HomeMy WebLinkAboutKINGDOM HALL - PDP - 18-05B - REPORTS - RECOMMENDATION/REPORTKingdom Hall of Jehovah's Witnesses P.D.P., #18-05B
February 16, 2006 P & Z Meeting
Page 10
RECOMMENDATION:
Staff recommends approval of the Modification of Standard to Section
3.6.4 — Pedestrian Level of Service.
2. Staff recommends approval of Kingdom Hall of Jehovah's Witnesses
P.D.P., #18-05B.
Kingdom Hall of Jehovah's Witnesses P.D.P., #18-05B
February 16, 2006 P & Z Meeting
Page 9
B. The P.D.P. complies with the applicable standards of the Urban Estate
zone district.
C. The P.D.P. complies with the applicable General Development Standards
of Article Three with one exception.
D. A Modification of Standard is requested for Section 3.6.4 — Pedestrian
Level of Service.
E. In fulfillment of the requirements of Section 2.8.2(H), Staff makes the
following findings:
Staff finds that the granting of the Modification would not be
detrimental to the public good.
2. Staff finds that a place of worship is not open to the general public.
Therefore, there is not a critical need to connect the church
property to the Stetson Creek subdivision. The nature of the
church, as a land use, is an exceptional situation that strict
application of the standard would result in unusual and exceptional
practical difficulties and undue hardship upon the owner.
3. Staff finds that the size of the parcel (2.76 net acres), the size of the
facility (less caretaker's dwelling - 4,224 square feet), and the size
of the largest estimated attendance (110 persons) does not create
an impact that justifies the construction of a 822 feet of sidewalk
along the frontage of Timberline Road. The size and scale of the
P.D.P. creates an exceptional situation that strict application of the
standard would result in unusual and exceptional practical
difficulties and undue hardship upon the owner.
4. Staff further finds that the difficulties and hardship described above
are considered existing deficiencies typically found on the fringe of
the urban area where development does not proceed in a
sequential pattern. These difficulties and hardship, therefore, are
not caused by the act or omission of the applicant.
F. The P.D.P. is considered compatible with the surrounding neighborhood.
Kingdom Hall of Jehovah's Witnesses P.D.P., #18-05B
February 16, 2006 P & Z Meeting
Page 8
Development Plan were preceded by written notification. A third mailing will
precede the hearing on this P.D.P.
There has been very little feedback from the affected property owners as a result
of the three mailings. What little input has been received is divided by whether
the affected property owner lives in Willow Springs (city) or to the east (county).
A. Willow Springs Input
For those who called in from Willow Springs, the only concern expressed was
related to traffic. There is a concern that there is too much traffic at the
Timberline and Kechter intersection and that the church will just add to the
congestion.
In response, the levels of service at the intersection are acceptable. There will
continue to be growth in background traffic due to Kingdom Hall and other
developments along the Timberline Road corridor. The P.D.P. is dedicating
right-of-way along their two frontages for future widening of the intersection to
urban standards. By being located on a corner, the applicant is dedicating
approximately 1.24 acres.
B. County Input
The site is part of the Scheller Subdivision and next to the Blehm Subdivision.
These are both approved and located in unincorporated Larimer County. The
primary concern is whether or not the City will be annexing the abutting
properties as a result of this P.D.P.
In response, the City does not pursue involuntary annexations unless the parcel
is an enclave. And if a parcel is an enclave, it must be surrounded by city limits
for no less than three years. The two county subdivisions are not enclaves. Any
annexation in the vicinity would be voluntary based on the Intergovernmental
Agreement with Larimer County.
6. Findings of Fact:
In evaluating the request for Kingdom Hall of Jehovah's Witnesses P.D.P., Staff
makes the following findings of fact:
A. The P.D.P. is in compliance with the Fossil Creek Reservoir Area Plan.
Kingdom Hall of Jehovah's Witnesses P.D.P., #18-05B
February 16, 2006 P & Z Meeting
Page 7
D. Staff Evaluation and Findings
Staff has determined that the nature of the use and relative size of the facility do
not warrant the off -site construction of 822 feet of sidewalk along the east side of
Timberline Road. The impact being created is not commensurate with the full
enforcement of the standard. In fact, Staff contends that development of the site
may spur sequential development of the intervening parcels within the Scheller
Subdivision thus improving pedestrian connectivity.
In fulfillment of Section 2.8.2(H)(3) — Modification Standards — Staff makes the
following findings:
Staff finds that the granting of the Modification would not be
detrimental to the public good.
2. Staff finds that a place of worship is not open to the general public.
Therefore, there is not a critical need to connect the church
property to the Stetson Creek subdivision. The nature of the
church, as a land use, is an exceptional situation that strict
application of the standard would result in unusual and exceptional
practical difficulties and undue hardship upon the owner.
3. Staff finds that the size of the parcel (2.76 net acres), the size of the
facility (less caretaker's dwelling - 4,224 square feet), and the size
of the largest estimated attendance (110 persons) does not create
an impact that justifies the construction of a 822 feet of sidewalk
along the frontage of Timberline Road. The size and scale of the
P.D.P. creates an exceptional situation that strict application of the
standard would result in unusual and exceptional practical
difficulties and undue hardship upon the owner.
4. Staff further finds that the difficulties and hardship described above
are considered existing deficiencies typically found on the fringe of
the urban area where urban development does not proceed in a
sequential pattern. These difficulties and hardship, therefore, are
not caused by the act or omission of the applicant.
6. Neighborhood Compatibility:
A formal neighborhood for the P.D.P. was not held. Instead, Staff has notified
the affected property owners on two previous occasions for the two public
hearings related to this project. Both the May 19, 2005 hearing on the
annexation and zoning and the July 21, 2005 hearing on the Overall
Kingdom Hall of Jehovah's Witnesses P.D.P., #18-05B
February 16, 2006 P & Z Meeting
Page 6
5. Modification of Standard — Section 3.6.4 — Pedestrian Level of Service:
A. The Standard at Issue:
(A) Purpose. In order to ensure that the transportation needs of a proposed
development can be safely accommodated by the existing transportation
system, or that appropriate mitigation of impacts will be provided by the
development, the project shall demonstrate that all adopted Level of
Service (LOS) standards will be achieved for all modes of transportation.
(B) General Standard. All development plans shall adequately provide vehicular,
pedestrian 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
following modes of travel: motor vehicle, bicycle and pedestrian. The
Transit LOS standards contained in Part II of the Multi -modal
Transportation Manual will not be applied for the purposes of this Section.
B. Description of the Modification
Kingdom Hall P.D.P. will build 446 feet of public sidewalk along the east side of
Timberline Road. This will leave a gap of 822 feet before connecting to the
existing sidewalk at City -approved Stetson Creek. This gap runs along the
frontage of five existing rural residential lots of the County -approved Scheller
Subdivision. Because of this gap, the P.D.P. fails to meet the minimum level of
service requirement of Section 3.6.4.
C. Staff Analysis
Determining the extent of off -site public improvements on a per project basis is
always an issue for development projects on the fringe of the City. Such
requirements are generally made in relationship to the impact being created.
In the case of Kingdom Hall P.D.P., Staff has considered two factors. First, the
nature of the use, place of worship, is unique in that it is not a destination for the
general public. The building will be used only at the time of church services by a
specific population.
Second, the size of the project is relatively small. The church building is 5,000
square feet with a maximum seating capacity of 180 persons. According to the
T.I.S., the largest group will meet on Tuesday evenings (7:30 to 9:30) and
Sunday mornings (10:00 a.m. to noon). This group is estimated at 110 persons.
Kingdom Hall of Jehovah's Witnesses P.D.P., #18-05B
February 16, 2006 P & Z Meeting
Page 5
As a corner lot, the build -to line standard requires the building to be
setback from both Timberline and Kechter Roads between 10 and 25 feet.
The building is setback from the Timberline Road future edge of right-of-
way by 25 feet. The building is setback from Kechter Road by 47 feet
which exceeds the standard which is acceptable since this area is the
stormwater detention pond and will be placed within a drainage easement.
M. Section 3.5.3(C)(D) — Variation in Massing and Character and Image
As mentioned, the building is 5,015 square feet but uses residential
exterior materials. The building features a recognizable base, middle and
top. The entrance is clearly defined by the portico. The subordinate roof
of the caretaker's dwelling adds variety.
N. Section 3.6.4 — Transportation Level of Service Requirements
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 in both the short (2010) and long term (2025).
There are no bicycle destinations within one -quarter mile but the site will
be directly connected to bike lanes on both Timberline and Kechter Roads
in the future.
The Timberline/Kechter Road intersection will operate acceptably during
the traffic activity times of the meetings of the congregation.
Acceptable level of service for the pedestrian mode, however, cannot be
achieved for the continuity factor. The site is within one -quarter mile of
two residential neighborhoods, Willow Springs (west) and Stetson Creek
(north). The sidewalk system will be completed with this P.D.P. to allow
continuous access to Willow Springs but there will be a gap to the north.
This gap is adjacent to undeveloped properties. When these properties
develop, the sidewalk system will be completed. Except for this continuity
factor to the north, the pedestrian level of service will be acceptable. As a
result of not meeting the minimum level of service for pedestrians, a
Modification of Standard has been requested.
Kingdom Hall of Jehovah's Witnesses P.D.P., #18-05B
February 16, 2006 P & Z Meeting
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H. 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 sanctuary is expected to serve up to
180 parishioners requiring a minimum of 45 spaces. The number of
spaces provided is 75 thus exceeding the standard and providing
sufficient parking.for the caretaker's dwelling.
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 full cut-off luminaries so that there is no
illumination trespass over the property line. The house -shield is specified
for the fixtures closest to the east property line.
J. Section 3.5.1(B)(C)(E)(F) — Building Project and Compatibility —
Architectural Character
The building is located in a transitional area between two contrasting
styles. To the west is Willow Springs, an urban residential subdivision
featuring a density of approximately 3.00 dwelling units per acre. To the
immediate north and east are a semi -rural lots ranging between three and
seven acres. And yet, the site is located at the intersection of two arterial
streets. While achieving architectural compatibility in this context may not
be possible, the building does demonstrate a residential character with a
one-story height and shallow -pitched roof. The base of the building is
brick, the field is synthetic stucco, and the roof is composition shingles.
These materials are commonly found in residential areas. The caretaker's
entrance is located on the south elevation which helps articulate the mass
of the building.
K. 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 both
public sidewalks on Timberline and Kechter Roads.
L. Section 3.5.3(B)(2)(d)2 — Relationship of Buildings to Streets, Walkways
and Parking — Orientation to Build -to Lines for Streetfront Buildings
0
Kingdom Hall of Jehovah's Witnesses P.D.P., #18-056
February 16, 2006 P & Z Meeting
Page 3
3. Compliance with Article Three General Development Standards:
A. Section 3.2.1(C)(D) — Landscaping and Tree Protection
The P.D.P. provides a row of street trees along both Timberline and
Kechter Roads. Foundation shrubs are provided along the north, east and
south elevations. The east elevation features an entrance highlighted by a
portico.
B. Section 3.2. 1 (E)(1) (a) — Landscaping Standards — Buffering Between
Incompatible Uses and Activities
The abutting property to the east contains a single family detached home.
The shared property line features an existing irrigation lateral with existing
vegetation. This lateral will not be disturbed and the vegetation will be left
in its natural state.
C. Section 3.2. 1 (E)(4)(a,b) — Parking Lot Perimeter Landscaping — Trees and
Screening
The parking lot does not abut a property line.
D. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
The parking lot complies with the requirement that no less than 6% of the
interior be in the form of landscape islands.
F. Section 3.2.2(B - E) — Access Circulation and Parking
Since the site is located at the corner of an arterial and minor arterial,
access has been restricted to one driveway onto Kechter Road. The
driveway location is set as far back from the intersection with Timberline
Road as possible.
The parking lot and sidewalks are laid out in a logical and functional
manner. There is an on -site walkway that connects the building entrance
out to both Timberline and Kechter Roads. A bicycle rack is provided near
the public entrance.
G. Section 3.2.2(J) — Setbacks
The parking lot is setback from the right-of-way of Timberline Road and
Kechter Road by distances that significantly exceed the required 15 feet.
•
Kingdom Hall of Jehovah's Witnesses P.D.P., #18-05B
February 16, 2006 P & Z Meeting
Page 2
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: FA-1 (County); Existing rural residential
S: FA-1 (County); Existing rural residential
E: FA-1 (County); Existing rural residential
W: R-L; Existing subdivision (Willow Springs)
W: L-M-N; Existing restored historic farmhouse and Willow Springs Subdivision
The property is part of the Scheller Subdivision originally approved in Larimer
County and presently contains one single family dwelling with an assortment of
outbuildings. The property is included within the Fossil Creek Reservoir Area
Plan. The property was annexed on second reading on July 5, 2005 and zoned
Urban Estate in compliance with the aforementioned sub area plan.
The applicant purchased 4.00 acres and will develop the site in phases. The
Kingdom Hall Overall Development Plan describes two parcels and was
approved by the Planning and Zoning Board on July 21, 2005. The P.D.P. is
located on the southern portion of the O.D.P.
2. Compliance with Applicable Standards of the Urban Estate Zone:
A. Dimensional Standards
The dimensional standards in the U-E zone are stated as minimum requirements.
The P.D.P. exceeds the minimums in the following. manner:
Standard P.D.P.
Min. Lot Width
100 feet
270 feet
Min. Depth of Front Yard
30 feet
47 feet
Min. Depth of Rear Yard
25 feet
120 feet
Min. Side Yard Width
20 feet
25 feet
B. Maximum Building Height
No building in the U-E zone may exceed three stories. The Kingdom Hall is a
one story structure.
ITEM NO. 2
MEETING DATE2/16/06
iiA STAFF Ted 811G and
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Kingdom Hall of Jehovah's Witnesses P.D.P., #18-05B
APPLICANT: Poudre Valley Congregation of Jehovah's Witnesses
c/o The Frederickson Group
118 E. 29th Street
Loveland, CO 80538
OWNER: Poudre Valley Congregation of Jehovah's Witnesses
c/o Mr. K.C. Johnson
4885 Hogan Drive
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for a new 5,015 square foot place of worship on a 1.84 acre
parcel. The building will include an 800 square foot attached dwelling unit for the
caretaker. The site is located at the northeast corner of Timberline and Kechter
Roads and zoned Urban Estate. A Modification of Standard is recommended
relating to the level of service for pedestrians.
EXECUTIVE SUMMARY:
The P.D.P. is in conformance with the Fossil Creek Reservoir Area Plan. The
P.D.P. complies with the requirements of the Urban Estate zone district. The
P.D.P. complies with the applicable General Development Standards with one
exception. A Modification of Standard to Section 3.6.4 is required due to not
meeting the minimum required level of service for pedestrians as a result of an
existing gap in the sidewalk system to the north.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO80522-0580 (970) 221-6750
PLANNING DEPARTMENT