HomeMy WebLinkAboutVILLAGES AT HARMONY WEST PUD CHURCH OF JESUS CHRIST OF LATTER DAY SAINTS AMENDED FINAL - 3 90C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 5
MEETING DATE 6/24/96
iii
STAFF Mitch Haas
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Villages at Harmony West PUD, Church of Jesus Christ
of Latter Day Saints, Amended Final - #3-90C
APPLICANT: Glaser Associates
215 Jefferson Street
Fort Collins, CO 80524
OWNER: Corporation of Presiding Bishop of the Church
of Jesus Christ of Latter Day Saints (Utah Corp, Sole)
50 E North Temple Street
Salt Lake City, UT 84150
PROJECT DESCRIPTION:
This is a request for Final PUD approval to amend the Villages at Harmony West Final
PUD plan to allow the existing Church of Jesus Christ of Latter Day Saints to extend its
parking facilities by adding a total of fifty (50) more spaces. The additional parking would
be accommodated on the adjacent, one acre parcel to the west, known as Lot 2 (Tract D1
on the Amended ODP). The site is located on the northeast corner of Harmony Road and
Regency Drive. The property is in the rlp, Low Density Planned Residential Zoning District,
with a PUD condition attached.
RECOMMENDATION:
EXECUTIVE SUMMARY:
Approval with a condition
This request for Final PUD approval is in substantial conformance with the approved
Villages at Harmony West Amended Overall Development Plan, and meets all applicable
All Development Criteria of the Land Development Guidance System (LDGS). The
proposal also meets City transportation policies and goals.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
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GULSER
Re: Fort Collins Second and Harmony Parking
Planning Objectives Statement
The planning objectives are to extend the parking facilities to add 50 more spaces. The
addition will have the same appearance as the existing parking areas.
Development Schedule
The complete construction will take place over the summer of 1996.
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Land Development Guidance System for Planned Unit Develdpments
Tne City of Fort Collins, Colorado, Revised 1 h 1 .14 _
Villages at Harmony West PUD, Church of Jesus Christ
of Latter Day Saints, Amended Final - #3-90C
June 24, 1996 P & Z Meeting
Page 2
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows
N: rlp; Tract D2 of Villages at Harmony West Amended ODP (future residential) and
City regional detention pond.
S: RLP; Existing residential (The Ridge Subdivision).
E: rlp; the LDS Church and parking, then vacant (Pineview PUD ODP).
W: rlp; Existing residential (Regency Park PUD and Belair PUD).
This property was annexed into the City of Fort Collins with the Horsetooth-Harmony West
Annexation in 1980 and master planned for business service uses as Tract C of the
Villages at Harmony West Overall Development Plan in 1982. Tract C was amended to
allow church uses and a Final PUD was approved by the Planning and Zoning Board on
April 27, 1992.
This proposal involves Tract D1 of the Amended Overall Development Plan; Tract D1 has
been administratively changed (June 6, 1996) to allow the following list of Business Service
uses: offices, medical clinics, personal service shops, financial institutions, health clubs,
hospitals, membership clubs, mortuaries, retail laundry and dry cleaning outlets, limited
indoor recreation uses, small animal veterinary clinics, printing and newspaper offices, and
church parking lot. All of the listed uses, other than "church parking lot," were already
designated prior to the administrative change. That is, the change simply added "church
parking lot" to the previously established list of permitted uses.
2. Land Use:
This is a request for Final PUD approval to amend the Fort Collins Second and Harmony
PUD at the Villages at Harmony West - Lot 1 - Final PUD, #3-90F (approved 4/27/92) plan
to allow the existing Church of Jesus Christ of Latter Day Saints to extend its parking
facilities by adding a total of fifty (50) more spaces. The additional parking would be
accommodated on the adjacent, one acre parcel to the west, known as Lot 2 (Tract D1 on
the Amended ODP).
The current proposal is to develop a portion of Lot 2 and to complete the "future parking
and access," both as designated on the existing, approved Final PUD plan. Thus, the
proposed amendment would develop the .84 acres of Lot 1 designated as "future parking"
as well as Lot 2, which has an area of 1.00 acre; the total area of the proposed amendment
is 1.84 acres.
Villages at Harmony West PUD, Church of Jesus Christ
of Latter Day Saints, Amended Final - #3-90C
June 24, 1996 P & Z Meeting
Page 3
The proposed use is in conformance with the approved Villages at Harmony West
Amended Overall Development Plan, as "church parking lot" is specifically listed as an
allowed use. Further, churches are an allowed use in residential zones; these are
considered to be compatible land uses. The parking lot is an accessory type use, without
which the church could not meet the needs of its congregation. The proposed amendment
meets all applicable All Development Criteria of the LDGS.
3. Neighborhood Compatibility:
The proposed Amended Final PUD is found to be sensitive to and maintain the character
of the surrounding area while satisfying the All Development Criteria pertaining to
neighborhood compatibility. A "Development Proposal Under Review" sign has been
posted on the subject property for over two months; the Current Planning Department has
received only a few phone calls inquiring about the proposal. Those who have called
expressed satisfaction with the proposed development; that is, no opposition has been
raised.
4. Design:
The proposed addition would tie directly into the existing parking lot on the west side of the
LDS Church. Access to the parking lot is gained via the existing curb cut on Harmony
Road and by a new curb cut on Regency Drive. Both of the access points were approved
as part of the original Final PUD for this site. The developer is paying for the ultimate
Harmony Road improvements, which include street widening and installation of curb, gutter
and a detached sidewalk. The detached sidewalk will continue along the entire Regency
Drive frontage as well. Street trees along both the Harmony Road frontage and the
Regency Drive frontage are proposed in a traditional, formal spacing. Significant perimeter
landscaping is proposed around all areas of the parking lot that would be visible from the
public ways, and five landscape islands would be included in the new parking area.
Overall, the landscaping plan provides for screening of the parking lot from the public ways
while also providing for visual interest from both within and outside of the property.
The beginning of the parking lot is set back approximately sixty-eight (68') feet from the
ultimate flowline of Harmony Road and one -hundred five (105') from the flowline of
Regency Drive. The parking lot lighting will feature down -directional, sharp cut-off fixture
to match the existing lighting in the parking area. Lighting will not spill off the site and,
therefore, will neither cause glare along Harmony Road or Regency Drive, nor impact any
nearby residential areas.
Villages at Harmony West PUD, Church of Jesus Christ
of Latter Day Saints, Amended Final - #3-90C
June 24, 1996 P & Z Meeting
Page 4
5. Neighborhood Compatibility_
No neighborhood meeting was held. The proposal meets all applicable All Development
Criteria of the LDGS, including those related to neighborhood compatibility. A
"Development Proposal Under Review" sign has been posted on the property for
approximately two months. Staff has received only three phone calls regarding the
proposal; each call was simply to inquire as to what is proposed. Once informed of the
details of the proposal, all of the callers expressed support.
6. Transportation:
A traffic impact study was prepared by Leigh, Scott & Cleary, Inc. (December 26, 1991) for
the original LDS Church development. This earlier study assumed two site access drives
along Harmony Road and one on Regency Drive. The proposed addition to the parking
lot envisions completion of the previously approved access plan (only the Harmony Road
driveways have been constructed to date), and the 50-space expansion of the church's
existing parking lot. It should be noted that traffic generation projections in the 1991 traffic
study were based on a 15,976 square foot church (not the number of parking spaces), and
this building size will remain unchanged with the current plan.
The Church of Latter Day Saints has a policy which does not allow schools or day care
uses in their churches, which would have the potential of creating additional traffic impacts
in the future. Therefore, the Transportation Department does not have a concern with the
two existing access points on Harmony Road. Peak hours for the church do not conflict
with the peak vehicular activity on Harmony and Regency.
It is concluded that the proposed improvement plans are consistent with the conclusions
cited in the previous study. No additional traffic is projected to be generated and the
proposed Regency Drive access will actually improve existing traffic operating conditions.
More specifically, the Regency Drive driveway will allow motorists who live to the north of
the site to enter and leave via the proposed access without passing through the key
adjacent intersection of Harmony Road and Regency Drive. (Leigh, Scott & Cleary, Inc.;
April 10, 1996)
The developer will be required to provide funds for additional widening and improvements
for Harmony Road. In addition, the developer will be responsible for improving the frontage
on Regency Drive. Both sets of improvements will include street widening (as necessary),
and installation of curb, gutter, and detached sidewalks.
Villages at Harmony West PUD, Church of Jesus Christ
of Latter Day Saints, Amended Final - #3-90C
June 24, 1996 P & Z Meeting
Page 5
7. Findings of Fact/Conclusion:
► This request for Final PUD Amendment approval is in substantial conformance with
the approved Villages at Harmony West Amended Overall Development Plan;
► The proposal meets all applicable All Development Criteria of the Land
Development Guidance System (LDGS);
► The proposed land use and design are found to be compatible with the surrounding
area; and,
N. The proposal meets City transportation policies and goals.
RECOMMENDATION:
Staff recommends approval of the Villages at Harmony West PUD, Church of Jesus Christ
of Latter Day Saints, Amended Final - #3-90C, subject to the following condition:
The Planning and Zoning Board approves this planned unit development final
plan upon the condition that the development agreement, final utility plans,
and final P.U.D. plans for the planned unit development be negotiated
between the developer and City staff and executed by the developer prior to
the second monthly meeting (August 26, 1996) of the Planning and Zoning
Board following the meeting at which this planned unit development final plan
was conditionally approved; or, if not so executed, that the developer or the
City staff, at said subsequent monthly meeting, apply to the Board for an
extension of time. The Board shall not grant any such extension of time
unless it shall first find that there exists with respect to said planned unit
development final plan certain specific unique and extraordinary
circumstances which require the granting of the extension in order to prevent
exceptional and unique hardship upon the owner or developer of such
property and provided that such extension can be granted without substantial
detriment to the public good.
If the staff and the developer disagree over the provisions to be included in
the development agreement, the developer may present such dispute to the
Board for resolution. The Board may table any such decision, until both the
staff and the developer have had reasonable time to present sufficient
information to the Board to enable it to make its decision. (If the Board elects
to table the decision, it shall also, as necessary, extend the term of this
condition until the date such decision is made.)
Villages at Harmony West PUD, Church of Jesus Christ
of Latter Day Saints, Amended Final - #3-90C
June 24, 1996 P & Z Meeting
Page 6
If this condition is not met within the time established herein (or as extended,
as applicable, then the final approval of this planned unit development shall
become null and void and of no effect. The date of final approval for this
planned unit development shall be deemed to be the date that the condition
is met, for purposes of determining the vesting of rights. For purposes of
calculating the running of time for the filing of an appeal pursuant to Chapter
2, Article II, Division 3, of the City Code, the "final decision" of the Board shall
be deemed to have been made at the time of this conditional approval;
however, in the event that a dispute is presented to the Board for resolution
regarding provisions to be included in the development agreement, the
running of time for the filing of an appeal of such "final decision" shall be
counted from the date of the Board's decision resolving such dispute.
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VICINITY MAP
05/06/96
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