I.S. has been submitted to the City but we have not received any feedback as of yet. We are aware that there is congestion and delay at this intersection during the afternoon peak. Lemay is classified as an arterial but not constructed to full arterial standards since there is no continuous left turn lane. Turning left from Buckingham onto Lemay during afternoon peak is delayed because traffic stacks up on Lemay. We intend to discuss these issues with the City's traffic operations department as part of the development review process. 8. You mentioned that Lemay is classified as an arterial. What is Buckingham's classification? A. Buckingham is classified on the City's Master Street Plan as a collector street. 9. Will Lemay ever be widened between Lincoln and Vine? A. The long term proposal (per the City's Master Street Plan) is to construct the Lemay Bypass so that the arterial roadway swings east around Andersonville (and San Christo and Via Lopez), then go over both the railroad tracks and East Vine Drive, then swing back down and tieback into Lemay well north of the Vine intersection. This will allow north -south travel to not be impacted by the train 2 73 NEIGHBORHOOD INFORMATION MEETING PROJECT: Lemay and Buckingham LOCATION: Southwest Comer of N. Lemay and Buckingham DATE: June 15, 2015 APPLICANT: Self Storage CONSULTANTS: Ken Merritt, JR Engineering Tim Halopoff, JR Engineering CITY PLANNER: Ted Shepard, Chief Planner As proposed, the project consists of micro -brewery and self -storage at southwest corner of Lemay Avenue and Buckingham Street. The self -storage buildings are arranged in a variety of configurations. One building would be 60,000 square feet, three -stories, temperature controlled and include both drive -up and walk-through storage units. One building would be 15,000 square feet, one-story, temperature controlled and also include both drive -up and walk through units. A third building would be 16,000 square feet and one-story. Four buildings would be typical drive -up mini -storage units. The vacant site is 6.3 acres in size and zoned I, Industrial. Unless otherwise noted, all responses are from the applicant or consulting team. Questions, Concerns, Comments 1. How big is the pad site for the micro -brewery? A. About one acre. 2. What about parking? A We anticipate that the self -storage will generate very little demand for parking on an ongoing basis. We have three spaces at the office entrance. For the micro -brewery, we have 27 spaces. We also have nine parallel parking spaces along our frontage on Buckingham. These on -street spaces will become available after we improve our street frontage although these spaces will not count towards our required minimum. 3. Will 27 spaces be enough parking? We don't want cars spilling into our neighborhood. 72 NORTH LEMAY SUBDIVISION, THIRD FILING BEING A REPLAT OF LOT 2, THE SECOND REPLAT OF NORTH LEMAY SUBDIVISION, SECOND FILING, A MINOR SUBDIVISION LOCATED IN THE NORTHEAST 1/4 OF SECTION 12, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE SIXTH P.M. CITY OF FORT COLLINS, LARIMER COUNTY, COLORADO z`-in�rw.« w r eimo .rnrrm u.rt mmuI a IIrwm :nmm .ca.rto wrt .ewR[. ma NORTH LEMAY AVE. t' --------------------------------------- i ________ _____________ 1 m mna . R ppi nu�eeo mm.T a :' -xY o.n.« vu T n a Want. 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CRAFT BREWERY & SELF -STORAGE FACILITY PRELIMINARY PROJECT DEVELOPMENT PLAN I ''— mN SITE PLAN 71 roPWa -_—__ --__ —_ __ ft L YAVEN.E aY - wmlro—__ eroMa BHn lMIGYM.IN •«.•- °rirvm6 S ieal...• .. wcwrtnJ .^ 'A .^ m A �; e m.J xmmm�. rn.�{• __ - ... 1 1 _ In.oiw____ �'^ _ _ vroe. Esv YIrlroe _ __ 11 i�eroW a • �.--..,e•I wL_ / rro.�i rosrlauB -- ^ v°NYBrI..,.AB' wl I Y mmi °"__ �L___ / a . M / wM.lu I T• L eLmn zme. ng �� I I M Mr NcnNl M2M rMl2� �1 illy i 'I ' Y .r L arm ro. �-{ neiro nV. '°'roe. � I & • ronrt S I I tl I � I �• I FN Q )d Iv 1 I n�iev� B W I rm LO McNWs gya � fld �F�I � d�Iv wrw]art�eim m.] �m.J ,. -T � i J 'a w l3 L7. a .neM r.rs a.w. Inmew ; ; �I :rrel' r a� ] ' e..ro. owLe nan cNeci �dwwrova I I �'- ---��------J'-- ��-- �--- _ IT.J ` Imm' I °p• �o ee+w� V.eer lit =1 Olt ma, -.- IY.vlx a¢e dLil I PTi� - ' m'ununL P rwm� % ' I I .vo xumyi� e'ewie i Nsnu.'! fiwilw N]• ar BYS �ro f I `` .B0.a YY�; I I qNi croCM! ew IIBYq! v ULM1L wrre Tmw 1y b! 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BIME51 fe°ml]61119®.fm.N $LP ��� Im „m I a 61. aum-s® .eWYu�rv�� shall draw from the range of color shades that already exist in the region) and the surrounding natural environment. • Building Height — The height of the proposed building will be as allowed by the City's code in the I Zoning District The impact of this project on access to sunlight and on desirable views has been considered. No undesirable effects are anticipated by the proposed height or placement of the 7 Storage Buildings. Storm Drainage & LID Design • The overall design concept related to site drainage for the Lemay Avenue Craft Brewery and Self -Storage Facility is to convey all developed runoff through porous pavement, bio-swales and pre -sedimentation basins which are located throughout the property in order to accomplish the required LID goals as established by the City of Fort Collins. Developed runoff from the site will then be conveyed into a detention pond designed to meet the detention requirements of the proposed project at full build out The detention pond will discharge the detained release from the site at the south east corner of the property into an existing storm drainage swale located at the southeast corner of Lemay Avenue. • Lemay Avenue Craft Brewery and Self -Storage Facility has been designed in such a way as to exceed the City's desired LID goals. The Grading and stormdrainage design will allow 85% of the new impervious area of the site to passes through an LID Stromwater Quality feature thus reducing impacts to the urban watershed and nearby streams and downstream drainage conveyances. Lemay Avenue Craft Brewery and Self -Storage Facility is a model for Low Impact Urban Stormwater Development. Development Schedule • Construction Stare Winter/Spring 2016 • Construction Completion: Winter 2016/Spring 2017 Narrative Addressing Concerns Raised at Neighborhood Meeting A Neighborhood Meeting was conducted on June 16, 2015, at Living Waters Church. Approximately Fifteen (15) neighbors from the notification area attended the meeting. Questions and concerns were addressed by the applicant's consultant at this meeting. The most significant issue discussed at this meeting by the neighbors had to do with the existing traffic congestion along Lemay Avenue which was expressed by many of the neighbors as a problem which has existed for many years. The existing traffic inhibits the residents from back out of their driveways in the morning. Ted Shepard, Chief Planner for the City explained to the neighbors that there is a long term plan in place to address this existing traffic issues along Lemay Avenue by possibly realigning Lemay Avenue in the future and by converting the existing Lemay Avenue roadway both north and south of Buckingham Street to a local road which would possibly no longer connect to either Vine or to Lincoln Avenue in the future. Ted also informed the audience that although there was a plan in place to improve the existing congestion along Lemay Avenue that the funding needed to activate this plan did not currently exist R] .J•R ENGINEERING A Westrian Company 59 • Building Height — The height of the proposed building will be as allowed by the City's code in the I Zoning District The impact of this project on access to sunlight and on desirable views has been considered. No undesirable effects are anticipated by the proposed height or placement of the brewery building. Self -Storage Architectural Design: • Building and Project Compatibility — Section 3.5.1 of the City's Land Use Code requires that the physical and operational characteristics of the proposed buildings and their uses be compatible with the context of the surrounding area. The proposed development, we believe can be determined to be compatible based upon the existing business and commercial uses in close proximity to the site. • Architectural Character — Along with some nearby standard metal 'factory' buildings to the west, the architectural character of the neighborhood to the south is defined by small commercial businesses and large craft breweries (Fort Collins Brewery, Odell Brewery). A block or so to the north, the old sugar beet plant (now the City Streets Department) exemplifies the old- style factory/industrial feel of the district These existing uses are what have influenced the design of this of our Storage Facility with its modern -agricultural feel, adding additional character to the surrounding industrial zone. • Building Size, Height, Bulk, Mass and Scale — The proposed building's size, height, mass, and scale of the Self -Storage buildings are all integral to the intended use as well as adding to the neighborhood's character and quality. The placement of the storage buildings across the central and southern portion of the site creates an inviting lawn and open corner for a future Craft Brewery development on Lot I. There are seven new Self -Storage buildings proposed on Lot 2 of the site. One 3-story facility will be located facing Lemay Avenue and flanking the south side of the Lawn. The other 6 buildings are single story and utilize sloped roofs and pedestrian scale elements to create a dialogue of size and scale with the future Brewery site. The main facades of the multi -level storage facility utilizes glazing and agricultural design details to enhance the building view from Lemay Avenue and Buckingham Street • Building Materials — There is no current consistent theme of building material usage in the area. Therefore commonly used steel building construction materials are to be utilized for the project Similar building forms, architectural detailing, color and texture, will be in order to enhance the overall architectural experience in the area. o Glare: Building materials will not create excessive glare. No highly reflective building materials are proposed, such as aluminum, unpainted metal or highly reflective glass. o Building Color: Wall color shades are intended to be neutral. The roof of the structure is proposed to be a soft color as well, yet bold to create some site connectivity to the design narrative created with the craft brewery. The color shades of building materials J-R ENGINEERING A We trian Company Architectural Design Craft Brewery Architectural Design: • Building and Project Compatibility — Section 3.5.1 of the City's Land Use Code requires that the physical and operational characteristics of the proposed buildings and their uses be compatible with the context of the surrounding area. The proposed development, we believe can be determined to be compatible based upon the existing business and commercial uses in close proximity to the site. • Architectural Character — Other than some nearby standard metal 'factory' buildings to the west, the architectural character of the neighborhood to the south is defined by small commercial businesses and large craft breweries (Fort Collins Brewery, Odell Brewery, New Belgium Brewery) as well as one small craft brewery, Snowbank Brewery. A block north of the site, the old sugar beet plant (now the City Streets Department) exemplifies the old-style factory/industrial feel of the district These existing uses are what has influenced the design of this new brewery with its modern- agricultural feel, blending the region's history with the surrounding industrial zone. • Building Size, Height, Bulk, Mass and Scale — The proposed building's size, height, mass, and scale of the Brewery is all integral to the intended use as well as adding to the neighborhood's character and quality. The placement of the brewery close to the intersection of Lemay and Buckingham, is consistent with the requirements of the City's Land Use Code. The Brewhouse can be viewed through large glass openings exposing interior brewing equipment to passers-by. The west side of the Tasting Room opens to an attractive Biergarten, which is completely fenced per City code and fully landscaped. o The proposed brewery is a one story building with sloping roofs. It includes a masonry base on the front and side elevations of the buildings, combined with attractive metal siding and glass. • Building Materials — There is no current consistent theme of building material usage in the area. Therefore commonly used steel building construction materials are to be utilized for the project Similar building forms, architectural detailing, color and texture, will be in order to enhance the overall architectural experience in the area. o Glare: Building materials will not create excessive glare. No highly reflective building materials are proposed, such as aluminum, unpainted metal or highly reflective glass. o Building Color. Wall color shades are intended to be neutral. The roof of the structure is proposed to be a soft color as well, yet bold enough to indicate that this is not a 'factory' but rather a welcoming craft brewery. The color shades of building materials shall draw from the range of color shades that already exist in the region (locally quarried stone) and the surrounding natural environment 6 J•R ENGINEERING A Westrian Company 57 • Walkways — Walkways within the site are located and aligned to directly and continuously connect areas or points of pedestrian origin and destination. Walkways will link street and sidewalks with building entries and parking lots. Pedestrian access from the public right of way of both Lemay Avenue and Buckingham Street has been provided at three locations as shown on the PDP Site Plan. • Direct On -Site Access to Pedestrian and Bicycle Destinations — On -site pedestrian and bicycle circulation system is designed to provide, and allow for, direct connections to pedestrian and bicycle destinations. • Transportation Impact Study — Based on a previously meeting with the City's Transportation Department it was determined that the proposed development would be required to submit a Transportation Impact Study which has been included with this PDP submittal. • Vehicular Site Access — Site access to Lots I, 2 and 3 shall be provided via a shared private access drive connected to Buckingham Drive and shall be located approximately 40 feet from the west property boundary so as to maximize the separation distance between the proposed access drive and the Lemay Avenue intersection. The on -site vehicular drives have been designed to be safe, efficient, convenient and attractive, considering the use by all modes of transportation that will use the site. • Trash and Recycling — Trash and Recycling containers shall be provided to accommodate the collection, separation, storage, loading and pickup of trash and recyclable materials. Trash and Recycling containers for Lot I shall be provided by a fully enclosed and gated outdoor trash enclosures. Trash for Lots 2 & 3 shall be stored inside the proposed building Al (see PDP Site Plan for the building location). Trash and Recycling shall be put outside for pickup and removal on the designated trash collection day. • Emergency Vehicle Access — To ensure that emergency vehicles can gain access and maneuver within each of the proposed lots, and so that emergency personnel can provide fire protection and emergency services, Lot I and 2 will each provide a 20' — 30' wide unobstructed Emergency Access Easement. Parking • The parking needs of the three new lots and proposed land uses will be met on -site and shall meet or exceed the City's required parking standards. • All required parking is to be provided on -site. See Sheet I of the Project Development Plan for a detailed accounting of vehicle parking proposed for each lot • A shared access and parking agreement and/or easement can be provided for Lots I, 2 and 3 in the event the City determines it as being necessary. Access, utility, and drainage easements have been provided and are shown on the proposed Plat • Parking lot drive lanes, Emergency Vehicle Access, turnaround and parking space layout have been designed in order to provide for a well-defined circulation system for vehicles, pedestrians and bicyclists. S J•R ENGINEERING A Westrian Company A buildings have been oriented on the site so as to allow for the possible addition of roof mounted solar panels that may be added by the developer in the future. • Lemay Avenue Craft Brewery and Self -Storage Facility will encourage the use of alternative and multi modal transportation and will capitalize on the existing Brewery Tourists trade visiting the other nearby Brewey's located in this quadrant of the City. Additionally by providing new, safe and high tech Self -Storage rental space to the Fort Collins market the residents of Fort Collins will no longer be required to travel outside the City limits to find available Self -Storage rental space thus reducing moving and storage vehicle miles traveled and reducing air pollution. • Lemay Avenue Craft Brewery and Self -Storage Facilities will construct new ADA accessible pedestrian walks and facilities along Lemay Avenue and Buckingham Street as well as new on - street bike lanes on Buckingham Street Also the Brewery will promote alternative fuel source vehicles by offering an on -site electric vehicle charging station for its guests and patrons. Extensive bicycle facilities are also provided and include nearly 60 fixed bike rack parking spaces and a bicycle repair station. • Finally the site has been designed in such a way as to exceed the City's desired LID goals. The Grading and stormdrainage design will allow 85% of the new impervious area of the site to passes through an LID Stromwater Quality feature thus reducing impacts to the urban watershed and nearby streams and downstream drainage conveyances. Lemay Avenue Craft Brewery and Self -Storage Facility is a model for Low Impact Urban Stormwater Development Landscape and Site Design • Tree Planting Standard — The project will provide streetscaping along Lemay Avenue and Buckingham Street as well as in and around on -site parking areas, and landscaping of areas identified within the property and surrounding each of the proposed building. Tree planting as per city standards shall be met in order to add to the urban tree canopy of the immediate area. The tree planting will be interspersed throughout the site, and within LID storm drainage areas and designated Detention Pond areas as is feasible. • Landscape Standards — It is the intent for the development's landscaping to meet or exceed the City's standards for building, site, streetscape and parking lot landscaping. All areas that are landscaped shall be irrigated with a permanent automatic underground irrigation system unless they are intended to be non -irrigated. Any areas identified on the Landscape Plan to be non - irrigated shall be irrigated with a temporary above ground irrigation system and irrigated until such time that proper establishment of seeded areas has been achieved, a minimum of two growing season. , • Tree Protection and Replacement — There are currently no existing trees within the development area that will need to be removed to accommodate the proposed development and its improvements. The landscape plans accurately identify the locations of all existing off - site trees each labeled showing the applicant's intent for these trees to remain. • Bicycle Parldng — Given the nature of the proposed development on Lot I, Craft Brewery Site the Developer has significantly exceeded the number of required fixed rack outdoor bicycle parking spaces and enclosed bike parking spaces for emplyees. See Sheet I of the Project Development Plan for a detailed accounting of bicycle parking provided for each lot 4 J•R ENGINEERING A Westrian Company F2 Cluster" that is Uniquely Fort Collins. It is expected that the Brewery will employ approximately 10 -12 Brewers and Brew Staff as well as 10 - 12 Hospitality Professional. The Brewery will also serve as a magnet for educational collaboration with Colorado State University and supporting the University's growing Fermentology Science, Beverage Management and Hospitality majors. The Brewery will help to support and provide employment opportunities and Professional Internship programs that will encourage and support a health and vibrant brewing business climate present in Fort Collins. • The proposed project is located within the City's Downtown Development Area boundary and will be a "Catalyst" development for this area of the City spurring redevelopment of other industrial property throughout the Buckingham Neighborhood. The project is also located within the City's defined Targeted Infill and Redevelopment Areas as identified by the City's "Targeted Infill and Redevelopment Areas Map". As such this development is expected to promote the further redevelopment and revitalization of the existing and underutilized industrial area of the Buckingham Neighborhood. The developments proximity to existing housing will result in fewer and shorter trips for nearby residents. The development will also enhance the economic activity and vitality of the area and providing further stimulus for redevelopment of the surrounding neighborhood. • Lemay Avenue Craft Brewery and Self -Storage Facilities will represent two low intensity land uses that are identified as allowed uses within the Industrial Zoning District. These uses are adequately buffered form the surrounding residential areas by appropriate building setbacks and extensive streetscape landscaping. The Self -Storage land use represents one of the very lowest impact and low intensity land uses that could be considered within the Industrial Zoning District thus generating very few vehicle trip to and from the site. As such the proposed uses provide for a strong land use transitions along the edges of the industrial district • The proposed project will develop much needed new public facilities adjacent to its development including ADA accessible pedestrian walks along Lemay Avenue and Buckingham Street, landscaped tree lined streetscapes, public access to onsite plazas and site amenities directly from the Public Right -of -Way. • Lemay Avenue Craft Brewery and Self -Storage Facilities will "Anchor" the intersection of Lemay Avenue and Buckingham Street and will create a major new Gateway to the Buckingham and Andersonville Neighborhoods thus punctuating the importance of this historic area of Fort Collins and the City's "Brewery Business Cluster". • By "Anchoring" the Lemay/Buckingham intersection with the Craft Brewery and by providing pedestrian scale buildings along Lemay Avenue coupled with the addition of street trees, shrub beds and natural grass plantings, and by strategically placing plaza spaces, patios and an inviting Biergaten adjacent to the Lemay and Buckingham Right -of -Way the Lemay Avenue Craft Brewery and Self -Storage Facilities will greatly improve the visual quality and character of the existing streetscape as viewed from the surrounding neighborhoods, pedestrian ways, and vehicles passing by. • Lemay Avenue Craft Brewery and Self -Storage Facility was intentional in the sighting of its buildings in order to maximize solar access and natural day -lighting to the Brew House, Community Tap Room, outdoor plazas/patios and Biergarten areas. In addition the Self -Storage 3 J•R ENGINEERING A Westrian Company 54 Lemay Avenue west roadside swale. Along Lemay Avenue from Buckingham Street to the south property boundary a new 8' wide concrete pedestrian walk will be constructed no other improvements to the Lemay Ave. roadway are anticipated. o Landscape and irrigation along the south tree lawn of Buckingham Street and landscape and irrigation along the west side of Lemay Avenue between the existing edge of asphalt and the new 8 foot wide pedestrian walk will be constructed from, Buckingham St to the south property boundary. o The access Drive from Buckingham into the site will be constructed including all parking lot areas and private drives, curb/gutter and sidewalk, pervious pavers, parking lot site lighting, parking lot striping and associated parking lot landscape and irrigation. 0 7 Self -Storage buildings including buildings, curb/gutters and private drives, water, sewer and storm drainage utilities and services to each building, site perimeter fencing and gates, detention pond and LID storm drainage improvements, all landscape and irrigation contained within Lot 2 including the detention pond area, Lemay Avenue Streetscape landscape located between the west edge of the new 8' pedestrian walk and the building/fence line, landscape and irrigation of the west property boundary and soft swale areas. • Lot 3-Block 1(0.173 Acres): Lot 3 is intended as a future building expansion site for either the Craft Brewery or Self -Storage facility. It will initially be used as a construction staging area for the construction of Lot I, Craft Brewery and Lot 2, Self -Storage buildings. Once the construction of both of these building is complete the site will be landscaped and irrigated as shown on the PDP Landscape Plans. Any future development of Lot 3 will be subject to the review and approval of a new Project Development Plan. Property & Development Ownership • Fort Collins Self -Storage is the current owner of the property and has been since February of 2015. The ownership of Lots 2 and 3 which includes the Self -Storage facility and all its building and site improvements shall be owned and maintained by Fort Collins Self -Storage, LLC Colorado Limited Liability Corporation. Lots I is also owned by Fort Collins Self -Storage, LLC but may be sold in the future to a yet unnamed Owner/Operator of the proposed Craft Brewery. Site Planning and Overall Design Conceit • The Lemay Avenue Self -Storage Facility will be locally owned and operated and represents a much needed service for the Fort Collins Community. The lack of sufficient Self -Storage rental space requires that Fort Collins residences travel outside the City in order to find storage rental opportunities. It is expected that the current "Economic Leakage" which Fort Collins is currently experiencing in the Self -Storage market place will be reversed by the Lemay Avenue Self -Storage development • The Lemay Avenue Craft Brewery is expected to employ local Brewers and Hospitality Professionals and serve as a welcomed addition to the "Cluster" of Craft Breweries located in the Northeast quadrant of the City. The Breweries in this area represents a "Target Industry 2 ( J•R ENGINEERING A Westrian Company 53 Statement of Planning Objectives Lemay Avenue Craft Brewery & Self Storage Property Project Development Plan Introduction • The proposed site is located on the southwest corner of Lemay Avenue and Buckingham Street The property is approximately 6.35 acres in size and is currently a legal lot in the City or Fort Collins currently known as Lot 2, Second Replat of the North Lemay Subdivision, Second Filing. The site is currently vacant and has no existing trees or shrubs that need to be preserved located on -site the site is sparsely covered by native grasses and weeds. • The property is currently annexed to the City of Fort Collins and is Zoned I, Industrial. Microbrewery's and Self -Storage facilities are permitted in the I Zoning District, as a Type I Administrative Review but due to the total square footage of the Self -Storage Facility exceeding 50,000 square feet the Project is subject to a Type II Planning and Zoning Board review. • The intent of the applicant (Fort Collins Self -Storage, LLC) is to further subdivide the property into a total of 3 lots. Lot I shall be developed as a Craft Brewery, Lot 2 will be developed as a Self -Storage Facility and Lot 3 shall be used as a future expansion site for either the Brewery or Self -Storage as the need for a future expansion may occur for either of these original uses. Until such time that future expansion is needed Lot 3 shall be landscaped and irrigated as open space amenity for use by the Craft Brewery and Self -Storage facility. Development Phasin¢ • The Lemay Avenue Property is proposed to be constructed as two separate phases of development and shall include the following. • Lot 1-Block 1(1.066 Acres): The Craft Brewery Building being approximately 7,219 Square Feet shall be built after the completion of the Self -Storage facility located on Lot 2; unless a Tenant for the Brewery is identified during the construction of the Self -Storage facility at which time construction of the brewery would also begin. The brewery will be responsible for the construction of all proposed on -site buildings, site infrastructure and outdoor amenities, on-sote Landscape and irrigation which has not previously been built by the owner of Lott, Self -Storage Facility. • Lot 2-Block 1(4.536 Acres): The Self -Storage site and buildings being approximately 104,000 Square Feet shall be the first phase of development and shall include the construction of the following improvements: o Construction of the interim roadway design of Buckingham Street including curb/gutter and sidewalk along the south side of Buckingham, widening of the north side of Buckingham, roadway restriping and drainage improvements to Buckingham and the 1 J•R ENGINEERING A Westrian Company 52 Agenda Item 5 B. Parking Spillover into the Neighborhood: Parking spillover across North Lemay onto the residential streets was also identified as a major issue. In response, the applicant is providing 29 spaces for the brewery and 4 spaces for the self -storage office. In addition, 54 bike spaces are also provided in anticipation of customers arriving by bike. With the close proximity of other existing micro -breweries, there will be an attraction to ride bikes versus drive cars as has become evident over the last few years. C. On -street Bike Lanes Adding on -street bike lanes would be seen as an improvement. In response, the developer will be constructing a six-foot wide on -street bike lane along the frontage of the property. This bike lane will tie into the existing bike lane. 6. Conclusion and Findings of Fact: In evaluating Lemay Avenue Craft Brewery and Self -Storage Facility, Staff makes the following findings of fact: A. The land uses, micro -brewery and enclosed mini -storage, are permitted uses in the Industrial zone subject to review by the Planning and Zoning Board. B. The P.D.P. complies with the applicable land use and development criteria of the Industrial zone district in Article Four. C. The P.D.P. complies with the applicable General Development standards per Article Three. Based on the design of the site, the extent of the landscaping and the architectural character of the buildings, the P.D.P. is found to be compatible with the surrounding area. RECOMMENDATION: Staff recommends approval of Lemay Avenue Craft Brewery and Self -Storage Facility #150009. C ATTACHMENTS 1. Applicant Plan Objectives (PDF) 2. Site Plan (PDF) 3. Landscape Plan (PDF) 4. Architectural Elevations (PDF) 5. Architectural Elevations 2 (PDF) 6. Plat(PDF) 7. Neighborhood Mtg Summary (DOCX) 8. Traffic Impact Study(PDF) 9. Northside Neighborhood Framework Plan (PDF) Item # 5 Page 8 51 Agenda Item 5 interior day -lighting. Expansive glass areas reveal the inner -workings of the brewery operation. Exterior materials include stone/slate base, metal wall panels and standing seam metal roof panels. All four elevations are articulated with a variety of wall planes. In general, the architectural theme is reflective of the ag-industrial vernacular found among various buildings in northeast Fort Collins. (2.) The 60,000 square foot three-story self -storage building is 45-feet to the ridgeline and located interior to the site and is partially obscured by two one-story buildings along North Lemay Avenue. The Lemay-facing east elevation is 200 feet in length which is broken up into seven modules for horizontal relief. These modules alternate between dark gray vertical and light gray horizontal metal wall panels. Two overhangs, with windows underneath and supported by exposed brackets, add interest. Two stories of glass help frame both the north and south ends. Portions of the roof are sloped offering various rooflines. (3.) The two one-story buildings along North Lemay Avenue each contain 21,000 square feet. The east elevations both feature a distinct base (masonry with color to match the brewery), middle (metal wall panels) and store -front glazing, and top (metal shed roof). Each building contains two rooflines. Two one-story buildings (15,000 and 16,000 square feet) form the interior. Building A-2 includes the north -facing office. These buildings feature similar materials and color but with less architectural detail. Two one-story buildings (3,600 and 4,200 square feet) are located along the west property line. The northerly building has exposure to Buckingham Street and is articulated with two rooflines (metal panels) and a series of pilasters for horizontal relief. N. Section 3.6.4 - Transportation Level of Service Requirements: A Transportation Impact Analysis was performed for this P.D.P. and reveals the following: • At full development, the P.D.P. will generate approximately 471 daily weekday trip ends, 20 morning peak hour trip ends, and 59 afternoon peak hour trip ends. • A new northbound, Lemay Avenue left -turn lane at Buckingham Street will be constructed to accommodate the new traffic generated by the P.D.P. • A new eastbound Buckingham right -turn lane at North Lemay will be constructed by this project. • Acceptable levels of service are achieved for pedestrian, bicycle and transit modes based upon the measures in the multi -modal transportation guidelines. The site is served by Transfort Routes 5 and 14 along Lincoln Avenue and Routes 8 and 81 along East Vine Drive. 5. Neighborhood Information Meeting: A neighborhood information meeting was held on June 15, 2015. A summary of this meeting is attached. The major issues, and their resolution are summarized as follows: A. Traffic on North Lemay Avenue: Traffic on North Lemay was identified as a major issue. Since several homes in Andersonville front on North Lemay, there are times when it's difficult to back out of the driveway. In response, the applicant will be required to construct a northbound left -turn lane on North Lemay. This will help relieve some of the congestion. Item # 5 Page 7 50 Agenda Item 5 The standard contains no categories for either micro -brewery or self -storage. The only applicable category is "industrial" which is overly broad and does not account for the number visitors to a micro - brewery tap room. Evaluating the 33 spaces by the required minimum of 0.5 and the allowable maximum of 0.75 spaces per employee makes little sense. Staff contends that for the micro -brewery, the nearest equivalent category by which to assess a workable parking ratio is for "bars, taverns and nightclubs." This is because the seating arrangements and style of service is more like a bar than a standard or a fast food restaurant. The minimum required number of parking spaces for a bar is 5 spaces and the maximum number is 10 spaces per 1,000 square feet. The Lemay Craft Brewery indicates a tap room that is 2,796 square feet which would yield a minimum requirement of 14 and maximum allowable of 28 spaces. As mentioned, the P.D.P. shows 29 of the 33 total spaces dedicated to the brewery. Absent a reliable and data -supported ratio between the size micro -breweries and a required minimum number of parking spaces, and accounting for employees, the proposed 29 spaces is justified as a reasonable approach and meets the intent of the standard. J. Section 3.2.4 - Site Lighting: The lighting will be sharp cut-off and down -directional in compliance with the standard. K. Section 3.2.5 - Trash and Recycling Enclosures: All trash and recycling containers are fully enclosed. As is typical of a micro -brewery, spent grain will be hauled off -site for use in agricultural operations. L. Section 3.4.1 -Environmental and Natural Area Standards: An Ecological Characterization Study was performed for this P.D.P. This E.C.S. concludes the following: • The proposed development would eliminate all of the disturbed weedy agricultural grassland from the site. However, all of the ornamental trees on the adjacent parcels to the west and south would remain and would not be adversely impacted by the proposed project. The project would not impact federally listed or sensitive plant species, Colorado Natural Heritage Program listed Natural Communities, or City of Fort Collins Natural Areas, because none occur on the site. • The native habitats on the site were eliminated in the past and the disturbed introduced vegetation present today only provides habitat for wildlife species capable of using highly impacted urban areas. The one wildlife feature of note is the approximately 7.5 acre prairie dog colony. Relocation of the prairie dogs is not a viable option. The project would not impact federally listed species, sensitive species or Colorado Natural Heritage Program listed wildlife resources because none occur on the site. Prairie dogs will be removed in accordance with state and local regulations. M. Section 3.5.1 -Building, and Project Compatibility: There are two components to the P.D.P., seven self -storage buildings and one micro -brewery. Four perimeter buildings would be the most visible to the two public streets. (1.) The 7,219 square foot micro -brewery is a one-story building featuring three distinct pitched roofs. The main shed roof includes a significant dormer with a row windows allowing for Item # 5 Page 6 49 Agenda Item 5 development per the Stormwater Utility. This amount of landscaping significantly exceeds minimum requirements. Along the west property line, along the rear elevations of Buildings D-1 and D-2, both of which are one- story, landscaping is provided in a combination of trees and shrubs. Since the adjoining property is zoned Industrial and features a manufacturing plant, this landscaping is not as dense as along North Lemay Avenue but is sufficient to mitigate the long horizontal planes of the two buildings. Overall, the Landscape Plan demonstrates compliance with the minimum required sizes and maximum percentage of any one species. B. Section 3.2.1(E)(4) -Parking Lot Perimeter Landscaping: The project is designed in such a way that there are no parking lot edges along both North Lemay Avenue and Buckingham Street. C. Section 3.2.1(E)(5) -Parking Lot Interior Landscaping: The parking lot is designed to primarily serve the brewery. The interior parking lot landscaping exceeds the minimum requirement of 6% for lots with less than 100 spaces. There are no parking bays that exceed 15 spaces without a landscape island. D. Section 3.2.1(E)(6) -Screening: There is only one area of low visual interest along North Lemay Avenue where the trash, recycling and electrical transformer associated with the brewery are located. As mentioned, this area is screened by a closely spaced grouping of five Austrian Pines. E. Section 3.2.2(B) - Access, Circulation and Parking - General Standard: The onsite parking and circulation system safely accommodates the movement of vehicles, bikes and pedestrians. An eight -foot wide connecting walkway ties the on -street bike lane on Buckingham Street directly to the bike parking area located near the brewery entrance. This walkway is angled such that bikes do not have to make a 90-degree turn gain access to the site. Direct connecting walkways to Buckingham Street will lead to Transfort stops for Routes 5 and 14. F. Section 3.2.2(C)(5) - Bicycle Facilities: The brewery component features a bike parking area with a capacity of 54 bikes significantly exceeding the minimum requirement for employee parking (4). The bike racks are directly visible from the patio providing a measure of security. G. Section 3.2.2(C)(5) - Walkways: There are two connecting walkways that tie the brewery to Buckingham Street. H. Section 3.2.2(D)(1) - Pedestrian/Vehicle Separation: The site is designed to allow in -bound self -storage customers to flow through the site without mixing with brewery traffic. Out -bound customers will mix with brewery traffic only within the western portion of the parking lot. Brewery pedestrian and bike circulation and bike parking only intersects with the entry drive and otherwise does not mix with vehicles in the parking lot. 1. Section 3.2.2(K)(2) - Non -Residential Parking Requirements: The P.D.P. provides 33 spaces. Four of these spaces are assigned to the office portion of the self - storage for employees and customers with 29 allocated to the tap room and brewery operations. Item # 5 Page 5 48 Agenda Item 5 3. Compliance With Applicable Land Use and Development Standards of the Industrial Zone District - Article Four: A. Zoning Enclosed mini -storage facilities are permitted in the I zone subject to Administrative Review (Type One). Building C, however, is 60,000 square feet and any building over 50,000 square feet must be reviewed by the Planning and Zoning Board. Micro -breweries are permitted also subject to Planning and Zoning Board Review (Type Two). B. Land Use Standards - Height The maximum allowable height in the I zone is four stories. The tallest building is Building C at three stories. C. , Development Standards - Orientation Both the micro -brewery and Buildings D-3 and D-4 are sited so that all three buildings abut the landscaping along both North Lemay Avenue and Buckingham Street without an intervening parking lot or drive aisle. The standard requires these building relationships for at least 30% of each building's fagade. In this case, all three buildings are oriented along the landscaping for 100% of their street -facing facades. When Lot 3 develops in the future, it will be held to the same standard. D. Development Standards - Building Character and Color For all buildings, the colors are neutral (gray tones), with a medium color range for accents (brown, red - brown, burgundy). There are no white, bright, or reflective colors. E. Development Standards - Screening Since North Lemay Avenue is an arterial street, and since there is land across North Lemay Avenue that is zoned M-M-N, a 30-foot wide landscape yard is required. As designed, there will be a landscape yard that ranges between 64 and 74 feet located between the existing edge of pavement and the three buildings facing North Lemay Avenue. F. Storage and Operational Areas There is no outside storage associated with either of the two uses. For the brewery, the loading area is located internally to the site and screened from North Lemay Avenue by a combination of setback and landscaping in the form of five Austrian Pines. 4. Compliance With Applicable General Development Standards - Article Three: A. Section 3.2.1 - Landscaping and Tree Protection: Street trees are provided at the required intervals along both North Lemay Avenue and Buckingham Street. Due to the existing high -voltage overhead power line along North Lemay, the species have been intentionally selected to not interfere with electrical transmission at maturity. Landscaping along North Lemay Avenue is designed to buffer the rear elevations of two drive -up storage units - Buildings D-3 and D-4, both of which are one-story, as well as the east elevation of the brewery. The Platte River Power Authority easement is a total of 85 feet in width with 60-feet being west of the North Lemay Avenue flowline and runs along the entire length of the site. This allows a range of 64 feet to 74 feet of landscaped area between the buildings and the flowline. This area contains not only a combination of trees and shrubs, but the required water quality basins required for low impact Item # 5 Page 4 47 Agenda Item 5 "The Plan establishes this new classification, in currently zoned industrial areas that abut residential, to promote small-scale industry or mixed -use development. In essence, the classification is an overlay district and a fine-tuning of industrial zoning. The plan discourages heavy industry - those generating excessive traffic, odor, noise or ones visually incompatible with the neighborhoods. For example, a junk yard, abutting residential, should not be allowed in the interface area. The zoning, however, will provide some greater flexibility to develop a mix of industry and housing. Loft -style, live -work units (with ground -level retail or office and upper -level residential) or small scale offices are good examples. A mix of live -work units could serve as "transitions" between existing neighborhoods and existing and future industrial lands. In addition, industrial -residential buffer standards of the Land Use Code will apply and developers of industrial properties must adhere to requirements to provide buffers and setbacks near residential properties but some flexibility could be provided for mixed -use developments." In applying the elements of the Northside Neighborhoods Plan to subject P.D.P. staff offers the following The subject site is across Lemay Avenue, and slightly south of the Andersonville and San Cristo neighborhoods. While this location does not represent an abutting condition, there is a generous amount of setback and landscaping along Lemay Avenue. For example, due to the existing easement for the Platte River Power Authority overhead high voltage power line, the buildings are setback from the flowline of North Lemay Avenue by 68 feet. (This flowline will hold as the future arterial widening for North Lemay Avenue will be shifted over to the future bypass alignment. If the bypass is constructed, the arterial right-of-way on existing North Lemay Avenue will be reduced to the local street cross-section by deeding land back to the abutters.) • The proposed uses, micro -brewery and self -storage, are not heavy industry. In fact, self - storage is considered one of the least intensive of the permitted uses in the Industrial zone district generating passive, not active operations. • Although the P.D.P. contains two distinct uses, and a potential third use on Lot 3, the development is not mixed -use in the sense envisioned by the, Plan. There is no residential, no live -work, and loft -style dwelling units. Instead, the six acre site features a combination of uses that activate the street frontages that are closest to Andersonville and San Cristo which help buffer and screen the self -storage buildings. The future development of Lot 3 has the potential of enhancing this mix. • The size (7,219 square feet) and scale (one-story) of the brewery are more commercial in character versus industrial. The self -storage buildings are well designed. These factors combine to provide a level of character along North Lemay Avenue that is sensitive to the neighborhoods. • There are heavier industrial uses to the west along Buckingham with the Phelps-Tointon Manufacturing (cabinets and doors) and Colorado Iron and Metal (recycling and metal fabrication). The P.D.P. will contribute to transitioning and buffering these uses from the neighborhoods to the east. Item # 5 Page 3 46 Agenda Item 5 1. Backaround: The surrounding zoning and land uses are as follows N: Industrial Vacant, (New Belgium Brewery) S: Industrial Existing, Mixed -Use Commercial E: Industrial Vacant E: M-M-N Vacant and Mixed -Use Commercial E: Low Density Residential Andersonville and San Cristo Neighborhoods W: Industrial Existing Manufacturing The site was annexed in 1974 as part of the Northeast Consolidated Annexation. It was platted as part of the Second Replat of the North Lemay Subdivision Second Filing in 1993. It remains vacant and undeveloped at this time. Q llfmlm0 M,� Gy� Lemay Avenue Craft Brewery & Self -Storage Facility 2. Compliance with the Northside Neiahborhoods Sub -Area Plan: The site is located within the Northeast Neighborhoods Sub -Area Plan, adopted in 2005. According to the Framework Plan, the subject site is located within an area designated as the "Industrial/Residential Interface." This area is along the west side of North Lemay Avenue generally between East Vine Drive on the north and Lincoln Avenue on the south. The plan states: Item # 5 Page 2 45 Agenda item 5 PROJECT NAME LEMAY AVENUE CRAFT BREWERY & SELF -STORAGE FACILITY PDP#150009 STAFF Ted Shepard, Chief Planner`^"" — PROJECT INFORMATION PROJECT DESCRIPTION: This is a request to develop a craft brewery and self -storage facility at the southwest corner of North Lemay Avenue and Buckingham Street. The craft brewery would be 7,219 square feet and located directly on the comer. The seven self -storage buildings are arranged in a variety of sizes and configurations. One building would be 60,000 square feet, three -stories, temperature controlled and include both drive -up and walk-through storage units. The second building would be 15,000 square feet, one-story, temperature controlled and also include both drive -up and walk through units. A third building would be 16,000 square feet and one-story. Four buildings would be typical one- story, drive -up mini -storage units. Lot Three, .73 acre located along North Lemay Avenue, would remain undeveloped at this time. The vacant site acres in size and zoned I, Industrial. APPLICANT: Mr. Stan Scott, Aspen Property Management, LLC Go Mr. Ken Merritt JR Engineering 2900 South College Avenue Fort Collins, CO 80525 OWNER: Mr. Stan Scott Fort Collins Self -Storage, LLC 5013 Blue Stem Court Fort Collins, CO 80525 RECOMMENDATION: Approval EXECUTIVE SUMMARY The project is in compliance with the overall findings of the Northside Neighborhoods Sub -area Plan. The project complies with the applicable Industrial zone district land use and development standards of Article Four. Further, the project complies with the applicable General Development standards of Article Three. A neighborhood information meeting was held and the P.D.P. is found to be compatible with the surrounding area. zN6. GAPl7-4L lticr� c.rJ a01f.- D_b17 1 fnIL Item # 5 Page 1 44 o%, DEsicrJ �oW A C Q + taL-ZT'- N,a' L- y d l s