HomeMy WebLinkAboutCENTRE AVENUE RESIDENCES - MOD - SUPPLEMENTAL INFORMATION - 37-08 - REPORTS - MODIFICATION REQUESTCENTRE AVENUE RESIDENCES SHADOW ANALYSIS FORT COLLINS, CO
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DECEMBER 21 st 3:00 pm
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CENTRE AVENUE RESIDENCES SHADOW ANALYSIS
DECEMBER 21 st 9:00 am
FORT COLLINS, CO
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CENTRE AVENUE RESIDENCES SHADOW ANALYSIS FORT COLLINS, CO
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DECEMBER 21 st 8:19 am
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CENTRE AVENUE RESIDENCES SHADOW ANALYSIS FORT COLLINS, CO
DECEMBER 21 st 8:04 am
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CENTRE AVENUE RESIDENCES SHADOW ANALYSIS FORT COLLINS, CO
DECEMBER 21 st 7:15 am
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human scale along the street and through out the landscape by utilizing plant material, berming,
lighting, street furniture and/or other site amenities effectively.
A neighborhood meeting was held January 6th and was attended by several of the surrounding
property owners. The group present at the meeting had no objection to the additional story as
proposed.
The proximity to Columbine health care services makes this site an ideal location for senior
living condominiums. We are hopeful, that given this additional information, the City staff and
the Planning and Zoning Board will find that the proposed project meets the test of "equal to or
better than" a project that would meet the Standards in the LUC. Thank you for your
consideration and we look forward to The Planning and Zoning Board meeting on January 15.
Please let us know if you need anything in addition.
Sincerely,
Linda Ripley
Principal
cc: Steve Dush, Director of Current Planning
Stan Everitt, Everitt Companies
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We discovered that our first analysis incorrectly assumed Daylight Savings Time. The following
are the results after the shadow study was adjusted to Standard Mountain Time.
December 21
Standard Mountain Time
Sunrise 7:15 AM
Sunset 4:39 PM
The Worthington
A 40-foot building casts a shadow on a portion of the Worthington site from 7:15 (sunrise) until
approximately 8:04 AM
A 60-foot building casts a shadow on a portion of the Worthington site from 7:15 (sunrise) until
approximately 8:19 AM
There is a 15 minute difference between the shadow cast by a 40-foot tall building and a 60-foot
tall building on the single day of the year when the sun is at its lowest in the sky.
Fifteen (15) out of 564 minutes of the day or 3% of the lighted day on December 21 st there is a
shadow on the Worthington site.
New Mercer Commons
A 40-foot building casts a -shadow on a portion of the New Mercer Commons site from 7:15
(sunrise) until approximately 7:42 AM
A 60-foot building casts a shadow on a portion of the New Mercer Commons site from 7:15
(sunrise) until approximately 7:42 AM
There is no difference between the shadow cast by a 40-foot tall building and a 60-foot tall
building on the single day of the year when the sun is at its lowest in the sky.
We believe the shadows cast by the higher buildings do not have a `substantial adverse impact'
on the surrounding properties. (see supporting graphics)
Neighborhood Scale
While the proposed buildings are 20-30 feet taller than surrounding structures they are not as
massive. They are three separate buildings each with a footprint that is 81 % smaller than New
Mercer Commons and 76% smaller than The Worthington footprint. The combined footprints of
all three buildings are still 44% smaller than the New Mercer Commons building footprint.
As residential buildings they are designed to reflect human scale. Doorways, windows,
balconies, railings are all sized to reflect human proportions. The proposed pitched roof and
other architectural detailing reinforce the residential scale and ambiance as well. A flat roof
building could bring the height down significantly but would not meet the aesthetic goal of the
project to create multi -story buildings that retain a residential architectural character.
If surface parking were used to satisfy parking requirements the buildings would be 3-stories but
would not meet the safety and convenience concerns of the "senior" target market. While the
project is still in its conceptual design phase, the intent is to further enhance the residential,
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ATTACHMENT 1:
Centre Avenue Residences, Modification of Standard - #37-08
Supplemental Information received January 7, 2009
January 7, 2009
Steve Olt
Project Planner
Ft. Collins City Planning Department
281 North College Avenue
Ft. Collins, CO 80521
RE: Supplemental information regarding the Modification Request and Special Height
Review submitted for the proposed Centre Avenue Residences project.
Dear Steve:
As you are aware the Centre Avenue Residences project proposes one level of at -grade
parking beneath each 3-story residential building, resulting in a 4-story building approximately
60 feet in height. Since the parking within the building is an integral part of the proposed "senior
living" project we are seeking a modification to the following standard:
Section 4.27 (D)(4)(a): Maximum height for all nonresidential buildings, including those
containing mixed -use dwelling units, shall be four (4) stories. Maximum height for
residential buildings shall be (3) stories.
Our office has previously submitted a Modification Request and a Special Height Review
analysis. What follows is supplemental information that we believe will be useful for the
Planning and Zoning Board as they review the request.
Views
The Land Use Code (LUC) would allow a 4-story non-residential building on this site without
requiring a Modification. The LUC also allows a 25-foot floor -to -floor height in the E —
Employment District. Therefore a 4-story, 100-foot tall building could be proposed on this site
without needing a Modification.
A "Special Height Review" would be required for any buildings over 40-feet in height. Our
analysis compared views of the Foothills from Centre Avenue with a 40-foot building and a 60-
foot building. We believe the difference is inconsequential. (See supporting graphics)
Light and Shadow
Our original shadow analysis indicated that the shadow of the proposed buildings affected the
Worthington project from 9:00 — 9:30AM. Staff requested that we provide additional information
regarding the shadow effect before 9:00 AM. ,