HomeMy WebLinkAboutCANYON PLACE (331 S. MELDRUM ST.) - PDP - PDP120023 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCommunity Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 � fax
fcgov.com/developmentreview
May 16, 2012
Steve Schroyer
Blue Ocean Enterprises
416 W. Oak St
Fort Collins, CO 80521
RE: 331 Meldrum Street � New Office Building, PDR120004, Round Number
Please see the following summary of comments from City staff and outside reviewing agencies for your
submittal of the above referenced project. If you have questions about any comments, 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: Current Planning
Contact: Seth Lorson, 970�224�6189, slorson@fcgov.com
Topic: Building Elevations
Comment Number: 1 Comment Originated: 05/15/2012
05/15/2012: Upper floor stepbacks (Sec. 4.16(D)(b)2): The upper floors to the west need to
step back in order to give reverence to the existing building on the corner. An modification will
be required due to not providing upper floor (above established base) stepbacks along the
south side. The massing along the south side may have to be reduced to provide "an
emphasis on pedestrian scale in sidewalks and outdoor spaces..."
Response:
Proposed building design has been modified to include an exterior covered terrace at the
southwest corner that creates a reduction in mass at the upper floor in order to provide the
requested reverence to the existing building. Also, note that the new building is closest to the
existing building at the middle of the west façade and the setback distance is increased toward the
north and south to provide increased relief between the existing and new buildings.
Topic: General
Comment Number: 7 Comment Originated: 05/15/2012
05/15/2012: The north facade appears to have a large expanse of non�articulated or defined
wall. This area needs to to be similarly designed with the rest of the building (Sec. 3.5.3(D)(2)
(a)3.).
Response:
Proposed building design has been modified to include more articulation in this area, with the use
of multiple materials and planes, and no material comprising more than 25 lineal feet of wall area.
Comment Number: 8 Comment Originated: 05/15/2012
05/15/2012: For more information regarding potential Downtown Development Authority
investment, please contact Todd Dangerfield, DDA Project Manager, tdangerfield@fcgov.com,
970�419�8254.
Comment Number: 9 Comment Originated: 05/15/2012
05/15/2012: In the spirit of the "accepted architectrual identity of Otter Box" some curved
architectural elements will help provide individual character, continuity with Otter Box
headquarters and the extisting building at Magnolia and Canyon.
Response:
The design team and Owner have made the choice not to incorporate the curved elements of the
Headquarters Building into the architecture of this building, to allow for a unique identity within a
family of architectural style.
Topic: Landscape Plans
Comment Number: 2 Comment Originated: 05/15/2012
05/15/2012: Landscaped setbacks are required along the block face per Sec. 4.16(D)(1).
Response:
Landscaped setbacks are provided. Refer to landscape plan.
Topic: Site Plan
Comment Number: 3 Comment Originated: 05/15/2012
05/15/2012: Please justify how the proposed "plaza" meets the definition in the Land Use
Code (4.16(E)(1)c): "...for the general public. Such space must be highly visible and easily
accessible to the public and must include features that express and promote a comfortable
human sense of proportionality between the individual and the environment..." Also, see Sec.
3.10.3(c).
Response:
A public plaza space will be provided between the existing building and the proposed building
including paving that stretches from Canyon Street over to Magnolia Street. The plaza will
including special paving that compliments the building materials, natural landscaping, seating,
lighting and potentially a small water feature or sculptural elements. This proposed area will be
highly visible and easily assessable to the general public
Cmment Number: 4 Comment Originated: 05/15/2012
05/15/2012: Streetscape improvements are required, including but not limited to, sidewalks,
street trees in sidewalk cutouts with tree grates, planters, seating, and pedestrian light fixtures
(Sec. 3.10.4(A).
Response:
Streetscape improvements will be addressed as part of the overall improvements. The plans will
blend with existing streetscape elements and add new elements as needed or per requirements.
Comment Number: 5 Comment Originated: 05/15/2012
05/15/2012: "On�street parking shall be defined by landscaped curb extensions or bulb�outs.
Conventional or enchanced crosswalks shall be provided at all intersections. (Sec. 3.10.4(B)
Response:
The on�street diagonal parking along Magnolia Street is located within the 100�yr floodway for the
Old Town Basin. Adding raised curb extensions will likely cause a rise in the base flood elevation,
and therefore, would not be allowed. There is no on�street parking on the Meldrum side due to
the limited frontage and proximity to the intersection. The existing crosswalks will remain at this
intersection.
Comment Number: 6 Comment Originated: 05/15/2012
05/15/2012: No parking is proposed with this application and per the Land Use Code no
parking is required for the proposed uses in this development but parking needs will still be
generated. How do you propose to park this 48,000 square foot building?
Department: Engineering Development Review
Contact: Tyler Siegmund, 970�416�2779, tsiegmund@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 05/15/2012
05/15/2012: 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.
Response:
Acknowledged.
Comment Number: 2 Comment Originated: 05/15/2012
05/15/2012: 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:
Acknowledged.
Comment Number: 3 Comment Originated: 05/15/2012
05/15/2012: The existing driveway cuts will need to be removed if they are no longer being
used to access the parking lots.
Response:
The two driveway cuts along Magnolia will be abandoned and replaced with vertical curb. Please
note the new driveway and curb cut proposed on Canyon Avenue.
Comment Number: 4 Comment Originated: 05/15/2012
05/15/2012: This site has high�backed curb, please keep this in mind when replacing or
adding handicap ramps at the corner or as needed for on�street handicap spaces.
Response:
Acknowledged. There is no intention at this time to modify handicap ramps or handicap parking
spaces within the public right�of�way at this time.
Comment Number: 5 Comment Originated: 05/15/2012
05/15/2012: Responsible for restriping of the parking stalls and curbing on the street with the
removal of the driveways and possible new parking configuration
Response:
Acknowledged.
Comment Number: 6 Comment Originated: 05/15/2012
05/15/2012: 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.
Comment Number: 7 Comment Originated: 05/15/2012
05/15/2012: 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.
Comment Number: 8 Comment Originated: 05/15/2012
05/15/2012: Any public improvements must be designed and built in accordance with the
Larimer County Urban Area Street Standards (LCUASS). They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
Response:
Acknowledged.
Comment Number: 9 Comment Originated: 05/15/2012
05/15/2012: This project is responsible for dedicating any right�of�way and easements that are
necessary for this project.
Response:
No additional right�of�way or public utility easements are expected with this project. We kindly request the
scheduling of a Utility Coordination Meeting at the providers’ earliest convenience to confirm the validity of
the easement assumption.
Comment Number: 10 Comment Originated: 05/15/2012
05/15/2012: Construction plans will be required.
Response:
Acknowledged.
Comment Number: 11 Comment Originated: 05/15/2012
05/15/2012: A Development Agreement is required and will be recorded once the project is
finalized with recordation costs paid for by the applicant.
Response:
Acknowledged.
Comment Number: 12 Comment Originated: 05/15/2012
05/15/2012: A Development Construction Permit (DCP) will need to be obtained prior to starting
any work on the site.
Comment Number: 12 Comment Originated: 05/15/2012
05/15/2012: The information indicated that a basement is planned for the proposed building.
Consideration of the design and construction process in relation to the property line must be
taken into account. No tie backs, footings or structures (permanent or temporary) are to
encroach on public property or utility easements. Avoid all damages to existing city trees.
Response:
Acknowledged.
Department: Environmental Planning
Contact: Lindsay Ex, 970�224�6143, lex@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 05/11/2012
05/11/2012: 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. If any trees on 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 as the result of development impacts.
Comment Number: 2 Comment Originated: 05/11/2012
05/11/2012: 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:
It is our intent to use native plants and grasses where possible and to minimize lawns areas.
Department: Light And Power
Contact: Justin Fields, 970�224�6150, jfields@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 05/15/2012
We will need a completed C�1 form and a one�line diagram. The C�1 form is available online at
http://www.fcgov.com/utilities/img/site_specific/uploads/c�1_form.pdf.
Response:
Acknowledged.
Comment Number: 2 Comment Originated: 05/15/2012
The meter location (and the new transformer location if applicable) will need to be coordinated
with Light and Power Engineering (970) 221�6700. Note that currently there is approximately six
feet between the wall of the trash enclosure and the front of our existing transformers. Our
standard is eight feet of clearance. We would like explore options to correct this situation
during the redevelopment of these lots.
Response:
Acknowledged.
Comment Number: 3 Comment Originated: 05/15/2012
Contact Light and Power Engineering for the fire pump wiring requirements.
Response:
Acknowledged.
Comment Number: 4 Comment Originated: 05/15/2012
Contact Light and Power Engineering for an estimate of system modification and development
charges.
Response:
Acknowledged.
Comment Number: 5 Comment Originated: 05/15/2012
Service to the street light on Magnolia may need to be rerouted due to the new building foot
print.
Response:
Acknowledged.
Comment Number: 6 Comment Originated: 05/15/2012
It will be the responsibility of the developer to relocate the service to 318 Canyon if needed.
Response:
Acknowledged.
Comment Number: 7 Comment Originated: 05/15/2012
Gary Schroeder (221�6395), with the design assistance program, is a resource for ideas to help
manage the building’s energy consumption.05/15/2012:
Response:
Acknowledged.
Comment Number: 8 Comment Originated: 05/16/2012
Platting is recommended to record utility easements needed for the reconfiguration of the lots.
Response:
Acknowledged.
Department: PFA
Contact: Ron Gonzales, 970�221�6635, rgonzales@poudre�fire.org
Topic: General
Comment Number: 1. Comment Originated: 05/16/2012
05/16/2012: This is a 5 story buildling. Therefore, it shall be fully fire sprinklered with a full 13
system.
Response:
Acknowledged.
Comment Number: 2 Comment Originated: 05/16/2012
05/16/2012: The address shall be visible from the street fronting the property. Minimum 6 inch
numerals posted on a contrasting background.
Response:
Acknowledged.
Comment Number: 3. Comment Originated: 05/16/2012
05/16/2012: A standpipe system and fire pump support is required for the building; and
required to provide 100 psi to the standpipe on the highest habitable floor.
Response:
Acknowledged.
Comment Number: 4 Comment Originated: 05/16/2012
05/16/2012: The water supply for this project is to be 1500 gpm @ 20 psi through a hydrant
system within 300 feet of the building, and on 600 foot centers.
Response:
Acknowledged.
Comment Number: 5 Comment Originated: 05/16/2012
05/16/2012: Because the main entry is off of the plaza, PFA would entertain emergency access
through the plaza.
This topic requires discussion with the client.
Response:
Acknowledged.
Comment Number: 6 Comment Originated: 05/16/2012
05/16/2012: If the bridge is built and emergency access is granted through the plaza, a clear
heighth of 14 feet is required so no overhead obstsructions are presented.
Response:
Acknowledged.
Comment Number: 7 Comment Originated: 05/16/2012
05/16/2012: This building shall be tested to determine if radio amplification will be required.
Contact Ron at 416�2864
Response:
Acknowledged.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970�224�6065, gschlueter@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 05/15/2012
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 is required.
Response:
Please see documentation attached to the drainage letter.
Comment Number: 2 Comment Originated: 05/15/2012
Since there is less than 5000 square feet of new impervious area, a drainage letter should be
sufficient to document the existing and proposed drainage patterns. A grading and
construction erosion control plan is required. The erosion control requirements have been
updated in the Stormwater Design Criteria Section 1.3.3. If you need clarification concerning
this section, please contact the Erosion Control Inspector, Jesse Schlam at 224�6015 or
jschlam@fcgov.com.
Response:
Acknowledged. Since the limits of disturbance exceed 10,000 square feet, it is assumed that a
comprehensive Erosion Control Plan & Report will be required.
Comment Number: 3 Comment Originated: 05/15/2012
Water quality treatment is provided for this site in the Udall Natural Area water treatment facility.
However onsite water quality treatment is encouraged as described in the Urban Storm
Drainage Criteria Manual, Volume 3 � Best Management Practices (BMPs). Extended detention
is the usual method selected for water quality treatment; however the use of any of the BMPs is
encouraged. (http://www.udfcd.org/downloads/down_critmanual_volIII.htm)
Response:
Acknowledged. The project will utilize the existing Udall Natural Area WQ treatment facility to satisfy its
code requirements.
Comment Number: 4 Comment Originated: 05/15/2012
The drainage outfall for the site can be the curb and gutter of the adjacent streets or there are
storm drains in Magnolia and Meldrum should a deeper outfall be desired.
Response:
Acknowledged. Both drainage outfalls are being utilized.
Comment Number: 5 Comment Originated: 05/15/2012
The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/sq.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 or
a minimum amount in accordance with the Fort Collins Stormwater Design Criteria.
Response:
Acknowledged.
Comment Number: 6 Comment Originated: 05/15/2012
The design of this site must conform to the drainage basin design of the Old Town Master
Drainage Plan as well the City's Stormwater Criteria Manual.
Response:
Acknowledged.
Comment Number: 7 Comment Originated: 05/15/2012
The site is in the Old Town Floodplain which will require a floodplain use permit and the project
will have to meet all requirement of Chapter 10 of City Code. The Floodplain Administrator for
the Old Town Basin is Brian Varrella; 970.416.2217, bvarrella@fcgov.com. Please contact Brian
or Mark Taylor, 970.416.2494, mtaylor@fcgov.com with questions.
Response:
Acknowledged. See drainage letter for additional information. Further project specific details will be
provided after the PDP hearing.
Department: Transportation Planning
Contact: Emma McArdle, 970�221�6197, emcardle@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 05/15/2012
05/15/2012: Transfort currently provides service adjacent to this site on Meldrum between the
CSU Transit Center/Lory Student Center and the Downtown Transit Center. The closest stop is
located on the corner of Mulberry and Meldrum. No additional Transit facility is necessary in
this area currently.
Response:
Acknowledged.
Department: Water�Wastewater Engineering
Contact: Roger Buffington, 970�221�6854, rbuffington@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 05/14/2012
05/14/2012: Existing water mains and sanitary sewers in this area include a 6�inch water main
and an 8�inch sewer in Meldrum, and an 18�inch sewer in Magnolia.
Response:
Acknowledged.
Comment Number: 2 Comment Originated: 05/14/2012
05/14/2012: The water service to the existing building at 331 Meldrum is a 1�inch service
extending from the water main in Meldrum.
Response:
Acknowledged.
Comment Number: 3 Comment Originated: 05/14/2012
05/14/2012: The existing sewer service to the 331 building connects to a manhole on the
18�inch sewer in Magnolia.
Response:
Acknowledged. Per subsequent discussions with the Wastewater Utility, the service and manhole will be
replaced.
Comment Number: 4 Comment Originated: 05/14/2012
05/14/2012: If not used, these existing water/sewer services must bee abandoned at the main.
Response:
Acknowledged. As mentioned above, the sanitary sewer service will be rebuilt to the main, including
replacement of the old brick manhole in Magnolia. The existing 1” water service will be abandoned at the
main, and a new 2” domestic service and 6” fire line will be extended from the main in Meldrum.
Comment Number: 5 Comment Originated: 05/14/2012
05/14/2012: The water conservation standards for landscape and irrigation will apply.
Information on these requirements can be found at: http://www.fcgov.com/standards
Response:
Acknowledged.
Comment Number: 6 Comment Originated: 05/14/2012
05/14/2012: Development fees and water rights will be due at building permit.
Response:
Acknowledged.
Department: Zoning
Contact: Noah Beals, 970�416�2313, nbeals@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 05/10/2012
05/10/2012: The Proposed plan is with the Downtown District Canyon Avenue, it also is within
the Transit Oriented Development Overlay Zone.
General Office and Standard Resturant uses are permitted uses in this district processed by a
Type 1 Review (Administrative Hearing Officer, Public).
This proposal connects the new building to the existing building at 318 Canyon Ave through
Enclosed Pedestrian bridge on the 2nd and 3rd Floors. This bridge does cross a property
line. It is suggested the applicant contact the Building Plans Reviewer Russ Hovland 416�2341
to discuss building code issues with crossing a property line.
Applicant may considered replatting the site.
Response:
Acknowledged.
Comment Number: 2 Comment Originated: 05/10/2012
05/10/2012: Land Use Code (LUC) 3.2.2(K) Parking standards are set a maximum for office
space with no minimum number of spaces
All though it appears that no vehicle parking spaces are being provided. Bicycle parking is
currently required based on the number of vehicle parking spaces. However there is an effort
to change the code to require bicycle parking as a stand alone requirement. It would be
strongly encouraged that this project provide both indoor and outdoor bicycle parking spaces.
Please contact Aaron Iverson (970 416�2643) for further details on possible bike spaces code
change.
Response:
The project will include covered secure bicycle parking for building occupants.
Comment Number: 3 Comment Originated: 05/10/2012
05/10/2012: LUC 4.16(D)(4)(b)1. Buildings over 3 stories shall have a base portion consisting
of 1 to 2 stories, clearly defined by a prominent, projecting cornice or roof, fenestration,
different materials and different colors from the the remainder of the building. If the base
portion is 2 stories , the ground floor shall be further differentiated by fenestration and other
detailing.
LUC 4.16(D)(4)(b)2. Upper floors extend above the 1 to 2 story base shall be setback above
the base in such a manner to contribute to a significant aspect of the building design...
Current proposal does not establish the max two story base. A modification would be
necessary or the proposal needs to be adjusted to comply with standard.
Response:
One story building base is established by projecting canopy elements or the use of different
materials and change in plane. Upper level floors are setback from edge of projecting canopy,
which we feel meets the intent of creating an upper level setback along the majority of the building
façade.
Comment Number: 4 Comment Originated: 05/10/2012
05/10/2012: LUC 4.16(D)(5)(c)1. and 2. Glass curtain wall and spandrel�glass strip windows
shall not be used as the predominate style of fenestration for buildings in the this District. This
requirement shall not serve to restrict the use of atrium, lobby or greenhouse�type accent
features used as embellishments to the principal building.
If ground floor retail, service and restaurant uses have large pane display windows, such
windows shall be framed by the surrounding wall and shall not exceed 75% of the total ground
level facade.
Need to see percentage table of building materials of the ground level facade area.
Response:
Refer to architectural elevations.
Comment Number: 5 Comment Originated: 05/10/2012
05/10/2012: LUC 4.16(D)(5)(e) See this section for permitted street�facing facades exterior
building materials.
LUC 4.16(E)(1)(b) See this section for standards on outdoor cafes.
Response:
Acknowledged. Refer to architectural elevations � proposed materials are in general conformance
with cited section.
Comment Number: 6 Comment Originated: 05/10/2012
05/10/2012: LUC 4.16(D)(5)(d) Nonresidential buildings shall be meet the standards found in
section 3.5.3 of the LUC.
Response:
Acknowledged. Refer to architectural elevations � proposed building is in general conformance
with cited section.
Comment Number: 7 Comment Originated: 05/11/2012
05/11/2012: LUC 4.16(D)(1) Setbacks from streets need to be compatible with the established
setbacks on each street side. Current proposal seems compatible and meets the the build to
requirements on 3.5.3, however beyond the 2nd floor the upper floors may need to be setback
more (see previous comment # 3).
Response:
One story building base is established by projecting canopy elements or the use of different
materials and change in plane. Upper level floors are setback from edge of projecting canopy,
which we feel meets the intent of creating an upper level setback along the majority of the building
façade.
Comment Number: 8 Comment Originated: 05/11/2012
05/11/2012: LUC 3.5.3(C) Variation in Massing standard does apply. Current proposal seems
to meeting standards
LUC 3.5.3(D) Character and Image standard do apply. Current proposal seems to be meeting
standards, however building entrances shall be clearly defined, right now entrances are not
well defined from the rest of the facades.
Response:
Entrance is defined by roof canopy and is further reinforced by plaza as a project entry point.
We feel this is a legitimate approach to an urban building and plaza, particularly for a secure
private office building.
Comment Number: 9 Comment Originated: 05/11/2012
05/11/2012: 3.2.5(B) & 3.5.1(I) Trash/recycling enclosures need to be established on a
concrete pad and designed with a walk�in access without opening the main service gate. Also
they need to be setback 20ft from a public sidewalk.
Response:
Acknowledged. Refer to Site Plan.
Comment Number: 10 Comment Originated: 05/11/2012
05/11/2012: LUC 3.2.1 A landscape plan will be required
LUC 3.2.4 A Lighting plan is required. Please address lighting concerns in the plaza area and
around the employee entrance. It seems these areas will tend to be covered by shadows of
the building and they need to be safe and promote activity/use of the areas.
Response:
Refer to Landscape and Lighting Plans. Note that some building lighting, such as in the
underside of the canopy will also be incorporated to illuminate the building at entrances.