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HomeMy WebLinkAboutLEMAY AVENUE CRAFT BREWERY & SELF-STORAGE FACILITY - PDP - PDP150009 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVES1 Statement of Planning Objectives Lemay Avenue Craft Brewery & Self Storage Property Project Development Plan Introduction x The proposed site is located on the southwest corner of Lemay Avenue and Buckingham Street The property is approximately 6.35 acres in size and is currently a legal lot in the City or Fort Collins currently known as Lot 2, Second Replat of the North Lemay Subdivision, Second Filing. The site is currently vacant and has no existing trees or shrubs that need to be preserved located on-site the site is sparsely covered by native grasses and weeds. x The property is currently annexed to the City of Fort Collins and is Zoned I, Industrial. Microbrewery’s and Self-Storage facilities are permitted in the I Zoning District, as a Type I Administrative Review but due to the total square footage of the Self-Storage Facility exceeding 50,000 square feet the Project is subject to a Type II Planning and Zoning Board review. x The intent of the applicant (Fort Collins Self-Storage, LLC) is to further subdivide the property into a total of 3 lots. Lot 1 shall be developed as a Craft Brewery, Lot 2 will be developed as a Self-Storage Facility and Lot 3 shall be used as a future expansion site for either the Brewery or Self-Storage as the need for a future expansion may occur for either of these original uses. Until such time that future expansion is needed Lot 3 shall be landscaped and irrigated as open space amenity for use by the Craft Brewery and Self-Storage facility. Development Phasing x The Lemay Avenue Property is proposed to be constructed as two separate phases of development and shall include the following. x Lot 1-Block 1(1.066 Acres): The Craft Brewery Building being approximately 7,219 Square Feet shall be built after the completion of the Self-Storage facility located on Lot 2; unless a Tenant for the Brewery is identified during the construction of the Self-Storage facility at which time construction of the brewery would also begin. The brewery will be responsible for the construction of all proposed on-site buildings, site infrastructure and outdoor amenities, on-sote Landscape and irrigation which has not previously been built by the owner of Lot2, Self-Storage Facility. x Lot 2-Block 1(4.536 Acres): The Self-Storage site and buildings being approximately 104,000 Square Feet shall be the first phase of development and shall include the construction of the following improvements: o Construction of the interim roadway design of Buckingham Street including curb/gutter and sidewalk along the south side of Buckingham, widening of the north side of Buckingham, roadway restriping and drainage improvements to Buckingham and the 2 Lemay Avenue west roadside swale. Along Lemay Avenue from Buckingham Street to the south property boundary a new 8’ wide concrete pedestrian walk will be constructed no other improvements to the Lemay Ave. roadway are anticipated. o Landscape and irrigation along the south tree lawn of Buckingham Street and landscape and irrigation along the west side of Lemay Avenue between the existing edge of asphalt and the new 8 foot wide pedestrian walk will be constructed from, Buckingham St. to the south property boundary. o The access Drive from Buckingham into the site will be constructed including all parking lot areas and private drives, curb/gutter and sidewalk, pervious pavers, parking lot site lighting, parking lot striping and associated parking lot landscape and irrigation. o 7 Self-Storage buildings including buildings, curb/gutters and private drives, water, sewer and storm drainage utilities and services to each building, site perimeter fencing and gates, detention pond and LID storm drainage improvements, all landscape and irrigation contained within Lot 2 including the detention pond area, Lemay Avenue Streetscape landscape located between the west edge of the new 8’ pedestrian walk and the building/fence line, landscape and irrigation of the west property boundary and soft swale areas. x Lot 3-Block 1(0.173 Acres): Lot 3 is intended as a future building expansion site for either the Craft Brewery or Self-Storage facility. It will initially be used as a construction staging area for the construction of Lot 1, Craft Brewery and Lot 2, Self-Storage buildings. Once the construction of both of these building is complete the site will be landscaped and irrigated as shown on the PDP Landscape Plans. Any future development of Lot 3 will be subject to the review and approval of a new Project Development Plan. Property & Development Ownership x Fort Collins Self-Storage is the current owner of the property and has been since February of 2015. The ownership of Lots 2 and 3 which includes the Self-Storage facility and all its building and site improvements shall be owned and maintained by Fort Collins Self-Storage, LLC Colorado Limited Liability Corporation. Lots 1 is also owned by Fort Collins Self-Storage, LLC but may be sold in the future to a yet unnamed Owner/Operator of the proposed Craft Brewery. Site Planning and Overall Design Concept x The Lemay Avenue Self-Storage Facility will be locally owned and operated and represents a much needed service for the Fort Collins Community. The lack of sufficient Self-Storage rental space requires that Fort Collins residences travel outside the City in order to find storage rental opportunities. It is expected that the current “Economic Leakage” which Fort Collins is currently experiencing in the Self-Storage market place will be reversed by the Lemay Avenue Self-Storage development. x The Lemay Avenue Craft Brewery is expected to employ local Brewers and Hospitality Professionals and serve as a welcomed addition to the “Cluster” of Craft Breweries located in the Northeast quadrant of the City. The Breweries in this area represents a “Target Industry 3 Cluster” that is Uniquely Fort Collins. It is expected that the Brewery will employ approximately 10 -12 Brewers and Brew Staff as well as 10 - 12 Hospitality Professional. The Brewery will also serve as a magnet for educational collaboration with Colorado State University and supporting the University’s growing Fermentology Science, Beverage Management and Hospitality majors. The Brewery will help to support and provide employment opportunities and Professional Internship programs that will encourage and support a health and vibrant brewing business climate present in Fort Collins. x The proposed project is located within the City’s Downtown Development Area boundary and will be a “Catalyst” development for this area of the City spurring redevelopment of other industrial property throughout the Buckingham Neighborhood. The project is also located within the City’s defined Targeted Infill and Redevelopment Areas as identified by the City’s “Targeted Infill and Redevelopment Areas Map”. As such this development is expected to promote the further redevelopment and revitalization of the existing and underutilized industrial area of the Buckingham Neighborhood. The developments proximity to existing housing will result in fewer and shorter trips for nearby residents. The development will also enhance the economic activity and vitality of the area and providing further stimulus for redevelopment of the surrounding neighborhood. x Lemay Avenue Craft Brewery and Self-Storage Facilities will represent two low intensity land uses that are identified as allowed uses within the Industrial Zoning District. These uses are adequately buffered form the surrounding residential areas by appropriate building setbacks and extensive streetscape landscaping. The Self-Storage land use represents one of the very lowest impact and low intensity land uses that could be considered within the Industrial Zoning District thus generating very few vehicle trip to and from the site. As such the proposed uses provide for a strong land use transitions along the edges of the industrial district. x The proposed project will develop much needed new public facilities adjacent to its development including ADA accessible pedestrian walks along Lemay Avenue and Buckingham Street, landscaped tree lined streetscapes, public access to onsite plazas and site amenities directly from the Public Right-of-Way. x Lemay Avenue Craft Brewery and Self-Storage Facilities will “Anchor” the intersection of Lemay Avenue and Buckingham Street and will create a major new Gateway to the Buckingham and Andersonville Neighborhoods thus punctuating the importance of this historic area of Fort Collins and the City’s “Brewery Business Cluster”. x By “Anchoring” the Lemay/Buckingham intersection with the Craft Brewery and by providing pedestrian scale buildings along Lemay Avenue coupled with the addition of street trees, shrub beds and natural grass plantings, and by strategically placing plaza spaces, patios and an inviting Biergaten adjacent to the Lemay and Buckingham Right-of-Way the Lemay Avenue Craft Brewery and Self-Storage Facilities will greatly improve the visual quality and character of the existing streetscape as viewed from the surrounding neighborhoods, pedestrian ways, and vehicles passing by. x Lemay Avenue Craft Brewery and Self-Storage Facility was intentional in the sighting of its buildings in order to maximize solar access and natural day-lighting to the Brew House, Community Tap Room, outdoor plazas/patios and Biergarten areas. In addition the Self-Storage 4 buildings have been oriented on the site so as to allow for the possible addition of roof mounted solar panels that may be added by the developer in the future. x Lemay Avenue Craft Brewery and Self-Storage Facility will encourage the use of alternative and multi modal transportation and will capitalize on the existing Brewery Tourists trade visiting the other nearby Brewey’s located in this quadrant of the City. Additionally by providing new, safe and high tech Self-Storage rental space to the Fort Collins market the residents of Fort Collins will no longer be required to travel outside the City limits to find available Self-Storage rental space thus reducing moving and storage vehicle miles traveled and reducing air pollution. x Lemay Avenue Craft Brewery and Self-Storage Facilities will construct new ADA accessible pedestrian walks and facilities along Lemay Avenue and Buckingham Street as well as new on- street bike lanes on Buckingham Street. Also the Brewery will promote alternative fuel source vehicles by offering an on-site electric vehicle charging station for its guests and patrons. Extensive bicycle facilities are also provided and include nearly 60 fixed bike rack parking spaces and a bicycle repair station. x Finally the site has been designed in such a way as to exceed the City’s desired LID goals. The Grading and stormdrainage design will allow 85% of the new impervious area of the site to passes through an LID Stromwater Quality feature thus reducing impacts to the urban watershed and nearby streams and downstream drainage conveyances. Lemay Avenue Craft Brewery and Self-Storage Facility is a model for Low Impact Urban Stormwater Development. Landscape and Site Design x Tree Planting Standard – The project will provide streetscaping along Lemay Avenue and Buckingham Street as well as in and around on-site parking areas, and landscaping of areas identified within the property and surrounding each of the proposed building. Tree planting as per city standards shall be met in order to add to the urban tree canopy of the immediate area. The tree planting will be interspersed throughout the site, and within LID storm drainage areas and designated Detention Pond areas as is feasible. x Landscape Standards – It is the intent for the development’s landscaping to meet or exceed the City’s standards for building, site, streetscape and parking lot landscaping. All areas that are landscaped shall be irrigated with a permanent automatic underground irrigation system unless they are intended to be non-irrigated. Any areas identified on the Landscape Plan to be non- irrigated shall be irrigated with a temporary above ground irrigation system and irrigated until such time that proper establishment of seeded areas has been achieved, a minimum of two growing season. x Tree Protection and Replacement – There are currently no existing trees within the development area that will need to be removed to accommodate the proposed development and its improvements. The landscape plans accurately identify the locations of all existing off- site trees each labeled showing the applicant’s intent for these trees to remain. x Bicycle Parking – Given the nature of the proposed development on Lot 1, Craft Brewery Site the Developer has significantly exceeded the number of required fixed rack outdoor bicycle parking spaces and enclosed bike parking spaces for emplyees. See Sheet 1 of the Project Development Plan for a detailed accounting of bicycle parking provided for each lot. 5 x Walkways – Walkways within the site are located and aligned to directly and continuously connect areas or points of pedestrian origin and destination. Walkways will link street and sidewalks with building entries and parking lots. Pedestrian access from the public right of way of both Lemay Avenue and Buckingham Street has been provided at three locations as shown on the PDP Site Plan. x Direct On-Site Access to Pedestrian and Bicycle Destinations – On-site pedestrian and bicycle circulation system is designed to provide, and allow for, direct connections to pedestrian and bicycle destinations. x Transportation Impact Study – Based on a previously meeting with the City’s Transportation Department it was determined that the proposed development would be required to submit a Transportation Impact Study which has been included with this PDP submittal. x Vehicular Site Access – Site access to Lots 1, 2 and 3 shall be provided via a shared private access drive connected to Buckingham Drive and shall be located approximately 40 feet from the west property boundary so as to maximize the separation distance between the proposed access drive and the Lemay Avenue intersection. The on-site vehicular drives have been designed to be safe, efficient, convenient and attractive, considering the use by all modes of transportation that will use the site. x Trash and Recycling – Trash and Recycling containers shall be provided to accommodate the collection, separation, storage, loading and pickup of trash and recyclable materials. Trash and Recycling containers for Lot 1 shall be provided by a fully enclosed and gated outdoor trash enclosures. Trash for Lots 2 & 3 shall be stored inside the proposed building A1 (see PDP Site Plan for the building location). Trash and Recycling shall be put outside for pickup and removal on the designated trash collection day. x Emergency Vehicle Access – To ensure that emergency vehicles can gain access and maneuver within each of the proposed lots, and so that emergency personnel can provide fire protection and emergency services, Lot 1 and 2 will each provide a 20’ – 30’ wide unobstructed Emergency Access Easement. Parking x The parking needs of the three new lots and proposed land uses will be met on-site and shall meet or exceed the City’s required parking standards. x All required parking is to be provided on-site. See Sheet 1 of the Project Development Plan for a detailed accounting of vehicle parking proposed for each lot. x A shared access and parking agreement and/or easement can be provided for Lots 1, 2 and 3 in the event the City determines it as being necessary. Access, utility, and drainage easements have been provided and are shown on the proposed Plat. x Parking lot drive lanes, Emergency Vehicle Access, turnaround and parking space layout have been designed in order to provide for a well-defined circulation system for vehicles, pedestrians and bicyclists. 6 Architectural Design Craft Brewery Architectural Design: x Building and Project Compatibility – Section 3.5.1 of the City’s Land Use Code requires that the physical and operational characteristics of the proposed buildings and their uses be compatible with the context of the surrounding area. The proposed development, we believe can be determined to be compatible based upon the existing business and commercial uses in close proximity to the site. x Architectural Character – Other than some nearby standard metal ‘factory’ buildings to the west, the architectural character of the neighborhood to the south is defined by small commercial businesses and large craft breweries (Fort Collins Brewery, Odell Brewery, New Belgium Brewery) as well as one small craft brewery, Snowbank Brewery. A block north of the site, the old sugar beet plant (now the City Streets Department) exemplifies the old-style factory/industrial feel of the district. These existing uses are what has influenced the design of this new brewery with its modern-agricultural feel, blending the region’s history with the surrounding industrial zone. x Building Size, Height, Bulk, Mass and Scale – The proposed building’s size, height, mass, and scale of the Brewery is all integral to the intended use as well as adding to the neighborhood’s character and quality. The placement of the brewery close to the intersection of Lemay and Buckingham, is consistent with the requirements of the City’s Land Use Code. The Brewhouse can be viewed through large glass openings exposing interior brewing equipment to passers-by. The west side of the Tasting Room opens to an attractive Biergarten, which is completely fenced per City code and fully landscaped. o The proposed brewery is a one story building with sloping roofs. It includes a masonry base on the front and side elevations of the buildings, combined with attractive metal siding and glass. x Building Materials – There is no current consistent theme of building material usage in the area. Therefore commonly used steel building construction materials are to be utilized for the project. Similar building forms, architectural detailing, color and texture, will be in order to enhance the overall architectural experience in the area. o Glare: Building materials will not create excessive glare. No highly reflective building materials are proposed, such as aluminum, unpainted metal or highly reflective glass. o Building Color: Wall color shades are intended to be neutral. The roof of the structure is proposed to be a soft color as well, yet bold enough to indicate that this is not a ‘factory’ but rather a welcoming craft brewery. The color shades of building materials shall draw from the range of color shades that already exist in the region (locally quarried stone) and the surrounding natural environment. 7 x Building Height – The height of the proposed building will be as allowed by the City’s code in the I Zoning District. The impact of this project on access to sunlight and on desirable views has been considered. No undesirable effects are anticipated by the proposed height or placement of the brewery building. Self-Storage Architectural Design: x Building and Project Compatibility – Section 3.5.1 of the City’s Land Use Code requires that the physical and operational characteristics of the proposed buildings and their uses be compatible with the context of the surrounding area. The proposed development, we believe can be determined to be compatible based upon the existing business and commercial uses in close proximity to the site. x Architectural Character – Along with some nearby standard metal ‘factory’ buildings to the west, the architectural character of the neighborhood to the south is defined by small commercial businesses and large craft breweries (Fort Collins Brewery, Odell Brewery). A block or so to the north, the old sugar beet plant (now the City Streets Department) exemplifies the old- style factory/industrial feel of the district. These existing uses are what have influenced the design of this of our Storage Facility with its modern-agricultural feel, adding additional character to the surrounding industrial zone. x Building Size, Height, Bulk, Mass and Scale – The proposed building’s size, height, mass, and scale of the Self-Storage buildings are all integral to the intended use as well as adding to the neighborhood’s character and quality. The placement of the storage buildings across the central and southern portion of the site creates an inviting lawn and open corner for a future Craft Brewery development on Lot 1. There are seven new Self-Storage buildings proposed on Lot 2 of the site. One 3-story facility will be located facing Lemay Avenue and flanking the south side of the Lawn. The other 6 buildings are single story and utilize sloped roofs and pedestrian scale elements to create a dialogue of size and scale with the future Brewery site. The main facades of the multi-level storage facility utilizes glazing and agricultural design details to enhance the building view from Lemay Avenue and Buckingham Street x Building Materials – There is no current consistent theme of building material usage in the area. Therefore commonly used steel building construction materials are to be utilized for the project. Similar building forms, architectural detailing, color and texture, will be in order to enhance the overall architectural experience in the area. o Glare: Building materials will not create excessive glare. No highly reflective building materials are proposed, such as aluminum, unpainted metal or highly reflective glass. o Building Color: Wall color shades are intended to be neutral. The roof of the structure is proposed to be a soft color as well, yet bold to create some site connectivity to the design narrative created with the craft brewery. The color shades of building materials 8 shall draw from the range of color shades that already exist in the region) and the surrounding natural environment. x Building Height – The height of the proposed building will be as allowed by the City’s code in the I Zoning District. The impact of this project on access to sunlight and on desirable views has been considered. No undesirable effects are anticipated by the proposed height or placement of the 7 Storage Buildings. Storm Drainage & LID Design x The overall design concept related to site drainage for the Lemay Avenue Craft Brewery and Self-Storage Facility is to convey all developed runoff through porous pavement, bio-swales and pre-sedimentation basins which are located throughout the property in order to accomplish the required LID goals as established by the City of Fort Collins. Developed runoff from the site will then be conveyed into a detention pond designed to meet the detention requirements of the proposed project at full build out. The detention pond will discharge the detained release from the site at the south east corner of the property into an existing storm drainage swale located at the southeast corner of Lemay Avenue. x Lemay Avenue Craft Brewery and Self-Storage Facility has been designed in such a way as to exceed the City’s desired LID goals. The Grading and stormdrainage design will allow 85% of the new impervious area of the site to passes through an LID Stromwater Quality feature thus reducing impacts to the urban watershed and nearby streams and downstream drainage conveyances. Lemay Avenue Craft Brewery and Self-Storage Facility is a model for Low Impact Urban Stormwater Development. Development Schedule x Construction Start: Winter/Spring 2016 x Construction Completion: Winter 2016/Spring 2017 Narrative Addressing Concerns Raised at Neighborhood Meeting A Neighborhood Meeting was conducted on June 16, 2015, at Living Waters Church. Approximately Fifteen (15) neighbors from the notification area attended the meeting. Questions and concerns were addressed by the applicant’s consultant at this meeting. The most significant issue discussed at this meeting by the neighbors had to do with the existing traffic congestion along Lemay Avenue which was expressed by many of the neighbors as a problem which has existed for many years. The existing traffic inhibits the residents from back out of their driveways in the morning. Ted Shepard, Chief Planner for the City explained to the neighbors that there is a long term plan in place to address this existing traffic issues along Lemay Avenue by possibly realigning Lemay Avenue in the future and by converting the existing Lemay Avenue roadway both north and south of Buckingham Street to a local road which would possibly no longer connect to either Vine or to Lincoln Avenue in the future. Ted also informed the audience that although there was a plan in place to improve the existing congestion along Lemay Avenue that the funding needed to activate this plan did not currently exist.