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HomeMy WebLinkAboutLINCOLN CENTER ADDITIONS AND RENOVATION BLOCK 84 2010 - Filed GC-GENERAL CORRESPONDENCE - 2010-08-041 North Star `, design, inc. January 7, 2010 Ms. Susan Joy City of Fort Collins Engineering 281 North College Avenue PO Box 580 Fort Collins, Colorado 50522 Re: Lincoln Center Additions and Renovations project - Request for Variance — Sidewalk width in ROW (Prof#173-03) Dear Susan: The following is a request for variance from the City of Fort Collins standard sidewalk section within the public right of way as stated in the "Larimer County Urban Area Street Standards, October 1, 2002". This variance request is to allow the use of a wider sidewalk to help facilitate in pedestrian movement into and out of the Lincoln Center. This sidewalk configuration will enhance the pedestrian movement and make for a safer interaction between the pedestrian and the passing automobile street traffic. This varied sidewalk location is located along the west side of Meldrum Street and the south side of Magnolia Street, where the proposed sidewalk connects to the existing street. This variance from the above Standard will not be detrimental to the public health. Issues that may compromise public safety and welfare have been addressed to the greatest extent possible. Please call me with any questions or additional information that you may need for the approval of this variance. Since Troy North 700 Automation Drive, Unit I Windsor, Colorado 80550 970-686-6939 Phone . 970-686-1 1 88 Fax Conceptual Design Responses - 6 1 6. Carie Dann of the Poudre Fire Authority, 416-2869, offered the following comments: a. AUTOMATIC FIRE SPRINKLERS: An automatic fire sprinkler system shalt be provided for group A-1 occupancies where one of the following conditions exists: The fire area exceeds 12,000 SF; " The fire area has an occupant load of 300 or more; The fire area is located on a floor other than the level of exit discharge; The fire area contains a multi -theater complex. 2006 Intemational Fire Code 903.2. 1 . 1 All areas of the new additions, plus portions of the existing building that are not currently protected by the existing system, will be covered by an automatic fire sprinkler system. b. FIRE LINE REQUIREMENT: Buildings that are required to be fire sprinklered shall have a minimum 6-inch fire line unless hydraulic calculations can support a smaller fire line. PLEASE NOTE: Applicant stated the existing sprinkler line is 4 inches in diameter. The applicant should contact a sprinkler contractor to have the necessary line size determined. NFPA 13 (2007) 23.1.3 This analysis of the system is currently being developed by the City's fire sprinkler contractor. When results are available, any necessary improvements will be discussed with PFA. C. FIRE DEPARTMENT CONNECTION: Fire department connections shall be installed remote from the buildings, and located on the street or fire lane side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access or as otherwise approved by the fire code official. PLEASE NOTE: The existing FDC is on the south side of the building in a very problematic location. It is far from a hydrant; difficult to access due to the turning radius and narrow width of the private drive; located near an H Occupancy room (chlorine storage for the Mulberry Pool); and an exterior door, if open, cuts off visibility of and access to the FDC. Ideally, the FDC should be relocated to become a remote FDC near the curb of a public street. This would enable a single firefighter to connect to the FDC and support the sprinklers. 2006 International F ire Code 912.2 and PFA Fire Prevention B1.11 eau Policy The fire connection for the building is existing. d. KEY BOXES REQUIRED: Poudre Fire Authority requires a key box ("Knox Box") to be mounted in approved location(s) on every new building equipped with a required fire - sprinkler system or fire -alarm system. PLEASE NOTE: An additional Knox Box may be required to be installed. 2000 Intetnational Fire Code 506.1 ; PFA Bureau Policy 88-20 We are planning to provide two (2) Knox boxes for the project, one at the main entry and one at the west entry to the conference areas. e. 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 Alter -Lingle -Massey Architects P.C. Conceptual Design Responses - 7 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 rior 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 2,0 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. PLEASE NOTE: I'm uncertain whether the existing private drive marked as a fire lane, is actually a legal, dedicated fire lane. Short of having a previous plat or site plan, the drive on the south side of the building should be formally dedicated as an Emergency Access Easement. 2006 International Fire Code 503.1 .1, 503.2.3, 503.3, 503.4 and Appendix D We are researching whether the existing south access lane was ever dedicated as any type of access easement, but is unlikely that it has been. If it has not, we can dedicate this as an emergency access easement; however, it also accesses the building's loading dock area and will occasionally have semi -trailer trucks parked within the access. The dimensions of the existing lane may not meet all current PFA standards. f. 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. PFA should advise the design team if testing within the existing building demonstrates that an amplification system is necessary. 2. All new basements greater than 10,000 SF where the designed occupant load is greater than 50, regardless of the occupancy classification. No new basement construction is proposed. 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. Not applicable. 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 Alter- Lingle -Massey Architects P.C. Conceptual Design Responses - 8 ` PFA should advise the design team if testing within the existing building demonstrates that an amplification system is necessary. g. 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. PLEASE NOTE: Any new Assembly areas are required to have an occupant load sign. 2006 InteernatioiW Fiir-Code 1004 Acknowledged. 7. Jennifer Petrik of the Transportation Planning Department, 416-2471, offered the following comments: At the southeast corner of property, please ensure directional pedestrian ramps are provided with planned improvements. Also, ensure access to the pedestrian signal activator is reachable and accessible by wheel chair. A pedestrian ramp crossing has been provided at the southeast corner of the property, at the intersection of Mulberry and Meldrum Streets. The ramps will meet all LCUASS standards. b. Ensure bicycle parking is provided on a hard surface, convenient to the entrance and out of the elements if possible. Bicycle parking has been provided at each entrance to the Lincoln Center. Refer to BDR Drawings for quantities. 8. Dana Leavitt, the City's Environmental Planner, indicated that the applicant should contact Tim Buchanan, the City Forester, at 221-6361 to schedule a site visit for the purpose of evaluating the existing trees on -site. A meeting with Tim Buchanan has been scheduled for the week of November 16. The primary purpose of this meeting will be to determine numbers of required mitigation trees for trees within the new building footprint. 9. Current Planning Department comments are as follows: The Lincoln Center renovation project is subject to a Basic Development Review by City staff. The request will be submitted to and administered by the Zoning Department. Acknowledged. b. During the Basic Development Review process the applicant should contact Tim Buchanan, the City Forester, at 221-6361 to schedule a site visit for the purpose of evaluating the existing trees on -site. He will assess the significance of the trees (species, condition) and determine: * what trees must be retained and protected, * what trees must be mitigated for if removed, Aller•Lingle•Massey Architects P.C. Conceptual Design Responses - 9 what trees can be removed without mitigation. A meeting with Tim Buchanan has been scheduled for the week of November 16. The primary purpose of this meeting will be to determine numbers of required mitigation trees for trees within the new building footprint. C. A neighborhood meeting is not necessary, and does not need to be held, for the Lincoln Center renovation project. No neighborhood meeting is planned. Give me a call if you have any questions. Sincerely, ALLER•LINGLE•MASSEY ARCHITECTS P.C. 1 Me I J I M. - DBL:IIs cc: Steve Seefeld, City of Fort Collins Craig Russell, Russell+Mills Studios Tricia Kroetch, North Star Design Alter. Lingle -Massey Architects P.C. TALLER • LINGLE • MASSEY ARCHITECTS P.C. November 18, 2009 Mr. Peter Barnes Building and Zoning Department City of Fort Collins P. 0. Box 580 Fort Collins, CO 80522-0580 RE: Statement of Planning Objectives Lincoln Center Additions and Renovations City of Fort Collins, Colorado Project No. 0936 Dear Peter and Steve: Mr. Steve Olt Current Planning City of Fort Collins P. 0. Box 580 Fort Collins, CO 80522-0580 The following is our Statement of Planning Objectives for the Lincoln Center Additions and Renovation project, part of our Basic Development Review (BDR) submittal: Scope of the Project: • The intent of the Lincoln Center project is to accomplish four primary goals: to enlarge the lobbies, corridors, restrooms and other public areas to meet the needs of a 21st century performing arts center, while updating and enhancing the building's architectural image; to enhance the functionality, acoustics and appearance of the facility's performance and conference venues; to enhance the functionality of the existing second floor by adding an elevator, second level restrooms and new rooftop garden, all accessed by a new grand staircase; and to redesign the existing sculpture garden. The project includes approximately 13,470 sq. ft. of new space and the interior renovation of approximately 25,640 sq. ft. of the existing 58,100 sq. ft. building, for a total new building area of approximately 71,570 sq. ft. Additions are planned on all sides of the Lincoln Center, including new lobby and corridor circulation areas on the north, northeast and east sides of the building, new backstage dressing and green room spaces on the south and southwest sides of the building, and a new conference storage area on the west side. The seating capacity of the building's performance and conference areas will not change, other than a nominal 15 additional seats in the Mini Theater. The project is being primarily funded through the City's BOB (Building on Basics) sales tax funds. The project is being designed to meet LEED criteria for a potential "Gold" certification. 712 WHALERS WAY • BLDG. B, SUITE 100 • FORT COLLINS • COLORADO • 80525 (970) 223-1820 phone • (970) 223-1833 fax • office@alter-lingle-massey.com • www.aller-lingle-massey.com Statement of Planning Objectives - 2 Site Redesign: • The existing semi -enclosed sculpture garden north of the Lincoln Center is being entirely redesigned to open the space and provide more functional outdoor areas for performances and events. The design will provide a stronger connection from the intersection of Magnolia and Meldrum Steets to the Lincoln Center's main entrance, as well as broader and more direct connections to the building's other two north entrances. The sculpture garden will be relocated to the northwest portion of the site in a more quiet and reflective area. The stage platform is being relocated to a new amphitheater area immediately north of the Mini Theater, elevated 18" and oriented to direct sound back toward the building and not toward the street. The platform will be covered by an architectural canopy that will complement the new canopies designed for the building's primary public entrances. The site design will also include new signage, public art and/or streetscape enhancements along the Mulberry Street frontage to improve the connection of this important intersection to the Lincoln Center, and help identify the site to out-of-town patrons and visitors. Exterior Facade Improvements: • One of the primary goals for the project is to create a new and exciting public image for the Lincoln Center. The enlarged lobby and corridor spaces, new backstage dressing rooms and conference storage areas will almost entirely wrap the existing building, providing the opportunity to create a completely new architectural image for the facility. The proposed design is more contemporary and engaging, featuring large expanses of glass at the lobbies and public areas connecting to the redesigned exterior amphitheater and gardens. The sweeping curves of the new facades contrast with the angular forms of the original building, centered on the new semi -circular gallery on the building's northeast corner. The gallery addition is crowned by a proposed rooftop garden for receptions and special events. The four primary building entrances will be highlighted by new freestanding architectural canopy structures constructed of steel and glass. Primary building materials for the additions will be insulated glass and prefinished composite facade panels. The glass will be supported in an aluminum storefront system of horizontal mullions and vertical butt -glazed joints to emphasize the horizontal lines of the facades. The composite panels are part of a highly energy -efficient rainscreen assembly, using three earth -tone colors in a random ashlar pattern. Portions of the existing masonry building will remain exposed, but the existing gray metal roofing is proposed to be replaced with a lighter bronze colored roofing to meet LEED reflectance criteria and blend more with the building's new color palette. Interior Enhancements: • Interior work involves the complete renovation of the Mini Theater and Canyon West Room, as well as new finishes and lighting throughout the facility. The Mini Theater will feature a reconfigured seating layout, new house lighting and acoustical enhancements. The Canyon West Room will be completely remodeled, with new finishes, lighting, sound and audio/visual systems, and an enlarged conference reception area. The design intent for the Interiors is to create a seamless transition from exterior to interior, and provide the public lobby areas with a completely new architectural character. ■ Alter- Lingle -Massey Architects P.C. Statement of Planning Objectives - 3 Special Site Considerations: • The extent of the Lincoln Center additions have been carefully programmed to remain within the deed restriction placed on the site when it was conveyed from the school district to the city. The 1983 agreement stipulated that a minimum of 60,000 sq. ft. of the site be "devoted to green areas consisting of lawns, plantings and the like" (including the tree lawn area between the detached sidewalk and the street curbs). This has been maintained, as indicated in the Site Data contained in the BDR drawings. • Portions of the Lincoln Center building and site lie within the 100-year flood fringe of the Old Town Basin. We have been working with the flood plain administrator to determine the most appropriate approach to meeting the requirements of Chapter 10 of City Code concerning floodproofing requirements. At the time of this submittal, it appears that the entire building will need to be floodproofed through a combination of raised concrete foundations at the new additions, floodproof door assemblies, flood gates outside the main entrances and spray -applied floodproofing at the existing building walls not covered by new construction. The details of this system will continue to be discussed and evaluated with the flood plain administrator as the project proceeds. Please contact me if you need clarifications or additional information. Sincerely, ALLER•LINGLE•MASSEY ARCHITECTS P.C. David B. Lingle, AIA, L AP DBL:IIs cc: Steve Seefeld, City of Fort Collins Aller•Lingle•Massey Architects P.C. ■ November 18, 2009 Mr. Steve Olt Current Planning City of Fort Collins P. 0. Box 580 Fort Collins, CO 80522-0580 RE: Conceptual Review Responses Lincoln Center Additions and Renovations City of Fort Collins, Colorado Project No. 0936 Dear Steve: The following are our responses (in bolded type) to the Conceptual Review comments related to the Lincoln Center project: Jenny Nuckols of the Zoning Department, 416-2313, offered the following comments: a. The facility is in the D, Downtown District, Canyon Avenue Subdistrict. Acknowledged. b. The Review Process wilt be Basic Development Review (BDR). The required documentation and number of plans will be submitted to the Zoning Department. Acknowledged. C. Please show the existing building footprint and what is proposed, as well as new building elevations. Revised Site and Landscape Plans must be submitted: See BDR Drawings for proposed and existing building footprints, elevations and site/ landscape plans. 2. Susan Joy of the Engineering Department, 221-6581, 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 if you have any questions. Acknowledged. Steve Seefeld will provide fees at the appropriate time. b. Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see http://www.fcgov.com/engineeriiiq/dev- review.php Acknowledged. Steve Seefeld will provide fees at the appropriate time. 712 WHALERS WAY o BLDG. B, SUITE 100 , FORT COLLINS - COLORADO , 80525 (970) 223-1820 phone 0 (970) 223-1833 fax - office@aller-lingle-massey.com - www.aller-lingle-massey.com Conceptual Design Responses - 2 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. Acknowledged and will indicate on construction drawings. d. Please contact Joe Olson, the City's Traffic Engineer, at 224-6062 and Transportation Planning at 224-6058 to schedule a scoping meeting and determine if a traffic study is needed for this project. The team has been in contact with Joe Olson who has stated that a traffic study is desired for the four intersections around the facility. Matt Delich will obtain traffic counts during the next scheduled major performance at the Lincoln Center, as requested by Joe. e. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). Acknowledged. All public improvements will be designed in accordance with the LCUASS. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. There are no rights -of -way or easements within the project limits. g. Utility plans will be required for this project. See BDR Drawings for Utility Plans. A Development Agreement may be done with this project depending on whether or not this is owned by the City or if it's privately owned. No Development Agreement is necessary as the facility is owned and operated by the City. i. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Acknowledged. If street cuts occur, then an excavation permit is required at the time of construction and street cut fees apply. Acknowledged, none are anticipated. Alter•Lingle•Massey Architects P.C. Conceptual Design Responses - 3 Bruce Vogel of the Light Et Power Department, 224-6157, offered the following comments: a. Will need to coordinate re -location of existing transformer behind performance stage addition. We will be addressing this with the project Electrical Engineer. The transformer will be placed on a new pad elevated above the RFPE. The Lincoln Center will be responsible for any modification costs to our facilities. Acknowledged. C. Light Et Power contact person: Doug Martine, 224-6152. Acknowledged. 4. Roger Buffington of the Water/Wastewater Department, 221-6854„ offered the following comments: a. Existing mains: 16-inch water in West Mulberry Street, 6-inch water in South Meldrum Street, 4-inch water N/S in parking west of building; 18-inch sewer in West Magnolia Street. Acknowledged. b. The existing 3-inch water service connects to a 4-inch main which extends north from the 16-inch main in West Mulberry Street. Acknowledged. C. No changes to the existing water and sanitary sewer services are anticipated; therefore, no additional comments at this time. Acknowledged. Glen Schlueter of the Stormwater Utility, 224-6065, offered the following comments: The existing structure is located in the City 100-year flood fringe of the Old Town Basin, and is subject to the requirements of Chapter 10 of City Code. The applicant thought that the floodplain issue may have been resolved previously. The floodplain administrators are reviewing the information submitted by the City surveyor to verify if the structure is actually above the flood protection elevation If it is found to be below the flood protection elevation all of these comments are valid, if not, they will be revised and sent under separate cover. Acknowledged. The proposed renovation of the existing building includes 15,530 square feet of non- residential addition. Because the existing building is in the flood fringe, at[ non- residential additions must be elevated or floodproofed at least 6 inches above the base flood elevation (BFE). This is the regulatory flood protection elevation (RFPE), where RFPE = BFE + 6 inches. Alter -Lingle -Massey Architects P.C. Conceptual Design Responses - 4 -It The building will be floodproofed to the RFPE. C. All HVAC (including duct work), electrical, and mechanical equipment (including air conditioners) in the addition must be elevated or floodproofed to or above the RFPE. Acknowledged, will be placed on the roof or elevated. d. If floodproofing, please follow criteria established in City Code Section 10-38, and on the Floodproofing Guidelines from March 2009, located at the following website: http://www.fcgov.com/stormwater/pdf/fp-fFoodproofinQ pdf?20090415. Acknowledged, will conform to these guidelines. e. Proposed renovation of the existing building includes 23,261 square feet of interior remodeling. If the remodel portion of the structure is worth half the value of the existing structure or more, the entire building will be considered substantially improved and will have to be elevated or floodproofed to or above the RFPE. The 2008 value of the Lincoln Center was estimated at $3,718,400 by the Larimer Co. Assessors Office. The building will be floodproofed to the RFPE. f. Vertical additions only; remodel of floors entirely above the BFE, including vertical additions, may be excluded from the calculation of the cost of improvements, and will not count toward the cost of substantial improvements. If a vertical addition is being added to a structure and a substantial improvement is not being made, the foundation of the existing structure must be certified by a registered professional engineer to be sufficient to withstand hydrostatic and hydrodynamic loads against the structure. The entire building perimeter will be floodproofed. Basements; new basements are prohibited in the flood fringe unless floodproofed. Non- conforming basements may remain during a substantial improvement only if they are fully floodproofed. No new basement construction is proposed. The existing basement beneath the stage of the main performance hall will be floodproofed as part of the overall building floodproofing improvements. h. The existing building improvements must be preceded by an approved Floodplain Use Permit and $25 fee. All site work in the flood fringe outside the structure must also be preceded by an approved Floodplain Use Permit and $25 fee, separate from the permit for the structure. We have indications that this fee will be waived. i. A FEMA Floodproofing Certificate must be prepared by a professional engineer or architect licensed to practice in the State of Colorado prior to construction, if floodproofing is utilized in lieu of elevation. An as -built Floodproofing Certificate or FEMA Elevation Certificate must be provided immediately after construction is complete. A Certificate of Occupancy (C.O.) will not be issued for the property without an approved Floodproofing Certificate or Elevation Certificate. Alter- Lingle -Massey Architects P.C. Conceptual Design Responses - 5 A floodproofing certificate will be provided. The floodproofing guidelines, development review checklist, Floodplain Use Permit, and Floodproofing/Elevation Certificate for floodplain items can be found on our website at http://www.fcgov.com/stormwater/fp-forms.Dhp. Acknowledged, thank you. k. The floodplain administrator for the Old Town Basin is Brian Varrella. Please contact Brian at 416-2217 to schedule a meeting to discuss the current project proposal. This is a complex project that will require considerable discussion to work out all details and options to meet floodplain regulations. We have met with Brian twice to discuss. An exhibit is needed to document the existing and proposed impervious area which determines the drainage requirements and fees for the project. In the Old Town drainage basin, a drainage and erosion control report and construction plans are required if there is an increase in impervious area greater than 5,000 square feet. These must be prepared by a Professional Engineer registered in Colorado. This documentation is included in the Drainage Report. M. if there is an increase in impervious area greater than 5,000 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. The site plan submitted doesn't show much room for a detention pond so underground or rooftop detention may be options to explore. If there is less than 5,000 but more than 350 square feet of new impervious area; a site grading plan is still required. Our new imperviousness exceeds 5,000 sq. ft., therefore detention will be provided. n. Water quality treatment is also required as described in the Urban Storm Drainage Criteria Manual, Volume 3 - Best Management Practices (BMPs). We are utilizing bioswales for water quality treatment. o. Existing storm sewers surround the building on every street except West Mulberry Street. These could be used for a deeper outfall. Acknowledged, we will be tying in at the northeast corner of the site. The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan as well the City's Design Criteria and Construction standards. Acknowledged. q. 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. Acknowledged. Steve Seefeld will provide fees at the appropriate time. Aller•Lingle-Massey Architects P.C.