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Submit Final Plans and Submit Building Permit Application
Congratulations on Your Hearing Approval! | Final Plans | What is a Building Permit? | When is a Building Permit Required? | How Much Will my Building Permit Cost? | Licensed Contractors are Required
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Congratulations on Your Hearing Approval! This approval is also known as 'entitlement' or 'preliminary approval'. Most lending institutions look to see that you have this approval before approving any construction loans. There is a 10-day appeal period after your hearing during which time any party-in-interest may appeal the decision of the administrative hearing officer or Planning and Zoning Board according to the appeal process at fcgov.com/cityclerk/appeals.php. If there does not seem to be any likelihood of an appeal, you may proceed with Final Plan review at your own risk of appeal. Once the appeal period has passed with no appeal filed, you are officially ready to proceed with Final Plan Review.
Final Plans
Final Plans are the plans that will ultimately be filed on mylar for your Project Development Plan. They are the same set of plans that you took to the hearing plus the full utility plan set. The goal of final plan review is to get your plans 100% complete and ready for recordation. The Director gives approval to final plans; there is no additional public hearing. In final plan review, staff focuses on the details of your plans including the final plat document, architectural finishes, details of all utilities, grading, public improvements and specific plant specifications. Staff also reviews your responses to any remaining comments that you received prior to the hearing.
Using the final plan submittal and checklist, create and assemble what you need to submit. Each item on the submittal checklist is explained in detail in the submittal requirements list. Ensure that you have the proper number of copies of each item and that all plans are folded properly. Your Project Planner and Project Engineer can customize a Final Plan routing sheet checklist for you or you may submit the standard number of copies listed on the submittal checklist. Many reviewers will not have seen your plans since you first submitted them unless they requested revisions during PDP. The Final Plan review submittal will be bigger so all reviewers will have an opportunity to see changes that have occurred to the project since early in the process.
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:
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signed application form fcgov.com/developmentreview/applications.php
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your response any remaining conceptual review comments from before the hearing
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complete full-sized plan sets, folded properly
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any other applicable documents
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review fees (including TDRF and Final Plan Development Review fees)
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Items must be submitted as separate documents because not all departments need to review all of the items you submit. If you have any questions about combining items or about whether a requirement is applicable, contact your Project Planner first before submitting. Incomplete submittals will not be accepted nor will they be held until complete, so be sure to contact your Project Planner if there is any question about the submittal requirements.
Once we receive your submittal at the Development Review Center, it is routed to all City departments and outside agencies that will review it, just like during PDP. Final plans are discussed at Staff Review 4 weeks following the submittal date. Your Project Planner or Project Engineer will request a second round of Final Plan review or revisions if needed.
Final Plans must be submitted within three years of preliminary approval. Projects that are not submitted within three years of approval expire. Projects receive vested rights only after they receive final plan approval.
Building Permit - Submit Application What is a Building Permit? | When is a Building Permit Required? | How Much Will my Building Permit Cost? | Licensed Contractors are Required
What is a Building Permit?
A building permit is a document that legally allows construction, destruction, or modification of property within a certain jurisdiction. Building permits provide protection for building occupants. The plan review done as part of the permit process ensures that the proposed construction meets the requirements of adopted building codes, as well as other City code requirements. Construction projects must comply with the 1997 Uniform Building Code for commercial construction, and the 2003 International Residential Code for residential construction. fcgov.com/building/codes.php provides a list of all currently adopted codes and standards, together with the City’s amendments to those codes. Building permits are required prior to starting any work.
If you are preparing to start a new construction project or a total redesign or facelift of your current property, many resources are available to assist you through the our Development Review Center located at 281 North College Avenue or online at fcgov.com/building. Keep in mind that we are here to help: it is much easier and less costly to identify needed changes before construction occurs!
When is a Building Permit Required? Any new construction or remodel/addition to an existing structure that involves structural work, electrical, plumbing, heating, cooling, energy conservation and fire alarms requires a building permit. This includes, but is not limited to:
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New buildings
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Additions/remodels
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Projects that add to or modify mechanical, electrical or plumbing systems
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Structures such as decks (if over 30” above grade), fences (if over 6’ tall), patio covers, sunshades, pergolas and other miscellaneous structures that exceed 120 square feet or are over 8’ tall
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Replacing or adding air conditioners, furnaces, fireplaces, gas log inserts, water heaters, wood stoves or re-roofing (any repair or replacement of greater than one (1) square of roofing)
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Call the Development Review Center at 970-221-6760 or visit fcgov.com/building for more information on whether your project requires a permit.
Over-the-counter permits are available for items such as installation/replacement of air conditioners, furnaces, hot water heaters, gas logs, fireplaces, heating units, lawn sprinklers and wood stoves. As well, they include electrical alterations not involving a service change, and gas/sewer line installations. You come in to the Development Review Center at 281 N. College Avenue and fill out the over-the-counter application. These permits do not require any plan review and will be processed and issued while you wait.
For all other permits, plan review is required. Submittal requirements vary by type of construction project. A comprehensive list of submittal requirements can be found at fcgov.com/building. Using these lists, create and assemble what you need to submit. Ensure that you have the proper number of copies of each item. Development Review Center counter staff at 970-221-6760 can help you with any questions you may have about submittal requirements.
Bring your complete submittal package to the Development Review Center customer counter at 281 N. College (southwest corner of College and Maple). Be prepared to pay the plan check fee at this time. You can contact Development Review Center staff for assistance with this or use the fee calculator at fcgov.com/building/fees.php to determine the amount of the plan check fee.
How Much Will my Building Permit Cost?
Over-the-counter building permits cost $15 plus City and County sales/use tax, with the following exceptions: demolition permits cost $50 (no tax) and basement finish, electrical and plumbing alterations, commercial mechanical and roofing permits are based on the valuation of the project and are calculated in the same way as building permits for new construction and/or remodels (but are not charged for any fees other than plan check, building permit and City and County sales/use tax).
Building permits for new construction, alteration and remodels are calculated based on valuation of the construction project. The following fees apply: Plan Check and Permit, Street Oversizing, Water & Wastewater, Electric Service Charges, Storm Drainage, City and County tax, Capital Expansion and (for residential construction only) Parkland.
A complete list of all fees, as well as a fee calculator, can be found at fcgov.com/building/fees.php.
For those permits that require plan review, only the plan check fee must be paid at the time of application. All remaining fees will be collected at the time of permit issuance.
Licensed Contractors are Required The City’s Contractor Licensing Ordinance requires that general contractors and specialized trade contractors be licensed. Licensed contractors are not required when:
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A homeowner personally performs any construction on the owner’s detached dwelling unit or any associated accessory building, i.e., a shed or garage.
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A homeowner utilizes unpaid volunteers as long as they are under the continuous personal supervision of the homeowner.
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The work is not regulated. Some examples of this include contractors that perform drywall, masonry, nonstructural framing, finish and trim carpentry, nonstructural concrete (patios and sidewalks), flooring, cabinet and countertop installs, painting and low-voltage wiring installs. A complete list of exemptions can be obtained at fcgov.com/building/exemptions.php.
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If you are a homeowner or building owner with limited construction knowledge or experience, a licensed general contractor can be an invaluable resource to you during your project. Those contractors licensed with the City are tested, when applicable, and are required to document a prescribed level of experience. Additionally, the contractors must keep general liability and worker’s compensation insurance on file and current and are required to stay abreast of adopted building codes through taking classes and/or refresher exams. You can find out if a contractor is licensing by calling or visiting our Development Review Center. We can also provide you with information on any violations that are on file for a specific contractor.
Although using unlicensed contractors or family members and friends seems attractive based on cost savings or other reasons, there are many occasions where the City hears from homeowners or building owners who are desperately trying to locate the unlicensed contract who has skipped town or to repair items that do not meet the current building code. Often times, this creates additional costs in legal fees or by having to hire other contractors to finish or redo the work that was done. Unfortunately, the city can provide little to no relief in these situations. This can also result in the stoppage of your project if licensing or code violations have occurred, as well as a trip to Municipal Court. We strongly urge you to become informed on this City required and to assure, when hiring contractors, that licensed ones are utilized when applicable. The City’s licensing requirements can be found at fcgov.com/building/contractor.php
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