HomeMy WebLinkAboutHEART OF THE ROCKIES CHURCH - PDP/FDP - 25-97 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTHeart of the Rockies, p.1
Although only (A) or (B) above need be demonstrated, we address both allowances as
follows.
(A) Our plan, simply to use the building for three hours on a Sunday morning on a
short-term basis (until we complete our building), does not put a stress or strain on the
public interest and purposes of the standards regarding parking, transportation,
engineering, etc. In our opinion, it serves well the public interest to allow the church to
worship at that site on such a limited basis without requiring changes to the building
approved under the old code (except for the adding of bicycle parking). We believe
that the planting of more trees would better serve the city's goals than the installation of
the two islands, for the following reasons.
1. Traffic flow in the parking lot would be adversely affected by the installation of two
more islands;
2. Traffic flow with the additional islands would affect the safety of the children (using
GK Gymnastics and Fit for Fun);
3. As the building was built under the old city plan, with limited parking, there is already
a limited number of available parking spaces with no possibility of parking along Mason
Street; the addition of two islands will more severely limit the parking.
4. The planting of more trees along Mason will help meet the Land Use Code's goal of
more landscaping for beauty and shade.
5. We believer that the modification as asked for will protect the public interests and
purposes 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.
((B) It is our hope that the P&Z Board and Staff will see that the granting of this
"modification from the strict application of any standard" would result in a substantial
benefit to the city and address the Land Use Code's intent to:
1. Provide for the safety of pedestrians (we believe that the installation of two further
landscaped islands on an already small parking lot would negatively affect pedestrian
traffic through the parking lot;
2. The Land Use Code encourages the use of buildings as public meeting places;
3. Although we were told that strictly financial considerations are not a proper reason for
granting a modification, this portion of Section 2.7.3. reads that a modification may be
granted, in part, if the "strict application of such a standard would render the project
practically unfeasible. " Because Heart of the Rockies is using GK Gymnastics as only a
temporary meeting place, the costs to us of building the two landscaped islands renders
the project — that is, our request for a change of use to GK Gymnastics — practically
unfeasible.
Again, we emphasize our plans to be in our own building by Christmas, 1998 (we have
already been scheduled for conceptual review on February 9, 1998). It is our hope that
the P&Z Board find another way to allow the church to use the building on our present,
very limited, short-term basis. Thank you for your consideration.
Gr ce nd peace,
J right
January 15, 1998
Planning and Zoning Board
% Gwen Bell, Chair
City of Fort Collins
P.O. Box 580 Re: Staffs Recommendation
Fort Collins, Colorado 80522-0580 (change in use of GK Gymnastics)
Dear Members of the Planning and Zoning Board:
We are requesting a modification to the staffs recommendation regarding the addition
of bicycle parking and the construction of two landscaped parking islands at GK
Gymnastics. We will see that the bicycle parking is installed as required. However, it
is our hope that we can meet the goals of the new Land Use Code by planting more
landscaping along Mason Street in exchange for not having to construct the two
parking islands.
Therefore Heart of the Rockies Christian Church requests the following modifications of
the Land Use Code.
Section 3.5.3 Mixed Use and Commercial Buildings Standards
The building was approved as "use by right" before the adoption of the Land Use
Code. As a result of our application, the building does not comply with the new code.
Since we are using the building on a very limited, short-term basis (3 hours a week, on
Sundays until we complete our first building at Trilby and Lemay), we request a
modification pursuant to Section 2.7.3 Standards, which reads as follows:
Modification requests may be granted if the Planning and Zoning Board determines and
finds that the granting of the modification would neither be detrimental to the public good
nor impair the intent and purposes of the Chapter, and if the applicant demonstrates
either:
(A) that the plan as submitted will advance or protect the public interests and
purposes 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
(B) that the granting of a modification from the strict application of any standard
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, adopted policy,
ordinance or resolution (such as, by way of example only, affordable housing or historic
preservation) or would substantially alleviate an existing, defined and described problem
of citywide concern (such as, by way of example only, traffic congestion or urban blight),
and the strict application of such a standard would render the project practically
unfeasible.
Jeff Wright, Pastor • The Congregation, Ministers • P.O. Box 270144 • Fort Collins, Colorado 80527-0144 • (970) 498-9405