HomeMy WebLinkAboutBLOOM FILING THREE MULTI-FAMILY DWELLINGS - PDP220011 - SUBMITTAL DOCUMENTS - ROUND 4 - RESPONSE TO STAFF REVIEW COMMENTS
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Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134 - fax
fcgov.com/developmentreview
September 26, 2023
Terence Hoaglund
Vignette Studios, LLC
PO Box 1889
Fort Collins, CO 80522
RE: Bloom Filing Three Multi-Family Dwellings, PDP220011, Round Number 3
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Bloom Filing Three Multi-Family Dwellings. If you have
questions about any comments, you may contact the individual commenter or direct your
questions through your Development Review Coordinator, Brandy Bethurem Harras via
phone at 970-416-2744 or via email at bbethuremharras@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744
Topic: General
Comment Number: 1
09/20/2022: INFORMATION:
I will be your primary point of contact throughout the development review and
permitting process. If you have any questions, need additional meetings with the
project reviewers, or need assistance throughout the process, please let me
know and I can assist you and your team. Please include me in all email
correspondence with other reviewers and keep me informed of any phone conversations. Thank you!
Comment Number: 2
09/20/2022: SUBMITTAL:
As part of your resubmittal, you will respond to the comments provided in this
letter. This letter is provided to you in Microsoft Word format. Please use this
document to insert responses to each comment for your submittal, using a different font color.
When replying to the comment letter please be detailed in your responses, as
all comments should be thoroughly addressed. Comments requiring action
should NOT have a response such as noted or acknowledged. You will need to
provide references to specific project plans, pages, reports, or explanations of
why comments have not been addressed [when applicable].
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Comment Number: 3
07/03/2023: SUBMITTAL - UPDATED:
The Electronic Submittal Requirements and File Naming Standards have been
updated. Please ensure you are following the most current version found here:
https://www.fcgov.com/developmentreview/files/electronic-submittal-requiremen
ts-and-file-naming-standards_v1_8-1-19.pdf?1684776904
Comment Number: 4
09/23/2023: SUBMITTAL - UPDATED:
This was not done for the Drainage Report or the Utility Plans.
07/03/2023: SUBMITTAL - UPDATED:
It does not look like this was done for the Plat or the Utility Plans- Please ensure
for the next round of review, all files are optimized/flattened and have the
AutoCAD SHX attributes removed.
09/20/2022: SUBMITTAL:
All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be
removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set,
and these must be removed prior to submittal as they can cause issues with the PDF file.
The default setting is "1" ("on") in AutoCAD. To change the setting and remove
this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and
newer) in the command line and enter "0".
Read this article at Autodesk.com for more on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut oCAD.html
Comment Number: 5
09/20/2022: SUBMITTAL:
Resubmittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. When you are ready to resubmit your
plans, please notify me with as much advanced notice as possible.
Comment Number: 6
09/20/2022: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
Comment Number: 7
09/20/2022: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
Comment Number: 8
09/20/2022: FOR HEARING:
All "For Hearing" comments need to be addressed and resolved prior to
moving forward with scheduling the Hearing. Staff will need to agree the project
is ready for Hearing approximately 4 to 8 weeks prior to the hearing.
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Comment Number: 9
09/20/2022: FOR HEARING – UPDATED:
We are anticipating this project will go the Novebmer 2023 Planning and Zoning Commission Hearing.
09/20/2022: FOR HEARING:
This proposed project is processing as a Type 2 Development Plan. The
decision maker for Type 2 is the Planning and Zoning (P&Z) Commission. For
the hearing, we will formally notify surrounding property owners within 800 feet
(excluding public right-of-way and publicly owned open space). Staff will need
to agree the project is ready for Hearing approximately 3-5 weeks prior to the
hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing.
Comment Number: 10
07/03/2023: SUBMITTAL:
For all rounds of review please submit ALL plans sets and reports, even if there
have not been any changes. (TIS, Drainage, etc.)
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Department: Planning Services
Contact: Kai Kleer kkleer@fcgov.com 970-416-4284
Topic: General
Comment Number: 14
09/26/2023 FOR HEARING:
Staff's analysis of variation among building standards, the project still requires a
modification of standard. PUD Standard F.3. - Variation Among Buildings
requires the following:
For all developments, there shall be no similar buildings placed next to each
other along a street, street-like private drive or major walkway spine.
Building designs shall be considered similar unless they vary significantly in
footprint size and shape or building elevations, including significantly modifying
the architectural style of the buildings (e.g., prairie, craftsman, etc.) or other
elements, possibly including but not limited to modifying the roofline, materials,
or color blocking.
Building designs shall be further distinguished by including unique architectural
elevations and unique entrance features within a coordinated overall theme of
roof forms, massing proportions and other characteristics.
Such variation among buildings shall not consist solely of different combinations
of the same building features.
For the modification of standard the criterion being used could include 'meeting
a defined community need' as part of the overall justification.
Response: We have prepared a modification of standards as requested, which is included with this submittal. In
addition, we have worked on the color schemes some more to create additional variation in colors.
07/11/2023 FOR HEARING:
The project is currently proposing a single building design while 3 are required
pursuant to District 2 and multi-family standards of the Mulberry & Greenfields
PUD Master Plan.
Multi-family standards state, " For any such development containing more than
five (5) buildings (excluding clubhouses/leasing offices), there shall be at least
three (3) distinctly different building designs. For all developments, there shall
be no similar buildings placed next to each other along a street, street-like
private drive or major walkway spine. Building designs shall be considered
similar unless they vary significantly in footprint size and shape or building
elevations, including significantly modifying the architectural style of the
buildings (e.g., prairie, craftsman, etc.) or other elements, possibly including but
not limited to modifying the roofline, materials, or color blocking. Building
designs shall be further distinguished by including unique architectural
elevations and unique entrance features within a coordinated overall theme of
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roof forms, massing proportions and other characteristics. Such variation
among buildings shall not consist solely of different combinations of the same
building features.
Comment Number: 15
09/26/2023: FOR HEARING - UPDATED:
There is one building type that continues to lack a major break in roof plane (12B12A).
Have you considered utilizing a long dormer for a 1/3 of the roof length in the center of the building?
Response: We have modified this building type to raise the entire roof over the central portion of the building. This had
minimal impact on the solar panels.
07/11/2023 FOR HEARING:
Please depict proposed solar for each building. PUD Standards which state,
"Major roofs planes including solar are exempt from the roof form variation
requirement unless all major roof planes include solar. In this case, each major
plane shall include at least one (1) major break in the roof plane. Major roof
planes not including solar shall incorporate roof form variation. Non-major
planes should maximize articulation." Staff is unable to confirm compliance with
roof plane requirements at this time.
Comment Number: 20
07/11/2023 FOR HEARING:
The photometric plan does not provide enough information to demonstrate
compliance with City standards. Please revise the plan to include:
Which Lighting Context Area the project is located within (LC1)
Backlight-Uplight-Glare ratings for each fixture.
Label each fixture with the BUG rating in relation to its mounting condition (see
tables 3.2.4-2,3, and 4)
Show horizontal illuminance levels along all property lines at 10-foot measurement intervals.
Staff will provide an example photometric plan.
Response: We have updated the lighting plan in response to staff comments. We did keep the area of the patios and
balconies in the calculations as this has been allowed on other projects.
Comment Number: 21
09/26/2023: FOR FINAL PLAN - UPDATED:
Regarding 'full tree stocking' requirements. Could a second row of trees be
added to complement the street trees in areas between the front of the building
and street sidewalk around the site - mostly Donella, Delozier and International?
There is a related redline on the landscape plan.
07/11/2023 FOR HEARING:
There are several areas of the site around buildings where 'full tree stocking' is
not achieved. The standard states that, "full tree stocking shall be required in all
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landscape areas within fifty (50) feet of any building or structure as further described below.
Landscape areas shall be provided in adequate numbers, locations and dimensions to allow
full tree stocking to occur along all high use or high visibility sides of any building or
structure. Such landscape areas shall extend at least seven (7) feet from any building
or structure wall and contain at least fifty-five (55) square feet of nonpaved ground area,
except that any planting cutouts in walkways shall contain at least sixteen (16) square feet.
Planting cutouts, planters or other landscape areas for tree planting shall be
provided within any walkway that is twelve (12) feet or greater in width adjoining
a vehicle use area that is not covered with an overhead fixture or canopy that
would prevent growth and maturity."
Comment Number: 24
09/26/2023: FOR FINAL PLAN:
Please ensure that all ground mounted a/c units are screened from public view or highly
visible areas of the site through a low fence, similar to what is being provided for bicycle screening.
Department: Engineering Development Review
Contact: John Gerwel jgerwel@fcgov.com
Topic: General
Comment Number: 12
06/29/2023: DEVELOPMENT CONSTRUCTION PERMIT (DCP) - UPDATE:
A lot of comments were knocked out this round. Let's go ahead and get started
on the DCP application for this filing. This will be a permit for work within the
public ROW. Application can be found here:
https://www.fcgov.com/engineering/devrev
09/21/2022: DEVELOPMENT CONSTRUCTION PERMIT (DCP):
A DCP will not be issued until Bloom filing 1 has had their DCP issued and
done site work on and directly adjacent to the Pedcor site. There needs to be
emergency access routes. Ken Zetye will be the ultimate decision maker on
whether or not the DCP can be issued and when construction can begin.
Comment Number: 18
09/21/2023: INFORMATION:
Ready for hearing.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 5
09/25/2023: FOR FINAL PLAN - UPDATED:
The Privately Maintained Street Name signs (26) will replace the standard
Street Name Signs (28) at intersections. i.e. At Angela and Aria, the Angela
sign will be the blue/white Privately Maintained Street Name Sign (26) but Aria
will be the green/white Standard Street Name sign (28) all above the stop sign.
The second post across the street at the intersection is not needed.
07/09/2023: FOR FINAL PLAN:
Signing and Striping will be reviewed within the Final Development Plans. One
note, all Privately Maintained Streets will need to have Privately Maintained
Street Name Signs. See markups for details.
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Comment Number: 7
09/25/2023: FOR FINAL PLAN:
The Site Plan shows No Parking on Donella adjacent to building 2, but the Utility
Plan does not identify any signs to restrict this. Is parking needing to be restricted?
Department: Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 5
06/29/2023: FOR FINAL PLAN:
Thank you for addressing relines from PDP Round 1. We acknowledge that that
erosion Control Report and Erosion Control Escrow will be supplied at FDP
and will look for them then.
Comment Number: 12
09/19/2023: INFORMATION ONLY:
We acknowledge that that Erosion Control Plan, Report with Phasing and
Sequencing in accordance with the Fort Collins Stormwater Criteria Manual
Chapter 2, along with Escrow Calculation will be supplied at FDP and will look
for them then.
We will recalculate the erosion control and storm water inspection fee at final.
Department: Stormwater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 7
07/20/2023: FOR FINAL PLAN:
For Buildings 6 & 3, the City suggests piping the flows along the western side
due to the steep grades in this location. Another option would be to lower the
buildings if possible.
Comment Number: 8
07/20/2023: FOR FINAL PLAN:
The City has a newly revised Bioretention Detail. Please update plans with new
detail, which I can email to you.
Comment Number: 9
07/20/2023: FOR FINAL PLAN:
On pages 8 and 9 of the drainage report, there is a mislabeling of ponds G and
G1. Everything is stated to be routed to G1, when some of the flows are being
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routed to Pond G. Please revise.
Comment Number: 10
09/26/2023: FOR HEARING - UNRESSOLVED:
07/20/2023: FOR HEARING:
The tributary area for the rain garden calculations is not the correct area. Also,
the impervious area is not at 100% for the tributary area. The calculations need
to have the 564,973 sf area with the accurate impervious area. Please revise.
Comment Number: 11
07/20/2023: FOR FINAL PLAN:
The major storm sewers need to be in a drainage easement as well.
Response: All drainage comments have been resolved.
Department: Light And Power
Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772
Topic: General
Comment Number: 2
07/11/2023: FOR FINAL PLAN:
Once electric load information is known for the buildings we can finalize the
electric design and transformer locations for the buildings. You are currently
showing (2) transformers per building. We may be able to reduce the number
transformer shown depending on load information.
09/20/2022: FOR HEARING:
I will work with you to layout the primary electric routing through the site and
determine transformer locations interior to the site. All electric facilities will need
to be shown on the utility plan set.
Comment Number: 4
09/20/2022: FOR FINAL PLAN:
Are power requirements known for the buildings?
Please coordinate anticipated power requirements with Light and Power as
early as possible.
Please submit preliminary customer service information forms (C-1 form) for the
buildings to understand electric load information.
C-1 forms can be found here:
https://www.fcgov.com/utilities/business/builders-and-developers/development-f
orms-guidelines-regulations
Comment Number: 5
09/20/2022: INFORMATION:
During utility infrastructure design, please provide adequate space of all service
and main lines internal to the site to ensure proper utility installation and to meet
minimum utility spacing requirements. A minimum of 10 ft separation is
required between water, sewer and storm water facilities, and a minimum of 3 ft
separation is required between Natural Gas. Please show all electrical routing
on the Utility Plans.
Comment Number: 6
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09/20/2022: INFORMATION:
Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development.
Please contact me to discuss development fees or visit the following website for
an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees
Comment Number: 7
09/20/2022: INFORMATION:
Multi family buildings and duplexes are treated as customer owned services;
therefore a C-1 form and one line diagram must be filled out and submitted to
Light & Power Engineering for each building. All secondary electric service
work is the responsibility of the developer and their electrical consultant or
contractor. A C-1 form can be found here:
https://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations
Comment Number: 8
09/20/2022: INFORMATION:
This project will need to comply with our electric metering standards. Electric
meter locations will need to be coordinated with Light and Power Engineering.
Residential units will need to be individually metered. Please gang the electric
meters on one side of the building, opposite of the gas meters. Reference
Section 8 of our Electric Service Standards for electric metering standards. A
link has been provided here:
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
Comment Number: 9
09/20/2022: INFORMATION:
All utility easements and required permits (crossing agreements, flood plain,
etc.) needed for the development will need to be obtained and paid for by the developer.
Comment Number: 10
09/20/2022: INFORMATION:
Streetlights will be placed along public streets. 40 ft separation on both sides of
the light is required between canopy trees and streetlights. 15 ft separation on
both sides of the light is required between ornamental trees and streetlights.
Please coordinate the light placement with Light & Power. Please reach out to
me before the first round of the Final Development Plan so I can provide a
streetlight layout. The City of Fort Collins street lighting requirements can be
found at:
http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf
Comment Number: 11
09/21/2022: INFORMATION:
Transformer locations will need to be coordinated with Light & Power.
Transformers must be placed within 10 ft of a drivable surface for installation
and maintenance purposes. The transformer must also have a front clearance of
10 ft and side/rear clearance of 3 ft minimum. When located close to a building,
please provide required separation from building openings as defined in
Figures ESS4 - ESS7 within the Electric Service Standards. Please show all
proposed transformer locations on the Utility Plans.
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Comment Number: 13
09/21/2022: INFORMATION:
For additional information on our renewal energy programs please visit the
website below or contact John Phelan (jphelan@fcgov.com).
https://www.fcgov.com/utilities/business/go renewable
Comment Number: 14
09/21/2022: INFORMATION:
Please contact Tyler Siegmund with electric project engineering if you have any
questions at (970) 416-2772. You may reference Light & Power’s Electric
Service Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandar
ds.pdf?1645038437
Reference our policies, development charge processes, and use our fee
estimator at: http://www.fcgov.com/utilities/business/builders-and-developers.
Department: Environmental Planning
Contact: Scott Benton sbenton@fcgov.com (970)416-4290
Topic: General
Comment Number: 6
09/25/2023: FOR FINAL PLAN: POLLINATOR MASTER PLAN:
Thank you for including the full Pollinator Master Plan sheets in Filing 3. Some issues remain:
-Sheet L04 indicates that there are 13 pollinator nodes present on the
north-south primary pollinator corridor, but in the individual call out sheets
(L05-L08) only two nodes (the northernmost and southernmost) are called out.
Please clearly indicate via hatching, clear delineation, or some other method
where all the nodes on both the primary and secondary pollinator corridors are
on the individual call out sheets.
-Several of the species included on the 'Pollinator Plant List' on L04 are not
included on the Pollinator Plant Schedule on sheet L03. Please rectify.
-Please indicate which node typical example Filing 3's nodes are mirroring. A
variety of the nodes is expected, not the same one repeated over and over.
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Department: Forestry
Contact: Freddie Haberecht fhaberecht@fcgov.com
Topic: General
Comment Number: 2
07/10/2023: FOR FINAL PLAN - UNRESOLVED:
Please review redlines for utilities conflicts. Consider realigning sewer at
alternate angles to preserve tree locations.
09/20/2022: FOR HEARING:
Thank you for including locations of utilities on the landscape plan including
water service/mains, sewer service/mains, gas, electric, streetlights, and stop
signs. Please include street lights on any major roadway areas if included in
your plan set and adjust tree locations to provide for proper tree/utility separation.
Street Light/Tree Separation:
Canopy shade tree: 40 feet
Ornamental tree: 15 feet
Stop Sign/Tree Separation:
Based on feedback from Traffic Operations, it is preferred that trees be planted
at least 50 feet from the nearest stop sign in order to minimize conflicts with
regulatory traffic signs.
Driveway/Tree Separation:
At least 8 feet from edges of driveways and alleys.
Utility/Tree Separation:
10’ between trees and public water, sanitary, and storm sewer main lines
6’ between trees and water or sewer service lines
4’ between trees and gas lines
10’ between trees and electric vaults
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Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 2
09/19/2022: FOR FINAL PLAN:
FIRE LANE LOADING
Fire lanes shall be designed as a flat, hard, all-weather driving surface capable
of supporting 40 tons. A note shall be added to the civil plans.
Comment Number: 3
09/19/2022: FOR FINAL PLAN:
FIRE LANE SIGNS
The limits of the fire lane shall be fully defined. Fire lane sign locations should be
indicated on future plan sets. Refer to LCUASS detail #1418 & #1419 for sign
type, placement, and spacing. Appropriate directional arrows required on all
signs. Posting of additional fire lane signage may be determined at time of fire
inspection. Code language provided below.
- IFC D103.6: Where required by the fire code official, fire apparatus access
roads shall be marked with permanent NO PARKING - FIRE LANE signs
complying with Figure D103.6. Signs shall have a minimum dimension of 12
inches wide by 18 inches high and have red letters on a white reflective
background. Signs shall be posted on one or both sides of the fire apparatus
road as required by Section D103.6.1 or D103.6.2.
- IFC D103.6.1; ROADS 20 TO 26 FEET IN WIDTH: Fire lane signs as
specified in Section D103.6 shall be posted on both sides of fire apparatus
access roads that are 20 to 26 feet wide.
- IFC D103.6.1; ROADS MORE THAN 26 FEET IN WIDTH: Fire lane signs as
specified in Section D103.6 shall be posted on one side of fire apparatus
access roads more than 26 feet wide and less than 32 feet wide.
The horizontal control plan does not include an adequate amount of fire lane signage.
Comment Number: 5
09/20/2022: FOR FINAL PLAN:
PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING
Where possible, the naming of private drives is usually recommended to aid in
wayfinding. New and existing buildings shall be provided with approved
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address identification. The address identification shall be legible and placed in
a position that is visible from the street or road fronting the property. Address
identification characters shall contrast with their background. Address numbers
shall be arabic numbers or alphabetical letters. Numbers shall not be spelled
out. The address numerals for any commercial or industrial buildings shall be
placed at a height to be clearly visible from the street. They shall be a minimum
of 8 inches in height unless distance from the street or other factors dictate
larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. If bronze
or brass numerals are used, they shall only be posted on a black background for
visibility. Monument signs may be used in lieu of address numerals on the
building as approved by the fire code official. Buildings, either individually or
part of a multi- building complex, that have emergency access lanes on sides
other than on the addressed street side, shall have the address numbers and
street name on each side that fronts the fire lane.
Department: Building Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
09/19/2022: BUILDING PERMIT:
Construction shall comply with adopted codes as amended. Current adopted codes are:
2021 International Building Code (IBC) with local amendments
2021 International Existing Building Code (IEBC) with local amendments
2021 International Energy Conservation Code (IECC) with local amendments
2021 International Mechanical Code (IMC) with local amendments
2021 International Fuel Gas Code (IFGC) with local amendments
2021 International Swimming Pool and Spa Code (ISPSC) with local amendments
Colorado Plumbing Code (currently on the 2018 IPC)
2020 National Electrical Code (NEC) as amended by the State of Colorado
Copies of current City of Fort Collins code amendments can be found at fcgov.com/building.
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
Snow Live Load: Ground Snow Load 35 PSF.
Frost Depth: 30 inches.
Wind Loads: Risk Category II (most structures):
140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code:
• Multi-family and Condominiums 3 stories max: 2021 IECC residential chapter.
• Commercial and Multi-family 4 stories and taller: 2021 IECC commercial chapter.
INFORMATIONAL ITEMS:
· Electric vehicle charging parking spaces are required, see local amendment.
Please review the 2021 IBC amendment section 3604 page 28
EV Resources for Affordable Housing -
https://www.fcgov.com/socialsustainability/developmentincentives.php#cb-4878 7-5932
· This building is located within 250ft of a 4 lane road or 1000 ft of an active
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railway, must provide exterior composite sound transmission of 39 STC min.
· R-2 occupancies must provide 10ft setback from property line and 20 feet
between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC.
· All multi-family buildings must be fire sprinkled. City of Fort Collins
amendments to the 2021 International Fire Code limit what areas can avoid fire
sprinklers with a NFPA 13R, see local IFC 903 amendment.
· Bedroom egress windows required below 4th floor regardless of fire-sprinkler.
All egress windows above the 1st floor require minimum sill height of 24”.
· If using electric systems to heat or cool the building, ground source heat pump
or cold climate heat pump technology is required.
· A City licensed commercial general contractor is required to construct any new multi-family structure.
· For projects located in Metro Districts, there are special additional code
requirements for new buildings. Please contact the plan review team to obtain
the requirements for each district.
Stock Plans:
When the exact same residential building will be built more then once with
limited variations, a stock plan design or master plan can be submitted for a
single review and then built multiple times with site specific permits. More
information can be found in our Stock Plan Guide at
fcgov.com/building/res-requirements.php.
Building Permit Pre-Submittal Meeting:
Please schedule a pre-submittal meeting with Building Services for this project.
Pre-Submittal meetings assist the designer/builder by assuring, early on in the
design, that the new projects are on track to complying with all of the adopted
City codes and Standards listed above. The proposed project should be in the
early to mid-design stage for this meeting to be effective. Applicants of new
projects should email their Development Review Coordinator to schedule a pre-submittal meeting.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: General
Comment Number: 4
07/11/2023: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Topic: Plat
Comment Number: 1
07/11/2023: FOR FINAL PLAN:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specific questions about the redlines, please contact John
Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
Department: Water Conservation
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Contact: Emma Pett epett@fcgov.com
Topic: General
Comment Number: 1
07/10/2023: FOR FINAL PLAN:
Thank you for submitting your preliminary irrigation plans.
Final irrigation plans are due at building permit application but
we encourage you to submit them earlier in case changes need to be made.