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HomeMy WebLinkAboutREDTAIL PONDS - PDP - PDP130030 - SUBMITTAL DOCUMENTS - ROUND 1 - BUILDING EXTERIORRedtail Ponds Permanent Supportive Housing September 10, 2013 BUILDING HEIGHT REVIEW The applicant, Fort Collins Housing Authority (“FCHA”), proposes to construct a 4-story building approximately 46-feet tall in the Redtail Ponds Supportive Housing Project (“Project”). The Project is located in the General Commercial (G-C) zone district and the Transit Oriented Development (TOD) Overlay Zone where four (4) story buildings are specifically allowed. Since the building exceeds 40 feet in height, however, FCHA is providing the following information as required by the building height review process in Land Use Code Sec. 3.5.1(G). 1. Visual Analysis Attached for your review is the “Visual Analysis” prepared by Studio Completiva that includes photographs of the Project site, as it is currently viewed by the public from three (3) different locations, together with a graphic depiction of what the community will see from each of the same three vantage points after construction of the Project. View 1: Looking Northwest from US 287/S. College Avenue at the location of the Carpet Exchange sign. The foothills are not visible. There are mature trees and the corner of Woodley’s Fine Furniture is visible from the roadway. The proposed building would not block the visibility of Woodley’s or any foothills views from this perspective. The east elevation of the proposed building would be visible. View 2: Looking southwest from US 287/S. College Avenue in front of the southeast corner of the Woodley’s Fine Furniture property. The foothills are not visible from this perspective as there are numerous mature trees along the Woodley’s property. The east and north elevations of the building will be visible from this perspective. View 3: Looking east across the property from the entry point at Conejos Road and Fossil Boulevard. There are no view impacts from this direction. The west elevation (entrance) of the building is visible from this perspective. Conclusion: The proposed building will not substantially alter the opportunity for, and quality of, desirable views from public places, streets or parks within the community. 2. Shadow Analysis Attached for your review is an analysis of the shadows to be cast by the proposed building at 9:30 am, 12:30 pm and 3:30 pm on March 20 th , June 21 st and December 21 st . Note that the only time that any portion of the parking lot on the private property to the north of the Project (Woodley’s Fine Furniture) is shaded is during the very late afternoon in December (winter solstice) and that Woodley’s own building casts more significant shadows on that lot during the same time frames. The shadows cast on the Woodley’s Fine Furniture building by the Project’s building will not preclude the functional use of solar energy and will not shade windows or gardens on the Woodley’s property, and since the Woodley’s Fine Furniture building casts more significant shadows during the same time frames, there is no contribution to the accumulation of snow and ice. Conclusion: The shadows to be cast by the proposed building will not have a substantial adverse impact on the distribution of natural and artificial light on adjacent public and private property. 3. Privacy The Project is not located adjacent to any residential areas or public parks, nor are there any windows on the south side of the Woodley’s Fine Furniture building that face toward the Project. Conclusion: The building in the Project will not infringe on the privacy of any adjacent public or private property. 4. Neighborhood Scale The 4-story Project is located in the G-C zone district and the TOD Overlay Zone where four (4) story buildings are specifically allowed. The Project is also located within the boundaries of the South College Corridor Plan which envisions this area (Fossil Creek to Harmony Road) to be transit-oriented, consistent with the TOD Overlay Zone, with a focus on increased densities to support transit and high quality design. To ensure an active transit station area, the Plan specifically calls for a vibrant, walkable, residential, office, and retail district near the South Transit Center (transit station) with building heights of 3-6 stories. South College Corridor Plan Figure 17 - Concept sketch of a cross-section for transit oriented development across College Although the proposed building will be taller than neighboring buildings, the control of mass and scale is sensitive to the character of the existing development. There are a variety of building types surrounding the Project, including industrial and big box buildings; retail buildings, and office buildings with residential character. The South Transit Center is currently being constructed to the north and is architecturally modern with a butterfly roof design. In addition to the existing buildings in the neighborhood, there is also approval for four office buildings up to 61’ in height on the vacant site just southwest of the Project at Conejos Rd and Cameron Drive. The Redtail Ponds Office Campus (File #26-01B) was approved with building heights of 52’ and a tower element over the front entries being 61’ in height. As more of the infill sites around the Transit Center begin to develop, greater heights and densities will be seen. This more intensive develop will promote transit ridership and contribute to a more active station area as envisioned for the TOD and S College Corridor. Conclusion: The scale of the building is compatible with the neighborhood and in character with the overall intent of the TOD Overlay District and South College Corridor Plan.