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HomeMy WebLinkAboutVOICE OF TRUTH TABERNACLE - PDP200011 - SUBMITTAL DOCUMENTS - ROUND 3 - MODIFICATION REQUEST (2)Voice of Truth Tabernacle Lot 1, Voice of Truth Tabernacle Subdivision, Ft. Collins, Colorado Modification Request _ Entry facing public frontage _ LUC Sec. 4.5 (E)(2)(f) - Orientation. Building entrances shall face and open directly onto the adjoining local street with parking and any service functions located on side or rear yards and incorporated into the development according to the provisions of this Code. A MODIFICATION OF STANDARD IS REQUESTED TO LOCATE PRIMARY ENTRANCES ON THE SOUTH AND EAST BUILDING SIDES, (THE WEST SIDE BEING THE TIMBERLINE FRONTAGE). SUPPORTING DESIGN ELEMENTS; THE SITE HAS UNUSUALLY LIMITING SIZE, SHAPE AND DIMENSIONS THAT AFFECT THE SITE LAYOUT & USE. THE SOUTH & EAST & ENTRANCE LOCATIONS HAVE A DIRECT AND ENHANCED DESIGN PEDESTRIAN CONNECTION TO NORTH TIMBERLINE ROAD. THE EAST ENTRY TO THE CHURCH FACILITATES PRACTICAL ACCESSIBILITY TO THE BUILDING & HANDICAP PARKING AS WELL AS FUNCTIONALLY RELATE TO AN EXISTING EAST BUILDING. THE PROPOSED SITE/ FLOOR PLAN INCORPORATE PRIMARY ENTRIES ON 3 OF THE 4 SIDES OF THE BUILDING WITH THREE OR MORE SOUTH FACING ENTRIES THAT ARE ORIENTED TO DIRECTLY CONNECT TO PARKING AREAS AND ARE ALSO VISIBLE FROM TIMBERLINE ROAD. THE EAST ENTRY WOULD NOT HAVE ANY NEGATIVE IMPACT TO THE PUBLIC BUT WOULD DIRECTLY BENEFIT THE CONGREGATION/ USERS THEMSLEVES. THE ENHANCED CONNECTING WALKWAY FROM TIMBERLINE MEETS THE INTENT OF THE LUC REQUIREMENTS BY CONNECTING A PEDESTRIAN PLAZA TO THE CHURCH’S PRIMARY ENTRANCE(S). THE PROPOSED SITE PLAN WILL PROMOTE THE GENERAL PURPOSE FOR BUILDING ENTRANCES CONNECTING TO THE STREET FRONTAGE. PROJECT NARRATIVE THE SITE IS DESIGNED FOR A PROPOSED COMMUNITY CHURCH AND RELATED RELIGIOUS, INSTITUTIONAL USES. THE SITE IS UNUSUALLY NARROW & DEEP WHICH PROMOTES A WEST-TO-EAST LAYOUT OF THE SITE, INCLUDING BOTH THE BUILDING AND PARKING. THE WEST OPEN SPACE AREA AND PARKING EXTENDS FROM THE WEST TIMBERLINE ROAD ACCESS TO A SIUTH AND EAST SIDE CHURCH ENTRANCES. THIS SITE HAS AN EXISTING BUILDING ON THE FAR EAST END THAT WILL BE FOR ACCESSORY USES BY THE CONGREGATION AND THUS REQUIRES THE MAIN CHURCH ENTRY TO BE IN CLOSE PROXIMITY. FUNDAMENTAL TO THE RELIGIOUS NATURE OF THE USE, THERE ARE ALSO SEVERAL OTHER BIBLICAL REASONS THAT THE CHURCH ENTRY NEEDS TO BE LOCATED FACING EAST, AS WELL. THE SITE PLAN DENOTES A PRIMARY PEDESTRIAN PLAZA CONNECTION FROM THE TIMBERLINE FRONTAGE TO THE CHURCHS’ MULTIPLE ENTRANCES. THE ENHANCED WEST OPEN COURTYARD DESIGN (AND PROPOSED 2ND PHASE EXPANSION) EFFECTIVELY REPRESENTS THE ENTRY TO THE CHURCH SITE. REINFORCING THAT, THE WEST BUILDING ARCHITECTURAL DESIGN, WHICH IS ALSO FACING TIMBERLINE, ACCENTUATES THE FOCAL-POINT OF THE ALTAR/ TABERNACLE AREA, WITHIN. A RECENT PROJECT, TIMBERLINE-INTERNATIONAL, SET A SIMILAR DESIGN ALTERNATIVE PRECEDENCE (MODIFCATION REQUEST) HAVING BUIDING ENTRANCES OPENING DIRECTLY ONTO ENHANCED PEDESTRIAN PUBLIC PLAZA SPACES, IN LIEU OF FACING THE STREET FRONTAGE, ENCOURAGING BOTH PEDESTRIAN/ BICYCLIST INTERACTION AND UNIQUE ‘PLACE-MAKING’ WITH A MOUNTAIN-VIEW YET URBAN EXPERIENCE. 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 COMPLIES WITH THE INTENT OF THE CODE FOR BUILDING CONNECTIVITY TO THE PUBLIC FRONTAGE. A WIDENED AND ENHANCED PEDESTRIAN PLAZA LEADS TO MULTIPLE SOUTH AND EAST MAIN ENTRY. THIS PROJECT DEVELOPMENT INCLUDES AN ENHANCED COURTYARD DESIGN ON THE WEST SIDE FRONTING TIMBERLINE AND POSSIBLE CHURCH EXPANSION AREA. THE ULTIMATE SITE PLAN IN IT’S ENTIRETY, PROMOTES A ‘BETTER THAN OR EQUAL TO’ DESIGN SOLUTION. THE PROPOSED DESIGN WOULD ONLY HAVE POSITIVE IMPACTS ON NEW DEVELOPMENT, ENCOURAGING EXCEPTIONAL, 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 AN ENHANCED PEDESTRIAN PLAZA WILL PROVIDE DIRECT, OBVIOUS CONNECTIVITY TO THE SOUTH AND EAST CHURCH ENTRANCES. THE SHIFTING OF THE PRIMARY ENTRY LOCATION TO THE EAST END ALLOWS FOR AN ALTERNATIVE WEST SIDE COURTYARD AMENITY OTHERWISE NOT AVAILABLE IN THE SITE LAYOUT. THIS OPEN SPACE WILL PROMOTE THE CHURCH USE, ENGAGING TIMBERLINE PUBLIC, VISITORS TO STOP AND INTERACT. THIS PUBLIC ACTIVITY SPACE WITH ENHANCED LANDSCAPING AREAS, SHELTERS AND PATHS PROMOTES A BREAK IN THE ARTERIAL BUILDING BLOCK FRONTAGES, CONSISTENT WITH CURRENT DESIGN REQUIREMENTS. THIS LANDSCAPE, OPEN SPACE ‘OASIS’ WILL RESULT IN COMMUNITY- FOCUSED BENEFITS TO PEDESTRIAN & BICYCLISTS, WHERE OTHERWISE, NOT HAVE BEEN AVAILABLE. THE PROPOSED DESIGN COMPLIES, EXCEEDS THE INTENT OF THE CODE FOR BUILDING ACCESS AND CONNECTIVITY TO THE PUBLIC ROW. 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 Voice of Truth Tabernacle the act or omission of the applicant; or THE PROPERTY IS UNIQUE IN REGARD TO ITS PHYSICAL LONG & NARROW, WEST-EAST ORIENTATION, AS SUCH, BOTH THE BUILDING AND THE SUPPORTING PARKING AREAS NEED TO BE IN A CONSISTENT ORIENTATION. ADDITIONALLY, THE SITE HAS AN EXISTING BUILDING ON THE FAR EAST END OF THE SITE WHICH WILL CAN BE UTILIZED FOR ASSOCIATED ACCESSORY USES, AS WELL AS REQUIRED STORMWATER/ WATER QUALITY STORAGE AREAS. THE CHURCH ENTRY WANTS TO BE ORIENTED TO THAT BUILDING USE SO AS TO BE FUNCTIONAL FOR SAFE & PRACTICAL INTERACTION. THE WEST ENTRY ORIENTATION WOULD POSE A FUNCTIONAL HARDSHIP TO CHURCH OPERATIONS. THE PROPOSED DESIGN COMPLIES WITH THE INTENT OF THE CODE AND REQUIRED CHURCH USE, FLOOR PLAN REQUIREMENTS. (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 EXISITNG SITE CONDITIONS & BENEFITS OF THE OVERALL SITE PLAN DESIGN. THE PROPOSED PLAN PROVIDES FOR ACCESS ON 3 SIDES OF THE BUILDING, REPLACING A WEST ENTRY WITH THE DESIRED CONGREGATION, OPEN COURTYARD (MULTI-FUNCTIONING) AREA FRONTING TIMBERLINE. THIS COURTYARD SPACE EFFECTIVELY BECOMES THE INFORMAL ’FRONT DOOR’ TO THE CHURCH SITE & IT’S SPIRITUAL PURPOSE. IN LIEU OF THE WEST FACING DOOR ENTRY, NUMEROUS SITE AMENITIES ARE PROPOSED SUCH AS ENHANCED PUBLIC ACTIVE OPEN SPACE, LANDSCAPING, PEDESTRIAN PLAZA UPGRADES, SEATING/ SITE FURNISHINGS, PARKING LOT SCREENING AMONG OTHERS, IN GENERAL, IMPROVING THE URBAN DESIGN FABRIC. THE WEST OPEN SPACE IS CONNECTED TO THE PEDESTRIAN PLAZA AREAS, PARKING ACCESS, CHURCH ENTRIES AND ENTIRE SITE, INTEGRATING THE DEVELOPMENT INTO A CREATIVE URBAN DESIGN SOLUTION. THE WEST BUILDING ELEVATION PROVIDES A STRONG COMMUNITY IDENTITY AS TO THE RELIGIOUS ROLE & SIGINFICANCE OF THE CHURCH AND TABERNACLE LOCATION WITHIN. THE PROPOSED SITE PLAN DESIGN ALTERNATIVE WOULD ONLY PROVIDE POSIITIVE IMPACTS TO THE CHURCH PATRONS & GENERAL PUBLIC. Architecture West LLC APRIL, 2022