HomeMy WebLinkAboutNEW BELGIUM, 4TH FILING, PACKAGING HALL & BUCKINGHAM ST. - AMENDED ODP - 1-95F - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSflowing water at the time of the survey, and wetland vegetation growing along its banks is composed
brome, western wheatgrass, and common sunflower (Helianthus annuus). Other less dominant but
common species observed were netseed lambsquarters (Chenopodium berlandien), common ragweed
(Ambrosia artemisiifolia), alfalfa, marshelder (Iva xanthifolia), prickly lettuce (Lactuca serriola), Canada
thistle, crested wheatgrass (Agropyron desertorum), rough white aster (Virgulus falcatus), dandelion, and
giant ragweed (Ambrosia trifida). Photos 3 and 4 provide representative views of the Disturbed - Partially
Revegetated area.
No raptor nests were noted in any of the trees within the Disturbed - Partially Revegetated area. Because
of the small size of this habitat parcel and surrounding disturbed and developed lands, wildlife use of this
area is limited primarily to urban adapted songbirds. Mourning dove, black -billed magpie, and black -
capped chickadee were the only wildlife species observed during the field survey.
The Disturbed - Weedy site is located immediately east of the New Belgium Brewery facility. This area
appears to be a previously cleared site that is now vegetated primarily by annual weed species and a few
grasses. This area had been mowed at the time of the field survey. No trees or shrubs were observed in
this area. Dominant species recorded were kochia, field bindweed, common mallow (Malva neglecta),
cheatgrass, western wheatgrass, smooth brome, redroot pigweed (Amaranthus retroflexus), prickly
lettuce, and Canada thistle. There are also scattered piles of discarded dirt, plant refuse, old lumber, and
tree trunk blocks in this area. This site has minimal wildlife habitat value because of the general lack of
vegetation cover and proximity of commercial operations associated with the New Belgium Brewery.
Wetlands
Although Caruso clay loam, a hydric soil, is mapped by the SCS for the majority of the New Belgium
property only three small areas exhibited vegetation, soil, and hydrologic characteristics indicating the
presence of wetlands. Two of these are at the north end of the Disturbed - Partially Revegetated area
(see Figure 2). Because of the difficulties of accurately depicting the small size of these two wetlands at
the scale of mapping on Figure 2, their actual size is exaggerated on the figure. Both sites appeared to be
low locations within the disturbance basins where surface or ground water collects against the base of the
berms. The northwest wetland is an approximately 5 feet wide by 15 feet long trench supporting showy
milkweed (Asclepias speciosa), cattail (Typha latifolia), and Emory's sedge (Carex emoryt). A small
amount of standing surface water was present in the bottom of the trench. The other wetland is
approximately 15 feet wide by 20 feet long and is dominated by alkali muhly (Muhlenbergia asperifolia),
western -lined aster (Almutaster lanceolatus), showy milkweed, hairy primrose (Oenothera villosa), and
Russian olive. No surface water was present in this wetland.
The third wetland located on the property is supported along a relatively narrow (3 to 4 feet wide) irrigation
ditch (see Figure 2) that carries water along the southwest edge of the property. The ditch was carrying
7
Habitat value and wildlife use of grass hayland habitat is limited by mowing practices and the general lack
of woody vegetation diversity. Mice, voles, and western meadow lark are the only species likely to
establish resident populations in grass hayland and weedy edge areas. Songbirds such as Brewer's
blackbird, common grackle, and black -billed magpie may also occasionally use grass hayland habitat. A
few small rodent burrows were noted in this habitat, but there was no evidence of prairie dogs or prairie
dog burrows observed on the property. One carnivore scat (possibly coyote or red fox) was also noted in
grass hayland habitat.
Disturbed Areas
The remainder of the undeveloped portions of the New Belgium Brewery property is composed of sites
previously disturbed by past sugar beet refinery operations. The Disturbed - Kochia site (see Figure 2) is
elevated 4 to 6 feet above surrounding terrain by lime waste deposits from the old sugar beet refinery.
This area is vegetated almost entirely (100 percent cover) by dense stands of live and dead kochia plants
(see Photo 2). This area has minimal wildlife habitat value because of the presence of lime waste and the
dominance of a single weed species.
The Disturbed - Dark Waste Soil site (see Figure 2) is not elevated but exhibited a surface layer of a dark,
cinder -like waste material vegetated primarily by a sparse cover of weedy species. Vegetation cover
ranged from 0 to 25 percent and is dominated by kochia and Russian thistle (Salsola kah). Wildlife habitat
value of this site was also rated as very low.
Habitat diversity and quality is somewhat higher within the Disturbed - Partially Revegetated site due to the
establishment of trees and a greater extent of vegetation species diversity in the herbaceous understory.
This site is composed of three parallel, north -south oriented earthen berms (5 to 8 feet tall) that have
created two elongated basins between the north -south property borders. The bottoms of these basins
contain a number of remnant concrete foundations as well as discarded piles of concrete block, brick,
trash, dirt, and lumber. However, apparently suitable soil conditions in this area has permitted the natural
re-establishment of a few native and non-native woody species. The predominant woody species
established in this area is plains cottonwood, especially in the eastern -most basin (see Figure 2). Chinese
elm seedlings and saplings are also scattered throughout these basins as well as a number of shrub -like
Russian olive (Elaeagnus angustifolia) trees. The plains cottonwood trees range in size from 6 to 18
inches dbh and 20 to 40 feet tall while most of the Russian olives are 1 to 3 inches dbh and 6 to 10 feet
tall. One plum tree (Prunus sp.) was also observed in this area.
Herbaceous cover is highly variable ranging from near 0 on the berms and old foundation sites to nearly
100 percent at less disturbed sites. Dominant species are kochia, field bindweed, cheatgrass, smooth
0
and alluvial fans, commonly adjacent to drainageways. This soil is not classified as hydric but it can
contain hydric inclusions.
Existing land uses within the nearly level New Belgium Brewing Company property consist of commercial
property (New Belgium Brewery), previously Disturbed Lands, and Grass Hayland (see Figure 2). There
are no natural drainages, ponds, or other water bodies on the property. One small ditch along the
southwest edge of the property carries water discharged from the New Belgium Brewery off the property.
The closest natural drainage is the Cache la Poudre River over 600 feet southwest of the southwest
property corner.
The following sections summarize the characteristics of habitats existing on the property and wildlife use
of the area.
Grass Havland
The majority of the undeveloped portion of the property consists of a level grass hayland dominated by
grasses and annual weeds. This area had been mowed, apparently for hay production. Dominant
grasses are Canada wildrye (Elymus canadensis), smooth brome (Bromus inermis), cheatgrass (Bromus
tectorum), and western wheatgrass (Agropyron smithii). Dominant forbs and weedy species recorded in
grass hayland were field bindweed (Convolvulus arvensis), common dandelion (Taraxacum oficinale),
salsify (Tragopogon dubius), kochia (Kochia. scoparia), curlycup gumweed (Grindelia squarrosa), alfalfa
(Medicago sativa), Canada thistle (Cirsium arvense), and white and yellow sweetclover (Melilotus albus
and M. offcinale). Total vegetation cover was estimated to average between 30 and 75 percent cover.
Vegetation height was generally less than 6 inches because of mowing. A representative view of grass
hayland is provided in Photo 1.
The only woody plants noted in this habitat area were two moderate sized (30 to 35 feet tall and
approximately 18 inches diameter at breast height, dbh) plains cottonwoods (Populus sargentit), a few
Chinese elms (Ulmus pumila) along the east property boundary, and a strip of trees in a small swale near
the middle of the south property boundary (see Figure 2). The Chinese elms along the east boundary
include saplings and larger trees ranging in size from 6 to 12 inches dbh and 20 to 40 feet tall. One
American elm (Ulmus americana), approximately 6 inches dbh and 25 feet tall, also grows along the
eastern boundary. The stand of trees at the southern boundary is composed of several plains
cottonwoods (ranging in size from 4 inches to 2 feet dbh and 30 to 50 feet tall), two peachleaf willows,
Salix amygdaloides, (6 to 12 inches dbh and 20 to 30 feet tall), and one Chinese elm (18 inches dbh and
50 feet tall). No raptor nests were noted in any of these trees.
3
ECOLOGICAL CHARACTERIZATION STUDY REPORT
FOR THE
NEW BELGIUM BREWING COMPANY PROPERTY
1.0 INTRODUCTION AND LOCATION
This report documents the evaluation of habitat conditions of a development parcel owned by the New
Belgium Brewing Company in Fort Collins, Colorado. The report was prepared in accordance with Section
3.4.1 of the Land Use Code of the City of Fort Collins regarding the preparation of a Ecological
Characterization Study. The approximate 52-acre parcel (including the existing New Belgium Brewery)
addressed by this report is located in Fort Collins, Larimer County, Colorado in the North 1/2 of Section 12
(T. 7 N. R. 69 W.). The property boundaries are defined by Buckingham Street on the south, Linden
Street on the west, Lemay Avenue on the east, and the City of Fort Collins Street Facility property to the
north. The location of the property is shown on Figure 1.
2.0 METHODOLOGY
Cedar Creek completed a field survey of the New Belgium Brewery property on August 29, 2000. The
field survey was completed to characterize existing wildlife habitats, as well as to identify any unique or
sensitive natural resource features. Natural Resources Conservation Service (formerly SCS) soils
mapping (Soil Survey of Larimer County Area, Colorado) was also reviewed to determine if any known
hydric soil mapping units were located on the property. Observations recorded during the field evaluation
included: major vegetation communities / wildlife habitats present within the property; dominant vegetation
associated with each community / habitat; unique habitat features; and observations of wildlife species
and/or definitive sign. Photographs showing representative views of existing habitats were also taken to
document site conditions. Wildlife presence and habitat use was based on on -site observations and.
habitat presence in conjunction with the known habitat requirements of potential wildlife species. Existing
habitats were also evaluated regarding their ability to support populations of threatened, endangered, and
other sensitive plant and wildlife species.
3.0 HABITAT CONDITIONS AND WILDLIFE USE
According to the Soil Conservation Service's (SCS) Soil Survey of Larimer County Area, Colorado, the
predominant soil over all but the far east end of the property is Caruso clay loam, 0 to 1 percent slopes.
This is a deep somewhat poorly drained soil on low terraces and bottom lands. Caruso clay loam is
classified as hydric soil because of a seasonally high water table. The extreme east end of the property is
.occupied by Nunn clay loam, wet, 1 to 3 percent slopes. This is also a poorly drained soil on low terraces
ECOLOGICAL CHARACTERIZATION STUDY REPORT
FOR THE
NEW BELGIUM BREWING COMPANY PROPERTY
Prepared
by
Cedar Creek Associates, Inc.
Fort Collins, Colorado
Prepared
for
New Belgium Brewing Company
Fort Collins, Colorado
September 5, 2000
•
12. What about product quality? Will transporting beer through the overhead
pipe damage the quality?
A. We are very careful to take care of the quality of the beer. Straight piping
does not impact quality of beer. However, bends in line will. Engineers
are out of Kansas City.
1-3. The design concept looks very energy efficient with lots of indirect light
for the interior space.
A. We are working with Light and Power on energy conservation . In
addition, the overhang will accommodate wildlife and enhance design
feature of structure and will provide a protected walkway for employees.
14. 1 have noticed that there are prairie dogs on property.
A. Yes there are two groups of prairie dogs on site at this time but since they
are further east than planned development, construction should not be
issue at this time.
15. There is current construction occurring on site. When will this be
completed?
A. We are constructing the new Process Water Treatment Plant. We expect
to be operational in April 2006.
16. Which directions will trucks travel to gain ingress and egress to the
packaging hall? I'm concerned about trucks in the neighborhood.
A. We are planning a truck route so that access on Buckingham Street is as
far east as possible to avoid impacting the neighborhood. Trucks
presently use Linden and will probably continue to do so as it ties into
Riverside which is the main truck route through the City.
17. What about the irrigation ditch that runs along Buckingham Street?
A. We are working with the ditch company and will be placing ditch in a pipe.
18. What do you expect to build on the east edge of the site along Lemay?
A. We don't know at this time. The zoning is Industrial but no final decisions
have been made.
N
4. How many spaces in the new parking lot?
A. The new lot will have 121 parking spaces. The lot has been located as far
east as possible to minimize impacts to neighborhood.
5. What about public improvements on Buckingham Street?
A. N.B.B. will construct public improvements on the north side of Buckingham
Street east to Lemay. This may include an oversized sidewalk of eight
feet in fulfillment of the Northside Neighborhoods Plan to provide a safe
and direct connection from the neighborhoods to downtown. This may
also include new curb and gutter and on -street bike lanes. The
Transportation Impact Study has not been completed at this time and will
help guide us with the final engineering improvements.
6. What about on the south side of Buckingham?
A. This area may remain in an interim improvement until the abutting
property develops.
7. Any improvements to Lemay Avenue?
A. There may be a need for some improvements to the Lemay/Buckingham
intersection, especially for bikes and pedestrians. Since we are not
developing along the Lemay frontage, we may not construct any
improvements unless specifically required by the T.I.S.
8. Any improvements to Linden Street?
A. This frontage has been improved with earlier phases. We don't expect
any further improvements along Linden.
9. Any development plans for the east end of property along Lemay?
A. We have no immediate plans for eastside of the property.
10. Any changes required for the Overall Development Plan?
A. Yes, the ODP will need to be changed. For example, the community
center is still in plans but will be moved from the original location.
11. Will there be new employees for the packaging hall?
A. No new employees will be added at this time. We are just shifting current
employees to the new facility.
NEW BELGIUM NEIGHBORHOO MEETING
New Belgium Packing Hall
Neighborhood Meeting June 14, 2005
Attendees:
Ted Shepard, Chief Planner
Doug Moore, Natural Resource Planner
Angie Milewski — BHA Design
Luke Oldenburg — BHA Design
Jenn Orgolini — New Belgium Brewery
Jen Allen — New Belgium Brewery
QUESTIONS, CONCERNS, COMMENTS
1. With all the new impervious surface associated with the new building and
parking lot, what about stormwater detention?
A. There will new and enlarged stormwater detention pond.
2. Have you figured out what to do with the lime deposits?
A. The lime deposits will primarily remain undisturbed. With the Process
Water Treatment Plant, we were able to dilute some of the lime into the
landscape materials that make up the berms for the treatment ponds. We
hope to continue to dilute the material but there will still be a significant
amount of material remaining. Although lime does have a use, it is very
difficult to transport. In the short term, the lime deposits will remain in
place until we can find a practical use for it.
3. What is the height of the building?
A. At the south edge, the roof will be 22 feet in height. It will then slope up
towards the north to a height of 48 feet. Then the height with step back
again to the north where it will not visible from neighborhood to a height of
56 feet.
1
•J _\ �
��
TI
N
NOMTX
11 JJ y
TRP.6TS PAGI.ITV�P.1].
VINE. —
1 1,I1 I5I 9
1�
VICINITY MAP
Im
.eww vmusP�vaiun.� .ego �P� µ � �eo....�r,muno u.muu.n.
LANDUSE DATA"..,.(.6 .....1,^..n...
LAND USE DATA
LEDl3m
vnnmuae � �sa �
Punol�w
�l.a6PnxPYMp/ W�lCl.t
am®.oasrsn+e�
PLANNING AND ZDNS10 BOARD APPWVAL
..mmv �s...owm�sPwm.armmura
aoum Ao._
OVERALL DEVELOPMENT PLAN
NEW BELGIUM BREWERY
FORT C O L L I N S, C O L O R A D O
... �.. .... owe. •�., ,.a..am®n. m�.Xn...v.
SHEET 1 OP 1
SEPTEMDER 12,2000
VI RESED: AU IL ST9,2005
0 0 %
•
=7
N O R T H 0 100' 200' 400'
CONTEKT ��AGRAM
NEW BELGIUM BREWING CO.
PACKAGING HALL
FORT COLLNS COLORA�O
S H E E T 7 OF 7
AUGUST 10, 2005
n
_Milo'=1 wlr�-
JE
New Belgium Brewery Amended Overall Development Plan, #1-95F
February 16, 2006 P & Z Meeting
Page 10
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
be 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 and 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.
3. Findings of Fact and Conclusion:
In evaluating the request for New Belgium O.D.P., Staff makes the following
findings of fact:
1. The O.D.P. complies with the applicable standards as stated in of
2.3.2(H)(1 — 8 ).
2. The Planning and Zoning Board granted approval of an O.D.P. in 2001
that provided an alternative compliance plan with regard to the standards
of 2.3.2(H)(4), which calls for compliance with 3.6.3(F), Street Pattern and
Connectivity. This O.D.P., with the alternative compliance plan, was found
to be equal to or better than would a plan that would have strictly met the
standard.
RECOMMENDATION:
Staff recommends approval of New Belgium Amended O. D. P., #1-95F.
New Belgium Brewery Amended Overall Development Plan, #1-95F
February 16, 2006 P & Z Meeting
Page 9
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 the
P.D.P. for the packaging hall, 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).
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. These clumps have the characteristic of a riparian forest. A rough
estimate of the possible buffer zone has been indicated. An ecological
characterization study has been submitted for the packaging hall which indicates
those features requiring a buffer zone. Such buffer zones, or other techniques,
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
Drainage (south and east) 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,
New Belgium Brewery Amended Overall Development Plan, #1-95F
February 16, 2006 P & Z Meeting
Page 8
provides the authority to require off -site connections if
necessary.
e. 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.
f. The intersection of Lemay and Vine will continue to operate
at a poor level of service during the p.m. peak in the short
term (2010) either with or without the addition of site -
generated traffic. Site generated traffic will increase delay
by less than one percent for either the a.m. or p.m. peak
hours.
g. 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 will likely vary in their potential impacts. For
example, the Process Water Treatment Facility did not
generate any new employees or trip generation. In contrast,
development along Lemay Avenue could possibly generate
significant impacts. Expanded brewery operations on the
west side of the site could trigger improvements along the
affected segment of Buckingham Street. 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 Street into the site and has been addressed. The
standard is met as an Alternative Compliance in that the Board found that
the 2001 O.D.P. is equal to or better than would a plan that complies with
the standard.
New Belgium Brewery Amended Overall Development Plan, #1-95F
February 16, 2006 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 Amended
O.D.P. The conclusions of the T.I.S. are at odds with the
recommendations of the City Traffic Engineer in the following manner:
a. The T.I.S. calls for installation of a new traffic signal at
Lemay and Buckingham. The City, however, has
determined that this new signal is not warranted in the short
range which includes the next phase of the brewery
expansion. Since the immediate brewery expansion is on
the west side of the site, there are no additional impacts on
Lemay at Buckingham that would justify the expense of
installing a new traffic signal.
The installation of a traffic signal would not only require the
signal, but a reconstruction of the intersection that would
align the east and west legs of the intersection as well as the
addition of north and southbound left turn lanes. Traffic
Operations Department anticipates that impact associated
with the next phase of the brewery expansion (packaging
hall) will not trigger this intersection improvement.
b. The T.I.S. calls for installation of a northbound Lemay left
turn lane for westbound Buckingham. Again, the City will not
ask for this improvement until such time as warranted by
additional traffic originating from the easterly portion of the
O.D.P.
Other Considerations Related to Transportation Level of
Service Requirements:
C. 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. Staff anticipates that with the
packing hall addition, bike lanes will be added to
Buckingham from Third Street to Linden Street.
d. 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
New Belgium Brewery Amended Overall Development Plan, #1-95F
February 16, 2006 P & Z Meeting
Page 6
Alternative Compliance:
On June 21, 2001, the Planning and Zoning Board granted
approval of an alternative plan that complied 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."
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 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.
This street pattern and community facility arrangement is similar to
that found with other large industrial employers.
The Board found that the 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. Further, with six
proposed access points along Buckingham and one along Lemay,
there is no lack of sub -arterial access to the 46-acre site.
New Belgium Brewery Amended Overall Development Plan, #1-95F
February 16, 2006 P & Z Meeting
Page 5
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.
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 southern 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 588 feet. In
order to alleviate potential traffic into the Buckingham
neighborhood, none of these intersections align with these
three existing streets (First, Second and Third Streets).
0
•
New Belgium Brewery Amended Overall Development Plan, #1-95F
February 16, 2006 P & Z Meeting
Page 4
• Buckingham
• North Lemay Subdivision
Vanworks Subdivision
Linden Tech Center
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.
1. 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.
0
L%
New Belgium Brewery Amended Overall Development Plan, #1-95F
February 16, 2006 P & Z Meeting
Page 3
acre parcel approximately at the midpoint between the brewery and Lemay
Avenue.
2. Land Use Code:
Section 2.3.2 (H) of the Land Use Code identifies eight criteria for reviewing
0.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. Such
standards will be evaluated with the P.D.P. associated with the Packaging Hall.
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
the applicable 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 (including Traffic Operations)
• Andersonville
New Belgium Brewery Amended Overall Development Plan, #1-95F
February 16, 2006 P & Z Meeting
Page 2
COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
N: I; City of Fort Collins Streets Facility and Traffic Operations Buildings
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 (Vacant)
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.
6.) An O.D.P. was approved on June 21, 2001.
7.) The Process Water Treatment Facility P.D.P., approved August 24,
2001.
8.) A Minor Amendment to improve and expand the Process Water
Treatment Plant was approved on September 22, 2004.
At this time, the current brewery operations consist of approximately 125,000
square feet and takes up 7.17 acres located at the western edge of the Overall
Development Plan. The Process Water Treatment Facility is located on a five
ITEM NO. 3
MEETING DATE2/16/06
iiA STAFF T- ad Shepard
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: New Belgium Brewery Amended Overall Development Plan,
#1-95F
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 amended Overall Development Plan on 46 acres. The
amendment consists of slight reconfigurations of the parcels and acknowledging
the construction of the Process Water Treatment Facility. Other changes include
enlarging the brewery expansion area for a proposed packaging hall and deleting
a one acre parcel that was originally designated as a community center.
All the future anticipated land uses, including the proposed packaging hall, are
permitted in the Industrial zone district. The amended O.D.P. continues to show
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 and Traffic
Operations Building on the north. The site is zoned, I, Industrial.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The amended O.D.P. has been evaluated by the standards of Section 2.3.2 (H)
(1-8) of the Land Use Code and continues to comply with these standards. This
amended O.D.P. is being offered in anticipation of a P.D.P. for a brewery
expansion consisting of a new packaging hall.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box580 Fort Collins, CO80522-0580 (970)221-6750
PLANNING DEPARTMENT
As indicated, much of the property has been degraded by past disturbances and land use practices.
Areas to remain as open space or to be landscaped within future development sites could be considerably
enhanced by the conversion of areas dominated by mostly weedy species to areas revegetated by
perennial woody and herbaceous native species. It should be noted that soil conditions within the
Disturbed - Dark Waste Soil and Disturbed - Kochia habitat sites would need to ameliorated through the
removal of lime and other waste soil materials before any revegetation or landscaping efforts are likely to
be successful.
15
(g) Because of development or past disturbances and cultivation practices over the entire property, there
are no special habitat features present except for the plains cottonwoods and peachleaf willows along the
southern property boundary and plains cottonwoods within the Disturbed - Partially Revegetated habitat
parcel.
(h) There are no suitable wildlife movement corridors on or within 500 feet of the New Belgium Brewery
Company property.
5.0 WILDLIFE MITIGATION RECOMMENDATIONS
Specific development plans have not been finalized for the undeveloped portions of the property.
However some general mitigation recommendations are provided in this section based on existing habitat
conditions. As indicated in the previous sections, there are no natural habitats within the property
boundaries. Scattered pockets of plains cottonwoods and a few peachleaf willows are the only native
woody species within the property boundaries. The City of Fort Collins buffer zone standard for woodlots
and farmstead windbreaks is 25 feet, and it is assumed that this standard would apply to these trees. It is
also recommended that a 30-foot construction buffer (surface disturbance and underground utilities)
should be maintained from these trees to preclude any possible disturbance to the tree's root systems. In
addition, because potential raptor nesting habitat is provided by these trees, the trees should be surveyed
prior to any construction activities to confirm the presence or absence of raptor nesting activity. If an
active raptor nest is discovered, a buffer zone setback, as prescribed in Section 3.4.1 of the Fort Collins
Land Use Code, should be maintained during the breeding, nesting, and nestling rearing period.
If existing tree stands are in conflict with future development plans, a loss of trees should be mitigated by
replacement and/or plantings of additional native trees in portions of the property to be landscaped or
retained as open space.
Wetlands on the property are very small and of relatively low quality with respect to wildlife habitat value.
It is uncertain if hydrological criteria would be met for the Army Corps of Engineers to consider the two
wetlands in the Disturbed - Partially Revegetated habitat parcel to be jurisdictional. Wetlands along the
irrigation ditch would not be classified as jurisdictional since water in the ditch is used for agricultural
purposes. The City of Fort Collins buffer zone standard for wetlands less than one-third of an acre is 50
feet, but it is uncertain if this standard would apply to the small wetland sites within the Disturbed - Partially
Revegetated habitat parcel. It is unknown if future development plans would impact or result in the loss of
these wetlands. However, because of the presence of Caruso clay loam and an assumed high water
table within most of the property, it should be relatively straightforward to mitigate any loss of wetlands by
creating compensatory wetland sites that could remain within portions of the property to be landscaped or
retained as open space.
14
adapted to urban environments. No evidence of raptor nesting activity was noted in the trees. The only
nests observed were those of black -billed magpie. Nesting use of the larger trees by raptors other than
possibly great horned owl, eastern screech owl, or American kestrel is unlikely. Songbird species
observed in riparian forest during the field survey were mourning dove, northern flicker, common grackle,
Brewer's blackbird, starling, black -billed magpie, and blue jay.
4.0 ECOLOGICAL STUDY CHARACTERIZATION CHECKLIST
The following provides a summary of information required by Fort Collins Land Use Code under 3.4.1 (D)
(1) items (a) through (i). Items 0) and (k) are addressed under the following section, 5.0 Wildlife Mitigation
Recommendations.
(a) Wildlife use of the area is described in Section 3.0.
(b) As indicated in Section 3.0, the only wetlands on the property are located at two small sites within the
Disturbed - Partially Revegetated habitat parcel and along the irrigation ditch that carries water along the
southwest property boundary.
(c) The eastern half of the property provides partial views of the Front Range mountains to the west.
(d) As described under Section 3.0, the only native trees or other sites of native vegetation on the
property are scattered small pockets of plains cottonwoods and peachleaf willow along the southern
property boundary and of plains cottonwoods within the Disturbed - Partially Revegetated habitat parcel.
The remaining trees on the property are non-native. Riparian forest south of the southwest property
corner is the only significant stand of native trees near the property. Individual mature peachleaf willows
and plains cottonwoods also exist as residential landscaping or as remnant windbreaks within 500 feet of
the southern and eastern property boundaries. Future raptor use of these trees is unlikely because of the
proximity of commercial/residential developments and existing roadways. However, because potential
nesting habitat is present, trees on or near the property should be surveyed prior to any construction
activities near these trees.
(e) There are no natural drainages within or near the property boundaries. The Cache la Poudre River
corridor is over 600 feet away from the property.
(f) There was no evidence of the presence of specially valued species within or near the project area.
Suitable habitat conditions were judged not be present for Preble's meadow jumping mouse or for Ute
ladies' -tresses orchid.
13
Because of the proximity of commercial/residential developments and existing roadways, wildlife use of
riparian forest near the New Belgium Brewing Company property is restricted primarily to songbird species
11
primarily of reed canarygrass (Phalaris arundinacea), rice cutgrass (Leersia oryzoides), Emory's sedge,
and barnyardgrass (Echinochloa crus-galls). This wetland would not be considered jurisdictional by the
Corps of Engineers since the wetlands have formed in association with water used for agricultural
purposes.
Wetlands on the property are very small and of relatively low quality with respect to wildlife habitat value
because of adjacent disturbances or roadways. These wetlands also provide minimal value in reducing or
slowing runoff as well as improving water quality of runoff.
Riparian Forest
Riparian Forest is the only natural area identified on the City of Fort Collins Natural Habitats and Features
plan within 500 feet of the New Belgium Brewery property (see Figure 2). This area is a remnant strip of
floodplain forest that was once more widespread along the Cache la Poudre River corridor. The habitat
area supports a number of large, mature trees as well as younger age class trees, with an understory
dominated primarily by herbaceous grass and forb species. The largest trees grow at the north end and
along the eastern edge of this area. The largest trees at the north end are primarily plains cottonwoods,
lanceleaf cottonwoods (Populus acuminata), and peachleaf willows ranging in size from 2 to 6 feet dbh
and 60 to 70 feet tall. The larger trees along the eastern edge are composed of peachleaf willows and
green ash (Fraxinus pennsylvanicus) ranging in size from 6 to 14 inches dbh and 50 to 60 feet tall. The
remainder of the central and southern portions of this segment of riparian forest are dominated by younger
plains cottonwood and lanceleaf cottonwood trees ranging in size from 3 to 12 inches dbh and 20 to 40
feet tall. Some of the larger trees were partially decadent with dead larger limbs exhibiting excavated
woodpecker cavities.
Herbaceous understory cover at the north end of the riparian forest parcel is dominated by kochia,
western wheatgrass, common mallow, cheatgrass, smooth brome, showy milkweed, and leafy spurge
(Euphorbia esula). This area had been mowed. Understory in the middle and southern portions of
riparian forest on Figure 2 had not been mowed, and sites with and without a tree overstory are dominated
by dense stands of smooth brome. Other herbaceous species observed at scattered locations within the
understory were common sunflower, marshelder, reed canarygrass, fieldbindweed, mullein (Verbascum
thapsus), asparagus (Asparagus officinalis), and hemp dogbane (Apocynum cannabinum). The only
woody species noted in the understory were a few shrub -like Russian olives and box elder (Acer negundo)
trees as well as chokecherry (Prunus virginiana) shrubs. Piles of waste dirt, concrete block, and trash
also were noted at scattered locations in addition to old mattresses and sofas apparently indicating
vagrant use of the area. Photos 5 and 6 provide representative views of the riparian forest habitat parcel.
10