HomeMy WebLinkAboutLEVON'S 2ND PHASE, WAREHOUSE & OFFICE BUILDING - MAJOR AMENDMENT - 19-96D - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS„.�. �i�,nup..�avrnyunnc .a�mrspeca woicnester.nLill
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A. Top Rail 1-1/2" x 5-1/2" x 88" channeled to accept pickets
B. Picket Spacing None
C. Pickets 12 pieces of 7/8" x 7" x 64-7/8" tongue and groove -
ends cut to 5 degree angle.
D. Bottom Rail 1-1/2" x 5-1/2" x 88" channeled to accept pickets.
Includes steel channel.
E. Post 5" x 5" x 108" for in -ground installation. 5" x 5" x 84" for
above ground installation.
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Winchester
5 Ft High 17 Ft 6 In Wide
A. Top Rail 1-1/2" x 5-1/2" x 88" channeled to accept pickets
B. Picket Spacing None
C. Pickets 12 pieces of 7/8" x 7" x 52-7/8" tongue and groove -
ends cut at 5 degree angle.
D. Bottom Rail 1-1/2" x 5-1/2" x 88" channeled to accept pickets.
Includes steel channel.
E. Post 5" x 5" x 96" for in -ground installation. 5" x 5" x 72" for
above ground installation.
6 Ft High / 7 Ft 6 In Wide
I of 3 8/4/01 6:59 AM
�Ylinchester V
Heights: 5' & 6'
Color: Woodgrain desert tan
Picket Style: 7/8" x 7" 7onque & Groove
1 (it 1 8 -! 01 6: i6 ANI
SEP-17-01 MON 08:35 AM
FAN N0, P. 03
Compatible Use
f.h.
l,aixilord expressly agrees and covenants that tic portion of the Building shall be leased for
a use which is incompatible with the operation of a private school by Tenant. In determining whether
any use is incompatible with such school, the following -described principles and factors shall apply.
The private school which will be operated by the Tenant embraces a philosophy that encourages
observation of, and interaction between, its students and a variety of occupations and everyday
activities. In addition, several different commercial and industrial uses presently operate in another
building within the subdivision. Therefore, no business or industrial use shall be deemed incompatible
solely based on falling within a commercial or industrial use category. Rather, talc determination of
incompatibility shall be made based on the impacts of the use to the private school. Specifically, uses
located within the Building shall not: (1) release noxious fumes which are detectable within the
school premises or on the playground; (2) produce noiso which is disruptive to the teaching activities
of the school, other than. on limited occasions where special circumstances require it; (3) release
hay,ardous chemicals into the air in violation of any local, state or federal regulations regarding the
same or which, if detectable on the playground or within the leased premises of 'Tenant, would
reasonably be dec!ncd to create an unsal'e environment for the students, staff or visitors of the school;
or (4) conduct any operations outside of the Building which would create a hazardous condition for
the students.. staff or visitors of the school, The above-rcferencod prohibitions shall be made specific
conditions ofrlll leases of the Building by landlord.
i
i
CIRCULATION PLAN
1
I , -66' Drop-off/Pick-up
1
Main
Entrance
SCALE: V=50'
HEMLOCK STREET
Figure 3
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HICKORY STREET
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Waldorf
School
SCALE: 1 "=100'
HEMLOCK STRI
SITE PLAN
Figure 2
6GALL: 1"=1000
SITE LOCATION
Figure 1
I
requirement to accommodate this arrival rate is 66 feet (allowing 22 feet
per vehicle). This length can be accommodated in the curb side area that
is entirely west of the exit route to the north. Therefore, a simple left
turn can be made from the drop-off area to exit the site.
As a sensitivity consideration, if half (23) of the drop-off vehicles
arrive in the five minutes prior to the start of school, this results in
4.6 vehicles (use 5) arriving every minute that must be accommodated.
Under this condition, the curb side storage requirement to accommodate five
vehicles at one time is 110 feet. This would move the front of the curb
side drop-off area to the east of the exit route to the north. Under this
condition, at least two vehicles would be required to make a U-turn in
order to return to the exit route to the north. These U-turns can be
executed in the east parking area without a backing maneuver. This has
been verified using turn templates for a full size passenger vehicle.
It is concluded that a safe, efficient circulation system can be
accommodated on -site. This circulation system will provide for all drop-
offs/pick-ups to occur on the north side of the building at the main
entrance to the Waldorf School.
Hemlock Street
city staff has indicated that if the drop-off/pick-up area on the
north side of the Waldorf School could not accommodate the expected volume,
then some of these functions would need to occur from Hemlock Street to the
south. As demonstrated earlier in this memorandum, all site circulation
and drop-offs/pick-ups can be adequately accommodated via the parking lot
to the north of the Waldorf School. There will also not be "public use"
doors on the south side of the building. Hemlock Street will not be used
by school staff or parents.
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TO: Charles Meserlian
Dave Shulman, Waldorf School
Bob Howe, Group Real Estate
Lucia Liley, March/Liley/Olive
Eric Bracke, Fort Collins Transportation Engineer
Fort Collins Transportation Planning
Troy Jones, Fort Collins Planning
FROM: Matt Delich 4")
DATE: July 12, 2001
SUBJECT: Waldorf School Transportation Impact Study - Response to
staff comments (File: 0148ME01)
This memorandum provides a response to two staff comments not
previously addressed in the "Waldorf School Transportation Impact
Study," June 2001. The staff comments referred to:
On -site circulation and drop-off/pick-up of students
Hemlock Street paving
Overview
The Waldorf School is proposed in a future building located
west of North College Avenue and south of Hickory Street as indicated
in Figure 1. Public access to the Waldorf School is intended via an
existing driveway on the south side of Hickory Street, approximately
100 feet west of the Union Pacific Railroad tracks. Figure 2 shows
the site plan of the subject property. The building that will
contain the Waldorf School is along the south property line.
Circulation and Drop-off/Pick-up
The main entrance of the Waldorf School will be on the north
side of the building. The building is 250 feet long (east/west
direction). While the school building plan has not been completed,
it is assumed that the main entrance would be centered on the
building. Figure 3 shows a portion of the site with the probable
main entrance noted. Also shown on Figure 3 is a site circulation
route that will result in students being dropped -off on the passenger
side of the vehicle along the curb in front of the school. The
morning peak hour trip generation (Table 2, in the cited TIS)
indicates 66 inbound vehicles and 45 outbound vehicles. The exiting
45 vehicles were considered to be the drop-off trips. Research at
other schools indicates that drop-offs generally occur in a fifteen
minute period prior to the start of school. It is expected that
school would start at 8:30am. Research conducted by Gene Coppola,
P.E. indicated that the average duration for an elementary school
drop-off is 44 seconds. Assuming a constant arrival rate results in
3 vehicles arriving every minute. Therefore, the curb side storage
Waldorf �Ckool
October 2, 2001
To Whom It May Concern:
River Song Waldorf School currently has 38 students enrolled in its pre -kindergarten program.
The playground space is 5,128 sq. feet.
Anne Grubb
Office Manager, River Song Waldorf School
River Song Waldorf School (a non-profit oiganisation) does not discriminate on the basis of race, religion, color, sex
or national origin in its admissions, scholarships, or educational policies.
MAILING ADDRESS: P.O. BOX 8055, FORT COLLINS, COLORADO 80526
STREET ADDRESS: 1400 REMINGTON STREET, FORT COLLINS, CO 80524
SECOND CAMPUS: 725 WEST DRAKE STREET, FORT COLLINS, COLORDO 80526
PHONE: (970) 407-9185 FAX: (970) 482-580 E-MAIL: rsws@frii.com
VICINITY MAP 11/07/01
#19-96D Levon's 2nd Warehouse & Office BI 9.
Major Amendment
Type I (LUC) 1"=600'
Levon's 2"6 Warehouse and Office Building, Major Amendment, rile #19-96D
December 10, 2001 Type 1 Hearing
Page 3
2. Land Use Transition [3.5.1(H)] —When land uses with significantly
different visual character are proposed adjacent to each other and where
gradual transitions are not possible or not in the best interest of the
community, the development plan shall, to the maximum extent feasible
achieve compatibility through other means. The restriction of vehicular
circulation between the uses and the visual landscape barrier between
the two uses achieve said required compatibility to the maximum extent
feasible.
D. Transportation and Circulation [3.6]
1. Transportation Level of Service Requirements [3.6.4] — The
Transportation Planning Department and the City Traffic Engineer have
determined that the proposed major amendment meets the applicable
Level of Service (LOS) requirements.
4. Article 4.18 — Commercial — North College District (C-N)
A. Permitted Uses [4.18(B)]
1. Child Care Centers are permitted in the CN zone subject to
administrative review.
2. Private Schools are permitted in the CN zone subject to administrative
review.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Levon's 2nd Warehouse & Office Building Major Amendment., File
#19-96D, staff makes the following findings of fact and conclusions:
1. The proposed land uses are permitted in the (CN) Commercial — North
College zone district subject to type 1 review.
2. The major amendment complies with all applicable district standards of
Section 4.18 of the Land Use Code, the (CN) Commercial — North College
zone district.
3. The major amendment complies with all applicable General Development
Standards contained in Article 3 of the Land Use Code.
RECOMMENDATION:
Staff recommends approval of the Levon's 2"d Warehouse & Office Building Major
Amendment, File #19-96D.
Levon's 2nd Warehouse and Office Building, Major Amendment, rile #19-96D
December 10, 2001 Type 1 Hearing
Page 2
The property was annexed as part of North College Avenue Consolidated
Annexation in December of 1959.
2. Article 2 - Administration
A. Major Amendments [2.2.10(B)]
1. This section specifies that decisions for major amendments for type 1
uses to PDPs that were originally approved through a type 1 hearing
shall determined through a type 1 hearing. This hearing is therefore a
type 1 hearing.
2. This section also requires that to the maximum extent feasible, the major
amendment to a PDP shall comply with the applicable standards
contained in Articles 3 and 4 of the LUC. This major amendment
complies with all applicable standards in Articles 3 and 4 of the LUC.
3. Article 3 — General Development Standards
A. Access, Circulation and Parking [3.2.2]
General Standard [3.2.2(B)] - This section requires that the parking and
circulation system within each development shall accommodate the
movement of vehicles, bicycles, pedestrians and transit, throughout the
proposed development and to and from surrounding areas, safely and
conveniently. The school's drop-off and pick-up traffic circulation has
been designed in a manner that minimizes the impacts to the adjacent
industrial uses by providing a design that directs the vehicular traffic for
the Levon's 2nd building into it's own vehicular circulation area without
requiring the school traffic to use the drive aisle directly in front of the
existing industrial uses.
2. Safety Considerations [3.2.2(C)(1)(a)] — This section requires that
separation of pedestrians, vehicles, and bicycles be achieved by the use
of techniques such as special paving, grade separations, pavement
marking, signs or striping. All points of conflict between pedestrians and
vehicles for the new school use have been mitigated using said
techniques.
B. Building and Project Compatibility [3.5.1 ]
Purpose [3.5.1(A)] — The purpose of the Building and Project
Compatibility section of the LUC is to ensure that the physical and
operational characteristics of buildings and uses are compatible when
considered within the context of the surrounding area. The major
amendment complies with this requirement by separating the existing
industrial use from the proposed school by restricting the through traffic
circulation between the existing industrial portion of the site and the
school's portion of the site, and the addition of a thick hedge to physically
and operationally separate the two uses.
ITEM NO.
MEETING DATE��
STAFF
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Levon's 2"d Warehouse and Office Building, Major Amendment,
File #19-96D
OWNER/APPLICANT: Charles Maserlian
Fort Collins Truck Sales
700 N. College Ave.
Fort Collins, CO 80524
PROJECT DESCRIPTION: The applicant is proposing to change the permitted uses of
the approved 20,000 square foot Levon's 2"d office/warehouse building to allow not only
office and warehouse uses, but also to allow a childcare center and a private school as a
permitted use. The site is located in the 300 block of West Hickory Street. The property
is bounded by Hickory Street on the north, the Union Pacific Railroad track and right of
way on the east, Hemlock Street on the south, and regional bicycle trail on the west.
The property is located in the Commercial — North College (CN) zone district.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY: The two new proposed land uses of "child care centers", and
"private school" are permitted in the CN zone district subject to a type 1 review. The
major amendment complies with all applicable district standards of Section 4.18 of the
Land Use Code, (CN) Commercial — North College zone district. The Major Amendment
complies with all applicable General Development Standards contained in Article 3 of the
Land Use Code.
COMMENTS:
Background
The surrounding zoning and land uses are as follows:
N: LMN — Hickory Street, Hickory Mobile Home Park, Union Pacific
Railroad right-of-way and tracks,
CN — existing industrial uses,
E: CN - Union Pacific Railroad right-of-way and tracks, vacant land,
S: POL — Work Center for Roosevelt National Forest, Salyer Natural
Area,
W: CN — The city owned Hickory Trail, Rural residential property with
horses, Industrial Uses.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT