HomeMy WebLinkAboutMELDRUM OFFICE BUILDING - PDP - PDP130027 - CORRESPONDENCE - (3)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
November 01, 2013
Comment Summary:
Department: Current Planning
Contact: Seth Lorson, 970-224-6189, slorson@fcgov.com
Topic: Building Elevations
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
10/29/2013: Staff will discuss.
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
Topic: Lighting Plan
10/29/2013: Staff concurs with the applicant's request.
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: Modification of Standard
10/29/2013: A modification is required for this material and the module size.
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
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 2
Page 1 of 7
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
Topic: Site Plan
10/29/2013: Staff will discuss.
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
11/01/2013: The height conversation should include LUC Sec. 3.5.1 (G). Specifically, submittal
requirements are:
(b) Submittal Requirements. All development plans proposing building or structure heights in excess
of forty (40) feet shall, at a minimum, include the following information:
1. a shadow analysis that indicates on the project development site plan the location of all shadows
cast by the building or structure (with associated dates of the year);
2. a visual analysis that:
a. identifies the extent to which existing views may be blocked;
b. depicts in graphic form views before and after the project, utilizing photographs of the area and
neutral drawings derived from at least two (2) points from which the proposal will be commonly viewed,
one (1) of which should be a vista towards the foothills; and
c. indicates these points of observation on an inset map or plan of the area; and
3. a summary of the key conclusions of the shadow and visual analysis, and steps to be taken to
comply with the review standards set forth above.
10/29/2013: Thank you for showing the extent of the shadow onto the paper. Where does it fall in the
context of Meldrum and Mountain and the surrounding properties?
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
10/24/2013: Engineering is still working with Stormwater to determine if the design proposed will satisfy
both stormwater, LID and engineering requirements. 10/09/25/2013: 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
Page 2 of 7
10/24/2013: A flowline profile along the western side of Meldrum will need to be provided at Final
review to ensure drainage can be carried around the curb and gutter and ultimately aound the corner
into the inlet on Mountain Ave. A couple of cross-sections to show how this will tie into existing may
also be helpful.
Comment Number: 14 Comment Originated: 10/24/2013
10/29/2013: The loading and unloading zone shall be constructed in concrete. We also prefer that the
flowline remains out in line with that of the new curbline. With this design, flows can still flow into the
rain garden, but this path can also serve as the path for overflow flows and a bypass.
Comment Number: 15 Comment Originated: 10/24/2013
10/24/2013: The trench drain in the back parking lot will be draining into an existing parking lot that
doesn't appear to be currently meeting the maximum of 750 square feet of drainage flowing across a
public sidewalk standard. Additional flow will be added to this condition and will need to be
remediated. Consider adding a sidewalk chase and concrete channel as shown on the redlines.
Comment Number: 16 Comment Originated: 10/24/2013
Topic: Site Plan
10/24/2013: The detail that has been provided looks to be generally inline with what the City expects
for sandstone system in the right of way. Specific details and small tweaks to thickness of materials
can be worked out in Final review. The City sidewalk (concrete adjacent to the sandstone) and the
concrete base shall be 6 inches thick. 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
10/29/13: For items in the right-of-way including the lighting we will include some language that identify
the maintenance responsibility of these items, that they will need to be included in the locate system
(locatable) and that they will be subject to an encroachment permit. 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
10/029/13: The more direct straighter sidewalk will work for Engineering. Just need to verify that there
is not a curb head adjacent to the sidewalk between the walk and the building. 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
10/24/2013: Please reference the note on the site plan as shown on the redlines. 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
Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com
Topic: Construction Drawings
10/29/2013: A cut off wall will need to be provided behind the curb line as was done with the Grove
project.
Comment Number: 17 Comment Originated: 10/29/2013
Page 3 of 7
10/29/2013: As we discuss the rain garden design details further Engineering would like to know what
the overflow design is. We do not want flow backing up in this area and encroaching on the sidewalk,
but instead should flow back out to the curb and gutter and inlet. Also, in the case that the rain
gardens go away or are changed where would the flows go and how might the system work then?
Comment Number: 18 Comment Originated: 10/29/2013
10/29/2013: Need some dimensions and information on the location of the proposed curbs and the
asphalt street width proposed to remain. We want to make sure that this is looked at now, so we can
verify lane widths, bike lane needs, parking widths, etc. are all provided for and if this curb location
needs to be tweaked at all.
Comment Number: 19 Comment Originated: 10/29/2013
10/29/2013: Profiles and cross sections for the alley work will also be needed with final plans.
Comment Number: 20 Comment Originated: 10/29/2013
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
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
Page 4 of 7
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
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.
10/30/13: OUT OF ACCESS
The PFA is currently working with VFLA and the owner to resolve these concerns.
Comment Number: 1 Comment Originated: 09/26/2013
10/30/2013: GROUP S-2 AUTOMATIC SPRINKLER SYSTEM REQUIREMENTS
FYI - 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
Comment Number: 4 Comment Originated: 10/30/2013
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Page 5 of 7
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
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
10/29/2013: Stormwater is ready for a public hearing.
Comment Number: 4 Comment Originated: 10/29/2013
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
10/29/2013: This is still on sheets 5-7. According to the response letter, this title should be removed.
09/25/2013: Should the sheet titles read Blue Ocean?
Comment Number: 2 Comment Originated: 09/25/2013
Topic: Construction Drawings
10/29/2013: There is a new line over text issue on sheet C100. See redlines.
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
10/29/2013: No comments.
09/25/2013: No comments.
Comment Number: 4 Comment Originated: 09/25/2013
Topic: Lighting Plan
10/29/2013: This is still on sheets 8-12. According to the response letter, this title should be removed.
09/25/2013: Should the sheet titles read Blue Ocean?
Comment Number: 5 Comment Originated: 09/25/2013
10/29/2013: There are line over text issues on sheet 9. See redlines.
Comment Number: 16 Comment Originated: 10/29/2013
Topic: Plat
10/29/2013: Please make sure that the reception numbers for the off-site easements are added prior
to filing mylars. See redlines.
Comment Number: 15 Comment Originated: 10/29/2013
Topic: Site Plan
Page 6 of 7
10/29/2013: This has not been changed. Please change it to match the Subdivision Plat, or the
following: "Lot 1, Meldrum Office Building, located in the Southeast Quarter of Section 11, Township 7
North, Range 69 West, of the Sixth Principal Meridian, City of Fort Collins, County of Larimer, State of
Colorado".
09/25/2013: Please change the legal description to match the Subdivision Plat. See redlines.
Comment Number: 14 Comment Originated: 09/25/2013
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
10/29/2013: The sewer service for the main part of the building should connect to the building service
downstream of the sand and oil interceptor.
Comment Number: 4 Comment Originated: 10/29/2013
10/29/2013: See redlined utility plans for additional comments.
Comment Number: 5 Comment Originated: 10/29/2013
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
Topic: General
10/28/2013: Still need a floor plan of the parking inside the building, this should include a van
accessible handicap space.
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 7 of 7