§ 17-5-20. Process.

(a)

Step 1: Submit site plan application.

(1)

Land use application form.

(2)

Traffic study or waiver request. In accordance with the Standard Design Criteria and Standard Construction Requirements.

(3)

Application fee and fee agreement.

(4)

Site plan map. The site plan map shall be a minimum of eighteen (18) inches by twenty-four (24) inches and shall provide the following information:

a.

Title of project.

b.

North arrow, scale (no greater than 1"=50') and date of preparation.

c.

Vicinity map.

d.

Address of project.

e.

Legal description of property.

f.

Name, address and phone number of property owner.

g.

Name, address and phone number of person or firm responsible for plan.

h.

Lot size (square footage).

i.

Bearings and distances of all lot lines.

j.

Existing and proposed easements and rights-of-way.

k.

Existing and proposed paved areas and sidewalks on the site and in the adjacent rights-of-way, all dimensioned, showing how pedestrians will have access to the site and buildings.

l.

Gathering areas for people.

m.

Existing and proposed curb cuts on the site and in the adjacent rights-of-way (on both sides of perimeter streets), all dimensioned.

n.

Existing and proposed two-foot contours.

o.

Existing waterways on or adjacent to the site.

p.

Finished floor elevations for all structures.

q.

Footprint (including roof overhangs and eaves, decks, balconies, outside stairs and landings) of all proposed structures and their use with their dimensions and locations noted with respect to the property lines.

r.

Existing structures and their use.

s.

Square footage of the proposed buildings and the footprint of the proposed buildings.

t.

Proposed structure height.

u.

For commercial and industrial uses, the type of activity and number of employees.

v.

For multi-family residential, the number of residential units and bedrooms per unit.

w.

Location of proposed signs and lights.

x.

Specifications for the signs and lights, including type, height and general conformance to the Code. For commercial and industrial uses, a photometric plan prepared by a qualified electrical or lighting engineer shall be submitted that depicts all lighting fixtures and the light spread (in foot-candles) of these fixtures across the site to all property boundaries.

y.

Proposed traffic controls and striping for parking areas (all lanes, driveways and parking spaces must be dimensioned).

z.

Trash disposal areas and enclosures including specifications for enclosures.

aa.

Location and size of existing and proposed water and sewer service connections and tap sizes (including those for irrigation systems).

ab.

Location and size of water and sewer lines to which the service connections will be or are made.

ac.

Location and size of water meters.

ad.

Location and size of backflow prevention devices.

ae.

Indication of how and where perimeter drain will drain (if one exists).

af.

Location of existing electrical lines and poles on or adjacent to the site.

ag.

Location of proposed electrical service connection and meter location.

ah.

Location of electric transformer.

ai.

Location of all fire hydrants. If none exist on site, note distance and direction of the closest hydrant adjacent to the site within five hundred (500) feet.

aj.

Location of detention/retention areas and storm sewer infrastructure with the required drainage easements.

ak.

The distance from the proposed buildings or structures to adjacent lot lines, easements and adjacent structures.

al.

A land use chart (table).

am.

Certificate blocks for signatures of owner, surveyor, utility providers and Town approval, as applicable.

(5)

Community Design Principles And Development Standards description. Demonstrate in written or graphic form how the proposed structure is consistent with the Design and Development Standards found in Article 3 of this Chapter 16 of this Code.

(6)

Final landscape plan.

(7)

Exterior elevations of proposed structures/graphic visual aids. Provide complete building elevations, drawn to scale, with illustrations of all colors and identifying major materials to be used in the structures. In addition, Town staff may require building floor plans, sectional drawings, perspective drawings, models and/or computer visualizations when the impacts of a proposal warrant such information.

(b)

Step 2: Application certification of completion. Within a reasonable period to time, Town staff shall either certify the application is complete and in compliance with all submittal requirements or reject it as incomplete and notify the applicant of any deficiencies. The applicant shall then correct any deficiencies in the application package, if necessary, and submit the required number of copies of the application to the Town Administrator/Clerk. The original application and all documents requiring a signature shall be signed in blue ink.

(c)

Step 3: Staff reviews application and prepares comments. Staff will review the site plan map to ensure it is consistent with the site plan review criteria. Staff may consider comments received during the referral period in its review of the site plan. Following the review, staff will prepare a written report outlining any changes that the applicant must make before the site plan can be approved. This report will be forwarded to the applicant.

(d)

Step 4: Applicant addresses staff comments. The applicant makes all necessary changes to the site plan and resubmits a revised copy to the Town.

(e)

Step 5: Memorandum of Agreement for Public Improvements. Staff may require that the applicant execute a MOAPI to assure the construction of on-site and off-site improvements as a condition of approval of the site plan. Guarantees in the site plan agreement shall be secured by an irrevocable letter of credit in an amount determined appropriate by Town staff.

(f)

Step 6: Planning Commission review and action. The site plan shall be presented to the Planning Commission for its review and action at the Planning Commission's next available regularly scheduled meeting. The Planning Commission may approve, conditionally approve or deny the site plan based on the site plan review criteria. Any action taken by the Planning Commission shall become final unless appealed. If the site plan is denied, the request or one that is substantially the same may not be heard by the Planning Commission for a period of one (1) year from the date of denial unless otherwise approved by the Board of Trustees. Any aggrieved party, who wishes to appeal the action shall file a written appeal stating the reasons why the Planning Commission action is incorrect. The applicant shall file the appeal with the Town Administrator/Clerk within seven (7) days of the meeting at which such action was taken.

(g)

Step 7: Board of Trustees consideration of appeals. The Board of Trustees shall consider any appeal within forty-five (45) days of the close of the appeal period, except an appeal associated with a concurrent development application requiring Board of Trustees review or approval, which the Board of Trustees shall consider with final action on the concurrent development application. The Board of Trustees shall apply the site plan review criteria to either uphold, modify or reverse the Planning Commission's decision.

(h)

Step 8: Submit and record site plan. Upon approval by the Planning Commission or by the Board of Trustees, the applicant shall have thirty (30) days to submit two (2) original Mylar drawings of the approved site plan to the Town Administrator/Clerk for recording, accompanied by the recording fees and all other costs billed by the Town relative to the site plan. Inaccurate, incomplete or poorly drawn plans shall be rejected. Within thirty (30) days of receipt of the site plan, the Town Administrator/Clerk shall submit the approved site plan to the Larimer County Clerk and Recorder's Office for recording.

(i)

Step 9: Post-approval actions.

(1)

Building permit. A building permit shall be issued only when a site plan has been approved. However, with the approval of the Town Administrator/Clerk, an applicant may submit a building permit application concurrent with the site plan application. Building permits shall not be issued for any development that is not in conformance with the approved site plan.

a.

Exception. A building permit may be issued for the construction of a foundation and shell only for commercial and industrial uses to allow for the partial construction of a speculation building with unknown tenant and use. A partial site plan shall be submitted for approval by the Town Administrator with adequate information to show the building will comply with all applicable zoning and development standards including setbacks, architectural standards, grading and drainage, paved driveway, and adequate space for parking and landscaping.

b.

No building permit shall be issued for the tenant finish until a site plan has been approved.

c.

A shell building constructed prior to site plan approval shall not be given a certificate of occupancy and shall not be used for storage or any other purpose other than offering for sale as a to be finished structure and site.

(2)

Certificate of Occupancy. When building construction and site development are completed in accordance with the approved site plan and building permits, a Certificate of Occupancy may be issued.

(3)

Phasing and expiration of approval. The site plan shall be effective for a period of three (3) years from the date of approval, unless stated otherwise in the written site plan approval. Building permits shall not be issued based on site plans that have an approval date more than three (3) years old. For multi-phased plans, building permits shall not be issued based on an approval date more than three (3) years from the date of Phase I approval. (Ord. 11-2007 §1)

(Ord. No. 13-2011 , § 1, 11-22-11)