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Home My WebLink AboutCENTRE AVENUE RESIDENCES - MOD - 37-08 - REPORTS - CORRESPONDENCE-HEARINGCENTRE AVENUE RESIDENCES SHADOW ANALYSIS FORT COLLINS, CO DECEMBER 21 st 3:00 pm VFR uwGHT FRYE RIPLEY DESIGN INC. 12.09.08 CENTRE AVENUE RESIDENCES SHADOW ANALYSIS FORT COLLINS, CO DECEMBER 21 st 9:12 AM VFR VAUGHT FRYE RIPLEY CENTRE AVENUE RESIDENCES SHADOW ANALYSIS ,-1:10 11111 1, DECEMBER 21 st 9:00 am FORT COLLINS, CO VFR 12.09.08 Before: Current view west on Centre Avenue After: View of Centre Avenue streetscape with proposed buildings - • '- ter\ dl/'�L - alb -. - - All — _. _. - .. �„,�s �r ss-.,ems -_ �� -.-+•�.rp�:C's'��"^":. ,. �.� Z,; �- a "'r."`" ^ k • "WWI", ALI y..: •s ^AFT' � � �-.. 5 'r:,- �+' � �� - i_.S.o- � .:...f �•.f.yr� ..�li mow - 74o,t1ri+'•f-�'�+-..' .:a. S� _ _. � __ ,x�a � `_._� $'.i�..... '�Kf ... io is = - T � +Srt'� _ architecture ■ land planning ■ landscape architecture ■ interior design ■ LEED property. The Worthington is a 40-foot, 3-story building with detached garages surrounding the property. The property directly to the southeast is owned by TOLMAR. While the existing structures on the site are only 33 feet tall, the previous owner, Atrix Laboratories, received approval for a 54-foot, 3- story building on the southeast corner of Worthington Drive and Centre Avenue in May of 2002. In conclusion, we believe the additional 20 feet of height proposed for Centre Avenue Residences will not have an adverse affect on surrounding properties related to desirable views, natural light, privacy and scale. We appreciate your attention to this matter and look forward to presenting this information to adjacent property owners as well as the Planning and Zoning Board. Thank you for your consi ation, i A ennlmstead Project Manager VAUGHT FRYE RIPLEY DESIGN INC. 401 W. Mountain Ave., Suite 200 ■ Fort Collins, CO 80521 ■ tel. 970.224.1191 ■ fax 970.224.1662 ■ www.vfrdesigninc.com architecture ■ land planning ■ landscape architecture ■ interior design ■ LEED westbound. Please see Exhibit B for further reference. Once again the height in excess of the allowable 40'-0" has no significant impact on the views from public places because the height in excess is merely blocking portions of the sky. 2. "Light and Shadow. Building or structures greater than forty (40) feet in height shall be designed so as not to have a substantial adverse impact on the distribution of natural and artificial light on adjacent public and private property. Adverse impacts include, but are not limited to, casting shadows on adjacent property sufficient to preclude the.functional use of solar energy technology, creating glare such as reflecting sunlight or artificial lighting at night, contributing to the accumulation of snow and ice during the winter on adjacent property, and shading of windows or gardens for more than three (3) months of the year. " Per the City Code requirements, a shadow study was conducted for the project site at 9am and 3pm on December 21, 2008. The study shows the comparison between the 40-foot (maximum allowed) and 60- foot (proposed) building heights. Please see attachments C, D and E for reference. The shadow study conducted at 9am shows a long extended shadow being cast over The Worthington property,, however, only 12 minutes later (Exhibit C), the shadow moves off of the building and by 9:30am the shadow is completely off the Worthington property. Therefore, on the shortest day of the year (the worst -case scenario) the shadows from the proposed buildings only affect the Worthington property for approximately 30 minutes. The shadows cast at 3pm on December 21 st fall on the proposed project site itself and the open areas of the adjacent project site where no building, parking or walks are located and therefore does not create any adverse affect on adjacent properties relating to casting shadows, glare, or shading of windows, etc. 3. "Privacy. Buildings or structures greater than forty (40) feet in height shall be designed to avoid infringing on the privacy of adjacent public andprivate property, particularly adjacent residential areas and public parks. Techniques to improve the level of privacy in a neighborhood may include, but not be limited to, providing landscaping, fencing and open space, and changing building or structure orientation away from adjacent residential development. " This development is proposed within the Employment district. The surrounding uses are commercial or assisted living properties except for independent living building called The Worthington, which is approximately 500 feet from the proposed site. A few buildings are within close proximity including a commercial building called the Pawnee Leasing Corporation directly to the east of the project site and New Mercer Commons an assisted living retirement community to the west. New Mercer Commons is set back from Worthington Circle approximately 90 feet and is buffered with large trees and shrubbery. Therefore, given the proposed structures are a reasonable distance from the Worthington and the uses of the adjacent properties privacy is not expected to be an issue. 4. "Neighborhood Scale. Building or structures greater than forty (40) feet in height shall be compatible with the scale of neighborhoods in which they are situated in terms of relative height, height to mass, length to mass, and building or structure scale to human scale. The proposed 4-story multi -family buildings are located on the corner of two public streets and the scale is comparable with the scale of the surrounding neighborhood. The Columbine Rehab Facility directly southwest of the site is 40 feet tall, with the building mass reaching across the entire corner of the VAUGHT FRYE RIPLEY DESIGN INC. 401 W. Mountain Ave., Suite 200 ■ Fort Collins, CO 80521 ■ tel. 970.224.1191 ■ fax 970.224.1662 ■ www.vfrdesigninc.com architecture ■ land planning ■ landscape architecture ■ interior design ■ LEED December 15, 2008 Steve Olt City of Fort Collins Current Planning 281 North College Avenue Fort Collins, CO 80521 RE: Centre Avenue Residences - Special Height Review (Modification) This request is for a building height special review within the (E) Employment District, as outlined in the City of Fort Collins Land Use Code. Project Description: Centre Avenue Residences located in the Centre for Advanced Technology (CAT) Master Planned Development. The 2.4-acre site is located on the northeast corner of Centre Avenue and Worthington Drive. The proposed multi -family development has three (3) four-story buildings consisting of 10 dwelling units per building, 30 dwelling units total and a density of 12.5 d.u. per acre. The target market is for seniors desiring to live in an upscale condominium project designed specifically with older residents in mind, located in a convenient location close to a variety of services. Special Height Review: The proposed four-story buildings exceed the 40' maximum height as defined in Section 3.5.1(G) as identified within the land use code. "Section 3.5.1(G)(a) Review standards. If any building or structure is proposed to be greater than forty (40) feet in height above grade, the building or structure must meet the following special review criteria: " 1. "Views. A building or structure shall not substantially alter the opportunityfor, and quality of desirable views from public places, streets and parks within the community. Desirable views are views by the community of the foothills, mountains and/or significant local landmarks. " The view heading southwest on Centre Avenue (from Prospect Road) has a fairly wide view of the foothills because the land owned by Colorado State University, remains undeveloped. If the proposed 4-story multi -family buildings were built, a small portion of the foothills would be obstructed however no views will be substantially altered from public places. Please see Exhibit A for further reference. Until such a time, when CSU or the CSU Research Foundation decides to develop the land, desirable foothill views will remain available for the pedestrian and vehicular passers by. The second view selection is along the curve of Centre Avenue (near the Pawnee Leasing Corporation) heading VAUGHT FRYE RIPLEY DESIGN INC. 401 W. Mountain Ave., Suite 200 ■ Fort Collins, CO 80521 ■ tel. 970.224.1191 ■ fax 970.224.1662 ■ www.vfrdesigninc.com