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Home My WebLink AboutMELDRUM OFFICE BUILDING - PDP - PDP130027 - CORRESPONDENCE -Community 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 September 27, 2013 Comment Summary: Department: Current Planning Contact: Seth Lorson, 970-224-6189, slorson@fcgov.com Topic: Building Elevations 09/24/2013: Provide examples as a material board and rendering of the "composite panels 1-3", "zinc panel", "spandrel panel", and "storefront". These materials are not included in the permitted materials noted in Sec. 4.16(D)(5)(e). Also, a provision of this section is that the material modules not exceed 5' horizontally or 3' vertically thus a modification may be necessary because panels of these materials exceeding this size are in many places on the proposed building. Comment Number: 1 Comment Originated: 09/24/2013 09/24/2013: The zinc panels on the 6th floor exceed 30' in width and are easily viewed from Mountain Avenue. This area needs to be broken up per Sec. 3.5.3(E)(2)(a). Comment Number: 2 Comment Originated: 09/24/2013 09/24/2013: Please label the windows to ensure transparency where they appear to exist. Comment Number: 3 Comment Originated: 09/24/2013 Topic: Landscape Plans 09/24/2013: A plaza that provides active and passive activities for the general public must be provided per Sec. 4.16(E)(1)(c). This can be provided in the ROW amongst the boulders. Thus, the boulders must be seating friendly and arranged in groups that promote interaction and have access such as pavers. Detailed plaza renderings shall be provided at the PDP level. Comment Number: 1 Comment Originated: 09/24/2013 09/24/2013: Landscaping shall be provided against the building per Sec. 4.16(D)(1). This detail can be provided at Final Plan. Comment Number: 2 Comment Originated: 09/24/2013 Topic: Lighting Plan 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. RE: Meldrum Office Building, PDP130027, Round Number 1 Page 1 of 8 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. Comment Number: 1 Comment Originated: 09/24/2013 Topic: Site Plan 09/24/2013: If all bike parking is provided as enclosed parking, an alternative compliance request must be submitted per Sec. 3.2.2(C)(4)(c). Comment Number: 1 Comment Originated: 09/24/2013 09/24/2013: What will the tenants do regarding trash until the adjacent building is constructed? Comment Number: 2 Comment Originated: 09/24/2013 09/24/2013: The shadow study bleeds off the panels provided. Please expand so the full extent of the shadow can be seen. Comment Number: 3 Comment Originated: 09/24/2013 Department: Engineering Development Review Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com Topic: Construction Drawings 09/25/2013: The alley behind this project that will be used for access to the project is currently failing and in poor condition. The alley will need to be brought up to standard from the back of Right of Way at Mountain Ave to the southern lot line of this project. Comment Number: 10 Comment Originated: 09/25/2013 09/25/2013: This project is to be stand alone and separate from the parking garage propsoed to the South. The plans appeared to show remnants of the garage on sheets. Please revise plans to only show those improvements intended with the office building. Comment Number: 11 Comment Originated: 09/25/2013 09/25/2013: The building includes a basement. How will this foundation be constructed in such close proximity to adjacent properties? If foundation tie-backs are to be used they will need to be fiberglass if extended into the right of way and a letter of intent required by all adjacent property owners. Comment Number: 12 Comment Originated: 09/25/2013 09/25/2013: Additional information is required prior to hearing on the rain gardens proposed within the Right of Way along Meldrum Street. Additionally some preliminary design on grade spots on how drainage will navigate the curb and gutter and flowline bump outs on Meldrum Street. At final a flowline profile will be required on West side of Meldrum. Comment Number: 13 Comment Originated: 09/25/2013 Topic: General 09/25/2013: Please let me know when you would like to schedule Utility Coordination meeting so that I can make sure we get as many utility representatives as possible in the meeting. Comment Number: 3 Comment Originated: 09/25/2013 Topic: Plat 09/25/2013: Vary the linetype or text to clearly identify that Lot 6 and 7 are existing and Lot 1 is proposed. Comment Number: 1 Comment Originated: 09/25/2013 Page 2 of 8 09/25/2013: We will require a letter of intent from the adjacent property owner prior to public hearing for the the offsite access, drainage and utility easement. Comment Number: 2 Comment Originated: 09/25/2013 Topic: Site Plan 09/25/2013: Additional information will be required for the size of the proposed boulders within the right of way. They should not exceed 2 feet in height. Comment Number: 4 Comment Originated: 09/25/2013 09/25/2013: The sandstone pavers in the right of way are not a typical for right of way. Please propose a detail of how these pavers will be installed, bedded, etc. I will discuss internally if we have a detail that has worked in the past. Comment Number: 5 Comment Originated: 09/25/2013 09/25/2013: As discussed previously the main entrance canopy into the Right of Way may require an encroachment easement that needs to be approved by Council. I will provide you with more information with the steps required for the proposed canopy. Comment Number: 6 Comment Originated: 09/25/2013 09/25/2013: If accent lighting or spot lights are proposed in the right of way we will need additional information on the type of lighting, power demand, bury depth, etc. The lines should be locatable. Comment Number: 7 Comment Originated: 09/25/2013 09/25/2013: The public sidewalk at the main entrance should pass underneath the canopy providing a straight and direct path for pedestrians. The sidewalk may still meander in front of the canopy but a direct accessible route still needs to be provided underneath. Comment Number: 8 Comment Originated: 09/25/2013 09/25/2013: Additional notes may need to be added to the Site plan and civil drawings in regards to the Canopy, boulders, etc. that they will be approved by separate permit and not approved per these drawings. Comment Number: 9 Comment Originated: 09/25/2013 Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com Topic: General 09/16/2013: No comments. Comment Number: 1 Comment Originated: 09/16/2013 Department: Internal Services Contact: Seth Lorson, 970-224-6189, slorson@fcgov.com Topic: General Page 3 of 8 09/09/2013: GIS: 1. Projects with three or more tenant units require the Unit Level Addressing form to be completed and submitted to the GIS Department once plans have met final approval through Development Review and are recorded with the City. This can occur anytime during construction, but before any utilities or address signs are installed. All addressing will be determined by the GIS Department and submitted to Poudre Fire Authority, USPS, Building Services, and Fort Collins Utilities. Failure to contact GIS and determining addresses through other means may result in address changes. The Unit Level Addressing form can be obtained by contacting the GIS office at gis@fcgov.com or (970) 416-2483. Comment Number: 1 Comment Originated: 09/09/2013 Department: Light And Power Contact: Justin Fields, 970-224-6150, jfields@fcgov.com Topic: General 09/17/2013: System modification and electric development charges will apply, contact Light and Power Engineering (970-221-6700) for an estimate of these charges. A credit will be given for the existing services. It is recommended that the existing services are documented before deconstruction begins. Comment Number: 1 Comment Originated: 09/17/2013 09/17/2013: Coordinate the transformer and meter location with Light and Power Engineering, as well as the relocation of the electric feed for 401 Mountain. Comment Number: 2 Comment Originated: 09/17/2013 09/17/2013: A C-1 form and 1-line diagram will need to be submitted. The C-1 form is available at http://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf. Comment Number: 3 Comment Originated: 09/17/2013 09/17/2013: Contact Light and Power Engineering for the fire pump wiring requirements. Comment Number: 4 Comment Originated: 09/17/2013 Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Page 4 of 8 09/26/2013: OUT OF ACCESS Buildings exceeding 30' in height require ladder truck access in order to facilitate rescue operations from upper stories as well as allow firefighters access to the roof for fire suppression. This fire access lane shall be located on the longest side of the building and be position no farther than 30' from the building. These code requirements are expected to be met in low rise buildings and comment #7 from conceptual review addressed this requirement. It is understood that the site constraints and current building design do not allow this code requirement to be met. The fire lane cannot be positioned along the longest side of the building and the building setback from Meldrum is greater than 30'. These two site conditions coupled with the 80' building height make firefighter rescue operations and roof access unobtainable. In this situation, our ladder truck quite literally cannot reach the top of the building and it forces the PFA to consider this building similar to a high rise. As such, Fire Marshal, Bob Poncelow and I met with project representatives on Aug. 16 to discuss options for alternative compliance. The July 19 response letter from the project team proposes that to mitigate the site condition, "one stair shaft of the building will be equipped with a communications system and areas of refuge on each level with in the stair shaft." The Fire Marshal appreciates the efforts the project team has made to date however as the current plan creates a condition containing access obstacles similar to those of high rise buildings, additional means of achieving alternative compliance are necessary. Further review and discussion is needed. In the interim, the Fire Marshal invites the project team to consider other code requirements pertaining to high rise buildings. Feel free to contact me with any questions. Comment Number: 1 Comment Originated: 09/26/2013 09/26/2013: STANDPIPES Both 2 hour fire protected stairwells will have a standpipe system. Comment Number: 2 Comment Originated: 09/26/2013 09/26/2013: BDA Per Assistant Fire Marshal Ron Gonzales, please be aware the adoption of the 2012 fire code will require a bi-directional antenna be installed in this building. This will be a retroactive requirement at some point in the near future. It is therefore recommended that the project team takes this into account during the planning stages and decides to take a proactive position by installing a BDA during initial building construction. This would also be another step towards mitigating the access condition already noted. Comment Number: 3 Comment Originated: 09/26/2013 Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control 09/17/2013: The site disturbs more than 10,000 sq-ft therefore Erosion and Sediment Control Materials need to be submitted for FDP. The erosion control requirements are in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials Submitted does not meet requirements. Please submit; Erosion Control Plan, Erosion Control Report, and an Escrow / Security Calculation. If you need clarification concerning this section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com Comment Number: 1 Comment Originated: 09/17/2013 Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Page 5 of 8 Topic: General 09/24/2013: Please provide a letter stating permission for draining the west portion of the development through the lot to the north. Comment Number: 2 Comment Originated: 09/24/2013 09/24/2013: Please be more specific on the design of the LID features and give a preliminary indication on the volume of treatment that will be proposed and show which areas will be treated, including the areas in the right-of-way. Comment Number: 3 Comment Originated: 09/24/2013 Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations 09/25/2013: Please mask the text in the hatch area on sheet 7. See redlines. Comment Number: 1 Comment Originated: 09/25/2013 09/25/2013: Should the sheet titles read Blue Ocean? Comment Number: 2 Comment Originated: 09/25/2013 Topic: Construction Drawings 09/25/2013: There are line over text issues on sheet C300. See redlines. Comment Number: 3 Comment Originated: 09/25/2013 Topic: Landscape Plans 09/25/2013: No comments. Comment Number: 4 Comment Originated: 09/25/2013 Topic: Lighting Plan 09/25/2013: Should the sheet titles read Blue Ocean? Comment Number: 5 Comment Originated: 09/25/2013 Topic: Plat 09/25/2013: Please add "Being a replat of a portion of Lots 6 and 7, Block 81 Town of Fort Collins" to the subtitle. Comment Number: 6 Comment Originated: 09/25/2013 09/25/2013: Please add the missing language, and square footage and acreage to the Statment Of Ownership And Subdivision. Comment Number: 7 Comment Originated: 09/25/2013 09/25/2013: Are there any lienholders? If so, please add a signature block. If not, please add a note stating there are no lienholders for the property. Comment Number: 8 Comment Originated: 09/25/2013 09/25/2013: Please add bearings & distances for the easements along the west side of the property. See redlines. Comment Number: 9 Comment Originated: 09/25/2013 09/25/2013: Please use a different and less prominent text for the (old) Lot labels. See redlines. Comment Number: 10 Comment Originated: 09/25/2013 Page 6 of 8 09/25/2013: Please show a bearing & distance to the offsets found. See redlines. Comment Number: 11 Comment Originated: 09/25/2013 09/25/2013: Please show the east right of way line of Meldrum Street. Comment Number: 12 Comment Originated: 09/25/2013 09/25/2013: Please label the subdivision on the east side of Meldrum Street. See redlines. Comment Number: 13 Comment Originated: 09/25/2013 Topic: Site Plan 09/25/2013: Please change the legal description to match the Subdivision Plat. See redlines. Comment Number: 14 Comment Originated: 09/25/2013 Department: Traffic Operation Contact: Ward Stanford, 970-221-6820, wstanford@fcgov.com Topic: Traffic Impact Study 09/17/2013: In Table 2, Trip Generation, under the Parking Garage heading, is the "Other" use the estimated trips by the general public using the garage unrelated to the developments staff and clientel use? Please clarify what traffic is referred to as "Other". Comment Number: 1 Comment Originated: 09/17/2013 Department: Transportation Planning Contact: Aaron Iverson, 970-416-2643, aiverson@fcgov.com Topic: General 09/17/2013: The curved sidewalk through the front plaza should be straightened out so that the public using the sidewalk don't have to diverge on their path. The way it is laid out blurs the line between what is public space and what is private space for the office building. The sidewalk and areas east of the right-of-way should be clearly recongnizable public space. Comment Number: 1 Comment Originated: 09/17/2013 09/17/2013: Bicycle parking near the entrance of the building facing Meldrum needs to be provided. Comment Number: 2 Comment Originated: 09/17/2013 Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Topic: Construction Drawings 09/24/2013: Show the existing 3/4" water service. If it is not being used, add notes pertaining to abandonment at the main (i.e. coordination with FC Utilities, etc.). Comment Number: 1 Comment Originated: 09/24/2013 09/24/2013: Add note regarding coordination with FC Utilities on abandonment of unused water and/or sewer services. Comment Number: 2 Comment Originated: 09/24/2013 09/24/2013: See redlined utility plans for additional comments. Comment Number: 3 Comment Originated: 09/24/2013 Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Page 7 of 8 Topic: General 09/04/2013: 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. Applicant responed that the equipment will be located in the basement of the building and vents can be found on the elevations. Looking at the elevations no such locations have been identified. Is there no roof top mechanical/utiltiy equipment? Where are the Meter locations? Comment Number: 1 Comment Originated: 09/04/2013 09/04/2013: Where is a floor Plan of the parking inside the building? Does it meet the required stall dimensions? Is there a Handicap van accessible space? Comment Number: 2 Comment Originated: 09/04/2013 Page 8 of 8