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HomeMy WebLinkAboutFAIRVIEW PUD PHASE FOUR AMENDED FINAL - 52 90A - CORRESPONDENCE - STAFF'S PROJECT COMMENTSCorn n. ,tity Planning and Environmenta, 6ervices Current Planning June 12, 1996 Mr. John Freeman Architecture One 150 East29th Street Loveland, CO 80537 Dear John: Staff has reviewed the request to amend Fairview P.U.D., Phase Four, (Potts Clubhouse) for an addition for a brewery operation. The following comments relate to land use, operations, _ aesthetics, and odors. I. Land Use 1. In general, Staff is concerned about a further intensification of a property that experiences heavy customer usage during peak times. The mixing of an industrial operation with food and beverage service adds a level of activity not presently found on the site. The site was designed for food and liquor service (and originally a laundromat) and was not laid out for an industrial operation. In fact, the P.U.D. was amended in 1991 to add a parking lot to accommodate a dining room expansion. The site is heavily used already. The proposed plans indicate that with two grain silos and five fermenting tanks, there is a ` tremendous amount of brewing capacity. In addition, —the Planning Objectives indicate that kegs will be made available for sale for off premise consumption.. This introduces a whole new aspect of activity for the site. Land use intensification -presents a problem which will require_ mitigation. II. Operations 2. It is not clear where. the spent grain will be stored. It is not clear how often the spent grain will be picked up. Will the spent.grain be stored indoors? Outdoors? Covered? Uncovered? If stored outdoors, what will be done to control odors? How is the spent grain handled for pick up? Is there a loading dock? The operation and handling of the spent grain must be addressed. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 FAX (970) 221-6378 TDD (970) 224-6002 '3. The Planning Objectives indicate that materials will be handled during the morning to avoid conflicts with the lunch and dinner hours. Please 'add a note to the plan stating this restriction. 4.. The Planning Objectives indicate that no new employees will be added. Casual observation at other brew pubs and breweries indicate that this statement cannot be true. It appears unrealistic to expect that with two silos and five fermenting. tanks that no new employees will be added. Please provide a more accurate assessment of the number of new -employees. Please indicate on the plan the location'of employee parking. 5: The Planning Objectives indicate that there is little or no. odor generated by the brewing . process. Again, this statement appears unrealistic given the amount of potential brewing capacity. A more accurate statement would be to indicate that there will be odor. and how . it will be mitigated with the appropriate modern brewing equipment, venting, filtering, or mechanical equipment. 6. There is a significant discrepancy between the site plan and the landscape plan. On the site plan, the area in front of the westerly silo is designated as a loading zone. On the landscape plan, this area is designated as handicap parking. Please resolve. 7. The loss of parking will require that more customers park in.the auxiliary lot. Please provide a sign near the front entrance, stating additional parking available in rear. 8. Staff questions the practicality of providing two parallel parking spaces at the front entrance. Generally speaking, parallel parking in a tight commercial parking. lot is not workable. When these spaces_ are filled, access to the front entry is blocked forcing customers to walk between parked cars or through a landscaped island. a If the area in front of the westerly silo is a handicap parking space, then it must be a parallel space. This would put the driver on the drive aisle side of parking lot access lane . that connects to Diamond Shamrock. The driver would then have to navigate through the drive aisle, then between the parked car to the east in order to gain access to the ramp. This is unacceptable and should be re -designed. Clearly, the front of the clubhouse needs work. This area should not feature parallel parking and should be considered. for pedestrian, bicycle, or landscaping amenities. 10. Please provide a bike rack. The rack should be permanently anchored to concrete and not interfere with pedestrian access. III. Aesthetics 11. Staff is concerned that the two grain silos represent an additional form that isnot found within the Fairview P.U.D. These silos dominate the north elevation and need to be mitigated. It is not clear from the plans if these are steel tanks or if there is a siding material that matches the building. What is the color of these silos? What is the material and color of the caps? Is'a cut -sheet available? Are photographs of existing tanks available from another operation? Other tanks have a supporting structure that is visible and these tanks appear to have a solid base. More information is needed. 12. The landscaping proposed to mitigate the tanks is inadequate. Solutions need to be explored to introduce additional vertical screening and more coniferous material. A lone Spirea in front of a 20 foot high tank is inadequate. Perhaps a 48 inch high decorative fence, made out of material to match the siding, should be considered. Other screening options should be investigated. 13. Is. there any newrooftop mechanical equipment associated with the brewery operation? If so, will it be visible from the north elevation? IV. Other Comments:, 14. The proposed grain storage buildings must comply with the building code requirements for size, location on property and fire -resistance of exterior walls. The milling and -grinding room is a hazardous occupancy (H-2) and must comply with the Uniform Building Code and Fire code requirements for such use. An automatic fire suppression system is required in the H-2 occupancy. 15. Please include the southerly overflow parking lot as part of the Site Plan. 16. Please indicate the surrounding land uses, and zoning, as part of the Site Plan. 17. Please provide dimensions for the building envelope and indicate the setback of the silos from property line. 18 Please enlarge the landscape notes and delete the note that refers to the City of Loveland development standards. 19. Please provide a legal description. 20. Please provide a brief (two or three sentences) description of the nature of the Amended P.U.D. under the heading "Planning Objectives." Be sure to include that there will be. no bottling operation associated with the brewery. 21. Please provide a title in the lower right corner that states this is an Amended P.U.D. of Fairview, Phase Four. 22. It may be a good idea to. separate the architectural elevations from the site and landscape plans and provide an additional sheet. More information can be provided with larger drawings. The interior floor plan is interesting but will not be a required document for recording purposes. This concludes Staff comments at this time. Please note the. following schedule for the July 22, 1996 Planning and Zoning Board meeting; Plan revisions (three sets) are due July 3, 1996. P.M.T.s, 10 prints, colored renderings are due July 15, 1996. As always, please feel free to. call our office to set up a meeting to discuss these comments in depth. Sincerely: