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Home My WebLink AboutFAIRVIEW PUD PHASE FOUR AMENDED FINAL - 52 90A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 3 MEETING DATE 7/22/96 STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Fairview P.U.D., Phase Four, (Potts Clubhouse Brewery Addition), Amended Final, #52-90A APPLICANT: Ram International, Inc. c/o John Freeman Architecture One 150 East 29th Street Loveland, CO 80538 OWNER: Ram International, Inc. c/o Kevin Sheesley 1415 West Elizabeth Street Fort Collins, CO 80521 PROJECT DESCRIPTION: Request to amend the Fairview P.U.D. to convert a restaurant (Potts Clubhouse) into a Brew Pub featuring an onsite brewing facility. Request includes a 1,196 square foot addition to the north elevation, a 22 foot tall grain silo, and additional landscape and screening elements. The parcel is located at 1415 West Elizabeth Street, south of C.B. Potts restaurant. The parcel is zoned B-P; Planned Business. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The introduction of a brewery for on -premise consumption is considered an accessory use to a restaurant operation. The operational impacts associated with the brewing process have been mitigated. The silo will not face the nearby apartments. The building addition is architecturally compatible with both the clubhouse and main restaurant. Existing parking ratios are adequate to serve the new operation. The request satisfies the All Development Criteria. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT ARCHITECTS/PLANNERS. P.C. ONE July 2, 1996 Ted Shepard, Senior Planner Current Planning City of Ft. Collins 281 N. College Ave. P.O. Box 580 Ft. Collins, CO 80522-0580 RE: Fairview P.U.D., Phase Four, C.B. Potts Clubhouse Brewery Addition, Additional Statements of Planning Objectives. Dear Ted, Pursuant to your written comments of June 12th and our meeting of the 20th regarding the C.B. Potts brewery addition, we offer the following: 1. Silo details; A copy of the grain silo product literature is attached. We have added additional screening elements and landscaping in the design around the base of the silo. The silo itself will be painted the same color as the buildings, a pale blue -gray. No signage or logo is proposed for the silo at this time. 2. Land use; The new brewery operation will remove 28 seats from the existing clubhouse to make room for the: brewing operation. The brewery will employ 1 1/2 to 2 full time employees. The facility will supply kegs of beer to the C.B. Potts restaurants in Cheyenne and Fort Collins only. It will not produce enough beer to -supply to -the public--or-to-other-outlets., The brewery will produce about 180 barrels (360 kegs) per month which is about equal to the peak sale of draft beer in these stores. 3. Spent grain is unloaded from the "mash tun" about twice a week. The grain is put into 50 gallon plastic containers and stored outside at the rear (south) side of the building. Approximately 6 to 8 of these containers are filled during a week's production. The spent grain will be picked up about once a week to be used on a local farm as a livestock food supplement. None of the grain is put into the sewer and no significant odor problems have been apparent at the Denver CB Potts brewery. 150 EAST 29TH STREET PALMER GARDENS. SUITE 200 LOVELAND. COLORADO 80538 303/669-9060 FACSIMILE 303/669-9066 4. Odor; Some brewery odor is generated within the building, however very little of this odor escapes to the outside. There will be a make-up air mechanical unit on the roof which:will dispense some of the air into the atmosphere. There is also an exhaust fan in the north wall of the addition to provide some ventilation to the mill room. Brewery related odors should not be a problem to any adjacent uses. 5. Parking; The entire Potts site offers 181 parking spaces not counting the eight spaces that are lost to this building addition. The total seating capacity of both buildings on the site is 247 seats after subtracting the 28 seats lost in the remodel. 6. All new roof top mechanical units will be hidden by the rooflines of the new addition. 7. Loading; Grain will be delivered in a farm truck and auger fed into the silo. All deliveries will be during the mid -morning hours. All pickup of the kegs for the Cheyenne C.B. Potts will be made by pickup truck or a small street truck. Spent grain will be loaded into a pickup truck. All truck traffic on the site will be scheduled at non -peak hours. Please.call if ygUhave any questions on this material. .John Froman Architecture One, P.C. fn:cbdp/planobj Engineering Associates Project No. PLA - 204 - 96 May 31,1996 Mr. John Freeman Architecture One, Architects and Planners, P.C. 150 East 29th Street, Suite 200 Loveland, Colorado 80538 Re: Proposed C. B. POTTS Clubhouse Micro -brewery, Fort Collins, Colorado Dear Mr. Freeman, As requested this office has investigated the status of existing facilities to determine if additional site work or utility extensions may be required to serve the subject site. The building was originally constructed in the mid-1980's to be used as a "Duds `N Suds" laundromat. The parking lot located to the North of the structure was in place at the time that the building was constructed. The site is a part of the "Fairview - P.U.D." The following have been determined based upon the City records: Water: The building is served by a two (2) inch diameter water service. The existing service should provide adequate capacity for the proposed micro -brewery. Sewer: The sewer service line discharges into a manhole on the eight (8) inch diameter sewer located at the East side of the building. Food preparation does not occur in the building. Residues from cleaning the brewing equipment and sediment removed during the brewing process will not be discharged into the sewer system. Therefore, there is no need for a new service line or sediment trap. Drainage: The_ surface drainage for the site is directed to catch basins located in the parking lots to the North, East and -South of the buildirig�The proposed addition will replace existing paved parking lot and sidewalk with roof and structure. A minor amount of landscaping is to be added to the site along the front of the proposed addition. Recent construction of the storm drain outfall line for the "Potts - P.U.D." has redirected the outlet for the parking lot located at the South side of the building. This construction will eliminate the storm water discharge into the detention area located at the rear of the Diamond Shamrock convenience store. Therefore, due to the recent construction that has alleviated an existing problem and the fact that there will be no increase in impervious area, no change in the amount of storm water run-off is anticipated and no additional improvements should be required. Civil and Environmental Engineering Consultants 150 E. 29th Street, Suite 225 Loveland, Colorado 80538 Telephone: (970) 663-222 Page 2 May 31, 1996 Project No. PLA - 204 -96 C. B. POTTS Clubhouse, Fort Collins, Colorado Parking: Parking is provided by the existing lots to the North, East and South. The proposed construction will reduce the seating capacity of the `Clubhouse' by approximately sixteen seats. Therefore, no additional parking is anticipated. We sincerely hope that this information will assist you. If you should have any questions or desire additional information, please feel free to contact this office. Respectfully Submitted, MESSNER_ [ngineering Associates //K, Dennis R. Messner, P.E. WHEATLAND v- i P. i P. 0 DEG LEX AUGER DIRECTION VENT TUBE 12' DIA BIN 90 DEG 270 DEG a• FILL LINE TOP ID I VIEW GLASS OSHA LADDER/CAG OPTIONAL IBO SHOW CLOCKING OF TUBES, VEGS, LADDERS, LEVEL INDICATORS DEPENDING ON WHICH FEA'TURESII YOU CHOOSE ALL OPTIONS I TRUCK FILL ILINE P 36.5 CLR, DIA 2' RECOMMENDED VENT _ LINE WITH PNEUMATIC FILL TUBE VIEW GLASS V i\ n5 DEG CONE—Afjl CAMLOCKT j'900 T RAM INTERNATIONAL 06 19 96 NOTES: 1) BOOT DISCHARGE FOR 3.5 FLEX AUGER 2) WHITE ENAMEL EXTERIOR 3) OSHA LADDER AND CAGE OPTIONAL 1) NO SIESMIC OR WINO ROMTS ASSUMED BRATNEY EQUIPMENT CO. itFRIESEH PUT OUR REPUTATION FOR QUALITY, EFFICIENCY AND CRAFTSMANSHIP TO WORK FOR YOU. Fairview PUD, Phase IV (C.B. Potts' Brewery) - Amended Final, #52-90A July 22, 1996 P & Z Hearing Page 2 COMMENTS: Background: The surrounding zoning and land uses are as follows: N: B-P; Existing C.B. Potts Restaurant S: R-P; Existing Parking Lot and Matador Apartments E: B-P; Fraternity House and Drive-Thru Restaurant (Wendy's) W:B-P; Diamond Shamrock Gas and Convenience Store The Fairview area is roughly bounded by West Elizabeth, Skyline, Prospect, and City Park Avenue comprising approximately 150 acres. C.B. Potts restaurant and Potts Clubhouse are part of the Fairview Shopping Center, originally approved in 1974 (prior to the L.D.G.S.). This center is 4.2 acres in size and has become an extension of the Campus West shopping district. The Potts Clubhouse was originally built as Duds and Suds in 1984. An administrative change to allow a building addition was approved in 1993. A brief summary of Fairview Shopping Center is as follows: 1974: Phase One, C.B. and P restaurant. 1977: Amended P.U.D. to divide into three new parcels. 1979: Amended P.U.D. for Wendy's. 1982: Amended P.U.D. for Taco Bell. 1984: Amended P.U.D. for Nautilus (converted to Fraternity House). 1984: Amended P.U.D. for Duds and Suds. 1986: Amended P.U.D. for Carl's Jr. restaurant (never built). 1989: Amended P.U.D. for Diamond Shamrock. 1991: Amended P.U.D. for C.B. and P Auxiliary South Parking Lot. 1992: Potts P.U.D., 22 multi -family units on 1.67 acres. Fairview PUD, Phase IV (C.B. Potts' Brewery) - Amended Final, #52-90A July 22, 1996 P & Z Hearing Page 3 2. Land Use: The request to add a micro -brewing facility to the Potts Clubhouse is considered an accessory use which is complementary to the restaurant operation. The principal operation is food and beverage service. Beer will be consumed on -premise in both C.B. Potts restaurant and the Potts Clubhouse. Kegs will be shipped to the Cheyenne sister restaurant. Micro brewing operations are a relatively new land use and not mentioned in the City's Zoning Code or L.D.G.S. point charts. There are two types of operations. First is the micro brewery for off- premise sales. This is typified by O'Dells, New Belgium, and H.C. Berger breweries. These operations are usually found in industrial parks where larger quantities are produced and more space is devoted to loading and shipping to distributors and commercial accounts. Such facilities typically include bottling operations. The second type of operation is the brew -pub which emphasizes on -premise sales to restaurant patrons. This use is typified by Coopersmith's and Dimmer's. The Potts Clubhouse Brewery is considered a brew -pub. Although kegs will be shipped to the Cheyenne store, this operation is considered to be an in-house transaction and not considered a traditional commercial operation such as shipping product out to wholesale distributors or multiple accounts. Such facilities typically do not include bottling operations. 3. Design and Neighborhood Compatibility: The primary goal of the P.U.D. is to mitigate the impacts of the operation on surrounding properties to achieve neighborhood compatibility. The two affected properties are Matador Apartments and Diamond Shamrock gas and convenience store. Compatibility is accomplished in the following manner: The silo will be 22 feet high (see attached information sheet) and be located on the northwest side of the building. The silo will not be visible from Matador Apartments. A four foot high masonry screen wall will block the structural elements at the base. The silo will be painted a blue -gray to match the building. Fairview PUD, Phase IV (C.B. Potts' Brewery) - Amended Final, #52-90A July 22, 1996 P & Z Hearing Page 4 There will be a slight odor on the days the beer is brewed. This is anticipated to be one day per week. All the brewing takes place indoors on modern equipment. Mechanical equipment will disburse some of this odor into the atmosphere. To date, the Zoning Department has not received any complaints of unacceptable odor emanating from any of the City's micro breweries or brew pubs. Two of these micro breweries (O'Dells and New Belgium) are located near a residential area (Buckingham). C. Spent Grain Spent grain will be stored covered containers such as 32 gallon to 48 gallon plastic containers. These containers will be placed behind a five foot high cedar fence in an area along the southside of the building and not visible to the apartments. Containers are picked up by farmers and ranchers once per week for use in livestock feed lots. D. Loading and Shipping Grain is delivered about once per week and directly loaded into the silo. There are no pallets of 50 pound sacks that need to be wheeled into the building and stacked. Kegs would be shipped out in the owner's personal vehicle and delivered about once per week to Cheyenne. These operations require no special door, ramp, or loading dock. E. Bottling There will be no bottling operation associated with this P.U.D. Therefore, there will be no glass storage or shipping and receiving of glass products. Also, there will be no need for the labor and machinery associated with a bottling operation. F. Fencing A decorative split rail fence will be constructed along the west and south property lines for the benefit of Diamond Shamrock to prevent trespass and to separate pedestrians from the deep stormwater detention pond. In summary, the brewery operation will mitigate the impacts of the brewing process. Therefore, the request is found to be compatible with the surrounding properties. Fairview PUD, Phase IV (C.B. Potts' Brewery) - Amended Final, #52-90A July 22, 1996 P & Z Hearing Page 5 4. Architecture The 1,196 square foot addition will provide for a new entry on the north side of the building. The sloping rooflines will complement the C.B. Potts restaurant. The height of the addition will slightly exceed the height of the silo which will help minimize the silo's appearance. The new roof will hide the rooftop mechanical equipment. 5. Transportation: The brewery operation will replace 28 existing seats from the dining area. Two employees will be added for the brewing operation. Parking ratios should continue to be functional without the addition of new spaces. New bike racks will be provided. 6. Findings of Fact/Conclusion A. The introduction of a brewing facility for on -premise sales is considered an appropriate accessory use for a standard restaurant. B. Through design and operational considerations, the brewery will mitigate its impacts on surrounding properties. C. The request satisfies the All Development Criteria of the L.D.G.S. D. The request is feasible from a transportation standpoint. RECOMMENDATION: Staff recommends approval of the Fairview Phase Four, Potts Clubhouse Brewery Addition, Amended P.U.D., #52-90A. ii: wan Asa.. _ - i q 1ji I -TTTi TTT- 9il rv. jl Ir III'; -I n imil 71 �«Is FOIEnC •Nk r � 1_' d w R `V.wyY( aM r 'a sl k w r1 PLAKaw OBJECM s: M L6 POf18 p�EqE IY w. �n INfICN QR®ItE tlYl! 1QI6 Nblt/Yl RL01 NFA l0E 1� N.�OO �1911F M aIFYN11 wml.'I aK E f01D W N M iOR C�LW u00lvME C! iOfT Neirnwirs �GENEM MOfE3: t NL EBIf 01N1 MLL E �f M mY9®I1.tlIC R>IWEI �I a�N WLLE 41O®1P11014®, �� i1,w] ON! M fBlf DIIN 4� - , , wu E.w am a nu m LHUL DESCFWrf= WRf W1M ,s27T wEV3iITJ FiIINET, � 4 WaT4k� 2 i • i f wR. 1 any. ` i 6 +11�tlew��r�w�ro��ar�sm c.,..mT ��..,n.��u..v.e •,a� wo,. e....+.. m. �.umf ♦ ^'"o�"eaw...q""..:acen'.°a.".o,�`c.:°,i"n,°"°m`.'.e.n"'�":,:e�w�..u°�m rm�.u�-z�mv •�,warno.,e.n....ra mi..ccao,.R.�,.+. o..:... m,.an x.no.n.+....e..., 4 ,'��ws�o w..m.av ••wmwim.,.wmwun ..win Pfm a ryM� AMENDED P.U.D. OF FAIRVIEW, PHASE FOUR �� '�1�• �' � III NNIIIRHII sQe__. -- 9: lip CA,NI CLf �A,, r_ 4 �E OWNERSHIP CERTIFICAyoN ER e ro C011i� nwt rs ac M ova INIe. M IEEE�IED VMIES IAF M TIx.F 3Nde d 6 M L I VMgAh 45MF0 N M NO.2 SrtE NM /3 COISIRUm N AS. 5. xl-xrll eaxsnns ro M oxcxa+Ew a sno NILPEPIY es T1Sw11 xccrnuc ro sNo ww M roaeac Nsmwcuvr .s eecnonmem evaxc w w couessvl Ms _ or Lr ins NMss n rwo uv L>� PLANNING AND ZONING CERTIFICATE /IRXwEn n M RN+wrvG . x a or M. o 1g Cw . coionnoo on nus _ W �"� N�R7rt _�.cvP,TIoT_ r7�xLTjM CIGVA I �e-I Ad rrs llzijAhd it fF _ AAE6/E7t V ,4n/l , r.... J ph Activity A: ALL DEVELOPMENT CRITERIA. - ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the criterion applicable? Will the criterio be satisfied? If no, please explain a =a a Yes . No Al. COMMUNITY -WIDE CRITERIA 1.1 Solar Orientation ✓ ✓ 1.2 Comprehensive Plan ✓ ✓ 1.3 Wildlife Habitat 1.4 Mineral Deposit 1..5 Ecologically Sensitive Areas reserved reserved 1.6 Lands of Acricultural lmoortance 1.7 Enerav Conservation ✓ I I ✓ . 1.8 Air Quality I it/ I✓ 1.9 Water Qualitv ✓ I✓ 1.10 Sewace and Wastes ✓ ✓ 1.11 Water Conservation �✓ 1.12 Residential Densit ✓ A 2. NEIGHBORHOOD COMPATIBILITY CRITERIAI 2.1 Vehicular. Pedestrian, Bike Transoortation (✓ i ✓ 2.2 Buildino Placement and Orientation ✓ I I .� 2.3 Natural Features I I ✓ 2.4 Vehicular Circulation and Parking I ✓ ✓ 2.5 Emergency Access- _ J ✓ 2.6 Pedestrian Circulation ✓ 2.7 Architecture loll I ✓ 2.8 Building Height and Views ✓ 2.9 Shading ✓ ✓ 2.10 Solar Access 2.11 Historic Resources ✓ - - - 2.12 Setbacks ✓ ✓ 2.13 Landscape (✓ ✓ 2.14 Signs ✓ 2.15 Site Lighting J ✓ 2.16 Noise and Vibration ✓. ✓ 2.17 Glare or Heat ✓ / 2.18 Hazardous Materials A 3. ENGINEERING CRITERIA 3.1 Utility Capacity I V 3.2 Design Standards ✓ ✓ 3.3 Water Hazards 3.4 Geologic Hazards - Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised h 1994 -61- uc�5r