Loading...
HomeMy WebLinkAboutISLAMIC CENTER OF FORT COLLINS - PDP - PDP110011 - DECISION - CORRESPONDENCE-HEARINGMi ps .l.�l0 CY _. ; I t P- 2MIRFM Ili _ rr r e _all INNIEN Y I v u i I !s _ • u Y Elm l �r ' • . _ MIME WIN, h Administrative Public HearinP` g Sign -In Project: F-QI<T Ca iwN S Meeting Location: Cowlill- Date: ZV#y4r 8. of o� PLEASE PRINT CLEARLY , - �, ■/�, ILM s � .. "AA • 1 - • . � M n .. ME pm /V , E (Y 1I • • ,717il i i . � 2 R ITV M� •� .. 6uJ Z.( Oti7 d'K C� iF.Y...✓U� % i O x7u- - , - /L.-"T� �.'2 �wL � C J U �J�•�-�- - �W'i'�-c�.� /�.L-�✓�� �o.c,,,/�iTi u . Vim„ --,,-+�/ v A e ,.mac-o,..e�h,-J . � � -_ _ 'YVI.o�" f.✓�F /tom- ,�,''� �'"� j °.�- /T�j /Y r -s ei! xis HEARING OFFICER'S DECISION The Hearing Officer agrees with the Staff recommendation and hereby approves the Islamic Center of Fort Collins P.D.P, #110011. Dated June 22, 2011, per authority granted by Sections 1.49 and 2.1 of the Land Use Code. Richard V. Lopez Richard V. Lopez Hearing Officer 10 This standard requires that buildings be designed to form outdoor spaces such as balconies, terraces, patios, decks or courtyards. The development includes a patio serving the front entry and a large courtyard along the south elevation. The standard is met. J. Section 4.10(E)(2)(a) - Street Sidewalk This standard calls for a street sidewalk that meets current requirements. The existing sidewalk is an attached sidewalk which doesn't meet the requirements. A new 5 foot wide detached sidewalk will be constructed to meet the standard. K. Section 4.10(E)(2)(b) - Parking Lots This standard requires that new parking lots be located toward the side and rear of the principal building and not in the front yard. The site contains 358 feet of frontage along Lake Street. The front yard area occupies 201 feet (59%) of the frontage. Parking is divided between two parking lots, one on the east edge and one on the west edge of the site. This distribution of parking diminishes the visual impact of a single parking lot. In addition, the parking is set back from Lake Street by 50 feet. This minimization of parking complies with the standard. STAFF RECOMMENDATION: Approval CONCLUSIONS A. The P.D.P. conforms to the West Central Neighborhoods Plan. B. The P.D.P. complies with the applicable land use and development standards of the HMN, High Density Mixed -Use Neighborhood zone. C. The P.D.P. complies with the applicable General Development Standards. D. As a permitted use subject to administrative review, neighborhood meetings are not required. However, two neighborhood meetings were held. One was a general information meeting and the second focused on the treatment of the Summer Street terminus and design solutions to address cut -through traffic. 0 This standard requires that doorways face the street at grade level or slightly elevated. Lake Street forms the north boundary. The building is oriented toward the northwest with the primary doorway visible from Lake Street, thus complying with the standard. E. Section 4.10(E)(1)(b) - Relationship of Doorways to Streets This standard requires that street -facing entries be the principal entrance with sidewalk access to the street. The building entrance is connected to the public sidewalk on Lake Street by a 10 foot wide concrete walkway and complies with the standard. F. Section 4.10(E)(1)(c) - Front Yards This standard requires that the building and site design include structured elements to mark the transition from the public street to the doorways. Within the 60-foot front yard, there are a variety of landscaping elements. There is a patio, bicycle parking area and entrance. The entrance is one and one half stories in height. These elements comply with the standard. G. Section 4.10(E)(1)(d) - Roof Form Generally, this standard requires that building have either sloped roofs or combined flat and sloped roofs that relate to the street facade, integral structure and building entries. The proposed building is primarily characterized by the dome which faces Lake Street. The smaller pitched roofs (dome -like) in lower heights and locations, act as accent features. When these features are combined with the flat roof portions, the form complies with the standard. H. Section 4.10(EO(1)(e) - Facade Variations This standard requires that the building be articulated with projections, recesses, covered doorways, balconies, covered box or bay windows and /or similar features. The purpose is to divide large facades into more human -scale proportions and avoid repetitive, monotonous undifferentiated wall planes. These variations will better reflect the single-family dwellings nearby. This standard was developed for multi -family structures. The proposed building accomplishes this goal with the various modules. The variety of projections break up wall planes. Specifically, the entry feature, dome, minaret and window pattern all contribute to make this a unique building that complies with this standard. Section 4.10(E)(1)(f) - Outdoor Activity 3 and an increase in background traffic, the Shields/Prospect; Shields/Lake and the Shields/Summer intersections with operate acceptably with existing control and geometry. The development of the Islamic Center is feasible from a traffic engineering standpoint. ARTICLE 4 DISTRICTS: Compliance with the HMN Zone District A. Section 4.10(B)(2)(b)(1). - Permitted Use Places of worship are a permitted land use within the HMN zone, subject to Administrative Review. B. Section 4.10(D)(2)(a) - Maximum Building Height The maximum allowable building height is five stories. Section 3.8.17 addresses building height for residential and commercial applications but fails to specifically address places of worship. Section 1.7.2 directs that when there is a lack of specificity, the more stringent interpretation applies which, in this case, would be to categorize the proposed structure as a residential use. Section 3.8.17 clarifies that for a residential application, a story is equivalent to a height of twelve feet eight inches (12 ft 8 in). At five stories, the equivalent height is sixty-three feet four inches (63 ft 4 in). The Mosque is 52 feet in.height to the top of the dome as measured from an average grade. Section 3.8.17(C)(6) specifically exempts steeples from the height standard. Here, the minaret is effectively a steeple and will be 72 feet. The structure complies with the maximum height standard in the HMN zone. C. Section 4.10(D)(2)(b) - Setback This standard required that building walls over 35 feet in height be setback an additional one foot beyond the minimum required for each 2 feet, or fraction thereof, of wall or building that exceeds 35 feet in height. Since the HMN zone does not specifically address the front minimum required setback, the prevailing standard is the build -to line per Section 3.5.3(B)(2)(b). The build -to line for an institutional building shall be no greater than 15 feet since Lake Street is smaller than a standard arterial street. The height of the building wall facing Lake Street is 52 feet to the tome of the dome. This height exceeds the height limit of 35 feet by 17 feet. The additional setback required is 9 feet from the front setback. These requirements result in a minimum setback of 24 feet from the front property line. The proposed building is 60 feet from the front property line and thus compiles with the standard. D. Section 4.10(E)(1)(a) - Doorways Facing Streets 7 definitively established, or is not consistent with the purposes of the Land Use Code, the architecture of new development shall set an enhanced standard of quality for future projects or redevelopment in the area. The proposed building respects the architectural traditions associated with a Mosque by incorporating the dome, minaret and large prayer area. Two stories are required by Islamic practice of providing a separate mezzanine as an additional prayer area. Exterior materials have been specifically selected to represent the vernacular of nonresidential building found in the region. The size and height of the building are mitigated by dividing the mass into smaller proportions based on function. This results in a variety of recesses projections highlighted by small pitched roofs. The building is articulated on all four sides and set back 60 feet from Lake Street. J. Section 3.5.1(G) - Building Height Review Buildings more than 40 feet in height are subject to a height analysis. The proposed building is 52 feet at the top of the dome. The minaret is effectively a steeple and is therefore exempt from the height analysis. The building is not uniformly 52 feet in height. The height analysis reviews that there are no adverse impacts relative to views, light and shadow, privacy or neighborhood scale. K. Section 3.5.3(C) - Variation in Massing and Section 3.5.3(D) - Character and Image The proposed building contains sufficient changes in mass that do not exceed the height -to -width ratio of one -to -three. There is a clear delineation of the base, middle and top thus complying with the applicable standards. L. Section 3.6.4 - Transportation Level of Service Requirements An intermediate level Transportation Impact Study was prepared for the development. The peak hour for this development is noon on Friday's. During a typical Friday noon worship, approximately 250 worshipers will attend. The Transportation Impact Study conclusions are as follows: Acceptable level of service is achieved for pedestrian, bicycle and transit modes. Transfort routes 2, 3 and 19 have stops within 800 feet of the site. In the short range future (2015), the development of the Islamic Center, movement of vehicles, bicycles, pedestrians and transit within the development and connect with the surrounding areas. Here, primary access to the development is from Lake Street. Secondary access is from Summer Street, but only on Fridays, the primary day of worship. Access from Summer Street will be controlled by a traffic control device such as an operable gate or removable bollards in order to discourage cut - through traffic to Lake Street. Walkways will connect the development to all three public streets: Lake Street, Summer Street and Prospect Road. Bicycle parking is provided near the main entrance. The proximity to Colorado State University will serve student worshipers via various modes of travel. F. Section 3.2.2(K)(1) - Required Number Of Off -Street Spaces Places of Worship are required to provide one space per four seats in the main assembly area. However, Mosques do not incorporate seats because worshipers both stand and kneel. In lieu of seats, the area devoted per parishioner has been calculated at 11.25 square feet. The prayer hall and prayer mezzanine contain 4,285 square feet. Therefore, a capacity of 381 worshipers is derived by dividing 4,285 square feet by 11.25. The requirement of one space per four worshipers yields a requirement of 95 parking spaces. The 95 spaces are provided on the site, with four spaces designated as handicap -accessible. The development complies with the standard. At the public hearing an official from adjacent Plymouth Church mentioned that negotiations were underway to provided overflow parking for worshipers in the Church parking lot. The days of worship for these two churches do not conflict and the cooperative use of parking is possible. While this is encouraged, the parking requirement is met on -site. G. Section 3.2.4 - Site Lighting Developments are required to submit a proposed lighting plan that meets the fundamental security needs of the development without adversely affecting adjacent properties or the community. Here, the light fixtures will be fully shielded. No foot candles in excess of 0.1 will be measurable 20 feet beyond the property line. H. Section 3.3.1 - Plat Standards The property will be replatted. The plat will dedicate the proper amount of public right- of-way and dedicate proper utility, access, drainage and emergency access easements in compliance with this standard. Section 3.5.1 - Building and Project Compatibility. This standard requires that in areas where the existing architectural character is not 5 FACTS AND FINDINGS ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS The HMN zone contains numerous standards. The remaining applicable General Development Standards that have not been addressed are described below: A. Section 3.2.1 - Landscaping and Tree Protection. The standard requires the submission of a landscape, tree protection and irrigation plans. Street trees will be provided along Lake Street with the proper species selection and intervals for spacing trees from street lights. The front yard includes five trees in compliance with the full tree stocking. Foundation plants will be provided where visible from Lake Street. These do not conflict with future building phases (school, gymnasium). Drought tolerant ground cover will be planted in future phases. B. Section 3.2.1(E)(4) - Parking Lot Perimeter Landscaping The standard requires parking lot perimeter landscaping. Both the east and west parking lots will be landscaped and fenced. The parking along the west edge, next to existing houses, will have a four -foot high solid fence and a continuous row of shrubs. Fencing is not needed along the east edge, because the adjoining land is a storm water detention pond for Plymouth Church. A mix of trees and shrubs will provide a continuous canopy at full maturity. C. Section 3.2.1(E)(5) - Parking Lot Interior Landscaping. The standard requires six percent (6%) of the interior space of parking lots be landscaped. The ends of the parking rows are landscaped islands that comply with this standard. D. Section 3.2.1(F) - Tree Protection and Replacement This standard calls for the protection of significant trees within the site and natural buffer zones. There is a grove of existing trees that border the residential property to the south. Several of these trees will be impacted by the east parking lot. Invasive trees such as Siberian Elm, Russian Olive and Cotton -bearing Cottonwood may be removed without mitigation. The existing trees will be evaluated by the City Forester and based on their individual value, may be removed. A mitigation schedule will be developed and trees may be replaced as set forth in the Final Landscape Plan. E. Section 3.2.2 - Access, Circulation and Parking The parking and circulation system of the development must accommodate the 4 "Recreational, religious, school and other infrastructure facilities play a pivotal role in enhancing community cohesion. For instance, they can provide locations for functions that bring the community together. Fortunately many of these facilities are available in the West Central Neighborhoods." The West Central Neighborhoods Plan acknowledges that the area between Prospect Road and Lake Street acts as a buffer between CSU and the residential neighborhoods to the south. The Plan was the catalyst to rezone this area to HMN. While multi -family is expected to be the predominant land use, the Plan acknowledges the Islamic Center mosque as a land owner with development aspirations. Finally, the Plan envisions that places of worship will play an important role in establishing neighborhood identity, diversity and cohesion. NEIGHBORHOOD MEETINGS: Two neighborhood information meetings were held. The first provided general information on a variety of topics and concerns. The second meeting was a follow-up meeting to specifically address the design for controlling cut - through traffic on Summer Street. Written summaries of these meetings are attached. NOTICE OF PUBLIC HEARING: Evidence presented to the Hearing Officer established that the hearing was properly posted, legal notices mailed and notice published. PUBLIC HEARING: The Hearing Officer opened the hearing at approximately 6:05 P.M. on June 8, 2011 in the City Council Chambers, Fort Collins, Colorado. HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE: The Hearing Officer accepted the following evidence: (1) Planning Department Staff Report; (2) application, plans, maps and other supporting documents submitted by the applicant to the City of Fort Collins; (3) opportunity for public testimony was provided during the hearing and approximately 50 members of the public were present. The Land Use Code, the City's Comprehensive Plan (City Plan) and the formally promulgated polices of the City are all considered part of the evidence considered by the Hearing Officer. The following persons attended the hearing: From the City of Fort Collins: Ted Shepard, Planning Ward Stanford, Transportation From the applicant: Mr. Dana Lockwood, Lockwood Architects, Inc. From the public: Members from the public testified. A copy of the sign -in sheet is attached hereto. 3 which consisted of 20 townhome lots on the 3.26 acres. This P.U.D. has since expired. 1999: The parcel was rezoned from R-L, Low Density Residential to HMN, High Density Mixed -Use Neighborhood as an implementation item for the West Central Neighborhoods Plan. Compliance with West Central Neighborhoods Plan (the "Plan") The Plan addresses a wide range of issues for a large area dominated by Colorado State University. The Plan acknowledges an overall lack of cohesion in the area: Introduction: "Because of its mix of ages, origins, and uses, the planning area does not reflect any composite character." Overall Visual Character. "Visual character defines the impression of the planning area being studied, and as such is quite important. It must be recognized, however, that much of the infrastructure of the various neighborhoods are already in place and will be difficult to change. Furthermore, the West Central Neighborhood is not a homogenous neighborhood but rather an amalgamation of disparate neighborhoods, each with its own unique characteristics." H. Issue. Diversity: "Definition: For purposes of the West Central Neighborhoods Plan, `diversity' is limited to its cultural, ethnic, racial, social, age, gender and economic aspects. These terms are overlapping and not intended to be mutually exclusive." 4. "An ongoing plan to construct an Islamic mosque on a vacant Lake Street parcel near CSU has drawn some criticism from individuals in its early stages but is generally favored by the neighborhood as an appropriate use of the land." Sense of Community: "SC1 Provide common activities and facilities for those living in the West Central Neighborhoods to encourage a feeling of connection, sense of belonging and means for interaction. Colorado State University, the Poudre School District, and the area's places of worship, and cultural institutions can serve as a focal point providing facilities, cultural events, academic events, sporting events, etc. which can enhance community cohesion." "SC4 Respect and accommodate cultural, social and economic diversity in the West Central Neighborhoods. Identify opportunities for creating an awareness of promoting acceptance for the diversity of the West Central Neighborhoods and its integral role in the neighborhood -building." (20 - Presence of Schools, Recreational, Religious and Other Infrastructure Facilities: 2 CITY OF FORT COLLINS ADMINISTRATIVE HEARING OFFICER FINDINGS, CONCLUSIONS AND DECISION ADMINISTRATIVE HEARING DATE: June 8, 2011 PROJECT NAME: Fort Collins Islamic Center P.D.P. CASE NUMBER: #110011 APPLICANT: Islamic Center of Fort Collins c/o Mr. Dana Lockwood Lockwood Architects, Inc. 1027 Horsetooth Road, #200B Fort Collins, CO 80525 OWNER: Islamic Center of Fort Collins c/o Lutfur Khandaker 900 Peterson Street Fort Collins, CO 80524 HEARING OFFICER: Richard V. Lopez PROJECT DESCRIPTION: This is a request to construct a new facility consisting of a Mosque, children's activity area, gymnasium and elementary school. The project will be constructed in phases with the Mosque being Phase One, the school being Phase Two and the gymnasium being Phase Three. The Phase One will consist of the worship area and contain 11,600 square feet. The site is 3.26 acres and zoned HMN, High Density Mixed -Use Neighborhood. SUMMARY OF HEARING OFFICER DECISION: APPROVAL ZONING DISTRICT: The surrounding zoning and land uses are as follows: N: HMN, High Density Mixed -Use Neighborhood, Multi -family S: MMN, Medium Density Mixed -Use Neighborhood, Multi -family E: HMN, High Density Mixed -Use Neighborhood, Place of worship W: HMN, High Density Mixed -Use Neighborhood, Single-family detached BACKGROUND: Presently, the parcel is vacant and undeveloped. 1979: The property was granted approval for the Lake Street Townhome P.U.D. j City 01 Fort Planning, Development & Transportation Services Community Development & Neighborhood Services College Avenue Collinsrth P.O.P. P.O. Box 580 Fort Collins, CO 80522.0580 970.416.2740 970.224.6134-fax fcgov.com June 27, 2011 Attendee of the Fort Collins Islamic Center Project Development Plan, #PDP 110011 Public Hearing, Please find attached to this letter a copy of the Type I Administrative Hearing Findings, Conclusions and Decision for the Project Hearing of the Fort Collins Islamic Center Project Development Plan, #PDP 110011. Pursuant to Section 2.2.7(D) of the Fort Collins Land Use Code, this Decision has been mailed to the applicant and any person who attended and/or provided testimony at the public hearing held on June 8, 2011. This final decision of the Administrative Hearing Officer may be appealed to the City Council, in accordance with Chapter 2, Article II, Division 3 of the City Code, within 14 calendar days of the date of final action June 22, 201 lby the Hearing Officer. The deadline to file an appeal is 5:00 p.m. on July 6, 2011. Guidelines explaining the appeal process, including the Code provisions previously referenced, can be found online at fcgov.com/cityclerk/appeals.phi), or may be obtained in the City Clerk's Office at 300 LaPorte Avenue. If you have any questions about the attached Decision or the appeal process, please contact me at 970-221-6343. Sincerely, Ted Shepard Chief Planner /as2.