Douglas County Unincorporated
City Zoning Code
City Zoning Code
PART 27
SITE IMPROVEMENT PLAN
§ 1-2701 Intent.
[4/13/2010]
1.
The Site Improvement Plan (SIP) process is required to ensure development will be consistent with the Comprehensive Master Plan, Chapter 2, Subdivision, and this chapter, and all applicable federal, state, and local standards.
2.
The process encourages sustainable design through water conservation, passive energy benefits through appropriate site design, and supports multimodal transportation options and the use of alternative energy sources, when appropriate.
§ 1-2702 Applicability.
[8/12/2014; 4/28/2015]
1.
A SIP shall be required for any use or change in use for any multifamily dwelling; mobile home park; business, commercial, or industrial development; a library; a utility – major facility; a utility – service facility; or for similar uses contained within a Planned Development (PD), including single family attached dwellings.
2.
Proposed changes to an approved SIP shall be processed as either a revision or modification to an approved SIP, as described herein. Building permits shall not be issued for any development that does not have an approved SIP or is not in conformance with the approved SIP. Uses and structures legally established prior to February 1, 1994, shall be considered compliant with the requirement for a SIP.
A.
Personal Wireless Communication Sites. SIPs specific to personal wireless communication sites shall be subject to Part 27A, Personal Wireless Communication Facility Design Standards, herein. The format and required process will be detailed at the required presubmittal meeting.
B.
Meridian. Review of proposed improvements within the boundaries of the Meridian International Business Center PD shall follow the specified requirements and procedures of the Meridian International Business Center PD.
C.
Major Electrical or Natural Gas Facilities. The final action on a SIP for the location, construction, or improvement of major electrical or natural gas facilities must occur within 90 days after the submittal date, unless the provider and the County reach agreement on an amended time period. [§ 29-20-108, C.R.S.]. Major electrical or natural gas facilities include:
(1)
Electrical-generating facilities.
(2)
Substations used for switching, regulating, transforming, or otherwise modifying the characteristics of electricity.
(3)
Transmission lines operated at or above a voltage of 69,000 volts.
(4)
Structures and equipment associated with such electrical generating facilities, substations, or transmission lines.
(5)
Structures and equipment utilized for the local distribution of natural gas service; such as compressors, gas mains, and gas laterals.
§ 1-2703 Approval Standards.
[12/7/2010]
1.
The SIP shall be consistent with the following:
A.
Douglas County Comprehensive Master Plan.
B.
Douglas County Subdivision Resolution.
C.
Douglas County Zoning Resolution.
D.
Planned development, as applicable.
E.
Douglas County Roadway Design and Construction Standards Manual.
F.
Douglas County Storm Drainage Design and Technical Criteria Manual.
G.
Douglas County Grading, Erosion and Sediment Control (GESC) Manual.
2.
All required easements shall be submitted for review prior to approval of the SIP.
3.
All SIPs and any revisions or modifications shall comply with this chapter.
4.
Use and development of the site shall conform to the approved SIP.
5.
The Requirements for Release of Certificate of Occupancy (CO) or Requirements for Release of Final Inspections form, as applicable, shall be executed and submitted to the staff planner.
6.
A Site Improvement Plan Improvements Agreement (SIPIA) shall be required to identify the costs of improvements necessary to implement the SIP.
7.
When a SIP is proposed for an unplatted parcel of land determined to be legal by Douglas County, the applicant shall demonstrate that the parcel has a sufficient water supply in terms of quantity, quality, and dependability in conformance with the applicable standards set forth in §§ 1-1804A and 1-2705, Subsection 9, herein.
§ 1-2704 Process.
[12/7/2010; 11/12/2013; 4/28/2015; 4/13/2021]
1.
Prior to submittal of the SIP, a presubmittal meeting shall be required with staff to discuss the procedures and submittal requirements.
2.
Within 15 calendar days of the date that the application is date-stamped and accepted, staff shall review the application and notify the applicant if the plan contents are complete for review by staff and other agencies, and therefore ready to begin the referral process.
3.
Once the submittal is determined complete, staff shall notify the applicant in writing of the number of copies of the submittal information required for distribution to referral agencies. Staff shall identify in the written notice which referral agencies are regulatory agencies and which referral agencies are advisory agencies. Referrals shall be sent to all County recognized HOAs within one mile of the SIP site, unless the project is in the nonurban area, per the Comprehensive Master Plan, where referrals shall be sent to all recognized HOAs within a two-mile radius. The mailing addresses of the referral agencies shall be provided to the applicant. Electronic distribution of referral packets is preferred. Otherwise, referral packets shall be provided to the staff planner by the applicant in unsealed manila envelopes, without postage and a return address, addressed to the appropriate referral agency, with submittal information properly folded and compiled. Staff shall include a referral response sheet and distribute the referral packets to the referral agencies. The following shall be included in the packets:
A.
Copy of the completed land use application form.
B.
Project narrative (§ 1-2705, Subsection 7).
C.
Site plan (§ 1-2707).
D.
Landscape plan (§ 1-2708).
E.
Grading and drainage plan (§ 1-2709).
F.
Building elevations (§ 1-2710).
G.
Lighting plan (§ 1-2711).
H.
Other reports, studies, and fees as required.
4.
Staff shall send a courtesy notice of an application in process and applicable contact information to all abutting landowners and owners of land separated by 300 feet or less from the property by a platted tract. In nonurban areas, staff shall send a courtesy notice of an application in process to the entity or entities responsible for ownership and maintenance of a shared private access. The applicant shall reimburse the County for the cost of materials. Errors in the courtesy notice shall not negatively impact the determination of public notice compliance set forth herein.
5.
If the referral agencies elect to comment, they shall comment within 21 calendar days of the date the referral packets were mailed or electronically distributed, unless the applicant grants, in writing, an extension of no more than 30 calendar days. After the 21 calendar days, if no extension is granted, any referral agency comments received will be accepted for informational purposes only and provided to the applicant.
A.
The staff planner may reduce the referral period upon concurrence by Engineering Services. In the event the referral period is reduced, it is the applicant's responsibility to obtain comments from the agencies within the reduced time frame.
B.
Additional referral periods may be required based upon the extent of design changes initiated through the initial referral period. The length of each additional referral period shall be determined by the staff planner.
C.
All referral agency comments shall be provided by staff to the applicant upon receipt. The applicant shall address the comments of all regulatory agencies received within the 21 calendar day referral period, or as extended by the applicant, by identifying in writing the extent to which the project has been revised in response to the comments. The applicant is strongly encouraged to provide a written response to timely comments of any and all advisory agencies.
6.
SIP Resubmittal.
A.
Subsequent to the referral period(s), the applicant shall submit the revised SIP to satisfactorily address the issues raised during the referral period(s). The resubmittal shall include:
(1)
Revised plan set.
(2)
A written response to County and agency referral comments.
(3)
Updated reports and studies, as necessary.
(4)
Draft SIPIA and related exhibits, as required (template available from Engineering Services).
B.
Within 10 calendar days of receipt by staff of the revised SIP plan set and the applicant's written response to the referral comments, the staff planner shall contact the applicant, in writing, as to the status of its resubmittal.
(1)
If the resubmittal meets approval standards, the SIP shall be considered for approval or approval with conditions, and the staff planner shall request a final plan set.
(2)
If the resubmittal does not meet approval standards, staff shall provide written comments, detailing the deficiencies. External agencies may be contacted for additional comment, and its concerns may be included in the written comments. Additional time to receive external agency comments may be necessary.
C.
Based on compliance with the approval standards, the SIP shall be considered for approval, approval with conditions, denial, or closure.
7.
The final plan set shall consist of one rolled set with original, notarized signatures. The Requirements for Release of CO or Requirements for Release of Final Inspections form, as applicable, shall be executed and submitted to the staff planner prior to SIP approval. The SIPIA shall be fully executed by the owner and County prior to SIP approval. A SIP shall be approved by the Director (or designee) based on staff recommendations.
8.
If the SIP is denied, written findings shall be provided by staff to the applicant within seven calendar days of the denial.
9.
The final status of a SIP shall be set forth via the Notice of Action – Final Status using the following process:
A.
The date considered to be the final action on the SIP shall be the date on the Notice of Action – Final Status.
B.
Should a discrepancy exist between the dates on the SIP and Notice of Action – Final Status, the date of the Notice of Action – Final Status shall control.
C.
The Notice of Action – Final Status shall be mailed to the applicant, all landowners who received courtesy notices, and any homeowners' associations (HOAs) that received a referral, as described herein. The Notice of Action – Final Status shall be mailed via first-class mail, within three calendar days of final determination.
10.
A Notice of Action – Final Status of a SIP may be appealed to the Board of Adjustment. An appeal shall be submitted in writing to the Director within 30 calendar days from the date on the Notice of Action – Final Status.
A.
Upon failure to request an appeal, the decision is final.
B.
If a SIP is denied, any new SIP shall require submittal of a new application and processing fee.
11.
SIPs that are inactive due to the applicant's failure to submit requested materials for a period of four months shall be closed, and the resubmittal of a new application and fees shall be required.
A.
After three months of inactivity, staff shall notify the applicant in writing that the application shall be closed within 30 calendar days. If the applicant fails to submit all of the required materials within the 30 calendar days, staff shall notify the applicant, in writing, that the SIP application is closed.
B.
The Director may grant time extensions to the inactive period of a SIP, not to exceed a total of 12 months, upon written request by the applicant, prior to closure of the SIP.
12.
The SIP shall be effective for a period of three years from the date of approval. The initial building permit shall not be issued for a SIP after the end of its effective period, unless an extension is granted, as follows:
A.
The Director may grant time extensions to the effective period of a SIP, not to exceed a total of three years from the end of the initial effective period, upon written request by the applicant. To be eligible for an extension, the applicant shall submit the request no later than six months after the end of the effective period.
B.
The Director may include conditions with the time extension as necessary to ensure the SIP remains in compliance with approval standards. Site construction drawings that have expired shall be re-approved by Engineering Services.
13.
Where a SIP brings an existing use into compliance with applicable regulations, or is designed to correct a Notice of Violation, all improvements shall be completed within six months of the Notice of Action – Final Status, unless otherwise agreed to in writing by the owner and the County.
§ 1-2705 Submittal Requirements.
[12/7/2010; 4/28/2015; 3/26/2024]
The applicant shall be required to submit the following information to Planning Services. Incomplete applications shall not be accepted for processing.
1.
A completed SIP submittal checklist.
2.
A completed land use application form.
3.
Proof of ownership, consisting of a current title insurance policy or title commitment no more than 30 calendar days old from the date of the application, or other documentation acceptable to staff.
4.
A notarized letter of authorization from the landowner permitting a representative to process the application, unless the landowner and applicant are the same.
5.
A boundary survey of the site, certified by a professional land surveyor, if the land is unplatted.
6.
Planning and Engineering Services fees. Building Services fees are collected when construction plans are submitted to Building Services.
7.
A narrative description of the project, addressing the following:
A.
Name and address of the landowner, the developer or representative, and the person or firm preparing the SIP, if different than the owner.
B.
The subdivision name, filing number, (planning area number when located in a Planned Development), and lot and block number; or street address and section, township, range if not in a subdivision.
C.
Zoning of the site and the zoning and current uses of adjacent land.
D.
Source of water and sanitation facilities. If the water source has irrigation limitations, describe the manner in which landscape irrigation is to be accomplished. If irrigation water is from an off-site source, provide the following:
(1)
Name, address, and phone number of water provider.
(2)
Source of water.
(3)
Contractual details (i.e., delivery frequency, length of contract).
E.
Describe overall impacts of the proposed development to adjacent land.
F.
Describe how the development complies with the Comprehensive Master Plan and intent of this section.
G.
Describe the proposed development schedule and phases of development for all proposed construction.
8.
The applicant shall demonstrate conformance with Part 18A, Water Supply Overlay District, herein, when the proposed SIP is located on an unplatted parcel of land determined to be legal by Douglas County.
A.
An SIP which has no water demand, except as may be temporarily necessary to establish required landscaping, shall not be required to demonstrate compliance with Part 18A, Water Supply Overlay District, herein.
B.
An SIP located on a conforming parcel within the A-1 or LRR zone district, which has a water demand not to exceed three acre-feet per year to be supplied by a groundwater well which has or is capable of receiving a permit from the Colorado Division of Water Resources for the use proposed, shall not be required to demonstrate compliance with Part 18A, Water Supply Overlay District, herein. Water demands shall be estimated in accordance with the minimum Water Demand Standards defined in Part 18A.
9.
Site improvement plans.
A.
Two copies of the SIP plan set, to include the following:
(1)
Site plan (§ 1-2707).
(2)
Landscape plan (§ 1-2708).
(3)
Grading and drainage plan (§ 1-2709).
(4)
Building elevations (§ 1-2710).
(5)
Lighting plan (§ 1-2711).
B.
Copies of the following development reports, unless waived by Engineering Services:
(1)
Engineered site construction drawings – two copies.
(2)
Traffic study.
(3)
Phase III Drainage Report and plan.
(4)
GESC report and plan.
(5)
Utility drawing(s).
(6)
For unplatted land, a boundary survey of the site certified by a professional land surveyor.
(7)
Off-site improvement plans, as required.
10.
A colors and materials sample sheet with color photos of each material, the manufacturer's name, product number, and specifications.
11.
Detailed technical studies may be required, based upon the scale and impact of the project. These studies may include, but are not limited to, the following: soil, traffic, drainage, water, noise, wildlife, environmental, lighting, shadow, photo-simulations, or a material sample board. The County may require that an independent outside consultant be retained, at the applicant's expense, to perform such studies or review such studies when performed by the applicant.
12.
All or portions of the required SIP elements may be waived by the Director if it is determined that the use will occupy an existing structure or will not otherwise require significant public or private improvements.
§ 1-2706 General Plan Requirements.
[12/7/2010; 4/28/2015]
The SIP shall be a detailed and accurate depiction of the proposed built environment. The final engineered site and architectural drawings shall be consistent with the SIP. The following information shall be required, unless otherwise noted, on all plans (except the engineered site construction and utility plans). All plans shall be prepared to generally accepted professional standards.
1.
Provide the name and legal description of the proposed development, site acreage, and project file number. The business name does not appear in the title. The name of the proposed SIP is based upon the legal description when subdivided or the street address as follows:
A.
Subdivided land:
SPRUCE SUMMIT, Filing No. 3, Lot 14 NW1/4 Section 11, Township 8 South, Range 67 West 5 acres Site Improvement Plan — SP2010-002 |
B.
Within a PD:
SPRUCE SUMMIT, Filing No. 3, Lot 14 NW1/4 Section 11, Township 8 South, Range 67 West Planning Area 63 — 5 acres Site Improvement Plan — SP2010-002 |
C.
When unplatted:
(STREET ADDRESS — Address available from County Addressing Specialist) NW1/4 Section 11, Township 8 South, Range 67 West 5 acres Site Improvement Plan — SP2010-002 |
2.
Utilize a sheet size of 24 inches x 36 inches. Provide an information block which includes the date of preparation and revision(s); a north arrow; the scale used, including a graphic scale; sheet title (i.e., site plan, landscape plan, grading and drainage plan); business name; and preparer's name, address, and phone number.
3.
Provide a composite plan showing the entire project area, including a key sheet diagram, when more than one sheet is required to delineate the project area.
4.
Include the individual sheet number and total number of sheets (i.e., 1 of 3). For plans containing multiple sheets, include a sheet index.
5.
For the purpose of scanning, provide a margin line of at least 0.5 inch drawn completely around the sheet.
6.
For subdivided land, label all boundary lines with bearings, distances, and curve data as shown on the final plat.
7.
For unsubdivided land, label all boundary lines with bearings, distances, and curve data as shown on the certified boundary survey prepared by, or under the supervision of, a registered professional land surveyor licensed with the state of Colorado. Include a written metes and bounds legal description of the site's boundary.
8.
Provide either a corporate/limited liability corporation (LLC) or individual approval certificate on the first sheet of the plan set.
A.
Corporate/Limited Liability Corporation Approval Certificate:
APPROVAL CERTIFICATE | ||
THIS SITE IMPROVEMENT PLAN HAS BEEN REVIEWED AND FOUND TO BE COMPLETE AND IN ACCORDANCE WITH DOUGLAS COUNTY REGULATIONS. | ||
Engineering Services | Date | |
Planning Services | Date | |
• | Failure to obtain a building permit within three years after the date of SIP approval, as noted on the Notice of Action – Final Status, shall cause the unbuilt portion of this SIP to be null and void, unless an extension was granted. | |
• | Acceptance of site construction drawings by Douglas County Engineering Services shall be required (as applicable) prior to issuance of building permits. Acceptance of site construction drawings expires three years after the date of signature. | |
• | Signs shown hereon are NOT approved. All signs require approval of a sign permit in accordance with the Sign Standards section of the Douglas County Zoning Resolution. | |
The undersigned as the owner or owner's representative of the lands described herein hereby agree on behalf of itself and its successors and assigns to develop and maintain the property described hereon in accordance and compliance with this approved SIP and the Douglas County Zoning Resolution. | ||
(print corporation/LLC name) | ||
By: __________(Signature)__________ | ||
Title: | ||
Date: | ||
ATTEST: (if corp.) | ||
Secretary/Treasurer | ||
STATE OF COLORADO | ) | |
) SS. | ||
COUNTY OF ____________________ | ) | |
Acknowledged before me this __________ day of _______________, 20_____, by _______________ as _______________ and _______________ as _______________ of _______________, a _______________ corporation/LLC. | ||
My commission expires: _______________ | ||
Witness my hand and official seal. | ||
Notary public | ||
B.
Individual Approval Certificate:
APPROVAL CERTIFICATE | ||
THIS SITE IMPROVEMENT PLAN HAS BEEN REVIEWED AND FOUND TO BE COMPLETE AND IN ACCORDANCE WITH DOUGLAS COUNTY REGULATIONS. | ||
Engineering Services | Date | |
Planning Services | Date | |
• | Failure to obtain a building permit within three years after the date of SIP approval, as noted on the Notice of Final Action – Final Status, shall cause the unbuilt portion of this SIP to be null and void, unless an extension was granted. | |
• | Acceptance of site construction drawings by Douglas County Engineering Services shall be required (as applicable) prior to issuance of building permits. Acceptance of site construction drawings expires three years after the date of signature. | |
• | Signs shown hereon are NOT approved. All signs require approval of a sign permit in accordance with the Sign Standards section of the Douglas County Zoning Resolution. | |
The undersigned as the owner or owner's representative of the lands described herein hereby agree(s) on behalf of himself/herself (themselves), their heirs and assigns to develop and maintain the property described hereon in accordance with this approved SIP and in compliance with the Douglas County Zoning Resolution. | ||
(signature of owner(s)) | ||
Acknowledged before me this __________ day of __________, 20 _____, by __________. | ||
My commission expires: _______________ | ||
Witness my hand and official seal. | ||
Notary Public | ||
9.
For multiple sheet plans, provide the following abbreviated approval certificate on all subsequent sheets of the plan set:
Approval Certificate | |
Engineering | Initials/Date |
Planning | Initials/Date |
Owner | Initials/Date |
Lessee (if applicable) | Initials/Date |
10.
Locate, dimension, and indicate the use of all easements (existing and proposed) on or adjacent to the site. Include the reception number for all existing easements.
11.
Do not show existing or proposed utility lines on the site plan. Provide an engineered utility drawing, separate from the SIP plan set, to Engineering Services, utility providers, and the special district or water and sanitation district, as applicable.
12.
Indicate and dimension the location of all individual septic disposal system leach fields (existing and proposed), and indicate a replacement field location.
13.
Place the following statement on the SIP for all development within the Centennial Airport Review Area:
Owner waives, remises, and releases any right or cause of action it may now have or which it may have in the future against the County of Douglas, its officers, employees, and agents related to or resulting from the passage of aircraft in the airspace above the property that is the subject of this Site Improvement Plan.
14.
For sites located within the Runway Safety Zone or Fan Safety Zone, as defined in this chapter, an avigation easement in a form established by the Board, signed by the landowner, and recorded in the Office of the County Clerk and Recorder, as well as a note on the SIP indicating the book and page of the recorded easement, shall be required.
15.
Delineate all drainageways affecting the site and any 100-year floodplain on or adjacent to the site.
16.
For a SIP that is designed in detail for the first phase only, with additional phases shown conceptually:
A.
Show phase lines.
B.
Add the following note to each sheet of the SIP in proximity to each approval certificate:
For all future phases, the applicant shall submit a revised Site Improvement Plan of the phase for which a permit is requested. The revised SIP shall be approved prior to issuance of a building permit.
§ 1-2707 Site Plan.
[4/13/2010; 4/28/2015]
The site plan shall be prepared as follows:
1.
Prepare the SIP at a scale that allows maximum clarity of the proposal.
2.
Include a legible vicinity map at an appropriate scale.
3.
Provide a site data chart on the SIP based on the following example:
Item | Square Footage | % Of Gross Site* |
|---|---|---|
Gross Site Area | 20,000 | 100 |
Building Footprint | 8,000 | 40 |
Parking and Roads (including planted interior parking islands) | 800 | 4 |
HARDSCAPE TOTAL | 8,800 | 44 |
Planted Area (If applicable, include parking lot islands used for stormwater detention and water quality ponds) | 4,000 | 20 |
Existing Vegetation | 6,200 | 31 |
Trails and Walks | 1,000 | 5 |
Porous Pavement | 0 | 0 |
LANDSCAPE TOTAL | 11,200 | 56 |
Item | Description | |
Building Size: 2 stories | 16,000 sq. ft. TOTAL | |
Parking: | ||
Required | 64 spaces (1/250 sq. ft.) | |
Provided | 67 spaces | |
* | NOTE: When a portion of a site's natural vegetation is proposed as landscape area, as permitted herein, these totals may not add up to 100%. |
4.
Label and show dimensions of all existing and proposed structures. Delineate existing buildings in detail. Show setback lines, points of ingress and egress, the building's dimensions from lot lines, and indicate any structures to be removed.
5.
Identify all adjoining land uses and zoning.
6.
Show the location of all trash enclosures. Trash enclosures are encouraged to be integrated into the mechanical or service area of structures. Locate trash enclosures away from site entries and roadways. Screen and buffer trash areas. Provide a dimensioned elevation drawing of the proposed enclosure specifying materials and colors.
7.
Locate and dimension all required off-street parking and loading areas, identify all required handicap spaces, and note the total number of parking spaces provided per row of parking, in accordance with the Planned Development or parking standards section.
8.
Locate and dimension all public and private streets, walks and trails, rights-of-way, curb cuts, and points of access on, or adjacent to, the proposed site. Label surface materials and location of traffic directional arrows, signage, and markings.
9.
Show the location and dimensions of all existing and proposed signs, if known. Signs and their locations shown on the SIP are not approved by the SIP review process. Final approval of signs and their location require the issuance of a sign permit, in accordance with Part 29, Sign Standards, herein.
10.
Show location of all fire hydrants. If none exist on-site, note the distance and direction of the closest hydrant adjacent to the site within 500 feet.
11.
When necessary to ensure consistency with SIP approval standards, notes may be added to the exhibit which establish operational limits applicable to the proposed use.
§ 1-2708 Landscape Plan.
[12/7/2010; 3/26/2024]
A sustainable landscape plan is a component of a complete SIP application. The intent is to conserve water, reduce runoff, enhance water quality, buffer development from adjoining sites or streets, and ensure compatibility with adjacent development. Landscape enhances the site by moderating temperature and humidity, and mitigating noise and wind.
1.
Landscape Materials and Irrigation. Environment-appropriate, water-conserving plant materials are required, except as permitted herein, to conserve natural, cultural, and fiscal resources. Efficient irrigation of landscape materials promotes growth and plant health, resulting in the appropriate use of water resources, enhancement of the built environment, and reduced maintenance costs.
A.
The minimum area to be landscaped with live plant material shall be 15% of the gross site area, unless off-site landscaping is supported; the site is located within a Planned Development wherein additional landscaping has been provided; or the Director waives the requirement due to compatible land uses, severe site constraints, or other extraordinary circumstance. For SIP applications pursuant to a use by special review, the gross site area may be determined to be the permit area.
(1)
A landscape buffer shall be required when adjacent to residential uses, and shall count toward a maximum 50% of the minimum 15% landscape requirement.
(2)
Landscape Buffer Requirements.
(a)
Based on adjacent uses, views, and potential impacts, a landscape buffer shall be required between the following:
1)
Residential use and adjacent nonresidential parking.
2)
Parking facility located adjacent to a street.
3)
Outside storage and adjacent uses.
(b)
Options for buffering may include all or some of the following:
1)
Layered vegetation with a four foot effective height or greater.
2)
Berms and plantings with a four foot effective height or greater.
3)
Solid fences or decorative walls.
4)
Deciduous and coniferous trees and large shrubs.
5)
Combinations of these options.
(3)
Restoration, conservation, and preservation of undeveloped portions of a site with natural vegetation that provides buffering, screening, or valuable wildlife habitat or movement corridors shall count towards the minimum 15% landscape requirement.
(4)
Based upon the scale and impact of a project, additional landscape materials may be required in the public right-of-way. A license agreement with Douglas County may be required to allow the owner to install and maintain the landscaping within the public right-of-way.
B.
High-water-use plants, as defined by the Colorado Nursery and Greenhouse Association, are discouraged but may be a maximum of 1.5% of the gross site area. For multifamily projects, a maximum of 5% of the gross site area may include high-water-use plants to accommodate recreational areas. Areas of high-water-use plants shall be depicted on the landscape plan with a callout to identify the square footage of each high-water-use planted area.
C.
The required quantity and size of plant materials shall be based upon the proposed use, design, adjacent uses, and overall impact and scale of the project.
D.
Where screening is required, it shall be provided through the use of fences, walls, hedges, berms, or a combination thereof.
E.
The following shall be the acceptable minimum plant size:
Plant Type | Minimum Size |
|---|---|
Deciduous | |
Canopy Tree | 2.0-inch minimum caliper1, 2 |
Ornamental Tree | 1.5-inch caliper1 |
Coniferous Tree | 6 feet minimum height2 |
Shrubs | 5 gallon container Minimum 24 inches height at installation Multiple canes for deciduous shrubs |
Vines | 1 gallon container |
Groundcover | 5 gallon if horizontal shrubs (maturity less than 24 inches) 1 gallon if perennials Space to provide 80% ground coverage in 2-3 yrs. |
Mulch | Minimum 4-inch depth for all plant groupings and trees3 |
1 | Measure caliper using diameter at breast height (DBH). |
2 | Larger sizes may be required where buffering or compatibility issues exist, in accordance with § 1-2708, Subsection 1D, herein. |
3 | Impermeable sheet plastic shall not be permitted under mulched areas. |
F.
Sources of irrigation water and types of irrigation shall be noted on the landscape plan. Automatic irrigation systems shall be required unless the only water available is from an off-site source. In the event the site is served by a well that prohibits outdoor usage, hand watering may be required. The applicant shall be required to obtain an offsite water source and provide acceptable documentation of such source (i.e., pre-paid weekly contract).
2.
Landscape Plan Requirements. Prior to the issuance of a CO or certificate of final inspection, the onsite landscaping shall be consistent with the approved SIP. The landscape plan shall be prepared as follows:
A.
Identify planted areas by name, size, and quantity of material to be used. Identify and describe hardscape materials.
B.
Depict plant materials at approximately three-fourths mature size.
C.
Identify walkways, pedestrian-oriented areas, and landscape elements such as fences, walls, border edge treatments, signs, bike racks, trash enclosures, street furniture, and recreational facilities, as applicable.
D.
Depict the location of all pole-mounted, wall-mounted, and ground-mounted light fixtures.
E.
Show the contour lines depicting final grades as solid lines (screening acceptable).
F.
Label all streets, rights-of-way, and points of access on or adjacent to the proposed site.
G.
Show sight distance triangles at all intersections in accordance with the Douglas County Roadway Design and Construction Standards.
(1)
Any landscaping within the County right-of-way shall comply with the Douglas County Roadway Design and Construction Standards and the Douglas County Storm Drainage Design and Technical Criteria Manual.
(2)
Trench drains are required for irrigated landscaping along public streets, in accordance with the Douglas County Roadway Design and Construction Standards.
H.
Screen transformers, ground-mounted HVAC units, utility pedestals, and similar features, and place the following note on the landscape plan:
If any transformers, ground-mounted HVAC units, utility pedestals, and similar features are not shown on the SIP, additional landscaping and screening may be required based upon field conditions during the site inspection prior to issuance of the certificate of occupancy, or final inspection, as applicable.
I.
Provide a landscape legend similar to the example below:
Symbol | Qty | Botanical Name | Common Name | Size | High-Water-Use |
|---|---|---|---|---|---|
WC | 6 | Catalpa Erubescens | Western Catalpa | 2.5-inch caliper | No |
BS | 7 | Pinus Ponderosa | Ponderosa Pine | 8-foot height | No |
AWS | 10 | Spirea bumalda | Anthony Waterer | 5-gallon | No |
300 feet2 | - | Pole Peeling Mulch | 4-inch depth | NA |
NOTE: In the event of a discrepancy between the plan graphic and the landscape legend, the plant material quantity as determined by the plan graphic shall take precedence. |
J.
Place the following maintenance statement on the plan:
Landscaping shall be planted and maintained by the owner, successor, and/or assigns. Should any plant material die, it shall be replaced with similar plant material within one planting season.
3.
Parking Lot Islands.
A.
All parking areas in excess of 40 spaces shall contain landscape islands typically located interior to the perimeter of the parking area. The ratio of required parking lot islands shall be as follows:
Number of Parking Spaces | Ratio of Parking Lot Islands |
|---|---|
40 - 120 | 1 per 20 parking spaces |
120 - 500 | 1 per 15 parking spaces |
500+ | 1 per 10 parking spaces |
B.
Each parking lot island shall be a minimum two parking spaces in size and contain some combination of trees, shrubs, and groundcover. High-water-use plants are prohibited in parking lot islands.
C.
Islands may be aggregated to meet site-specific needs for screening, buffering, water conservation, or water quality. The required islands need not be physically located at each interval noted (i.e., 20, 15, or 10 spaces). Generally, all required islands shall be located internal to the parking area.
§ 1-2709 Grading and Drainage Plan.
[4/13/2010; 3/26/2024]
The grading and drainage plan shall be prepared at the same scale as the landscape plan. Please note that this plan is separate and distinct from the GESC plan required by Engineering Services. The grading and drainage plan shall be prepared as follows:
1.
Label proposed and existing buildings, structures, fences, walls, walks, trails, parking and loading areas, and streets. Proposed retaining walls shall be no greater than four feet in height, unless necessary due to site-specific constraints. Walls in excess of four feet in height, as measured from the bottom of the foundation, require a structural design and building permit. If multiple parallel retaining walls are proposed, a minimum five-foot-wide horizontal separation should be required between the faces of adjacent walls. Design this separation to accommodate plants that will buffer the vertical planes of the walls.
2.
Retaining walls in excess of 30 inches in height (as measured from the lowest ground surface adjacent to the wall) used in conjunction with detention areas or ponds, or located adjacent to a pedestrian access or walking surface, shall require permanent barriers, consistent with Building Code height requirements, for the purpose of protecting the public from potential hazards.
3.
Development sites are required to balance earthwork quantities on site in accordance with the GESC Manual.
4.
Show existing contour lines as dashed lines (screening acceptable), and proposed contour lines as solid lines. The contour interval shall be no more than two feet unless otherwise approved by the staff planner.
A.
Distinguish existing grades greater than a 4:1 slope (25%).
B.
Proposed grades shall be no steeper than a 3:1 slope (33.3%).
5.
Label low and high points.
6.
Show flow direction arrows.
7.
Show and label the required drainage easements with detention, water quality facilities, and storm sewer infrastructure.
8.
Label the top of wall and bottom of wall elevations at 20-foot intervals along all retaining walls.
§ 1-2710 Building Elevations.
[12/7/2010]
The building elevations shall be prepared as follows:
1.
Prepare elevations at a scale that allows for maximum clarity of the proposal.
2.
Label and dimension all building features.
3.
Label all building materials and finishes with the manufacturers' colors and numbers to correspond with the colors and materials sample sheet.
4.
Identify the location of all wall-mounted light fixtures.
5.
When applicable, depict the roof plane, behind the wall, as dashed lines.
6.
When applicable, depict all ground-, wall-, and roof-mounted mechanical equipment, HVAC, emergency generators, and other accessories (including satellite TV, electronic data dishes and antennae) behind the wall, as dashed lines. All ground-, wall-, and roof-mounted mechanical equipment, HVAC, emergency generators, and other accessories shall be screened. The screening of rooftop equipment shall not be required to exceed the maximum elevation of the rooftop equipment. Provide the following note on elevation sheets:
The building elevations shown and approved hereon are intended to demonstrate how all HVAC shall be screened according to the requirements of this chapter. It is the applicant's responsibility to ensure that screening occurs in the field as demonstrated by these plans, regardless of curb requirements, mechanical plan changes, or other circumstances. Failure to provide screening may result in delay of final inspections and/or issuance of a certificate of occupancy.
§ 1-2711 Lighting Plan.
[4/13/2010]
All fixtures and lamping shall be consistent with the requirements of Part 30, Lighting Standards, herein. The following lighting information is required to be included on the lighting plan, unless the applicant clearly provides the information on another sheet of the SIP plan set:
1.
Provide a luminaire schedule similar to the following example:
Luminaire Schedule
QTY | Lamp Type | Mounting Height (feet) | Lumens | LLF | Color | Description |
|---|---|---|---|---|---|---|
10 | 21W CF | 10 | 1650 | 1.00 | Bronze | Visa Lighting OW1342 1FS21 |
5 | 400W MH | 24 | 36000 | 1.00 | Bronze | Visionaire American Series AME-2 T5400 M 6 BOA |
4 | 150W MH | 12 | 13000 | 1.00 | Dk Bronze | Gardco 101WT 150MH Quad BRP |
* | NOTE: A light loss factor (LLF) of 1.0 shall be utilized. |
2.
Include a copy of the manufacturers catalog sheet, product number and Illuminating Engineering Society of North America type description.
3.
Include the following note on the plan set:
Prior to issuance of a certificate of occupancy or conducting final inspections, Douglas County shall conduct an evening site visit to ensure illumination levels generated by the lighting: meet all County criteria as well as those indicated on the approved Site Improvement Plan; do not create disability glare on adjacent properties; and that all fixtures are full-cutoff as defined by the Illuminating Engineering Society of North America. In the event lighting levels do not meet these criteria, remedial action may include re-lamping with lower wattage bulbs, relocating fixtures, shielding fixtures, removing fixtures, or replacing fixtures. It shall be the responsibility of the applicant to ensure all site lighting complies with Lighting Standards section of this chapter prior to requesting issuance of a certificate of occupancy and/or final inspections.
§ 1-2712 Post Approval SIP Procedures and Requirements.
[4/13/2010]
1.
Prior to the issuance of a CO, the applicant shall submit as-built plans to Engineering Services for any required detention pond and water quality facilities, as well as an engineer's certification stating that the detention pond and water quality facilities have been constructed in accordance with the approved drainage report and plan. After approval of the SIP and issuance of a building permit, a CO may be issued if the construction of all buildings is completed and all parking, drainage improvements, and landscaping elements are installed in accordance with the approved SIP, as determined by a site inspection performed by County staff. Submit final easement documents to Engineering Services for acceptance prior to issuance of a CO. The applicant shall perform the tasks required by the Requirements for Release of CO prior to scheduling any final site inspections.
A.
Occupancy of the site shall not be permitted until the site is clean, safe, and free of all construction debris, as determined by Douglas County.
B.
If adverse weather immediately preceding the CO request prevents the installation of parking, drainage, or landscaping elements, a temporary certificate of occupancy (TCO) may be issued (for nonresidential projects) after the applicant provides an irrevocable letter of credit, or other acceptable security as allowed by the SIPIA. Bonds are not acceptable.
(1)
The security shall be equal to 115% of the cost of the unfinished work, in accordance with the cost estimates contained in the SIPIA, and shall be submitted prior to the issuance of a TCO. The security shall be held by Douglas County and released, as set forth in the SIPIA, when the work is deemed complete by Douglas County.
(2)
When a TCO is issued, based on security as provided for herein, prior to the completion of all site improvements, the time for the completion of site improvements shall not exceed six months.
(3)
Failure by the applicant to complete the work or to request a time extension shall result in a forfeiture of the security and shall cause Douglas County to initiate the construction of such improvements, as detailed in the SIPIA. The Director may grant a one-time extension of not more than six months upon receipt of a written request accompanied by an extension of the financial security.
2.
When a CO is not required, the following shall apply regarding approvals and security:
A.
When a building addition or modification is proposed, all building improvements and all site improvements such as drainage, parking, landscaping, and lighting shall be fully completed prior to final building inspections. The applicant shall perform the tasks required by the Requirements for Release of Final Inspections form prior to scheduling any final site inspections.
B.
If the scale, impact, or phasing of the proposed development warrants, a letter of credit equal to 115% of the estimated cost of improvements may be required at the time of SIP approval to ensure the required improvements are completed.
C.
The security shall be held by Douglas County and released, as set forth in the SIPIA, when all site improvements identified on the SIP are deemed completed by Douglas County.
§ 1-2713 Revision to an Approved SIP.
[12/7/2010; 4/28/2015]
Proposed changes to an approved SIP shall be reviewed for scale and impact to determine whether the changes will be processed as a revision or modification to an approved SIP.
1.
Applicability. A revision shall be for the purpose of additional review and referral based on the scale and impacts of the proposed changes. In general, a revision impacts grading, drainage, parking, access, building footprint, or landscaping. These impacts typically require the entire site be brought into conformance with this chapter.
2.
Approval Standards. Approval of a revision to an approved SIP shall be in accordance with § 1-2703 and applicable provisions contained herein.
3.
Process. A revision shall follow the full SIP process as described herein; however, the referral period for a revision shall be 21 calendar days.
4.
Submittal Requirements. The applicant shall be required to submit the following information to Planning Services. Incomplete applications shall not be accepted for processing.
A.
Completed land use application and fee.
B.
New plan sets, as necessary, to depict the proposed revision.
C.
Development reports in accordance with § 1-2705, Subsection 9.
D.
Detailed technical studies in accordance with § 1-2705, Subsection 11, if applicable.
E.
Current title commitment or insurance policy (§ 1-2705, Subsection 3).
F.
Notarized letter of authorization from the property owner, if applicable (§ 1-2705, Subsection 4).
G.
A written narrative explanation of the revision (§ 1-2705, Subsection 7).
H.
Letter from HOA and architectural control committee, if applicable.
5.
The legal description for a revision to the SIP shall be consistent with the originally approved SIP, except as otherwise provided for below.
A.
For revisions:
SPRUCE SUMMIT, Filing No. 3, Lot 14 — 1st Revision NW1/4 Section 11, Township 8 South, Range 67 West 5 acres SP2010-002 (Revision to SP2003-049) |
B.
For revision on a lot with amended legal description:
SPRUCE SUMMIT, Filing No. 3, 1st Amendment, Lot 14-A — 1st Revision NW1/4 Section 11, Township 8 South, Range 67 West 5 acres SP2010-002 (Revision to SP2003-049) |
§ 1-2714 Modification to an Approved SIP.
[12/7/2010]
Proposed changes to an approved SIP shall be reviewed for scale and impact to determine whether the changes will be processed as a revision or modification to an approved SIP.
1.
Applicability. A modification shall be for the purpose of minor changes to the approved SIP. In general, a modification shall not increase the building footprint, impervious surface, or affect fire access.
2.
Approval Standards. Approval of a modification to an approved SIP shall be in accordance with § 1-2703 and applicable provisions contained herein.
3.
Process.
A.
Prior to submittal of a modification to an approved SIP, a presubmittal meeting shall be required with staff to discuss the procedures and submittal requirements.
B.
Staff shall have up to seven calendar days from the date that the application is date-stamped and accepted, for internal review of a modification.
(1)
If the submittal meets approval standards, the modification will be considered for approval, and the staff planner shall prepare a modification affidavit for approval.
(2)
If the submittal does not meet approval standards, staff shall provide the applicant with written comments, detailing the deficiencies.
C.
Based on compliance with the approval standards, the modification will be considered for approval, approval with conditions, denial, or closure.
D.
In place of the final plan set, the applicant may provide a legible redlined copy of the approved SIP, detailing the modification. The Requirements for Release of Final Inspections form, as applicable, shall be executed and submitted to the staff planner prior to approval of a modification. A modification affidavit shall be approved by the Director (or designee) based on staff recommendations. The proposed changes may require building permits.
E.
If the SIP is denied, written findings shall be provided by staff to the applicant within seven calendar days of the denial.
4.
Submittal Requirements. The applicant shall be required to submit the following information to Planning Services. Incomplete applications shall not be accepted for processing.
A.
Completed land use application and fee.
B.
A redlined copy of the approved SIP, and other exhibits as necessary, to depict the proposed modification.
C.
Notarized letter of authorization from the property owner, if applicable (§ 1-2705, Subsection 4).
D.
A brief written narrative explanation of the modification.
E.
Letter from HOA and architectural control committee, if applicable.
