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Home My WebLink AboutNEW BELGIUM BREWERY, 2ND FILING - PDP / FDP - 1-95B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS4. In terms of building character, the presentation of the tanks relative to the public streets is such that only the upper portions of the tanks will be visible. The office and bewhouse is architecturally attractive and helps soften the appearance of the tanks. The transition from the articulated street side to the backdrop of the warehouse and proposed fermentation tanks located behind will reduce the impact of the height of the tanks and continue the relationship of the building to the street and adjacent properties. This relationship will be further enhanced with the aforementioned warehouse additions. 5. In terms of relative location, the area is industrial in character expected for an industrial district. 3. Development Standards: The request to add fermentation tanks has been reviewed by the criteria Division 4.23 (E) of the Industrial Zone. The request satisfies the applicable criteria. 4. Findings of Fact/Conclusion In review and consideration of this request, Staff makes the following findings of fact: A. The proposed fermentation tanks are allowed in the Light Industrial Zone District. B. The 50 foot height of the fermentation tanks satisfies the review criteria for buildings and structures over 40 feet as per Section 3.5.1 (M of the Land Use Code. C. The request satisfies the land use standards and development standards of the Industrial Zone District. RECOMMENDATION: Staff finds that the request for a Major Amendment to the New Belgium Brewery for 16 fermentation tanks is in compliance with the City's Land Use Code. Staff, therefore, recommends approval of New Belgium Brewery, Fermentation Tanks Expansion, 41-95A. A. Views Due to the tank farm location being 280 feet from Buckingham Street and behind the existing brewery, views through and around the site from the southeast are relatively unchanged from a structure that is 50 feet in height. B. Light and Shadow: No negative impacts or distribution of natural light are affecting the surrounding properties. The shadow analysis for December 21 st indicates that no areas outside the immediate development site, and the future expansion area owned by the applicant, are affected by shadows. C. Privacy: The tanks will not be occupied. Therefore, there are no privacy issues for adjacent properties. D. Neighborhood Scale: The site is located in an industrial area. There is no clear established scale for the immediate area due to the amount of vacant land. The only other industrial user in the vicinity is the City's Streets Facility. In terms of relative height, the average height of the surrounding development is 25 feet in the Buckingham residential neighborhood to the southeast and 25 feet in the employment area to the west. There are existing mature trees in the area that will help mitigate the height of the tanks. 2. In terms of the tanks relative length to mass, the ratio of height to length of the existing brewery is one to four and will increase as future expansion proceeds. 3. In terms of human scale, industrial buildings generally do not relate as well to human scale as other commercial buildings due to the functional needs of the industrial process. The existing building relates extremely well to the corner of Linden and Buckingham with a prominent entry for visitors and customers. Relative to the corner, the warehouse is located behind the customer entrance with the tanks located behind the warehouse. This logical progression allows the 50 foot height to be stepped up gradually rather than abruptly. In addition, the tanks will be enclosed on the east and west with future building additions planned for late 1997. ITEM NO. 160C'GiP�OVn/D T��O 9 MEETING DATE t'%_3'-C% r% - STAFF City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: New Belgium Brewery, Fermentation Tanks Expansion, Major Amendment, Administrative Review, #1-95A APPLICANT: Merle Haworth Neenan Company 2620 E. Prospect Road Fort Collins, CO. 80524 OWNER: New Belgium Brewery 500 Linden Street Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a request to amend the New Belgium Brewery to add 16 fermentation tanks to the north side of the existing brewery located at 500 Linden Street at the northeast corner of Linden Street and Buckingham Street. The tanks would exceed 40 feet in height. The site is zoned I, Industrial. COMMENTS: Land Use: The site is located in the I. Industrial Zone District. This zone allows breweries as a light industrial use as an Administrative Review. Fermentation tanks are considered accessory to a light industrial use since tanks are an integral component of the brewery process. The land use, therefore, is allowed in the I, Industrial Zone. 2. Land Use Standards: The request satisfies the applicable criteria with the exception of the height of the fermentation tanks exceeding a height of forty feet. The Land Use Code requires that all buildings or structures in excess of4O feet be subject to special review as outlined in Article Three, Division 5, (H) (1). The fermentation tanks, with associated catwalk, will measure 50 feet in height. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80E22-0`!() (970) 221-6730 PLANNING DEPARTMENT GV�T GREAT WESTERN CHEMICAL CO. 5700 N.W. Front Ave. Portland, Oregon 97210 (503)227-1616 SANICHEM ii LCA - 619 LIQUID CAUSTIC ADDITIVE DESCRIPTION: LCA - 619 is a concentrated liquid additive for use in caustic solutions. LCA - 619 is designed to supply wetting action, mineral sequestration, provide some anti -corrosion properties, and aid rinsability in the food processing industry. FEATURES AND BENEFTTS: RINSES FREELY - helps prevent caustic filming on equipment surfaces and allows faster rinsing of caustic solutions. POWERFUL WE PROPERTIES - provides penetrating action on soiled surfaces. CHELATED - sequesters and chelates troublesome minerals and metals. HEAT STABLE - for evaporators, H.T.S.T. units, fryers, blanchers, ultra high temperature equipment, etc. ECONOMICAL - mixes readily and is easy and economical to use. VERSATILE - can be added to build shipments of caustic or injected separately in an automatic CIP system. COLD TEMPERATURE STABILIZED - will not saltout at lower temperatures. TYPICAL PROPERTIES: Appearance ................. Clear, brown liquid Alkalinity as Na20 to pH 4.3 ..... 0.3% Causticity as Na2O to pH 8.3 ..... 0.0% Specific Gravity @ 20 °C 1.208 pH of (as is) Solution ..... 7.5 - 9.5 Density ................. 10.1lbs/gal Foaming Characteristics ..... Low RECOMMENDED USES: LCA - 619 is recommended for any application where caustic is used for cleaning. Recommended for cold and hot CIP pipelines, H.T.S.T. units, evaporators, brew kettles and kegs, cookers, fryers, blanchers, fillers, and general food processing equipment. Improves caustic performance on most food soils in varying water conditions. FIVE STAR AFFILIATES Five Star Products 6 Services LLC. Five Star Food Grade L.LC. Five Star Packaging 3 Equipment LLC. Five Star Corporation 'Suppliers of Specialty Cleaning Compounds 6 Equipment Since 1980• QUANTUM BENEFITS 1. Broad Spectrum of Bacterial Control 2. Low in Odor 3. No Rinse RequiredWhen Used at 200 ppm 4. Accepted by U.S.D.A. in all departments. DESCRIPTION 6731 East 50th Avenue Commerce City, CO 80022 (303) 287.0186 • (800) 631.MI Fax (303) 287-0391 QUANTUM is designed specifically for hospitals, food processing plants, dairies, restaurants, bars, animal quarters, kennels, and institutions where disinfection, sanitization and deororizations is of prime importance. QUANTUM will sanitize previously cleaned and rinsed non -porous food contact surfaces such as tanks, chopping blocks, counter tops, drinking glasses, and eating utensils. QUANTUM can also be used to sanitize previously cleaned food grade egg and egg product processing plants. PROPERTIES APPEARANCE ................................... CLEAR WATER WHITE ODOR ................................................ MILD TO SWEET pH of CONCENTRATE ............................................ 7 to 8 SPECIFIC GRAVITY...........................:..................0.994 GENERAL USE DIRECTIONS For most sanitizing applications use QUANTUM at I ounce per 4 gallons of water to produce, a 200 ppm solution. This solution does not require a potable water rinse. Follow label directions for variations in sanitizing procedures. QUANTUM is acceptable to the U.S. Department of Agriculture for use as a general cleaning agent in official meat, poultry, rabbit, and egg processing establishments. After use surfaces must be rinsed with potable water. The only exception is the 200 ppm solution. CAUTION: Can be harmful is swallowed. Can cause eye irritation. This product contains surfactants. For eye contact, flush thoroughly with cool running water for 15 minutes. Get medical attention. If swallowed drunk large amount of water or milk. Call a physician. Wash after use. DO NOT induce vomiting. The text above is given for information only. Five Star Products and Services makes no warranties, either expressed or implied, concerning the use of this product other than for the purpose indicated. page ACID No. 5 SPECIAL PROTECTION INFORMATION PROTECTIVE GLOVE: Recommended (rubber, PVC) EYE PROTECTION: Recommended (goggles, full face shield) RESPIRATORY: Not required normaly LOCAL EXAUST: Recommended ventilated area OTHER EQUIPMENTS Recommended to protect skin, use rubber boots, apron, and sleeve protectors REACTIVITY DATA INCOMPATIBLE MATERIALS: Alkalies, chlorinated products, soft metals, ammonia STABILITY: F'roduct is stable POLYMERIZATION: Will not occur DECOMPOSITION PRODUCTS: May give off phosphorous or nitrous oxide at high heat (fire conditions) SPILL OR LEAK PROCEDURES SPILL: Wearing saftey equipment dike the liquid and recover into drum, if possible. Neutralize residue with soda ash and flush to sewer if permitted. Waste product is an EPA Hazardous Waste (D002) due to corrosivity. Comply with all local, state, and federal regulations PREPARED BY: c EMERGENCY CONTACT:- CHEMTEC 800-42 -93!i� MATERIAL SAFETY DATA SHEET ACID CLEANER No. 6 FIVE STAR: CORPORATION PHONE: (801) 265-2468 P.0.PDX ?6488 MSDS DATE: 8/20/90 SALT LA)::E CITY, UT 84127 REPLACES: 12/05/85 IDENTIFICATION PRODUCT NAME: ACID CLEANER No. 5 COMPOSITION: MIXTURE OF PHOSPHORIC AND NITRIC ACIDS ------------------------------------------------------------ HAZARDOUS INGREDIENTS: % TLV LIMITS IN AIR Phosphoric Acid (CAS 7664-38-2) 8 1 mg/m3 (ACGIH) Nitric Acid (CAS 7697-37-2) 38 c^ ppm (ACGIH) PHYSICAL DATA APPEARANCE: Dark: Blue Liquid ODOR:: Acidic SOLUBILITY IN WATER: Complete SPECIFIC GRAVITY: 1.16 EVAPORATION FATE: I (water=1) BOILING POINT: 2.20 F VAPOR PRESSURE: 274 mm. Hg. pH of concentrate: 1.4 FIRE & EXPLOSION DATA FLAMMABLITY: Not flammable EXTINGUISHING MEDIA: Water, Carbon Dio:aide, Foam UNUSUAL FIRE AND May emit to.,ic fumes of nitrous or EXPLOSION HAZARDS: phosphorous oxide with high heat HEALTH HAZARD DATA EYE EFFECT: S)c: IN EFFECT: INGESTION: INHALATION: Corrosive to eye Corrosive to skin Corrosive to gastrointestinal tract Can cause irritation or burns EMERGENCY &< FIR:ST AID PROCEDURES EYE CONTACT: Flush with cool running water for at least 15 minutes. Get medical attention. S),IN CONTACT: Flush with cool water, if irritation develops get medical attention. INGESTION: If conscious, give several glasses of mills, water, egg whites, or gelatin solution. Get medical attention immediately. DO NOT induce vomiting. INHALATION: Get to fresh air. page 2 ACID No. 1 get medical attention. INGESTION: If conscious, give several glasses of milt;, water, egg whites, or gelatin solution. Get medical attention immediately. DO NOT induce vomiting. INHALATION: Get to fresh air. SPECIAL PROTECTION INFORMATION PROTECTIVE GLOVES: Recommended (rubber, PVC) EYE PROTECTION: Recommended (goggles, full face shield) RESPIRATORY: Not required normaly LOCAL EXAUST: Recommended OTHER EQUIPMENT: Recommended to protect skin, use rubber boots, apron, and sleeve protectors. REACTIVITY DATA INCOMPATIBLE MATERIALS: Alkalies, chlorinated products, soft metals, organic compounds STABILITY: Product is stable POLYMERIZATION: Will not occur DECOMPOSITION PRODUCTS: May give off phosphorous and nitrous oxide at high heat (fire conditions) SPILL AND DISPOSAL SPILL: Wear safety equipment. Dike the liquid, neutralize, and recover into drums. Flush the residue to the. sewer with large amounts of water. Flush small spills to the sewer with large amounts of water. DISPOSAL: Material collected in drums is an EPA hazardous waste (D002) corrosive. Dispose of it in an EPA approved facility. Comply with all federal, state, and local regulations. PREPARED BY: jo_A Emergency contact: INFOTEC 1-800-535-5053 MATERIAL SAFETY DATA SHEET ACID CLEANER No. 1 FIVE STAR CORPORATION PHONE: (303) 287-0186 6731 EAST 50TH AVENUE MSDS DATE: 04/10/92 COMMERCE CITY, CO 80022 REPLACES: 08/10/90 IDENTIFICATION PRODUCT NAME: ACID CLEANER NO. 1 COMPOSITION: MIXTURE OF PHOSPHORIC AND NITRIC ACID ----------------------=----------------------------------- This product requires submission of an anual.report on the release of toxic chemicals that appear in 40 CFR 372 (for SARA 313). Components present in this product at a level which could require reporting under the statute are: ------------------------------------------------------------ HAZARDOUS INGREDIENTS: % TLV LIMITS IN AIR Phosphoric Acid (CAS 7664-38-2) 30 1 mg/m3 (ACGIH) Nitric Acid (CAS 7697-37-2) 30 2ppm (ACGIH) PHYSICAL DATA APPEARANCE: Dart,. Blue Liquid ODOR: Acidic SOLUBILITY IN WATER: Complete SPECIFIC GRAVITY: 1.2- EVAPORATION RATE: 1 (water=I) BOILING POINT: 213 F VAPOR PRESSURE: 24 mm. Hg. pH of CONCENTRATE: 1.2 FIRE & EXPLOSION DATA FLAMMABILITY: EXTINGUISHING MEDIA: UNUSUAL FIRE AND EXPLOSION HAZARDS: EYE EFFECT: SKIN EFFECT: INGESTION: INHALATION: Not flammable Water, Carbon Dioxide, Foam May emit toxic fumes of nitrous phosphorous oxide with high heat HEALTH HAZARD DATA Corrosive to eye Corrosive to skin Corrosive to gastrointestinal tract Can cause irritation or burns EMERGENCY & FIRST AID PROCEDURES EYE CONTACT: Flush with cool running water for at minutes. Get medical attention. SKIN CONTACT: Flush with cool water, if irritation least 15 develops, ., COMPLIANCE STAR SUPER CIP is acceptable to the U. S. Department of Agriculture for use in official meat, poultry, rabbit, and egg processing establishments. After use, surfaces must be rinsed with potable water. AFETY WARNING: Can cause burns to skin and eyes. Harmful or fatal if swallowed. Contains Caustic Soda and Sodium Dichloro-s-Triezinetrone. Avoid contact with skin and eyes. DO NOT get on clothing. Avoid breathing dust. Use a respirator when handling. DO NOT take internally. DO NOT mix with acid or a violent reaction may occur forming Chlorine Gas. FIVE STAR AFFILIATES Five Star Products 3 Services LLC. Five Star Food Grade L.L.C. Five Star Packaging & Equipment LLC. Five Star Corporation 'Suppliers of Specialty Cleaning Compounds d Equipment Since 1980" STAR SUPER CIP FITS 1. Highly Concentrated Chlorinated Caustic Cleaner 2. Effectively Removes protein Staining 3. Low Foaming Surfactant for Quick Soil Penetration 4. U.S.D.A. accepted in all areas. 6731 East 50th Avenue Commerce City, Co 80022 (303) 287-0186 • (8o0) 631.8601 Fax (303) 287.0391 STAR SUPER CIP is a highly chlorinated caustic cleaner for the food and dairy industries. It is resigned to be a low foaming CIP cleaner that will effectively remove protein soils as will as dairy fats at low concentrations. The amount of chlorine in this product will control the bluing found on stainless steel after heat processsing of protein based products. APPEARANCE .................................... WHITE GRANULAR ODOR ..........................................CHLORINE TYPICAL FOAM........................................................LOW % AVAILABLE CHLORINE ............................. 1.75 M1NIlvfUM TOTAL ALKALINITY .................................. 30.0 MIND" I GENER,4L USE DIRECTIONS Immediately after processing rinse all equipment thoroughly. Make up a CIP solution at a rate of 1 pound of STAR SUPER CIP per every 15 - 30 gallons of water. The concentration will depend on the soil type and the load amount in the equipment. Circulate at normal CIP temperatures. Page 3 STA12 SAN SPECIALINfORNIATION STORAGE PRECAUTIONS: Corrosive liquid. Do not store near heat or open flame. Avoid contaminations of food or feedstuffs. Keep container closed when not in use. Do not store below 0 ° F or above 100 ° F for extended periods. DISPOSAL: Do not reuse containers. Triple rinse, puncture and dispose of containers in a sanitary landfill or by incineration. Wastes resulting from use of this product may be disposed of on site or at an approved waste disposal facility. facility. Prepared by: FiM I-HGENCY TELEPiIONE: INFOTRAC 800-535-5053 MATERIAL SAFETY DATA SHEET FIVE STAR AFFILIATES, INC. PHONE: 303-287-0186 6731 E. 50TH AVENUE MSDS DATE:7-1-92 COMMERCE CITY, CO. 80022 REPLACES:I1-13-90 IDENTIFICATION PRODUCT NAME: STAR SAN COMPOSITION: Solution of Phosphoric Acid and Dodecylbenzene sulfonic acid. IIAZARDOUS INGREDIENTS: % ACG1H TLV Phosphoric Acid 50.0 1 mg/ In Dodecylbenzene Sulfonic Acid 15.0 N/A (Other compositional information is considered a trade secret). PHYSICAL DATA APPEARANCE: Greenish to amber liquid SOLUBILITY IN WATER: Complete ODOR: Alcohol SPECIFIC GRAVITY: 1.32 @ 60 °F FIRE AND EXPLOSION DATA FLAMMABLITY: Flammable FLASH POINT: 133 F (T.C.C.) EXTINGUISHING MEDIA: Water or Carbon Dioxide UNUSUAL FIRE & EXPLOSION HAZARDS: Moderate explosion hazard if exposed to heat and flames. May emit toxic fumes of sulfur oxides and phosphorous oxide with high heat. HEALTH HAZARD DATA CORROSIVE LIQUID: Causes eye and skin damage. Harmful if swallowed. PIUMARY ROUTE OF ENTRY: Accidental ingestion. EFFECTS OF OVEREXPOSURE: Eye and lung irritation, may be fatal due to burns to the gastrointestinal tract. MATERIAL SAFETY DATA SHEET FIVE STAR AFFILIATES, INC. 6731 E. 50TH AVENUE COMMERCE CITY, CO. 90022 IDENTIFICATION PRODUCT NAME: LIQUID CIRCULATION CLEANER #I COMPOSITION: CAUSTIC SODA AND CHELATORS PHONE: 303-287-0186 MSDS DATE: 2-20-92 REPLACES: 11-13-90 This product requires submission of an annual report on the release of toxic chemicals that appear in 40 CFR 372 (for SARA 313). Components present in this product at a level wich could require reporting under the statute are: HAZARDOUS INGREDIENTS: Caustic Soda (CAS 1310-73-2) PHYSICAL DATA APPEARANCE: Light Amber liquid SOLUBILITY IN WATER: Complete EVAPORATION RATE: 1 (water-1) VAPOR PRESSURE: 24 mg.Hg. % TLV LIMIT IN AIR 44 2 mg/m3 (ACGH3) 2 mg/m3 (OSHA) ODOR: Odorless SPECIFIC GRAVITY: 1.49 BOILING POINT: 220 OF. pH CONCENTRATE: 13.3 FIRE AND EXPLOSION DATA FLAMMABILITY: Not flammable EXTINGUISHING MEDIA: Water, Carbon Dioxide, Foam UNUSUAL FIRE AND EXPLOSION HAZARDS: None HEALTH HAZARD DATA EYE EFFECT: Severe burns, can cause permanent damage or blindness. SKIN EFFECT: Severe burns, corrosive. INGESTION: Can cause severe burns to gastrointestinal tract which could result in death. ORAL: LD50 rat = 140-340 mg/Kg. DERMAL: LD50 rat = 1350 mg/Kg. PRODUCTNAME.LCA-619 ` - PAGE 3 of a CHRONIC EXPOSURE EFFECT Repeated exposure may lead to'dermatitis; otherwise. same as for overexposure. V. REACTIVITY DATA ... .. STABILMY 001 i ays TO AVOID None UNSTABLE STABLE X INCOMPATIBIUTY (materials to avoid) Strong oxidizers HAZARDOUS DECOMPOSMON PRODUCTS When heated to decomposition, it emits toxic oxides of carbon, phosphorus and sodium. HAZARDOUS POLYMERIZATION CONDITIO7SN TO AN one MAY OCCUR WILL NOT OCCUR X A SPILL OR LEAK PROCEDURES STEPS TO BE TAKEN IF MATERIAL IS Contain spilled liquid. P q (For small spills, add dry material to RELEASED OR SPILLED contain.) Wearing recommended protective equipment, remove bulk of liquid. Add dry material to absorb remaining liquid; pick up and containerize for recovery or disposal. Flush area with water to remove residues. WASTE DISPOSAL METHOD This product, if disposed as shipped, is not a hazardous waste as specified in 40 CFR 261. Consult state or local officials for proper disposal method. When empty, thoroughly rinse container with water before disposal, return to manufacturer, or any other industrial use. GREAT WESTERN CHEMICAL CO. 5700 N.W. Front Ave. Portland, Oregon (503)227-1616 SANICHEM roduct Information Bi LCA - 619 97210 LIQUID CAUSTIC ADDITIVE DESCRIPTION: LCA - 619 is a concentrated liquid additive for use in caustic solutions. LCA - 619 is designed to supply wetting action, mineral sequestration, provide some anti -corrosion properties, and aid rinsability in the food processing industry. FEATURES AND BENEFITS: RINSES FREELY - helps prevent caustic filming on equipment surfaces and allows faster rinsing of caustic solutions. POWERFUL WETTING PROPERTIES - provides penetrating action on soiled surfaces. CHELATED - sequesters and chelates troublesome minerals and metals. HEAT STABLE - for evaporators, H.T.S.T. units, fryers, blanchers, ultra high temperature equipment, etc. ECONOMICAL - mixes readily and is easy and economical,.to use. VERSATILE - can be added to build shipments of caustic or injected separately in an automatic CIP system. COLD TEMPERATURE STABILIZED - will not salt out at lower temperatures. TYPICAL PROPERTIES: Appearance ................. Clear, brown liquid Alkalinity as Na20 to pH 4.3 ..... 0.3% Causticity as Na20 to pH 8.3 ..... 0.0% Specific Gravity @ 20 °C ..... 1.208 PH of (as is) Solution ..... 7.5 - 9.5 Density ................. 10.1lbs/gal Foaming Characteristics Low RECOMMENDED USES: LCA - 619 is recommended for any application where caustic is used for cleaning. Recommended for cold and hot CIP pipelines, H.T.S.T. units, evaporators, brew kettles and kegs, cookers, flyers, blanchers, fillers, and general food processing equipment. Improves caustic performance on most food soils in varying water conditions. t, �� 7 t L r((j'r ( �T r�;��-�/�{-t-gy'J�� /}.��() (�j,'/o^•Y 77 /x 1 d %,l l.[C, 5700 N'.W. Front Ave. Poriiand, Oregon 97210 (503) 227-1616 5"ro't..uct trio§.om2S don Buh98[{�°l'.ifin D-ESJC P,I!t.'.11ON: .LCA -• 61.9 '.s a concentmted il(lU.ld 'additl`!e iim 11.`.;C: in cau:)t1C µ011lt;(i:l:i...Lt-f�. 619 18 dtisig,ned to supply wetting action, rnirleral soque.stratiou, provide some anti -corrosion properties, and aid hnsabil_ity in the food pro::essin3 industry. A:i'T::f IiUnl Y'ri'S: K .r. I s (4; �l 1 NS-[' S ,7110 J�1 l 1. 1: e `?sfio , i} j ` t equipment3 c'.s 1 : lto i c`I-i- i-...:,.,. - t.te..JS I' vcI t Cn u.. ;7;7i'k._J C:t. `I.ilfa c and altows f8.,�„t ri i Utg of cats; tic solutions. IT)T '\T lPC( 5-1 .. nn r " � e r ..IiIIL 1...1.i +G 1,: _4_I'il iJ ,7� des ;. riet ating acL,.nn i a ; ii. d u_#aces. , {,:I-1_El: A'I•I_D - s.questers and chelates trouble—ome iinerals a, d metals. HEX! STA -f ,3 - for evaporators, I-I.'T.S.T. units, .fryers, blanchers, ultra Iigh temperature equipment, etc. ?CONONlICt;I, -• nixes readily .and is easy and economical to use. VERSATILE - can be added to build shipments of caustic or injected separately in an automatic C'M system. COLD TE-NIPERA"I"URE ST.AI3II,--=D -- will not salt out at lower temperatures TYPICAL PROY'I:I -UES: Appearance ................. Clear, brown liquid Alkalinity as Ni a? O to pI% 4.3 ..... 0. % Caustici.ty as N«20 to pN 3.3 ..... 0.0' % Specific; Gravity n ,20 °C ..... 1.2.08 pH of (as is) :volution ..... 7.5 9 Density ................. 410.11bs/;ail Foaming, Characteristics ..... -1'Ov/ for any ap(:licario:i %11t;r';', causal(: Is usect for c emin c. , 1 l _ t inc I' • < ., r,•'ter.• .0 c �0'' 'Clti L1...C1 IP.�t C12 _�!-.I�C;1 ...�1�.�.'S.�. anc ... i, a�C..`.7:, )1J :r.J. nlancl:ers, Hllw ry iaYi"101PS C'tf',t:CoT_t I7nost !U •nr, � r,:.'Cr "C;i!.I..•l+R. yt ":nij 3TA , lk Archistruction" July 8, 1997 Ted Sheppard Planner City of Fort Collins 281 North College Avenue Fort Collins, CO 80522-0580 Fort Collins P.O. Box 2127 (80522) 2620 E. Prospect Rd. Suite 100 Ft. Collins, CO 80525 (970)493-8747 (970) 493-5869 FAX Re: New Belgium Brewery Hazardous Materials Analysis Dear Ted: Denver Eighteenth Street Atrium 1621 18th Street, Suite 250 Denver, CO 80202 (303)296-0383 (303)296-0382 FAX Colorado Springs P.O. Box 1478 Colorado Springs, CO 80901-0182 (719)633-4713 I have attached MSDS sheets for all hazardous materials used at New Belgium Brewery. All products listed are used for cleaning and sterilization in the food products industry and are used in diluted quantities. Sincerel K. Merl Haworth Architect KMH/pi enc. Multimodal Transportation Level of Service Manual LOS Standards for Development Review - Bicycle Figure 7. Bicycle LOS Worksheet level of service - connectivity nusnun actual proposed base connectivity: C specific connections to priority sites: description of applicable destination area within 1,320' including address gvCC1AUr,(4Am i sr T �rE2Sls'GY ON P0ObPG 2Afr_ destination area classification (see text) �C-5 toeA)rl AC �11Ct PACtr-I C p. 20 City of tort Collins Transportation Master Plan Multimodal Transportation Level of Service Manual P. 18 LOS Standards for Development Review - Pedestrian Figure 6. Pedestrian LOS Worksheet project location classification: IJCL<) BGL(; (UAi 82et()Gey(enterasmany asapply) El a 0 541 description of applicable destination area within 1,32(r including address e u -rc �ufE/2S&C�,f o"J destination area classification (see text) !ie/�N>tT level of service (minimum based on project location classification) Nrwyner� Fly] ;mr iNerm S am.:a& F-w n*i n m E1 13 e C /3 actual A A A A proposed A A A mo iin n actual proposed nwinaon actual proposed City of Fort Collins Transportation Master Plan APPENDIX A Land Use Table 1 Trip Generation Daily Trips New Belgium Brewery 166 existing - 55 employees (Rate) (3.02) A.M. Peak P.M. Peak Trips Trips Trips Trips in out in out 20 4 3 20 (0.365) (0.075) (0.050) (0.370) Table 2 Trip Generation Daily Land Use Trips New Belgium Brewery 272 future - 90 employees (Rate) (3.02) A.M. Peak P.M. Peak Trips Trips Trips Trips in out in out 33 7 5 33 (0.365) (0.075) (0.050) (0.370) Both Linden Street and Buckingham Street are designated as two-lane collector streets on the "Fort Collins Master Street Plan." Linden Center Drive is a local street that serves commercial/light industrial/storage uses adjacent to it. It is a loop street, intersecting with Linden across from Buckingham on the south and the north property line of the brewery on the north. Linden Street terminates at Vine Drive on the north and enters "Old Town" on the south. It is posted at 30 mph. Buckingham Street connects Linden Street and Lemay Avenue. It is posted at 30 mph. Current Transfort Route 8 serves this site. Route 8 is a loop route that goes northbound on Linden Street, past the New Belgium Brewery. Service is at 30 minute headways. There is a Transfort stop on the west side of the brewery between Buckingham Street and the Linden Street access. Route 8 serves downtown Fort Collins, where transit patrons can transfer to other routes. This site is/will be within a half mile of existing and future Transfort routes. By definition, the travel time factor will be 2.0 times the auto travel time and the load factor will be 1.0. Unless the City reduces transit service, the transit level of service will be acceptable. There are currently sidewalks adjacent to the site. These will be extended per City street standards as the site continues to develop. This site is not in or within 1320 feet of the pedestrian district, nor is it in or within 1320 feet of an activity corridor or activity center. There are gaps in the sidewalk system beyond the land controlled by this land owner. This particular use will not likely have frequent pedestrian activity. The Pedestrian LOS Worksheet is provided in Appendix A. The primary pedestrian destination will be a transit corridor/ route. The current level of service to this existing transit route is in category A. There are some residential areas to the southeast of the site. While this residential area can meet the directness criteria, the lack of off -site pedestrian facilities will cause the level of service criteria not to be met. This cannot be expected to be remedied by this particular land use. It is an existing condition and should be remedied by the City. The probability of an employee of this use living in this adjacent residential area is extremely small. There are designated bike routes and bike lanes on both Buckingham Street and Linden Street. The "Poudre Trail" is located approximately 800 feet southwest of the site. The Bicycle LOS Worksheet is provided in Appendix A. Two potential destinations are listed. Both of these have excellent connectivity to the site. Other areas of the City can be accessed via adjacent and nearby bike facilities. In addition to meeting the bicycle level of service criteria, the New Belgium Brewery provides on -site bike racks for employees and visitors. It is concluded that expansion of the New Belgium Brewery will meet all applicable transportation level of service criteria. MEMORANDUM M LO o CO v C) TO: Merl Haworth, Neenan 0 6 Bruce Hendee, BHA Design CD Tricia Kroetch, JR Engineering 0 o Eric Bracke, Fort Collins Traffic Engineer �j rn Fort Collins Planning Department 0 li FROM: Matt Del ich1� z W DATE: July 9, 1997 0 J C-0 SUBJECT: New Belgium Brewery Transportation Impact Study > N (File: 9743MEM1) Cl ❑ rn cD Wo This memorandum constitutes the transportation impact = rn study for the expansion of the New Belgium Brewery. It is W located in the northeast quadrant of the Linden/Buckingham/ w o Linden Center intersection. The scope of this transportation a a impact study was discussed with Eric Bracke. The focus of N this study consists of analyzing trip generation and N addressing the non -motor vehicle level of service near the New Belgium Brewery. The existing brewery has 27,800 square feet of floor space. There are 55 employees. This use is considered to be light industrial. There are no pub facilities at this site. There is minimal retail activity related to this product and souvenir shirt sales. The brewery is expected to be expanded over a 2 to 5 year period. The purpose of the expansion is to produce more beer. Much of the expansion is devoted to increased production and storage of ingredients. Over the Uj phased expansion program, the area of this facility will Q. a increase by 41,225 square feet plus additional tanks. The ¢ future employment is forecasted to be 90. While the building = z area will more than double, the employment will only Vexperience z a' 64 percent increase. The more appropriate variable in determining trip generation is employment at a .J Uj small facility such as the New Belgium Brewery. Table 1 shows W z o the calculated trip generation from the existing facility. Q FPeak hour trip generation is calculated to be 24 trip ends in o the morning peak hour and 23 trip ends in the afternoon peak 7 y hour. Based upon casual observation, the operation at the Z a Linden/Buckingham/Linden Center intersection, as well as, the 5 � site access intersections is acceptable. Table 2 shows the W calculated trip generation for the expanded New Belgium _ Brewery. The forecasted trip generation is 40 trip ends in U.the morning and 38 trip ends in the afternoon. This increase in vehicle trips will probably not be noticeable on the area Q streets. All of the key intersections will continue to operate acceptably. Statement of Planning Objectives I. The project falls within the I District of City Plan. The proposed use within this plan are an expansion of an already existing use and consistent with this zone district. No new uses are proposed. The project expansion will be completed in three phases. The exact timing of the phases will depend on market conditions but are anticipated to be within the next few years. Phase one will be initiated as soon as approval is obtained through the City. A landscape phasing plan has been prepared to illustrate the relationship between landscape installation and construction of each of the three phases. A broad landscape buffer will be provided between Buckingham Street, Linden Street and associated parking areas and buildings. Along Buckingham Street a detention pond will provide a landscape area between the street and warehouse/service loading areas. Adjacent to Linden Street, a broad bermed landscape setback will allow for ample buffering. Circulation is divided into two basic components. The first is visitor parking which is existing. The second will be expanded employee parking. The employee parking will generally fall on the north areas of the site and will be adjacent to an existing drainage ditch and a service drive that accesses a City facility. Road improvements will be phased to correspond with individual building construction phases. 4. The only existing wetlands on the site occur adjacent to an irrigation ditch that will not be affected as part of this design. Existing lime tailings are not located on this site and will not be disturbed as part of this project. 5. The New Belgium Brewing Company currently employs 55 employees. At the completion of phase three expansion the number of employees will rise to ninety. New Belgium currently runs one shift and it is anticipated that this will continue for the proposed expansion. 6. Phasing is illustrated based on a logical sequence of growth that allows for adequate brewing, fermentation, warehousing, and distribution of New Belgium products. There are no known conflicts between adjacent land uses, or wetlands that will be affected as part of this project. LEGAL DESCRIPTION A TRACT OF LAND LOCATED IN THE NORTHWEST ONE -QUARTER OF SECTION 12, TOWNSHIP l NORTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN, CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BASIS OF BEARINGS: THE EAST LINE OF THE NORTHEAST ONE -QUARTER OF THE NORTHWEST ONE -QUARTER OF SECTION 12, TOWNSHIP 1 NORTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN, BEING MONUMENTED AT THE NORTH ONE -QUARTER BY A 3 1/8' BRASS CAP STAMPED 'NORTH ONE -QUARTER SI,5I2,TlN,R69W' AND AT THE CENTER NORTH ONE -SIXTEENTH CORNER BY A 2-1/2' ALUMINUM CAP IN A RANGE BOX STAMPED '1995, T1N,R69WNI/16, 512, PL5 1461' WITH A LINE BETWEEN BEARING 500'19'33"W, ACCORDING TO THE PLAT OF NEW BELGIUM BREWERY. COMMENCING AT THE NORTH ONE -QUARTER OF SAID SECTION 12t THENCE 500'I9'33'W ALONG THE EAST LINE OF THE NORTHEAST ONE -QUARTER OF THE NORTHWEST ONE -QUARTER OF SAID SECTION 12 A DISTANCE OF 628.43 FEET TO THE POINT OF BEGINNINGt THENCE CONTINUING 500`IV33'W A DISTANCE OF 662.29 FEET TO THE NORTHERLY RIGHT-OF-WAY LINE OF BUCKINGHAM 5TREETt THENCE WESTERLY ALONG SAID NORTHERLY RIGHT-OF-WAY LINE THE FOLLOWING THREE (3) COURSES: I. N89'd48146W A DISTANCE OF 422.45 FEET TO A POINT OF CURVEt 2. ALONG THE ARC OF A CURVE TO THE RIGHT HAVING A DELTA OF 41'00'00', A RADIUS OF 206.00 FEET, AN ARC LENGTH OF 141.41 FEETt 3. N48048'14'W A DISTANCE OF 95.91 FEET TO A POINT ON THE EASTERLY RIGHT-OF-WAY LINE OF LINDEN STREET, THENCE NORTHERLY ALONG SAID EASTERLY RIGHT-OF-WAY LINE THE FOLLOWING THREE (3) COURSES: I. N41*11'00'E A DISTANCE OF 114.83 FEET TO A POINT OF CURVEt 2. ALONG THE ARC OF A CURVE TO THE LEFT HAVING A DELTA OF 40022'00' A RADIUS OF 52834 FEET, AN ARC LENGTH OF 312.23 FEET* 3. N0004VOVE A DISTANCE OF 64.58 FEET TO A POINT ON THE SOUTHERLY LINE OF EAST VINE STREETS FACLILTY P.UD. RECORDED UNDER RECEPTION NUMBER 93064812t THENCE N88'30'00'E ALONG SAID SOUTHERLY LINE A DISTANCE OF 366.83 FEET TO THE POINT OF BEGINNING. THE ABOVE DESCRIBED TRACT CONTAINS 1.168 ACRES OR 312,216 SQUARE FEET. Property Owners/Applicants New Belgium Brewery Company, Inc. 500 Linden Street Fort Collins, CO 80521 v 0 --- - ---- - --- -------I i- i i k mra v�.m� PRELIMINARYINNAL DEVELOPMENT PLAN NEW BELGIUM BREWERY 51TE LIGH-n G_4, SITE LIGHTING Mliiry► .LL�E� 7 _> i 5HADOW ANALY515 PRELIMINARY/FINAL DEVELOPMENT PLAN NEW BELGIUM BREWERY SHADOW ANALYSIS u {o b SOUTH ELEVATION e =I— p EAST ELEVATION a auu r.m p NORTH ELEVATION 1 en+r:r® A WEST ELEVATION I wu:rm �nlm.rm � PRELIMINARY/FINAL DEVELOPMENT PLAN NEW BELGIUM BREWERY ELEVATIONS sr a eer or wzr •. ner eerr a . � e e s mvn PLANT MATERIALS LIST 1 1 ,,� I EwS� / 'A �. LL�^.•P�✓'•^•✓ u..yim wn,m. ,Nu,M e..w rox /sym „y u 10, +H. Ewr.G,Hf- r0 Here N. TP. �M log rHHHHHHHHH 16: i WORTH 0 IS X 0 Pawwr l I�omo / PROPOSED \ WAREHOUSE \ ol+n �cvrrAs� NEW BELGIUM BREWERY / / i eweruc rae ro a0?%IKK eT. sy m III I I II I � I II II I / a.�f—y PLANTING NOTES PROJWr/PINAL DEVELOPMENT PLAN . LANDSCAPE PLAN NEW BELGIUM BREWERY S E C O N l o F I L I N G de]ig0 oB ........... I - ----------- -- --- PROPOSED SITE f C/M ATTORNEY'S CERTIFICATE PLANNING AND ZONING BOARD APPROVAL LAND USE BREAKDOWN VICINITY MA .77 GENERAL NOTES M LEGAL DESCRIPTION Ws - --------------- EAST VINE STREETSI FACILITY P.U.D. FORT COLLINS COLORADO O 11NN CCN t E. VINE OR c i CITY OF FORT COWNS STREM POL LZ FACILITY Z E J 1 N RTHSIDE SITE UNITY • • SUCKINGUAM ST. y • POL POL A��jQ�•p�• • W W Lu RDR `s� • T N N N 0 I �� • •F— POUDRE RIVER BUCK SIGHAM • MIKE TRAIL NEIGHB DRHOOD v RDR • • • POL IVN NORTH CONTEXT DIAGRAM NEW BELGIUM BREWERY FIRST FILING NOT TO SCALE 1.:1:� ►� �l :ia ril'ITi1: U 01 Do New Belgium Brewery - Project Development Plan and Replat, #1-95B October 16, 1997 P & Z Meeting Page 10 D. Staff recommends approval of the request for a Modification of a Standard to allow a 25 foot setback based on the P.D.P. being neither detrimental to the public good nor impairing the intent and purpose of the Land Use Code. Further, Staff finds the P.D.P. will advance or protect the public interests and purposes of the Standard equally well or better than would a plan which complies with the standard. E. The proposed fermentation tanks will exceed 40 feet in height and achieve an ultimate height of 50 feet with the catwalk. F. Staff recommends approval of the 50 foot height for the fermentation tanks. In review and evaluation of a special height review, Staff finds fermentation tanks are within the context of the site and the neighborhood. Further, the fermentation tanks comply with coherent environmental design, protect access to sunlight, preserve desirable views, and contribute to reinforcing downtown as a designated activity center. G. The P.D.P. complies with other applicable General Development Standards. RECOMMENDATION: Staff recommends approval of New Belgium Brewery Expansion, Project Development Plan and Replat, #1-9513 New Belgium Brewery - Project Development Plan and Replat, #1-95B October 16, 1997 P & Z Meeting Page 9 2. Rooftop Condensing Units for HVAC Proposed rooftop mechanical equipment consists of outdoor condensing units (chillers) for the HVAC system located on the roof of the proposed warehouse (phase one) and up to three cooling units (for the brewing process) located on the roof of the proposed brewhouse. For the chillers, there will be exposure to Buckingham Street on an interim basis until the phase two warehouse is constructed. To mitigate this exposure, a screen wall will be constructed. 3. Rooftop Cooling Units for Brewing The proposed cooling units for the brewing process would be located on the roof of the proposed brewhouse directly in front (west) of the fermentation tanks along the Linden elevation. These three towers, which would be added in phases, would be approximately six feet above the roof in the foreground (as seen from Linden Street) of the fermentation tanks. At this point, the fermentation tanks would be 16 feet above the roof of the proposed brewhouse. Since the cooling units would project six feet above the roof in front the tanks which project 16 feet above the roof, the visual impact of the cooling units would fade into the dominant background of the tanks. Staff believes the installation of a screen wall would have minimal impact in this case and that the placement in the foreground of the fermentation tanks will help integrate the cooling units into the building and roof design to the maximum extent feasible. Consequently, there is no screen wall for the three proposed cooling units on the roof of the proposed brewhouse. 6. Findings of Fact/Conclusion A. A brewery is considered a light industrial use which is a permitted use in the I, Industrial Zone District. B. Since the proposed expansion exceeds 25% of the existing floor area, the Project Development Plan and Replat are forwarded to the Planning and Zoning Board for evaluation of compliance with the Land Use Code. C. The Industrial Zone requires a 30 foot building setback from a zone district line. The proposed brewhouse would be setback 25 feet from the E, Employment Zone District line. J New Belgium Brewery - Project Development Plan and Replat, #1-95B October 16, 1997 P & Z Meeting Page 8 B. Access, Circulation and Parking Sidewalks have been added to both the existing and proposed portions of the site. A new sidewalk will connect the Transfort stop and the public sidewalk along Linden Street to the front entry. Sidewalks have also been provided on the north side of the building to connect the employee parking lots to the employee entrance. All sidewalks meet A.D.A. requirements. These new walks are provided in accordance with the new Code. C. Site Lighting A Lighting Plan has been submitted and indicates that on -site lighting will not spill off - site and exceed the required minimum foot candles for illumination. The light source will be high pressure sodium. D. Transportation and Circulation All modes of travel are being accommodated. Traffic Impact Study indicates that for vehicles, all intersections will continue to operate acceptably with the increase in employees from 55 to 90. For pedestrians, the existing sidewalks that are adjacent to the site will be extended along with the expansion. There would be three sidewalk connections from the public streets to the building's entrances. For bicycles, there are designated bike routes and bike lanes on both Buckingham and Linden Streets. In addition, the Poudre River Trail is located approximately 800 feet southwest of the site. For transit riders, there is a Transfort stop for Route 8 approximately 300 feet from the front door of the customer entrance which has been relocated to meet A.D.A. standards. E. Outdoor Storage and Mechanical Equipment Outdoor Storage There is outdoor storage planned for the expansion area as well as rooftop mechanical equipment. Outdoor storage includes trash dumpsters, pallet racks, recycle containers. These items will be located on the north side of the proposed warehouse (phase one). Such location will allow screening from the public streets. New Belgium Brewery - Project Development Plan and Replat, #1-95B October 16, 1997 P & Z Meeting Page 7 stepped up gradually rather than abruptly. In addition, the tanks will be partially screened on the east and west by the warehouse and brewhouse additions. (4.) In terms of building character, the presentation of the tanks relative to the public streets is such that only the upper portions of the tanks will be visible. The office, brewhouse, and customer entry are architecturally attractive and help soften the appearance of the tanks. The transition from the articulated street side to the backdrop of the warehouses will reduce the impact of the height of the tanks and continue the relationship of the building to the street and adjacent properties. This relationship will be further enhanced with the aforementioned warehouse additions. (5.) In terms of relative location, the area is a mix of industrial, employment, and residential. There is no one particular character or style that dominates. Surrounding land uses include mini -storage, The Mission shelter, Fort Ram Bar/Restaurant, one-story manufacturing, open space (Gustav Swanson), Poudre River and Trail, Ranchway Feeds, Poudre Pre -Mix, Buckingham Neighborhood, the City of Fort Collins Streets Facility. The time frame of development ranges from the 1880's (Ranchway Feeds), early part of this century (Streets Facility and Buckingham) to modern day (Fort Ram, Sav-Mor Mini -Storage and The Mission). The key element is that the strong orientation to the corner of Linden and Buckingham with outstanding architecture and generous landscaping presents a quality impression for the public. The industrial character of the facility is behind this architectural element which minimizes the impact of the 50 foot height of the fermentation tanks. In summary, Staff finds that the request for exceeding the 40 foot height limit for the new fermentation tanks satisfies the review criteria. 5. General Development Standards Compliance with other applicable Article Three Standards is achieved. For example: A. Landscaping Landscape materials have been added to new expansion area along both public streets, along the perimeter of the new employee parking area and within the new parking area. These additions are in accordance with the Code. New Belgium Brewery - Project Development Plan and Replat, #1-95B October 16, 1997 P & Z Meeting Page 6 The shadow analysis indicates that most of the shadowing on December 21 st is contained within the site. There is slight shadowing on Linden Street right-of-way but this is considered typical for an urban condition and does not preclude the functional use of the sidewalk. This is not considered a substantial adverse impact. C. Privacy This criterion requires that structures greater than 40 feet in height avoid infringing on the privacy of adjacent public and private property, particularly adjacent residential areas and public parks. The tanks will not be occupied. Therefore, there are no privacy issues for adjacent public or private properties. D. Neighborhood Scale This criterion requires that structures greater than 40 feet in height shall be compatible with the scale of the neighborhoods in which they are situated in terms of relative height, height to mass, length to mass, and building or structure scale to human scale. The transition between any building or structure over 40 feet in height and the abutting neighborhood shall not be abrupt. (1.) In terms of relative height, the existing brewery (brewhouse, warehouse, and office) is 34 feet. The height of Fort Ram across Linden Street is 24 feet. The average height of the Buckingham single family neighborhood is approximately 24 feet. In addition, there are existing mature trees in the area which contribute to mitigating the height of the tanks. (2.) In terms of the tanks relative length to mass, the ratio of height to length of the existing brewery is one to four. With the addition of the two warehouses, office, and brewhouse, this ratio increases in such a way as to add more mass than the tanks add height. (3.) In terms of human scale, industrial buildings generally do not relate as well to human scale as other commercial buildings due to the functional needs of the industrial process. The existing building relates extremely well to the corner of Linden and Buckingham with a prominent entry feature for visitors and customers. Relative to the corner, the warehouses are located behind the customer entrance with the tanks located behind the warehouses. This logical progression allows the 50 foot.height to be New Belgium Brewery - Project Development Plan and Replat, #1-95B October 16, 1997 P & Z Meeting Page 5 In summary, Staff finds that the request for a modification is equal to or better than a plan that would have met the standard and that the granting of the modification would neither be detrimental to the public good nor impair the intent and purpose of the Code. C. Storage and Operation Areas In accordance with the Code, storage, loading, and work operations are screened from view along all district boundary lines. 4. General Development Standard - Height of Proposed Fermentation Tanks: There are an additional 16 to 20 fermentation tanks that are proposed for the future expansion area in addition to the 16 tanks approved on July 9, 1997 as part of the Major Amendment. These tanks have a 27,000 gallon capacity and would be installed in phases based on future demand. These tanks are stainless steel and are not enclosed within a structure. The area for these future tanks is directly north of the existing tanks. Like the existing 16 tanks, the new tanks would exceed 40 feet and achieve a maximum height, with catwalk, of 50 feet. Although the Industrial Zone District allows a four-story height for all non-residential uses, the Land Use Code requires that all buildings or structures in excess of 40 feet be subject to special review as outlined in Article Three, Division 5.1 (H) (1) (pages 68-71) of the Code. The analysis is based on the review and evaluation of the following criteria: A. Views This criterion requires that a building or structure not substantially alter the desirable views from public places, streets, and parks. The new tanks are located behind the existing building and setback from Linden Street by 175 feet (at the closest point) and from Buckingham Street by 315 feet (at the closest point). There are no other public spaces or parks in the vicinity. Due to the location and setback, desirable views are not impacted by the height of the tanks. B. Light and Shadow This criterion requires that structures greater than 40 feet shall be designed so as not to have a substantial adverse impact on the distribution of natural and artificial light on adjacent public and private property. New Belgium Brewery - Project Development Plan and Replat, #1-95B October 16, 1997 P & Z Meeting Page 4 (2.) Evaluation of Modification Staff recommends approval of the modification based on the fact that the proposed plan, with the 25 foot setback, is equal to a plan with a 30 foot setback and that the plan meets the "Purpose" of the Zone District. Staffs recommendation is based on the following findings: (a.) The required setback is not provided for a distance of only 30 feet along a building wall of 110 feet in length, or 27% of the facade. Because Linden Street curves to the north, the 30 foot setback is provided for a length of 80 feet. (b.) The zone district across the street, which is the object of the standard, is the "E," Employement Zone is partially built out with manufacturing, mini - storage, the vacant Fort Ram bar/restaurant, and The Mission shelter. This area was formally in the I-G, General Industrial Zone, where development occurred over time and is not characterized by distinct, unified or cohesive design. (c.) The architectural elevation of the proposed brewhouse will match the existing elevation on the south side of the building. This elevation is the most striking portion of the building with broad wood beams forming the siding, bold, colored steel beams forming the window panes, and large glass panels rising from grade up to the peak of a two-story dormer. The fact that the elevation needing the modification is not a large blank wall mitigates the loss of five feet of setback along Linden Street. (d.) The landscaping in the setback area is generous with one area designated as a mini -wetland featuring wetland plant material. (e.) The expanded brewhouse is in a square alignment with the existing building. The fact that Linden Street curves to the north makes it practically infeasible for a building to be consistently be set back to match the curvature. (f.) The proposed brewhouse must be located next to the existing brewhouse by virtue of the sequence of the brewing process. New Belgium Brewery - Project Development Plan and Replat, #1-95B October 16, 1997 P & Z Meeting Page 3 The bulk of the proposed expansion will be located behind the front of the building so that the orientation to the public streets is not impaired. The office expansion will project south into the landscaped area by only 30 feet leaving a 70 foot landscaped setback. B. Screening: The Code requires that a 30 foot deep landscaped yard shall be provided along any district boundary line that does not adjoin a residential land use. The P.D.P. provides this separation with one exception along Linden Street for the proposed brewhouse. Since Linden Street is the separation between two zone districts, and since the brewhouse is only 25 feet set back from Linden along a portion of the facade, a modification of a standard is needed. (1) Modification of a Standard The Planning and Zoning Board is empowered to grant modifications to the District Standards of Article 4 of the Code for P.D.P.'s which are pending approval. A modification may be processed in a consolidated application and reviewed concurrently with the P.D.P. Modification requests may be granted if the P&Z Board determines and finds that the granting of the modification would neither be detrimental to the public good nor impair the intent and purposes of the Code. Further, the applicant must demonstrate: (a) That the plan as submitted will advance or protect the public interests and purposes of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested. The "Purpose" of the Industrial Zone District is as follows: "The Industrial District is intended to provide a location for a variety of work processes and work places 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. 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." New Belgium Brewery - Project Development Plan and Replat, #1-95B October 16, 1997 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: I; Vacant (City of Fort Collins Streets Facility O.D.P.) S: T; Vacant E: I; Vacant W: E; Existing Manufacturing/Storage/Restaurant (Linden Tech Park) New Belgium Brewery was initially approved as an I-P Site Plan Review and Plat in March of 1995 on 4.54 acres. A major amendment to allow 16 fermentation tanks, to a height of 50 feet, was approved on July 9, 1997. A Minor Amendment was approved on September 5, 1997 to allow construction of the 4,000 square foot building referred to as the central utility plant. 2. Land Use: As mentioned, the site is located in the I, Industrial Zone District. This zone allows breweries as a light industrial use as an Administrative (Type One) Review. The Code further requires, however, that any building addition that exceeds 25% of the gross floor area (27,800 square feet) is subject to Planning and Zoning Board review. Since the building additions (41,225 square feet) exceed 25% of the gross floor area, the request for Project Development Plan and Replat are forwarded to the Board for evaluation of compliance with the General Development Standards and District Standards of the Land Use Code. 3. District Standards: A. Orientation The Code requires that buildings be sited so that a building face abuts upon the required 30 foot minimum landscaped yard for at least 30% of the building frontage. The existing facility consists of a brewhouse, fermentation tanks, warehouse, office, and sales floor. This structure was approved in 1995 and constructed under the former Zoning Code. This building fronts onto Buckingham Street with a strong orientation to the corner of Linden and Buckingham behind a landscaped buffer ranging from 70 to 100 feet for 100% of its length. ITEM NO. 9 -MORY MEETING DATE 10/ 16 /9 STAFF Ted Shepard Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: New Belgium Brewery Expansion, Project Development Plan and Replat, #1-95B APPLICANT: New Belgium Brewery c/o B.H.A. Design, Inc. 2000 Vermont Drive Fort Collins, CO 80525 OWNER: New Belgium Brewery 500 Linden Street Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a request for a Project Development Plan for the expansion of the New Belgium Brewery. The request includes an enlarged site for additional office space, two new warehouses, new brewhouse, additional fermentation tanks, and employee parking. The request also includes a replat to include newly acquired property. The existing brewery has 27,800 square feet of floor area. The expansion will add 41,225 square feet for a new total of 69,025 square feet plus the additional fermentation tanks which are not enclosed. The site contains 7.17 acres and is located at the corner of Linden and Buckingham Streets. The property is zoned "I," Industrial. The request is being considered under the Land Use Code. RECOMMENDATION: Approval EXECUTIVE SUMMARY: A brewery is considered a light industrial use and is permitted in the Industrial Zone District. Since the expansion exceeds 25% of the existing floor area, the P.D.P. is forwarded to the P & Z Board. A request for Modification of a Standard is recommended to allow five foot reduction in the required setback from a zone district line. The fermentation tanks will exceed 40 feet in height and are found acceptable based on evaluation of the Special Height Review. The request complies with all other applicable General Development Standards and District Standards of the Land Use Code. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT GENERAL NOTES I. W(s tc YlntY Pon for la-iYmdulllYx Mf.w9. rgpl.-.w ry.v.n W��.e p.cNyu u.ulY.�u 8M m...anaru el WA up. zlxnu. .v .n. w ely . e..wavd W xtre..x.9 ytx....y w,.q,.xx� If pay.......,w..ty �vpk..mwll.a`:� wW. rop` �..p .a gw.z-.,.ma.d ..W.i..l •v.p^xa wll.. poll. ..,..a.g ,V ALIa o-nlere".n.n m wl...wm..e ll . Y Knl.x� —,—. Wll..LOT. ly..-01—'1...x a. ca.ply uiN T., e, p tCell-0,OA— OT vxn..9.. n suic. M.x wll nwtxu..,y wo-. .. ..narg p...x a5 PWm Pn p.aJMcn lm aiNgww iM..vi+pn a.0 .xecieud m..n Y+n "A." LEGAL DESCRIPTION \` LEGEND O �Q e.ma�e m ICI _ SCALES, r.W NORTH 0 IS SO ptl VICINITY MAP TO ILOA-E LAND USE TABLE TOTAL LITNI SIGNATURE BLOCK •ca rtt-sNI lTN-,L_OAT11 1-TV OP tWe,�"oc n. . m_ C. tY M1a.ueu PROIECUFINAL DEVELOPMENT PLAN - SITE PLAN NEW BELGIUM BREWERY S E C O N D F I L I N G E,,ig. cc O VF V L V V MATERIAL SAFETY NFPA 704 DESIGNATION DATA SHEET- , - HAZARO RATING - - - - CHEN ABC Issue Date: = 2 3 =High e H"M. 2 = Moderate 1 = Slight Supersedes: 07/13/93 o=Insignificant . Sm CHEMICAL NAME: N/A CHEMICAL FAMILY: Caustic Additive FORMULA: Proprietary MOLECULAR WEIGHT N/A D.O.T. SHIPPING CLASSIFICATION: Not Restricted I. PHYSICAL DATA BOILING POINT 760mm, Hg > 2120 F. . 100o C ( ) FREEZING 0 32O F. (0 C. ) POINT SPECIFIC GRAVITY (WATER = 1) 1.196 @ 200 C. pH of 1°k (w/v) 3.9 - 4.5 SOLUTION PERCENT VOLATILE ORGANICS BY VOLUME N/A SOLUBILITY INComplete WATER Clear, yellow to amber liquid with a surfactant odor. APPEARANCE AND ODOR _ 11. HAZARDOUS INGREDIENTS MATERIAL HAZARD °klvt I ACGIH TLV(Units) OSHA PEL This product is not manufacture to contain a hazardous component as defined in the following regula ions 49 CFR 172 and 29 CFR 1910. All chemicals contained in this Control Act (TSCA) Inventory. product are listed on the Toxic Substance N/A = Not applicable; NDA = No ata Available 11. HAZARDOUS INGREDIENTS Great Western Chemical Company 806 S.W. t 5th Avenue 503/227-1616 800/424-9300 Portland, Oregon 97205 rI4Cltn n v CHEMTREC