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HomeMy WebLinkAboutFORT COLLINS LDS TEMPLE - PDP - PDP120029 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESChurch of Jesus Christ of Latter-day Saints, Fort Collins Colorado Temple Project Development Plan Submittal November 7, 2012 Statement of Planning Objectives, Including Response to Conceptual Review & Neighborhood Meeting Comments Prepared by: Landmark Engineering, Ltd. 3521 W. Eisenhower Blvd. Loveland, Colorado 80537 Phone: 970.667.6286 Fax: 970.667.6298 Web Site: www.landmrarkltd.com Statement of Planning Objectives Fort Collins LDS Temple - Project Development Plan Introduction • The proposed site is located on the southeast corner of Timberline Road and Trilby Road. The total property area to be developed is 15.69 acres and is annexed and zoned Urban Estate (U-E) in the City of Fort Collins. The property currently has one existing residential structure approximately 3,050 square feet in size, with an attached 3 car garage. Access to the residential property is via Timberline Road, approximately 150 feet north of the existing Majestic Drive intersection located west of Timberline Road. The remainder of the property is used for irrigated agriculture (hay field) and was historically irrigated with an above ground irrigation ditch lateral, which has recently been abandoned and replaced by an underground irrigation pipe. The underground irrigation pipe has been relocated off-site and will continue to deliver uninterrupted irrigation water to the down stream users, east and south of the subject property. All of the existing buildings, structures, driveways, landscape and agricultural activities will be abandoned and removed from the site as part of the overall site and Temple construction being proposed. • The intent of the applicant (Church of Jesus Christ of Latter-day Saints) is to subdivide the 15.69 acres of property into a total of 2 development lots, 2 landscape/open space outlots, and Public Right-of-Way. • The property is currently annexed to the City of Fort Collins and is Zoned Urban Estate (U-E) Neighborhood District. o Places of Worship are permitted uses in this zoning district subject to Planning and Zoning Board Review. o A 15’ build-to line applies to this U-E zoning district. However, due to the overall design intent of developing the Temple property in a “Campus” like manner, and in order to minimize the impact of the Temple development on the existing residential neighborhoods and providing greater separation between the existing residential properties the following setbacks from the Public ROW are proposed. The Temple building has been set back from Timberline Road a minimum of 200 feet, from Trilby Road a minimum of 120 feet and from Majestic Drive a minimum of 270 feet. The Design Team feels that this increased “Build-to Line” or building setback not only meets the needs expressed by many of the residents in the adjacent neighborhoods, but is also appropriate and more aesthetically pleasing, given the scale and mass of the architecture. Development Construction Phasing • The proposed development of the Temple site, Lot 1-Block 1, landscape Outlots A & B-Block 2, along with the full development of Majestic Drive and improvements to Timberline Road are all proposed as one single phase of construction. Lot 1-Block 2 is intended as a future single family residential home site however, the residential structure will not be built at this time. Lot 1- Block 2 will be fully prepared for future residential construction and will have water and sewer services stubbed to the property at the same time Majestic Drive is constructed. Construction of the single family residential home on this lot will occur at a later date by the future owner of Lot 1-Block 2. • The proposed development shall include the construction of the following improvements: o Temple building: approximately 30,389 square feet with a partial basement of 3,900 square feet and all associated site work, landscaping and irrigation. o Temple President’s Parsonage (residence): approximately 3,052 square feet with a basement, 2 car attached garage and all associated site work and landscaping. o Maintenance Building: approximately 1,506 square feet, a maintenance yard and all associated site work, landscaping and irrigation. o Majestic Drive: the extension of Majestic Drive east and north from Timberline Road to Trilby Road, approximately 1400 lineal feet including pedestrian walks, landscape and irrigation of the tree lawns on each sides of Majestic Drive. o Timberline Road: the widening and ultimate improvements to the east and west side of Timberline Road directly adjacent to the Temple site as well as interim widening and auxiliary lane construction both north of Trilby Road approximately 650 lineal feet, and south of the property boundary approximately 650 lineal feet. o Outlots A & B: each of the outlots shall be fully landscaped and irrigated. Outlot B shall also include a detention pond facility and a water quality bioswale and natural area mitigation. o Off-Site grading and natural area development: a water quality bioswale and natural area mitigation shall occur along the north and east corner of an adjacent property owned by the LDS Church. This property has not yet been annexed to the City of Fort Collins. The lot is currently located in Larimer County and is known as Lot 3 of the Leistikow MRD. Property / Development Ownership & Temple Operation • Ownership: The current and continued ownership of the 15.69 acre subject property including all proposed development described above, its building and site improvements shall be owned and maintained by the Church of Jesus Christ of Latter-day Saints, a Utah Non-Profit corporation. Lot 1-Block 1 shall be occupied for the purpose of conducting business as a Place of Worship under the permitted uses of the Urban Estate Neighborhood Zoning District. Lot 1- Block 2 will be sold in the future for the purpose of building a single family residential home. At this time it is not known who will own or occupy Lot 1-Block 2 but the design and construction of a home on this lot will be controlled by the architectural review, design and maintenance requirements of the Church of Jesus Christ of Latter-day Saints. • The proposed LDS Temple will not only serve the religious, social and cultural needs of the local Mormon community of Northern Colorado, but will support the larger regional Mormon community as well with LDS members coming from the North Denver Metro Area, Wyoming, Western Nebraska, and Kansas. • The Temple is not a traditional “Place of Worship” within the Mormon Religion in that it is not intended as a place of “corporate worship service”. Weekly Mormon Worship Services are typically held on Sunday morning, similar to other Churches in our community. These weekly worship services will continue to be held in the existing LDS Church located just north of the proposed Temple development. The Temple serves a much greater purpose in the Mormon Faith as a “Spiritual Focal Point or Spiritual Center” for the Religious, Cultural and Educational development of its members. Members of the Mormon faith will come to the Fort Collins Temple throughout the week for a variety of religious purposes and activities including religious education and religious training. The number of Temple visitors (excluding staff) is expected to be less than 900 pre week. Visitors to the Temple will come Tuesday through Saturday from about 8:00 AM to 11:00 PM. Additionally, the Temple is typically closed on both Sundays and Mondays throughout the year. Request for Modification of Standard • A Modification of Standard is requested for a modification of the required Build-to-Lines or setbacks from Timberline Road, Trilby Road and Majestic Drive. The project is governed by two standards; o The first standard, is the Build-to Line of 15 feet, found in Section 3.5.3(B)(2)(b). However, due to the overall design intent of developing the Temple property in a “Campus Like Setting” and in an effort to minimize impacts of the Temple development on the existing residential neighborhoods and to provide greater separation between the existing residential properties, the Temple building has been set back from Timberline Road a minimum of 200 feet, from Trilby Road a minimum of 120 feet and from Majestic Drive a minimum of 270 feet. The increase in building setback is proposed for several key reasons. The first is to help address a common concern expressed by many of the residents in the adjacent neighborhoods regarding the mass and scale of the building within a predominantly estate residential area. The second is to improve site aesthetics, allowing for greater landscaping buffers and extensive site hardscape. The third is that the increased setback is appropriate, given the scale and mass of the architectural use. It should be noted that, per Section 3.5.3(B)(1) Orientation to Connecting Walkways, direct pedestrian connections to Timberline Road, Trilby Road and Majestic Drive have been provided and are not compromised by the increased setbacks. o For additional support of the increased setback, please note Section 3.8.19(B) – Contextual Setback: Given the context of the immediate block face north of the Temple, there should be some flexibility for the setback imposed for this proposed building. The lots directly north of Trilby Road, which face onto Timberline Road also exceed the current required Build-to-Line. These properties include the LDS Church setback approximately 175 feet from Timberline Road ROW and approximately 230 feet from Trilby Road ROW, a Day Care Center setback 225 feet from Timberline Road ROW and a Poudre Fire Authority Fire Station setback 50 feet from Timberline Road ROW. Therefore, we feel this should further justify flexibility in the setback requirements to accommodate the Temple’s proposed setbacks. Site Planning & Site Architecture • Site Design - Symmetry and formality are the guiding principles behind the layout and design of the Temple site. The Temple building is sited so that the main entry faces east; symbolically anticipating Christ’s second coming. The building is located on the north half of the site to consolidate parking and maximize the symmetry of the Temple grounds. The Temple is set back from roads and parking in a “Campus or Park-Like” setting to create a focal point to the site. The setback from the Trilby Road ROW is a minimum of 120 feet; the setback from the Timberline Road ROW is a minimum of 200 feet; and the setback from the Majestic Drive ROW is 270 feet at the closest point on the east. The temple grounds are considered an integral part of the Temple Worship Experience for those attending or visiting the Temple. A nearly transparent ornamental metal fence and pedestrian gates, located between the building and adjacent streets and parking, set the Temple grounds apart from their surroundings and accentuate their sacred purpose. The fence and gates also serve the practical purpose of providing security for the Temple building and grounds. • Vehicular access – The vehicular use areas within this proposed development are designed to be safe, efficient, convenient and attractive. The design of the onsite vehicular circulation system has considered the use of all modes of transportation that will use the travel surfaces. Access to the site is from two points on Majestic Drive, which is designated a Local Connector Road and is intended to reduce traffic impacts on Timberline and Trilby Roads. The primary vehicular access is from the south, centered on the axis of the Temple’s steeple. A secondary access is provided to the east. A roundabout and passenger drop off are provided at the north, center point of the parking lot. The parking count is derived from the owner’s past experience with building users and other Temples across the United States, and takes into account the parking needs of the facility at full occupancy on a day and at an hour of peak use. Regular hours of operation will likely be Tuesday to Saturday from early morning to about 10:00 or 11:00 PM; with heavier use during the evening hours, and on Fridays and Saturdays. The temple is closed on Sundays and Mondays. • Emergency Vehicle Access – Emergency vehicles can gain access to the site and maneuver within the parking lot via a 30 foot wide designated Emergency Vehicle Access Drive and Easement. This Emergency Vehicle Access Drive is provided so that emergency personnel can access the site and provide fire protection and emergency services. Additionally, an Emergency Vehicle Access Driveway is also provided off of Trilby Road so that emergency vehicles can stage emergency operations outside the Trilby Road Public Street and ROW. • Transportation Impact Study – In order to identify those facilities that may be required in order to comply with City street standards, a Transportation Impact Study has been prepared and submitted for review and approval by the City’s Traffic Engineer. The impacts on existing traffic have been determined based on the Traffic Impact Study provided. Steps have been taken to reduce the impact of the proposed development on the city’s existing roadway system as per the recommendations of the Traffic Study. • Bicycle Parking - A minimum number of bicycle parking spaces are required to be provided, equal in number to 1space per 3,000 square feet of building area. Based on the total Building area proposed of 35,401 square feet, 12 Bicycle parking spaces have been provided. • Pedestrian Walkway Directness and Continuity - Walkways within the site are located and aligned to directly and continuously connect pedestrians with points of pedestrian origin and Temple access and destination. Walkways link public street sidewalks with building entries and parking lots. • Pedestrian Access – Pedestrians will access the site from the Public Right-of Way sidewalks at several designated locations. From the Trilby Road ROW frontage, direct pedestrian access to the site will be through a gated pedestrian entry. Along Timberline Road, a direct pedestrian sidewalk connection is provided from the public sidewalk that provides site access to the south Temple entry, west parking lot and passenger drop-off area. From Majestic Drive, a pedestrian walk also provides similar access to the south Temple entry, east parking lot and passenger drop-off area. There are also two gated pedestrian entries from the public sidewalk along the east Majestic Drive frontage, and two pedestrian connections from the southern Majestic Drive frontage, which safely deliver pedestrians from the Public ROW sidewalk through the east and west parking lot on a designated pedestrian walk. These two primary pedestrian connections pass through the parking lot, segregated and protected from vehicular traffic. These walks shall be constructed with a specialty concrete that provides a color-differentiated pedestrian walkway and crosswalks at all intersecting vehicular drive lanes. • Walkways and Pedestrian Street Crossings – Where it is necessary for the primary pedestrian access to cross public roads and private drive aisles or internal roadways, the pedestrian crossing shall emphasize and place priority on pedestrian access and safety, which is provided by color-differentiated crosswalks and pedestrian sidewalks. • Direct On-Site Access to Pedestrian and Bicycle Destinations – The on-site pedestrian and bicycle circulation system is designed to provide, and allow for, direct connections to pedestrian and bicycle destinations. • Site Architecture – The Site Architecture is comprised of plaza spaces, seat walls, planter walls, permanent planting urns/pots, stairs, benches, trash receptacles, and a 6 foot high ornamental metal fence with architectural pilasters. The plaza areas are expected to be constructed of a mix of natural stone tile and concrete. Colors, textures, and architectural details of seat and planter walls, as well as the urns/pots, will match those on the temple building. The design of site elements is drawn from the proportions of classical architecture to match the character of the building. Walkways and plazas are designed to frame the building and to enhance the primary pedestrian approaches to the Temple. Access around the entire Temple building is provided. The large plaza on the east side of the Temple provides space for wedding groups to wait for marriage ceremonies. The plazas are also designed to provide photo opportunities for brides, grooms and their families. The shapes of planting beds and lawn areas are designed to direct views into the site and toward the temple, as well as to frame pedestrian areas. • Site Signage - Signage on the site includes parking designation signage (accessible, reserved, etc.), traffic control signage as needed (stop signs at intersections with public streets), and two Site Identification Signs on low profile architectural walls located on the east and west sides of the Temple grounds. The architectural style of the walls for the Site Identification Signs will match that of the Temple, with similar materials and finishes. • Off Street Parking - The off street parking needs of the Temple will be met by providing all required parking on-site. The Temple is not planning on utilizing parking provided by the LDS Church property located on the north side of Trilby Road. However a designated pedestrian crosswalk and ramp have been provided to allow for safe and direct access to the Temple Site when needed. • Parking Quantity Calculations - For places of worship, Section 3.2.2(K)(8), states that there shall be one (1) parking space per four (4) seats in the auditorium or Place of Worship. A Temple by tradition and by design function, has no typical worship hall or large central seating area. Therefore, utilizing the minimum parking criteria of Section 3.2.2(K)(8) does not satisfy the parking needs of the Temple. A more accurate manner in which to calculate the parking needs of the Temple is to first study other existing Temples of a similar building size located in an area of similar regional character. And then test that expected usage based upon a typical building load factor which, for a Temple of this type, would be one Temple visitor per 70.0 square feet of Temple area. This approach offers a total Temple capacity of approximately 440 Temple visitors at a maximum peak period. Therefore, the required minimum number of off- street parking spaces should be calculated as follows: 440 peak period visitor at 1.6 visitors per car (persons per car are based on past Temple projects) = 275 parking spaces required. The Temple is proposing a total of 288 surface parking spaces, 274 Standard Spaces at 9’x18’ and 14 Van Accessible Spaces at 8’x18’ with an 8’ pedestrian aisle. • Parking Lot Layout – The Temple’s parking lots shall provide well-defined circulation routes for vehicles, bicycles and pedestrians. o Orientations – Parking bays have been designed so that pedestrians circulate from the vehicle parking space to a designated pedestrian route which then delivers the pedestrians safely, directly and continuously to the Temple’s south and main point of access. Parking lots include walkways that are located in places that are logical and convenient for pedestrians. The two primary pedestrian connections pass through the parking lot, segregated and protected from vehicular traffic. These walks shall be constructed with a specialty concrete that provides color-differentiated pedestrian walkway and crosswalks at all intersecting vehicular drive lanes. o Landscaped Islands – Landscaped islands with raised curbs shall be used to define parking lot entrances, parking aisles, the ends of all parking aisles and the location and pattern of primary internal drives, and to provide pedestrian refuge areas and walkways. Landscape & Irrigation Design • Tree Planting Standard – Trees will be planted in all road side tree lawns, in and around parking lots, and in all landscape areas identified within the property and around the proposed buildings per City standards, in order to add to the Urban Tree Canopy of the immediate area. The tree plantings will be interspersed throughout the entire site, including the storm drainage areas and bioswales and within the “Natural Area Mitigation Zone” as is feasible. • Landscape Standards – The primary driver of our planting design has been to create a “Water Wise” landscape that meets or exceeds City’s standard for water usage while at the same time meets or exceeds the City’s standards for building, site and parking lot landscaping. All areas that are landscaped shall be irrigated with a permanent, automatic underground irrigation system; unless an area is intended to be non-irrigated. Any areas identified on the Landscape Plan to be “drought tolerant and/or non-irrigated” shall be irrigated with a temporary above ground irrigation system and irrigated until such time that proper establishment of planted and seeded areas has been achieved; this shall be a minimum of two growing seasons. • Planting Design – In a manner similar to the site design, the planting design takes a formal approach based on symmetry and balance utilizing regionally appropriate plant materials. Trees are used to frame views to the Temple. Shrubs are used to frame spaces as well as views. Perennials and annuals are used to create focal points and provide color in key architectural areas. Woody shrubs, Grasses and Perennial plant materials for the Temple have been selected from the City of Fort Collins Plant List, dated April 2011, for regional appropriateness. Street trees associated with the development have been selected from the Street Trees list in the City of Fort Collins Plant List. Trees for the site have been selected from the Front Range Tree Recommendation List as referenced in the City of Fort Collins Plant List. Only trees with an “A Rating” have been used. Due to the high visibility of all areas of the site, the sod currently proposed for the project is a Texas Blue Grass hybrid to provide an aesthetic green appearance while reducing water need and consumption. • Existing Trees - There are a number of existing trees located throughout the Temple site that will be removed and/or relocated to accommodate the proposed site design and required street improvements along Timberline Road. The Design Team, in collaboration with the City’s Forester, has prepared a detailed Existing Tree Analysis and Mitigation Matrix that accurately identifies the locations, species, size and condition of all significant trees; each are labeled to show the applicant’s intent to either remove or relocate. The Mitigation Matrix then accounts for the number of trees needed to properly mitigate for those trees that will be removed or relocated. • Tree Mitigation - As appropriate, many of the existing trees may be relocated to the perimeter of the owner’s residual residential property which is located east and south of Majestic Drive. Existing trees that are removed from the property shall be mitigated by upsizing a sufficient number of the proposed trees throughout the entire site area to be landscaped. • Existing Natural Areas – Prior to being relocated into an underground agricultural irrigation pipeline, an existing above ground irrigation ditch ran diagonally through the Temple site; from the northwest corner to the southeast corners of the property. When the ditch was in use, it supplied irrigation water to this property, as well as to other down stream users for agricultural purposes. As a result of the proposed Temple development, there is no longer a need to irrigate the site for agricultural uses. However, there remains a need to continue delivering agricultural irrigation water to the down stream users. For this reason, the existing above ground irrigation ditch was abandoned after the 2012 growing season and a new underground agricultural irrigation pipeline was constructed to meet the continued needs of the down stream irrigation users. When in operation, the existing above ground irrigation ditch over time, developed some limited, low-value, non-jurisdictional natural areas. As such, we have performed and submitted to the City a detailed “Environmental Characterization Study” that analyzes and quantifies the impact of the proposed development related to the loss of the ditch and its limited low-value natural area. Any loss in existing natural area will be mitigated on the owner’s on and off-site property by creating a new water quality bioswale and detention area. The use of these areas will be to create a “Natural Area Mitigation Zone” that will replace the limited low value natural area lost by development and introduce a much higher value plant and wildlife eco-system. The “Natural Area Mitigation Zone” will be planted with wetland type woody plant material, as well as short and tall grass prairie mixtures in a progression from east to west; harking symbolically to the westward journey of the Mormon Pioneers as they crossed the Midwestern plains and moved through Colorado. All reseeded areas shall be irrigated with a temporary above ground irrigation system and irrigated until such time that proper establishment of all planted and seeded areas has been achieved; a minimum of two growing seasons. • Irrigation Design - The irrigation system will be zoned with turf and shrub areas on separate zones. All zones will correspond with the micro-climates on site and match the hydrozones shown on the planting plan. Spray heads and rotors will be used in all turf areas, will be selected to optimize coverage for planting area geometry and will have matched precipitation rate nozzles. All spray heads and rotor bodies will have internal check valves and spray heads will have pressure regulating stems. Annual beds will be irrigated with spray heads or micro sprays. Trees, shrubs, perennials and groundcovers will be irrigated via point source drip or in-line drip emitters, depending on the application and density of the planting material. Drip emitters will have integrated check valves and pressure compensation. A single controller and point of connection are proposed for the project, which will provide irrigation service for Lot 1-Block 1, Outlots A and B, and the tree lawns on both sides of Majestic Drive. The expectation is that when the residual residential property is developed adjacent to the south and east tree lawn of Majestic Drive this tree lawn may at some future time be separated from the Temple’s irrigation system and serviced and maintained by the homeowner’s association corresponding to the development of the residual residential parcel of property. A dedicated irrigation meter will be installed at the point of connection, along with a reduced pressure principle backflow prevention assembly. The controller will be on the SWAT tested products list and capable of adjusting irrigation programming based on local, hourly real-time weather data, including ET and effective rainfall. It will also be capable of flow sensing. A site-specific rain sensor will also be installed with each controller. • Irrigation Water Usage – Although water to the Temple site is served by the Fort Collins / Loveland Water District, the Design Team is committed to meeting the City of Fort Collins irrigation design and water use standards. As such we have designed a water wise landscape that meets the City’s requirements for maximum water consumption and usage. The estimated average water usage for the project is 10.73 gallons per square foot, which exceeds the goal of the City’s required maximum of 15 gallons per square foot. Building, Steeple & Site Lighting • The Temple Lighting Concept – The Fort Collins LDS Temple will serve as place for spiritual nourishment and fulfillment. It is very solemn and sacred place for members of the Church of Jesus Christ of Latter-day Saints and serves a very different function than the other LDS Churches in the Fort Collins Community. These structures are designed and constructed of the finest materials just as in ancient times, and are intended as a Temple of God in reverence and respect for deity. Much of the Temple’s activities and its design are focused on our member’s desire to return to heaven and live again with our Father in Heaven. It is very common for individuals to go to the temple to seek inspiration and gain insight to important decisions and questions of their life, a place of enlightenment, and a place of peace and tranquility. All that occurs in a Temple is about God’s light and truth, the Savior being the Light and Hope of the World. Light is associated with good and wholesome experiences, and darkness represents the influence of the adversary. The Temple itself is intended as a physical representation of that light. Having the Temple building reflect this purpose is an important part of the religious observance that occurs within. The Temple steeple points us to Heaven, to purity and light, the light of the Savior. The Angel Moroni with his trumpet is heralding in the second coming of Jesus Christ and the restoration of His gospel to the earth. The Temple lighting is a very important and integral part of the Temple experience and is not intended to draw public focus nor attention to the structure but to have it reflect what it represents and be reflective of what is being taught inside the Temple. The Church is sensitive to the neighborhood concerns and believes that the lighting concept proposed will be harmonious to our relationship with our neighbors. • Building & Steeple Lighting - The lighting on the Temple building will be achieved through the use of full-cutoff LED down lighting, integrated into a shelf near the top of the lower parapet façade. This lighting technique will cast light down key building features, so as to subtly illuminate the building façade on all four sides. In addition, four (4) small LED fixtures with tightly controlled beam spreads will be placed at the lower corners of the Temple steeple. These fixtures will be hidden from view and will illuminate the religious statue of the Angel Moroni that sits atop the steeple. The purpose of this subtle lighting effect of the statue is very important to the LDS Church’s need for “Religious Expression” and is found on nearly all Latter-day Saint Temples. The effects and impacts of the Temple’s lighting relative to City code and to the surrounding neighborhood have been fully considered and studied by our Design Team and as such the design approach taken to lighting the Fort Collins Temple building and steeple has been significantly altered from what is typically done with other similar sized Temples. The full effects of the building lighting have been incorporated into the Site Lighting and Photometrics Plan that has been submitted for the City’s review. • Site Lighting Concept - Light has physical and psychological effects to building occupants, neighbors and passers-by. Light is of particular interest in the design of Temples for The Church of Jesus Christ of Latter-Day Saints. The symbolism associated with light and its religious connotations lead to design decisions for appropriately illuminated buildings and surrounding grounds. A sustainable lighting approach is important to the LDS church’s belief in being good stewards of resources, and for economical benefits of a building that will stand for many years. Only highly efficient and efficacious luminaries will be used within the boundaries of the site. • Site Lighting Design - Site lighting shall be calculated and designed to meet or exceed guidelines set by the Illuminating Engineering Society (IES) Lighting Handbook and local and national codes that apply to the property’s location. Full cut-off down cast lighting fixtures shall be used to prevent light from being emitted into the sky. In addition, all lighting fixtures will be properly located and selected to minimize light trespass off the property, and will comply with the Fort Collins Land-Use code. All site lighting fixtures have been selected to harmonize with the architectural style of the building. Low-glare anodized LED light fixtures that have good color qualities will be utilized. The fixtures will be robust and suitable for the exterior environment. Full cut-off LED bollards will be used for the pedestrian sidewalks. Single and double headed LED fixtures mounted on 20 foot high poles will be used for lighting the parking lot and will achieve the required 1 foot-candle level. In-wall LED step-lights will be used wherever walls line the walkways/stairs. Exterior lighting will be controlled by a lighting control system accommodating seasonal sunset time changes to allow automatic control of lighting. Exterior security lighting will be programmed to be switched on at dusk and timed off as directed by the owner, provided that it complies with the City of Fort Collins requirements. • Illuminance - All exterior foot-candle levels will be designed to meet the City of Fort Collins Land-Use code. On-site lighting levels shall not exceed ten (10) foot-candles in any areas. Light levels measured twenty (20) feet beyond the property line of the development site shall not exceed one-tenth (0.1) foot-candle as a result of the on-site lighting. • Illuminance of Specific Site Areas (Avg. Foot-candles) - o General Site Lighting 1 fc o Parking 1 fc o Exterior Entries/Exits 5 fc o Walkways 1-2 fc o 20’ Beyond Property Line < 0.1 fc Architectural Design • Temple Purpose - Temples are the most sacred places of worship for members of the Church of Jesus Christ of Latter-day Saints. The Temple is erected as a sanctuary and a place where members of the church can be close to God. These structures are designed and constructed of the finest materials. Temples are built as an offering to God from the membership of the church. In turn, church members are blessed by the beauty and tranquility that these sacred structures provide. • How a Temple Functions - In the Temple, members of the church receive religious instruction in small groups. Each group will number no greater than 50 people in size. The groups progress through a series of rooms, stopping in each to receive instruction through both multimedia and live presentations. Groups continue to flow through the temple in a linear progression throughout the day. Other rooms and spaces in the temple are provided for ceremonies such as marriage and proxy baptism. The auxiliary areas of the Temple exist primarily to support these functions. • Architectural Design - The architecture of the Temple is rooted in the local vernacular and in classical design principles. At the outset of the project, the Temple Design Team spent multiple days exploring the site and regional surroundings of this project. Particular attention was paid to buildings that demonstrated timeless design, were built of durable materials, had beautiful details, and followed the canon of classical architecture. Of the many noteworthy pieces of architecture in the region, many could be categorized as Romanesque/Richardsonsian Romanesque. This style and other examples of the local detailing were heavily influential in the design of the Temple. The program for this design has been well established throughout the design and construction of over 100 Latter-day Saint Temples. This program drives building massing, dictates size of spaces, adjacencies, and progressional flow. It was the challenge of the Design Team to provide a building that honors the programmatic requirements of the project while retaining a local authenticity, timeless nature, and an appropriate appearance. The local prominence of Romanesque architecture and the study of classical orders were heavily influential in the development of the facades of the building. Each building façade is broken up into 3 divisions, grounded by a pedestal and capped with an entablature, reminiscent of classical structural systems. A series of arched windows and other openings in the facade respect the Romanesque precedent set forth in the fenestration of many significant local buildings. Gabled ends mark the location of the large volumes inside the building. • Architectural Construction & Materials - The Temple structure is a steel braced frame, which is then clad in a precast concrete envelope; a system that will stand far beyond that of traditional construction. The custom precast will be a warm colored white with a finish resembling natural stone. Natural slate tiles (or metal) will cover the high sloped areas of the roof. All flat areas of roof will receive a highly reflective membrane to reduce heat island effect. The windows are a high performance, thermally broken triple-glazed system, with art glass as the core pain in each panel. The window frames and doors will be bronze color. Ceremonial doors at the front of the building will be cast bronze. A typical component of Latter-day Saint Temples is nighttime illumination of the building. In order to respect the local ordinances, which prohibit up lighting in exterior applications, all building illumination, except for the lighting of the Angle Moroni that sits atop the steeple, will be provided by lighting directed towards the ground plane. • Building Height - The ridge of the Temple roof will be 36’-4” above the main floor plane; a height derived by balancing interior function with classical proportions. The Temple is below the allowable height for structures within the U-E Zoning District which allows for up to three (3) story structures with a permitted height for each residential story of 12’-8” per story. This allowance calculates to a maximum vertical building height of 38 feet as described in section 3.8.17(A)(2)(c). A central tower and steeple extends up to an elevation of 104’-0” and at the top of the steeple stands a gold plated statue which tops out at 112’-0”. The steeple, symbolic of nearly all Mormon Religious Structures, is appropriately scaled to the mass of the building and represents only two (2) percent of the total ground floor area of the Temple. The steeple is exempt from the building height regulations as stated in 3.8.17(C)(6). The statue of the Angel Moroni, that sits atop the steeple and faces towards the east which is symbolic of Christ’s triumphant return; a significant marker found at nearly all Latter-day Saint Temples. The affects of the Temple project on access to sunlight and affect on desirable views has been fully considered in the buildings siting and orientation, ensuring that minimal undesirable affects have been anticipated. o Per Section 3.5.1(G), a height analysis for structures over 40 feet is required. Although the majority of the Temple structure is below the maximum allowable height of 38 feet, the Temple tower and steeple do extend above 40 feet. As such, we have provided the City with a building height analysis of the Temple structure in order to determine if any impact existed as a result of the proposed tower and steeple. The building height analysis studied the Temples context relative to off-site views, light and shadow, privacy and neighborhood scale. The findings of this analysis show that the building does not substantially alter access to or degrade the quality of any desirable views from public places, streets, parks and/or views from the existing residential neighborhoods. Desirable views of the foothills, mountains and/or significant local landmarks are not affected by this project. No major adverse consequences are apparent from shade and/or shadows created by the Temple building and its steeple. • Remote Mechanical Enclosure – The Temple’s mechanical systems are located primarily in the penthouse level and steeple of the Temple. The cooling towers are remotely located in an open-air enclosure on the Southwest corner of the property. The remote mechanical enclosure allows the roof of the Temple to be free of any tall and unsightly mechanical appurtenances. The remote air-cooled chillers are mounted inside of a screened wall enclosure, which is partially buried below grade. Approximately 6’ of above grade screen wall will be visible with another 6’ below grade. The consolidation of these units also allows for a more efficient cooling system. This same enclosure will also house and obscure from view, the electrical transformers and equipment. The mechanical enclosure walls will be built from high quality materials of a similar palette to the temple itself. The walls are set back a minimum of 25 feet from the Majestic Drive ROW and the top of the walls extend a maximum of 6’-0” above the adjacent landscape grade. The walls will completely disguise all of the mechanical equipment within the enclosure. Access to the mechanical enclosure shall be via the Temple’s private drives and parking area. • Temple Mechanical Systems - The cooling source for the Temple will be located external to the building and take the form of air-cooled chillers. Chilled water is delivered from the remote mechanical chillers via underground piping to the Temple. The units are remotely located from the building in order to best control and isolate noise and vibration pollution, as well as to improve site aesthetics. Sound attenuators will be installed around the chillers, which will control noise and allow for less than 50 dB at the Temple property line (ROW of Majestic Drive). The remote enclosure also allows for long term maintenance, by providing for ease of replacement and reduces the structural weight upon subsequent structural members of the Temple roof; both are important sustainable building considerations. Air cooled chillers cool by means of a closed water loop instead of using an open loop cooling tower. The air cooled system was chosen, as its size best matches the building size to chiller cost ratio and maintenance efficiency ratios at approximately 150 tons. Closed loop air cooled chillers also reduce the usage of chemical treatment as well as make-up water usage due to evaporation. • Temple Fire Protection System - The Temple itself will have a fully automated fire sprinkler system. Access to the Temple for ladder trucks will be provided from the South end of Majestic Drive as well as on the North from Trilby Road. Emergency vehicles can gain access to the site, and maneuver within the parking lot via a 30 foot wide designated Emergency Vehicle Access Drive and Easement. This Emergency Vehicle Access Drive is provided, so that emergency personnel can access the site and provide fire protection and emergency services. Additionally an Emergency Vehicle Access Driveway will also be provided on the north side of the Temple, allowing site access from Trilby Road in order for emergency vehicles to stage operations outside the Public ROW. This north staging location will be in close proximity to the fire riser closet, which is located in the Northeast corner of the building. Access into the site will be provided by an automated gate opening system which is tied in to the building’s fire alarm system. • Temple President’s Parsonage and Maintenance Building - The President or Director of the Temple is provided a private parsonage or residence on the Temple site. This residence is located on the south side of the site, which is set back approximately 60 feet from the ROW of Majestic Drive. Access to the residence and garage is provided via the southerly private access drive from Majestic Drive. Also included on the Temple site is a Grounds Maintenance Building. Located in the south-east area of the site, the maintenance building provides offices for temple maintenance employees and storage for equipment and supplies. No storage of hazardous materials or fuel storage will occur within the maintenance building or maintenance yard. The building is set back 50 feet from the ROW of Majestic Drive and access to the maintenance building shall be via the Temples private drives and parking area. The trash and recycling enclosure is included in the maintenance and utility yard and provides one dumpster each for trash and recycling. The dumpster enclosure is screened with an architectural wall and vegetation. The wall is set back 19 feet from the Majestic Drive ROW and is built of materials that are similar in color and quality to the temple finishes. Access is provided for front-load truck servicing, and a man gate is provided for building personnel. Site Infrastructure • Grading, Drainage and Erosion Control - The overall design concept of the site grading design for the LDS Temple project was arrived at through careful consideration, brought about by an integrated and iterative design process between the Civil Engineer, the Architect, the LDS Church and the City of Fort Collins Storm Water Utility Department. This process was designed to improve the property in a way that strikes a sensitive balance between site beautification, buildability, and sustainable storm water management design. The first objective of the grading is to utilize the additional volume of storm water detention that was previously provided by the Westchase Subdivision, located at the northeast corner of the owner’s residual residential property, east of Majestic Drive. This detention pond lies in Tract N of the Westchase Subdivision. The recommendations and calculations provided for in the “Final Drainage Study for Westchase P.U.D.”, dated December 14, 2000, state that the detention volume in the Westchase detention pond has been oversized and is sufficient to receive the amount of water that the Temple site and the tributary areas on the residual residential property generate during the 100-year storm event. This means that the majority of the Temple site, 2/3 of the Majestic Road surface and half of the residual residential property have been graded to convey water to the northeast corner of the residual property; in order to achieve this desired outcome. The remainder of the southwest corner of the Temple site shall drain to our proposed Outlot B and the southeast corner of the residual residential property will remain open space and continue to drain to the southeast as it historically has. Outlot B will contain a naturally contoured bioswale and 100-year detention/water quality pond. Additionally, we have incorporated a water quality bioswale and wetlands channel at the outfall of the storm water pipe located on Outlot A in order to create areas of robust, high value ecological and natural area habitat. The second design objective of the site grading is to situate the Temple building itself in the most aesthetic and functional location on the property. This location, both horizontally and vertically, has been optimized to maintain safe pedestrian and vehicular ingress and egress and to blend in with its adjacent improvements and allow for extensive formal manicured landscape gardens and turf areas. The grading design of Majestic Drive has also been designed to support the two (2) Temple private drive entrances and to anticipate future roadway connections for the future Urban Estate residential expansion on the residual property located to the south and east of Majestic Drive. The Temple grading will also include appropriate erosion and drainage control through the implementation of Sustainable Best Management Practices. Additionally, the grading and drainage design has been performed to meet the City of Fort Collins and state requirements. • Roadway Improvements - The LDS Temple project and the future Urban Estate tract have been analyzed for vehicular and pedestrian traffic impacts, which will occur on the surrounding City roadway system by the development of these two sites. The study entitled “Proposed LDS Temple Transportation Impact Study” (TIS), dated August 28, 2012, focuses on short range (5 years out) and long range (20 years out) traffic impacts. The TIS addresses the capacity, geometric and control requirements required by the Temple development. In the process of developing the needs of the project, three (3) variance requests were submitted and all have been preliminarily approved subject to the review of the PDP submittal; two (2) of the requests were approved with slight modifications to the original requests. The TIS, along with the variance requests and the City response to the proposed variances have been submitted along with this PDP submittal. The roadway improvements being proposed by the owners of the LDS Temple project go above and beyond the required improvements necessary for this project. Majestic Drive is the only entirely new public roadway being proposed and it is designated as a Local Connector Road. It will align with the existing Majestic Drive on the West side of Timberline Drive, and circle northeast to intersect with Trilby Road just east of Carmichael Drive. There will be extensive roadway widening on both the east and west sides of Timberline Road. We propose a north bound right hand turn lane at Trilby Road, a north bound left turn lane at Trilby Road, a south bound left turn lane at Majestic Drive, a combined north bound left turn lane at Majestic Drive and south bound left turn lane at Rock Castle Lane, and a south bound right turn lane at Trilby Road. • Utility & Fire Services Infrastructure - The LDS Temple project has sufficient access and availability of service to public and franchise utility providers. Required additions to the infrastructure system are achievable and have been accounted for in the design of this project. The City of Fort Collins will provide site electrical (Light & Power) and public storm water facility maintenance. Water and sanitary sewer service will be provided by Fort Collins/Loveland Water District and South Fort Collins Sanitary Sewer District. Natural gas will be delivered by Xcel Energy, Cable will be delivered by Comcast and telephone will be provided by Qwest Communications. Fire protection will be administered by Poudre Fire Authority (PFA). Solid waste disposal and recycling services can be provided by any one of several local solid waste and recycling companies. Off-site utility infrastructure extensions will be made by the Temple owner and include a loop water main at a minimum of five (5) foot depth in Majestic Drive from Timberline Road to Trilby Road. This new water line will be sized to provide potable water, irrigation water and fire suppression flow for the Temple site, Majestic Road appurtenances and future expansion of the residual residential property. Likewise, sanitary sewer will be located under Majestic Drive at depths ranging from 11’ to 18’. The sanitary sewer pipe will tie into an existing manhole in the northeast corner of the residual residential parcel and will run along the northern boundary of our site until it reaches Majestic, and then run south and southwest; terminating at a manhole at the southern Temple parking lot entrance. All of the dry utilities, including electric, gas, telephone, cable and fiber optic lines will be located along the alignment of Majestic Drive in the tree lawn and within the 14 foot utility easement adjacent to the public right-of-way. On the Temple site, two fire access easements will be dedicated to PFA. The main Emergency Vehicle Access (EVA) easement will be 30’ wide and will lie upon the main private Temple drives that lead from Majestic Drive to the round-about at the south Temple gates. The EVA easement will run west from Majestic Drive and then south from the roundabout back to Majestic Drive. The second EVA easement will be 20’ wide and be located on the north side of the Temple, extending from Trilby Road. The Temple will also be fire protected with a main line sprinkler and fire suppression system. The main gates to the Temple will automatically open whenever the fire suppression system is activated, thus allowing for emergence responders to access the Temple grounds. Temple Development Schedule • Construction Start: Spring of 2013 • Construction Completion: Fall of 2014 END OF PLANNING OBJECTIVES. Narrative Addressing Comments Raised during the Conceptual Review and Neighborhood Meetings A Conceptual Review Meeting was held with the City of Fort Collins on September 30, 2011 and a Neighborhood Meeting was conducted on October 15, 2012, at Fossil Ridge High School. Sixty Five (65) neighbors from the notification area attended the Neighborhood Meeting. Ken Merritt with Landmark ltd., Planners and Engineers is the designated representative for the Owner and Applicant. Ken Merritt addressed questions and concerns presented at these meetings and the following is a brief review for several of the key issues addressed during each of these meetings. Conceptual Review Meeting Comment Summary (Meeting was held September 30, 2011): The following are response’s to comment made by City Staff during the Conceptual Review Meeting and represent how the Design Team addressed the issues in the preparation of the Project Development Plan submittal. Department: Zoning 1. The residence is allowed as a Type 1, administrative review, but since the Place of Worship is required to be processed as a Type 2, Planning & Zoning Board review, the entire development plan must be processed as a Type 2 review. It's not clear what the "commercial" use is, but it's possible that it can be considered as an accessory use. More information is required about the commercial operation to classify it properly. If the commercial use is deemed to be a principal use, then the only way it would be allowed in the Urban Estate (UE) zone would be through approval of an "addition of a permitted use" process outlined in Sec. 1.3.4 of the Land Use Code (LUC). Response: There is no Commercial Use proposed, the proposed uses are as follows: The Principal Use - Place of Worship, Accessory Uses - Temple Presidents Parsonage; Maintenance Building. We are anticipating the entire project to process as a Permitted Uses subject to Planning and Zoning Board Approval. 2. The minimum required lot size for lot 2 for the residence is 1/2 acre. The plan submitted shows compliance. Response: Lot 1-Block 2 is 18249 square feet and is smaller than ½ acre in size. The reason for this deviation is that this lot in the future will be made part of a larger Residential Cluster Development being proposed for the remaining residual property which is currently in the County but will be annexed in the future to the City. This Cluster Development will have smaller lots but contain more than 50% Open Space. 4. The parking lot and landscaping must be in compliance with Sec. 3.2.1 and 3.2.2 of the LUC. (i.e. dimensions, no more than 15 parking spaces in a row, 10% interior parking lot landscaping, perimeter and building landscaping, bike parking, etc). Response: We will meet or exceed these standards. 6. The 100' height of the steeple requires compliance with the Special Height Review standards in 3.5.1(G). Lighting of the site and building must comply with Sec. 3.2.4. Up-lighting is generally not allowed. Response: A height analysis and light & shadow study has been submitted for the City’s review. The Temple building is proposed to be down lighted while only up lighting the statue atop of the steeple. 8. If any fencing is proposed, the portion of the fence in the front yard area of the property can't be taller than 4'. Response: Fencing around the Temple building is set back from the Public ROW on average more than 40 feet and is proposed to be a 6 foot high ornamental metal fence on all four sides of the Temple building. 9. Submitted plans do not show any bike parking/routes. Could there be more direct access for a pedestrian from the corner of Timberline and Trilby to the front entrance? Response: Bike parking has been provided on the south side if the Temple building and pedestrian access has been modified form the original conceptual site plan. Department: Transportation Planning 1. Concern of the offset of the intersection of Majestic Drive and Trilby Road, in particular not being aligned with Carmichael Street, this creates an offset intersection, I would defer to traffic engineering on the required or ideal spacing, if it is not lined up. Response: A variance request has been submitted to the City and has been preliminarily approved subject to the submittal and full Staff review of the Traffic Impact Analysis and Project Development Plan. 2. We should check with Traffic to see if a right turn lane off of Trilby to Majestic Drive should be included Response: The Traffic Impact analysis indicated that a turn lane is not required. 3. The northern most access to the parking lot off of Majestic drive seems close to Trilby, considering the potential for heavy turning movements during events. Response: The revised site plan shows this access move further south. 4. What is traffic recommending for the intersection of Timberline and Majestic Drive? Specifically the need for left or right turn bays. Response: The TIS recommends both a north and south bound left turn lane onto Majestic Drive but there is no need for a north bound right turn lane at Majestic Drive. A north bound turn lane is being proposed at Trilby Road. This turn lane is not required as a result of the Temple development and its traffic impacts but is required as an ultimate improvement to Timberline Road in the future. As such the Temple is proposing to develop the ultimate roadway condition so no further road improvements will be needed adjacent to the Temple in the future. 5. Does Majestic Drive include bike lanes? If not why not? Response: Majestic Drive has been upgraded to a Local Connector Road and is 36 feet wide. As such bicyclists shall share the road with motor vehicles in the travel lanes. Department: Stormwater Engineering 2. Onsite detention is required with a 2 year historic release rate for water quantity. Parking lot detention for water quantity is allowed as long as it is not deeper than one foot. A higher outfall rate may be acceptable if the outfall system can convey the higher flows to Fossil Creed Reservoir. The plan submitted doesn't indicate where detention areas might be located or how the drainage is planned to leave the site. Response: The majority of the onsite storm drainage is being conveyed to an existing off-site detention pond located in the Westchase Subdivision which was previously oversized for the development of the subject property. A water quality bioswale is proposed prior to discharging into this detention pond. In addition a small detention and water quality pond is proposed on Outlot B-Block 2 to attenuate the remaining storm water draining to the south west corner of the subject property. A detailed Storm Drainage Study has been submitted for the City’s review. 5. The owners of the irrigation ditch will need to sign off on the construction plans. The irrigation ditch doesn’t appear to have a defined out fall to the lake so I’m not sure where the water goes to. Response: The above ground irrigation ditch has been abandoned and replaced with a underground irrigation pipeline which now runs to the far northeast corner of the residual future residential property then south to an irrigation control box. From this location the down stream users divert water into other existing off-site ditches and piping which is owned and maintained by the down stream users. Department: Fire Authority 1. WATER SUPPLY - A fire hydrant is required to be located within 300 feet of the building facing the fire lane and the street. Thereafter, they are to be on 600 foot centers; and the fire flow to be achieved is 1500 gallons per minute with 20 psi residual pressure. Response: Fire hydrants have been located consistent with PFA requirements and the necessary fire flow and hydrant pressures shall be provided. 2. EMERGENCY ACCESS - A fire lane is required to be located on the property. It is to be dedicated as an Emergency Access Easement on the plat. It shall be flat and level and built as an all-weather road. Response: A continuous 30 foot wide Emergency Vehicle Access (EVA) Easement and Drive lane has been designed through the parking lot additionally a 20 foot wide EVA easement and access drive has been provided on the north side of the Temple. Each of these easements have been included in the plat as required. 3. FIRE SPRINKLERS - The temple is required to be fire sprinklered. Response: The Temple Building will have a fire suppression system. Department: Environmental Planning 1. This site is not within 500' of a documented Natural Habitat or Feature and thus, an Ecological Characterization Study will not be required. However, two pairs of red-tailed hawks have been known to nest in the trees surrounding the property site. Should this project move forward and gain approval, pre-construction surveys to determine if a temporary Limits-of-Development would need to be applied, as per Section 3.4.1(N)(5) of the Land Use Code. Response: A Ecological Characterization Study has been conducted and submitted to the City for review a minimum of 10 day prior to the Project Development Plan submittal. 2. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4) protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. As several of the trees within this site, along the irrigation ditch, may have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (221-6361) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. Response: An Existing Tree Analysis and Mitigation Matrix has been conducted and submitted to the City for review. This plan was done in collaboration with the City Forester. 4. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3), requires that you use native plants and grasses in your landscaping or re-landscaping and reduce bluegrass lawns as much as possible. Reveille Bluegrass is one option for having bluegrass lawns and using less water. In addition, staff has seen presentations from LDS Staff indicating the high level of landscape architecture that the Church has designed and installed in the past - this similar, high level of low-water and native landscaping that blends with the natural environment of Fort Collins will be expected of this project as well. Response: A water wise landscape plan has been developed for the Temple ground and includes low and moderate water use native and regionally adapted plant materials. All turf area shall be a proven variety, low water use, drought tolerant bluegrass sod. Currently Texas Blue Grass hybrid sod is proposed to be used. It has an aesthetic green appearance while reducing water need and consumption and is currently being grown by a local Northern Colorado Sod Farm. Department: Engineering Development Review 4. Please contact the City’s Traffic Engineer, Joe Olson (224-6062), and the Transportation Planning Department (416-2040) to schedule a scoping meeting and determine if a traffic study is needed for this project. Response: A Transportation Impact Study has been preformed for the proposed development and has been coordinated with the City’s Transportation Planning Department. 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. Be aware that a right turn lane eventually will be constructed on Timberline for the Northbound to Eastbound movement. Further discussion will be had by City staff to determine if the needed ROW will be required with this project. Response: All necessary Right-of Way (ROW) dedications have been made as part of the platting of the property. No additional off-site ROW is anticipated to be needed to accomplish the roadway improvement proposed. 10. Sight distance easement may be required along Majestic Drive. Once more detailed plans have been submitted the exact extent of those easement will be determined. Response: Site Distance Triangles have been calculated and the necessary easement have been included in the platting of the property. Department: Current Planning 2. Walkways that link street sidewalks with building entries through sidewalks are required. Internal walkways should be located and aligned to directly connect areas of pedestrian origin and destination. Please see LUC 3.2.2(C)(5) for additional details. Response: Along with the redesign of the overall site plan a great deal of attention has been given to providing direct pedestrian connection to and from points of origin and destination of the Temple Building and Site. 3. A lighting plan will be required. Please see standards in LUC Section 3.2.4. Lighting shall be fully shielded and down directional and attached with nonadjustable brackets. Please note that there can be no more than one tenth (0.1) foot candle as measured 20 feet off the property line. Response: A site and building Lighting and Photometrics Plan has been preformed for the proposed development and has been submitted to the City for review. 4. Bicycle parking is required and should total 5% if the total automobile parking spaces. As proposed, there are 274 parking spaces, thus 14 bike parking spaces (minimum) are required. The bike racks should be called out on the site plan and be placed near building entrances. LUC 3.2.2(C)(4). Response: Required bike parking has been provided at 1 space per 3000 square feet of total building area (35,402 Sq. Ft.). 12 Bike parking spaces are provided based on this calculation. 11. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. Response: A Modification of standard is requested for the Build-to-Line only, Section 3.5.3(B)(2)(b). It is believed that all other applicable standard are being met by this submittal. 14. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Response: A meeting has been scheduled for November 7, 2012 at 3:00 PM for the submittal of the Fort Collins LDS Temple, Project Development Plan. END OF COMMENTS. Neighborhood Meeting Comment Summary (Meeting was held October 15, 2012): The following are many of the Key Questions asked by the affected property owners during the Neighborhood Meeting followed by the response provided by Ken Merritt with Landmark ltd. The response to the questions represents the actual public record of the meeting as it was documented by the City’s Planning Staff Q: The encircling streets, approximately where does it come to Timberline? Is the street property of the church; where do the other houses enter Timberline? A: Mirror-imaged Majestic Drive. A 40’ wide median (mirroring to the east) and the egress from Majestic will line up with the westbound lane. Eastbound lines up with existing Majestic. Classified as a local collector road. Curb & gutter, tree lawn, pedestrian walk. Exceed City minimums. 10’ tree lawn on both sides. 5’ pedestrian walk. Public roadway with public utilities. A: No further connections to the east. No access from Rock Castle. Will come off local connector street. Q: Is Trilby a connector street east of Timberline Road? A: Trilby is classified as a major collector, as it extends through Westchase neighborhood. Q: Why are there houses with driveways off the street if it is a collector? Designed to give access to Timberline. Exit development at Trilby, not to go up Fossil Creek or Westchase Road. A: Road on City’s transportation master plan, identified as a collector road. Two levels of collector road (major or minor). Major collector allows for parking, minor does not. Project will not be touching the road, but intersecting it and building curb and gutter. What the road is intended to do not a concern of this project. Will be adding traffic to it. Has adequate capacity for this development and Kechter development. Q: Can the steeple be seen from I-25? A: The steeple is not designed or intended to be seen from I-25; however we don’t know if it will be able to be seen from I-25. The steeple is not designed to be a landmark of Fort Collins. We are working with the City per lighting standards. The intent is for the Temple to be lit but details not yet worked out. Church grounds lit for security reasons to a lower level. Q: Traffic is a big concern in Westchase and this Temple will add traffic to the area. Neighborhood not designed for Westchase/Fossil Creek as collectors. We need traffic issues taken care of now! What will be done with Timberline? A: The LDS Temple project will improve efficiencies of Timberline Road as they exist today. The intersection of Timberline/Trilby is on edge of town and has deficiencies that exist today. The Temple will be making road improvements over the baseline of what is required by the City. These include road widening, newly built northbound left turn lane on Trilby, southbound turn lane onto Majestic. No longer will you have to suffer making a turn in the thru lane. Will have a center turn lane, bike lanes on the east side, curb & gutter, pedestrian walk and tree lawn. Currently no southbound turn lane onto Timberline, project does not contribute to that turning movement but will build southbound right hand turn lane allowing a designated lane. This will be a great improvement of the operational efficiency of intersection and will make it safer. Required to provide northbound left hand turn lane at intersection of Majestic. Will not be turning from thru lane. Future requirement for right hand turn lane from Trilby onto Timberline. Thru lane not interrupted with turning movements. Intersection to be re-signalized. Will improve west side of Timberline which is not responsible to do, bike lane, newly widened thru lanes. Pedestrian walkway not being built as part of this project. 400’ south of Majestic Drive, Rock Castle Lane. Need to provide left hand turn lane; extending work south of boundary for southbound/northbound left hand turn lane for turning into Rock Castle. Larimer Country Street Standards Variances: Offset intersection for local connector road. Separated right hand turns variance granted Variance in distance of back to back left hand turn lanes (back to back left turn lanes). At design speed of 55mph, could not meet entire stacking and deceleration and has been shortened. Variance approved. Additional variance accepted on back to back left turn lanes further south. At 45mph, meet or exceed requirements of standards. Basing design moving forward on approved variances. The city would not approve variances putting public safety at risk. The LDS Temple project will be doing a great deal to improve conditions and will be doubling the amount of work on Timberline Road over and beyond required by the project. Trilby four lane arterial, Timberline north. Two lane arterial South of Trilby, Timberline will never grow larger than a two lane section. Transition will probably happen north of Trilby intersection Q: Does the City have a budget for the project? A: The road improvements are paid for by the developer. Q: I live in the Westchase neighborhood, and I see lots of landscape improvements, green areas, walkways. How much has been put into that? A: A significant amount of landscaping with the Temple project, which exceeds City’s landscape requirements. The existing trees on site will be relocated. The building only represents 10% of the entire site area. 50% of the site we consider “open space”. Q: I live in Linden Park. With over 200 homes and only 1 exit onto Timberline Road, it is nearly impossible to turn left on to Timberline Road. With additional traffic from the LDS Temple and almost 300 parking spaces – is the City planning to do anything with a light? A: There are no plans for a traffic light. When traffic levels get to a threshold, the City then looks at putting in a signal. Zephyr/Trilby may get a signal in the future. Traffic can be worsened with improperly spaced (too many) signals. Q: Please clarify the distance of the Temple from nearby homes. A: The nearest homes are over 300’ away - which is comparable to the distance of a football field. This new location is intentional – we moved temple footprint based on feedback. Q: Live in neighborhood south, use Rock Castle to access Timberline. Will there be a left turn lane from Timberline to Rock Castle? People barrel down and it is difficult and dangerous to make the turn. A: Intended to add turn lane from Timberline to Rock Castle. Saw an opportunity to improve the safety conditions. Q: What is the long term plan for Timberline Road at Rock Castle? There is a fair amount of traffic on road, with an expectation to get worse. What is the timeline for the road change? A: Three lanes, one lane each direction and changeable turn lane. The timeline is not formalized yet. We have done a lot of upfront work, which may shorten timeline. Also a southbound right hand turn lane into Majestic. The road improvements come first before the Temple is built. A: The Temple does not function similar to LDS church to the north. The temple is not open on Sunday or Monday. Users come in throughout the entire day Tuesday - Saturday. The peak period for Temple is not the peak period on local roadways. Additionally, there is no Sunday peak period. In terms of traffic, the Temple functions more like an office building, with people coming/going throughout the day. Q: Will the improved intersection of Majestic and Timberline Road signalized? A: No, it is not going to be a signal-controlled intersection. There will be a stop sign. Q: Will the two entrances to the parking lot gated? A: There will be no gates at the entries to the parking lot. A 6’ ornamental fence around perimeter of the temple with occasional columns and pedestrian gates will occur. The pedestrian gates will be locked when the temple is closed and open when the temple is open. Q: Is the footprint of the Temple higher (elevation) than the current ground or is it similar in grade to the current church elevation? A: Actually, the site is in a hole, which drops off from intersection. The site has to be high enough to drain water to northeast corner of site. The current elevation of the building is 23.5 – about 5’ higher than the ground today. If you looked at the top of the ditch today, that is about the height of the Temple. About several feet below the roadways to drain water and not create looming effect. Q: In terms of the elevation, will it be lower (in terms of grade) than the church across the street? A: Yes, several feet lower. Q: Is Majestic Drive gated in this proposal? A: No, Majestic will be a public right-of-way with no gates. C: I think the spire is too high. Is there a comparison to another building or spire that is 10 stories high? A: The steeple is over 200’ from the public right-of-way (road). A shade and shadow analysis will be completed, and it will illustrate that there is no shadow impact on neighboring properties. A 100’ steeple is similar to a 9- story building not including mechanical. One point of reference would be Tuscana or 8-10 stories of First National Bank building. The “footprint” of the steeple is of a 25’x25’ square (500 sq. ft.). The steeple footprint is 2% of the total square footage of building. The steeple is on the east side of the Temple where it has no impact on Westchase neighborhood. C: If there are changes that can still be made, I think the steeple is too high for the neighborhood with the lighting; it messes with our view of the mountains. C: In terms of the previous work happening on site; it is not part of this proposal, but does benefit the site. The work in question is regarding abandoning a ditch as an obligation to convey water to downstream users. The applicant put forward a large expenditure of resources in order to meet the obligation of the delivery of irrigation water. Q: I am new Westchase neighborhood and I have seen growth happen along Timberline Road. The LDS Temple really is not that bad. It could be much worse like having a multi-family development on this corner. This proposal is a beautiful ,well-landscaped asset to the community. C: I have concerns about height of steeple and light pollution that may happen. Lighting, can it be on 24/7? Will I be able to sit outside and see the stars? A: Do not know what is proposed in terms of lighting or what their operational plans are. Code talks about dimming and lighting (Section 3.2.4) ordinances. Site lighting will meet City’s requirements regarding lighting spill- over on adjacent properties and brightness. In Section 3.5.1(J) of the Land Use Code are provisions that allow the City to place conditions, such as light intensity and hours of full illumination, on approval on projects to ensure that new development is compatible with existing neighborhoods. Q: Please provide clarification on the height to top of the total structure? A: The primary building mass ranges from 28’ – 37’ to ridgeline of the roof. The Urban Estate Zone District allows for 3 stories of height. Steeples and spires are specifically exempted from the height limitations of the Land Use Code. That being said, to the base of angel Moroni is10’4” and then an additional 8’ for the figure. From the base to the top of Angel Moroni is 112 feet. Q: What does the west side of the Temple look like? What will be the view from Timberline Road? A: West side elevation is not available at this time. The west elevation has similar corner pieces that step in, same ridgeline exists on the east side of the building. The west side features a similar parapet and exposure. The west elevation will highlight stained glass windows with plaza and recognition of public face. Q: I notice a 10’ tree line and iron gates. I am concerned that when a person walks down Timberline or Trilby Road, we will look at a fortress. A: The fencing is not at the back of the pedestrian walk, it is set off about 75’ from the public right-of-way. We are proposing an open, wrought-iron ornamental fence. Trees will be planted per City standard as part of an attractive streetscape. As a pedestrian, you will be walking on the inside of the parkway strip with the street trees. The fence will be highly landscaped with beautiful ornamental shrubs and grasses. The intention of the landscape is to accentuate the architecture, not hide it. The landscaping will embellish the views and consideration given to layout of street and perimeter landscaping. Q: Is there a plan to put in more mature trees? A: Many existing trees on site that will be removed will be because they are too big or diseased. We are planning on mitigating the removal of trees, and will plant more than are necessary by City standards. The trees in the tree lawn will be upsized from 2’’ to 3’’ caliper size; the largest tree you could benefit from. Tree removal is not 1 to 1, 1.5 to 3 trees for each tree that is lost; a significant amount of increased plant material will be provided to make up for the removal of existing trees. Q: How often will the Temple’s 288 parking spaces be full? A: It is difficult to predict as church members are able to go throughout the day at their choice. The LDS Church is predicting populations here could go mid morning or afternoon; however it is hard to predict. We plan for peak amount of people that could visit the temple, but this rarely occurs. The projection is that once a week (Friday) the peak may be hit. The peak won’t be 300 cars entering or exit the site at the same time on Friday. The temple is closed on Sunday and Monday. Q: Will there be another input meeting with the detailed lighting plan? A: Submittal will include full lighting plan and photometric plan that will estimate foot candles of proposed site/building lighting. Once submitted, the lighting plan is public information. There may not be another public neighborhood meeting, but city staff as will be happy to provide the information. Watch for yellow sign (plan has been submitted), contact city staff and the applicant to follow-up and ask questions. Courtney Levingston, the assigned City Planner for this project, has cards available for neighbors. There are also cards for applicant proving contact information. Please call at any time. Q: If the plan goes through smoothly, do you have a target date in mind for completion? A: The LDS church’s target date to begin construction is next June. We are envisioning an 18 month build out with completion slated for 2014. Q: Short of improvements to the public roads, how will the proposed LDS Temple benefit the community as a whole? A: As a resident of Fort Collins, the City is rich in religious fabric with an incredibly diverse population of churches throughout the community; the LDS Temple makes us a richer community. The LDS church is another thread in the fabric of Fort Collins in terms of religious culture and foundation. Q: How will construction traffic be routed during the 18 month build out? A: There will be no access directly onto construction site from Timberline Road. Envisioned from Trilby Road. We plan to redirect of traffic as improvements are made. Vehicle tracking pads, erosion control to be utilized so not dumping debris on the road. The final lift of asphalt goes on last. Majestic Drive will be the “staging” road. END OF MEETING!