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Home My WebLink AboutCROWNE AT OLD TOWN NORTH (FORMERLY CROWNE ON SUNIGA - RESIDENTIAL) - PDP - PDP170007 - SUBMITTAL DOCUMENTS - ROUND 1 - BUILDING EXTERIORFebruary 15, 2017 Clay Frickey City Planner Community Planning and Development 281 North College Avenue Fort Collins Colorado 80524 RE: Crowne at Old Town North Building Height Review Dear Clay As part of our PDP submittal to the City of Fort Collins, we have prepared two separate shadow analysis as required per LUC 3.2.3(E) Shading and LUC (G) Building Height Review. Per CCN zoning, we are permitted to have buildings up to ﬁve stories in height. At Crowne at Old Town North we have 5 buildings that are four stories in height, and 4 buildings that are two stories in height. The proposed four story buildings are 45 feet tall at the parapet, and 56’ tall at the roof peaks. As such we have prepared two analysis, and both are attached to this summary LUC 3.2.3(E) Shadow Study (sheet 1 attached) With this study, we compared the affects of the shadows cast by the four story buildings on the adjacent properties in relation to the shadow that would be cast by a 25’ tall hypothetical wall placed along the property lines. We did the analysis on Dec 21 (the winter solstice) at 9 am, noon, and 3 pm. 9 am: Shadows are cast in a northwesterly direction. None of the structures’ shadows are greater than the shadows cast by the hypothetical 25’ wall shadow. Noon: Shadows are cast in a northerly direction. None of the structures’ shadows are greater than the shadows cast by the hypothetical 25’ wall. In fact, none of the structures’ shadows even extend beyond the property line. 3 pm: Shadows are cast in a northeasterly direction, with some impact. The shadows cast by the three eastern most buildings do extend beyond the shadow cast by the hypothetical 25’ wall. However, the shadows only extend into the public street, and do not cast shadows onto structures on adjacent property greater than the hypothetical wall. Also, the model shows these shadows as they would be cast on the ground plane, and does not take into account adjacent building heights, which would reduce the impact. Summary None of the shadows cast by the buildings in Crowne at Old Town North cast shadows onto structures on adjacent property that are greater than the shadows that would be cast by a 25’ tall hypothetical wall along the property lines. Page ! 1 of ! 3 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com LUC 3.5.1(G) Building Height Shadow Analysis (sheet 2 attached) With this study, we compared the affects of the shadows cast by the four story buildings on the adjacent properties on three separate dates, November 6th, December 21st, and February 4th at the times of 9 am and 3 pm. The purpose of the analysis is to illustrate the shadows during the three months of the year when there might be the greatest potential impact. Nov 6th 9 am: Shadows are cast in a northwesterly direction. None of the structures’ shadows impact any adjacent buildings, and only minimally extend beyond the property line. Nov 6th 3 pm: Shadows are cast in a northeasterly direction, with some impact. The shadows cast by the three eastern most buildings do shade some of the buildings to the west of our property. Dec 21st 9 am: Shadows are cast in a northwesterly direction. None of the structure shadows impact any adjacent buildings, and only minimally extend beyond the property line. Dec 21st 3 pm: Shadows are cast in a northeasterly direction, with some impact. The shadows cast by the three eastern most buildings do shade some of the buildings to the west of our property. Feb 4th 9 am: Shadows are cast in a northwesterly direction. None of the structure shadows impact any adjacent buildings, and only minimally extend beyond the property line. Feb 4th 3 pm: Shadows are cast in a northeasterly direction, with some impact. The shadows cast by the three eastern most buildings do shade some of the buildings to the west of our property. Summary In the case of the Building Height Shadow analysis, the shadows cast by the buildings do shade portions of some buildings to the east in Aspen Heights for a part of the three month period. Light and Shadow The buildings in Crowne at Old Town North do impact some of the buildings in Aspen Heights. During the November and February time periods, three buildings are partially shaded at 3 pm, while on December 21, an additional building is partially shaded. None of the buildings that are shaded currently have solar facilities. It is also our opinion that the roofs of these buildings are not optimal to be equipped with solar facilities. All but one of the buildings have roof slopes that face east or west, with intersecting gables or other architectural features. One of the buildings does have a south facing slope, and that one in particu- lar is only minimally impacted on December 21st. The proposed buildings in Crowne at Old Town North have also been designed to minimize any signiﬁcant glare through the use of materials and building orien- tation. Although shadows would fall on buildings at Aspen Heights during the afternoon time period, they would not have an impact throughout the majority of the day. Note also that buildings 40 feet in height, for which this Building Height Review would not be required, would cast shadows on the same adjacent buildings, and that our proposed 45 foot tall buildings would only cast shadows that are minimally larger than a 40 foot building, and such shadows would not impact any additional buildings. Page ! 2 of ! 3 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Privacy The three buildings in Crowne at Old Town North that are immediately adjacent to Aspen Heights have been placed to have the narrow end of the buildings adjacent to Aspen Heights. These building elevations do have the primary building entrances, but minimal windows. There are balconies on the corners of the buildings but they are oriented away from the buildings at Aspen Heights. In addition, Crowne at Old Town North has located numerous trees and shrubs between our buildings and Aspen Heights to increase the privacy of the residents at Aspen Heights. Neighborhood Scale Although the proposed four story buildings at Crowne at Old Town North are larger in mass and scale than many of the residential uses in the vicinity, including the two story structures in Aspen Heights, the project helps create a transition and a link between the North College commercial corridor and the sur- rounding residential areas consistent with the purpose of the CCN zone district. Within Crowne at Old Town North, the taller buildings have been strategically located to mitigate their height and scale. On the south side, the two taller buildings are adjacent to the four lane arterial (Suniga); this is desirable in an urban setting. On the west, the taller building is located internal to the block and separated from other development by two story structures, parking areas and streets, which provide an appropriate transition. Finally, development on the north side of Conifer Street is separated from the taller buildings by the street itself, smaller two story buildings and parking, all of which provide a great transition and mitigate the dif- ferent height and scale. Also of note is that buildings of varying heights are located all over Fort Collins including 3 and 4 story buildings adjacent to 2 story buildings throughout downtown, and even within the Old Town North community to the south of this property. Thank you for your time spent in reviewing these plans. If you have any further questions, please feel free to contact any of the team members. Yours Truly Terence C. Hoaglund, RLA Page ! 3 of ! 3 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com VIGNETTE studios Planning Landscape Architecture Graphics SHEET TITLE: SHEET NO: OF PO Box 1889 Fort Collins, Colorado 80522-1889 970.472.9125 T 970.494.0728 F www.vignettestudios.com ACAD FILE: DRAWN: CHECKED: JOB NO: REVISIONS DATE ISSUE DATE: CLIENT FORT COLLINS, COLORADO PROJECT DEVELOPMENT PLAN Site Plans Crowne at Old Town North BUILDING NT SHADE ANALYSIS 4 4 25026 25026PDP1 TCH TCH 1-23-17 CROWNE PARTNERS 508 N. 20TH STREET SUITE 1015 BIRMINGHAM, AL 35203 NOV 6 - 9 AM NOV 6 - 3 PM DEC 21 - 9 AM DEC 21 - 3 PM FEB 4 - 9 AM FEB 4 - 3 PM