HomeMy WebLinkAboutODELL BREWING COMPANY REPLAT - Filed GC-GENERAL CORRESPONDENCE - 2009-11-30Responses to CRT Comments
Odell Brewing Co. Expansion
ITEM: Odell Brewery Expansion — 800 East Lincoln Avenue
MEETING DATE: May 12, 2008
APPLICANT: Odell Brewing Company, 800 East Lincoln Avenue, Fort
Collins, CO 80524 c/o Mr. Bruce Hendee, B.H.A. Design,
1603 Oak Ridge Drive, Fort Collins, CO 80525.
LAND USE DATA: Request to expand the brewery by adding approximately
20,000 to 25,000 square feet for all aspects of the brewing operation. This includes
expansion of the fermentation tanks, cooler facilities, warehouse and offices. In addition, a
new customer parking lot for approximately 78 spaces on the west side of the building is
proposed to serve the new entry to the tap room. A new truck dock at the northwest corner of
the expanded building would be provided.
COMMENTS:
The site is zoned I, Industrial. The brewery operation is considered light industrial
which is permitted in the Industrial zone. The request would be processed as a Major
Amendment. Since the new structure is less than 50,000 square feet in gross leasable
area, it is subject to Administrative Review (Type One) review. Although a city -
sponsored neighborhood information meeting is not required, contacting the
surrounding property owners prior to the public hearing is recommended. Response:
Acknowledged. As suggested, an informational meeting facilitated by BHA Design was
conducted on June 18, 2008.
2. An Overall Development Plan will be required. This O.D.P. can be submitted and
reviewed concurrently with the Major Amendment. Response: Through a subsequent
conversation with Ted Shepard, the applicant has an understanding that an alternative
approach is available since the off -site improvements (parking & truck turn -around) to
the north will be within a dedicated private access easement. Outside of the access
easement, the Owner currently has only long-range plans for the use of the vacant lot
to the north.
3. A minimum of 80 feet of buffer is required along the west property line. A Request for
Modification to reduce this buffer may be submitted as a stand-alone application prior
to consideration of the Major Amendment. As with the Major Amendment, the
Modification will be forwarded to the Hearing Officer as an Administrative Review.
Or, the Modification may be considered concurrently with the Major Amendment.
Response: A Request for Modification has been submitted to the City and is currently
under review. The Modification Letter includes a request to reduce the 80-foot buffer
Responses to CRT Comments Page 1 of 5
production shifts. The additional employees will work the same two shifts, but on
different days of the week. Therefore, the total number of employees with the addition
of Phase-2 is 65.
(v) Description of rationale behind assumptions and choices made by the applicant
• Overall, this project will comply with applicable city standards to create a satisfactory
addition to the City.
• The City is uncertain at this point in time regarding the required cross-section for
Lincoln Avenue ROW improvements; therefore, the applicant is proposing to proceed
with an estimated amount for the improvements to be escrowed. The estimated
escrow amount will not include design fees.
(vi) Variances
• Under separate cover, the Civil Engineer is submitting a variance request for the
minimum distance between access drives on an arterial road.
• A modification request was previously submitted and currently under review for the
reduction of the 80' wide buffer yard to 40'. The modification letter also included a
request to waive the requirement for the use of six-foot tall walls and/fencing to
screen vehicular headlights. In both cases, an enhanced buffer is proposed with plant
material screening and berming.
(vii) How Conflicts Between Land Uses are Being Avoided
Landscape and buffer requirements will be followed to minimize conflicts between land
uses and impacts on open spaces. The modification request relating to the buffer
between Residential and Industrial use on the west property line proposes an
enhanced landscape to equal or exceed the standard buffer requirements.
(viii) Neighborhood meeting
• With the proposed land use and building size, the project is subject to a Type I/Public
Hearing so a neighborhood meeting is not required. However, a neighborhood
meeting was held on June 18, 2008 and facilitated by BHA Design. Overall the
project was supported and looked at favorably by the Neighborhood Meeting
attendees. See attached neighborhood meeting comments.
(ix) Project name and previous project names.
• Odell Brewing Co. Expansion
Statement of Planning Objectives Page 4 of 4
Neighborhood Meeting Notes
Odell Brewing Co. Expansion
1 Construction noise?
• Construction will generate noise but operations will adhere to City of Fort Collins
permitted construction hours.
2 What is the proposed height of the expansion versus the existing building height?
• Proposed building height is approximately 32 feet. It was estimated the existing
building height was slightly more than 25 feet.
• Trees on the berm will assist with screening the height and mass of the expansion.
3 What is the height of the berm?
• Berm height is approximately 4'-6" with a high density of plantings to assist with
screening from the adjacent residential properties.
4 Little noise is heard during events which are currently held on the east side of the building.
Will the events remain on the east side?
• Currently, the plan is to keep events such as the Small Batch Festival on the east side.
Bands and the public patio space will remain as they are today.
5 Generally, it was voiced on several different occasions that the proposed building looked
very nice and is welcomed.
6 What types of plant material is to be used on the berms?
• Plant material that provided a high level of opacity — evergreen trees and low
branching shrubs; many of the plants will be xeric in nature.
7 During brewing events there is an increase of bike traffic on 3rd Street, not necessarily a
negative but is there an opportunity to provide an off-street walk/bike connection between
Odell's and New Belgium?
• Owner and design team agreed that is a good idea and worth studying in more detail.
8 What's planned in the future for the north property?
• Odell's has purchased the land as a long-term investment
• Site currently restricted by large amounts of lime tailings.
9 Will hours of operation change for the Brewery?
• No. Hours will remain the same.
10 What is the general truck traffic pattern?
• Generally, the semi -trailer trucks arrive from the east on Lincoln.
• Wholesale trucks leave/arrive in both directions for local deliveries.
11 Some concerns were voiced regarding noises generated with the main entrance on the
south and with the future Phase-2 expansion with a potential new patio on the southwest
corner.
12 General discussion regarding ROW improvements on Lincoln
• A sidewalk the full length of Lincoln is desired by the neighborhood
• Existing storm drainage swale may need some additional irrigation for the interim but
likely not much will be improved until the ultimate ROW build out is defined.
• Side topic: Extension of downtown character through the use of diagonal parking.
13 Can screening be provided around the truck turn -around area?
• BHA to look at additional screening with plant material suitable for lime tailings.
• Design team pointed out that the truck turn -around area would be 'carved' into the
side of the lime tailing berm. Therefore, much of the operations would be hidden
from the west and northwest.
Statement of Planning Objectives — Neighborhood Meeting Notes Page 1 of 1
NORTHERN
ENGINEERING
Variance Request Letter
Date: July 17, 2008
ADDRESS: PHONE:970.221.4158 WEBSITE:
200 S. College Ave. Suite 100
Fort Collins, CO 80524 FAX: 970.221.4159 www.northernengineering.com
Project: Odell Brewing Company Expansion Project No. 100-006
Fort Collins, Colorado
Attn: Mrs. Sheri Langenberger
Development Review Manager
City of Fort Collins Engineering Department
281 North College Avenue
Fort Collins, Colorado 80521
Dear Staff:
This letter is in regards to the proposed expansion of Odell Brewing Company at 800 East
Lincoln Avenue. The brewery desires to expand its facilities, including the addition of a new
parking lot and access drive west of the existing building. The project was presented before the
Conceptual Review Team on May 12, 2008. Ted Shepard's comment letter dated May 16,
2008 identified the need for a variance (Comment #15). In particular, a variance is requested
to allow a new access drive onto Lincoln Avenue, which does not meet the City's spacing
requirement for arterial streets.
Chapter 7 of the Larimer County Urban Area Street Standards (LCUASS) addresses the Street
Design and Technical Criteria for public roadways. More specifically, separation requirements
between driveways are listed in Table 7-3. The recommend minimum distance between
driveway centerlines is 460-ft on an arterial road without a raised median.
The proposed site improvements include a new driveway located approximately 328-ft west of
the existing Odell Brewing Company paved driveway, and approximately 248-ft east of Third
Street. On the south side of Lincoln Avenue, the proposed driveway is roughly 72-ft east of the
existing driveway into Link-N-Greens.
The new parking lot and driveway are critical, not only for the brewery's expansion and
increasing a local business, but also to improve safety and traffic flow in the area. Current
operations require large semi trucks to back into the loading dock area at the northeast side of
the building. During this maneuver, traffic flow on Lincoln Avenue is completely blocked. This
is a routine occurrence with every semi truck on almost every business day. The other safety
hazard occurs with overflow parking. Although prohibited, some guests presently park alongside
of Lincoln Avenue during busy events.
The new access point and parking lot will mitigate both of these safety and traffic flow problems.
The additional parking lot will allow patrons to safely park in designated on -site spaces.
Additionally, the parking lot, drive aisles, and turnaround design allow for the large semi trucks
to make their maneuvers on -site, safely away from the public right-of-way and arterial traffic. In
order to accomplish two these objectives, a variance is absolutely necessary to allow a
separation of less than 460-ft; there is no other alternative for access on Lincoln Avenue.
We would not propose a solution to mitigate one or two safety concerns only to introduce others.
Therefore, we have considered the potential adverse impacts of the new driveway being less than
460-ft away from adjoining driveways or public streets. At this point, we have not identified any
concerns that outweigh the benefits of the new driveway at Odell Brewing Company.
The 328-ft separation from the existing Odell driveway, and the 248-ft spacing from Third Street
are both operationally sufficient along Lincoln Avenue. The 72-ft separation to the south at the
Link-N-Greens entrance has the potential for conflicting left turning movements. However, the
implications of this scenario do not seem to prevail over the benefits listed above. There is
already an informal dirt driveway in this proposed location, and to the best of our knowledge, no
adverse conditions have been experienced. The existing dirt driveway will be closed with this
proposal. All heavy truck traffic enters the site westbound from 1-25; thereby making right turns
into the brewery and causing minimal disruption of thru traffic. Furthermore, the large delivery
trucks and main traffic using the new driveway are expected to occur on the off-peak hours of
City-wide traffic on Lincoln Avenue.
Another factor influencing the recommended separation distances in LCUASS Table 7-3 is
general access control and transportation planning along arterial streets. Although classified as
an arterial road, one only needs to travel from Willow Street to Lemay along Lincoln Avenue to
realize that it is not a typical City arterial. There are some locations with continuous access
points, as well as multiple driveways approximately 100-ft apart. It is also understood that the
type and character of this roadway is currently up for discussion. If Lincoln Avenue takes on
more of a downtown street feel, similar to that of Old Town or the River District, then the
separation criteria changes altogether.
All things considered, we feel justified in requesting the variance listed above. We strongly
believe this is the best and only solution to address the needs and concerns of Odell Brewing,
and current traffic operations along Lincoln Avenue. We do not believe this variance will be
detrimental to public health, safety or welfare. We also trust that this proposal will not adversely
affect the design life of Lincoln Avenue or increase future maintenance costs.
For additional information concerning the transportation impacts of the proposed expansion,
please refer to the traffic memo by Delich Associates. Feel free to contact me if you have any
questions.
Sinc ely,
Nicholas W. Haws, PE
Project Manager
CC: Brendan McGivney — Odell Brewing Company
L '. i
INORTHERN
ENGINEERING
Variance Request Letter
Date: July 21, 2008
ADDRESS: PHONE: 970.221.4158
200 S. College Ave. Suite 100 WEBSITE:
Fort Collins, CO 80524 FAX: 970.221.4159 www.northernengineering.com
Project: Odell Brewing Company Expansion
Fort Collins, Colorado
Attn: Mrs. Sheri Langenberger
Development Review Manager
City of Fort Collins Engineering Department
281 North College Avenue
Fort Collins, Colorado 80521
Dear Staff:
Project No. 100-006
This letter is in regards to the proposed expansion of Odell Brewing Company at 800 East
Lincoln Avenue. The brewery desires to expand its facilities, including the addition of a new
parking lot and access drive west of the existing building. The project was presented before the
Conceptual Review Team on May 12, 2008. Ted Shepard's comment letter dated May 16,
2008 identified the need for a variance (Comment #15). In particular, a variance is requested
to allow a new access drive onto Lincoln Avenue, which does not meet the City's spacing
requirement for arterial streets.
Chapter 7 of the Larimer County Urban Area Street Standards (LCUASS) addresses the Street
Design and Technical Criteria for public roadways. More specifically, separation requirements
between driveways are listed in Table 7-3. The recommend minimum distance between
driveway centerlines is 460-ft on an arterial road without a raised median.
The proposed site improvements include a new driveway located approximately 328-ft west of
the existing Odell Brewing Company paved driveway, and approximately 248-ft east of Third
Street. On the south side of Lincoln Avenue, the proposed driveway is roughly 72-ft east of the
existing driveway into Link-N-Greens.
The new parking lot and driveway are critical, not only for the brewery's expansion and
increasing a local business, but also to improve safety and traffic flow in the area. Current
operations require large semi trucks to back into the loading dock area at the northeast side of
the building. During this maneuver, traffic flow on Lincoln Avenue is completely blocked. This
is a routine occurrence with every semi truck on almost every business day. The other safety
hazard occurs with overflow parking. Although prohibited, some guests presently park alongside
of Lincoln Avenue during busy events.
M t �
The new access point and parking lot will mitigate both of these safety and traffic flow problems.
The additional parking lot will allow patrons to safely park in designated on -site spaces.
Additionally, the parking lot, drive aisles, and turnaround design allow for the large semi trucks
to make their maneuvers on -site, safely away from the public right-of-way and arterial traffic. In
order to accomplish two these objectives, a variance is absolutely necessary to allow a
separation of less than 460-ft; there is no other alternative for access on Lincoln Avenue.
We would not propose a solution to mitigate one or two safety concerns only to introduce others.
Therefore, we have considered the potential adverse impacts of the new driveway being less than
460-ft away from adjoining driveways or public streets. At this point, we have not identified any
concerns that outweigh the benefits of the new driveway at Odell Brewing Company.
The 328-ft separation from the existing Odell driveway, and the 248-ft spacing from Third Street
are both operationally sufficient along Lincoln Avenue. The 72-ft separation to the south at the
Link-N-Greens entrance has the potential for conflicting left turning movements. However, the
implications of this scenario do not seem to prevail over the benefits listed above. There is
already an informal dirt driveway in this proposed location, and to the best of our knowledge, no
adverse conditions have been experienced. The existing dirt driveway will be closed with this
proposal. All heavy truck traffic enters the site westbound from 1-25; thereby making right turns
into the brewery and causing minimal disruption of thru traffic. Furthermore, the large delivery
trucks and main traffic using the new driveway are expected to occur on the off-peak hours of
City-wide traffic on Lincoln Avenue.
Another factor influencing the recommended separation distances in LCUASS Table 7-3 is
general access control and transportation planning along arterial streets. Although classified as
an arterial road, one only needs to travel from Willow Street to Lemay along Lincoln Avenue to
realize that it is not a typical City arterial. There are some locations with continuous access
points, as well as multiple driveways approximately 100-ft apart. It is also understood that the
type and character of this roadway is currently up for discussion. If Lincoln Avenue takes on
more of a downtown street feel, similar to that of Old Town or the River District, then the
separation criteria changes altogether.
All things considered, we feel justified in requesting the variance listed above. We strongly
believe this is the best and only solution to address the needs and concerns of Odell Brewing,
and current traffic operations along Lincoln Avenue. We do not believe this variance will be
detrimental to public health, safety or welfare. We also trust that this proposal will not adversely
affect the design life of Lincoln Avenue or increase future maintenance costs.
For additional information concerning the transportation impacts of the proposed expansion,
please refer to the traffic memo by Delich Associates. Feel free to contact me if you have any
questions.
Sincerely, �cM1•�,':''C� �t`,�
�;..071
Nicholas W. / AL \
Project Manager
CC: Brendan McGivney — Odell Brewing Company
Odell Investments, LLC
800 East Lincoln Avenue
Fort Collins, CO 80524
July 21, 2008
Mr. Randy Maizland
Engineering Department
City of Fort Collins
281 North College Avenue
Fort Collins, CO 80525
RE: Letter of Intent for future easement
Dear Mr. Maizland:
This letter is to acknowledge our intent to grant an easement for 110' wide
private access easement running along the entire southern property line. Said
easement is further illustrated on the attached Easement Exhibit and legal
description. The easement will be located within the property adjacent to the
North side of other property currently owned by the Odell Investments, LLC, Inc.
Sincerely,
Wynne Odell /
Manager, Odell Investments, LLC
970/498-9070
wynne(aD-odellbrewina.com
NORTHERN
ENGINEERING
ADDRESS: PHONE: 970.221.4158
200 S. College Ave. Suite 100 WEBSITE:
Fort Collins, CO 80524 FAX: 970.221.4159 www.northernengineering.com
DESCRIPTION: PRIVATE ACCESS EASEMENT
A Private Access Easement located in the Northeast Quarter of Section 12,
Township 7 North, Range 69 West of the 6th Principal Meridian, City of Fort
Collins, County of Larimer, State of Colorado being more particularly described as
follows:
Considering the North line of Lot lof the Odell Brewing Company Replat and the
South line of Parcel 97121-00-042 as bearing South 89'1123" West and with all
bearings contained herein relative thereto:
BEGINNING at the Northwest corner of Lot 1 of the Odell Brewing Company Replat;
thence, along the South line of Parcel 97121-00-042, South 8901123" West,
98.64 to the East right-of-way line of 3rd Street; thence along said East right-of-way
line, North 00035'43" East, 110.03 feet; thence, North 89'11'23" East, 876.21
feet to a point on the East line of Parcel 97121-00-042; thence along said East
line, South 01018'55" West, 110.08 feet to the Southeast corner of Parcel 97121-
00-042; thence along the South line of Parcel 97121-00-042, South 89011,23"
West, 258.45 feet to the Northeast corner of said Lot 1; thence along the North line
of said Lot 1, South 89'1123" West, 517.73 feet to the Point of Beginning.
The above described easement contains 96,307 square feet more or less and is
subject to all easements and rights -of -way now on record or existing.
July 16, 2008
100-006
LMS
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November 19, 2008
Nicholas Haws, P.E.
Northern Engineering
200 S. College Avenue, Suite 100
Fort Collins, CO 80524
Planning, Development & Transportation
Traffic Operations
626 Linden
P.O. Box 580
Fort Collins, CO 80522.0580
970.221.6630
970.221.6282 - fax
www.fcgov.com/traffic
RECEIVED
NOV 2 0 2008
Re: Variance Request for Access to Lincoln Avenue for the Odell Brewing Company
Dear Mr. Haws:
I am writing in response to your request dated July 17, 2008 for a variance to the
Larimer County Urban Area Street Standards. The request was for an access to
Lincoln Avenue approximately 328 feet west of the existing Odell Brewing Company
driveway.
The City has determined that a two-way center turn lane is appropriate on Lincoln
Avenue rather than a raised median. Thus, the City would conditionally support the
variance request for a second access from the Odell property to Lincoln Avenue
provided that the existing driveway on the south side of Lincoln into the golf course can
be realigned so that it lines up with the proposed new Odell's driveway.
I look forward to continuing to work with you and your team on this project. Please let
me know if you have any questions.
Sincerely,
Joe Olson, P.E.
Traffic Engineer
City of Fort Collins
xc: Sheri Langenberger, Engineering ✓
Ted Shepard, Current Planning
to 40-feet and to waive the use of six-foot high walls and/or fence to satisfy side lot
parking lot screening.
4. A maximum number of .75 spaces per employee are allowed. This standard may be
slightly increased to provide parking for shift overlap or other factors unique to the
operation of the facility. Section 3.2.2(K)(3) allows for the number of spaces to be
increased as an Alternative Compliance provision. In order to take advantage of this
provision, and to allow an increase in parking on the west side for the tap room,
please provide information regarding public usage of the tap room. Response: As the
site plan delineates more parking than is allowed per the .75 spaces per employee
maximum, the applicant would like to take advantage of the Alternative Compliance
provision. In addition to employee parking there is a need to provide parking for
public usage. The tap room has a 225 person capacity and is usually full on
Thursday and Friday afternoon from 3-6pm. Typically, the tap room is full on
Saturdays from 1 1 am-6pm on Saturdays. Odell Brewing Co. also sponsors charitable
events at the brewery about twice a month with an average attendance of 75 people.
5. The parking lot should be screened from the west property line in a manner that may
incorporate berming, landscaping, low screen walls or any combination of sufficient
opacity to block at least 75% of the light from vehicle headlights [Section
3.2.1(E)(4)(b)]. Response: As noted in item #3, the Request for Modification
addresses this requirement and proposes screening through the use of berming and
dense landscaping. Additionally, several large evergreen trees on site are proposed to
be transplanted for screening and will provide immediate year-round impact.
6. Electrical power is available along Lincoln Avenue. Presently, the building is served by
a 150 kva transformer. For the addition, please provide a Commercial One ("C-1 ")
Form and a One -Line Diagram, prepared by the electrical contractor, to determine if
the existing transformer is adequate. Normal site and development charges will apply
to the new construction. Be sure that the Major Amendment clearly delineates a
phasing line between current and future improvements to the north so that Light and
Power fees and charges are assessed accordingly. For further information, please
contact Rob Irish at 221-6700. Response: A C-1 form and One -Line Diagram will be
provided during the building permit phase. The only improvement proposed north of
the property line is the truck turn -around, which is illustrated on the Site Plan.
7. In the Dry Creek basin, the two year historic release rate is 0.2 cfs/acre. There are
issues with the capacity of the Lincoln channel which is the outfall for this site. Please
contact Rex Burns (498-5721) at the Larimer County Engineering Department for any
requirements they may have. There are properties to the east that are flooded
frequently so the County has required special release rates or delayed release into the
channel. Any Low Impact Development (LID) measures used will lessen the impact on
the Lincoln Channel. Response: The 0.2 cfs/acre release has been used in the
calculations. In addition, the LID techniques (specifically, the infiltration component)
will dramatically reduce the burden on the Lincoln Channel.
8. If there is an increase in imperviousness greater than 1000 square feet, onsite
detention is required with a 2 year historic release rate for water quantity. Parking lot
detention for water quantity is allowed as long as it is not deeper than one foot. If
Responses to CRT Comments Page 2 of 5
there is less than 1000 but more than 350 square feet of new imperviousness, a site
grading plan is all that is required. Water quality treatment is also required as
described in the Urban Storm Drainage Criteria Manual, Volume 3 — Best
Management Practices (BMPs). Extended detention is the usual method selected for
water quality treatment but all BMPs are encouraged and can reduce the water quality
capture volume for extended detention. The Stormwater Utility is willing to work with
the applicant on "experimental" BMPs and actually have the LID committee review and
suggest BMPs to use on the site. There is a possibility that the Stormwater Utility would
assist financially if there was a BMP that was more "experimental" in nature. The
Utility is interested in assisting in the implementation of various BMPs to evaluate the
effectiveness and maintenance required. The applicant needs to involve the Utility and
the LID Committee early on in the design stage. Response: Acknowledged. Please see
Drainage Plan and Report for detailed information.
9. A revised drainage and erosion control report and construction plans are required and
must be prepared by a Professional Engineer registered in Colorado. The design of
this site must conform to the drainage basin design of the Dry Creek Master Drainage
Plan as well the City's Design Criteria and Construction standards. Response:
Acknowledged.
10. The city wide development fee is $4,420/acre ($0.1015/sq.ft.) for new impervious
area over 350 sq.ft. No fee is charged for existing impervious area. This fee is to be
paid at the time each building permit is issued. Response: Acknowledged.
1 1 . The site is in the Cache La Poudre 500-year floodplain now because the Oxbow levee
took it out of the 100-year floodplain. The previous variances for the site related to
Dryland Access and the floatable materials (delivery trucks) which are no longer
needed because either the regulations changed (Dryland access no longer required)
or the mapping changed and the regulation no longer applies (floatable materials).
The only restriction in the 500-year floodplain is no life -safety and emergency
response critical facilities. For further information, please contact Glen Schlueter,
221-6700. Response: Acknowledged. No life -safety or emergency response critical
facilities are proposed.
12. Water/Wastewater comments: Existing mains: 16-inch water main in Lincoln, 8-inch
sanitary sewer in Lincoln (East 1/3 of site). There is an existing 2-inch domestic water
service and a 6-inch fire line providing service to the building. Response:
Acknowledged.
13. As a part of the expansion, provide a sampling/monitoring manhole on the sewer
service for testing the strength of the process wastewater. Response: The ability to
sample/monitor process wastewater will be provided with the new system designed by
Stewart Environmental,
14. No change to the existing water service is planned at this time. For further
information, please contact Roger Buffington, 221-6700. Response: Correct.
15. Lincoln Avenue is classified on the Master Street Plan as a four -lane arterial street.
The proposed driveway that would serve the west parking lot does not meet the 460-
Responses to CRT Comments Page 3 of 5
foot driveway separation required for arterial streets. As shown, it is too close to Third
Street, the east parking lot entrance, and driveways across the street. A variance to
this Street Standard would be required. Such a variance must be supported by a
Transportation Impact Study. The evaluation of the request is made by the
Engineering Department and is not forwarded to the Hearing Officer. Response: A
variance request letter has been provided by Northern Engineering, and a
Transportation Memo has been provided by Delich and Associates.
16. The scope of the aforementioned T.I.S. should be determined by Traffic Operations
Department. Please contact Ward Stanford, 221-6820, for further information.
Response: Delich and Associates has contacted Ward and met with the Traffic
Operations Department to determine the scope of a T.I.S. Memo.
17. No new right-of-way is needed for Lincoln Avenue. But, as an arterial street, the
applicant is required to provide the ultimate design of the fully improved roadway to
ensure that improvements along the property's frontage will tie in with future
improvements to the east and west. In particular, the vertical design is most important
to make sure that there is positive drainage along the roadway. The extent of this
design is 1,000 in both directions. Response: Since the ultimate section and alignment
of Lincoln Avenue are unknown at this time, the Applicant proposes to incorporate a
pro -rated design fee into the local street frontage escrow fund for Lincoln Avenue
improvements. This approach is similar to what In -Situ did (no ultimate design, off -site
1,000LF, etc.), and will allow for a more comprehensive design in the future.
18. As the developer, Odell Brewing is required to improve the frontage along the Lincoln
Avenue. Or, at the determination of the City Engineer, these improvements may be
escrowed for future roadway improvements along Lincoln to be constructed in a more
comprehensive manner than just the subject property's frontage. Response: In
accordance with #1 7 above, this expansion will not include the design or the
construction of frontage improvements to Lincoln Avenue. Instead, the Applicant will
escrow the local street portion, which has been estimated in the range of $1 1 1 /LF, or
approximately $51,615.
19. Any discussion regarding diagonal or parallel parking along Lincoln Avenue would
involve meeting with staff from Engineering, Transportation Planning and would follow
the direction of the Downtown River District Plan. Response: Any further discussion
regarding diagonal or parallel parking along Lincoln Avenue will involve appropriate
City Staff in terms of the 'larger picture' and related overlay districts.
20. At the time of submittal for the Major Amendment, the applicant will be assessed the
Transportation Development Review Fee. This fee is based on a formula. Please
contact Randy Maizland, 221-6605 for an estimate of this fee. Response: A check for
the Transportation Development Review Fee is included in this submittal.
21. New construction will be assessed two transportation related fees collected at the time
of Building Permit issuance. First is the City's Street Oversizing Fee and second is
Larimer County's Road Impact Fee. For an estimate of these fees, please contact Matt
Baker in the City's Engineering Department at 221-6605. Response: Acknowledged.
Responses to CRT Comments Page 4 of 5
22. A plat or replat will not be required but only so long as the improvements north of the
existing platted lot line do not consist of a building. Response: A re -plat has been
submitted to merge the two previous lots, vacate easements, and dedicate new
easements. No buildings are proposed north of the plat boundary. A private access
easement (by separate document) has been provided, along with a letter of intent from
the land owner allowing the truck turnaround.
23. The normal Utility Plans, Development Agreement and Development Construction
Permit will be required. Response: Acknowledged.
24. 1 have enclosed a copy of the Administrative Interpretation which allows for porous
concrete to satisfy the paving requirements of Section 3.2.2(D)(3). Please contact
Dana Leavitt, 221-6750 for further information. Response: Acknowledged. The design
team has been working with the City and the LID committee for the use of pervious
pavement in the proposed parking lot. The City/LID has agreed to cost sharing of the
pervious pavement improvements.
25. Please provide a letter stating the company's recycling policy and processes as this
should be sufficient to meet the requirements of 3.2.5 Trash and Recycling Encloses
section of the Fort Collins Land Use Code (LUC). Response: See attached letter.
26. In addition to providing bike racks near the tap room entrance, you may want to
consider adding bike racks around the detention pond to accommodate the number
of bicyclists that visit the brewery on Saturdays and holidays. Response: Additional
bike parking spaces have been provided exceeding the minimum requirements.
27. Fort Collins native plant material will be required to be planted within buffer zones.
We would also like to encourage the applicant to consider planting native plant
material for landscaping. Response: Acknowledged. Native plant material may be
used in the detention pond area as well as the buffer zone.
28. We would like to encourage the applicant to consider contacting Gary Schroeder,
221-6395 to explore utilizing the City's Design Assistance Program to help design an
energy efficient/sustainable building. Response: The design team has met with Gary
Schroeder and is very interested in using integrated design to optimize the energy
performance of this building. We will work with Gary to determine what design
assistance is available to make this a more sustainable building.
Responses to CRT Comments Page 5 of 5
Odell Brewing Company First Replat - Exhibit_ Page: 1 of 1
Date: 9/29/2009
Project Number: 100-006 / 404-001 NORTHERN Plan Date: 04/30/09
FN: Lincoln -Ave -Escrow 09-29-09.xis
Project Manager: N. Haws
C
Work Items
Quant—it y7
Unit
Unit Cost
Item Cost
general Sitework
Surveying/Staking
Material Testing
1
LS
1,000.00
1,000.00
Strip and stockpile 4" of topsoil
1
LS
1,000.00
1,000.00
Earthwork
55
CY
4.41
242.55
Borrow (price included above)
1
1,200
LS
CY
9,500.00
9,500.00
Demo & Dispose Exist. FES & Storm Pipes
1
LS
10.70
Erosion Control
285.00
285.00
1
LS
300.00
300.00
Sub -Total
12,327.55
30" Vertical Curb & Gutter 309 LF 13.08 4,041.72
Sub -Total Jjustments/Additions 4,041.72
Subgrade Prep, LF 309 LF 1.67 516.03
Sub -Total 516.03
Mill & 1.5" Overlay
103
SY
12.48
1,285.44
13' Widening (8" HBP/ 15" ABC)
620
SY
39.69
24,607.80
Sterilize before Paving
620
SY
0.16
99.20
di ustments/Additions Sub -Total
25,992.44
Traffic Control
Subgrade Prep, SY
2
DAY
1,200.00
2,400.00
Striping
620
SY
1.48
917.60
Adjust Valve Boxes
1
LS
350.00
350.00
2
EA
245.00
490.00
Sub -Total
4,157.60
Street Trees
Irrigation
9
EA
390.00
3,510.00
Turf
1
LS
1,500.00
1,500.00
4,450
SF
0.50
2,225.00
Sub -Total
liustments/Additions
7,235.00
Replace topsoil/amend..
55
CY
18.00
990.00
Sub -Total
990.00
A
General Sitework
B
Concrete
12,327.55
C
Asphalt Total
4,557.75
D
Landscaping
30,150.04
8,225.00
ALL
TOTAL ALL ROADWAYIMPROVEMENTS $
55,260.34
contingency at 25% $
13,815.09
ESCROWAMOUNT $
69,075.43
This exhibit is based in part, or in whole, upon information provided by others. Engineer assumes no liability for the accuracy or completeness of said information
Statement of Planning Objectives
Odell Brewing Co. Expansion
The proposed project includes an expansion of the existing manufacturing/office/tap-room
(public use) facility to accommodate increased brewing operations through a Major
Amendment of an approved development plan. In addition to the building expansion,
proposed site and landscape improvements include an additional parking area, an enlarged
shipping area, a detention pond, pervious hardscape and landscape enhancements. The
existing building is currently located on Lot 1(1 .94-acre east lot) and is proposed to extend
into Lot 2 (1.86-acre west lot) with a short section of asphalt pavement extending into the
north parcel (15.88 acres). All three parcels are zoned Industrial and are owned by Odell
Brewing Co. A proposed plat will create a single 3.8-acre project site by merging Lots 1 and
2. At this time a proposed access easement is to be dedicated through separate instrument to
facilitate a truck turning area and overflow parking area into the north parcel. The site is
located in the City of Fort Collins at 800 East Lincoln Avenue.
Architecture
The Odell Brewery Expansion is proposed to increase the current facility by expanding to the
west. The production area expansion of 16,000 sf will include a new enclosed tank farm for
fermenting tanks, an extension of the bottling line and warehouse and a larger cooler which
will serve new truck docks. The administration addition is three stories. The 2330 sf 1 st floor
includes reception, meeting room and office functions along with restrooms to serve the
tasting room. The 3320 sf 2nd floor and 1408 sf third floor are office areas.
The existing facility will have some interior remodel work done to enlarge the tasting room and
move the main public entrance from the east to the west. A trellis covered walkway will lead
from the new parking lot on the west to the new main entry.
A future expansion will include additional fermenting tanks and a new brew house.
Materials for the expansion will carry on the theme of masonry and pre -finished metal siding
from the existing building with the addition of some wood siding as accent. The production
area will be coated, textured concrete panels with some decorative patterning. The various
gable -roofed forms on the south elevation will liven up the street fa4ade and larger expanses
of glass windows will provide a more open feeling. In the production area, high windows
allow natural daylight in those spaces.
(i) Statement of appropriate City Plan Principals and Policies
The proposed project is consistent with the City's Comprehensive Plan as per the following
Odell Brewing Co. expansion is being developed as a Major Amendment of an
approved site development plan. The project will comply with City Code and will
remain consistent with the current approved site development plan.
• The property is located within the I zone district. Section 4.28(B) lists Commercial,
Industrial and Public uses as a permitted use subject to administrative review.
Statement of Planning Objectives Page 1 of 4
• Funds to be escrowed for future public improvements as required for the Lincoln
Avenue frontage.
• Traffic flow patterns within the property are designed to provide efficient circulation
and to separate employee/vendor parking from visitor parking.
• Bicycle parking is provided within the site, as well as connectivity to Lincoln Avenue
bike lane.
• See attached Hazardous Materials Analysis for a list of hazardous materials.
• Development of the Phase-1 building expansion and parking lot is tentatively
scheduled to begin in the winter of 2008 and finished in the spring of 2009.
Development of Phase-2 will be determined by the market.
(ii) Open Space, Buffering, Landscaping, Circulation, Transition Areas, Wetlands and Natural
Areas
Open Space:
• The existing site includes open space at the southeast corner which serves as storm
water detention. The Odell Brewing site is being designed with additional private open
space near the southwest corner of the proposed expansion that will also function as
detention. Open space is also provided along the west property lines.
Buffering:
Buffering is indicated to screen parking and service areas from adjacent residential
properties and from Lincoln Avenue. The property immediately north of the Odell
Brewing Expansion site is anticipated to develop with similar
manufacturing/office/industrial land uses. Enhanced landscape and earthen berms
will be utilized along the west property line to screen the adjacent neighborhood from
the proposed expansion. A modification request has been submitted to the City for a
reduction in the land use buffer requirement from 80' to 40' and to waive the
requirement for a 6' tall fence and/or wall.
Landscaping_
The landscape design concept for the Odell Brewing Co. property has been driven by
the location of the site, current uses and the existing residential neighborhood to the
west. Native or adapted plant materials and bouldering will be incorporated into the
proposed detention pond to create a site amenity at the new building entrance. We
will meet the requirements of the City of Fort Collins, with the design intent of
enhancing the architectural elements of the building and its surrounding spaces.
• There will be two focal areas on the site, the primary one being the main entrance and
proposed detention pond. The landscape in this area is to enhance the main view
from Lincoln Avenue and to welcome guests to the new Tap Room entrance. The other
focal areas will be the west residential landscape buffer.
Circulation:
• Primary access for the site will be from East Lincoln Avenue.
Statement of Planning Objectives Page 2 of 4
• Employees and vendors will access the site from the existing drive located at the
southeast corner of the site. Although visitors may use this parking after hours or as
overflow for large events, visitors will be encouraged to use proposed west parking
area.
• Trucks will access the proposed west loading docks from the proposed drive access
on the southwest corner of the site. Visitors will also use this drive for access to the
parking area. After delivery hours, overflow parking will be made available in the
truck turning area.
• Circulation patterns are not expected to change when the future Phase-2 building
expansions occurs.
• Accessible parking spaces are shown in both the visitor and employee parking areas
on both sides of the building.
• Pedestrian access is provided from parking areas to building entrances.
• Bicycle parking is provided near the southeast entrance (employee) and southwest
entrance (visitor) to the building.
Wetlands and Natural Areas:
• The entire site has been disturbed with development and other purposes such as
overflow parking for large special events.
• There are no existing wetlands on site.
A grouping of native and non-native trees exists west of the existing building. These
trees will be removed and/or relocated along with the Phase 1 improvements.
(iii) Proposed ownership and maintenance of public and private open space areas.
• Odell Brewing Co. will be responsible for maintenance of all Lots and the private
driveways into the site.
(iv) Estimate of Number of Employees for Commercial and Industrial Uses
Phase 1
The Phase-1 Odell Brewing expansion project is being designed to accommodate 15
manufacturing employees per shift, and 25 office employees. On any given day, a
total of approximately 40 employees will be needed. The manufacturing operations
will occur 20 hours a day -5 days a week, and the manufacturing employees will be
divided into 2 shifts; 5am-3pm and 3pm-1 am. Additional manufacturing employees
will be required to cover all of the weekly production shifts. The additional employees
will work the same two shifts, but on different days of the week. Therefore, the total
number of employees anticipated in Phase-1 is 40.
Phase 2
Upon completion of the Phase-2 building expansion the Odell Brewing facility will
accommodate 25 manufacturing employees per shift, and 40 office employees. On
any given day, a total of approximately 65 employees will be needed. The
manufacturing operations will occur 20 hours a day -5 days a week, and the
manufacturing employees will be divided into 2 shifts; 5am-3pm and 3pm-1 am.
Additional manufacturing employees will be required to cover all of the weekly
Statement of Planning Objectives Page 3 of 4