HomeMy WebLinkAboutNEW BELGIUM, 4TH FILING, PACKAGING HALL & BUCKINGHAM ST. - PDP - 1-95F - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS1
5/10,000
/10,000
25/5,910/10,000 5/8,225/10,000 Approximate Scale
Vine St.7�
Scale. I'-1,000,
30/3,775/10,000--� No 20/20/1,000
A ess
205/205/1,000 20/18,395/10,000
`sr , SITE
110/3,670/10,000 to aucKingna7
4
90/1,745/10,000 JJ
� Logan Ave.
70/19,470/10,000
115/1,615/10,000 y H
T
Lincoln Ave.
LEGEND:
Site— Total Roadway
350/6,755/25,000 = Generated/Traffic/capacity
Traffic
Figure 11
Year 2010 Average
Daily Traffic Impacts
New Belgium Brewery Expansion (LSC #050700)
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LEGEND:
= Traffic Signal
= Stop Sign
Approximate Scak
Scale: !'- I"
Figure 90
Year 2010
Recommendations
New Belgium Brewery Expansion (LSC #050700)
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LEGEND:
26 AM Peak —Hour Traffic
_3T _ PM Peak —Hour Traffic
/ 715
55 550 180
20 180
15 ��� 155
225 y r 255 40� t240
300 f-- 255
280 2-85 —' r 255
215
45
30 r 40 75 25 so 90
20 15 80 -40 1 t r
,15
95 75 65 75 Approxlroete Scek
305 Scele: I'-1,000',
Vine St 850
North
Access
SITE
930
726
Buckingham St 25 5
3 10 5
2FO 5
Logan Ave 5 --► �-- 5
,5
55, f 10
h h n 85
U J 6'0 5 5
e N M
Lincoln Ave. 65 380 15
1.070
10 10 I
40 20
25
,5 10
40
55 115
Figure 9
Year 2010
Total Traffic
New Belgium Brewery Expansion (LSC #050700)
St five.
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IM M M M M M M M M M M M M M M M M a 0
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8 5 26 9
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143
97
89
1
6
1
5
0
38
75 45
154
i 2 0 `
2 5 1 74
\� 91
9 21
35
5 23
9 , 72
59
123 30. 26 2
24 49 1 /
160 y r 173
210 167
22 � `49
30 36
20 � �13
86 89 /
Vine St
5 4 \11
17 14 14
36 5 J 6 46
52 108
LEGEND: \
2 — AM Peak —Hour Traffic
PM Peak —Hour Traffic
Note: Traffic volumes rounded to the nearest five.
565
494
28
29 99
82
10 118
27 145
110 J 171
206 116
70 64
73 } 48
25 I f- 21 Approximate Scak
40 290 86 scale: I, -LOW
728
681
ucking am St
22 62-1- 1
8 24 IJL. 4
4 5
3 51� 8 2
79 } 55 � f- 4 6
Ave. WO323 15/
848.
figure 8
Year 2005
Total Traffic
New Belgium Brewery Expansion (LSC #050700)
•
•
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2
4 1
2
1 0
0 0 '
L 1 3, `1
3 2 3 Approximate Scale
1 j Scale, I'- LOW
Vine St 2
3
North
S Access
r S�
SITE
Buckingham St. 3
yti 3 1
'r
J Logan Ave.
4 3�
4 lJ H y Q
4 M Lincoln Ave. S
1
2
%4
2 5 4
1 14 I 11
3 f/ g 8� r 6
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' 8 i Figure 7
Assignment of
LEGEND: Site -Generated Traffic
26 _ AM Peak —Hour Traffic New Belgium Brewery Expansion (LSC #050700)
� - PM Peak —Hour Traffic
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10% f
4:
LEGEND:
Percent Directional
65% Distribution
Approximate Scak
Scale. I'- IOW
Figure 6
Directional Distribution of
Site -Generated Traffic
New Belgium Brewery Expansion (lSC #050700)
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LEGEND: \
1 = Romero
2 = Alta Vista q4
3 = Buckingham
4 = Fort Collins Heritage
5 = Lee Martinez
— — — — — = Sidewalks (Continuous)
Sidewalks (Intermittent)
Trails
On —Street Bike Lanes (Both Sides)
Approx(mare Scak
Scale: /"-25W
1 figure 5
....Mn Pedestrian
a d Bicycf
Amenities
New Belgium Brewery Expansion (LSC #050700)
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---.--------
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LEGEND:
— — = Route 8
Route 9
— — — = Route 14
• — Bus Stop Location
North Transit Center
11• Ascak
Scatfmat
II
-- EVIne A-----.
•I
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Figure 4
Existing Mass
Transit Facilities
New Belgium Brewery Expansion (LSC #040700)
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105 \
5 80 5
5 5 j 5 5
To—
-�f r -5
10 10 60 5
160
/ 715
55 550 180
20 ,BO
15 �155
225 y r 225 40� �240
300 20 , F so 280 285 = 215
30 40 75 155
20 r15 40 80 �f r 90
90 75 65 75' Appmxlmate Sub!
305 Scale: /'= t OW
Vine St. 850
105 ncccea
8T
j(.5 5 '` � SITE
930
Buc ing m St
20 720 5
5
25 5
40 � 41 3 15 10
f r 10 J Logan Ave. 5 —, 5
5
60 50
5
170 5 so
y N N 75
50 -� f r 5
E 5 /
Lincoln Ave. 60 380 15
1,070
5 5 5 B0
�90
zo �� r� 25
30
5 15
10 , 85
45
130 35 25 5
25 50 5 /
LEGEND:
26 AM Peak —Hour Traffic
3__ � PM Peak —Hour Traffic
5 5 I
25 10
25 10
40 5 — , 5 40
55 115
figure 3
Year 2010
Background Traffic
New Belgium Brewery Expansion (LSC #050700)
t five.
U -1
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85 28 493 99
4 66 8� 28 82
160 173 26 . 145
10
a 7 '� �► ° 1a(1> 210 167 11° J 171
J i 19 35 '� 206 --i �64 116
q f 4 28 191 r13 73 f� 48
8 _ �f 17(1) 83 68 25 21
5 2�) 35 40 289 86 Appmx1mate Scab
8 44 7 2 - Vine St 726 Scale: I'a 1,OW
140
!� North 3405
92 r 30 Acces
85 _ f f 30
16,700
6 1 SITE 11
661
!— 5 1 621
Buckingham St. 19 1
r o yti 11505 7 23 I ° 4
f 7 38 J� 30 11490 c 16 J i �.-a
Logan Ave. < 1 r 5
71 45 �gy 3 2
150 �/ / ii3 N v3 t 4B 8
/X /\ 4 M '° 44 f 4 6
�/ Lincoln Ave. 55 323 15
/\ /\ 848
LEGEND:
=
Traffic Signal
f =
Stop Sign
35 =
Speed Limit
261 AM
Peok—Hour Traffic (Heav
__
I�. PM
Peak —Hour Traffic (Heav
10,165 =
Average Weekend Traffic
i 2 0 2 \\
j 4 1 73
/ 89
19 !� 17
33
5 22
9 ` 69
56
122 17 22 2
18 38 1
Figure 2
Existing Traffic, Traffic
Control and Lane Geometry
New Belgium Brewery Expansion (LSC #050700)
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Table 3
Recommended Improvements Summary
New Belgium Brewery Expansion
Fort Collins, Colorado
(LSC #050700; December, 2005)
Responsible Party
Improvement Description
Applicant Commited Background
and Location
Classification Commited Master Planned
Traffic Light at Lemay Avenue
Applicant should not contribute to the Traffic signal is needed due to
and Buckingham Street
cost of this traffic signal. the higher volume of background
traffic.
Northbound left -turn lane at the
Applicant should not contribute to the Left -turn lane is needed due to
approach of Lemay Avenue at the intersection of
cost of this traffic signal. the higher volume of background
Lemay Avenue/Buckingham St.
traffic.
Note: Attachment D
•
Table 20)
Intersection Levels of Service Analysis
New Belgium Brewery Expansion
Fort Collins, Colorado
(LSC # 060700, December, 2006)
Year2005
Year2010
2005
Existing
Plus Site
Year
2010
Backgrund
Plus Site
Existing
Traffic
Generated Traffic
Background Traffic
Generated Traffic
Level of
Level of
Level of
Level of
Level of
Level of
level of
Level of
Traffic
Service
Service
Service
Service
Service
Service
Service
Service
Intersection Location
Control
AM
PM
AM
PM
AM
PM
AM
PM
1 emay Avenue/Vine nu�me Street_
Signalized
C
C
C
C
C
D
-
C
D
Eastbound Left
C
D
C
D
D
D
D
D
Eastbound Through & Right
C
D
F
F
F
F
Westbound Left
C
C
D
D
C
D
F
F
F
F
Westbound Through & Right
A
C
A
B
A
E
A
E
Northbound Left,Through, & Right
B
D
F
D
F
Southbound Lef,Through; & Rightt
B
20.7
B
22.2
B
20.7
22.3
47.0
92.8
47.3
93.2
Entire Intersection Delay (sec Neh)
C
D
F
D
F
Entire Intersection LOS
C
C
C
Linden StreetNne Drive
Unsignalized
(NB Stop)
A
A
A
A
A
A
A
A
Westbound Left
B
B
B
B
B
C
B
C
Northbound Approach
11.1
13.0
11.2
13.2
12.2
17.1
12.3
17.5
Critical Movement Delay
Buckinghum Street/Linden Street
Unsignalized
A
A
A
A
A
A
Eastbound Approach
(EB & WB Stop)
A
A
B
A
B
A
B
Westbound Approach
A
A.
B
A
A
A
A
A
A
A
A
Northbound Left
A
A
A
A
A
A
A
A
Southbound Left
Critical Movement Delay
10.1
11.8
10.3
12.1
10.3
12.1
10.6
12.4
Buckinohum Street/Lemav Avenue
Unsignalized
E
-
-
-
Eastbound Approach
(EB & WB Stop)
C
E
C
-
Westbound Approach
D
F
D
F
-
-
-
-
Northbound Left
A
A
A
A
.
Southbound Left
A
A
A
A
-
-
-
-
Critical Movement Delay
28.7
66.1
30.3
70.4
-
-
-
-
Buckinohum Street/Lemav Avenue
Signalized
-
C
D
C
D
Eastbound Left,Through, & Right
-
-
-
-
C
D
C
D
Westbound Left,Through, & Right
-
-
-
-
-
A
A
A
A
Northbound Left
-
-
-
A
B
A
B
Northbound Through & Right
-
-
-
B
A
B
A
Southbound Lef,Through, & Rightt
-
-
-
-
10.8
12.1
15.2
12.3
Entire Intersection Delay (sec Neh)
-
-
-
-
-
B
B
B
B
Entire Intersection LOS
-
-
Linden Street/South Access
Unsignalized
(WB Stop)
A
B
A
B
A
B
A
B
Westbound Approach
A
A
A
A
A
A
A
A
Southbound Left
Critical Movement Delay
8.7
10.2
8.7
10.3
8.9 -
10.4
8.9
10.5
Linden Street/Linden Center (North Acess)
Unsignalized
A
A
A
A
A
Eastbound Approach
(EB & WS Stop)
A
A
A
8
B
Westbound Approach
A
A
B
A
&
A
B
A
B
A
A
A
Northbound Left
A
A
A
A
A
A
A
A
A
A
Southbound Left
Critical Movement Delay
9.5
9.9
11.0
11.8
10.4
11.4
10.8
11.7
Buckinohum StreetlWest Access (Parking Lot)
Unsignalized
A
A
A
A
A
A
Eastbound Left
(SB Stop)
-
-
A
A
A
A
A
A
Southbound Approach
-
-
-
8.9
9.3
9.0
9.3
9.2
9.5
Critical Movement Delay
-
(1), Using 2000 Highway Capacity Manual (HCM) methodology and Level of Service (LOS) definitions.
a ra m m W M IM
Manufacturing (1) (2)
Table 1
ESTIMATED TRAFFIC GENERATION
New Belgium Brewery Expansion
Fort Collins, Colorado
(LSC #050700; December, 2005)
Trip Generation Rates (1) Vehicle - Trips Generated
Average AM Peak Hour PM Peak Hour. Average AM Peak Hour PM Peak - Hour
Weekday In Out In Out Weekday In Out In Out
60 KSF (3) 3.82 0.56 0.17 0.27 0.47 229 34 10 16 28
Notes:
(1) Source: "Trip Generation", Institute of Transportation Engineers, 7th Edition, 2003.
(2) Land Use No. 140, Manufacturing
(3) KSF = Thousand Square Feet
r
•
•
0
r�
Ms. Lora Heckman
Page 12
December 5, 2005
for two of the five factors. The standard is not met for continuity and street crossings.
However, due to the small number of trips the proposed expansion is expected to
generate, no mitigation measures are proposed.
7. With the recommendations contained herein, the adjacent road network can
accommodate the traffic expected to be generated by the proposed expansion.
We trust that this revised report will assist with planning for the proposed New Belgium
Brewery expansion. Please call if we can provide additional assistance.
Respectfully. submitted,
r
LSC Transportation C3orrs�tTfaflts;
By:
1 11'wve�
Dave L. Rubl P,. E.
Enclosures: Tables 1 through 3
Figures 1 through 11
Existing Traffic Count Data
Capacity Analyses (Synchro Printouts)
Public Transit LOS Worksheet
Pedestrian LOS Worksheet
Bicycle LOS Worksheet
Z:\I.SC\Projects\2005\050700\Report\R-NBBE_Nov 05.wpd
Ms. Lora Heckman Page 11 December 5, 2005
Redwood Trail begins at Linden Street and East Vine Street which is about 2,100 feet from the
proposed expansion.
Heritage Park is located within 1,320 feet of the proposed expansion. Access to this park
would be by way of Linden Street. For bicyclists, this access appears to be excellent due to
the striping of an on -street bike lane on Linden Street. The bicycle LOS worksheet is attached
to this report.
Conclusions and Recommendations
Based on the analyses presented herein, the following conclusions and recommendations are
made with respect to buildout of the proposed New Belgium Brewery expansion:
1. When completed, the proposed New Belgium Brewery Expansion is planned to
contain 60,000 square feet of manufacturing (packaging) space. This expansion is
projected to generate 229 additional average weekday vehicle -trips (115 entering and
115 exiting). This total includes 34 vehicles entering and 10 vehicles exiting during
the AM peak -hour and 16 vehicles entering and 28 vehicles exiting during the PM
peak -hour.
2. The directional distribution of site -generated traffic is expected to be primarily
oriented toward the south with 35 percent traveling south on Lemay Avenue and 43
percent traveling south on Linden Street. Ten percent is expected to travel west
along East Vine Street. Ten percent is expected to travel north along Lemay Avenue.
The remaining two percent will travel east on East Vine Street.
3. Most of the intersections analyzed in this report will operate at acceptable Levels of
Service (LOS "D" or better) in the AM and PM peak -hours either with or without the
traffic from the proposed New Belgium Brewery expansion. This applies to both 2005
and 2010. The only intersection that is expected to experience a problem is the
intersection of Lemay Avenue and Buckingham Street, but the City of Fort Collins
is expected to install a traffic signal at this intersection.
4. The intersection of Lemay Avenue/Vine Street will operate at poor Level of Service
(LOS "F") during the PM peak -hour of Year 2010 either with or without the addition
of site -generated traffic. Site -generated traffic will increase delay by less than one
percent for either the AM and PM peak -hours.
5. A northbound left -turn lane on the northbound approach of Lemay Avenue at the
intersection of Lemay Avenue/Buckingham Street is recommended. The length of the
turn lane should be 170 feet including 100 feet taper. The need for this left -turn lane
is due to background traffic and not the traffic from the proposed expansion.
6. The public transit and bicycle LOS standards are met for the proposed expansion
based on the existing public transit and bicycle facilities already available to
residents. In the case of pedestrian facilities, the minimum LOS standard is not met
Ms. Lora Heckman Page 10
December 5, 2005
to the proposed expansion. For this area type, a Level of Service "C" has been established for
all five factors.
Based on the condition of the current street system serving the proposed expansion, the
following Level of Service has been assigned for each of the five factors recommended by the
City of Fort Collins for assessing the quality of the pedestrian facilities -- directness,
continuity, street crossings, visual interest and amenity, and security:
1. Directness: Without a site plan showing the internal roadway system, it is difficult
to assess this criteria. However, there do not appear to be any existing physical
barriers for pedestrians to take the most direct path from the proposed expansion
to other destinations. As such, a Level of Service "B" is felt to be appropriate.
2. Continuity: Due to a total lack of sidewalks on the major streets serving the proposed
expansion, an unacceptable Level of Service (LOS "F") is felt to be appropriate.
3. Street Crossing: Most major street crossings are considered to be unacceptable from
a pedestrian point of view. Therefore, Level of Service "F" is felt to be the most
appropriate designation.
4. Visual Interest and Amenity: It is difficult to assess this factor. Linden Street and
Buckingham Street both have street lighting but are lacking in other amenities. This
factor is extremely subjective. A Level of Service "C" has been assigned to this factor.
S. Security: This element is more subjective with no clear quantifiable measurements
for determining L:evelof�Service. The City of Fort Collins has established Level of
Service "C" as the target Level of Service. It would appear that the major streets
serving the proposed expansion fall short of this target LOS with a LOS "D" deter-
mination.
Overall, the assessment of the streets serving the proposed expansion from a pedestrian stand-
point resulted in a determination that these streets do not meet the City of Fort Collins's target
level of service. In most cases, these streets are well below the target level of service. However,
due to the small number of trips that the proposed expansion is expected to generate, no
mitigation measures are proposed. The pedestrian LOS worksheet is attached to this report.
Bicycle
Linden Street, Buckingham Street, and Lemay Avenue have striped bike lanes on both sides.
Potential visitors and employees of the proposed expansion will have a number of on -street
bike routes to use to access the rest of Fort Collins. The presence of these existing on -street
facilities results in a base connectivity of LOS "A" whereas the minimum LOS is "C".
Besides these on -street facilities, there are two off-street facilities: Cache La Poudre Trail and
Redwood Trail. Both of these trails can be accessed by existing on -street bike lanes. The
14 Ms. Lora Heckman Page 9 December 5, 2005
day service, weekday frequency of service, travel time factor, and peak load factor. Two Level
of Service rates have been established, one where the area is within 1,320 feet of a transit
route(s) and the other where the area is within 2,640 feet of a transit route(s).
The proposed expansion is within 1,320 feet of a transit route(s). The City of Fort Collins has
established Level of Service "D" for the proposed New Belgium Brewery expansion. To meet
this Level of Service, at least two of the four service level standards must be met. .
1. Hours of Weekday Service: Route 14, which provides service along Lemay Avenue,
provides about 18 hours of service each weekday. The standard for this service
element is 16 hours. Therefore, this service level standard has been met.
2. Weekday Frequency of Service: Two routes provide service along Lemay Avenue,
Route No 8 and 14. Route 8 arrives at Lemay and East Vine Street starting at 5:35
AM.and every 60 minutes after that, while Route 14 arrives at this same intersection
at 6:30 AM and every 30 minutes after that. Based on this frequency, this service
level standard is not met.
3. Travel Time Factor: Based on the posted schedule, it takes the bus approximately 13
minutes to get from Lemay Avenue and East Vine Street to the North Transit Center.
It takes about 6 to 7 minutes to make this same trip by car. This is based on a
distance of 1.8 miles and an average speed of 20 miles per hour. This means the
travel time factor is about 2.0. Based on this calculation, this service level standard
has been met.
4. Peak Load Factor: The service level standard is 1.2 which is the total number of
transit riders divided by the number of seats. Based on the latest ridership estimates
from Transfort, the peak load factor is below this threshold. As such, this service
standard has also been met.
Three of the four service standards are met, meaning that the public transit Level of Service
is estimated to be LOS "B." This is above the standard established by the City of Fort Collins.
The public transit LOS worksheet is attached to this report.
n Pedestrian
Considerable work is needed to construct sidewalks along the roadways serving the proposed
expansion. There is a sidewalk on the south side of Buckingham Street directly in front of the
manufacturing facility. There is no sidewalk on the north side of Buckingham Street. Linden
Street has a few sections where sidewalks exists on one or both sides of it. In addition, there .
are no sidewalks along Lemay Avenue between Buckingham Street and Vine Street.
Pedestrian level of service is calculated by five area types and five factors. The proposed
expansion is not close to a pedestrian district. The proposed expansion is not within 1,320
feet of an activity corridor/center or transit center. The proposed .expansion is more than
5,280 feet from an existing or planning school. Therefore, only the "other" area type applies
Ms. Lora Heckman Page 8 December 5, 2005
As shown in Figure 11, by the Year 2010 site -generated traffic will represent less than four
percent of the total traffic on Linden Street, eight percent on Buckingham Street, one percent
on Lemay Avenue, and one percent on Vine Street.
Access Recommendations
The recommended traffic control and lane geometry for the Year 2010 are shown in Figure 10.
As was stated earlier, a separate left -turn lane is needed on ,the northbound approach of
Lemay Avenue at the intersection with Buckingham Street. Based on the design criteria found
in the 2003 Colorado State Highway Access Code, the following turn -lane length is
recommended:
• A northbound left -turn lane on the northbound approach of Lemay Avenue at the
intersection with Buckingham Street. The length of the turn lane should be 170 feet
including a 100-foot taper.
Recommended Improvement Summarr
Recommended improvements are also summarized in Table 3 with the information of the
parties responsible for the improvements. A traffic signal is recommended at the intersection
of Lemay Avenue/Buckingham Street. The traffic signal is needed due to the higher volume
of background traffic. Also, the northbound left -turn lane on the northbound approach of
Lemay Avenue at the intersection of Lemay Avenue and Buckingham Street is needed due to
the higher volume of background left -turn traffic. Therefore, it is recommended that the
developer of the proposed New Belgium Brewery expansion should not be required to
contribute to the cost of the traffic signal or northbound left -turn lane at the intersection of
Lemay Avenue and Buckingham Street.
Modal Analysis
The City of Fort Collins requires an analysis of alternative transportation models as a part of.
the traffic impact study. What follows is an analysis of the mass transit, pedestrian, and
bicycle facilities in and around the proposed New Belgium Brewery expansion.
Mass Transit
The proposed expansion is already served by two transit routes, Route Nos. 8 and 14. Route 8
already has an existing bus stop at the intersection of Linden Street/Buckingham Street,
which is about 850 feet west of the western edge of the proposed site. Route 14 already has
an existing bus stop located at the northeast corner of the proposed site. This route also has
a bus stop located at First Street and Lincoln Avenue, which is about 0.25 miles south of the
proposed site.
The City of Fort Collins has established a method for determining the public transit Level of
Service. The range in Level of Service is from "A" (all four service standards are met) to "F"
(where none of the service standards are met). The four service standards are: hours of week-
Ms. Lora Heckman Page 7 December 5, 2005
ground peak -hour traffic volumes, the average vehicle delay increases by about six
seconds per vehicle. The poor performance of this intersection is due to background
traffic and not the traffic from the proposed expansion.
By the Year 2010, the City of Fort Collins plans on signalizing this intersection. As
a signalized intersection, it is expected to operate at a very good Level of Service. (LOS
"B" or better) during the AM and PM peak -hours through the Year 2010.
An analysis of this intersection was performed to determine if a separate northbound
left -turn lane is needed. The methodology in the National Cooperative Highway
Research Program (NCHRP) Report 279 was used. The methodology in this report
uses the number of left -turning vehicles, the. opposing through volumes, and the
percent of left -turning vehicles as a percent of the total traffic. Based on the peak -
hour traffic volumes depicted in Figure 9, a separate northbound left -turn lane is
warranted. The need for this separate left -turn lane is due to background traffic and
not the traffic from the proposed expansion.
• Linden Street/South Access: All traffic movements at this unsignalized intersection
are expected to operate at a very good Level of Service (LOS "B" or better) during both
AM and PM peak -hours through the Year 2010. This applies either with or without
the traffic from the proposed expansion.
• Linden Street/North Access: All traffic movements at this unsignalized intersection
are expected to operate at a very good Level of Service (LOS "B" or better) during both
AM and PM peak -hours through the Year 2010. This applies either with or without
the traffic from the proposed expansion.
• Buckingham Street/West Access: All traffic movements at this unsignalized inter-
section are expected to operate. at an excellent Level of Service (LOS "A") during both
AM and PM peak -hours through the Year 2010. This applies either with or without
the traffic from the proposed expansion.
An analysis of this intersection was performed to determine if a separate eastbound
left -turn lane is needed. The methodology in NCHRP Report 279 was used. Based
on the peak -hour traffic volumes depicted in Figure 9, a separate eastbound left -turn
lane is not warranted.
Average Daily Traffic Impacts
The traffic impacts of the proposed New Belgium Brewery expansion can also be expressed in
terms of average daily traffic (ADT) volumes, in which site -generated traffic is shown as an
increment of total traffic. These comparisons are shown in Figure 11. Traffic volumes for site -
generated traffic and total traffic are also compared with anticipated roadway capacity
estimates.
Ms. Lora Heckman Page 6 December 5, 2005
Estimated Traffic Impacts
Based upon the peak -hour traffic volumes shown in Figures 2, 3, 8, and 9, signalized and un-
signalized intersection capacity analyses have been performed, using procedures set forth in
the 2000 Highway Capacity Manual. The concept of Level of Service (LOS) is used as a basis
for computing combinations of roadway operating conditions. By definition, six different Levels
of Service are used (A, B, C, D, E, and F) with "A" being a free -flow condition and "E"
representing the "capacity" of a given intersection or traffic movement. Analyses have been
performed for both the AM and PM peak -hours for the background (existing and future year)
tiaffic conditions and the background traffic plus traffic generated by the proposed expansion.
The existing lane geometry and traffic control depicted in Figure 2 were used for the Year 2005
analysis. Lane geometry and traffic control shown in Figure 10 were used for the Year 2010
analysis. The results of these capacity analyses (Synchro printouts) are attached to this report
and are summarized in Table 2.
Lemav Avenue/Vine Street: This signalized intersection presently operates at a good
Level of Service (LOS "C") with all traffic movements operating at an acceptable Level
of Service (LOS "D" or better) during both the AM and PM peak -hours. When the
traffic from the proposed expansion is added to the existing traffic volumes, there is
no change in the operation of this intersection.
Under Year 2010 background traffic conditions, this intersection is expected to
operate at an acceptable Level of Service (LOS "D") during the AM peak-hour'and a
poor Level of Service (LOS "F") during the PM peak -hour. When site -generated traffic
is added to the background traffic volumes, this intersection is expected to continue
to operate at a poor Level of Service (LOS "F") during the PM peak -hour. The average
vehicle delay increases by about one second per vehicle as a result of adding the site -
generated traffic to the background peak -hour traffic volumes. The poor performance
of this intersection in the PM peak -hour is due to background traffic and not the
traffic from the proposed expansion. Site -generated traffic results in an increase of
less than one percent for both the AM and PM peak -hours.
Linden Street/Vine Street: All traffic movements at this unsignalized intersection
presently operate at a good Level of Service (LOS "C",or better) during both AM and
PM peak -hours either with or without the traffic from the proposed expansion. By
the Year 2010, there is no change in the performance of this intersection.
Linden Street/Buckingham Street: All traffic movements at this unsignalized inter-
section presently operate at a very good Level of Service (LOS "B" or better) during
both AM and PM peak -hours. When the traffic from the proposed expansion is added
to the existing traffic volumes, there is no change in the performance of this inter-
section. By the Year 2010, there is no change in the performance of this intersection.
Buckingham Street/Lemav Avenue: Some traffic movements at this unsignalized
intersection presently operate at a poor Level of Service (LOS "E" or worse) during the
PM peak -hour. When the traffic from the proposed expansion is added to the back -
IN
Ms. Lora Heckman Page 5 December 5, 2005
Street. In addition, the Redwood Trail exists on the east side of Redwood Street. The trail
begins at East Vine Street and travels north. There is a significant lack of pedestrian facilities,
mainly sidewalks. An inventory of the streets in and around the proposed expansion found
very few sidewalks, and the sidewalks that already exist would be considered to be sub-
standard. This lack of adequate sidewalks makes pedestrian access to the existing parks
extremely difficult. Figure 5 depicts the location of existing sidewalks and trails.
A brief inspection of the area around the proposed expansion found more bicyclists than
pedestrians. This is probably due to the presence of signed on -street bike lanes and the lack
of adequate sidewalks.
Estimated Traffic Generation
The proposed New Belgium Brewery expansion is. planned to contain 60,000 square feet of
manufacturing (packaging) space upon completion. Using traffic generation rates found in Trip
Generation, 7' Edition, published by the Institute of Transportation Engineers in 2003, Table 1
has been compiled. As indicated in Table 1, the proposed New Belgium Brewery expansion is
projected to generate 229 additional average weekday vehicle -trips (115 entering and- 115
exiting). This total includes 34 vehicles entering and 10 vehicles exiting trips during the AM
peak -hour and 16 vehicles entering and 28 vehicles exiting during the PM peak -hour.
Estimated Traffic Distribution and Assignment
A key element in the determination of the proposed project's traffic impacts is the directional
distribution of its traffic onto the surrounding roadway system. The relative location of the
site, the type of land use, and specific characteristics of the roadway and access system will
dictate what this distribution will be. Figure 6 illustrates the distribution expected to be
applicable to the proposed expansion. It is expected. that 35 percent will travel south on
Lemay Avenue, 43 percent will travel south on Linden Street, ten percent will travel west along
East Vine Street, two percent will travel east along East Vine Street, and the remaining ten
percent will travel north along Lemay Avenue. Application of the percentage distribution
projections shown in Figure 6 to the traffic generation estimates contained in Table 1 yields
the traffic assignment of site generated traffic shown in Figure 7.
Total Traffic
Total peak -hour traffic volumes at the Buckingham Street/Linden Street, Lemay Avenue/ Vine
Street, Vine Street/Linden Street, Lemay Avenue/Buckingham Street, Linden Street/North
Access, and the site access intersection along Buckingham Street are shown in Figures 8
and 9 for the Years 2005 and 2010, respectively. These volumes were derived by adding site -
generated traffic to the background traffic. Figure 8 shows the assignment of site -generated
traffic from Figure 7 added to the Year 2005 existing traffic from Figure 2. Figure 9 shows the
assignment of site -generated traffic from Figure 7 added to the Year 2010 background traffic
from Figure 3.
Ms. Lora Heckman Page 4 December 5, 2005
Route 14 provides 60-minute service starting at the North Transit Center at 5:22 AM
and ending at 10:17 PM at the North Transit Center. This route serves Downtown
Fort Collins, Social Services, Poudre Valley Mobile Home Park, and hotels located
along State Highway 14. At its closest point, this route operates along Lemay Avenue
with an existing bus stop located at the northeast corner of the proposed expansion.
The next closest point is at the intersection of Lemay Avenue and East Vine Street
which is about 600 feet north of the proposed expansion.
It is important to note that all Transfort buses are equipped,with bike racks to allow bicyclists
to bring their bikes with them. Each bus route is served by a wheelchair accessible bus.
Special transportation to and from other locations is available for ADA eligible riders via the
Dial -A -Ride service.
There are a. number of existing bus stops that are in close proximity to the proposed
expansion. Bus stops currently exist.at the intersections of East Vine Street/Linden Street,
East Vine Street/Lemay Avenue, Linden Street/Buckingham Street, and Lemay Avenue/San
Cristo Street. Figure 4 depicts the location of each bus route with respect to the proposed New
Belgium Brewery expansion. Figure 4 also shows the location of the existing bus stops.
Pedestrian /Bicycle
Pedestrian/bicycle amenities can be grouped into two types - paths/trails and facilities. In
the case of the proposed expansion, there are five existing parks that could be used by
residents in the vicinity of the proposed New Belgium Brewery expansion - Alta Vista (0.63
acres), Buckingham (5.75 acres), Fort Collins Heritage (13.0 acres), Romero (0.15 acres), and
Lee Martinez (89.56 acres). The number of facilities offered at each of these five parks varies
significantly, ranging from playground and basketball (Alta Vista) to playground, shelters,
restrooms, lighted baseball fields, lighted basketball courts, and lighted tennis courts (Lee
Martinez). Figure 5 depicts the location of these five parks with respect to the proposed New
Belgium Brewery expansion.
The Lee Martinez , Romero, and Fort Collins Heritage parks are the closest existing parks to
the proposed expansion. The proposed expansion is approximately one mile from Lee Martinez
Park, directly across from Romero Park, and 0.6 miles from Fort Collins Heritage Park. These
distances are measured from the center of the proposed expansion to the center of each park.
Lee Martinez Park can be accessed from the proposed expansion in several ways. The most
direct way would be to travel west along Buckingham Street to Linden Street, south on Linden
Street to the Poudre Trail, and west to the park. Fort Collins Heritage Park can be most easily
accessed by going west along Buckingham Street to Linden Street then south on Linden Street
where the park in located at the intersection of Linden Street and the Cache La Poudre River/
Poudre Trail. Romero Park can be accessed by just crossing Lemay Avenue.
The streets in and around the proposed New Belgium Brewery expansion have striped bike
lanes on both sides of the major roadways. The most important bike lanes that will serve the
proposed expansion are East Vine Street, Buckingham Street, Lemay Avenue, and Linden
I
0
Ms. Lora Heckman Page 3 December 5, 2005
provided by the City of Fort Collins, these volumes accommodate the existing traffic, minor
regional growth (i.e. developments without significant impacts), and already approved develop-
ments.
Year 2010 background traffic volumes at all other intersections were calculated by applying
a two percent annual growth rate to the existing traffic for five years (equivalent annual growth
factor of 1.1). This growth rate was assumed because the surrounding area is mostly
developed. A comparison was made between the Lemay Avenue/Vine Street and Lemay
Avenue/Buckingham Street intersections to make sure the peak -hour traffic volumes seem
reasonable.
Year 2010 background traffic volumes are shown in Figure 3. Note that the existing auto-
mobile turning volumes at the Linden Street/North Access intersection were removed and
added at the west access (existing fire lane access) intersection along Buckingham Street. This
is because the north access road (westbound approach) will be restricted and only trucks will
use this access to enter or exit the site.
Existing Mass Transit and Pedestrian/Bicycle System
Besides the existing roadway system serving the proposed expansion, the City of Fort Collins
has made a major commitment to alternative modes of transportation, specifically pedestrian/
bicycle and mass transit. An inventory was made of these alternative modes.
Mass Transit
... The City of Fort Collins' mass transit system, Transfort, has a total of 12 bus routes plus three
specialized services operating in the Fort Collins area. Three routes provide direct service to
the proposed New Belgium Brewery expansion. These routes are Route Numbers 8, 9, and 14.
What follows is a short description of these three bus routes.
• Route 8 provides 30-minute service starting at the North Transit Center, which is
located between Maple Street and Laporte Avenue just west of North College Avenue,
at 6:22 AM and ending at 6:49 PM at the North Transit Center. This route serves The
Mission, Social Services, Downtown Fort Collins, and Poudre Valley Mobile Home
Park. At its closest point, this route operates along Linden Street between Jefferson
Street and East Vine Street. There is an existing bus stop located near the inter-
section of Linden Street/Buckingham Street which is about 850 feet west of the
western boundary of the proposed expansion. The next closest access point would
be to the north at East Vine Street.
Route 9 provides 60-minute service starting at the North Transit Center at 6:22 AM
and ending at 6:35 PM at the Edora Pool Ice Center (EPIC). This route serves the
Poudre Valley Hospital, downtown Fort Collins, Lincoln Junior High School, and
EPIC. At its closest point, this route is about 0.5 miles southwest of the proposed
expansion.
IMs. Lora Heckman
Page 2
December 5, 2005
• East Vine Street is a two-lane, east/west arterial roadway. This roadway begins at
North College Avenue on the west and continues easterly. This roadway has a.posted
speed limit of 35 mph near Linden Street. The City of Fort Collins Master Street Plan
indicates this roadway will be relocated to the north from North College Avenue to
west of Linden Street. This plan also indicates that the roadway will be widened to
four lanes. Just south of this roadway, the Burlington Northern Santa Fe railroad
has railroad tracks. The intersection with Lemay Avenue is controlled by a traffic
signal. The City of Fort Collins has just recently added eastbound and westbound
left -turn lanes at Lemay Avenue.
• Buckingham Street is a two-lane collector roadway that begins on the west at Linden
Street and ends on the east at Lemay Avenue. It has a posted speed limit of 30 mph.
The roadway is controlled by Stop signs at Lemay Avenue and Linden Street. There
are no plans by the City of Fort Collins to widen this roadway. The City of Fort
Collins has programmed the installation of a traffic signal at Lemay Avenue. The
exact timing for the installation of this traffic signal is not yet known.
• Linden Street is a two-lane collector roadway that currently ends at East Vine Street.
It provides a direct connection into the downtown area of Fort Collins. It has a
posted speed limit of 30 mph. The intersection with East Vine Street is currently
unsignalized with Stop control on Linden Street. The City of Fort Collins Master Street
Plan indicates this roadway will align with Redwood Street north of East Vine Street.
Figure 2 shows peak -hour turning movement volumes at the intersections of Buckingham
Street/Linden Street, Lemay Avenue/Vine Street, Vine Street/Linden Street, Lemay Avenue/
Buckingham Street, Linden Street/North Access, and Linden Street/South Access. ,These
volumes are based on traffic counts conducted by Counter Measures, Inc. in May, 2005. Daily
traffic counts were also collected along Linden Street; just north of the South Access; on
Buckingham Street, just east of Linden Street and just west of Lemay Avenue; and on Lemay
Avenue, just north of Buckingham Street. These daily traffic volumes are also depicted in
Figure 2. Linden Street currently carries approximately 3,400 vehicles per average weekday,
Buckingham Street currently carries approximately 1,500 vehicles per average weekday, and
Lemay Avenue currently carries approximately 16,700 vehicles per average weekday. A
summary of the raw count data is attached to this report. Existing traffic controls, lane
geometry, and posted speed limits for the above -mentioned intersections and roadways are
also shown in Figure 2.
Background Traffic
Two analysis years were considered in the preparation of this report: the existing conditions
and a short-term planning horizon. Staff from the City of Fort Collins felt that a long-range
planning analysis was not needed due to the small size of the expansion. The short-term
planning horizon was considered to be the .Year 2010.
Year 2010 background traffic volumes at the intersection of Lemay Avenue/Vine Street are
based on the information provided by the City of Fort Collins. According to the information
0 &
LSC TRANSPORTATION CONSULTANTS, INC.
1889 York Street
Denver, CO 80206
(303)333-1105
FAX (303) 333-1107
E-mail: Isc@lscdenver.com
Web Site: http://www.Iscdenver.com
December 5, 2005
Ms. Lora Heckman
New Belgium Brewery
500 Linden Street
Fort Collins, CO 80521
Re: New Belgium Brewery Expansion
Fort Collins, Colorado
(LSC #050700)
Dear Ms. Heckman:
We have completed our revised traffic impact analysis report for the proposed New Belgium
Brewery expansion. This revision has been prepared to respond to a change in the site plan.
The proposed expansion is located directly east of the existing brewery facility, which is located
in the northeast corner of the intersection of Linden Street and Buckingham Street. When
completed, the proposed expansion is planned to contain 60,000 square feet of manufacturing
(packaging) space. Access to the site will be provided from Buckingham Street for employees
(along the existing fire lane access) and from Linden Street for commercial vehicles (at the
existing north access).
Existing Roadways and Traffic
Figure 1, enclosed, illustrates the location of the proposed expansion within the surrounding
major roadway system in the City of FortCollins. As indicated in Figure 1, the site is bounded
by the City of Fort Collins facility on the north, Lemay Avenue on the east, Buckingham Street
on the south, and Linden Street on the west.
The most important roadways in the vicinity of the proposed New Belgium Brewery expansion
are Lemay Avenue, Buckingham Street, Linden Street, and East Vine Street.
• Lemay Avenue, which parallels North College Avenue, is a two-lane roadway that
provides north/ south continuity on the eastern edge of the City of Fort Collins. It is
functionally classified as an arterial. It has a posted speed limit of 30 mph near
Buckingham Street. The City of Fort Collins' Master Street Plan indicates that this
roadway is to be widened to four lanes in its full length. The intersections with East
Vine Street and Lincoln Avenue are controlled by traffic signals.
some, however, in the future the packaging line will run longer durations and the number of
employees is expected to increase.
(v) Description of rationale behind assumptions and choices made by the applicant
• This project will comply with all applicable city standards
(vi) Variances
• There are no variances being requested at this time.
(vii) How Conflicts Between Land Uses are Being Avoided
• There are no wetlands or natural areas on the site.
(viii) Neighborhood meeting
• A neighborhood meeting has been conducted.
('u4 Project name and previous project names.
• New Belgium Brewery — Packaging Hall.
Statement of Planning Objectives Page 2 of 2
E
Statement of Planning Objectives
New Belgium Brewing Company — Packaging Hall
(i) Statement of appropriate City Plan Principals and Policies
The proposed Packaging Hail is consistent with the City's Comprehensive Plan as per the following
• The Packaging Hall is being developed as part of the new Belgium Brewing Company
ODP. The project will comply with the city code and the requirements set forth in the
ODP. Bicycle and pedestrian access as well as connectivity to the existing facility to the
west will be very important in the design. There are some riparian habitats on site, most of
which are being protected with the new design.
(ii) Open Space, Buffering, Landscaping, Circulation, Transition Areas, Wetlands and Natural Areas
Open Space:
• Significant amounts of open space will be developed on the south half of the property to allow
for detention, provide recreation space, and the allow for an appropriate amount of
landscaping to screen the Packaging hall from the residents to the south.
Buffering:
• A substantial amount of open space and landscaping will buffer the new building from the
residential to the south. Views of the parking area will also be buffered.
Landscaping:
• Appropriate landscaping will be installed in the parking area, around the building, and at the
entrances.
Circulation:
• Site will be accessed by truck east of the existing process water treatment facility. The trucks
will exit onto Linden and head north. Truck traffic will not be allowed on Buckinham street
west of the Process water treatment facility entrance. Employee traffic will access the site off of
Buckingham street. Handicap accessible parking will exist off of the existing access east of the
existing brewery. Other employee parking access will exist further east. An 8 foot wide
pedestrian/bicycle path is proposed along the south side of the property. Pedestrian access
will be provided from the employee parking areas to the Packaging hall, as well as, the
existing brewery.
Wetlands and Natural Areas:
• There are minor wetlands on site that have been determined to not be of importance and not
worth protecting. There are also some areas of riparian forest on site. Most of these forest
areas are being protected, those that are not will be mitigated.
(iii) Proposed ownership and maintenance of public and private open space areas.
• A master association for the entire campus will maintain the site.
(iv) Estimate of Number of Employees for Commercial and Industrial Uses
• New Belgium Brewery currently employs 220 people with 160 of those working on site. The
current packaging line runs 24 hours a day 5 days a week. Initially the new packaging hall
will operate 24 hours a day for 3 days a week. The number of employees will remain the
Statement of Planning Objectives Page 1 of 2
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New Belgium Brewery P.D.P. #1-95F
February 16, 2006 P & Z Meeting
Page 9
RECOMMENDATION:
Staff recommends approval of New Belgium Brewery Packaging Hall, #1-95F.
New Belgium Brewery P.D.P. #1-95F
February 16, 2006 P & Z Meeting
Page 8
4. Neighborhood Meeting:
A neighborhood meeting was conducted on June 14, 2005. A summary of this
meeting is attached. The primary issues centered on building compatibility,
employee parking, Buckingham Street improvements and truck traffic. Briefly,
these issues are considered resolved in the following manner:
A. Building Compatibility
At the time of the meeting, the building achieved a height of 48 feet at the
highest point. It has since been reduced to 27 feet.
B. Employee Parking
The P.D.P. will consolidate employee parking into a new lot that will be
finished with asphalt, landscaping and lighting.
C. Buckingham Street Improvements
Buckingham Street will be improved on the north side abutting the P.D.P.
with sidewalk, parkway, street trees, curb, gutter and on -street bike lanes.
D. Truck Traffic
Trucks will be directed to gain access via Linden Street which ties directly
to Jefferson Street or East Vine Drive. The loading dock is specifically
designed to operate on the north side of the building so as to not be visible
from the neighborhood.
5. Findings of Fact:
A. An Amended O.D.P. accompanies this P.D.P. and must be acted
upon favorably for the Packaging Hall to proceed.
B. The P.D.P. complies with the applicable standards of the Industrial
zone district.
C. The P.D.P. complies with the applicable General Development
Standards.
D. The P.D.P. is considered compatible with the surrounding
neighborhood.
New Belgium Brewery P.D.P. #1-95F
February 16, 2006 P & Z Meeting
Page 7
determined that this new signal is not warranted in the short
range which includes the next phase of the brewery
expansion. Since the immediate brewery expansion is on
the west side of the site, there are no additional impacts on
Lemay at Buckingham that would justify the expense of
installing a new traffic signal.
The installation of a traffic signal would not only require the
signal, but a reconstruction of the intersection that would
align the east and west legs of the intersection as well as the
addition of north and southbound left turn lanes. Traffic
Operations Department anticipates that impact associated
with the next phase of the brewery expansion (packaging
hall) will not trigger this intersection improvement.
(2.) The T.I.S. calls for installation of a northbound Lemay left
turn lane for westbound Buckingham. Again, the City will not
ask for this improvement until such time as warranted by
additional traffic originating from the easterly portion of the
O.D.P.
Other Improvements Associated with the P.D.P include:
(1.) Bike lanes will be added to Buckingham from Third Street to
Linden Street.
(2.) Sidewalks will be constructed on the north side of
Buckingham to the eastern limits of the P.D.P. and tie into
existing facilities.
(3.) The site is currently served by two Transit routes, #8 and
#14. There is an existing transit stop on Linden for route #8
and on Lemay for route #14. Based on this proximity and
other criteria, the public transit Level of Service is
acceptable.
(4.) The intersection of Lemay and Vine will continue to operate
at a poor level of service during the p.m. peak in the short
term (2010) either with or without the addition of site -
generated traffic. Site generated traffic will increase delay
by less than one percent for either the a.m. or p.m. peak
hours.
1
New Belgium Brewery P.D.P. #1-95F
February 16, 2006 P & Z Meeting
Page 6
H. Section 3.2.2(C)(5) - Walkways
Internal sidewalks connect the new parking lot to both the new Packaging
Hall and the existing facility.
Section 3.2.2(K)(2) — Parking — Maximum Number of Spaces
For an industrial use, the maximum number of spaces cannot exceed .75
per employee, or 120 spaces. The plan provides 123 spaces. The Code
allows an increase of 20% over the maximum if there is no on -street
parking or no opportunities for shared parking on adjacent land, but only if
landscaping is increased proportionally. The amount of trees planted
between the parking lot and Buckingham Street satisfies this criterion.
J. Section 3.2.4 — Site Lighting
Parking lot lighting will feature down -directional and sharp cut-off fixtures.
There are no foot-candles that exceed the maximum allowable. In
particular, lighting levels are reduced along the southern edge of the
project to minimize light intrusion on the Buckingham neighborhood.
K. Section 3.5. 1 (B) (C) (E) (F) — Building Project and Compatibility
This standard is designed to ensure compatibility of new buildings with the
surrounding context. The existing brewery is highly regarded as an
attractive yet functional building that incorporates early industrial themes
established by the Sugar Beet Factory. The corrugated metal awnings
recall the industrial district and the generous use of wood accents and
large windows give the building a warm and inviting flavor. While the
Packaging Hall will be more utilitarian, the metal awnings and cedar siding
draw from the existing brewery and contribute to overall compatibility.
L. Section 3.6.4 — Transportation Level of Service Requirements
The P.D.P. adequately provides vehicular, pedestrian and bicycle facilities
necessary to maintain the adopted levels of service standards.
A Transportation Impact Study has been prepared for this Amended
O.D.P. The conclusions of the T.I.S. are at odds with the
recommendations of the City Traffic Engineer in the following manner:
(1.) The T.I.S. calls for installation of a new traffic signal at
Lemay and Buckingham. The City, however, has
1
New Belgium Brewery P.D.P. #1-95F
February 16, 2006 P & Z Meeting
Page 5
B. Section 3.2.1(E)(1) — Buffering Between Incompatible Uses
As mentioned, the Packaging Hall is separated from the Buckingham
neighborhood by 270 feet. The parking lot is setback by 130 feet.
Generous landscaping between the street and parking lot contributes to
this buffering.
C. Section 3.2.1(E)(4)(a) — Parking Lot Perimeter Landscaping
The new parking lot provides a continuous shrub bed along the entire
south edge which faces Buckingham Street.
D. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
The new parking lot includes 123 spaces and is landscaped in a manner
that exceeds the 10% required minimum.
E. Section 3.2.1(E)(6) — Screening
Areas of low visual interest such as trash collection and loading and
service areas are all located on the north side of the building and
screened from public view.
F. Section 3.2.2(B) — Access Circulation and Parking
The primary access and circulation system is tied into the internal private
drives within the facility. The new parking lot gains access to both Linden
Street and Buckingham Street without requiring any new curb cuts.
Access to the loading dock is gained via Linden Street to keep truck traffic
off Buckingham Street. Private drives allow circulation among the various
buildings including the Process Water Treatment Plant. The internal
sidewalk circulation system provides for direct connections among
buildings and to the public streets.
G. Section 3.2.2(C)(4) — Bicycle Facilities
Bicycle parking is provided at each building throughout the entire facility.
Total bike parking, 24, exceeds the required minimum of 7. Bike rack
locations do not conflict with vehicle use areas or impede sidewalks.
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February 16, 2006 P & Z Meeting
Page 4
F. Section 4.23(E)(3)(a)1. — Screening
This standard requires that industrial activities not abut a residential area
unless the activities related to storage are contained within a building or
otherwise completely screened from view from the residential
neighborhood. The operation of the Packaging Hall is internal and
contained within the structure. There is no outside storage associated
with the operation.
G. Section 4.23(E)(3)(a)3. — Screening
This standard requires that an 80-foot landscaped yard be provided along
any boundary line that adjoins a residential area. The Packaging Hall is
setback from Buckingham Street, and the R-L zone, by 270 feet.
H. Section 4.23(E) (3) (b) 1. — Storage and Operational Areas
This standard requires that storage, loading and work operations be
screened from view along all district boundary lines and along all public
streets. The loading dock is on the north side of the building which faces
the industrial zone and land uses associated with the City of Fort Collins
Streets Facility and Traffic Operations Building.
3. Compliance with Applicable General Development Standards:
A. Section 3.2.1(C)(D) — Landscaping and Tree Protection
The P.D.P. provides full tree stocking around the buildings. Street trees
are provided along Buckingham Street. Foundation shrubs are provided
around the building with the south and west elevations with the logical
exception of loading along the entire north elevation. The area along the
east elevation is the part of the stormwater detention and water quality
system.
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February 16, 2006 P & Z Meeting
Page 3
2. Compliance with Applicable Industrial Zone District Standards:
A. Land Use
A brewery is classified as a Light Industrial Use which is permitted in the
Industrial zone district subject to Administrative Review.
B. Section 4.23(D)(2) - Land Use Standard — Building Size
Since the new structure will exceed 50,000 square feet in gross area, it is
subject to Planning and Zoning Board review.
C. Section 4.23(D)(1) - Land Use Standard — Maximum Height
The maximum height for all non-residential buildings is four stories. Since
the structure is 27 feet in height, it complies with the standard.
D. Section 4.23(E)(2)(b) — Orientation
Industrial buildings are not subject to the "build -to lines" but must not
present a blank wall along streets (Buckingham Street) that directly
connect to other districts. Further, buildings must be oriented so that the
building face abuts upon the landscaped yard. The Packaging Hall
complies with this standard by facing Buckingham with a south elevation
that is articulated and contains an entrance and windows.
E. Section 4.23(E) (2) (c) — Building Character and Color
This standard requires that new building color shades be neutral, with a
medium or dark color range, and not white, bright or reflective.
Compliance is achieved by use of earth -tone synthetic stucco and cedar
siding to match the existing facility. The corrugated metal accent also
matches the existing building and calls attention to the industrial roots of
the area characterized by the City of Fort Collins Streets Facility, one the
last remaining buildings of the Great Western Sugar Beet Factory.
New Belgium Brewery P.D.P. #1-95F
February 16, 2006 P & Z Meeting
Page 2
COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
N: I;
City of Fort Collins Streets Facility and Traffic Operations Buildings
S: T;
Vacant (Poudre Development "Oxbow" Parcel)
S: R-L;
Existing Single Family (Buckingham)
S: I;
Industrial (Phelps-Tointon Millwork and Vanworks)
E: R-L;
Existing Single Family (Andersonville)
W: E;
Existing Employment Park and Nightclub (Vacant)
The following approvals have been granted to New Belgium Brewery:
1.) Initially approved as an I-P Site Plan Review in March of 1995 on
4.54 acres.
2.) A Major Amendment to allow 16 fermentation tanks up to a height
of 50 feet was approved in July of 1997.
3.) A Minor Amendment to allow construction of a 4,000 square foot
central utility plant was approved in September of 1997.
4.) A Project Development Plan for brewery, office, warehouse and
parking expansion on an additional 2.63 acres was approved in
October of 1997.
5.) Six Minor Amendments have been approved between October of
1998 and February of 2000.
6.) An O.D.P. was approved on June 21, 2001.
7.) The Process Water Treatment Facility P.D.P., approved August 24,
2001.
8.) A Minor Amendment to improve and expand the Process Water
Treatment Plant was approved on September 22, 2004.
A request for an Amended Overall Development Plan accompanies this request.
ITEM NO. 6
MEETING DATE2/16/06
6iA STAFF Tr-d Chanarrl
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: New Belgium Brewery P.D.P. #1-95F
APPLICANT: New Belgium Brewery
C/o BHA Design
4847 Innovation Drive
Fort Collins, CO 80525
OWNER: New Belgium Brewery
500 Linden Street
Fort Collins, CO 80524
PROJECT DESCRIPTION:
This is a request for a P.D.P. for an expansion of the New Belgium Brewery for a
new Packaging Hall. The new building would be located directly east of the
existing facility and contain 55,889 square feet. The site is located east of Linden
Street and north Buckingham Street and zoned I, Industrial.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
An Amended O.D.P. accompanies this P.D.P. and must be acted upon favorably
for the Packaging Hall to proceed. The P.D.P. complies with the applicable
standards of the Industrial zone district and the applicable General Development
Standards. The P.D.P. is considered compatible with the surrounding
neighborhood.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750
PLANNING DEPARTMENT