HomeMy WebLinkAboutMELDRUM OFFICE BUILDING - PDP - PDP130027 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW2009 International Building Code (IBC)
2009 International Residential Code (IRC)
2009 International Energy Conservation Code (IECC)
2009 International Mechanical Code (IMC)
2009 International Fuel Gas Code (IFGC)
2009 International Plumbing Code (IPC) as amended by the State of Colorado
2011 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI Al17.1-2003.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Use
1. Single Family; Duplex; Townhomes: 2009 IRC Chapter 11 or 2009 IECC Chapter 4
2. Multi -family and Condominiums 3 stories max: 2009 IECC Chapter 4.
3. Commercial and Multi -family 4 stories and taller: 2009 IECC Chapter 5.
Fort Collins Green Code Amendments effective starting 1-1-2012. A copy of these requirements
can be obtained at the Building Office or contact the above phone number.
City of Fort Collins
Building Services
Plan Review
416-2341
16. The parking structure should be sensitive to the light spill over into the alley and the residential
neighborhood to the west per 3.2.4 & 3.5.1(J).
Response: Comment pertains to separate Mixed -Use Parking Prolec
17. The proposed development project is subject to a Type 2 (Planning and Zoning Board) review and public
hearing. 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 me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other
City staff, would be present to facilitate the meeting.
Response: A neighborhood meeting was held on August 14.
18. Please seethe Development Review Guide atwww,fcgov.com/drg. This online guide features a color
coded flowchart with comprehensive, easy to read information on each step in the process. This guide
includes links to just about every resource you need during development review.
19. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code
(LUC), including Article 3 General Development Standards. The entire LUC is available for your review on
the web at http://www.colocode.com/ftcollins/landuse/begin.htm.
20. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard
Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of
the LUC for more information on criteria to apply for a Modification of Standard.
21. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
22. The request will be subject to the Development Review Fee Schedule that is available in the Community
Development and Neighborhood Services 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.
23. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
Pre -Submittal Meetinqs for Building Permits
Pre -Submittal meetings are offered to assist the designer/builder by assuring, early on in the
design, that the new commercial or multi -family projects are on track to complying with all of the
adopted City codes and Standards listed below. The proposed project should be in the early to
mid -design stage for this meeting to be effective and is typically scheduled after the Current
Planning conceptual review meeting.
Applicants of new commercial or multi -family projects are advised to call 416-2341 to schedule a
pre -submittal meeting. Applicants should be prepared to present site plans, floor plans, and
elevations and be able to discuss code issues of occupancy, square footage and type of
construction being proposed.
Construction shall comply with the following adopted codes as amended:
sandstone, and visual connection with existing civic buildings.
Response: Sandstone pavers are proposed for the front entry to relate to existing conditions of the area.
7. Sec. 3.5.1 regarding Building and Project Compatibility requires buildings "either be similar in size and
height, or, if larger, be articulated and subdivided into massing that is proportional to the mass and scale of
other structures, if any, on the same block face, abutting or ADJACENT, to the subject property." This
means a special consideration of the much smaller houses across the alley to the west needs to be
incorporated into the parking structure design. Sec. 3.5.1 (H) regarding Land Use Transition requires buffer
yards and passive open space to enhance the separation between uses. The parking strucure would
better serve these requirements by setting back further from the alley and incorporating existing trees and
high levels of landscaping. Also, the structure design should be articulated and follow the design
standards as required on the front of the structure.
Responseto separate Mixed -Use Parking Project
8. Sec. 3.5.1(G) Building Height Review requries that a height, view, shadow and light, privacy and
neighborhood scale study be conducted and submitted as part of the proposal.
Response: A supplemental package has been provided with this submittal showing several views, a shadow
study and scale analysis.
9. Please expand on the use and purpose of the 450 space parking structure. It seems that it is planned to
serve more than only the proposed development. Is it public? Will it be used for the other Otterbox
buildings in this area?
Response: Comment pertains to separate Mixed -Use Parking Project.
10. Sec. 3.5.3(D) and (E)(2) requires variation in massing. Although the commercial elements are well
articulated, the parking structure along Oak Street and the alley needs further articulation.
airs to separate Mixed -Use Parking Project
11. The Development Standards for the TOD Overlay Zone only apply to property south of Prospect witht the
exception of 3.10.4(D) regarding Parking Structure Design. This section provides some requirements to
avoid or mitigate pedestrian/auto conflicts, as well as pedestrian oriented design.
Response: Comment pertains to separate Mixed -Use Parking Protect
12. This area has a large amount of mature trees. Please provide a landscape plan outlining a tree mitigation
plan and consider preserving as many as possible.
Response: Ripley Design walked the site with the City Forester to do a tree inventory and establish mitigation.
A plan has been created and submitted with the PDP. Two large existing street trees are being preserved with
this project.
13. Bike parking is required per Sec. 3.2.2(C)(4).
Response: Bicycle spaces for office buildings are 1/4000sf. This 42,000 sf office building requires 11 spaces.
There are 14 indoor spaces being proposed with this project being accessed from a door on the west side of the
building. In addition, numerous indoor and outdoor spaces are being proposed with the mixed -use parking
garage project immediately south that will greatly exceed the requirement and serve both projects.
14. In order to evaluate compatibility and context, please provide elevations of proposed buildings with
adjacent existing buildings and provide sections from existing single-family houses to the west through the
proposed building.
Response: Comment pertains to separate Mixed -Use Parking Project.
15. If the two buildings are to be developed separately, the wall that faces the south/north will have to meet all
design standards.
Response. Comment pertains to separate Mixed -Use Parking Project.
Response: A fire pump will be required for the building at 111 Meldrum. Our electrical engineer will contact the -
city for details.
4. Coordinate the meter and transformer locations with Light and Power Engineering.
Response: Acknowledged
Current Planning
Contact: Seth Lorson, 970-224-6189, slorson(a)fcgov.com
1. The proposed project is in the Canyon Avenue Subdistrict of the Downtown Zone District and the
Transit -Oriented Development Overlay Zone (TOD). The proposed uses of the two separate structures are
as follows:
6 Story Office Building: Administrative Review (Type 1), BUT if it is taller than 6 stories or 85' or greater than
25,000 square feet then it is subject to approval by the Planning and Zoning Board (Type 2).
Retail/Parking Structure: Type 2
Type 2 projects a neighborhood meeting is required 10 days prior to submittal, please contact me to
schedule.
2. To mitigate the sheer height of the six story building on Meldrum, a larger stepback should occur at the
fourth floor to make it more consistent with the existing building on the corner and be more human scale.
Response: The massing of the building has been articulated more effectively on the east elevation to break
down the overall massing. A patio has been created by pushing back the massing on the northeast corner of the
fifth floor. Additionally, the massing of the sixth floor has been adjusted to be less visible from the street level
3. There are many opportunities for this building to provide ground level courtyards and/or plazas as required
in 4.16(D)(5)(b)&(E)(1)(c) and 3.10.3(C).
Response: An entry plaza made up of sandstone pavers is proposed.
4. Div. 4.16(D)(5)(e) requires high quality materials for the full height of the building on street -facing facades.
Additionally, Sec. 3.5.3(E)(2)(a)(3) requires that all sides of the building "shall include materials and design
characteristics consistent with those on the front." Thus, the parking structure on the alley needs to be
treated with high quality materials consistent with the front.
Response. f,ll exterior finisnes will be made of high quality materials, refer to the elevations for materials. The
parking structure and alley are part of the separate Mixed -Use Parking Garage Project,
5. The parking structure shall meet the design criteria found in Div. 4.16.(D)(6). This includes providing retail
and other uses along the pedestrian frontage (including on Oak Street), architectural elements that
encourage pedestrian activity and human scale, auto entrances to minimize pedestdanlauto conflict, and
specifically (d) "the architectural design of structures shall be compatible in architectural design with
adjacent buildings in terms of style, mass, material, height, roof pitch, and other exterior elements." This is
in specific reference to the single-family houses directly to the west.
:;omment pertains to separate Mixed -Use ParKing Project
6. Div. 4.16(F) contains special provisions for the Civic Center Subdistrict. This includes a Civic Spine
concept as outlined in the Downtown Civic Center Master Plan (this proposal is outside the spine), use of
and is now approximately 40' long.
12. Is the parking structure proposed intended to be public or private parking or a combination? Preliminary
internal discussion suggests that there has been no public/private agreements made or in the works at
this point.
Response: Comment pertains to separate Mixed -Use Parking Garage Project.
13. The overhang at the main entrance extends into the Public Right of Way. The City is currently in the
process of creating guidelines to determine what encroachments require a revocable permit and which
require a right of way easement. Right now this appears to be more consistent to requiring an easement
which will need to be approved by City Council.
Response. T ne design team wail provide an easement for the overnangicanopy. wortnern engineering wui provide
exhibits as required.
14. The sidewalk at the overhang canopy should extend underneath the canopy as well as wraparound the
front of it. This is to allow a straight path for pedestrians along the public sidewalk.
Response: The main entry to the building will have a covered structural extension that will naturally flow into the
sidewalk and direct pedestrian traffic away from and around the building entry. Security, safety and comfort are
extremely important with the design of the entry. The concept of diverting the sidewalk allows a landscaped buffer
from the entry of the building to the casual pedestrian and adds context to the overall street scape.
15. It appears that the office building will be gaining access through the back parking lot via the alley. Does
the owner of this project own the property that access will be needed to be granted through? If the
property is not owned by the same owners than an access easement will need to be provided if there is
not already one.
Response: An existing access easement is currently in place, however, it will need to be revised with this
redevelopment. A letter of intent from this property owner will be provided prior to hearing. The revised
easement will be executed prior to recordation of the Subdivision Plat.
16. Parking garage vehicle entrances can be a safety concern to pedestrians on sidewalks adjacent to these
entrances. Consider recessing the vehicle entrance to provide sight distance for vehicles exiting.
Response: Comment pertains to separate Mixed -Use Parking Garage Project.
17. It appears that the Alley adjacent to this project is currently paved. However, the condition of the alley
will need to be documented and could potentially need to be brought up to standards or repaired as a
part of this project.
Response: Comment pertains to separate Mixed -Use Parking Garage Project.
Department: Electric Engineering
Contact: Justin Fields, 970-224-6150, lfields(a)fcgov.com
1. There is a utility easement in the Northwest corner of lot 5 block 81. The equipment in this easement will
have to be relocated and it is likely that a new utility easement will need to be granted. In addition, there
are electric lines in the alley which may be in conflict if there is excavation that will occur in the alley.
Coordinate this relocation with Light and Power Engineering, 970-221-6700.
Response: Acknowledged
2. System modification charges and development charges will apply, contact Light and Power Engineering
for an estimate of these charges.
Response: Acknowledged
3. If a fire pump is required, contact Light and Power Engineering for the wiring requirements on the pump.
Please contact Matt Baker at 224-6108 if you have any questions.
Response: Acknowledged
2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional
information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php
Response: Check turned in at submittal.
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.
Response: Acknowledged
4. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and
determine if a traffic study is needed for this project. In addition, please contact Transportation Planning
for their requirements as well.
Response: Held scoping meeting with traffic staff to determine scope of the traffic study.
5. Any public improvements must be designed and built in accordance with the Larimer County Urban Area
Street Standards (LCUASS). They are available online at:
hftp://www.larimer.org/engineednq/GMARdStds/UrbanSt.htm
Response: The proposed rain garden and streetscape enhancements are not addressed in LCUASS.
6. This project is responsible for dedicating any right-of-way and easements that are necessary for this
project. At this time it appears that no additional right of way will be required for this project.
Response: Agreed. No additional right-of-way dedication is necessary. Off -site easements and/or
encroachments require further discussion.
7. Utility plans will be required and a Development Agreement will be recorded once the project is
finalized.
Response: Acknowledged
8. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
Response: Acknowledged
9. A utility coordination meeting on this site is suggested. Utility coordination meetings if requested are
typically scheduled after the preliminary submittal of the project, but can be scheduled prior to submittal
upon request. Please provide a site plan with preliminary utility layout for routing with the meeting notice.
If you are interested in having a utility coordination meeting, please contact the development review
engineer for scheduling.
Response: The Applicant requests a Utility Coordination Meeting following the first Staff Review of the PDP.
10. From the renderings it appears that Oak Street and Meldrum Street intersection is improved to an
enhanced pedestrian amenity. Is it intended with this project that this intersection be improved to this
condition?
Response: Comment pertains to separate Mixed -Use Parking Garage Project.
11. There is an initial concern with the parking spaces that are being proposed to be removed along
Meldrum Street near the intersection of Mountain Ave. Is the property on the comer at 401 Mountain Ave
also owned by this projects owner? If both properties are under the same ownership than the proposed
removal of parking could be supported. Additionally the loading zone parking space provided does not
appear large enough for commercial deliveries as mentioned.
Response: Yes, both properties have the same ownership group. The drop-off zone has been increased in size
2006 International Fire Code 504.3
;aonse: _ iepa s to the roof will be provided through a 48"x48" roof hatch and access ladder
from central staircase/shaft. The ladder was recommended by Jim Lynxwiler in a meeting on 8/16/13 with VFLA.
A variance letter will need to be approved through the building department to allow this to occur.
9. PREMISE IDENTIFICATION
New and existing buildings shall be plainly identified. Address numbers shall be visible from the street
fronting the property, plainly visible, and posted with a minimum of six-inch numerals on a contrasting
background.
2006 International Fire Code 505.1
Response .Address numbers are shown on the exterior elevations
10. KEY BOXES REQUIRED
Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in approved location(s)
on every new building equipped with a required fire sprinkler or fire alarm system. The top shall not be
higher than 6 feet above finished floor.
2006 International Fire Code 506.1 and Poudre Fire Authority Bureau Policy 88-20. The number and
location of Knox Boxes on these structures may be addressed at time of building permit.
Resno—, -oxes will be provided. One on the east elevation and or vest elevation.
11. COMMERCIAL KITCHEN HOODS
A Type I hood shall be installed at or above all commercial cooking appliances and domestic cooking
appliances used for commercial purposes that produce grease vapors.
2006 International Fire Code 609.2. This may be addressed at time of building permit,
iere are no commer,
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex(cDfcgov.com
1. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4)
protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree
having DBH (Diameter at Breast Height) of six inches or more. As several of the trees within this site
have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City
Forester (221 6361) to determine the status of the existing trees and any mitigation requirements that
could result from the proposed development.
Response: Ripley Design walked the site with the City Forester to do a tree inventory and establish mitigation.
A plan has been created and submitted with the PDP. Two large existing street trees are being preserved with
this project.
2. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3),
requires that you use native plants and grasses in your landscaping or re landscaping and reduce
bluegrass lawns as much as possible.
Response: The project's landscape will use many native plants and employ a low-water approach.
Department: Engineering Development Review
Contact: Andrew Gingerich, 970-221-6603, as ingerich(a�fcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit.
4. AUTOMATIC FIRE SPRINKLER SYSTEM
Both mixed use buildings will require a full NFPA 13 automatic fire sprinkler system under a separate
permit.
FIRE STANDPIPE SYSTEM
Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 or
the 2006 International Fire Code. Approved standpipe systems shall be installed throughout buildings
where the floor level of the highest story is located more than 30 feet above the lowest level of fire
department vehicle access, or where the floor level of the lowest story is located more than 30 feet
below the highest level of fire department vehicle access. The standpipe system shall be capable of
supplying at minimum of 100 psi to the top habitable floor. An approve fire pump may be required to
achieve this minimum pressure.
2006 International Fire Code Sections 905 and 913
Standpipes will be required in the stairwells of the four story parking garage.
Response: Comment pertains to separate project
5. GROUP S-2 AUTOMATIC SPRINKLER SYSTEM REQUIREMENTS
An automatic sprinkler system shall be provided throughout buildings classified as enclosed parking
garages (Group S-2 occupancy) in accordance with IBC 406.4 OR where located beneath other groups.
Exception: Enclosed parking garages located beneath Group R3 occupancies.
2006 International Fire Code 903.2.9 & 903.2.9.1
Response The building at 111 Meldrum will be fully sprinklered.
6. FDC
Fire Department Connections shall be installed in accordance with NFPA standards. Fire department
connections shall be located on the street side of buildings, fully visible and recognizable from the street
or nearest point of fire department vehicle access. The location of the FDC shall be approved by the fire
department.
2006 International Fire Code 912.2
Response: The proposed FDC location is shown pursuant to a meeting with PFA.
7. STRUCTURES EXCEEDING 30' (OR THREE OR MORE STORIES) IN HEIGHT
In order to accommodate aerial fire apparatus access, required fire lanes shall be 30 foot wide minimum
on at least one long side of the building. At least one of the required access routes meeting this
condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and
shall be positioned parallel to one entire side of the building.
2006 International Fire Code Appendix D; Poudre Fire Authority Administrative Policy 85-5
Aerial apparatus access is essential to firefighter roof access and rescue functions in the event of a fire.
As the constraints of the site do not allow for this requirement to be met, further discussion is needed to
determine how the intent of the fire code may be upheld by offsetting measures.
Response. The width trom the building to the fire lane is larger than 30'-LT. See site plan for distance. To offset
/mitigate the distance, one stair shaft of the building will be equipped with a communication system and areas of
refuge on each level with in the stair shaft.
8. ROOF ACCESS
New buildings four or more stories in height shall be provided with a stairway to the roof. Stairway access
to the roof shall be in accordance with IFC 1009.12. Such stairways shall be marked at street and floor
levels with a sign indicating that the stairway continues to the roof.
Department: Historical Preservation
Contact: Josh Weinberg, 970-221-6206, jweinberg(a fcgov.com
1. This project has the potential to affect several properties that are individually eligible for designation as
Fort Collins Landmarks. Therefore the project will be reviewed for compliance with LUC Section 3.4.7,
Historic and Cultural Resources.
2. Section 3.4.7. is intended to ensure that, to the maximum extent feasible: (1) historic sites, structures or
objects are preserved and incorporated into the proposed development and any undertaking that may
potentially alter the characteristics of the historic property is done in a way that does not adversely affect
the integrity of the historic property; and (2) new construction is designed to respect the historic character
of the site and any historic properties in the surrounding neighborhood. The western wall of the parking
structure is of particular importance in regards to compliance with this code section.
Response. The materials of the 111 Meldrum office building will be made of hign quality products including
natural cut stone and brick along the lower floors to incorporate into the downtown urban fabric.
3. The applicant is encouraged to take advantage of complimentary reviews with the Landmark Preservation
Commission Design Review Subcommittee very early in the project. These may be arranged by
contacting staff.
Response: VFLA and the owner has met with Josh Wienburg on two occasions to discuss the materials of the
project.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler(a�poudre-fire.org
1. PUBLIC -SAFETY RADIO AMPLIFICATION SYSTEM
New buildings or building additions that cause the building to be greater than 50,000 square feet will
require a fire department, emergency communication system evaluation after the core/shell but prior to
final build out. For the purposes of this section, fire walls shall not be used to define separate buildings.
Where adequate radio coverage cannot be established within a building, public -safety radio amplification
systems shall be designed and installed in accordance with criteria established by the Poudre Fire
Authority. Poudre Fire Authority Bureau Admin Policy #07-01. This evaluation shall also apply to the
proposed four story parking garage.
dent per_, aarate Mixed -Use Parking Project. The office building at 111 Meldrum Street
s under 50,000 sf at 42,000 st.
2. HIGH-RISE BUILDINGS
Should an occupied floor exceed 75' above the lowest level of fire department vehicle access, the
building shall also comply with Sections 914.3.1 though 914.3.5 of the IFC.
nc,r -k� top fir_ 0`n'lc + -!Aoartment vehicle access.
3. WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of occupancy.
COMMERCIAL: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300
feet to the building, on 600-foot centers thereafter.
2006 International Fire Code 508.1 and Appendix B
Response: After meeting with PFA, it was determined that no additional hydrants are necessary.
2. A drainage report, erosion control report, and construction plans are required and they must be prepared
by a Professional Engineer registered in Colorado. The drainage report must address the four -step
process for selecting structural BMPs. Standard operating procedures (SOPs) for all onsite drainage
facilities need to be prepared by the drainage engineer and there is a final site inspection required when
the project is complete and the maintenance is handed over to an HOA or another maintenance
organization. The erosion control report requirements are in the Fort Collins Stormwater Manual, Section
1.3.3, Volume 3, Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this
section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or tschlam(a fcgov.com.
Response: Acknowledged
3. Also when a site is completely redeveloped (scraped) the standard requirement is to provide onsite
detention 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. A variance to the 2 year historic release rate maybe
justified if the site has been paying fees for a higher imperviousness. Please contact Jean Pakech at
221- 6375 to determine the present Stormwater fees and runoff coefficient category.
Response: Acknowledged
4. Fifty percent of the site runoff is required to be treated using the standard water quality treatment as
described in the Fort Collins Stormwater Manual, Volume 3 - Best Management Practices (BMPs).
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gu idelines-regulati
ons/stormwater-criteria) Extended detention is the usual method selected for water quality treatment;
however the use of any of the BMPs is encouraged.
Response: Acknowledged
5. Low Impact Development (LID) requirements went into effect March 11, 2013. These require a higher
degree of water quality treatment for 50% of the new impervious area and 25% of new paved areas must
be pervious. Please contact Basil Harridan at 224-6035 or bhamdan@fcgov.com for more information.
There is also more information on the EPA web site at: http://water.epa.gov/polwaste/green/bbfs.cfm?
goback=. gde_4605732_member_219392996.
Response: Acknowledged
6. There is a storm drain in Meldrum with an inlet at the NW comer of Meldrum and Oak that can provide a
deeper drainage outfall or the site can drain to the surrounding streets.
Response: Acknowledged
7. The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.14671sq.-ft.) for new impervious
area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.-ft.) review fee. No fee is charged for
existing impervious area. These fees are to be paid at the time each building permit is issued.
Information on fees can be found on the City's web site at
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or
contact Jean Pakech at 221- 6375 for questions on fees. There is also an erosion control escrow
required before the Development Construction permit is issued. The amount of the escrow is
determined by the design engineer, and is based on the site disturbance area, cost of the measures, or
a minimum amount in accordance with the Fort Collins Stormwater Manual.
Response: Acknowledged
8. The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan
as well the Fort Collins Stormwater Manual.
Response: Acknowledged
LUC 3.2.4 A lighting plan is required this should include a photometric site plan with catalog cut -sheets.
Response: Lighting plan provided with PDP submittal.
6. LUC 3.5.1(I) Mechanical/Utility equipment (vents, flues, conduit, RTU's/ac, boxes, meters, transformers...)
locations shall be identified on the plans with notes on how such equipment is screened and painted.
Response. Mechanical equipment will be located ment of 111 [Je,drum ouilding. The mechanical
vents will be painted to match the stone it's adjacent to. See the exterior elevations for locations.
7. LUC 3.5.1(G) Any building/structure over 40ft in height shall require a special height review this includes
both a visual analysis and shadow analysis (see section for further details).
Response: A supplemental package has been provided with this submittal showing several views, a shadow
study and scale analysis.
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington(a)fcgov.com
1. Existing water mains and sanitary sewers in this area include 4-inch water main in Meldrum, a 6-inch water
main in Oak and an 8-inch sewer in the N/S alley to the west.
Response: Acknowledged,
2. There is an existing'/. -inch water service to the building at 111 S Meldrum and an existing %-inch
irrigation water service to the parking lot area.
Response: Acknowledged.
3. The 4-inch water main in Meldrum likely does not have adequate capacity or a fire line for the 6-story
office building. Further discussion regarding a developer repay for a water main improvement in
Meldrum will be needed.
Response: It is understood that the City will be replacing the 4-inch water main with an 8-inch main in the near
future.
4. The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards
Response: Noted, the project will employ a low-water approach.
5. Development fees and water rights will be due at building permit. Credit will be allowed for the existing
water/sewer accounts on the property.
Response: Acknowledged.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter(a)fcgov.com
1. It is important to document the existing impervious area since drainage requirements and fees are based
on new impervious area. An exhibit showing the existing and proposed impervious areas with a table
summarizing the areas is required prior to the time fees are calculated for each building permit.
Response: An exhibit depicting the requested information has been included.
Contact: Noah Beals, 970-416.2313, nbeals(a)fcgov.com
Land Use Code (LUC) 4.16(D)(1) A landscape setback is required on along all block faces at a width that
is adequate for the health and visibility of proposed plant materials.
Response: The landscape bed varies from 4' to 15' in front of the building facing Meldrum. This distance is
viable for the healthy growth of substantial shrubs and ornamental grasses.
LUC 4.16(D)(5)(d) Section 3.5.3 applies
Response: Noted, this section has been taken into account.
LUC 4.16(E)(c) Buildings at 4 stories or taller require ground floor open space that is highly visible, and
easily accessible to the public and promote a comfortable human sense of proportionality between
individual and environment.
Response. h patio at the ground level will be proviaee at the northeast corner of the protect. It relates to the
existing building face of the property at 401 W. Mountain and continuity between the two is intentional. The patio
will surrounded on the east side with landscape to help promote a human scale.
2. LUC 3.5.3(E)(2)(a)1. No wall that faces a connecting walkway shall have a blank, uninterrupted length
exceeding 30 ft (see section for options).
Not sure if the North wall of the parking garage is meeting this standard.
Response: See exterior elevations for design of walls -'ir i i ,,i structure is not included in this submittal.
3. LUC 3.2.2(K)(2)(a) This section requires parking maximums for non-residential uses, this section does
allow for alternative compliance to allow more than the maximum.
Response: Parking for the office users is planned to be located in the parking structure proposed under a
separate project to the south. There are also 6 private spaces in the ground floor of the office building, accessed
via an access easement from the west.
LUC 3.2.2(L) Standard stall dimensions start at 19'x9' and two-way drive aisles are 24' in width. With 450
off street parking spaces at least 9 of those are required to be accessibility spaces and at least one
accessibility space shall be van accessible.
Response. Comment pertains to separate Mixed -Use Parking Project
LUC 3.2.2(C)(4) A certain number of bicycle spaces both fixed and enclosed are required.
Response: Bicycle spaces for office buildings are 1/4000sf. This 42,000 sf office building requires 11 spaces.
There are 14 indoor spaces being proposed with this project being accessed from a door on the west side of the
building. In addition, numerous indoor and outdoor spaces are being proposed with the mixed -use parking
garage project immediately south that will greatly exceed the requirement and serve both projects.
4. LUC 3.2.5 An enclosure for both trash and recycling is required. Such enclosure shall be designed with
walk-in access without having to open the main service gate and located on a concrete pad at least 20ft
from a public sidewalk.
Response: An enclosure for both projects is proposed with Mixed -Use Parking Garage Project.
Where is the enclosure for the retail/parking structure?
Response: Comment pertains to separate Mixed -Use Parking Garage Project.
5. LUC 3.2.1 A landscaping plan is required this shall include but not limited to foundation plantings and
street trees.
Response: Landscape provided with PDP submittal.
Crty°f
F&I Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins. CO 80522
970.221.6750
970224.6134 - fax
fcgov. com
July 19, 2013
Brandon Grebe
416WOak St
Fort Collins, CO 80521
Responses for Meldrum Office Building:
Planning- Ripley Design Inc
Civil- Northern Engineering
Architecture- VFL.A
Traffic- Delich Associates
Note: This comment letter was for two separate projects that went through Conceptual Review together for contextual
purposes. This response letter is only for the Meldrum Office Building. Responses for comments pertaining to the
Mixed -Use Parking Garage will be provided at the time of its submittal.
Re: 111 S Meldrum St - Mixed Use
Description of project: This is a request for a mixed -use development located at 111 Meldrum Street
(Parcel #s 97114-11-006 & 97114-56-003). The project consists of two separate buildings. The northern
building would be offices, 6 stories and 42,000 square feet. The existing building at this location would be
deconstructed. A second building would be constructed further south on an existing surface parking lot. This
building would consist of a 2 story structure with retail, office and restaurant space. A 4-story, 450 space
parking garage is attached to the building to the west. The site is located in the Canyon Avenue subdistrict of
the Downtown Zone District (D). The proposal is subject to Planning & Zoning Board (Type 2) review.
Please see the following summary of comments regarding the project request referenced above. 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 have any questions regarding these comments or the next steps in
the review process, you may contact the individual commenter or direct your questions through the Project
Planner, Seth Lorson, at 970-224-6189 or slorson@fcgov.com.
Comment Summary:
Department: Zoning