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HomeMy WebLinkAboutFORT COLLINS BREWERY - PDP - 32-08 - REPORTS - RECOMMENDATION/REPORTFort Collins Brewery Project Development Plan, #32-08 4b Planning and Zoning Board Hearing, November 20, 2008 Page 9 C. Transportation Level of Service -- Section 3.6.4 Both Lincoln and Lemay are currently classified as 4-lane arterials The Transportation Impact Study has been reviewed and evaluated by the Traffic Operations and Transportation Planning Departments. The project provides vehicular, pedestrian and bicycle facilities necessary to maintain the adopted transportation Level of Service standards as contained in Part II of the City of Fort Collins Multi -modal Transportation Level of Service Manual. The T.I.S. concludes that the future Level of Service at the key intersections will be acceptable. 4. Findings of FacVConclusion In evaluating the Fort Collins Brewery PDP, Staff makes the following findings of fact: A. The PDP contains permitted uses and complies with the applicable land development standards of the I —Industrial Zone District in accordance with Article Four of the Land Use Code. B. The PDP complies with the applicable General Development Standards of Article Three of the Land Use Code. C. The PDP complies with the applicable procedural and administrative requirements of Article Two of the Land Use Code. RECOMMENDATION: Staff recommends approval of the Fort Collins Brewery Project Development Plan # 32-08. ATTACHMENTS: Zoning exhibit Full sized plan set Special height review materials Statement of planning objectives Excerpts of Transportation Impact Study, dated August 2008 6 Fort Collins Brewery Projec Development Plan, #32-08 Planning and Zoning Board Hearing, November 20, 2008 Page 8 The height of Building 2 will contribute to some significant new shadow casting but with limited morning impacts to adjacent private property, all of which is industrial or commercial in nature. Most shading will happen internally and may cause some maintenance issues during snow storms or icy conditions, though the shadows do not overtake the parking lots until the afternoon, so presumably the pavement will have already been cleared. 5) Outdoor Storage Areas/Mechanical Equipment [Section 3.5.1 (1)]—All trash and recycling areas are at least 20 feet from public walks and are screened from view according to Section 3.2.5 of the Land Use Code. All HVAC equipment will be located on the roof and screened from view. 6) Mixed -use, Institutional and Commercial Building Standards [Section 3.5.3]—Convenience shopping centers and restaurants are the only uses proposed onsite that are required to comply with these standards. Building 2 contains the convenience shopping center and Building 1 contains the restaurant on the southwest corner. A single, dominant building mass has been avoided in Building 1, especially at the restaurant with articulated, smaller volumes at the pedestrian edge. Generous fenestration, heavy timber canopies covering outdoor seating and welcoming porticos finish the spaces and underscore their future community landmark status. Numerous changes in mass break up the volumes and are integrally related to entries, building structure and the organization of space. Ample balconies offer additional usable space and further break the larger volumes into human -scaled spaces. Even the east elevation and east part of the south elevation, which are not required to meet these standards have been enhanced with a trellis structure for ivy or perhaps a hops demonstration garden, which serves as a green backdrop for creative wall art signage that depicts the company's beer labels. The convenience shopping center also meets the standards of this section. Building 2 establishes a clear datum line across the top of the first floor. Bright colored panels add interest and break up otherwise monotonous facades. Brick masonry is used throughout for a high - quality appearance. Balconies are inset to add interest to the top floors. The proposed project contributes to the uniqueness of the Industrial zone district as described throughout this report and sets a higher bar for future residential and mixed -use projects in the area. Fort Collins Brewery Prol•Development Plan, #32-08 ' Planning and Zoning Board Hearing, November 20, 2008 Page 7 B. Building Standards — [Division 3.5] 1) Architectural Character, Building Size, Mass and Scale [Section 3.5 (B) and (C)]—The design of the project sets an enhanced standard of quality for future redevelopment projects in the area. The design responds thoughtfully to its context. The brewery is light industrial in function. The breweries in Fort Collins also contribute to a certain homegrown cultural community with a distinct image and character; this project skillfully finds its niche in this community with 'brewery style' architecture and a well -laid out site. The site is at the southeastern corner of the Industrial zone district, surrounded by residential or residentially -zoned properties and commercial properties. The proposed project reads very pedestrian - scaled with its larger volumes masked by smaller, brightly colored and well -articulated volumes at the street edge. Ample use of trellises, fenestration and panel screens enhance the facades of this building on the edge of the I Zone and elevate it from standard industrial to a community landmark and fitting front door to the industrial uses beyond. 2) Privacy Considerations [Section 3.5.1 (D)]—The residential units in this project are on the upper floors of the western building which allows them built in privacy. The property to the west is currently mini -storage which does not require privacy. Zones of semi -private and public have been established effectively in the outdoor courtyard areas of the project. The mixed -use nature of the site provides some natural settings for interaction among neighbors in a public space. 3) Building Materials [Section 3.5.1 (E)]—Both the materials and colors proposed blend well with existing materials and colors and set an enhanced standard for future redevelopment. Clear glass is used in all commercial storefront windows and residential fenestration. 4) Special Height Review [Section 3.5.1(G)] Building 2 is proposed to be over 40 feet in height and thus are subject to this section of the Land Use Code. The maximum non-residential height allowed in the [—Industrial Zone district is 4 stories, including buildings containing mixed -use dwelling units. Building 2's roof height is 52 feet. The criteria for preserving views, minimal shadows, privacy and neighborhood scale must be considered within the context of the site and balanced with other interests that the project promotes. Views of the foothills will be unavoidably altered with the increased density on this site. It is not anticipated that any single family homes will have substantially altered views from their property. The buildings define the street edge and direct the view down the street, better framing views of the foothills. bl Fort Collins Brewery Projec Development Plan, #32-08 Planning and Zoning Board Hearing, November 20, 2008 Page 6 d. Parking Lots [Section 3.2.2 (K)]: 1.) Residential Parking requirements: [Section 3.2.2(K)(1)(a)] An adequate number of parking spaces are provided to meet the residential parking standard as shown on the site plan parking breakdown. 2.) Non-residential parking requirements: [Section 3.2.2(K)(2)] Retail parking is limited by maximums. The maximum allowed for the uses and sizes proposed is 104 spaces. Eighty-six non- residential spaces are provided, meeting the standard. Some parking spaces are shown as long-term and some are shown as compact which is not allowed, so staff will work with the applicant to adjust dimensions of these spaces to meet the code in final plan review. 3.) Handicap Parking [Section 3.2.2(K)(5)1: The total number of parking spaces in the project is 96. Section 3.2.2(K)(5)(d) specifies that for this number, a minimum of 4 handicap accessible spaces must be provided. Five handicap parking spaces are provided. These spaces are located conveniently to the main entry doors of each of the buildings. 4.) Parking Space Dimensions: [Section 3.2.2.(L)] The parking dimensions indicated on the plans meet the minimum dimensions required. Many spaces are dimensioned for overhang into the paved and landscaped areas as allowed by Code. [Section 3.2.2 (L)] Where spaces overhang paved areas, the adjacent walk is at least 6 feet wide. e. Site Lighting [Section 3.2.4]—Proposed site lighting mostly meets our lighting standards. All of the specified light sources appear to be concealed, down -directional luminaires. Staff will work with the applicant in final plan review to confirm that the torchiere fixture complies with the standards. Staff will also work with the applicant to reduce the height of the fixtures so that they relate to human scale better and reduce glare. This may require some adjustments to the bulb wattage or even fixture type to maintain proper lighting levels. f. Trash and Recycling Enclosures [Section 3.2.5]—Trash enclosures have been sized appropriately to accommodate trash and recyclables. Trash enclosure elevations are consistent with the materials and colors proposed for the buildings. R Fort Collins Brewery Project Development Plan, #32-08 Planning and Zoning Board Hearing, November 20, 2008 Page 5 3) Access, Circulation and Parking [Section 3.2.2] a. Development Standards [Section 3.2.2 (C)]: 1.) Safety Considerations: [Section 3.2.2 (C)(1)]— Pedestrians, bicycles and vehicles are separated to a large extent in this project. Public sidewalks and walkways connect streets, parking lots and building entrances for a coordinated and functional pedestrian network throughout the site. The project will provide bike lanes on both Lincoln and Lemay in order to connect bicyclists to the bike network including on -street bike lanes and nearby regional dedicated bike trails. 2.) Curb cuts and ramps [Section 3.2.2 (C)(2)] Curb cuts and ramps are provided throughout the site. 3.) Site Amenities: [Section 3.2.2 (C)(3) and (4)] Bicycle parking provided exceeds the bike parking requirement by tenfold, in acknowledgement of the high bike traffic expected with these uses. Bike racks are conveniently located near all main entrances with ramps and walkways for clear and direct access to all entrances. 4.) Walkways: [Section 3.2.2(C)(5)] Walkways within this site directly and continuously connect pedestrian points of origin and destination. 5.) Transportation Impact Study., [Section 3.2.2(C)(8)] A Transportation Impact Study was performed and submitted with this proposal. Pertinent excerpts of the study are attached to this staff report. b. Access and Parking Lot Requirements [Section 3.2.2 (D)]: 1.) Pedestrian/Vehicle Separation [Section3.2.2.(D)(1)] Pedestrians and vehicles are separated to the maximum extent feasible on this infill and redevelopment site. An excellent network of walkways allows safe and convenient access to all entries and to the street sidewalk. 2.) Access: [Section 3.2.2.(D)(2)] All off-street parking spaces have unobstructed access to and from public streets. All off-street parking is contained onsite. c. Parking Lot Layout [Section 3.2.2 (E)-(J)]: The parking lot is designed with clear and logical circulation routes for vehicles, trucks, and also for bicycles and pedestrians. All landscaped islands are defined with curbs. The applicant submitted a variance request to the required parking setbacks which was approved by the City's Traffic Engineer on November 3, 2008. 5 J Fort Collins Brewery Project Development Plan, #32-08 Planning and Zoning Board Hearing, November 20, 2008 Page 4 decisions are made. A 35-foot landscaped setback is provided on the Lemay frontage, exceeding the minimum standard. A 20- to 40-foot setback is provided on the Lincoln Avenue frontage, which meets the code. The buildings exceed the Industrial Zone District standards and mostly meet the general building standards of Division 3, even though this is not required. The truck docks are tucked into the building in the most interior location possible. The loading dock is screened from public streets by the building itself. There is no outdoor storage. 3. Compliance with Applicable General Development Standards A. Site Planning and Design Standards [Division 3.2] 1) Landscaping and Tree Protection: [Section 3.2.1]—There are no existing trees on the site. The Project Development Plan provides full tree stocking and street trees throughout the project where feasible in order to form at least a partial urban canopy. There are some overhead power lines along the Lemay frontage which prevent the use of canopy shade trees but these areas are planted with suitable ornamental trees per code. A bus pullout is shown in the Landscape Plan but not on the interim or ultimate site plan. Staff will work with the applicant and Transfort planner in final plan review to clarify what type of bus stop will be required. If a pullout is not required, staff will require a canopy street tree along that section of the Lincoln frontage to satisfy the standard. Street trees are shown to be 30 to 40 feet apart on center in landscaped parkways. 2) Landscape standards: All non -paved areas of the site plan are acceptable landscaped areas including turf, shrubs, ornamental trees, flower beds and foundation plantings, including vine trellises on the east fagade. Screening of parked cars from the property to the north will be achieved with a dense planting of trees and mixed plantings of shrubs and ornamental trees. Parking lots are sufficiently landscaped. Landscaped islands are provided at least every 15 parking spaces. Standard plan notes have been included on the landscape plan to cover landscape materials, maintenance and replacement. Staff will review these notes in final plan review to ensure that they are complete and accurate. Appropriate separation distances from traffic signals, City street lights, underground and overhead utility lines have been provided. Staff will continue to work with the applicant on these separations as plans finalize. Appropriate sight distances have been maintained at all intersections for safety. M Fort Collins Brewery Project Development Plan, #32-08 Planning and Zoning Board Hearing, November 20, 2008 Page 3 While these Districts will be linked to the city's transportation system for multiple modes of travel, some may emphasize efficient commercial trucking and rail traffic as needed. Industrial and manufacturing processes used in this District may, by necessity, be characteristically incompatible with residential uses. " The proposed project is located on the edge of the Industrial Zone District across from parcels zoned MMN, C and CCR, all of which have, are approved for or are zoned to be primarily multi -family residential. This site is proposed to be primarily light industrial with some convenience retail and residential. The project's close proximity to the other brewers and downtown as well as the Poudre bike trail makes it a convenient and logical location for such a development. The project will set the bar for high quality future redevelopment in the area. B. Permitted Land Uses: [Section 4.28 (B)] The proposed land uses are light industrial (the brewery and associated offices), restaurant and convenience shopping center with mixed -use dwellings, all of which are permitted in this zone district, mostly as Type I (Administrative) uses. The project was reviewed as a Type II (Planning and Zoning Board) project because restaurants and convenience shopping centers are Type II uses. C. Land Use Standards: [Section 4.28 (D)] Dimensional Standards: The proposed buildings meet the height requirements. The brewery building is one story. The mixed -use building is proposed to be 4 stories. The structures are both less than 50,OOOsf. D. Development Standards: [Section 4.28(E)] 1) Building Design: [Section 4.28(E)(2)] Only the restaurant and convenience shopping center must comply with the building standards contained in Section 3.5.3. These standards are addressed in the next section below. Buildings are sited to abut the landscaped areas along both street frontages in a well -designed and well -articulated manner. There are no blank walls on the street frontages. Color shades are earth -toned with some brighter accent colors. None of the proposed colors are white, bright, or reflective. 2) Site Design: [Section 4.28(E)(3)] All light industrial and commercial activities will take place inside. Lemay is classified as a 4-lane arterial; Lincoln is also classified as a 4-lane arterial at this time, though this may be altered per the traffic engineer to accommodate existing conditions along this stretch of Lincoln. Staff will continue to coordinate with the applicant during final plan review as these 3 Fort Collins Brewery Protect Development Plan, #32-08 J Planning and Zoning Board Hearing, November 20, 2008 Page 2 COMMENTS I. Background The surrounding zoning and land uses are as follows: N: I —Industrial, existing industrial light manufacturing businesses (millwork, auto conversions, mechanical systems, graphics, wood floor suppliers, small animal vet clinics, etc) with a recently approved church (Mountain Vista Church) beyond; E: MMN-Medium-density Mixed -use Neighborhood District, existing bank (Bank of Colorado) with vacant land (approved for a mixed -use development on 14.44 acres called Lincoln Park that will contain 107 dwelling units and 42,782 square feet of commercial space) beyond; SE: C—Commercial, existing multi -family residences (Buffalo Run) with existing retail (Walmart, Home Depot) beyond; S: CCR—Community Commercial — Poudre River District, existing privately owned golf course (Link N' Greens); W: I —Industrial, existing ministorage with existing automotive uses beyond. This site was originally platted as a part of the North Lemay Subdivision, intended as an industrial park. Many parcels in this plat were constructed as industrial uses. This parcel is at the corner of two arterials, Lemay and Lincoln and at the edge of the (— Industrial Zone. The existing Next Media billboard sign ground lease will expire and not be renewed prior to the commencement of construction on this site. A neighborhood meeting was held on August 19th, 2008 by former City Planner Shelby Sommer at the nearby City of Fort Collins Streets facility. Only people associated with the developer, design team and owner attended. Therefore, no notes are attached. One email with questions about the development was received and answered by the project planner (attached). No other written or phoned comments from the public have been received by the planner on this project. The project has a sign posted, the hearing was noticed by mail to affected property owners and notice of the hearing was posted in the Coloradoan. 2. Compliance with Applicable I —Industrial Zone District Standards A. Purpose: The purpose of the Industrial District is as follows: "The Industrial District is intended to provide a location for a variety of work processes and workplaces such as manufacturing, warehousing and distributing, indoor and outdoor storage, and a wide range of commercial and industrial operations. The Industrial District also accommodates complementary and supporting uses such as convenience shopping, child care centers and housing. 4 i J F6rCity t_ of ons Planning & Zoning Board STAFF REPORT Item #: Meeting Date Staff: e PROJECT: Fort Collins Brewery Project Development Plan, #32-08 APPLICANT: Olexa Tkachenko Preview Architecture and Planning 204 Walnut Street, Suite A Fort Collins, CO 80526 OWNER: Tom Peters, President Out West Properties, LLC 1208NCR5 Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a request to develop a 2.6 acre site at the northwest corner of Lincoln and Lemay Avenues which is currently vacant land. Two buildings are proposed: one 30,000sf light -industrial brewery building with a restaurant and tasting room and one 31,500sf mixed -use building with 15,000sf of retail and office uses on the first two levels and 12 dwelling units above. The property is located within City limits and is zoned /— Industrial District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: Light industrial, restaurants, mixed -use dwellings, office and retail are all permitted uses in the I —Industrial District, subject to Type II review, including a Planning and Zoning Board Public hearing. This Project Development Plan complies with the applicable Administrative and General Development standards and the standards of the (— Industrial District.