HomeMy WebLinkAboutNEW BELGIUM BREWERY - OVERALL DEVELOPMENT PLAN ..... 6/21/01 P & Z BOARD HEARING - 1-95C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS5.
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REFERENCES
City of Fort Collins, "Storm Drainage Criteria Manual", (SDCM), dated March,
1986.
"Drainage and Erosion Control Report for New Belgium Brewery, Fort Collin,
Colorado" by Water, Waste & Land, Inc. dated March 30, 1995.
The "Final Drainage and Erosion Control Report for New Belgium Brewery First
Filing" by JR Engineering, Ltd., dated December 23, 1997.
4. "Final Drainage, Erosion and Storm Water Quality Study East Vine Streets
Facility P.U.D., Phase One Final, City of Fort Collins,", RBD Inc, Engineering
Consultants, dated June 28, 1993.
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' 3.3 East Basin
' The East Basin contains approximately 28 acres and encompasses the eastern half of the
ODP area. The parcel is bounded on the south by Buckingham Street, on the east by
' Lemay Avenue, on the north by the City of Fort Collins Street Facilities and on the west
by undeveloped property. This basin is entirely undeveloped and covered in grasses and
' trees. The basin slopes to the southeast at approximately 0.4%
' A detention area for this basin is proposed in the southeast corner of the site. This pond
will release into an existing 15" RCP at the intersection of Lemay and Buckingham. This
pipe will convey the flows under Buckingham and into the existing ditch along the west
' side of Lemay Avenue. This ditch conveys the flows south to the Poudre River. Since
there is no existing Master Plan for this area that dictates a release rate, the release from
' the detention pond will be restricted to the 2-year historic rate.
4. CONCLUSIONS
4.1 Compliance with Standards
All computations in conjunction with preliminary and final development plans (PDP and
FDP) completed for the ODP areas shall be in compliance with the City of Fort Collins
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Storm Drainage Design Criteria Manual and the Erosion Control Reference Manual for
Construction Sites.
4.2 Drainage Concept
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forth in the
The Overall Development Plan area shall be designed to meet the criteria set
Manuals noted above. Both basins will require detention prior to release into existing
'
conveyance systems. All runoff from the ODP area will eventually be conveyed in
existing storm drainage systems to the Cache La Poudre River.
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2.2 Sub -basin Description
The ODP area has been divided into two basins and shown on the Conceptual Drainage
Plan as the West Basin and East Basin. The West Basin includes the area that is
currently developed and contains the existing New Belgium Brewery as well as a portion
of the undeveloped area. The East Basin includes the remaining ODP area and is entirely
undeveloped.
DRAINAGE DESIGN CRITERIA
3.1 General Concept
In general, the drainage design of the two areas in this ODP will be required to conform
to the previously completed drainage studies and plans that govern the drainage design of
the existing New Belgium Brewery. The drainage design of the CDP area will be
required to accommodate the Rainfall Intensity -Duration -Frequency curve data adopted
by the City of Fort Collins on March 26, 1999. The basins in the ODP area will also be
required to provide water quality enhancement in conjunction with the drainage design of
each basin.
3.2 West Basin
The West Basin contains approximately 22 acres and contains the western half of the
ODP area. The parcel is bounded on the south by Buckingham Street, on the west by
Linden Street, on the north by the City of Fort Collins Street Facilities and on the east by
undeveloped property. The east portion of the basin is currently undeveloped and
covered in grasses and trees. This portion of the basin is characterized by two large piles
of lime dumped on this site which cause indirect drainage patterns in this area. The west
portion of the basin is currently developed and slopes to an existing detention area along
Buckingham Street.
The existing detention area will be enlarged and reconfigured to serve the entire West
Basin. Since there is no existing Master Plan for this area that dictates a release rate, the
release from the detention pond will be restricted to the 2-year historic rate. The flows
from this pond will be conveyed in the existing drainage system to the south and into the
Poudre River.
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' 1. GENERAL LOCATION AND DESCRIPTION
' 1.1 Location and Description of Property
' The subject property is located in east of downtown Fort Collins on the north side of
Buckingham Street, east of Linden Street and west of Lemay Avenue. The property
' contains a total of approximately 49 acres. The entire property is located in the Northeast
Quarter of Section 12, Township 7 North, Range 69 West of the Sixth Principal
' Meridian, in the City of Fort Collins, Larimer County, Colorado.
Forty-two acres of the property is currently undeveloped and the remaining 7 acres
' contains the existing New Belgium Brewery. The undeveloped area has a high point new
the center of the property and the property slopes to the southwest at varying rates and to
' the southeast at approximately 0.4%. See the drainage plan in the back pocket for
approximate contours indicating the slope of each basin. See Section 3 for specific
information on each basin. There are no specific improvements planned for the
undeveloped 42-acre parcel at this time. Specific uses for this area will be determined
when final development plans are completed.
' 1.2 Purpose of Report
' The purpose of this report is to establish criteria that will be utilized when development
of the property in the Overall Development Plan (ODP) area occurs.
' 2. DRAINAGE BASINS AND SUB -BASINS
1 2.1 Major Basin Description
' The proposed ODP area lies within the Cache La Poudre River Drainage Basin. The
ODP area has not been included in any master drainage plan to date. Drainage reports
have been completed for the developed New Belgium Brewery area including the
"Drainage and Erosion Control Report for New Belgium Brewery, Fort Collin, Colorado"
by Water, Waste & Land, Inc. dated March 30, 1995 and the "Final Drainage and Erosion
Control Report for New Belgium Brewery First Filing" by JR Engineering, Ltd., dated
December 23, 1997.
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TABLE OF CONTENTS
TABLEOF CONTENTS............................................................................................................... iii
1. GENERAL LOCATION AND DESCRIPTION
1.1 Location and Description of Property ......................................................................1
1.2 Purpose of Report .................................................................................................... I
2. DRAINAGE BASINS AND SUB -BASINS
2.1 Major Basin Description..........................................................................................1
2.2 Sub -Basin Description.............................................................................................2
3. DRAINAGE DESIGN CRITERIA
3.1 General Concept......................................................................................................2
3.2 West Basin...............................................................................................................2
3.3 East Basin................................................................................................................3
4. CONCLUSIONS
4.1 Compliance with Standards....................................................................................3
4.2 Drainage Concept....................................................................................................3
5. REFERENCES....................................................................................................................4
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North Star
' ftamw design _
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September 8, 2000
Basil Hamdan
City of Fort Collins Stormwater
700 Wood Street
Fort Collins, CO 80522-0580
RE: Overall Drainage Concept for the
Overall Development Plan for New Belgium Brewery
Dear Basil,
I am pleased to submit for your review and approval, this Overall Drainage Concept for the
Overall Development Plan for New Belgium Brewery. I appreciate your time and consideration
in reviewing this submittal. Please call if you have any questions.
Sin ,
Patricia Kroetch, P.E.
ii
1194 W. Ash Street, Suite B Windsor, Colorado 80550
970-686-6939 Phone • 970-686-11Be Fax
OVERALL DRAINAGE CONCEPT
FOR
THE OVERALL DEVELOPMENT PLAN
FOR
NEW BELGIUM BREWERY
Prepared for:
The Neenan Company
2290 E. Prospect Road
Fort Collins, CO 80522
Prepared by:
North Star Design, Inc.
1194 W. Ash Street, Suite B
Windsor, Colorado 80550
(970)686-6939
September 8, 2000
Job Number 110-06
4' 10' 10, 10' 4'
Section A —A
4' 15' 15' 4'
Section B—B
Figure 7
Typical Cross -Section
Buckingham Street
April, 2001
New Belgium Brewery (LSC #001460)
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LEGEND:
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31 PM Peak —Hour Traffic
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Figure 6
Year 2020
Total Traffic
April, 2001
New Belgium Brewery (LSC #001460)
Y
65 65
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Figure 5
Year 2020
LEGEND:
Background Traffic
26 _ AM Peak —Hour Traffic April, 2001
31 PM Peak —Hour Traffic
New Belgium Brewery (LSC #001460)
F_
LEGEND:
26 __
:
AM Peak —Hour Traffic
PM Peck —Hour Traffic
Figure 4
Year 2020 Assignment of
Site -Generated Traffic
April, 2001
New Belgium Brewery (LSC #001460)
257
120 5 5 244
5 0
0� �0
255 104
,ie 2.3
5 �12
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LEGEND:
26 _ AM Peak —Hour Traffic
a, PM Peak —Hour Traffic
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Figure 3
Year 2005
Total Traffic
April, 2001
New Belgium Brewery (LSC #001460)
55 60
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Figure 2
LEGEND: Year 2005
Background Traffic
26 — AM Peak —Hour Traffic April, 2001
31 PM Peak —Hour Traffic
New Belgium Brewery (LSC #001460)
LEGEND:
26 __
31
AM Peak —Hour Traffic
PM Peak —Hour Traffic
Appm ks k
Nd ToS k
Figure 1
Year 2005 Assignment of
Site -Generated Traffic
April, 2001
New Belgium Brewery (LSC #001460)
Ms. Angie Milewski Page 2 April 10, 2001
• The City of Fort Collins Traffic staff (Eric Bracke) indicated that, rather than use
CDOT's Access Code for determining the need for a left -turn lane, LSC should use
National Cooperative Highway Research Program (NCHRP) Report 279 - Intersection
Channelization Design Guide. LSC used Figure 4-12 from the NCHRP report to
analyze the need for a left -turn lane at the proposed new access point. Based on
this figure, it was determined that a separate left -turn lane is not needed at the
proposed New Belgium Brewery access between 2nd and 31 Street. However, after
discussing this matter with Eric Bracke, he requested that a short eastbound left -
turn lane be provided. He indicated that the left -turn lane only had to be about
75 feet in length.
4. Did not understand what Figure 1 (Buckingham Street Access Layout) was for since
it did not match anything proposed and the City would not support it.
• This figure was provided to show how a left -turn lane would be situated along
Buckingham Street using the State of Colorado Access Code. This figure should
be disregarded.
• Since a short left-tum lane (75 feet) is being requested by the City of Fort Collins,
the proposed access can be placed halfway between 21 and 31 Street.
Transportation Planning
1. The TIS contains an adequate pedestrian, bicycle and mass transit analysis.
• No response is required.
2. The New Belgium Brewery will be responsible for constructing a sidewalk on the north
side of Buckingham Street and tie into the existing SW facilities on Buckingham.
• Sidewalks will be reviewed in accordance with Section 3.2.2 of the City of Fort
Collins's Land Use Code.
3. Does not support the offset access between 21 and 3' Street because it creates
dangerous turning and sight issues, particularly for pedestrians and bicyclists.
• See comments number three above.
4. Indicated that Redwood is a two-lane collector, not a two-lane arterial in the City's
MSP.
• If the City of Fort Collins wants a revised traffic report, the text will be changed
to reflect this designation.
5. Wants to see cross-section of improvements proposed for Buckingham.
• Figure 7 depicts how Buckingham Street would appear with a left -turn lane. This
cross-section also shows a separate westbound left -turn lane as well. This is
being done to provide balance in both directions. An on -street bike lane is also
shown in both directions.
Attachment: Figures 1-7
E:\LSC\Projects\2000\001460\NBBEResponwRevised.wpd
LSC TRANSPORTATION CONSULTANTS, INC.
1889 York Street
Denver, Colorado 80206
(303) 333-1105
FAX: (303) 333-1107
e-mail: lsoa 1scden.com
MEMORANDUM
DATE: May 10, 2001
TO: Angie Milewski
FROM: Dave Rublel�o �
SUBJECT: New Belgium Brewery Expansion Development
(LSC #001460)
I have reviewed the City of Fort Collins comments dated February 21, 2001. The responses
noted below are revised from my April 21, 2001 memo based on a discussion with Ted Shepard
from the City of Fort Collins' Current Planning Department.
Engineering
1. Community Center and Pre -Treatment Wastewater facility are not addressed in TIS.
• It is assumed that some of the employees from the existing brewery operation will
staff the pre-treatment wastewater facility and therefore will not generate any
additional vehicle -trips. The community center will be rented out for meetings
and may have a very small staff. Since the center will not have regular use, it
was excluded from the analysis.
• The ITE Trip Generation Manual does not include any information for a water
treatment facility or a community center/meeting room. If the City of Fort Collins
would like these two activities included in the traffic impact study, LSC will need
some guidance from the City as to the AM and PM peak -hour trip generation rates
we should use.
2. Indicates that if the development includes anything other than warehousing and
manufacturing another traffic study would be required.
• No response is required.
3. 2" d Street is not aligned in the ODP but is in the TIS. TIS was supposed to discuss the
turning movements at 21 and 31 Streets.
• The attached Figures 1 through 6 identify the site -generated, background, and
total AM and PM peak -hour traffic volumes for 2005 and 2020. As can be seen
in these figures, the proposed new access is approximately halfway between 2''d
and 31 Street.
Mr. Bruce Hendee Page 13 January 5, 2000
3. Most of the intersections analyzed in this report will operate at acceptable Levels of
Service (LOS "D" or better) in the AM and PM peak -hours either with or without the
traffic from the proposed New Belgium Brewery expansion. This applies to both 2005
and 2020. Minor adjustments are offered for those intersections controlled by a
traffic signal to achieve LOS "D" operation or better. There are two intersections,
North Lemay Avenue/ Buckingham Street and North Lemay Avenue/the new develop-
ment access, which will experience problems, but neither intersection will meet
peak -hour traffic signal warrants in 2005 and 2020.
4. Separate left -turn lanes need to be provided at the three access points along
Buckingham Street and the one new access point along North Lemay Avenue. In
addition, separate right -turn lanes are needed at the one new access point along
North Lemay Avenue and the east and middle development access points along
Buckingham Street.
5. No additional traffic signals are being recommended beyond what is included in the
Old Town North Traff c Impact Analysis report. The need for these traffic signals is
due to the amount of background traffic.
6. With the recommendations contained herein, the adjacent road network can
accommodate the traffic expected to be generated by the proposed New Belgium
Brewery expansion.
We trust that this updated report will assist with planning for the proposed New Belgium
Brewery expansion. Please call if we can provide additional assistance.
Respectfully submitted,
LSC Transportation Consultants, Inc.
By:
Dave L. Ruble Jr.
DLR/wc
Enclosures: Tables 1 and 2
Figures 1 through 11
Raw Traffic Count Data
Capacity Analyses
F:\LSC\PROJECTS\2000\001460\RI-NEBE.wpd
Mr. Bruce Hendee Page 12 January 5, 2000
City of Fort Collins for assessing the quality of the pedestrian facilities -- directness,
continuity, street crossings, visual interest and amenity, and security:
• Directness: Without a site plan which shows the internal roadway system, it is
difficult to assess this criteria. However, there does not appear to be any existing
physical barriers for pedestrians to take the most direct path from their homes to
other destinations. As such, a Level of Service "B" is felt to be appropriate.
• Continuity: Due to a total lack of sidewalks on the major streets serving the proposed
development, an unacceptable Level of Service (LOS "F") is felt to be appropriate.
• Street Crossing: Most major street crossings are considered to be unacceptable from
a pedestrian point of view. Therefore, Level of Service "F" is felt to be the most
appropriate designation.
• Security: This element is more subjective with no clear quantifiable measurements
for determining Level of Service. The City of Fort Collins has established Level of
Service "C" as the target level of service. It would appear that the major streets
serving the proposed development fall short of this target LOS with a LOS "D"
determination.
Overall, the assessment of the streets serving the proposed development from a pedestrian
standpoint resulted in a determination.that.these streets do not meet the City of Fort Collins's
target level of service. In most cases, these streets are well below the target level of service.
Overall, the proposed development exceeds the target level of service for all five elements as
it relates to pedestrian facilities and amenities. The City of Fort Collins needs to make a major
investment in pedestrian facilities along Linden Street, Buckingham Street, East Vine Street,
Lincoln Avenue, and North Lemay Avenue.
Conclusions and Recommendations
Based on the analyses presented herein, the following conclusions and recommendations are
made with respect to buildout of the proposed New Belgium Brewery expansion:
1. The proposed New Belgium Brewery expansion is expected to have a total of 365,000
square feet of warehouse development and 300,000 square feet of manufacturing
development. This is in addition to the existing 125,000 square feet for the brewery.
This proposed expansion is expected to generate an additional 1,843 entering and
1,843 exiting average weekday vehicle -trips. Of these additional daily trips, 434
vehicles will enter and 109 vehicles will exit during the AM peak -hour while 150
vehicles will enter and 407 vehicles will exit during the PM peak -hour.
2. The directional distribution of site -generated traffic is expected to be primarily
oriented toward the south with 63 percent, another 20 percent will desire to travel
north of the proposed site, and the remaining 17 percent will travel east. These
percentages are split among the various routes that are available to the motorists
desiring to go in each direction.
Mr. Bruce Hendee Page 11 January 5, 2000
• Weekday Frequency of Service: Two routes provide service along North Lemay
Avenue, Route No 8 and 14. Route 8 arrives at North Lemay and East Vine Street
starting at 5:35 a.m. and every 60 minutes after that, while Route 14 arrives at this
same intersection at 6:30 a.m. and every 30 minutes after that. Based on this
frequency, this service level standard is not met.
Travel Time Factor: Based on the posted schedule, it takes the bus approximately 13
minutes to get from North Lemay Avenue and East Vine Street to the North Transit
Center. It takes about 6 to 7 minutes to make this same trip by car. This is based
on a distance of 1.8 miles and an average speed of 20 miles per hour. This means
the travel time factor is about 2.0. Based on this calculation, this service level
standard is met.
Peak Load Factor: The service level standard is 1.2 which is the total number of
transit riders divided by the number of seats. Based on the latest ridership estimates
from Transfort, the peak load factor is below this threshold. As such, this service.
standard is also met.
Three of the four service standards are met which means that the public transit Level of
Service is estimated to be LOS "B". This is above the standard established by the City of Fort
Collins.
Pedestrian / Bicycle
Linden Street, Buckingham Street, and North Lemay Avenue have striped bike lanes on both
sides. Potential visitors to and employees of the proposed development will have a number of
bike routes to use to access the rest of Fort Collins. Besides these on -street facilities, there
are two off-street facilities -- Cache La Poudre Trail and Redwood Trail. Both of these trails can
be accessed by existing on -street bike lanes. The Redwood Trail begins at Linden Street and
East Vine Drive which is about 2,100 feet from the proposed development.
Considerable work is needed on constructing sidewalks along the roadways serving the
proposed development. There is a sidewalk on the south side of Buckingham Street directly
in front of the manufacturing facility. There is no sidewalk on the north side of Buckingham
Street. Linden Street has a few sections where sidewalks exists on one or both sides of it. In
addition, there are no sidewalks along North Lemay Avenue.
Access to the two major parks (Lee Martinez and Fort Collins Heritage) in and around the
proposed development would be by way of Linden Street. For bicyclists, this access appears
to be adequate due to the striping of a bike lane. However, pedestrians will find it very difficult
to access these parks due to a lack of sidewalks. If this proposed development is approved by
the City of Fort Collins, the installation of sidewalks on North Lemay Avenue and Linden Street
should be given serious consideration.
Based on the condition of the current street system serving the proposed development, the
following Level of Service has been assigned for each of the five elements recommended by the
Mr. Bruce Hendee Page 10 January 5, 2000
The access on North Lemay Avenue is assumed to be at the northeast corner of the proposed
site.
Truck traffic should be discouraged from using the Second Street access. Trucks should use
either the other two accesses on Buckingham Street or the proposed access on North Lemay
Avenue. For trucks coming from the west, they should not use Buckingham Street, but rather,
they should use either East Vine Drive or Lincoln Avenue to North Lemay Avenue. Truck
traffic would either go north or south along North Lemay Avenue to either Buckingham Street
and then west along Buckingham Street or enter the proposed site at the North Lemay Avenue
access.
The presence of trucks causes a reduction in the overall capacity of any roadway. Therefore,
consideration should also be given to restricting the times of day that trucks could access the
proposed development. Specifically, trucks should only be allowed to access the proposed site
from 9:00 AM to 3:00 PM and between 5:00 PM and 9:00 PM. This restriction would keep
trucks out of the AM and PM peak periods.
Modal Analysis
The City of Fort Collins requires an analysis of alternative transportation models as a part of
the traffic impact study. What follows is an analysis of the mass transit and pedestrian/
bicycle facilities in and around the proposed development.
Mass Transit
The proposed development is already served by two transit routes, Route No. 8 and 14.
Route 8 already has an existing bus stop at the intersection of Linden Street and Buckingham
Street which is about 850 west of the western edge of the proposed site. Route 14 already has
an existing bus stop located at the northeast corner of the proposed site. This route also has
a bus stop located at First Street and Lincoln Avenue which is about 0.25 miles south of the
proposed site.
The City of Fort Collins has established a method for determining the public transit Level of
Service. The range in Level of Service is from "A" (all four service standards are met) to "F"
(where none of the service standards are met). The four service standards are: hours of week-
day service, weekday frequency of service, travel time factor, and peak load factor. Two Level
of Service rates have been established, one where the area is within 1,320 feet of a transit
route(s) and the other where the area is within 2,640 feet of a transit route(s).
The proposed development is within 1,320 feet of a transit route(s). The City of Fort Collins
has established Level of Service "D" for the proposed New Belgium Brewery expansion. To
meet this Level of Service, at least two of the four service level standards must be met.
• Hours of Weekday Service: Route 14, which provides service along North Lemay
Avenue, provides about 18 hours of service each weekday. The standard for this
service element is 16 hours. Therefore, this service level standard has been met.
Mr. Bruce Hendee Page 9 January 5, 2000
Access Recommendations
Based on the design criteria found in the 1998 Colorado State Highwau Access Code, the
following auxiliary lane recommendations are recommended for Buckingham Street and North
Lemay Avenue:
1. Buckingham Street/Second Street
• The assumption is made that this roadway has a non -rural arterial access code
category designation (NR-C) with a posted speed limit of less than 40 mph.
Based on this assumption, a separate eastbound left -turn lane should be
provided. The length of the left -turn lane should be 285 feet (85-foot taper and
200 feet for storage).
2. Buckingham Street/Middle Development Access
• The assumption is made that this roadway has a non -rural arterial access code
category designation (NR-C) with a posted speed limit of less than 40 mph.
Based on this assumption, a separate eastbound left -turn lane and westbound
right -turn lane should be provided. The length of the left -turn lane should be
145 feet (85-foot taper and 60 feet for storage). The length of the right -turn lane
should be 135 feet (85-foot taper and 50 feet for storage).
3. Buckingham Street/East Development Access
• The assumption is made that this roadway has a non -rural arterial access code
category designation (NR-C) with a posted speed limit of less than 40 mph.
Based on this assumption, a separate eastbound left -turn lane and westbound
right -turn lane should be provided. The length of the left -turn lane should be
160 feet (85-foot taper and 75 feet for storage). The length of the right -turn lane
should be 130 feet (85-foot taper and 45 feet for storage).
4. North Lemay Avenue/East Development Access
• The assumption is made that this roadway has a non -rural arterial access code
category designation (NR-B) with a posted speed limit of less than 40 mph.
Based on this assumption, a separate eastbound left -turn lane and westbound
right -turn lane should be provided. The length of the left -turn lane should be
160 feet (110-foot taper and 50 feet for storage). The length of the right -turn
lane should be 150 feet (110-foot taper and 40 feet for storage).
Truck Access Issues
The City of Fort Collins has identified the issue of truck access into and out of the proposed
development as an issue. No estimate has been made as to the amount of truck traffic due to
the uncertainty of the exact businesses that will be housed within the proposed development.
There are three accesses proposed along Buckingham Street and one along North Lemay
Avenue. The furthest west access on Buckingham Street is assumed to align with Second
Street. The other two accesses along Buckingham Street will be located east of First Street.
Mr. Bruce Hendee Page 8
January 5, 2000
North College Avenue/East Vine Drive: This intersection is currently signalized. This inter-
section will operate at a good Level of Service (LOS "C" or better) in the AM and PM peak -hours
either with or without the traffic from the proposed development. This applies to both 2005
and 2020.
Realigned Vine Drive/North Lemay Avenue: This intersection does not currently exist and will
not be constructed until after 2005. Therefore, only the Year 2020 was analyzed. However,
since the Master Street Plan is recommending this intersection be grade separated, no level of
service analysis was performed in 2020.
East Vine Drive/North Lemay Avenue: In 2005, this signalized intersection is expected to
operate at a good Level of Service (LOS "B") in the AM.and PM peak -hours either with or with-
out the traffic from the proposed development. In 2020, this intersection will experience a
reduction in the average vehicle delay due to the relocation of North Lemay Avenue to the east.
East Development Access/North Lemay Avenue: This intersection does not currently exist.
When traffic from the proposed development is added to background traffic volumes, all of the
traffic movements in 2005 will operate at a good Level of Service (LOS "C" or better). Due to
the relocation of North Lemay Avenue by 2020, this intersection will experience a reduction.
in delays and an improvement in the Level of Service for the eastbound approach.
Buckingham Street/North Lemay Avenue:, In 2005, all of the traffic movements at this
unsignalized intersection are expected to operate at an acceptable Level of Service (LOS "D"
or better) in the AM and PM peak -hours without the traffic from the proposed development.
After the traffic from the proposed development is added to the background traffic volumes,
the eastbound and westbound approaches at this intersection will experience problems in the
AM and PM peak -hours. Traffic volumes are too low to meet peak -hour traffic signal warrants.
In 2020, due to the relocation of North Lemay Avenue, all of the traffic movements at this
intersection will operate at a good Level of Service (LOS "C" or better) in the AM and PM peak -
hours either with or without the traffic from the proposed development.
Lincoln Avenue/North Lemay Avenue: This intersection is currently signalized. In 2005 and
2020, this intersection will operate at an acceptable Level of Service (LOS "D" or better) in the
AM and PM peak -hours either with or without the traffic from the proposed development.
These conclusions assume that North Lemay Avenue is widened to four lanes.
Mulberry Street/North Lemay Avenue: This intersection is currently signalized. In 2005, this
intersection will operate at an acceptable Level of Service (LOS "D" or better) in the AM and PM
peak -hours either with or without the traffic from the proposed development. In 2020, after
the traffic from the proposed development is added to the future year background traffic levels,
the AM peak -hour will operate at a good Level of Service (LOS "C") while the PM peak -hour will
experience problems. When the signal phasing is changed from "permitted" left -turn phases
for all approaches to "protected and permitted" phases, this intersection will operate at an
acceptable Level of Service (LOS "D") in the PM peak -hour.
1
Mr. Bruce Hendee Page 7 January 5, 2000
Buckingham Street/East Development Access: This intersection does not currently exist.
When traffic from the proposed development is added to the background traffic volumes, all
of the traffic movements are expected to operate at an excellent Level of Service (LOS "A") in
the AM and PM peak -hours either with or without the traffic from the proposed expansion.
This applies to both 2005 and 2020.
East Vine Drive/Linden Street: The assumption is made that this intersection will be
signalized. This assumption is based on the recommendations included in the Old Town North
Traffic Impact Analusis report. Based on this assumption, this intersection is expected to
operate at an acceptable Level of Service (LOS "D" or better) in the AM and PM peak -hours
either with or without the traffic from the proposed development. This applies to both 2005
and 2020.
Buckingham Street/Linden Street: In 2005, all of the traffic movements at this unsignalized
intersection are expected to operate at very good Level of Service (LOS "B" or better) in the AM
and PM peak -hours either with or without the traffic from the proposed development. In 2020,
all but one of the traffic movements at this unsignalized intersection will continue to operate
at a good Level of Service (LOS "C" or better) in the AM and PM peak -hours either with or
without the traffic from the proposed development. The one exception is the westbound
approach. This intersection will experience problems after the traffic from the proposed
development is added to the future year background traffic levels for both the AM and PM
peak -hours. The traffic volumes are too low on Buckingham Street to meet peak -hour traffic
signal warrants. An analysis was done assuming a four-way Stop, this change did not result
in this intersection operating at an acceptable Level of Service.
Jefferson Street/Linden Street: This intersection is currently signalized. This intersection will
operate at a very good Level of Service (LOS "B") in the AM and PM peak -hours either with or
without the traffic from the proposed development. This applies to both 2005 and 2020.
Redwood Street/Realigned Vine Drive: This intersection does not currently exist and will not
be constructed until after 2005. Therefore, only the Year 2020 was analyzed. The Old Town
North Traffic Impact Analysis report recommended this intersection be signalized by 2020.
After the traffic from the proposed development is added to the future background traffic
levels, this intersection will operate at a very good Level of Service (LOS "B") in the AM and PM
peak -hours. The average vehicle delay remains about the same after the traffic from the
proposed development is added to the background traffic volumes.
Mulberry Street/Riverside Drive: This intersection is currently signalized. This intersection
will operate at a good Level of Service (LOS "C" or better) in the AM and PM peak -hours either
with or without the traffic from the proposed development. This applies to both 2005 and
2020.
Lincoln Avenue / Riverside Drive: This intersection is currently signalized. This intersection will
operate at a very good Level of Service (LOS "B") in the AM and PM peak -hours either with or
without the traffic from the proposed development. This applies to both 2005 and 2020.
Mr. Bruce Hendee Page 6 January 5, 2000
that 80 percent of the 2020 daily traffic volumes on North Lemay Avenue would remain with
the realigned roadway and the other 20 percent would stay on existing North Lemay Avenue.
Figure 8 depicts the 2005 background traffic levels while Figure 9 depicts the 2020 back-
ground traffic levels. Total traffic levels for the Years 2005 (see Figure 10) and 2020 (see
Figure 11) were arrived at by adding the background traffic levels (see Figure 8 for 2005 and
Figure 9 for 2020) to the site -generated traffic levels depicted in Figures 6 (2005) and 7 (2020).
Estimated Traffic Impacts
In order to assess the impact of the proposed project, peak -hour capacity analyses have been
prepared for nine key study intersections assuming existing plus site -generated traffic
conditions. The methodology used is that presented in the 1997 Highwatl Capacitt! Manual
(Special Report 209), published by the Transportation Research Board of the National Academy
of Sciences. The concept of Level of Service (LOS) is used as a basis for computing
combinations of roadway operating conditions which accommodate various levels of traffic
activity. By definition, six different Levels of Service are used (A, B, C, D, E, and F) with "A"
being a free -flow condition and "E" representing the capacity of a given intersection or road-
way. Enclosed Table 2 summarizes the results of the LOS intersection analyses.
A total of 18 intersections was analyzed -- four along Linden Street/Redwood Street, six along
North Lemay Avenue, five along Buckingham Street, two along Riverside Drive, and one along
North College Avenue. The results of the intersection Level of Service analysis for the 18 inter-
sections are noted below:
Buckingham Street/First Street: All of the traffic movements at this unsignalized intersection
are expected to operate at a very good Level of Service (LOS "B" or better) in the AM and PM
peak -hours either with or without the traffic from the proposed expansion. This applies to
both 2005 and 2020.
Buckingham Street/Second Street: All of the traffic movements at this unsignalized inter-
section are expected to operate at a very good Level of Service (LOS "B" or better) in the AM
and PM peak -hours either with or without the traffic from the proposed expansion. This
applies to both 2005 and 2020.
Buckingham Street/Third Street: All of the traffic movements at this unsignalized intersection
are expected to operate at an excellent Level of Service (LOS "A") in the AM and PM peak -hours
either with or without the traffic from the proposed expansion. This applies to both 2005 and
2020.
Buckingham Street/Middle Development Access: This intersection does not currently exist.
When traffic from the proposed development is added to the background traffic volumes, all
of the traffic movements are expected to operate at a very good Level of Service (LOS "B" or
better) in the AM and PM peak -hours either with or without the traffic from the proposed
expansion. This applies to both 2005 and 2020.
Mr. Bruce Hendee Page 5 January 5, 2000
peak -hour traffic to be generated by buildout of the proposed New Belgium Brewery expansion.
Specific tenants/businesses have not been identified yet, therefore, the assumption was made
that 300,000 square feet would be devoted to manufacturing activities and the remaining
365,000 square feet would be warehousing activities. As indicated in Table 1, the proposed
New Belgium Brewery expansion is projected to generate 3,686 additional average weekday
vehicle -trips (1,842 entering and 1,842 exiting). This total includes 434 vehicles entering and
109 vehicles exiting trips during the AM peak -hour and 150 vehicles entering and 407 vehicles
exiting during the PM peak -hour.
Estimated Traffic Distribution and Assignment
A key element in the determination of the proposed project's traffic impacts is the directional
distribution of its traffic onto the surrounding roadway system. The relative location of the
site, the type of land use, and specific characteristics of the roadway and access system will
dictate what this distribution will be. Figure 5 illustrates the distribution expected to be
applicable to the proposed expansion in 2005 and 2020. It is expected that 17 percent of
traffic related to the proposed development will travel east, 20 percent will travel north, and
the remaining 63 percent will travel south of the site. Four possible roadways will be used for
those traveling east: realigned Vine Drive, existing East Vine Drive, Lincoln Avenue, and
Mulberry Street. Four possible roadways will be used for those traveling south: North Lemay
Avenue, Mulberry Street, Lincoln Avenue, and Linden Street. Finally, three possible roadways
will be used for those traveling north: North Lemay Avenue, North College Avenue, and Linden
Street/Redwood Street.
Application of the percentage distribution projections shown in Figure 5 to the traffic
generation estimates contained in Table 1 yields the traffic assignment of site -generated traffic
shown in Figures 6 (Year 2005) and 7 (Year 2020).
Year 2005 background traffic levels were arrived at by increasing the existing traffic volumes
shown in Figure 2 by an annual rate of two present. Year 2020 background traffic levels were
developed by using the North Front Range travel forecasting computer model, the US 287
SH 14 Access Management Report dated April 4, 2000, and the Old Town North Traffic Impact
Analysis report dated November 27, 2000. The network in the North Front Range travel fore-
casting computer model was modified to include the realigned East Vine Drive and Bucking-
ham Street. The existing East Vine Drive was downgraded to a minor arterial facility while the
realigned East Vine Drive was assumed to be a four -lane major arterial. Buckingham Street
was assumed to be a two-lane collector roadway. The traffic zone which included the proposed
New Belgium Brewery expansion was assumed to have no development. The travel forecasting
model was rerun. The model produces all -day traffic volumes for each direction. A factor of
eight percent was applied to these volumes to arrive at AM peak -hour approach volumes while
a factor of ten percent was applied to these volumes to arrive at PM peak -hour approach
volumes. Turning movements then were developed. These traffic volumes were compared to
estimates contained in previous traffic impact analysis reports as well as the US 2871 SH 14
Access Management Report. Since North Lemay Avenue is to be relocated to the east by 2020
and the existing North Lemay Avenue is to be downgraded to a local roadway, an adjustment
was made to the output from the North Front Range travel forecasting model. It was assumed
f '
Mr. Bruce Hendee Page 4 January 5, 2000.
the proposed New Belgium Brewery expansion. Figure 3 also shows the location of the existing
bus stops.
Pedestrian / Bicycle
Pedestrian/bicycle amenities can be grouped into two types - paths/trails and facilities. In
the case of the proposed development, there are five existing parks that could be used by
residents of the proposed New Belgium Brewery expansion - Alta Vista (0.63 acres),
Buckingham (5.75 acres), Fort Collins Heritage (13.0 acres), Romero (0.15 acres), and Lee
Martinez (89.56 acres). The number of facilities offered at each of these five parks varies
significantly, ranging from playground and basketball (Alta Vista) to playground, shelters,
restrooms, lighted baseball fields, lighted basketball fields, and lighted tennis courts (Lee
Martinez). Figure 4 depicts the location of these five parks with respect to the proposed New.
Belgium Brewery expansion.
The Lee Martinez , Romero, and Fort Collins Heritage parks are the closest existing parks to
the proposed development. The proposed development is approximately one mile from Lee
Martinez Park, directly across from Romero Park, and 0.6 miles from Fort Collins Heritage
Park. These distances are measured from the center of the proposed development to the.
center of each park.
Lee Martinez Park can be accessed from the proposed development in several ways. The most
direct way would be to travel west along Buckingham Street to Linden Street and then south
on Linden Street to the Poudre Trail and then west to the park. Fort Collins Heritage Park can
be most easily accessed by going west along Buckingham Street to Linden Street and then
south on Linden Street where the park in located at the intersection of Linden Street and the
Cache La Poudre River/Poudre Trail. Romero Park can be accessed by just crossing North
Lemay Avenue.
The streets in and around the proposed New Belgium Brewery expansion have striped bike
lanes on both sides of the major roadways. The most important bike lanes that will serve the
proposed development are East Vine Drive, Buckingham Street, North Lemay Avenue, and
Linden Street. In addition, the Redwood Trail exists on the east side of Redwood Street. The
trail begins at East Vine Drive and travels north. There is a significant lack of pedestrian
facilities, mainly sidewalks. An inventory of the streets in and around the proposed develop-
ment found very few sidewalks, and the sidewalks that already exist would be considered to
be substandard. This lack of adequate sidewalks make pedestrian access to the existing parks
extremely difficult. Figure 4 depicts the location of existing sidewalks and trails.
A brief inspection of the area around the proposed development found more bicyclists than
pedestrians. This is probably due to the presence of signed on -street bike lanes and the lack
of adequate sidewalks.
Estimated Traffic Generation
Based on applicable rates contained in the current edition of Trip Generation, published by the
Institute of Transportation Engineers, enclosed Table 1 presents estimates of average daily and
Mr. Bruce Hendee Page 3
Existing Mass Transit and Pedestrian/Bicycle System
January 5, 2000
Besides the existing roadway system serving the proposed development, the City of Fort Collins
has made a major commitment to alternative modes of transportation, specifically pedestrian/
bicycle and mass transit. An inventory was made of these alternative modes.
Mass Transit
The City of Fort Collins' mass transit system, Transfort, has a total of 12 bus routes plus three
specialized services operating in the Fort Collins area. Three routes provide direct service to
the proposed New Belgium Brewery expansion. These routes are Route Numbers 8, 9, and 14.
What follows is a short description of these three bus.,xoutes.
Route 8 provides 30-minute service starting at the North Transit Center, which is
located between Maple Street and Laporte Avenue just west of North College Avenue,
at 6:22 AM and ending at 6:49 PM at the North Transit Center. This route serves The
Mission, Social Services, Downtown Fort Collins, and Poudre Valley Mobile Home
Park. At its closest point, this route operates along Linden Street between Jefferson
Street and East Vine Drive. There is an existing bus stop located near the
intersection of Linden Street and Buckingham Street which is about 850 feet west
of the western boundary of the proposed development. The next closest access point
would be to the north at East Vine Drive.
• Route 9 provides 60-minute service starting at the North Transit Center at 6:22 AM
and ending at 6:35 PM at the Edora Pool Ice Center (EPIC). This route serves the
Poudre Valley Hospital, downtown Fort Collins, Lincoln Junior High School, and
EPIC. At its closest point, this route is about 0.5 miles southwest of the proposed
development.
Route 14 provides 60-minute service starting at the North Transit Center at 5:22 AM
and ending at 10:17 PM at the North Transit Center. This route serves Downtown
Fort Collins, Social Services, Poudre Valley Mobile Home Park, and hotels located
along State Highway 14. At its closest point, this route operates along North Lemay
Avenue with an existing bus stop located at the northeast corner of the proposed
development. The next closest point is at the intersection of North Lemay Avenue
and East Vine Drive which is about 600 feet north of the proposed development.
It is important to note that all Transfort buses are equipped with a bike rack to allow bicyclist
to bring their bikes with them. Each bus route is served by a wheelchair accessible bus.
Special transportation to and from other locations is available for ADA eligible via the Dial -A -
Ride service.
There are a number of existing bus stops that are in close proximity to the proposed develop-
ment. Bus stops currently exist at the intersection of East Vine Drive and Linden Street; East
Vine Drive and North Lemay Avenue; Linden Street and Buckingham Street, and North Lemay
Avenue and San Cristo Street. Figure 3 depicts the location of each bus route with respect to
t
Mr. Bruce Hendee
Page 2
January 5, 2000
East Vine Drive is a two-lane, east/west arterial roadway. This roadway begins at
North College Avenue on the west and continues easterly. This roadway has a posted
speed limit of 35 mph near Linden Street. The City of Fort Collins Master Street Plan
indicates this roadway will be relocated to the north from North College Avenue to
west of Linden Street. This plan also indicates that the roadway will be widened to
four lanes. Just south of this roadway, the Burlington Northern Santa Fe railroad
has railroad tracks.
• Buckingham Street is a two-lane collector roadway which begins on the west at
Linden Street and ends on the east at North Lemay Avenue. It has a posted speed
limit of 30 mph. The roadway is controlled by Stop signs at North Lemay Avenue and
Linden Street. There are no plans by the City. of Fort Collins to widened this road-
way.
Linden Street is a two-lane collector roadway. This roadway currently ends at East
Vine Drive. It provides a direct connection into the downtown area of Fort Collins.
It has a posted speed limit of 30 mph. The CR 24/CR 13 intersection is an all -way
Stop controlled intersection. It is controlled by a Stop sign at East Vine Drive. The
City of Fort Collins Master Street Plan indicates this roadway will align with Redwood
Street north of East Vine Drive.
Jefferson Street/Riverside Avenue is a four -lane arterial that runs in a southeast to
northwest direction. This roadway provides one of the borders for downtown Fort
Collins. This roadway serves as a bypass for traffic traveling north toward Larimer,
Wyoming. The intersections of North College Avenue, Linden Street, and Lincoln
Avenue are all controlled by traffic signals. An Access Control Plan has been
developed for this roadway which indicates the number of traffic lanes will remain
the same by some additional auxiliary traffic lanes will be provided.
• Lincoln Avenue is a two-lane arterial that provides direct access to downtown Fort
Collins from the east. The City of Fort Collins' Master Street Plan indicates that this.
roadway is to be widened to four lanes in its full length.
Redwood Street is a two-lane arterial roadway that begins at Willox Lane on the north
and continues south toward East Vine Drive. Currently, this roadway does not
connect up with East Vine Drive, but when it does, it is to be realigned so that it will
form a four -legged intersection with Linden Street.
Figure 2, enclosed, illustrates existing peak -hour traffic activity at the major intersections
impacted by the proposed development.-- East Vine Drive/Linden Street, Linden Street/
Buckingham Street, North LemayAvenue/East Vine Drive, North Lemay Avenue /Buckingham
Street, North Lemay Avenue/Lincoln Avenue, Buckingham Street/First Street, Buckingham
Street/ Second Street, Buckingham Street/Third Street, Linden Street/Jefferson Street, Lincoln
Avenue/Riverside Avenue, Riverside Avenue/Mulberry Street, and North Lemay Avenue/
Mulberry Street. Daily traffic counts were also collected along Buckingham Street and Linden
Street. Existing traffic control devices (traffic signals and Stop signs) locations are also shown
together with the location of the proposed expansion as well as existing lane geometry.
LSC TRANSPORTATION CONSULTANTS, INC.
1889 York Street
Denver, CO 80206
(303)333-1105
FAX (303) 333-1107
E-mail: lsc@lscden.com
Web Site: httn://www.iscden.com,
January 5, 2000
Mr. Bruce Hendee
BHA Design
4803 Innovation Drive
Fort Collins, CO 80525
Re: New Belgium Brewery Expansion
Fort Collins, Colorado
(LSC #001460)
Dear Mr. Hendee:
We have completed the updated report of the traffic impacts of the proposed New Belgium
Brewery expansion. The update report was prepared to respond to the City of Fort Collins staff
comments on the original report. The proposed expansion is located in the northwest corner
of the intersection of North Lemay Avenue and Buckingham Street. When completed, this
49.1-acre site is planned to contain 665,000 square feet of manufacturing/warehousing
buildings.
Existing Roadways and Traffic
Figure 1, enclosed, illustrates the location of the proposed expansion within the surrounding
major.roadway system in the City of Fort Collins. As indicated in Figure 1, the site is bounded
by the City of Fort Collins maintenance facility on the north, North Lemay Avenue on the east,
Buckingham Street on the south, and the existing Belgium Brewery facility on the west.
The most important roadways in the vicinity of the proposed New Belgium Brewery expansion
are North Lemay Avenue, Buckingham Street, Linden Street, and East Vine Drive.
• North Lemay Avenue is a two-lane roadway which provides north/south continuity
on the eastern edge of the City of Fort Collins which parallels North College Avenue.
It is functionally classified as an arterial. It has a posted speed limit of 30 mph near
Buckingham Street. The City of Fort Collins' Master Street Plan indicates that this
roadway will be widened to four lanes in its full length. In addition, between Lincoln
Avenue and the realigned Vine Drive, the existing roadway is to be relocated to the
east. Once relocated, the existing North Lemay Avenue will become a local street.
The intersections with East Vine Drive and Lincoln Avenue are controlled by traffic
signals.
11. Will the new water treatment facility be landscaped?
A. Yes. We do not have a landscape plan at this time but landscaping will be
provided.
12. What about the odor from the fermentation process?
A. At the present time, we do not brew enough beer to invest in a system that
captures the CO2 that is the byproduct of the brewing process. We are
considering such a system when our volume increases and such a system makes
economic sense. The CO2 capture systems are used to put carbonation back into
the beer.
13. What about the rail spur?
A. We are exploring the possibility of extending a rail spur from the Burlington
Northern Santa Fe railroad tracks, across the City's Streets Facility, to serve the
brewery with bulk delivery capability. This is a long term concept with the
feasibility just being investigated. We would have to work very closely with the
City in order to make this happen.
equipment. The bubble will not leak. This type of facility has been tested in
Europe over a period of about 25 years and found to not have a negative impact
on nearby towns and villages. This process is an energy -conserving measure that
is considered very progressive in the industry. Keep in mind that methane is
lighter than air. It will not settle in low spots. You can see methane vents
commonly used at landfills.
6. Could you explain a little bit more about the chemical treatment process?
A. The water that is used in the brewing process contains an amount of organic
material that is causing some difficulty at the City's Wastewater Treatment Plant
Number Two (Drake Road). The City requires industrial customers to "pre -treat"
this water prior to discharge into the sanitary sewer system. The proposed facility
will use an anaerobic process (no oxygen) to break down the organic material.
The chemicals used in this process include hydrochloric acid and sodium
hydroxide. These materials will be stored in separate building in accordance with
the hazardous material requirements of the Poudre Fire Authority. After
treatment, water will be pumped back into the brewery to be used in the steam
generation process. Water not needed for steam generation will be discharged to
the City's plant.
7. What is the quantity of chemicals stored and how will they be stored?
A. The chemicals will be stored in 1,000 gallon tanks. There will be secondary
containment in case of tank leakage. A leak detection system will be required so
both the primary and secondary containment system can be monitored. Poudre
Fire Authority will also require a security system and an automatic fire sprinkler
system.
8. Will there be any chlorine or bleach?
A. No.
9. We live in Andersonville and are concerned about traffic on Lemay. Will there
be a signal at Lemay/Buckingham intersection?
A. This is an arterial/collector intersection. As such, a signal will be installed when
warranted by traffic volume, accident history, or safety. It is not anticipated that
the water treatment facility will trigger a signal.
10. What about all the limestone that has been deposited on the property? I remember
past efforts to remove it resulted in dust problems.
A. We would like to bury it. We realize the potential dust problems. The Larimer
County Health Department requires we obtain a Fugitive Dust permit prior to any
disturbance.
A. We are aware of the City's new floodplain regulations. To the best of our
knowledge, Buckingham is located within the 100-year floodplain where
residential properties are treated more strictly. This is because homes are
considered to be "critical facilities" where people live, sleep, and occupy on a 24-
hour basis. The New Belgium property is not in the 100-year floodplain, rather
we are in the 500-year floodplain. Industrial properties in the 500-year floodplain
are deemed by the regulations to not be as critical to life and safety in the case of
a flood. The proposed chemical storage facility, however, is considered "critical"
and must be elevated above the level of the 500-year flood.
2. We are concerned about trucks and traffic on Buckingham.
A. We understand your concerns. The future expansion plans do three things to help
keep down truck traffic on Buckingham. First, we plan on re -locating all truck
docks and deliveries to the north side of the facility, as far away from
Buckingham as possible. Second, we have moved future potential access roads
that do intersect with Buckingham as far east as possible. This will help the
neighborhood. Third, we are exploring taking delivery of raw materials via a rail
spur that would come in from the north. This will alleviate the need for material
to be delivered by truck.
3. We are concerned about rented semi -trailers being used as temporary storage.
A. We agree. One of the reasons for the expansion plan is to provide permanent
storage areas for grain and other materials. It is not our long term plan to store
materials in semi -trailers.
4. What is the time frame for the expansion?
A. We would like to proceed immediately with plans for the water treatment facility.
This is our most urgent concern. The actual brewery expansion could happen in
the next one to five years.
5. We don't want parking to spill over into our neighborhood.
A. We plan on providing extra parking for the new employees associated with the
brewery expansion. We also do not want our employees parking in the
neighborhood.
5. What about the methane that is produced? Will this create a foul odor? Will this
be safe?
A. The methane is a byproduct of the water treatment process. It will be captured by
the "bubble" which is designed to expand and contract along with the volume of
methane produced. The methane will not be released to atmosphere but be
pumped back into the brewery and used as a fuel source for mechanical
NEIGHBORHOOD MEETING MINUTES
PROJECT: New Belgium Brewery Overall Development Plan
DATE: April 18, 2001
APPLICANT: New Belgium Brewery
CONSULTANT: Angie Milewski, BHA Design
Fred Roberts, Neenan Company
PLANNER: Ted Shepard
POUDRE FIRE: Ron Gonzales
The meeting began with a description of the proposed project. New Belgium has
purchased the vacant land east of the existing brewery, north of Buckingham, all the way
to Lemay Avenue. This area is 43 acres in size. This area is identified as future
expansion and is the subject of the Overall Development Plan.
Within this area, on a 6.99 acre parcel, there is a proposal to construct a facility to treat
the water that has been used in the brewing process. This water must be treated before it
can be discharged into the public sanitary sewer system and the City of Fort Collins
Wastewater Treatment Plant. This is necessary due to the high levels of organic material.
The treatment facility would consist of a structure and a series of water treatment ponds.
One of the ponds would be covered by a plastic bubble and surrounded by a landscaped
earthen berm. Chemicals used in the treatment process would be stored in a secured
building. As planned, most of the treated water will be pumped back to the brewery to be
used in steam generation. Also, the methane byproduct of the treatment process will also
be captured and pumped back into the brewery to be used as an energy source for
equipment.
Also planned, on about ten acres, is a community building. This building would front on
Buckingham between Second and Third Street and would be used for meetings,
conferences for community groups and non-profit agencies as well as other events.
QUESTIONS, CONCERNS, COMMENTS
1. We are concerned about the overall impact on the Buckingham neighborhood.
We are concerned that the City's new floodplain regulations for the 100-year
floodplain are more restrictive on our residential properties than on industrial
properties. This does not seem fair. You get to expand your brewery but we can't
build new homes and adding onto to our homes would require a variance from the
Water Board.
Brewer
plans.to
expd
building
New Belgium Co.
anticipates growth
By ROBERT BAUN b _d 1
R obertBau n@co to r ad oa n.com
New Belgium Brewing and
CO -
has one hand making b for the
the other drafting plans
future.
In anticipation of more
growth the regional brewer is
proposing a 5,985-square foot
addition to its brewery at 500
Linden St.,
co-owner Kim Jordan
said Monday.
The expansion is intended to
add brewing capacity, although
the actual construction is "a few
years off," Jordan said.
Currently, New Belgium is
brewing at 90 percent of its
plant capacity, and is experienc-
ing sales growth in each of its
markets.
"Hence the reason for some
expansion," Jordan said. "If any
of our territories ffast,
we're really Putting ourselvesat
the edge there."
The amount of brewing ca-
pacity provided by the addition
has not been determined, Jordan
said.
Growth has been steady for
New Belgium since it moved in-
to the Linden Street plant in
1995.
We've had yellow warning
tape in some part of the brewery
since day one," quipped Greg
Owsley, New Belgium's director
of marketing.
Two months ago the brewer
opened a 10,000-square-foot of-
fice building next to the brew-
ery, creating breathing room for
its cramped administrative staff.
The brewery's employment —
125 people — has nearly doubled
since 1998.
New Belgium increased pro-
duction 12 percent in 2000 and
expects 30 percent growth this
year, enough to exceed
200,000 barrels a year. That
means production has doubled
since 1998.
The brewery is best known
for its Fat Tire beer, but is expe-
riencing growth from relatively
new brands such as Blue Paddle
Pilsner and 1554, Owsley said.
In a recent survey, of craft
brewers by the Institute for
Brewing Studies, New Belgium
was among the 21-fastest grow-
ing small brewers in the coun-
try.
-• •- •••� a�C� vi ueer sit on a tray at New Belgium Belgium has expanded its operations to Oregon and Nebraska,
Brewery after a tour of the Fort Collins craft brewers plant. New and now distributes in 12 states.
New Bel
glum expands distribution
Local brewer adds
Oregon, Nebraska
By ROBERT BAUN
The ebloradban
N`ewwBelgiutn Brewing Co.
has expanded its distribution
into two more states this week,
adding Nebraska and Oregon
to its rolls.
With the new markets, the
Fort Collins -based brewer is
selling in 12 states in the West
and Midwest.
In Oregon, New Belgium
faces a unique challenge. Ore-
gon is considered a haven for
craft brewers, and Oregon
Sales territory
Fort Collins -based New
Belgium Brewing Co. sells
its beer in 12 states: Arizona,
Colorado, Idaho, Kansas,
Missouri, Nebraska, New
Mexico, Montana, Oregon,
Texas, Washington and
Wyoming.
brands have been selling in
Colorado for many years.
"It's definitely exciting for
them to be foraying in Oregon,"
said David Edgar, director of
the Institute for Brewing Stud-
ies. "One might say they're giv-
ing Oregon brewers a taste of moved into a 10 000-s uare
their own medicine."
In Nebraska, New Belgium
actually is selling through
Coors and Miller distributors.
"The distributors that are
aligned with major brewers ...
are highly regarded as the best -
quality beer distributors,"
Edgar said. "The flip side is, the
No. 1 priority for these whole-
salers will always be that fami-
ly of brands controlled by the
major brewer."
New Belgium is expanding
its sales reach at the same time
it has expanded the brewery in
Fort Collins.
This week, the company
q
foot addition at the brewery, lo-
cated at 500 Linden SL
New Belgium has been short
of office space for at least a
year and,also added about'25
employees in the past year,
growing ifs total staff size to 115,
said 110= Jordan, co-owner of
the brewery.
The brewer is expecting
more growth this year, estimat-
ing production at 205,000 bar-
rels, up 24 percent over 2000. A
barrel holds 31 gallons of beer.
Nationally, craft brewing is
expected to grow between 3
and 5 percent, similar to its
2000 growth rate, Edgar said.
The following Land Use Code Standards 2.3.2(H) have been addressed with the New
Belgium Brewery ODP:
1. The entire ODP area lies in the (I) Industrial zone district. The ODP complies
with the permitted uses and standards of the zone district. The Amended ODP
also complies with the applicable general development standards (Article 3).
2. The ODP does not include any areas within the L-M-N or M-M-N districts.
3. The ODP meets the requirements Section 3.7.2(A)(1) by having greater than one -
sixth of the proposed development's boundaries contiguous to existing urban
development within the City.
4. The ODP complies with the City of Fort Collins Master Street Plan. The CDP
also complies with the Street Pattern and Connectivity Standards with some
exceptions due to adjacent development to the north.
5. The Amended ODP complies with the standards for vehicular, pedestrian and
bicycle connections as stated above. Bicycle and pedestrian connections are
shown along adjacent streets to connect to existing and future developments.
Additional off-street connections may be included at the time of development of
each parcel (PDP) as the future uses are known.
6. A natural areas assessment has been included with the ODP submittal indicating
natural areas and features adjacent to the site.
7. The CDP is located within the Dry Creek drainage basin and the Cache la Poudre
River drainage basin and conforms to the basins master plans.
8. The entire ODP is proposed as Industrial use and standards for density are shown
to apply over the entire ODP.
Facility including offices and warehousing. New Belgium is interested in
extension of a rail spur in this area to serve the property, but discussions of the
feasibility are ongoing so this extension is not shown on the ODP plan at this
time. The property is flanked by the Andersonville neighborhood to the east,
and existing industrial uses to the west. The south boundary consists of
various land uses including industrial uses east of Third Street, and the
Buckingham neighborhood between Third Street and First Street. Immediately
south of the existing brewery is the undeveloped property known as the `Ox-
Bow' site. New Belgium plans expansion of the brewery and warehouse
operations east of the existing plant. The remaining parcels to the east are
designated for future industrial uses.
Since portions of the ODP will be developed with future, unknown industrial
uses, it is difficult to estimate the number of employees at this time. For
estimating purposes, based on the Floor Area Ratios and building square
footages shown on the plan, if an average employee ratio for industrial is 2.5
employees per 1,000 square feet, the proposed ODP would provide
approximately 1,975 employees.
(iv) The following are the planning objectives of the New Belgium ODP:
1. To provide an industrial employment center which expands the ideals and
goals of the current New Belgium Brewery and complies with the
regulations of the City of Fort Collins Land Use Code.
2. To conform to the principles and policies of City Plan.
3. To develop the framework for a multi -modal transportation network that
provides safe and convenient access within the New Belgium ODP and to
adjacent neighborhoods.
4. To conform to the City of Fort Collins stated goals of street connectivity.
5. To develop an appealing and marketable. land use plan that respects and is
compatible with adjacent land uses.
6. To ensure adequate protection of natural resource features of the site.
7. To provide for the logical expansion of utility service infrastructure within
the area.
(v) A neighborhood meeting has not yet been held for the New Belgium ODP.
However, since the New Belgium Brewery exists and has been expanding
over the past few years, New Belgium has had contact with several of the
neighbors to the south of the site. In order to help alleviate a known concern
of truck or delivery traffic through surrounding neighborhoods, the ODP
illustrates access points that are offset from the street network for these
neighborhoods. Additionally, buffering and/or larger building setbacks are
intended to be provided adjacent to these residential areas at the time that site -
specific development plans are developed.
(vi) This is the New Belgium Brewery ODP which expands on the previously
approved development plans for the New Belgium Brewery.
(vii) As stated above, the plan illustrates methods for avoiding know neighborhood
concerns by providing offset drive access points near the adjacent
Buckingham neighborhood. The owner will also hold a neighborhood meeting
to address any additional neighborhood concerns.
New Belgium Brewery ODP
Statement of Planning Objectives
(i) The New Belgium Brewery ODP is the result of the desire by New Belgium
Brewery to expand its successful brewery and warehousing operations and
incorporate similar and complementary supporting uses at the existing
brewery location. New Belgium Brewery has acquired properties adjacent to
the current brewery site and has prepared the attached ODP to direct the future
uses in this area. The following appropriate City Plan Principles and Policies
are achieved by the New Belgium Brewery ODP:
Land Use
LU-3.1 - The ODP area lies within an Industrial District as defined on the City
Structure Plan and proposes uses compatible with this district.
Transportation
T-1.2, T-1.3 - The New Belgium ODP.provides for the improvement of
existing street corridors. The streets will be improved to meet City street
design criteria as the property develops and will provide for safe and
convenient use of all modes of travel including motor vehicles, transit,
bicycles, and pedestrians.
T-1.6 — A traffic study has been prepared as part of the ODP submittal to
illustrate impacts on traffic operations. City's adopted level of service
standards will be met for automobiles, bicycles, pedestrians and transit.
T-2.2 — New Belgium has provided transit facilities along Linden Street to
accommodate the existing transit service route. Additional transit stops may
be added within the ODP area during site -specific design of each parcel as
requested by the City Transit services (Transfort).
Economic Sustainability
ECON-1.1 - Expansion of the New Belgium Brewery enhances the city's
economic base and job creation by expanding a successful industry that has
made a positive commitment to the environment and community as evidenced
by their corporate policies and practices. New Belgium has a particular
'interest in providing and promoting sustainable development practices and
providing educational opportunities for these practices.
ECON-1.2 - The ODP development sets a framework to provide a positive
climate for both local and new businesses.
ECON-1.3 — The ODP helps achieve the goal of identifying and preserving
key undeveloped industrial parcels in the City and to retain basic industry
employers.
Environment
_ New Belgium Brewery has a particular interest in providing and promoting
sustainable development practices and providing educational opportunities for
these practices.
(ii) The New Belgium Brewery ODP area generally consists of the existing
brewery and warehousing operations to the west and open, undeveloped land
to the east. The open land to the east consists of previously grazed areas and
areas of fill material. Immediately north of the site is the City's Streets
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#1-95C New Belgium Brewery ODP
Type II (LUC)
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New Belgium Brewery ODP, #1-95C
June 21, 2001 P & Z Meeting
Page 10
3. Findings of Fact and Conclusion:
In evaluating the request for New Belgium O.D.P., Staff makes the following findings of
fact:
The O.D.P. complies with the applicable standards as stated in of 2.3.2(H)(1 — 8).
2. An Alternative Compliance Plan has been submitted to meet the standards of
2.3.2(H)(4), which calls for compliance with 3.6.3(F), Street Pattern and
Connectivity.
3. The Alternative Compliance Plan is found to be equal to or better than would a
plan that strictly meets the standard based on the following:
a. The O.D.P. will provide six sub -arterial street connections along
Buckingham Street and one along Lemay Avenue.
b. The O.D.P. represents a potential expansion for a single industrial land
use as well as other potential industrial users needing large tracts of
ground. In other words, with Industrial zoning, the 49 acres is not
expected to develop as a neighborhood.
C. By not extending First, Second and Third Streets into the O.D.P., there will
be less truck and employee traffic on these existing local streets and less
chance of trespassing by residents.
d. The off -setting of future local streets along Buckingham has been
reviewed by the Traffic Operations Department and found acceptable.
e. Finally, the Alternative Compliance Plan represents the fulfillment of a
commitment by New Belgium to impact the Buckingham neighborhood as
little as possible.
RECOMMENDATION:
Staff recommends approval of the Alternative Compliance Plan.
2. Staff recommends approval of New Belgium Overall Development Plan, #1-95C.
New Belgium Brewery ODP, #1-95C
June 21, 2001 P & Z Meeting
Page 9
Section 3.4.1 requires a plan to be compatible with and protect natural habitats and
features and minimize impacts through a variety of techniques. One of these
techniques is to use buffer zones.
The O.D.P. has identified clumps of existing trees as potential natural areas and
features. A rough estimate of the possible buffer zone has been indicated. At the time
of P.D.P., a determination will be made, possibly by an ecological characterization
study, of those features requiring a buffer zone. Such buffer zones, if necessary, will be
required to meet the standards of Section 3.4.1.
G. Section 2.3.2 (H) (7) — Drainage Basin Master Plan
This criterion requires an O.D.P. to be consistent with the appropriate Drainage Basin
Master Plan.
The O.D.P. is located in both the Poudre River (south and west) and Dry Creek (south
and east) Drainage Basins. The stormwater runoff from the westerly 22 acres is
planned to drain into an existing detention pond to be enlarged with future development.
Flows will be released at the two-year historic rate and conveyed to the Poudre River
via an existing drainage system. This system is designed to handle the proposed
runoff.
The easterly 30 acres are located in the Dry Creek Basin and will drain into a proposed
detention pond at the southeast corner of the site. Flows will be released at the two-
year historic rate into a conveyance system on the west side of Lemay Avenue. An
outfall to the Poudre River may be the best option, however, since the existing system
to Dry Creek is in poor condition and undersized. The present outfall system along the
north side of Lincoln Avenue is primarily under Larimer County jurisdiction. This
conveyance system will need to improved between the pond and the outfall in order to
accommodate the stormwater runoff. The overall drainage plan has been reviewed by
the Stormwater Department is in compliance with adopted standards for an Overall
Development Plan.
H. Section 2.3.2 (H) (8) — Housing Density and Mix of Uses
This criterion requires the any standards relating to housing density and mix of uses will
be applied over the entire O.D.P. and not on each individual P.D.P.
Since the site is zoned Industrial, which does not contain these requirements, this
standard does not apply.
New Belgium Brewery ODP, #1-95C
June 21, 2001 P & Z Meeting
Page 8
g. The site is currently served by two Transit routes, #8 and #14.
There is an existing transit stop on Linden for route #8 and on
Lemay for route #14. Based on this proximity and other criteria, the
public transit Level of Service is acceptable.
Future P.D.P.'s will be responsible for construction of public improvements for all modes
based on their impact. These P.D.P.'s, however, will likely vary in their potential
impacts. For example, the proposed Water Treatment Facility will probably not
generate any new employees or trip generation. In contrast, an expanded brewery or
other industrial use could possibly generate significant impacts. With the existing
deficiencies in the northeast, Staff will be challenged to balance the extent of public
improvements that are development -related versus community -related.
E. Section 2.3.2 (H) (5) — Transportation Connections to Adjoining Properties
This criterion requires an O.D.P. to provide for the location of transportation connections
to adjoining properties to ensure connectivity into and through the O.D.P. from
neighboring properties for vehicles, pedestrians and bikes as per Sections 3.6.3 (F) and
3.2.2(C)(6).
With regard to Section 3.6.3 (F), this standard addresses continuing First,
Second and Third Streets into the site and has been addressed. The standard is
met as an Alternative Compliance in that the proposed O.D.P. is equal to or
better than would a plan that complies with the standard.
2. With regard to Section 3.2.2(C)(6), Direct On -site Access to Pedestrian and
Bicycle Destinations, this standard requires that the bike and pedestrian system
be designed to provide logical, safe and direct connections to origins and
destinations.
The site is strategically located near downtown, a public park , a recreational trail and
two residential neighborhoods. At the time of P.D.P., the extent of off -site
improvements will be based upon the impacts generated by the land use proposal.
F. 2.3.2 (H)(6) — Natural Features
This criterion requires an O.D.P. to show the general location and size of all natural
areas, habitats and features within its boundaries and shall indicate the rough estimate
of the buffer zone as per Section 3.4.1(E).
New Belgium Brewery ODP, #1-95C
June 21, 2001 P & Z Meeting
Page 7
3. With regard to the requirements of the Transportation Level of Service
Requirements, Section 3.6.4, states that the standards are intended to ensure
that "the project demonstrate that all adopted Level of Service standards will be
achieved for all modes of transportation."
A Transportation Impact Study has been prepared for this O.D.P. The
conclusions are as follows:
a. The T.I.S. analyzed 18 intersections. These intersections will
operate at acceptable Levels of Service in both the A.M. and P.M.
peaks in both short (2005) and long (2020) terms. In the long term,
the study assumes a re -aligned N. Lemay Avenue).
The O.D.P.'s impact on the Vine/Lemay intersection has been
factored into the Adequate Public Facilities study for the northeast
area. The O.D.P. does not lower the Level Of Service rating at this
intersection.
b. At the time of P.D.P., separate left turn lanes will be needed for
eastbound Buckingham at the access points into the site.
C. At the time of P.D.P., a separate right turn lane will be needed for
the southbound Lemay access into the site.
d. No additional traffic signals are recommended as a result of this
O.D.P. at this time. At the time of P.D.P., trip generation will be
further analyzed for signal warrants.
e. Linden, Buckingham and Lemay have striped bike lanes on both
sides. In addition, the site is near the Poudre River Trail and the
Redwood Trail. As with other areas in the northeast, there are
existing deficiencies in the bicycle system. At the time of P.D.P.,
the impact of the potential land use will be evaluated to determine
the extent of required off -site improvements in order to connect the
site to the existing improvements.
f. Sidewalks will have to be constructed on the north side of
Buckingham and tie into existing facilities. The study
acknowledges that Section 3.2.2 (C) of the Land Use Code
provides the authority to require off -site connections if necessary.
New Belgium Brewery ODP, #1-95C
June 21, 2001 P & Z Meeting
Page 6
Analvsis of Alternative Compliance
By design, the O.D.P. is an attempt to determine the future development
needs of a private industrial land use. The 49-acre parcel, especially in
the vicinity of First, Second and Third Streets which abuts the existing
brewery, will not likely develop as a neighborhood needing connectivity.
By not extending these public residential streets, local traffic that is not
intended for the site will be dissuaded from entering. Further, truck and
employee traffic that is exclusively intended for the brewery will not be
directed to impact local residential streets. The desire to separate this
traffic is based on a commitment made by New Belgium to impact the
Buckingham neighborhood as little as possible.
The standard was intended to tie neighborhoods together. The New
Belgium Brewery, however, is an industrial land use, possibly needing a
multi -building campus as expansion occurs. Mixing the traffic could
potentially cause security problems for the brewery and trespass and
safety problems for the residents.
(While the security and safety needs of the brewery and residents may
create the need for not extending the local streets, the New Belgium
Brewery is not turning its back to the neighborhood. Rather, the
community center building proposed on Parcel Two fronts on Buckingham
and will provide meeting facilities and other social benefits for the
Buckingham neighborhood. This street pattern and community facility
arrangement is similar to that found with other large industrial employers.)
In evaluating the alternative compliance plan, Staff finds that proposed
network of sub -arterial streets is safer than if the three existing
neighborhood streets extended into the internal campus of the private
industrial use. The City Traffic Operations Engineer has determined there
are no safety issues with the potential off -setting intersections. Further,
with six proposed access points along Buckingham and one along Lemay,
there is no lack of sub -arterial access to the 49-acre site.
Therefore the alternative plan accomplishes the purposes and general
standard of 3.6.3 Street Pattern and Connectivity Standards equally well
or better than would a plan that complies with the standard.
New Belgium Brewery ODP, #1-95C
June 21, 2001 P & Z Meeting
Page 5
This standard requires that additional non -signalized, potentially
limited movement, collector or local street intersections with arterial
streets shall be spaced at intervals not to exceed 660 feet between
full movement collector or local street intersections.
A future public/private access point intersects Lemay at the
approximate midpoint along the Lemay frontage, or about 410 feet
north of Buckingham Street. This intersection aligns with Romero
Street and is not anticipated to be signalized.
C. 3.6.3 (F) — Utilization and Provision of Sub -Arterial Street
Connections to and from Adjacent Developments and Developable
Parcels.
This standard requires that development plans incorporate and
continue all sub -arterial streets stubbed to the boundary.
There are three existing residential local streets that form tee intersections
with Buckingham at the boundary of the O.D.P. At the same time, the
O.D.P. indicates six proposed sub -collector public/private access drives
along Buckingham between Linden Street and Lemay Avenue. With a
total distance of approximately 3,345 feet (.6 mile), there is an average of
one intersection every 558 feet. None of these intersections align with
existing three streets in the Buckingham neighborhood.
Alternative Compliance:
The O.D.P. proposes an alternative plan that complies with the General
Standard which states:
"(B) General Standard. The local street system of any proposed
development shall be designed to be safe, efficient, convenient and
attractive, considering use by all modes of transportation that will use the
system, (including, without limitation, cars, trucks, buses, bicycles,
pedestrians and emergency vehicles). The local street system shall
provide multiple direct connections to and between local destinations such
as parks, schools and shopping. Local streets must provide for both intra-
and inter -neighborhood connections to knit developments together, rather
than forming barriers between them. The street configuration within each
parcel must contribute to the street system of the neighborhood."
New Belgium Brewery ODP, #1-95C
June 21, 2001 P & Z Meeting
Page 4
All of these subdivisions contain existing uses which are fully served by utilities. Since
some of these subdivisions are very old, and developed under outdated standards,
there may be gaps in the fully improved street and sidewalk system. These gaps are
considered existing deficiencies which is somewhat typical of northeast Fort Collins, in
general. In the strict interpretation of the standard, the proposed O.D.P. has in excess
of the required one -sixth contiguity to fully improved development. Therefore, the
O.D.P. satisfies the standards of Section 3.7.2.
D. Section 2.3.2 (H) (4)
This criterion requires the O.D.P. to conform to the Master Street Plan and street
pattern and connectivity standards as required by Section 3.6.1 and 3.6.3 (A) through
(F). In addition, the O.D.P. shall also conform to the Transportation Level of Service
Requirements as contained in Section 3.6.4.
With regard to compliance with the Master Street Plan, Section 3.6.1, the O.D.P.
acknowledges that Lemay Avenue is classified as a standard arterial and both
Buckingham and Linden are classified as collectors. There are no master -
planned future streets that traverse or bisect the parcel.
2. With regard to Street Pattern and Connectivity, Section 3.6.3, the standards are
intended to ensure that the local street system is well designed with regard to
safety, efficiency, and convenience for cars, bikes, pedestrian and transit. There
are three specific sub -sections of the standard 3.6.3 (C), (D) and (F) that are
applicable.
a. 3.6.3 (C) — Spacing of Full Movement Collector and Local Street
Intersections with Arterial Streets.
This standard requires that potentially signalized, full -movement
intersections of collector or local streets with arterial streets, shall
be provided at least every 1,320 feet, or one -quarter mile.
The O.D.P. has only 740 feet of frontage along Lemay Avenue.
(According to the Master Street Plan, Lemay Avenue will ultimately
be shifted east of Andersonville for a grade -separated crossing of
the railroad tracks and East Vine Drive. The existing Lemay
alignment would be down -graded to a local street. This potential
capital project is not funded at this time.)
b. 3.6.3 (D) - Spacing of Limited Movement Collector or Local Street
Intersections with Arterial Streets.
New Belgium Brewery ODP, #1-95C
June 21, 2001 P & Z Meeting
Page 3
2. Land Use Code:
Section 2.3.2 (H) of the Land Use Code identifies eight criteria for reviewing O.D.P.'s
A. Section 2.3.2(H)(1) — Permitted Uses and District Standards
This criterion requires the O.D.P. to be consistent with the permitted uses and
applicable zone district standards and any applicable general development standards.
The site is zoned, I, Industrial. All of the uses depicted on the O.D.P. are permitted in
this zone. The Land Use Standards of the Industrial zone are not applicable as there
are no buildings or structures proposed at this time.
There are no applicable Development Standards at this time. The O.D.P. does indicate,
however, that there is an expectation for future buffering from the two residential
neighborhoods. This buffering will be placed, in accordance with the standard, along
those segments of Buckingham Street and Lemay Avenue that are adjacent to the
residential neighborhoods, at the time of a Project Development Plan.
B. Section 2.3.2 (H) (2)
This criterion requires that the O.D.P. be consistent with the required density range of
residential land uses if located in the L-M-N or M-M-N zone district.
This standard is not applicable as the entire site is zoned I, Industrial.
C. Section 2.3.2 (H) (3)
This criterion requires that the O.D.P. conform to the contiguity requirements of the
Compact Urban Growth Standards as per Section 3.7.2.
The O.D.P. is located within the city limits and surrounded by the following platted
subdivisions:
• East Vine Streets Facility
• Andersonville
• Buckingham
• North Lemay Subdivision
• Vanworks Subdivision
• Linden Tech Center
New Belgium Brewery ODP, #1-95C
June 21, 2001 P & Z Meeting
Page 2
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: I; Outside Storage and Vacant (City of Fort Collins Streets Facility)
S: T; Vacant (Poudre Development "Oxbow" Parcel)
S: R-L; Existing Single Family (Buckingham)
S: I; Industrial (Phelps-Tointon Millwork and Vanworks)
E: R-L; Existing Single Family (Andersonville)
W: E; Existing Employment Park and Nightclub
The following approvals have been granted to New Belgium Brewery:
1.) Initially approved as an I-P Site Plan Review in March of 1995 on 4.54
acres.
2.) A Major Amendment to allow 16 fermentation tanks up to a height of 50
feet was approved in July of 1997.
3.) A Minor Amendment to allow construction of a 4,000 square foot central
utility plant was approved in September of 1997.
4.) A Project Development Plan for brewery, office, warehouse and parking
expansion on an additional 2.63 acres was approved in October of 1997.
5.) Six Minor Amendments have been approved between October of 1998
and February of 2000.
At this time, the current brewery operations consist of approximately 125,000 square
feet on 7.17 acres located at the western edge of the proposed Overall Development
Plan.
I
ITEM NO. c
MEETING DATE 6/91/01
STAFF Ted Shepard
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: New Belgium Overall Development Plan, #1-95C
APPLICANT: New Belgium Brewery
C/o BHA Design
4847 Innovation Drive
Fort Collins, CO 80525
OWNER: New Belgium Brewery
500 Linden Street
Fort Collins, CO 80524
PROJECT DESCRIPTION:
This is a request for an Overall Development Plan on 49 acres. The anticipated land
uses include an expansion of the brewery, a water treatment facility, industrial uses and
a community building, all of which are permitted in the Industrial zone district. The
O.D.P. also includes a potential future rail spur. The site is located on the north side of
Buckingham Street between Linden Street on the west and Lemay Avenue on the east.
The parcel is bounded by the City of Fort Collins Streets Facility on the north. The site
is zoned, I, Industrial.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The O.D.P. has been evaluated by the standards of Section 2.3.2 (H) (1-8) of the Land
Use Code. The O.D.P. complies with these standards. An Alternative Compliance Plan
has been submitted with regard to the standard 3.6.3(F), Utilization and Provision of
Sub -Arterial Street Connections to and from Adjacent Development and Developable
Parcels. Staff has found that the Alternative Compliance Plan is equal to or better than
would a plan that strictly complies with the standard.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT