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HomeMy WebLinkAboutVOICE OF TRUTH TABERNACLE - PDP200011 - SUBMITTAL DOCUMENTS - ROUND 3 - MODIFICATION REQUESTVoice of Truth Tabernacle Lot 1, Voice of Truth Tabernacle Subdivision, Ft. Collins, Colorado Modification Request _ Build-to line _ LUC Sec. 3.5.3(C) - build-to line along N. Timberline is 10' - 25'. A MODIFICATION OF STANDARD IS REQUESTED TO SET THE WEST BUILDING FACE BACK FROM THE BUILD-TO LINE FROM (TIMBERLINE FRONTAGE). SUPPORTING DESIGN ELEMENTS; THE SITE HAS AN UNUSUALLY LIMITING SIZE, SHAPE AND DIMENSIONS THAT AFFECT THE SITE LAYOUT & USE. SHIFTING THE CHURCH EAST ALLOWS FOR AN ENHANCED WEST COURTYARD OPEN SPACE DESIGN AMENITY FOR THE CHURCH AND VISITING PUBLIC WHILE ALLOWING FOR POSSIBLE CONGREGATION GROWTH & CHURCH EXPANSION. AN ENHANCED PEDESTRIAN PLAZA WAY PROVIDES A STRONG CONNECTION FROM THE OPEN SPACE TO THE CHURCH. THIS SITE HAS AN EXISTING BUILDING ON THE FAR EAST END THAT IS INTEGRAL TO THE BUILDING SHIFTING EAST AND BEING INTEGRAL TO THE CONGREGATION AS AN ACCESSORY USE. THIS REQUIRES THE MAIN CHURCH ENTRY TO BE IN CLOSE PROXIMITY. THE WEST ASSEMBLY OPEN SPACE WOULD NOT HAVE ANY NEGATIVE IMPACT TO THE PUBLIC BUT WOULD DIRECTLY BENEFIT THE CONGREGATION/ USERS THEMSLEVES. THE PROPOSED SITE PLAN WILL PROMOTE THE GENERAL PURPOSE FOR BUILDINGS FACING TO THE PUBLIC STREET FRONTAGE. PROJECT NARRATIVE THE PROPOSED LAND DEVELOPMENT INCLUDES COMMUNITY RELIGIOUS & INSTITUTIONAL USES. THE SITE IS UNUSUALLY LONG AND NARROW WHICH PROMOTES A WEST TO EAST ORIENTATION OF THE SITE INCLUDING BOTH THE BUILDING AND PARKING. THE WEST OPEN SPACE AREA AND PARKING EXTENDS FROM THE WEST TIMBERLINE ROAD ACCESS TO AN EAST SIDE MAIN CHURCH ENTRANCE & EXISTING BUILDING AND EFFECTIVELY CREATES THE INFORMAL ENTRY TO THE CHURCH. THE WEST OPEN SPACE IS DESIGNED WITH SHELTER AND EVENTS FACILITIES, ENHANCED LANDSCAPING, FOOTPATH CONNECTIVITY, MAKING THIS AN ALL-SEASON USE AREA FOR THE CONGREGATION SUCH AS ASSEMBLIES, CHILDREN'S EVENTS, SEASONAL HOLIDAY ACTIVITIES, OTHER. THE PROPOSED WEST COURTYARD OPEN SPACE WITH STREET FRONTAGE WILL SERVE AS AN ENHANCED, VIBRANT PUBLIC ACTIVITY SPACE, ENCOURAGING VISITING PEDESTRIAN, BICYCLIST USE AND A HIGH-QUALITY URBAN EXPERIENCE WHILE ALLOWING FOR FUTURE BUILDING EXPANSION WITH ANTICIPATED CONGREGATION GROWTH. BECAUSE OF THE REMOTE LOCATION OF THE EXISTING BUILDING, THE NEW CHURCH BUILDING NEEDS TO BE CONSTRUCTED IN CLOSE PROXIMITY TO THE EAST END OF THE SITE, SO IT CAN BE FUNCTIONAL AND PRACTICAL TO INTERFACE. THE DEVELOPMEMT REQUIRES THAT ALL THE PARKING & STORMWATER DETENTION POND TO BE CONSTRUCTED IN A SINGLE BUILD-OUT. PARKING IS AT THE SIDE & REAR OF THE DEVELOPMENT WHICH INCLUDES BOTH MASONRY AND LANDSCAPE SCREENING. THE FRONT WEST BUILDING ELEVATION ARCHITECTURE INCOPORATES MATERIAL CHANGES, FORMS & SCALE WITH A SPECIFIC ENHANCED DESIGN ELEMENT FOCUSING ON THE TIMBERLINE FRONTAGE & PUBLIC VIEWS. THIS ENHANCED PUBLIC SPACE WOULD BE A BETTER-THAN OR EQUAL-TO URBAN DESIGN SOLUTION. Voice of Truth Tabernacle LUC 2.8.2. (H) Applicable Modification Standards (1) 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; or THE PROPOSED DESIGN PROVIDES FOR AN ALTERNATE DESIGN SOLUTION REPLACING PUBLIC ACTIVE SPACE IN LIEU OF BUILDING FACE TO STREET ROW, BUILD-TO LINE AND ALLOW FOR FUTURE CHURCH EXPANSON. THIS PROJECT WOULD PROVIDE AN ENHANCED COURTYARD SPACE DESIGN AND OTHER SITE UPGRADES, PROVIDING FOR A BETTER-THAN OR EQUAL-TO DESIGN SOLUTION. AS THE CONGREGATION GROWS, THEN TOO A SUBSEQUENT BUILDING EXPANSION AREA COULD OCCUR AND WHEN COMPLETED, WOULD REDUCE THE BUILD-TO DIMENSION. THE PROPOSED DESIGN WOULD ONLY HAVE POSITIVE IMPACTS ON FUTURE DEVELOPMENT. THE OPEN SPACE ENHANCEMENTS WILL MAKE FOR A RICHER MORE ACTIVE PUBLIC LANDSCAPE ALTERNATIVE TO THE MIN./MAXIMUM BUILD-TO LINE CRITERIA AND WILL NOT HAVE ANY NEGATIVE IMPACTS FUTURE DEVELOPMENT OR OTHER PROPOSED PROJECTS. THIS PROJECT WILL HELP TO FURTHER ESTABLISH HIGHER DESIGN CRITERIA STANDARDS FOR FUTURE TIMBERLINE DEVELOPMENT. (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or THE SITE IS A RELATIVELY SMALL IN-FILL SITE AND AS SUCH, WOULD BE BENEFICIAL TO THE COMMUNITY WHEN DEVELOPED, UTILIZING PUBLIC SERVICES, UTILITIES, CONSOLIDATING POLICE/ FIRE RESOURCES & ROAD DEVELOPMENT, AMONG OTHERS. ADDITIONALLY, TIMBERLINE ROAD ARTERIAL DEVELOPMENT IS CRITICAL TO PENDING NORTH FORT COLLINS DEVELOPMENT, CREATING A STRONG ROAD NETWORK CONNECTION FOR FUTURE URBAN AREA DEVELOPMENT. THE PROPOSED ALTERNATE OPEN SPACE DESIGN WOULD BE AN ASSET TO THE COMMUNITY AND COMPLIES WITH THE INTENT OF THE CODE. (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the Voice of Truth Tabernacle applicant; or THE PROPERTY IS UNIQUE IN REGARD TO ITS PHYSICAL LONG & NARROW, WEST TO EAST ORIENTATION. AS SUCH, BOTH THE BUILDING AND THE SUPPORTING PARKING AREAS NEED TO BE IN THAT MATCHING CONFIGURATION. THIS SITE HAS AN EXISTING BUILDING ON THE FAR EAST END OF THE SITE, AS SUCH THE INITIAL CHURCH LOCATION WANTS TO BE SIMILARLY LOCATED FOR PRACTICAL ACCESSORY USABLE, INTERFACE. THIS MAKES THE WEST BUILD-TO LINE, IMPRACTICAL. THE PROPOSED ENHANCEMENT OF THE WEST OPEN SPACE WILL PROVIDE FOR A BETTER URBAN DESIGN AND THUS COMPLYING WITH THE INTENT OF THE CODE. (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. THE REQUESTED MODIFICATION IS NOMINAL AND INCONSEQUENTIAL WHEN CONSIDERED IN THE ENTIRETY OF THE OVERALL SITE PLAN DESIGN. ADDITIONAL SITE AMENITIES INCLUDE ENHANCED PUBLIC, ACTIVE OPEN SPACE, LANDSCAPING, PEDESTRIAN PLAZA UPGRADES, SEAT WALLS, PARKING LOT SCREENING AMONG OTHERS, GENERALLY IMPROVING THE OVERALL SITE URBAN DESIGN. THE OPEN SPACE CONNECTS THE ENTIRE SITE TO A PEDESTRIAN PLAZA AREA, PARKING ACCESS AND CHURCH ENTRY, INTEGRATING THE DEVELOPMENT INTO A CREATIVE URBAN DESIGN SOLUTION. THE PROPOSED SITE PLAN DESIGN COMPLIES, EXCEEDS THE MINIMUM DESIGN INTENT OF THE LUC STANDARDS. Architecture West LLC APRIL, 2022