HomeMy WebLinkAboutFRONT RANGE BAPTIST CHURCH & ACADEMY - PDP - 2-05A - REPORTS - RECOMMENDATION/REPORTFront Range Baptist Church and Academy Expansion, Phase One, P.D.P.,
#2-05A
October 20, 2005 P & Z Meeting
Page 8
RECOMMENDATION:
Staff recommends approval of Front Range Baptist Church and Academy P.D.P.,
#2-05A. -
•
Front Range Baptist Church and Academy Expansion, Phase One, P.D.P.,
#2-05A
October 20, 2005 P & Z Meeting
Page 7
The building is contemporary but uses high quality exterior materials. The
building features a recognizable base, middle and top. All exterior
facades are articulated. The entrance is clearly defined.
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).
Acceptable level of service for the pedestrian mode cannot be achieved
for all factors. 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 in the future.
Harmony Road is now under the jurisdiction of the City. The applicants
are aware that there is a possibility in the long term that the present full -
movement access onto Harmony Road could potentially be restricted to
right -in and right -out only by the installation of a center median. A traffic
signal at the Boardwalk/private drive intersection is not warranted in either
the short or long term.
5. Neighborhood Compatibility:
A neighborhood meeting was held on August 1, 2005. No neighboring residents
attended.
6. Findings of Fact:
In evaluating the request for Front Range Baptist Church P.D.P., Staff makes the
following findings of fact:
A. The P.D.P. is in compliance with the Harmony Corridor Plan.
B. The P.D.P. complies with the applicable standards of the Harmony
Corridor 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.
Front Range Baptist Church and Academy Expansion, Phase One, P.D.P.,
#2-05A
October 20, 2005 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 new building is expected to serve up
to 700 parishioners requiring a minimum of 175 spaces. The number of
spaces provided is 192 thus exceeding the standard.
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.
J. Section 3.5.1(B)(C)(E)(F) — Building Project and Compatibility —
Architectural Character
The building is located in an area between an upscale office park and an
existing County residential subdivision. Achieving architectural
compatibility between these two ends of the spectrum is challenging.
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
public sidewalk on Harmony Road. A connecting walkway also provides
pedestrian access east to Boardwalk Drive by linking up with the sidewalk
constructed by the bank.
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
The build -to line standard requires the building to be setback from
Harmony Road between 10 and 25 feet. The building is setback from the
right-of-way by 30 feet in anticipation of future widening of Harmony Road
to a six -lane major arterial cross-section. Internal walkways link the
various destinations so as to promote a campus environment.
M. Section 3.5.3(C)(D) — Variation in Massing and Character and Image
Front Range Baptist Church and Academy Expansion, Phase One, P.D.P.,
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October 20, 2005 P & Z Meeting
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C. Section 3.2.1(E)(4)(a,b) — Parking Lot Perimeter Landscaping — Trees and
Screening
The parking lot on the north provides convenient access to the entry plaza
serving both the existing and proposed buildings and will be used on a
daily basis. The parking on the south will be primarily used by
parishioners on a weekly basis. Both lots are screened from Fairway
Estates by a combination of an existing berm, existing trees, new trees
and a new hedge. This combination will result in sufficient opacity to block
at least 75% of the headlights.
D. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
The parking lots comply 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 space without the benefit of a landscape island.
E. Section 3.2.1(F) — Tree Protection and Replacement
There are two existing evergreen trees that will be removed. These trees
have been inspected by the City Forester and seven mitigation trees have
been provided. The mitigation trees will be deciduous at no less than
three inches in caliper.
F. Section 3.2.2(B - E) — Access Circulation and Parking
As mentioned, the parking and circulation system is intentionally designed
to separate daily users (academy) and weekly (church) demands. Both
lots are served by two access points, one out to Harmony Road and one
out to Boardwalk Drive.
The parking lot and sidewalks are laid out in a logical and functional
manner. The on -site pedestrian system provides connections out to the
public sidewalk of both streets. A bicycle rack is provided near the public
entrance.
G. Section 3.2.2(J) — Setbacks
Both the north and south parking lots are setback from the right-of-way of
Harmony and Boardwalk by distances that significantly exceed the
required 15 feet.
Front Range Baptist Church and Academy Expansion, Phase One, P.D.P.,
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October 20, 2005 P & Z Meeting
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This standard requires that secondary uses shall be integrated both in
function and appearance into a larger employment -based development
that emphasizes primary uses.
The development of the church/school campus preceded the development
of the Oak -Cottonwood Farm O.D.P., Harmony Market P.U.D. shopping
center, Miramont Office Park P.U.D., and the extension of Boardwalk
Drive south of Harmony Road. Prior to such recent development, Front
Range Baptist Church (FRBC) took access solely from Harmony Road.
Access is now shared via a private drive to Boardwalk thus reducing the
turn movements on a major arterial. This private drive improves internal
circulation and demonstrates sufficient integration with surrounding
primary uses so as to comply with the standard.
B. Section 4.21(D)(3) — Dimensional Standards — Maximum Height
The maximum height in the H-C zone for non-residential buildings is six
stories., The building achieves a height of 38 feet thus complying with the
standard.
4. 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 Harmony Road within 50
feet of the new building. There are trees located along the west elevation
but not the east due to existing underground utilities for electric and
natural gas. Foundation shrubs are provided along the north, east and
west elevations. The south elevation is a courtyard that will be shared
with the existing building.
B. Section 3.2.1(E)(1)(a) — Landscaping Standards — Buffering Between
Incompatible Uses and Activities
The campus abuts an existing County subdivision (Fairway Estates) along
the west property line. In order to buffer the neighborhood, new
landscaping will be provided to supplement the existing berm that is four
to five feet in height. Existing trees along this edge will be preserved.
Front Range Baptist Church and Academy Expansion, Phase One, P.D.P.,
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October 20, 2005 P & Z Meeting
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Coordinating the installation of access, sidewalk and
drainage improvements with Bank One and Miramont Self -
storage.
On February 17, 2005, the Planning and Zoning Board granted a stand-alone
Request for Modification that allowed greater than 25% of the site to contain a
secondary use. In the Harmony Corridor zone, Places of Worship or Assembly
are considered secondary while Public and Private Schools are considered
primary.
The standard at issue was 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 P & Z Board allowed 35% (3.35 acres) of the 9.10 acre parcel to
develop as secondary uses versus the 25% (2.275 acres) cap on secondary
uses.
2. Harmonv Corridor Plan:
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 P.D.P. mixes both uses within a campus setting. 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. Regarding the expansion of the primary use (school),
there will be new classrooms, gymnasium, athletic fields and parking lot.
The proposed expansion is in conformance with the Harmony Corridor Plan.
3. Compliance with Applicable Harmony Corridor Zone District Standards:
A. Section 4.21(D)(2) — Secondary Uses
Front Range Baptist Church and Academy Expansion, Phase One, P.D.P.,
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October 20, 2005 P & Z Meeting
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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. 4
MEETING DATE10/20/05
STAFF Ted Shepard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Front Range Baptist Church and Academy Expansion,
Phase One, P.D.P., #2-05A
APPLICANT: The Architectural Consortium Cityscape Urban Design
c/o Mr. Donnell Paul c/o Mr. Joe Carter
1720 Kirkwood Drive, 0-15 3555 Stanford Rd. #105
Fort Collins CO 80525 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 P.D.P. to expand the existing church, school and parking
lot for the existing Front Range Baptist Church and Front Range Academy. The
expansion includes a new 23,000 square multi -purpose building for use as
sanctuary, gymnasium and classrooms. This building would be located north of
the existing building and along Harmony Road. Phase One also includes 208
new parking spaces. The entire site is approximately nine acres in size and
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. The parcel is zoned H-C, Harmony Corridor.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The P.D.P. is in conformance with the Harmony Corridor Plan. The P.D.P.
complies with the requirements of the H-C zone district and incorporates a
Modification granted by the P & Z Board in February of 2005 allowing greater
than 25% of the site to be used by a secondary use. The P.D.P. complies with
the applicable General Development Standards.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box580 Fort Collins, CO80522-0580 (970)221-6750
PLANNING DEPARTMENT