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Attend Staff Review & Make Any Revisions
Attend Staff Review | Revisions
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Attend Staff Review
City staff reviewers receive your plans and review them individually to determine if the designs meet applicable standards and codes, address conceptual review comments and resolve identified issues. The culmination of the review period is a staff review meeting where we come together to share our comments with each other and with you. You are invited and encouraged to attend Staff Review. Our job at staff review is to identify issues that you must address before the public hearing. Sometimes we discover that our comments conflict with each other. In this case, we will determine how we are going to resolve them at staff review. Complex issues may require an additional meeting to resolve. Sometimes we discover that there are opportunities to collaborate and find win-win solutions.
At the end of the staff review, your planner will determine whether the project is ready for review at at public hearing. Some small projects or projects with very well-prepared plans may only require one round of PDP review to be ready for hearing. Most will need at least one round of revisions.
If the project incorporates qualified affordable housing, staff review time is shortened to two weeks (10 working days). Qualified affordable housing sells for no more than 80% of the Adjusted Median Income (AMI). Contact a City Affordable Housing Planner at 970-221-6342 for information on additional incentives available for providing affordable housing.
After staff review, your Project Planner will compile all of staff’s comments and redlines into a packet that you can pick up at the DRC counter on the Friday afternoon or Monday morning following your staff review (arrange with your Project Planner). In addition to the comment letter and redlines, if you will be doing a revision round of review, your planner will include a revision routing sheet which indicates how many copies of the revisions will be needed when you resubmit. If your project is ready for hearing, go to Step 5. When you get to Step 6, you will respond to this staff review comment letter and you will submit the standard submittal items for final plan review.
Revisions
After your staff review, you received a packet of comments and redlines to help you prepare for resubmittal. Once you have addressed the redline and comment issues, you are ready to prepare and submit your revisions for review. The revision routing sheet included in your staff review packet indicates how many copies you will need to submit. Copies are only provided to staff members who have made comments or who specifically requested them.
To submit revisions, contact the Development Review Center at 970-221-6750 to schedule a submittal appointment. Bring your complete submittal package to the Development Review Center customer counter at 281 N. College (southwest corner of College and Maple) including:
- your response to the staff review comment letter
- plans per the revision routing sheet given to you after staff review
- any redlines you received after staff review
- any other applicable documents
If you have any questions about combining items or about whether a requirement is applicable, contact your Project Planner first. Incomplete submittals will not be accepted or will be held until complete, so be sure to contact your Project Planner if there is any question about the submittal requirements.
Like with staff review, City staff reviewers receive your plans and review them individually to confirm that the designs meet applicable standards and codes and resolve issues identified at staff review. The culmination of the review period is another staff review meeting where we come together to share our comments with each other and with you. You are again invited and encouraged to attend the City Staff Review meeting. Staff may make comments identified as final plan comments. These do not need to be addressed prior to hearing but are offered to give you a heads-up. If you address these issues early on, you can potentially eliminate a round of review later in Final Plan review.
Sometimes your Project Planner will call for a casual review instead of another formal round of review if all that is left are small or isolated issues that do not necessitate full routing. You’ll work with only the involved staff, keeping your Project Planner in the loop, to resolve the issue(s) in casual meetings as needed. Repeat Steps 3 and 4 or casual review (typically once) until staff determines that the plans are ready to be evaluated at a public hearing, either before the Administrative Hearing Officer or the Planning and Zoning Board.
public hearing
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