HomeMy WebLinkAboutMIDTOWN ARTS CENTER (3750 S. MASON ST.), CHANGE OF USE - PDP - 1-10/A - REPORTS - RECOMMENDATION/REPORTMidtown Arts Center, Change -of -Use - PDP - File #1-10
February 8, 2010 Administrative Hearing
Page 6
D. Division 3.10, Development Standards for the Transit -Oriented
Development (TOD) Overlay Zone
Several sections in Division 3.10 are not being met to the absolute
extent possible. However, due to the existing developed conditions
on the properties (Lots 5A & 6 of the Creger Plaza Second Replat),
City staff has determined that the development proposal, with
improvements as shown on the Site & Landscape Plans, satisfies
the intent of the LUC to the extent reasonably feasible. Based on
the existing and proposed physical conditions on -site, the costs of
compliance would outweigh the potential benefits to the public and
would unreasonably burden the proposed project. Staff has
determined that there are no adverse impacts as a result of
noncompliance with several standards in this division of the LUC.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Midtown Arts Center, Change -of -Use - Project Development
Plan, staff makes the following findings of fact and conclusions:
1. Small Scale Reception Centers are permitted in the C, Commercial
District, subject to an Administrative (Type 1) review.
2. The Project Development Plan complies with the applicable district
standards of Section 4.21 C, Commercial District of the Land Use
Code.
3. The Project Development Plan complies with applicable General
Development Standards contained in Article 3 of the Land Use Code.
RECOMMENDATION:
Staff recommends approval of the Midtown Arts Center, Change -of -Use -
Project Development Plan - File #1-10.
Midtown Arts Center, Change -of -Use - PDP - File #1-10
February 8, 2010 Administrative Hearing
Page 5
e. Parking Lots: Required Number of Spaces for Type of
Use [3.2.2(K)(2)] -
Non-residential Parking Maximums: This section of the
LUC limits the number of on -site parking spaces that can
be provided for the proposed uses in the development
plan, based on the gross leasable floor area and/or
seating of each use. There is 18,620 square feet of floor
area in the building containing 3 separate theaters and
the small-scale reception center. A total of 140 car and
motorcycle parking spaces exist on the north, west, and
south sides of the building (on Lots 5A & 6). The parking
lot to the south of the building will be shared with the
existing school use (DBA Institute of Business Medical
Career) at the south end of the parking lot.
f. Handicap Parking [3.2.2(K)(5)] — There are 140 parking
spaces (car and motorcycle) shown in the redevelopment
area, requiring 5 handicap spaces to be provided in
convenient and safe locations. A total of 5 handicap
parking spaces are being included on the north side of
the facility, near the front/main building entry on the
development plans, thereby satisfying this requirement.
B. Division 3.5, Building Standards
1. Building and Project Compatibility [3.5.1 ] — The architectural
character of the existing building is compatible with the architectural
character of other existing buildings in the surrounding area. No
exterior changes to the building are being proposed.
C. Division 3.6, Transportation and Circulation
Master Street Plan [3.6.1 ] — Mason Street is shown as a 2-lane
arterial on the Master Street Plan. This development proposal
(change -of -use) does not impact the existing street status. Two
points of access into the site from Mason Street exist, one at the
southwest corner of the development plan and one directly west of
the existing building.
Midtown Arts Center, Change -of -Use - PDP - File #1-10
February 8, 2010 Administrative Hearing
Page 4
c. Parking Lot Perimeter Landscaping [3.2.1(E)(4)] -As
required, the on -site outdoor parking areas are screened
adequately from the street and adjacent commercial uses
with plant material of sufficient opacity to block the
required amount of vehicle headlights.
d. Parking Lot Interior Landscaping [3.2.1(E)(5)] —The
proposed parking areas (containing 140 spaces) provide
a minimum of 10% of their total area as landscaped
areas. This standard is, therefore, satisfied.
2. Access, Circulation and Parking [3.2.2]
a. Safety Considerations [3.2.2(C)(1)] - To the maximum
extent feasible, pedestrians are being separated from
vehicles and bicycles. The existing site contains 2
sidewalk connections and striped pedestrian walkways
between the front entry to the building and the existing
public sidewalks along South Mason Street, to the west,
and Creger Drive, to the north.
b. Direct On -Site Access and Off -Site Access to Pedestrian
and Bicycle Destinations [3.2.2(C)(6)] - To the maximum
extent feasible, the existing on -site pedestrian and
bicycle circulation system allows for reasonably direct
connections to transit stops in the surrounding area.
c. Transportation Impact Study [3.2.2(C)(8)] - The City's
Transportation Planning Department has reviewed the
applicant's Transportation Impact Study (TIS) and have
found that it meets the required vehicular, pedestrian,
bicycle, and transit Level of Service requirements. The
City's Traffic Engineer waived the requirement for a
vehicular TIS.
d. PedestrianNehicle Separation [3.2.2(D)(1)] - To the
maximum extent feasible, pedestrians and vehicles are
being separated through the provision of 2 striped
pedestrian walkways between the front entry to the
building and the existing public sidewalks along South
Mason Street, to the west, and Creger Drive, to the north.
Midtown Arts Center, Change -of -Use - PDP - File #1-10
February 8, 2010 Administrative Hearing
Page 3
2. Article 2 - Administration
A. Division 2.1 General Procedural Requirements
The Midtown Arts Center, Change -of -Use — PDP satisfies the
requirements set forth in this division of the LUC.
B. Division 2.4 Project Development Plan
The Midtown Arts Center, Change -of -Use — PDP satisfies the
requirements set forth in this division of the LUC.
3. Division 4.21 of the LUC, Commercial District (C)
The proposed Small Scale Reception Center, being a part of the Midtown Arts
Center facility, is permitted in the C, Commercial District subject to an
Administrative review.
The Project Development Plan complies with applicable district standards of
Division 4.21 C, Commercial District.
4. Article 3 of the Land Use Code - General Development Standards
The Project Development Plan complies with applicable General Development
Standards as follows:
A. Division 3.2, Site Planning and Design Standards
1. Landscaping and Tree Protection [3.2.1]
a. Street Trees [3.2.1(D)(2)] - Existing deciduous street
trees will remain along Mason Street and 5 additional
ornamental trees will be intermingled, thereby satisfying
this standard.
b. Minimum Species Diversity [3.2.1(D)(3)] —There are only
9 new deciduous and ornamental trees proposed on the
Landscape Plan and, therefore, the plan is not subject to
this standard.
Midtown Arts Center, Change -of -Use - PDP - File #1-10
February 8, 2010 Administrative Hearing
Page 2
review would be necessary to re -occupy the building if the development proposal
did not contain a Small Scale Reception Center use.
Small Scale Reception Centers are permitted in the C, Commercial
District, subject to an Administrative (Type 1) review.
The Midtown Arts Center, Change -of -Use - PDP is proposed to be on a
developed property that is included in the Transit -Oriented Development
(TOD) Overlay Zone.
The Midtown Arts Center, Change -of -Use - PDP complies with applicable
General Development Standards of Article 3.
" The Midtown Arts Center, Change -of -Use - PDP complies with applicable
land use and development standards of the Division 4.21 C, Commercial
District.
COMMENTS:
Background
The surrounding zoning and land uses are as follows:
E: C;
Existing commercial
S: C;
Existing commercial
W: C;
Existing commercial
N: C;
Existing commercial (Fort Collins Marketplace)
The subject property was part of the Horsetooth Annexation in August of
1972.
The subject property was first subdivided as Lots 5 & 6 of the Creger
Plaza Subdivision plat in October, 1978.
The subject property was Lots 5A & 6 of the Creger Plaza Second Replat
approved by the Planning & Zoning Board in February, 1982.
The 18,620 square foot motion picture theater was built (as a "use -by -
right) on Lot 5A in 1982 as the Mann 4 Theaters.
ITEM NO
MEETING DATE SQI d
STAFF {' cu.19t*
HEARING OFFICER
PROJECT: Midtown Arts Center, Change -of -Use - Project Development
Plan (PDP) - File #1-10
APPLICANT: RB&B Architects, Inc.
c/o Randy Shortridge
315 East Mountain Avenue, Suite 100
Fort Collins, CO. 80524
Kurt & Kate Terrio
3509 South Mason Street
Fort Collins, CO. 80525
OWNER: Lithia Real Estate, Inc.
360 East Jackson Street
Medford, OR. 97501
PROJECT DESCRIPTION:
This request is for a change -of -use from a vacant four-plex movie theater
building to Entertainment Facility and Theater use (dinner theater, presentation
theater, black box theater), a small kitchen, and Small Scale Reception Center
use (also known as a multi -purpose room). The latter use necessitates the
Applicant's request for a change -of -use because a Small Scale Reception Center
was not a part of the previous use of the building. There will be minor upgrades
to the parking lots and interior modifications to the building. The property is at the
southeast corner of South Mason Street and Creger Drive and is addressed as
3750 South Mason Street. The property is in the C, Commercial District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The Small Scale Reception Center is the only proposed use in the Midtown Arts
Center facility that necessitates this change -of -use request. The dinner theater,
presentation theater, and black box theater portions of the facility are defined as
Entertainment Facilities and Theaters by the Land Use Code (LUC), being similar
to the previous four-plex movie theater on the property. Only a Minor Amendment
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750