HomeMy WebLinkAboutMIDTOWN ARTS CENTER - - CORRESPONDENCE -Project: MIDTOWN ARTS CENTER (3750 S. MASON ST) - CHANGE OF USE PDP - TYPE I
Final Compliance
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 Applicants 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 addressed as 3750 South Mason Street. The
property is in the C, Commercial District.
Mylars submitted 5/3/10 and final TDR fee paid-no final plan staff review (After review by the planner, this project was changed from a Type II to a
Type I)
Public Hearing Published January 31, 2010
Vested Rights published June 24, 2010( There will be no additions to the building footprint. Modifications will include site and landscape
repairs/upgrades and building repainting/repairs as needed)
Project Type:
Project Desc:
File ID: 1-10/A Planner: Steve Olt DMS Project Num: CP102218
ID Topic Issue Status Round Comment By Initial Date
1 Electric [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.
Active 1 Doug Martine 01/11/2010
2 Zoning [1/12/10] I was unable to find the location on the site plan where the bike
rack was to go.
Active 1 Gary Lopez 01/12/2010
3 Zoning [1/12/10] It appears that 124 vehicle spaces exist (incl 4 motorcycle spaces).
A minimum of 5 HC vehicle spaces with one of these designated and sized
as a van accessable space is required.
Active 1 Gary Lopez 01/12/2010
4 Zoning [1/12/10] A breakdown of total vehicle spaces, etc. should be in narrative on
the site/landscape plan.
Active 1 Gary Lopez 01/12/2010
5 Zoning [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.
Active 1 Gary Lopez 01/12/2010
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Project: MIDTOWN ARTS CENTER (3750 S. MASON ST) - CHANGE OF USE PDP - TYPE I
ID Topic Issue Status Round Comment By Initial Date
6 Zoning [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.
Active 1 Gary Lopez 01/12/2010
7 Zoning [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.
Active 1 Gary Lopez 01/12/2010
8 Zoning [1/12/10] Light fixtures on both building and poles will need to be down
directional only.
Active 1 Gary Lopez 01/12/2010
9 Fire 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 dirnk 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 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
Active 1 Carie Dann 01/19/2010
3/7/2011 Page 2
Project: MIDTOWN ARTS CENTER (3750 S. MASON ST) - CHANGE OF USE PDP - TYPE I
ID Topic Issue Status Round Comment By Initial Date
10 Fire 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 PFAs
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
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
Active 1 Carie Dann 01/19/2010
11 Fire 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
Active 1 Carie Dann 01/19/2010
3/7/2011 Page 3
Project: MIDTOWN ARTS CENTER (3750 S. MASON ST) - CHANGE OF USE PDP - TYPE I
ID Topic Issue Status Round Comment By Initial Date
12 Fire 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 owners authorized agent and shall indicate the number of
occupants permitted for each room use. 2006 International Fire Code 1004.3
Active 1 Carie Dann 01/19/2010
13 Fire 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
Active 1 Carie Dann 01/19/2010
14 Site Plan [1/19/10] Please remove the landscaping from the Site Plan. That
information is shown on the Landscape Plan.
Active 1 Steve Olt 01/19/2010
15 Site Plan [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 inlcude this information on
the Site Plan by labeling or Legend.
Active 1 Steve Olt 01/19/2010
16 Site Plan [1/19/10] The Director of Planning Approval block must be included on the
Site Plan (see red-lined plan).
Active 1 Steve Olt 01/19/2010
17 Site Plan [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.
Active 1 Steve Olt 01/19/2010
18 Site Plan [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.
Active 1 Steve Olt 01/19/2010
19 Site Plan [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.
Active 1 Steve Olt 01/19/2010
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Project: MIDTOWN ARTS CENTER (3750 S. MASON ST) - CHANGE OF USE PDP - TYPE I
ID Topic Issue Status Round Comment By Initial Date
20 Landscape Plan [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.
Active 1 Steve Olt 01/19/2010
21 General [1/19/10] What is a "black box theater"? What occurs in this space? Active 1 Steve Olt 01/19/2010
22 Landscape Plan [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.
Active 1 Steve Olt 01/19/2010
23 Landscape Plan [1/19/10] Show water/sewer services and fire line on the landscape plan and
maintain required landscape separation distances.
Active 1 Roger Buffington 01/19/2010
24 General [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.
Resolved 1 Jeff County 01/20/2010
25 General [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.
Resolved 1 Jeff County 01/20/2010
26 Site Plan [1/20/10] Please correct the north arrow on the site plan. Resolved 1 Jeff County 01/20/2010
27 Site Plan [1/20/10] There are many line over text issues on the site plan. Resolved 1 Jeff County 01/20/2010
28 Site Plan [1/20/10] There are many dimensions that are incorrectly labeled on the site
plan.
Resolved 1 Jeff County 01/20/2010
29 Site Plan [1/20/10] The landscaping should probably be removed from the site plan.
The plan will look less busy.
Resolved 1 Jeff County 01/20/2010
30 Site Plan [1/20/10] What are the symbols next to the numbers in the trash enclosure
detail on the site plan?
Resolved 1 Jeff County 01/20/2010
31 Landscape Plan [1/20/10] There are several line over text issues on the landscape plan. Active 1 Jeff County 01/20/2010
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Project: MIDTOWN ARTS CENTER (3750 S. MASON ST) - CHANGE OF USE PDP - TYPE I
ID Topic Issue Status Round Comment By Initial Date
32 Landscape Plan [1/20/10] The dimensioning could probably be removed from the landscape
plan.
Resolved 1 Jeff County 01/20/2010
33 Site Plan [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.
Active 1 Jennifer Petrik 01/20/2010
34 Site Plan [1/20/10] Suggest labeling entrances to building. Active 1 Jennifer Petrik 01/20/2010
35 Site Plan [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.
Active 1 Jennifer Petrik 01/20/2010
36 General [1/20/10] No comments. Active 1 Dana Leavitt 01/20/2010
37 Landscape Plan [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.
Active 1 Steve Olt 01/20/2010
38 Utilities [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.
Active 1 Steve Olt 01/20/2010
39 Utilities [1/20/10] Bill Johnson of Qwest indicated that they have no problems or
concerns with this change-of-use request.
Active 1 Steve Olt 01/20/2010
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Project: MIDTOWN ARTS CENTER (3750 S. MASON ST) - CHANGE OF USE PDP - TYPE I
ID Topic Issue Status Round Comment By Initial Date
40 Utilities [1/20/10] Don Kapperman of Comcast cable TV indicated that they have no
problems or concerns with this change-of-use request.
Active 1 Steve Olt 01/20/2010
41 General [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.
Active 1 Steve Olt 01/20/2010
42 General [1/20/10] This change-of-use request is being placed on the agenda for the
February 18th Planning & Zoning Board public hearing. UPDATE: It 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.
Active 1 Steve Olt 01/20/2010
43 DevRevEng [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.
Active 1 Marc Virata 01/20/2010
44 DevRevEng [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.
Active 1 Marc Virata 01/20/2010
45 DevRevEng [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.
Active 1 Marc Virata 01/20/2010
46 DevRevEng [1/20/10] It appears that duplicate drawings were submitted that could be
consolidated into one.
Active 1 Marc Virata 01/20/2010
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Project: MIDTOWN ARTS CENTER (3750 S. MASON ST) - CHANGE OF USE PDP - TYPE I
ID Topic Issue Status Round Comment By Initial Date
47 Fire 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.
Active 1 Carie Dann 01/21/2010
48 Stormwater [1/22/10] Please submit a drainage report or letter documenting the proposal,
no increase in impervious area, and the proposed water quality mitigation.
Active 1 Wes Lamarque 01/22/2010
49 Stormwater [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.
Active 1 Wes Lamarque 01/22/2010
50 General [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.
Active 1 Steve Olt 01/25/2010
51 Traffic [1/25/10] Previously Traffic waived the TIS requirement based on the current
carousel Dinner Theatre moving to this new location. The additional uses
stated in the narrative were not provided previously. The applicant should
contact Ward Stanford @ 221-6630 to discuss the additional uses proposed
and whether it continues to qualify for having the TIS waived.
Active 1 Ward Stanford 01/25/2010
52 Site Plan [2/3/10] The site plan needs to have a legal description added. Active 1 Jeff County 02/03/2010
54 Landscape Plan [11/30/10]
[2/3/10] There are still line over text issues on the landscape plan.
Active 1 Jeff County 02/03/2010
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