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Home My WebLink AboutA4. Rialto DemoPage 1 of 31 16096, Staff Report for the Rialto Theatre Remodel Site Plan and Commercial Certificate of Appropriateness with Deviations Application Date: CITY COMMISSION public hearing May 9, 2016 Project Description: A Site Plan and Commercial Certificate of Appropriateness application with deviations to allow the interior and exterior remodel of the historic Rialto Theatre. The requested two zoning deviations are for the proposed exterior signage and specifically are cited from the following Sections of the Bozeman Municipal Code (BMC): 1) from Section 38.28.060.A to allow a projecting sign to be greater than 12 square feet in size and 2) from Section 38.28.060.A to allow an increase of maximum sign square footage. Project Location: The property is located at 10 West Main Street within B-3 (Central Business District) and is generally described as parts of Lots 2, 3, 20 and 21 of Block A, Story Addition to Bozeman, Gallatin County, Montana (complete legal description in application materials). Recommendation: Approval with recommended conditions and code provisions. Recommended Motion for Deviation 1: “Having reviewed and considered the application materials, staff report, public comment, and all of the information presented, I hereby adopt the findings presented in the staff report for application No. 16096 and move to approve the deviation request from Section 38.28.060.A of the Bozeman Municipal Code to allow a projecting sign to be greater than 12 square feet in size, as shown within the application materials.” Recommended Motion for Deviation 2: “Having reviewed and considered the application materials, staff report, public comment, and all of the information presented, I hereby adopt the findings presented in the staff report for application No. 16096 and move to approve the deviation request from Section 38.28.060.A of Bozeman Municipal Code to allow an increase of maximum sign square footage, as shown within the application materials.” Recommended Motion for Site Plan and Certificate of Appropriateness: “Having reviewed and considered the application materials, public comment, and all the information presented, I hereby adopt the findings presented in the staff report for application No. 16096 and move to approve the site plan and certificate of appropriateness with the recommended conditions of approval and subject to all applicable code provisions.” Report Date: April 29, 2016 501 16096, Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application Page 2 of 31 Staff Contact: Allyson B. Brekke, Associate Planner Shawn Kohtz, Development Review Engineer Agenda Item Type: Action (Quasi Judicial) EXECUTIVE SUMMARY Unresolved Issues None identified at this time. Project Summary The subject property is historically known as the Rialto Theatre and is addressed as 10 -12 West Main Street. It is located mid-block on the south side of Main Street between Tracy and Willson Avenues within the B-3 (Central Business) zoning district, the Main Street Historic District and the Neighborhood Conservation Overlay District. The application proposes an extensive interior and exterior remodel including components of demolition. The application also proposes the construction of a two-story addition to the rear of the building in the location of the existing brick storage/coal bin addition. Please reference the application materials attached to this staff report for specific details related to the demolition and remodel proposal. Approximately 43% of the existing building is proposed to be demolished, including the identified features below: • Interior first floor framing to open the space to the basement floor level, which becomes the main level of the building; • All interior floor joists, posts, timber beams at the basement floor level with the exception of the exterior walls; • Interior floor joists at the ground level; • Interior floor boards on the second level; • All interior walls on the second level; • Interior entry and concessions area and projector “burn room” and all interior walls on the ground level; • Interior historic tin ceiling to allow access to the second floor level for steel framing reinforcement; • Interior proscenium arch that is over the stage; • Painted plywood façade, recessed entries and center ticket at the storefront; • Window fixtures, sills and sections of brick below the two front, second floor arched windows; • Window fixtures and sills of the three rear, second floor windows; 502 16096, Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application Page 3 of 31 • Removal of the one-story, brick storage/coal bin addition on the rear of the structure; • Paint from the exterior brick; and • Skylights at the roof level. In conjunction with the redevelopment, the building is proposed to be used as an event venue with both theater and restaurant uses occurring within the property. The flexible event spaces, collectively known as the Black Box and Light Box, are intended to support a large variety of community gatherings and entertainment events. A Conditional Use Permit for the property to allow the serving and on-premises consumption of beer and wine (application No. 15560) was approved by the City Commission on January 11, 2016. The building is historic and is considered a contributing element within the Main Street Historic District. Please reference Appendix C for more information about the building’s history. Due to the extent of demolition proposed, the application was reviewed under the demolition criteria as described in Section 38.16.080.A.3 of the Unified Development Code (UDC) of the Bozeman Municipal Code (BMC), included in staff findings in Section 6 of this report. Two deviations are requested from the BMC. The first is from Section 38.28.060.A, to allow a projecting sign to be 33.5 square feet greater in size than the maximum 12 square feet allowed in B-3 zoning. The second is from Section 38.28.060.A to allow 41.1 additional square feet of signage than the maximum 60.5 square feet allowed for the building. Both deviations are consistent with the historic character of the use of the Rialto as a theater. The building and site designs are the result of a successful informal development review process. The informal proposal was reviewed by the Design Review Board (DRB) and the Historic Preservation Advisory Board (HPAB) and both boards expressed support for the return of the theater use and the deviation requests for oversized signage. The site plan application did not meet the thresholds to trigger review by the DRB or HPAB. Alternatives 1. Approve the deviations and the site plan and certificate of appropriateness, with conditions of approval, as recommended by staff; 2. Deny the requested deviations and site plan and certificate of appropriateness, with findings; 3. Strike, add or modify the recommended conditions of approval; or 4. Continue the review on the application, with specific direction to staff or the applicant to supply additional information or to address specific items. TABLE OF CONTENTS EXECUTIVE SUMMARY ............................................................................................................ 2 Unresolved Issues ..................................................................................................................... 2 503 16096, Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application Page 4 of 31 Project Summary ....................................................................................................................... 2 Alternatives ............................................................................................................................... 3 SECTION 1 – MAP AND EXHIBIT SERIES ............................................................................... 5 SECTION 2 –REQUESTED DEVIATIONS ............................................................................... 14 SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL .......................................... 14 SECTION 4 – CODE PROVISIONS REQUIRING PLAN CORRECTIONS ............................ 15 SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS ............................................ 15 SECTION 6 - STAFF ANALYSIS AND FINDINGS ................................................................. 15 Section 38.19.100, BMC - Plan Review Criteria .................................................................... 16 Section 38.16.050, BMC - Standards for Certificates of Appropriateness, ............................ 21 Section 38.16.070 BMC - Deviations from underlying zoning requirements ........................ 25 Section 38.16.080 BMC - Demolition or movement of structures or sites within the conservation district. ............................................................................................................... 26 APPENDIX A- PROJECT SITE ZONING AND GROWTH POLICY ...................................... 29 APPENDIX B- NOTICING AND PUBLIC COMMENT ........................................................... 29 APPENDIX C- RIALTO THEATRE BUILDING HISTORY .................................................... 29 APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF.................................. 31 FISCAL EFFECTS ....................................................................................................................... 31 ATTACHMENTS ......................................................................................................................... 31 504 16096, Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application Page 5 of 31 SECTION 1 - MAP AND EXHIBIT SERIES Figure 1: Zoning Map 505 16096, Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application Page 6 of 31 Figure 2: Future Land Use Map 506 16096, Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application Page 7 of 31 Figure 3: Existing Land Use Map 507 16096, Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application Page 8 of 31 Figure 4: Existing North (Front) Elevation 508 16096, Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application Page 9 of 31 Figure 5: Existing South (Rear) Elevation - Showing Ghost Sign 509 16096, Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application Page 10 of 31 Figure 6: Photo of Historic Signage - Referenced for Sign Deviation Requests 510 16096, Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application Page 11 of 31 Figure 7: Deviation Requests for Proposed Signage Square Footage 511 16096, Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application Page 12 of 31 Figure 8: Wiring and Lighting Diagram for Projecting "Rialto" Sign 512 16096, Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application Page 13 of 31 Figure 9: Elevation and Section of Sign Proposal 513 Page 14 of 31 SECTION 2 - REQUESTED DEVIATIONS Two deviations are requested with the application, both from Section 38.16.080.A of the Bozeman Municipal Code (BMC): 1) The first is to allow a projecting sign to be 33.5 square feet greater in size than the maximum 12 square feet allowed in B-3 zoning; 2) The second is to allow 41.1 additional square feet of signage to the maximum 60.5 square feet allowed for the building. Staff analysis and findings examining the deviations requests are presented in Section 6 of this report. SECTION 3 - RECOMMENDED CONDITIONS OF APPROVAL Please note that these conditions are in addition to all standard code provisions. Recommended Conditions of Approval: Planning 1. The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or state law. 2. A complete copy of the updated Montana Historic Property Record form for 10-12 West Main Street shall be supplied to the Montana State Historic Preservation Office per their documentation standards. An additional copy shall also be provided to the Bozeman Department of Community Development prior to the issuance of a building permit. 3. All portions of property legally described as Lots 2, 3, 20 and 21 of Block A, Story Addition City of Bozeman, shall be aggregated and/or the common boundaries of said lots shall be reconfigured through the applicable subdivision review process to accommodate the project prior to the issuance of a building permit. 4. A demolition permit for the existing building shall not be issued prior to building permit issuance for the new construction. Engineering 5. Pedestrian safety shall be ensured using pedestrian traffic control for the sidewalk along Main Street when construction activities encroach on the sidewalk. A pedestrian traffic control plan shall be submitted to and approved by the City Engineering Department prior to construction. Approval for sidewalk closures shall be obtained from the City Engineer prior to any closure. 6. The applicant’s contractor shall retain and protect existing sidewalks that will not be reconstructed as part of the proposed project. Any damaged sidewalk panels shall be reconstructed by the applicant. 514 16096, Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application Page 15 of 31 7. The applicant shall obtain a downtown sidewalk encroachment permit for the proposed marquee per Bozeman Municipal Code 34.05. The encroachment permit will be required prior to construction of the marquee. 8. All construction activities shall include routine cleaning/sweeping of material that is dragged to adjacent streets, sidewalks, and alleys. The City may require a financial guarantee at any time during construction to ensure that any damage repair or required cleaning is complete. The developer shall be responsible to reimburse the City for all costs associated with the work if it becomes necessary for the City to correct any problems that are identified. 9. The demolition plan, Sheet C4.0 indicates saw cut and removal of existing asphalt for new water and sewer services in Main Street. Due to the arterial classification of Main Street, trench backfill shall be flowable fill. The flowable fill requirement shall be indicated on the Site and Grading Plan on Sheet C5.0. 10. The applicant shall coordinate the proposed project with the Montana Department of Transportation (MDT). In particular, the proposed encroachment into the MDT right-of-way (ROW) by the marquee and any construction staging in the ROW must be permitted. 11. A section of the sanitary sewer service from the grease interceptor back toward the sanitary sewer main in Main Street is indicated as a 3-inch service on Sheet M1.0. The minimum size for a sewer service is 4-inches per the City of Bozeman Design Standards and Specifications. The applicant shall provide justification prior to final plan approval of the sanitary sewer service sizing reduction if a 3-inch size is to be used. SECTION 4 - CODE PROVISIONS REQUIRING PLAN CORRECTIONS None identified. SECTION 5 - RECOMMENDATION AND FUTURE ACTIONS Project Name: Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application File No.: 16096 Development Review Committee The Development Review Committee (DRC) reviewed the application on April 13, 20 and 27, 2016. The DRC recommended approval of the application with the findings and conditions outlined in this report. City Commission The City Commission has scheduled a public hearing to consider the application with deviations on May 9, 2016 during its regular agenda. SECTION 6 - STAFF ANALYSIS AND FINDINGS Analysis and resulting recommendations are based on the entirety of the application materials, municipal codes, standards, and plans, public comment, and all other materials available during the review period. Collectively this information is the record of the review. The analysis in this report is a summary of the completed review. 515 16096, Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application Page 16 of 31 Section 38.19.100, BMC - Plan Review Criteria The applicant is advised that unmet code provisions, or code provisions that are not specifically listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the lawful requirements of the Bozeman Municipal Code or State law. In considering applications for plan approval under this title, the advisory boards and City Commission shall consider the following: 1. Conformance to and consistency with the City’s adopted growth policy; The proposed application as conditioned is in compliance with this criterion. The Future Land Use designation is “Community Core” in the Bozeman Community Plan. No conflicts with the goals and objectives of the Bozeman Community Plan have been identified. For more detailed information on the growth policy designation please see Appendix A. 2. Conformance to this chapter, including the cessation of any current violations; With the recommended conditions of approval, the application request was found to conform to Chapter 38, Unified Development Code (UDC) of the Bozeman Municipal Code (BMC). Due to the extensive demolition and uncompleted renovation to the structure that occurred with the prior ownership, the previous Certificate of Occupancy for the building has been revoked by the Chief Building Official. A new Certificate of Occupancy will be required for all proposed work with this site plan application. This requirement will be a part of the building permit review process. 3. Conformance with all other applicable laws, ordinances, and regulations; International Building Code Section 111.1: “Use and occupancy.” No building or structure shall be used or occupied, and no change in the existing occupancy classification of a building or structure or portion thereof shall be made, until the building official has issued a certificate of occupancy therefore as provided herein. Issuance of a certificate of occupancy shall not be construed as an approval of a violation of the provisions of this code or of other ordinances of the jurisdiction. Due to the extensive demolition and uncompleted renovation to the structure that occurred under prior ownership, the previous Certificate of Occupancy for the building has been revoked by the Chief Building Official. A new Certificate of Occupancy will be required for all proposed work with this site plan application. 4. Relationship of site plan elements to conditions both on and off the property; The primary change to the existing property’s site plan is the removal of the rear one-story addition and the construction of a two-story addition in its place. With the rear addition, the footprint of the building extends to approximately five feet of the alley public right-of-way line. An exterior staircase is proposed with the rear two-story addition on the west side of the building. A covered entry is proposed on the east side of the rear two-story addition to 516 16096, Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application Page 17 of 31 provide access to the adjacent building to the east and to the back of the Rialto Theatre building. The marquee is proposed to project six feet from the front of the building and into the air space of the Main Street public right-of-way. The downtown commercial core has many examples of marquees, awnings or other building projections into the air space of public right-of-way. These projections create architectural interest for pedestrians traveling the streetscape. They also provide coverage from weather elements that helpful in a downtown setting. Overall, Staff finds the proposed changes are appropriate for the site. 5. The impact of the proposal on the existing and anticipated traffic and parking conditions; A traffic study was not required by the Engineering Division for this proposal. Surface parking on the property is eliminated with the rear two-story addition. The applicant supplied parking calculations for the proposed uses within the building and Staff concurs with the applicant’s findings. They are summarized here: Total gross area for the proposed building & outdoor seating: 9,621 SF Total gross area for theater use: 2,474 SF Total gross area for restaurants, bars, dining: 2,724 SF Total outdoor seating areas: 120 SF Per Section 38.25.010.A.1.a of the BMC, at the election of the property owner the total floor area for the purpose of calculating the number of off-street parking spaces required may mean the gross floor area minus the following areas: 1. Hallways 2. Bathrooms 3. Stairways 4. Mechanical rooms 5. Changing rooms 6. Storage 7. Egress paths 8. Circulation 9. Kitchens Areas within the proposed building: 4,123 SF Total floor area for parking calculations: 5,498 SF 517 16096, Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application Page 18 of 31 The 3,000 SF reduction for a nonresidential building within the B-3 district, per Section 38.25.040.2.C.5 of the BMC, is applied to the floor areas of the theater use and the outside seating areas. Therefore, parking is required for just the restaurant, bar and, dining room use. Per Table 38.25.040-3 of the BMC, this use type requires 1 space per 50 SF. The area for restaurant, bar, dining room generates a demand of 55 parking spaces (2724 SF / 50 SF = 55 spaces) Total number of required parking spaces for restaurant, bar, dining room area for Rialto: 55 spaces Total number of required parking spaces Required for theater use: 0 spaces * Total outdoor seating areas: 0 spaces * *Section 38.25.040.2.C.5 of the BMC Total number of required parking spaces: 55 spaces Based on the allowable adjustments per Section 38.25.040.2.C.1 and Table 38.25.040-4 of the BMC, a 50% reduction to the 55 required parking spaces generates the total number of required parking spaces. Total number of required parking spaces after adjustments: 28 spaces ** The proposed building was built in 1908. Given the relative age of the building, the property was included in SID 565. **Number of spaces provided by SID 565: 60.7 spaces Surplus parking spaces: 32.7 spaces 6. Pedestrian and vehicular ingress and egress; The primary pedestrian ingress and egress for the building will remain from Main Street. Secondary ingress and egress for the building is supplied to the rear from the alleyway. Vehicular access to the building is supplied from the Main Street and alley public right-of- ways. 7. Landscaping, including the enhancement of buildings, the appearance of vehicular use, open space, and pedestrian areas, and the preservation or replacement of natural vegetation; Properties within the defined “core area” of the B-3 zoning district are not required to meet a minimum number of landscaping performance points. 8. Open space; Not applicable because the proposal is a commercial use. 518 16096, Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application Page 19 of 31 9. Building location and height; There is no change in building height for the portion of the existing building that remains after demolition, which is approximately 31 feet high. The height of the two-story rear addition matches the height of the existing building, with the exception of a small portion at the rear that runs the width of the building to provide outside light to the preserved ghost signage that reaches 39 feet high. The elevator shaft toward the front of the building also reaches 39 feet high. All roof heights fall within the maximums established for B-3 zoning. 10. Setbacks; The proposal complies with all applicable setbacks, which are zero feet in B-3 zoning. 11. Lighting; The redevelopment includes several forms of building lighting. The proposed signage will include “rose” colored tube neon. The neon details are shown in Figures 8 and 9 in Section 1 of this report. Recessed lighting is proposed under the marquee and some wall mounted lights are portions of the building’s exterior. The proposed lighting complies with all applicable standards within the BMC. 12. Provisions for utilities, including efficient public services and facilities; All provisions for utilities were reviewed by the DRC. Electricity will come from overhead power lines and run underground to the existing service transformer as shown on the applicant’s drawing set. Natural gas will come directly to the property from the alley to the south of the building, as shown on the drawing set. Communications will come from the existing underground services located in the alley as indicated on the plans. Water service will come from the Main Street right of way as shown on the drawing set. There is an existing 4-inch fire service line stubbed into the existing building which will be protected and used for the renovated structure. The existing sewer service to the building will be abandoned at the main and a new 4-inch sewer service will come from the Main Street righ-of-way as shown in the drawing set. Per Recommended Condition of Approval No. 10, the applicant shall coordinate the proposed project with the Montana Department of Transportation (MDT). In particular, the sewer service connection, the proposed encroachment into the MDT right-of-way (ROW) by the marquee and any construction staging in the ROW must be permitted. Per Recommended Condition of Approval No. 11, a section of the sanitary sewer service from the grease interceptor back toward the sanitary sewer main in Main Street is indicated as a 3-inch service on Sheet M1.0. The minimum size for a sewer service is 4-inches per the City of Bozeman Design Standards and Specifications. The applicant shall provide justification prior to final plan approval of the sanitary sewer service sizing reduction if a 3- inch size is to be used. Otherwise, the applicant must provide a 4-inch sewer service. 519 16096, Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application Page 20 of 31 13. Site surface drainage; The storm water service connection will come from the alley to the south of the building with a 6-inch service line, as shown in the applicant’s drawing set. The roof drainage will be routed into the new underground storm drainage line which will connect to the existing storm drain system in the alley. The proposed new addition will be constructed over existing asphalt and the project will not increase historical run-off. 14. Loading and unloading areas; No designated loading zone is provided or required for the proposed uses. Alley access is provided for servicing the building. 15. Grading; Given the minimal area of the site not covered by building footprint, the grading plan is simple as shown in the applicant’s drawing set. The total area of site grading includes 880 square feet and 100% of this area is existing impervious hardscape. 16. Signage; As a multi-tenant building, a comprehensive sign plan for the entire building is required prior to the issuance of any individual sign permits. A separate comprehensive sign plan application was submitted by the applicant and will be reviewed by staff following the City Commission’s actions on the signage deviation requests. A formal sign permit is required before any sign installation. This application includes two deviation requests specific to proposed signage. Staff findings for these requests can be found in the applicable sub-section below. 17. Screening; Bozeman Municipal Code requires that all mechanical equipment locations and screening methods be shown on the final plans and buildings elevations, and that they be properly screened with physical/opaque screening and/or be integrated into the building. The application indicates that all proposed equipment would be rooftop mounted, not visible and shielded by the existing building’s parapet. 18. Overlay district provisions; The site is located within the Neighborhood Conservation Overlay District. Administrative Design Review staff reviewed the proposal for conformance with the Design Guidelines for Historic Preservation and the Neighborhood Conservation Overlay District. The detailed staff findings can be found in the applicable sub-section below. 19. Other related matters, including relevant comment from affected parties No public comment was received in response to project noticing. Any comments received prior to the public hearing will be forwarded to the City Commission. 520 16096, Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application Page 21 of 31 20. If the development includes multiple lots that are interdependent for circulation or other means of addressing requirement of this title, whether the lots are either: Configured so that the sale of individual lots will not alter the approved configuration or use of the property or cause the development to become nonconforming Or The subject of reciprocal and perpetual easements or other agreements to which the City is a party so that the sale of individual lots will not cause one or more elements of the development to become nonconforming; The development is on multiple lots. Recommended Condition of Approval No. 3 requires all underlying lots be aggregated or realigned to accommodate the development prior to the issuance of a building permit. 21. Compliance with Article 43 of Chapter 38 of the Bozeman Municipal Code (Affordable Housing); Not applicable as no residential uses are proposed. 22. Phasing of development. Not applicable. The project is proposed as one phase. Section 38.16.050, BMC - Standards for Certificates of Appropriateness, Section 38.16.050 specifies the required standards for granting Certificate of Appropriateness approval for proposed alterations. A. All work performed in completion of an approved Certificate of Appropriateness shall be in conformance with the most recent edition of the Secretary of Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings (Published 1995), published by U.S. Department of the Interior, National Park Service, Cultural Resource Stewardship and Partnerships, Heritage Preservation Services, Washington, D.C. Staff reviewed the Secretary of Interior’s Standards, which states: “Rehabilitation" is defined as "the process of returning a property to a state of utility, through repair or alteration, which makes possible an efficient contemporary use while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values." Staff crafted the following responses to portions of the Secretary of Interior’s Standards that pertain to the site plan application. “1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.” 521 16096, Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application Page 22 of 31 Staff response: The proposed use of the building for its historic purpose as a theater/performance venue is ideal. The proposed remodel will also ensure continued future use of the building. “2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property should be avoided.” Staff response: The proposed demolition does remove some significant features and spaces of the historic building and is in conflict with the Secretary of Interior’s Standards. The mitigation for such conflict is the update of the Montana Historic Record Form and delivery to the state historic preservation office, as required with Recommended Condition of Approval No. 2. The removal of many elements is necessary to enable the renovation to comply with building code standards. See the attached comment from the Chief Building Official. B. Architectural appearance design guidelines used to consider the appropriateness and compatibility of proposed alterations with original design features of subject structures or properties, and with neighboring structures and properties, shall focus upon the following: 1. Height; 2. Proportions of doors and windows; 3. Relationship of building masses and spaces; 4. Roof shape; 5. Scale; 6. Directional expression, with regard to the dominant horizontal or vertical expression of surrounding structures; 7. Architectural details; 8. Concealment of nonperiod appurtenances, such as mechanical equipment; and 9. Materials and color schemes. The 2006 Bozeman Design Guidelines for Historic Preservation and the Neighborhood Conservation Overlay document applies as the primary design review document against which the project is reviewed and incorporates the design elements called out in the architectural appearance design guidelines. The review of the Design Guidelines can be found in sub-section D below. C. Contemporary, non-period and innovative design of new structures and additions to existing structures shall be encouraged when such new construction or additions do not destroy significant historical, cultural or architectural structures, or their components, and when such design is compatible with the foregoing elements of the structure and the surrounding structures. This site plan application is attempting to reconstruct significant historical features of the historic Rialto Theatre, including the exterior signage and the marquee. The reconstructed elements were designed referencing historic photographs of the Rialto Theatre and are as close to the historic dimensions as current building code allows. D. When applying the standards of subsections A-C, the review authority shall be guided by the Design Guidelines for the Neighborhood Conservation Overlay District which are hereby incorporated by this reference. When reviewing a contemporary, 522 16096, Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application Page 23 of 31 non-period, or innovative design of new structures, or addition to existing structure, the review authority shall be guided by the Design Guidelines for the Neighborhood Conservation Overlay District to determine whether the proposal is compatible with any existing or surrounding structures. Staff reviewed the application against the Design Guidelines and crafted these specific responses: Chapter 1: Rehabilitation Guidelines for Historic Properties A. Character Defining Features Guideline 1.“Preserve and maintain significant stylistic and architectural features.” Staff response: The existing building has been substantially modified over time and the modifications have detracted from the building’s architectural integrity. The proposed project is removing (demolishing) much of the building’s remaining architectural integrity and is seen as a contrast to this guideline statement. However, the demolition does allow the return of the building’s significant theater use. Architectural features to be reused and preserved include foremost the Main Street masonry façade (with the exception of the upper 2nd floor windows which will be altered and the ground floor storefront which will be reconfigured). The removal of remaining significant character defining interior features from the building is seen as a contrast to this guideline statement. The interior space as redefined by the proposed work will significantly change the building’s interior configuration. However, with the demolition comes the return of the building’s significant theater use. B. Historic Building Materials Guideline 1. “Preserve original building materials.” “Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and foundations, should be preserved.” Staff response: The application indicates that the paint will be removed from the existing brick. Staff encourages the applicant to consider repainting the brick, as removing the existing paint may damage the structural integrity of the brick and mortar. C. Individual Building Features Windows Guideline 1. “Preserve the functional and decorative features of a historic window.” Guideline 3. “Preserve the size and proportion of a historic window opening. Reducing an original opening to accommodate a smaller window or increasing it to receive a larger window is inappropriate.” 523 16096, Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application Page 24 of 31 Staff response: The proposed work includes increasing the size of the second floor window openings on the Main Street elevation to accommodate the installation of doors. Alterations to the windows on the front, primary elevation is not recommended and is in contrast to this guideline. However, the proposed balustrades in front of the second floor windows would be in the historic location of the window sills, preserving the proportional character of the window openings. Roofs Guideline 18.“When planning a rooftop addition, preserve the overall appearance of the original roof.” Staff response: The existing flat roof will be penetrated with an elevator penthouse, new skylights, and a creative projection that provides outside light to the preserved ghost sign that will be located on the interior of the building. The locations of these penetrations would be located toward the interior of the roof plan, preserving the overall appearance of the original flat roof form. D. Rehabilitation of Historic Commercial Properties Preservation of Commercial Storefronts Guideline 1. “For a commercial storefront building, a rehabilitation project should preserve these character-defining elements.” “Entry: Usually set back from the sidewalk in a protected recess.” “Upper-story windows: Windows located above the street level. These usually have a vertical orientation.” “Cornice molding: A decorative band at the top of the building.” Staff response: The theatre storefront has been modified. The proposal does indicated two entrances at Main Street that will be set back from the sidewalk and provide protected recesses. The decorative cornice will be retained and restored. Guideline 2. “If a storefront is altered, restoring it to the original design is preferred… Historic photographs of Bozeman and its commercial buildings are widely available and should be used when determining the original character of a storefront design.” Staff response: Numerous historic photographs of the Rialto Theatre were used in designing the storefront, the marquee and projecting fin sign. This is very positive aspect to the overall proposal. Additions to Commercial Properties Policy. “A ground-level addition that involves expanding the footprint of a structure may be considered. Such an addition should be to the rear or side of a building.” Guideline 12. “An addition should not damage or obscure architecturally important features.” 524 16096, Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application Page 25 of 31 Staff response: The new two-story addition will require the demolition of a non-descript masonry addition constructed in the 1920’s. The new addition will be larger in footprint and will enclose and protect an historic ghost sign on the upper south wall. The ghost sign is a unique alley feature. In the proposed design it will continue to be visible to the public from the building’s interior. The addition’s footprint will be offset from the adjacent building to the east to allow a means of egress to continue to exist. Demolition of the functional power/mechanical room addition will not negatively impact the character of the primary building and does not represent a loss of significant historic architectural features. The proposed demolition does remove some significant features and spaces of the historic building and is in conflict with the COA Standards of Section 38.16.050 and the Design Guidelines. The mitigation for such conflict is the update of the Montana Historic Record Form and delivery to the state historic preservation office, as required with Recommended Condition of Approval No. 2. E. Conformance with other applicable development standards of this title. The required criteria for granting site plan applications are examined in the previous sub- section. As noted in Section 2, two zoning deviations are requested and are analyzed in the sub-section below. F. Tax abatement certificate of appropriateness applications are also reviewed with the procedures and standards established in Chapter 2, Article 6 and Division 2 of the Bozeman Municipal Code. The application does not request a Tax Abatement for Historic Preservation. Section 38.16.070 BMC - Deviations from underlying zoning requirements Two deviations are requested with the application, both from Section 38.16.080.A of the Bozeman Municipal Code (BMC): 1) The first is to allow a projecting sign to be 33.5 square feet greater in size than the maximum 12 square feet allowed in B-3 zoning; 2) The second is to allow 41.1 additional square feet of signage to the maximum 60.5 square feet allowed for the building. Staff analysis and findings examining the deviations requests are presented below. A. Because the development of much of historic Bozeman preceded zoning, subdivision and construction regulations, many buildings within the conservation district do not conform to contemporary zoning standards. In order to encourage restoration and rehabilitation activity that would contribute to the overall historic character of the community, deviations from underlying zoning requirements may be granted as 525 16096, Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application Page 26 of 31 described in article 35 of this chapter. The criteria for granting deviations from the underlying zoning requirements are: 1. Modifications shall be more historically appropriate for the building and site in question and the adjacent properties, as determined by the standards in section 38.16.050, than would be achieved under a literal enforcement of this chapter; Numerous historic photographs of the Rialto Theatre were used in designing the marquee and projecting fin signs, as well as and the additional wall signs historically affiliated with the theater use. One of the historic photographs is depicted as Figure 6 in Section 1 of this report. The reliance of historic photographs for signage designs results in the signs being more historically appropriate for the building and site in question than could be achieved under a literal enforcement of this chapter. Staff finds the oversized marquee and fin signage a very positive aspect of the overall proposal and supports the deviation requests. 2. Modifications will have minimal adverse effect on abutting properties or the permitted uses thereof; and The proposed marquee and fin signs project into the air space of the Main Street public right- of-way. However, they provide the minimum 8-foot clearance from the ground level. Therefore, Staff finds them to have minimal adverse effect on abutting properties or the permitted uses thereof. 3. Modifications shall assure the protection of the public health, safety and general welfare. Approvals may be conditioned to assure such protection, and such conditions may include a time period within which alterations will be completed; landscaping and maintenance thereof; architectural, site plan and landscape design modifications; or any other conditions in conformity with the intent and purpose set forth in this article. Recommended Condition of Approval No. 7 requires the applicant to obtain a downtown sidewalk encroachment permit for the proposed marquee per Bozeman Municipal Code 34.05. The encroachment permit will be required prior to construction of the marquee. With this condition, Staff finds that the modifications assure the protection of the public health, safety and general welfare. Section 38.16.080 BMC - Demolition or movement of structures or sites within the conservation district. A. The demolition or movement of any structure or site within the conservation district shall be subject to the provisions of this article and section. The review procedures and criteria for the demolition or movement of any structure or site within the conservation district are as follows: 1. Applications for the demolition or movement of structures within the conservation district will not be accepted without a complete submittal for the subsequent development or treatment of the site after the demolition or movement has occurred. 526 16096, Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application Page 27 of 31 The subsequent development or treatment must be approved before a demolition or moving permit may be issued. The proposed subsequent development is contained within this site plan application. 2. The demolition or movement of conservation district principal and accessory structures or sites, which are designated as intrusive or neutral elements by the state historical and architectural inventory, and that are not within recognized historic districts or in other ways listed on the National Register of Historic Places, shall be subject to review per articles 19 and 34 of this chapter, and the standards outlined in 38.16.050. The state historical and architectural inventory form shall be reviewed and, if necessary, updated by a qualified professional acceptable to the state historic preservation office to reflect current conditions on the site, prior to the review of the demolition or movement proposal. The review authority for the demolition or movement of structures or sites described within this section shall be coordinated with the larger project when demolition or movement is proposed in conjunction with a deviation, variance, conditional use permit or planned unit development application. Not applicable. The building is not an intrusive or neutral element as designated by the state historical and architectural inventory, and is included in the Main Street Historic District. 3. The demolition or movement of conservation district principal and accessory structures or sites, which are designated as contributing elements by the state historical and architectural inventory, and all properties within historic districts and all landmarks, shall be subject to public notice. Notice shall be provided in accordance with article 40 of this chapter. Prior to any final action on the application the review authority shall receive a recommendation from the historic preservation office; and if the demolition does not conform to the criteria below a recommendation from the historic preservation advisory board. The building is a contributing element as designated by the state historical and architectural inventory. The building is located within the Main Street Historic District. Notice of demolition was provided as part of the notice for the site plan. The state historical and architectural inventory form shall be reviewed and, if necessary, updated by a qualified professional acceptable to the state historic preservation office to reflect current conditions on the site prior to the review of the demolition or movement proposal. The state historical and architectural inventory form, better known as the Montana Historic Property Form, was updated by a qualified professional acceptable to the state historic preservation office. A copy is attached to this report. Recommended Condition of Approval No. 2 requires that a copy of this form be supplied to the state historic preservation office per their document standards. 527 16096, Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application Page 28 of 31 The review authority for the demolition or movement of structures or sites described within this section shall be coordinated with the larger project when demolition or movement is proposed in conjunction with a deviation, variance, site plan, conditional use permit or planned unit development application. The City Commission is the review authority for the proposed demolition due to the zoning deviations requested with this site plan application. The review authority shall base its decision on the following: a. The standards in 38.16.050 and the architectural, social, cultural and historical importance of the structure or site and their relationship to the district as determined by the state historic preservation office and the planning department. The proposal is found to be in conflict with the standards in 38.16.050 due to the removal or alteration of several of the building’s remaining significant features, including the following: • Interior historic tin ceiling to allow access to the second floor for steel framing reinforcement; • Interior proscenium arch that is over the stage; and • Window fixtures, sills and sections of brick below the two front, second floor arched windows. b. If the review authority finds that the criteria of this section are not satisfied, then, before approving an application to demolish or remove, the review authority must find that at least one of the following factors apply based on definitive evidence supplied by the applicant, including structural analysis and cost estimates indicating the costs of repair and/or rehabilitation versus the costs of demolition and redevelopment: (1) The structure or site is a threat to public health or safety, and that no reasonable repairs or alterations will remove such threat; any costs associated with the removal of health or safety threats must exceed the value of the structure. It is clear from the structural analysis supplied by the applicant, in addition to the structural analysis supplied by the City’s Chief Building Official, (both which are attached to this report) that preservation of the historic elements within the interior of the building is not possible. Staff therefore finds that the removal of significant interior features is necessary to ensure public health and the safety of the building’s future occupants. With the mitigation recommended in Conditional of Approval No. 2 and the supplied structural analysis, Staff finds the standards for demolition within the UDC to be met 528 16096, Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application Page 29 of 31 and recommends to the City Commission approval of the demolition as proposed within the site plan application. (2) The structure or site has no viable economic or useful life remaining. Not applicable, as only partial demolition is proposed. The application utilizes the remaining useful life of the remaining elements of the building. APPENDIX A - PROJECT SITE ZONING AND GROWTH POLICY Zoning Designation and Land Uses: The subject property is zoned as B-3 (Central Business District). The intent of the B-3 zoning district is to provide a central area for the community's business, government service and cultural activities. Uses within this district should be appropriate to such a focal center with inappropriate uses being excluded. Room should be provided in appropriate areas for logical and planned expansion of the present district. Growth Policy Designation: The property is designated as “Community Core” in the Bozeman Community Plan. The Plan indicates that the traditional core of Bozeman is the historic downtown. This area has an extensive mutually supportive diversity of uses, a strong pedestrian and multi-modal transportation network, and a rich architectural character. Essential government services, places of public assembly, and open spaces provide the civic and social core of town. Residential development on upper floors is well established. New residential uses should be high density. The area along Main Street should be preserved as a place for high pedestrian activity uses, with strong pedestrian connectivity to other uses on nearby streets. Users are drawn from the entire planning area and beyond. The intensity of development is high with a Floor Area Ratio well over 1. Future development should continue to be intense while providing areas of transition to adjacent areas and preserving the historic character of Main Street. APPENDIX B - NOTICING AND PUBLIC COMMENT Noticing was provided pursuant to Section 38.40.030, BMC. Notice was sent to property owners within 200 feet of the exterior boundaries of the property via USPS first class mail at least 15 and not more than 45 days prior to the expected decision by the City Commission on May 9, 2016. Notice was posted on site on April 22, 2016. Additionally, notice was published in the legal section of the Bozeman Daily Chronicle on April 24 and May 1, 2016. No public comment has been received. Any comment received following issuance of this report will be forwarded to the City Commission for consideration at the public hearing. APPENDIX C - RIALTO THEATRE BUILDING HISTORY The building located at 10-12 West Main Street was constructed in 1908 in the vernacular commercial Renaissance Revival architectural style. The building’s architectural elements are virtually identical to those of the adjacent Gallatin State Bank Building located at 2 West Main Street. The building was likely built for offices and shops. 529 16096, Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application Page 30 of 31 From the updated Montana Historic Property Form for the building located at 10-12 West Main Street: “The date of construction has been determined to be 1908, based on data obtained from Polk directories and Sanborn Maps. The time gap in the Sanborn Maps from 1904 and 1912 required additional research to determine the building's date of construction. The Polk directory research revealed the following: The person of interest was H.A. Pease, located at 206 West Main Street in 1904-05. The building materials and detailing suggested the date of construction to be concurrent with the construction of the Gallatin State Bank, which was built under the direction of Pease, a jeweler and bank president. The architect was most likely Robert Noe, a local architect of the period. However, no official data was found to substantiate this conclusion. The subject property was occupied by one story wood frame buildings prior to the construction of the bank building. The chain of use is as follows per the attached Sanborn fire insurance maps and excerpts from the Polk directories from the special collections located on the Montana State University campus. The subject site has the following listed uses as ground level uses: 1884 - 1904 - Vacant 1904 - Peanut Stand 1910-1915 - Post Office, tobacco sales and news stand 1916-1924 - Power Implement Co. 1925-2006 - Rialto Theatre 2006 - Present - Vacant 2006-2016 - Deed Restriction for live performances Second floor: 1884-1904 - Vacant 1910-1915 - Phelps Commercial School 1916-1922 - Bozeman Business College 1922-1924 - Power Apartments 1925-2006 - Rialto Apartments 2006 - Present – Vacant” In 1912, the Sanborn Map shows “post office” as occupying the first floor and a “business college” occupying the second floor. It was then converted to the Rialto Theatre in 1927. The alteration to a theater use included the addition of a large front marquee above the first floor 530 16096, Rialto Theatre Remodel Site Plan and Certificate of Appropriateness with Deviations Application Page 31 of 31 entrance, a ticket booth and two door entrances into the theater. The alteration also included the installation of a large projecting “Rialto” sign on the front of the building at the second level (please reference Figure 6 in Section 1 of this report. In 1934, the interior of the Rialto underwent a remodel under the direction of local architect Fred Willson. A fire in 1967 destroyed the original Rialto Theatre marquee and storefront. They were replaced the same year. The replacements were removed in 2007 in anticipation of redevelopment of the property. APPENDIX D - OWNER INFORMATION AND REVIEWING STAFF Owner: Bangtail Partners LLC, 2200 Geng Road, Suite 100, Palo Alto, CA 94303 Applicant/Representative: Thinktank Design Group, Inc., 33 North Black Avenue, Bozeman, MT 59715 Report By: Allyson B. Brekke, Associate Planner FISCAL EFFECTS No unusual fiscal effects have been identified. No presently budgeted funds will be changed by this application. ATTACHMENTS The full application and file of record can be viewed at the Bozeman Community Development Department at 20 E. Olive Street, Bozeman, MT 59715. Applicant’s submittal materials Checklists, narrative and drawings (dated 3.18.16) Addition to checklists, narrative and drawings (dated 4.15.16) Demolition narrative and drawings (dated 4.19.16) Structural Engineer letter (dated 4.20.16) Partial update of historic inventory Chief Building Official comment on building’s integrity (dated 4.25.16) 531 4 Rialto Theatre Remodel and Addition – 3/8/2016 1 March 8, 2016 Wendy Thomas Planning Director City of Bozeman 20 East Olive Bozeman, MT 59715 Re: Rialto Theatre Remodel and Addition – Site Plan (SP1), CCOA, CSP Application Dear Wendy: This design team is pleased to present the culmination of four months of design iterations: site plan submittal forms, documents, checklists, noticing affidavits, ADA compliance certificates, civil, mechanical, electrical, and architectural documents depicting our vision for revitalization of the Rialto Theatre located in downtown Bozeman. Please let us know what questions, concerns and comments you and your staff may have regarding this exciting addition for our community. The intent of this proposal is to add to the success at the Lark Hotel. After successfully reinventing the departed Imperial Motel, the design team is excited to see the third step forward for the Lark Hotel concept. This renovation provides a cultural gathering place for the entire community of Bozeman as well as banquet and meeting spaces to promote the use of the Lark Hotel. Our approach creates a connection to the public with street level vitality through the creative use of public space and hotel room programing as detailed in this application. Inspired by our local artists and downtown community, the new space we propose highlights the talents of Bozeman for the traveling public to enjoy. The Rialto will be a complement to the rest of downtown by providing live music shows, theatre productions, casual movie cinema and places to share ideas. We look forward to stewarding this addition to the fabric of Downtown Bozeman together. Sincerely, Thinktank Design Group INC. Brian T. Caldwell, AIA Architect 3135 Cc: Bangtail Partners LLC. And Thinktank Design Group Inc. 3 B. Building Quality ............................................................................................................ 81 C. Building Roof Form ....................................................................................................... 81 2. Deviations - NA ............................................................................................................. 82 3. Certificate of Adjoining Property Owners and Neighborhood Recognition Ordinance 83 Sec. 38.40.030. – Notice requirements. ................................................................................... 83 4. Civil Site Plan Drawing Exhibits..................................................................................... 85 5. Building Architecture .................................................................................................... 91 6. Lighting plan ............................................................................................................... 116 7. Construction schedule ................................................................................................ 117 5 A. Development Application -A1 9 Site Plan Checklist – revision Date 4-27-15 10 11 12 13 14 15 B. Site Plan Checklist /revision date 1-6-2016 / response Date 3-8-16 1. Design Review Board Thresholds A. Project location is within an Overlay District? YES B. 20 or more dwelling units in a multiple household structure or structures? NO C. 30,000 or more square feet of office space, retail commercial space, service commercial space or industrial space? NO D. 20,000 or more square feet of exterior storage of materials or goods? NO E. Parking for more than 90 vehicles? NO F. Large scale retail per Section 38.22.180 BMC? NO Response: The proposed site plan does not require Board Review. We would welcome the opportunity to share this project with both the Historic Preservation Board and the Design Review Board given the importance to the History and central location in Downtown Bozeman. 2. General Information 1. Name of project/development. Response: Rialto Theatre Remodel and Addition 2. Name and mailing address of developer and owner. Response: Owner: Bangtail Partners LLC. 2200 Geng Road, Suite 100 Palo Alto, CA 94303 Representative: Thinktank Design Group INC. 33 North Black Ave. Bozeman, MT 59715 3. Name and mailing address of engineer, architect, landscape architect, planner, etc. Response: Architect: Thinktank Design Group INC. 33 North Black Ave. Bozeman, MT 59715 Office: 406-587-3628 Planner: Thinktank Design Group INC. 33 North Black Ave. Bozeman, MT 59715 16 Office: 406-587-3628 Acoustical: Charles M. Salter & associates Inc. 130 Sutter Street Floor 5 San Francisco, CA 94104 Office: 415-397-0442 Civil Engineer: TD & H Engineering 234 E. Babcock, Suite 3 Bozeman, MT 59715 Office 406-586-0277 Mechanical Engineer: Three Rivers Engineering 24 S. Willson Ave., Suite A1 Bozeman, MT 59715 Office 406-582-8288 Structural Engineer: Nishkian Monks 108 W. Babcock, Bozeman, MT 59715 Office 406-582-9901 General Contractor: Northfork Builders PO BOX 1173, Bozeman, MT 59771 Office 406-551-4060 4. Location of project/development by street address/legal description. Response:10 West Main Street, Bozeman, MT 59715 – See Exhibit -A in the application [Deed Reference: Film 100, page 41641 [Deed Reference for all the above is Document No. 2240565] Property address record form 17 18 EXHIBIT A- LEGAL DESCRIPTION OF RIALTO THEATRE Rialto Theatre» «All that part of Block A of Story's Addition to Bozeman, Gallatin County, Montana, being parts of Lots 2, 3, 20 and 21 of said Block, included within the following metes and bounds, to-wit: Beginning at a point on the North line of said Block A, 24 feet and 3 inches West of the Northeast corner of said Lot 2; thence running West along the North line of said Block, 32 feet; thence South 142 feet; thence East 32 feet: thence North 142 feet to the place of beginning; Also an undivided % interest in and to that certain brick and stone party wall which is upon the North 93 feet of the East 8 inches of the above described real estate, and a strip of land 9 inches in width adjoining the same on the East, and which is a party wall between what is or has been known as the Pease and Steffens Building, and the building located upon the real estate above described, and known as the Rialto Theatre, which said% interest in said wall was conveyed by H.A. Pease, et al, to Bozeman Realty and Improvement Company by Deed dated September 24, 1908, and recorded October 15, 1908 in Book 40 of Deeds, page 42, records of Gallatin County, Montana; An undivided 1/2 interest in and to that certain party wall which is upon the West 12 inches of the following described real property, to-wit: Beginning at a point 142 feet South of the Northeast corner of Block A of Story's Addition to Bozeman; thence West 54 feet 9 inches; thence a running North 35 feet; thence East 54 feet 9 inches to the West line of South Tracy Avenue; thence South 35 feet to the place of beginning. The same including a part of Lots 2 and 21 of said Block A of Story's Addition to Bozeman, Montana, subject to the terms of an agreement entered into between the Power Implement Company, a Corporation, party of the first part, and B. H. Alexander and B.A. Dixon, parties of the second part, which agreement bears date April 9, 1928 and was recorded June 4, 1928 in Book 71 .of Deeds, page 495 of Deed Records, in the office of the County Clerk and Recorder of said Gallatin County. Also an undivided % interest (subject to the terms of the agreement hereinafter referred to, between Bozeman Realty and Improvement Company, the Power Implement Company, and E. Broox Martin) in and to that certain brick and stone party wall between said Rialto Theatre Building and the building adjoining the same on the West, located upon the North 110 feet of the West 9 inches of the real estate herein first above described and 9 inches of ground adjoining the same on the West and all of the rights heretofore granted or conveyed to the Power Implement Company in said party wall, or any extension thereof, by agreement between Bozeman Realty and Improvement Company, and the Power Implement Company and E. Broox Martin and Ella T. Martin, his wife, dated February 19, 1916 and recorded December 4, 1918 in Book 8 of Miscellaneous Records, page 576, records of Gallatin County, Montana. [Deed Reference: Film 100, page 41641 [Deed Reference for all the above is Document No. 2240565], commonly known as 10 West Main Street, Bozeman, Montana ("the 'Property") 19 5. Location/vicinity map, including area within one-half mile of the site. Response: See attached: Vicinity Map TD&H C1.0 6. A construction route map showing how materials and heavy equipment will travel to and from the site. Response: See attached: TD&H C1.0 20 3. Site Plan General 7. Boundary line of property with dimensions. Response: See attached plans from TD&H – Civil Drawings 8. Date of plan preparation and changes. Response: See date on plans 9. North point indicator. Response: See North Arrow as indicted. Please note we have rotated the drawings to best fit the print size for the scale of each drawing. 10. Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet. Response: floor plans shown at ¼” =1’-0”. Site plans 1:10, details 1/2"=1’-0” typ. U.O.N. 11. Parcel size(s) in gross acres and square feet. Response: 4,543 s.f. - see A3.5 gross areas plans- general building information 12. Estimated total floor area and estimated ratio of floor area to lot size (floor area ratio, FAR), with a breakdown by land use. Response: 2.05 - see A3.5 gross areas plans - general building information 13. Location, percentage of parcel(s) and total site, and square footage of the following: a. Existing and proposed buildings and structures. Response for existing Buildings: The Gross area for the existing building is 6,585 s.f. The building is currently a two story wood frame building with masonry party walls and front and alley façades. We are proposing 395 s.f. of demolition on the alley side. See general building information on A3.5 Gross Area Plans. Response for Proposed Building: the gross building area is: 9,321 s.f. – 2,389 s.f. new construction on the alley side. See general building information on A3.5 Gross Area Plans b. Driveway circulation and parking areas. Response: see attached site plan information. 0% driveway, 0% parking areas. See parking information provided in the narrative. Parking areas provided in the City of Bozeman Parking Garage Known as the Bozeman Intermodal Facility – Site plan approved on 7-23-2007 c. Landscaped areas. Response: NA d. Private open space, provide boundaries and dimensions (if residential requirement). Response: NA e. City Parks. 21 Response: NA f. Other public lands (school sites, public access greenway corridors, trail corridors). Response: NA 14. Total number, type and density per type of dwelling units, and total new and gross residential density and density per residential parcel. Response: NA: non-residential project. 22 4. Site Plan Details The location, identification and dimensions of the following existing and proposed data, onsite and to a distance of 100 feet (200 feet for PUD’s) outside the site boundary, exclusive of public rights-of-way unless otherwise stated. 15. Topographic contours at a minimum interval of 2 feet, or as determined by the Director. Response: See 1 foot contour survey information provided. 16. Location of City limit boundaries, and boundaries of Gallatin County’s Bozeman Area Zoning Jurisdiction, within or near the development. Response: The property is included in the heart of Downtown Bozeman far from the edge of town. Platted in the 1880’s. 17. Existing zoning within 200 feet of the site. Response: The property is zoned B-3 and the surrounded by the same zoning type in all directions. Zone Map- Subject property shown in blue. B-3 zoning, Historic District shown in green. 23 18. Adjacent streets and street rights-of-way to a distance of 150 feet, except for sites adjacent to major arterial streets where the distances shall be 200 feet. Response: See attached Site Plan showing 200 ‘each way. 19. On site streets and rights of way. Response: NA: Site is 4,543 s.f. There are no on site transportation facilities other than bike storage on the property. 20. Ingress and egress points. Response: NA: Parking provided off-site. 21. Traffic flow on site. Response: NA: Parking provided off-site 22. Traffic flow off site. Traffic is handled by State Highway 191 along the North property line. 23. All parking facilities, including circulation aisles, access drives, covered and uncovered bicycle parking, compact spaces, ADA accessible spaces and motorcycle parking, on-street parking, number of employee and non-employee parking spaces, existing and proposed, and total square footage of each. Response: NA Parking provided off-site - Number of parking spaces required. Total Gross area for the proposed building & outdoor: 9,621 s.f. Total Gross area for the theatre Use: 2,474 s.f. Total Gross area for restaurants, bars, dining rooms: 2,724 s.f. Total outdoor seating areas: 120 s.f. Total area per Sec. 38.25.010.A.1. :at the election of the property owner, floor area shall mean the gross floor area, as defined in article 42 of this chapter, minus the following: *Total area per Sec. 38.25.010.A.1. areas include the following spaces: 1. hallways 2. bathrooms 3. stairways 4. mechanical rooms 5. changing rooms 6. storage 7. egress paths 8. circulation 9. kitchens Total area per Sec. 38.25.010.A.1.a* 4,123 S.F. Total area for parking calculations is gross area minus 4,123 s.f.= 5,498 s.f. per 38.25.010.a 24 The total required number is calculated using Table 38.25.040-3 subject to the allowable adjustments in 38.25.040.2.c. 1 table 38.25.040-4 and 38.25.040.2.c.5 We are proposing the use of the 3,000 s.f. reduction (38.25.040.2.c.5) on the theatre use and the outside seating areas. Therefore, we must only show the calculation for the restaurants, bars, dining rooms use to determine the number of required parking spaces. Per table 38.25.040-3, the use type is restaurants, bars, dining rooms, requiring 1 space per 50 square feet The area for restaurants, bars, dining rooms generate 55 parking spaces (2724 / 50 = 55 spaces) Rialto Parking Calculations Table Total number of required parking spaces for restaurants, bars , dining rooms for Rialto: 55 spaces Total number of required parking spaces Required for Theatre use: 0 spaces * Total outdoor seating areas: 0 spaces * *38.25.040.2.c.5. Total number of required parking spaces: 55 spaces Based on the allowable adjustments per 38.25.040.2.c. 1 table 38.25.040-4, a 50 % reduction of the 55 required parking spaces generate a total number of required parking spaces to be 28 parking spaces Total number of required parking spaces after adjustments:28 spaces ** The proposed building was built in 1908. Given the relative age of the building, the property was included in SID 565. Our initial discussions with members of the planning department confirmed the number of parking spaces from SID 565 is 60.7. **number of spaces provided by SID 565: 60.7 Surplus parking spaces: 32.7 spaces - Off-site parking. A. Any off-site parking which is used to meet the requirements of this chapter shall be reviewed by the planning director for compliance with this chapter and shall be subject to the following conditions: 1. Off-site parking shall be developed and maintained in compliance with all requirements and standards of this chapter; 25 Response: Parking areas provided in the City of Bozeman Parking Garage Known as the Bozeman Intermodal Facility – Site plan approved on 7-23-2007 in accordance to the standards of the BMC. The maintenance of this facility is provided by the City of Bozeman in conformance to the requirements of the BMC. 2. Reasonable continuous pedestrian and vehicle access from off-site parking facilities to the use being served shall be provided; Response: The pedestrian connection from the Bozeman Intermodal Facility is provided along North Tracy, then along state highway 191 (Main Street). Both the sidewalk and vehicular connections are in compliance with State and City regulations for each. 3. Off-site parking for one-household and two-household dwellings shall not be permitted; Response: NA 4. Off-site parking for multiple household dwellings shall not be located more than 100 feet from any commonly used entrance of the principal use served; Response: NA 5. Off-site parking for nonresidential uses shall not be located more than 1,000 feet from the entrance of the principal use. The distance shall be measured on a pedestrian route of travel such as a sidewalk or city standard trail from the nearest parking space to the entrance of the principal use served; and Response: NA 6. Any use which depends upon off-site parking to meet the requirements of this chapter shall maintain ownership or provide evidence of a long-term lease agreement, revocable with review authority approval, running with the term of the designated use, for parking utilization of the off-site location. Response: NA 24. Utilities and utility rights of way and easements, including: a. Electric. Response: Electricity will come from overhead power lines, down the poll and run underground to the existing service transformer as shown on the drawing set. Easements are not required. b. Natural gas. Response: Natural gas will come from the alley to the south of the building directly to the property as shown. Easements are not required. c. Telephone, cable and similar utilities. Response: Communications will come from the existing underground services located in the alley as indicated on the plans. Easements are not required. d. Water. Response: Water service will come from the Main Street right of way as shown in the drawing set. Easements are not required. 26 - Fire protection requirements  All developments shall be planned, designed, constructed and maintained so as to minimize risk of fire and to permit the effective and efficient suppression of fires in order to protect persons and property. 1. The placement of structures shall minimize the potential for flame spread and permit adequate access for firefighting equipment; and 2. Adequate firefighting facilities shall be provided, including an adequate and accessible water supply and water distribution system. a. National Fire Protection Association (NFPA) standards for hydrant systems shall be met. b. City's requirements as contained in the design standards and specifications policy and the city modifications to state public works standard specifications shall apply. Response: There is an existing 4-inch fire service line stubbed into the existing building which will be protected and used for the renovated structure. e. Sewer (sanitary, treated effluent and storm). Response: The existing sewer service to the building will be abandoned at the main and a new 4” sewer service will come from the Main Street right of way as shown in the drawing set. Size to be verified by the mechanical engineer. The storm water service connection will come from the alley to the south of the building with a 6” service line per plans as shown in the drawing set. The roof drainage will be routed into the new underground storm drainage line which will connect to the existing storm drain system in the alley. The proposed new addition will be constructed over existing asphalt and the project will not increase historical run-off. 25. Surface water, including: f. Ponds, streams and irrigation ditches (include classifications be based upon a determination of the Gallatin Conservation District; note classification of each feature on plans). Response: NA g. Watercourses, water bodies and wetlands (include classifications based upon a determination of the Gallatin Conservation District, Army Corps of Engineers, or Wetland Delineation Report; note classification of each feature on plans). Response: NA h. Floodplains as designated on the Federal Insurance Rate Map or that may otherwise be identified as lying within a 100 year floodplain through additional floodplain delineation, engineering analysis, topographic survey or other objective and factual basis. Response: NA 27 i. A floodplain analysis report in compliance with Article. 26. Grading and drainage plan, including provisions for on-site retention/detention and water quality improvement facilities as required by the Engineering Department, or in compliance with B.M.C. Section 14 storm drainage ordinance and best management practices manual adopted by the City. Response: Given the minimal area of the site not covered by building footprint, the grading plan is simple as shown in the drawing set. The total area of site grading includes 880 square feet, and 100% of this area is existing impervious hardscape. 27. All drainage ways, streets, arroyos, dry gullies, diversion ditches, spillways, reservoirs, etc. which may be incorporated into the storm drainage system for the property shall be designated: a. a. The name of the drainage way (where appropriate). b. The downstream conditions (developed available drainage ways, etc.). c. Any downstream restrictions. Response: The project will connect to the existing City of Bozeman storm system. Storm water will be piped to the existing system in the alley. The run-off rate due to the renovation and addition will not increase from the historic run-off of the existing site. 28. Significant rock outcroppings, slopes of greater than 15 percent or other significant topographic features. Response: Not applicable. 29. Sidewalks, walkways, driveways, loading areas and docks, bikeways, including typical details and interrelationships with vehicular circulation system, indicating proposed treatment of points of conflict. Response: The proposed project will impact the sidewalk at the front (north) of the building and a portion of the alley at the rear (south) of the building as shown in the drawing set. A portion of the Main Street sidewalk will be removed and replaced in kind due to the installation of new water and sewer services. The rear alley will be temporarily blocked during construction but access will be maintained for rear entrances to neighboring buildings. 30. Provision for handicapped accessibility, including but not limited to, wheelchair ramps, parking spaces, handrails and curb cuts, including construction details and the applicant’s certification of ADA compliance. Response: See attached compliance form below: 28 ADA compliance form Response: The accessibility for the property is provided via at grade sidewalk access to the commercial space along Main Street. The sidewalks will be replaced in accordance to section 38.24.080 and comply with ADA standards for walkways. The entry lobby will jointly utilize proposed elevator public access to all levels of the building. The building is serviced by an elevator making each level accessible. 31. Fences and walls, including typical details. - Fences, walls and hedges. The height of fences located in the B-3 district shall meet the requirements of this section for any provided, not required, yards. Do not have any fences, walls or hedges. 29 32. Permanent and construction period exterior refuse collection areas, including typical details. - Trash and garbage enclosures.  A permanent enclosure for temporary storage of garbage, refuse and other waste materials is provided as shown on the site plan submittal documents. Trash enclosures as proposed are constructed so that contents are not visible from a height of five feet above grade from any abutting street or property. Trash enclosures shall comply with the following regulations: 1. Location. Trash enclosure s, surrounding standard steel bins (dumpsters), shall be located on the site for convenient pickup service, and the location shall be shown on required site plans. Trash enclosures shall not be located in required front yards, and shall be situated so that containers can be pulled straight out of the enclosure or so the solid waste truck can back straight into it. The location of all trash enclosures shall be subject to review and approval by the city's solid waste division. 2. Construction. Trash enclosures shall be constructed of solid or ornamental pierced masonry walls or other appropriate materials, with a solid concrete floor sloped for drainage and maintenance of sanitary conditions. Enclosures shall be architecturally compatible with the principle structure. Enclosures shall be of sufficient height to conceal contents, including containers, but in no case shall be less than four feet in height above grade. 3. Exception. A garbage enclosure is not required for dumpsters accessed via an alley. Given that the alley is dedicated to the public, this exemption does apply. 4. Construction enclosure. For applications other than those classified as sketch plan reviews per section 38.19.050, the applicant shall designate a temporary enclosed refuse storage area on the site plan, including a typical detail with dimensions and type of materials, for the storage and collection of building material debris during the construction phase of the project, and that said debris area is shown accordingly on the final site plan. We are pleased to provide the attached building elevations depicting the construction enclosure. 33. Curb, asphalt section and drive approach construction details. Response: All proposed street cuts will be removed and replaced with City of Bozeman standard curbs per the drawing set. Existing asphalt will be removed and replaced in accordance with the City of Bozeman Street Cut Permit which will be required by the Contractor. 34. Location and extent of snow storage areas. Response: New snow storage will not be generated. Snow removal and storage of the sidewalk and alley will continue in the same manner as is currently being performed. 35. Location and extent of street vision triangles. 30 - Street vision triangle. Collector and local streets. On corner lots, on collector and local streets, in all districts, no fence, wall or planting in excess of 30 inches above the street centerline grades shall be permitted within a triangular area defined as follows: beginning at the intersection of the projected curblines of two intersecting streets, thence 40 feet along one curb line, thence diagonally to a point 40 feet from the point of beginning on the other curb line, then to the point of beginning. Response: NA: Located mid-block. 36. Unique natural features, significant wildlife areas and vegetative cover, including existing trees and shrubs having a diameter greater than 2.5 inches, by species. Response: NA 37. Historic, cultural and archeological resources, describe and map any designated historic structures or districts, and archeological or cultural sites. Response: See Historic inventory update. 38. Major public facilities, including schools, parks, trails, etc. Response: Not within 200’ 31 5. Parkland and Affordable Housing 39. If residential, provide the required parkland for the development, including calculations per Chapter 38, Article 27 BMC (Park and Recreation Requirements). Source and amount of parkland credit to be used if previously provided. If parkland is proposed a park plan shall be submitted consistent with Section 38.41.060.A.16 BMC. Response: NA. Commercial project only. Zoned B-3 40. Describe how the site plan will satisfy any requirements of Section 17.02, BMC (Affordable Housing) which have either been established for that lot(s) through the subdivision process or if no subdivision has previously occurred are applicable to a site plan. The description shall be of adequate detail to clearly identify those lots and dwellings designated as subject to Title 17, Chapter 2, BMC compliance requirements and to make the obligations placed on the affected lots and dwellings readily understandable. Response: NA. Lots created in 1880’s well before title 17 chapter 2. 32 6. Lighting Details 41. Lighting plan and electrical site plan, complete with all structures, parking spaces, building entrances, traffic areas (both vehicular and pedestrian), vegetation that might interfere with lighting, and adjacent uses, containing a layout of all proposed fixtures by location and type. Response: See Elec Plan E1.1 42. A photometric lighting plan that contains a layout of all proposed fixtures by location and type and extends the photometric information to the property boundaries and rights of way. For fueling canopies a second photometric plan is required to specifically analyze the light output underneath the drip line of the fuel canopy. Response: Please see the compliance statements for lighting in the descriptions below. 43. Cut sheets for all proposed exterior fixtures that are keyed to the fixtures noted in the lighting electrical plan and the photometric lighting plan. Response: see attached cut sheets for exterior building lighting. – Lighting requirements from the BMC The proposed project intends to confirm to all standards outlined in this section. The purpose of our application is to demonstrate the following: 1. Provide lighting in outdoor public places where public health, safety and welfare are potential concerns; 2. Protect drivers, bicyclists and pedestrians from the glare of non-vehicular light sources that shine into their eyes and thereby impair safe travel; 3. Protect neighbors and the night sky from nuisance glare and stray light from poorly aimed, placed, applied, maintained or shielded light sources; 4. Protect and maintain the character of the city; 5. Prevent excessive lighting and conserve energy; and 6. Provide adequate lighting for safe pedestrian and bicycle travel. – Site lighting 1. The site lighting will maintain a minimum horizontal illuminance maintained foot- candles of 0.5 given the type of bossiness operation as a hotel. 2. Building entrances. Illuminance for building entrances (including commercial, industrial, institutional and municipal) shall average 5.0 maintained foot-candles 3. All proposed site Site lighting installation is proposed as underground, not serviced by exposed overhead lines. The lighting will entirely be located affixed to the building. 4. All proposed outdoor lighting is proposed as aimed, located, designed, fitted and maintained so as not to present a hazard to drivers or pedestrians by impairing their ability to safely traverse and so as not to create a nuisance by projecting or reflecting objectionable light onto a neighboring use or property. 33 5. All outdoor lighting fixtures shall be shielded in such a manner that no light is emitted above a horizontal plane passing through the lowest point of the light emitting element, so that direct light emitted above the horizontal plane is eliminated. This is accomplished with the attached night sky compliant 90 degree cut off per submittal documents included in this application. – Lighting specifications for all lighting  Lighting specifications for all lighting. Light fixtures and standards shall be compatible with the surrounding area, the subdivision or site design, and the development's character and/or architecture. 1. Luminaires (light fixtures). All proposed luminaires comply with the following requirements: a. In all light fixtures, the light source and associated lenses shall not protrude below the edge of the light fixture, and shall not be visible from adjacent streets or properties. b. Fixtures shall be of a type and design appropriate to the lighting application. c. For lighting horizontal areas such as roadways, sidewalks, entrances and parking areas, fixtures shall meet IESNA "full-cutoff" criteria (no light output emitted above 90 degrees at any lateral angle around the fixture). d. As needed, fixtures shall be equipped with or be modified to incorporate light directing and/or shielding devices such as shields, visors, skirts, internal louvers or hoods to redirect offending light distribution and/or reduce direct or indirect glare. This is evidenced by the existing lighting strategies at the Lark today. e. The installation of any mercury vapor light fixture or lamp for use as outdoor lighting is prohibited, except that until November 21, 2006 (the fifth anniversary date of the effective date of the ordinance from which this section is derived), this provision shall not apply to any replacement bulb. All light fixtures are LED type or CFL type lamps. 34 Image 1.1. Example of exterior neon historic lighting location for the marque signage proposed. –see Findings Exhibit 1.1- Sec. 38.28.170. 35 Image 1.2. Example of exterior neon historic lighting location for the marque signage proposed. –see Findings Exhibit 1.1- Sec. 38.28.170. 36 Image 1.3 Light fixture type D1D – down light recessed LED can light typ. 37 Image 1.4 Light fixture type D1D – lumen output information 38 Image 1.5 Light fixture type E2 – surface mounted down light CFL fixture 39 Image 1.6 Light fixture type E2 – lumen output information 40 Image 1.7 Light fixture type E3E – wall mounted LED fixture – See image 1.2 for custom fixture cover 41 Image 1.8 Light fixture type E3E – lumen output information 42 Image 1.9 exiting requirements as need by code 43 7. Building Design and Signage 44. Front, rear and side elevations of all buildings, structures, fences and walls with height dimensions and roof pitches. Show open stairways and other projections from exterior building wall. Building elevations shall include proposed exterior building materials, windows and doors including a color and material palette for all proposed features keyed to the building elevations. Response: See drawings prepared by the architects of record for the project. Drawings include elevations depicting materials and color selections for the project. 45. Provide elevations and details of all ground mounted and rooftop mechanical screening. Response: All equipment shall be roof top mounted and not visible / shielded by parapet. Exterior signs if applicable. Include building frontage dimension(s) and maximum sign area calculation, provide sign dimensions and square footage of each. Note – The review of signs in conjunction with this application is only review for sign area compliance with Chapter 38, Article 28 BMC (Signs). A sign permit must be obtained from the Building Division prior to erection of any and all signs, addition design guidelines apply for signs within zoning Overlay Districts. – SIGNS Intent and purpose. 1. To preserve the Bozeman area's natural scenic beauty and character as expressed in adopted city plans and policies; 2. To contribute to inviting entrances into the city by eliminating clutter associated, in part, with the unrestricted proliferation of signs, lights and stringed devices; 3. To encourage area beautification through creative, interrelated design of signage, landscaping, buildings, access and parking that enhances the community's built and natural environment; 4. To give all businesses an equal opportunity to have a sign that will help people find the services they need; 5. To ensure that pedestrians and motorists are protected from damage or injury caused or partly attributable to the distractions and obstructions which are caused by improperly situated signs. The city commission intends to provide a reasonable balance between the right of an individual to identify their business and the right of the public to be protected from the visual discord that results from the unrestricted proliferation of signs. 6. To protect the public health and safety by minimizing distractions to the traveling public.  - Sec. 38.28.170. - Historic or culturally significant signs. Signs which have historical or cultural significance to the city but do not conform to the provisions of this article, maybe permitted provided that the city commission adopts findings supporting the historical or cultural significance of the sign and issues a sign permit. Such findings shall be adopted by resolution. Response: We request the attached findings are adopted by resolution. Comprehensive Sign Plan Submittal Per Sec. 38.28.080 The Rialto Theatre Remodel and Addition consists of three (3) separate tenants. Rialto Theatre: Ground Level / Lower Level Restaurant / Banquet Hall: Second Level Wine Bar: Second Level All signage for al tenants (3) will be designed to evoke the feeling of the Historic Rialto Theatre inclusive of the manner in which the signs are supported and mounted. The fonts, color and materials will be designed to replicate that of the Historic Rialto Theater. The illumination will be neon designed to replicate the neon illumination of the Historic Rialto Theatre. The placement of the signage has been carefully designed to maintain the character of the Historic Rialto Theater and placed in a manner that reflects the design of the building. Sign Types Allowed: A. One Monument Sign: None Proposed B. Two Projecting Signs: One Projecting Sign at 8 sq/ft Proposed. Per Sec. 38.28.060.- Signs Permitted Upon the Issuance of a Sign Permit. We are submitting for 8 sq/ft of signage to be utilize by the 2nd Floor Businesses. Per Table 38.28.060. – Signs permitted upon the issuance of a sign permit Zoning District B-3 Allowed sq/ft sign area per linear foot of building frontage first 25 feet: 2 Allowed sq/ft sign area per linear foot of building frontage > 25 feet: 1.5 Rialto Theatre North Façade linear feet: 31’6” 25 x 2 = 50 sq/ft 6.5 x 1.5 = 9.75 sq/ft Allowable per 38.28.060 = 59.75 sq/ft B-3 Projecting Sign Max Area: 12’ We are submitting for one (1) Projecting Sign measuring 2’1.5” x 3’9”= 8 sq/ft Per Sec. 38.28.060 A4: Projecting sign will provide a minimum sidewalk clearance of 8’. C. Wall Mounted Signage: None Proposed D. Historical or Culturally Significant Signs: Deviation to allow for the use of the Historic Rialto Theatre Signage. Per Sec.38.28.170. – Historic or Culturally Significant Signs. We are submitting for a deviation to allow for the accurate reproduction of the historical and culturally significant historic Rialto Theatre Signage. All signage For the Rialto Theatre has been designed based on research utilizing historic photographs, newspapers, museums, and personal accounts from former employees. It is a true reflection of the Historic Rialto Theatre signage inclusive of the manner in which the signs are supported and mounted. The fonts, color and materials have been designed to replicate that of the Historic Rialto Theater. The illumination will be neon designed to replicate the neon illumination of the Historic Rialto Theatre. The placement of the signage has been carefully designed to maintain the character of the Historic Rialto Theater and placed in a manner that reflects the design of the building. Historic signage area proposed equal to historic signage area per Sec. 38.28.170 as adopted by resolution and not included in the signage area calculation given the standards of Sec. 38.28.170. 44 Historic Signage Findings for adoption by resolution. - Narrative by Erik “Ole” Nelson /Professional Sign Fabricator In 1922 the Rialto Theater opened its doors for business in downtown Bozeman. The eye catching Art Deco style theater marquee helped make the Rialto one of Bozeman’s most popular cinemas. While researching the history of this important downtown landmark, I poured over many photographs, looked at old newspaper ads that appeared in the Bozeman Courier, and spoke with several people who used to work at the cinema and also helped keep the sign in service during the 40’s. The Rialto Theater signage can be seen in early photos of the Sweet Pea Parade as well as other photos archived at the Gallatin History Museum. These black and white photos have given me a the necessary information to re-create the marquee’s artwork and basic neon layout for the awning signage as well as the incredible vertical projecting sign. By viewing hi-res scans of these old photos, I have been able to determine that there were several colors of neon used. Once neon layout, and design details were established I began the process of discovering exactly what colors of neon were employed on the signage. While at the Gallatin History Museum I spoke with Rachel Phillips and other employees who recommended I contact Glen and Margaret Huntsman who used to sell tickets at the Rialto. Although they couldn’t remember all the colors of neon on the sign they did recall that it had red neon for sure. This was also reinforced by a hand colored black and white photo that was brought in by an employee of the Gallatin History Museum that showed a part of the awning signage which had been hand colored red. By looking closely at the photos I can tell there is a difference in the colors of neon used. Some of the glass appears to be clear, some white, and some of the neon has a very dark color when photographed in the daytime. The clear glass is most likely red, the white looking glass is rose and the darker colored glass is probably ruby red. Next I interviewed Laurence Obie who was the younger brother of Gordon Obie. Laurence used to work for Obie signs in the forties and remembers he and his brother servicing the Rialto signage. He remembered the sign had red and rose colored neon and also recalled that the sign was originally made by Epcon Signs out of Billings. I have reached out to Jim Bloom of Epcon signs to see if they can find any information of the sign’s design specs or color photographs. As far as the rest of the design qualities of the signage, the photos also point to the awning marquee as having a black sheet metal background with polished stainless steel striping riveted or screwed flush to the sign cabinet. The vertical projecting sign appears to have been painted black and white Both of these applications would have been standard sign techniques at the time. Erik “ Ole” Nelson Owner and Operator of Media Station Design Works, Inc. 45 Findings Exhibit 1.1- Sec. 38.28.170. 46 Findings Exhibit 1.2- Sec. 38.28.170. Findings Exhibit 1.3- Section 38.28.170. side elevation 48 Findings Exhibit 1.5 – existing conditions 49 Findings Exhibit 1.6 – Alley elevation image – Ghost Image Ghost signs as defined in Section 38.42.1215 do not apply toward the maximum sq. ft. sign areas of Table 38.28.060. 50 Finding Image 1.7 – Historic image of signage - Permitted temporary and special event signs. All temporary sign will comply with section 38.28.040. We anticipate construction signage typically found on job site fencing. All other signage will be included in the sign plan included in this application. - Signs permitted upon the issuance of a sign permit. 51 8. Landscape Plan - NA 9. Streets and Traffic 66. Street, traffic, and access information required in Section 38.41.060.A.12 unless previously provided through a subdivision review process or that the requirement is waived in writing by the Engineering Department prior to application submittal. Response: A waiver for the traffic impact study has been requested and the written response is attached to this application. Requested for waiver and written response attached to this application. See below: 52 53 10. Other Permits 67. Storm water management permit and fee to Engineering Department will be completed prior to building permit issuances. The SWPP will be prepared by the civil engineer in advance of the issuance of the building permit. PROJECT VICINITY MAP Page 61 of 118 11. Deviations – NA C. Comprehensive Sign Plan Required Materials – revised 5-13-15 / response 3/8/2016 Page 62 of 118 Page 63 of 118 Page 64 of 118 D. Comprehensive Sign Plan Required Materials – response revised 3-8-16 - Comprehensive sign plan. This comprehensive sign plan as submitted for this commercial uses consisting of two tenant occupant spaces on a lot. This plan is consistent with this article, the underlying zoning regulations applicable for the property. This plan includes the size and location of buildings and the size and location of the proposed signs. The purpose of the plan is to coordinate graphics and signs with building design. The coordination shall be achieved by: 1. Using the same type of cabinet supports or method of mounting for signs of the same type; using the same type of construction for components, such as sign copy, cabinet and supports; using other types of integrating techniques, such as common color elements, determined appropriate by the review authority. 2. Using the same form of illumination for all signs, or by using varied forms of illuminations determined compatible by the review authority. 3. Sec. 38.28.190. - Maintenance of permitted signs. Modified all signs shall be continuously maintained in a state of security, safety and repair. Abandoned signs and sign support structures shall be removed. If any sign is found not to be so maintained, or is in need of repair or has been abandoned, it shall be the duty of the owner and the occupant of the premises to repair or remove the sign within 14 calendar days after receiving written notice to do so from the city. If the sign is not so repaired or removed within such time, the city shall cause the sign to be removed at the expense of the owner of the premises. 4. - Application. All signage applications must have the signature from the building owner. The building owner has complete control on the allocation of signage type, and area. An application for a sign shall be made on forms provided by the planning department. The application shall contain sufficient information and plans to permit review pursuant to this article, including, but not limited to, building elevations; photographs; proposed locations of signs on building elevations; sign design layout showing number, types and dimensions of all signs; and a site plan showing proposed location of all signs. Acceptability and adequacy of application. The planning department shall review the application for acceptability within five working days to determine if the application does not omit any of the submittal elements required by this chapter. If the application does not contain all of the required elements, the application and a written explanation of what the application is missing shall be returned to the property owner or their representative. The five working day review period will be considered met if the letter is dated, signed and placed in the outgoing mail within the five-day review period. Page 65 of 118 5. After the application is deemed to contain the required elements and to be acceptable, it shall be reviewed for adequacy. A determination of adequacy means the application contains all of the required elements in sufficient detail and accuracy to enable the city to make a determination that the application either does or does not conform to the requirements of this chapter and any other applicable regulations under the jurisdiction of the city. Determination of adequacy will be made by the planning department. The adequacy review period shall begin on the next working day after the date that the planning department determines the application contains all the required elements and shall be completed within not more than 15 working days. The 15 working day review period will be considered met if the letter is dated, signed and placed in the outgoing mail within the 15 working day review period. If the application is inadequate, a written explanation of why the application is inadequate will be returned to the property owner. Upon a determination of adequacy the review of the development will be scheduled. 6. In the event the missing information is not received by the city within 15 working days of notification to the property owner of inadequacy, all application materials shall be returned to the property owner or their representative. Subsequent resubmittal shall require payment of a review fee as if it were a new application. 7. A determination that an application is adequate does not restrict the city from requesting additional information during the review process. 8. Should the property owner choose not to provide the required information after an application has been found unacceptable, nor to accept return of the application, the application may be processed by the city with the recognition by the property owner that unacceptability is an adequate basis for denial of the application regardless of other merit of the application. 9. Action. i. After an application is deemed adequate, the review authority shall act to approve or deny the application within ten working days; or ii. If the sign application is submitted in conjunction with a site plan or other similar review then the review process and final review authority shall be coordinated. 10. Sign types allowed: a. One monument sign – b. Two projecting signs – c. wall mounted signage – d. Historic or culturally significant signs. Page 66 of 118 11. Sign areas for each type allowed – Per Table 38.28.060 – total area 8 s.f. * *Historic signage area equal to historic area per 38.28.170 as adopted by resolution and not included in the signage area calculation given the standards of section 38.28.170. a. Two projecting signs – one for the bar upstairs and one for the banquet hall mounted on the underside of the marquee – These two signs will split the total allowable area of 8 s.f. total per the discretion of the architect of record. b. Wall mounted signage – Ghost sign exempt on the alley c. Wall mounted signage – Address sign exempt from area calculation d. See signage findings for the Historic and Culturally significant sign. 12. Sign location per plans attached. Any location agreed by the project Architect is considered an acceptable modification to this plan. The architect of record is Thinktank Design Group INC. - Illumination. 1. Illumination, if any, shall be provided by artificial light which is constant in intensity and color. Internally illuminated "can signs" are acceptable provided background and copy are coordinated to avoid excessive light output. Neon and other gas type transformers shall be limited to 60 milliamperes and fluorescent transformers shall be limited to 800 milliamperes to soften light output. The output of lumens from lighting provided by other types of light emitters shall not exceed that possible from gas type transformers as regulated in this subsection A. Additionally, neon and other gas type signs with exposed tubing shall be equipped with dimmers. 2. Externally illuminated wall-mounted and pole signs shall be lighted by fixtures mounted at the top of the sign and aimed downward; ground-mounted sign lighting may only be used for monument style signs. Fixtures used to illuminate signs shall be aimed so as not to project their output beyond the sign. - Required address signs. Street numbers shall be required for all residential, commercial, industrial, and civic uses in all zones. All building numbering shall conform to article 7 of chapter 10. The street address is: 10 West Main BOZEMAN, MT 59715 Page 67 of 118 Image 1.1 – Fin Sign Construction and wiring diagram Page 68 of 118 Image 2.1 – Marquee Sign - Construction and wiring diagram Image 3.1 – Side elevation drawing Page 69 of 118 Image 3.2 – North Elevation drawing Page 70 of 118 Image 4.1 – North Elevation image – existing Page 71 of 118 Image 5.1 – North Elevation image – Historic Image Page 72 of 118 E. CCOA Checklist – revised 4-27-15 Page 74 of 118 Page 75 of 118 Page 76 of 118 Page 77 of 118 F. CCOA Checklist – response revised 12-18-15 Certain information shall be provided for review prior to a decision on a certificate of appropriateness. The extent of documentation to be submitted on any project shall be dictated by the scope of the planned alteration and the information reasonably necessary for the City to make its determination on the application. 1. Commercial Certificate of Appropriateness Checklist 1. Project narrative providing a thorough description of what is being proposed including a list of all alterations/changes proposed on the property. Project Narrative The proposed Rialto Theatre project is intended to maintain a flexible event space that can support a large variety of community gatherings and entertainment events for the adult population of Bozeman. We envision two types of spaces: The Light Box, and The Black Box. Black Box – The Black Box Theater as defined by Wikipedia is as follows: History Black box theatres became popular and widespread particularly in the 1960s and 1970s, during which low-cost experimental theater was being actively practiced as never before. Since almost any warehouse or open space in a building could be transformed into a black box, including abandoned cafés, stores, etc., there is a great appeal to nonprofit and low-income artists. The black box is also considered by many to be a place where more "pure" theatre can be explored, with the most human and least technical elements being in focus. The concept of a building designed for flexible staging techniques can be attributed to the Swiss designer Adolphe Appia, circa 1921, who instigated a half century of innovations in the relationship between audience and performers. The first flexible stage in America (not a proper Black Box due to the domestic decor) was located in the home living room of actor/manager Gilmor Brown in Pasadena, CA. This venue, and two subsequent permutations, were known as the Playbox Theatre, and functioned as an experimental space for Brown's larger venue, the Pasadena Playhouse. Use Such spaces are easily built and maintained, and are usually home to plays or other performances with very basic technical arrangements, such as limited set construction. Common floor plans include thrust stage, modified thrust stage, and arena. Colleges and other theater training programs employ the black box theater because the space is versatile and easy to change. Many theater training programs will have both a large proscenium theater, as well as a black box theater. Not only does this allow two Page 78 of 118 productions to be mounted simultaneously, but they can also have a large extravagant production in the main stage while having a small experimental show in the Black Box. Black Box spaces are also popular at Fringe theater festivals; due to their simple design and equipment they can be used for many performances each day. This simplicity also means that a Black box theater can be adapted from other spaces, such as hotel conference rooms. This is prevalent at the Edinburgh Festival Fringe where the larger venues will hire entire buildings and divide each room to be rented out to several theater companies. "The Black Box Theatre in Oslo, Norway, and the Alvina Krause Studio at Northwestern University, are theaters of this type. Technical features Most older black boxes were built more like television studios, with a low pipe grid overhead. Newer black boxes typically feature catwalks or tension grids, the latter combining the flexibility of the pipe grid with the accessibility of a catwalk. The interiors of most black box theatres are, true to their name, painted black. The absence of color not only gives the audience a sense of "anyplace" (and thus allows flexibility from play to play or from scene to scene), it also allows individual lighting cues to be much stronger. Proposed for the Black Box Rialto Our adaption for the Black Box Theatre is slanted more towards the hotel conference type given the strategic relationship with the Lark Hotel. Outside of theatric performances, we see a space need for live music performances, dinner theater, conferences, weddings, lectures, casual movie showings, and fundraising events. The size of the space would not be ideal for theatric performances and set design storage. Although we are not ruling out this use, the space across the street is better suited for this activity. We are hoping The Ellen will support performers who may not fit in the space at The Black Box. Proposed modifications needed for the Black Box In order to maintain the flexibility we seek in the space for the Black Box, we are proposing façade modifications, interior demolition and renovation, exterior demolition, and new construction on the alley side. We are intending to remove the first floor framing and open the space to the basement level floor. The basement floor will become the main level of the Black Box. The current entry and concessions, projector “burn room”, painted plywood façade, recessed entries for both spaces, and ticket booth will be removed. We propose a new mezzanine or balcony to be constructed, as depicted in the attached diagrams. The façade will come to the property line, as in keeping with the surrounding properties and the original use when constructed as a post office circa 1910-1915. Page 79 of 118 The alley side brick storage / coal bin will be removed. The original elevation along the alley that has the ghost sign from the Power Implement Co. from 1916-1924 will remain. New construction proposed in the alley side for additional stage and storage space is needed to function properly. This addition is in the range of 1,200 s.f. for the Black Box and 1,200 s.f. for the Light Box. The final size will be determined after this review. Modern bathroom facilities are required throughout the building. Elevator service to all levels. Proper exiting requirements for all intended uses and occupancy loads. Based on our code research to date, we anticipate two forms of egress from each level. Entertaining those over the age of 21 will require a liquor or beer/wine license. We are proposing bar design and seating areas on each level. What issues, if any, will exist in the review for the CUP for the consumption of alcohol? Storage and utility spaces. Fire suppression for all levels. Light Box The light box is a concept we came up with as a group, to better describe the second floor and the potential types of uses. While The Black Box will not have much natural light, the second floor has access to light from the two openings on Main Street, sky lights, and the south elevation of the building towards the alley. We see the Light Box as a separate space available for lease independent from the Black Box below. When a larger event necessitates additional space, the two boxes can be used as one space for the event. Having a property on the south side of Main Street can be in shadow and cold for most of the year. The Light Box is proposing two outdoor, upper level exterior balcony overlooking the best alley in Bozeman to face the sun in a warm and welcoming way. The second outdoor space embraces main street, located on the entry awning. We are proposing a ground level patio / beer garden space in the areas not developed into new enclosed space for the Black Box. The outdoor space at Plonk’s alley is the best example of the feeling the property will have on the ground level. The focus will be on food and day-time uses that can take advantage of the views and access to light on the second floor. These uses would include a conference space, catered lunch and dinner events, corporate meetings and retreats, weddings, fundraising events, and dancing classes etc. Proposed modifications needed for the Light Box The access stairs will need to change given the landing size at the midpoint of the stairs, and there will need to be a second access stair that exits directly into the ally. We Page 80 of 118 see the stair starting in the entryway lobby (intervening space) as the first form of ingress, and a proposed stair exiting to the alley as the fire protected means of egress. The historic locations for skylights in addition to new locations for lights are proposed. We would like to propose an accessible, usable awning balcony over the Main Street entryway. The intent is to show activity and vitality on the Main Street side. This would propose removing the window-sills for both openings on the main street elevation. The best example of a window opening modifications is the Willson School remodel. Main Street façade modifications would include the modification of the window opening sills, the elevation of the proposed awning at grade with the second floor, and the historic signage proposed in item #8, above. Alley side façade modifications would include the first and second story addition for additional stage areas and storage for the Black Box and additional assembly space for the Light Box including interior and exterior spaces. The floor is in poor condition and would need to be structurally modified for support for code purposes and to provide acoustic separation between the two theatres. The Light Box will have the ability to provide meals as a catering kitchen. The kitchen will require proper ventilation and vertical support from a dumbwaiter or service elevator, in addition to ADA access via an elevator. We are proposing bar design and seating areas on each level in addition to any available alley seating area. There will be fire suppression for all levels, as well as women’s and men’s bathroom facilities per code. Black Box theatre space -The attached drawings propose an occupant load of 515 persons while standing to a low occupancy of 125 persons seated in table and chairs. This total includes the entryway, balcony and the main level of the Black Box. Light Box. The attached drawings show an occupant load of 477 standing and 202 persons tables and chairs. Although we don’t envision standing room only events in the Light Box, building code requires us to calculate assembly spaces in this manner. As an example, if we considered the Light box a Galley type space the occupant load would be 75, not 452 persons. We wanted to look at this project in a flexible way so we are basing our demand on the most intensive use possible while knowing the reality is something less than standing room only. All levels total less than 500 for purposes of existing requirements. That means we will have two forms of exiting means of egress. 500 or more require three mean of egress. Total occupant load for the entire building 992 persons standing, 274 seated at tables and chairs, 8 means of egress ( two for each level ), sprinkled ,building type IIIA drawing set included in this application. Unlike the previous approval for this site, the building height is less than allowed by zoning. Page 81 of 118 We are pleased to have the opportunity to present this project and look forward to providing any further discussion during the public hearing process. Building interface with residential zone properties. RESPONSE: NA at this location. Commercial zoning and commercial uses in all directions for 200’. C. Building Roof Form 2. If in Neighborhood Conservation Overlay, historical information, such as pictures, plans, authenticated verbal records and similar research documentation that may be relevant to the proposed changes to the property Response: NA 3. One current picture of each elevation of each structure planned to be altered that will clearly express the nature and extend of the changes planned. Except where otherwise recommended, no more than eight pictures should be submitted. All pictures shall be printed on or attached to 81/2 x 11 paper with the property address, elevation direction (N, S, E, W) and relevant information on the proposed changes Provided by a licensed Architect 4. Sketch plan or Site plan depending on project complexity with north arrow showing property dimensions, location of buildings, parking, driveways, fencing, landscaping, yard/setback locations, location of utilities, access, pedestrian facilities, and location of changes proposed. Suggested scale of 1 inch to 20 feet, but not less than 1 inch to 100 feet. Depending on complexity and extent of changes proposed changes to the site plan shall be clearly depicted on the site plan showing existing conditions or two separate site plans titled existing and proposed Provided by a licensed Architect 5. Front, rear and side elevations of all buildings, structures, fences and walls with height dimensions and roof pitches if new construction or changes to elevations are proposed. Show existing and proposed changes. Show open stairways and other projections from exterior building walls Provided by a licensed Architect 6. Building elevations shall include proposed exterior building materials, windows and doors including a color and building material palette for all proposed features keyed to the building elevations Provided by a licensed Architect Page 82 of 118 7. One exhibit or illustration shall include all the internal and external elements of a structure to be removed or altered by a project. All elements to be removed or altered, and to what extent, shall be clearly identified and shall include those elements to be removed and reinstalled. Provided by a licensed Architect 8. For any non-conforming structure, an analysis of demolition to determine whether the threshold for loss of protected non-conforming status per Section 38.32.040.B BMC has been met or surpassed. Response: NA 9. For minor fence, screen, storefront or window/door changes or replacements, and other minor changes: pictures ,specifications and other information that will clearly express the proposed changes or alterations to the property Provided by a licensed Architect 10. Cut sheets or brochure pages for proposed windows, doors, exterior lighting or other detailed alterations if building elevations are not detailed enough to depict features accurate Provided by a licensed Architect. Provided by a licensed Architect 11. Floor plans showing floor layout including square footage and proposed use for each room and area within the building clearly showing areas to be changed or added to. Suggested scale of ¼ to 1 foot. Provided by a licensed Architect 12. Parking plan and calculation for all uses, if proposed changes to the property require review of parking requirements (e.g. addition of bedrooms to a home, Accessory Dwelling Units, new infill residential construction). Response: NA 13. A schedule for the proposed changes to the property if to be phased or if applicable. Response: NA: The project will be competed in one phase. 2. Deviations - NA Page 83 of 118 3. Certificate of Adjoining Property Owners and Neighborhood Recognition Ordinance Sec. 38.40.030. – Notice requirements. PROPERTY LIST WITHIN 200’ PER NOTICING REQUIREMENTS table 38.40.030 TRACY BABCOCK CONDOMINIUM OWNERS ASSOCIATION, INC. Attn.: DANIEL HIMSWORTH 39 S TRACY AVE Bozeman, MT 59715 LONE STAR COMMERCIAL CONDOMINIUM OWNERS ASSOCIATION, INC. ATTN: FRED H. DECKER PO BOX 1514 Bozeman, MT 59715 BARNETT CONDOMINIUM HOMEOWNERS' ASSOCIATION, INC. ATTN: MARK A BRYAN PO BOX 1371 BOZEMAN, MT 59715 SUMMIT PROPERTIES LLC DAVE SCHULTZ P.O. BOX 8600 KALISPELL, MT 59904-0000 HATHHORN CONDO MASTER 35 East Main BOZEMAN, MT 59715 SMITH MARY ELLEN /O NEIL & COMPANY PC BOZEMAN, MT 59715-3266 1184 N 15th Ave FIRST PRESBYTERIAN CHURCH OF BOZEMAN C/O CATALYST REAL ESTATE SOLUTIONS PO BOX 11490 BOZEMAN, MT 59719-0250 FIVES THE MOST LLC PO BOX 6429 BOZEMAN, MT 59771-6429 MONTANA THEATREWORKS INC PO BOX 28 BOZEMAN, MT 59771-0028 ONE WEST MAIN LLC 1 W MAIN ST BOZEMAN, MT 59715-4642 TULLER BRIGITTE MARIA PO BOX 1336 THREE FORKS, MT 59752-1336 GSC FAMILY LLC 709 S WILLSON AVE BOZEMAN, MT 59715-5240 MDB JCB LLC 130 N VERMONT AVE APT A GLENDORA, CA 91741-5314 MONTANA MOTOR SUPPLY INC 321 GARNET MOUNTAIN WAY BOZEMAN, MT 59718-9166 HAMILTON PROPERTY MANAGEMENT LLC 7540 MYSTIC HEIGHTS DR BOZEMAN, MT 59715-9550 42 W MAIN LLC 41 HITCHING POST RD UNIT C BOZEMAN, MT 59715-9400 PHEASANT FARMS LLC 15 S TRACY AVE STE 8 BOZEMAN, MT 59715-4682 VINCENT VIEW LLC 111 SOURDOUGH RIDGE RD BOZEMAN, MT 59715-9264 MMSB LLC 193 CANDLE LN BOZEMAN, MT 59715-7182 HUMAN RESOURCE DEVELOPMENT COUNCIL 32 S TRACY AVE BOZEMAN, MT 59715-4659 MASONIC TEMPLE INC OF BOZEMAN 14 S TRACY AVE BOZEMAN, MT 59715-4659 POWER BUILDING LLC PO BOX 206 BOZEMAN, MT 59771-0206 FLETCHER ROBERT C & KATHY A 43 W MAIN ST BOZEMAN, MT 59715-4642 Page 84 of 118 Page 85 of 118 4. Civil Site Plan Drawing Exhibits Page 91 of 118 5. Building Architecture EEFF1144AADDCC2233BB STAGE8 1/2" BRICK WALL2 X CRIPPLE WALL TYP.2 X CRIPPLE WALL TYP6"X6" & 8"X8" POSTS2"X11" RS JOISTS 2 16" O.C.TIMBER BEAMS TYP.CONCRETE ARCH2 X JO ISTS 30' - 4"RUBBLE TO RUBBLE 30'4"DEMO ARCH TO MAKE ROOM FOR EGRESS12' - 9 3/4"101' - 4"SUBM TTAL DATEPROJECT NUMBERR VIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME:FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: F MARKS DO N T M ASUR 6" FROM END TO END AND 1" IN B TWEEN, THEN D AW NG S N T TO SCALE. DO N T SCALE D AWINGS. USE ON Y PR VIDED D MENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM3/8/2016 10:43:02 AM\\Oh10\Architecture\Rialto\RIALTO REVIT\RIALTO 02.29.16 co windormire. vtA1.6RIALTO THEATRE10 WEST MAIN STREET BOZEMAN, MTBANGTAIL PARTNERS LLC.LOWER LEVELPLAN DEMOChecker2015-056Author03.01.16CUP -COB 3/16" = 1'-0"1LOWER LEVEL DEMO PLANREVISION SCHEDULENO. R V. DATE EEFF1144AADDCC2233BBELEVATED PAD2"X11" RS JOISTS @ 16" O.C.5' - 0"2' - 6"31' - 5 3/4"12' - 9 3/4"8' - 1 1/2"93' - 4"114' - 3 1/4"SUBM TTAL DATEPROJECT NUMBERR VIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME:FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: F MARKS DO N T M ASUR 6" FROM END TO END AND 1" IN B TWEEN, THEN D AW NG S N T TO SCALE. DO N T SCALE D AWINGS. USE ON Y PR VIDED D MENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM3/8/2016 10:43:07 AM\\Oh10\Architecture\Rialto\RIALTO REVIT\RIALTO 02.29.16 co windormire. vtA1.7RIALTO THEATRE10 WEST MAIN STREET BOZEMAN, MTBANGTAIL PARTNERS LLC.GROUND LEVELPLAN DEMOChecker2015-056Author03.01.16CUP -COB 3/16" = 1'-0"1GROUND LEVEL DEMO PLANREVISION SCHEDULENO. R V. DATE EEFF1144AADDCC2233BBCUT EXISTING SILLS[No Slope][No Slope][No Slope]5' - 11 1/2"11' - 1"14' - 2"9' - 3"11' - 5 3/4"11' - 8"6' - 9 1/4"10' - 10"4' - 5"14' - 0"7' - 6"9' - 6"17' - 0" - 6"3' - 4"9' - 2"12' - 9 1/4"13' - 4"HVACRAISEDFLOORPLUMBING4' - 6"12' - 6"2' - 6 1/4"2' - 7"REMOVE FLOOR BOARDS / EXPOSE EXISTING FLOOR JOISTSOVERHEADOVERHEAD30' - 9 3/4"20' - 10 1/2"9' - 11 1/2"39' - 8 1/2"39' - 8 1/2"21' - 3"2' - 7"114' - 3 1/4"SUBM TTAL DATEPROJECT NUMBERR VIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME:FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: F MARKS DO N T M ASUR 6" FROM END TO END AND 1" IN B TWEEN, THEN D AW NG S N T TO SCALE. DO N T SCALE D AWINGS. USE ON Y PR VIDED D MENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM3/8/2016 10:43:12 AM\\Oh10\Architecture\Rialto\RIALTO REVIT\RIALTO 02.29.16 co windormire. vtA1.8RIALTO THEATRE10 WEST MAIN STREET BOZEMAN, MTBANGTAIL PARTNERS LLC.LEVEL_02 PLANDEMOChecker2015-056Author03.01.16CUP -COB 3/16" = 1'-0"1LEVEL 02 DEMO PLANREVISION SCHEDULENO. R V. DATE EEFF1144AADDCC2233BBCUT EXISTING SILLS[No Slope][No Slope][No Slope]5' - 11 1/2"11' - 1"14' - 2"9' - 3"11' - 5 3/4"11' - 8"6' - 9 1/4"10' - 10"4' - 5"14' - 0"7' - 6"9' - 6"17' - 0" - 6"3' - 4"9' - 2"12' - 9 1/4"13' - 4"HVACRAISEDFLOORPLUMBING4' - 6"12' - 6"2' - 6 1/4"2' - 7"REMOVE FLOOR BOARDS / EXPOSE EXISTING FLOOR JOISTSOVERHEADOVERHEAD30' - 9 3/4"20' - 10 1/2"9' - 11 1/2"39' - 8 1/2"39' - 8 1/2"21' - 3"2' - 7"114' - 3 1/4"SUBM TTAL DATEPROJECT NUMBERR VIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME:FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: F MARKS DO N T M ASUR 6" FROM END TO END AND 1" IN B TWEEN, THEN D AW NG S N T TO SCALE. DO N T SCALE D AWINGS. USE ON Y PR VIDED D MENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM3/8/2016 10:43:12 AM\\Oh10\Architecture\Rialto\RIALTO REVIT\RIALTO 02.29.16 co windormire. vtA1.8RIALTO THEATRE10 WEST MAIN STREET BOZEMAN, MTBANGTAIL PARTNERS LLC.LEVEL_02 PLANDEMOChecker2015-056Author03.01.16CUP -COB 3/16" = 1'-0"1LEVEL 02 DEMO PLANREVISION SCHEDULENO. R V. DATE GROUND LEVEL4793' - 8 1/2"EELOWER LEVEL4784' - 11 3/4"LEVEL 024809' - 2 1/4"LANDING4802' - 8 1/2"T.O.R.4824' - 6 1/2"DDCCBBALLEY GRADE4795' - 3 1/4"T.O.F.4782' - 11 3/4"PARAPET4827' - 3"DEMO INTERIOR WALLSDEMO SLOPED FLOORRELOCATE JOISTS TO STAGING AREADEMO MECH ROOM ADDITIONDEMO STAGEDEMO ARCHDEMO FLOOR SYSTEMA"GHOST WALL" REMAINSDEMO EXISTING STAIRSDEMO EXISTING STAIRSDEMO EXISTING BATHROOMSSUBM TTAL DATEPROJECT NUMBERR VIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME:FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: F MARKS DO N T M ASUR 6" FROM END TO END AND 1" IN B TWEEN, THEN D AW NG S N T TO SCALE. DO N T SCALE D AWINGS. USE ON Y PR VIDED D MENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM3/8/2016 10:45:06 AM\\Oh10\Architecture\Rialto\RIALTO REVIT\RIALTO 02.29.16 co windormire. vtA4.6RIALTO THEATRE10 WEST MAIN STREET BOZEMAN, MTBANGTAIL PARTNERS LLC.SECTION DEMOChecker2015-056Author03.01.16CUP -COBREVISION SCHEDULENO. R V. DATE 1/8" = 1'-0"1Section 02 DEMO Page 116 of 118 6. Lighting plan E2E3EE2E2E2E2E2E2E2E2E2E2E2D1DE3EE3EE3EE3EE3EE3EE3EE3EE3EE3EE3EE2E3ED1DD1DD1DD1DD1DLEGEND6 DOWN LIGHT RECESSED LED CAN L GHTSURFACE MOUNTED DOWN LIGHT CFLWALL MOUNTERDF LED FIXTURESUBM TTAL DATEPROJECT NUMBERR VIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME:FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: F MARKS DO N T M ASUR 6" FROM END TO END AND 1" IN B TWEEN, THEN D AW NG S N T TO SCALE. DO N T SCALE D AWINGS. USE ON Y PR VIDED D MENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM3/8/2016 10:45:19 AM\\Oh10\Architecture\Rialto\RIALTO REVIT\RIALTO 02.29.16 co windormire. vtE1.1RIALTO THEATRE10 WEST MAIN STREET BOZEMAN, MTBANGTAIL PARTNERS LLC.RCP GROUNDLEVELChecker2015-056Author03.01.16CUP -COB 3/16" = 1'-0"1GROUND LEVEL ELECTRICALREVISION SCHEDULENO. R V. DATE Page 117 of 118 7. Construction schedule Page 63 of 124 11. Deviations – There are two deviations proposed with this site plan, both of them relate to the signage. These are briefly covered below along with direct responses. Additionally as these relate to the comprehensive sign plan information is covered in those sections with diagrams and plans clearly depicting the intent. The first deviation request is for an increase in the allowable area of a projecting sign. The design team has found inspiration from historic images of the original Rialto Theater. It is our intent to build on this inspiration by emulating the original signage for the theater. The proposed projecting “Rialto” sign is 45.5 SQ/FT this is greater than the allowable 12 SQ/FT. The second deviation request relates to the first in the sense that we are requesting an overall increase in allowable signage to accommodate the design objectives of the projecting sign. The allowable area for signage per the sign code is 60.5 SQ/FT the total proposed signage is 101.6 SQ/FT. While this is greater than code provides for both of these deviations weigh heavily on note 70 below, wherein the proposed signage will be more historically appropriate than code would otherwise allow. If the proposal includes a request for a deviation as outlined in Section 38.35.050 BMC the application shall be accompanied by written and graphic material sufficient to illustrate the conditions that the modified standards will produce. 68. Either through the site plan requirement above or separate exhibit clearly show any proposed deviations related to site requirements such as yards/setbacks, lot coverage, parking or other applicable standards. Response: NA 69. Either through the building elevation requirement above or separate exhibit clearly show any proposed deviations related to building construction such as height, second story additions, or other applicable standards. Response: NA 70. For deviations in the Neighborhood Conservation Overlay a deviation narrative shall be provided stating which Section (s) of the Bozeman Municipal Code are proposed for deviation, to what extent and include a response to the following: a. How the modification is more historically appropriate for the building and site in question and the adjacent properties, as determined in Section 38.16.050 BMC than would be achieved under a literal enforcement of this chapter (Chapter 38, BMC); Response: The proposed modification will most certainly be more historically appropriate base upon our research and reference to original photos of the Rialto Theater. 532 Page 64 of 124 b. How the modifications will have minimal adverse effect on abutting properties or the permitted uses thereof; and Response: The proposed projecting sign which is driving the need for the deviation will not have any adverse impact on the abutting properties given that it is situated in the middle of the building and will not obstruct views of the adjacent buildings. c. How the modifications will assure the protection of the public health, Response: The proposed signs will be constructed of the highest level of materials and methods to ensure stability and safety for the public d. How the requested deviation will encourage restoration and rehabilitation activity that will contribute to the overall historic character of the community. Response: It is our belief that the deviation process was created for instances just like this. By providing opportunities within the design to significantly contribute to the historic character. Through the thoughtful research and design we are able to adaptively reuse the building that once was the Rialto Theater If more than one deviation a response to the criteria shall be provided for each deviation. Response: See prior notes 71. For deviations in the Entryway Corridor Overlay a deviation narrative shall be provided stating which Section (s) of the Bozeman Municipal Code are proposed for deviation, to what extent and include a response to the following: Response: NA a. How the deviation will produce an environment, landscape quality and character superior to that produced by the existing standards; Response: NA b. How the deviation will be consistent with the intent and purpose of the article (Article 17, Chapter 38 BMC);and Response: NA c. How the deviation will be consistent with the adopted design objectives (City of Bozeman Design Objectives Plan, 2005) for the particular entryway corridor Response: NA d. If more than one deviation, a response to the criteria shall be provided for each deviation. 533 Page 65 of 124 C. Comprehensive Sign Plan Required Materials – revised 4-18-16 534 Page 66 of 124 535 Page 67 of 124 536 Page 68 of 124 D. Comprehensive Sign Plan Required Materials – response revised 4-18-16 - Comprehensive sign plan. This comprehensive sign plan as submitted for this commercial uses consisting of two tenant occupant spaces on a lot. This plan is consistent with this article, the underlying zoning regulations applicable for the property. This plan includes the size and location of buildings and the size and location of the proposed signs. The purpose of the plan is to coordinate graphics and signs with building design. The coordination shall be achieved by: 1. Using the same type of cabinet supports or method of mounting for signs of the same type; using the same type of construction for components, such as sign copy, cabinet and supports; using other types of integrating techniques, such as common color elements, determined appropriate by the review authority. 2. Using the same form of illumination for all signs, or by using varied forms of illuminations determined compatible by the review authority. 3. Sec. 38.28.190. - Maintenance of permitted signs. Modified all signs shall be continuously maintained in a state of security, safety and repair. Abandoned signs and sign support structures shall be removed. If any sign is found not to be so maintained, or is in need of repair or has been abandoned, it shall be the duty of the owner and the occupant of the premises to repair or remove the sign within 14 calendar days after receiving written notice to do so from the city. If the sign is not so repaired or removed within such time, the city shall cause the sign to be removed at the expense of the owner of the premises. 4. - Application. All signage applications must have the signature from the building owner. The building owner has complete control on the allocation of signage type, and area. An application for a sign shall be made on forms provided by the planning department. The application shall contain sufficient information and plans to permit review pursuant to this article, including, but not limited to, building elevations; photographs; proposed locations of signs on building elevations; sign design layout showing number, types and dimensions of all signs; and a site plan showing proposed location of all signs. Acceptability and adequacy of application. The planning department shall review the application for acceptability within five working days to determine if the application does not omit any of the submittal elements required by this chapter. If the application does not contain all of the required elements, the application and a written explanation of what the application is missing shall be returned to the property owner or their representative. The five working day review period will be considered met if the letter is dated, signed and placed in the outgoing mail within the five-day review period. 537 Page 69 of 124 5. After the application is deemed to contain the required elements and to be acceptable, it shall be reviewed for adequacy. A determination of adequacy means the application contains all of the required elements in sufficient detail and accuracy to enable the city to make a determination that the application either does or does not conform to the requirements of this chapter and any other applicable regulations under the jurisdiction of the city. Determination of adequacy will be made by the planning department. The adequacy review period shall begin on the next working day after the date that the planning department determines the application contains all the required elements and shall be completed within not more than 15 working days. The 15 working day review period will be considered met if the letter is dated, signed and placed in the outgoing mail within the 15 working day review period. If the application is inadequate, a written explanation of why the application is inadequate will be returned to the property owner. Upon a determination of adequacy the review of the development will be scheduled. 6. In the event the missing information is not received by the city within 15 working days of notification to the property owner of inadequacy, all application materials shall be returned to the property owner or their representative. Subsequent resubmittal shall require payment of a review fee as if it were a new application. 7. A determination that an application is adequate does not restrict the city from requesting additional information during the review process. 8. Should the property owner choose not to provide the required information after an application has been found unacceptable, nor to accept return of the application, the application may be processed by the city with the recognition by the property owner that unacceptability is an adequate basis for denial of the application regardless of other merit of the application. 9. Action. i. After an application is deemed adequate, the review authority shall act to approve or deny the application within ten working days; or ii. If the sign application is submitted in conjunction with a site plan or other similar review then the review process and final review authority shall be coordinated. 10. Sign types allowed: a. One monument sign – b. Two projecting signs – c. wall mounted signage – d. Historic or culturally significant signs. 538 Page 70 of 124 11. Sign areas for each type allowed – Per Table 38.28.060 – total area 60.5 s.f. Total proposed signage for building 113.6 s.f. – see deviations requested. a. Three projecting signs – (P-1)The primary building sign for the ground floor tenant “Rialto” is 45.5 s.f. (See deviation requested) two additional projecting signs (P-2), one for the bar upstairs and one for the banquet hall mounted on the underside of the marquee – These two signs will split the total allowable area of 12 s.f. total per the discretion of the architect of record / building owner. b. Wall mounted signage – Ghost sign exempt on the alley c. Wall mounted signage – (W-1)Rialto Marquee 12.9 s.f., d. Wall mounted signage- (W-2&3) located in clerestory 2 @ 12.8 s.f. each – providing signage for “now playing events” e. Wall mounted signage –(W-4&5) located in alcoves at entry level 2 @ 8.8 s.f. each- providing signage for “upcoming events”. f. Wall mounted signage - Address sign exempt from area calculation 12. Sign location per plans attached. Any location agreed by the project Architect is considered an acceptable modification to this plan. The architect of record is Thinktank Design Group INC. - Illumination. 1. Illumination, if any, shall be provided by artificial light which is constant in intensity and color. Internally illuminated "can signs" are acceptable provided background and copy are coordinated to avoid excessive light output. Neon and other gas type transformers shall be limited to 60 milliamperes and fluorescent transformers shall be limited to 800 milliamperes to soften light output. The output of lumens from lighting provided by other types of light emitters shall not exceed that possible from gas type transformers as regulated in this subsection A. Additionally, neon and other gas type signs with exposed tubing shall be equipped with dimmers. 2. Externally illuminated wall-mounted and pole signs shall be lighted by fixtures mounted at the top of the sign and aimed downward; ground-mounted sign lighting may only be used for monument style signs. Fixtures used to illuminate signs shall be aimed so as not to project their output beyond the sign. - Required address signs. Street numbers shall be required for all residential, commercial, industrial, and civic uses in all zones. All building numbering shall conform to article 7 of chapter 10. The street address is: 10 West Main BOZEMAN, MT 59715 539 Page 71 of 124 540 Page 72 of 124 Image 1.1 – Fin Sign Construction and wiring diagram 541 Page 73 of 124 Image 2.1 – Marquee Sign - Construction and wiring diagram Image 3.1 – Side elevation drawing 542 Page 74 of 124 Image 3.2 – North Elevation drawing 543 Page 75 of 124 Image 4.1 – North Elevation image – existing 544 Page 76 of 124 Image 5.1 – North Elevation image – Historic Image 545 Rialto Theater Demolition Checklist The proposed Rialto Theatre project is intended to maintain a flexible event space that can support a large variety of community gatherings and entertainment events for of Bozeman. We envision two types of spaces: The Light Box, and The Black Box. History Black box theatres became popular and widespread particularly in the 1960s and 1970s, during which low‐cost experimental theater was being actively practiced as never before. Since almost any warehouse or open space in a building could be transformed into a black box, including abandoned cafés, stores, etc., there is a great appeal to nonprofit and low‐income artists. The black box is also considered by many to be a place where more "pure" theatre can be explored, with the most human and least technical elements being in focus. The concept of a building designed for flexible staging techniques can be attributed to the Swiss designer Adolphe Appia, circa 1921, who instigated a half century of innovations in the relationship between audience and performers. The first flexible stage in America (not a proper Black Box due to the domestic decor) was located in the home living room of actor/manager Gilmor Brown in Pasadena, CA. This venue, and two subsequent permutations, were known as the Playbox Theatre, and functioned as an experimental space for Brown's larger venue, the Pasadena Playhouse. Use Such spaces are easily built and maintained, and are usually home to plays or other performances with very basic technical arrangements, such as limited set construction. Common floor plans include thrust stage, modified thrust stage, and arena. Colleges and other theater training programs employ the Black Box theater because the space is versatile and easy to change. Many theater training programs will have both a large proscenium theater, as well as a Black Box theater. Not only does this allow two productions to be mounted simultaneously, but they can also have a large extravagant production in the main stage while having a small experimental show in the Black Box. Black Box spaces are also popular at Fringe theater festivals; due to their simple design and equipment they can be used for many performances each day. This simplicity also means that a Black box theater can be adapted from other spaces, such as hotel conference rooms. This is prevalent at the Edinburgh Festival Fringe where the larger venues will hire entire buildings and divide each room to be rented out to several theater companies. "The Black Box Theatre in Oslo, Norway, and the Alvina Krause Studio at Northwestern University, are theaters of this type. Technical features Most older Black Boxes were built more like television studios, with a low pipe grid overhead. Newer black boxes typically feature catwalks or tension grids, the latter combining the flexibility of the pipe grid with the accessibility of a catwalk. The interiors of most Black Box theatres are, true to their name, painted black. The absence of color not only gives the audience a sense of "anyplace" (and thus allows flexibility from play to play or from scene to scene), it also allows individual lighting cues to be much stronger. Proposed changes for the Rialto Theatre; The proposed partial demolition (43% demolition) of the existing Rialto Theatre is necessary to remove the present threat to public health and safety posed by the present structure and construct a code compliant, functional, economically viable building to serve the community of Bozeman. Our adaption for the Black Box Theatre is slanted more towards the hotel conference type given the strategic relationship with the Lark Hotel. Outside of theatric performances, we see a space need for live music performances, dinner theater, conferences, weddings, lectures, casual movie showings, and fundraising events. The size of the space would not be ideal for theatric performances and set design storage. Although we are not ruling out this use, the space across the street is better suited for this activity. We are hoping The Ellen will support performers who may not fit in the space at The Black Box. Proposed modifications needed for the Black Box In order to maintain the flexibility we seek in the space for the Black Box, we are proposing façade modifications, interior demolition and renovation, exterior demolition, and new construction on the alley side. We are intending to remove the first floor framing and open the space to the basement level floor. The basement floor will become the main level of the Black Box. (SEE ATTACHED: AD.2) The slope of the current theater floor is not ADA compliant. The current entry and concessions, projector “burn room”, painted plywood façade, recessed entries for both spaces, and ticket booth will be removed. The access to the “burn room” and head height of the “burn room” is not code compliant. We propose a new mezzanine or balcony to be constructed, as depicted in the attached diagrams. (SEE ATTACHED A11.2) The theater ceiling will be removed to allow access to the Level_02 floor system. The present Level_02 floor system is structurally inadequate and will be reinforced with a steel frame. (SEE ATTACHED S2.2) The façade will come to the property line, as in keeping with the surrounding properties and the original use when constructed as a post office circa 1910‐1915. (SEE ATTACHED A11.2) The alley side brick storage / coal bin will be removed. The original elevation along the alley that has the ghost sign from the Power Implement Co. from 1916‐1924 will remain. (SEE ATTACHED AD.2 / AD.3) The “prosimian arch” is constructed of unreinforced concrete, is structurally inadequate and its location impedes the introduction of code compliant egress width. The arch will be removed and replaced with a moment frame that ties into the structural system that supports the second floor framing. (SEE ATTACHED S2.2 / S3.01 / A11.2) New construction proposed in the alley side for additional stage and storage space is needed to function properly. The current theater is devoid of adequate stage size, stage storage, a “green room” performer bathroom, and ADA access. (SEE ATTACHED A11.2 / A11.4 / A20.2) Modern bathroom facilities are required throughout the building. (SEE ATACHED A11.1 /A11.2 / A11.4) The current bathrooms are not code compliant / ADA compliant. Elevator service to all levels. (SEE ATACHED A11.1 /A11.2 / A11.4) The current theater and second level are not ADA Accessible, and do not meet code egress requirements. Proper exiting requirements for all intended uses and occupancy loads. Based on our code research to date, we anticipate two forms of egress from each level. (SEE ATACHED A11.1 /A11.2 / A11.4) Entertaining those over the age of 21 will require a liquor or beer/wine license. We are proposing bar design and seating areas on each level. (SEE ATACHED A11.1 /A11.2 / A11.4) Storage and utility spaces. Fire suppression for all levels. Light Box The light box is a concept we came up with as a group, to better describe the second floor and the potential types of uses. While The Black Box will not have much natural light, the second floor has access to light from the two openings on Main Street, sky lights, and the South Elevation of the building towards the alley. We see the Light Box as a separate space available for lease independent from the Black Box below. When a larger event necessitates additional space, the two boxes can be used as one space for the event. The focus will be on food and day‐time uses that can take advantage of the views and access to light on the second floor. These uses would include a conference space, catered lunch and dinner events, corporate meetings and retreats, weddings, fundraising events, and dancing classes etc. Proposed modifications needed for the Light Box The access stairs will need to change given the landing size at the midpoint of the stairs, and there will need to be a second access stair that exits directly into the ally. We see the stair starting in the entryway lobby (intervening space) as the first form of ingress, and a proposed stair exiting to the alley as the fire protected means of egress. (SEE EXPOSED A11.2) The historic locations for skylights in addition to new locations for lights are proposed. (SEE ATTACHED 11.5) The current roof system is structurally inadequate. The existing roof system will be reinforced to support existing loads and laterally braced. (SEE ATTACHED S2.3) The current Level_02 floor system is structurally inadequate. The floor system will remain intact and strengthen with a steel frame. (SEE ATTACHED S2.2) We would like to open the Upper Bar to the activity and vitality on the Main Street side. This would propose removing the window‐sills for both openings on the main street elevation. The best example of a window opening modifications is the Willson School remodel. (SEE ATTACHED AD.3 / AD.5 / A20.2) Main Street façade modifications would include the modification of the window opening sills, the elevation of the proposed awning at grade with the second floor, and the signage proposed. (SEE ATTACHED AD.5) Alley side façade modifications would include the first and second story addition for additional stage areas and storage for the Black Box and additional assembly space for the Light Box including interior and exterior spaces. (SEE ATTACHED AD.2 / AD.3 / AD.5) The floor is in poor condition and would need to be structurally modified for support for code purposes and to provide acoustic separation between the two theatres. (SEE ATTACHED S2.2) The Light Box will have the ability to provide meals as a catering kitchen. The kitchen will require proper ventilation and vertical support, in addition to ADA access via an elevator. We are proposing bar design and seating areas on each level. There will be fire suppression for all levels, as well as women’s and men’s bathroom facilities per code. (SEE ATTACHED A11.1 / A11.2 / A11.4) (1) The structure or site is a threat to public health or safety, and that no reasonable repairs or alterations will remove such threat; any cost associated with the removal of health or safety threats must exceed the value of the structure. The current structure proposes a direct risk to both life and safety. The roof system is structurally inadequate and will require considerable reinforcing. The Second Floor floor system is structurally inadequate and will require considerable reinforcing. The concrete arch at the front of the stage is constructed on unreinforced concrete and is inadequate to support the existing loads. The location of the concrete arch impedes the ability to provide code compliant egress for the theater. The current structure is seismically inadequate and will require significant structural introductions. The existing electrical system is unsafe and requires a new code compliant electrical system throughout. The existing plumbing system is not code compliant and requires and new code compliant plumbing system throughout the entire building. The existing theater does not meet egress requirements / ADA requirements and requires substantial reconfiguring to meet code / egress requirements throughout the entire building. The existing theater is an unprotected structure and requires the introduction of a fire suppression system throughout the entire building. (2) The structure or site has no viable economic or useful life remaining (Use Perspective) The existing structure contains fire damage, water damage, is unsafe for occupation. The existing theater lacks the necessary aspects to be a functional theater. The current stage size is inadequate for current production needs. The current theater provides inadequate seating for current theater management. The current theater lacks the necessary supportive spaces for current back of theater productions such as stage entry for props and equipment, a green room for performers, a bathroom / changing room for performers, projection spaces and capabilities for current performances and screenings. The current theater is inadequately comprised to achieve acceptable acoustic for current performances and screenings. The current theater is not code compliant for life safety and devoid of ADA code considerations. The Plumbing, Electrical and Mechanical Systems of the current theater are inadequate for a functioning theater. EEFF1144DD2233 STAGE8 1/2" BRICK WALL2 X CRIPPLE WALL TYP.2 X CRIPPLE WALL TYP6"X6" & 8"X8" POSTS2"X11" RS JOISTS 2 16" O.C.TIMBER BEAMS TYP.CONCRETE ARCH2X JOI STS 30' - 4"RUBBLE TO RUBBLE 30'4"DEMO ARCH TO MAKE ROOM FOR EGRESS12' - 9 3/4"101' - 4 1/4"SUBM TTAL DATEPROJECT NUMBERR VIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME:FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: F MARKS DO N T M ASUR 6" FROM END TO END AND 1" IN B TWEEN, THEN D AW NG S N T TO SCALE. DO N T SCALE D AWINGS. USE ON Y PR VIDED D MENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM10 WEST MAIN STREETBOZEMAN, MT 597154/19/2016 12:07:19 PM\\OH10\Architecture\Rialto\RIALTO REVIT\RIALTO 04.18.16corwindormire. vtAD.1RIALTO THEATREBANGTAIL PARTNERS LLCLOWER LEVELDEMOLITION PLANChecker0000AuthorMarch 1, 2016Project StatusREVISION SCHEDULENO. R V. DATE 3/16" = 1'-0"1LOWER LEVEL DEMO PLAN GROUND LEVEL100' - 0"1144LEVEL 02115' - 5 3/4"LANDING109' - 0"2233REMOVE COLUMN SHEATHING(3)5 1/2" PIPE COLUMNS REMAIN8' - 1 1/4"6' - 0"8' - 4 1/2"29' - 6"6' - 0"REMOVE EXISTING OSBREMOVE EXISTING PAINTFROM BRICKT.O.R. SOUTH126' - 5 3/4"PARAPET133' - 6 1/4"1144LEVEL 02115' - 5 3/4"2233ALLEY GRADE101' - 6 3/4"T.O.R. SOUTH126' - 5 3/4"PARAPET133' - 6 1/4"DEMO EXISTING FLAT ROOFSDEMO EXISTING STAIRSGHOST WALL REMAINSDEOM EXISTING MECH ROOMSUBM TTAL DATEPROJECT NUMBERR VIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME:FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: F MARKS DO N T M ASUR 6" FROM END TO END AND 1" IN B TWEEN, THEN D AW NG S N T TO SCALE. DO N T SCALE D AWINGS. USE ON Y PR VIDED D MENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406.587.3628 / F. 406.587.4659WWW.THINKTANKAIA.COM10 WEST MAIN STREETBOZEMAN, MT 597154/19/2016 12:07:22 PM\\OH10\Architecture\Rialto\RIALTO REVIT\RIALTO 04.18.16corwindormire. vtAD.5RIALTO THEATREBANGTAIL PARTNERS LLCEXTERIORELEVATION DEMOChecker0000AuthorMarch 1, 2016Project StatusREVISION SCHEDULENO. R V. DATE 1/8" = 1'-0"1NORTH ELEVATION DEMO 1/8" = 1'-0"2SOUTH ELEVATION DEMO W. bc cSUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME:FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406 587.3628 / F. 406 587.4659WWW.THINKTANKAIA.COMEFP OR ISSONGILANENREETMONANAMILLERMATTHEW T14844No. PELICENSED10 WEST MAIN STREET4/13/2016 3:30:53 PM\\OH10\Architecture\Rialto\RIALTO THEATRE NISHKIAN MONKS\RIALTO THEATER -R2016_Struct 04.05.16 - Copy.rvtS1.0RIALTO THEATERBOZEMAN, MTGENERAL NOTESMTMProject NumberBY3/1/2016PERMITREVISION SCHEDULENO. REV. DATE W. bc cSUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME:FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406 587.3628 / F. 406 587.4659WWW.THINKTANKAIA.COMEFP OR ISSONGILANENREETMONANAMILLERMATTHEW T14844No. PELICENSED10 WEST MAIN STREET4/13/2016 3:30:53 PM\\OH10\Architecture\Rialto\RIALTO THEATRE NISHKIAN MONKS\RIALTO THEATER -R2016_Struct 04.05.16 - Copy.rvtS1.1RIALTO THEATERBOZEMAN, MTGENERAL NOTESMTMProject NumberBY3/1/2016PERMITREVISION SCHEDULENO. REV. DATE NOTES:1. SEE FRAMING PLAN FOR TYPICAL REINFORCING2. SEE "CONCRETE SLAB REINFORCING DIAGRAM" DETAIL FORPLACEMENT OF SLAB REINFORCING3. CAMBER REQUIRED, SEE SCHEDULE4. SEE ARCHITECTURAL DRAWINGS FOR SLOPES, DEPRESSIONS,CURBS AND TRENCH DRAINS.REINFORCING LAYERINGPLANSEEUNO3/4" CLRUNO3/4" CLRNORTH-SOUTH T&BREINFEAST-WEST T&BREINFCASE 1152"122"94" 108" 137"65"54"33" 43"500091" 101"81"72"63"43"36"29"22"63"17" 22" 28" 33"55"49"78"70"117"33"25"42" 50"94"73" 83"105"(SEE NOTES BELOW) (NORMAL WEIGHT CONCRETE)CLASS A & STRAIGHTDEVELOPMENTLENGTHS, Ld (IN)30004000CLASS B30004000TENSIONSPLICEf'c PSI#962"81"70"63"54"48"81"105"91"70"19" 25"22"24"29"32"17"13"28" 37"17" 22"31" 37"36"40"43"48"62"54"72"80"63"70"26"22"47" 56"28" 33"43"37"93"81"55"49"29"22"TOP19"15"25"19"17" 22"BAR SIZEGRADE 60#4#372"63"43"36"31"24"37"29"28" 33"62"48"54"42"55"48"#6#5#8#7101"113"87"79"91"102"78"60"131"54"118"70"30004000500091" 101"78"87"67"79"61"70"#11#1030004000151"116"131"117"101"90"151"195"170"131"43"37"48"28"32"36"47" 56"54"60"64"72"33"56"26"19"42"25"38"32"70" 84"42" 50"121"136"105"81" 93"94"106"107"121"118"153"136"72"157"64"56"122" 139"73" 83"81"177"105"94"64"54"32" 43"33"37"29"28"22"25"47"36"56"43"41" 50"121"94" 107"136"93"105"81"81"63"93"71"72" 82"91"118"105"BOUNDARY, COLUMN AND BEAMREINFORCING SPLICE DETAILSPLICE DETAILWALL OR SLAB REINFORCINGBACOLUMNREINFORCING BAR SPLICE AND STRAIGHTDEVELOPMENT LENGTHS SCHEDULE*1 1/2" OR WIRED IN CONTACTNOTES:1. TABULATED VALUES ARE BASED ON ACI 318-05 CHAPTER 12, GRADE 60REINFORCING BARS AND NORMAL WEIGHT CONCRETE.2. CASES 1 AND 2, WHICH DEPEND ON THE TYPE OF STRUCTURAL ELEMENT, CONCRETE COVER, AND THE CENTER-TO-CENTER SPACING OF THE BARS, ARE DEFINED AS:BEAMS AND CASE 1: CONCRETE COVER > 1.0 db AND CTR-CTR SPACINGCOLUMNS: > 2.0 db AND WITH STIRRUPS OR TIES THROUGHOUT Ld NOT LESS THAN THE CODE MINIMUM. CASE 2: CONCRETE COVER < 1.0 db AND CTR-CTR SPACING < 2.0 db.ALL OTHER CASE 1: CONCRETE COVER > 1.0 db AND CTR-CTR SPACINGELEMENTS: > 3.0 db. CASE 2: CONCRETE COVER < 1.0 db AND CTR-CTR SPACING < 3.0 db.3. LAP SPLICES OF DEFORMED BARS AND DEFORMED WIRE IN TENSION SHALL BE CLASS B SPLICES EXCEPT THAT CLASS A SPLICES ARE ALLOWED WHEN ONE-HALF OR LESS OF THE TOTAL REINFORCEMENT IS SPLICED WITHIN THE REQUIRED LAP LENGTH.4. FOR LIGHTWEIGHT AGGREGATE CONCRETE, MULTIPLY THE TABULATED VALUES BY 1.3.5. FOR EPOXY-COATED BARS, MULTIPLY THE TABULATED VALUES BY ONE OF THE FOLLOWING FACTORS:CONCRETE COVER AND SPACING TOP BARS OTHER BARSCOVER < 3 0 db OR CTR-CTR SPACING < 7.0 db 1.50 1.50COVER > 3.0 db OR CTR-CTR SPACING > 7.0 db 1.20 1.206. db = NOMINAL DIAMETER OF A BAR.7. TOP BARS ARE HORIZONTAL REINFORCING WITH MORE THAN 12" OF CONCRETE CAST BELOW THE BAR.8. OTHER BARS ARE ALL VERTICAL REINFORCING, ALL HORIZONTAL WALL REINFORCING, AND HORIZONTAL REINFORCING WITH LESS THAN 12" OF CONCRETE BELOW BAR.9. SMALLER BAR LAP LENGTH MAY BE USED WHEN SPLICING DIFFERENT SIZE BARS.10. LAP SPLICES ARE NOT PERMITTED IF MECHANICAL SPLICES ARE SHOWN.11. NON-CONTACT LAP SPLICED BARS SHALL NOT BE SPACED TRANSVERSELY FUTHERAPART THAN ONE -FIFTH OF THE REQUIRED LAP SPLICE LENGTH NOR 6 INCHES.12. LAP TOP BARS AT MIDSPAN AND BOTTOM BARS AT SUPPORTS UNLESS OTHERWISE SHOWN.13. BUNDLED BAR SPLICES:A. INDIVIDUAL BAR SPLICES WITHIN THE BUNDLE SHALL NOT OVERLAP EACH OTHER.B. INCREASE LAP LENGTH 20% AT THREE BARS. INCREASE LAP LENGTH 33% AT FOUR BARS.FACE OF SUPPORTCOLUMN OR WALLREINFORCINGBARBOTTOM REINF1 MAX126TOP REINF1 MAXEXTEND BAR STRAIGHT UNOPROVIDE STANDARD HOOKWHERE NECESSARYREINFORCING BAR SPLICE AND STRAIGHTDEVELOPMENT LENGTHS SCHEDULE"Ld"50005000"L"12" MIN12d OR**"Ld"12" MIN12d ORd1 1/2" MIN"Ld"CLASS A & STRAIGHTDEVELOPMENTLENGTHS, Ld (IN)CLASS BTENSIONSPLICETOPTOPTOPTOPTOPOTHEROTHEROTHEROTHEROTHEROTHERf'c PSI#9TOPBAR SIZEGRADE 60#4#3#6#5#8#7#11#10TOPTOPTOPTOPTOPOTHEROTHEROTHEROTHEROTHEROTHERCASE 2(SEE NOTES BELOW) (NORMAL WEIGHT CONCRETE)BEAM57"44"16"12"15" 20"23"20"25" 30"39"34"50"44"71"55"49"64">6000107"82"30"23"18"23"35"29"38" 46"66"58"51"66" 76"74"96"85">6000TOPOTHERTOPOTHER139"111"86" 98" 125"59"49"30" 40">600083" 93"74"66"58"40"33"26"20"57"15" 20" 25" 30"51"44"71"64"107"30"23"38" 46"85"66" 76"96">6000TOPOTHERTOPOTHERMAX OFFSET BENDPRINCIPAL REINFORCING90° HOOK180° HOOKTIE LAP AT FRAME COL.AND GIRDERSD = 6d FOR #3 THRU #8D = 8d FOR #9 THRU #11D = 10d FOR #14 THRU #18NOTES:1. ALL BENDS SHALL BE MADE COLD.2. #14 AND #18 BARS SHALL BE BEND-TESTED AND APPROVED PRIOR TO BENDING.6d AT #5 ORSMALLER BARSOR 12d AT #6TO #8 BARS6d AT #8OR SMALLERBARSTIES AND STIRRUPS ONLY:#3 : D = 1 1/2"#4 : D = 2"#5 : D = 2 1/2"#6 : D = 4 1/2"6d OR3" MIN161'-8" FOR #42'-2" FOR #52'-7" FOR #6d90° HOOKTIE OR STIRRUP135° HOOKTIE OR STIRRUP135° HOOKSEISMIC STIRRUP / TIE..4d OR 2 1/2" MINdDDD12dDDCORNERINTERSECTIONINTERSECTIONCORNERSINGLE MATDOUBLE MAT(4) #5 VERTTYP UNOCORNER BARMAY BE USEDIN LIEU OFBEND90° HOOK TYP(2) #5 VERT TYP UNOALTERNATEBENDS TYPSPLICEHORIZ LAPSPLICEHORIZ LAPSPLICEHORIZ LAPSPLICEHORIZ LAPPLANCONSTRUCTION JOINTNOTE:1. FOR CONSTRUCTION JOINT AND CONTROL JOINT, SEE TYPICAL DETAILS.2 WHERE PLAN CONFIGURATION DIFFERS FROM ABOVE, CONTRACTOR TO SUBMITPROPOSED POUR SEQUENCE TO STRUCTURAL ENGINEER FOR APPROVAL.3. AVOID RE-ENTRANT CORNERS AT CONSTRUCTION & CONTROL JOINTS.CONTROL JOINT TYPCONTROL JOINT TYPFIRST POUR90'-0" MAXSECOND POUR90'-0" MAXTYP10'-0" MAXTYP10'-0" MAXCONTROL JOINT TYPCONSTRUCTION JOINTCONSTRUCTION JOINTCONTROL JOINT TYPCONDUIT IN SLAB OR WALLNOTE:WHERE CLEAR DISTANCE BETWEEN SLEEVES IS MPOSSIBLE, THIS AREASHALL BE TREATED AS AN OPENING PER "REINFORCING AT STRUCTURALCONCRETE SLAB OPENINGS" DETAIL.MAX "D" = T/3OR 2", WHICHEVERIS SMALLERSLEEVE DIA"D"(SEE NOTE BELOW)3D OR 4" MINWALL THK)"T" (SLAB ORWALL THK)"T" (SLAB OR"D"3DCL SLAB OR WALLAND CONDUITPIPING THRU SLAB OR WALL W. bc cSUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME:FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406 587.3628 / F. 406 587.4659WWW.THINKTANKAIA.COMEFP OR ISSONGILANENREETMONANAMILLERMATTHEW T14844No. PELICENSED10 WEST MAIN STREET4/13/2016 3:30:57 PM\\OH10\Architecture\Rialto\RIALTO THEATRE NISHKIAN MONKS\RIALTO THEATER -R2016_Struct 04.05.16 - Copy.rvtS4.0ARIALTO THEATERBOZEMAN, MTTYPICAL CONCRETEDETAILSMTMProject NumberBY3/1/2016PERMITREVISION SCHEDULENO. REV. DATE 3/4" = 1'-0"11TYPICAL REINFORCING LAYOUTNTS4REINFORCING BAR SPLICE SCHEDULE AND NOTES (GRADE 60)NTS10STANDARD HOOK AND TIE DETAILS 3/4" = 1'-0"8REINFORCING AT CONCRETEWALL INTERSECTIONSNTS12STANDARD METHOD OFPOURING SLAB ON GRADENTS9PIPE AND CONDUIT IN OR THRUSLAB OR WALL 2211NOTE:THE CONTRACTOR SHALL BE RESPONSIBLEFOR SHORING, SHEATHING OR OTHERWISEMAINTAINING THE SIDES OF THE EXCAVATIONFROM CAVE-INS UNTIL ALL BACKFILL ISCOMPLETED PER SPECIFICATIONS.BOTTOM OF TRENCH EXCAVATIONSHALL NOT EXTEND BELOW THIS LINEBACKFILLPER SOILSREPORT10'-0" MINEXCAVATIONTRENCHWIDTHFOOTING1'-6" MINAT TOP REBARCLEAR OF TOP & BOTTOM REBARAT BOTTOM REBARCLOSE TO BOTTOMBELOW BOTTOMREBAR TO MATCH BOTTOMREBAR IN SIZE AND NUMBERGRADE BEAMSEE SCHEDULETO GRADEBEAMBOTTOM BARPIPESLEEVE11SLEEVEPIPEPIPEBEND TOP BARSw/ STD HOOK, TYPTOC SLAB(2) #5x5'-0"SIDE BARSAT EACH SIDEREBAR TO MATCHTOP REBAR INSIZE AND NUMBERADD#4 STIRRUP"d" DENOTES DIAMETER OF BAR"D" DENOTES DEPTH OF GRADE BEAMOR FOOTING(2) #5x6'-0" SIDE BARAT EACH FACEADD #4 STIRRUPAT EACH SIDEREBAR TO MATCHBOTTOM REBAR INSIZE AND NUMBER(2) #5x6'-0" SIDE BARAT EACH FACEADD #4 STIRRUPAT EACH SIDENOTES:1. SLEEVE ID 2" LARGER THAN PIPE OD OR BELL OD.2. SEAL VOID BETWEEN PIPE AND SLEEVE w/ ELASTIC WATERPROOF MATERIAL, TYP.3" CLR6"11DTYP2" CLR"D"2'-0" TYP12" MAX6"12" MINTYP2" CLR12" MINTYP2" CLR2'-0" TYPOR TYP48 "d"1'-6" TYPPIPE THRUSTEM WALLBOT OFFOOTINGNOTE:FOR PIPES 3'-0" OR LESS BELOW FOOTING PROVIDE SLEEVEAND CONCRETE AS SHOWN; MORE THAN 3'-0" COMPACTBACKFILL OVER PIPE TO 90% AS APPROVED BY SOILSENGINEER OR USE STEPPED FOOTING BELOW PIPE.6"SLEEVES 2" LARGERTHAN OD OF PIPES"D" +1'-6"SLEEVE"D" OFBACKFILL AT PIPEPER SOIL REPORTSEE NOTEA SECTION A-AA #3@12" OC#4@16" OC BOTFIN GRADE(2)#4BOT REINFTYP SLAB ONGRADE REINF#4 BOT BELOW EARISER TYPTYP REINF AT CHEEKWALL (BEYOND)3/4"x5"CONT KEYBLDG WALL ORCHEEK WALL#4@12" OCDOWEL W/STD HOOKNOTES:1. WHERE CHEEK WALL IS REQ'D PROVIDE 8" THK CONC WALL W/ #4@12" OC EW2. FOR DIMENSIONS NOT NOTED, SADOR SLAB SEE PLAN#3 NOSINGBAR TYPSPLICECLASS 'A'LAP6" M IN 10"12" MINCLASS 'A'LAP SPLICE"H" < SLAB THICKNESS"H" > SLAB THICKNESSSSTEP AT SOFFITTYP SLAB REINF - SEEPLAN. HOOK ENDSTYP SLAB REINF - SEEPLAN. HOOK ENDSTYP REINFSEE PLANTYP TOP BARS -SEE PLANTYP BOTTOM BAR -SEE PLANOR SMALLER BARCLASS A LAP SPLICE2'-0" OR 3H MINSLAB STEP "H"THKSLABTHKSLABTHKSLABLAP SPLICE"CLASS B" ."H"THKSLABHOOK BOTTOM BARS1'-0"#5 STIRRUP @ 12"OC#5@12"OC EF(3) #7 T&BOR SLABFIN GRADETHICKENED2'-0" TYP12" TYP11STEEL STRINGERL3x3x1/4 W/3/4"Ø x8" EXPANSION AB@ EA STRINGER TYP3/163 SIDESSTRINGER AS SHOWNSOG - SEE PLANTHICKEN AT W. bc cSUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME:FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406 587.3628 / F. 406 587.4659WWW.THINKTANKAIA.COMEFP OR ISSONGILANENREETMONANAMILLERMATTHEW T14844No. PELICENSED10 WEST MAIN STREET4/13/2016 3:30:57 PM\\OH10\Architecture\Rialto\RIALTO THEATRE NISHKIAN MONKS\RIALTO THEATER -R2016_Struct 04.05.16 - Copy.rvtS4.0BRIALTO THEATERBOZEMAN, MTTYPICAL CONCRETEDETAILSMTMProject NumberBY3/1/2016PERMITREVISION SCHEDULENO. REV. DATENTS1EXCAVATION PARALLEL TOFOOTINGNTS5PIPES PERPENDICULAR TO GRADE BEAM OR FOOTINGNTS4CONCRETE STAIR ON GRADENTS10SLAB TRANSITION AT STEPNTS8STEEL STAIR ON GRADE W. bc cSUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME:FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406 587.3628 / F. 406 587.4659WWW.THINKTANKAIA.COMEFP OR ISSONGILANENREETMONANAMILLERMATTHEW T14844No. PELICENSED10 WEST MAIN STREET4/13/2016 3:30:57 PM\\OH10\Architecture\Rialto\RIALTO THEATRE NISHKIAN MONKS\RIALTO THEATER -R2016_Struct 04.05.16 - Copy.rvtS4.1RIALTO THEATERBOZEMAN, MTFOUNDATIONDETAILSMTMProject NumberBY3/1/2016PERMITREVISION SCHEDULENO. REV. DATE BEAM TO BEAM CONNECTIONATWO SIDED CONNONE SIDED CONNBEAM TO COLUMN FLANGEBCONNECTIONBEAM TO COLUMN WEBDCONNECTIONBEAM TO RIGID FRAME COLUMNCWEB CONNECTIONFOR W16 & DEEPER BEAMSFOR W8, W10, W12 & W14 BEAMSNOTE: IF HORIZ SPACING BETWEEN BEAMS ON OPPOSITESIDES < 12", THEN CONN IS CONSIDERED AS A TWOSIDED CONNECTIONNOTE: SHEAR TAB - SEE SCHEDULE(FOR EDGE DISTANCE AND BOLTSPACING SEE AISC SPECIF,TYP)SEE "NON-MOMENTCONN NOTE" NO. 4"K" PER AISCMANUALWHERE > 4" USE ONE-SIDEDSHEAR TAB CONNFULL HEIGHT SHEARTAB NOT REQUIREDAT W12 BEAMS &SMALLER2ND ROW OF BOLTSWHERE OCCURSSHEAR TAB - SEE SCHED(FOR EDGE DISTANCE &BOLT SPACING SEE AISCSPECIFICATIONS, TYP)SEE "NON-MOMENTCONN NOTE" NO. 43/4" PLATE T&B (USE 1/2"PLATES FOR W10x ORSMALLER BEAMS)FRAME COLUMNBEAM(SEE PLAN)11EXTEND SHEAR TAB TOBOTTOM-MOST CONTINUITYPLATE (NO SLOTTED HOLES)ADD (1) BOLT(NO SLOTTED HOLE)BEAM(SEE PLAN)1/2" PLATECONTINUITY PLATESFRAME COLUMNFOR SHEAR TABCONN SEE SCHED(NO SLOTTED HOLES)**SEE "NON-MOMENTCONN NOTE" NO. 4SEE SCHED.5/16PLATE TOCOL FLGMANUAL"K1" PER AISCSHEAR TAB - SEE SCHED(FOR EDGE DISTANCE &BOLT SPACING SEE AISCSPECIFICATIONS, TYP)CONTINUITY PLATESSEE TYPICAL DETAIL1/4 8EXTEND SHEAR TAB TOBOTTOM-MOST CONTINUITYPLATE (NO SLOTTED HOLES)FOR SHEAR TABCONN SEE SCHED(NO SLOTTED HOLES).SEE SCHEDSEE SCHEDNON-MOMENT BEAMCONNECTION SCHEDULENON-MOMENT BEAMCONNECTION NOTESW36W27W30 & W33W16W21W24W18W8 & W10W12W14BEAMSIZETOCOLTOBEAM9873/4"45/8"5643321/4"5/16"108 K86.6 K3/16"58.7 KSHEAR TABNO. OF7/8"ØA325NBOLTSWELD SIZE3/8"1/4"58.7 K26.1 KLRFDVERTICAL LOADCAPACITY (KIPS)1. VERTICAL LOAD CAPACITIES BASED ON LRFD VALUES FROM AISC, 13th EDITION, TABLE 10-9a. ASTM F1852 "TWIST OFF" TENSION CONTROL BOLTS MAY BE SUBSTITUTED FOR A325N BOLTS.2. CONTRACTOR MAY USE SHORT SLOTTED HOLES (UNO) CONFORMING WITH BOLT SPECIFICATIONS IN LIEU OF HOLES 1/16" GREATER THAN BOLT DIAMETER (PROVIDE HARDENED WASHERS FOR ALL BOLTS IN SLOTTED HOLES)3. NO SLOTTED HOLES AT CONNECTIONS WITH ADDED BOLTS (2 ROWS)4. WHEN BOLTS ARE REQUIRED TO BE SPACED IN TWO ROWS, PLACE MAXIMUM NUMBER OF BOLTS IN FIRST ROW (NEAREST CONNECTION) AND SYMMETRICALLY SPACE BALANCE OF BOLTS IN SECOND COLUMN.3/8"3/8"3/8"1/4"3/8"3/8"1/2"1/2"1/2"3/8"1/4"1/4"1/4"1/4"1/4"1/4"1/4"5/16"5/16"5/16"7/8"7/8"7/8"5/16"5/16"5/16"3/4"3/4"3/4"5/8"5/8"5/8"3/16"TOCOLTOBEAM130 K152 K173 K195 K2ND ROW OF BOLTSWHERE OCCURS2ND ROW OF BOLTSWHERE OCCURSTYP1/2"1-3/4" MAX1-1/2" MIN3" TYPMAX4 1/2"IF DIM IF > 4 1/2",ADD'L CONT PLATESAS SHOWNW8, W10, W12 AND W14 BEAMSFOR W16 AND DEEPER BEAMS11NO SLOTTED HOLESTO STEELNO SLOTTED HOLESFULL HT SHEAR TAB CONNEA SIDE OF WEB, SEESCHED (THICKNESS =FRAME BEAM TW, 3/8" MIN)"K" PER AISC MANUALPL 1/2"(RETANGULAR PL OPTIONAL)FRAME BEAM,SEE PLANADD (1) BOLT(NO SLOT HOLE)IF LESS THAN4", BOTTOM PLAND BOLT NOTREQ'DBEAM,SEE PLANFRAME BEAM,SEE PLANFULL HT SHEAR TAB CONN,SEE SCHED (THICKNESS =FRAME BEAM TW, 3/8" MIN)BEAM,SEE PLAN"K" PER AISC MANUALTO STEEL3".1/4 81/2" CAP PL ATTOP OF POSTWHERE OCCURSBEAM OR CHANNEL- SEE PLANCONT SHEAR TAB THROUGHHSS COLUMN. BOLTS ANDSHEAR TAB SEE NON-MOMENTBEAM CONN SCHEDULE. SLOTTUBE FOR SHEAR TAB1/41/4SEALBEAM OR CHANNEL- SEE PLANBOLTS AND SHEAR TABSEE NON-MOMENT BEAMCONN SCHEDULE. SLOTTUBE FOR SHEAR TABHSS POSTOR HANGER1/41/4SEALONE-SIDED CONNECTIONTWO-SIDED CONNECTIONHSS POSTOR HANGER1/2" CAP PL ATTOP OF POSTWHERE OCCURSL4x4x1/2 x COL WIDTHTOP & BOTHSS COLUMNLARGER SIDEOF HSS UNOHSS BEAM5/16BOTH SIDESTYP1/43 SIDES5/16BOTH SIDES1/43 SIDESMAX1/2" CLR1/4TYP T&BALTERNATEANGLE LOCATION(USE AT ROOF)(2) A325 BOLTSAT USUAL GAGEEXTEND AND WELDTOP PL TO COLFLANGES WHENTWC < 5/8"NOTE: PROVIDE BEAM END STIFFENERS AS REQ'DL3x3x1/4x0'-4"USE THELARGESTD MENSIONOF COLSEE SCHEDFOR PL SIZESFULL HTSTIFF PLAS REQ'DNOTE:OPTIONAL DETAIL IN LIEU OF DETAIL XX/SXX.XXSTEEL FABRICATOR TO PROVIDE PLATEAND WELD SIZES WITH THE SAME CAPACITYAS BOLTED CONNECTION. PROVIDE CALCSFOR REVIEWALTERNATEBFTLTL/5L/5MINBF+1"T/2TWCT/2WCAP PL 1/2" AT W10 OR W8CAP PL 7/8" AT W14 OR W12UNLESS OTHERWISE NOTEDSHEAR TAB WHERE OCCURS COLUMNtWEB/2TYP AT WEB3/8TYP ATFLANGEWF COLUMNCAP PL 3/8" AT HSS6x6 OR SMALLERCAP PL 1/2" AT HSS7x7 OR LARGERUNLESS OTHERWISE NOTEDSHEAR TAB WHERE OCCURS COLUMNtWEB/2TYPAT WEBtCOLHSS COLUMN-1/8" W. bc cSUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME:FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406 587.3628 / F. 406 587.4659WWW.THINKTANKAIA.COMEFP OR ISSONGILANENREETMONANAMILLERMATTHEW T14844No. PELICENSED10 WEST MAIN STREET4/13/2016 3:30:58 PM\\OH10\Architecture\Rialto\RIALTO THEATRE NISHKIAN MONKS\RIALTO THEATER -R2016_Struct 04.05.16 - Copy.rvtS5.0ARIALTO THEATERBOZEMAN, MTTYPICAL STEELDETAILSMTMProject NumberBY3/1/2016PERMITREVISION SCHEDULENO. REV. DATENTS4NON-MOMENT BEAM CONNECTION SCHEDULE & DETAILS 3/4" = 1'-0"7BEAM TO FRAME BEAMCONNECTION 3/4" = 1'-0"8WF BEAM OR CHANNEL TO HSSCOLUMN CONN 3/4" = 1'-0"9HSS BEAM TO HSS COLUMNCONNECTION 3/4" = 1'-0"10BEAM TO COLUMN WEBNON-MOMENT CONN 3/4" = 1'-0"11TYPICAL COLUMN CAP PLATE IF SECOND ROWIS REQ'D, MIN OFTWO BOLTS ATSECOND ROWPLACE BOLTSIN TWO ROWSAS REQ'DBEAMSEE PLANPL TO MATCH FLANGETHICKNESS WIDTH(SLOT AT WEB)DEPTH (6" MAX)MAX 1/2 BEAM3'-0"UNOSEE PLAN1/21/2PROVIDE RADIUSAT CORNER, TYPAT W30x BEAMS: PL 1"x8" EACH SIDE OF WEBAT W27x BEAMS: PL 3/4"x8" EACH SIDE OF WEBBEAMSEE PLAN2'-0" MINVARIES3'-0".SEE MECH DWGS3'-0".1/21"(engineer needs to calculate)1/2" PL'SBOTH SIDES(TYPICAL)5/16 @1/2" LEG7/16 @3/4" LEGBBAAELEVATIONAT NON-FRAME BEAMWITHIN CENTER 1/3 OF SPANSECTION "A-A"ELEVATIONSECTION "B-B"WEB REINF SCHEDMAX D = 1/2 dMAX L = dNOTE: ALL ANGLES AND PL'S ASTM A36W33x201 TOW33x241W33x118 TOW33x169W36xL6x6x3/4L6x6x3/4L6x6x1/2W27x ANDW30xW24x ANDSMALLERBEAM SIZE ANGLE SIZEL4x4x1/2L5x5x1/2 BEAM UNOANGLES CUT TOFIT (SEE SCHED)REINF PL'SBOTH SIDEStf/2TYPTYPTYP T&BDEPTHPENETRATION1'-0"LENGTH "L"PENETRATION 1'-0"tftfMIN1/2".1'-0"LENGTH "L"PENETRATION 1'-0"R=2"R=2"DEPTH "D"PENETRATIONBEAM DEPTH "d"AT FRAME OR NON-FRAME BEAMWITHIN CENTER 1/3 OF SPAN1/2" PL'SBOTH SIDES(TYPICAL)NOTE: UNLESS NOTED SPECIFICALLY ON PLAN, LOCATIONS FOR THESEDETAILS TO BE APPROVED BY THE STRUCTURAL ENGINEER(USE "D" OF LARGESTPENETRATION)WEBPL - 1/8"WEB PL/2WEB PL/2WEB PLATE SCHEDULEWHERE 1/4 d < D < 1/2 dWHERE 1/2 d < D < 2/3 dELEVATIONELEVATIONSECTIONPLATE GRADE TO MATCH BEAM STEEL GRADEW33x201 TO W33x241W33x118 TO W33x169W21x AND SMALLERW24x TO W30xBEAM SIZEW36x3/4"3/4"5/8"3/8"1/2"WEB PL(SEE SCHED)NOTE:NO WEB PL REQUIREDWHEN "D" < 1/4 "d"PENETRATION WHERE OCCURS,USE CONTINUOUS PL FOR TWOOR MORE PENETRATIONSTOGETHERCIRCULAR BEAMPENETRATION(DIAMETER = "D")WEB PL(SEE SCHED)BEAM DEPTH"d"MINd/4MINd/4"D"WEB PL(SEE SCHED)BEAM DEPTH"d"MINd/6MINd/6"D"CIRCULAR BEAMPENETRATION(DIAMETER = "D")TYP T&BWEB PL/2"D" MIN TYP(4" MIN)D/2D+1"(4" MIN)D/2(4" MIN)D/2D+1"(4" MIN)D/2PLATE THICKNESSAISC"k" PER3/8" THK STIFFENER PLEA SIDE OF HSS BEAMWF BEAMLARGER SIDEOF HSS UNOHSS BEAM1/4HSS TO STIFF1/4STIFF TO WF3 SIDESCOPE TOP OF HSSAS REQ'DMINSTEEL COL. PER PLANNOTE:1. WHERE SEPERATE WOOD POST AND HOLDOWN ARE INDICATEDON PLANS, THIS DETAIL SHALL NOT APPLY.2. ONE ADDITIONAL FASTENER SHALL BE PROVIDED 6" FROM EACHEND OF STUD/NAILER.3. PROVIDE MIN 2x WOOD NAILER ON ALL SIDES OF STL COLADJOINING WOOD FRAMING.FASTENER PERSCHEDULE0.145" DIA PAFFASTNER TYPEFASTENER PERSCHEDULESTEEL BEAM PER PLANEMBED PER MFR1/2" DIA WELDEDTHREADED STUD24" o.c.TYPICAL (UNO)48" o.c.FASTENER SPACINGNOT ALLOWED@ WOOD SHEAR WALLEND (NOTE 1) & AT STEELBEAM SUPPORTINGSHEAR WALL6x TYP EDGE NAILSPACING. 24" o.c.HSS PER PLAN W/ 3/8"END CAP PL, WELDEDALL AROUND1/41/4" PLATECENTERED ONBEAM FLANGE.WOOD POST PER PLAN. INSTALLFULL-HEIGHT KING STUD EASIDE OF BUILT-UP POST.TRIM POST FORFLUSH BEARING3"5"STAGGER 8- 1/4" x 2 1/2" SDSSCREWS TO POST. 9/32"ØHOLES IN PLATE4"NAILER PER 9/S5 0BJOIST PER PLANSTEEL BEAM PER PLANJOIST PER PLAN W. bc cSUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME:FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406 587.3628 / F. 406 587.4659WWW.THINKTANKAIA.COMEFP OR ISSONGILANENREETMONANAMILLERMATTHEW T14844No. PELICENSED10 WEST MAIN STREET4/13/2016 3:30:59 PM\\OH10\Architecture\Rialto\RIALTO THEATRE NISHKIAN MONKS\RIALTO THEATER -R2016_Struct 04.05.16 - Copy.rvtS5.0BRIALTO THEATERBOZEMAN, MTTYPICAL STEELDETAILSCheckerProject NumberAuthor3/1/2016PERMITREVISION SCHEDULENO. REV. DATE 3/4" = 1'-0"1TYPICAL NOTCH AT BEAM(TOP FLANGE) 3/4" = 1'-0"2TYPICAL NOTCH AT BEAM(BOTTOM FLANGE) 3/4" = 1'-0"10RECTANGULAR BEAM PENETRATION DETAIL 3/4" = 1'-0"11CIRCULAR BEAM PENETRATION DETAIL 3/4" = 1'-0"3HSS BEAM TO WF BEAMCONNECTION - BEARING 1" = 1'-0"6TYP WOOD NAILER TO STEELBEAM/COLUMN 1" = 1'-0"9HSS BEAM ON WOOD POST 1" = 1'-0"12FLOOR DETAIL AT FLUSH STEELBEAM SUPPORTSUPPORT8xHOLE DIA (MIN)(MIN)8 x HOLE DIAD/10 MAXALL HOLES4x HOLE DIASPAN/4SPAN/2SPAN/4ALL HOLES4xHOLE DIAMAX HOLE DIAMETER =SMALLER OF 1 1/2" OR D/10NOTE:1. CENTER PENETRATION SHALL BE LOCATED AT MID-DEPTH OF BEAM2. ONLY ONE JOIST NOTCH ALLOWED PER BEAM3. NOTIFY ENGINEER FOR REVIEW FOR ANY PENETRATION THAT DOESNOT MEET THE REQUIREMENTS NOTED ABOVE.4. MAXIMUM NUMBER OF HOLES = SPAN/5SPANSPAN/8AT END SPAN/3 ONLYD/6NO HOLESSPAN/4NO HOLESSPAN/2NO HOLESSPAN/4AT END SPAN/3 ONLYD/62" MIND/3 MAX2" MINDD/10ANYWHERE ALONG SPANBORINGSUPPORTSUPPORTSPAN/3NO NOTCHINGSPAN/3NOTE:1. CENTER PENETRATION SHALL BE LOCATED AT MID-DEPTH OF BEAM2. ONLY ONE JOIST NOTCH ALLOWED PER BEAM3. NOTIFY ENGINEER FOR REVIEW FOR ANY PENETRATION THAT DOESNOT MEET THE REQUIREMENTS NOTED ABOVE.SPANNON-BEARING WALLBEARING WALLNOTES:1. BORED HOLES SHALL NOT BE LOCATED AT THE SAME SECION OFSTUD AS A CUT OR NOTCH.2. APPROVED STUD SHOES MAY BE USED WHEN INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S RECOMMENDATIONS6" MAX60% STUD WIDTH5/8" MINWIDTH40% STUDWIDTH25% STUDWIDTH40% STUD5/8" MINW/ DOUBLED STUDS2 SUCCESSIVEPAIRS ONLYSIMPSON SS OR HSS REPAIRSHOE WHEN NOTCHES ORBORES EXCEED D MENSIONSSHOWNDOUBLE TOP PLATEWIDTH50% STUD1-1/2" MINWIDTH40% STUD6" MAXS MPSON RPS18 TIE STRAP EA SIDE OFSTUD CENTER EA PLATE AT NOTCH ORBORE WHERE BORING OR NOTCH ISGREATER THAN 1-3/4" IN 2X4 PLATES AND2-3/4" IN 2X6 PLATESCONT BEAMWHERE OCCURSSIMPSONHANGERBEAMSEE PLANBEAMSEE PLANSIMPSON CCQOR BCCQ CAPPOSTSEE PLANSECTION A-APOST BELOWWHERE OCCURSBEAM EA SIDESEE PLANAAPOST BELOWWHERE OCCURSBEAM EA SIDESEE PLANSIMPSON GLT HANGER (ABV)& SIMPSON CC CAP (BLW)UNOCONTINUOUS BEAMSEE PLANAAPOST BELOWWHERE OCCURSBEAM EA SIDESEE PLANSIMPSON OFFSET GLT HANGER& SIMPSON ECC CAP (BLW) UNOBEAM, SEE PLANAASIMPSON GLS HANGER (ABV)& SIMPSON CC CAP (BLW)UNOCONTINUOUS BEAMSEE PLANPLAN APLAN BPLAN C1/4" MAXBEAM, SEE PLANWOOD POSTSEE PLANS MPSON ECCQPOST CAPBEAMSEE PLANS MPSON STRAPEA SIDEWHERE OCCURSCENTER SPLICE ABOVE POST WHERE OCCURSSIMPSON CCQPOST CAP TYPWOOD POSTSEE PLANEND OF BEAMAT SPLICE/CONT BEAMJOIST,SEE PLANSIMPSON CC ORECC CAPPOST - SEE PLAN2x BLOCKINGEA SIDE AT POSTFLOOR OR ROOFSHEATHING - SEE PLANBEAM - SEE PLAN(4) 10d TYP AT BLOCKINGEQUAL OR GREATERTHAN BEAM WIDTHABOVE (ADD STUDSAS REQ'D)POST BELOW - SEEPLAN OR SCHEDSILL PLATEPOST ABOVE -SEE PLANBEAM SEE PLANSTUDS - SEE SCHEDAT 16" OC16d AT 12"OC FOR 2x STUDS,20d AT 12"OC FOR 3x STUDSADDED STUDROOF ORFLOOR JOISTSSEE PLAN(2) 2x CONT PLATESPLYWOOD SHEATHINGSEE PLAN(2) ROWS 16d@12" OC EA SIDE2x JOIST TYP(3) ROWS 16d@12"OC EA SIDEDOUBLE JOISTTRIPLE JOIST2 1/2"2 1/2"5/8"Ø BOLTS @32"OCSTAGGERED 16"OCALTERNATE:SIMPSON SDS 1/4x4 1/2 @24"OC EA SIDE(4 PLY)SIMPSON SDS 1/4x6 @ 24" OC EA SIDE(5 PLY)MULTIPLE JOISTS16d@12"OC T&BDOUBLE JOIST AND PLYWOODWEB STIFFENERPLYWOODDOUBLE JOISTFILLER BLOCKS BY TRUSS JOISTMANUFACTUER SPACING ANDNIALINER PER MANUFATURERRECOMMENDATION22LAMINATED POST SCHEDULE21TYPE BTYPE CTYPE ADRAWING30d's60d's30d'sFASTNERS(3)-4x6'S(4)-2x4'S(3)-2x4'SPOST ALT6x64X64X4POST SIZENOTES:1. ALL NAILS MUST PENETRATE AT LEAST 3/4 OF THE THICKNESS OFTHE LAST LAMINATION.2. ADJACENT NAILS ARE DRIVEN FROM OPPOSITE SIDE OF THE COLUMN.3. REFER TO NDS 2001 FOR ALL OTHER REQUIREMENTS.4. SIZES NOT SHOWN MUST USE SOLID POSTS OR EQUIVALENT LAMINATED POST.TYPE ATYPE BTYPE C8"3 1/2"1 1/2"1 1/2"1 1/2"1 1/2"2 1/2"8"3 1/2"3 1/2"3" TYP1 1/2"1 1/2"8" W. bc cSUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME:FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406 587.3628 / F. 406 587.4659WWW.THINKTANKAIA.COMEFP OR ISSONGILANENREETMONANAMILLERMATTHEW T14844No. PELICENSED10 WEST MAIN STREET4/13/2016 3:31:00 PM\\OH10\Architecture\Rialto\RIALTO THEATRE NISHKIAN MONKS\RIALTO THEATER -R2016_Struct 04.05.16 - Copy.rvtS6.0ARIALTO THEATERBOZEMAN, MTTYPICAL WOODDETAILSCheckerProject NumberAuthor3/1/2016PERMITREVISION SCHEDULENO. REV. DATE1Date 1NTS1GLULAM BEAM NOTCH & HOLEDIAGRAMNTS2WOOD JOIST & BEAM NOTCH &HOLE DIAGRAMNTS3LIMITS ON NOTCH AND BORINGIN STUDSNTS4LIMITS ON NOTCH AND BORINGIN TOP PLATESNTS8TYP GLULAM/SCL BEAM TO POST CONNECTION DETAILSNTS6TYP BEAM TO POST DETAILSNTS9TYP POST TO BEAM PARALLELTO JOISTSNTS7TYP POST IN STUD WALL ATBEAMNTS11MULTIPLE JOIST CONNECTIONSNTS12MULTIPLE I-JOIST CONNECTIONSNTS5TYP NAILING SCHEDULE FORLAMINATED POST ALTERNATIVES PERPENDICULAR TO JOISTSPARALLEL TO JOISTS OR TRUSSSHEATHING2x6 BLKG@4'-0"OCJOISTS ORRAFTERSDBL TOP PLATEJOIST OR TRUSSBOTTOM CHORD2x STUDS SAD(2) 16d TYP @ BLKG2x STUDS SADDBL TOP PLATE(2) 16d TOENAILS16d@18"STAGGEREDPERPENDICULAR TO JOISTSPARALLEL TO JOISTS OR TRUSSSHEATHING2x6 BLKG@4'-0"OCJOISTS ORRAFTERSS MPSON STC CLIPDBL TOP PLATESIMPSON STC CLIP@ 48"ocJOIST OR TRUSSBOTTOM CHORD2x STUDS SAD(2) 16d TYP2x CONT2x STUDSSADDBL TOP PLATE1/2"2" MINSIMPSON STC CLIPDOUBLE TOP PLATEPLATE FASTENER TO R M JOIST/BLOCKING.STAGGER FASTENERS WHERE SPACING < 3"SIMPSON TRANSFER CLIPSSEE SHEARWALL SCHEDFLOOR JOISTSEE PLANSTUD WALL, SEE PLANSTUD WALL, SEE PLAN1 1/2" GLULAM RIM JOISTDEPTH OF RIM TO MATCHJOIST DEPTH (SEE NOTE)WALL SHEATHINGSEE SHEARWALL SCHEDWALL SHEATHINGSEE SHEARWALL SCHEDSECOND LAYER OF SHEATHINGWHERE OCURSSEE PLANSECOND LAYER OF SHEATHINGWHERE OCCURSSEE PLANEDGE NAILINGSEE SHEARWALL SCHEDEDGE NAILINGSEE SHEARWALL SCHEDADDED 1 1/2" LSL BLOCKINGWHERE PLATE FASTENER SPACING < 3"NAIL TO RIM JOIST W/ (6) 16dSOLE PLATESEE SHEARWALL SCHEDFLOOR SHEATHINGSEE PLANFLOOR DIAPHRAGMEDGE NAILINGSEE PLANEXTERIOR WALLDOUBLE TOP PLATEWALL SHEATHINGSEE SHEARWALL SCHEDSECOND LAYER OF SHEATHINGWHERE OCCURSSEE PLANSIMPSON TRANSFER CLIPSEE SHEARWALL SCHEDWALL SHEATHINGSEE SHEARWALL SCHED1 1/2" GLULAM BLKGDEPTH OF BLKG TOMATCH JOIST DEPTHFLOOR JOIST,SEE PLANSECOND LAYER OF SHEATHINGWHERE OCCURSSEE PLANSTUD WALL, SEE PLANSTUD WALL, SEE PLANEDGE NAILINGSEE SHEARWALL SCHEDFLOOR SHEATHINGSEE PLANSIMPSON TRANSFER CLIPSEE SHEARWALL SCHEDEDGE NAILINGSEE SHEARWALL SCHEDINTERIOR WALLADDED 1 1/2" LSL BLOCKINGWHERE PLATE FASTENERSPACING < 3"NOTE: USE DBL RIM JOIST AT 2x6 WALL ABOVEUSE SINGLE RIM JOIST AT 2x4 WALL ABOVE1'-0" LAP w/ WEB FILLERWHERE OCCURSFACE NAIL w/ (4) 16dDOUBLE TOP PLATEPLATE FASTENER TO RIM JOIST/BLOCKING.STAGGER FASTENERS WHERE SPACING < 3"SIMPSON TRANSFER CLIPSSEE SHEARWALL SCHEDI-JOIST BLOCKING@4'-0"OCSTUD WALL, SEE PLANSTUD WALL, SEE PLAN1 1/2" GLULAM RIM JOISTDEPTH OF RIM TO MATCHJOIST DEPTH (SEE NOTE)WALL SHEATHINGSEE SHEARWALL SCHEDWALL SHEATHINGSEE SHEARWALL SCHEDSECOND LAYER OF SHEATHINGWHERE OCURSSEE PLANSECOND LAYER OF SHEATHINGWHERE OCCURSSEE PLANEDGE NAILINGSEE SHEARWALL SCHEDEDGE NAILINGSEE SHEARWALL SCHEDADDED 1 1/2" LSL BLOCKINGWHERE PLATE FASTENER SPACING < 3"NAIL TO RIM JOIST W/ (6) 16dSOLE PLATESEE SHEARWALL SCHEDFLOOR SHEATHINGSEE PLANFLOOR DIAPHRAGMEDGE NAILINGSEE PLANEXTERIOR WALL(3) 10dFLOOR JOISTSEE PLAN16d EA FLANGE10d EA SIDE OF WEB(3) 10d TYPDOUBLE TOP PLATEWALL SHEATHINGSEE SHEARWALL SCHEDULEWALL SHEATHING BOTH SIDESWHERE OCCURSSIMPSON TRANSFER CLIPSSEE SHEAR WALL SCHEDWALL SHEATHINGSEE SHEARWALL SCHEDULEPLATE FASTENER TO RIM JOISTSTAGGER FASTENERS WHERESPACING < 3"1 1/2" GLULAM BLKGDEPTH OF BLKG TOMATCH JOIST DEPTHFLOOR JOISTSEE PLANWALL SHEATHING BOTH SIDESWHERE OCCURSI-JOIST BLOCKING AT 4'-0"OCSTUD WALL, SEE PLANSTUD WALL, SEE PLANEDGE NAILINGSEE SHEARWALL SCHEDULEFLOOR SHEATHINGSEE PLAN16d TYPEDGE NAILING ATFLOOR DIAPHRAGMADDED 1 1/2" GLULAM BLOCKINGWHERE PLATE FASTENERSPACING < 3"INTERIOR WALLEDGE NAILING ATSEE SHEAR WALL SCHEDIN LIEU OF SIMPSON CLIPSEXTEND PLY 6" ABOVE PALTEAND EN TO RIMLESS THAN OR EQUAL TOJOIST SPACING TYPDOUBLE TOP PLATEWALL SHEATHING BOTH SIDESWHERE OCCURSSIMPSON TRANSFER CLIPSSEE SHEAR WALL SCHED1 1/2" LSL RIM JOISTFLOOR JOISTSEE PLANADDED 1 1/2" LSL BLOCKINGWHERE PLATE FASTENERSPACING < 3"WALL SHEATHINGSEE SHEARWALL SCHEDULESTUD WALL, SEE PLAN(2) ROWS OF FLOOR DIAPHRAGMEDGE NAILING AT JOINTFLOOR SHEATHINGSEE PLANWALL SHEATHINGSEE SHEARWALL SCHEDULESTUD WALL, SEE PLANEDGE NAILING ATSEE SHEAR WALL SCHEDIN LIEU OF SIMPSON CLIPSEXTEND PLY 6" ABOVE PLATEAND EN TO R MFLOOR JOISTSEE PLAN10" MINFLOOR JOISTSEE PLANDBL FLOOR JOIST. OMITDBL JOIST WHERE STACKEDOVER BEARING WALL2x PLATE W/ 16dSTAGGERED @6”OCNON-BEARING 2x STUD WALLFLOOR SHEATHINGSEE PLAN2x BLOCKING @4’-0”OCAT SAWN LUMBERFLOOR JOISTSEE PLANDBL FLOOR JOIST. OMITDBL JOIST WHERE STACKEDOVER BEARING WALL2x PLATE W/ 16dSTAGGERED @6”OCNON-BEARING 2x STUD WALLFLOOR SHEATHINGSEE PLANI-JOIST BLOCKING@4’-0”OC6-10 FEET MAXLSL 11 1/4"3.5-6 FEET MAXTO 3.5' MAX"W"WIDTH OF OPENINGLSL 7 1/4"LSL 9 1/2""D"HEADER DEPTHHEADER SCHEDULENOTE: LSL DENOTES 3 1/2" TIMBER STRAND HEADER OR APPROVED EQUAL2x CRIPPLES W/16d @8"OCWINDOWCONDITION"W"(2) 2x TOP PLATESCONT TYP16d @6"OCSTAGGEREDSTUDS @ 16"OC TYP UNO(SEE STUD SCHEDULEFOR STUD SIZE)SOLID BLOCKING (TO MATCHSTUD SIZE) AT STUDS OVER10'-0" HIGH (AT MID-HEIGHT,CONTINUOUS)(4) 16d EA ENDHEADER ABOVE OPENING TYP -SEE SCHEDULE SAME WIDTH ASSTUDS OR ADD NAILER AS REQ'DTOP PLATES SPLICE -SEE TOP PLATE TYP DETAILAT WALLS WHERE "H" EXCEEDS 10'-0", PROVIDE(1)ADDED FULL HEIGHT STUD AT EACH SIDE OFOPENINGS. PROVIDE (2) ADDED FULL HEIGHTSTUDS EACH SIDE WHERE "W" EXCEEDS 6'-0"INSIDE DOUBLE STUDS W/16d @ 12"OC"H""D"SIMPSON A-35 CLIPS TOP & BOTTOMAT EXT WALLS W/ "W">4'-0" ANDINT WALL W/ "W">8'-0"ADDED STUD ESFOR OPENINGW>5'-9"NOTE: LOCATE PLATESPLICES OVER STUDS, TYPICALSECTION A-APLAN - SILL PLATEELEVATION - STUD WALL TOP PLATE SPLICESTOP OFCONC3"x3"x1/4" PL WASHER REQ'D HOLE INPLATE WASHER IS PERMITTED TO BEDIAGONALLY SLOTTED W/ A WIDTH OFUP TO 3/16" LARGER THAN THE BOLTDIAMETER AND A SLOT LENGTH NOT TOEXCEED 1 3/4", PROVIDED A STANDARDCUT WASHER IS PLACED BETWEEN THEPLATE WASHER AND THE NUT.BOLTS - SEE SHEARWALL SCHEDULEPRESSURETREATED SILLPLATE TYPICAL -SEE SCHEDBUTT ENDS OF SILLSPACING SEE SHEAR WALL SCHED(4'-0" MAX SPACING AT BEARING WALLSONLY)TWO BOLTS MIN PER SILLNOTES: 1. APPLY DETAIL TO WOOD PLATES OF ALL STRUCTURAL STUD WALLS.2. BEFORE PLACING BOLTS, CHECK LOCATIONS OF ALL POST, MULLIONS, STUDS, ETC. TO INSURE THAT SUCH WILL NOT FALL AT BOLT LOCATION.3. 3x SILL IS REQUIRED AT SHEAR WALL. USE 2x SILL ELSEWHERE ATCONTRACTOR'S OPTION.UPPER PLATEUPPER PLATE SPLICESTUD TYPLOWER PLATESPLICELOWERPLATE16d AT 16"ocTYPICALBOLTS - SEE SHEARWALL SCHEDULETOP OF CONCFASTEN PLATES TOGETHERW/ 10d@ 6"OC STAGGEREDSILL PLATE PER SHEARWALL SCHED NOTE #4SILL PLATE PERSHEARWALL SCHEDSINGLE SILL PLATE DETAILDOUBLE SILL PLATE DETAILNAIL SYMM ABOUTSPLICEAA4 1/2" MIN9" MAX4" 4" 4" 4" 4" 4"UPPER AND LOWER PLATESLAP 4'-0" MINMIN7"MIN7"(12) 16dSOLID BLKG ATES OF DUCTMSTC40 ES OF PL.3"x16GA STRAP EXTEND24" PASS CUT AT MULTIPLEPENETRATIONSDUCT PENETRATIONADD MSTA36 ATSHEAR WALL W. bc cSUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME:FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406 587.3628 / F. 406 587.4659WWW.THINKTANKAIA.COMEFP OR ISSONGILANENREETMONANAMILLERMATTHEW T14844No. PELICENSED10 WEST MAIN STREET4/13/2016 3:31:00 PM\\OH10\Architecture\Rialto\RIALTO THEATRE NISHKIAN MONKS\RIALTO THEATER -R2016_Struct 04.05.16 - Copy.rvtS6.0BRIALTO THEATERBOZEMAN, MTTYPICAL WOODDETAILSCheckerProject NumberAuthor3/1/2016PERMITREVISION SCHEDULENO. REV. DATE 3/4" = 1'-0"1NON BRG WALL CONNECTION(NO GAP) 3/4" = 1'-0"4NON BRG WALL CONNECTION(GAP) 3/4" = 1'-0"12FLOOR JOIST PERPENDICULAR TO STRUCTURAL WALL 3/4" = 1'-0"6FLOOR JOIST PARALLEL TO STRUCTURAL WALL 3/4" = 1'-0"2INT STRUCT WALL - FLOORJOISTS BOTH DIR (I-JOIST) 3/4" = 1'-0"5AJOIST PARALLEL TO NON-BRGWALL ABOVE 3/4" = 1'-0"5BJOIST PARALLEL TO NON-BRGWALL ABOVENTS11TYPICAL STUD WALL FRAMING ELEVATIONNTS10TOP AND BOTTOM PLATES OF STUD WALL DETAILS AT GL BEAMEQUIPMENT HANGER DETAILSDETAILS AT TWO STORY COLUMNDETAILS AT TWO STORY COLUMNFIELD BUILT BLOCKING4 SIDED BLOCKING PANELDETAILS AT OPENINGDETAILS AT DUCTS12d = 12d "COMMON"or 16d "SINKER"HANGER RODWOOD BEAMWOOD COLUMNSAME SIZE ASCOLUMN ABVMIN (3) ADD'L 2xCENTERED ON COLFIELD BUILTBLOCKING PANELI-JOISTWOOD I-JOISTGL 5 1/8 x JOIST DEPTH2 JOIST SPACESJOIST HANGERWOOD COLUMN SAMESIZE AS COLUMN ABOVEWOOD COLUMNWOOD I-JOISTADD'L STUDSEACH SIDE OFDUCT OPENINGDUCTWOOD I-JOISTWOOD I-JOISTGL 5 1/8 x JOIST DEPTHJOIST HANGERWEB STIFFENER4 SIDED BLOCKING PANEL1 1/2" TIMBERSTRANDEND BLOCKSTYPICAL EACH SIDEw/ (2) 8dPLANWEB STIFFENER 7/8" PLYWOODx2 1/2" MINEACH SIDE. NAIL PER WOOD I-JOIST MFGTOP PLATESNAIL BLOCKING PANELTO SUPPORT w/ (3) 16dWOOD I-JOISTWOOD I-JOISTNAIL WOOD I-JOISTTO SUPPORT w/ (3) 12d3/8"Ø COACH SCREW RODCENTERED ON I-JOIST(PRE-DRILL 1/4"Ø)NAIL BLOCKING PANELTO SUPPORT W/ 3-12dTYPICALTYPICALALIGN STUDSAND I-JOISTSI-JOISTSLOPED PLATEDBL. PLATE2x FIELD BUILTBLOCKING PANELWOOD BEAMWOOD I-JOIST(3) 8d EACH END4x4 BLK'G MINGYP BOARD,WHERE OCCURSCEILING FLANGEW/ (2) No.18 WOOD SCREWSSIMPSON "HU" SERIESHANGER FOR BEAMS MPSON "U" SERIESJOIST HANGER3 1/8" WIDE GL OR 3 1/2" WIDE LVL HEADERSAME DEPTH AS I-JOISTNOTE: PLACE SCREWS EACH SIDE OF JOIST WEB.I HANGER & JOIST SPACEWOOD I-JOISTMAX HANGERLOAD = 200#MAX HANGERLOAD = 100#FULL THICKNESS x 3" MINPLYWOOD WEB STIFFENEREACH SIDE. NAIL PER WOODI-JOIST MFGWOOD I-JOISTWOOD I-JOISTGL BEAMSIMPSON "ITT"/"MIT" SERIESJOIST HANGER3" WIDE GLB HEADERSAME DEPTH AS I-JOIST12" MIN1" LVL FILLER. NAIL TO I-JOISTW/8d NAILS INSTALLED FOROPP SIDE OF I-JOIST (No.NAILS = 1.5 T MES No. NAIL INJOIST HANGER)SIMPSON "HU" SERIESHANGER FOR BEAMWOOD I-JOISTSIMPSON "U" SERIESJOIST HANGERWOOD I-JOISTDETAILS @ OPENINGWOOD COLUMN3'-0" MAXOF JOIST MAXOPENING (2) SPACING3'-0" MIN TYP4x64x6OPENINGFLOOR JOIST /ROOF TRUSS TYPDBL FLOOR JOIST /ROOF TRUSS @ EASIDE OF OPENINGSIMPSON HUHANGER TYPS MPSONCSMT14 STRAPPLYWOOD SEEPLAN FOR INFOBLOCKING TYPTO MATCHSTRAP WIDTH2'-0" MAXSPACING MAXOPENING JOIST3'-0" MIN TYPOPENINGFLOOR JOIST /ROOF TRUSS TYPSIMPSONCSMT14 STRAPPLYWOOD SEEPLAN FOR INFOBLOCKING TYPTO MATCHSTRAP WIDTHOPENING W. bc cSUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME:FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406 587.3628 / F. 406 587.4659WWW.THINKTANKAIA.COMEFP OR ISSONGILANENREETMONANAMILLERMATTHEW T14844No. PELICENSED10 WEST MAIN STREET4/13/2016 3:31:02 PM\\OH10\Architecture\Rialto\RIALTO THEATRE NISHKIAN MONKS\RIALTO THEATER -R2016_Struct 04.05.16 - Copy.rvtS6.0DRIALTO THEATERBOZEMAN, MTTYPICAL WOODDETAILSCheckerProject NumberAuthor3/1/2016PERMITREVISION SCHEDULENO. REV. DATENTS10TYPICAL I-JOIST DETAILSNTS6TYPICAL LARGE OPENING AT PLYWOOD DIAPHRAGMNTS12TYPICAL SMALL OPENING AT PLYWOOD DIAPHRAGM L3x3x1/4 CONT.OVER ENTIRE WALLW-BEAM, SEE FRAMEELEV. 1/S3.01(N) ROOF SHEATHINGPER S2.3(N) ROOF SHTG PER S2.3(E) 2x9 RS ROOFRAFTERST.O. PLATEEL = 135'-4"(E) 1x6 BRACING(E) MULTI-WYTHEBRICK WALLBN(E) ROOF LUMBERDECKING(N) LTT20B @ 24" o.c.16d @ 4" o.c.3/4" DIA THREADED ROD @24" o.c., INSTALLED USINGSIMPSON ET EPOXY w/ ETSOR ETSP SCREEN TUPT.O. WALLEL = +/-132'-2"T.O.S.EL = +/-129'-10 3/4"(N) ROOF RAFTER PER S2.3(N) 2x6 @ 24" o.c. FRAMED WALL(N) 7/16" SHTG, TYPE 6 WOODSHEARWALL, SEE SHED. S6.0CSETBACK1/2"(E) 2x9 RSCEILING JSTS3 1/4"1/4 2-12MSTAM24 STRAP @ 4'-0" o.c.,INSTALL PER MFR3/16"x3-3/4" POWERS TAPPER+MASONRY SCREWS @ 12" o.c.H2.5A @ EA .RAFTERFULL HEIGHTBLKG BTWNEA. RAFTERTRANSFER CLIPS PERSHEARWALL SCHED.ROOF SHEATHINGPER S2 3ROOF FRAMINGPER S2.3(E) MULTI-WYTHEBRICK WALL(2) 3/16"x3-3/4" POWERSTAPPER+ SCREWS @ 12" o.c.,SCREW INTO BRICK FACET.O. ROOFEL = VARIESBN1ROOF SHEATHINGPER S2.3ROOF FRAMINGPER S2.3(E) 8" CMU WALL2x6 WALL w/ 7/16" SHEATHINGAPPLIED TO EXTERIORT.O. PLATEEL = VARIESBN4PER ARCH2x10 HANGEROUTLOOKERS@ 2'-0" o.c.H2 5A @ EA .RAFTERFULL HEIGHTBLKG BTWNOUTLOOKERSTRANSFER CLIPS PERSHEARWALL SCHED.ROOF SHEATHINGPER S2.3ROOF FRAMINGPER S2.3SIMPSON IUS2.37/14T.O. ROOFEL = 126'-5 3/4"2(N) EXT. WALLPER PLAN3SIMPSON HTSQ16ZKT, OR EQUAL,@ EVERYOTHER ROOF RAFTER.LAYOUT WALL/ROOF FOR STRAPTO BE INSTALLED PER MFR(4) SIMPSONSDS25412T&B OF LEDGER1 1/4" TYP. @T.O. PARAPETEL = 130'-10"FULL HEIGHT LVL/LSL LEDGER,SPLIT ON STUDS IF NEEDEDBNNAILING PER SHEARWALLSCHED @ EXT., FROMLEDGER TO BLOCK NAILw/ 16d @ 6" o.c.PER ARCHROOF SHEATHINGPER S2.3ROOF FRAMINGPER S2.3FULL HEIGHT BLKG @ 16" o.c.T.O. ROOFEL = 126'-5 3/4"A(N) EXT. WALLPER PLANSIMPSON HTSQ16ZKT, OR EQUAL, @EVERYOTHER BLOCK. LAYOUT WALL/BLKGFOR STRAP TO BE INSTALLED PER MFRMIN (6) 16d @EA. STUDT.O. PARAPETEL = 130'-10"FULL HEIGHT LVL/LSL LEDGER,SPLIT ON STUDS IF SPLICE NEEDEDBN10d @ 3" o.c. @ BLKGNAILING PER SHEARWALLSCHED @ EXT., FROMLEDGER TO BLOCK NAILw/ 16d @ 6" o.c.PER ARCHROOF SHEATHINGPER S2.3ROOF BEAMPER S2.3T.O. ROOFEL = 126'-5 3/4"2(N) EXT. WALLPER PLAN3MIN (8) 10d FROM EA.KING STUD TO BEAMT.O. PARAPETEL = 130'-10"FULL HEIGHT LVL/LSLLEDGER, BEYONDBN(1) KING STUD EA.SIDE OF BEAMPOST PER PLANPER ARCHROOF SHEATHINGPER S2.3ROOF FRAMINGPER S2.3ENDWINDOW PER ARCH.BEAM PER PLANT.O. ROOFEL = 126'-5 3/4"NAIL JOIST BLKG INTOT.O. WALL w/ (2) 10dHEADER PER PLANSHEARWALL PER PLAN(N) ROOF SHTG PER S2.3T.O. PLATEEL = 136'-7"BN(N) ROOF RAFTERPER S2.3H2.5A @ EA .RAFTERFULL HEIGHTBLKG BTWNEA. RAFTERTRANSFER CLIPS PERSHEARWALL SCHED.TRANSFER CLIPS PERSHEARWALL SCHED.FULL HEIGHT BLKG @ 24" o.c.BN W. bc cSUBMITTAL DATEPROJECT NUMBERREVIEWED BYDRAWN BYSHEET NUMBERPLOT DATE AND TIME:FILE LOCATION:PROJECT STATUS:THINKTANK AIA © 2015WARNING: IF MARKS DO NOT MEASURE 6" FROM END TO END AND 1" IN BETWEEN, THEN DRAWING IS NOT TO SCALE. DO NOT SCALE DRAWINGS. USE ONLY PROVIDED DIMENSIONS33 NORTH BLACK AVE.BOZEMAN, MT 59715P.406 587.3628 / F. 406 587.4659WWW.THINKTANKAIA.COMEFP OR ISSONGILANENREETMONANAMILLERMATTHEW T14844No. PELICENSED10 WEST MAIN STREET4/13/2016 3:31:04 PM\\OH10\Architecture\Rialto\RIALTO THEATRE NISHKIAN MONKS\RIALTO THEATER -R2016_Struct 04.05.16 - Copy.rvtS6.1CRIALTO THEATERBOZEMAN, MTNON-TYPICALDETAILSCheckerProject NumberAuthor3/1/2016PERMITREVISION SCHEDULENO. REV. DATE 1" = 1'-0"1MOMENT FRAME CONNECTIONAT (E) BRICK WALL 1" = 1'-0"4CLERESTORY SIDE WALL CONN. -WEST SIDE 1" = 1'-0"5CLERESTORY SIDE WALL CONN. -EAST SIDE 1" = 1'-0"3(N) ROOF CONN. TO WOODFRAMED WALL (EAST/WEST) 1" = 1'-0"6(N) ROOF CONN. TO WOODFRAMED WALL (SOUTH) 1" = 1'-0"9(N) ROOF BEAM CONN. TO WOODFRAMED WALL 1" = 1'-0"8WALL-ROOF CONN DETAIL @GRID-D 33 North Black Bozeman, MT 59715 406-587-3628 brian@thinktankaia.com RE: RIALTO THEATRE REMODEL AND SIGNAGE SP /CCOA / DEV Date: 04.20.2016 In response to MEMORANDUM APRIL 20,2016 Section 2 – RECOMMENDED CONDITIONS OF APPROVAL. 2. The seating area on the proposed Marquee referenced in the narrative will not be pursued at this time. The Marquee has been engineered to support live loads. 3. The front façade exterior brick: • Brick will be cleaned of the white paint on the lower portion of the North Façade. • Damaged bricks will be repaired with bricks matching the existing bricks using mortar matching the existing mortar. • The sills, and the brick portion below the sills, of the (2) level_02 windows on the North Façade will be removed to the Level_02 finish floor height in plane with the vertical extents of the existing windows. The Lintel above the (2) existing windows will remain. (2) Wood French Doors with sidelights will be introduced in the created R.O.s with jambs and mullions that match that of the existing windows. (SEE ATTACHED AD.5) 546 1 w A MT 3B R D S N ac B S P S N M 108 West Bab www.nishkian April 20, 2016 Mr. Brian CaldThink Tank De 33 North BlacBozeman, MT Reference: Dear Mr. Cald Subject: Nishkian Mon and comparedcommunity ga Building Code Structural Def1. The e code Categ The lo2. The e Additiadequ framin3. The e earthqrehab demo The pframe In addoccup dangeinade The s resist them requirto forg buildin Please do not Sincerely, NISHKIAN Matt T. Miller, cock, Bozema n.com 6 dwell esign Group ck Ave. T 59715 Rialto Bui dwell: Existing S ks has compl d the existing ather facility. e and referenc ficiencies Notexisting roof s prescribed bagory mandate ower and uppexisting secon onal floor framuate to suppo ng. existing seism quake for the bilitation of the olition of existi proscenium are designed to dition the prospancy of this s erous conditioquate to brac south end of th seismic forceand would gr red to be consgo adding ste ng – helping t t hesitate to c N MONKS P.E. an, MT. 59715 ilding, 10 We Structural De leted a structu structure to pOur evaluatio ce code ASC ted: tructure – bot alanced and des the existing per roof framinnd floor framin ming is requirort the new flo mic lateral forc higher Occupe seismic syst ng second flo rch of the stagresist seismic scenium archstructure. Th on with respece the arch ou he building be es. Seismicareatly impact t structed in thieel frames to t to preserve th contact us with 5 est Main St., eficiencies ural review of planned remoon was based E/SEI Standa th upper and drift snow loadg building is co ng is deficientng system is i red to supporoor framing re ce resisting sy pancy Risk Ctem, new roo oor interior wa ge must be dec forces and t columns impe proscenium ct to stability ut-of-plane, w eyond the sta lly rehabilitatithe use of this is area to strethe north of th he original bri h questions o (406) 582-9 Bozeman, M f the Rialto Bu odel and use od upon local a ard 41-06 – S lower roofs – ds. Reclassifompliant with t for supportinnadequate to rt the floor. Thequired, and im ystem is in ad Category classf and floor dia alls. emolished to to safely supp pede code mam arch as it int during an earwhich could ca age is built wit ng these wals area of the engthen the ehe stage and ck walls and or a need for f 9901 Fax: (406 MT uilding at 10 W of the buildingadopted buildi Seismic Rehab – is deficient in fication of all h code standa ng HVAC equo resist code m he existing prmpedes meth dequate to ens sification for taphragm shea allow for instport the 2nd le andated egresterfaces with rthquake. Thause the arch th clay mason ls would not pbuilding. Add existing lateraparallel with space north o further inform 6) 582-9992 West Main St g as a performing codes: In bilitation of Ex n capacity an floors to a higards for new b uipment. mandated flo roscenium archods for supp sure public sa his project. Aathing is requ tallation of a nevel existing m ss from the bthe existing f he 2nd floor frato collapse d nry walls whic preserve the ditionally, new l force resistinthe north / so of the stage. ation. treet, in Boze mance venuenternational E xisting Buildin nd stiffness to gher Occupanbuilding const or Live Load. ch at the stagporting the new afety in an ev As part of the uired; this req new steel mommult-wythe br uilding for thefloor system i aming systemduring a seism ch are inadeq historic appeaw shear walls ng system; alouth direction man, MT e and Existing ngs. resist ncy Risk truction. ge is in w floor vent of an uires the ment ick wall. e level of s a is mic event. quate to arance of s are llowing us of the 547 MONTANA HISTORIC PROPERTY RECORD For the Montana National Register of Historic Places Program and State Antiquities Database Montana State Historic Preservation Office Montana Historical Society PO Box 201202, 1410 8th Ave Helena, MT 59620-1202 Property Address: Historic Address (if applicable): City/Town: Site Number: (An historic district number may also apply.) County: Historic Name: Original Owner(s): Current Ownership Private Public Current Property Name: Owner(s): Owner Address: Phone: Legal Location PM: Montana Township: Range: ¼ ¼ ¼ of Section: Lot(s): Block(s): Addition: Year of Addition: USGS Quad Name: Year: Historic Use: Current Use: Construction Date: Estimated Actual Original Location Moved Date Moved: UTM Reference www.nris.mt.gov NAD 27 or NAD 83(preferred) Zone: Easting: Northing: National Register of Historic Places NRHP Listing Date: Historic District: NRHP Eligible: Yes No Date of this document: Form Prepared by: Address: Daytime Phone: MT SHPO USE ONLY Eligible for NRHP: □ yes □ no Criteria: □ A □ B □ C □ D Date: Evaluator: Comments: Unknown A 2,3, 20, 21 Story 406.587.3628 548 MONTANA HISTORIC PROPERTY RECORD PAGE 2 Architectural Description Property Name: Site Number: ARCHITECTURAL DESCRIPTION Architectural Style: American 4-Square If Other, specify: Property Type: Agriculture Specific Property Type: Architect: Architectural Firm/City/State: Builder/Contractor: Company/City/State: Source of Information: Commercial Post Office/College Unknown NA Renaissance Revival/Vernacular Unknown 549 MONTANA HISTORIC PROPERTY RECORD PAGE 3 History of Property Property Name: Site Number: HISTORY OF PROPERTY 550 MONTANA HISTORIC PROPERTY RECORD PAGE 4 Information Sources/Bibliography Property Name: Site Number: INFORMATION SOURCES/BIBLIOGRAPHY 551 MONTANA HISTORIC PROPERTY RECORD PAGE 5 Statement of Significance Property Name: Site Number: NATIONAL REGISTER OF HISTORIC PLACES NRHP Listing Date: NRHP Eligibility: Yes No Individually Contributing to Historic District Noncontributing to Historic District NRHP Criteria: A B C D Area of Significance: Period of Significance: STATEMENT OF SIGNIFICANCE 552 MONTANA HISTORIC PROPERTY RECORD PAGE 6 Integrity Property Name: Site Number: INTEGRITY (location, design, setting, materials, workmanship, feeling, association) 553 MONTANA HISTORIC PROPERTY RECORD PAGE 7 Photographs Property Name: Site Number: Feature # Facing: Description: Feature # Facing: Description: 554 MONTANA HISTORIC PROPERTY RECORD PAGE 8 Site Map Property Name: Site Number: 555 MONTANA HISTORIC PROPERTY RECORD PAGE 9 Topographic Map Property Name: Site Number: 556 North Elevation (Front) Rialto Theater 10-12 West main Street Bozeman, Montana MONTANA HISTORIC PROERTY RECORD FORM 557 Rialto Theater 10-12 West Main Street Bozeman, Montana MONTANA HISTORIC PROERTY RECORD FORM Theater Main entry South Elevation (Rear) 558 Rialto Theater 10-12 West Main Street Bozeman, Montana MONTANA HISTORIC PROERTY RECORD FORM Main Street view looking southwest (context image) Streetscape 559 Rialto Theater 10-12 West Main Street Bozeman, Montana MONTANA HISTORIC PROERTY RECORD FORM Alley south of property View looking west—property to the right Alley view to building and lower level thea- ter entrance 560 Rialto Theater 10-12 West Main Street Bozeman, Montana MONTANA HISTORIC PROERTY RECORD FORM Alley view to building and lower level west theater entrance Alley view to building. Note ghost sign Alley view looking east. Property to the left. 561 Rialto Theater 10-12 West Main Street Bozeman, Montana MONTANA HISTORIC PROERTY RECORD FORM Brick detail—note painted masonry of the Rialto and unpainted brick of adjacent building. Brick detail—note former marquee location evidenced by shadow image. 562 Rialto Theater 10-12 West Main Street Bozeman, Montana MONTANA HISTORIC PROERTY RECORD FORM Stone detail Stone detail right of upper level entry door 563 Rialto Theater 10-12 West Main Street Bozeman, Montana MONTANA HISTORIC PROERTY RECORD FORM Upper level entry door hardware Interior view from second floor looking to entry 564 Rialto Theater 10-12 West Main Street Bozeman, Montana MONTANA HISTORIC PROERTY RECORD FORM View of theater from rear to proscenium arch/stage area 565 Rialto Theater 10-12 West Main Street Bozeman, Montana MONTANA HISTORIC PROERTY RECORD FORM View of theater from stage area to rear of theater (view looking north) 566 Rialto Theater 10-12 West Main Street Bozeman, Montana MONTANA HISTORIC PROERTY RECORD FORM View of proscenium arch 567 Rialto Theater 10-12 West Main Street Bozeman, Montana MONTANA HISTORIC PROERTY RECORD FORM View of projection room (mezzanine level) 568 Rialto Theater 10-12 West Main Street Bozeman, Montana MONTANA HISTORIC PROERTY RECORD FORM View of front lobby (entry doors to the right) view looking west 569 Rialto Theater 10-12 West Main Street Bozeman, Montana MONTANA HISTORIC PROERTY RECORD FORM View from lobby south to first floor restroom 570 Rialto Theater 10-12 West Main Street Bozeman, Montana MONTANA HISTORIC PROERTY RECORD FORM View from lobby east to mezzanine stair. Entry doors to left. View looking east 571 Rialto Theater 10-12 West Main Street Bozeman, Montana MONTANA HISTORIC PROERTY RECORD FORM View frm lobby through ticket booth to Main Street First floor storage closet 572 Rialto Theater 10-12 West Main Street Bozeman, Montana MONTANA HISTORIC PROERTY RECORD FORM View to rear wall second floor Window detail view looking south 573 Rialto Theater 10-12 West Main Street Bozeman, Montana MONTANA HISTORIC PROERTY RECORD FORM View from second floor south room. View looking to central core View from central core to south room second floor 574 Rialto Theater 10-12 West Main Street Bozeman, Montana MONTANA HISTORIC PROERTY RECORD FORM Second floor restroom located in central core Detail,. Second floor restroom located in central core. 575 Rialto Theater 10-12 West Main Street Bozeman, Montana MONTANA HISTORIC PROERTY RECORD FORM Second floor front room view looking northeast 576 Rialto Theater 10-12 West Main Street Bozeman, Montana MONTANA HISTORIC PROERTY RECORD FORM Second floor front rooms view looking northwest 577 Rialto Theater 10-12 West Main Street Bozeman, Montana MONTANA HISTORIC PROERTY RECORD FORM Second floor front windows (west) Second floor front windows (east) 578 Rialto Theater 10-12 West Main Street Bozeman, Montana HISTORIC PHOTOS 579 Rialto Theater 10-12 West Main Street Bozeman, Montana HISTORIC PHOTOS 580 Rialto Theater 10-12 West Main Street Bozeman, Montana HISTORIC PHOTOS 581 Rialto Theater 10-12 West Main Street Bozeman, Montana HISTORIC PHOTOS 582 Rialto Theater 10-12 West Main Street Bozeman, Montana 583 584 585 586 587 588 589 590 591 592 593 594 595 596 From: Bob Risk <brisk@BOZEMAN.NET> Date: April 25, 2016 at 3:51:30 PM MDT To: Wendy Thomas <WThomas@BOZEMAN.NET> Subject: Rialto Theatre Wendy- During my meeting with the Engineer at the Rialto Theatre I discussed the proposed remodel/renovation of the theatre and the building code retrofits that would be required due to the extent of the work that was proposed. According to the International Existing Building Code, this project will be classified as a “Level 3” alteration that includes a complete change of use/occupancy of the second floor and increasing the overall occupant load of the building to approximately 650 people. The existing structural system of the building includes a clear span roof rafters and floor joists that span from party wall to party wall and unreinforced load bearing masonry walls on the perimeter that are supported by a rubble foundation. The lateral system consists of 1X diagonal sheathing over wood joists for diaphragms supported by unreinforced masonry shear walls. In addition to reinforcing and supporting the over spanned second floor joists, in order to meet the minimum building code safety requirements for the “A” occupancy and the increased occupant load, a major seismic retrofit of the building will be required. We discussed the possibility of saving the existing proscenium arch over the stage and unfortunately its location interferes with the installation of a mid-span steel beam that must be installed to support the second floor framing system. I was hoping that the arch would be structurally sound enough to become a part of the second floor framing system upgrade but that was not the case. The arch itself is also constructed of unreinforced masonry and is not adequate to support anything other than the existing gravity load it currently supports and it certainly is not adequate to withstand even a moderate seismic event. In addition, according to the Engineer’s seismic design, a steel moment frame must be installed in that location to provide lateral support for the structure and the new second floor framing system. In addition to the seismic retrofit, the change of occupancy and the increased occupant load require modification of the existing emergency egress path. See photo below. 597 The point where the egress path narrows is where it goes through the arch. In order to widen the required exit path to the minimum width, a larger opening into the structural support of the arch would be required, further weakening the structure. We discussed every option and idea for saving the arch, but after considering the code required modifications and retrofits to the building and the egress path, we concluded that it’s just not technically feasible. Please let me know if I can provide any additional information. Bob 598