HomeMy WebLinkAbout209 CHERRY STREET - MIXED USE - PDP230006 - SUBMITTAL DOCUMENTS - ROUND 1 - LUC REQUIREMENTS
Strength in design. Strength in partnership. Strength in community.
VAUGHT FRYE LARSON ARONSON architects
419 Canyon Ave, Suite 200 Fort Collins, CO 970.224.1191
www.vfla.com
209 Cherry Street Multifamily Project
PDP Submittal 1 – Special Height Review
Fort Collins Zoning Code 3.5.1 (G)Building Height Review.
The 209 Cherry Street project is a 7 story (81’) mixed use building. The applicant has prepared a Special Height
Review. Below are the criteria for the Special Height Review as stated in the Land Use Code Section 3.5.1(G).
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.
Response/Action: A shadow study has been prepared and is attached in the PDP packet. The times of
year shown are:
- June 21st at 9am, 12pm, and 3pm
- September 21st at 9am, 12pm, and 3pm
- December 21st at 9am, 12pm, and 3pm
The shadow analysis summary is provided on the shadow study sheet.
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.
Response: Most, if not all building projects have windows and/or balconies that overlook adjacent
properties. The applicant is proposing to mitigate privacy concerns with the height of the building through
setbacks, stepbacks and building massing. The building sits on an open street corner and abuts an alley.
The alley is 60 plus feet wide and provides space between future buildings. The building could be built on
the south property line, but the design has allowed for a 15-foot setback to provide space and natural to
units in the proposed building.
3.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.
Response: The 209 Cherry Street Project provides the continuation of the existing street edge along
Mason that has been established by previous mixed use development. The existing empty piece of land is
set to be developed to create an urban infill project and assist in elevating the urban fabric of the area.
The building has been strategically placed on the site to avoid a multitude of existing infrastructure
including a large drainage box culvert on the west alley and 10 foot easement on the south side of the
property. We have stepped the building on the 3rd level with a 10 foot stepback to create an architectural
datum point that relates to the scale of adjacent buildings. Articulation of the façade on the ground level
provides a strong pedestrian experience and opportunity for large amounts of glass along the sidewalk.