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HomeMy WebLinkAboutNEW BELGIUM BREWERY - MAJOR AMENDMENT ..... 7/03/97 ADMINISTRATIVE HEARING - 1-95A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSE. neighborhood Scale The New Belgium site lies in an industrial area with little established scales due to there being only New Belgium and the city shops on the northwest and several facilities along Lemay. 1. Relative Height The average height of surrounding development ranges from 25+ in the residential to southeast and 25+ in the office/commercial/warehouse to the west. Existing mature trees on sites to south and west will be taller than the proposed tank farm. 2. Relative Length to Mass The ratio of height to length of the existing brewery is 1 to 4 and will increase as future expansion proceeds. 3. Human Scale Industrial buildings generally do not relate to human scale due to the functional needs within the building. New Belgium Brewery has devoted considerable expenses and effort to relate the brewhouse and office at the comer of Linden and Buckingham Street at a recognizable human scale. The warehouse functions serve as a backdrop for the human scale functions. The tank farm will be enclosed on the east and west with the building additions planned to start in late summer of 1997. 4. Building Character As noted in (3) above, the office/brewhouse is an articulated form to relate to human scale and adjacent neighbors. The transition from the articulated street side to the backdrop warehouse and the tank farm behind will reduce the impact of the height of the tanks and continue the relationship of the building to the street and adjacent properties. The relationship will be will further enhanced with the planned warehouse additions. 5. Relative Location The location of New Belgium within this industrial area is in keeping with City goals of grouping like activities and building types. Having portions of this facility above 40' is not detrimental to the zone and is minimal impact on adjacent non - similar zones. As the industrial area develops, there will be additional facilities with portions above 40'. NEW BELGIUNI BREWING AMENDMENT TO SITE PLAN Special Review of Buildings over 40 feet 5/20/97 Review Criteria A. Community Scale Land to the north and east of the site is undeveloped - zoned industrial and is expected to develop as industrial uses. Land to the south is undeveloped community commercial. Land to the west is developed with a mix of office/commercial/warehouse zoned employment. There is a small low density residential neighborhood to the southwest. B. Views Due to the tank farm location 280' from Buckingham Street and behind the existing brewery, views through and around the site from the southeast are relatively unchanged from a structure 40' high. C. Liaht and Shadow No negative impacts or distribution of natural light are affecting the surrounding properties. Please see attached shadow analysis for December 21. As the analysis indicates, no areas outside this site and adjacent site owned by New Belgium Brewery are affected. D. Privacv Due to the location of the tank farm and limited access for service, there should be no privacy issues for adjacent sites. No Text 4. In terms of building character, the presentation of the tanks relative to the public streets is such that only the upper portions of the tanks will be visible. The office and brewhouse is architecturally attractive and helps soften the appearance of the tanks. The transition from the articulated street side to the backdrop of the warehouse and proposed fermentation tanks located behind will reduce the impact of the height of the tanks and continue the relationship of the building to the street and adjacent properties. This relationship will be further enhanced with the aforementioned warehouse additions. 5. In terms of relative location, the area is industrial in character expected for an industrial district. 3. Development Standards: The request to add fermentation tanks has been reviewed by the criteria Division 4.23 (E) of the Industrial Zone. The request satisfies the applicable criteria. 4. Findings of Fact/Conclusion In review and consideration of this request, Staff makes the following findings of fact: A. The proposed fermentation tanks are allowed in the Light Industrial Zone District. B. The 50 foot height of the fermentation tanks satisfies the review criteria for buildings and structures over 40 feet as per Section 3.5.1 (H) of the Land Use Code. C. The request satisfies the land use standards and development standards of the Industrial Zone District. RECOMMENDATION: Staff finds that the request for a Major Amendment to the New Belgium Brewery for 16 fermentation tanks is in compliance with the City's Land Use Code. Staff, therefore, recommends approval of New Belgium Brewery, Fermentation Tanks Expansion, #1-95A. A. Views Due to the tank farm location being 280 feet from Buckingham Street and behind the existing brewery, views through and around the site from the southeast are relatively unchanged from a structure that is 50 feet in height. B. Light and Shadow: No negative impacts or distribution of natural light are affecting the surrounding properties. The shadow analysis for December 21 st indicates that no areas outside the immediate development site, and the future expansion area owned by the applicant, are affected by shadows. C. Privacy: The tanks will not be occupied. Therefore, there are no privacy issues for adjacent properties. D. Neighborhood Scale: The site is located in an industrial area. There is no clear established scale for the immediate area due to the amount of vacant land. The only other industrial user in the vicinity is the City's Streets Facility. In terms of relative height, the average height of the surrounding development is 25 feet in the Buckingham residential neighborhood to the southeast and 25 feet in the employment area to the west. There are existing mature trees in the area that will help mitigate the height of the tanks. 2. In terms of the tanks relative length to mass, the ratio of height to length of the existing brewery is one to four and will increase as future expansion proceeds. 3. In terms of human scale, industrial buildings generally do not relate as well to human scale as other commercial buildings due to the functional needs of the industrial process. The existing building relates extremely well to the corner of Linden and Buckingham with a prominent entry for visitors and customers. Relative to the corner, the warehouse is located behind the customer entrance with the tanks located behind the warehouse. This logical progression allows the 50 foot height to be stepped up gradually rather than abruptly. In addition, the tanks will be enclosed on the east and west with future building additions planned for late 1997. ITEM NO. 4 MEETING DATE 7-3. 97 STAFF Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: New Belgium Brewery, Fermentation Tanks Expansion, Major Amendment, Administrative Review, #1-95A APPLICANT: Merle Haworth Neenan Company 2620 E. Prospect Road Fort Collins, CO. 80524 OWNER: New Belgium Brewery 500 Linden Street Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a request to amend the New Belgium Brewery to add 16 fermentation tanks to the north side of the existing brewery located at 500 Linden Street at the northeast corner of Linden Street and Buckingham Street. The tanks would exceed 40 feet in height. The site is zoned I, Industrial. COMMENTS: Land Use: The site is located in the I, Industrial Zone District. This zone allows breweries as a light industrial use as an Administrative Review. Fermentation tanks are considered accessory to a light industrial use since tanks are an integral component of the brewery process. The land use, therefore, is allowed in the I, Industrial Zone. 2. Land Use Standards: The request satisfies the applicable criteria with the exception of the height of the fermentation tanks exceeding a height of forty feet. The Land Use Code requires that all buildings or structures in excess of 40 feet be subject to special review as outlined in Article Three, Division 5, (H) (1). The fermentation tanks, with associated catwalk, will measure 50 feet in height. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO80522-0580 (970) 221-6750 PLANNING DEPARTMENT