Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
FIRST ASSEMBLY OF GOD PUD - PRELIMINARY - 1-97 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS
First Assembly Of God Preliminary Planned Unit Development Special Review of Buildings With Heiaht Over 40 Feet January 13, 1997 Review Criteria A. Community Scale Adjacent to the site (south) is the Pinecone Apartments there height varies to just below 40'. And further to the south is the Fort Collins High School, with a portion of the school (Theater) that projects well above the 40' height. Due to the very small percentage and location of the portion of building that extends above the 40' height, community retains its needed scale. B. Views Due to the buildings setbacks and location within the site views through and around the site are relativity unchanged from a building that would just fall under the 40' height guideline. By locating the main church (building with 3'-11" over 40') with the majority of the site to the east. views towards the foothills from the east are less obstructed. Presently views towards the west from the east are obstructed by existing trees tops found in the adjacent housing development to the west. The proposed building will not reach above the adjacent tree tops. Due to the orientation of the main church (north south axis) views from Pinecone Apartments are less obstructed. Due to the geometry of the ridge, only a small portion of the roof that projects above 40' can be observed. C. Light and Shadow No negative impacts or distribution of natural are affecting the surrounding properties. Please see attached Shadow analysis for December 21. As the analysis indicates no areas outside of the property are affected. D. Privacy Since such a small percentage of the roof projects above 40', privacy of adjacent public of private properties are affected. E. Neighborhood Scale Directly to the, south is Pinecone Apartments, with a height just below 40', and Fort Collins High School just to the south of the apartments. To the west across an arterial street is a residential neighborhood. Relative Height 10. Is this like the side of First Christian Church? A. Yes, but they started with the auditorium. It's different. They still have to put out chairs in the gym every Sunday. First Christian is 24 acres and this is 33. 11. When will the traffic study be done? A. We would like the City to consider a traffic light at Sagebrush if CSU sells the land to the south. 12. Approximately how far is Sagebrush to your facility? A. 200 feet. It could be right turn only out. We are showing the potential for future connections to the east as future development occurs. 13. What is your anticipated submittal date? A. Either the 25th of November or in January. It will be a minimum of 2 years plus, before this is developed. (Note: No submittal was received on November 25, 1996) kq A. It will come from the churches side. (City) Typically the right-of-way already exists. The applicant will be responsible for widening the portion of Timberline that is adjacent to their property. The applicant will be required to submit a traffic study which identifies all of the proposed improvements that are needed. (Citizen) They can't take anymore from the west side of Timberline. It has to come from the east. 4. The primary traffic would be on Saturday and Sunday? A. I assume it would be opposite of the school. 5. We heard in the letter that there would be a nursing home facility. A. On the south side of the plan we have a retirement complex. That would maybe happen 20 years later. It may never happen. If it does, it would go through it's own P.U.D. process. (City) We require an overall development plan for the entire property with the first PUD submittal for phased development. It gives the neighbors and the City an idea of what's potentially in the future. 6. The school you're proposing is on the east side? A. The church members have talked about it. It may not happen, but we have talked about doing it. 7. What about the open space planned? A. On the east side there will be a soccer field and a baseball/softball field in the southeast corner. We want the campus look. 8. So are you going to grade the whole site, then develop it with grass and landscaping? A. Yes, we will grade the soil and put landscaping in. 9. What is the time frame for the main building? A. It depends on who you talk to. It could take 1 year to 14-16 months. It's large -- but very practical. It doesn't look like a church, but that's the feeling of our congregation. There's a stage and the seating is theatrical style. There will also be a coffee shop and a book store. It's family oriented, yet conservative. NEIGHBORHOOD MEETING MINUTES PROJECT: First Assembly of God Church PUD DATE: November 6, 1996 APPLICANT: Frank Estep STAFF: Michael Ludwig, City Planner APPLICANT'S PRESENTATION - 2 entrances off of Timberline - will have... auditorium, Sunday school, children's church, music facility, administrative office - open space-- soccer field, ball diamond - parking toward back-- 1 space per 3 seats-- around facility - 2200 seats in auditorium - daycare center and possible private school in the future - 100,000 to 110,000 square feet of main facility - Timberline widened-- 25 feet/ landscape setback 2 levels-- one main and a balcony - pastel/earthtone colors - stucco like walls and standing seam metal roof walls - maximum height of the main sanctuary building is 43 feet, remaining portions of the building small buildings are 28 feet QUESTIONS / CONCERNS / COMMENTS 1. It certainly is big. 2. How big is the Fort Collins high school? A. I'm not sure about that. but definitely larger than this proposed building. 3. This is about the widening of Timberline some of that land? Or will it come from the neighborhood? Is the First Assembly of God property Stan A. Myers P.E. 1318 Tarryton Drive Fort Collins, CO 80525 (W) 482-5922 (H) 223-7973 May 2, 1997 Mike Ludwig Planning Department City of Fort Collins 281 N. College Ave. Fort Collins, CO 80521 Fax 221-6378 Re: First Assembly of Fort Collins - Storm Water - Water Quality Dear Mike: The purpose of this letter is to convey to you that First Assembly has committed to addressing water quality in the final design of the storm water conveyance elements for their site. The fact that the site has substantial extra detention volume will easily allow us to accommodate the design of a water quality feature such as a low level pond or grass filtration to address to quality of runoff from the large parking area. I trust this information will address your concerns. Please call me if you have questions. Sincerely, Stan A. Myers P.E. pc: Frank Estep; First Assembly of Fort Collins Description of possible conflicts between land uses that are being avoided. 1) To the North and East, Light and shadow ,and aesthetics are the two addressable issues. By using building setbacks and open space, any conflicts regarding light and shadow are being avoided. Due to the 40 ft height limitation please find an attached analysis of how the 43'-11" ridge affects the light and shadow. During December 21 the shadow cast from the ridge comes within 30 of the north property line at 12:00 am. Indicated on the shadow analysis page you will find the difference between the 40'-0" height limitation and our 43'-11" ridge height. With such a small portion of the building above 40', a very small amount of shadow affects our site, and surrounding views. Trees from the housing community to the west block 99% of views towards the foothills. The ridge that falls only T-11" above will hardly be noticeable. By locating the main church building within the site where a majority of the site is contained to the east, views for future development to the east are less affected. Braking up of the buildings mass bath in plan and elevation, and the use of earth tone colors all contribute to the compatibility of the building's aesthetics within the community. 2) To the South, due to compatible uses, noise, odor, access, and safety are not an issue. Placement of the Assisted Living Center allows similar land uses to be adjacent to one another, hence avoiding any privacy issues. Due to the open space between properties, and the location of buildings within the site, light and shadow are not a concern. breaking up of the buildings mass both in plan and elevation, and the use of earth tone colors all help the aesthetic issue. Access is provided by continuing the public sidewalk into the proposed development. Open space between the church and Pinecone Apartments will avoid any possible safety issues. 3) To the West, safety, access, aesthetics, noise, light and shadow, and odor are the possible conflicts. Due to the proposed land use, noise and odor are not an issue. By using building backs, light and shadow are not a problem. The complex of buildings are designed to reduce the perceived mass by breaking it up into smaller human scaled elements, thus achieving a disirable aesthetic. Vehicular access to the site is provided at two points. The main point of ingress and egress can 5e f::und at the southern portion of the west side of the site. The second in located at the northern portion of the west side of the site, also providing ingress and egress. These access points are designed to ease the flow to and from the development, as well as within the site. G) Completed Energy Conservation Worksheet, using Energy Conservation Method One, calculating the number of energy conservation points to be awarded. Due to the use of points chart H, and its satisfied Base criterion, an energy conservation analysis will not be needed. future development along this area and our desire to partner with them in maintaining the desired landscaping effects along the channel. It is the intention of the First Assembly Of God as owners of this site and development area to maintain ownership and control of all of the proposed facilities to be developed except for the possibility that an outside source may be used in the development of the Assisted Care Living Center. The portion of our'site designated for this Center could possibly be leased to this source who would fund and operate said center. This source will be required in all aspects of this center, including the design, management, etc. to fit the over-all vision of the First Assembly Of God Church for this proposed center. We view this as a partnership which will require this source to maintain the integrity of our development plans and long-range goals. C) Estimate of number of employees for business, commercial and industrial uses. We estimate the long-range employment levels of our development to be the following: Main Church Facilities - 50 Daycare Facilities - 25 Private School - 40 Assisted Care Living Center - 75 Total Estimated Employees - 190 D) Description of rational behind the assumptions and choices made by the applicant. a) To fill a need that will adequately serve the diversity within the community. b) The location of this community service is closer to constituency of the community service effort. c) The church provides at this location a desirable transition between residential and rural areas. d) The proposed land use does not contribute to traffic due to off peak use. e) The 'open space" developed by the drainage channel and recreational use areas are a desirable extension to the local community. E) The applicant must submit as evidence of successful completion of the applicable criteria, the completed point chart. Any variance from the criterion that is beyond what is required in that section. List of following attached items: 1) completed "All Development Criteria" chart 2) statement of variance to building height 3) completed point chart for Activity H 4) documentation of successful completion of chart H (points where specific criterion were taken from) F) Detailed description of how conflicts between land uses are being avoided or mitigated. The Land Uses surrounding the proposed development are as follows: to the north and east - farm land (adjacent vacant parcel) to the south - moderate density residential to the west - an arterial street and low rise residential First Assembly Of God Preliminary Planned Unit Development Statement of alannino objectives January 13, 1997 A. Statement of appropriate City Land Use Policies achieved by proposed plan. The proposed Planned Unit Development plan has been prepared with a number of planning objectives and concepts in mind that may achieve many more of the adopted Goals and Objectives, Land Use Policies, -nd elements of the Fort Collins Area Transportation Plan. Giving special attention to eiements affecting neighborhood compatibility and service. I. The driving force behind the location and vision of the church complex is to provide a community service for Fort Collins. II. The planned facilities are designed for and as a service to the community. III. By providing the framework for a viable master planned campus, defined by a number of different uses, it's design will enhancing the concept of a mixture of land uses. IV. Plan for a land use mix with complementary uses within easy walking distance of each other. V. Large percentage of the site is contiguous to existing urban development. Helping to alleviate urban sprawl. VI. Located within close proximity to community or neighborhood park facilities. VII. Architecturally the complex is designed in such a way that the massing is broken down to reduce its perceived size, thus providing a balance in scale to Pinecone Apt. to the south and low density residential to the west. VI II. The majority of parking is "out of view from the public street." IX. Development of a community service adjacent to residential communities. X. The Foothills Drainage Channel and active recreational use areas, are designed into the concept as open area, easing drainage and flood issues, as well as maintaining views north from ,he Pinewre Apwrtments. Xl. Protecting residential neighborhoods from encroachments of commercial uses, also creating diversity within the local community. XII. Working in conjunction with the environmental protection goals and objectives a) detention of storm water run off, minimizing costs of downstream flood hazards. b) ensuring proper watershed management. c) maintaining "open areas" B) Statement of proposed ownership of public and private open space areas and applicant's intentions with regard to future ownership of all or portion of the planned unit development. The Foothills Drainage Channel and "Active Recreational Use" areas which border the site on the south side are planned as "open space." We as the owners of the property adjacent to the channel have worked extensively with the City Of Fort Collins Stormwater and Drainage Department in the recent improvements that were made to the channel. This included: selling a portion of our property to the city so the channel could be straightened; givinc; the city a "right of way" along the north side of the channel for maintenance neerds. We also have had pr6iminary discussions with the city concerning our J an ZVI wa SHADOW AFFECTED By BOLDING ABOVE 40'-0- ON DEC. 21 SHADOW AFFECTED BY BOLDING BELOW 40'-0' ON DEC. 21 I , zz I 1 11 Az� Ak The average height of surrounding development ranges from residential heights of 25+ feet to Fort Collins High School with a portion well above 40', to the Pinecone Apartments just to the south varying in height just below 40'. 2. Relative Length to Mass The ratio of length to mass, or length to height, for the main church building is: 1: 4.5. This ratio indicates that the buildings height is will proportioned to is relative mass. 3. Human scale With covered walks, widows that are 4' x 4' at the pedestrian level, arched entrance opening, and towers located at each many entrances, the building has many attributes that bring the building down to a human scale. 4. Building Character The buildings is broken down into smaller elements, bringing the overall mass down to a character the can be read and related to. By designing the church as a grouping or complex of buildings, the feeling of a community that is designed as a whole can be achieved. By breaking up the whole, the relationship within the community is better facilitated. 5. Relative Location The developments location next to a medium density residential community and local high school allows for a building height of just around 40' to occur. surrounding buildings have similar heights and character. 90 i Continued neighborhood. The change in scale may be the most dramatic impact of buildings over 40 feet. The following items can be used as a.basis to evaluate scale: 1.! Relative Height. The relationship of buildingheight. to: the height of other buildings in its neighborhood must be considered to evaluate neighborhood scale. The height should not be intrusive to the established or emerging scale of its surroundings. The neighborhood height may be either built height or the height of natural vegetation, or both. The relationship between areas of low height and areas of high-rise can be made more pleasing if the transition and other . considerations between such areas are gradual. 2.. Relative Length and Mass. The relationship between the horizontal dimensions of buildings relative to their vertical dimensions is also important to evaluate potential impact on neighborhood scale. The intent is to achieve a balance between the height and mass to produce buildings in harmony with the scale of the neighborhood and to avoid the appearance of buildings over 40 feet in height dominating the neighborhood. 3. Human Scale. Too many high-rise buildings have no detail at ground level to which human beings can relate. People are dwarfed and excluded from them. The intent is to provide human scale to all structures over 40 feet in height through appropriate design elements such as plazas, seating areas, and window size. 4. Building Character. Buildings over 40 feet in height should be made sympathetic to the character or emerging character of the neighborhood. This is a particularly important ® consideration when the proposed building is located.in or adjacent to a historic area, such as Historic Old Town or the Laurel School neighborhood. The intent is to ensure compatibility of a taller building with its neighborhood through the use of consistent design elements. 5. Relative Location. The relative location of buildings over 40 feet in height within or adjacent to an activity center is another consideration of Neighborhood Scale. The relative location between structures in an activity center can be important. A structure over 40 feet in height located at the edge of a center can have a different impact than a structure located within the . middle of a center which is buffered by other structures and has the benefit of additional setback distance. The transition between any structure over 40 feet in height and the abutting neighborhood should not be abrupt. Adverse effects can be derived from buildings which depart from established scale in an area with respect not only to height, but to. mass of building, intensity of use with respect to building coverage, density, open space configuration, building setbacks, distance between buildings, proportions of openings and facade variety. These elements should be compatible with the comparable elements in the neighborhood. Beneficial effects can be derived from buildings which help to visually and 'fun'ctibnally integrate a building with its surrounding natural and built environment. Such buildings provide variety and diversity of design to an area in a manner which is sympathetic to, or reinforces, esfaailished 'neighborhood patterns. Submittal Requirements The Land Develooment Guidance System provides for a PUD preliminary plan submittal to include "Impact studies and other studies as the Planning and Zoning Board may require for.the full and complete consideration of the planned unit development." The staff of the Development Review Centcr should be conferred with about actual requirements. PUD proposals which include building heights in excess of 40 feet will, at a minimum, include the following: 6.30 Continued an employment center which has over 300 employees. The intent is to concentrate the intensity of uses '.in these planned centers through the use of mid- to high-rise structures. However, the intent is also to follow the.established urban design and form of Fort Collins. This form, as stated in Objective 5, is a low-rise city with the exception of high-rises in the Central Business District and the mid- to high- rise development within the planned activity centers. The use of buildings over 40 feet in these centers will in land use opportunities and contribute to making Fort Collins a visually diverse city. Clustering of larger, taller buildings at these activity centers can visually express the functional importance of these centers. The location of buildings over 40 feet in height should also reflect balance with the other review criteria and compatibility with the other objectives stated in this section. B. Views A building should not substantially alter the opportunity and quality of desirable views within the community. Desirable views are widely perceived views by the community of the foothills, mountains, significant local landmarks (i.e., Longs Peak, Horsetooth Mountain) or features of the Fort Collins skyline. Particular emphasis will be attached to preserving views of the foothills from public spaces including City parks, the Poudre River, public streets and similar public spaces. View corridors down streets and avenues are important to be maintained. Building siting and massing with respect to street pattern, influences the quality of views from the street space. In. a.ssessing the quality of views, the depth and width of a view may attributes to be considered. Beneficial effects may derive from screening existing objectionable vistas and creation of new views, particularly from public spaces. Views may be preserved (and other criteria may be enhanced) by increasing building height while reducing building mass, changing -the orientation of buildings, and increasing open space setbacks. C. Light and Shadow Any building of greater than 40 feet should not have a substantial negative impact on the distribution of natural and artificial light on adjacent public and private property. Negative impacts include casting shadows on adjacent property sufficient to preclude the functional use of solar energy technology, or creating glare such as reflecting sunlight or lighting at night. Shadows.also contribute to the accumulation of snow and' ice during the winter on adjacent property, particularly on public rights -of -way. Beneficial effects include the provision of desirable shade with landscaping or arcades and artificial lighting which improves the nightscape along public streets. The shadow impact of a building can be reduced by the repositioning of a structure on the lot, increase in the setbacks, reduction in building mass, or redesign of a structure's shape. D. Privacy A building of greater than 40 feet in height should be designed to not infringe upon the privacy of adjacent public and private property. Particular emphasis will be given to preservation of the privacy of adjacent residential areas and public parks. Negative impacts occur when windows and balconies directly overlook adjacent residential outdoor living spaces such as backyards, patios, and balconies. Impact also occurs when windows and balconies indirectly overlook adjacent outdoor living spaces giving an intrusive feeling to these areas. The level of privacy in the neighborhood can be improved by providing landscaping, fencing and open space, and changing building orientation away from adjacent residential development. E. Neighborhood Scale A building of greater than 40 feet should be compatible with the scale of its neighborhood. Scale implies various relationships such as relative height, height to mass, length to mass, and building scale' to human scale. Neighborhood scale relates new buildings to the scale of buildings in the surrounding 6.29 Special Review of Buildings with Height Over. 40 Feet City.of Fort Collins Sect ion 29-476 (a) of the Code of the City of Fort Collins precludes buildings of a height greater than 40 feet unless they are located in a planned unit development as defined, processed and approved according to Section 29.-526 of the Zoning Ordinance (Land Develoiment Guidance Svstcm). The purpose of the review process is to establish a framework for the review of building heights in excess of 40 feet in a PUD proposal. The intent is to encourage creativity and diversity of architecture and site design within a context of harmonious neighborhood planning and coherent environmental design. Depending upon the proposal being reviewed, some criteria may be weighted heavier. than other criteria. For instance, in the review of a high-rise proposal in the Central Business District, certain review criteria may be regarded as more important than those criteria used in the re.vicw of a high-rise proposal in another activity center. Each situation is different, so judgement is applied in determining which criteria are more important. However, one must keep in mind that the various criteria and Point Charts of the Land Development Guidance System must also be followed. The primary objectives of the City of Fort Collins in regulating building.height are as follows: I. To preserve the character and stability of existing residential neighborhoods by precluding the development of buildings which by their height are intrusive to the established character of the neighborhood. Some of the external costs imposed by intrusive height include visual incompatibility due to differences in building scale, loss of views, loss of sunlight on adjacent property, and loss of privacy in adjacent yards; 2. To define and reinforce the downtown area as the high'intensity focal point in the community while preserving the historic character of the Old Town area; 3. To allow for maximum utilization of activity centers planned for high density residential, commercial and industrial use, without substantially altering the urban form of the City through building heights which conflict with the general scale of development in the district or community as a whole; 4. To generally protect access to sunlight for active and passive utilization of solar energy; 5. To provide conscious. direction to. the development of the urban form of the City through placement of high-rise buildings. This direction would generally allow high-rise development in the downtown area as per Objective 2, discourage high-rise development in.or adjacent to low- and medium -density neighborhoods as per Objective 1., and achieve Objective 3; and 6. To allow for variation of these general expectations, where justified, through the review of planned unit development proposals. Review Criteria A-. Community Scale A building greater than 40 feet in height should be located in either of two areas: The building should be located in the downtown, or located in or adjacent to one of the established or developing activity centers An activity center is defined as a neighborhood, community, or regional shopping center, or 6.28 Criterion If it can be damomtridW that me pmjed will reduce non-renewable energy usage either through the application of alternative energy systems or through committed energy conservation measures beyond those normally required by City Code, a 5,% bonus may be earned for every 5% reduction in energy use. m' Calculate a 1%bonus for every 50 acres included in the project Cakulde the percer Cage of the total acres in the project that are devoted to recreations] use. Flter'fr of that percentage as a bonus n. O If the applicant commits to preserving permanent off -site open space that mxL the City's minimum requirements, calculate the percentage of this open space acreage to the total development acreage and enter this percentage as a bonus. I Ifpart of the total development budget is to be spent on neighborhood public truusit facilities which are not required by City Code, P enter a 2%bonus for every $100 per dwelling unit invested Ifpart afthe total development budget's to be spent on neighborhood facilities and services which am not otherwise required by City q Code, enter a 10/6bonus for every 5100 per dwelling unit invested Iftbe p *ct contains dwelling units ad aside for individuals caring 800/6 or less of the median income of City residents, as adjusted, 1, for family size, and prying less than 30°A of their gross income for housing, including utilities ("Affordable Dwelling Units"), calculate the percentage of Affordable Dwelling Units to the total number of dwelling units in the project and eater that percentage as a bmus, up to a maximum of 15°A (Ifthe project is proposed to be omstructed in multiple phases, the Affordable Dwelling Units inn t be constructed as a part ofthe phase for wbirh approval is sought) In order to insure that the Affordable Dwelling Units remain affordable for a period of not less than 25 years, the developer shall record such protective covenants as maybe required by the City under Sec. 29-526(JX4). Ifs. commitment: is being made to develop a specified percentage of the total number of dwelling units for Type "A" and Type "B" handicapped housing as defined by the City of Fort Collins, calculate the bonus as follows: 3 I Type "A" .5 x Tyne "A" Units Total Units In no cam shall the combined bonus be greater than 30% Type "B" 1.0 x Tyne "137 Units Total Unit If the site or adjacent property contains a historic building or place, a bonus may be earned for the following: t .3% For preventing or mitigating outside influences adverse to its preservation (e.g. envirormmertal, land use, aesthetic, economic and social factors} 3% For assuring dot new mudures will be in keeping with the character of the building or place, while avoiding total units; 3% For proposing adaptive use of the building or place that will lead to its continuance, preservation and improvement in an appropriate warmer .. Ifa portion or all ofthe required parking in the multiple family project is provided underground, within the building, or in an elevated u parkin structure as an accessory use to the primary structure, a bonus may be earned as follows: 9% For providing 75% or more of the parking in a structure; 6% For providing 50 - 74s/o of the parking in a structure; 3% For providing 25.49% of the parking in a structure. V I Ifa co mmitrnnert is being made to provide approved automatic fire extinguishing systems for the dwelling units, enter a bonus of 10%' Ifthe applicant omsnits to providing adequate, safe and convenient pedestrian and bicycle connections between the project and any W of the destination points described below, calculate the bonus as follows: 5% For connecting to the nearest existing City sidewalk and bicycle path/lane; 5% For comeding to Any existing public school, park and transit atop within the distances as defined in this Density Chart; 5% For comtectine to an existine City bicycle trail which is adiacent to or traverses the oroiect TOTAL . DENSITY CHART H Maximum Earned Criterion Credit Credit 2000 feet ofan existingneighborhood service cater, or a neighborhood service center to be constructed as a pan 20% a ofthe project. (If the project is proposed to be constructed in multiple phase+, such neighborhood service center . must be constructed as a pan of the phase for which approval is sought) LP 650 feet of an existing transit atop (epplicabl y to projods having a density of at least six [6] dwelling units basis)V7.to 2056 per acre on a grow acreage . 4000 feet of an existing conaamnity/regional shopping center, or a eommunityhegional shopping cader to be l0a/0 C constructed as a put of the project. .(If the project is proposed to be constructed in multiple phases, such D community/regional shopping artier must be constructed as a pan of the phase for which approval is sought) cr or a 3500 fed elan existing neighborhood oomraarGy park community facility (EXCEPT GOLF COURSES} 20°h or. ----------------------------------------------------------------------------------- d 3500 feet of a publicly owned, but not developed, neighborhood or community park, or community facility 100/ (EXCEPT GOLF COURSES) or ----------------------------------------------------------- 3500 fed of a publicly owned golf course, whether developed or not 100/0 e 2500 fed of an existing school, meeting all requirements of the State of Colorado compulsory education laws 100/0 ' O ` 1 30t10 fed of an existing major employment center, or a major employment center to be constructed as a pan of 20% the project (Ifthe project is propdsed to be constructed in multiple phases, such major employment center must be constructed as a pan of the phase for which approval is sought) No building, office or business park, or no C shopping artier which has served as the basis for the claiming of credit under any other "base" criteria of this (� Density Chan can also be used as the basis for claiming credit under this criterion. g 1000 feet of an existing child care center, or a child care ender to be constructed as a part of the project. (If the 5% project is proposed to be constructed in multiple phases, such child care artier must be constructed as a part of the phase for which approval is sought) h "North Fat Collins" 20% I The Central Business District 20% A project whose boundary is contiguous to existing urban development. Credit may be earned as follows: 30% 0% For projects whose property boundary has 0 - l0a/o contiguity; . 10 - 15% For projects whose property boundary has 10 - 20a/a contiguity, 15 - 20% For projects whose property boundary has 20 - 30%contiguity, 20 - 25% For projects whose property boundary has 30 - 40% contiguity, 25 - 30a/s For projects whose property boundary has 40 - 50% contiguity. Ifthe project contains dwelling units set aside for individuals earning 80%or less of the median income of City 15% . residents, as adjusted for family size, and paying lea than 30a/e of their gross income for housing, including - k uh7Gio ("Affordable Dwelli ngU nits"I calculate the percentage of Affordable Dwelling Units to the total number ofdwelling units in the project and eater that percentage, up to a maximum of 150/& (If the project is proposed to be ardmcaed in multiple phases, the Affordable Dwelling Units must be constructed as a pan of the phase for - wbkh approval is sought) In order to inswe that the Affordable Dwelling Units remain affordable for a pa-W of not kn than 25 yeas, the developer shall record such protective covemnts.m maybe required by the City under Sea 29-526(JX4). RS T Aar '� t of C�oD PvD,&SWA F1 CTIVITY:. (Residential Uses (DEFINITION: residential uses. Uses would include single family attached dwellings, townhomes, duplexes, bile homes, and multiple family dwellings; group homes; boarding and rooming houses; ernity and sorority houses; nursing homes; public and private schools; public and non-profit .si-public recreational uses as a principal use; uses providing meeting places and places for lic assembly with incidental office space; and child care centers. CRITERIA: The following applicable criteria must be answered "yes" and implemented within the development plan. Yes o N/A 1. DOES THE PROJECT EARN THE MINIMUM PERCENTAGE V ED POINTS AS CALCULATED ON THE FOLLOWING "DENSITY CHART H" FOR THE PROPOSED DENSITY OF THE RESIDENTIAL PROJECT? The required earned credit for a residential project shall be based on the following: 60 percentage points = 6 or fewer dwelling units per acre 60 - 70 percentage points = 6-7 dwelling units per acre 70 - 80 percentage points = 7-8 dwelling units per acre 80 - 90 percentage points = 8-9 dwelling units per acre 90 -100 percentage points = 9-10 dwelling units per acre 100 or more percentage points = 10 or more dwelling units per acre 2. DOES THE PROJECT EARN AT LEAST 40 Yes/No N/A PERCENTAGE POINTS AS CALCULATED ON THE FOLLOWING "DENSITY CHART H" FROM BASE POINTS? Land Development Guidance System for Planned Unit Developments. The City of Fort Collins, Colorado. Revised as per Ordinance No. 2, 1996. If no, please ex:lain COMMUNITY -WIDE CRITERIA. 1.1 Solar Onertation 1.2 Comprehensive Plan I 110or I 1:3 Wildlife Habitat. I "' 1.4 Mineral Depcsii - - 1.5 _colcgically Sensitive Areas i reszrved - 1.9- Lands cr Acricultural Imoortance I r_szr ed 1.7 =nerev Conservation 1.8 Air. Quality 1 .0 Water QL'aIIIV 10 Sawace and W_sses I . 1 1 VVa iron ervii 1.12 ResidentialDensity I f __..: A. 2. NE!GHEORHOOD COMP. TIEILI.-CRITcR _.1. Vehic'iar. P=e=_s,ran. Bike Tr_nsocration I I ____ 2 °uii,:inc Placement and Orient=_tier, 2 Natural re=turps ' I 1 I' 2.4 Venicular Circulation anc Parking_ I I 2.5 E.-nergency Access _ 2. r;eCe5trian Cir:.'tation 2.; ter:,:^.itec:ure I j 2 ?' wilding H_eignc and Views Ile I `2.g : Shading 2.10 Solar Ac::_=ss I �. 2.11 . Historic Resources 2.12 Setbacks 2.13 Landscaoe 2.14 Sicns 2.15 Siia Lighting 2.16 Ncise and Vibration 2.17 Glare or Heat I I Id 2.18 Hazardous Materials NO A 3. ENGINEERING CRITERIA 3.1 Utility. Capacity 3.2 .. Design Standards I . 3.3 Water Hazards THE LARSON trGR0UP covou na• ucxrtteruu IMitt1011t Y��IYM t anOvwv. .sue xa rwa�.rx .......... tx.lxtttl.. Ito x Ivvn 9rrvvl OGGGG GGGGGGOGGGG GGGGGGGGOGODOOOO yw (3OOGOGOOOCOmOOO DCOBODOOD�OOODOO N° t o 'corS FELT SOUTH ELEVATION OF PRIVATE SCHOOL i' NORTH ELEVATION OF PRIVATE .SCHOOL CD w Z Z O. Q _—__ lil"a - _ Yt61Tn nplJeti I. 1ll111Y LU LILILluC w. IL _A91 '41 ,. ...� .n.� JER WEST ELEVATION OF THE DAY-CARE CE NORTH ELEVATION OF THE DAY-CARE CENTER J m r) �w0 !7 co a LL_ (.0 i u LL �.�_...�r... —❑' L] --D— LI —LI- ram.,.._._.... WEST ELEVATION OF THE BUS -BARN V SOUTH ELEVATION OF THE BU5-BARN mas+or- � rxaecr ra • MM �� SCALE: I/IB'=I"-0" 2 OF 2 WEST ELEVATION OF FUTURE A5515TED LIVING CENTER THE L A R S 0 N GROUP . r.0111110x11 C O.TOR.T10X � L1MMiM0 •...,0. 0..... — o n1.. tr:arI0. EAST ELEVATION OF PHASE ONE (CHURCH AUDITORIUM) r >— u) y�.,..... oc Z 1 .;. Z O VOWmmm mmm110mm mmlu1111mm mum Q sa ®0 CI El ® LIB 1 LLI J a. w Effl WEST ELEVATION J co z G 0c0 U U) ~ Q LL- ......... -e �MMew n 1�il ]i L I _emu U7 molm mum elmn uum uum wulm mmm mmlo mrnm m cc - F+ LL I ❑ ❑ LI v 1 El 1-1 G Q ❑ 17 ❑ V..... SOUTH ELEVATION ee�o. wn C ® ® ® 0 U Q.1 0 ❑ y ❑ ❑ 1 SCALE: 1/I6'- 1'-0' 1 OF 2 NORTH ELEVATION oil ii O \ ; li ©I 11 if \\ 9 'J m P No Text �§ u 'IMBERLINE ROAD EEEEdE- lSaak E E E E E :- i $ ��� eE"giqi1I6 6N! R y9y 9 < 3 R9q��E � —_—�� I elt� n� e�3�� i co 9 pp{Ei a" "P PgPPPFPPc 89 "P1 ■9,E� I ! �g� �gg�49A99e9�3 �QP��° �g a9 11 1 it �eg1e:�aaa��?sE 11111 I I r 11 i tg d E �e9 ° q 1 41---_—___.- ._ - - --------- ° � FvY�6E p •r.eo vauwu: oq�9YYYYY��'3330E�a�ayi5d�� y63- a ..� a <@ ,iLR[!<ae- iev m 1-0 '�EPPP��P6R�Pi�aB�ae agRpepea;k`e eP°e���a;�gag �a �9� ; g E y s - .(. I!. des 98e a' E4ei;fo ° oil a: gj j Ggcg d _ ¢l a e @• `�F gp iS�€ ��� 2 i�g � Ile 5� -z' B \ ` �� in d � E _ N s 51 e all 9 1:1 L d . lit o 1 � 99 1 1° gig 2v9 � a _ BBB ®®® 1 < 6 a�� a ep0.p ae 6e- � eF S�f S v9 a�g FF m ; a• 3 �q� i \ e la 9¢f �v �Or � PC 4C n vt y� •i y x PLC G l m 4 a FORT COLLIW PRELIMINARY "o�> o a FIRST ASSEMBLY SITE PLAN om�9 N OF GOD AND PLAT o �o= � - ��Zm 7 0 no 104 L H I p 1 �5fi•. I i om i em 1 - m m� o a E lII o _ H 's6 r FORT COLLINS PRELIMINARY �> FIRST ASSEMBLY SITE PLAN OF GOD AND PLAT - a'- ^3 =^co= ro c :�mzm LAND.US"RFAKDOWN — _ Y LEGEND ••••�••• ^••� O DA'J`�D97!' 4 r —A%= 00� �C aware m PINECONE PUD OVERALL DEVELOPMENT PLAN — m-m-n —.�e1 . ISM46 0bP 0 I I First Assembly of God PUD, Preliminary, #1-97 May 19, 1997 P & Z Meeting Page 7 6. Transportation: The traffic study indicates that the site will generate approximately 3,025 average daily vehicle trips with approximately 363 vehicle trips in/out during the A.M. peak and 268 vehicle trips in/out during the P.M. peak. The church(auditorium) is the most significant contributor to these counts. It's primary use is on Saturday evenings and Sunday mornings which are off-peak hours for the surrounding transportation system. All intersections will continue to operate at acceptable levels of service. A total of 1,055 parking spaces are provided, an overall parking ratio of 3.8 spaces per 1000 square feet of use. 7. Stormwater: Approximately 50 percent of the site will be paved surface or buildings. Attached is a letter from the applicant's consulting engineer stating their commitment to addressing water quality in the final design of the storm water conveyance elements for the site. The Stormwater Utility has confirmed that due to the acreage of the site, and substantial extra detention volume water quality issues can be easily addressed. FINDINGS OF FACT/CONCLUSION: 1. The First Assembly of God PUD, Preliminary, #1-97 is consistent with the anticipated land uses designated for Parcels E and P of the Pinecone PUD Overall Development Plan. 2. The First Assembly of God PUD, Preliminary, #1-97 earns 82% of the maximum applicable points on the Residential Uses Point Chart of the LDGS. 3. The First Assembly of God PUD, Preliminary, #1-97 meets all applicable All - Development Criteria of the Land Development Guidance System. 4. The First Assembly of God PUD, Preliminary, #1-97 is compatible with the surrounding neighborhood. 5. The First Assembly of God PUD, Preliminary, #1-97 can be granted a variance to the 40 feet height limitation for the church (auditorium) use based upon the criteria for Special Review of Buildings With Height Over 40 Feet. RECOMMENDATION: Staff recommends approval of the First Assembly of God PUD, Preliminary, #1-97 including a variance to the 40 feet height limitation for the church (auditorium). First Assembly of God PUD, Preliminary, #1-97 May 19, 1997 P & Z Meeting Page 6 Views" and the Special Review of Buildings with Height Over 40 Feet criteria in the City's Development Manual. A shadow analysis and a copy of the City's Special Review Criteria are attached. A. Community Scale The proposed use neither located downtown nor in an established or developing activity center. However, the site is located on a total of nearly 33 acres. Existing development to the south included multi -family residential of approximately 40 feet in height and Fort Collins High School with portions of the roof well in excess of 40 feet. The vacant property to the north of this site is designated on the CityPlan Structure Plan as a Neighborhood Convenience Center and Medium Density Mixed - Use Residential District. Land to the east of this property is undeveloped. B. Views The building is setback a minimum of 300 feet from Timberline Road and approximately 800 feet from the east property line. An T-1 T increase in the building height will not block views significantly greater than a 40 foot tall building. C. Light and Shadow The church(auditorium) will cast a shadow which is less than the shadow of a hypothetical fence 25 high along the property lines of this PUD The shadow of the proposed hotel at 3 p.m. on December 21 barely extends to the access drive on the north side of the church building. D. Privacy Due to the nature of the proposed use; the size of the site; the amount of building setback from all property lines; and the lack of existing development to the north and east, there are no significant privacy concerns. E. Neighborhood Scale Existing developments to the south have building heights at or above 40 feet. The scale of the building is minimized by the combination of it's small building coverage relative to the overall size of the site, setbacks, and landscaping. After determining that the additional T-11" of building height will not create adverse impact on the surrounding area, staff recommends that the Planning and Zoning Board grant the variance request for the proposed church (auditorium) building to exceed the building height limitation of 40 feet. First Assembly of God PUD, Preliminary, #1-97 May 19, 1997 P & Z Meeting Page 5 B. Architecture The "Procedures" section (p.ii) of the Design Standards and Guidelines for Large Retail Establishments states: "These standards and guidelines apply to all projects which are processed according to the criteria for Community/Regional Shopping Centers in the Land Development Guidance System as Planned Unit Developments and to all projects for retail establishments of more than 25,000 square feet as uses -by -right." The proposed buildings are residential uses, not retail, and are not subject to the Design Standards and Guidelines for Large Retail Establishments. The main church (auditorium) is a maximum of 43'-11" in height with multiple building entrances, facades and roof planes. The private school is approximately 24 feet in height. The daycare center is approximately 20 feet in height. The assisted living facility is 32 feet in height, and the bus barn is approximately 28 feet in height. Primary materials for all buildings consist of synthetic stucco, with a standing seam metal roof. Numerous glass block accents and aluminum frame windows are proposed on all building elevations. The church/auditorium building is very large. However, the entire site is approximately 33 acres and the building is setback a minimum of 300 feet from Timberline Road with parking distributed around the building. Preliminary PUD "character elevations" were submitted. All building elevations and materials will be reviewed in much greater detail with each Final PUD submittal. C. Landscaping Street trees are proposed between the detached sidewalk and back of curb along Timberline Road. All vehicle parking is separated from Timberline Road by a landscaped setback with a minimum width of 95 feet. Street trees will also be planted on both sides of each of the entrance drives, and in parking lot islands. A mix of deciduous and evergreen trees and shrubs will be planted around the perimeter of each building. The landscape plan will be reviewed further with each individual Final PUD application. 5. Height Analysis: Section 29-476 (a) of the Code of the City of Fort Collins precludes buildings of a height greater than 40 feet unless they are located in a planned unit development as defined, processed and approved according to Section 29-526 of the Zoning Ordinance (the LDGS). The maximum height of the church auditorium exceeds the 40' height limit within the City of Fort Collins by approximately 4 feet, with the highest peak of 43'-11". The applicant requests a variance based upon All Development Criteria A-2.8 "Building Height and First Assembly of God PUD, Preliminary, #1-97 May 19, 1997 P & Z Meeting Page 4 3. Neighborhood Compatibility: A neighborhood meeting was held on November 6, 1996 regarding this development request. Minutes of this meeting are attached. There is no known opposition to this project. The property is bounded by vacant property to the north and east, multi -family residential use to the south, and an arterial street to the west. In 1992, the Planning and Zoning Board found that the Pinecone PUD Overall Development Plan was compatible with the surrounding neighborhood. The proposed uses are consistent with anticipated land uses for Parcels E and P of the Pinecone PUD Overall Development Plan. Therefore, this Preliminary PUD request is compatible with the surrounding neighborhood. 4. Design: A. Layout The First Assembly of God PUD consists of a total of five buildings: a 179,594 square foot church (2,200 seat chapel/auditorium/offices); an 80,000 square foot (125 bed) assisted living facility for the elderly; an 11,392 square foot private school; a 4,580 square foot day- care center; and a 3,600 square foot bus barn in a campus setting. The main church building is proposed in two phases on the northern two-thirds of the site. The first phase being a 103,200 square feet and the second phase being 76,394 square feet. This building is setback approximately 300 feet from the future Timberline Road right- of-way. The bus barn is proposed at the northeast corner of the site. The future private school is at the south east corner of the site. The future daycare building is at the southwest corner of the site approximately 170 feet from the future Timberline Road right-of-way. The assisted living facility for the elderly is on the southern one-third of the site. Two vehicular access points are proposed along Timberline Road. One is at the north property line. The second is on the north side of the proposed daycare center. This southern access point is considered temporary. In the future (when the CSU/ US Department of Agriculture property redevelops), the access will be moved south to align with the existing Timberline Road / Sagebrush Drive intersection. In addition, two future access roads are proposed from the north property line to a future east/west extension of Custer Road across the property to the north. The developer will be required to escrow funds for the completion of these two access roads. Primary pedestrian access is gained from Timberline Road. Connections to future development to the north and east as well as to a future bike/pedestrian trail along the channel are provided. Pedestrian connections are emphasized between each of the buildings. First Assembly of God PUD, Preliminary, #1-97 May 19, 1997 P & Z Meeting Page 3 with the Pinecone PUD Overall Development Plan, and is therefore, consistent with the City's Comprehensive Plan as it existed on January 14, 1997. C. All -Development Criteria This request meets all applicable All -Development Criteria of the LDGS, including A-2.8 "Building Height and Views". Please refer to Section 5, Height Analysis. D. Residential Uses Point Chart Each of the proposed land uses qualifies as a residential use. The request was evaluated against the Residential Uses Point Chart of the LDGS and achieves 82% of the maximum applicable points, exceeding the minimum required 60 points. All 82 points were gained from Base/Locational criteria. Points were awarded for the following criterion: b. being located within 650 feet of an existing transit stop - 10 points. 50% of the site is located within 650 of an existing transit stop on Timberline Road. d. being located within 3,500 feet of an existing neighborhood or community park - 20 points. The entire project is within 3,500 feet of Case Park. e. being located within 2,500 feet of an existing school, meeting all requirements of the State of Colorado compulsory education laws - 10 points. The entire project is within 2,500 feet of Fort Collins High School. f. being located within 3, 000 feet of a major employment center - 20 points. The entire project is located within 3,000 feet of the Platte River Power Authority and NCR. j. having a boundary contiguous to existing urban development - 22 points. 34% of the project boundary is contiguous to existing urban (city) development. First Assembly of God PUD, Preliminary, #1-97 May 19, 1997 P & Z Meeting Page 2 COMMENTS Background: The surrounding zoning and land uses are as follows: N: FA-1 ; vacant/undeveloped County (part of the proposed Timberline enclave annexations). S: unzoned; CSU / U.S. Department of Agriculture. MMN; existing multi -family (Pinecone Apartments), Fort Collins High School. W: RL; Timberline Road; existing single-family residential (Meadows East Subdivision). E: unzoned; vacant/undeveloped CSU property. R-L; existing single-family residential (Dakota Ridge) This property was annexed into the City of Fort Collins as part of the Blue Spruce Farm Annexation on October 6, 1987. The subject property is known as Parcels E and P of the Pinecone PUD Overall Development Plan that was approved on April 27, 1992, The application was submitted prior to the effective date of Ordinance No. 161, 1996 (temporary delay in the acceptance of certain land use applications until March 28, 1997) and prior to the adoption of the CityPlan Land Use Code. Therefore, this Preliminary PUD request has been processed according to the Land Development Guidance System. 2. Land Use: This is a request for Preliminary PUD approval for a 179,594 square foot church (2,200 seat chapel/auditorium/offices); an 80,000 square foot (125 bed) assisted living facility for the elderly; an 11,392 square foot private school; a 4,580 square foot day-care center; a 3,600 square foot bus barn; parking; and athletic fields on 32.793 acres. A. Overall Development Plan Parcel E of the Pinecone PUD Overall Development Plan is designated for 4.3 acres of Business Service Uses or Multi -Family use. Parcel P of the Pinecone PUD Overall Development Plan is designated for 30.8 acres of Low and Medium Density Residential use. General Note #4 on the Pinecone PUD Overall Development Plan states: "Low Density Residential Uses, churches, schools, and public or private community services, including day care centers, are to be allowed as alternative land uses in all parcels." The Pinecone PUD Overall Development Plan was determined to be consistent with the City's Comprehensive Plan. The First Assembly of God PUD, Preliminary is consistent Is ITEM NO. 2 MEETING DATE 5/19/97 STAFF Milne Ludwig Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: First Assembly of God PUD, Preliminary, #1-97 APPLICANT: First Assembly of God 1800 S. Lemay Avenue Fort Collins, CO 80525 OWNER: Same as above. PROJECT DESCRIPTION: This is a request for Preliminary PUD approval for a 179,594 square foot church (2,200 seat chapel/auditorium/offices); an 80,000 square foot (125 bed) assisted living facility for the elderly; an 11,392 square foot private school; a 4,580 square foot day-care center; a 3,600 square foot bus barn; parking; and athletic fields on 32.793 acres. The property is located on the east side of Timberline Road, north of the Fort Collins High School and Pinecone Apartments, approximately t/z mile south of East Drake Road and zoned LMN, Low Density Mixed Use Neighborhood. RECOMMENDATION: Approval with a variance. EXECUTIVE SUMMARY: This request for Preliminary PUD approval: • is consistent with the anticipated land uses designated for Parcels E and P of the Pinecone PUD Overall Development Plan. • earns 82% of the maximum applicable points on the Residential Uses Point Chart of the LDGS. • meets all applicable All -Development Criteria of the Land Development Guidance System; and • is compatible with the surrounding neighborhood. • can be granted a variance to the 40 feet height limitation for the church (auditorium) use based upon the criteria for Special Review of Buildings With Height Over 40 Feet. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT