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HomeMy WebLinkAboutTHE CARRIAGE SHOPPE PUD PRELIMINARY AND FINAL - 13 90 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWM DeveloWnt Services Planning Department February 6, 1990 Steve & Lynn Michem c/o Dan Eckles 1136 E. Stuart Suite 4207 Fort Collins, CO 80525 Dear Mr. & Mrs. Michem: For your information, attached is a copy of the Staff's comments concerning 900 North College conversion which was presented before the Conceptual Review Team on February 5, 1990. The comments are offered informally by Staff to assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you should have any questions regarding these comments or the next steps in the review process, please feel free to call me at 221-6750. Sincerely, 7. 4( �k Ted Shepard Project Planner TS/gjt Attachment xc: Tom Peterson, Director of Planning Mike Herzig, Development Coordinator Rick Richter, Civil Engineer I Project Planner File 300 LaPorte Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 CONCEPTUAL REVIEW STAFF COMMENTS MEETING DATE: February 5, 1990 ITEM Conversion of a building at 900 North College Avenue from a previous use of sign manufacturing (Gardner Sign) to auto body and repair for. Carriage House. APPLICANT: Steve and Lynn Michem c/o Dan Eckles, Realtec, 1136 E. Stuart St. Suite 4207, Fort Collins, CO. 80525. LAND USE DATA: Request to allow an auto body and repair facility in an existing building measuring 13,212 sq.. ft. on a lot measuring .848 acre. Outside storage of vehicles is proposed in the rear paved parking lot area. COMMENTS: 1. The conversion from a sign manufacturing facility to an auto body and repair facility represents a change in use under the Zoning Code. As a change in use, the request may either be processed as an Expansion of a Non -Conforming Use or as a Planned Unit Development. Please be informed that the sign manufacturing use was allowed as a legal, non -conforming use in the Highway Business Zone. As such, if the building remains vacant for a period of 12 'consecutive months, then the grandfather privilege of continuing a non -conforming use expires. 2. If the request to change the use proceeds as an Expansion of Non -Conforming Use, then all the strict criteria of the Zoning Code must be adhered to or application made to the Zoning_ Board of Appeals for a variance. 3. If the request is processed as a Planned Unit Development; then site design flexibility may be negotiated based on impacts of the proposed use. The site plan would be reviewed by the Planning Staff and acted on by the Planning and Zoning Board at a formal public hearing. 4. A change of use requires the property to be platted as a legal subdivision. If a subdivision plat accompanies a P.U.D., there is no extra application fee. 5. The Light and Power Department has future plans to bury the existing overhead electrical lines. In order to anticipate this undergrounding, the plat should dedicate a 6 foot wide utility easement along the entire east and north property lines. This undergrounding would not be done on an incremental basis but would occur as part of a larger project from Vine to Conifer. 6. Water and sewer mains are available in the immediate area if needed. 7. The change of use from sign manufacturing to auto body and repair will trigger a reclassification under the Uniform Building Code and the Uniform Fire Code. Presently, the City is operating under the 1985 U.B.C. In May, the City will adopt the 1988 U.B.C. The change in occupancy will be from a B-2 to H4, signifying a different hazard class. Under the present 1985 U.B.C. Code, the largest area allowed without fire containment or a fire sprinkler system is 5,000 sq. ft. Under the yet to be adopted 1988 U.B.C. Code, this area will be reduced to 3,000 sq. ft. It may be that fire sprinklers may not be required if the walls are constructed with the appropriate fire containment characteristics. Please contact Sheryl Helms with the Building Inspection Division and Warren Jones or Roger Frasco with the Poudre Fire Authority. It is suggested that these individuals inspect the property for code compliance. 8. If the request is processed as an Expansion of a Non -Conforming Use, the Zoning Code requires that the parking lot be landscaped by a five foot wide landscape strip on three sides. Since College Avenue is an arterial street, the landscape strip separating the parking must be an average minimum of 15 feet. 9. Strictly interpreting the Zoning Code would require screening the rear storage yard area with landscaping. Since this is a large area, and there are no adjacent residences, Staff is willing to be flexible with this requirement. 10. Please provide a letter stating that there are no planned changes to the building or the site that would increase the impervious surface areas. This letter should be addressed to the City's Stormwater Utility Department. I1. The Stormwater Utility is concerned about the quality of the stormwater runoff from the outside storage area and the proximity to the Dry Creek channel. In a previous case, the City required a berm to be constructed around a vehicle storage area to prevent leaking anti freeze and crankcase oil from flowing into the stormwater system. The City may require the same treatment for this site so that the pollutants will be contained on -site rather than be dispensed down Dry Creek. 12. The building is located in the Dry Creek floodplain. According to F.E.M.A., there is a 12 month grandfather period for another use to occupy the building. If the building is not occupied within 12 months, then the base floor elevation must be brought up to Code and be a minimum of 18 inches above the base flood elevation. 13. Please provide a letter describing the traffic impacts associated with your operation. Describe the number of employees, the number of shifts, the .. hours of operation, the days of the week you are open, the number of customers per day, and your busiest day of the . week. The State Highway Department requires that if there is an increase of 20% over the previous user, than a State Highway Access Permit may be required. 14. Please be aware that if the State wanted to widen Highway 287, then additional land would have to come off the front of the property. As a property owner, you would have to negotiate a fair market price with the State. Since the distance from the center -line of College Avenue to your property line is only 40 feet, an additional 20 feet would have to be obtained. The City will not require this dedication at this time. 15 The Engineering Department has inspected the property and there is a 105 concern with the parking stalls in front of the building. At present, users of the parking lot must back out into travel lane. This is a dangerous situation, especially for a state highway. Consequently, the City will request that this parking along College Ave. be deleted and replaced with landscaping. Customer parking could be directed to the rear yard area. l6. Enclosed please a find draft point chart for the project. Although the request does not meet the 50% minimum score, there may be mitigating circumstances so that the Planning and Zoning Board would be comfortable in granting a variance. Redevelopment on North College Avenue has traditionally not been held to the same standard as new development on South College Avenue. Perhaps the most critical issue on the point chart is absolute criteria number two which asks: "Are all repair, painting, and body work activities, including storage of refuse and vehicular parts, planned to take place within an enclosed structure?" Please note that this is an absolute requirement which must be answered yes, not a variable requirement. In order to for Staff to be comfortable in recommending a variance to this requirement, there would have to be some aspect of the P.U.D that, in some way, benefits the City or the North College Avenue streetscape. It is recommended that prior to a submittal, either as a P.U.D. or Expansion of a Non -conforming Use, the applicant and representatives meet with the Planning Staff to explore all the various issues.