HomeMy WebLinkAboutISLAMIC CENTER OF FORT COLLINS - PDP - PDP110011 - ADMIN HEARING PACKET - RECOMMENDATION/REPORT5. Neighborhood Meetings:
Two neighborhood information meetings were held. The first one provided
general information on a variety of topics and concerns. The second meeting
was a follow-up meeting to specifically address the design proposals for
controlling cut -through traffic on Summer Street. Summaries of these meetings
are attached.
6. Findings of Fact / Conclusion:
A. The P.D.P. conforms to the West Central Neighborhoods Plan.
B. The P.D.P. complies with the applicable land use and development
standards of the H-M-N, High Density Mixed -use Neighborhood
zone.
C. The P.D.P. complies with the applicable General Development
Standards.
D. As a permitted use subject to administrative review, neighborhood
meetings are not required. Two neighborhood meetings were held.
One was a general information meeting and the second one
focused on the treatment of the Summer Street terminus and
design solutions to address cut -through traffic.
RECOMMENDATION:
Staff recommends approval of the Islamic Center of Fort Collins, #110011.
uses. Other large buildings in the neighborhood include an existing
church and apartment building.
J. Section 3.5.1(G) — Building Height Review
The building achieves a height of 52 feet to the top of the dome. Although
the H-M-N allows five stories, buildings over 40 feet are subject to the
height analysis. (The minaret is considered equivalent to a steeple and is,
therefore, exempt from the height analysis.)
The building is not uniformly 52 feet in height. The height analysis reveals
that there is no adverse impact relative to views, light and shadow, privacy
or neighborhood scale.
K. Section 3.5.3(C) — Variation in Massing and Section 3.5.3(D) —
Character and Image
For the standards not addressed in Section 4.10, the building contains
sufficient changes in mass so as to not exceed a height -to -width ratio of
one -to -three. In addition, there is a clear delineation of the base, middle
and top so as to comply with the applicable standards.
L. Section 3.6.4 — Transportation Level of Service Requirements
An intermediate level Transportation Impact Study was prepared for this
project. The peak hour is considered to be noon on Friday. During a
typical Friday noon worship, it is expected that approximately 250 people
will attend.
The Study concludes:
• Acceptable level of service is achieved for pedestrian, bicycle and
transit modes. Transfort routes 2,3, and 19 have stops within 800
feet of the site.
• In the short range future (2015), given 'development of the Islamic
Center and an increase in background traffic, the Shields/Prospect
and the Shields/Lake and the Shields/Summer intersections will
operate acceptably with existing control and geometry..
• The development of the Islamic Center is feasible from a traffic
engineering standpoint.
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and is specifically designed to accommodate a variety of modes to serve
the student worshippers.
F. Section 3.2.2(K)(1) — Required Number of Off -Street Spaces
Places of Worship are required to provide a minimum of one space per
four seats in the main assembly area. Since a Mosque does not feature
seats, and worshippers both stand and kneel, the area devoted per
parishioner has been calculated at 11.25 square feet. The prayer hall and
prayer mezzanine contain 4,285 square feet. A capacity of 381
worshippers is derived by dividing 4,285 by 11.25. With 381 worshippers,
and a requirement of at least one space per four worshippers, a minimum
of 95 spaces are needed. There are 95 spaces provided onsite, four
being handicap -accessible, thus complying with the standard.
G. Section 3.2.4 — Site Lighting
Light fixtures will feature fully shielded light sources. There are no foot-
candles in excess of 0.1 measured 20 feet beyond the property line.
H. Section 3.3.1— Plat Standards
The property will be replatted. The plat will dedicate the proper amount of
public right-of-way and dedicate proper utility, access, drainage and
emergency access easements in compliance with the standard.
Section 3.5.1— Building and Project Compatibility
This standard requires that in areas where the existing architectural
character is not definitively established, or is not consistent with the
purposes of the Land Use Code, the architecture of new development
shall set an enhanced standard of quality for future projects or
redevelopment in the area.
The building respects the architectural traditions associated with a
Mosque by the inclusion of a dome, minaret and large area of assembly
as the primary prayer area. Two stories are required by Islamic practice of
providing a separate mezzanine as an additional prayer area. Exterior
materials have been specifically selected to represent the vernacular of
non-residential buildings found in the region.
The size and height of the building are mitigated by dividing the mass into
smaller proportions based on function. This results in a variety of
recesses projections highlighted by small pitched roofs. The building is
articulated on all four sides. The placement of the building is set back
from Lake Street by 60 feet and significantly separated from the adjoining
a
A. Section 3.2.1 — Landscaping and Tree Protection
Street trees are provided along Lake Street with proper species selection
and intervals meeting the requirements for separation from street lights.
The front yard includes five trees in compliance with full tree stocking.
Foundation plants are provided where visible from Lake Street and not in
conflict with future building phases. Drought -tolerant ground cover will be
planted in the future phase areas.
B. Section 3.2.1(E)(4) — Parking Lot Perimeter Landscaping
Both the east and west parking lots are treated with perimeter
landscaping. Along the west edge, next to the existing houses, a four foot
high solid fence and a continuous row of shrubs are provided. Along the
east edge, fencing is not needed as the adjoining land use is a stormwater
detention pond for the existing church. A mix of trees and shrubs are
provided at intervals to provide a continuous canopy at full maturity.
C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
The ends of the parking rows are defined by landscape islands in
compliance with the standard.
D. Section 3.2.1(F) — Tree Protection and Replacement
There is a grove of existing trees that border the residential property to the
south and several of these trees are impacted by the east parking lot.
Invasive species such as Siberian Elm, Russian Olive and Cotton -bearing
Cottonwood may be removed without mitigation. Other existing trees to
be removed will evaluated by the City Forester, and based on their
individual value, a mitigation schedule will be determined and replacement
trees will be identified on the Final Landscape Plan.
E. Section 3.2.2 — Access, Circulation and Parking
Primary access is gained via Lake Street. Secondary access is gained
from Summer Street, but only on Fridays — the primary day of worship.
Access from Summer Street will be controlled by a traffic control device
such as an operable gate or removal bollards in order to prevent
unwanted cut -through traffic to Lake Street.
There are connecting walkways to all three public streets: Lake Street;
Summer Street and Prospect Road. Bicycle parking is provided near the
main entrance. The site is in close proximity to Colorado State University
Although this standard was primarily aimed at multi -family structures, the
essence of the standard is to require buildings to be interesting with no
blank walls with architectural features that break down the mass, height,
bulk and scale. The building accomplishes this by being broken up into
various modules based on function. There are a variety of projections that
break up the wall planes. The entry feature, dome, minaret, and window
pattern all contribute making this an interesting and unique building thus
complying with the standard.
Section 4.10(E)(1)(0 — Outdoor Activity
This standard requires that buildings shall be designed to form outdoor
spaces such as balconies, terraces, patios, decks or courtyards.
There is a patio area serving the front entry and a large courtyard along
the south elevation thus complying with the standard.
J. Section 4.10(E)(2)(a) — Street Sidewalk
This standard requires that existing sub -standard public sidewalks be
replaced with new sidewalks meeting current requirements.
There will be re -construction of the sidewalk along Lake Street to remove
the existing attached sidewalk and replace it with a new, five foot wide
detached sidewalk thus complying with the standard.
K. Section 4.10(E)(2)(b) — Parking Lots
This standard requires that new parking lots are located toward the side
and rear of the building and not in the front yard.
There is 358 feet of frontage along Lake Street. The front yard area
occupies 210 feet (59%) of this frontage. Parking is divided between two
parking lots, one on the east edge and one on the west edge. This
distributed parking helps diminish the impact of one single parking lot as
viewed from Lake Street. For both lots, the first parking stall is set back
from Lake Street by 50 feet. This parking lot arrangement minimizes the
visual impact of large asphalt surfaces thus complying with the standard.
4. Compliance with Applicable General Development Standards:
The H-M-N zone contains numerous specific standards. Remaining applicable
General Development Standards that have not already been addressed are
described below.
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D. Section 4. 10(E)(1) (a) — Doorways Facing Streets
This standard requires that doorways shall face the street at grade level or
slightly elevated.
Lake Street forms the north boundary. The building is oriented towards
the northwest with the primary doorway visible from Lake Street thus
complying with the standard.
E. Section 4.10(E)(1)(b) — Relationship of Doorways to Streets
This standard requires that the street -facing entry be the principal
entrance with sidewalk access to the street.
The entrance is connected to the public sidewalk on Lake Street by a ten
foot wide concrete walkway thus complying with the standard.
F. Section 4.10(E)(1)(c) — Front Yards
This standard requires that building and site design include structured
elements to mark the transition from the public street to the doorways.
Within the 60 foot front yard, there is a variety of landscaping, patio,
bicycle parking and an entrance featuring a height of one and one-half
story thus complying with the standard.
G. Section 4.10(E)(1)(d) — Roof Form
This standard requires that buildings have either sloped roofs or combined
flat and sloped roofs, provided that the sloped portions form a substantial
part of the building and is related to the street fagade, the integral
structure and building entries.
The building is primarily characterized by the dome which faces Lake
Street. In addition, there are a variety of smaller pitched roofs (dome -like)
on top of projecting elevations at lower heights in various locations. These
pitched roofs act as accent features and are combined with the flat roof
portions in a sufficient manner as to comply with the standard.
H. Section 4.10(E)(1)(e) — Fagade Variations
This standard requires that the building be articulated with projections,
recesses, covered doorways, balconies, covered box or bay windows
and/or other similar features, dividing large facades into human -scale
proportions that reflect single-family dwellings nearby and avoiding
repetitive monotonous, undifferentiated wall planes.
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that the Islamic Center mosque is a land owner with development aspirations.
Finally, the Plan envisions that places of worship will play an important role is
establishing neighborhood identity, diversity and cohesion.
3. Compliance with the H-M-N Zone District:
A. Section 4.10(B)(2)(b)1. - Permitted Use
Places of worship are a permitted land use within the H-M-N zone, subject
to Administrative Review.
B. Section 4.10(D)(2)(a) - Maximum Building Height
The maximum allowable building height is five stories. Section 3.8.17
addresses building height for residential and commercial applications but
fails to specifically address places of worship. Section 1.7.2 directs that
when there is a lack of specificity, the more stringent interpretation applies
which, in this case, would be to categorize the proposed structure as a
residential use. ,Section 3.8.17 clarifies that for a residential application, a
story is equivalent to a height of 12 feet eight inches. At five stories, the
equivalent is 63 feet four inches. The Mosque is 52 feet in height to the
top of the dome as measured from average grade. The minaret
(equivalent to a steeple) achieves a height of 72 feet but is specifically
exempted from the height standard per Section 3.8.17(C)(6). Thus, the
structure complies with the maximum height standard in the H-M-N zone.
C. Section 4.10(D)(2)(b) — Setback
This standard requires that building walls over 35 feet in height shall be
setback an additional one foot beyond the minimum required for each two
feet, or fraction thereof, of wall or building that exceeds 35 feet in height.
Since the H-M-N zone does not specifically address the front minimum
required setback, then the prevailing standard is the build -to line per
Section 3.5.3(13)(2)(b) which establishes that the build -to line for an
institutional building shall be no greater than 15 feet since Lake Street is
smaller than a standard arterial street. As mentioned, the height of the
building wall facing Lake Street is 52 feet to the top of the dome. This
height exceeds 35 feet by 17 feet and therefore requires an additional nine
feet of front setback. Thus the building must be a minimum of 24 feet
back from the front property line. The building is 60 back from the front
property line thus complying with the standard.
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Specific to the Islamic Center, the Plan states:
"H. Issue: Diversity.
Definition:
For purposes of the West Central Neighborhoods Plan, "diversity" is
limited to its cultural, ethnic, racial, social, age, gender and economic
aspects. These terms are overlapping and not intended to be mutually
exclusive.
4. An ongoing plan to construct an Islamic mosque on a vacant Lake
Street parcel near CSU has drawn some criticism from individuals in its
early stages but is generally favored by the neighborhood as an
appropriate use of the land."
The Plan also states:
Sense of Community:
"SC1 Provide common activities and facilities for those living in the West
Central Neighborhoods to encourage a feeling of connection, sense of
belonging and means for interaction. Colorado State University, the
Poudre School District, and the area's places of worship, and cultural
institutions can serve as a focal point providing facilities, cultural events,
academic events, sporting events, etc. which can enhance community
cohesion."
"SC4 Respect and accommodate cultural, social and economic diversity in
the West Central Neighborhoods. Identify opportunities for creating an
awareness of promoting acceptance for the diversity of the West Central
Neighborhoods and its integral role in the neighborhood -building."
(2f) — Presence of Schools, Recreational, Religious and Other
Infrastructure Facilities:
"Recreational, religious, school and other infrastructure facilities play a
pivotal role in enhancing community cohesion. For instance, they can
provide locations for functions that bring the community together.
Fortunately many of these facilities are available in the West Central
Neighborhoods."
In summary, the Plan acknowledges that the area between Prospect Road and
Lake Street acts as a buffer between CSU and the residential neighborhoods to
the south. The Plan acted as the catalyst to rezone this area to H-M-N. While
multi -family is expected to be the predominant land use, the Plan states directly
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COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: H-M-N; Multi -family
S: M-M-N; Multi -family
E: H-M-N; Place of Worship
W: H-M-N; Single family detached
The parcel is vacant and undeveloped. In 1979, the property was granted
approval for the Lake Street Townhome P.U.D. which consisted of 20 townhome
lots on 3.26 acres. This P.U.D. has since expired. In 1999, the parcel was
rezoned from R-L, Low Density Residential to H-M-N, High Density Mixed -Use
Neighborhood as an implementation item for the West Central Neighborhoods
Plan.
2. Compliance with West Central Neighborhoods Plan:
As mentioned, the parcel is located within the West Central Neighborhoods Plan
which laid the foundation for the H-M-N zone. The Plan addresses a wide range
of issues for a large area dominated by Colorado State University. In general,
the Plan acknowledges an overall lack of cohesion in the area:
Introduction:
Because of its mix of age, origins, and uses, the planning area does not
reflect any composite character."
Overall Visual Character:
"Visual character defines the impression of the planning area being
studied, and as such is quite important. It must be recognized, however,
that much of the infrastructure of the various neighborhoods are already in
place and will be difficult to change. Furthermore, the WCN is not a
homogenous neighborhood but rather an amalgamation of disparate
neighborhoods, each with its own unique characteristics."
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F I City of
:ort Collins
11 EM NO :.
MEETING DATE LTuNE 89 a a i
STAFF %EA SHFr°A�to
HEARING OFFICER
PROJECT: Fort Collins Islamic Center, P.D.P., #110011
APPLICANT: Islamic Center of Fort Collins
c/o Mr. Dana Lockwood
Lockwood Architects, Inc.
1027 Horsetooth Road, #2006
Fort Collins, CO 80525
OWNER: Islamic Center of Fort Collins
c/o Lutfur Khandaker
900 Peterson Street
Fort Collins, CO 80524
PROJECT DESCRIPTION:
This is a request to construct a new facility consisting of a Mosque, children
activity area, gymnasium and elementary school. The project will be constructed
in phases with the Mosque being Phase One, the school being Phase Two and
the gymnasium being Phase Three. Phase One will consist of the worship area
and contain 11,600 square feet. The site is 3.26 acres and zoned H-M-N, High
Density Mixed -Use Neighborhood.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The P.D.P. complies with the West Central Neighborhoods Plan. The P.D.P.
also complies with the applicable standards of the H-M-N zone and the General
Development Standards. Two neighborhood meetings were held to inform the
public of the overall plan, address neighborhood compatibility issues, and review
traffic control issues primarily related to Summer Street.
Current Planning 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750