HomeMy WebLinkAbout2620 W. ELIZABETH ST., SINGLE-FAMILY DETACHED - PDP - PDP160037 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCommunity Development and
Neighborhood Services
281 North College Avenue PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com
June 13, 2016
Tony Wille
Flagstone Investments, LLC
PO Box 2796
Gillette, WY 8513882717
Re: 2620 W Elizabeth St - Single-Family Detached - RESPONSES
Description of project:
This is a request to build a 8-10 single family detached homes at 2620 W Elizabeth St (parcel
#9716253001). The development would take access off Elizabeth St and would be served by a
private drive. Each home would be 2-3 stories in height. The site is located in the Low Density
Residential (RL) zone district. This proposal will be subject to Administrative (Type I) 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, Clay Frickey, at
970-224-6045 or cfrickey@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com
1. The maximum built square footage of each home can be up to 1/3rd of the lot square footage.
So, a 6,000 SF lot can build up to 2,000 SF of home. We do not count the first 720 SF of garage.
RESPONSE: Acknowledged
Department: Water-Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
1. Existing water mains in the vicinity include a 12-inch main in Elizabeth and 1 6-inch main dead
ending at the property line from Pear Street. The only existing sewer main in the vicinity is an 8-
inch main just north of the site in Pear Street.
RESPONSE: Acknowledged. Connections completed accordingly.
2. The proposed site plans, as shown, do not appear to allow for connection to the water and sewer
mains in Pear Court. The sewer main in Pear Court is the only feasible connection point for this
development. In addition, to adequately serve this site, a water main loop will be needed that
connects the 6-inch main in Pear Court to the 12-inch main in Elizabeth.
RESPONSE: Acknowledged, Loop completed.
3. Water service for the existing house is tapped from the main in Elizabeth. This service will need
to be reused or abandoned at the main with this development. There does not appear to be
sewer service to this property at this time.
RESPONSE: Water service to remain. A connection to the new sanitary line will be required.
4. The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards
RESPONSE: Thank you
5. Development fees and water rights will be due at building permit.
RESPONSE: Acknowledged
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
1. The anticipated change in traffic volume is not expected to rise to the threshold of needing a TIS.
Based on section 4.2.3.D of LCUASS, the Traffic Impact Study requirement can be waived.
Although the official study can be waived, there will be some traffic related items that need to be
addressed, such as access location, potential neighborhood impacts etc.
RESPONSE: Thank you we appreciate the waiver.
2. The preferred access from a traffic operational standpoint would be off the neighborhood street,
not from West Elizabeth.
RESPONSE: Acknowledged
3. There are some adjacent street improvements along West Elizabeth that will be needed. They
should be consistent with the proposals in the West Elizabeth Enhanced Travel Corridor Plan.
RESPONSE: Acknowledged
4. Think about great bike and pedestrian connections to neighboring areas.
RESPONSE: Acknowledged
Department: Stormwater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
1. The design of this site must conform to the drainage basin design of the Canal Importation
Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
RESPONSE: Comment acknowledged
2. 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. 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 jschlam@fcgov.com.
RESPONSE: Comment acknowledged
3. Onsite detention is required for the runoff volume difference between the 100-year developed
inflow rate and the 2-year historic release rate. The outfall point for this site is into the Elizabeth
Street right-of-way.
RESPONSE: Comment acknowledged. Refer to the Preliminary Drainage Report for additional
detail.
4. 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-
guideli nes-regulations/stormwater-criteria) Extended detention is the usual method selected for
water quality treatment; however the use of any of the BMPs is encouraged.
RESPONSE: Comment acknowledged. Refer to the Preliminary Drainage Report for additional
detail.
5. Low Impact Development (LID) requirements are required on all new or redeveloping property
which includes sites required to be brought into compliance with the Land Use Code. These
require a higher degree of water quality treatment with one of the two following options:
A. 50% of the newly added or modified impervious area must be treated by LID techniques and
25% of new paved areas must be pervious.
RESPONSE: Comment acknowledged. Refer to the Preliminary Drainage Report for additional
detail. To the maximum extent practicable, the design addresses comment 3 and 4.
75% of all newly added or modified impervious area must be treated by LID techniques.
Standard operating procedures (SOPs) for all onsite drainage facilities will be included as
part of the Development Agreement. More information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-
development
RESPONSE: Comment acknowledged. Refer to the Preliminary Drainage Report for
additional detail. To the maximum extent practicable, the design addresses comment 3 and
4.
6. Per Colorado Revised Statute §37-92-602 (8) effective August 5, 2015, criteria regarding
detention drain time will apply to this project. As part of the drainage design, the engineer will be
required to show compliance with this statute using a standard spreadsheet (available on
request) that will need to be included in the drainage report. Upon completion of the project, the
engineer will also be required to upload the approved spreadsheet onto the Statewide
Compliance Portal. This will apply to any volume based stormwater storage, including extended
detention basins and bio-retention cells.
RESPONSE: Comment acknowledged.
7. The 2016 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious area
over 350 sq. ft. and there is a $1,045.00/acre 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 at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-
investment-developme nt-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 in accordance with the Fort
Collins Stormwater Manual.
RESPONSE: Comment acknowledged.
Department: Historic Preservation
Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com
1. Any exterior changes to or demolition of buildings 50 years old or older need to be reviewed
under the City’s Demolition/Alteration Review Process (Municipal Code Section 14-72). This
process determines a building or structure’s eligibility to qualify for recognition as a Fort Collins
Landmark. The determination of eligibility requires current color photographs of all sides of each
building or structure, provided by the applicant. Sufficient photos should be taken to show the
current condition of the building, especially any previous alterations or additions. Additionally,
photos of the front elevation of abutting buildings or structures in each direction are also
required, to show the context of the building. Digital photos are encouraged, and may be sent to
mbzdek@fcgov.com. Hard copies may be sent to
P.O. Box 580, 80522; or dropped off at CDNS, 1st Floor, 281 N. College Ave.
RESPONSE: Acknowledged and submitted.
2. If any of the buildings or structures are found to be individually eligible for Landmark designation,
then the project would be reviewed for compliance with LUC Section 3.4.7. Section 3.4.7. is
intended to ensure that, to the maximum extent feasible: (1) historic sites, structures or objects
are preserved and incorporated into the proposed development and any undertaking that may
potentially alter the characteristics of the historic property is done in a way that does not
adversely affect the integrity of the historic property; and (2) new construction is designed to
respect the historic character of the site and any historic properties in the surrounding
neighborhood.
RESPONSE: Acknowledged and submitted. None found to be eligible for historic preservation
3. Historic Preservation Staff and the Landmark Preservation Commission are always available to
assist with free professional advice and complimentary design reviews on issues affecting
historic properties.
RESPONSE: Thank you
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. FIRE LANES
Fire access is required to within 150' of all exterior portions of the building, or facility as
measured by an approved route around the perimeter. For the purposes of this section, fire
access cannot be measured from an arterial road. All fire lanes or private roads serving as fire
lanes shall be dedicated as an Emergency Access Easement and be designed to standard fire
lane specifications. Dead-end roads in excess of 660' in length require a second point of access.
Bringing access in from Pear St. would not appear to trigger a second point of access, however a
turnaround 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.
RESPONSE: Understood. Thank you.
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 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 No Parking-Fire Lane signage, and maintained unobstructed at all
times.
> Additional access requirements exist for buildings greater than 30' in height. Refer to Appendix
D of the 2012 IFC or 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.
RESPONSE: Understood. Thank you.
2. CUL-DE-SACS
FCLUC 3.6.2(B): Cul-de-sacs are permitted only if they do not exceed 660 feet in length and
have a turnaround at the end with a minimum outside turning radius of 50 feet (100 foot
diameter).
RESPONSE: Understood. Thank you.
3. WATER SUPPLY
IFC 508.1 and Appendix B: RESIDENTIAL REQUIREMENTS: Within the Urban Growth
Area, hydrants to provide 1,000 gpm at 20 psi residual pressure, spaced not further than 400
feet to any building, on 800-foot centers thereafter.
RESPONSE: Understood. Thank you.
Department: Environmental Planning
Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com
1. An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500
feet of a natural habitat feature (irrigation ditch). Please note the buffer zone standard of 50’ for
ditches that are identified as wildlife corridors, as outlined in Section 3.4.1(E) of the Land Use
Code, as you proceed with your site design process. Based on site conditions, a memo-based
ECS can be submitted that addresses (a) the type of vegetation present on the site and
particularly along the ditch, (b) what wildlife utilize the ditch area, (c) based on your ecologist’s
professional opinion, whether or not the ditch in this area qualifies as a wildlife corridor, and (d)
the extent of any wetlands along the ditch. Once we have this information, staff will be able to
better evaluate whether the buffer zone standards should be applied and the implications to your
project as a result. Please note that the Ecological Characterization Study is due a minimum of
10 days prior to the PDP submittal.
RESPONSE: ECS submitted to the City in August 2016
2. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article
3.2.1 (E)(3), requires that you use low-water-use plants and grasses in your landscaping or re-
landscaping and reduce bluegrass lawns as much as possible. Native and wildlife-friendly
landscaping is encouraged as well.
RESPONSE: Acknowledged
3. The applicant should make note of Article 3.2.1(C) that requires developments to submit a
landscape and tree protection plan, and if receiving water service from the City, an irrigation plan,
that: "...(4) protects significant trees, natural systems, and habitat, and (5) enhances
the pedestrian environment". Note that a significant tree is defined as a tree having DBH
(Diameter at Breast Height) of six inches or more. If any of the trees within this site have a DBH
of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City
Forester (970-221-6361 or tbuchanan@fcgov.com) to determine the status of the existing trees
and any mitigation requirements that could result from the proposed development.
RESPONSE: Acknowledged. Meeting will be schedule with the City after 1st submittal to provide
any time required to work through major site / drainage issues first
4. If tree mitigation is necessary, please include the following note on the tree mitigation plan and/or
landscape plan, as appropriate: “All tree removal shown shall be completed outside of the
songbird nesting season (Feb 1 - July 31) or a survey will be conducted of the trees to be
removed to ensure that no active nests are present."
RESPONSE: Acknowledged
5. In regard to LED light fixtures, IDA (International Dark-Sky Association) recommends using
lighting that has a color temperature of no more than 3000 degrees Kelvin in order to limit the
amount of blue light in the night environment, as blue light brightens the night sky more than any
other color of light. Both LED and metal halide fixtures contain large amounts of blue light in their
spectrum, and exposure to blue light at night has been shown to harm human health and
endanger wildlife. Please consider a warmer color temperature (warm white, 3000K or less) for
your LED light fixtures. Please also consider fixtures with dimming capabilities so that light levels
can be adjusted as needed.
RESPONSE: Acknowledged
6. Please be aware, the creation or enforcement of covenants that prohibit or limit xeriscape or
drought-tolerant landscapes, or that require primarily turf-grass are prohibited by both the State
of Colorado and the City of Fort Collins.
RESPONSE: Acknowledged
7. Our city has an established identity as a forward-thinking community that cares about the quality
of life it offers its citizens and has many sustainability programs and goals that may benefit your
project. Of particular interest may be the:
1. Green Building Program: http://www.fcgov.com/enviro/green-building.php, contact Tony
Raeker at 970-416-4238 or traeker@fcgov.com
2. Solar Energy:
http://www.fcgov.com/utilities/residential/renewables/solar-contractors-resources, contact
Norm Weaver at 970-416-2312 or nweaver@fcgov.com
3. Urban Agriculture: http://www.fcgov.com/developmentreview/urbanagriculture.php
Please consider the City's sustainability goals and ways for your development to engage with
these efforts.
RESPONSE: Acknowledged
Department: Engineering Development Review
Contact: Katie Sexton, 970-221-6501, ksexton@fcgov.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.
RESPONSE: Acknowledged
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
RESPONSE: Acknowledged
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. 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 the slopes and width will meet ADA requirements or if they need
to be reconstructed so that they do.
RESPONSE: Acknowledged
4. This project is responsible for the design and construction of public improvements along its
Elizabeth frontage, including curb, gutter, parkway, and detached sidewalk.
RESPONSE: Acknowledged
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:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
RESPONSE: Acknowledged
6. This project is responsible for dedicating any right-of-way and easements that are necessary or
required by the City for this project. This shall including the standard utility easements that are to
be provided behind the right-of-way (15 foot along Elizabeth 9 foot along Pear Street).
RESPONSE: Per the West Plum Street Plat, 30’ of R.O.W is being shown with this submittal.
The face of the existing house is 10.5’ from the 30’ R.O.W. therefore 10’ is being shown for the utility
easement. Per the 2-lane arterial standard 22’ of R.O.W. would be required instead of the 30’ to
meet the north half (42’) of the 84’ R.O.W. 2 lane arterial requirements. Dedicating the 22’ of R.O.W.,
as was noted as an early meeting with staff, would allow the 15’ easement. Our preference would be
to revise to the 22’ R.O.W.
7. Access spacing standards for a 2-lane arterial (460 feet CL to CL) will prohibit access from
Elizabeth for this development (if necessary an emergency access only may be permitted). As
noted on the West Plum Street PUD Plat: “When Tract A (2620 W Elizabeth) develops, Pear
Street shall be extended to provide public street access for Tract A.” It seems that the intention
was for the property to take access from Pear Street rather than Elizabeth.
RESPONSE: Access will be taken from Pear Street via a private drive.
8. Utility plans will be required and a Development Agreement will be recorded once the project is
finalized.
RESPONSE: Acknowledged.
9. As of January 1, 2015 all development plans are required to be on the NAVD88 vertical datum.
Please make your consultants aware of this, prior to any surveying and/or design work.
RESPONSE: Acknowledged
10. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on
the site.
RESPONSE: Acknowledged
11. All fences, barriers, posts or other encroachments within the public right-of-way are only
permitted upon approval of an encroachment permit. Applications for encroachment permits shall
be made to Engineering Department for review and approval prior to installation. Encroachment
items shall not be shown on the site plan as they may not be approved, need to be modified or
moved, or if the permit is revoked then the site/ landscape plan is in
non-compliance.
RESPONSE: Acknowledged
12. Any rain gardens within the right-of-way cannot be used to treat the development/ site storm
runoff. We can look at the use of rain gardens to treat street flows – the design standards for
these are still in development.
RESPONSE: Acknowledged
13. Bike parking required for the project cannot be placed within the right-of-way and if placed just
behind the right-of-way need to be placed so that when bikes are parked they do not extend into
the right-of-way.
RESPONSE: Acknowledged
14. In regards to construction of this site: the public right-of-way shall not be used for staging or
storage of materials or equipment associated with the Development, nor shall it be used for
parking by any contractors, subcontractors, or other personnel working for or hired by the
Developer to construct the Development. The Developer will need to find a location(s) on private
property to accommodate any necessary Staging and/or parking needs associated with the
completion of the Development. Information on the location(s) of these areas will be required to
be provided to the City as a part of the Development Construction Permit application.
RESPONSE: Acknowledged
Department: Electric Engineering
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
1. Light & Power has existing single-phase electric facilities stubbed at this proposed site from Pear
St. Power will most likely come from Pear St. A utility easement will be necessary to bring power
through the lots on the North portion of the site.
RESPONSE: Acknowledged
2. Any relocation or modification to existing electric facilities will be at the expense of the
owner/developer. If Light & Power’s existing electric facilities are to remain within the limits of the
project they must be located within a utility easement.
RESPONSE: Acknowledged
3. Transformer location needs to be within 10’ of an asphalt surface accessible by a line truck. A
minimum clearance of 8’ must be maintained in front of the transformer doors and a minimum of
3’ on the sides Transformer and meter locations will need to be coordinated with Light & Power
Engineering. Certain building materials and or building design may require more clearance.
Please click on the following link for Electric Construction, Policies,
Practices and Procedures.
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-
regulations
RESPONSE: Acknowledged
4. Electric Capacity Fee and Building Site charges will apply to this development. Please click on
the following link for Estimated Light & Power charges and the Light & Power Fee calculator.
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-
fees
RESPONSE: Acknowledged
5. Please contact Light & Power Engineering if you have any questions at 221-6700. Please
reference our policies, development charge processes, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
RESPONSE: Acknowledged
Planning Services
Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com
1. Since Pear St is stubbed to the northern property line, Pear St should continue into the site with
bike and pedestrian access provided to Elizabeth St.
RESPONSE: Pear will continue into the development as a private drive with a dedicated Access
Easement.
2. There is a 6,000 sq. ft. lot size requirement minimum for single-family detached homes in the
Low Density Residential zone district. If the lots have less than 6,000 sq. ft. a modification will be
required. Staff would not likely support this modification request.
RESPONSE: Acknowledged. All lots are a minimum 6000 SF
3. The maximum building height in the RL zone district is two stories. The three story buildings
shown as part of the submittal package would require a modification.
RESPONSE: Acknowledged.
4. The parking required for each home will depend on the amount of street frontage for each lot.
Lots with less than 40 feet of frontage will require two off-street parking spaces. Lots with more
than 40 feet of frontage will require one off-street parking space.
RESPONSE: Parking will be provided by attached garages
5. The minimum setbacks for single-family homes in the RL are as follows:
Front yard - 20 feet
Rear yard - 15 feet
Interior side yard - 5 feet
Side yard on a corner lot - 15 feet
RESPONSE: Acknowledged.
6. The minimum lot width in this zone district is 60 feet.
RESPONSE: Acknowledged.
7. 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.
RESPONSE: Acknowledged. It was decided not to hold any type of neighborhood meeting or
notification
8. 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.
RESPONSE: Acknowledged.
9. 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.
RESPONSE: Acknowledged.
10. 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.
RESPONSE: Acknowledged. Applications for any modification will be decided after the 1st
review to discuss options and methods further. It is anticipated that a setback modification will
be needed for the lot created for the existing house.
11. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
RESPONSE: Acknowledged
12. 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.
RESPONSE: Acknowledged
13. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
RESPONSE: Acknowledged