LDC13-00030 (Boys and Girls Club of Truckee Meadows

Transcription

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CITY OF RENO
Planning Commission
~ e c e m b e 6,2012
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Staff Report
v\\-3
Ward #
CASENO.:
LDC13-00030 (Boys and Girls Club of Truckee Meadows)
APPLICANT:
Boys and Girls Club of Truckee Meadows
This is a request for a special use permit to: 1) resume a
lawfully established non conforming community center use in
the MF14 (Multifamily - 14 units per acre) zone; 2) to construct
the k49,000 square foot non residential development located
adjacent to residentially zoned property; 3) establish the wall
sign area for the project; 4) allow 24 of the required 124 parking
spaces to be provided on street; and 5) allow architecturally
integrated wall signs and logos.
The k3.09 acre site is located along the south side of Foster
Drive, k550 feet east of its intersection with Hunter Lake Drive
(1300 Foster Drive) in the MF14 zone. The site has a Master
Plan land use designation of Public Facility.
PROPOSED
MOTION:
Based upon compliance with the applicable findings, I move to
approve the special use permit, subject to conditions.
All conditions shall be met to the satisfaction of Community Development Department
staff, unless otherwise noted.
1.
The project shall comply with all applicable City codes, plans, reports,
materials, etc., as submitted. In the event of a conflict between said plans,
reports, materials and City codes, City codes in effect at the time the
application is submitted, shall prevail.
2.
The applicant shall apply for all building permits for the project within 18
months from the date of final approval, and continuously maintain the
validity of those permits, or this approval shall be null and void.
LDC13-00030 (Boys and Girls Club of Truckee Meadows) - VAK.doc
Staff Report - December 6,2012
Page 2
LDCI 3-00030 (Boys and Girls Club of
Truckee Meadows)
3.
Prior to issuance of any building permit, the applicant shall attach a copy
of the final approval letter recorded by the Washoe County Recorder's
Office.
4.
The applicant, developer, builder, property or business owner, as
applicable, shall continuously maintain a copy of this approval letter on the
project site during the construction and operation of the projectlbusiness.
The project approval letter shall be posted or readily available upon
demand by City staff.
5.
The facility shall be allowed to operate Monday through Friday 7:45 a.m.
to 8:00 p.m., Saturdays 9:00 a.m. to 5:00 p.m., and holidays (no Sundays)
and school vacation days 8:00 a.m. to 6:00 p.m. Indoor special events, not
to exceed 8 per year, are allowed to operate until 10:OO p.m. Monday
through Saturday.
6.
Truck deliveries, trash pick up and parking lot sweeping shall be restricted
to between the hours of 7:00 a.m. through 7:00 p.m. Monday through
Friday.
7.
The outdoor amphitheater is allowed to operate Monday-Saturday 10:OO
a.m. to 6:00 p.m. The outdoor amphitheater shall be used only for Boys
and Girls Club facility purposes such as children's plays or other activities
associated with the primary functions of the facility. Commercial concerts
and other similar activities shall be prohibited.
8.
Prior to issuance of a building permit, the applicant shall have landscape
plans approved demonstrating the minimum number (go), sizelheight and
mix of trees provided for the project are in accordance with code. Said
trees shall be installed prior to issuance of a certificate of occupancy.
9.
Prior to issuance of a building permit, the applicant shall have plans
approved demonstrating that all site lighting including the building
mounted lights facing south have been directed downward andlor shielded
such that no light bulbs from these lights will be visible from the single
family residences located adjacent to the south side of this site; and have
an on site lighting plan approved demonstrating that: a) all freestanding
light standards will not exceed 20 feet in height located within 100 feet of
the south property line; b) spill over lighting will not exceed .5foot candles
at the property line of the single family zoned properties to the south; and
c) the parking lot site lighting intensity will be reduced daily to a maximum
of .3 foot candles as measured at ground level between the hours of 10:OO
p.m. and 6:00 a.m. Said lighting levels shall be implemented and
maintained throughout the life of this project.
LDC13-00030 (Boys and Girls Club of Truckee Meadows) -VAK.doc
Page 3
10.
LDC13-00030 (Boys and Girls Club of
Truckee Meadows)
Signs for the project shall be limited to the following:
a)
b)
c)
d)
A maximum of three, six foot tall, 50 square foot, indirectly
illuminated monument signs, located one each at the three project
entrances on Foster Drive;
A maximum of 101.25 square feet of combined, non-illuminated
wall sign and logo area located on the north side of the building;
A maximum of 13.69 square feet of combined, non-illuminated wall
sign and logo area located on the west side of the building; and
A maximum of 8.89 square feet of combined, non-illuminated wall
sign and logo area located on the east side of the building.
No other signs shall be allowed.
11.
Prior to the issuance of any permit, the applicant shall demonstrate
adequate maintenance access for the existing on-site public sanitary
sewer system. All required sewer access improvements shall be
constructed prior to the issuance of a certificate of occupancy.
12.
Prior to the issuance of any permit, the applicant shall provide the
Community Development Department with a copy of an executed crossaccess easement and parking agreement supporting the shared use
driveway and parking areas proposed along the western project boundary.
13.
Prior to issuance of any permit, the applicant shall have plans approved
for site circulation, traffic devices, and operational characteristics of the
driveways, pedestrian routes, sidewalks, and parking areas to the
approval of the City of Reno Fire and Community Development
Departments.
14.
Prior to issuance of any permit, the applicant shall have an approved
construction management and access plan. This plan shall include
provisions for on-site and off-site construction material storage,
transportationldelivery routes, and traffic control.
15.
Prior to the issuance of any permit, the applicant shall provide written
permission from adjacent property owners in the form of temporary
construction easements for all construction activities beyond the project
boundaries
BACKGROUND:
The site currently contains the ?61,350 square foot YMCA building which
ceased operations in 2007. The YMCA was established on the site in 1960 and was
expanded several times to its current size via the special use permit process. Changes
to the code in 1989 made the YMCA facility a non conforming use in the MF14 zone.
As proposed, the existing building will be torn down and replaced with a +49,000 square
Page 4
Truckee Meadows)
foot, state of the art, community center building containing many of the same uses and
services as were provided by the YMCA. The project will serve children between the
ages of 6 and 18. Site facilities include a gymnasium; two full sized sports courts;
learning centers containing technology centers, classrooms, multi use rooms, etc.;
stageloutdoor amphitheater; reception area; commercial kitchen and administrative
offices for site operations. Services and programs proposed to be provided include:
character and leadership development, educational and career development, health and
life skills, arts, and sportslfitnesslrecreation. On site facilities such as: the multi-purpose
room, classrooms and stage will also be available for use by the community in general
for events such as Neighborhood Advisory Board meetings, plays, performances, fund
raisers, special events and other similar activities.
Land:
Land use surrounding the site consists of Reno High School to
the north across Foster Drive, the E. L. Wiegand Youth Center to the east, single family
residential to the south and a church to the west.
This request reduces the intensity of the previous project by reducing the operational
hours and the size and height of the facility (from k61, 350 square feet to 49,000 square
feet and 38-40 feet tall to 35 feet tall). The new facility will meet or exceed all current
code standards regarding setbacks, landscaping, parking and lighting. The project also
meets applicable residential adjacency standards: including a 1:3 building height to
setback ratio (80 foot minimum building setback requiredlprovided), screening and
buffering (6 foot tall masonry wall and 10 foot wide landscape buffer), site lighting and
sound related to the single family residences to the south (Non conforming SUP finding
b).
This project is a smaller, less intense version of the YMCA facility which had operated
on the site for almost 50 years. Reestablishing this nonconforming use as proposed
should not damage the quality or character of the surrounding neighborhood. All
surrounding properties have been developed for decades. Therefore, redeveloping the
site with a smaller and similar nonconforming use will not hinder future development of
surrounding properties. (Non conforming SUP finding a).
In general, the facility will operate Monday through Friday 7:45 a.m. to 8 p.m.,
Saturdays 9:00 a.m. to 5:00 p.m. and 8:00 a.m. to 6:00 p.m. on holidays and during
school vacations. Several times (up to 8 times) a year the facility will host special
events, sports leagues, community meetings and other similar events, some of which
may last until 10:OO p.m. All special events will be held inside the building to minimize
their noise and activity impacts on the adjacent single family residences to the south
(Condition No. 5). To further minimize project impacts on adjacent single family uses,
truck deliveries, parking lot sweeping and trash pick up are recommended to be
restricted to between the hours of 7:00 a.m. to 7:00 p.m. Monday through Friday
(Condition No 6).
LDC13-00030 (Boys and Girls Club of Truckee Meadows) - VAKdoc
Page 5
Truckee Meadows)
An outdoor play area and an amphitheater are proposed on the south side of the site
adjacent to single family residential uses. The outdoor play area and amphitheater are
proposed to operate during the day (7:45 a.m. to 6:00 p.m.-play area; 10:OO a.m. to 6:00
p.m. amphitheater Monday through Saturday). The amphitheater stage faces to the
south towards the single family houses, is located a minimum of 60 feet away and 26
feet above the grade of the nearest single family property line to the south. The
amphitheater is intended for use by the children for plays and other similar
performances. There will be no commercial use of the amphitheater nor will it be used
before 10:OO a.m. or in the evenings after 6:00 p.m. (Condition No. 7). A six foot tall
masonry wall and 10 feet of landscaping will be installed along the south side of the site
to provide visual and sound mitigation for the amphitheater and outdoor play area.
Based upon the six foot grade difference between the site (above grade) and the
adjacent houses, the six foot wall will effectively provide a + I 2 foot tall visual screen and
noise buffer. Although some of the amphitheater activities may be amplified, the
proposed days and hours of operation in conjunction with the screening and buffering
proposed are appropriate. These features are also adequate to mitigate the impacts of
the outdoor play area.
The residential adjacency section of code [RMC18.12.304 (g)] limits noise generated
from the site to no more than 65 decibels at any adjacent single family zoned property
between 6:00 a.m. and 10:OO p.m. Since all outdoor activities will cease by 6:00 p.m.,
this operational limitation in conjunction with the code noise requirements and the
mitigations discussed in the previous paragraph should adequately mitigate the
amphitheater and outdoor play area noise impacts on the adjacent residential properties
to the south. There are no windows associated with this project that would impact
adjacent residential units. These operational criteria, code site design standards and
recommended conditions make the use compatible with surrounding uses (SUP finding
a, e, f, g & h).
UrbanlEnvironmental Desiqn: The proposed redevelopment of this site represents an
integrated design which interfaces well with adjacent development. The new +49,000
square foot facility will be constructed in nearly the same location as the existing YMCA
buildings. The outdoor amphitheater and play areas are located on the south side of the
site with adequate screening and buffering provided to mitigate their visual and sound
impacts as discussed above.
The architecture is modern and uses a building block approach in conjunction with
accents such as: bright colors, canopies, trellises, windows and material changes to
break up the scale of the building. Proposed building colors include tan, sage green and
grey with red, blue and white accent colors. Exterior architectural variations and glass
entry way features provide adequate articulation in conformance with code. The
architecture of the building is also compatible and consistent with the non residential
development surrounding the site to the west, north and east.
Staff Report - December 6, 2012
Page 6
Truckee Meadows)
The overall height of the building is consistent with the MF14 zone maximum building
height standard (35 feet) and less than the existing YMCA building (38-40 feet). Its
reduced size and height are more compatible with the area than the YMCA building.
The building is located +20 feet south of Foster Drive and 80 feet north of the single
family residences to the south. The proposed building size and height will reduce its
overall impact on the area including reducing its affect on the views from the houses to
the south. (SUP findings e and h).
Landscaping proposed (45,056 square feet with 39 trees) exceeds the code
requirement for area provided (20% - 28,231 square feet) but does not meet the
required number of trees (90). Also the trees shown on the plans do not meet the
required minimum size requirements of 70% large (10 foot tall evergreen and 2.5 inch
caliper deciduous) and 30% small (6 foot tall evergreen, 1 inch deciduous) trees. The
applicant has indicated he intends to comply with code and will provide a revised
landscape plan with the building permit to demonstrate compliance with all landscaping
requirements including the minimum number, mix and sizelheight of trees (Condition
No. 8).
The site will be fully lighted including the parking lots located on the east, south and
west sides of the site adjacent to the single family houses. The applicant should be
required to demonstrate that: 1) all site lights are directed down andlor shielded such
that no light bulbs are visible from the single family houses adjacent to the south; 2) the
light standards do not exceed 20 feet in height within 100 feet of and generate no more
than .5 foot candles of spill over lighting at the single family residential property line
(residential adjacency standards); and 3) parking lot lighting will be reduced to a
maximum of .3 foot candles (code requirement for parking lot security lighting) as
measured at ground level daily between the hours of 10:OO p.m. and 6:00 a.m.
(Condition No. 9) (SUP findings a, e & 9.
Code for the residential zones allows one, 50 square foot, six foot tall monument sign at
each project entrance with a maximum combined area of 150 square feet for
freestanding signs; and one wall sign per street frontage with the sign area determined
for non residential uses via the SUP process. Illumination is restricted to indirect
lighting.
The applicant did not provide free standing sign plans and is therefore restricted by
code to a maximum of three, six foot tall, indirectly illuminated free standing signs (one
at each of the three project entrances)(Condition No. 10).
The applicant did provide a wall sign package consisting of three, non illuminated wall
signs and four logos with a combined area of 123.83 square feet. A majority of the wall
signllogo square footage (101.25 square feet) is located on the north side of the building
facing Foster Drive and contains the name of the facility and two logos (Exhibit A). The
project has +255 lineal feet of building frontage facing north towards Foster Drive which
square foot of wall sign area for every 2.5 feet of building frontage. These
equates to +I
Page 7
Truckee Meadows)
signs and logos are in scale with the building and compatible with the project
architecture. Given the size and function of the facility the north side wall signs and
logos are appropriate for the project and are necessary to identify the facility (SUP
finding g).
The west elevation facing the church has k13.69 square feet of sign area identifying the
gymnasium (k11.39 square feet) entrance with a small logo (22.3 square feet). The east
elevation facing the youth center has 8.89 square feet of sign area identifying the truck
loading dock (k6.59 square feet) with a small logo (k2.3 square feet). Per RMC
18.16.203 the east and west elevation signsllogos area proposed (k22.58 square feet)
are exempt from the sign area calculation for this project because combined they are
less than 32 square feet and the site area exceeds one acre. However, the tops of
these signs and logos are located more than 6 feet above grade. To allow these signs,
which would other wise be prohibited by strict application of code, it must be
demonstrated through the SUP process they have been integrated into the architectural
design of the building. Based on the submitted plans (Exhibits B & C) it is staff's opinion
they have been appropriately integrated into the architectural design of the building.
They serve as directional signs to identify the truck dock and gymnasium entrance.
They are small in size and would have no adverse impact on surrounding properties,
including the residential properties to the south (Condition No. 10) (SUP finding g).
Code requires the use of low impact development techniques for site grading and
drainage improvements, which will be addressed during review of the site improvement
plans.
Public Safety: According to City of Reno Fire staff, this site is served by Station No. 5
with a response time of 5 minutes. When applying for a permit to construct the project
the applicant will have to verify: an approved water source capable of supplying fire
flows for fire protection can be provided; and the building will be equipped with fire
sprinklers and an alarm system in conformance with code.
Police comments were related to providing on site video surveillance of the parking lots;
properly maintaining site landscaping to provide adequate site visibility for security;
ensuring the existing mid block cross walk is properly aligned for safety and use by this
facility; and provision of secured bicycle parking. Minimum lighting within the parking
lots is required by code [RMC 18.12.1105(h)(5)] for security, as discussed above. The
applicant also intends to install exterior video surveillance cameras to monitor the
building grounds and parking lots. The bike racks will be located in front of the building
and will be monitored by project staff both directly and with the exterior surveillance
cameras. Engineering staff will review the building plans for site access including the
cross walk location and pedestrian routes as to their safety and proper alignment as
discussed below (Condition No. 13). Therefore, these issues are addressed by the
applicant, city code and recommended conditions.
LDC13-00030 (Boys and Girls Club of Truckee Meadows) - VAKdoc
Page 8
Truckee Meadows)
Public Improvements: This is an infill site with all necessary public improvements in
place. There are no additional public improvements associated with this project except
minor changes to the existing sidewalks and to construct the access driveways and
crosswalk relocation along Foster Drive. When constructing the building, all structures
and footings must lie completely outside of the existing Sanitary Sewer Easement.
Adequate maintenance access must be provided for the existing Sanitary Sewer
Easement. Recommended Condition No. 11 addresses this issue (SUP finding C).
Access, Traffic and Circulation: As proposed, the project will modify the configuration of
the existing YMCA parking to create parking lots on the south, west and east sides of
the development. Parking lot access and circulation will be designed to meet City
standards. The west and south side parking lots obtain access via a portion of the
church property adjacent to the development which will require a reciprocal parking and
access easement (Condition No. 12). A small drop off area will be constructed along
the south side of Foster Drive to facilitate efficient child drop off and pick up. Pedestrian
access will be via existing sidewalks along Foster Drive with new pedestrian walkways
connecting to the buildings. An existing mid block crosswalk on Foster Drive may need
to be relocated to a safer location due to the construction of the drop off area and
relocation of onsite walkways (Condition No. 13). Since this project provides similar
services and is k20% smaller than the YMCA facility, it is anticipated that traffic
generated by the development will be reduced (SUP finding D). Condition Nos. 14 and
15 are recommended to ensure that: plans to address construction access and
management; and temporary construction easements are secured from adjacent
property owners during construction of the project have been provided.
Parkinq: This project is a blend of several uses and has no strictly defined parking rate.
To address this, the applicant provided an analysis of the project parking characteristics
and a chart of the various uses proposed (Exhibit D). This information conservatively
indicates 124 parking spaces are necessary to serve the project. 100 of the parking
spaces are proposed on site with 25 spaces proposed to be provided on street adjacent
to the site along the south side of Foster Drive (Exhibit E). Per RMC 18.12.103(b) on
street parking in infill areas may be allowed in conjunction with a project reviewed with
an SUP provided the on street parking does not exceed 50% of required parking (19.3%
in this case). The number of parking spaces proposed, including the on street spaces, is
reasonable in this case as a majority of the children using the facility will either be:
dropped off by parents; or delivered via a facility provided bus or shuttle service (7080%). So for a majority of the site operations there should be a surplus of parking. The
124 on site and on street parking spaces would ensure that adequate parking for
special events is provided.
Master Plan: The existing MF14 zoning is not consistent with the sites Public Facility
Master Plan land use designation. However, the project proposed is consistent with the
Public Facility Master Plan land use designation on the site. As proposed and with
recommended conditions, the project appears to be consistent with the following
applicable Master Plan objectives and policies: Objective #9: Integrated Design;
Staff Report- December 6, 2012
Page 9
Truckee Meadows)
Objective #11: Compatibility; Objective #13: Scale; Objective #14: Building Planes;
Objective #15: Building Mass; Objective #16: Visually Defined Structures; Objective
#19: Access; Objective #21: Parking Circulation; Objective #22: Landscaping;
pedestrian and bicycle access and parking provided (T-I); hours of operation and
activity level sensitive to surrounding development (CD-6); design circulation system to
minimize impacts (P-8); provide sufficient parking (P-10); landscaping appropriate to
related environment (CD-30); safe, convenient and logical circulation (P-I);
development density, building mass and details sensitive to surrounding development
(BD-1); and new structures that compliment adjacent structures and provide a human
scale at ground level (SUP finding b).
General Code Compliance: As proposed and with recommended conditions the project
complies with applicable code sections.
Other Reviewinq Bodies:
Washoe County District Health Department (WCDHP): The applicant will be required to
comply with WCDHD regulations concerning: inspection for and removal of asbestos
when demolishing the existing YMCA building; utilization of low impact development
techniques for managing on site drainage, installation of wind sensor control in all areas
containing turf; and construction or retrofitting private on site storm catchment basins.
Nei~hborhoodAdvisorv Board: This project was reviewed by the Ward 1 Neighborhood
Advisory Board on November 13, 2012. A copy of their comments is attached to this
report (Exhibit F).
AREA DESCRIPTION
LANDUSE
MASTER
PLANDESIGNATION
ZONING
NORTH
High School
Public Facility
PF
SOUTH
Single Family Residential Mixed Residential 3-21 DU/AC
SF6
EAST
Youth Center
Public Facility
MF14
WEST
Church
Mixed Residential 3-21 DU/AC
MF14
RMC 18.06.405(e)(I)
RMC 18.06.405(e)(6)
Special Use Permit
Special Use Permits for Nonconforming Uses
Page 10
Truckee Meadows)
Special Use Permit: General special use permit findinas. Except where specifically
noted, all special use permit applications shall require that all of the following general
findings be met, as applicable.
a.
The proposed use is compatible with existing surrounding land uses and
development.
b.
The project is in substantial conformance with the master plan
c.
There are or will be adequate services and infrastructure to support the
proposed development.
d.
The proposal adequately mitigates traffic impacts of the project and
provides a safe pedestrian environment.
e.
The proposed site location and scale, intensity, density, height, layout,
setbacks, and architectural and overall design of the development and the
uses proposed, is appropriate to the area in which it is located.
f.
The project does not create adverse environmental impacts such as
smoke, noise, glare, dust, vibrations, fumes, pollution or odor which would
be detrimental to, or constitute a nuisance to area properties.
g.
Project signage is in character with project architecture and is compatible
with or complementary to surrounding uses.
h.
The structure has been designed such that the window placement and
height do not adversely affect the privacy of existing residential uses.
Special Use Permit: Special use permits for nonconforminq uses. Except as provided
in Section 18.08.502, no nonconforming use of land or building shall be enlarged,
extended, or changed to a different nonconforming use, unless an application for a
special use permit for the enlargement, extension, or change has first been approved in
accordance with the general special use permit findings above and the following
findings:
a.
The expansion or change of the nonconforming use will not damage the
character or quality of the neighborhood in which it is located, or hinder
the future development of the surrounding properties; and
b,
Improvements necessary for the expansion are in conformance with
requirements of this title.
Staff: Vern Kloos, AICP, Senior Planner
-
LDC13-00030 (Boys and Girls Club of Truckee Meadows) VAK.doc
Boys and Girls Club of
Truckee Meadows
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Figure 5 (below) depicts the site plan developed for the BGCTM.
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Figure 5
- Preliminary Site Plan
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Full-size elevations are included as an attachment to this report. Figures 6 (below) and 7 (following page)
depict the preliminary elevations developed for the BGCTM. Additionally, Figure 8 (page 11)provides a
"birds-eye" rendering of the entire building and project site.
The elevations and rendering also depict the signage proposed for the BCGTM. As depicted, signage is
minimal and consistent with thesurrounding area. The Boysand Girls Club logo will be incorporated into the
north elevation facing Foster Drive. No signs facing residential areas to the south are proposed.
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Note: Full-sire elevations are included in the attached map pocket.
Figure 6 -Preliminary Building Elevations
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Note: Full-size elevations are included in the attached map pocket.
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Figure 7 Building Elevations
Figure 8 (below) depicts a 'birds-eye" view of the new BGCTM facility.
-
Fi~ure8 Exterior Rendering
EXHIBIT "A"
2 PA&-
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EXHIBIT "B"
EXHIBIT "C"
EXHIBIT "D"
The Reno Municipal Code does not include a use-type which fully addresses a facility such as the
BGCTM in terms of parking. Therefore, the parking provided was generally modeled after the
existing Boys and Girls Club located on East gth Street. The gth Street facility is larger and has
been operating for many years. As such, it provides a good model in terms of analyzing parking
function, capacity, etc. Overall, the Foster Drive location provides 100 onsite spaces with an
additional 24 on-street spaces which abut the property. In comparison, the larger gth Street
facility provides 86 onsite spaces and 21 on-street spaces.
It is our opinion that based on historical demand at the 9Ih Street facility, which offers identical
programs and facilities, that an overall parking surplus will exist. However, parking can also be
broken down in other scenarios. For example, the BGCTM offers before and after school
programs for up to 275 children. If you apply the City's parking standard for a day care center ( 1
space per 9 children), a total demand of 31 spaces would be required. It is recognized that the
facility functions in a capacity which goes above and beyond day care. As such, the following
table provides an additional parking demand analysis.
Multi-Purpose Rooms
. . ~ .2,254+
sq.ft.
1,992f
...
sq.ft.
7,142f sq.ft.
1,
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13,850f sq.ft.
49,000fsq.ft.
---
5,217t sq.ft.
18,545i sq.ft.
Offices,
Common
Area, and Storage
-TOTAL
1space .per~..
275 sq.ft..
1space
.. -per
.~ 275 sq.ft.
.~
1.5 spaces per
classroom
6.25 spacerper
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a
1spaceper 1,500
sq.ft.
1space per 275 sq.ft.
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Youth Classrooms/
Learning Areas
Teen Classrooms/
~
1-Averageof mde requlrernernr between rnlddle and hlgh school rlaser.
..
..
.,..
..
8.2
spaces
. - .. . ..
.
7.2 spaces
7.5-spaces
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-7
37.5 spaces
s
s
r
12.4 spaces
o
50.4 spaces
123.2
spaces
.--.
The analysis provided in the above table takes a highly conservative approach. As it illustrates,
even with a worst-case scenario assumption, the 124 spaces available meet overall parking
requirements. In reality, a true parking demand is likely between that of a day care and the
facility outlined in the table. An average of the two generates a total demand of 77 spaces.
With 124 available spaces, more than adequate parking will exist and will account for any special
events or community meetings which may occur at the facility.
Another important factor to consider when analyzing parking is that the BGCTM provides bus
and shuttle services for 70 to 80 percent of the children at the facility. This greatly reduces
actual parking demand. There will also be a drop-off area a t the Foster Drive entrance which
allows parents to drop-off and pick-up children without the need to park onsite.
The BGCTM will also have a reciprocal parking and access agreement with the church to the
west. This will allow the BGCTM to utilize the church parking during weekday hours of
operation. Although a specific need for this parking is not anticipated, it can serve as an
overflow area during any sort of special event, etc.
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EXHIBIT "F"
PROJECT REVIEW FORM
Ward One Southwest Reno
Neighborhood Advisory Board
Case No.
/!)al/ 1 5 ' b B b w
Date:
b &ih L+b!Ae
Case Name:
Case Planner:
//I
1
5
#/z-
NAB Member Name:
Community Liaison: Lisa Mann
NAB COMMENTS:
kmes/Concaos: 'Ihe "sample issue9" box below may ba used as a guide duringthe prcjed mvicw process
-
SAMPLE ISSUES:
-
Arrro & Pedrsbian Accers
PuMidFirc Sqrery
~rdrit-
Sdsool lnpoc!
Building Height
PoNunbn
SfEnaEe
*k
Privacy
fi&%
Environmental Concerns
Neighborhood Compatibility
Intensiry/Dcnsi@
GoodL~&nim
Suggested modifications to the proposal to address NAB concerns:
1m,N,
t
/
NAB M e m k Signature
PROJECT REVIEW FORM
NAB Member Name
Community Liaison: Lisa Mann
NAB COMMENTS:
'Ihs *sample imcs" box below may be used as a guide dlniog the project rrvicw p-.
SAMPLE ISSUES:
A m & Pulemian Aecc18
PublidFire s4fq
Architecture
Neighborhood CanpotaUe
i%%
Buildbg Height
School Impad
Pollution
lntmay/owrl~
Signage
-coping
Privacy
GwdLoMiar
Lighiing
Em,imnmenfal Concerm
Suggesped modifications to the proposal to address NAB concerns:
/
NAB Member Signature
-
PROJECT REVJEW FORM
CDC 1
3--3o
cas~Name: 3 o u s
1 12chb & n u k e M ~ Q U ~ Y
Case ~
l
13-1
ate:
Case No.
c
I
a
n
o
e
r
:
NAB Member Name:
3are~le
7 % ~ Community Liaison: Lisa Mann
NAB COMMENTS:
IdConcerns: T6c C ~ lh
e "
box below
be used as a goide duting the project minuprocess.
SAMPLE ISSUES:
Aldo & Pedestrian Aaarr
PubNdFle Scday
Ardritecbue
ScMImpaa
Nei&hhood Compat~bili@
P&c
Miding He&&
PolItdion
I--W
wW&Y
Landccnplng
f+fwJ~
Lighiing
Environmmld Concerns
Good W
o n
v
L*
r
n
PROJECT REVIEW FORM
caseNO. L0c13-19.n%O
Date:
3n.r>R c~:,s,
4L
~ k x ~ m :
case P h e r :
db v
,,t
L L l c r t t7pcAL n
\?
;
IC\~~>
\
NAB Member Name:
&mm-
n
II 13
Liaison: L
isa
Mand
QJNAB COMMENTS:
W C o o e e r n s : The "sample issues" box below may be used as a guide during the projtctreview pmcess
SAMPLE ISSUES:
A ~ d o& Ped&rm
Aear~
Ncighiwrhwd C ~ b i l W
Intau~ensW
Good Laation
PubIidFLe S@uy
Archifexme
Sdioorlmp~
%&
Building Heighl
Pollution
Landseqing
Privacy
Enviromental C o n m
Lighting
nQ,
,
NAB Member Signatllre
PROJECT.REVIEWFORM
Case No.
0[/3-0!b!30
Case N
-:
Date:
&I P did5 &?kk
1
CasePlsnner:
NAB Member Name:
(3
28)
d I/~~ckk
B/zz~.
Ed55
Commuoity Liaison: L
isa Mann
NAB COMMENTS:
-
-
I s d C o m : 7lw h s p l e issues" box below may be wed as a guide dmbg tbepmjtct review pmccs
SAMPLE ISSUES:
-
A& & P u l e m a n Aecew
-
Ilrchitecim
Neighbrhood Compalibiiity
PublidFln
DZfic
Building Height
School~d
Pd!ution
I n t e n r ~ ~
Signage
LondrcapIng
Privacy
GoodLacatian
L%hrmg
Environmentat Cmrmnc
PROJECT REVIEW FORM
CaseNo.
LbCi%.
- 00030
CascNamc: %~ys t &d&
CasePher V e v \ K \ m S
Date:
Clvb
4 T. u\l\
/ I 113
/ Za 1 t
/
+
lo I
L
NAB ember ~ a m e : d f ,
community Liaison:
~i
NAB COMMENTS:
-
Inm&m
-
l
h"samplekuues'' box below may be used as a guide during the project review process
SAMPLE ISSUES:
Amo & PedeFirion Aceem
PuMWIre S@&v
Rrchilectm
SchoolImpad
Ndghbahwd Compatii;I@
IntenrirvJMly
n&
Build& Height
PdIution
Signage
Landraping
Privacy
OoodLocaIion
Lighting
Enviromndal Concerns
,.
NAB M e m h Signature
PROJECT REVIEW FORM
NAB Member NameCommunity Liaison: Lisa Mann
NAB COMMENTS:
-
Issues/Conenms:'Ihc usample irsucs'' kbelow may be used &a a guide &ring the p j d &ow process
SAMPLE ISSUES:
-
Avto & PedeWian A a u s
PubliclFbe Sa/@
A*chH.%we
SchwrInylad
Ndgidorhwd Compatibil~
n@
Bd&ng Height
Pdulian
Intensny/DemW
Signage
LigWng
hndrrping
maV
GoodLoMion
Environmenfa1Connrnr
Suggested modifications to the propasal to address NAB concerns:
7 NAB Member Signahlre

LDC13-00030 (Boys and Girls Club of Truckee Meadows

Transcription

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