HomeMy WebLinkAboutFRONT RANGE BAPTIST CHURCH - MODIFICATION OF STANDARD - 2-05 - REPORTS - RECOMMENDATION/REPORTFront Range Baptist Church Request for Modification of Standard, #2-05
February 17, 2005 P & Z Meeting
Page 8
RECOMMENDATION:
Staff recommends approval of the Front Range Baptist Church Request for
Modification of Standard to Section 4.21(D)(2), #2-05, subject to the following
condition:
Approved with the condition that the secondary uses be limited to
places of worship or assembly and child care and the allowable
accessory uses typically associated with supporting such uses.
Front Range Baptist Church Request for Modification of Standard, #2-05
February 17, 2005 P & Z Meeting
Page 7
C. This Modification complies with the criteria of Section 2.8.2(H) in that:
(1.) The granting of the Modification would not be detrimental to the
public good. This is because the two land uses are permitted and
the slight increase in allowable secondary uses from 25% to
34.53% will not be perceptible to the public.
(2.) The plan as submitted will not diverge from the standards of the
Land Use Code that are authorized by this Division to be modified
except in a nominal, inconsequential way when considered from the
perspective of the entire development plan, and will continue to
advance the purposes of the Land Use Code as contained in
Section 1.2.2. This is because the degree of divergence is only
9.53%. This represents 40,326 square feet over a total of 423,600
square feet or .925 acre. This degree of divergence qualifies as
nominal and inconsequential.
(3.) That by reason of exceptional physical conditions or other
extraordinary and exceptional situations, unique to such property,
including, but not limited to, physical conditions such as exceptional
narrowness, shallowness or topography, the strict application of the
standard sought to be modified would result in unusual and
exceptional practical difficulties, or exceptional or undue hardship
upon the owner of such property, provided that such difficulties or
hardship are not caused by the act or omission of the applicant.
This is because the shape of the parcel is extremely narrow
causing site planning challenges that render compliance difficult.
(4.) It is efficient and practical for the church and private school to
create an attractive and functional campus. It is not in the public
interest to require the applicant to artificially increase the primary
uses or decrease the secondary uses to simply achieve a cap of
25% secondary uses. Staff concludes, therefore, that under the
circumstances, reasonable efforts have been undertaken to comply
with the regulation and that the costs of compliance clearly
outweigh the potential benefits to the public or would unreasonably
burden the proposed project.
Front Range Baptist Church Request for Modification of Standard, #2-05
February 17, 2005 P & Z Meeting
Page 6
B. Section 2.8.2(H)(3) - Exceptional Narrowness
The site is indeed narrow. Its width is only 353 feet and yet its length is 1,141
feet, creating a long rectangle. Such a shape presents site planning challenges.
C. Harmony Corridor Plan
The parcel was never placed within a distinct sub area of the Harmony Corridor
Plan. This means it is not part of the Basic Industrial Non -Retail Employment
Activity Center nor a Mixed -Use Activity Center. This was intentional. The plan
recognized that this parcel will likely not become a critical piece of implementing
the land use vision of the Plan. In practical terms, a church and school campus
is an ideal transitional land use between a semi -rural County subdivision
(Fairway Estates) and a Regional Shopping Center (Harmony Market).
7. Findings of Fact:
In evaluating the Request for Modification, and in fulfillment of the requirements
of Section 2.8.2(H), Staff makes the following findings:
A. A Modification of Standard is required for Section 4.21(D)(2) to allow
greater than 25% of the nine acre site to feature secondary uses. In the
Harmony Corridor, school related uses are primary while church related
uses are secondary.
B. From a land use perspective, the parcel is not specifically designated by
the Harmony Corridor Plan to be included in any particular sub -area.
Even though the parcel fronts on East Harmony Road, it is not designated
to be any of the following:
Basic Industrial Non -Retail Employment Activity Center
Mixed -Use Activity Center
Neighborhood Service Center
Neighborhood Convenience Shopping Center.
Therefore, the parcel does not carry any special obligation other than the
normal requirement to comply with the permitted land uses as stated in
the Harmony Corridor zone district. Both private school and places of
worship and assembly are permitted uses in this zone.
Front Range Baptist Church Request for Modification of Standard, #2-05
February 17, 2005 P & Z Meeting
Page 5
as exceptional narrowness, shallowness or topography, or
physical conditions which hinder the owner's ability to install a
solar energy system, the strict application of the standard
sought to be modified would result in unusual and exceptional
practical difficulties, or exceptional or undue hardship upon the
owner of such property, provided that such difficulties or
hardship are not caused by the act or omission of the applicant;
or
(4) the plan as submitted will not diverge from the standards of the
Land Use Code that are authorized by this Division to be
modified except in a nominal, inconsequential way when
considered from the perspective of the entire development plan,
and will continue to advance the purposes of the Land Use
Code as contained in Section 1.2.2.
6. Evaluation of the Applicant's Request:
Staff has evaluated the applicant's request against the criteria provided in
Section 2.8.2(H) of the Land Use Code. The applicant has cited criteria 2.8.2
(H)(3 and 4) as justification. Specifically, Staff offers the following for the Board's
consideration:
A. Section 2.8.2(H)(4) - Nominal and Inconsequential
The mix of primary and secondary uses is as follows:
PRIMARY USES S.F. SECONDARY USESS
New Gym
40 Parking Spaces
Athletic Fields
'/z Common Area
TOTAL
PERCENTAGE
16,000
Existing Church
28,000
307 Parking Spaces
225,000
New Sanctuary
8,300
'/z Common Area
277,300
TOTAL
65.46%
PERCENTAGE
S.F.
9,000
117,000
12,000
8,300
146,300
34.53%
The breakdown comparison of land primary and secondary uses indicates that
measure of divergence from the standard of no more than 25% secondary uses
equals 9.53% (34.53 — 25.00 = 9.53). Spread out over a nine acre site, such
divergence qualifies as being nominal and inconsequential.
Front Range Baptist Church Request for Modification of Standard, #2-05
February 17, 2005 P & Z Meeting
Page 4
use (school), there will be new classrooms, gymnasium, athletic fields and
parking lot (40 spaces).
As part of the campus, there will be common areas shared by both uses. These
include administrative offices, library, coffee shop, entrance, hallways, restrooms,
mechanical rooms, janitorial closets, etc.
4. Summary of Applicant's Request:
The applicant has provided a narrative describing the request (see attached). In
summary, the applicant asks the Planning and Zoning Board to consider the
following:
A. The church and school have been in operation for approximately 25
years. This Request for Modification is in preparation for a P.D.P.
to accommodate the expansion of the campus to meet the growing
needs of the parishioners, clergy, students, faculty and staff. It
becomes practically difficult to precisely balance the mix of primary
and secondary uses when such uses are combined in a campus
setting.
B. With a nine acre site, the slight increase of secondary uses from
the maximum allowable of 25% to 35% may not be perceptible by
the general public.
C. The site is long and narrow. It is 1,141 feet in length and yet only
353 feet in width. This narrow shape creates challenges for
accommodating an exact 25%-to-75% mix of secondary to primary
uses in a practical manner.
5. Review of the Modification Criteria — Section 2.8.2(H):
The citation for the applicable review criteria for a Modification is as follows:
(H)Step 8 (Standards): Applicable, and the Planning and Zoning Board
may grant a modification of standards only if it finds that the granting of
the modification would not be detrimental to the public good, and that:
(3) by reason of exceptional physical conditions or other
extraordinary and exceptional situations, unique to such
property, including, but not limited to, physical conditions such
Front Range Baptist Church Request for Modification of Standard, #2-05
February 17, 2005 P & Z Meeting
Page 3
• Coordinating access, sidewalk and drainage improvements
with Bank One and Miramont Self -storage.
2. Stand-alone Modification:
There is no P.D.P. associated with this Request for Modification as of yet. A
stand-alone modification is permitted. If granted, such a modification would be
valid for a period of one year during which a P.D.P. may incorporate the
modification.
3. Review of the Standard — Section 4.21(D)(2):
The citation is as follows:
(2) Secondary Uses. All secondary uses shall be integrated both in function and
appearance into a larger employment -based development plan that
emphasizes primary uses. A secondary use shall be subject to administrative
review or Planning and Zoning Board review as required for such use in
Section 4.21(B). The following permitted uses shall be considered secondary
uses in this zone district and together shall occupy no more than twenty-five
(25) percent of the total gross area of the development plan.
The 25% restriction originated in the Harmony Corridor Plan of 1991 and the
Amended Harmony Corridor Plan of 1995. This cap was carried forward into the
Land Use Code adopted in March of 1997.
The site is not located within any sub -area of the Harmony Corridor Plan. This
means that the site is not in the Basic Industrial and Non -retail Employment
Activity Center, nor part of Mixed -Use Activity Center.
Places of worship or assembly, and their accessory uses, are secondary uses in
the H-C zone. Private schools, and their accessory uses, however, are primary
uses. The future P.D.P. will include an expansion of both to create a church and
school campus. The private school is known as Front Range Academy for
grades kindergarten through 12th. At this time, there are approximately 60
students and 20 faculty and staff associated with the academy.
Regarding the expansion of the secondary use (church), there will be a new
sanctuary and parking lot (307 spaces). Regarding the expansion of the primary
Front Range Baptist Church Request for Modification of Standard, #2-05
February 17, 2005 P & Z Meeting
Page 2
COMMENTS
Background:
The surrounding zoning and land uses are as follows:
N: M-M-N; Existing Multi -Family (The Pier Apartments)
N: M-M-N; Existing Single Family Home
S: H-C; Existing Office Building (Remax First Associates)
E: H-C; Existing Bank (Bank One)
W: County FA; Existing Residential (Fairway Estates).
The southerly 3.80 acres were annexed as part of the Oak -Cottonwood Farm in
1980 and zoned R-P, Planned Residential (with the P.U.D. condition). The
northerly 5.31 acres were annexed as part of the Front Range Baptist Church
Annexation in 1990 and zoned R-L-P, Low Density Planned Residential.
In 1991, the entire 9.1 acre parcel was platted as one lot subdivision. In 1997,
the parcel was zoned H-C, Harmony Corridor, in accordance with City Plan.
Front Range Baptist Church was constructed over three phases beginning
approximately 25 years ago. The first two phases were constructed while in
unincorporated Larimer County. The third phase, the north classroom wing, was
constructed while in the City.
Beginning in 1987, and in conjunction with the Oak -Cottonwood Farm Master
Plan, Front Range Baptist Church has participated in land use planning in the
general area to the south and east. For example, FRBC participated in the
following activities:
Resolving neighborhood compatibility issues associated with
the 50-acre Harmony Market regional shopping center,
particularly Pace Warehouse (now Sam's Club);
Determining access points to the extension of Boardwalk
Drive south of Harmony Road;
Responding and commenting on various amendments to
Oak -Cottonwood Farm, including the platting of the
commercial lots west of Harmony Road; and
ITEM NO. 3
MEETING DATE 2/17/05
STAFF Ted Shepard
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Front Range Baptist Church Request for Modification of
Standard, #2-05
APPLICANT: The Architectural Consortium
C/o Mr. Donnell Paul
1720 Kirkwood Drive, Suite 0-15
Fort Collins CO 80525
OWNER: Front Range Baptist Church
625 East Harmony Road
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for a Modification of Standard for a future P.D.P. that would
expand the existing Front Range Baptist Church and Front Range Academy.
The standard at issue is Section 4.21(D)(2) which requires that no more than
25% of the total gross area of the development plan be devoted to secondary
uses. The applicant is requesting 35% (3.35 acres) of the 9.10 acre parcel be
allowed to develop as secondary uses versus the 25% (2.275 acres) cap on
secondary uses. The site is located on the south side of East Harmony Road,
between Fairway Estates on the west and the Bank One on the southwest corner
of Harmony Road and Boardwalk Drive.
RECOMMENDATION: Approval with the condition that the secondary uses be
limited to places of worship or assembly and child care the allowable accessory
uses typically associated with supporting such secondary uses.
EXECUTIVE SUMMARY:
This is a stand-alone modification request. The applicant seeks a modification
that would result in 35% of the parcel being allowed to develop as a secondary
use. In this particular case, the applicant has indicated that the future P.D.P. will
include an expansion of the existing place of worship, private school and the
allowable accessory uses.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT