HomeMy WebLinkAboutTHE UNION ON ELIZABETH (FORMERLY 1208 W. ELIZABETH STREET) - PDP/FDP - FDP170024 - SUBMITTAL DOCUMENTS - ROUND 2 - SUPPORTING DOCUMENTATION3. Neighborhood Scale. Buildings or structures greater than forty (40) feet in height shall be compatible
with the scale of the 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.
This project is located in an area of transition. In the past five years, three five -story buildings
have been approved and/or constructed within 500 feet of this site; one of which is adjacent to
this site to the north. In addition, a development proposal has been submitted for the land
adjacent to this site on the west for a six -story building to the west of this site. The scale of the
neighborhood is changing. Since this will be the first five -story building facing Elizabeth, great
care was taken to improve the streetscape and provide a pedestrian scale.
In addition to complying with the code, the property owner of Lokal is the same as is developing
this site and therefore supportive of a five -story building to the south. They do not see any
negative impacts to their other property due to the construction of this current proposal. The
other property on the north side of this project the ElevenThirteen Apartments. In June of 2017
we sent Bridge Partners, the owner of ElevenThirteen, a description of what was being
proposed. After they reviewed the project we received an email dated July 18, 2017 to express
their support. Since then, the building has been reduced by an entire story thus reducing the
impacts of shadowing.
Thinkinq outside of the box for over two decades.
419 Canyon Ave. Suite 200 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662
www.ripleydesigninc.com
land planning ■ landscape architecture ■ urban design ■ entitlement
SHADOW ANALYSIS NARRATIVE
The Union on Elizabeth complies with the Land Use Code 3.5.1 (G) in the following ways:
Building Height Review.
1. Light and Shadow. Buildings 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. Techniques to reduce the shadow impacts of a building may include, but are not
limited to, repositioning of a structure on the lot, increasing the setbacks, reducing building mass or
redesigning a building shape.
Solar technology is often on rooftops. The only portion of rooftop that is impacted is the
southernmost portion of the ElevenThirteen Apartments and the easternmost portion of the
western property and only for a few hours of the day during the winter months of October to
January.
The property to the west does not have any windows facing this project that would be impacted
by shadowing. The property to the east over 70 feet away and has an overhang blocking the
western sun.
The majority of parking for ElevenThirteen is on the east and west sides of their building and
therefore this project will not create snow and ice buildup on heavily used areas. The overall
building height has been reduced to further mitigate any negative shadowing impacts.
Site lighting has been designed to prevent intrusion to adjacent properties. This is achieved
through pole height and downward direction cutoff fixtures. The lighting plan meets all code
criteria related to overspill on adjacent property.
None of the surrounding properties have gardens.
2. Privacy. Development plans with buildings or structures greater than forty (40) feet in height shall be
designed to address privacy impacts on adjacent property by providing landscaping, fencing, open
space, window size, window height and window placement, orientation of balconies, and orientation of
buildings away from adjacent residential development, or other effective techniques.
Taller trees have been placed along the north property line to provide privacy to its tenants as
well as the adjacent properties. The site was designed so that there are no pedestrian areas
between residential neighbors.
Thinkinq out;iIIP of the box for osier two decades.
419 Canyon Ave. Suite 200 ■ Fort Collins, CO 80521 a tel. 970.224.5828 ■ fax 970.224.1662
www.ripleydesigninc.com