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Home My WebLink AboutSALVATION ARMY CHURCH - PDP (SPECIAL REVIEW) - 59-98 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSVY. Michael Ludwig, AICP Page 2 The granting of this request for Alternative Compliance would be neither detrimental to the public good nor impair the intent of the Development Standards. The plan as submitted will protect the public interests and purposes of the standards for which the modification is requested. For the reasons stated above, the applicant requests that the ` Alternative Compliance ' as stated be approved. Should you have any questions or need further information, please contact me at 221 - 0499. Thank you. Allen D. Curtis - Architect ADC/blc AIIenD.Curtis Architect Architecture P l a n n i n g Mr. Michael lidwig, AICP 09 Nov. 1998 City Planning Department City of Fort Collins 281 No. College Ave. Fort Collins, Colorado 80522 RE: Request for Alternative Compliance, reduction in required parking spaces 3901 So. Mason Street, Ft. Collins, Co. Dear Mr. lWwig; The above -mentioned property is currently under contract to be purchased by the Salvation Army and the use is to be changed from an electronics retail store to a church. Comlents received from the zoning staff indicated that due to the 150 seat maximum capacity, that the minimum number of parking spaces required would be 38 spaces. It was indicated to me by -the Salvation Army representative that of the requested 150 seat capacity, that a mirtrnum of 50% of those 150 occupants would be prought in by other means such as vans,etc., and therefore would not require the sane type or number of spaces. Historically this method of transporting their clientel has actually caused a reduction in trip generation. We felt that in doing this, our actual count for parking could be reduced to approximately 75 for use in the parking calculations. With this in mind, I used the numbers as shown in section 3.2.2(K)(1)(g), i.e., 1 parking space per 4 seats in the chapel which would be 75 (after trip reduction) divided by 4 to equal 18.75 or 19 spaces, plus 2 parking spaces per 3 employees. This facility will have 3 employees, therefore requiring 2 parking spaces, for a total of 21 spaces. There are currently 21 parking spaces avail— able and I Was able to add 6 parking spaces to the existing paved lot without a reduction of land— scape area, for a total of 27 parking spaces. The applicant hereby requests Alternative Compliance to the required parking ratio due to the uniqueness of: 1, The existing facility and its existing parking lot, and 2. The nature by which their clientel is transported to the chapel. In connection with the request, it is understood that there would be no dispersal of spillover parking onto surrounding, adjacent or abutting landuses, or onto surrounding, adjacent, or abutting public streets ( or private streets not under legal ownership of the applicant ) where parking is prohibited. It is also understood that spillover parking may be allowed pursuant to Section 3.2.2 (K)(4)(c) as outlined for ' Special Event Parking '. 3109 So. Taft Hill Road Fort Collins, Colorado 8)526 970/221-0699 Mr. Michael Ludwig, AICP Page 2 In summary, it would be difficult, if not impassible for this building to adhere to Section 3.5.3 (B) (2) (b) as outlined.in the Land Use Code. The Building will adhere to the intent of the Plan when it is occupied and the landscaping and building improvements and addition are completed. The building as it.sits does have an existing pedestrian crossAalk, which is paint -stripped for visibility at this time, which is the direct access from the public sidewalk to the main entry of the building. For the reasons stated above, the applicant hereby requests approval of the modification requested above. Should you have any questions or geed any further information, plm% contact me at 221--C499. Thank you. Very truly yours aj..N- Allen D. Curtis - Architect ADC/blc AI Icii D.(.,CI I"CI$ Ai ch ltc'cC Architecture Mr. Michael Ludwig, AICP g City Planning Department 281 No. College Avenue Fort Collins, Colorado 80522 RE: Project Development Modification Request 3901 So. Mason St. Dear Mr. Ludwig; The above -mentioned property is currently under:contract to be purchased by the Salvation Army and the use is to be changed from an electronics retail store to a church. This project complies with the development standards except for Section 3.5.3 (B) (2) (b) of the land Use Code. Section 3.5.3 (B) (2) (b) of the land Use Code states that the buildings shall be located no more than 15 feet from the right-of-way of an adjoining street if the street is smaller than a full arterial or has off-street parking. Mason street is not an arterial street and the existing building is located 62`feet from the right-of-way. Pursuant to Section 2.7.1 of the land Use Code, `"The Planning and Zoning Board is empowered to grant modifications_ to the General Development Standards contained in Article 3 and the land Use Standards snd Development Standards contained in Article 4 and any separation or proximity standards that are established as a specific measurement of distance in the District Permitted Uses contained in Article 4." In compliance with Section 2.7.3 of the Land Use Code, the applicant hereby requests a modification of the standards to Section 3.5.3 (B) (2) (b) of the land Use Code. The granting of this request would be neither detrimental to the public good nor impair the intent and purposes of the Land Use Code. The plan as submitted will protect the public interests and ; purposes of the standards for which the modification is requested. In support of this statement, the applicant notes that the building is existing. It is not feasible or practical to tear down the existing building and construct a new building that is 15 feet from the right -of —ay. This is an adaptive reuse of an existing building that is only 4 years old and complied with all of the previous codes and ordinances. 3109 So. Taft Hill Road Fort Collins, Colorado 80526 970/221-0'+99 000 HHD Fn Am— m[ Y:4Fna.4 ewaFe Ivor vnhev v. r N Y44/t.we. a IaFV'-0rY OrFltl m M M lir /tl Lo IRY mNY b'11M CKI N [a+cevt FH is�m.r v.Fa mwvrl 0.:v([pnel tub Ys 1 0m.abr 1 w +wsYY`wsvaaml_N n�Mm obrntur of per_ MpsMR N Nm®tlrymYq aNGry>Fm[fiJVY,GbmM Na Y 1W_ oetx�awrvp Am[ovtl Y Ta Rds[ it cl fn[�w�a4 H Um G[q of fma 413u. GdorJv YIm']li M vC101ffi tl!!)s ul w.Y..r r.n.tl[+.nsr wF. wY ram. v.mm nc. 1. mvlW bmyJ wYAV Fmm♦m 4f.m 1 WMf a[d 4m su[w11mw P'4.beer lY �rtFv+nmm. r. rL_Aee.:ew4fXrrie.NMGY�r�W. um lrs Ym.N e. Ibv... W n �r.-9 end w.wW tl0 TrtxT Wl lam M.�. b�i r"sa=�mm[N ammpF. [ylm ryby uuY¢:cw �. Mor isle ••fir Da-ataamq mY[vr�4a 5'a-, amvmW er�lw 0. ImIW WwY ♦Y mr�ar. o. rMIW4P w.m 6Y 6.w-m YArmn Wm0.+mmfr m. WP[mw te161A_✓Wa4mJw .LNHmll.:ar.m H.awma®. v""rmm�mmwm Y. b�m[AutmdY mr wp Yam iYbruis MrF mmrtl w. 4. 4[uWa M1OH[Ya f�.a MIY M VF14lM! • M4b _ ♦ Wt. ( !�M OO A1F,�itO i. _PNnt � viwm.�.a �mmv+-rr..e..rw.m.s. +mu.ur r�.0 � bnc'rr.� rrts.at - �~wrist �-uu •-, '�awnwueef — s �[..u.. •� t,fer _ arroFt v t.w.a..u-[em. 1H1Y: '4 TSM r 1M[.. r 1 _cP s[0 byY YY0521Fa •tlr !In a♦�w.-absm.eu:w � F rJtt.rtyp M: � °aa nT'L twrt esn - trr�•o ut�n retsvmt tr. n snit Kv"RG4'2J plp bM1 �y� A.1 .A1M1 AM nrl so F Im'� �Mf! A4 / OY}i idtf y�! sYGGv.�`IlLatac4aP m+aa efai tLtn+ tl : K pppp No Text Commu. y Planning and Environmental. vices Current Planning City of Fort Collins MEMORANDUM Date: November 16, 1998 To: Planning and Zoning Board Members From: Michael Ludwig, City Planner %W RE: Salvation Army Church Project Development Plan, #59-98 Pursuant to Section 2.7.3 of the Land Use Code, any finding made under Sections 2.7.3[B] or 2.7.3[C] shall be supported by supplemental findings showing how the plan, as submitted, meets the requirements and criteria of said Section 2.7.3 [B] or 2.7.3[C]. Finding of Fact #4 of the Staff Memo states: "4. The Salvation Army Church Project Development Plan, #59-98 can be granted a modification to Section 3.5.3[B](2][b] of the Land Use Code on the basis that the modification would neither be detrimental to the public good nor impair the intent and purposes of the Land Use Code and that the plan submitted will advance or protect the public interests and purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standards for which the modification is requested." Therefore, Staff recommends that the following supplemental finding be included with the Salvation Army Church Project Development Plan, #59-98 Staff Memo: "7. The provision of additional landscaping along Mason Street and the enhancement of the direct pedestrian access to the building entrance from the public sidewalk combined with the existing building setback provides justification that the Salvation Army Church Project Development Plan, #59-98 meets the requirements and criteria of Section 2.7.3 [B]." 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 Salvation Army Church Project Development Plan, #59-98 November 19, 1998 P & Z Meeting Page 6 5. The Salvation Army Church Project Development Plan, #59-98 can be granted alternative compliance to the standard contained in Section 3.2.2[K][1][g] of the Land Use Code to allow a parking ratio of 1 space per 6 seats as the request satisfies all applicable review criteria contained in Section 3.2.2[K][4][b]. 6. The Salvation Army Church Project Development Plan, #59-98 is compatible with the surrounding neighborhood. RECOMMENDATION: Staff recommends approval of a modification of standard to Section 3.5.3[B][2][b] of the Land Use Code. Staff recommends approval of alternative compliance to Section 3.2.2[K][1][g] of the Land Use Code. Staff recommends approval of the Salvation Army Church Project Development Plan, #59-98. Salvation Army Church Project Development Plan, #59-98 November 19, 1998 P & Z Meeting Page 5 3. Neighborhood Compatibility: A neighborhood meeting was not required for this request as the proposed land use is subject to Administrative (Type 1) Review. This is a request for reuse of an existing building and site that was originally developed within the last 3 years. The landscaping and pedestrian access improvements will improve the appearance of the site. The request is compatible with the surrounding neighborhood. 4. Design The existing building is setback approximately 62 feet from Mason Street. A 340 square foot entry addition is proposed on the southeastern most corner of the building. Additional parking lot perimeter and foundation landscaping will be provided as well as an enhanced pedestrian crossing from the building to the public sidewalk. 5. Transportation: Vehicular and pedestrian access is gained from Mason Street. The City Traffic Engineer did not require the applicant to submit a Transportation Impact Study as the site will generate fewer average daily vehicle trips than the existing retail use. The existing transportation network can adequately accommodate these trips. An eleven -foot six-inch (1 l'-6") easement is being dedicated along the north property line from Mason Street to the future multi -modal transportation corridor. FINDINGS OF FACT/CONCLUSION: The Salvation Army Church Project Development Plan, #59-98 is a permitted use according to Section 4.17[B][2][b][3] of the Land Use Code. 2. The Salvation Army Church Project Development Plan, #59-98 is utilizing and existing building. 3. The Salvation Army Church Project Development Plan, #59-98 satisfies all applicable General Development Standards contained in Article 3 of the Land Use Code except for Section 3.5.3[B][2][b] and Section 3.2.2[K][1 ][g]. 4. The Salvation Army Church Project Development Plan, #59-98 can be granted a modification to Section 3.5.3[B][2][b] of the Land Use Code on the basis that the modification would neither be detrimental to the public good nor impair the intent and purposes of the Land Use Code and that the plan submitted will advance or protect the public interests and purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standards for which the modification is requested. Salvation Army Church Project Development Plan, #59-98 November 19, 1998 P & Z Meeting Page 4 The 15 foot setback required by Section 3.5.3[B][2][b] of the Land Use Code is intended "to promote the design of an urban environment that is built to human scale to encourage attractive street fronts and other connecting walkways that accommodate pedestrians as the first priority, while also accommodating vehicular movement." Additional street front landscaping improvements will be made to the site that will enhance the existing streetfront. Direct pedestrian access to the building entrance from the public sidewalk will be enhanced from an existing painted crosswalk to a raised, colored, patterned crosswalk. These improvements combined with the fact that this is an existing setback for an existing building, provides justification that the plan will equally advance or protect the public interests and purposes of the Section 3.5.3[B][2][b]. D. Request for Alternative Compliance In accordance with Section 3.2.2[K][4] of the Land Use Code, the applicant has submitted a request for alternative compliance to the standard contained in Section 3.2.2[K][1 ][g] of the Land Use Code. Based upon the review criteria contained in Section 3.2.2[K][4][b] of the Land Use Code, staff makes the following findings: The alternative parking ratio of 1 space per 6 seats does not detract from continuity, connectivity and convenient proximity for pedestrians between or among existing or future uses in the vicinity; The alternative parking ratio of 1 space per 6 seats minimizes the visual and aesthetic impact along the public street by placing parking lots to the rear or along the side of buildings, to the maximum extent feasible; a The alternative parking ratio of 1 space per 6 seats minimizes the visual and aesthetic impact on the surrounding neighborhood; The alternative parking ratio of 1 space per 6 seats creates no physical impact on any facilities serving alternative modes of transportation; a The alternative parking ratio of 1 space per 6 seats creates no detrimental impact on natural areas or features; and The alternative parking ratio of 1 space per 6 seats maintains handicap parking ratios. Therefore Staff recommends approval of the request for alternative compliance to allow a parking ratio of 1 space per 6 seats. Salvation Army Church Project Development Plan, #59-98 November 19, 1998 P & Z Meeting Page 3 B. General Development Standards General Development Standards are contained in Article 3 of the Land Use Code. This PDP request is consistent with all applicable General Development Standards except the building setback requirements of Section 3.5.3[B][2][b] and the Section 3.2.2[K][1][g] of the Land Use Code. Section 3.5.3[B][2][b] of the Land Use Code states: "Buildings shall be located no more than fifteen (15) feet from the right-of-way of an adjoining street if the street is smaller than a full arterial or has on street parking." Mason Street is classified as minor arterial street on the Master Street Plan. The existing building is setback approximately 62 feet from the Mason Street right-of-way. Please refer to Section C of this Staff Memo for analysis of the applicant's request for a modification to the setback standard of Section 3.5.3[B][2][b] of the Land Use Code. Section 3.2.2[K][1][g] of the Land Use Code states: "Schools, Places of Worship or Assembly and Child Care Centers: For each school, place of worship or assembly and child care center, there shall be one (1) parking space per four (4) seats in the auditorium or place of worship or assembly, or two (2) parking spaces per three (3) employees, or one (1) parking space per one thousand (1, 000) square feet of floor area, whichever requires the greatest number of parking spaces." The proposed 150 seat maximum capacity chapel would require a minimum of 38 parking spaces (one space per four seats). Only 27 parking spaces are proposed (approximately 1 space per 6 seats). Please refer to Section D of this Staff Memo for analysis of the applicant's request for alternative compliance to the parking requirement. C. Request for Modification of Standard In accordance with Division 2.7 of the Land Use Code, the applicant has submitted a request for a modification of standard contained in Section 3.5.3[B][2][b] of the Land Use Code. After reviewing the applicant's request, staff recommends that a modification of standard to Section 3.5.3[B][2][b] of the Land Use Code can be granted on the basis that the modification would neither be detrimental to the public good nor impair the intent and purposes of the Land Use Code; and that the plan as submitted will advance or protect the public interests and purposes of the standards for which the modification is requested equally well or better than would a plan which complies with the standards for which a modification is requested. Salvation Army Church Project Development Plan, #59-98 November 19, 1998 P & Z Meeting Page 2 • can be granted alternative compliance to the standard contained in Section 3.2.2[K][1][g] of the Land Use Code to allow a parking ratio of 1 space per 6 seats as the request satisfies all applicable review criteria contained in Section 3.2.2[K][4][b]; and • is compatible with the surrounding neighborhood. COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: C; existing commercial (Raynor Garage Door Company, Veterinary Hospital, Quality Auto Sound). S: C; vacant; existing commercial (Ramada Limited Suites, Lots 5 and 6 of Garth Commercial Plaza). W: LMN, RL; railroad, New Mercer Canal, existing single-family residential (South Glen PUD 4th Filing, Park South). E: C; existing bank; existing retail and restaurants (Olive Garden, Kentucky Fried Chicken, REI, Barnes and Noble Book Store). This property was annexed into the City of Fort Collins as part of the Horsetooth-Harmony Annexation July 5, 1978. The property is known as Lot 1 of the Cregar Plaza Second Replat. The existing building was approved as a use -by -right in December of 1995. 2. Land Use: This is a Project Development Plan request for the expansion and change of use of an existing 7,166 square foot retail building. The applicant requests a 340 square foot entry addition to the southeast corner of the building (a new total of 7,506 s.f.) and to change the land use from retail to a place of worship for the Salvation Army. The subject property is approximately 1.191 acres in size and is located at 3901 S. Mason Street. The property is zoned C, Commercial District. A. Commercial District Standards The C, Commercial District Standards are contained in Article 4 of the Land Use Code. According to Section 4.17[B][2][b][3] of the Land Use Code, places of worship or assembly are permitted use in the C, Commercial District subject to administrative review. This request complies with all Land Use and Development Standards of the C, Commercial District. STAFF REPORT PROJECT: Salvation Army Church Project Development Plan, #59-98 APPLICANT: Allen D. Curtis, Architect 3109 S. Taft Hill Road Fort Collins, CO 80526 OWNER: Steven Harms 3901 S. Mason Street Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a Project Development Plan request for the expansion and change of use of an existing 7,166 square foot retail building. The applicant requests a 340 square foot entry addition to the southeast corner of the building (a new total of 7,506 s.f.) and to change the land use from retail to a place of worship for the Salvation Army. The subject property is approximately 1.191 acres in size and is located at 3901 S. Mason Street. The property is zoned C, Commercial District. RECOMMENDATION: Approval of the request for a modification of standard; approval of a request for alternative compliance; and approval of the PDP request. EXECUTIVE SUMMARY: This Project Development Plan request: • is a permitted use according to Section 4.17[B][2][b][3] of the Land Use Code; • is utilizing an existing building; • satisfies all applicable General Development Standards contained in Article 3 of the Land Use Code except for Section 3.5.3[13][2][b] and Section 3.2.2[K][1][g]; • can be granted a modification to Section 3.5.3[B][2][b] of the Land Use Code on the basis that the modification would neither be detrimental to the public good nor impair the intent and purposes of the Land Use Code and that the plan submitted will advance or protect the public interests and purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standards for which the modification is requested; COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT