HomeMy WebLinkAboutBELLE CLAIRE, 310 S. COLLEGE AVE. - PDP - 26-05 - REPORTS - BUILDING EXTERIOR3. Privacy — since there are no existing residential areas or public parks adjacent to
the site, privacy will not be an issue.
4. Neighborhood -Scale=— WeJeel=that=this-proposed-building,-in=its=location-on-the--
corner -of twe-public-streets;-is-compatible=with-4he=scale=of=the�t3rrounding--
neighborhood.
In terms of contextual height, existing buildings located adjacent to the lot are as
follows:
• The two-story ADP building is located east of the alley.
• A one-story office/retail building is north of the site.
• The three-story Armstrong Hotel is located northwest of the intersection of
College and Olive.
• The 11-story DMA Plaza senior housing building is located one block
away, on the east side of Remington.
• To the south, both Perkins and the City's customer service building are
one-story.
• Southeast of the property are two and three-story multi -family buildings.
These adjacent properties are comprised of several different uses and a variety
architectural styles and building heights.
There are several reasons that this six -story building is well -suited to this location. With
the exception of the one-story buildings to the south and north, the remainder of the
neighboring area consists of structures varying from two to 11-stories tall. In the 1989
Downtown Plan, and in the LUC, buildings of greater height and mass are encouraged in
the Canyon Avenue District.
In conclusion, there has finally been growing interest for a developer to pursue an
upscale mixed -use development such as the Belle Claire project in the downtown area.
This site is an ideal location for a potential landmark building that could set the
precedence along College Avenue by providing cultural activities, pedestrian
connectivity, proximity to transit, and superior architectural character.
V nipiE)yAe50CIATES INC
Landscape Architecture Urban Design Planning
May 24, 2005
Building Height Review
Belle Claire Project Development Plan
The proposed Belle Claire PDP is located at the southeast corner of South College
Avenue and East Olive Street. The six -story building is situated right on the north and
west property lines as allowed in the Downtown District, which encourages minimal
setbacks. The building will offer retail and offices on the first two floors and four floors of
residential uses. Parking will be provided in a below -grade structure underneath the
building or in a surface lot on the east side of the building.
The height of the building will be 84'-0" to the top of the roof cutoff. There will be no
ventilation equipment located on the rooftop, as all mechanical equipment will be located
below ground in the parking structure.
In the Land Use Code, Article 4, Division 4.12 Downtown District, Section (0)(2), it states
that the maximum building height for the Canyon Avenue Subdistrict shall be 168 feet or
twelve stories. The proposed building will be six stories, less than the allowed maximum
height.
In Section 3.8.17 Building Height Measured In Stories, (2)(b), no story of a commercial
or residential building shall have more than 25 feet from floor to floor. This building is
12'-0" from floor to floor on all floors.
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:
1. Views — it is our opinion that the proposed building is not blocking desirable
views. In the downtown area, there are many mature large existing trees, thus
preventing views to the mountains. The foothills west of town are barely visible
from downtown, even in the winter.
2. Liaht and Shadow — the shadow that would be cast by the proposed building
would not create adverse impacts on adjacent property. The shadow analysis
provided indicates that the morning shadow on December 216t cast by the
structure falls predominantly on the sidewalk in front of the Armstrong Hotel
building. A small portion of the mid -day shadow crosses Olive Street and covers
a portion of the one-story building to the north. The late afternoon shadow falls
for the most part on Olive Street, the Oak -Remington parking lot and a portion of
the ADP building.
Phone 970.224.5828 Fax 970.224.1662
401 West Mountain Ave. Suite 201
Fort Collins, CO 80521-2604
vfripley.com