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HomeMy WebLinkAbout1635 S. LEMAY AVE. - MODIFICATION OF STANDARD - 7-07 - CORRESPONDENCE - (3)b. The design and construction of any improvements on the property must satisfy the compatibility requirements set forth in Section 3.4.1 of the LUC. 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. Please 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. 10. This development request will be subject to the current Development Review Fee Schedule that is available in the Current Planning Department office. The fees are due at the time of submittal of the required documents for the Project Development Plan and Final Compliance phases of development review by City staff and affected outside reviewing agencies. 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. n. The Transportation Development Review Fee will apply and will be collected by the Engineering Department at time of submittal of the change -of -use request. Please contact Randy for the exact amount of fee to be paid. Please contact Randy, at 221-6750 or 221-6605, if you have questions about these comments. 6. David Averill of the Transportation Planning Department offered the following comments: a. A TIS, addressing all modes of transportation, will be required with your Project Development Plan (PDP) submittal. Please contact Eric Bracke of the Traffic Operations Department, at 224-6062, and David Averill of the Transportation Planning Department, at 416-2643, to determine what information would be needed in the TI5 pertaining to Level of Service for vehicle, pedestrian, bicycle, and transit modes of transportation. b. The proposed change -of -use requires that a bicycle rack be provided on the property. Please contact David, at 416-2643, if you have questions about these comments. 7. Carie Dann of the Poudre Fire Authority (PFA) offered the following comments: a. PFA will need to get trucks off South Lemay Avenue 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. b. This new commercial use must provide fire flows of 1,500 gallons per minute at a residual pressure of 20 pounds per square inch. C. The address for this building must be clearly visible from South Lemay Avenue, with numerals of a PFA-approved size that provide good visual contrast (color, texture, etc.) from the building. Please contact Carie, at 416-2869, if you have questions about these comments. 8. Dana Leavitt, the City's Environmental Planner, offered the following comments: a. A 100' buffer is required from the top of bank of Spring Creek to any construction of improvements on this property. e. Please contact Eric Bracke, at 224-6062, to see if there are any Adequate Public Facilities transportation issues associated with the operation of the intersection of South Lemay Avenue and East Prospect Road as it relates to the proposed change -of -use on this property. f. This property will have to dedicate necessary street right-of-way (ROW) and easements behind the ROW for South Lemay Avenue. Lemay Avenue 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 centerline) and there must be a 15' wide utility easement on the outside of the ROW (on the private property). 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 dedications can be done by separate documents, at $250.00 per document. h. The change -of -use on this property will be responsible for repairing/replacing any damaged curb, gutter, and sidewalk along its South Lemay Avenue frontage. Due to the standard driveway separation requirements, only one driveway for this change -of -use on the property will be permitted. 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. k. The change -of -use on the property will necessitate an upgrade of the existing sidewalk along South Lemay Avenue 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. I. A minimum 20' wide, unobstructed emergency access easement for the Poudre Fire Authority must be dedicated on the property. M. A Development Agreement and a Development Construction Permit will be required. They are administered by the Engineering Department. * 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. * Floodplain Administrator contact: Susan Hayes, at 416-2233. Please contact Glen Schlueter, at 224-6065, if you have questions about these comments. 5. Randy Maizland of the Engineering Department offered the following comments: a. The standard utility plan submittal requirements would apply to this development request if infrastructure improvements are necessary with the change -of -use. 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 development plan. Please contact Matt Baker of Engineering, at 224-6108, for detailed information on the fees. The fees will be collected at the time of issuance of building permits. C. The Larimer County Road Impact Fees will apply to development on this property. d. A Transportation Impact Study (TI5), addressing all modes of transportation, will be required with your Project Development Plan (PDP) submittal. Please contact Eric Bracke of the Traffic Operations Department, at 224-6062, and David Averill of the Transportation Planning Department, at 416-2643, to determine what information would be needed in the TI5 pertaining to Level of Service (LOS) for vehicle, pedestrian, bicycle, and transit modes of transportation. C. The standard drainage and erosion control report and constructions plans are required. These reports and plans must be prepared by a professional engineer registered in the State of Colorado. d. On -site detention is required, with a 2-year historic release rate for water Quantity and extended detention is required for water qugli treatment. These are required if there is an increase in imperviousness greater than 1,000 square feet. A site grading plan is all that is required when there is less than 1,000 but more than 350 square 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. e. There is an existing storm sewer inlet near the northeast corner of the property on South Lemay Avenue. There is also a manhole in the center of the street near the inlet with an outf all pipe running out of it to the south and into Spring Creek. f. The outfall of any detention pond draining to Spring Creek needs to extend to the low flow channel of the creek in an easement. g. Floodplain 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: * 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 regulations 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 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. C. If there are 6 or more parking spaces in the lot, as shown on the concept plan, then there must be 5' wide landscaped areas along the south and west property lines to provide adequate screening of the parking lot from adjacent properties, per Section 3.2.1(E)(4)(a) of the LUC. Please contact Gary, at 416-2338, if you have questions about these comments. 2. Roger Buffington of the Water/Wastewater Department indicated that, based on the applicant's presentation, no changes are being planned to the existing water and sanitary sewer services; therefore, he has no comments. Please contact Roger, at 221-6854, if the service needs or requirements were to change. 3. Janet McTague of the Light & Power Department offered the following comments: a. The existing electric power system for the property is good for 150 amps. b. A C-1 Commercial Form should be filled out that would help determine the electric needs for the change -of -use. This form would determine if any modifications to the existing electric service are needed. C. The standard electric development charges probably would not apply to the change -of -use from single-family to beauty salon. However, the monthly electric rate will have to be changed from residential to commercial. d. There is an existing City 2" electric conduit that goes past the property that could be used for this change -of -use, if necessary. Please contact Janet, at 224-6154, with any questions you may have about electric service to this development. 4. Glen Schlueter of the Stormwater Utility offered the following comments: a. The design of this site must conform to the drainage basin design of the Spring Creek Master Drainage Plan, as well as the City's Criteria and Constructions Standards. b. This site is located within the Spring Creek Drainage Basin, which has a City- wide development fee of $3,070 per acre ($0.0705 per square foot) for new impervious area over 350 square feet. No fee is charged for existing impervious area. The fee is paid at time of issuance of building permits. MEETING DATE: February 12, 2007 ITEM: 1635 South Lemay Avenue - Change -of -use from single-family residence to beauty salon on 0.37 acre property APPLICANT: John and Nancee Testa 4221 Cobb Lake Drive Fort Collins, CO. 80524 LAND USE DATA: Request for a change -of -use from an existing single-family residence to a beauty salon (personal service shop) on a property that is 0.37 acre in size. The existing residential structure is 1,008 square feet in size. The property is at 1635 South Lemay Avenue and has 88.0 feet of frontage on that street. It is located on the west side of South Lemay Avenue, south of East Prospect Road, north of Spring Creek, and is in the NC - Neighborhood Commercial Zoning District. COMMENTS: 1. Gary Lopez of the Zoning Department offered the following comments: a. The property is in the NC - Neighborhood Commercial Zoning District. The proposed new beauty salon use (personal service shop) is permitted in the District, subject to an administrative (Type 1) review and public hearing as set forth in the City's Land Use Code (LUC). b. The City's maximum parking allowances for non-residential development are set forth in Section 3.2.2(K)(2)(a) of the LUC. They are based on the number of spaces per square feet of the gross leasable floor area in the structure. In this case, the structure appears to be 1,008 square feet in size; therefore, based on the parking allowance for Personal Business and Service Shops of 4 spaces per 1,000 square feet of gross leasable area the maximum number of spaces permitted for the beauty salon would be 4 spaces. The parking lot and driveway must be hard -surfaced.