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Home My WebLink AboutRETREAT AT 1200 PLUM ST. - PDP - 34-08 - REPORTS - CORRESPONDENCE-HEARINGa 4• - r M11 I W-w- 14 r jr . c. �1 ., i rr40 I '0. .. , - owe.. - t 4, i ere St W 44 -IL� r .. I %I as the north are unaffected and receive sunlight most of the time, with some minor shadowing during morning hours of December. Therefore, the impact to the Baystone and Zeta Tau Alpha properties is minimal; only a portion of these properties are affected, and the affect on the dwellings within these properties to the north is minor. 3. This project is situated in this neighborhood particularly well so that the majority of the shadows are cast onto the adjacent surrounding right of ways of Aster, Bluebell, Columbine, Plum, and Scott. 4. This proposed project is consistent with the underlying Community Commercial (CC) zoning, and the stated purpose of this zoning is to provide multi -story buildings where higher density housing is encouraged. With the implementation of the CC zoning in this transitional neighborhood, some shadow impacts on adjacent properties are to be expected. However, as stated in item three above, this is mitigated by the project being predominately bounded by public streets. Additional mitigation is provided by the fact that the project is already mostly surrounded by multi -story buildings, and that all of the adjacent zoning is also CC zoning. 5. South facing portions of the Town Square Condominium and Dechairo Subdivisions are that are affected by the proposed parking garage are already currently in shadow without this project, due to the significant shade trees that exist on these properties, as well as the existing shade trees that are being replaced by the parking garage. The additional shade impact of the parking garage is minimal, and the garage only affects these properties for a portion of the day. Also, the garage's open floors will enable some residual daylight to pass through, and have less of an impact than would a fully enclosed building. 6. The development proposes shorter four-story buildings to the west (Building C) and to the south (Building D), where the development is immediately adjacent to existing single family residences, and these building only cast shadows to the west for a portion of the day. In conclusion, the CC zoning encourages higher density residential housing, and five -story construction is allowed. This site is an ideal location for a potential landmark project that could set the precedence in the campus west area by providing much -need housing very close to CSU while providing enhanced pedestrian connectivity, proximity to transit, and superior architectural character. We believe that the project is well situated with no significant impacts to adjacent sites. The areas most affected by the proposed buildings are adjacent streets, with limited impact on adjacent developments at brief periods during the year. Sincerely, Jason Holland VFR Design, Inc. 2. Light and Shadow — we analyzed the shadows that would be cast by the proposed buildings for several times during the year, and the impacts and conclusions are described as follows: March 21 at 9 AM — the afternoon shadows cast by the proposed buildings fall predominantly on the public streets- Aster, Bluebell, Columbine and Plum. Building C casts morning shadows on the adjacent 740 Daisy Street property to the west. Buildings A, B, and C cast some shadows north onto the parking lots for the Sunstone Condominiums and Zeta Tau Alpha fraternity house. Additionally, both the, proposed parking garage and building D cast afternoon shadows on a portion of the Town Square Condominiums and Dechairo Subdivision. March 21 at 3 PM — the afternoon shadows cast by the proposed buildings fall predominantly on the public streets of Aster, Bluebell, Columbine; and Plum. Buildings A, B, and C cast some afternoon shadows north onto the parking lots for Baystone Apartments and Zeta Tau Alpha sorority house. June 21 — 9 AM and 3 PM — Both of these instances see the least amount of shadow cast on adjacent properties. The morning shadows for buildings A and B fall on the public streets; with some minor overlap onto 737 Columbine'St�eet immediately south of Building C:' Building C casts moming shadows on the adjacent 740* Daisy Street property to the west. The shadows cast by building D and the parking structure do fall on adjacent properties`to the west, but given the time of year, we don't believe tnereis'negative impact on those'properties. At 3' PM;'the shadows'fo'r all of'the proposed structures are barely discernable, and fall predominately on the public streets, with some p'artial'shadow north onto the parking lots for Bay stono Apartments and Zeta Tau -Alpha sorority house: December 21 — 9 AM and 3 PM - the morning shadows cast on this one day of the'year indicate that the morning shadow casts the'furthest distance in` the analysis, and the ' afternoon shadows still'fall predominantly on public''streets and .'parking -Iots.` The'analysis indicates that there are portions of the Baystone Apartments and -the 2eta Tau Alph6 sorority,house that will be in shadow on this- ate. 3. Privac — As stated above, the majority of the surrounding properties are three-story buildings, so we don't believe that privacy will be an issue. 4. Neighborhood Scale — We feel that the proposed buildings are compatible with the scale of the surrounding neighborhood. In terms of contextual height, existing buildings located adjacent to the lot are three stories in height. Conclusions: Of the four criteria described above, the Light and Shadow Analysis shows some impact on adjacent properties. We believe thatthese impacts are acceptable for this project given the following facts and justifications: - 1. For the most part, adjacent properties are only affected by shadows either in the morning or the afternoon, and are" not affected by shadows all 'day. Depending on the time of day, almost all of the affected shaded portions of adjacent properties also have opportunities for direct sunlight during a significant portion of the year. 2. The shadows cast that have impact longer than half of the day are on the north side of buildings A, B, and C. However, the affected area in this case is the parking lots for Baystone_ Apartments and Zeta Tau Alpha sorority house. The adjacent structures to 2. Light and Shadow — we analyzed the shadows that would be cast by the proposed buildings for several times during the year, and the impacts and conclusions are described as follows: March 21 at 9 AM — the afternoon shadows cast by the proposed buildings fall predominantly on the public streets- Aster, Bluebell, Columbine and Plum. Building C casts morning shadows on the adjacent 740 Daisy Street property to the west. Buildings A, B, and C cast some shadows north onto the parking lots for the Sunstone Condominiums and Zeta Tau Alpha fraternity house. Additionally, both the proposed parking garage and building D cast afternoon shadows on a portion of the Town Square Condominiums and Dechairo Subdivision. March 21 at 3 PM — the afternoon shadows cast by the proposed buildings fall predominantly on the public streets of Aster, Bluebell, Columbine, and Plum. Buildings A, B, and C cast some afternoon shadows north onto the parking lots for Baystone Apartments and Zeta Tau Alpha sorority house. June 21 — 9 AM and 3 PM — Both of these instances see the least amount of shadow cast on adjacent properties. The morning shadows for buildings A and B fall on the public streets, with some minor overlap onto 737 Columbine Street immediately south of Building C. Building C casts morning shadows on the adjacent 740 Daisy Street property to the west. The shadows cast by building D and the parking structure do fall on adjacent properties to the west, but given the time of year, we don't believe there is negative impact on those properties. At 3 PM, the shadows for all of the proposed structures are barely discernable, and fall predominately on the public streets, with some partial shadow north onto the parking lots for Baystone Apartments and Zeta Tau Alpha sorority house. December 21 — 9 AM and 3 PM — the morning shadows cast on this one day of the year indicate that the morning shadow casts the furthest distance in the analysis, and the afternoon shadows still fall predominantly on public streets and parking lots. The analysis indicates that there are portions of the Baystone Apartments and the Zeta Tau Alpha sorority house that will be in shadow on this date. 3. Privac — As stated above, the majority of the surrounding properties are three-story buildings, so we don't believe that privacy will be an issue. 4. Neighborhood Scale —We feel that the proposed buildings are compatible with the scale of the surrounding neighborhood. In terms of contextual height, existing buildings located adjacent to the lot are three stories in height. Conclusions: Of the four criteria described above, the Light and Shadow Analysis shows some impact on adjacent properties. We believe that these impacts are acceptable for this project given the following facts and justifications: 1. For the most part, adjacent properties are only affected by shadows either in the morning or the afternoon, and are not affected by shadows all day. Depending on the time of day, almost all of the affected shaded portions of adjacent properties also have opportunities for direct sunlight during a significant portion of the year. 2. The shadows cast that have impact longer than half of the day are on the north side of buildings A, B, and C. However, the affected area in this case is the parking lots for Baystone Apartments and Zeta Tau Alpha sorority house. The adjacent structures to architecture ■ land planning ■ landscape architecture ■ interior design October 22, 2008 (Revised March 11, 2009) (Revised April 2, 2009) Mr. Steve Olt Fort Collins Planning Department 281 North College Avenue Fort Collins, CO 80524 RE: Building Height Review— The Retreat @ 1200 Plum Project Development Plan (PDP). The Retreat @1200 Plum is intended to be a luxury student housing apartment project consisting of 197 units. The site is located on 2.63 acres of land west of Colorado State University, in the 700 block of West Plum Street. The property is zoned Community Commercial District (CC), which encourages five -story construction. There are several existing single -family homes that were built in the 1940's that are currently rented to students. The intent is to relocate the houses to another development and replace them with four buildings and a parking structure. The two five -story buildings (A & B) contain 90 and 83 units respectively and are located on Plum Street, between Aster and Columbine. These buildings are proposed to be 70 feet in height. Buildings C & D are four-story buildings containing 16 units and 8 units and are both 55 feet in height. A parking structure is located south of Building E, along the Scott Avenue frontage. The parking structure contains 314 spaces and is proposed to be 58' high. The purpose of this letter is to address Section 3.5.1(G) Building Height Review (1)(a) of the LUC. The Review Standards for a building greater than 40 feet in height are addressed in the following: Views — it is our opinion that the proposed buildings are not blocking desirable views. In the area west of the campus, there are many mature large existing trees, which currently prevent views of the mountains. The Cambridge House Apartments are the only multi -story buildings east of the project with the potential for views. However, the Cambridge House buildings are two-story structures, and the existing elevations from both levels of these apartments are not taller than the existing trees and buildings currently adjacent to the west. This project proposes fifteen trees along the east side of the proposed parking structure, to improve the quality of the view from the Cambridge House Apartments. Currently, the Cambridge Apartment's western view of the existing unpaved Scott Avenue / parking and buildings is of a much lesser quality than what is proposed. 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