Approval Process 

Annexation Applicants are reviewed by the Planning Commission and then Town Council. The Planning Commission meets every first Wednesday of the month and as needed on the third Wednesday of the month. The Town Council meets on the second and fourth Tuesday of every month. 

Fees & Deposit

All fees and deposits can be paid in person at the Community Development Office (50 Lundgren Boulevard Gypsum, CO 81637) or by mail to PO BOX 130 Gypsum, CO 18637.

• Fees:
  • Residential/commercial/industrial/mixed-use (less than 50 acres): $1,250.00
  • Residential/commercial/industrial/mixed-use (more than 50 acres): $2,500.00
• Deposit:
  • Residential/commercial/industrial/mixed-use (less than 50 acres): $15,000.00
  • Residential/commercial/industrial/mixed-use (more than 50 acres): $40,000.00

Application cannot be deemed complete and review started until payment has been received.

Required Materials for Application

• Summary Letter

  Describing the property, uses, reasons requesting annexation, etc.

  Names and addresses of all districts and taxing entities on the property

  Identification of the existing and proposed zoning of the property

  If the property is undeveloped or not previously subdivided, a proposed development plan which shall contain, at a minimum, a sketch plan sufficient to meet the Gypsum Municipal Code's subdivision sketch plan requirements, and a proposed zoning plan showing the existing and proposed zoning sufficient to meet the Gypsum Municipal Code requirements for a proposed zoning amendment. – The Zoning Application and Sketch Plan Application is to be submitted separately but simultaneously.

  Evidence that all utility and municipal services are capable of being extended to the property, the demands for such services that will be created by annexation and/or development, the costs of the services that will be necessitated by the annexation and/or development, and a detailed plan for providing such services at no cost to Gypsum or the applicable service provider. Municipal services and facilities that must be analyzed include: law enforcement; fire protection; emergency medical; library; transportation, including roads, pedestrian and bicycle paths; solid waste collection; recreation; drainage; open space; schools; and planning and building administration as well as nonmunicipal services including phone, cable, fiber, electricity, gas, and any other private service.

  An analysis of revenues, if any, that will be generated for Gypsum and other municipal service providers from the annexation and development.

  Proof that the property is currently being provided adequate water and sewage treatment service, or a detailed plan showing how water and sewage treatment service will be provided to the property, at no cost to Gypsum. Such plans shall include:

  The estimated requirements for water and sewage treatment services upon full buildout and the impact on Gypsum's water and sewage treatment plants and conveyance systems.

  The existing capacity of Gypsum's water and sewage treatment plants and transmission facilities, capacity necessary to serve existing properties within Gypsum that have not yet been developed based on their current zoning and subdivision, and the remaining capacity, if any, which will be left in the treatment plants and transmission facilities if all properties within Gypsum and the property proposed for annexation are developed.

  Engineering data sufficient to show the feasibility of the proposal and compliance with all federal, state, and Gypsum regulations and requirements.

  Fire protection. Each petition for annexation shall be accompanied by proof that the area to be annexed is within the boundaries of the Gypsum Fire Protection District or Eagle Fire Protection District, or proof that an application for inclusion of the property within the boundaries of the Gypsum Fire Protection District or Eagle Fire Protection District has been filed. In addition, if the property is currently within the boundaries of any other fire protection district, proof must be submitted that a petition for exclusion of the area from such other fire protection district has also been filed.

  Explanation of arrangements conveying land for public purposes or money in lieu thereof in accord with section 17.04.050.

  School Site Dedication per 17.38 with an accompanying plan provided by the applicant and letter provided by the school district

  Compliance with all ordinances, resolutions, and policies of the Town of Gypsum, and conditions imposed by the town council to mitigate impacts of the annexation on Gypsum

  Additional information may be requested for inclusion by the town manager or the town manager's designee if appropriate to the application, and information required above may be waived by the town manager or the town manager's designee if it is deemed to be inappropriate to the application.

• Annexation Impact Report

  Provide an Annexation Impact Report in accordance with State Statue. May be included in the narrative.

• School Site Dedication Plan

  School Site Dedication per 17.38 with an accompanying plan provided by the applicant and letter provided by the school district. May be included in the narrative.

• Annexation – Map & Site Plan

  Total acreage of land and legal description

  Identification of property boundaries that are contiguous to the existing town boundaries and ordinances annexing such properties

  Identification of existing & necessary easements for all public purposes, right-of-way, streets

  Identification of adjacent property owners and ordinances annexing such property

  Certificates for landowners, Town Council, Planning Commission, lien holder, Title Company, surveyor, etc.

  Identification and plans for properly constructed and dedicated roads;

  Identification and plans for properly constructed and dedicated water and sewer facilities;

  Identification and plans for provision of adequate storm drainage and debris flow mitigation;

  Identification and plans for the Installation of all service and utility lines underground.

• Annexation – Development Plan

  Petitions seeking annexation of land to Gypsum shall comply with all requirements of the Municipal Annexation Act of 1965 and the Colorado Constitution. In addition, petitions shall be accompanied by the following:

  (1)     Fees. Each petition or series of petitions for annexation shall be accompanied by a fee and deposit as stated in title 17chapter 17.60. If the actual out-of-pocket costs of Gypsum are greater than the amount of fees paid, the town council will condition the granting of the petition contingent upon the payment of the additional out-of-pocket cost incurred by Gypsum. The fees required are intended to reimburse Gypsum for its costs reviewing, considering, and processing the petition, and are in addition to any other fees, charges, impositions, or requirements that Gypsum may impose as a condition of granting the petition. (Ord. 2010-26)

  (2)     Development plan. Each petition for annexation shall be accompanied by the following:

  a.       If the property is undeveloped or not previously subdivided, a proposed development plan which shall contain, at a minimum, a sketch plan sufficient to meet the Gypsum Municipal Code's subdivision sketch plan requirements, and a proposed zoning plan showing the existing and proposed zoning sufficient to meet the Gypsum Municipal Code requirements for a proposed zoning amendment.

  b.       Evidence that all municipal services are capable of being extended to the property, the demands for such services that will be created by annexation and/or development, the costs of the services that will be necessitated by the annexation and/or development, and a detailed plan for providing such services at no cost to Gypsum or the applicable service provider. Municipal services and facilities that must be analyzed include: law enforcement; fire protection; emergency medical; library; transportation, including roads, pedestrian and bicycle paths; solid waste collection; recreation; drainage; open space; schools; and planning and building administration.

  c.       An analysis of revenues, if any, that will be generated to Gypsum and other municipal service providers from the annexation and development.

  d.       Proof that the property is currently being provided adequate water and sewage treatment service, or a detailed plan showing how water and sewage treatment service will be provided to the property, at no cost to Gypsum. Such plans shall include:

  1.    The estimated requirements for water and sewage treatment services upon full buildout and the impact on Gypsum's water and sewage treatment plants and conveyance systems.

  2.    The existing capacity of Gypsum's water and sewage treatment plants and transmission facilities, capacity necessary to serve existing properties within Gypsum that have not yet been developed based on their current zoning and subdivision, and the remaining capacity, if any, which will be left in the treatment plants and transmission facilities if all properties within Gypsum and the property proposed for annexation are developed.

  3.    Engineering data sufficient to show the feasibility of the proposal and compliance with all federal, state, and Gypsum regulations and requirements.

  (3)     Fire protection. Each petition for annexation shall be accompanied by proof that the area to be annexed is within the boundaries of the Gypsum Fire Protection District, or proof that an application for inclusion of the property within the boundaries of the Gypsum Fire Protection District has been filed. In addition, if the property is currently within the boundaries of any other fire protection district, proof must be submitted that a petition for exclusion of the area from such other fire protection district has also been filed.

• Title Report (no less than 90 days old)

• Tax Certificate

• Transportation Impact Study

• Water Rights Dedication From

  The Water Rights Dedication Form can be found in the Community Development page Application Submission Portal & Additional Documents.

• Petition for Annexation

  The Petition for Annexation can be found in the Community Development page Application Submission Portal & Additional Documents

• Affidavit for Posted Notice

  The Affidavit for Posted Notice can be found at the in the Community Development page Application Submission Portal & Additional Documents

  This document requires a notary.

  It does not need to be turned in until physical posting has occurred on the property. Check The Town of Gypsum’s Municipal code in Municode Chapter 17.70 for the minimum posting deadline before the first Public Hearing

• Presentation

  To be submitted 2 weeks before the scheduled Planning Commission and Town Council meetings.

• Metro District Agreement

• Permit to access Federal or State Highway (if applicable)

Approval Process 

Change in Zoning Applicants are reviewed by the Planning Commission and then Town Council. The Planning Commission meets every first Wednesday of the month and as needed on the third Wednesday of the month. The Town Council meets on the second and fourth Tuesday of every month. 

Fees & Deposit

All fees and deposits can be paid in person at the Community Development Office (50 Lundgren Boulevard Gypsum, CO 81637) or by mail to PO BOX 130 Gypsum, CO 18637.

• Fee: $250
• Deposit: $250

Application cannot be deemed complete and review started until payment has been received.

Required Materials for Application

• Summary Letter

  Need for the proposed rezoning;

  Present and future impacts on the existing adjacent zone districts, uses, and physical character of the surrounding area;

  Impact of the proposed change on area accesses and traffic patterns;

  Availability of utilities for any potential development;

  Present and future impacts on public facilities and services, including, but not limited to, fire, police, water, sanitation, roadways, parks, schools, and transit;

  The relationship between the proposal and the town land use code or master plan, whichever was last updated; and

  Public benefits arising from the proposal which addresses the benefit to the general public, rather than the benefit to a single landowner which could be considered to be spot zoning, which is prohibited in Colorado.

  A legal description for all property to be considered for rezoning.

  List of mineral rights owner(s) if applicable

  Additional information may be requested for inclusion by the town manager or the town manager's designee if appropriate to the application, and information required above may be waived by the town manager or the town manager's designee if it is deemed to be inappropriate to the application.

• Title Report (less than 90 days old)

• Tax Certificate

• Affidavit for Posted Notice

  The Affidavit for Posted Notice can be found at the in the Community Development page Forms, Applications, & Documents

  This document requires a notary.

  It does not need to be turned in until physical posting has occurred on the property. Check The Town of Gypsum’s Municipal code in Municode Chapter 17.70 for the minimum posting deadline before the first Public Hearing

• Presentation (Later)

  To be submitted 2 weeks before the scheduled Planning Commission and Town Council meetings.

• Covenants/Declarations/Restrictions (sometimes)

  Proposed covenants and/or restrictions to control activities or land uses, which will be recorded with the final plat. Covenants may not be less restrictive than town regulations. Covenants are required to include:

  The property owners’ association shall be established before the homes, non-residential units, or lots are sold;

  Membership shall be mandatory for each lot or unit and any successive buyer, with the town being excepted or allowed to opt out for any property conveyed or dedicated to it for public purposes;

  Any open space restrictions shall be permanent, not just for a period of years;

  The association shall be responsible for liability insurance, local taxes, and the maintenance or recreational and other facilities not conveyed or dedicated to the town or another local government approved by the town;

  Property owners shall pay their pro rata share of the costs of the association, and the assessment levied by the association can become a lien on the property if allowed in the master deed establishing the home owners’ association; and

  The association shall be able to adjust the assessment to meet changed needs and demands.

• Will Service/Won’t Service Letter – Black Hills Energy

  Black Hills Energy. 800-563-0012.    www.BlackHillsEnergy.com

• Will Service/Won't Service Letter – Holy Cross Energy

  Holy Cross Energy (Headquarters), 3799 HWY 82, Glenwood Springs, CO 81602. (970)945-5491.   www.HolyCrossEnergy.com

• Will Service/Won't Service Letter – Comcast

  1-855-307-8483.    www.Xfinity_Platinum.com

• Will Service/Won't Service Letter – Lumen

  Jason Sharpe  970-309-2973   Jason.Sharpe@Lumen.com

• Will Service/Won't Service Letter – Vero Fiber

  Formerly Forethought, formerly San Isabel Telecom = 303-815-1000, or www.verofiber.com

• Will Service/Won't Service Letter – Other (if applicable)

• Will Service/Won't Service Letter – Non potable Irrigation Water (if applicable)

• Change in Zoning Map

  Maps to scale showing the land in question, location, legal description of boundaries, location and existing use of all buildings, utility easements, drainage easements or natural drainage features, hazardous areas, setbacks, street names, etc.

  North arrow, scale (1 inch = 100 feet or 1 inch = 200 feet), and date of preparation;

  The subdivision name or block and lot number of the area to be zoned (if applicable) at the top of each sheet;

  Legal description of area to be zoned (entire area and individual zone districts). For unsubdivided property, district boundaries shall be determined by a metes and bounds description;

  Location and boundaries, including dimensions, of the property(s) proposed for rezoning. Note: Generally, district boundaries are to be boundary lines of subdivided parcels or the center lines of physical streets, roads, highways, alleys, railroad rights-of-way, and channelized waterways, or such lines extended along an imaginary line;

  The acreage or square footage proposed for rezoning;

  Zoning and existing land uses on all lands adjacent to the area proposed for rezoning;

  The location and dimensions for all existing public rights-of-way including streets, and centerlines of water-courses within and adjacent to the area proposed for rezoning;

  The names of all adjoining subdivisions with lines of abutting lots, and departing property lines of adjoining properties not subdivided; and

  Certificate and signature blocks for the surveyor, planning and zoning commission, town council, and Eagle County Clerk and Recorder as required for plat endorsements.

• School Site Dedication Plan (if applicable)

  School Site Dedication per 17.38 with an accompanying plan provided by the applicant and letter provided by the school district. May be included in the narrative.

• Will Serve Letter – Fire Department (if applicable)

Approval Process 

Administrative Plat Amendments are reviewed by staff. These pertain to the subdivision of a previously-approved multi-family, commercial, light industrial, or mixed use building into separate individually-owned lots. 

Minor Plat Amendments are reviewed by the Planning Commission. The Planning Commission meets every first Wednesday of the month and as needed on the third Wednesday of the month. These pertain to minor changes in configuration of elements of a subdivision, such as consolidation of two or more lots into a single lot in a previously recorded subdivision plat and lot line adjustments to one or more lots within a single subdivision which do not significantly change the layout or size of the lot or the number of lots, and do not significantly change road configurations. 

Major Plat Amendment Applicants are reviewed by the Planning Commission and then Town Council. The Planning Commission meets every first Wednesday of the month and as needed on the third Wednesday of the month. The Town Council meets on the second and fourth Tuesday of every month. These pertain to major changes in configuration of elements of a subdivision of property. 

Fees & Deposit

All fees and deposits can be paid in person at the Community Development Office (50 Lundgren Boulevard Gypsum, CO 81637) or by mail to PO BOX 130 Gypsum, CO 18637.

• Fee: $200 plus $50/unit or lot
• Deposit: $3,000

Application cannot be deemed complete and review started until payment has been received.

Required Materials for Application

• Summary Letter

  Description of why the final plat amendment is needed, its purpose and goas.

  A written explanation as to why any Note in the title was not included on the plat.

• Title Report (no less than 90 days old)

• Tax Certificate

• Transportation Impact Study
  If applicable for Major Plat Amendments

• Affidavit for Posted Notice (to be submitted during posting process)

  Applicable for Major and Minor Plat Amendments. Not necessary for Administrative Plat Amendments.

  The Affidavit for Posted Notice can be found at the in the Community Development page Forms, Applications, & Documents

  This document requires a notary.

  It does not need to be turned in until physical posting has occurred on the property. Check The Town of Gypsum’s Municipal code in Municode Chapter 17.70 for the minimum posting deadline before the first Public Hearing: Link

• Presentation

  Applicable for Major and Minor Plat Amendments. Not necessary for Administrative Plat Amendments.

  To be submitted 2 weeks before the scheduled Planning Commission and Town Council meetings.

• Soils Report

  Major Plat Amendments, if applicable

  Evidence shall be submitted to establish that the site of the proposed subdivision is geologically suitable for development. Such evidence shall be in the form of a report from a Colorado registered professional engineer and shall describe bedrock lithology and the stratigraphy of overlaying unconsolidated material in sufficient detail to indicate any potential development problems resulting from groundwater, subsidence, instability in road excavations and fills, expansive soils, drainage patterns, structural bearing strength, grading, underground utilities and other development activities.

• Covenants/ Declarations/ Restrictions

  Required for Administrative Plat; included in Major & Minor Plat Amendments if applicable.

  Proposed covenants and/or restrictions to control activities or land uses, which will be recorded with the final plat. Covenants may not be less restrictive than town regulations. Covenants are required to include:

  The property owners’ association shall be established before the homes, non-residential units, or lots are sold;

  Membership shall be mandatory for each lot or unit and any successive buyer, with the town being excepted or allowed to opt out for any property conveyed or dedicated to it for public purposes;

  Any open space restrictions shall be permanent, not just for a period of years;

  The association shall be responsible for liability insurance, local taxes, and the maintenance or recreational and other facilities not conveyed or dedicated to the town or another local government approved by the town;

  Property owners shall pay their pro rata share of the costs of the association, and the assessment levied by the association can become a lien on the property if allowed in the master deed establishing the home owners’ association; and

  The association shall be able to adjust the assessment to meet changed needs and demands.

• Final Amended Plat

  The plat shall be submitted in CAD, as a PDF, and if approved, made durable and reproducible, at a scale no less than one equals 200 feet, on a sheet or sheets with external dimensions of 24 inches by 36 inches. In the case of multiple sheets, a map key shall be provided on each sheet showing the relationship of the individual sheet to the overall plan. All information shall be accurate and legible. The plat shall be made from a dimensionally stable polyester sheet such as Mylar at least three mills thick. It shall also include nonfading permanent ink with margins a minimum of two-inches on the left side and one-half inch at the top, bottom, and right side of the plat.

  The final plat shall contain the following information and shall be prepared and signed by a registered Colorado land surveyor.

  a. Subdivision name, graphic scale, north arrow, date of preparation, and statement by the professional land surveyor explaining how bearings were determined;

  b. Section, township, range, and principal meridian; or for grants and unsurveyed parcels of land, information relating to the system of indexing the county assessor already has in place, to be included in the title block;

  c. Legal description of property being subdivided and the total acreage. This should be part of the dedicatory language (See section 17.20.020(2) k.);

  d. Complete scale drawing of the survey data, including all information necessary to establish all boundaries in the field and a description of all corner monuments, found and/or set;

  e. Subdivision boundary lines, street and other right-of-way lines, lot, parcel, and tract lines, showing in all cases accurate distances, bearings, and curve data consisting of radii, central angels, arc lengths, and chord information;

  f. All recorded and apparent rights-of-way and easements, and if research for the recorded rights-of-way and easements is done by someone other than the professional land surveyor who prepares the plat, the source from which such recorded rights-of-way and easements were obtained;

  g. Street names and/or easement descriptions and widths of each right-of-way or easement (See section 17.24.020 and 17.24.040);

  h. A number or other means to identify each lot, parcel, or tract and the area in square feet or acres of each;

  i. The type of use to be permitted (other than single family residential) for each lot, tract, or parcel;

  j. The street address of each lot, tract, and/or parcel, determined by the town address system;

  k. The following certifications and dedications shall appear on the final plat and shall be substantially as indicated by the examples as shown in Appendix A:

  1.Dedication and waiver by the subdivider.

  2.Surveyor's certificate.

  3.Planning commission certificate.

  4.Town council certificate.

  5.Approval to record certificate.

  6.Lienholder certificate.

  7.Title company certificate.

  8.Eagle County Treasurer Certificate.

  l. Vicinity map showing the platted area, accesses, adjoining ownership/subdivisions (including mailing and physical addresses), section lines, and other relevant information to easily ascertain the location of the proposed subdivision to individuals unfamiliar with the area;

  m. Finished floor elevations shall be indicated;

  n. Any conflicting boundary evidence;

  o. A statement defining the lineal units used including but not limited to meters, chains, feet, and U.S. survey feet.

  p. Information on avigation easements in place.

• Final Plat – Engineering Plans

  Required for Major Plat Amendments and needed on a case by case basis for Minor Plat Amendments

  Topography, indicated by contour lines at two-foot intervals on land of less than six percent slope, five-foot intervals on land seven percent to 20 percent slope, or ten-foot intervals on land greater than 20 percent slope, providing the same contour intervals are used throughout.

  Existing and proposed setbacks and easements

  Potential building envelopes

  Location of grades and driveways

  Wetlands

  Hazardous areas

  Steep slopes

  Utilities design plans

  Street names

  Width of each right-of-way

  Street address of lots

  Subdivision name

  Graphic scale

  North arrow

  Date of preparation

  Basis bearings

  Legal description of property subdivided and total amount of acreage. Should be part of dedicatory language.

  Complete survey date, including all information necessary to establish all boundaries in the field and a description of all corner monuments found and/or set.

  Subdivision boundary lines, street and other right-of-way lines, easements, lot, parcel, and tract lines, showing in all cases accurate distances, bearings and curve data consisting of radii, central angles, arc lengths and chord information.

  A number or other means to identify each lot, parcel or tract and the area in square feet or acres of each.

  Vicinity map-ownership, etc., easy to locate subdivision.

  Construction plans, profiles, and typical cross sections of streets, bridges, culverts, and other required structures showing that each will comply with Town of Gypsum road standards.

  Design plans and specifications illustrating that suitable and adequate water supply will be provided to all lots, parcels, and tracts.

  Design plans and specifications illustrating that suitable and adequate sanitary sewer facilities will be provided for all lots, parcels and tracts.

  Design plans and specifications illustrating that suitable and adequate drainage facilities will be provided for the subdivision.

  Erosion Control Plan

  Lighting Plan

• Utility Easement Vacation/Adjustment Letter – Black Hills Energy

  Major & Minor Plat Amendments if applicable.

  Black Hills Energy. 800-563-0012.    www.BlackHillsEnergy.com

• Utility Easement Vacation/Adjustment Letter – Holy Cross Energy

  Major & Minor Plat Amendments if applicable.

  Holy Cross Energy (Headquarters), 3799 HWY 82, Glenwood Springs, CO 81602. (970)945-5491.   www.HolyCrossEnergy.com

• Utility Easement Vacation/Adjustment Letter – Comcast

  Major & Minor Plat Amendments if applicable.

  1-855-307-8483.    www.Xfinity_Platinum.com

• Utility Easement Vacation/Adjustment Letter – Lumen

  Major & Minor Plat Amendments if applicable.

  Jason Sharpe  970-309-2973   Jason.Sharpe@Lumen.com

• Utility Easement Vacation/Adjustment Letter – Vero Fiber

  Major & Minor Plat Amendments if applicable.

  Formerly Forethought, formerly San Isabel Telecom = 303-815-1000, or www.verofiber.com

• Utility Easement Vacation/Adjustment Letter – Other

  Major & Minor Plat Amendments if applicable.

• Utility Easement Vacation/Adjustment Letter – Non potable Irrigation Water

  Major & Minor Plat Amendments if applicable.

• Cost Estimate for Required Improvements

  Major Plat and Minor Plat Amendment, if applicable.
  
  We prefer these submission in an Excel Spreadsheet.
  
  Required improvements shall include streets with accompanying structures, drainage systems and signs, domestic water systems, fire hydrants, street lights, survey monuments, sanitary sewer system, perimeter fencing (if applicable), electricity, telephone, CATV, erosion control, and other facilities as required by the town, in accordance with town standard specifications, as conditions for final plat approval. The planning commission shall advise the town council of their recommendations regarding improvements deemed necessary and appropriate for each subdivision on an individual basis.

• Required improvements must be completed within two years after final plat approval by the town council or all previous approvals become null and void and shall be considered withdrawn for good and justifiable cause.

• Dust Control Plan

  Major Plat & Minor Plat Amendment if applicable.

  Can be included with engineering plans.

• Erosion Control Plan

  Can be included with engineering plans.

• School Site Dedication Plan

  Major Plat Amendments, if applicable.

  School Site Dedication per 17.38 with an accompanying plan provided by the applicant and letter provided by the school district. May be included in the narrative.

• Will Service Letter – Fire Department
  If applicable. 

Approval Process 

Final Plat Applicants are reviewed by the Planning Commission and then Town Council. The Planning Commission meets every first Wednesday of the month and as needed on the third Wednesday of the month. The Town Council meets on the second and fourth Tuesday of every month. 

Fees & Deposit

All fees and deposits can be paid in person at the Community Development Office (50 Lundgren Boulevard Gypsum, CO 81637) or by mail to PO BOX 130 Gypsum, CO 18637.

• Fee: $500 plus $10/unit
• Deposit:
  • Residential: $3,000
  • Commercial/Industrial/Mixed-use: $5,000

Application cannot be deemed complete and review started until payment has been received.

Required Materials for Application

• Summary Letter (Straight Zoning)

  Assurance that there will be all-weather access to the subdivision via public roads conforming to Town of Gypsum standards from existing Town, county or state roads and that maintenance, including snow removal, is assured for said access road.

  Assurance and description of how the sub-divider will have electrical power, telephone, cable T.V, phone, sewer, trash, drainage, natural gas, and any other service or utility adequately supplied to the subdivision to serve all lots, parcels and tracts requiring said service.

  Formal list of all changes from approved Preliminary plan

  Proof to compliance with Town of Gypsum road standards (if applicable)

  Proof gas, electricity, phone/cable, water, sewer, trash, drainage, and any other service or utility is adequately supplied

  Documentation demonstrating that proposed building(s) or structure(s) will comply with the design requirements described in section 15.05.040 or the specific subdivision design guidelines approved by the planning commission pursuant to section 15.05.060.

  Explanation of arrangements conveying land for public purposes or money in lieu thereof in accord with section 17.04.050.

  School Site Dedication per 17.38 with an accompanying plan provided by the applicant and letter provided by the school district.

  Common interest community exemption. The planning commission may waive required exhibits for common interest communities rendered unnecessary because the request creates no greater impacts on town services than the existing allowed uses. Final plans shall be prepared in conformance with section 17.28.040 of this title.

  Additional information may be requested for inclusion by the town manager or the town manager's designee if appropriate to the application, and information required above may be waived by the town manager or the town manager's designee if it is deemed to be inappropriate to the application.

• Summary Letter (PUD Zoning)

  A list of all proposed deviations (if any) from the subdivision regulation requirements and design standards, and written requests for variance including reasons therefore.

  ALL INFORMATION PREVIOUSLY REQUIRED IN SKETCH PLAN

  Reasons PUD procedure is more desirable than conventional zoning;

  Proposed land uses, building locations and housing unit densities;

  Proposed circulation pattern indicating the status of street ownership;

  Proposed open space and common property uses, including verification by a professional land surveyor that the 25 percent open space requirement is met;

  Proposed method of water supply and sewage disposal; Note: Booster stations and lift stations are discouraged;

  Economic and supporting data to justify any proposed commercial and industrial elements in an area not so zoned;

  Relation of the proposed PUD to the surrounding area and master plan;

  Proposed schedule of PUD phasing;

  Statement by a qualified professional as to the impact of the proposed PUD upon the public school system;

  Statement by a qualified professional of the estimated demands for town services, including but not limited to water, sewer, transportation, park and recreation, and law enforcement;

  Statement by a qualified professional of the projected town sales, use and property tax revenue based upon the previous year's tax levy, and a schedule of projected receipts of that revenue;

  Conceptual plans of all architectural forms anticipated for development within the PUD;

  Preliminary site plans and preliminary architectural plans proposed for the first phase of proposed development;

  Statement by a qualified professional of the estimated demands for fire protection and ambulance service;

  Proposed compliance land for public purpose, 17.04.050, (in addition to public open space, 5% of total acres must be deeded to school district, property owners’ association with adequate provision for continuous administration and maintenance, special districts or Town).

  School Site Dedication per 17.38 with an accompanying plan provided by the applicant and letter provided by the school district.

  Additional information may be requested for inclusion by the town manager or the town manager's designee if appropriate to the application, and information required above may be waived by the town manager or the town manager's designee if it is deemed to be inappropriate to the application.

• Title Report (no less than 90 days old)

• Tax Certificate

• Transportation Impact Study

• Affidavit for Posted Notice (to be submitted during posting process)

  The Affidavit for Posted Notice can be found at the in the Community Development Application Submission Portal & Additional Documents.

  This document requires a notary.

  It does not need to be turned in until physical posting has occurred on the property. Check The Town of Gypsum’s Municipal code in Municode Chapter 17.70 for the minimum posting deadline before the first Public Hearing: Link

• Presentation

  To be submitted 2 weeks before the scheduled Planning Commission and Town Council meetings.

• Geological Hazards Mitigation Plan (if applicable)

  If the proposed subdivision lies in an identified geologic hazard area, or is suspected by the planning commission or planning department to lie in a geologic hazard area, the subdivider shall submit the following maps, reports, or data prepared by a qualified geologist:

  Previously submitted Geological Hazards Report or an update

  Map or maps illustrating the geologic conditions of the area, with particular attention given to the applicable geologic hazard. Subsurface geologic cross sections shall also be utilized to show conditions at depth, if applicable. The geologic maps shall be at the same scale and in the same format as the preliminary plan maps.

  A geologic report explaining the above maps and cross sections, with particular emphasis on evaluating and predicting the impact of such geologic disturbances on the proposed land use changes and developments. It shall also include recommended procedures to be employed in meeting the purposes of these regulations.

  The applicant shall explain the nature, density, and intensity to the proposed development or land use change in narrative, pictorial, and/or graphic form, and shall explain procedures that will be needed and are planned to carry out the objectives of these regulations.

• Soils Report

  Evidence shall be submitted to establish that the site of the proposed subdivision is geologically suitable for development. Such evidence shall be in the form of a report from a Colorado registered professional engineer and shall describe bedrock lithology and the stratigraphy of overlaying unconsolidated material in sufficient detail to indicate any potential development problems resulting from groundwater, subsidence, instability in road excavations and fills, expansive soils, drainage patterns, structural bearing strength, grading, underground utilities and other development activities.

• Landscaping Plan

• Covenants/ Declarations/ Restrictions

  Proposed covenants and/or restrictions to control activities or land uses, which will be recorded with the final plat. Covenants may not be less restrictive than town regulations. Covenants are required to include:

  The property owners’ association shall be established before the homes, non-residential units, or lots are sold;

  Membership shall be mandatory for each lot or unit and any successive buyer, with the town being excepted or allowed to opt out for any property conveyed or dedicated to it for public purposes;

  Any open space restrictions shall be permanent, not just for a period of years;

  The association shall be responsible for liability insurance, local taxes, and the maintenance or recreational and other facilities not conveyed or dedicated to the town or another local government approved by the town;

  Property owners shall pay their pro rata share of the costs of the association, and the assessment levied by the association can become a lien on the property if allowed in the master deed establishing the home owners’ association; and

  The association shall be able to adjust the assessment to meet changed needs and demands.

• Metro District Agreement

• Final Plat

  The plat shall be submitted in CAD, as a PDF, and if approved, made durable and reproducible, at a scale no less than one equals 200 feet, on a sheet or sheets with external dimensions of 24 inches by 36 inches. In the case of multiple sheets, a map key shall be provided on each sheet showing the relationship of the individual sheet to the overall plan. All information shall be accurate and legible. The plat shall be made from a dimensionally stable polyester sheet such as Mylar at least three mills thick. It shall also include nonfading permanent ink with margins a minimum of two-inches on the left side and one-half inch at the top, bottom, and right side of the plat.

  The final plat shall contain the following information and shall be prepared and signed by a registered Colorado land surveyor.

  a. Subdivision name, graphic scale, north arrow, date of preparation, and statement by the professional land surveyor explaining how bearings were determined;

  b. Section, township, range, and principal meridian; or for grants and unsurveyed parcels of land, information relating to the system of indexing the county assessor already has in place, to be included in the title block;

  c. Legal description of property being subdivided and the total acreage. This should be part of the dedicatory language (See section 17.20.020(2) k.);

  d. Complete scale drawing of the survey data, including all information necessary to establish all boundaries in the field and a description of all corner monuments, found and/or set;

  e. Subdivision boundary lines, street and other right-of-way lines, lot, parcel, and tract lines, showing in all cases accurate distances, bearings, and curve data consisting of radii, central angels, arc lengths, and chord information;

  f. All recorded and apparent rights-of-way and easements, and if research for the recorded rights-of-way and easements is done by someone other than the professional land surveyor who prepares the plat, the source from which such recorded rights-of-way and easements were obtained;

  g. Street names and/or easement descriptions and widths of each right-of-way or easement (See section 17.24.020 and 17.24.040);

  h. A number or other means to identify each lot, parcel, or tract and the area in square feet or acres of each;

  i. The type of use to be permitted (other than single family residential) for each lot, tract, or parcel;

  j. The street address of each lot, tract, and/or parcel, determined by the town address system;

  k. The following certifications and dedications shall appear on the final plat and shall be substantially as indicated by the examples as shown in Appendix A:

  1.Dedication and waiver by the subdivider.

  2.Surveyor's certificate.

  3.Planning commission certificate.

  4.Town council certificate.

  5.Approval to record certificate.

  6.Lienholder certificate.

  7.Title company certificate.

  8.Eagle County Treasurer Certificate.

  l. Vicinity map showing the platted area, accesses, adjoining ownership/subdivisions (including mailing and physical addresses), section lines, and other relevant information to easily ascertain the location of the proposed subdivision to individuals unfamiliar with the area;

  m. Finished floor elevations shall be indicated;

  n. Any conflicting boundary evidence;

  o. A statement defining the lineal units used including but not limited to meters, chains, feet, and U.S. survey feet.

  p. Information on avigation easements in place.

• Final Plat – Engineering Plans

  Topography, indicated by contour lines at two-foot intervals on land of less than six percent slope, five-foot intervals on land seven percent to 20 percent slope, or ten-foot intervals on land greater than 20 percent slope, providing the same contour intervals are used throughout.

  Existing and proposed setbacks and easements

  Potential building envelopes

  Location of grades and driveways

  Wetlands

  Hazardous areas

  Steep slopes

  Utilities design plans

  Street names

  Width of each right-of-way

  Street address of lots

  Subdivision name

  Graphic scale

  North arrow

  Date of preparation

  Basis bearings

  Legal description of property subdivided and total amount of acreage. Should be part of dedicatory language.

  Complete survey date, including all information necessary to establish all boundaries in the field and a description of all corner monuments found and/or set.

  Subdivision boundary lines, street and other right-of-way lines, easements, lot, parcel, and tract lines, showing in all cases accurate distances, bearings and curve data consisting of radii, central angles, arc lengths and chord information.

  A number or other means to identify each lot, parcel or tract and the area in square feet or acres of each.

  Vicinity map-ownership, etc., easy to locate subdivision.

  Construction plans, profiles, and typical cross sections of streets, bridges, culverts, and other required structures showing that each will comply with Town of Gypsum road standards.

  Design plans and specifications illustrating that suitable and adequate water supply will be provided to all lots, parcels, and tracts.

  Design plans and specifications illustrating that suitable and adequate sanitary sewer facilities will be provided for all lots, parcels and tracts.

  Design plans and specifications illustrating that suitable and adequate drainage facilities will be provided for the subdivision.

  Erosion Control Plan

  Lighting Plan

• Will Service/Won’t Service Letter – Black Hills Energy

  Black Hills Energy. 800-563-0012.    www.BlackHillsEnergy.com

• Will Service/Won't Service Letter – Holy Cross Energy

  Holy Cross Energy (Headquarters), 3799 HWY 82, Glenwood Springs, CO 81602. (970)945-5491.   www.HolyCrossEnergy.com

• Will Service/Won't Service Letter – Comcast

  1-855-307-8483.    www.Xfinity_Platinum.com

• Will Service/Won't Service Letter – Lumen

  Jason Sharpe  970-309-2973   Jason.Sharpe@Lumen.com

• Will Service/Won't Service Letter – Vero Fiber

  Formerly Forethought, formerly San Isabel Telecom = 303-815-1000, or www.verofiber.com

• Will Service/Won't Service Letter – Other (if applicable)

• Will Service/Won't Service Letter – Non potable Irrigation Water (if applicable)

• Cost Estimate for Required Improvements

  We prefer submission in an Excel Spreadsheet. 
  
  Required improvements shall include streets with accompanying structures, drainage systems and signs, domestic water systems, fire hydrants, street lights, survey monuments, sanitary sewer system, perimeter fencing (if applicable), electricity, telephone, CATV, erosion control, and other facilities as required by the town, in accordance with town standard specifications, as conditions for final plat approval. The planning commission shall advise the town council of their recommendations regarding improvements deemed necessary and appropriate for each subdivision on an individual basis.

  Required improvements must be completed within two years after final plat approval by the town council or all previous approvals become null and void and shall be considered withdrawn for good and justifiable cause.

• Dust Control Plan

  Can be included with engineering plans.

• Wildfire Hazard Mitigation Plan (if applicable)

  If the proposed subdivision lies within an identified wildfire hazard area, or is suspected by the planning commission or planning department to lie in a wildfire hazard area, the subdivider shall submit the following information certified by a qualified professional forester:

  Previously submitted Wildfire Hazards Mitigation Report or an update

  Maps or overlays portraying the existing wildfire conditions of the area, with particular attention given to the effects of slope, topographic, and vegetative (living and dead) conditions. Such maps shall be on a scale sufficiently detailed to meet and objective of these regulations.

  The procedures proposed to reduce or control conditions of wildfire hazard.

  The fire protection plan for the proposed land use including all fire suppression facilities necessary to meet the objectives of these regulations.

• Permit to access Federal or State Highway (if applicable)

• Erosion Control Plan

  Can be included with engineering plans

• Environmental Impact Mitigation Plan

  If the proposed subdivision lies within an identified environmental hazard area, or is suspected by the planning commission or planning department to lie in an environmental hazard area, the subdivider shall submit the following information certified by a qualified professional forester:

  Previously submitted Environmental Impacts Report or an update

  Statement by a qualified professional as to how the proposed development will mitigate the impact upon wildlife, wetlands, contaminations, or any other identified environmental impact.

• PUD Guide (PUD Final Plat only)
• Title and Names
  • The name of the proposed development
  • Date of preparation
• Statement of Intent
  • Describe the intent of this property by clearly stating the purpose of the development
• General Information
  • List total number of dwelling units broken down into single family, duplex, multi-family, employee/local resident housing and/or the amount of commercial square footage in each planning/land use area.
  • Total acreage of dedicated open space
  • Gross and net developable area (in acres)
  • Maintenance responsibilities for roads, and drainage structures/features, trails, sidewalks, etc.…
• Definitions
  • For any use which is not defined in the Town of Gypsum’s Land Use Regulations, for a new use, or for a use which has been augmented in definition to suit the PUD
• Planning/Land Use Areas – for each planning/land use area list the following:
  • Primary Uses – Make sure you list all appropriate uses (and process to approve, if any) to avoid unnecessary PUD amendments in the future.
  • Accessory Uses –
    • Process to approve accessory uses (if applicable)
  • Permitted Temporary Uses and Standards
    • Indicate use duration, number, size, height, for temporary uses
    • Process to approve temporary uses (if applicable) e.g. Special Review, use by right).
  • Building Standards
    • Maximum height of structures
    • Building coverage limitation (if applicable)
    • Type of dwelling units
    • Floor Area Limitation (if applicable)
    • Impervious limitation (if applicable)
    • Building envelope reference (e.g. building envelopes and height restrictions shall control the bulk of the building)
  • Lot Standards
    • Minimum lot areas (if applicable)
    • Setbacks
      • Front, side and rear setback restrictions
      • Building envelope reference (e.g. all buildings must be contained within the platted building envelope)
    • Allowable encroachments/exceptions (e.g. garages may encroach
      • ·outside of the building envelope; overhangs, fences, etc.…)
  • Parking
    • Minimum number of spaces
      • Residential: Off-street parking spaces/dwelling unit and overflow provision (if applicable); state if on street parking is permissible or not.
      • Commercial/Other: Number of spaces based on proposal submitted/square footage per use ratio (state if on street parking is permissible or not, etc.).
    • Size of parking spaces (Indoor/Outdoor)
    • If compact car spaces are desired, indicate the percentage allowed, etc.…
    • Indicate if joint/shared parking is allowed with adjacent properties. If so, what is the ratio for number of parking spaces, etc.…
  • Storage/Trash
    • Provisions for the storage and/or screening of boats, campers, and trailer vehicles
    • Provision for the storage and/or screening of other outside materials (if applicable) and trash containers
    • Provision for trash removal
    • Screening requirements
  • Fences
    • Maximum height
    • Material, type and design
  • Wildfire Mitigation
    • Defensible space (if applicable)
    • Fire resistive construction requirements (if any)
• PUD Sign Code/Lighting Standards
  • Signs
    • One or more of the following types of signs are usually associated with development projects: temporary signs, project entry signs, tenant signs, directional/informational signs, building identification signs, window signs
    • For each type of sign identification above, indicate the following information:
      • Maximum number of each type
      • Maximum square footage (per face) of each sign
      • Maximum height and number of faces per sign
      • Minimum setback
      • Lighting method
      • Material/design
    • Standard Statement – Permits shall be required prior to the
      • construction/installation of any signs by the DRB, Town of Gypsum,
      • etc.… 
  • Lighting
    • Maximum height of pole lights
    • Maximum height of walkway lights
    • Light pole/standard spacing
    • Fixture type; light colors, etc.…
    • Hours of operation
    • Standard Statement – lights will not cast glare on adjacent properties or rights-of-way, etc.…
• Circulation
  • Pedestrian Paths/Trails (if applicable)
    • Description of general location, size
    • Installation responsibilities, materials used, etc.…
  • Vehicular
    • Graphically designate major roadways, bus stops, emergency access, etc.…
• Open Space/Recreation – Provide statements and graphics in regard to the
  • following:
  • General layout of all common open space, trails, pedestrian paths, etc.…
  • Manner of integration with adjacent existing or planned open space or park lands
  • Provisions for ownership of common areas
  • Percent of project area dedicated to open space
  • Uses permitted in open space
• Landscaping – provide the following types of information
  • Minimum or maximum area in square feet and overall lot coverage (percentage)
  • Density of plant materials and general type of plants
  • Minimum height of coniferous and minimum caliper of deciduous materials at planting
  • Explanation of any restoration, grading or landscape techniques, including maintenance and planting schedule, revegetation/removal of dead material practices, etc.…
  • General landscaping or landshaping intent for common open space
  • Wildfire mitigation practices or requirements
• General Provision
  • Limitations of number and types of animals
  • Pollution Control , for such things as noise, dust, glare, odor, vibrations, smoke, radiation, heat, or any other possible pollutant
    • Describe fireplace types
  • Provisions for guide modifications including amendments, special or
    • temporary uses, limited review uses, enforcement, appeals, design review board authority (etc. ) and building envelope amendments
• No-build Area Restrictions – No structures shall occur in the following areas:
  • Within ________ setback from the high water mark, or the 100 year floodplain
  • Existing slopes of 30%+
  • Areas of critical wildlife habitat (migration corridors, geologic hazards, severe wildfire hazards, etc.…)
• Other:
  • Other additional standards may be required to address problems unique to individual sites
  • Different application processes: types of review for such things as allowing accessory or temporary uses, building envelope amendments, etc.…
  • Statement saying that, “Where the PUD Guide falls silent, and the Town of Gypsum Land Use Regulations are not, the Land Use Regulations shall rule. Anywhere the PUD and the Town of Gypsum Land Use Regulations conflict, the PUD Guide shall rule.”
  • Hazardous Materials Contingency Plan: if any of the uses require the use of hazardous materials, a supplemental plan may also be required to be attached to the PUD Guide. If the use is limited (e.g. a single gas pump), the Plan may be incorporated within the Guide.
• Mineral Resource Plan

  If the proposed subdivision lies in an identified mineral resource area, or is suspected by the planning commission or planning department of lying within a mineral resource area, the subdivider shall submit the following information prepared by a qualified geologist:

  Previously submitted Mineral Resource Report or an update

  Ownership of the mineral right affected.

  Type and location of mineral resources under the property.

  An analysis of the commercial feasibility of extracting the mineral resource.

  A map or maps showing the geologic conditions of the area with particular attention given to the applicable mineral resource deposit. Subsurface geologic cross sections shall also be utilized to illustrate such conditions at depth. The geologic maps shall be at the same scale and in the same format as the preliminary plan maps.

  Evidence that the development plan will present no obstacle to extraction of the mineral resources on or under the subject property, or evidence that the proposed development will be of greater economic value than the minerals present.

• Flood Hazards Mitigation Plan

  If the proposed subdivision lies within an identified flood hazard area, or is suspected by the planning commission or planning department to lie in a flood prone area, the subdivider shall submit the following certified by a professional engineer:

  Previously submitted Flood Hazards Report or an update

  On the preliminary plan map show the area which would be covered by a base flood and flood water surface elevations at representative cross sections.

  On the preliminary plan map show the minimum finished floor elevation, size, and location of all proposed and existing structures and improvements. The location and elevations of existing and proposed streets, water supply systems, and sewage facilities shall be shown, as well.

  Proposed flood prevention measures, if any.

  Specifications for building construction and materials, filling, dredging, grading, channel changes, storage of materials, water supply systems, and sanitary facilities.

  Descriptions of any construction activity which would reduce the hydraulic capacity of the flood-way.

• School Site Dedication Plan

  School Site Dedication per 17.38 with an accompanying plan provided by the applicant and letter provided by the school district. May be included in the narrative.

• Deeds for Land for Public Purpose (if applicable, later on)

• Will Service Letter – Fire Department (if applicable)

Approval Process 

Final Plat Applicants are reviewed by the Planning Commission and then Town Council. The Planning Commission meets every first Wednesday of the month and as needed on the third Wednesday of the month. The Town Council meets on the second and fourth Tuesday of every month. 

Fees & Deposit

All fees and deposits can be paid in person at the Community Development Office (50 Lundgren Boulevard Gypsum, CO 81637) or by mail to PO BOX 130 Gypsum, CO 18637.

• Fee: $250.00
• Deposit: $500.00

Application cannot be deemed complete and review started until payment has been received.

Required Materials for Application

• Summary Letter

  Letter stating why the proposed use is needed and comparing impacts with currently approved zoning.

  Assurance that there will be all-weather access to the subdivision via public roads conforming to Town of Gypsum standards from existing Town, county or state roads and that maintenance, including snow removal, is assured for said access road.

  Existing and proposed zoning of subdivision

  Names of mineral rights owner(s), if applicable

  Water and sewer provisions

  Service providers and summary of methods of provision: fire, solid waste, phone, electricity, recreation, schools, etc.

  What are offsite impacts? How are they accounted for?

  List of districts and taxing entities

  Parking plan if necessary

  Name of proposed facility.

  Land area and legal description.

  Additional information may be requested for inclusion by the town manager or the town manager's designee if appropriate to the application, and information required above may be waived by the town manager or the town manager's designee if it is deemed to be inappropriate to the application.

  Note: Applicant shall provide a public improvement guarantee, in the form of a dedication of rights-of-way, sidewalk construction, etc., if required by the planning and zoning commission.

• Presentation

  To be submitted 2 weeks before the scheduled Planning Commission meeting.

• Location & Extent Review – Site Plan

Roads

Setbacks, easements

Utilities easements and drainageways should be identified.

Land area and legal description

Vicinity map (one mile radius with emphasis on major roadways)

Proposed land use for each area and its area in square feet

Existing and proposed public and private right-of-way serving the site, types of surfacing and width of paving.

The existing zoning of the property to be used, as well as the zoning and residential density of all adjacent properties.

Existing and proposing finished grade topography, indicated by contour lines at two-foot intervals on land of less than six percent slope, five-foot intervals on land seven percent to 20 percent slope, or ten-foot intervals on land greater than 20 percent slope, providing the same contour intervals are used throughout.

The location(s) and dimension(s) of all existing and proposed structures, the use(s) to be located herein, the building elevations, gross floor area and locations of entrances and loading points.

Location of outdoor waste disposal systems.

All existing and proposed curb cuts, driveways, parking (including number of spaces) and storage areas.

The location(s) and dimension(s) of existing curb cuts and driveways on adjacent properties and across right-of-way.

All walks, open and recreation areas with a description of these improvements.

Provisions for access by emergency vehicles.

Signage and lighting devices fully detailed.

Utility lines and appurtenances.

An illustrative landscape plan showing locations, general types and sizes of all proposed landscaping materials, fences, walls, planters, irrigation, amount of irrigated space, and any other landscaping feature.

Parking plan, if necessary

Approval Process 

Preliminary Plan Applicants are reviewed by the Planning Commission and then Town Council. The Planning Commission meets every first Wednesday of the month and as needed on the third Wednesday of the month. The Town Council meets on the second and fourth Tuesday of every month.

Fees & Deposit

All fees and deposits can be paid in person at the Community Development Office (50 Lundgren Boulevard Gypsum, CO 81637) or by mail to PO BOX 130 Gypsum, CO 18637.

• Fees:
  • Residential: $1,000 plus $20/unit (less than 20 units)
  • Residential: $2,000 plus $20/unit (more than 20 units)
• Commercial/Industrial: $1,000 (less than 5 acres)
  • Commercial/Industrial: $2,00 (more than 5 acres)
  • Mixed-use: $1,000 (less than 5 acres)
  • Mixed-use: $2,00 (more than 5 acres)
• Deposits:
  • Residential: $5,000 (less than 20 units)
  • Residential: $7,000 (more than 20 units)
  • Commercial/Industrial: $5,000 (less than 5 acres)
  • Commercial/Industrial: $10,00 (more than 5 acres)
  • Mixed-use: $7,000 (less than 5 acres)
  • Mixed-use: $10,00 (more than 5 acres)

Application cannot be deemed complete and review started until payment has been received.

Required Materials for Application

• Summary Letter (Straight Zoning)

  If the subdivision does not adjoin an existing town, county or state road right-of-way in order to provide direct access, evidence of how public all-weather access is to be provided and maintained. The subdivider shall be responsible for constructing and maintaining such access road(s) unless otherwise agreed to by the town.

  Existing and proposed zoning of subdivision and adjacent properties

  Service providers and summary of methods of provision: fire, solid waste, phone, electricity, recreation, schools, etc.

  All weather access from existing town, county or state roads clearly defined

  Explanation of arrangements conveying land for public purposes or money in lieu thereof in accord with section 17.04.050.

  School Site Dedication per 17.38 with an accompanying plan provided by the applicant and letter provided by the school district.

  List of districts and taxing entities

  Evidence to establish that a connection will be made for a water supply system that is provided by the town municipal water system. The design of the connection and distribution system shall demonstrate the ability to provide sufficient flow and pressure for domestic and fire protection needs. This must be in the form of a report signed by a professional engineer registered in the State of Colorado, and must include the following information:

  The expected water requirements of the subdivision, in terms of flow and pressure, at full development, including various water uses to be permitted.

  The estimated consumptive use of water by the subdivision.

  Evidence to establish that a connection will be made to the town sewage disposal system. The design of the connection and sewage collection system shall demonstrate the ability to provide for sewage flow which may be generated by the subdivision. This must be in the form of a report signed by a professional engineer registered in the State of Colorado, and must include the following information:

  The expected sewage disposal requirements of the subdivision, in terms of organic and hydraulic loading, at full development.

  In the event that on-site sewage disposal has been approved by the town, evidence of the ability for the subdivision to be served with suitable on-site sewage treatment facilities. This shall include evidence that all applicable local, state, and federal requirements will be met.

  Any changes in information which was submitted with the sketch plan application shall be delineated and the reason for change explained.

  A list of all proposed deviations (if any) from the subdivision regulation requirements and design standards, and written requests for variance including reasons therefore.

  Common interest community exemption. The planning commission may waive required exhibits for common interest communities rendered unnecessary because the request creates no greater impacts on town services than the existing allowed uses.

  Additional information may be requested for inclusion by the town manager or the town manager's designee if appropriate to the application, and information required above may be waived by the town manager or the town manager's designee if it is deemed to be inappropriate to the application.

  ALL INFORMATION PREVIOUSLY REQUIRED IN SKETCH PLAN

• Summary Letter (PUD Zoning)

  A list of all proposed deviations (if any) from the subdivision regulation requirements and design standards, and written requests for variance including reasons therefore.

  ALL INFORMATION PREVIOUSLY REQUIRED IN SKETCH PLAN

• Title Report (no less than 90 days old)

• Tax Certificate

• Transportation Impact Study

• Metro District Service Agreement (if applicable) 

• Water Rights Dedication Form

  The Water Rights Dedication Form can be found in the Community Development page Application Submission Portal & Additional Documents.

• Affidavit for Posted Notice (to be submitted during posting process)

  The Affidavit for Posted Notice can be found at the in the Community Development page Application Submission Portal & Additional Documents.

  This document requires a notary.

  It does not need to be turned in until physical posting has occurred on the property. Check The Town of Gypsum’s Municipal code in Municode Chapter 17.70 for the minimum posting deadline before the first Public Hearing.

• Presentation

  To be submitted 2 weeks before the scheduled Planning Commission and Town Council meetings.

• Geological Hazards Mitigation Plan (if applicable)

  If the proposed subdivision lies in an identified geologic hazard area, or is suspected by the planning commission or planning department to lie in a geologic hazard area, the subdivider shall submit the following maps, reports, or data prepared by a qualified geologist:

  Previously submitted Geological Hazards Report or an update

  Map or maps illustrating the geologic conditions of the area, with particular attention given to the applicable geologic hazard. Subsurface geologic cross sections shall also be utilized to show conditions at depth, if applicable. The geologic maps shall be at the same scale and in the same format as the preliminary plan maps.

  A geologic report explaining the above maps and cross sections, with particular emphasis on evaluating and predicting the impact of such geologic disturbances on the proposed land use changes and developments. It shall also include recommended procedures to be employed in meeting the purposes of these regulations.

  The applicant shall explain the nature, density, and intensity to the proposed development or land use change in narrative, pictorial, and/or graphic form, and shall explain procedures that will be needed and are planned to carry out the objectives of these regulations.

• Soils Report

  Evidence shall be submitted to establish that the site of the proposed subdivision is geologically suitable for development. Such evidence shall be in the form of a report from a Colorado registered professional engineer and shall describe bedrock lithology and the stratigraphy of overlaying unconsolidated material in sufficient detail to indicate any potential development problems resulting from groundwater, subsidence, instability in road excavations and fills, expansive soils, drainage patterns, structural bearing strength, grading, underground utilities and other development activities.

• Preliminary Plan – Preliminary Site Plan

  The preliminary plan map and supplemental data shall set forth the following information and shall conform to the requirements of chapter 17.24, design standards.

  A vicinity map prepared at an appropriate scale covering a one-half mile area around the proposed subdivision (or farther if necessary to show all influencing factors) and showing existing roads, streams, municipal boundaries, platted areas, adjoining ownerships, utilities, and similar major natural or man-made features of the area. As a minimum, the nearest section lines shall be indicated for reference purposes.

  The preliminary plan map shall be prepared at a minimum scale of one inch equals 200 feet, although larger scale maps are acceptable if all details are clearly legible and the entire subdivision can be shown on one sheet.

  Date of preparation, north arrow, graphic scale, and person responsible for the map preparation.

  An accurate survey of the perimeter boundary of the land to be subdivided with ties to the Town’s Coordinate system and monuments, existing section corner markers, or other suitable points acceptable to the town engineering department. Total acreage must be specified.

  Topography, indicated by contour lines at two-foot intervals on land of less than six percent slope, five-foot intervals on land seven percent to 20 percent slope, or ten-foot intervals on land greater than 20 percent slope, providing the same contour intervals are used throughout.

  Location and principal dimensions for all existing and proposed public and private easements, street rights-of-way (including street names and addresses), alleys, buildings, streetlights, water and sewer lines, gas and other utility lines, water courses, and other important features within and adjacent to the property being subdivided.

  Principal dimensions to the nearest foot (which may be scaled values) and the approximate area (square feet or acres) of all proposed lots, parcels, or tracts, the total area of the proposed subdivision, the total area devoted to street rights-of-way and each other type of use.

  The proposed type of use for each lot, parcel, or tract.

  Lots shall be numbered consecutively, either throughout the subdivision or block by block. Other parcels or tracts shall also be individually identified by number or letter.

  Departing property lines and the names and mailing and physical addresses of owners of record of all nearby and adjoining properties within 300 feet of the proposed subdivision, including those separated only by a public right-of-way.

  Delineation of any area subject to a base flood and the flood water elevations at representative cross sections. Easements for storm drainage shall be provided as necessary.

  Reasonable access shall be provided to adjoining public and private lands by suitable rights-of-way or easements where such access is desirable or appropriate for present or future use of adjoining lands.

  Condominiums, apartments, multifamily, and planned unit developments have special requirements which must be addressed. (See chapter 17.28.)

  Information showing the proposed phasing of the subdivision, by filing area and sequence.

  The general location of potential building envelopes, number of units, non-residential floor area, off-street parking and the locations and anticipated grades of driveways.

  Delineation of proposed public and private open space dedications.

  Documentation demonstrating that proposed building(s) or structure(s) will comply with the design requirements described in section 15.05.040 or the subdivision specific design guidelines adopted by the planning commission pursuant to section 15.05.060.

  Design drawings and specifications of the proposed water system and sewer system showing sufficient detail for construction of the system.

  A grading and drainage plan and report, prepared by a Colorado registered professional engineer, shall be submitted and shall depict plans and specifications conforming to the town design standards for drainage, storm runoff peak discharge control and detention control.

  A lighting and landscaping plan shall be submitted illustrating the proposed locations of street lights and location and vegetation type of all landscape materials. Lighting shall comply with section 17.24.070.

  If the subdivision does not adjoin an existing town, county or state road right-of-way in order to provide direct access, evidence of how public all-weather access is to be provided and maintained. The subdivider shall be responsible for constructing and maintaining such access road(s) unless otherwise agreed to by the town.

  Information on topography (contour lines at 2 ft. less than 6% slope, 5 ft. slope 7-10%m 10 ft. 20% or more), hazardous areas, wetlands, etc. (runoff, drainage, wildfire, steep slopes, water bodies and vegetation)

  Principal dimensions to the foot and square foot acreage of all lots, parcels, tracts, total area of subdivision, area for streets and other uses

• Preliminary Plan – Engineering Plans

  Topography, indicated by contour lines at two-foot intervals on land of less than six percent slope, five-foot intervals on land seven percent to 20 percent slope, or ten-foot intervals on land greater than 20 percent slope, providing the same contour intervals are used throughout.

  Existing and proposed setbacks and easements

  Potential building envelopes

  Location of grades and driveways

  Wetlands

  Hazardous areas

  Steep slopes

  Utilities design plans

  Street names

  Width of each right-of-way

  Street address of lots

  Subdivision name

  Graphic scale

  North arrow

  Date of preparation

  Basis bearings

  Legal description of property subdivided and total amount of acreage. Should be part of dedicatory language.

  Complete survey date, including all information necessary to establish all boundaries in the field and a description of all corner monuments found and/or set.

  Subdivision boundary lines, street and other right-of-way lines, easements, lot, parcel, and tract lines, showing in all cases accurate distances, bearings and curve data consisting of radii, central angles, arc lengths and chord information.

  A number or other means to identify each lot, parcel or tract and the area in square feet or acres of each.

  Vicinity map-ownership, etc., easy to locate subdivision.

  Construction plans, profiles, and typical cross sections of streets, bridges, culverts, and other required structures showing that each will comply with Town of Gypsum road standards.

  Design plans and specifications illustrating that suitable and adequate water supply will be provided to all lots, parcels, and tracts.

  Design plans and specifications illustrating that suitable and adequate sanitary sewer facilities will be provided for all lots, parcels and tracts.

  Design plans and specifications illustrating that suitable and adequate drainage facilities will be provided for the subdivision.

  Erosion Control Plan

  Lighting Plan

• Landscaping Plan

• Covenants/ Declarations/ Restrictions

  Proposed covenants and/or restrictions to control activities or land uses, which will be recorded with the final plat. Covenants may not be less restrictive than town regulations. Covenants are required to include:

  The property owners’ association shall be established before the homes, non-residential units, or lots are sold;

  Membership shall be mandatory for each lot or unit and any successive buyer, with the town being excepted or allowed to opt out for any property conveyed or dedicated to it for public purposes;

  Any open space restrictions shall be permanent, not just for a period of years;

  The association shall be responsible for liability insurance, local taxes, and the maintenance or recreational and other facilities not conveyed or dedicated to the town or another local government approved by the town;

  Property owners shall pay their pro rata share of the costs of the association, and the assessment levied by the association can become a lien on the property if allowed in the master deed establishing the home owners’ association; and

  The association shall be able to adjust the assessment to meet changed needs and demands.

• Metro District Agreement

• Will Service/Won’t Service Letter – Black Hills Energy

  Black Hills Energy. 800-563-0012.    www.BlackHillsEnergy.com

• Will Service/Won't Service Letter – Holy Cross Energy

  Holy Cross Energy (Headquarters), 3799 HWY 82, Glenwood Springs, CO 81602. (970)945-5491.   www.HolyCrossEnergy.com

• Will Service/Won't Service Letter – Comcast

  1-855-307-8483.    www.Xfinity_Platinum.com

• Will Service/Won't Service Letter – Lumen

  Jason Sharpe  970-309-2973   Jason.Sharpe@Lumen.com

• Will Service/Won't Service Letter – Vero Fiber

  Formerly Forethought, formerly San Isabel Telecom = 303-815-1000, or www.verofiber.com

  Will Service/Won't Service Letter – Other (if applicable)

• Will Service/Won't Service Letter – Non potable Irrigation Water (if applicable)

• Cost Estimate for Required Improvements (if applicable)

  Required improvements shall include streets with accompanying structures, drainage systems and signs, domestic water systems, fire hydrants, street lights, survey monuments, sanitary sewer system, perimeter fencing (if applicable), electricity, telephone, CATV, erosion control, and other facilities as required by the town, in accordance with town standard specifications, as conditions for final plat approval. The planning commission shall advise the town council of their recommendations regarding improvements deemed necessary and appropriate for each subdivision on an individual basis.

  Required improvements must be completed within two years after final plat approval by the town council or all previous approvals become null and void and shall be considered withdrawn for good and justifiable cause.

• Permit to access Federal or State Highway (if applicable)

• Wildfire Hazard Mitigation Plan (if applicable)

  If the proposed subdivision lies within an identified wildfire hazard area, or is suspected by the planning commission or planning department to lie in a wildfire hazard area, the subdivider shall submit the following information certified by a qualified professional forester:

  Previously submitted Wildfire Hazards Mitigation Report or an update

  Maps or overlays portraying the existing wildfire conditions of the area, with particular attention given to the effects of slope, topographic, and vegetative (living and dead) conditions. Such maps shall be on a scale sufficiently detailed to meet and objective of these regulations.

  The procedures proposed to reduce or control conditions of wildfire hazard.

  The fire protection plan for the proposed land use including all fire suppression facilities necessary to meet the objectives of these regulations.

• Erosion Control Plan

  Can be included with engineering plans

• Environmental Impact Mitigation Plan

  If the proposed subdivision lies within an identified environmental hazard area, or is suspected by the planning commission or planning department to lie in an environmental hazard area, the subdivider shall submit the following information certified by a qualified professional forester:

  Previously submitted Environmental Impacts Report or an update

  Statement by a qualified professional as to how the proposed development will mitigate the impact upon wildlife, wetlands, contaminations, or any other identified environmental impact.

• PUD Guide (PUD Preliminary Plan only)
• Title and Names
  • The name of the proposed development
  • Date of preparation
• Statement of Intent
  • Describe the intent of this property by clearly stating the purpose of the development
• General Information
  • List total number of dwelling units broken down into single family, duplex, multi-family, employee/local resident housing and/or the amount of commercial square footage in each planning/land use area.
  • Total acreage of dedicated open space
  • Gross and net developable area (in acres)
  • Maintenance responsibilities for roads, and drainage structures/features, trails, sidewalks, etc.…
• Definitions
  • For any use which is not defined in the Town of Gypsum’s Land Use Regulations, for a new use, or for a use which has been augmented in definition to suit the PUD
• Planning/Land Use Areas – for each planning/land use area list the following:
  • Primary Uses – Make sure you list all appropriate uses (and process to approve, if any) to avoid unnecessary PUD amendments in the future.
  • Accessory Uses –
    • Process to approve accessory uses (if applicable)
  • Permitted Temporary Uses and Standards
    • Indicate use duration, number, size, height, for temporary uses
    • Process to approve temporary uses (if applicable) e.g. Special Review, use by right).
  • Building Standards
    • Maximum height of structures
    • Building coverage limitation (if applicable)
    • Type of dwelling units
    • Floor Area Limitation (if applicable)
    • Impervious limitation (if applicable)
    • Building envelope reference (e.g. building envelopes and height restrictions shall control the bulk of the building)
  • Lot Standards
    • Minimum lot areas (if applicable)
    • Setbacks
      • Front, side and rear setback restrictions
      • Building envelope reference (e.g. all buildings must be contained within the platted building envelope)
    • Allowable encroachments/exceptions (e.g. garages may encroach
      • ·outside of the building envelope; overhangs, fences, etc.…)
  • Parking
    • Minimum number of spaces
      • Residential: Off-street parking spaces/dwelling unit and overflow provision (if applicable); state if on street parking is permissible or not.
      • Commercial/Other: Number of spaces based on proposal submitted/square footage per use ratio (state if on street parking is permissible or not, etc.).
    • Size of parking spaces (Indoor/Outdoor)
    • If compact car spaces are desired, indicate the percentage allowed, etc.…
    • Indicate if joint/shared parking is allowed with adjacent properties. If so, what is the ratio for number of parking spaces, etc.…
  • Storage/Trash
    • Provisions for the storage and/or screening of boats, campers, and trailer vehicles
    • Provision for the storage and/or screening of other outside materials (if applicable) and trash containers
    • Provision for trash removal
    • Screening requirements
  • Fences
    • Maximum height
    • Material, type and design
  • Wildfire Mitigation
    • Defensible space (if applicable)
    • Fire resistive construction requirements (if any)
• PUD Sign Code/Lighting Standards
  • Signs
    • One or more of the following types of signs are usually associated with development projects: temporary signs, project entry signs, tenant signs, directional/informational signs, building identification signs, window signs
    • For each type of sign identification above, indicate the following information:
      • Maximum number of each type
      • Maximum square footage (per face) of each sign
      • Maximum height and number of faces per sign
      • Minimum setback
      • Lighting method
      • Material/design
    • Standard Statement – Permits shall be required prior to the
      • construction/installation of any signs by the DRB, Town of Gypsum,
      • etc.… 
  • Lighting
    • Maximum height of pole lights
    • Maximum height of walkway lights
    • Light pole/standard spacing
    • Fixture type; light colors, etc.…
    • Hours of operation
    • Standard Statement – lights will not cast glare on adjacent properties or rights-of-way, etc.…
• Circulation
  • Pedestrian Paths/Trails (if applicable)
    • Description of general location, size
    • Installation responsibilities, materials used, etc.…
  • Vehicular
    • Graphically designate major roadways, bus stops, emergency access, etc.…
• Open Space/Recreation – Provide statements and graphics in regard to the
  • following:
  • General layout of all common open space, trails, pedestrian paths, etc.…
  • Manner of integration with adjacent existing or planned open space or park lands
  • Provisions for ownership of common areas
  • Percent of project area dedicated to open space
  • Uses permitted in open space
• Landscaping – provide the following types of information
  • Minimum or maximum area in square feet and overall lot coverage (percentage)
  • Density of plant materials and general type of plants
  • Minimum height of coniferous and minimum caliper of deciduous materials at planting
  • Explanation of any restoration, grading or landscape techniques, including maintenance and planting schedule, revegetation/removal of dead material practices, etc.…
  • General landscaping or landshaping intent for common open space
  • Wildfire mitigation practices or requirements
• General Provision
  • Limitations of number and types of animals
  • Pollution Control , for such things as noise, dust, glare, odor, vibrations, smoke, radiation, heat, or any other possible pollutant
    • Describe fireplace types
  • Provisions for guide modifications including amendments, special or
    • temporary uses, limited review uses, enforcement, appeals, design review board authority (etc. ) and building envelope amendments
• No-build Area Restrictions – No structures shall occur in the following areas:
  • Within ________ setback from the high water mark, or the 100 year floodplain
  • Existing slopes of 30%+
  • Areas of critical wildlife habitat (migration corridors, geologic hazards, severe wildfire hazards, etc.…)
• Other:
  • Other additional standards may be required to address problems unique to individual sites
  • Different application processes: types of review for such things as allowing accessory or temporary uses, building envelope amendments, etc.…
  • Statement saying that, “Where the PUD Guide falls silent, and the Town of Gypsum Land Use Regulations are not, the Land Use Regulations shall rule. Anywhere the PUD and the Town of Gypsum Land Use Regulations conflict, the PUD Guide shall rule.”
  • Hazardous Materials Contingency Plan: if any of the uses require the use of hazardous materials, a supplemental plan may also be required to be attached to the PUD Guide. If the use is limited (e.g. a single gas pump), the Plan may be incorporated within the Guide.

• Mineral Resource Plan

  If the proposed subdivision lies in an identified mineral resource area, or is suspected by the planning commission or planning department of lying within a mineral resource area, the subdivider shall submit the following information prepared by a qualified geologist:

  Previously submitted Mineral Resource Report or an update

  Ownership of the mineral right affected.

  Type and location of mineral resources under the property.

  An analysis of the commercial feasibility of extracting the mineral resource.

  A map or maps showing the geologic conditions of the area with particular attention given to the applicable mineral resource deposit. Subsurface geologic cross sections shall also be utilized to illustrate such conditions at depth. The geologic maps shall be at the same scale and in the same format as the preliminary plan maps.

  Evidence that the development plan will present no obstacle to extraction of the mineral resources on or under the subject property, or evidence that the proposed development will be of greater economic value than the minerals present.

• Flood Hazards Mitigation Plan

  If the proposed subdivision lies within an identified flood hazard area, or is suspected by the planning commission or planning department to lie in a flood prone area, the subdivider shall submit the following certified by a professional engineer:

  Previously submitted Flood Hazards Report or an update

  On the preliminary plan map show the area which would be covered by a base flood and flood water surface elevations at representative cross sections.

  On the preliminary plan map show the minimum finished floor elevation, size, and location of all proposed and existing structures and improvements. The location and elevations of existing and proposed streets, water supply systems, and sewage facilities shall be shown, as well.

  Proposed flood prevention measures, if any.

  Specifications for building construction and materials, filling, dredging, grading, channel changes, storage of materials, water supply systems, and sanitary facilities.

  Descriptions of any construction activity which would reduce the hydraulic capacity of the flood-way.

• School Site Dedication Plan

  School Site Dedication per 17.38 with an accompanying plan provided by the applicant and letter provided by the school district. May be included in the narrative.

• Will Service Letter – Fire Department (if applicable)

Approval Process

PUD Amendments require a pre-application meeting that can be scheduled with staff through Cloudpermit.

Minor PUD Amendments are reviewed administratively by staff.  

Major PUD Amendments are reviewed by Town Council. Town Council meets on the second and fourth Tuesday of every month. 

Town Code

The Town Code section on PUD Amendments can be found in 18.08.180 

Fees & Deposit

All fees and deposits can be paid in person at the Community Development Office (50 Lundgren Boulevard Gypsum, CO 81637) or by mail to PO BOX 130 Gypsum, CO 18637.

• Fee: $250.00
• Deposit: $3,000

Application cannot be deemed complete and review started until payment has been received.

Required Materials for Application

• Summary Letter 
  Cover letter to Town of Gypsum giving details of proposed changes and the reasons they are necessary. 

Explanation of how the proposed PUD Amendment: 

Is consistent with the efficient development and preservation of the entire PUD, both as proposed and as completed to the date of the application; 

Does not affect in a substantially adverse manner either the enjoyment of land adjacent to the PUD or the public interest; 

Is not granted solely to confer a special benefit upon any person; 

Does not include any new proposed uses that detract from other uses previously approved for this PUD; 

Contains street and utility plans that are coordinated with planned and existing streets and utilities for the remainder of the PUD. 

Does not increase water and sewer demands or create adverse traffic impacts. 

A written summary of the amendments or modifications being requested and a statement setting forth the reasons the proposed amendments or modifications meet the conditions for amendment set forth in subsection (1) of this section 18.08.180;  

Additional information may be requested for inclusion by the town manager or the town manager's designee if appropriate to the application, and information required above may be waived by the town manager or the town manager's designee if it is deemed to be inappropriate to the application. 

• PUD Amendment Site Plan 
  A sketch of the proposed amendments or modifications depicting: topography of the land and the allowed and proposed changes to the existing street system and approximate right-of-way widths, uses including common areas and open space or parks, and densities, and their locations. 

• PUD Amendment Consent Agreement 
  Proof of ownership and consent to the amendment or modifications from the owners of all lots directly affected by the proposed amendments or modifications. Application by or written consent from all of the owners of land in the PUD zone district is not required, if their property is not directly affected by the proposed amendments or modification and whose use or the configuration of their property is not being changed. 

• Title Report

  No less than 90 days old

• Tax Certificate

• Affidavit for Posted Notice

  The Affidavit for Posted Notice can be found at the in the Community Development page Application Submission Portal & Additional Documents

  This document requires a notary.

  It does not need to be turned in until physical posting has occurred on the property. Check The Town of Gypsum’s Municipal code in Municode Chapter 17.70 for the minimum posting deadline before the first Public Hearing

• Presentation
  To be submitted 2 weeks before the scheduled Planning Commission and Town Council meetings

Approval Process 

Sketch Plan is reviewed by the Planning Commission and then Town Council. The Planning Commission meets every first Wednesday of the month and as needed on the third Wednesday of the month. The Town Council meets on the second and fourth Tuesday of every month.  

Fees & Deposit

All fees and deposits can be paid in person at the Community Development Office (50 Lundgren Boulevard Gypsum, CO 81637) or by mail to PO BOX 130 Gypsum, CO 18637.

• Fees:
• Residential $500 plus $20 per unit (less than 20 units)
• Residential $1,000 plus $20 per unit (more than 20 units)
• Commercial/Industrial $500 (0-5 acres)
• Commercial/Industrial $1,000 (more than 5 acres)
• Mixed Use $500 (0-5 acres
• Mixed Use $1,000 (more than 5 acres)
• Deposit:
• Residential (less than 20 units) $3,000
• Residential (more than 20 units) $5,000
• Commercial/Industrial (0-5 acres) $3,000
• Commercial/Industrial (more than 5 acres) $5,000
• Mixed Use (0-5 acres) $3,000
• Mixed Use (more than 5 acres) $5,000

Application cannot be deemed complete and review started until payment has been received.

Required Materials for Application

• Summary Letter (Straight Zoning)

  Identification of the existing and proposed zoning of the subdivision and evidence that the property currently complies with existing zoning.

  Relation of the proposed sketch plan to the Town’s Master Plan.

  Relation of the proposed sketch plan to the surrounding area.

  Service providers and summary of methods of provision: fire, solid waste, phone, electricity, recreation, schools, etc.

  What are offsite impacts? How are they accounted for?

  Parking plan if necessary

  Recorded proof of ownership of the land to be subdivided. Applicant must submit proof of applicant's right to apply if applicant is not the present owner.

  Total acreage of land to be subdivided and the number and approximate size of proposed lots and tracts.

  Statement by a qualified professional of the projected town sales, use and property tax revenue based upon the previous year's tax levy, and a schedule of projected receipts of that revenue;

  Statement by a qualified professional demonstrating reasonable evidence that an adequate water supply, from the town municipal water system, can physically be provided to the proposed subdivision.

  Statement by a qualified professional describing the type of sewage disposal and treatment system proposed for the subdivision. The sewage collection system shall be connected to the town system unless otherwise approved by the town council. Onsite sewage disposal systems will be considered and may be approved for use in large lot, low density developments where domestic water service is provided by the town municipal water system, lots are a minimum of one acre, each lot has sufficient physical space to construct two complete leach field systems and soil conditions are compatible to onsite disposal systems. Note: Booster stations and lift stations are discouraged;

  Statement by a qualified professional(s) concerning the provision of services and amenities, such as fire protection, solid waste disposal, telephone, electricity, recreation, schools, law enforcement, emergency medical services, public transportation, parks and recreation, etc. Such information shall include a public safety impact plan, which will address the impacts of the proposed subdivision on the availability of fire protection and emergency medical services to town residents.

  Assurance of all-weather access to the proposed subdivision from an existing town, county or state street or road clearly defined (See section 17.24.020).

  A list of all special districts and taxing entities serving the property.

  Proposed compliance land for public purposes, 17.04.050, (in addition to public open space, 5% of total acres must be deeded to school district, property owners’ association with adequate provision for continuous administration and maintenance, special districts or Town).

  School Site Dedication per 17.38 with an accompanying plan provided by the applicant and letter provided by the school district.

  The planning commission may waive required exhibits for common interest communities rendered unnecessary because the request creates no greater impacts on town services than the existing allowed uses.

  Additional information may be requested for inclusion by the town manager or the town manager's designee if appropriate to the application, and information required above may be waived by the town manager or the town manager's designee if it is deemed to be inappropriate to the application.

• Summary Letter (PUD Zoning)

  Reasons PUD procedure is more desirable than conventional zoning;

  Proposed land uses, building locations and housing unit densities;

  Proposed circulation pattern indicating the status of street ownership;

  Proposed open space and common property uses, including verification by a professional land surveyor that the 25 percent open space requirement is met;

  Proposed method of water supply and sewage disposal; Note: Booster stations and lift stations are discouraged;

  Economic and supporting data to justify any proposed commercial and industrial elements in an area not so zoned;

  Relation of the proposed PUD to the surrounding area and master plan;

  Proposed schedule of PUD phasing;

  Statement by a qualified professional as to the impact of the proposed PUD upon the public school system;

  Statement by a qualified professional of the estimated demands for town services, including but not limited to water, sewer, transportation, park and recreation, and law enforcement;

  Statement by a qualified professional of the projected town sales, use and property tax revenue based upon the previous year's tax levy, and a schedule of projected receipts of that revenue;

  Conceptual plans of all architectural forms anticipated for development within the PUD;

  Preliminary site plans and preliminary architectural plans proposed for the first phase of proposed development;

  Statement by a qualified professional of the estimated demands for fire protection and ambulance service;

  Proposed compliance land for public purpose, 17.04.050, (in addition to public open space, 5% of total acres must be deeded to school district, property owners’ association with adequate provision for continuous administration and maintenance, special districts or Town).

  School Site Dedication per 17.38 with an accompanying plan provided by the applicant and letter provided by the school district.

  Additional information may be requested for inclusion by the town manager or the town manager's designee if appropriate to the application, and information required above may be waived by the town manager or the town manager's designee if it is deemed to be inappropriate to the application.

• Title Report (no less than 90 days old)

• Tax Certificate

• Transportation Impact Study

• Water Rights Dedication Form

  The Water Rights Dedication Form can be found in the Community Development page Application Submission Portal & Additional Documents.

• Affidavit for Posted Notice (to be submitted during posting process)

  The Affidavit for Posted Notice can be found at the in the Community Development page Application Submission Portal & Additional Documents.

  This document requires a notary.

  It does not need to be turned in until physical posting has occurred on the property. Check The Town of Gypsum’s Municipal code in Municode Chapter 17.70 for the minimum posting deadline before the first Public Hearing

• Presentation

  To be submitted 2 weeks before the scheduled Planning Commission and Town Council meetings.

• Sketch Plan – Special Maps & Site Plan

  A plan drawn to approximate scale, showing access to and the layout of the subdivision, and indicating the relationships of various usages, such as residential, commercial, industrial, recreational, public facilities, the street network, topographic, natural, and manmade features, and uses of adjoining lands as related to the proposed subdivision.

  Total acreage of land, number and sized of lots and tracts

  Provide information on topography, hazardous areas, wetlands, etc. (runoff, drainage, wildfire, steep slopes, water bodies and vegetation).

  Proposed grading and drainage pattern;

• Geological Hazards Report

  Reports concerning geologic characteristics of the area which might significantly affect the proposed land use and explaining the impact of such characteristics on the proposed subdivision. Any hazard areas, such as landslides, avalanches, rock falls, mud flows, debris fans, unstable or potentially unstable slopes, seismic effects, ground subsidence, expansive soils or rock, radioactivity, etc., must be specifically shown, evaluated, and explained.

• Soils Report

  Evidence shall be submitted to establish that the site of the proposed subdivision is geologically suitable for development. Such evidence shall be in the form of a report from a Colorado registered professional engineer and shall describe bedrock lithology and the stratigraphy of overlaying unconsolidated material in sufficient detail to indicate any potential development problems resulting from groundwater, subsidence, instability in road excavations and fills, expansive soils, drainage patterns, structural bearing strength, grading, underground utilities and other development activities.

• Landscaping Plan

• Covenants/ Declarations/ Restrictions

  Proposed covenants and/or restrictions to control activities or land uses, which will be recorded with the final plat. Covenants may not be less restrictive than town regulations. Covenants are required to include:

  The property owners’ association shall be established before the homes, non-residential units, or lots are sold;

  Membership shall be mandatory for each lot or unit and any successive buyer, with the town being excepted or allowed to opt out for any property conveyed or dedicated to it for public purposes;

  Any open space restrictions shall be permanent, not just for a period of years;

  The association shall be responsible for liability insurance, local taxes, and the maintenance or recreational and other facilities not conveyed or dedicated to the town or another local government approved by the town;

  Property owners shall pay their pro rata share of the costs of the association, and the assessment levied by the association can become a lien on the property if allowed in the master deed establishing the home owners’ association; and

  The association shall be able to adjust the assessment to meet changed needs and demands.

• Final Plat

  The plat shall be submitted in CAD, as a PDF, and if approved, made durable and reproducible, at a scale no less than one equals 200 feet, on a sheet or sheets with external dimensions of 24 inches by 36 inches. In the case of multiple sheets, a map key shall be provided on each sheet showing the relationship of the individual sheet to the overall plan. All information shall be accurate and legible. The plat shall be made from a dimensionally stable polyester sheet such as Mylar at least three mills thick. It shall also include nonfading permanent ink with margins a minimum of two-inches on the left side and one-half inch at the top, bottom, and right side of the plat.

  The final plat shall contain the following information and shall be prepared and signed by a registered Colorado land surveyor.

  a. Subdivision name, graphic scale, north arrow, date of preparation, and statement by the professional land surveyor explaining how bearings were determined;

  b. Section, township, range, and principal meridian; or for grants and unsurveyed parcels of land, information relating to the system of indexing the county assessor already has in place, to be included in the title block;

  c. Legal description of property being subdivided and the total acreage. This should be part of the dedicatory language (See section 17.20.020(2) k.);

  d. Complete scale drawing of the survey data, including all information necessary to establish all boundaries in the field and a description of all corner monuments, found and/or set;

  e. Subdivision boundary lines, street and other right-of-way lines, lot, parcel, and tract lines, showing in all cases accurate distances, bearings, and curve data consisting of radii, central angels, arc lengths, and chord information;

  f. All recorded and apparent rights-of-way and easements, and if research for the recorded rights-of-way and easements is done by someone other than the professional land surveyor who prepares the plat, the source from which such recorded rights-of-way and easements were obtained;

  g. Street names and/or easement descriptions and widths of each right-of-way or easement (See section 17.24.020 and 17.24.040);

  h. A number or other means to identify each lot, parcel, or tract and the area in square feet or acres of each;

  i. The type of use to be permitted (other than single family residential) for each lot, tract, or parcel;

  j. The street address of each lot, tract, and/or parcel, determined by the town address system;

  k. The following certifications and dedications shall appear on the final plat and shall be substantially as indicated by the examples as shown in Appendix A:

  1.Dedication and waiver by the subdivider.

  2.Surveyor's certificate.

  3.Planning commission certificate.

  4.Town council certificate.

  5.Approval to record certificate.

  6.Lienholder certificate.

  7.Title company certificate.

  8.Eagle County Treasurer Certificate.

  l. Vicinity map showing the platted area, accesses, adjoining ownership/subdivisions (including mailing and physical addresses), section lines, and other relevant information to easily ascertain the location of the proposed subdivision to individuals unfamiliar with the area;

  m. Finished floor elevations shall be indicated;

  n. Any conflicting boundary evidence;

  o. A statement defining the lineal units used including but not limited to meters, chains, feet, and U.S. survey feet.

  p. Information on avigation easements in place.

• Final Plat – Engineering Plans

  Topography, indicated by contour lines at two-foot intervals on land of less than six percent slope, five-foot intervals on land seven percent to 20 percent slope, or ten-foot intervals on land greater than 20 percent slope, providing the same contour intervals are used throughout.

  Existing and proposed setbacks and easements

  Potential building envelopes

  Location of grades and driveways

  Wetlands

  Hazardous areas

  Steep slopes

  Utilities design plans

  Street names

  Width of each right-of-way

  Street address of lots

  Subdivision name

  Graphic scale

  North arrow

  Date of preparation

  Basis bearings

  Legal description of property subdivided and total amount of acreage. Should be part of dedicatory language.

  Complete survey date, including all information necessary to establish all boundaries in the field and a description of all corner monuments found and/or set.

  Subdivision boundary lines, street and other right-of-way lines, easements, lot, parcel, and tract lines, showing in all cases accurate distances, bearings and curve data consisting of radii, central angles, arc lengths and chord information.

  A number or other means to identify each lot, parcel or tract and the area in square feet or acres of each.

  Vicinity map-ownership, etc., easy to locate subdivision.

  Construction plans, profiles, and typical cross sections of streets, bridges, culverts, and other required structures showing that each will comply with Town of Gypsum road standards.

  Design plans and specifications illustrating that suitable and adequate water supply will be provided to all lots, parcels, and tracts.

  Design plans and specifications illustrating that suitable and adequate sanitary sewer facilities will be provided for all lots, parcels and tracts.

  Design plans and specifications illustrating that suitable and adequate drainage facilities will be provided for the subdivision.

  Erosion Control Plan

  Lighting Plan

• Will Service/Won’t Service Letter – Black Hills Energy

  Black Hills Energy. 800-563-0012.    www.BlackHillsEnergy.com

• Will Service/Won't Service Letter – Holy Cross Energy

  Holy Cross Energy (Headquarters), 3799 HWY 82, Glenwood Springs, CO 81602. (970)945-5491.   www.HolyCrossEnergy.com

• Will Service/Won't Service Letter – Comcast

  1-855-307-8483.    www.Xfinity_Platinum.com

• Will Service/Won't Service Letter – Lumen

  Jason Sharpe  970-309-2973   Jason.Sharpe@Lumen.com

• Will Service/Won't Service Letter – Vero

  Formerly Forethought, formerly San Isabel Telecom = 303-815-1000, or www.verofiber.com

• Will Service/Won't Service Letter – Other (if applicable)

• Will Service/Won't Service Letter – Non potable Irrigation Water (if applicable)

• Permit to access Federal or State Highway (if applicable)

• Erosion Control Plan

  Can be included with engineering plans

• Wildfire Hazards Report

  Identify vegetation and/or wildfire hazards.

  Description of vegetation (types, density and distribution) and wildfire hazard potential as assessed by the Colorado State Forest Service, Bureau of Land Management, or Eagle County.

• Environmental Impact Report

  Statement by a qualified professional as to the impact of the proposed development upon wildlife, wetlands, any potential contamination, or other identified environmental impacts unless applicant has requested and has been granted a waiver by the planning and zoning commission at the preapplication conference.

• PUD Guide (PUD Sketch Plan only)
• Title and Names
  • The name of the proposed development
  • Date of preparation
• Statement of Intent
  • Describe the intent of this property by clearly stating the purpose of the development
• General Information
  • List total number of dwelling units broken down into single family, duplex, multi-family, employee/local resident housing and/or the amount of commercial square footage in each planning/land use area.
  • Total acreage of dedicated open space
  • Gross and net developable area (in acres)
  • Maintenance responsibilities for roads, and drainage structures/features, trails, sidewalks, etc.…
• Definitions
  • For any use which is not defined in the Town of Gypsum’s Land Use Regulations, for a new use, or for a use which has been augmented in definition to suit the PUD
• Planning/Land Use Areas – for each planning/land use area list the following:
  • Primary Uses – Make sure you list all appropriate uses (and process to approve, if any) to avoid unnecessary PUD amendments in the future.
  • Accessory Uses –
    • Process to approve accessory uses (if applicable)
  • Permitted Temporary Uses and Standards
    • Indicate use duration, number, size, height, for temporary uses
    • Process to approve temporary uses (if applicable) e.g. Special Review, use by right).
  • Building Standards
    • Maximum height of structures
    • Building coverage limitation (if applicable)
    • Type of dwelling units
    • Floor Area Limitation (if applicable)
    • Impervious limitation (if applicable)
    • Building envelope reference (e.g. building envelopes and height restrictions shall control the bulk of the building)
  • Lot Standards
    • Minimum lot areas (if applicable)
    • Setbacks
      • Front, side and rear setback restrictions
      • Building envelope reference (e.g. all buildings must be contained within the platted building envelope)
    • Allowable encroachments/exceptions (e.g. garages may encroach
      • ·outside of the building envelope; overhangs, fences, etc.…)
  • Parking
    • Minimum number of spaces
      • Residential: Off-street parking spaces/dwelling unit and overflow provision (if applicable); state if on street parking is permissible or not.
      • Commercial/Other: Number of spaces based on proposal submitted/square footage per use ratio (state if on street parking is permissible or not, etc.).
    • Size of parking spaces (Indoor/Outdoor)
    • If compact car spaces are desired, indicate the percentage allowed, etc.…
    • Indicate if joint/shared parking is allowed with adjacent properties. If so, what is the ratio for number of parking spaces, etc.…
  • Storage/Trash
    • Provisions for the storage and/or screening of boats, campers, and trailer vehicles
    • Provision for the storage and/or screening of other outside materials (if applicable) and trash containers
    • Provision for trash removal
    • Screening requirements
  • Fences
    • Maximum height
    • Material, type and design
  • Wildfire Mitigation
    • Defensible space (if applicable)
    • Fire resistive construction requirements (if any)
• PUD Sign Code/Lighting Standards
  • Signs
    • One or more of the following types of signs are usually associated with development projects: temporary signs, project entry signs, tenant signs, directional/informational signs, building identification signs, window signs
    • For each type of sign identification above, indicate the following information:
      • Maximum number of each type
      • Maximum square footage (per face) of each sign
      • Maximum height and number of faces per sign
      • Minimum setback
      • Lighting method
      • Material/design
    • Standard Statement – Permits shall be required prior to the
      • construction/installation of any signs by the DRB, Town of Gypsum,
      • etc.… 
  • Lighting
    • Maximum height of pole lights
    • Maximum height of walkway lights
    • Light pole/standard spacing
    • Fixture type; light colors, etc.…
    • Hours of operation
    • Standard Statement – lights will not cast glare on adjacent properties or rights-of-way, etc.…
• Circulation
  • Pedestrian Paths/Trails (if applicable)
    • Description of general location, size
    • Installation responsibilities, materials used, etc.…
  • Vehicular
    • Graphically designate major roadways, bus stops, emergency access, etc.…
• Open Space/Recreation – Provide statements and graphics in regard to the
  • following:
  • General layout of all common open space, trails, pedestrian paths, etc.…
  • Manner of integration with adjacent existing or planned open space or park lands
  • Provisions for ownership of common areas
  • Percent of project area dedicated to open space
  • Uses permitted in open space
• Landscaping – provide the following types of information
  • Minimum or maximum area in square feet and overall lot coverage (percentage)
  • Density of plant materials and general type of plants
  • Minimum height of coniferous and minimum caliper of deciduous materials at planting
  • Explanation of any restoration, grading or landscape techniques, including maintenance and planting schedule, revegetation/removal of dead material practices, etc.…
  • General landscaping or landshaping intent for common open space
  • Wildfire mitigation practices or requirements
• General Provision
  • Limitations of number and types of animals
  • Pollution Control , for such things as noise, dust, glare, odor, vibrations, smoke, radiation, heat, or any other possible pollutant
    • Describe fireplace types
  • Provisions for guide modifications including amendments, special or
    • temporary uses, limited review uses, enforcement, appeals, design review board authority (etc. ) and building envelope amendments
• No-build Area Restrictions – No structures shall occur in the following areas:
  • Within ________ setback from the high water mark, or the 100 year floodplain
  • Existing slopes of 30%+
  • Areas of critical wildlife habitat (migration corridors, geologic hazards, severe wildfire hazards, etc.…)
• Other:
  • Other additional standards may be required to address problems unique to individual sites
  • Different application processes: types of review for such things as allowing accessory or temporary uses, building envelope amendments, etc.…
  • Statement saying that, “Where the PUD Guide falls silent, and the Town of Gypsum Land Use Regulations are not, the Land Use Regulations shall rule. Anywhere the PUD and the Town of Gypsum Land Use Regulations conflict, the PUD Guide shall rule.”
  • Hazardous Materials Contingency Plan: if any of the uses require the use of hazardous materials, a supplemental plan may also be required to be attached to the PUD Guide. If the use is limited (e.g. a single gas pump), the Plan may be incorporated within the Guide.
• Mineral Resource Report

  Names of mineral rights owner(s), if applicable

• Flood Hazards Report

  Information on topography, hazard areas which may exist (such as flood prone areas, concentrated runoff areas, inadequate drainage areas, wildfire areas, steep slopes, etc.), and lakes, streams, and vegetation.

  Topography, indicated by contour lines at two-foot intervals on land of less than six percent slope, five-foot intervals on land seven percent to 20 percent slope, or ten-foot intervals on land greater than 20 percent slope, providing the same contour intervals are used throughout.

• School Site Dedication Plan

  School Site Dedication per 17.38 with an accompanying plan provided by the applicant and letter provided by the school district. May be included in the narrative.

• Will Service Letter – Fire Department (if applicable)

Approval Process  

Zoning Variances are reviewed by the Planning Commission which meets every first Wednesday of the month and as needed on the third Wednesday of the month.  

Fees & Deposit

All fees and deposits can be paid in person at the Community Development Office (50 Lundgren Boulevard Gypsum, CO 81637) or by mail to PO BOX 130 Gypsum, CO 18637.

• Fee: $250
• Deposit: $250

Application cannot be deemed complete and review started until payment has been received.

Required Materials for Application

• Summary Letter

  The name and address of the applicant

  The legal description and street address of the subject property

  The nature of the proposed use, or other item proposed, which is not permitted by this Title

  The nature of the hardship which would be created by a strict interpretation of this Title

  The justification for the applicant being granted a variance

  Additional information may be requested for inclusion by the town manager or the town manager's designee if appropriate to the application, and information required above may be waived by the town manager or the town manager's designee if it is deemed to be inappropriate to the application.

• Tax Certificate

• Transportation Impact Study

• Affidavit for Posted Notice (to be submitted during posting process)

  The Affidavit for Posted Notice can be found at the in the Community Development page Application Submission Portal & Additional Documents.

  This document requires a notary.

  It does not need to be turned in until physical posting has occurred on the property. Check The Town of Gypsum’s Municipal code in Municode Chapter 17.70 for the minimum posting deadline before the first Public Hearing.

• Presentation

  To be submitted 2 weeks before the scheduled Planning Commission and Town Council meetings.

• Will Service/Won’t Service Letter – Black Hills Energy

  Black Hills Energy. 800-563-0012.    www.BlackHillsEnergy.com

• Will Service/Won't Service Letter – Holy Cross Energy

  Holy Cross Energy (Headquarters), 3799 HWY 82, Glenwood Springs, CO 81602. (970)945-5491.   www.HolyCrossEnergy.com

• Will Service/Won't Service Letter – Comcast

  1-855-307-8483.    www.Xfinity_Platinum.com

• Will Service/Won't Service Letter – Lumen

  Jason Sharpe  970-309-2973   Jason.Sharpe@Lumen.com

• Will Service/Won't Service Letter – Vero Fiber

  Formerly Forethought, formerly San Isabel Telecom = 303-815-1000, or www.verofiber.com

• Will Service/Won't Service Letter – Other (if applicable)

• Will Service/Won't Service Letter – Non potable Irrigation Water (if applicable)

• Variance – Site Plan

  Site Plan, Grading, Erosion Control, utilities, location of structures, roads, parking, activities, any information relevant to the request.

• Will Service Letter – Fire Department (if applicable)