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HomeMy WebLinkAboutTESTA BEAUTY SALON, 1635 S. LEMAY AVE. - PDP - 12-07 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWPlease contact Dana, at 224-6143, if you have questions about these comments. 9. The structures were built in 1941, making them well over 50 years old. Therefore, any alterations to the structures are subject to review by the City's Historic Preservation Planner, Karen McWilliams. Please contact her at 224-6078 for information about their requirements. Response: Photo's of the property were provided to miss McWillaims. We then had a conversation and she indicated that since there were no major changes to the exterior of the building we would be in compliance. However she does want to review the site plans. 10. This development request will be subject to the current Development Review Fee Schedule that is available in the Current Planning Dept. office. The fees are due at the time of submittal of the required documents for the PDP and Final Compliance phases of development review by City staff and affected outside reviewing agencies. Response: Noted. 11. This development proposal is subject to the requirements as set forth in the City's LUC, specifically Articles 2, Administration (Development Review Procedures), Article 3. General Development Standards, and Article 4. (Zoning) Districts, specifically Division 4.23 — Neighborhood Commercial District. Response: Noted. b. The proposed change -of -use requires that a bicycle rack be provided on the property. Response: We will comply. Please refer to site plans. Please contact David, at 416-2643, if you have questions about these comments. 7. Carie Dann of the PFA offered the following comments: a. PFA will need to get trucks off the South Lemay Ave. to fight a fire. Therefore, a minimum 20' wide, unobstructed "fire lane" constructed of an all-weather surface that will carry a 40-ton truck must be provided on the property. Response: Will comply. Please refer to Site Plans. b. This new commercial use must provide fire flows of 11500 gallons per minute at a residual pressure of 20 lbs. Per square inch. Response: Noted c. The address for this building must be clearly visible from South Lemay Ave., with numerals of a PFA-approved size that provide good visual contrast (color, texture, etc ) from the building. Response: Will Comply. Please contact Carie, at 416-2869 if you have questions about these comments. 8: Dana Leavitt - City's Environmental Planner a. A 100' buffer is required from the top of the bank of Spring Creek to any construction of improvements on this property. Response: John and Nancee Testa attended a meeting with Dana Leavitt on site. The site plans show that a slight infringement onto the 100 foot Spring Creek buffer would be necessary for the parking area. Dana indicated that this would be acceptable if additional landscaping would be provided to offset this infringement. We have included this in our landscaping plans. b. The design and construction of any improvements on the property must satisfy the compatibility requirements set forth in Sec. 3.4.1 of the LUC. Response: Will comply. c. Please contact Tim Buchanan, the City Forester, to inspect any trees on site before disturbance or removal. Tim can be reached at 221-6361. Response: John Testa met with Tim Buchanan in March, 2007 to assess some of the trees on the property. Since the trees that are growing along the south side of the house are voluntary, growing in the path of the proposed handicap ramp, and are in poor condition, he approved the removal these trees. Response: Noted. Please refer to Site Plan. j. If the existing driveway is closed then the proposed new driveway is too close to the existing driveway on the adjacent property to the south. This applicant would need to provide a shared/joint access with that property. Response: Noted. k. The change -of -use on the property will necessitate an upgrade of the existing sidewalk along South Lemay Ave. to the standard 6'wide detached walk along an arterial street. There would have to be a 10' wide landscaped parkway, with street trees, between back of curb along the street and the new detached sidewalk. Response: Randy Maizland has approved the elimination of the detached walk. Instead the existing 4 foot sidewalk will be extended in width to 8 feet. The existing 4 foot sidewalk is in good condition so no demolition is required. Only the new 4 foot extension. 1. A minimum 20' wide unobstructed emergency access easement for the PFA must be dedicated on the property. Response: Will comply. Please refer to Site Plan. in. A Development Agreement and a Development Construction Permit will be required. They are administered by the Engineering Dept. Response: Noted. Will Comply. n. The Transportation Development Review Fee will apply and will be collected by the Engineering Dept. at the time of submittal of the change - of -use request. Please contact Randy for the exact amount of the fee to be paid. Response: Will Comply. Please contact Randy, at 221-6750 or 221-6605, if you have questions about these comments. 6. David Averill - Transportation Planning Department a. A TIS, addressing all modes of transportation, will be required with your PDP submittal. Please contact Eric Bracke of the Traffic Operations Dept. at 224-6062, and David Averill of the TPD, at 416-2643, to determine what information would be needed in the TIS pertaining to Level of Service for vehicle, pedestrian, bicycle, and transit modes of transportation. Response: Eric Bracke was contacted by phone on 4-5-07. He waived the need for a (TIS) because of the minimal amount of traffic and prior studies that were for businesses similar to ours. development plan. Please contact Matt Baker of Engineering, 224-6108 for detailed information on the fees. The fees will be collected at the time of issuance of building permits. Response: Noted c. The Larimer County Road Impact Fees will apply to development on this property. Response: Noted d. A Transportation Impact Study (TIS), addressing all modes of transportation, will be required with your PDP submittal. Please contact Eric Bracke of the Traffic Operations Dept. at 224-6062, and David Averill of the Transportation Planning Dept, at 416-2643, to determine what information would be needed in the TIS pertaining to Level of Service (LOS) for vehicle, pedestrian, bicycle, and transit modes of transportation. Response: The transportation study has been waived by Eric Bracke of the Transportation Operations Department. Other projects of similar descriptions were available for review. e. Please contact Eric Bracke, at 224-6062, to see if there are any Adequate Public Facilities transportation issues associated with the operation of this intersection of South Lemay Ave. and East Prospect Rd. as it relates to the proposed change -of -use on this property. Response: Noted f. This property will have to dedicate necessary street right-of-way (ROW) and easements behind the ROW for South Lemay Ave. Lemay Ave. is a 4- lane arterial and this section of the street is a "constrained" arterial. There must be 102' of total ROW (51' each side of the centerline) and there must be a 15' wide utility easement on the outside of the ROW (on the private property). Response: Noted. Please refer to surveyed plans. g. The property appears to have been platted as part of the East Acres Subdivision in 1930. If already platted, the necessary ROW and easement dedication can be done by separate documents, at $250.00 per document. Response: Please refer to new Subdivision Plat. h. The change -of -use on this property will be responsible for repairing/replacing any damaged curb, gutter, and sidewalk along its South Lemay Ave. frontage. Response: Noted. Will comply. i. Due to the standard driveway separation requirements, only one driveway for this change -of -use on the property will be permitted. • A change -of -use from residential to a beauty salon (commercial use) is allowed. • The remodeling work of the structure is subject to the Substantial Improvement rules. If the value of the remodel is less than 50% of the value of the structure, then no additional work to comply with the floodplain regs is required. If the value meets or exceeds the 50% value, then the structure will have to be either elevated or floodproofed to 6" above the water surface elevation. Please contact the Floodplain Administrator listed below if the value of the improvements is expected to be over 50%. More detail and help can be provided. • Any addition to the structure must meet the floodplain criteria regardless of its value. Additions must be either elevated or floodproofed to 6" above the water surface elevation. • An approved Floodplain Use Permit ($25.00) is required prior to release of a Building Permit. A detailed cost list must accompany the permit in order to determine the value of the remodel. • An approved Elevation Certificate is required prior to the release of the Certificate of Occupancy ONLY if an addition is built or the remodel is a Substantial Improvement. • Any site work will also require a Floodplain Use Permit prior to start of construction, Parking lots and landscaping are allowed in the flood fringe. Response: The value of the structure has been established at $119,400 so up to $59,699 in building improvements are allowed before "substantial improvement" is met. At this time we do not have appraisals for the improvements that will be completed. However preliminary figures show that we will be well under the 50% rule. • Floodplain Administrator contact: Susan Hayes, at 416-2233. Please contact Glen Schlueter, at 224-6965, if you have questions about these comments. 5. Randy Maizland - Engineering Dew a. The standard utility plan submittal requirements would apply to this development request if infrastructure improvements are necessary with the change -of -use. Response: Noted b. Street oversizing fees will apply to this development request. The fees are based on vehicle trip generation for the proposed land use in the a. The site design must conform to the drainage basin design of the Spring Creek Master Drainage Plan, as well as the City's Criteria and Construction Standards. Response: We will comply. Please refer to engineer plans. b. This site is located within the Spring Creek Drainage Basin, which has a City- wide development fee of $3070 per acre for new impervious area over 350 square feet. No fee is required for existing impervious area. The fee is paid at time of issuance of the building permits. Response: Noted c. The standard drainage and erosion control report and construction plans are required. A professional engineer registered in the State of Colorado must prepare these reports and plans. Response: We will comply. Please refer to engineer plans. d. On -site detention is required, with a 2-year historic release rate for water quantity and extended detention is required for water quality treatment. These are required if there is an increase in imperviousness greater than 1,000 sq. feet. A site grading plan is all that is required when there is less than 1,000 but more than 350 sq. feet of new imperviousness. Parking lot and driveway detention is allowed up to a foot deep, but the water quality extended detention needs to be in a pervious area. It is important to document the existing imperviousness, since it is grandfathered, because detention is not required for existing impervious area. Response: Please refer to civil engineer reports. e. There is an existing storm sewer inlet near the northeast comer of the property on South Lemay Ave. There is also a manhole in the center of the street near the inlet with an outfall pipe running out of it to the south and into Spring Creek. Response: Noted f. The outfall of any detention pond draining to Spring Creek needs to be extend to the low flow channel of the creek in an easement. Response: Glen Schlueter has approved the elimination of the use of an extension to Spring Creek from the detention pond. A percolation test has been ordered to test the detention pond. Kin the future the pond is not providing proper water quality treatments, an outfall will be installed to extend to Spring Creek. g. F000dplain Comments: This site is in the FEMA designated Spring Creek 100-year floodplain. It is located entirely in the flood fringe. The following comments are related to the Spring Creek floodplain: Response Letter to Conceptual Review Staff Comments Comments: 1. Gary Lopez — Zoning Department: a. The property is zoned NC and is proposed for a beauty salon (personal service shop). This is permitted subject to Type 1 review and public hearing. Response: Noted. b. Section 3.2.2(K)(2)(a) states that non-residential parking has maximum parking allowances based on the square footage of the floor space of the building. The floor space of the structure is 1008 square feet. Based on this, a maximum of 4 spaces would be allowed and the parking lot plus driveway must be hard surfaced. Response: A request for modification of standards set forth in section 3.2.2(K-)(2)(a) of the LUC, was submitted to allow up to 8 parking places instead of 4. The request was approved for 1635 South Lemay Ave Modification, #7-07 by the hearing officer subject to landscaping specification to provide screening. Please refer to landscaping plans for compliance to required specifications. Hard surfacing will be provided on the parking areas and driveway. c. If there are more than 6 parking spaces a 5' wide landscaping area along the south and west property lines must be provided. Response: We will comply. Please refer to landscape plans. 2. Roger Buffington — Water/Wastewater Department: a. No changes planned so no comments were made. 3. Janet McTague — Light & Power Department: a. The existing electrical power system for the property is good for 150 amps. Response: Noted b. A C-1 Commercial Form should be filled to determine needs for the change of use. This form is to be used to determine if any modifications in electrical services are required. Response: We will comply. c. The standard electrical development charges probably will not apply to the change -of -use from single family to beauty salon. Monthly rates will be changed from residential to commercial. Response: Noted d. There is an existing City 2" electrical conduit that is available if necessary. Response: Noted 4. Glen Schlueter — Stormwater Utility