HomeMy WebLinkAboutCAMPUS WEST THEATRE REDEVELOPMENT - PDP - 23-04B - CORRESPONDENCE - PHOTOMETRIC PLAN (3)0 •
Respectfully,
Chuck Polson P.E.
Adonai Professional Services Inc.
6931 Broadway
Denver, CO 80221
303-287-8091
303-287-8470 fax
970-381-7462 cell
chuck(a apsinc.biz
web site: apsinc.biz
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will most likely not be visible from the adjacent properties. The particular fixture specified is by far
the most appropriate solution for our application. If the city, insists on the use of a down -
directional. full cutoff and fully shielded fixture, they in turn shall assume FULL liability for the said
requirement.
Response: The IES and NPA specifications are recommendations, not requirements. Standards
(requirements) are set by the appropriate government —in this case the City of Fort Collins. I've
highlighted some of the other important aspects of the lighting standard above that apply in this
case. Please note the word shall in each part of the standard. This is the most stringent type of
standard contained in the Land Use Code, in contrast to other standards which are to the extent
reasonably feasible or to the maximum extent feasible.
If you choose to take the current substandard lighting plan to the hearing officer, these issues will
be addressed directly by the hearing officer and will likely be made conditions of final approval.
You will need to be prepared to illustrate to him or her that the lighting will not cause light spill or
glare on adjacent properties or public rights -of way.
There are many examples of parking structures that meet the current lighting standards including
a very similar project that was recently completed at Laurel and Sherwood Streets, called Atrium
Suites. They used a dropped ceiling with acoustical tiles and recessed fluorescent fixtures. It is a
low-cost, appropriate solution that meets our standards for minimizing glare while providing more
than adequate light for safety and functionality. It is not the only acceptable solution, but it shows
that there are other options that meet the code and functional needs of the project.
Please also keep in mind that in addition to the intersection and properties to the east and south
that will be adversely impacted by non -code compliant light fixtures, the buildings that enclose the
parking structure are largely residential too. Unless no windows are proposed on these facades
of the buildings, the residents of this project will be potentially impacted by the lighting as well.
Number: 87 Created: 1 /20/2006
[1/20/06] If you are selecting any options on the fixtures, please call out in a note on the plans.
Response:
All fixtures have been specified with full catalog numbers and cut sheets have been provided for
each fixture specified. What "Options" are not noted with the information provided?
The house side shields, for one. Any finishes proposed must be anodized or otherwise not prone
to glare problems. Many luminaires have options for how they are mounted. If the luminaire is to
be mounted any way other than shown on the plan, this needs to be called out with a note.
Number: 88 Created: 1 /20/2006
[1/20/06] The pole mounted Mitre fixture is really large. It seems way overscaled for this project.
Are they really 25" tall?
Response:
Aesthetics, scale..... is in the eye of the beholder. Attached is a brochure on the Mitre Fixture
specified. This particular fixture was selected by the architect to complement the architecture of
the site, any aesthetic scaling issues the City has with this particular fixture need to be discussed
with the architect.
The comment letter that these comments were excerpted from went to the project manager, Scott
Addington for distribution to the entire design team. As the lighting consultant, I am sure you are
in contact with the architect and can provide your professional expertise to him directly. Please
let me know if you have any further questions.
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There is no stipulation we could find that mandates the use of a 1.0 Light Loss Factor. A 1.0 LLF
represents the perfect ballast, the perfect lamp, and a perfectly clean environment, all of which do
not exist. A 1.0 LLF is not indicative of the real world. Actual light levels calculated using a 1.0
LLF falsely represent actual lighting levels. The light loss factors utilized for this particular project
are conservative by nature and the light levels indicated represent what kind of light level the site
will have for most of its existence.
Response:
Using a 1.0 LLF is not a requirement of the Land Use Code, but we request it in order to
understand the worst case scenario for brightness. This practice is supported by Nancy Clanton,
an internationally recognized lighting expert who provided training to our staff.
Number: 85 Created: 1 /20/2006
[1/20/061 There is excessive light spillage beyond the southern boundary. Since the church
rectory is there and is residential in nature, measures will need to be taken to tone down the
lighting or provide additional shielding.
Response:
City of Fort Collins Lighting Code; 3.2.4 Site Lighting; (D) Design Standards; (8): Light levels
measured twenty (20) feet beyond the property line of the development site (adjacent to
residential uses or public rights -of -way) shall not exceed one -tenth (0.1) foot-candle as a direct
result of the on -site lighting.
The fixture specified can be supplied with a house side shield that will reduce the offsite spillage
to conform with the standards mentioned above. These particular fixtures will be specified with
integral House side shields.
Response: Great. This should be noted on the plans and the photometric plot plan should reflect
this specification.
Number: 86 Created: 1 /20/2006
[1/20/06] The parking garage fixture does not meet our standards for down -directional, full cutoff
and fully shielded. Please choose a different fixture.
Response.
City of Fort Collins Lighting Code; 3.2.4 Site Lighting; (A) Purpose. The intent of this Section is to
focus on the actual physical effects of lighting, as well as the effect that lighting may have on the
surrounding neighborhood. Exterior lighting shall be evaluated in the development review process
to ensure that the functional and security needs of the project are met in a way that does not
adversely affect the adjacent properties or neighborhood. The degree to which exterior night
lighting affects a property owner or neighborhood will be examined considering the light source,
level of illumination, hours of illumination and need for illumination in relation to the effects of the
lighting on adjacent property owners and the neighborhood.
City of Fort Collins Lighting Code; 3.2.4 Site Lighting; (D) Design Standards: (3): Light sources
shall be concealed and fully shielded and shall feature sharp cut-off capability so as to minimize
up -light, spill -light, glare and unnecessary diffusion on adjacent property. Under -canopy fueling
areas shall feature flush -mount, flat lens light fixtures.
Total cutoff luminaries cannot meet IES or NPA illumination requirements because their light
distribution is to narrow. These luminaries do an excellent job of floor illumination, but fall short at
elevations above the pavement where vertical illumination on cars, walls, beams and ceilings is
required. Please review the attached documentation on the theory of lighting parking garages,
and kindly reconsider your position in this regard. This parking structure in this particular situation
is basically shielded on 3 of it's sides from the adjacent properties by the actual onsite buildings,
the fixtures them selves will sit inside the structural T framing members of the parking garage and
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Mr. Polson,
I am responding to your letter below in blue typeface for clarity. Please let me know if you have
any further questions.
Anne Aspen
Mrs. Aspen,
This e-mail will serve as a point of discussion in response to the city's staff review comments
noted for the Campus West Redevelopment below. The owners representative, Scott Addington,
requested I contact you directly to try and resolve these issues this week. If possible please take
a moment to review and answer our questions in this regard, please feel free to contact us by
phone if you have any questions (303)287-8091.
Department: Current Planning
Topic: Lighting Plan
Issue Contact: Anne Aspen
Number: 83 Created: 1 /20/2006
[1/20/06] I've circled areas on the plan that are too bright. Please tone them down.
Response:
City of Fort Collins Lighting Code; 3.2.4 Site Lighting; (D) Design Standards; (7): Maximum on -
site lighting levels shall not exceed ten (10) foot-candles, except for loading and unloading
platforms where the maximum lighting level shall be twenty (20) foot-candles.
There is no place on the site where the maintained footcandle rating exceeds this value, on what
basis are the areas too bright?
Response:
Fort Collins standards must be applied in the context of the project and site. The maximums you
quote above are too high for a low -density residential project in a residential context. Please see
also Section 3.5.1 (J)(2) and (5) which state:
(J) OperationallPhysical Compatibility Standards. The following conditions may be
imposed upon the approval of development applications to ensure that new
development will be compatible with existing neighborhoods and uses, including,
but not limited to, restrictions on:
(2) location on a site of activities that generate potential adverse impacts on adjacent
uses such as noise and glare;
(5) light intensity and hours of full illumination;
Number: 84
[1/20/06] LLF should be set at 1.0.
Response:
Created: 1 /20/2006