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HomeMy WebLinkAboutST ELIZABETH ANN SETON CATHOLIC CHURCH EXPANSION - MJA170001 - REPORTS - RECOMMENDATION/REPORTStaff Report — Saint Elizabeth Ann Seton Catholic Church Expansion, MJA170001 Administrative Hearing 1-22-2018 Page 10 A. The Major Amendment complies with the process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. B. The Major Amendment complies with relevant standards located in Article 3 — General Development Standards. C. The Major Amendment complies with relevant standards located in Division 4.4 Low Density Residential (RL) of Article 4 — Districts. Z7*0i113-AtIGIN Staff recommends approval of the Saint Elizabeth Ann Seton Catholic Church Expansion, MJA170001. ATTACHMENTS: 1. Vicinity & Zoning Map 2. Applicant's Statement of Planning Objectives 3. Saint Elizabeth Ann Seton Catholic Church Expansion Planning Document Set (Site Plan, Landscape Plan, Elevations, Shadow Analysis, and Utility Plan) 4. Photo simulations of building addition from Front Nine Drive Staff Report — Saint Elizabeth Ann Seton Catholic Church Expansion, MJA170001 Administrative Hearing 1-22-2018 Page 9 materials and a fenestration pattern that provides a human scale. Multiple rooflines establish a base, middle, and top of the building. S. Section 3.6.6 — Emergency Access An emergency access easement is proposed that runs through the large parking lot on the north side of the building along with an access drive that loops around the south side of the building. The emergency access easement ensures emergency vehicles can gain proper access and maneuvering to reach all portions of the proposed addition. 3. Compliance with Article 4 of the Land Use Code — Low Density Residential (RL), Division 4.4: The project complies with all applicable Article 4 standards as follows: A. Section 4.4(B)(2)(b) — Permitted Uses The proposed use, place of worship, is permitted in the Low Density Residential zone district. B. Section 4.4(D)(2) — Dimensional Standards Lots in the zone district for non-residential uses must be at least 100 feet wide. The minimum front yard setback shall be 20, the minimum rear yard setback shall be 15 feet, and the minimum side yard setback shall be 25 feet. The maximum building height shall be three stories. The proposed building complies with all of the setback requirements. Since the proposed addition is a single story, the building complies with the building height. Section 3.8.17 of the Land Use Code provides direction on how to measure the height of a building. Per 3.8.17(A)(2)(c), the maximum height of a story in the RL zone district for a residential building is twelve feet eight inches. Section 3.8.17(A)(2)(b), however, limits the maximum height of a commercial story to 25 feet in height. Neither standard directly addresses the maximum height for a story in an institutional building. Both of the aforementioned standards only apply when there are multiple stories in the building. Thus, the proposed building is in compliance with the height limitation. 5. Findings of Fact/Conclusion: In evaluating the request for the Saint Elizabeth Ann Seton Catholic Church Expansion Major Amendment, Staff makes the following findings of fact: o Staff Report — Saint Elizabeth Ann Seton Catholic Church Expansion, MJA170001 Administrative Hearing 1-22-2018 Page 8 O. Section 3.5.1(G) — Building Height Review For buildings over 40 feet in height, the applicant must submit a shadow analysis. The building may not deny abutting properties their access to natural sunlight. The building must also be designed to minimize privacy concerns and be in scale with the surrounding area. As shown on the shadow analysis, the building casts no shadows on adjacent properties. None of the windows higher up on the building will be accessible, which minimizes privacy concerns. Most of the addition will be at a lower elevation than the existing church, matching the scale of the existing building. Two portions of the building will exceed the elevation of the existing church: the cupola and bell tower. The cupola is sited in the center of the building addition and is located above a portion of the building, which minimizes its scale. The bell tower has a slim profile, which minimizes its scale. As such, the proposed building meets this code standard. P. Section 3.5.3(C)(2) — Orientation to Build -to Lines for Streetfront Buildings Buildings abutting an arterial street shall be located 10-25 feet behind the street right-of-way. Buildings abutting streets smaller than a full arterial with on -street parking may be located no more than 15 from the right-of- way. In order to comply with this standard, the developer would have to move the existing building to the corner of Lemay Avenue and Southridge Greens Boulevard. This would be an unreasonable burden upon the applicant, so this requirement is waived. Q. Section 3.5.3(D) - Variation in Massing The proposed building is consistent with the requirements of the Land Use Code in regards to horizontal massing and changes in massing being related to entrances, the integral structure and interior spaces of the building. No horizontal plane exceeds a 1:3 height -width ratio. The changes in massing also relate to building features such as doors and windows, which are integral to the interior spaces of the building. R. Section 3.5.3(E) - Character and Image The proposed building is consistent with the relevant requirements of this Land Use Code section including fagade treatments, entrances, and base and top treatments. All walls break up their mass with changes in Staff Report — Saint Elizabeth Ann Seton Catholic Church Expansion, MJA170001 Administrative Hearing 1-22-2018 Page 7 west and south. The building is located towards the center of the site with a generous setback from both Lemay Avenue and Southridge Greens Boulevard, which mitigates the size of the building. The proposed building, furthermore, will be of a similar scale to the existing church building. Most of the roofline of the addition will be at a lower elevation than the existing church building. Two elements will rise higher than the existing church: the cupola and bell tower. The cupola is a small portion of the building and will provide additional visual interest to the building through its use of stained glass and a unique roof form. The bell tower will be separate from the building and will have a narrow profile. The bell tower will add visual interest while the narrow profile mitigates the impact of its height. The building achieves pedestrian scale through the use of varying roof forms, appropriately sized windows, and step backs in the building mass as the addition rises in height. Materials The proposed building uses materials of equal or better quality than those used on surrounding projects. The proposed building uses stone, timber, concrete sills, and stucco to match the aesthetic of the existing church. The addition also uses stained glass extensively, which contributes to the quality of materials used on the addition. Outdoor Storage Areas/Mechanical Equipment The proposed plan is consistent with the requirements of the Land Use Code in regards to the location of outdoor storage, screening of storage areas, and screening of rooftop mechanical equipment from public view. Operational/Physical Compatibility The proposed plan is consistent with the requirements of the Land Use Code in regards to hours of operation, placement of trash receptacles and location and number of off-street parking spaces. N Section 3.5.3(C)(1) — Orientation to a Connecting Walkway At least one main entrance of any commercial or mixed -use building shall face and open directly onto a connecting walkway with pedestrian frontage. The existing building provides walkway connections to Seton Street in accordance with this standard. Staff Report — Saint Elizabeth Ann Seton Catholic Church Expansion. MJA170001 Administrative Hearing 1-22-2018 Page 6 Parking lots with 201-300 parking spaces must provide at least seven handicap parking spaces with one being van accessible with an eight -foot wide access aisle. The site plan shows 12 handicap parking spaces with three van accessible spaces, which exceeds this standard. K. Section 3.2.3 - Solar Access, Orientation, Shading All developments must be designed to accommodate active and/or passive solar installations and must not deny adjacent properties access to sunshine. The proposed building is designed and located to minimize the casting of shadows on adjacent properties and could accommodate future active and/or passive solar installations. L. Section 3.2.5 - Trash and Recycling Enclosures Trash and recycling enclosures must be provided in locations abutting refuse collection or storage areas, shall be designed to allow walk-in access without having to open the main service gate, shall be screened from public view and shall be constructed on a concrete pad. The proposed trash and recycling enclosure abuts a storage area, allows walk- in access without having to open the main service gate, is screened from public view, and is built on a concrete pad. M. Section 3.5.1 - Building and Project Compatibility The proposed plan is consistent with the requirements of the Land Use Code in regards to building and project compatibility including building size, height, bulk, mass, scale, mechanical equipment screening and operational/physical compatibility. Size, Height, Bulk, Mass and Scale Neighborhoods surround the project site on all sides. These neighborhoods predominantly feature single-family homes that are one or two -stories in height. The church also abuts the Southridge Greens Golf Course on the east and south. This site is unique in that it sits on the side of a hill. The hill slopes from northeast to southwest with a high point of 4,990 feet and a low point of 4,933 feet. Due to this grade, most neighbors to the north and east sit higher than the church building. The siting and orientation of the building minimizes its impact to the neighborhoods to the Staff Report — Saint Elizabeth Ann Seton Catholic Church Expansion, MJA170001 Administrative Hearing 1-22-2018 Page 5 The proposed parking lot perimeter landscaping meets this code requirement by using the grade of the site to act as a berm. The change of grade sufficiently blocks the shine of headlights onto adjacent properties. The current landscaping also features trees planted along the edge of the parking lot in accordance with this standard. F. Section 3.2.1(E) (5) - Parking Lot Interior Landscaping The proposed parking lot interior landscaping meets this code requirement by providing large landscape islands throughout the interior of the parking lot. These islands contain shrubs and trees in accordance with this standard. G. Section 3.2.1(F) — Tree Protection and Replacement Significant trees removed as part of a development must be mitigated. The provision of the fire lane around the building necessitates the removal of a few existing trees. The mitigation value of the trees lost is two trees. The landscape plan shows two Shummard Oak trees planted at 3" caliper in accordance with this standard. H. Section 3.2.2(C)(4)(b) - Bicycle Parking Space Requirements The Land Use Code requires one bicycle parking space per 3,000 square feet, which all may be provided through fixed racks. For a 64,926 square foot place of worship, 22 bicycle parking spaces are required. The site plan shows two, 11-space bicycle racks, which satisfies this standard. Section 3 2.2(K)(2) - Nonresidential Parking Requirements The minimum, maximum and proposed parking are contained in the table below. The proposed parking exceeds the minimum amount of parking required and thus meets the Land Use Code standard. Table 1: Proposed Parkin Use Min. Parking Max. Parking Parking Provided Place of worship 1/every 4 seats = N/A 257 spaces (64,926 square 200 parking feet) spaces (800 seats J. Section 3.2.2(K)(5) - Handicap Parking n Staff Report — Saint Elizabeth Ann Seton Catholic Church Expansion, MJA170001 Administrative Hearing 1-22-2018 Page 4 2. Compliance with Article 3 of the Land Use Code — General Development Standards - The project complies with all applicable General Development Standards as follows: A. Division 3.2.1(D)(1)(c) — Tree Planting Standards - Full Tree Stocking The proposed landscaping meets the tree stocking standards. The proposed landscape plan shows groups of canopy, coniferous evergreen, and ornamental trees planted in closer proximity than the minimum requirements outlined in the code around the base of the building addition- B. Section 3.2.1(D)(2) - Tree Planting Standards - Street Trees The Land Use Code requires canopy shade trees to be planted at thirty to forty -foot spacing in the center of parkway areas where the sidewalk is detached from the street. This project, however, is unable to plant street trees in accordance with this standard due to physical constraints. Fiber optic lines run along Lemay Avenue. Tree roots interfere with these lines, so any trees planted along Lemay Avenue would have to be planted at least 30 feet away from the street so as to not interfere with these lines. The steep grade along Southridge Greens Boulevard and narrow parkway strip does not allow the planting of street trees along this street. As such, this requirement is waived. C. Section 3.2.1(D)(3) — Minimum Species Diversity Landscape plans showing 40-59 trees may not have one tree make up more than 25% of the overall total number of trees planted. The landscape plan shows 43 trees with no tree making up more than 25% of the overall total, in accordance with this standard. D. Section 3.2.1(E)(3)(b)(2) — Water Conservation The annual water use of a site may not exceed 15 gallons/square foot over the site. The proposed landscaping plan will use 1.1-gallons/square foot annually over the site. E. Section 3.2.1(E)(4) - Parking Lot Perimeter Landscaping Staff Report — Saint Elizabeth Ann Seton Catholic Church Expansion, MJA170001 Administrative Hearing 1-22-2018 Page 3 Map 1: Saint Elizabeth Ann Seton Catholic Church Expansion Zoning & Site Vicinity St. Elizabeth Ann Seton Catholic Church Expansion Vicinity & Zoning Map Staff Report — Saint Elizabeth Ann Seton Catholic Church Expansion, MJA170001 Administrative Hearing 1-22-2018 Page 2 • The Major Amendment complies with relevant standards of Article 3 — General Development Standards. • The Major Amendment complies with relevant standards located in Division 4.4 Low Density Residential (RL) of Article 4 — Districts. 1. Backaround The subject property annexed into the City as part of the Fox Ridge Annex on September 2, 1980. The City approved an ODP for the Saint Elizabeth Ann Seton Catholic Church in 1983. Saint Elizabeth Ann Seton built the original church on the site in 1984 per the approved ODP as part of the Saint Elizabeth Ann Seton Catholic Church PUD. In 2004, the church built the Parish Center per the originally approved ODP. On September 14, 2017 the applicant received approval from the Planning & Zoning Board to modify the ODP governing this site. The ODP amendment moved the building expansion site from the north side of the building to the south side of the building. The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North Low Density Residential (RL) Single-family detached residential South Low Density Residential (RL) Single-family detached residential East Public Open Lands (POL) Southridge Golf Course West Low Density Residential (RL) Single-family detached residential A zoning and site vicinity map is presented on the following page. City of F6rt,Collins ITEM NO MEETING DATE STAFF 1 Jan. 22itl, 201 Clay Frickey ADMINISTRATIVE HEARING OFFICER PROJECT: Saint Elizabeth Ann Seton Catholic Church Expansion, MJA170001 APPLICANT: Cathy Mathis The Birdsall Group 444 Mountain Ave. Berthoud. CO 80513 OWNERS: Archdiocese of Denver C/O St. Elizabeth Seton Parish 5450 S Lemay Ave. Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a Major Amendment request to construct a 15,650 square foot expansion to the existing church located at 5450 S Lemay Ave. The proposed expansion would increase the capacity of the existing worship hall from 650 seats to 800 seats. As part of this expansion, the church will provide 22 bicycle parking spaces. The church will utilize the existing 257 vehicle parking spaces on -site. This site is located in the Low Density Residential (RL) zone district. RECOMMENDATION: Staff recommends approval of Saint Elizabeth Ann Seton Catholic Church Expansion, MJA170001. EXECUTIVE SUMMARY: Staff finds the proposed Saint Elizabeth Ann Seton Catholic Church Expansion Major Amendment complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: • The Major Amendment complies with the process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. Planning Services 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750