HomeMy WebLinkAboutOTTER BOX CORPORATE HEADQUARTERS (209 S. MELDRUM ST.) - PDP - 35-09 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCity of
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3. The existing sewer service appears to go to the alley. A dye test would be needed to confirm the
location of the service tap.
4. The proposed three-story building will likely need a fire line. The 4-inch main in Meldrum may not
have adequate capacity for fire fighting purposes. It is suggested that PFA be contacted to see if
any flow test data is available or if a flow test can be scheduled. If the additional flow capacity is
needed, Water Utilities is receptive to sharing in the cost of the improvements.
The Applicant understands the statements contained herein and is currently in
discussion with PFA and the commenterregardinq the acceptable service for the fire
line required for this project.
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The proposed proiect will comply with requirements stated herein where applicable to
the project.
STORMWATER
Glen Schlueter, (970)221-6065, gschlueterofcgov.com
1. The project submittal requirements and fee calculations are based upon the amount of new
impervious area on the site; therefore, it is important to document all existing and proposed
impervious area on an exhibit. In the Old Town drainage basin, a drainage and erosion control
report and construction plans are required if there is an increase in impervious area greater than
5000 square feet. These must be prepared by a Professional Engineer registered in Colorado.
The proposed proiect design does not increase impervious area by more than 5,000 sf.
2. If there is an increase in impervious area greater than 5000 square feet, onsite detention is
required with a 2 year historic release rate for water quantity. Parking lot detention for water
quantity is allowed as long as it is not deeper than one foot. If there is less than 5000 but more
than 350 square feet of new impervious area; a site grading plan is all that is required.
A Gradinq Plan is included in this submittal.
3. The site drains to the Udall Natural Area which provides water quality treatment. Onsite water
quality treatment as described in the Urban Storm Drainage Criteria Manual, Volume 3 — Best
Management Practices (BMPs) is also encouraged.
4. The closest storm sewer is at the northwest corner of Meldrum and Olive Streets.
5. The design of this site must conform to the drainage basin design of the Old Town Master
Drainage Plan as well the City's Design Criteria and Construction standards.
The proposed proiect will comply with requirements stated herein where applicable to
the proiect.
6. The city wide development fee is $4,420/acre ($0.1015/sq.ft.) for new impervious area over 350
sq.-ft. No fee is charged for existing impervious area. This fee is to be paid at the time each
building permit is issued.
The Applicant understands.
UTILITIES
Justin Fields, (970)224-6150, 'fields(@fcgov.com
The applicant is responsible for any necessary capacity and system modification charges.
We will need a C-1 form and a one line diagram.
Should the transformer need to be relocated the new location will need to be approved by light and
power.
The Applicant understands the requirements stated herein.
WASTEWATER
Roger Buffington, (970)221-6854, rbuffingtonPfcgov.com
1. Existing mains: 4-inch water main and 6-inch sanitary sewer in Meldrum; 8-inch sanitary sewer in
N/S alley to the west.
2. The existing water service to the property is a 2-inch with the meter in a meter pit east of building.
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from the street or nearest point of fire department vehicle access or as otherwise approved by the
fire code official. 2006 International Fire Code 912.2 and PFA Fire Prevention Bureau Policy
The FDC location will be coordinated with PFA and will be located adiacent to the S.
Meldrum St. frontaqe of the property.
4. KEY BOXES REQUIRED - Poudre Fire Authority requires a key box ("Knox Box") to be mounted in
approved location(s) on every new building equipped a required fire -sprinkler system or fire -alarm
system. 2006 International Fire Code 506.1; PFA BUREAU POLICY 88-20
Knox Box will be provided and the location coordinated with PFA.
5. ADDRESS NUMERALS - Address numerals shall be visible from the street fronting the property, and posted
with a minimum six-inch high numerals on a contrasting background. (Bronze numerals on brown brick are
not acceptable). 2006 International Fire Code 505.1
Address numerals will be provided and located per the requirements of the Fire Code.
6. All the conceptual drawings for Otter show the address as "209 Meldrum." However, the correct
address is 209 S. Meldrum St. They should be accurate from the beginning.
This inaccuracy has been corrected on the PDP submittal documents.
7. WATER SUPPLY - Fire hydrants, where required, must be the type approved by the water district
having jurisdiction and the Fire Department. Hydrant spacing and water flow must meet minimum
requirements based on type of occupancy. Minimum flow and spacing requirements include:
Commercial, 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the
building, on 600-foot centers thereafter; residential within Urban Growth Area, 1,000 gpm at 20 psi
residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter;
residential outside Urban Growth Area, 500 gpm at 20 psi residual pressure, spaced not further
than 400 feet to the building, on 800-foot centers thereafter.
These requirements may be modified if buildings are equipped with automatic fire sprinkler
systems.
2006 International Fire Code 508.1 and Appendix B
This applicant is currently working with the City of Fort Collins water utility and PFA to
determine acceptable water supply to the proposed project.
8. PUBLIC -SAFETY RADIO AMPLIFICATION SYSTEM -Where adequate radio coverage cannot be
established within a building, public -safety radio amplification systems shall be installed in the
following locations:
a. New buildings greater than 50,000 SF in size or addition(s) to an existing building that
cause the building to be greater than 50,000 SF. For the purpose of this section, fire walls
shall not be used to define separate buildings.
b. All new basements greater than 10,000 SF where the designed occupant load is greater
than 50, regardless of the occupancy classification.
c. Existing buildings meeting the criteria of Items 1 and 2 of this section undergoing
alterations exceeding 50 percent of the aggregate area of the building.
Public -safety radio amplification systems shall be designed and installed in accordance with criteria
established by Poudre Fire Authority.
PFA Fire Prevention Bureau Administrative Policy 07-01
The proposed project will comply with requirements stated herein where applicable to
the project.
9. IDENTIFICATION OF FIRE PROTECTION EQUIPMENT -Fire protection equipment shall be
identified in an approved manner. Rooms containing controls for air-conditioning systems, electrical
rooms, sprinkler risers and valves, or other fire detection, suppression or control elements shall be
identified for the use of the fire department. 2006 International Fire Code 510.1
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4. Please contact Joe Olson and Transportation Planning to schedule a scoping meeting and
determine if a traffic study is needed for this project.
The applicant was told that a traffic study would not be required of this application.
5. Any public improvements must be designed and built in accordance with the Larimer County Urban
Area Street Standards (LCUASS).
6. This project is responsible for dedicating any right-of-way and easements that are necessary for
this project.
7. Utility plans will be needed for this project.
8. A development agreement will be done with this project.
9. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on
the site.
10. It appears the existing trash enclosure may cause a sight distance issue on the access point into
the alley. Please be aware of sight distance requirements and keep the trash enclosure out of the
site triangle.
On the PDP submitted herewith the Trash / Recycling area has been relocated to an
enclosure immediately adjacent to the building on the west side of the building at the
north end of the building, removing the potential sight distance problems in the plan
presented at the Conceptual Review meeting.
11. Parking setbacks will apply for parking off of Meldrum which is classified as a Local Street.
Depending of the predicted traffic volumes the required setback (measured from flowline according
to LCUASS) will need to meet the setback requirements of figure 19-6 in LCUASS. If the setback
is less than the standard, you are welcome to submit a variance request for review and
consideration. Also, since there is parking along Meldrum, the "extra" distance between flowline
and travel lane will be taken into consideration.
On the PDP submitted herewith the eastern extent of parking has changed and is now
45 feet to the curb on S. Meldrum Street plus 20 feet of the diagonal parking depth along
S. Meldrum Street which totals 65 feet, which is compliance with the standard minimum
of 50 feet (LCUASS).
POUDRE FIRE AUTHORITY
Carie Dann, (970)416.2869, cdann anpoudre-fire.org
1. BUILDING AREA - Buildings that exceed 5,000 square feet for Type V construction shall be fire
contained or fire sprinklered. 2006 International Fire Code New Table 903.1 and Section 702
The proposed building will be provided with a fully automatic fire suppression system
as per the Fire Code.
2. FIRE LINE REQUIREMENT - Buildings that are required to be fire sprinklered shall have a
minimum 6-inch fire line unless hydraulic calculations can support a smaller fire line. NFPA 13
(2007) 23.1.3
The current water main in front of the property in S. Meldrum Street ROW is 4". The
applicant's consulting civil engineer, Northern Engineering, is in discussion with the
City of Fort Collins Water utility and PFA to determine the best approach to provide
adequate fire line service to this proiect.
3. FIRE DEPARTMENT CONNECTION -Fire department connections shall be installed remote from
the buildings, and located on the street or fire lane side of buildings, fully visible and recognizable
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Project Development Plans (PDPs). This guide includes links to just about every resource you
need during development review.
6. This development proposal will be subject to all applicable standards of the Fort Collins Land Use
Code (LUC), including Article 3 General Development Standards and Section 4.9 Neighborhood
Conservation Buffer (NCB) District.
7. The applicant for this development request is required to hold a neighborhood information meeting
prior to formal submittal of the proposal. Neighborhood meetings offer an informal way to get
feedback from your surrounding neighbors and discover any potential hiccups prior to the formal
hearing. Please contact Emma McArdle, at 221-6206, to assist you in setting a date, time, and
location. Emma, and possibly other City staff, would be present to facilitate the meeting.
A Neighborhood Meeting was held July 20, 2009, coordination by Emma McArdle.
8. 1 will have more detailed comments on the PDP once I have more detailed plans to review.
9. Please contact me with any questions along the way.
CURRENT PLANNING — Environmental Planner
Contact: Dana Leavitt, (970)2214.6143, dleavittna fcgov.com
1. Green building has become a standard for new development in Fort Collins. The city has a Green
Building website (http://www.fcqov.com/greenbuildingo that will be beneficial to your project during the
design and construction of the property. In particular, the following program may help with designing
an energy efficient addition: ham://www.fcqov.com/conservation/biz-idap.php.
2. The Integrated Design Assistance program (IDAP) managed by Gary Schroeder — 970-221-6395, has
the potential to help with providing assistance with evaluation energy conservation options.
3. Deconstruction versus demolition of the existing structure to accommodate any addition is highly
recommended. Reducing the amount of waste going to the landfills is of importance to the City.
Please contact Rosemarie Russo (970-416-2327) to find out more about programs that may benefit
your project. The following businesses are available to talk to you about the deconstruction process.
Deconstruction Companies:
■ Resource, 970-498-9663, 151 North College, Ft. Collins, CO 80524
■ Habitat for Humanity Thrift Store, 970-223-9909, 4001 S. Taft hill Rd, ft. Collins, CO 80526
■ National Center for Craftsmanship, 970-215-4587, 1931 E. County Rd. 58, Ft. Collins, CO 80524
Deconstruction will be the technique to remove portions of existing building and site
features.
ENGINEERING
Andrew Carney, (970)221-6501, acarneydfcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building
permit. Please contact Matt Baker at 224-6108 if you have any questions.
2. Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional
information on these fees, please see http:l/www.fcgov.com/engineering/dev-review.php
3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks,
curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be
replaced or restored to City of Fort Collins standards at the Developer's expense prior to the
acceptance of completed improvements and/or prior to the issuance of the first Certificate of
Occupancy.
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2. This project is located adjacent to a property at 205 S. Meldrum, the Lunn Property, which has
been preliminarily evaluated as Individually Eligible for landmark designation; the property also
backs to several historic residential properties on S. Sherwood Street, whose eligibility has not yet
been determined. While a formal Determination of Eligibility has not yet occurred for these various
properties, staffs comments are made with the assumption that at least one of these properties
(the Lunn property), and possibly others, are likely to be determined to qualify for Individual
Designation and that Section 3.4.7 of the Land Use Code would apply.
3. If this is the case, then the Historic Preservation staff would review the project to confirm that the
new construction "is designed to respect the historic character of the site and any historic
properties in the surrounding neighborhood." Items that would be considered, in part, include the
amount of set back between the new construction and the historic building, the height, width and
massing of the new construction relative to the historic buildings, and the potential impact of the
materials and other significant design features.
4. As discussed at the conceptual review, mitigating aspects will include the relative taller height of
the Lunn building compared to many historic properties, and the existing mature landscape
features.
5. Preservation staff requested to be involved as early in your planning process as possible, ideally as
soon as you have some conceptual site and massing plans. Staff would welcome the opportunity
to sit down with you at any time, and answer any questions you may have. Please contact Pam
Opiela at 221-6597, popiela(@fcgov.com, or Karen McWilliams at 224-6078,
kmcwilliams(a fcgov.com.
The applicant has subsequently been informed by the Director of Community Planning
& Neighborhood Services, Steven J. Dush, that this application does not require review
by the Historic Preservation Staff, however the applicant does intend to present the
proposed project to the Historic Preservation Staff and the Landmarks Preservation
Commission as a courtesy review at the earliest convenience of the LPC and staff.
CURRENT PLANNING
Contact: Emma McArdle, (970)221.6206, emcardle(cDfcgov.com
t . Thank you for taking the time to prepare your proposal with the LUC standards in mind. Most of
my comments are general at this point, as I have not had the opportunity to review a site plan yet.
2. The submittal requirements are available on the Current Planning website,
http://fcgov.com/currentplanning, see the Submittal Requirement tab on the right. When you are
ready to submit, please make an appointment with Neighborhood and Building Services at,
(970)221-6750.
3. The request will be subject to the Development Review Fee Schedule that is available in the
Current Planning Department office. The fees are due at the time of submittal of the required
documents for the appropriate development review process by City staff and affected outside
reviewing agencies. Also, the required Transportation Development Review Fee must be paid at
time of submittal and this fee is paid directly to the Engineering Department.
4. The entire Fort Collins Land Use Code (LUC) is available for your review on the web at
http://www.colocode.com/ftcollins/landuse/begin.htm.
5. Please see the Development Review Guide at www.fcgov.com/drq. This online guide features a
color -coded flowchart with comprehensive, easy to read information on each step in the process for
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CONCEPTUAL REVIEW STAFF COMMENTS
Meeting Date: July 27, 2009
Item: 209 Meldrum - Otter Products Corporate Headquarters
Applicant: Stuart MacMillan Don Bundy
Everitt MacMillan Commercial The Architects' Studio
3003 E Harmony Rd, Suite 400 151 W Mountain Ave
Fort Collins, CO 80528 Fort Collins, CO 80524
Land Use Data:
This is a request to add on to an existing building located at 209 Meldrum Street. This is in the
Neighborhood Conservation Buffer (NCB) Zone District. The existing building is approximately 14,000
square feet and the proposed addition would be approximately 38,000 square feet. The addition will
preserve the majority of existing parking spaces, the applicant plans to lease parking in near by private
parking facilities. The proposed is considered an office use with structural additions, which is subject to
Planning and Zoning Board Review in the NCB Zone District.
Comments:
Applicant's responses to City Comments shown thus.
ZONING
Contact: Peter Barnes, (970)4162355, pbarnes(a)fcgov.com
1. NCB zone
2. Proposed use is office. Addition requires Type 2 Review.
3. The floor area ratio of the rear 50% of the lot is .33, meaning the maximum floor area in the rear
half is 6,269 s.f.
Actual building square footage on rear 50% of the property is 5.152 sq. ft. or 0.27% of
the area of the rear 50% of the property.
4. If building is taller than 40', it's subject to building height review per Sec. 3.5.1(G).
Included in the submittal are Shadow and View Analvsis(s)
5. The exterior walls of the addition, including the walls of the new upper floors must comply with the
setback requirements in Section 4.9(D)(6).
The actual front setback is 4 feet which is -greater than the "Contextual Setback" of the
Fort Collins Chamber of Commerce Building immediately south of this property which is
near 0.0 feet. Refer to FCLUC 3.8.19(B) for Contextual Setback requirements.
ADVANCE PLANNING — HISTORIC PRESERVATION
Contact: Karen McWilliams, (970)224.6078, kmcwilliams apfcgov.com
Karen McWilliams sat in for Preservation Planner Pam Opiela, who will be the Historic Preservation
Planner for the project.
City/ of Current Planning
`• Font Collins 281 North College Avenue
PO Box 580
Fort Collins, CC 80522
� 970.221.6750
970.224.6134 - fax
fcgov. com/currentplanning
July 28, 2009
APPLICANT'S response to comments listed herein, dated 4 Nov. 2009 included with PDP submittal
Stuart MacMillan
Everitt MacMillan Commercial
3003 E Harmony Rd, Suite 400
Fort Collins, CO 80528
Don Bundy
The Architects' Studio
151 W Mountain Ave
Fort Collins, CO 80524
Dear Stuart and Don,
Attached, please see a copy of Staffs comments concerning the request referred to as 209 Meldrum —
Otter Products Corporate Headquarters, which was presented before the Conceptual Review Team on
July 20, 2009.
The comments offered informally by staff during the Conceptual Review will assist you in preparing the
detailed components of the project application. Modifications and additions to these comments may be
made at the time of formal review of this project.
If you should have any questions regarding these comments please feel free to contact me at 221-6206.
Sincerely,
Emma McArdle
City Planner
CC Peter Barnes, Zoning
Karen McWilliams, Advance Planning
Dana Leavitt, Current Planning
Andrew Carney, Engineering
Carie Dann, PFA
Glen Schlueter, Stormwater
Justin Fields, Utilities
Roger Buffington, Wastewater