HomeMy WebLinkAboutMOUNTAIN VIEW COMMUNITY CHURCH - PDP - 31-07 - REPORTS - RECOMMENDATION/REPORTNorthbound and southbound left -turn lanes are required based on
the short term (2009) background peak hour traffic and the fact that
Lemay Avenue is classified as an arterial street.
The east and west legs of Buckingham Street are offset at the
intersection with Lemay Avenue. The current traffic making this
maneuver is small and it is not likely that the movement would
increase significantly. While the offset is not ideal, it is not likely to
present operational or safety issues.
At the Lemay/Buckingham intersection, during the Sunday peak
hour, the westbound left -turning vehicles will experience delays
commensurate with Level of Service F. However, with a .80
adjustment to the critical gap, this intersection will operate
acceptably.
5. Findings of Fact:
In evaluating the request for Mountain View Community Church of Fort Collins,
P.D.P., Staff makes the following findings of fact:
A. The P.D.P. is in compliance with the Northside Neighborhoods Plan.
B. The P.D.P. complies with the applicable standards of the Industrial zone
district.
C. The P.D.P. complies with the applicable General Development Standards
of Article Three.
D. The P.D.P. is considered compatible with the surrounding neighborhood.
RECOMMENDATION:
Staff recommends approval of Mountain View Community Church of Fort Collins
P.D.P., #31-07.
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J. Section 3.5.3(B)(1) — Relationship of Buildings to Streets, Walkways and
Parking —Orientation to a Connecting Walkway
There is a direct connecting walkway linking the main entrance to the
public sidewalk on Buckingham Street.
K. Section 3.5.3(B)(2)(d)2 — Relationship of Buildings to Streets, Walkways
and Parking — Orientation to Build -to Lines for Streetfront Buildings
The site is located in the Industrial Zone District. Section 4.28(E)(2)
exempts Places of Worship from having to comply with the build -to line
standard.
L. Section 3.5.3(C)(D) — Variation in Massing and Character and Image
The building is new but contains traditional elements associated with a
church. Relief is provided by the use of natural stone. Columns and
dormers help break up the mass. Pitched roofs create the impression of a
residential structure that contributes to neighborhood compatibility with the
Andersonville neighborhood. The height to the top of the ridgeline of the
main roof is 36 feet. The main entrance is highlighted by a steeple which
achieves a total height of 48 feet. All exterior facades are articulated. The
use of high quality exterior materials combined with a recognizable base,
middle and top leads to compliance with the standard.
M. Section 3.6.4 — Transportation Level of Service Requirements
An intermediate (short term) Transportation Impact Study was performed
for this P.D.P. The key findings are as follows:
• The P.D.P. adequately provides vehicular and bicycle facilities
necessary to maintain the adopted transportation Level of Service
standards contained in Part II of the City of Fort Collins Multi -Modal
Transportation Level of Service Manual for the short term (2009).
Acceptable level of service for the pedestrian mode cannot be
achieved for all factors and there are no practical means to meet
the level of service criteria for some factors.
• The bicycle and transit level of service will be acceptable.
• Sole access to the site will be gained from Buckingham Street.
• A traffic signal is not warranted at the Lemay/Buckingham
intersection.
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D. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
The parking lot complies with the requirement that no less than 10% of the
interior be in the form of landscape islands. There are no rows of greater
than 15 spaces without the benefit of a landscape island.
E. Section 3.2.2(B - E) — Access Circulation and Parking
As mentioned, the parking and circulation system is intentionally designed
to provide convenient access to the main entrance. There are no plans,
now or in the future, to gain access to North Lemay Avenue. The on -site
pedestrian system provides connections out to the public sidewalk along
Lemay and to the west to accommodate future shared parking with the
existing industrial user. A bicycle rack is provided near the public
entrance.
F. Section 3.2.2(J) — Setbacks
The parking lots (proposed and future) are setback from the right-of-way
of Buckingham Street and North Lemay Avenue by distances that
significantly exceed the required 15 feet.
G. Section 3.2.2(K)(2) — Parking Lots — Minimum Number of Spaces
The church is required to provide a minimum of one parking space per
four seats in the assembly area. The new building is expected to serve up
to 560 parishioners requiring a minimum of 140 spaces. The number of
spaces provided is 138, which is two spaces less than the minimum
required. The future parking lot, however, would contain an additional 55
spaces.
H. Section 3.2.4(D) — Site Lighting — Design Standards
The Lighting Plan is designed to provide uniform illumination at levels that
are appropriate for the amount of outdoor activity and security. Further,
the Lighting Plan calls for sharp cut-off luminaries so that there is no
illumination trespass over the property line.
I. Section 3.5. 1 (B) (C) (E) (F) — Building Project and Compatibility —
Architectural Character
The church building would be located in an industrial area. The nearest
building is a large metal -sided structure that is appropriate for its industrial
use. Requiring architectural compatibility with such a structure, therefore,
is determined to be not applicable.
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While the Plan designates the site as Industrial, it calls for such industrial
development to be restricted to light versus heavy industrial and that special
design provisions be applied to building height, landscaping and screening
loading and outdoor storage. The Industrial Zone District, however, has not been
amended to implement the findings and conclusions of the Plan.
Consequently, the Land Use Code allows Places of Worship to be located within
the Industrial Zone District as a permitted use, subject to Administrative Review.
3. Industrial Zone District:
As stated, the proposed use is permitted. There are no specific land use
standards or development standards that are pertinent to Places of Worship.
4. Compliance with Article Three General Development Standards:
A. Section 3.2.1(C)(D) —Landscaping and Tree Protection
Street trees are provided along both Lemay Avenue and Buckingham
Street. Because of the existing overhead electrical power line, and
consistent with past practice, street trees along will be limited to
ornamental versus shade trees. Foundation shrubs are provided on all
four sides of the building.
B. Section 3.2. 1 (E)(1)(a) — Landscaping Standards — Buffering Between
Incompatible Uses and Activities
The west property line abuts an industrial use. The parking bay along the
west property line will be screened with a continuous shrub bed and five
new shade trees. Existing trees in this area will be preserved.
C. Section 3.2. 1 (E) (4) (a, b) — Parking Lot Perimeter Landscaping — Trees and
Screening
The parking lot provides convenient access to the building entry on the
west elevation. The parking lot includes a future expansion to the south of
the building should additional spaces be needed. As mentioned, the
proposed main parking lot will be screened along the west property line.
The future south lot would be located approximately 230 feet from the
south property line due to the location of the stormwater detention pond.
Screening the future south parking lot will be a requirement at the time of
the plan is amended.
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COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
N: I; Vacant (New Belgium O.D.P.)
S: I; Existing Multi -tenant Commercial Building
E: 1; Vacant (future re -alignment of North Lemay Avenue)
W: I; Existing Industrial Building
The site was replatted as Lot Two of the Second Replat of North Lemay
Subdivision, Second Filing in September of 1993. The site is vacant.
It is significant to note that along the entire east property line; there are two
existing non-standard utility easements. First, there is a 15-foot wide easement
for the Platte River Power Authority that is contained within the boundaries of the
subject property. Second there is a 60-foot wide easement also for P.R.P.A., 15
feet of which is contained within the subject property and 45 feet of which is
located within the Lemay Avenue right-of-way. These easements are for the
benefit of existing high voltage electrical power lines that connect the Rawhide
Power Plant with the City of Fort Collins Light and Power substations.
2. Northside Neighborhoods Plan:
The site is located within the boundary of the Northside Neighborhoods Plan,
adopted in January of 2005. According to the Framework Plan, the site is
located within Area 5 which is designated as Industrial. The Plan states:
"This Plan continues to encourage industry in the areas zoned Industrial.
Industrial zoning currently provides opportunities for workplaces and
manufacturing and a wide range of industry, but not necessarily a mix of
uses, including residential. The properties in this area are small, and
altogether could accommodate almost 30 acres of additional industry, or
almost 200,000 square feet of building space."
The Plan further identifies the parcel as "Residential/Industrial Transition." The
Plan states:
"Industrial/Residential Interface Areas. Ensure interface areas provide
gradual transitions between industry and residential neighborhoods to
preserve the livability of the neighborhoods. These interface areas should
provide visual physical buffers between existing and new developments
and protect residential neighborhoods from intrusion of light, noise odors
and other nuisances sometimes caused by business or industry. "
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ITEM NO. 2
MEETING DATE
STAFF E-,,/) ,S f�FPA e 0
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Mountain View Community Church P.D.P., 31-07
APPLICANT: Mountain View Community Church of Fort Collins
c/o V-F Ripley Associates
401 West Mountain Avenue
Fort Collins, CO 80521
OWNER: Mountain View Community Church of Fort Collins
201 Whedbee Street
Fort Collins, CO 80524
PROJECT DESCRIPTION:
This is a request to develop a church on the vacant property at the southwest
corner of North Lemay Avenue and Buckingham Street. The site is 6.32 acres in
size. The proposed church would contain 26,522 square feet and seat
approximately 560 persons at capacity in the sanctuary. There will also be
rooms for offices, classrooms and fellowship. The church would be 36 feet high
to the ridgeline of the roof and the steeple would extend another 12 feet above
that. Access to the site would be from Buckingham Street only. The site is
zoned I, Industrial.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
A. The P.D.P. is in compliance with the Northside Neighborhoods Plan.
B. The P.D.P. complies with the applicable standards of the Industrial zone
district.
C. The P.D.P. complies with the applicable General Development Standards
of Article Three.
D. The P.D.P. is considered compatible with the surrounding neighborhood.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO.80522-0580 (970) 221-6750
PLANNING DEPARTMENT