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HomeMy WebLinkAboutST. ELIZABETH ANN SETON CATHOLIC CHURCH EXPANSION - MAJOR AMENDMENT - MJA170001 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUESTSeptember 11, 2017 Clay Frickey c/o City of Fort Collins Current Planning Department 281 North College Ave. Fort Collins, CO 80524 Re: St. Elizabeth Ann Seton Catholic Church Expansion Please accept this request for a Modification of Standards to Section 4.4 (D)(e) of the Land Use Code. Background The project is located at 5450 South Lemay Avenue. The site contains an existing building containing a worship area, parish offices, parish center and religious education center. The proposed use is for a 15,650 sq. ft. expansion for a new worship addition. The process is a Major Amendment and an amendment to the existing Overall Development Plan approved in 1984. The area surrounding the church contains predominantly single-family residential properties and the Southridge Greens Golf Course. The worship expansion is a part of the master planning efforts anticipated by the church. When construction of the worship addition is complete, the existing worship will be repurposed as the narthex area. There are currently 650 seats, with the addition providing another 150 new seats for a total of 800 seats. Both building architecture and landscape design for the addition will build upon the momentum of the design language which has been used on the existing building. The site and building architecture function integrally. It is the intent to activate architectural spaces and pedestrian experience through thoughtful indoor and outdoor connections. These modifications are requested in accordance with the review procedures set forth in Section 2.8.2(H) of the Land Use Code as follows: Modification to Section 4.4 (D)(e): Code Language: Section 4.4(D)(e) of the R-L Zoning District states the following: “Maximum building height shall be twenty-eight (28) feet for a single-family dwelling, accessory building, group home or child care center and three (3) stories for all other uses.” Requested Modification: To allow the worship addition to exceed the height requirement of three stories. St. Elizabeth Ann Seton Catholic Church Expansion Modification of Standards 9-14-17 Justification The granting of this modification of standards would not be detrimental to the public good, and the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested and by reason of exceptional physical conditions or other extraordinary and exceptional situations, the strict application of the standard would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property. The applicant offers the following in support of its request for modification: • The purpose of the standard for which the modification is sought is to protect existing single family residential development from potentially intrusive taller buildings. The proposed plan in which the cupola tower is taller than three stories promotes such purpose equally well or better for the following reasons: o The building addition is placed on the lower portion of the site as opposed to the higher portion of the site that was proposed in the original ODP. o The proposed addition will not substantially alter desirable views from public places, streets and parks. While a small portion of the cupola is visible the actual projecting area is small relative to the entire building and will not block existing views of the mountains. o The project will not have an adverse impact on adjacent property. A shadow analysis is included and the shadow cast by the proposed addition is entirely on and within the church property. o The addition is designed to be compatible with the scale of the existing neighborhood and will be architecturally attractive, with quality materials that will match the existing building. There will be foundation planting with upright evergreens and deciduous trees to soften the base where the building meets the ground plane. o The main ridge of the entire expansion is lower than the ridge of the existing worship building. The only portion that exceeds the allowable height is the Cupola Tower which is located close to the center of the site away from adjacent setbacks and property lines to minimize the impacts to neighbors’ views Finally, the proposed alternative plan is not a detriment to the public good, as it results in the development of a vacant property within an established areas in accordance with the overall City goals outlined in City Plan. Most importantly, it is practically infeasible to meet the standards and the alternative plan accomplishes the purpose and objective of the standard equally well or better.