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HomeMy WebLinkAboutODELL BREWING CO. EXPANSION - MAJOR AMEND./REPLAT - 21-08 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW22. A plat or replat will not be required but only so long as the improvements north of the existing platted lot line do not consist of a building. Response: A re -plat has been submitted to merge the two previous lots, vacate easements, and dedicate new easements. No buildings are proposed north of the plat boundary. A private access easement (by separate document) has been provided, along with a letter of intent from the land owner allowing the truck turnaround. 23. The normal Utility Plans, Development Agreement and Development Construction Permit will be required. Response: Acknowledged. 24. 1 have enclosed a copy of the Administrative Interpretation which allows for porous concrete to satisfy the paving requirements of Section 3.2.2(D)(3). Please contact Dana Leavitt, 221-6750 for further information. Response: Acknowledged. The design team has been working with the City and the LID committee for the use of pervious pavement in the proposed parking lot. The City/LID has agreed to cost sharing of the pervious pavement improvements. 25. Please provide a letter stating the company's recycling policy and processes as this should be sufficient to meet the requirements of 3.2.5 Trash and Recycling Encloses section of the Fort Collins Land Use Code (LUC). Response: See attached letter. 26. In addition to providing bike racks near the tap room entrance, you may want to consider adding bike racks around the detention pond to accommodate the number of bicyclists that visit the brewery on Saturdays and holidays. Response: Additional bike parking spaces have been provided exceeding the minimum requirements. 27. Fort Collins native plant material will be required to be planted within buffer zones. We would also like to encourage the applicant to consider planting native plant material for landscaping. Response: Acknowledged. Native plant material may be used in the detention pond area as well as the buffer zone. 28. We would like to encourage the applicant to consider contacting Gary Schroeder, 221-6395 to explore utilizing the City's Design Assistance Program to help design an energy efficient/sustainable building. Response: The design team has met with Gary Schroeder and is very interested in using integrated design to optimize the energy performance of this building. We will work with Gary to determine what design assistance is available to make this a more sustainable building. Responses to CRT Comments Page 5 of 5 foot driveway separation required for arterial streets. As shown, it is too close to Third Street, the east parking lot entrance, and driveways across the street. A variance to this Street Standard would be required. Such a variance must be supported by a Transportation Impact Study. The evaluation of the request is made by the Engineering Department and is not forwarded to the Hearing Officer. Response: A variance request letter has been provided by Northern Engineering, and a Transportation Memo has been provided by Delich and Associates. 16. The scope of the aforementioned T.I.S. should be determined by Traffic Operations Department. Please contact Word Stanford, 221-6820, for further information. Response: Delich and Associates has contacted Ward and met with the Traffic Operations Department to determine the scope of a T.I.S. Memo. 17. No new right-of-way is needed for Lincoln Avenue. But, as an arterial street, the applicant is required to provide the ultimate design of the fully improved roadway to ensure that improvements along the property's frontage will tie in with future improvements to the east and west. In particular, the vertical design is most important to make sure that there is positive drainage along the roadway. The extent of this design is 1,000 in both directions. Response: Since the ultimate section and alignment of Lincoln Avenue are unknown at this time, the Applicant proposes to incorporate a pro -rated design fee into the local street frontage escrow fund for Lincoln Avenue improvements. This approach is similar to what In -Situ did (no ultimate design, off -site 1,000LF, etc.), and will allow for a more comprehensive design in the future. 18. As the developer, Odell Brewing is required to improve the frontage along the Lincoln Avenue. Or, at the determination of the City Engineer, these improvements may be escrowed for future roadway improvements along Lincoln to be constructed in a more comprehensive manner than just the subject property's frontage. Response: In accordance with # 17 above, this expansion will not include the design or the construction of frontage improvements to Lincoln Avenue. Instead, the Applicant will escrow the local street portion, which has been estimated in the range of $111AF, or approximately $51,615. 19. Any discussion regarding diagonal or parallel parking along Lincoln Avenue would involve meeting with staff from Engineering, Transportation Planning and would follow the direction of the Downtown River District Plan. Response: Any further discussion regarding diagonal or parallel parking along Lincoln Avenue will involve appropriate City Staff in terms of the 'larger picture' and related overlay districts. 20. At the time of submittal for the Major Amendment, the applicant will be assessed the Transportation Development Review Fee. This fee is based on a formula. Please contact Randy Maizland, 221-6605 for an estimate of this fee. Response: A check for the Transportation Development Review Fee is included in this submittal. 21. New construction will be assessed two transportation related fees collected at the time of Building Permit issuance. First is the City's Street Oversizing Fee and second is Larimer County's Road Impact Fee. For an estimate of these fees, please contact Matt Baker in the City's Engineering Department at 221-6605. Response: Acknowledged. to CRT Comments Page 4 of 5 there is less than 1000 but more than 350 square feet of new imperviousness, a site grading plan is all that is required. Water quality treatment is also required as described in the Urban Storm Drainage Criteria Manual, Volume 3 — Best Management Practices (BMPs). Extended detention is the usual method selected for water quality treatment but all BMPs are encouraged and can reduce the water quality capture volume for extended detention. The Stormwater Utility is willing to work with the applicant on "experimental" BMPs and actually have the LID committee review and suggest BMPs to use on the site. There is a possibility that the Stormwater Utility would assist financially if there was a BMP that was more "experimental" in nature. The Utility is interested in assisting in the implementation of various BMPs to evaluate the effectiveness and maintenance required. The applicant needs to involve the Utility and the LID Committee early on in the design stage. Response: Acknowledged. Please see Drainage Plan and Report for detailed information. A revised drainage and erosion control report and construction plans are required and must be prepared by a Professional Engineer registered in Colorado. The design of this site must conform to the drainage basin design of the Dry Creek Master Drainage Plan as well the City's Design Criteria and Construction standards. Response: Acknowledged. 10. The city wide development fee is $4,420/acre ($0.1015/sq.ft.) for new impervious area over 350 sq.ft. No fee is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. Response: Acknowledged. 11. The site is in the Cache La Poudre 500-year floodplain now because the Oxbow levee took it out of the 100-year floodplain. The previous variances for the site related to Dryland Access and the floatable materials (delivery trucks) which are no longer needed because either the regulations changed (Dryland access no longer required) or the mapping changed and the regulation no longer applies (floatable materials). The only restriction in the 500-year floodplain is no life -safety and emergency response critical facilities. For further information, please contact Glen Schlueter, 221-6700. Response: Acknowledged. No life -safety or emergency response critical facilities are proposed. 12. Water/Wastewater comments: Existing mains: 16-inch water main in Lincoln, 8-inch sanitary sewer in Lincoln (East 1 /3 of site). There is an existing 2-inch domestic water service and a 6-inch fire line providing service to the building. Response: Acknowledged, 13. As a part of the expansion, provide a sampling/monitoring manhole on the sewer service for testing the strength of the process wastewater. Response: The ability to sample/monitor process wastewater will be provided with the new system designed by Stewart Environmental. 14. No change to the existing water service is planned at this time. For further information, please contact Roger Buffington, 221-6700. Response: Correct. 15. Lincoln Avenue is classified on the Master Street Plan as a four -lane arterial street. The proposed driveway that would serve the west parking lot does not meet the 460- Responses to CRT Comments Page 3 of 5 to 40-feet and to waive the use of six-foot high walls and/or fence to satisfy side lot parking lot screening. 4. A maximum number of .75 spaces per employee are allowed. This standard may be slightly increased to provide parking for shift overlap or other factors unique to the operation of the facility. Section 3.2.2(K)(3) allows for the number of spaces to be increased as an Alternative Compliance provision. In order to take advantage of this provision, and to allow an increase in parking on the west side for the tap room, please provide information regarding public usage of the tap room. Response: As the site plan delineates more parking than is allowed per the .75 spaces per employee maximum, the applicant would like to take advantage of the Alternative Compliance provision. In addition to employee parking there is a need to provide parking for public usage. The tap room has a 225 person capacity and is usually full on Thursday and Friday afternoon from 3-6pm. Typically, the tap room is full on Saturdays from 11 am-bpm on Saturdays. Odell Brewing Co. also sponsors charitable events at the brewery about twice a month with an average attendance of 75 people. 5. The parking lot should be screened from the west property line in a manner that may incorporate berming, landscaping, low screen walls or any combination of sufficient opacity to block at least 75% of the light from vehicle headlights [Section 3.2.1(E)(4)(b)]. Response: As noted in item #3, the Request for Modification addresses this requirement and proposes screening through the use of berming and dense landscaping. Additionally, several large evergreen trees on site are proposed to be transplanted for screening and will provide immediate year-round impact. 6. Electrical power is available along Lincoln Avenue. Presently, the building is served by a 150 kva transformer. For the addition, please provide a Commercial One ("C-1 ") Form and a One -Line Diagram, prepared by the electrical contractor, to determine if the existing transformer is adequate. Normal site and development charges will apply to the new construction. Be sure that the Major Amendment clearly delineates a phasing line between current and future improvements to the north so that Light and Power fees and charges are assessed accordingly. For further information, please contact Rob Irish at 221-6700. Response: A C-1 form and One -Line Diagram will be provided during the building permit phase. The only improvement proposed north of the property line is the truck turn -around, which is illustrated on the Site Plan. 7. In the Dry Creek basin, the two year historic release rate is 0.2 cfs/acre. There are issues with the capacity of the Lincoln channel which is the outfall for this site. Please contact Rex Burns (498-5721) at the Lorimer County Engineering Department for any requirements they may have. There are properties to the east that are flooded frequently so the County has required special release rates or delayed release into the channel. Any Low Impact Development (LID) measures used will lessen the impact on the Lincoln Channel. Response: The 0.2 cfs/acre release has been used in the calculations. In addition, the LID techniques (specifically, the infiltration component) will dramatically reduce the burden on the Lincoln Channel. 8. If there is an increase in imperviousness greater than 1000 square feet, onsite detention is required with a 2 year historic release rate for water quantity. Parking lot detention for water quantity is allowed as long as it is not deeper than one foot. If Responses to CRT Comments Page 2 of 5 Responses to CRT Comments Odell Brewing Co. Expansion ITEM: Odell Brewery Expansion — 800 East Lincoln Avenue MEETING DATE: May 12, 2008 APPLICANT: Odell Brewing Company, 800 East Lincoln Avenue, Fort Collins, CO 80524 c/o Mr. Bruce Hendee, B.H.A. Design, 1603 Oak Ridge Drive, Fort Collins, CO 80525. LAND USE DATA: Request to expand the brewery by adding approximately 20,000 to 25,000 square feet for all aspects of the brewing operation. This includes expansion of the fermentation tanks, cooler facilities, warehouse and offices. In addition, a new customer parking lot for approximately 78 spaces on the west side of the building is proposed to serve the new entry to the tap room. A new truck dock at the northwest corner of the expanded building would be provided. COMMENTS: The site is zoned I, Industrial. The brewery operation is considered light industrial which is permitted in the Industrial zone. The request would be processed as a Major Amendment. Since the new structure is less than 50,000 square feet in gross leasable area, it is subject to Administrative Review (Type One) review. Although a city - sponsored neighborhood information meeting is not required, contacting the surrounding property owners prior to the public hearing is recommended. Response: Acknowledged. As suggested, an informational meeting facilitated by BHA Design was conducted on June 18, 2008. An Overall Development Plan will be required. This O.D.P. can be submitted and reviewed concurrently with the Major Amendment. Response: Through a subsequent conversation with Ted Shepard, the applicant has on understanding that an alternative approach is available since the off -site improvements (parking & truck turn -around) to the north will be within a dedicated private access easement. Outside of the access easement, the Owner currently has only long-range plans for the use of the vacant lot to the north. 3. A minimum of 80 feet of buffer is required along the west property line. A Request for Modification to reduce this buffer may be submitted as a stand-alone application prior to consideration of the Major Amendment. As with the Major Amendment, the Modification will be forwarded to the Hearing Officer as an Administrative Review. Or, the Modification may be considered concurrently with the Major Amendment. Response: A Request for Modification has been submitted to the City and is currently under review. The Modification Letter includes a request to reduce the 80-foot buffer C%aNdEPTrIAL lIESP//U.rr Responses to CRT Comments Page 1 of 5