HomeMy WebLinkAboutMELDRUM OFFICE BUILDING - PDP - PDP130027 - REPORTS - ALTERNATIVE COMPLIANCE REQUESTPage 1
November 12, 2013
PDP Variance Request
Mr. Chris Aronson
Vaught Frye Larson Architects
401 Mountain Avenue Suite 100
Fort Collins, CO 80521
RE: 111 Meldrum Office Building
Fort Collins, CO
Dear Mr. Aronson:
The content of this Letter needs to be issued as part the PDP plan response comments on the above mentioned
project.
Department: Current Planning
Contact: Seth Lorson, 970-224-6189, slorson@fcgov.com
Topic: Lighting Plan
Comment Number: 1 Comment Originated: 09/24/2013
09/24/2013: Please submit an alternative compliance request per Sec. 3.2.4(E) for the uplighting on the decorative
light fixtures and the light spill beyond 20' along the ROW that exceeds 0.1 footcandles.
Per the above request we are requesting exterior lighting alternative compliance on the 111 Meldrum Office Building
project in accordance with Fort Collins land use code section 3.2.4(E) for the following (3) items.
Item 1
Section 3.2.4(D)(3) of the land use code requires that light sources 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.
We would like to use a hand full of architectural lighting fixtures that produce a pattern of light on the building in
question at (4) select locations. (See sheets 9 & 10 of the PDP submittal). The light fixtures in question are fully
shielded, feature sharp cut-off capability and minimize spill-light, glare and unnecessary diffusion on adjacent
property. They do however, produce a small beam of light patterned on the wall in an upward direction. (The fixture
cut sheets for the “HH” and “KK” fixtures can be found on sheet 12 of the PDP submittal.) We are requesting the
fixtures be allowed as they follow the intent of section 3.2.4(D)(3) by enhancing the cityscape without producing any
unnecessary nuisances on the adjacent properties. Below is an example of the “KK” fixture used at another project in
town.
Adonai Professional Services, Inc. (APS, Inc.)
Electrical Engineers
Page 2
Item 2
Section 3.2.4(D)(8) of the land use code requires light levels measured twenty 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 building to be located at 111 Meldrum will be located within 5’ of the
property line and will have a canopy that extends into the public right-of-way. As a result the one-tenth(0.1) foot-
candle lighting level extends to a distance of 33’ beyond the property line in lieu of the 20’ distance mandated above.
The street curb is approximately 42’ from the property line and the public right-of-way in this area is to be
substantially improved up on as this area will serve as the main entrance into the new building. Due to the proximity
of the building and the public right-of-way we are requesting a variance that would allow the one-tenth foot-candle
level to extend to a distance of 33 feet beyond the property line. It would appear that the lighting levels in this regard
follows the intent of the Land Use Code and does not impose any excessive nuisances that would otherwise
compromise the Land Use Code with regard to light trespass in the public right-of-way as the lighting levels at the
curb line are less than the desired one-tenth level mandated by the code.
Page 3
Item 3
Section 3.2.4(D)(3) of the land use code requires that light sources 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.
The type DD land scape up lights do not fully comply with 3.2.4(D)(3), however, due to the limited nature of
documentation that is required with the submittal package the team feels the photometric by itself does not reflect the
true nature of the lighting design. The intent of the design team is to create a world class building that fits within the
contexts of the neighborhood while at the same time resembling much of the same lighting elements the Otterbox
HQ (209 South Meldrum Street) has to create a connection between the Otterbox buildings all while maintaining a
safe environment. Seth Larson, Noah Beals, and Jeff Errett met to review the lighting on the Otterbox HQ (209
South Meldrum Street) and all came away with an understanding that the building and site was appropriately
illuminated and the type DD fixtures were not polluting light up past the building.
Page 4
In summary the design team feels the Alternative Compliance request should be granted for the following reasons.
1. The additional steps the team has taken to illustrate the true nature of the lighting on and around the
building including walking the Otterbox HQ with Seth and Noah better accomplish the purpose of ensuring
the overall lighting plan complies with all the standards of the lighting sections including building lighting,
site lighting, and respecting the surrounding neighborhoods.
2. The proposed photometric plan and associated light levels are comparable to the lighting strategy utilized at
OtterBox HQ (209 South Meldrum). The consensus after visiting that site was light levels there are
generally adequate and appropriate for the neighborhood context and type of activity associated with the
project.
3. Illuminating surfaces such as landscape materials, tree trunks and canopies, fences and vertical building
walls creates a perceptible boundary and edge, with a depth of field that adds to the overall sense of safety.
Without this lighting, depth of field is lost and objects beyond the viewer’s immediate vicinity are absorbed
into the darkness of the background.
4. The nature of the single sheet photometric does not accurately depict what the true lighting will be once the
building is built so the additional information accomplishes the purpose of better painting the picture than
strictly conforming to the lighting section.
5. Our approach is to illuminate the site by reflecting light off of architectural or natural elements while
simultaneously shielding the lamp source from direct image glare. We will do this by selecting specific
fixtures that allow us to controlling where the light is aimed with shields, placement and cut off optics.
6. The Otter Box Head Quarters located at 209 South Meldrum is an example of the exterior lighting
environment we are trying to create. This example can be viewed at night to ascertain the value of the
alternate approach we are proposing.
7. Our goals in this regard are as follows:
a. Provide a safely illuminated environment.
b. Enhance the neighborhood continuity and connectivity
c. Foster non-vehicular access
d. Eliminate any adverse effects of the lighting system on the adjacent properties.
Our goal matches the intent of the requirements outlined in the Fort Collins Land Use Code section 3.2.4. In the
event the proposed design is built and the City believes we have not matched the intent we will work with the city to
rectify the perceived deficiency. Thank you in advance for approval of this Alternative Compliance approach on the
111 Meldrum building.
Respectfully submitted,
Chuck Polson, President
Adonai Professional Services, Inc.
OFFICE
(6-STORY)
FRONT
PLAZA
PLANTER POTS, TYP.
BOLLARDS, TYP.
PROPERTY LINE
BUILDING
EXISTING
PARKING
CONCRETE
WALK
STAIR
TOWER
ENTRANCE
SHARED
PATIO
PEDESTRIAN ENTRANCE INTO GARAGE
1.5
1.2
1.6
1.5
2.1
2.0
2.6
2.5
3.2
3.1
3.6
3.6
3.7
3.5
3.7
3.4
3.5
3.2
3.1
3.0
3.5
3.2
3.9
3.4
4.2
3.7
4.4
4.0
4.3
3.8
4.1
3.6
3.7
3.3
3.2
3.0
3.3
3.0
3.5
3.2
3.6
3.4
9
BLUE OCEAN
LIGHTING ELEVATIONS
401 West Mountain Avenue Suite 100 Fort Collins, CO 80521
fax 970/224.1662 phone 970/224.5828 www.vfrdesigninc.com
land planning landscape architecture
urban design entitlement Ŷ
FORT COLLINS, COLORADO
111 MELDRUM
OFFICE BUILDING
IN ASSOCIATION WITH:
PROJECT No.: 217-13
DRAWN BY: CMP
REVIEWED BY: CMP
SEAL:
PDP Resubmittal
ISSUED
No. DESCRIPTION DATE
1 PDP
REVISIONS
No. DESCRIPTION DATE
SCALE ACCORDINGLY IF REDUCED
DRAWING NUMBER:
Ŷ Ŷ
Ŷ Ŷ Ŷ
DEVELOPER / APPLICANT
BLUE OCEAN ENTERPRISES, INC.
BRANDON GREBE
401 W. MOUNTAIN AVE, SUITE 200
FORT COLLINS, CO 80521
SITE ENGINEER AND SURVEYOR
NORTHERN ENGINEERING
NICK HAWS, P.E., LEED AP
200 S. COLLEGE AVE., SUITE 100
FORT COLLINS, CO 80521
970.221.4158
ARCHITECT
VAUGHT FRYE LARSON ARCHITECTS
CHRIS ARONSON
401 W. MOUNTAIN AVE.
FORT COLLINS, CO 80521
970.224.1191
LIGHTING
APS, INC.
RANDY J. BREMMER
7726 PARK RIDGE CIRCLE
FORT COLLINS, CO 80528
970.206.0269
08.28.13
TRAFFIC
DELICH ASSOCIATES
MATT DELICH
2272 GLEN HAVEN DRIVE
LOVELAND, CO 80538
970.669.5034
970.498.2261
2 PDP Resubmittal 10.16.13
1 EAST LIGHTING ELEVATION
2 SOUTH LIGHTING ELEVATION
3 TYPE DD DETAIL
10
BLUE OCEAN
LIGHTING ELEVATIONS
401 West Mountain Avenue Suite 100 Fort Collins, CO 80521
fax 970/224.1662 phone 970/224.5828 www.vfrdesigninc.com
land planning landscape architecture
urban design entitlement Ŷ
FORT COLLINS, COLORADO
111 MELDRUM
OFFICE BUILDING
IN ASSOCIATION WITH:
PROJECT No.: 217-13
DRAWN BY: CMP
REVIEWED BY: CMP
SEAL:
PDP Resubmittal
ISSUED
No. DESCRIPTION DATE
1 PDP
REVISIONS
No. DESCRIPTION DATE
SCALE ACCORDINGLY IF REDUCED
DRAWING NUMBER:
Ŷ Ŷ
Ŷ Ŷ Ŷ
DEVELOPER / APPLICANT
BLUE OCEAN ENTERPRISES, INC.
BRANDON GREBE
401 W. MOUNTAIN AVE, SUITE 200
FORT COLLINS, CO 80521
SITE ENGINEER AND SURVEYOR
NORTHERN ENGINEERING
NICK HAWS, P.E., LEED AP
200 S. COLLEGE AVE., SUITE 100
FORT COLLINS, CO 80521
970.221.4158
ARCHITECT
VAUGHT FRYE LARSON ARCHITECTS
CHRIS ARONSON
401 W. MOUNTAIN AVE.
FORT COLLINS, CO 80521
970.224.1191
LIGHTING
APS, INC.
RANDY J. BREMMER
7726 PARK RIDGE CIRCLE
FORT COLLINS, CO 80528
970.206.0269
08.28.13
TRAFFIC
DELICH ASSOCIATES
MATT DELICH
2272 GLEN HAVEN DRIVE
LOVELAND, CO 80538
970.669.5034
970.498.2261
2 PDP Resubmittal 10.16.13
2 NORTH LIGHTING ELEVATION
1 WEST LIGHTING ELEVATION
BLUE OCEAN
LIGHT FIXTURE
CUTSHEETS
11
401 West Mountain Avenue Suite 100 Fort Collins, CO 80521
fax 970/224.1662 phone 970/224.5828 www.vfrdesigninc.com
land planning landscape architecture
urban design entitlement Ŷ
FORT COLLINS, COLORADO
111 MELDRUM
OFFICE BUILDING
IN ASSOCIATION WITH:
PROJECT No.: 217-13
DRAWN BY: CMP
REVIEWED BY: CMP
SEAL:
PDP Resubmittal
ISSUED
No. DESCRIPTION DATE
1 PDP
REVISIONS
No. DESCRIPTION DATE
SCALE ACCORDINGLY IF REDUCED
DRAWING NUMBER:
Ŷ Ŷ
Ŷ Ŷ Ŷ
DEVELOPER / APPLICANT
BLUE OCEAN ENTERPRISES, INC.
BRANDON GREBE
401 W. MOUNTAIN AVE, SUITE 200
FORT COLLINS, CO 80521
SITE ENGINEER AND SURVEYOR
NORTHERN ENGINEERING
NICK HAWS, P.E., LEED AP
200 S. COLLEGE AVE., SUITE 100
FORT COLLINS, CO 80521
970.221.4158
ARCHITECT
VAUGHT FRYE LARSON ARCHITECTS
CHRIS ARONSON
401 W. MOUNTAIN AVE.
FORT COLLINS, CO 80521
970.224.1191
LIGHTING
APS, INC.
RANDY J. BREMMER
7726 PARK RIDGE CIRCLE
FORT COLLINS, CO 80528
970.206.0269
08.28.13
TRAFFIC
DELICH ASSOCIATES
MATT DELICH
2272 GLEN HAVEN DRIVE
LOVELAND, CO 80538
970.669.5034
970.498.2261
2 PDP Resubmittal 10.16.13
TYPE DD TYPE DD TYPE DD
TYPE AA TYPE BB
12
BLUE OCEAN
LIGHT FIXTURE
CUTSHEETS
401 West Mountain Avenue Suite 100 Fort Collins, CO 80521
fax 970/224.1662 phone 970/224.5828 www.vfrdesigninc.com
land planning landscape architecture
urban design entitlement Ŷ
FORT COLLINS, COLORADO
111 MELDRUM
OFFICE BUILDING
IN ASSOCIATION WITH:
PROJECT No.: 217-13
DRAWN BY: CMP
REVIEWED BY: CMP
SEAL:
PDP Resubmittal
ISSUED
No. DESCRIPTION DATE
1 PDP
REVISIONS
No. DESCRIPTION DATE
SCALE ACCORDINGLY IF REDUCED
DRAWING NUMBER:
Ŷ Ŷ
Ŷ Ŷ Ŷ
DEVELOPER / APPLICANT
BLUE OCEAN ENTERPRISES, INC.
BRANDON GREBE
401 W. MOUNTAIN AVE, SUITE 200
FORT COLLINS, CO 80521
SITE ENGINEER AND SURVEYOR
NORTHERN ENGINEERING
NICK HAWS, P.E., LEED AP
200 S. COLLEGE AVE., SUITE 100
FORT COLLINS, CO 80521
970.221.4158
ARCHITECT
VAUGHT FRYE LARSON ARCHITECTS
CHRIS ARONSON
401 W. MOUNTAIN AVE.
FORT COLLINS, CO 80521
970.224.1191
LIGHTING
APS, INC.
RANDY J. BREMMER
7726 PARK RIDGE CIRCLE
FORT COLLINS, CO 80528
970.206.0269
08.28.13
TRAFFIC
DELICH ASSOCIATES
MATT DELICH
2272 GLEN HAVEN DRIVE
LOVELAND, CO 80538
970.669.5034
970.498.2261
2 PDP Resubmittal 10.16.13
EM-WP
TYPE CC
3.6
3.6
3.4
3.3
2.9
2.8
2.3
2.2
1.8
1.7
1.5
1.2
0.0
1.3
0.9
0.0
1.6
0.7
0.0
6.5
1.8
3.0
0.6
0.6
0.3
0.0
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3.6
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7.6
1.6
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1.0
0.2
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0.0
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3.7
1.1
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5.9
1.3
0.2
0.0
0.0
0.3
0.3
0.1
0.0
0.1
0.1
0.1
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1.3
0.8
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0.9
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0.5
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0.8
2.1
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1.6
2.5
2.8
1.3
1.8
0.3
1.4
0.3
1.2
3.6
5.4
8.9
9.3
6.9
5.7
6.4
8.4
6.0
2.4
0.7
0.8
1.8
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3.9
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3.6
3.2
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8
BLUE OCEAN
PHOTOMETRIC PLAN
401 West Mountain Avenue Suite 100 Fort Collins, CO 80521
fax 970/224.1662 phone 970/224.5828 www.vfrdesigninc.com
land planning landscape architecture
urban design entitlement Ŷ
FORT COLLINS, COLORADO
111 MELDRUM
OFFICE BUILDING
IN ASSOCIATION WITH:
PROJECT No.: 217-13
DRAWN BY: CMP
REVIEWED BY: CMP
SEAL:
PDP Resubmittal
ISSUED
No. DESCRIPTION DATE
1 PDP
REVISIONS
No. DESCRIPTION DATE
SCALE ACCORDINGLY IF REDUCED
DRAWING NUMBER:
Ŷ Ŷ
Ŷ Ŷ Ŷ
DEVELOPER / APPLICANT
BLUE OCEAN ENTERPRISES, INC.
BRANDON GREBE
401 W. MOUNTAIN AVE, SUITE 200
FORT COLLINS, CO 80521
SITE ENGINEER AND SURVEYOR
NORTHERN ENGINEERING
NICK HAWS, P.E., LEED AP
200 S. COLLEGE AVE., SUITE 100
FORT COLLINS, CO 80521
970.221.4158
ARCHITECT
VAUGHT FRYE LARSON ARCHITECTS
CHRIS ARONSON
401 W. MOUNTAIN AVE.
FORT COLLINS, CO 80521
970.224.1191
LIGHTING
APS, INC.
RANDY J. BREMMER
7726 PARK RIDGE CIRCLE
FORT COLLINS, CO 80528
970.206.0269
08.28.13
TRAFFIC
DELICH ASSOCIATES
MATT DELICH
2272 GLEN HAVEN DRIVE
LOVELAND, CO 80538
970.669.5034
970.498.2261
1 PHOTOMETRIC SITE PLAN 2 PDP Resubmittal 10.16.13