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Home My WebLink AboutTHE DISTRICT @ CAMPUS WEST - PDP - PDP120003 - SUBMITTAL DOCUMENTS - ROUND 1 -11 I! NORTHERN BUILDING HEIGHT EXHIBIT ENGINEERING or N WAO E 3 THE DISTRICT AT CAMPUS WEST RESIDENTIAL HOUSING DEVELOPMENT, LLC'PHREYS & PARTNERS ARCHITECTS L.P. 5moft'~ o"300 Dw .'Tx n2o 9,2170, a% 9,21m, %39 ."oftm — 2012103123 FT. COLLINS. CO HPA#11121 HUM ■ THE DISTRICT AT CAMPUS WEST RESIDENTIAL HOUSING DEVELOPMENT, LLC. HUMPHREYS 6 PARTNERS ARCHITECTS L.P. SLo.pMflav 9 Nm U., Ts I'M imnlo lam Im)m4E14 lu .. 2012/03123 FT, COLLINS, CO HPA #11121 �.«••+«�•� mN•+mv«�w+mmN OAW$ CNRfltD"C WVIN5 W VENN NEW 00"S N(PNMN pP 4w ROE. THE DISTRICT AT CAMPUS WEST I RESIDENTIAL HOUSING DEVELOPMENT, LLC. . .,, _.'�'........:� 2012 /01109 FT. COLLINS. CO HPA #11121 HUMPHREYS & PARTNERS ARCHITECTS L.P. s]RI.MPde sw.mo vu� �� +s:u Ii1T rucE]o Rni^� xn oaus cu+uoM wrrrt usv[ws vEwwxaw wssaK aurw wiaws THE DISTRICT AT CAMPUS WEST HUMPHREYS & PARTNERS ARCHITECTS L.P. RESIDENTIAL HOUSING DEVELOPMENT, LLC. 2012103123 FT. COLLINS, CO HPA #11121 4% awns C�OM M"E .%aw �Vl� xwW au= r�W �+- n=MY=RARFR 99 _ S STORY OPTION (PROPOSED AT NEIGHBORHOOD MEETING 9 AM N 12 NOON t Z! �► Eta M OWN N 71 3 PM 9 AM 12 NOON 3 PM A 913A z —` iF all 1 THE DISTRICT AT CAMPUS WEST RESIDENTIAL HOUSING DEVELOPMENT, LLC. HUMPHREYS & PARTNERS ARCHITECTS L.P. svoaronn awo. s�uenc caa.n>a.o lm:, ri.uu wmnm.vo!v .en. "«e.-•, zoizroarzo FT.COLLINS,CO HPA#11121 mvo + .«, e. •+�?,....r w�.wr.... wr, N++T�M�on ruu Mmn Da,yq� CMa40tlC ItrvINE W YEQ45 NE.YOPIlMY9 Hpl.gF t1N.nb0 VIIUY�I{ SHADOW STUDY - JUNE 22 - 5 STORY OPTION (PROPOSED AT NEIGHBORHOOD MEETING) 9 AM N IM!. 114-101 4 t, t --i IFlt, 9 AM 12 NOON ^�N �� FiFr• 12 NOON N 3 PM 3 PM A 912A ��4�c>.®�s��®®®•aaar.i��.fi,►iiiiiiiii8iiiiii+�f�e� SHADOW STUDY - JUNE 22 -CURRENTLY PROPOSED 9AM STANDARD TIME 12 NOON STANDARD TIME 4PM STANDARD TIME N N N ' ' 9AM STANDARD TIME 12 NOON STANDARD TIME 4PM STANDARD TIME A912 .. oru o13 _ r cTn RY OPTION (PROPOSED AT NEIGHBORHOOD MEETING I Smt%uvvv � - � 12 NOON 9 AM N 1�1 MM M � �I wow_ �_+w� rr r N 3 PM �r�wsr 4tj 3 PM 12 NOON 9 AM A 911 A - - - - - - � . � ,&"40 An 0 4 4 4 q 1%t t I IIII141 % I I ■ Q I ■ Ilk THE DISTRICT AT CAMPUS WEST I J- RESIDENTIAL HOUSING DEVELOPMENT, LLC. HUMPHREYS & PARTNERS ARCHITECTS L.P. 5330 Mp Wf 6 4"10 ON .. n MID lgn I Vli 19' 21 10tJ 2012103123 FT. COLLINS, CO HPA #11121 SHADOW STUDY - JANUARY 22 -5 STORY OPTION (PROPOSED AT NEIGHBORHOOD MEETING) 9 AM 12 NOON N N N wV-1Tl 1 2 NOON 3 PM 3 PM A 916A 1 AN mm` THE DISTRICT AT CAMPUS WEST RESIDENTIAL HOUSING DEVELOPMENT, LLC. HUMPHREYS & PARTNERS ARCHITECTS L.P. AMw. M: v.uw wv.vwc nw,�e'V•�.. nr+he+ !]A Aqu llo.v 9ulb]LC GPn, 1X 15AB IBIIilp4[-0M IM1101Afi19 zo]voa]zs FT.COLLINS�CO HPA#11121 .n.v.n .r nryvwrw .uw..ar..+w ]A4A9 CNNYAl1E INNNE lA5 VE0XB NkfV LPLkAYS Np'ifgX WAYYJ B,XIfV�X I HEIGHT COMPARISON 32'-8" N\ 48'-8" -4 The District at Campus West Building Height Review Page 5 of 5 3. Privacy. Buildings or structures greater than forty (40) feet in height shall be designed to avoid infringing on the privacy of adjacent public and private property, particularly adjacent residential areas and public parks. Techniques to improve the level of privacy in a neighborhood may include, but not be limited to, providing landscaping, fencing and open space, and changing building or structure orientation away from adjacent residential development. Existing residential units in the Sunstone Condominium project are separated from units in the new project by a parking lot; therefore, we don't anticipate that privacy would be an issue. 4. 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. The structures proposed for the District are incrementally taller than adjacent buildings in the neighborhood. For example the Sunstone Condominiums located to the north are 3-story structures while Building 1 and 2 of the District project are proposed to be 4 stories in height on the north side. The Sunstone project has pitched roofs while the District proposes flat roofs so the overall height difference is less than it would be if both projects had pitched roofs. A building height exhibit follows the shadow analysis at the end of this narrative. Thinking outside of the box for over The District at Campus West Building Height Review Page 4 of 5 scaled back and redesigned so that the shadow caused by the project is not substantially different from the existing condition. The attached shadow analysis depicts the shadows cast by the Buildings 1, 2 and 3 at 9AM, 12 NOON and 3PM, the 22nd day of the month in January, March, June, September, November and December. Each month shows the shadows cast by the project when all structures were proposed to be 5-story, followed by a depiction of shadows cast by the project when Building 1 is dropped to 4 stories on the north side and the parking garage is reduced to a 4-story structure as currently proposed by the Applicant. The analysis shows that shadows are cast across the parking lot and onto the adjacent buildings between November and January. By dropping the north side of Building 1 down to 4 stories and by reducing the parking structure to 4 stories, we can reduce the shadowing impact so that shadows cast by the new buildings will only impact the first floor units of the adjacent building and only in December. By January the first floor units have full access to the sun by noon. By reducing the scale of the buildings we are able to stay well within the criteria that require the project to avoid shading of windows for more than three (3) months of the year. The shadowing does not preclude the functional use of solar energy technology for adjacent properties. The next two photos taken December 23rd, 2011 show, the existing houses and tall trees shade the Sunstone Condominium parking lot during the winter. The District project has lowered the height of Building 1 and the parking structure so that the shadow cast by the buildings is not significantly worse than the shadowing that already exists. Thinking outside of the box for over two decades. Ave., Suite 100 ■ Fort Collins, CO W521 a tel. 970.224.5828 ■ fax VW V" a ve VI W Will PI V or LI I=0 The District at Campus West Building Height Review Page 3 of 5 While the LUC is supportive of building heights up to 5 stories in the Community Commercial District, the applicant has reduced the height of the parking structure to 4 stories and has dropped the height of Building 1 down to 4 stories on the north side to decrease the shadowing on the adjacent property. This was done in direct response to comments received in the August 31 st neighborhood meeting. The District project was Thinking outside of the box for over two decades. Ave., Suite 100 ■ Fort Collins, CO 80,521 ■ tel. 970.224.5828 ■ fax 970.224,1662 ■ The District at Campus West Building Height Review Page 2 of 5 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 or structure mass or redesigning a building or structure's shape. The Community Commercial Zone District encourages taller building heights up to 5 stories and does not increase setbacks to avoid the shading that is unavoidable. The criteria in the LUC General Development Standards that limits shadowing do not apply in this zone district in order to encourage higher density in key commercial areas like Downtown and in the Campus West Commercial area. (LUC 3.2.3 (D) (1) The attached photos were taken December 23rd, 2011 to illustrate the existing condition at the site during the winter. The photos indicate that the existing one-story structures combined with the existing trees, many of which are over 50 feet tall, cast shadows across the existing parking lot and onto the adjacent Sunstone Condominium buildings. of the box for over two deca 100 ■ Fort Collins, Ct:00521 . tel. 970.224.5828 ■ fax 970.224.1 bbW ■ land planning ■ landscape architecture ■ urban design ■ entitlement January 25, 2012 Building Height Review (1) Special Height Review/Modifications. Purpose. The purpose of this Section is to establish a special process to review buildings or structures that exceed forty (40) feet in height. Its intent is to encourage creativity and diversity of architecture and site design within a context of harmonious neighborhood planning and coherent environmental design, to protect access to sunlight, to preserve desirable views and to define and reinforce downtown and designated activity centers. All buildings or structures in excess of forty (40) feet in height shall be subject to special review pursuant to this subsection (G) (a) Review Standards. If any building or structure is proposed to be greater than forty (40) feet in height above grade, the building or structure must meet the following special review criteria: 1. Views. A building or structure shall not substantially alter the opportunityfor, and quality of, desirable views from public places, streets and parks within the community. Desirable views are views by the community of the foothills, mountains and/or significant local landmarks (i.e., Long's Peak, Horsetooth Mountain). Techniques to preserve views may include, but are not limited to, reducing building or structure mass, changing the orientation of buildings and increasing open space setbacks. The development of The District at Campus West will change the look of the Plum Street neighborhood but it will not alter the opportunity for or quality of desirable views from public places, streets or parks. There are no significant views to the foothills or to parks or open spaces from this site or adjacent sites that would be changed by the development of this project. 2. 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 Thinking outside of the box for over two decades. 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