HomeMy WebLinkAboutOPERA HOUSE BLOCK BUILDING PUD - Filed CS-COMMENT SHEETS - 2004-08-24CONCER. LIAL REVIEW
STAFF COMMENTS
MEETING DATE: _June 3, 1985
ITEM : opera House PUD
APPLICANT: Dick Beardmore, A/E Design, 110 North College Avenue,Fort
Collins, CO 80524
LAND USE DATA:
24,000 sf addition (theatre and office use) and 23,000 sf of existing building
(office, retail and theatre)
COMMENTS:
1. Water services not used must be abandoned at main.
2. Transformer pad needed at rear of site.
3. Building will be sprinkled.
4. Any damaged existing curb, gutter and sidewalk needs to be replaced.
5. Need a storm drainage report (although not detailed). A variance should
be pursued.
6. Any utility work within College Avenue will require permits from both
the State Highway Department and City Engineering Services.
7. Pedestrian connection important for parking situation. Design of this
needs to create an appealing entrance at both ends.
B. Dedication of pedestrian connection will require legal review for
potential liability.
9. Traffic Impact Study is needed. Emphasis should be on peak useage
(i.e., theatre); parking. Parking element of study should identify
peaks of parking as well as potential of joint parking.
10. At the time of construction, coordinate with traffic is encouraged to
handle construction parking, etc.
CONCEFF'JAL. REVIEW
STAFF COMMENTS
MEETING DATE: Aunnst 17.1985
ITEM : Onera House PUD
APPLICANT: Dick Beardmore, C/O A-E Desirin, 110 N. College Avenue
Fort Collins, CO 80524
LAND USE DATA: A revised Phase 1 PUD for retail office/theatre and addition
-'�_-
of Phase 2 and 3 which include the Bickford Building and
Panache Restaurant, located at 133-149 N. College Avenue.
COMMENTS:
1. Work with Light and Power on undergrounding of utilities.
2. Work with Water and Sewer on the transition from existing service to
service for new uses.
3. Sprinkling of each phase will probably be required. Warren Jones can
assist with detailed Fire Code requirements.
4. The Fire Department has asked that you consult with them on procedures
to be followed during construction when you devgjop detailed plans.
5. Parking will be reviewed in detail. An analysis of needs and
justification for your parking plan should be provided.
6. Check with Lae Frousel of the Police Department on securty issues..
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M E M O R A N D U M
John St John
Light & Power
TO:
FROM: Bonnie Tripoli, Development Coordinator
RE: Subdivision Utility Plans
DATE: March 6, 1986
Su mitted for your review and comment are utility plans for:
OPERA HOUSE BLOCK PARTNERSHIP PUD
Please respond by:
March 20, 1986
Cr
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M E M O R A N D U M
Virgil Taylor
Parks Superintendent
TO:
FROM: Bonnie Tripoli, Development Coordinator
RE: Subdivision Utility Plans
DATE: March 6, 1986
SuSmitted for your review and comment are utility plans for:
OPERA HOUSE BLOCK PARTNERSHIP PUD
Please respond by:
March 20, 1986
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CITY OF FORT COLLINS
COMMUNITY DEVELOPMENT DEPARTMENT, PLANNING DIVISION
March 14, 1986 RECEIVED
1 AR 17 1%6
Dick Beardmore
A-E Design PLAT4T4R G
119 East Mountain Avenue UE7X0RUEt4T
Fort Collins, CO 80524
RE: Opera House Final PUD Application
Dear Dick:
The staff has completed a review of the Opera House PUD application and has
the following comments to make:
1. Light and Power anticipates the need for approximately 20 feet (in
length) of the proposed utility easement along the alley.
2. The cost for relocation of any existing natural gas facilities required
in conjunction with this project will be chargeable to the developer.
3. The existing structure and the new addition must be protected by an
approved fire sprinkler system, unless the existing portion can be designed
to qualify under building codes as a separate building. The Fire Authority
will consider variances to building and fire code requirements in order to
maintain unique building characteristics if the entire structure is
equipped with a sprinkler system.
4. The utility plans reflect a fire water line extending through an area
that is the present location of an existing street tree. Adjustments need
to be made in the location of this line, if at all possible.
5. Right-of-way encroachment permits for work that encroaches on the alley
and College Avenue will be required prior to construction. Such permits
can be obtained from the Public Works Office.
6. A permit from the Colorado Division of Highways will be necessary prior
to any utility work being done in College Avenue.
7. Coordination of alley improvements between this project and the 126-136
West Mountain Avenue project is encouraged. If alley improvements are made
prior to this project's commencement, any damage to improvements must be
repaired or replaced.
DEVELOPMENT, PLANNING DIVISION
Dick Beardmore
3/14/86
page 2
8. Public access through the structure must be provided through dedication
of an easement. A legal description of the specific area to be dedicated
for public use will be necessary and City Council must accept dedication of
the easement. This requirement may be addressed when interior finishes are
known (in order to physically define the easement) and prior to issuance of
a certificate of occupancy. The supporting documents indicate that hours
of operation will be "mutually agreed upon". I am assuming that this means
the developer will work with city staff to define hours of operation and
that these specifics will be provided at the time of preparation of the
easement.
9. The area proposed for construction staging should be so noted on the
site plan.
10. More specific delineation of the utility easement at the rear of the
structure is needed on both the subdivision plat and site plan. In
addition to the length and width of the easement, the depth, height and
fact that the building will overhang the easement needs to be noted on both
plans. Further, please clarify on the west building elevation the location
of utility -related equipment (including trash receptacles) and if
screening/concealment is proposed, indicate the type or method proposed.
11. Some indication of the proposed type of treatment of the pedestrian
access at its northwestern edge should be provided. This could be in
written form, since the adjacent structure is not part of the PUD and
construction of the theatre is not the developer's responsibility; however,
access through the adjacent structure now owned by the Opera House
developer will also need to be defined at the time of easement dedication.
12. The note on the site plan regarding off-street parking should be
changed. Suggested wording is "... shall be provided by developer leasing
spaces in municipal parking facilities as available...".
13. Detail regarding the proposed streetscape improvements should be
provided for review. Maintenance of planters and other related
improvements will be the responsibility of the developer. As previously
indicated, right-of-way encroachment permits will be required for
placements of such improvements along the front of the building in the
public right-of-way.
14. Evaluation of Point Chart E "Business Service Uses" results in a total
of 81%, as indicated at the time of preliminary approval. The project is
not eligible for points under the two acres or more criteria and the joint
parking criteria (providing access between on -site and off -site parking) is
not applicable to this project.
Dick Beardmore
3/14/86
page 3
15. public works staff has made contact with the property owners of land
located between Laporte and Maple, east of Mason, through the city's
right-of-way agent, regarding use of this area for parking. The current
owners may have interest in this idea, although it does appear that such
useage would be short-term (ie. leasing with a 30-day "out" clause, as is
the America lot),. The staff would like to clarify that the developer would
be able to renew spaces acquired given the provisions attached to the
specific parking area as long as these spaces are available for renewal and
that no guarantee can be given as to the period of their continued
renewability. Given these points, staff encourages the developer to draft
an agreement from which further discussions regarding parking can continue.
Please provide three copies of revised plan(s) and other necessary
information addressing these comments for me by noon on April 9, 1986. I
will be out-of-town until March 25th, but on my return, I expect to meet
with you to discuss any questions you may have, prior to the April 9
deadline. By Monday, April 21, PMT's, renderings and ten copies of all
plans must be submitted for the April 28 Planning and Zoning Board meeting.
Sincerely,
Sherry bertson•-Clark
Senior Tanner
cc Alan Canter
Bonnie Tripoli
Rita Davis
"r%'' ?? 1926
P',AP'N�I�N,^.
A-E DESIGN ASSOCIATES ■ ARCHITECTURE ■ ENGINEERING ■ PROJECT MANAGEMENT ■ HISTORIC PRESERVATION
119 EAST MOUNTAIN AVENUE ■ FORT COLLINS. COLORADO 80524
March 26, 1986
Ms. Sherry Albertson -Clark, Senior Planner
City of Fort Collins
Community Development Department - Planning Division
300 LaPorte Avenue
P.O. Box 580
Fort Collins, Colorado 80522
Reference: Opera House Block - Final PUD
Review Comment Response
Dear Sherry,
(303) 493-8883
Here is our written response to your review comments March 14,
1986. Please refer to that letter in concert with these responses.
Item 1. OK -- The 20' request is consistant with my previous
discussions with John St. John.
Item 2. OK -- We have already completed preliminary discussions
with Public Service. No major gas main
relocation is anticipated, however gas taps and
associated metering will be extensively modified/
consolidated with those not in use appropriately
capped, abandoned and/or removed.
Item 3. OK - Note the attached code analysis drawing. We
will be sprinkling entire project as required by
1982 UBC Atrium Building Provisions. However, we
are very pleased to note the Fire Authority's
willingness to respect historic elements with
reasonable variances. Great news!
Item 4. OK - Location will be finalized after interior
redesign and associated plumbing/mechanical
design is completed. We will miss the existing
tree.
Item 5. OK - R.C. Heath is aware of this.
Item 6. R.C. Heath is aware of this
CORPORATE OFFICES: CINCINNATI, OHIO
M E M O R A N D U M
John St. John
Light & Power
TO:
FROM: Bonnie Tripoli, Development Coordinator
RE: Subdivision Utility Plans
DATE: June 6, 1985
Submitted for your review and comment are utility plans for:
Opera House Block Building PUD
Please respond by:
June 21, 1985
A-E DESIGN ASSOCIATES ■ ARCHITECTS AND ENGINEERS ■ 119 EAST MOUNTAIN AVENUE ■ FORT COLLINS, COLORADO 80524
Ms. Sherry Albertson -Clark
City of Fort Collins
Planning Division
Page Two
Item 7. Yes - This will be coordinated through the DDA since
both projects are receiving financial assistance
from the DDA.
Item 8. This needs discussion. A dedicated easement per
se is not acceptable due to Building Code impli-
cations, legal requirements, potential liability
questions, complexity of easement description, and
associated refiling every time a tenant's storefront
changes, etc. However, a "guarantee" of public
access through the project during acceptable hours
could be included in the Developer's agreement
with the City or in some other legal form or
instrument to assure the public's use of the
pedestrian connection. Mr. Brown will work with
Ms. Tripoli and the City Attorney in this matter.
If the City has any suggested verbage or format,
we would welcome your input and direction.
Item 9. OK - See attached print. This is the proposed area
that Mr. Brown would like to use while keeping Lot
#37, Block 21 integrated into the LaPorte/America
Lot.
Item 10. OK - Will edit plans/elevations.
Item 11. See the attached perspective/character sketch of
the proposed 2-story glass roofed atrium which
will be the remainder of the pedestrian connection.
(Also note the attached pedestrian link sketch.)
Thus an all weather enclosed grade level connection
will be afforded the entire length, from North
College to the alley R.O.W. Also refer to the
Item 8 response regarding "access easement."
Item 12. OK
Item 13. Can this be provided at a later date since DDA
funding approval is scheduled for April 15, 1986
with subsequent design production and DDA design
approval after this? Treatment will be consistant
with DDA Downtown Sidewalk Guidelines. Responsibility
for improvements has not been confirmed at this
time. Previously, Public Works accepted paver
A-E DESIGN ASSOCIATES ■ ARCHITECTS AND ENGINEERS ■ 119 EAST MOUNTAIN AVENUE ■ FORT COLLINS, COLORADO 80524
Ms. Sherry Albertson -Clark
City of Fort Collins
Planning Division
Page Three
maintenance with the Developer maintaining
character lighting. Also, some maintenance
covenants and funds may be still in place due to
previous SID improvements.
Item 14. Please double check. Agree with joint parking
evaluation but believe "2 acre" criteria says "or
in the CBD."
Item 15. The Developer is currently drafting an agreement
and will be presenting it forthcoming for review,
comment and final acceptance.
Sherry, thank you for your prompt and concise response. We
anticipate no complications with any of them and look forward to
continuing a very complimentary review and approval process.
Sincerely,
A-E DESIGN ASSOCIATES
Richard S. Beardmore
Partner
CC: File
W.F. Brown
Alan Canter
Bonnie Tripoli
Rita Davis
Attachments
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Existing water and sewer services will have to be abandoned at the
main if they are! not used. All water services to existing buildings
are 3/4". The sewer service in College is probably in the best shape
and should be used before any of those in the alley.
t
CITY OF FORT COLLINS
COMMUNITY DEVELOPMENT DEPARTMENT, PLANNING DIVISION
June 18, 1985
Dick Beardmore
A-E Design Associates
110 N. College
Fort Collins, CO 80524
Dear Dick:
The Planning Staff has reviewed the preliminary PUD application for the
Opera House Block Building and has the following comments to make:
1. Fxisting water and sewer services will have to be abandoned at the main
if not used. All existing water services are 3/4". The sewer service in
College Avenue is in the best shape and should be used before any of those
in the alley.
2. Space to accommodate a transformer for electrical purposes is needed
with alley access. The size should be 6' x 10' and could perhaps be
incorporated near the trash receptacle area. New service will be
undergrounded to the new transformer. Staff is assuming that all utilities
will be undergrounded as part of this project. ( l��Ll
3. There is a p4ential for roof drains connected to the storm sewer system
to backup during heavy rains, due to the limited capacity of existing area
storm sewers. Design and construction precautions should be taken to
prevent structural damage if the drains were to became ineffective during a
storm.
11
/ 4. It is difficult to distinguish those areas to be demolished, as well as
(\1 the proposed pedestrian easement, on the site plan. Clarification of these
items is needed on the site plan. A copy of page 2 of the plan is needed.
5. Existing street and alley rights -of -way need to be dimensioned.
6. A re -plat will be needed at final submittal.
OFFICE OF COMMUNITY It 300 LaPorte Ave- • P.O- Box 580 • Fort Collins, Cclorado 80522 • (303)221-6750
DEVFLOPMENT, PLANNING DIVISION
s
7. The Police Department recommends that the pedestrian access be
well lighted and visible to both the Police and public using it and that all
means of gaining public access to the roof be removed (without conflicting
with building or 'Eire codes).
g. The configuration of parking stalls on Lot 37 should be shown on the
site plan.
9. Parking lots typically require interior landscapWegeto break up 'pavement
areas, as well as perimeter screening treatment;
Citys Policy
has been to maximize the amount of parking available in and around the
downtown and interior landscaping
ping would
reduce
du treatment be considered along
available. Staff would suggestide
the north and west sides of the parking lot as part of this project.
10. The traffic study for this project must be more specificto
t is
particular project (ie. identify impacts, needs of project; trip gs need to
on
from project; amount of parking spaces needed, etc ). Assumption
ssu pti to support
be made in order to estimate the amount of parking tentia
this project. Staff suggests that the following be explored as po
parking solutions:
- purchase of additional permit spaces in the America lot (conversion
of additional existing 2-hour to permit spaces);
- purchase of permits in Block 31 parking
- employee parking in the DDA garage;
- use of joint parking for non -peak hour ulaceseareing
entertainment) in the America lot (note: 'these permitsp
purchased for a 24-hour period).
11. Parking during construction needs to be addressed for this project. A
plan for this parking needs to be finalized by the final application.
12. Materials proposed for the east elevation of the addition are not
indicated.
13. Reference is made in the planning objectives regarding "leasing" of the
pedestrian way. Clarification is needed regarding ownership, matinenance,
etc, of this area.
14. An indication of window and door openings is needed for both the north
and south elevations of the structure.
15. The pedestrian way needs to be emphasized such that it would become an
attractive feature for pedestrians to use, making the connection between the
America lot and College Avenue.
16. The shape of the elevator/stair tower appears incongruous with the
eastern elevation of the structure. Will there be changes made to this eleva-
tion?
•
Three copies of the revised plan(s) addressing these comments need to be
submitted to me by noon on Wednesday, July 3, 1985. By noon on Monday, July
15, PMTs, renderings and ten copies of all plans must be submitted for the
July 22 Planning and Zoning Board meeting. If you have any questions or
ccmments, please contact me at your convenience.
Sincerely,
She 'k';on-Clark
Senior P a ner
cc Linda Hopkins