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HomeMy WebLinkAboutNEW BELGIUM BREWERY - IP SITE PLAN REVIEW / MINOR SUBDIVISION ..... 10/3/94 C.R. - 1-95 - CORRESPONDENCE -25. For your information, the City,s Director of Economic Affairs is Frank Bruno, 221-6601. 16. At the time of submittal (use by right or P.U.D.) a Drainage Report, Grading and Drainage Plan, and Erosion Control Plan will be required. 17. The owner of the irrigation ditch must sign off on the final utility plans. is. Onsite stormwater detention will be required. Storm flows must be released at the historic rate and will not be allowed to drain into the irrigation ditch. 19. The stormwater design system must find an ultimate outfall to the Poudre River. Detained flows will have to be released into the street. The capacity of the street to carry these flows must be verified. Flows on the street may need a cross pan or flows can be routed into a pipe located in the right- of-way. If storm flows are routed into the barrow ditch, then the ditch may need to be upgraded and driveway culverts installed. It may be necessary to obtain offsite drainage easements to get flows to the outfall. It is suggested that your consulting engineer meet onsite with Glen Schlueter, Stormwater Engineer, to walk the site and discuss options. It may be that a site visit will reveal other possible solutions. 20. The site is located in the Poudre River floodplain. The building will have to be constructed with flood proofing measures, or elevated 18 inches above the base flood (100- year) water surface elevation. 21. The proximity of the curb cut on Linden Street to the intersection with Buckingham may cause a problem. The general policy is to align.a curb with what is existing across the street, or to offset the curb cut sufficiently so there are no turning conflicts. Landscaping around the curb cut should be low profile so as to not cause a sight distance problem. Street trees, pruned for eight feet of clearance, do not cause a sight distance problem. For further information on transportation issues, please contact Tom Vosburg, Transportation Planner, 221-6608. 22. The development of the parcel will trigger the right-of-way dedication, if necessary, for both streets for the collector cross-section (34 feet one-half width). Development will also trigger the construction of sidewalk, curb, and gutter along both frontages. Staff recognizes that this requirement may cause economic hardship. It is suggested that you arrange a meeting with the Engineering Department to discuss the issue in depth. 23. The Street Oversizing Fee is $5,252 per acre, payable at the time of building permit application. 24. It is suggested that the curb cut on Linden also be used to provide access to the balance of the property to the north. 6. Please be aware that there is a North Weld County Water District water line in Buckingham. 7. Notes regarding water conservation will be a part of the landscape plan. At the time of building permit application, the irrigation system for landscaping will be reviewed by the Water Department. 8. The property is zoned I-P, Industrial Park, which allows the proposed brewery and retail sales as a "use by right." To process a plan in the I-P zone, an I-P Site Plan is required which is reviewed administratively by the Planning Director. This process is outlined in Chapter Six of the Development Manual. This process does not include review by the Planning and Zoning Board. Please be aware that there is a plan processing fee for an I-P Site Plan Review. 9. In the I-P zone, there is a landscape requirement that parking lots and buildings be setback a minimum of 50 feet from collector streets (both Buckingham and Linden are collectors). This zone also requires that there be a minimum side setback of 30 feet and a minimum rear setback of 20 feet. 10. If these setback requirements cause a problem in planning the site, there are two options. First, you may request a variance from the Zoning Board of Appeals based on a hardship peculiar to the site (fee: $25). Or, you may process the request as a planned unit development (P.U.D.) which allows flexibility from the strict requirements of the Zoning Code. A P.U.D. is reviewed by the Planning and Zoning Board. 11. Since the building exceeds 5,000 square feet, it must be equipped with an automatic fire extinguishing system. 12. With the grain storage, the Building Inspection Division and Poudre Fire Authority will require special precautions for ventilation. Also, with solvents, there will be a requirement for a hazardous material impact analysis. Please contact Sharon Getz, Plans Examiner, 221-6760 and Mike Pretz, Fire Marshal, 221-6570 for further information. 13. If the building features a fire extinguishing system, then the site can be served by just one fire hydrant capable of delivering a minimum of 1,000 gallons per minute. 14. All exterior portions of the building must be within 150 feet of an approved fire access roadway. However, if the building is equipped with an automatic fire extinguishing system, then there may be some relief from this requirement. 15. The site is located in the Dry Creek Drainage Basin. The Storm Drainage Fee in this basin is $5,000 per acre, subject to the amount of impervious surface, the amount of stormwater detention, and the runoff coefficient. CONCEPTUAL REVIEW STAFF COMMENTS MEETING DATE: October 3, 1994 ITEMS New Belgium Brewery at Linden and Buckingham APPLICANT: Jeff Lebesch and Kim Jordan c/o Bill Staschak, Neenan Company, 2290 East Prospect Road, Fort Collins, CO. 80524. LAND USE DATAs Request for a 23,000 square foot building for brewery and retail sales on 8 acres located at the northeast corner of Linden Street and Buckingham Street. COMMENTS: .1. Three-phase electrical power is available at the corner of the two streets. A Commercial One ("C-1") Form must be completed by an electrical contractor to determine entrance capacity to the building. 2. The location of the electrical transformer must be coordinated in advance with Light and Power. The transformer must be within ten feet of hard surface on one side for emergency change -out. The other sides may be screened by landscape materials or by a solid enclosure meeting the minimum clearance specifications. 3. Electrical charges are detailed in Chapter tight .of the Development Manual. These charges are based both on square footage of the lot and front footage along public streets. For further information regarding electrical service and fees, please contact Kevin Westhuis at 221-6700. 4. There is a 12 inch diameter water main in Buckingham that is available to serve the site. 5. There. is an 8 inch diameter sanitary sewer line in Buckingham that is available to serve the site. There is a general policy to require developers to extend the sanitary to sewer line to the limits of the property. This is done primarily to serve future properties. You are encouraged to discuss this issue with Water and Sewer Department if it can be demonstrated that such extension will not logically serve the adjacent parcels. For further information, including tap fee estimates, please contact Roger Buffington, 221-6681, for further information. COMMUNITY PLANNING & ENVIRONMENTAL SERVICES 281 NORTH COLLEGE P.O.BOX 580 FORT COLLINS, COLORADO 80522.0590 (303)221-6750 PLANNING DEPARTMENT r� Commi, .y Planning and Environmental _cervices Planning Department City of Fort Collins October 10, 1994 Bill Staschak Neenan Company 2290 E. Prospect Road Fort Collins, Cc 80524 Dear Mr. Staschak: For your information, attached is a copy of the Staff's comments concerning New Belgium Brewery at Linden and Buckingham, presented before the Conceptual Review Team on October 3, 1994. The comments are offered informally by Staff to assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time,of formal review of this project. If you should have any questions regarding these comments or the next steps in the review process, please feel free to call me at 221-6750. Sincere , Ted Shepard, JCP Senior Planner TS/gjd Attachments cc: Bob Blanchard, Chief Planner Transportation Department Stormwater Department Project Planner File 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750. .