HomeMy WebLinkAboutNEW BELGIUM BREWERY - MAJOR AMENDMENT ..... 7/03/97 ADMINISTRATIVE HEARING - 1-95A - DECISION - HEARING OFFICER DECISIONHearing Officer Decision
City of Fort Collins
File #1-95A
Page 6
DECISION
Based on the findings and conclusions, the request to amend the New Belgium Brewery
IP Site Plan to add 16 fermentation tanks to the north side of the existing brewery
located at 500 Linden Street, File #1-95A is APPROVED.
Dated this 9th day of July, 1997, per authority granted by Sections 1.4.9(E) and 2..1 of
the Land Use Code. -a
Robert E. Blanchard, AICP
Current Planning Director
dodiAhearings\1-95A. hrg
Hearing Officer Decision
City of Fort Collins
File #1-95A
Page 5
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.
FINDINGS. CONCLUSIONS AND DECISION
FINDINGS AND CONCLUSIONS
After reviewing the staff report and the record of the public hearing, the Hearing Officer
makes the following findings and conclusions:
1. Fermentation tanks are an appropriate use in the I - Industrial zoning district as
an accessory use to a brewery which is a permitted light industrial use.
2. Because the addition of the fermentation tanks constitutes a "change in
character" the proposal must be processed as a Major Amendment under
Section 2.2.10 of the Land Use Code.
3. The application meets all land use and development standards of Section 4.23
of the Land Use Code, the I - Industrial zoning district.
4. The application meets all applicable standards of Article 3 of the Code with the
exception of 3.5.1(H) - Building Height Review.
5. The application satisfactorily addresses the criteria of Section 3.5.1(H)(1)(a) -
Building Height Review, Review Standards of the Land Use Code for structures
over 40 feet in height.
Hearing Officer Decision
City of Fort Collins
File #1-95A
Page 4
Privacy
Structures greater than 40 feet in height must be designed to avoid
infringing on the privacy of adjacent public and private property.
The tanks will not be occupied. Therefore, there are no privacy issues for
adjacent properties.
Neighborhood Scale
Buildings or structures greater than 40 feet in height must be compatible
with the scale of the neighborhood in which they are situated in terms of
relative height, height to mass, length to mass and building or structure
scale to human scale.
The site is located in an industrial area. There is no clearly 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 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.
Hearing Officer Decision
City of Fort Collins
File #1-95A
Page 3
considered accessory to a light industrial use since they are an integral component of
the brewery process. The use, therefore, is allowed in the I - Industrial Zone.
Section 4.23 of the Land Use Code, which is the description and standards of the
Industrial Zoning District, includes both land use and development standards. Land
Use standards include dimensional standards and development standards relate to
building design and site design (screening and storage and operational areas).
In addition, the request is measured against the applicable General Development
Standards contained in Article 3 of the Code. These standards are met with the
exception of 3.5.1(H) Building Height Review.
The tanks, with an associated catwalk, will measure 50 feet in height, exceeding the
maximum allowable height of 40 feet. Section 3.5.1(1-1)(1) of the Land Use Code
establishes special review criteria for structures exceeding 40 feet in height. The
criteria to be reviewed include:
Views
A building or structure is not to substantially alter the opportunity for, and
quality of, desirable views from public places, streets and parks within the
community.
The tanks will be located approximately 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.
Light and Shadow
Structures greater than 40 feet in height are to be designed so they do not
have an adverse impact, such as the casting of shadows or the creation of
glare on the distribution of natural and artificial light on adjacent and
private property.
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.
Hearing Officer Decision
City of Fort Collins
File #1-95A
Page 2
PUBLIC HEARING
After reviewing the Staff Report and recommendation, a public hearing was held on the
subject application at 1:30 PM on July 3, 1997. The hearing was held in the main
conference room at 281 North College Avenue, Fort Collins, Colorado.
HEARING TESTIMONY WRITTEN COMMENTS AND OTHER EVIDENCE:
The following is a list of those who spoke at the meeting:
From the City:
Ted Shepard, Senior City Planner
From the applicant:
Merle Haworth, Neenan Company
Angela Milewski, BHA Design
Trish Crutch, JR Engineering
From the Community:
None
Written Comments:
None
BACKGROUND
Section 2.2.10 of the Land Use Code allows amendments to approved development
plans and site specific development plans to be processed as either minor or major
amendments. The addition of 16 fermentation tanks constituted a "change of
character" from the approved site plan and therefore was processed as a Major
Amendment.
The site is located in the I, Industrial Zone District. This zone allows breweries as a
light industrial use as a Type 1, administrative review. Fermentation tanks are
City of Fort Collins
Commu_ _y Planning and Environmental, .•vices
Current Planning
CITY OF FORT COLLINS
ADMINISTRATIVE HEARING OFFICER
TYPE I ADMINISTRATIVE HEARING
FINDINGS, CONCLUSIONS AND DECISION
HEARING OFFICER: Bob Blanchard
Current Planning Director
PROJECT NAME: New Belgium Brewery
Major Amendment
CASE NUMBER: 1-95A
APPLICANT: Merle Haworth
Neenan Company
2620 E. Prospect Road
Fort Collins, CO 80524
PROJECT DESCRIPTION: Request to amend the New Belgium Brewery IP Site
Plan to add 16 fermentation tanks to the north side of
the existing brewery located at 500 Linden Street.
SUMMARY OF RECOMMENDATION AND DECISION:
Staff recommendation: Approval
Hearing Officer Decision: Approval
ZONING DISTRICT: I - Industrial
NOTICE OF PUBLIC HEARING: Notice of public hearing was made on June 18, 1997
by mailing to property owners within 500 feet of the
subject property.
The public hearing was advertised in the Coloradoan
on June 25, 1997.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750
FAX (970) 221-6378 • TDD (970) 224-6002