HomeMy WebLinkAboutMELDRUM OFFICE BUILDING - PDP - PDP130027 - REPORTS - MODIFICATION REQUESTStrength in design. Strength in partnership. Strength in community.
401 W. Mountain Ave, Suite 100 Fort Collins, CO 80521 tel. 970.224.1191 fax 970.224.1662 www.theartofconstruction.com
November 6, 2013
Project: 111 Meldrum Office Building
City Planning #: PDP130027
VFLA Project #: 2013-01
Modification Request
4.16 (D)(5)(e) Building Standards - Canyon Avenue and Civic Center Exterior Facade
Materials
Code section:
All street-facing facades shall be constructed of high quality exterior materials for the full height of the
building. Such materials, with the exception of glazing, shall include, stone, brick, clay units, terra cotta,
architectural pre-cast concrete, cast stone, prefabricated brick panels, architectural metals or any combination
thereof. Except for windows, material modules shall not exceed either five (5) feet horizontally or three (3) feet
vertically without the clear expression of a joint. For the purposes of this provision, architectural metals shall
mean metal panel system with expressed seams; metal framing systems; or cut, stamped or cast ornamental
metal panels. Architectural metals shall not include ribbed or corrugated metal panel systems.
Reason for the Request
The Applicant is building a new "Class A" office building along Meldrum Street and is proposing to use a high
quality exterior material that is not specifically mentioned in the code section stated above. The product is a
cement composite panel called Swiss Pearl. It's also more generally known as a composite panel because it's
made of a combination of materials. Swiss Pearl is Europe's leading manufacturer of cement composite facade
systems for high-end architecture.
Additionally, we are requesting that use of panel sizes larger than three feet vertically and five feet horizontally.
The majority of the proposed panels are meet this requirement, but in some cases there are panels that are ten
feel long or some panels are eight feet tall. The largest panel is eight feet by eight feet and occurs twice on the
building. The varying pattern on the building provides architectural detailing and Our goal is to use a larger
panel joint spacing to make the upper floors appear as if they fade away. By using larger panel joints, this
creates the appearance of less mass.
Justification
We believe the granting of the Modification is justified because the proposed product meets the intention of the
code section, use high quality materials on street facing facades. We feel this product is equal to or better than
ones that would not need a Modification (ie Brick, terra cotta, metal panels).
401 W. Mountain Ave, Suite 100 Fort Collins, CO 80521 tel. 970.224.1191 fax 970.224.1662 www.theartofconstruction.com
The Land Use Code states that the decision-maker may grant a modification of standards only if it finds that the
granting of the modification would not be detrimental to the public good; and the decision-maker must also find
that the Modification meets one of the following four criteria described in the LUC.
(1) the plan as submitted will promote the general purpose of the standard for which the modification is
requested equally well or better than would a plan which complies with the standard for which a modification is
requested;
The Applicant's justifications for using this material are the following:
1. High Quality Material. The cement composite panel is comprised of a combination of bonding agents,
high-quality pigments, reinforcing fibers, process fibers, water, and air. The mixture is allowed to harden for 28
days and the result is a very rigid sheet. The panels are mounted to the exterior of the building using rigid
connections. For more technical information about the make-up of the panels, please visit
www.swisspearl.com/cement-composite/?L=
2.Versatility in shape and color. Swiss Pearl panels are integrally colored and not a laminated product.
There are a multitude of colors the applicant's choices have been shown on the exterior elevations. Additionally,
the product can be cut (with special blades) into various sizes. This allows the building to have varying panel
joints and create visual interest. The panel joint pattern is shown on the exterior elevations.
3. Resiliency to extreme weather conditions. Swiss Pearl has reliable product performance, high resistance
to weather conditions, and resilient to UV rays.
4. Long-term Reputation. Swiss Pearl has been manufacturing their panels since 1990 and has installed
over 130 million square feet of product panels around the world
Additionally, Swiss Pearl is similar to the approved materials; architectural metal panels, cast stone and
prefabricated brick panels. It has a similar look as architectural metal panels however it's made of similar
materials of cast stone and brick.
For more information regarding Swiss Pearl, please visit www.swisspearl.com.
401 W. Mountain Ave, Suite 100 Fort Collins, CO 80521 tel. 970.224.1191 fax 970.224.1662 www.theartofconstruction.com
Examples of the installed product
Image of installed Swiss Pearl in extreme climate Image of typical joint with painted fastener heads
Swiss Pearl Panel
Image of installed Swiss Pearl (dark grey panel)
401 W. Mountain Ave, Suite 100 Fort Collins, CO 80521 tel. 970.224.1191 fax 970.224.1662 www.theartofconstruction.com
Proposed Location of Product
Proposed Swiss Pearl panel
Perspective of the proposed office building at 111 Meldrum. The east elevation is shown.
For additional locations of the Swiss Pearl product, please refer to the exterior elevations submitted with the
PDP submittal. The locations are called out as Composite Panel 1, Composite Panel 2, and Composite Panel 3.
We appreciate you collaboration on this project. Thank you.
End of Modification Request