A Major Subdivision divides a parcel into nine or more lots.
2. Procedure:
you have a pre-application 'conference' (meeting, phone call, or email conversation) with the Planning and Zoning Department;
you submit a complete Sketch Plan application (or a combined Sketch and Preliminary Plan application depending on Planning Director or designee discretion - if combined, skip to step 5);
your Sketch Plan case is scheduled for the next available Planning Commission hearing and the next reasonable Board of County Commissioners hearing;
upon approval from the Board of County Commissioners, you must submit a Preliminary Plan application within two years (unless otherwise specified; an extension up to 12 months may be granted by the Board of County Commissioners if you request an extension in writing and provide evidence that you are reasonably pursuing the completion of the Preliminary Plan application);
your Preliminary Plan case is scheduled for the next available Planning Commission hearing and the next reasonable Board of County Commissioners hearing;
upon approval from the Board of County Commissioners, you must submit a Final Plat application within two years (unless otherwise specified; an extension up to 12 months may be granted by the Board of County Commissioners if you request an extension in writing and provide evidence that you are reasonably pursuing the completion of the Final Plat application);
your Final Plat case is scheduled for the next available Planning Commission hearing and the next reasonable Board of County Commissioners hearing;
upon approval from the Board of County Commissioners, the fully executed Final Plat and Subdivision Improvements Agreement/s must be filed and recorded by the County Clerk;
the approval is valid for three years following the recording unless otherwise stipulated by the Board of County Commissioners, and when a legally vested property right applies to the subdivision.
Executed Agreement for Payment of Development Review Expenses (Appendix C)
proof of ownership and encumbrances
legal description of property proposed to be subdivided -- prepared by a licensed CO land surveyor
list of names/mailing addresses of owners of adjacent properties (available from the County Assessor's Office)
if applicable, signed and notarized certification of notice to mineral estate owner (Appendix B)
a sketch plan that includes or illustrates:
general vicinity map of the subdivision — where the subdivision is located within Park County
title with the proposed name of the subdivision + "Sketch Plan"
forms A-2 and A-7
IF for PUD rezoning:
the title must also include "Planned Unit Development"
the plan must identify all permitted land uses, setbacks, max heights, min/max lot sizes, proposed conditions or restrictions, and other 'zoning' info
the plan must include a separate signature block in lieu of form A-7 (see Article VI p. 24)
location and type of all natural features (watercourses, lakes, topography, 100-year floodway/floodplain, rock outcrops, geological hazards, wildlife corridors and known foraging areas, scenic vistas, and significant trees/vegetation)
approximate location of all existing man-made structures, utilities, streets, driveways, ditches, fences, hazards, apparent easements/rights-of-way, or other physical improvements on property or within 100 ft of it
approximate location and type of cultural and historic resources located within the property to be subdivided, including historic architectural/archeological resources and prehistoric archeological resources
proposed location of residential, commercial, and/or industrial development and new improvements such as: buildings, access points, streets, alleys, pedestrian ways, parking areas, drainage ways, drainage detention areas, open spaces and parks, and utilities
any other data essential for evaluation as requested by the County
proposal summary including:
narrative statement describing existing conditions and proposed subdivision and development
area of total proposed development in acres, with breakdown in percentages and amounts devoted to specific land uses
zoning districts of the property and all adjacent properties
proposed zoning districts if rezoning is requested
if residential or proposed residential, approximate number/types of dwelling units
anticipated providers of utilities (water, sewer, gas, electric, phone)
proposal for preservation, protection, alteration, or removal of significant natural features and man-made site characteristics
fiscal impact analysis prepared by consultant selected by planning director/designee (how completed subdivision affects County finances)
IF proposing five or more individual wells:
analysis prepped by qualified professional to evaluate water delivery systems comparing the proposed wells to a common water delivery system in efficiency, cost-effectiveness, and adverse impacts on other wells
Executed Agreement for Payment of Development Review Expenses (Appendix C)
Proof of ownership and encumbrances
legal description of property proposed to be subdivided -- prepared by a licensed CO land surveyor
list of names/mailing addresses of owners of adj. properties (available from the County Assessor's Office)
signed and notarized certification of notice to mineral estate owner Appendix B
Preliminary Plan with the:
general vicinity map of the subdivision illustrating the subdivision's location within the County and showing major streets
title that prominently identifies the proposed name of the subdivision together with the phrase "Preliminary Plan", with the preparation date, map scale, north arrow
formsA-2 and A-7
IF for PUD rezoning:
title must also include "Planned Unit Development"
identify all permitted land uses, setbacks, max heights, min/max lot sizes, proposed conditions or restrictions, and other 'zoning' information
separate signature block in lieu of form A-7 (see Article VI p. 24)
topography at vertical intervals of 5 ft where the average cross-slope of the subdivision is more than 10%; vertical intervals of 2 ft where the average cross-slope is less than 10% - must indicate benchmarks used
name, address, phone of applicant, land owner/s, planner, engineer, surveyor (with the signature and seal of surveyor)
subdivision names, lot lines, and lot numbers for property within any adjacent subdivision/s, unsubdivided tracts with owners' names, and all public lands with agency name/s
zone districts of adjacent properties
proposed names of new streets
location and principal dimensions of all existing streets, pedestrian ways, alleys, easements, irrigation ditches and laterals, both of record and apparent from inspection of the property within or adjacent to the proposed subdivision
location, dimensions, and areas expressed in acres and as a percent of the total project area of all proposed streets, off-street parking areas, pedestrian ways, bike and equestrian ways, alleys, easements and other public ways, and building setback lines
location and size of existing and proposed utilities within or adjacent to the proposed subdivision, including water, sewer, electricity, gas and phone lines (utilities may be illustrated on a separate map at a matching scale as used for the Preliminary Plan)
location of streams, ditches, ponds, lakes, and other water features, including direction of flow, and the location and extent of those areas subject to inundation by the 100-year flood
location and description of significant existing and proposed vegetation and landscaping (this may be illustrated on a separate plan at a matching scale)
location and dimensions of all proposed Lots, Blocks, and Out lots (Lots and Blocks must be numbered; Out lots must be lettered in alphabetical order with clearly designated and restricted uses for its proposed purpose.)
location and dimensions in acreage and as a percent of the proposed subdivision to be set aside for park and/or open space purposes, or other private reservations
location and types of any existing structures
location, alignment, profiles, and cut and fill slope intercepts for streets and driveways for subdivisions with any slope area/s of 10% or greater
location of existing or proposed exterior lighting (street lights, parking lot lights) and signs, including subdivision monument or entry signs
location, alignment, dimensions, and type of any fencing and cattle guards
A written statement with the:
description of the overall development concept, purpose, and function of the proposed subdivision. IF residential, include representations concerning the proposed quality and styles of residential structures, anticipated sales price ranges, and amenities
environmental considerations such as: geologic hazards/constraints, flood plains and wetlands, anticipated effect of development on local plant and animal life (also be graphically depicted)
phasing plan and development schedule for each phase or unit for the construction and/or installation of streets, utilities, buildings, and landscaping
nature of all easements and reservations, if any
purpose and nature of covenants, HOAs, and other contemplated private or contractual restrictions on use/character/maintenance of subdivision
IF commercial, business, or industrial use permitted: describe the nature of the use/s, trade area/s, and anticipated employment base to demonstrate economic viability
IF relevant: Board of County Commissioner approved resolution granting required permits
a preliminary soils report describing soil suitability for building, road, and utility construction
a preliminary utility plan for delivery of water, sewer, and electric services to/throughout the subdivision
a preliminary traffic impact analysis evaluating vehicular and pedestrian traffic patterns, and estimated trips for roads within the subdivision and for all routes connecting the subdivision to highways and arterial roads
a Preliminary Wastewater Report detailing the provision of sewer services to the subdivision (must comply with Article VII, Division 8)
A preliminary water report detailing the provision of water services to the subdivision
IF proposing five or more individual wells:
an analysis prepared by a qualified professional that:
evaluates water delivery systems comparing the proposed wells to a common water delivery system in efficiency, cost-effectiveness, and adverse impacts on other wells
provides evidence that the water supply is sufficient in terms of quality, quantity, dependability, and availability
provides evidence of ownership/right to acquire or use existing and proposed water rights
explains the historic use and estimated yield of claimed water rights
Explains the amenability of existing rights to change in use
provides evidence that water owners are able and will supply water to the proposed subdivision, specifying the quantity of water available to the subdivision and the feasibility of extending service to the area
a letter from municipality or special district may be insufficient; the Planning Commission or Board of County Commissioners may require review and report from the County water attorney at applicant's expense
A parks and open space plan documenting the location, proposed uses, development phasing, and administrative and maintenance responsibilities for any parks or land to remain undeveloped
A report detailing existence and protection/enhancement of cultural and historic resources within the subdivision
A lighting plan identifying
locations of proposed exterior lighting sources in public rights-of-way or on commonly owned lots, buildings, and signs
types of fixtures and wattage
A dust control and mitigation plan detailing specific methods for preventing, controlling, and managing dust created during and after subdivision development
A noxious weed control and mitigation plan that identifies:
noxious weed species within subdivision
specific methods to control and eliminate such weeds during and after subdivision development
Parking Plan indicating how subdivision will accommodate vehicles in conformance with requirements of Article VII, Division 3
IF determined relevant by the Planning Director or designee:
wildfire hazard mitigation plan approved from local fire protection district or letter stating that such a plan is not needed
Other requirements:
Copy of agreements, conveyances, restrictions, or private covenants that currently govern or are proposed for the subdivision, common private open space or private subdivision amenity
IF public improvements are proposed:
preliminary engineering plans and specifications for all public improvements such that final engineering and construction plans can be prepared with the Final Plat application
additional documentation supporting meeting the standards of approval
Requested documentation from the Planning Director or the Board of County Commissioners
Executed Agreement for Payment of Development Review Expenses (Appendix C)
proof of ownership and encumbrances
legal description of property proposed to be subdivided -- prepared by a licensed CO land surveyor
list of names/mailing addresses of owners of adj. properties (available from the County Assessor's Office)
signed and notarized certification of notice to mineral estate owner Appendix B
Final plat meeting following requirements:
drafted at commonly used engineering scale on reproducible drafting medium (outer dimensions: 24" x 36"), also submitted in digital format
title with the proposed name of the subdivision + "Final Plat" and "Planned Unit Development" if zoned as PUD, and the preparation date, map scale, and north arrow
name, address, phone of applicant, landowner/s, planner, engineer, surveyor (with the signature and seal of registered land surveyor)
total acreage and surveyed legal description (no +/- dimensions or plat will NOT be approved)
primary boundary survey control points w/ monument descriptions; all parcel/right-of-way lines with lengths and curve data
chord lengths and bearings
basis of bearings and relation to true meridian
must be sufficient to determine closures for rights-of-way, easements, boundaries, lots, out lots, and blocks
name/right-of-way width of all roads - widths at each leg of intersections, at points of curvature/tangents, at dead ends, and at angle points
locations, dimensions, and purposes of all easements
number to identify lots and blocks, letters to identify out lots (in alphabetical order) with information to designate the use of each out lot
identification of public facilities dedicated to public use upon plat approval; no areas within the plat can be designated as areas of conditional, planned, or future public acquisition; dedications of public property not on plat made only by General Warranty Deed recorded w/ the final plat (unless otherwise approved by Board of County Commissioners)
names of all adjoining subdivisions w/ dotted lines of abutting lots, and adjoining unplotted land shown with the owners' name/s
delineation of 100-year floodplain and any wetlands (if applicable)
approval certifications/plat language forms A-1 to A-6
a copy of agreements/restrictions/etc. that govern or are proposed to govern the use or maintenance of the subdivision or common open space/subdivision amenity
If proposing public improvements for the subdivision:
final engineering plans, construction drawings, and specifications sufficient to start construction upon approval
written description of arrangements for providing financial guarantees for the timely completion of all public improvements (example: letter of commitment from financial institution to issue irrevocable letter of credit upon final plat approval)
draft SIA must be submitted to County Attorney for review and revision BEFORE submitting the Final Plat Application
the Board of County Commissioners will revise the draft such that it can be finalized upon Final Plat approval
final versions of studies and reports (Preliminary Plan Reports, Plans, and Studies) (the Planning Director/designee may allow Prelim Plat reports to be used again); each report must:
address existing conditions, proposed changes
evaluate risks and challenges and recommend mitigating measures
additional documentation to show how the application meets the standards of approval
any other documentation requested by the Planning Director/designee or the Board of County Commissioners
4. Approval requirements:
All required prior approvals are issued and still valid and in effect (not applicable to Sketch Plan)
for the Preliminary Plan, the Sketch Plan must still be valid and in effect
for the Final Plat, the Preliminary Plan must still be valid and in effect
The subdivision must conform to the goals and policies of the Strategic Master Plan or at least not conflict with any provisions or requirements of the Land Use Regulations
Preliminary plan/final plat substantially conforms with approved sketch plan/preliminary plan and its conditions of approval
Subdivision design addresses professionally identified and evaluated problems and concerns regarding: drainage, grading, soils, geology, radiation, utilities, traffic, wastewater and water services
Water and wastewater services can be provided to the subdivision (as per Article VII Divisions 7-8)
If proposing public improvements:
Executed SIA in a form recommended for approval by BOCC and County Attorney