HomeMy WebLinkAboutTHE LYRIC CINEMA CAFE - PDP - PDP160008 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWhftp://www.fcgov.com/developmentreview/applications.php.
8. The request will be subject to the Development Review Fee Schedule that is available in the Community
Development and Neighborhood Services office. The fees are due at the time of submittal of the required
documents for the appropriate development review process by City staff and affected outside reviewing
agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal.
9. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
Pre -Submittal Meetings for Building Permits
Pre -Submittal meetings are offered to assist the designer/builder by assuring, early on in the design, that
the new commercial or multi -family proiects are on track to complying with all of the adopted City codes
and Standards listed below. The proposed project should be in the early to mid -design stage for this
meeting to be effective and is typically scheduled after the Current Planning conceptual review meeting.
Applicants of new commercial or multi -family projects are advised to call 970416-2341 to schedule a
pre -submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations
and be able to discuss code issues of occupancy, square footage and type of construction being
proposed. UR response: noted, thank you. We shall arrange in the near future.
Construction shall comply with the following adopted codes as amended:
2012 International Building Code (IBC)
2012 International Residential Code (IRC)
2012 International Energy Conservation Code (IECC)
2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
2012 International Plumbing Code (/PC) as amended by the State of Colorado
2014 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI Al17.1-2009.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5.
Energy Code Use
1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC Chapter 4.
2. Multi -family and Condominiums 3 stories max: 2012 IECC Chapter 4 Residential Provisions.
3. Commercial and Multi -family 4 stories and taller: 2012 IECC Chapter 4 Commercial Provisions.
Fort Collins Amendments effective starting 2/17/2014. A copy of these requirements can be obtained at
the Building Office or contact the above phone number.
Mason St that is within or adjacent to the property line. Since it may not make sense to construct it now,
a payment in lieu for the construction of the roadway would be accepted. As with the repays this
payment in lieu of construction would need to be provided prior to the issuance of a building permit. If
the developer does construct Mason Street it is eligible for street oversizing reimbursement since the
roadway is considered a collector roadway and is shown on the master street plan. Oversizing
reimbursement is for the improvements that are beyond the properties local street obligation. An exact
alignment for this street has not yet been identified, but this can be determined if you wish to proceed
with a project on this site.
14. We see Mason Street splitting the western property line, therefore the project shall dedicate 33 feet of
right-of-way (1/2 of the roadway width) along the western boarder of the property and shall dedicate the
standard 9 foot utility easement adjacent to this.
Department: Electric Engineering
Contact: Janet McTague, 970-224.6154, jmctaque(aifc-qov.com
1. Power is available from along College Avenue. Normal development charges will apply. Please
coordinate a transformer location with Light and Power
Planning Services
Contact: Jason Holland, 970.224.6126, iholland(a)fcgov.com
1. Building elevations are required with the submittal. Building standards apply, refer to LUC section 3.5.1
and 3.52. The operational and physical improvements must be compatible with the surrounding uses
including providing adequate parking.
2. The North College Corridor Plan includes policy goals for community appearance and design (CAD).
Reference page 46 CAD policies 2.1, 2.2 and 2.3. that call for combinations of durable, simple, authentic
materials such as steel and masonry. !JR response: The building shall be a variety of metal siding materials.
3. The proposed development project is subject to a Type 1 review and public hearing, the decision maker
for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is
not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to
notify your neighbors of the proposal, please let me know and I can help you in setting a date, time and
location for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid
potential hiccups that may occur later in the review process. 'JR response: Neighborhood Meeting completed.
4. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color
coded flowchart with comprehensive, easy to read information on each step in the process. This guide
includes links to just about every resource you need during development review.
5. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code
(LUC), including Article 3 General Development Standards. The entire LUC is available for your review on
the web at http://www.colocode.com/ftcollins/landuse/begin.htm.
6. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard
Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of
the LUC for more information on criteria to apply for a Modification of Standard.
7. Please see the Submittal Requirements and Checklist at:
3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks,
curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced
or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of
completed improvements and/or prior to the issuance of the first Certificate of Occupancy.
4. All public sidewalk, driveways and ramps existing or proposed adjacent or within the site need to meet
ADA standards, if they currently do not, they will need to be reconstructed so that they do meet current
ADA standards as a part of this project. The existing driveway will need to be evaluated to determine if it
meets ADA standards or will need to be reconstructed.
5. Any public improvements must be designed and built in accordance with the Larimer County Urban Area
Street Standards (LCUASS). They are available online at:
hftp://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
6. This project is responsible for dedicating any right-of-way and easements that are necessary for this
project. Any existing easements that are not needed as a part of the project can be reviewed thorough
the development process and vacated on the plat. If you wish to request an easement vacation prior to
any project submittal information on the process and costs can be found at:
http://www.fcgov.com/engineering/dev-review.php
NE Response: Noted, thank you.
7. Utility plans will be required and a Development Agreement will be recorded once the project is
finalized.
NE Response: Noted, thank you.
8. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
9. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking
design.
10. The street frontage along College Ave was recently built with a City of Fort Collins Engineering Capital
Improvement project. With development of this property the project would be required to repay the City
for the developer's local street portion of the improvements fronting the project, including right-of-way
acquisition. The applicant should contact Dean Klinger in Engineering Capital Projects (221-6511) for
establishment of the repay obligation amount for the right-of-way purchase, which would be required prior
to the issuance of building permit on the property. The frontage reimbursement amount would be $207
per liner foot if paid prior to December 31, 2014.
11. This site is adjacent to CDOT roadway and all access to the site off of College Ave is governed by an
access control plan. The access control plan will need to be followed and implemented with any project.
Plans will need to be routed to CDOT for review and approval and the applicant will potentially need to
obtain or update an access permit from CDOT. Feel free to contact me for more information about this
requirement if necessary. UR response: with Access Point granted, do we need to submit to CDOT?
12. The US 287 Access Management Plan (short term) identifies a shared access point with this property and
1203 North College Ave (property to the south) and is consistent with what was recently constructed with
the City improvements project.
13. The City of Fort Collins Master Street Plan and the US 287 Access Management Plan identifies future
Mason St, as a collector street (without parking), continuing north along the western portion of the
property. It will be the development's responsibility to dedicate the right-of-way required for Mason St
across this property. It is also the development's responsibility to design and construct the portion of
turning around fire apparatus.
> The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50
feet outside. Turning radii shall be detailed on submitted plans.
> Be visible by painting and/or signage, and maintained unobstructed at all times.
> Special requirements for buildings greater than 30' in height. Contact PFA for details.
International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D: FCLUC 3.6.2(B)2006 and
Local Amendments.
3. WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A hydrant is
required within 300' of the building. Without a scaled site plan for study, it is unclear if this requirement is
being met. Code language provided below.
IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi
residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter.
4. COMMERCIAL KITCHEN HOODS
IFC 609.2. A Type I hood shall be installed at or above all commercial cooking appliances and domestic
cooking appliances used for commercial purposes that produce grease vapors.
5. PUBLIC -SAFETY RADIO AMPLIFICATION SYSTEM
New buildings require a fire department, emergency communication system evaluation after the
core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to
define separate buildings. Where adequate radio coverage cannot be established within a building,
public -safety radio amplification systems shall be designed and installed in accordance with criteria
established by the Poudre Fire Authority. Poudre Fire Authority Bureau Admin Policy #07-01
6. PREMISE IDENTIFICATION
IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or
approved building identification placed in a position that is plainly legible, visible from the street or road
fronting the property, and posted with a minimum of six-inch numerals on a contrasting background.
Where access is by means of a private road and the building cannot be viewed from the public way, a
monument, pole or other sign or means shall be used to identify the structure.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex cDfcgov.com
1. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3),
requires that you use native plants and grasses in your landscaping or re landscaping and reduce
bluegrass lawns as much as possible.
Department: Engineering Development Review
Contact: Sheri Langenberger, 970.221-6573, slangenbergeraPfcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit.
Please contact Matt Baker at 224-6108 if you have any questions.
2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional
information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php
in accordance with the Fort Collins Stormwater Manual.
NE Response: Noted, thank you.
6. The design of this site must conform to the drainage basin design of the Dry Creek Master Drainage Plan
as well the Fort Collins Stormwater Criteria Manual.
NE Response: Noted, thank you.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, ilynxwileratoudre-fire.orq
1. MIXED USE OCCUPANCY
Fire code requirements for mixed -use, assembly occupancies shall apply.
Movie theater: A-1 occupancy
Performance theater: A-1 occupancy
Restaurant/Bar: A-2 occupancy
Gallery space: A-3 occupancy
Retail space: B occupancy
I fully expect all spaces would default to an A-2 if drinking and dining is allowed within the theater and
common areas, as is currently the policy at the existing Lyric Cinema, however further discussion may be
needed.
For your reference: An A-2 occupancy will require a sprinkler system if the occupant load exceeds 99
persons within a fire area. An A-1 occupancy will require a sprinkler system if the occupant load exceeds
300 persons or contains a multi-plex theater. JR response: Noted, thank you.
2. FIRE LANES
Fire access to within 150' of all portions of the building is required. Access may not be calculated from
College Ave, a state highway. Without specific site details, it appears an Emergency Access Easement
would be required. Code language and fire lane specifications provided below.
IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building
hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply
with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all
portions of the exterior walls of the first story of the building as measured by an approved route around
the exterior of the building or facility. When any portion of the facility or any portion of an exterior wall of
the first story of the building is located more than 150 feet from fire apparatus access, the fire code official
is authorized to increase the dimension if the building is equipped throughout with an approved,
automatic fire -sprinkler system.
FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria
already contained in relevant standards and policies, any new fire lane must meet the following general
requirements:
> Shall be designated on the plat as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
> Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for
Contact: Shane Boyle, 970.221.6339, sboyle fcgov.com
A drainage report, erosion control report, and construction plans are required and they must be prepared
by a Professional Engineer registered in Colorado. The drainage report must address the four -step
process for selecting structural BMPs. Standard operating procedures (SOPs) for all onsite drainage
facilities need to be prepared by the drainage engineer and there is a final site inspection required when
the project is complete and the maintenance is handed over to an HOA or another maintenance
organization. The erosion control report requirements are in the Fort Collins Stormwater Manual, Section
1.3.3, Volume 3, Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this
section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or ischlam(a).fcgov.com.
NE Resoonse Noted. thank you
2. Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate
and the 2 year historic release rate. The release point for the site is the existing storm sewer in College
Avenue.
NE Response: Noted, thank you.
3. Fifty percent of the site runoff is required to be treated using the standard water quality treatment as
described in the Fort Collins Stormwater Manual, Volume 3-Best Management Practices (BMPs).
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulati
ons/stormwater-criteria) Extended detention is the usual method selected for water quality treatment,
however the use of any of the BMPs is encouraged.
NE Response: Per our meeting/discussion with Shane Boyle on Wednesday 2/17 we will provide LID treatment
for 100% of the site and not be required to provide additional water quality extended detention. The LID
treatment will be provided at the western end and detention will be provided for the remainder of the proposed
pond.
4. Low Impact Development (LID) requirements are required when the impervious area is increased or a
site is required to be brought into compliance with the Land Use Code. These require a higher degree
of water quality treatment for 50% of the new impervious area and 25% of new paved areas must be
pervious. Information can be found on the EPA web site at:
hftp://water.epa.gov/polwaste/g reen/bbfs.cfm?goback=.gde_4605732_member_219392996.
LID design information can be found on the City's web site at:
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulatio
ns/stormwater-criteria.
NE Response: Per our meeting/discussion with Shane Boyle on Wednesday 2/17 we will provide LID treatment
for 100% of the site and not be required to provide additional water quality extended detention. The LID
treatment will be provided at the western end and detention will be provided for the remainder of the proposed
the pond.
5. The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 sq.-ft.) for new impervious area
over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.-ft.) review fee. No fee is charged for existing
impervious area. These fees are to be paid at the time each building permit is issued. Information on
fees can be found on the City's web site at
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or
contact Jean Pakech at 221-6375 for questions on fees. There is also an erosion control escrow required
before the Development Construction permit is issued. The amount of the escrow is determined by the
design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount
further details) UR response: Noted, thank you.
6. If you provide parking:
LUC 3.2.1(E)(5) A minimum of 6% of the interior space of all parking lots is required to be landscaped.
Please show the calculations on how this is being met.
LUC 3.2.1(E)(4) Parking lot Perimeter landscaping is required (these areas are not part of the interior
landscaping). UR response: Noted, thank you.
7. LUC 3.5.3 These building design and location standards do apply. At least 30% of the total length of the
building along College Ave. must be at least 10 feet and no more than 25 feet from the street right-of-way
UR response: Noted, thank you.
8. LUC 3.2.5 All development, to the extent reasonably feasible, shall provide adequately sized
conveniently located, accessible trash and recycling enclosures. UR response: Noted, thank you.
Department: Water -Wastewater Engineering
Contact: Shane Boyle, 970.221.6339, sbovle(a)fcaov.com
1. Existing water mains and sanitary sewers in this area include an 8" water main on the east side of
College and a 12" sanitary sewer that bisects the site from north to south.
NE Response: Noted, thank you.
2. As indicated in the application letter, there are some questions as to the exact location and purpose of
the existing Utility Easement. The sewer main was originally installed in 1956 and it6is possible there is
no formal easement in place. As part of this development, a 30' Utility Easement would need to be
dedicated to the City if there is not one already in place. If the existing easement is not centered on the
sanitary sewer, it6is possible this easement may be for another utility and may require further
investigation.
NE Response: Noted, thank you.
3. It does not appear there are water or sewer services installed for this site. If that is the case, new service
lines will need to be connected at the main.
NE Response: Noted, thank you.
4. The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards
5. Development fees and water rights will be due at building permit.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson(cDfc4ov.com
1. All the adjacent street road improvements have been made to College Avenue so no sidewalk, bike
lane etc work will need to be done.
2. A traffic impact memo or intermediate study will be needed to address access location, circulation, etc.
The memo should discuss the access control plan along College, and any proposed access road west
of College (Mason). Contact me to scope the study. UR response: A traffic memo has been provided.
Department: Stormwater Engineering
Fo` rt Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6760
970.224.6134 - fax
fcgov.com
November 21, 2014
Ben Mozer
Lyric Cinema Cafe
300 E Mountain Ave.
Fort Collins, CO 80524
Re: 1209 N College - Movie Theater
Description of project: This is a request to construct a movie theater at 1209 N College (parcel
#9702434002). The movie theater will have 3 screens and will also contain an 80-seat restaurant/cafe. One
screen will also feature a stage for live music events. The parcel is located in the Service Commercial (CS)
zone district. This project will be subject to Administrative (Type 1) review.
Please see the following summary of comments regarding the project request referenced above. The
comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed
components of the project application. Modifications and additions to these comments may be made at the
time of formal review of this project. If you have any questions regarding these comments or the next steps in
the review process, you may contact the individual commenter or direct your questions through the Project
Planner, Jason Holland, at 970-224-6126 or jholland@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Ali van Deutekom, 970-416.2743, avandleutekom(aMcaov.corn
1. If you do provide parking please see Land Use Code (LUC) section 3.2.2(K)(1)(h) for maximum spaces
allowed. UR response: Noted, thank you.
2. If you provide parking please see section LUC 3.2.2(K)(5) for Handicap parking requirements.
UR response: Noted, thank you.
3. If you provide parking: UR response: Noted, thank you.
LUC 3.2.2(L) Table A and B
Standard 90 degree parking stall is 19'x 9'
Two-way drive aisle is a minimum of 24' in width
4. LUC 3.2.2(C)(b) Theaters have a minimum bicycle parking requirement based on 1/30 seats, minimum of
4 spaces, all of these spaces could be fixed bicycle rakes. UR response: Noted, thank you.
5. LUC 3.2.1 A landscape plan is required which includes but is not limited to street trees (see section for