HomeMy WebLinkAboutMIDTOWN ARTS CENTER (3750 S. MASON ST.), CHANGE OF USE - PDP - 1-10/A - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWPlease contact Dana, at 224-6143, if you have questions about these comments.
9. This development request will be subject to the Development Review Fee Schedule that
is available in the Development Review Center office. The fees are due at the time of
submittal of the required documents for the appropriate development review process
by City staff and affected outside reviewing agencies. Also, the required Transportation
Development Review Fee must be paid at time of submittal. Understood
10. This development proposal is subject to all the requirements set forth in the City's LUC,
specifically Article 2. Administration (Development Review Procedures), Article 3.
General Development Standards, and Article 4. Districts (specifically Division 4.21 -
Commercial District).
The proposed uses will be subject to a Planning & Zoning Board (Type 2)
review and public hearing.
There are Land Use Standards, Development Standards, and Development
Standards for the Transit -Oriented Development (TOD) Overlay Zone specific
to the C District that development on this property will be subject to.
Copies of Article 3 and Division 4.21 are available in the Development Review Center
or on the City of Fort Collins website @ www.fcgov.com. Go to Departments, then the
Current Planning Department.
11. The City's Current Planning Department will coordinate the development review
process. The required submittal package will be submitted to the Development Review
Center, 281 North College Avenue, and distributed accordingly to other City
departments and outside reviewing agencies involved in development review. The
submittal requirements for Project Development Plans and Final Compliance Plans are
available on the City's website.
End of responses.
Conceptual Review Letter Responses: Midtown Arts Center Prepared by RB+B Architects page 8 of 8
2006 International Fire Code 1004.3 Understood
COMMERCIAL COOKING FIRE EXTINGUISHING SYSTEM
With the production of grease -laden vapors, an approved, automatic fire -
extinguishing system shall be provided for the protection of commercial -type
cooking equipment.
2006 International Fire Code 904.2.1; 609.2; 90411.2 Understood
KEY BOXES REQUIRED
Poudre Fire Authority requires a key box ("Knox Box') to be mounted in
approved location(s) on every new building equipped a required fire -sprinkler
system or fire -alarm system.
2006 International Fire Code 506.1; PFA BUREAU POLICY 88-20 To be
included if required based on item 6(b) above
Please contact Carie, at 416-2869, if you have questions about these comments.
7. Jennifer Petrik of the Transportation Planning Department offered the following
comments:
a. Bicycle Parking is required. Bicycle parking should be convenient to the
entrance for both employees and visitors, on a hard surface and out of the
elements if possible. Understood
b. No change in the sidewalk is required at this time.
Please contact Jennifer, at 416-2471, if you have questions about these comments.
8. Dana Leavitt, the City's Environmental Planner, offered the following comments:
a. For any changes to the interior building system consider deconstruction versus
demolition. Contact John Armstrong at 416-2230 for more information on
deconstruction programs. This option will be considered.
b. The Integrated Design Assistance Program (IDAP) is available to all
business/commercial customers of Fort Collins Utilities for assistance in
developing energy efficient/conservation alternatives for new and retrofit
projects. Gary Schroeder can be reached at 221-6395 for more information
on this highly regarded program. Energy savings realized within the first year
quite often off set initial up front costs. IDAP funds are available for assistance
during the design phase of the project. Understood
C. More information about the City's Green Building Program can be found at
the following website:
http://www.fcclov.com/greenbuilding/
d. Review the many programs available to you for cost savings during the design
construction and then use of the building.
Conceptual Review Letter Responses: Midtown Arts Center Prepared by RB+B Architects page 7 of 8
psi residual pressure, spaced not further than 400 feet to the building, on
800-foot centers thereafter.
These requirements may be modified if buildings are equipped with automatic
fire sprinkler systems.
2006 International Fire Code 508.1 and Appendix B Understood
e. ADDRESS NUMERALS
Address numerals shall be visible from the street fronting the property, and
posted with minimum six-inch high numerals on a contrasting background.
(Bronze numerals on brown brick are not acceptable).
2006 International Fire Code 505.1 Understood
IDENTIFICATION OF FIRE PROTECTION EQUIPMENT
Fire protection equipment shall be identified in an approved manner. Rooms
containing controls for air-conditioning systems, electrical rooms, sprinkler
risers and valves, or other fire detection, suppression or control elements shall
be identified for the use of the fire department.
2006 International Fire Code 510.1 Understood
g. PUBLIC -SAFETY RADIO AMPLIFICATION SYSTEM
Where adequate radio coverage cannot be established within a building,
public -safety radio amplification systems shall be installed in the following
locations:
1 . New buildings greater than 50,000 SF in size or addition(s) to an
existing building that cause the building to be greater than 50,000 SF.
For the purpose of this section, fire walls shall not be used to define
separate buildings. The existing building is less than 50,000 sf
2. All new basements greater than 10,000 SF where the designed
occupant load is greater than 50, regardless of the occupancy
classification. The existing building does not have a basement.
3. Existing buildings meeting the criteria of Items 1 and 2 of this section
undergoing alterations exceeding 50 percent of the aggregate area of
the building. The existing building does not meet the criteria of Items
1 and 2 of this section.
Public -safety radio amplification systems shall be designed and installed in
accordance with criteria established by Poudre Fire Authority.
PFA Fire Prevention Bureau Administrative Policy 07-01 Will not be required
based on the above criteria
h. OCCUPANT LOAD SIGN
Any room or space having an occupant load of 50 or more and which is used
for assembly purposes, shall have the capacity of the room posted in a
conspicuous place on an approved sign near the main exit or exit access
doorway from the room or space. Such sign shall be maintained legible by the
owner or the owner's authorized agent and shall indicate the number of
occupants permitted for each room use.
Conceptual Review Letter Responses: Midtown Arts Center Prepared by RB+B Architects page 6 of 8
fire -sprinkler system. PFA records show that this structure already has a fire
sprinkler system.
2006 International Fire Code New Table 903.1 and Section 702 The
structure has fire sprinklers on the mezzanine which will be supplemented as
required. The applicant proposes that sprinklers not be required on the
ground floor based on the existing construction type (type III 1 hr.) and since
the existing and proposed exiting configurations will provide nearly double the
required exits based on the combined A-1 and A-2 uses. This issue will be
addressed further as the design progresses.
C. REQUIRED ACCESS
Fire access roads (fire lanes) shall be provided for every facility, building or
portion of a building hereafter constructed or moved into or within the PFA's
jurisdiction when any portion of the facility or any portion of an exterior wall of
the first story of the building is located more than 150 feet from fire apparatus
access as measured by an approved route around the exterior of the building
or facility. This fire lane shall be visible by painting and signage, and
maintained unobstructed at all times. A fire lane plan shall be submitted for
approval prior to installation. In addition to the design criteria already
contained in relevant standards and policies, any new fire lane must meet the
following general requirements:
➢ Be designed as a flat, hard, all-weather driving surface (asphalt or
concrete) capable of supporting fire apparatus weights. Compacted road
base shall be used only for temporary fire lanes or at construction sites.
➢ Have appropriate maintenance agreements that are legally binding and
enforceable.
➢ Be designated on the plat as an Emergency Access Easement.
➢ Maintain the required minimum width of 20 feet throughout the length of
the fire lane (30 feet on at least one long side of the building when the
structure is three or more stories in height).
If the building is equipped throughout with an approved automatic fire -
sprinkler system, the fire code official is authorized to increase the dimension
of 150 feet.
2006 International Fire Code 503.1.1, 503.2.3, 503.3, 503.4 and Appendix
D. The existing site access and fire lanes are in conformance with the above
and will be maintained.
d. WATER SUPPLY
Fire hydrants, where required, must be the type approved by the water district
having jurisdiction and the Fire Department. Hydrant spacing and water flow
must meet minimum requirements based on type of occupancy. Minimum flow
and spacing requirements include: Commercial, 1,500 gpm at 20 psi residual
pressure, spaced not further than 300 feet to the building, on 600-foot centers
thereafter; residential within Urban Growth Area, 1,000 gpm at 20 psi
residual pressure, spaced not further than 400 feet to the building, on 800-
foot centers thereafter; residential outside Urban Growth Area, 500 gpm at 20
Conceptual Review Letter Responses: Midtown Arts Center Prepared by RB+B Architects page 5 of 8
b. The existing impervious area is grandfathered, and there aren't any new
impervious areas being proposed. If that changes and there is an increase in
impervious area greater than 1,000 square feet, a drainage and erosion
control report and construction plans are required and must be prepared by a
Professional Engineer registered in Colorado. A grading plan is required
when there is between 1,000 and 350 square feet of new impervious area,
but no drainage study is required. No new impervious area is proposed.
C. If there is an increase in impervious area greater than 1,000 square feet,
onsite detention is required with a 2 year historic release rate for water
quantity. Parking lot detention for water quantity is allowed as long as it is not
deeper than one foot. If there is less than 1,000 but more than 350 square
feet of new impervious area, a site grading plan is required along with the
impervious area documentation. No new impervious area is proposed.
d. The design of this site must conform to the drainage basin design of the Mail
Creek Master Plan Update as well the City's Design Criteria and Construction
standards. In a telephone conversation between Applicant's Civil Engineer
Glen Owen and Glen Schlueter on 1.3. 2010, this issue was addressed. A
civil engineering report on proposed methods and strategy is in process and
the applicant will submit as requested by January 8.
e. The City-wide development fee is $4,420/acre ($0.1015/sq.ft.) for new
impervious area over 350 sq.-ft. No fee is charged for existing impervious
area. This fee is to be paid at the time each building permit is issued.
Understood
Please contact Glen, at 224-6065, if you have questions about these comments.
6. Carie Dann of the Poudre Fire Authority offered the following comments:
a. OCCUPANCY TYPE
Fire Code comments are based on numerous factors, the main one being
Occupancy Classification. If there is a change in occupancy classification, then
the structure must be brought up to current code. Based on the information
given, the renovation would contain an A-1 Occupancy (Assembly - theater)
and a B occupancy (Business — educational academy). The previous tenant was
also an Al ; I'm not sure if it also had a B classification. Ultimately, the
occupancy types will determine whether PFA can specify new requirements. All
proposed occupancies will be either A-1 or A-2.
b. AUTOMATIC FIRE SPRINKLERS
Proposed structures may be required to be equipped with approved automatic
fire -sprinkler systems, depending on occupancy type, construction type,
building size, emergency -vehicle access, water supply and other factors.
PLEASE NOTE: The 2006 International Fire Code specifies that A-1
Occupancies with an occupant load of 300 or more, or that contain a multi -
theater complex (among other conditions) is required to have an automatic
Conceptual Review Letter Responses: Midtown Arts Center Prepared by RB+B Architects page 4 of 8
appear to be needed for this project. This may change subject to the discovery
of needing to build public infrastructure outside of the building.
Please contact Marc, at 221-6567, if you have questions about these comments.
3. Janet McTague of the Light & Power Department offered the following comment:
a. No comments as there are no anticipated changes to the electrical at this time
Please contact Janet, at 224-6154, if you have questions about this comment.
4. Roger Buffington of the Water/Wastewater Department, offered the following
comment:
a. If meals for the dinner theater are prepared onsite, a grease interceptor will be
required on the drain lines from the kitchen area. In addition, the meal
preparation places this use in the restaurant category for wastewater
development fees. The additional fees (at the 2009 rate) due for the
restaurant use are $25,794 which will be due at time of building permit.
These fees will be increasing at the beginning of 2010. Per discussion with
Roger Buffington on 1.3.2010, a Utility plan is not required for this
application as no site or utility modifications are planned. The project
proposes limited food service of approximately 700 plates per week for the
Dinner Theater and occasionally (two to three times per month) up to 200
plates for the small scale reception center. No fried foods will be offered in
the proposed project. Please refer to the attached letter from the applicant
detailing the cooking practices and copy of the dinner theater menu for further
detail with respect to this topic. We are working with engineer Mark Taylor at
this city and all issues will be resolved prior to building permit issuance.
Please contact Roger, at 221-6854, if you have questions about this comment.
5. Glen Schlueter of the Stormwater Utility offered the following comments:
a. Since the site needs to be updated to conform to the Land Use Code (LUC) for
the change -of -use, the site drainage system needs to be modified to treat the
runoff. Water quality treatment methods are described in the Urban Storm
Drainage Criteria Manual, Volume 3 — Best Management Practices (BMPs).
Please have the design engineer contact Stormwater staff to discuss their
proposed methods of water quality treatment. As discussed, the water quality
treatment methods could be shown on the site plan so that a separate
construction plan set is not needed. In a telephone conversation between
applicant's Civil Engineer Glen Owen and Glen Schlueter on 1.3. 2010,
Schlueter indicated that the City will not require "full' water quality
improvements; however "something" will need to be done in order to help the
City stay in compliance with the Municipal Storm Water Regulations imposed
by the Clean Water Act. A civil engineering report on proposed methods and
strategy is in process and the applicant will submit as requested by January 8.
Conceptual Review Letter Responses: Midtown Arts Center Prepared by RB+B Architects page 3 of 8
Since all of the parking currently is located between the building and the two
streets, a modification of this standard would be required. Since we don't
have a detailed site or landscape plan presented at this time, its not know
what other upgrades to the parking lot and landscaping might also be
required. The proposed project changes the building use but does not modify
the existing building envelope or impact the site in any way. Modification of
the building location or revision of the parking configuration would render the
proposed reuse economically infeasible. In fact, even though many of the
standards are met by the existing building, the proposed use should be
exempted from the standards of the TOD Overlay Zone in Division 3.10 of
the LUC based on Section 2.8.2 (H) standards (2) and (4) of the LUC as
addressed in the Modifications of Standards request attached to this Project
Development Plan Application.
Please contact Gary, at 416-2338, if you have questions about these comments.
2. Marc Virata of the Engineering Department offered the following comments:
a. Larimer County Road Impact Fees and Street Oversizing Fees are due at the
time of building permit. Please contact Matt Baker at 224-6108 to discuss
what may be anticipated for these fees. In addition, Matt can verify whether
any repays may be due to the City for the existing infrastructure. Understood
b. Transportation Development Review Fee (TDRF) is due at the time of submittal.
For additional information on these fees, please see
http://www.fcaov.com/engineering/dev-review.php Understood
C. Any damaged curb, gutter and sidewalk existing prior to construction, as well
as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due
to construction of this project, shall be replaced or restored to City of Fort
Collins standards at the Developer's expense prior to the acceptance of
completed improvements and/or prior to the issuance of the first Certificate of
Occupancy. Understood
d. Please contact Joe Olson, the City's Traffic Engineer, at 224-6062, and
Jennifer Petrik of Transportation Planning, at 416-2471, to schedule a
scoping meeting and determine if a traffic study is needed for this project. Per
a telephone conversation and follow-up email with Joe Olson on
12.30.2009: (The City) "will not require a traffic impact study related to motor
vehicle impacts for the proposed relocation of the Carousel Dinner Theater to
the existing building at 3750 S. Mason. We do not anticipate any increase in
trip generation compared to previous uses at that building. Therefore, no
study is required."
e. Any public improvements must be designed and built in accordance with the
Larimer County Urban Area Street Standards (LCUASS). Understood.
Based upon current information, utility/public improvement plans, a
development agreement, and a Development Construction Permit, all do not
Conceptual Review Letter Responses: Midtown Arts Center Prepared by RB+B Architects page 2 of 8
Conceptual Review Letter Responses January 5, 2010
Midtown Arts Center (Previously the Mann Theatre Building at 3750 S. Mason St.)
City Conceptual Review Letter Comments shown in BLACK
Applicant Development Review Responses shown in GREEN
MEETING DATE: November 9, 2009
ITEM: The Mann Theatre Building at 3750 South Mason Street
APPLICANT: Sperry Van Ness
c/o Robert V. Hau
2020 Caribou Drive, Suite 201
Fort Collins, CO. 80525
Kurt Terrio
KT Productions Inc.
3509 S. Mason St.
Fort Collins, CO 80525
LAND USE DATA:
Request for an "Entertainment Facility and Theater", a "Small Scale Reception Center", and a
"Private School" in the existing building at 3750 South Mason Street (formerly the Mann
Theatre). The applicant plans to renovate the building to accommodate a dinner theater,
performing arts academy, presentation theater and multi -purpose room/Black Box. It will also
include a kitchen. The property is in the C, Commercial District.
The proposed uses have been revised as follows: Dinner theater, presentation theater, small
scale reception center, multi -purpose room/black box theater and kitchen.
COMMENTS:
Gary Lopez of the Zoning Department offered the following comments:
a. The property is zoned C, Commercial.
b. Use would be classified as "Entertainment Facility and Theater" and "Private
School". Both uses are allowed in the C District as a Planning & Zoning Board
(Type 2) review and public hearing. A third use will also be required for the
receptions, etc., which is called Small Scale Reception Center.
"Private School" has been removed from the proposed uses.
C. The change -of -use requires that the site be brought into compliance with the
applicable regulations of Articles 3 and 4 of the Land Use Code (LUC), which
includes compliance with standards for the Transit -Oriented Development
(TOD) Overlay Zone in Division 3.10 of the LUC. One issue would be the
requirement that parking can't be allowed between the building and a street.
Conceptual Review Letter Responses: Midtown Arts Center Prepared by RB+B Architects page 1 of 8