HomeMy WebLinkAboutCANYON PLACE (331 S. MELDRUM) - FDP - FDP120024 - SUBMITTAL DOCUMENTS - ROUND 1 - ALTERNATIVE COMPLIANCE REQUESTPage 1 of 1
BLUE OCEAN ENTERPRISES, INC | 416 W. Oak St. | Fort Collins, CO 80521 | 970.556.9111
DATE: 11/26/12
PROJECT: 331 S. Meldrum ‘Canyon Place’
TO: Current Planning: Attention Seth Lorson
CC: Zoning: Attention Noah Beals
CC: TAS: Attention Jeff Errett
CC: APS: Attention Chuck Polson
RE: Alternative Compliance for Site Lighting Code
The following letter is in regard to the project ‘Canyon Place’ and identifies
additional information the design team is submitting regarding the lighting plan
under the Alternative Compliance method of the Land Use Code.
Per our follow up meeting on 11/15/12 involving Seth Lorson with Current
Planning, Noah Beals with Zoning, Jeff Errett With The Architect Studios, Chuck
Polson with APS, and Brandon Grebe with Blue Ocean/Otterbox it was
determined the best means to illustrate the lighting design and engineering
intent was to submit this letter as well as additional information for an Alternative
Compliance method per section E.3.2.4 of the Site Lighting code.
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 and engineering and as a standalone document does not
meet the prescriptive code. 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. In the meeting on 11/15/12 it was
decided the best method to examine what the lighting on the new Canyon
Place building will look like and illuminate as was to view the Otterbox HQ
building at night. Seth Larson, Noah Beals, and Jeff Errett met to review the
lighting on the Otterbox HQ and all came away with an understanding that the
building and site was appropriately lit even though the actual foot-candles were
reading well under the 1.0 throughout much of the site (which the prescriptive
method of the code mandates) as well as the type DD and KK fixtures were not
polluting light up past the building.
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BLUE OCEAN ENTERPRISES, INC | 416 W. Oak St. | Fort Collins, CO 80521 | 970.556.9111
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, even though metered values
were significantly less than the prescribed code minimum.
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.
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BLUE OCEAN ENTERPRISES, INC | 416 W. Oak St. | Fort Collins, CO 80521 | 970.556.9111
8) The following pictures are from the building at 209 South Meldrum and
represent what we are proposing for the new Canyon Place building
regarding the fixtures in question.
TYPE DD:
TYPE KK:
Light fixture location
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BLUE OCEAN ENTERPRISES, INC | 416 W. Oak St. | Fort Collins, CO 80521 | 970.556.9111
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 Canyon Place building.
Attached:
Photometric of Otterbox Head Quarters at 209 Meldrum
By: Brandon Grebe
Brandon.Grebe@blueocean-inc.com