HomeMy WebLinkAboutMIDTOWN ARTS CENTER (3750 S. MASON ST.), CHANGE OF USE - PDP - 1-10/A - CORRESPONDENCE - (8)Number: 6 Created: 1/12/2010
[1/12/10] There are quite a few dimensions listed on the Site Plan that don't represent true
distances in feet such as 10 inch representing stall length and 5 inch representing stall
width. They exist throughout the Site Plan. Please correct.
Number: 7 Created: 1 /12/2010
[1 /12/10] Tree plantings/species will need to be examined closely for those islands where
pole lighting will exist as they will eventually block both the light fixture and lighting created.
Number: 8 Created: 1 /12/2010
[1/12/10] Light fixtures on both building and poles will need to be down directional only.
To reiterate comment #42, page 1, City staff has determined that this request is subject to
an Administrative (Type 1) review, not a Planning & Zoning Board (Type 2).review.
Therefore, the item will go before a Hearing Officer, not the Board. The Administrative
Public Hearing has been scheduled for Monday, February 8th, at 4:00 p.m. at 281
North College Avenue, conference rooms A & B.
Be sure and return all red -lined plans when you re -submit Site & Landscape Plans, no later
than Wednesday, February 3rd.
If you have any questions regarding these issues or any other issues related to this project,
please feel free to call me at (970)221-6341.
Yours Truly,
*C
Steve Olt b
City Planner
cc: Marc Virata
Kurt & Kate Terrio
Robert Hau
Current Planning file #1-10
Page 7
Number: 27 Created: 1 /20/2010
[1/20/10] There are many line -over text issues on the Site Plan.
Number: 28 Created: 1 /20/2010
[1/20/10] There are many dimensions that are incorrectly labeled on the Site Plan.
Number: 29 Created: 1 /20/2010
[1/20/10] The landscaping should probably be removed from the Site Plan. The plan will
look less busy.
Number: 30 Created: 1 /20/2010
[1/20/10] What are the symbols next to the numbers in the trash enclosure detail on the Site
Plan?
Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington
Topic: Landscape Plan
Number: 23 Created: 1 /19/2010
[1/19/10] Show water/sewer services and fire line on the Landscape Plan and maintain
required landscape separation distances.
Department: Stormwater-Water-Wastewater Issue Contact: Wes Lamarque
Topic: Stormwater
Number: 48 Created: 1 /22/2010
[1/22/10] Please submit a drainage report, or letter documenting the proposal, no increase in
impervious area, and the proposed water quality mitigation.
Number: 49 Created: 1 /22/2010
[1/22/10] The water quality mitigation proposed may not be sustainable and will most likely
clog within a few years. A discussion needs to take place on the best alternative to propose.
This discussion has taken place and this issue has been resolved.
Department: Zoning Issue Contact: Gary Lopez
Topic: Zoning
Number: 2 Created: 1 /12/2010
[1/12/10] 1 was unable to find the location on the Site Plan where the bike rack was to go.
Number: 3 Created: 1 /12/2010
[1/12/10] It appears that 124 vehicle spaces exist (including 4 motorcycle spaces). A
minimum of 5 HC vehicle spaces with one of these designated and sized as a van
accessible space is required.
Number: 4 Created: 1 /12/2010
[1/12/10] A breakdown of total vehicle spaces, etc. should be in narrative on the
Site/Landscape Plan.
Number: 5 Created: 1 /12/2010
[1/12/10] Narrative related to landscape specifics such as plant /tree species, min. base
caliper, etc. should include the statement that all landscaping must be completed or secured
by bond, escrow check, letter of credit in the amount of 125% of the remaining landscaping
to be completed prior to any TCO/CO being released.
Page 6
fire detection, suppression or control elements shall be identified for the use of the fire
department.
2006 International Fire Code 510.1
Number: 47 Created: 1 /21 /2010
MEANS OF EGRESS
Just a reminder that the Black Box Theater is required to meet all Assembly Occupancy
egress requirements, including but not limited to emergency lighting, illuminated EXIT signs,
etc.
Department: Transportation Planning Issue Contact: Jennifer Petrik
Topic: Site Plan
Number: 33 Created: 1 /20/2010
[1/20/10] Bicycle parking facilities are required. This project is in the Transit Overlay District
and along the Mason Trail and it is expected more users will be arriving by bicycle, transit or
by walking. It is strongly encouraged to provide more than the minimum bicycle parking
spaces to accommodate these visitors and employees arriving by bicycle. Providing
adequate bicycle parking will reduce the likelihood of users parking bicycles in inappropriate
locations. Please delineate these facilities on the plans. Bicycle parking must be on a hard
surface, convenient to the entrance and protected from the elements if possible.
Number: 34 Created` 1/20/2010
[1/20/10] Suggest labeling entrances to building.
Number: 35 Created: 1 /20/2010
[1/20/10] If possible, install a raised crossing to provide a more direct connection from the
existing sidewalk west of the building to the front entrance. Current code requires direct
pedestrian connection to the main entrance of a building. Although this is not required at this
time, providing this raised crossing would be beneficial to pedestrian safety. This is optional.
Department: Technical Services Issue Contact: Jeff County
Topic: General
Number: 24 Created: 1 /20/2010
[1/20/10] Please change the title page maps & photos to black & white or grayscale. We do
not like colors for maps & photos. Please see the included copy of a title page scan.
Number: 25 Created: 1 /20/2010
[1/20/10] It might be considered to move.things around on the Site Plan to add a vicinity
map & the signature block/site data from the title page. This would eliminate the need for the
title page.
Topic: Landscape Plan
Number: 31 Created: 1 /20/2010
[1/20/10] There are several line -over text issues on the Landscape Plan.
Number: 32 Created: 1 /20/2010
[1/20/10] The dimensioning could probably be removed from the Landscape Plan.
Topic: Site Plan
Number: 26 Created: 1 /20/2010
[1/20/10] Please correct the north arrow on the Site Plan.
Page 5
exit discharge. If fire partitions are installed between the A-2 and A-1 areas, only the A-2
areas are required to be sprinklered. If the mezzanine is enlarged, fire sprinklers may be
required. Please continue to work with myself and Russ Hovland from the Building
Department regarding these issues.
2006 International Fire Code 903.2.1.2
Number: 10 Created: 1 /19/2010
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.
0 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 structures 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.
PLEASE NOTE: An Emergency Access Easement, approved in advance, will need to be
dedicated, Marc Virata from Engineering can assist with the documentation process; contact
me for specific EAE location.
2006 International Fire Code 503.1.1, 503.2.3, 503.3, 503.4 and Appendix D
Number: 11 Created: 1 /19/2010
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; 904.11.2
Number: 12 Created: 1 /19/2010
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.
2006 International Fire Code 1004.3
Number: 13 Created: 1/19/2010
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
Page 4
Number: 39 Created: 1 /20/2010
[1/20/10] Bill Johnson of Qwest indicated that they have no problems or concerns with
this change -of -use request.
Number: 40 Created: 1 /20/2010
(1/20/10] Don Kapperman of Comcast cable TV indicated that they have no problems or
concerns with this change -of -use request.
Department: Engineering Issue Contact: Marc Virata
Topic: DevRevEng
Number: 43 Created: 1 /20/2010
[1/20/10] Prior to hearing, a letter from the property owner of the parking lot which
constitutes the south half of the project should be received indicating their agreement to the
project and the development shown on their property. They should also be a signatory to the
site plan.
Number: 44 Created: 1 /20/2010
[1/20/10] With PFA requiring an emergency access easement be dedicated, I would review
the form of the deed of dedication and can provide our standard format for this deed. A $250
Transportation Development Review Fee would be required to process the deed and
recording fees payable to the County to record the document will also be needed.
Number: 45 Created: 1 /20/2010
[1/20/10] With my understanding from stormwater that their required improvement is private
infrastructure, please label this improvement as 'private" as indication that this will not be
requiring inspection by City Engineering.
Number: 46 Created: 1 /20/2010
[1/20/10] It appears that duplicate drawings were submitted that could be consolidated into
one.
Department: Light & Power Issue Contact: Doug Martine
Topic: Electric
Number: 1 Created: 1 /11 /2010
[1/11/10] Light & Power records indicate the existing electric service is 600 amps at
277/480 volt. If this needs to change, please contact Light & Power Engineering at 221-
6700.
Department: PFA Issue Contact: Carie Dann
Topic: Fire
Number: 9 Created: 1 /19/2010
AUTOMATIC FIRE SPRINKLERS
Fire -sprinkler requirements are based on many factors, with occupancy type among them.
According to the 2006 IFC, an Assemly-1 (A-1) Occupancy includes assembly uses, usually
with fixed seating, intended for the production and viewing of performing arts, including
theater. An Assemly-2 (A-2) Occupancy use is intended for food and/or drink consumption
including, but not limited to, banquet halls. Because the occupancy type of the structure is
changing in some areas from a motion -picture occupancy to a banquet hall and dinner
theater with consumption of alcohol (changing to an A-2), the building must be brought up to
current code standards, which includes the installation of fire sprinklers in all A-2 areas if the
occupant load is 100 or more; or if the fire area is located on a floor other than the level of
Page 3
Number: 22 Created: 1 /19/2010
[1/19/10] The variety of Potentilla to be used along Mason Street must be at least 30" high
to satisfy Section 3.2.1(E)(4)(b) of the Land Use Code. An additional 10 - 12 of these
shrubs, as shown on a red -lined Landscape Plan, are needed to provide adequate
screening of the parking lot from Mason Street.
Number: 37 Created: 1 /20/2010
[1/20/10] Laurie D'Audney, the City's Water Conservation Specialist, is forwarding the
Water Conservation Standards for Landscapes COMMENT SHEET to the applicant. Please
note the checked box at the bottom of the sheet. Her General Note should be added to the
Landscape Plan. Also, a. copy of Section 3.2.1(J) Irrigation of the Land Use Code, as
referenced, is attached to this comment letter.
Topic: Site Plan
Number: 14 Created: 1 /19/2010
[1/19/10] Please remove the landscaping from the Site Plan. That information is shown on
the Landscape Plan.
Number: 15 Created: 1 /19/2010
[1/19/10] There are 3 areas assumed to be pedestrian walkways that are designated by
rectangular symbols. Is this a correct assumption and, if so, will the walkways be raised,
painted or ??? Please include this information on the Site Plan by labeling or Legend.
Number: 16 Created: 1 /19/2010
[1/19/10] The Director of Planning Approval block must be included on the Site Plan (see
red -lined plan).
Number: 17 Created: 1 /19/2010
[1/19/10] Within the building outline it indicates a Four Theater Complex. Does this describe
the previous use or the proposed use? The information on this Site Plan should reflect the
proposed use, i.e.: Multiple Theaters, Small Scale Reception Center, and Multi -Purpose
Room.
Number: 18 Created: 1 /19/2010
[1/19/10] Almost all the dimensions on the Site Plan are incorrect (widths of drives, drive
aisles, parking spaces, etc.). The dimensions appear to be correct (for the most part) on the
Landscape Plan. Please correct this information on the Site Plan and the dimensions can be
removed from the Landscape Plan.
Number: 19 Created: 1 /19/2010
[1/19/10] Please show the trash enclosure in the area identified as Trash on the south side
of the building. Want to see how it fits into that space.
Topic: Utilities
Number: 38 Created: 1 /20/2010
[1/20/10] Len Hilderbrand of Xcel Energy indicated that if gas loads are going to change
then they will need the proposed new gas loads and requested pressure for metering. They
could then determine if.existing gas facilities are adequate. Please forward any
necessary/appropriate information to Len at 1901 East Horsetooth Road, Fort Collins, CO
80525.
Page 2
STAFF PROJECT REVIEW
City of Fort Collins
RB & B ARCHITECTS, INC. Date: 1/25/2010
Randy Shortridge
315 East Mountain Avenue
Fort Collins, CO 80524
Staff has reviewed your submittal for MIDTOWN ARTS CENTER (3750 S. MASON
STREET), CHANGE -OF -USE, PROJECT DEVELOPMENT PLAN (PDP) - TYPE 1, and we
offer the following comments:
ISSUES:
Department: Current Planning Issue Contact: Steve Olt
Topic: General
Number: 21 Created: 1 /19/2010
[1/19/10] What is a "black box theater"? What occurs in this space?
Number: 41 Created: 1 /20/2010
[1/20/10] Based on current Larimer County Assessor's records it appears that the owners of
Lot 5A (building + parking) & Lot 6 (large parking lot) are the same: Lithia Real Estate, Inc.
in Medford, Oregon. Will the Terrio's be purchasing Lot 5A prior to recording the Site Plan
for the property? Also, is it a correct assumption that 3482 Mason, LLC (the owners of the
property to the south where the school is located) will not be purchasing Lot 6 of Creger
Plaza, 2nd Replat (the large parking lot)? The question about ownership is important
relative to who will need to sign the Site Plan.
Number: 42 Created: 1 /20/2010
[1/20/10] This change -of -use request is being placed on the agenda for the February 18th
Planning & Zoning Board public hearing. UPDATE: City staff has determined that this
request is subject to an Administrative (Type 1) review, not a Planning & Zoning Board
(Type 2) review. Therefore, the item will go before a Hearing Officer, not the Board. The
Administrative Public Hearing has been scheduled for Monday, February 8th, at 4:00
p.m. at 281 North College Avenue, conference rooms A & B.
Number: 50 Created: 1/25/2010
[1/25/10] The applicant must submit 5 copies of revised Site and Landscape Plans to
the Current Planning Department no later than Wednesday, February 3rd.
Department: Current Planning Issue Contact: Dana Leavitt
Topic: General
Number: 36 Created: 1 /20/2010
[1/20/10] No comments.
Department: Current Planning Issue Contact: Steve Olt
Topic: Landscape Plan
Number: 20 Created: 1 /19/2010
[1/19/10] There appears to be 5 new Spring Snow Crab proposed along Mason Street
instead of the 4 as labeled on the Landscape Plan.
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