HomeMy WebLinkAbout08691Reception 1966048
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Substituted Copy
January 8, 2014
ORDINANCE NO. 8691
AN ORDINANCE DESIGNATING MATTERS OF STATE
INTEREST INCLUDING AREAS AND ACTIVITIES OF
STATE INTEREST OF THE CITY OF PUEBLO,
COLORADO AND ADOPTING GUIDELINES AND
REGULATIONS FOR AREAS AND ACTIVITIES OF
STATE INTEREST OF THE CITY OF PUEBLO
WHEREAS, pursuant to C.R.S. § §29 -20 -101 et seq. and 31 -15 -101 et seq. the
City Council of the City of Pueblo, Colorado (hereinafter "Council" or "City "), has the
legislative authority to manage the business and concerns of the City and to exercise
such other and further powers as are conferred by law when deemed by the Council to
be in the best interests of the City and its inhabitants, and is further authorized by inter
alia, C.R.S. § §31 -23 -101, et seq., C.R.S. § §31 -23 -201, et seq., and Article XX of the
Colorado Constitution, to adopt regulations for the protection of the public health,
safety, and welfare of the inhabitants of the City of Pueblo; and
WHEREAS, the Council has specific authority to consider and designate
matters of state interest including areas and activities of state interest and to adopt
guidelines and regulations for administration of areas and activities of state interest
pursuant to the Areas and Activities of State Interest Act, C.R.S. § §24- 65.1 -101, et
seq., in the City of Pueblo; and
WHEREAS, the Council directed that a public hearing be scheduled on
December 9, 2013 at which time the Council would consider designating certain areas
and activities of state interest, pursuant to C.R.S. § §24- 65.1 -101, et seq., adopting
"Guidelines and Regulations for Areas and Activities of State Interest of the City of
Pueblo" that will establish a permit process for development in certain areas of state
interest and for conduct of certain activities of state interest; and
WHEREAS, legal notice of the hearing on December 9, 2013, in conformance
with the requirements of C.R.S. § §24- 65.1- 402(2)(a), was published in The Pueblo
Chieftain on November 3, 2013, and said notice and materials relating to this matter,
including draft proposed "Guidelines and Regulations for Areas and Activities of State
Interest of the City of Pueblo" were made available on line at the following web
address: www.pueblo.us /pandz. In compliance with statute, copies of the same were
made available on November 1, 2013, for public examination at the City Attorney's
Office; and
WHEREAS, on November 20, 2013, following a public hearing, the City's
Planning and Zoning Commission voted 6 -0 (one Commissioner absent) to approve
the draft proposed "Guidelines and Regulations for Areas and Activities of State
Interest of the City of Pueblo" as a text amendment to Title XVII of the City's Municipal
Code with the recommendation that Council adopt same; and
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WHEREAS, on December 9, 2013, the Council conducted a public hearing to
consider designation of the above listed matters of state interest and adoption of
guidelines and regulations for the administration thereof, at which hearing various
witnesses and exhibits were heard and presented for the Council's consideration, and
testimony was taken from the general public and any and all persons desiring to
appear and give such testimony and present evidence; and
WHEREAS, based on the evidence, testimony, exhibits, and presentations by
City representatives, the general public, and any and all interested persons,
THE CITY COUNCIL OF PUEBLO DOES FIND AS FOLLOWS:
1. That proper publication and public notice were provided as required by
law for the hearing before the Council.
2. That the public hearing as required before the Council was extensive
and complete, that all pertinent facts, matters, and issues were
submitted, and that the general public and all interested persons were
heard at the hearing.
3. That all exhibits were received into evidence.
4. That the Council incorporated by reference and received into evidence
the documents and testimony of the public hearing on December 9,
2013, which included the following:
a. The draft Guidelines and Regulations for Areas and Activities of
State Interest of the City of Pueblo including Exhibits A, B and C
attached thereto or referenced therein.
b. PowerPoint presentation and exhibits A through E submitted by
City representatives.
c. The presentation and testimony of City representatives Dan
Kogovsek, Gene Michael, Jeff Bailey, Earl Wilkinson and Paul
Willumstad.
d. Presentation and testimony of Alan J. Leak, P.E. hired by the
Pueblo West Metropolitan District ( "District ") to review the
proposed "Guidelines and Regulations for Areas and Activities of
State Interest of the City of Pueblo." Exhibits 1 through 5
sponsored by the District were received into evidence.
5. That major growth and development pressures are increasing in the City
of Pueblo and as a result, the demand for development in the areas and
activities specified in State law and in those areas and activities the
Council is designating has increased.
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6. That the very reasons why the areas and activities of state interest the
Council is designating are of public interest are set forth in the Purpose
and Intent Sections of the proposed "Guidelines and Regulations for
Areas and Activities of State Interest of the City of Pueblo" as follows:
17 -16 -102 Purpose and Findings:
(1) The purpose and intent of these Regulations is to facilitate
identification, designation, and administration of matters of state
interest consistent with the statutory requirements and criteria set
forth in Section 24- 65.1 -101, et seq., C.R.S.
(2) The City Council finds that:
(a) These Regulations are necessary because of the intensity of
current and foreseeable development pressures on and
within the City;
(b) These Regulations are necessary for the preservation of the
public health, safety and welfare;
(c) These Regulations apply to the entire territory located within
the city limits of the City; and
(d) These Regulations interpret and apply to any regulations
adopted for specific areas of state interest and specific
activities of state interest which have been or may be
designated by the City Council.
17 -16 -302 Purpose and Intent
The purpose and intent of this Chapter shall be:
17 -16- 302.1.1 To protect the public health, safety, convenience,
order, property and welfare of present and future inhabitants of City
of Pueblo.
17 -16- 302.1.2 To ensure planned, orderly, efficient and economical
land use development.
17 -16- 302.1.3 To provide for the needs of agriculture, existing
businesses, residential communities, and recreation now and in the
future in the City and adjacent communities which are integral to
the economy of the City.
17 -16- 302.1.4 To ensure that municipal and industrial water projects
are located to avoid conflict with City's land use plans.
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17 -16- 302.1.5 To regulate municipal and industrial water projects
that could cause extensive water and air pollution or that would
otherwise degrade or threaten environmental quality within the City
or the beauty of its landscape and the integrity of its waterways,
rivers and creeks.
17 -16- 302.1.6 To ensure that municipal and industrial water projects
emphasize the most efficient use of water, including to the extent
permissible under existing law, and when appropriate, the
recycling, reuse, and conservation of water.
17 -16- 302.1.7 To ensure that new municipal and industrial water be
concentrated in areas which would result in the proper utilization of
existing treatment plants and the orderly distribution of water and
sewage systems of adjacent communities.
17 -16- 302.1.8 To ensure that major extensions of municipal and
industrial water systems be permitted only in areas in which the
anticipated growth and development that may occur as a result of
such extensions can be accomplished within the financial and
environmental capacity of the area to sustain such growth and
development.
17 -16- 302.1.9 To protect lands from development which would
cause immediate or foreseeable material danger to significant
wildlife habitat or threaten or endanger a wildlife species.
17 -16- 302.1.10 To preserve areas of historical and archaeological
importance.
17 -16- 302.1.11 To regulate location of activities and developments
which may result in significant changes in population density.
17 -16- 302.1.12 To provide for planned development of services and
facilities.
17 -16- 302.1.13 To regulate use of land and water resources on the
basis of impact thereof on the community or surrounding areas,
including existing and proposed development.
17 -16- 302.1.14 To provide planned and orderly use of land and water
resources and protection of the environment in a manner consistent
with constitutional rights and private property rights.
17 -16- 302.1.15 To ensure that new development will pay for itself to
the maximum extent practicable and to ensure that the present
residents of the City will not have to unduly subsidize new
development through increased cost of public services or
degradation of the quality of life.
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17 -16 -402 Purpose and Intent 11 0 �l RAM I ��� �� 111
The purpose and intent of these Regulations shall be:
17 -16- 402.1.1 To ensure that new domestic water and sewage
treatment systems and /or major extensions of the same are
constructed in areas which will result in the proper utilization of
existing treatment plants and the orderly development of domestic
water and sewage systems of adjacent communities.
17 -16- 402.1.2 To ensure that site selection and construction of
major new domestic water and sewage treatment systems and /or
major extensions of the same are conducted in such a manner as
to minimize environmental impacts associated with such
development.
17 -16- 402.1.3 To ensure that site selection and construction of
major new domestic water and sewage treatment systems and /or
major extensions of the same are planned and developed in a
manner so as not to impose an undue economic burden on existing
or proposed communities.
17 -16- 402.1.4 To ensure that the impacts to City roads of site
selection and construction of major new domestic water and
sewage treatment systems and /or major extensions of the same
are adequately mitigated.
17 -16 -502 Purpose and Intent
The purpose and intent of Sections 17 -16 -501 through 17 -16 -511 of these
Regulations are:
17 -16- 502.1.1 To regulate the site selection and construction of
major facilities of a public utility to prevent significant deterioration
or degradation of existing air and water quality in the City;
17 -16- 502.1.2 To avoid or reduce conflicts with the City's Master
Plan;
17 -16- 502.1.3 To regulate the site selection and construction of
major facilities of a public utility to preserve the health and welfare
of the citizens of the City; and
17 -16- 502.1.4 To avoid or reduce incompatible uses adjacent to City
roads and City trails and to avoid unreasonable or burdensome
expenditure of public resources by minimizing impacts by public
utilities to said City roads and City trails.
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7. That the Board has taken into consideration the following:
a. The intensity of current and foreseeable development pressures
within the City; and
b. All the testimony, evidence, and documents taken into evidence at
the hearing; and
c. Reasons why the particular matters are of state interest, the danger
that would result from uncontrolled development, and the
advantage of development in a coordinated manner.
8. That based on the above considerations, the Council has determined that
it would serve the best interests of the public and is in the best interests of
the health, safety, and welfare of the citizens of the City of Pueblo to
approve and adopt the proposed designation of areas and activities of
state interest and the proposed "Guidelines and Regulations for Areas and
Activities of State Interest of the City of Pueblo."
9. That all requirements of law have been met.
BE IT ORDAINED BY THE CITY COUNCIL OF PUEBLO, that:
SECTION 1.
That the following matters of state interest are hereby designated as matters of
state interest within the City of Pueblo, Colorado
1. Efficient Utilization of Municipal and Industrial Water Projects;
2. Site Selection and Construction of Major New Domestic Water and
Sewage Treatment Systems and /or Major Extension of Existing
Domestic Water and Sewage Treatment Systems;
3. Site Selection and Construction of Major Facilities of a Public Utility; and
That the "Guidelines and Regulations for Areas and Activities of State Interest
of the City of Pueblo," Sec. 17 -16 -101 et seq. shall apply to all incorporated territory of
the City of Pueblo, Colorado, except where specifically indicated therein.
That a copy of the above - adopted "Guidelines and Regulations for Areas and
Activities of State Interest of the City of Pueblo" shall be kept in the office of the City
Planning and Community Development Department and there made available for
public inspection.
That the City Attorney's Office is authorized to make additional form and style -
type revisions including but not limited to spelling, numbering, statutory references
and other conforming -type revisions, but not revisions that are substantive in nature.
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M mom SECTION 2.
The President of the City Council is authorized to execute and deliver the
attached Guidelines and Regulations for Areas and Activities of State Interest in the
name of the City and the City Clerk is directed to affix the seal of the City thereto and
attest same.
SECTION 3.
The officers and staff of the City are directed and authorized to perform any and
all acts consistent with the intent of this Ordinance and the attached Guidelines and
Regulations for Areas and Activities of State Interest which are necessary to effectuate
the policies and procedures described therein.
SECTION 4.
This Ordinance shall become effective immediately upon final passage.
INTRODUCED: December 23, 2013
BY: Chris Nicoll
COUNCIL PERSON
APPROVE � � 1
D.. 1 1' . 1 �
PRESIDENT OF CIT 111 �UNCIL
ATTESTED BY:
ITY CLERK
PASSED AND APPROVED: January 13, 2014
Reception 1966047
01/24/2014 11:15:18 AM
ORDER OF
DESIGNATION OF ACTIVITY
OF STATE INTEREST
Pursuant to Section 24- 65.1 -101, et seq., C.R.S., on the 13th day of January, 2014, the
City Council of the City of Pueblo, Colorado, a Colorado municipal corporation, designated the
following as activities of state interest:
Efficient utilization of municipal and industrial water projects;
Site selection and construction of major new domestic water and sewage
treatment systems and /or major extension of existing domestic water and sewage
treatment systems; and
Site selection and construction of major facilities of a public utility.
The boundaries of the area so designated are the city limits of the City of Pueblo. Such
activities may not be conducted within the incorporated area of the City of Pueblo without a
permit issued pursuant to regulations of the City of Pueblo. The regulations applicable to the
designated matters of state interest are located in Title XVII, Chapter 16 of the Pueblo Municipal
Code, Sec. 17 -16 -101 et seg. Procedures for obtaining such a permit are available at the Planning
and Community Development Department, 211 East D Street, Pueblo, CO 81003.
4 SIDENT OF THE r COUNCIL
ATTESTED BY: �-�-
CITY CLERK
CITY OF PUEBLO
MUNICIPAL CODE
TITLE XVII
CHAPTER 16
GUIDELINES AND REGULATIONS FOR
AREAS AND ACTIVITIES OF STATE INTEREST
CONTENTS
Article I Administrative Regulations
Article II Permit Regulations
Article III Efficient Utilization of Municipal and Industrial Water Projects
Article IV Site Selection and Construction of Major New Domestic Water and Sewage
Treatment Systems and Major Extensions of Existing Domestic Water and
Sewage Treatment Systems
Article V Site Selection and Construction of Major Facilities of a Public Utility
APPENDICES: Exhibit A: Order of Designation Form for Areas and Activities of State
Interest
Exhibit B: Form of Application for a Permit to Conduct a Designated
Activity of State Interest or to Engage in Development in a
Designated Area of State Interest
Exhibit C: Form of Permit to Conduct a Designated Activity of State
Interest or to Engage in Development in a Designated Area of
State Interest
1
ADMINISTRATIVE REGULATIONS
Introductory and General Provisions
17-16-101 Title and Citation
17-16-102 Purpose and Findings
17-16-103 Authority
17-16-104 Applicability
17-16-105 Exemptions
17-16-106 Relationship of These Regulations to Other Requirements
17-16-107 Maps
17-16-108 Duties of the City Council
17-16-109 Severability
17-16-110 Definitions
Designation of Matters of State Interest
17-16-120 City Council to Make Designations
17-16-121 Public Hearing Required
17-16-122 Notice of Public Hearing, Mailing List, Publication
17-16-123 Record of Designation Proceeding
17-16-124Adoption of Designation and Regulations
17-16-125 Recording of Notice of Designation
Introductory and General Provisions
17-16-101 Title and Citation
These various sections constituting Sec. 17-16-101 et seq. are entitled and may be cited
as the "Guidelines and Regulations for Areas and Activities of State Interest of the City of
Pueblo," or “these Regulations." Sec. 17-16-101 through 17-16-125 of these Regulations may be
cited as the "Administrative Regulations."
17-16-102 Purpose and Findings:
The purpose and intent of these Regulations is to facilitate identification,
(1)
designation, and administration of matters of state interest consistent with
the statutory requirements and criteria set forth in Section 24-65.1-101, et
seq., C.R.S.
The City Council finds that:
(2)
2
The notice and public hearing requirements of Section 24-65.1-
(a)
404, C.R.S. have been followed;
These Regulations are necessary because of the intensity of current
(b)
and foreseeable development pressures on and within the City;
These Regulations are necessary for the preservation of the public
(c)
health, safety and welfare;
These Regulations apply to the entire territory located within the
(d)
city limits of the City; and
These Regulations interpret and apply to any regulations adopted
(e)
for specific areas of state interest and specific activities of state
interest which have been or may be designated by the City
Council.
17-16-103Authority
The Regulations are authorized by, inter alia, Section 24-65.1-101, et seq., C.R.S.;
Section 29-20-101, et seq., C.R.S.; Section 31-23-101, et seq., C.R.S.; and Section 31-15-101, et
seq., C.R.S.
17-16-104Applicability
These Administrative Regulations shall apply to all proceedings concerning
identification, designation and regulation of any developments in any area of state interest or any
activity of state interest which have been or may hereafter be designated by the City Council.
17-16-105Exemptions
The portions of these Regulations which are authorized exclusively under Section 24-
65.1-101, et seq., C.R.S., as amended, shall not apply to any development in an area of state
interest or any activity of state interest if, on the effective date of these Regulations, the specific
development or activity is authorized by a valid building permit issued by the Pueblo Regional
Building Department on behalf of the City. In addition, said exemption shall apply in the
following circumstances:
17-16-105.1The specific development or activity was directly approved by the
electorate of the State or of the City; provided that approval by the electorate of
any bond issue shall not, in and of itself be construed to be an approval of the
specific development or activity;
17-16-105.2The specific development or activity is to be on land which has been
finally approved, with or without conditions, for planned unit development and a
3
Site Development Plan has been approved by the City prior to the effective date
of these Regulations for the development or activity which would otherwise be
subject to these Regulations;
17-16-105.3The specific development or activity is to be on land which has been
zoned by the City expressly and specifically for a use by right for the use
contemplated by the development or activity and a Site Development Plan has
been approved for the specific development or activity which would otherwise be
subject to these Regulations;
17-16-105.4These Regulations shall not apply to the division, subdivision or
resubdivision of land, which complies with Sec. 12-4-1 to 12-4-12 of the City’s
Municipal Code.
17-16-105.5The day-to-day operations of an existing project or facility, or a minor
change in the operation of an existing project or facility, including retrofitting or
updating technology, so long as the change in operation does not constitute a
material change and does not cause negative impacts different from that of the
existing facility or project or otherwise exacerbate existing impacts. The
determination of minor change, material change, and negative or exacerbating
impacts shall be made by the Director of the Planning and Community
Development Department.
17-16-105.6These Regulations shall not apply to any use or structure otherwise
lawfully existing on the date the area or activity is designated or subjected to these
Regulations which use becomes nonconforming as a result of the adoption of
these Regulations, provided, when such a nonconforming use shall be
discontinued for one year or more or a nonconforming structure is damaged or
destroyed, any reuse, reconstruction, or replacement of such structure shall be
deemed a new use and shall be subject to these Regulations. Additionally,
expansion of a legal nonconforming use or structure shall require a zoning permit
and building permit, as applicable.
17-16-105.7Consistent with Article 15 of the City Charter, these Regulations shall not
apply to any system, extension or project proposed by the Board of Water Works.
17-16-106Relationship of These Regulations to Other Requirements
17-16-106.1Whenever these Regulations are found to be inconsistent with any other
resolution, ordinance, code, regulation, or other enactment of the City, the
enactment imposing the more restrictive standards or requirements shall control.
17-16-106.2These Regulations are intended to be applied in addition to, and not in lieu
of, all other regulations of the City, including without limitation, the City Zoning
4
and Subdivision Regulations and the Pueblo Regional Building Code, as amended
from time to time.
17-16-106.3Approval of a location for a facility under other sections of the City’s
Municipal Code does not obviate and shall not substitute for the need to obtain a
permit for that facility under these Regulations.
17-16-106.4In the event these Regulations are found to be less stringent than the
statutory criteria for administration of matters of state interest set forth in Sections
24-65.1-202 and 24-65.1-204, C.R.S., the statutory criteria shall control.
17-16-106.5In the event these Regulations are found to be more stringent than the
statutory criteria for administration of matters of state interest set forth in Sections
24-65.1-202 and 24-65.1-204, C.R.S., these Regulations shall control pursuant to
the authority of Section 24-65.1-402(3), C.R.S.
17-16-106.6Permit requirements included in these Regulations shall be in addition to
and in conformance with all applicable state and federal water quality and
environmental laws, rules and regulations, including but not limited to the
following, as amended from time to time.
17-16-106.6.1Section 25-8-701, et seq., C.R.S., sewage treatment plant site
approval;
17-16-106.6.25 C.C.R. § 10002-22 Regulation No. 22, Site Location and
Design Approval Regulations for Domestic Wastewater Treatment Works;
17-16-106.6.3Section 25-8-501, et seq., C.R.S., point source pollutant
discharge permits;
17-16-106.6.4Section 208 (33 U.S.C. Section 1288) area-wide wastewater
treatment management planning administered by the Pueblo Area Council
of Governments;
17-16-106.6.5Section 303 (33 U.S.C. Section 1313) river basin water quality
management planning;
17-16-106.6.6Disposal of sewage sludge (33 U.S.C. Section 1345);
17-16-106.6.7Section 32-1-201, C.R.S., Special District Control Act;
17-16-106.6.816 U.S.C. Section 661-666(c) (1970), the Fish and Wildlife
Coordination Act;
17-16-106.6.9Section 102(c) (42 U.S.C. Section 4321, et seq.) the National
Environmental Policy Act;
5
17-16-106.6.10Section 404 of the Federal Clean Water Act; and
17-16-106.6.11Current clearance letter or take permit for the Project issued by
the U.S. Fish & Wildlife Service for threatened or endangered animal or
plant species.
17-16-106.7Review or approval of a project by a federal or state or local agency does
not obviate and shall not substitute for, the need to obtain a permit for that Project
under these Regulations. Any applicant for a permit under these Regulations that
is also subject to the regulations of other agencies may request in writing that the
City application and review process be coordinated with that of the other agency
or agencies. If practicable, and in its discretion, the City may attempt to eliminate
redundant application submittal requests and may coordinate its review of the
application with that of other agencies as appropriate. The City shall provide the
applicant, in writing, a copy of its decision upon such coordination request.
17-16-106.8The applicant shall comply with all applicable federal and state laws,
regulations, ordinances, review and permit requirements, and other agency
requirements, if any, of applicable agencies including, but not limited to, the
Colorado Division of Wildlife, Colorado Department of Transportation, U.S.
Army Corps of Engineers, and the U.S. Fish and Wildlife Service regarding the
Endangered Species Act.
17-16-106.9Land use regulations by their very nature generally, and these Regulations
specifically, impose limitations on private property rights. The intent of these
Regulations is not to limit property rights inconsistently with guarantees set forth
in the Colorado and United States Constitutions as so interpreted by the courts.
17-16-107Maps
17-16-107.1Each map referred to in the designations and regulations for any particular
matter of state interest adopted by the City Council is deemed adopted therein as
is set out in full.
17-16-107.2Maps referred to in any such designation and regulation shall be filed with
and be available for inspection at the office of the City’s Planning and
Community Development Department.
17-16-108Duties of the City Council
Unless otherwise specifically provided herein, it shall be the duty of the City Council to
perform all functions pertaining to matters of state interest.
6
17-16-109Severability
If any section, clause, provision, or portion of these Regulations should be found to be
unconstitutional or otherwise invalid by a court of competent jurisdiction, the remainder shall not
be affected thereby.
17-16-110Definitions
The words and terms used in these Regulations shall have the meanings set forth below
unless the context requires otherwise or unless the term is more specifically defined elsewhere
herein:
17-16-110.1Administrative Approval: an approval of development under these
Regulations which is granted, with or without conditions, by the Director under
Section 17-16-212 of these Regulations.
17-16-110.2Ambient Water Pollutant Level: the median concentration of a pollutant in
water determined as of December 1, 2013. For metals and cyanide, ambient
concentration shall be determined as the median of the total metal or total cyanide
concentration.
17-16-110.3Aquifer Recharge Area: a pit, pond, lagoon, well, or other constructed
facility designed for the purpose of enhancing aquifer recharge, or any reach of a
perennial surface stream from which the net movement of water is out of the
surface stream and into an aquifer. For purposes of this regulation, the term
Aquifer Recharge Area does not include unpaved land surface, any individual
sewage disposal system (ISDS), or any subsurface structure not constructed for
the purpose of aquifer recharge.
17-16-110.4CDPHE: the Department of Public Health and the Environment of the
State of Colorado.
17-16-110.5City: the City of Pueblo, Colorado, a Colorado municipal corporation.
17-16-110.6City Council: The governing body of the City, elected or appointed
pursuant to the City Charter.
17-16-110.7Designation: that legal procedure specified by Section 24-65.1- 401, et
seq., C.R.S., carried out by the City Council.
17-16-110.8Development: any construction, activity, or change in activity which
changes the basic character or the use of the land on which the construction
activity or change occurs.
7
17-16-110.9Director: the person designated by the City Manager to be the Director of
the Planning and Community Development Department or that person’s
equivalent position or delegated representative.
17-16-110.10Extensive Water Pollution: An increase of greater than fifteen percent
(15%) of the difference between the ambient concentration of any pollutant in a
water body and the applicable State water quality standard for that pollutant. In
cases where no State water quality standard has been established, the
determination of whether extensive water pollution would result from a project
shall be based on the best professional judgment of the Pueblo City Council.
17-16-110.11Layman's description: a general, nonlegal description and the popular
name, if any, of the tract of land upon which the activity or development is to be
conducted. The term “general description" means "layman's description."
17-16-110.12Legal description: any description from which it is possible to locate
accurately on the ground the boundaries of the land being described.
17-16-110.13Major extensions of municipal and industrial water systems: any extension
of a municipal drinking water distribution system, a municipal wastewater
collection system, an industrial raw water or drinking water main, an industrial
wastewater main, or an expansion of a municipal drinking water or wastewater
treatment facility, that would require design approval by the Water Quality
Control Division of the Colorado Water Quality Control Commission under 5
CCR 1002-22.
17-16-110.14Material change: any change in a Project as approved under these
Regulations which significantly changes the nature of impacts considered in
approval of the original Permit or in the case of a development not previously
issued a permit, a structural modification, change of use, change of operation,
and/or change of user, which significantly changes the nature of the development
and its associated impacts.
17-16-110.15Matter of state interest: development in an area of state interest or conduct
of an activity of state interest or both.
17-16-110.16Mitigation: avoiding an impact; minimizing impacts by limiting the degree
or magnitude of the action or its implementation; rectifying the impact by
repairing, rehabilitating or restoring the impact area, facility or service; or
compensation for the impact by replacing or providing for the replacement of
biological or physical conditions, services or facilities.
17-16-110.17Permit: a permit issued under these Regulations to conduct an activity of
state interest and/or to engage in development in an area of state interest. Permit
shall also include an Administrative Approval issued by the Director of the
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Planning and Community Development Department under Section 17-16-212, as
the context requires.
17-16-110.18Permit Authority: the City Council.
17-16-110.19Person: any private individual, partnership, corporation, association,
company, or any public or corporate body, including the state and federal
governments, and including any political subdivision, agency, instrumentality, or
corporation thereof.
17-16-110.20Planning Department, or “Department”: the City’s Planning and
Community Development Department which is the administrative department
within City government responsible for certain permitting and administrative
functions as set forth in these Regulations.
17-16-110.21Project: the facility and/or development which is the subject of an
application or an approved Permit under these Regulations.
17-16-110.22Receipt of Application: the time at which the completed application is
accepted by the Director and a receipt for the same is issued to the applicant.
17-16-110.23Site Development Plan: the development plan for one or more lots
showing the existing and proposed conditions of the lot and any improvements
existing or to be constructed on the lot. This includes topography, vegetation,
drainage, floodplains, wetlands and waterways, landscaping and open spaces,
walkways, means of ingress and egress, circulation, utility services, structures and
buildings, signs and lighting, berms, buffers and screening devices, surrounding
development, and other information that may be reasonably required for the
Director to determine compliance with the requirements of these Regulations, and
subsequently authorize issuance of a building or development permit.
Designation of Matters of State Interest
City Council to Make Designations
17-16-120Designations and amendments of designations may be initiated in two ways:
17-16-120.1 The City Council may in its discretion designate and adopt regulations for
the administration of any matter of state interest.
17-16-120.2 The City Council, in its sole subjective discretion, may refer a proposed
matter of state interest to the Planning Commission for review and
recommendation. The City Council shall decide, in its sole discretion, whether or
not to designate any or all of the requested matters of state interest.
9
17-16-121Public Hearing Required
The City Council shall hold a public hearing before designating any matter of state
interest and adopting regulations for the administration thereof. Said hearing shall be held not
less than thirty (30) days nor more than sixty (60) days after the giving of public notice of said
hearing.
17-16-122Notice of Public Hearing, Mailing List, Publication
17-16-122.1The Planning Department shall prepare a notice of the designation hearing
which shall include:
17-16-122.1.1The time and place of the hearing;
17-16-122.1.2The place at which materials relating to the matter to be
designated and any guidelines and regulations for the administration
thereof may be examined;
17-16-122.1.3A description of the area or activity proposed to be designated in
sufficient detail to provide reasonable notice as to property which would
be included.
17-16-122.2At least thirty (30) days but no more than sixty (60) days before the public
hearing, the Planning Department shall publish the notice in a newspaper of
general circulation in the City and shall mail the notice by first class mail to each
of the following:
17-16-122.2.1In the discretion of the Planning Department, any person
considered likely to be affected by the proposed designation; and
17-16-122.2.2If any other local governmental jurisdiction would be directly or
indirectly affected, the proposed designation similarly may be mailed to
such government in the sole discretion of the Planning Department.
17-16-123Record of Designation Proceeding
The Planning Department shall collect and preserve the following record of the public
hearing:
17-16-123.1A copy of the notice of the hearing;
17-16-123.2The certificate of publication of the notice of the hearing and a listing of
all persons to whom the notice was mailed;
17-16-123.3The names and addresses of persons who presented written or oral
statements or offered documentary evidence;
10
17-16-123.4Any written statements or documents presented in support of or in
opposition to the proposed designation of the matter of state interest;
17-16-123.5Any recording or transcript of the hearing;
17-16-123.6The written order of designation of the area and/or activity of state
interest; and
17-16-123.7A map or maps depicting each area of state interest designated.
17-16-124Adoption of Designation and Regulations
17-16-124.1At the conclusion of the hearing, or within thirty (30) days thereafter, the
City Council may adopt, adopt with modification, or reject the proposed
designation which was the subject of public hearing.
17-16-124.2In making any such designation, the City Council shall take into
consideration:
17-16-124.2.1All testimony, evidence and documents taken and admitted at the
public hearing, including that presented by City staff;
17-16-124.2.2The intensity of current and foreseeable development pressures
in the City;
17-16-124.2.3The matters and considerations set forth in any applicable
guidelines or model regulations issued by state agencies; and
17-16-124.2.4Reasons why the particular area or activity is of state interest, the
dangers that would result from uncontrolled development of any such area
or uncontrolled conduct of such activity, and the advantages of
development of such area or conduct of such activity in a coordinated
manner.
17-16-124.3In the event the City Council finally determines that any matter is a matter
of state interest, it shall be the City Council's duty, acting by ordinance, to
designate such matter by order and adopt regulations for the administration
thereof.
17-16-124.4Each designation order (sample form attached as Exhibit A) adopted by
the City Council shall:
17-16-124.4.1Specify the boundaries of the designated area of state interest or
the boundary of the area in which an activity of state interest has been
designated;
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17-16-124.4.2Specify the regulations applicable to the designated matter of
state interest.
17-16-125Recording of Notice of Designation
The order of designation shall be attested by the City Clerk and delivered to the County
Clerk and Recorder for filing in the same manner as any document affecting real property.
PERMIT REGULATIONS
Permit Authority
Sec. 17-16-201 Title and Citation
Sec. 17-16-202 Purpose and Intent
Sec. 17-16-203 Permit Authority Established
Sec. 17-16-204 Permit or Administrative Approval Required
Sec. 17-16-205 Judicial Review
Pre-Application
Sec. 17-16-210 Pre-Application Procedure
Sec. 17-16-211 Pre-Application Costs
Sec. 17-16-212 Administrative Approval
Permit Applications
Sec. 17-16-220 Permit Application
Sec. 17-16-221 Permit Application Fee and Costs
Sec. 17-16-222 Submission Requirements for all Permit Applications; Waivers
Sec. 17-16-223 Simultaneous Processing of Other City Permits
Sec. 17-16-224 Referral Agencies
Sec. 17-16-225 Review by the City’s Public Works Director
Sec. 17-16-226 Review by the City’s Wastewater Director
Permit Hearing
Sec. 17-16-230 Notice of Permit Hearing
Sec. 17-16-231 Conduct of Permit Hearing
Sec. 17-16-232 Action by the Permit Authority
Sec. 17-16-233 Combined Designation and Permit Hearing
Sec. 17-16-234 Review Criteria for all Applications
Permits
Sec. 17-16-240 Issuance of Permit; Conditions
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Sec. 17-16-241 Term of Permit; Progress Reports
Sec. 17-16-242 Renewal
Sec. 17-16-243 Permit Amendment
Sec. 17-16-244 Permit Administration, Enforcement and Inspection
Sec. 17-16-245 Transfer of Permits
Sec. 17-16-246 Financial Security
Sec. 17-16-247 Revocation or Suspension of Permits
Sec. 17-16-248 Annual Review
Administration, Enforcement and Penalties
Sec. 17-16-250 Enforcement and Penalties
Sec. 17-16-251 Mapping Disputes
Sec. 17-16-252 Inspection
Sec. 17-16-253 Enforcement Fees and Costs
Permit Authority
17-16-201 Title and Citation
These various sections constituting Sec. 17-16-201 through 17-16-253 of these
Regulations may be cited as the "Permit Regulations."
17-16-202 Purpose and Intent
The purpose and intent of the Permit Regulations is to facilitate the process for
application, review, issuance and administration of permits for matters of state interest consistent
with statutory requirements and criteria set forth in Section 24-65.1-101, et seq., C.R.S.
17-16-203Permit Authority Established
17-16-203.1The City Permit Authority is hereby established, the members of which
shall be the City Council.
17-16-203.2Except as otherwise specifically set forth in these Regulations, the Permit
Authority shall exercise all powers and duties described in these Regulations.
17-16-204Permit or Administrative Approval Required
17-16-204.1No person may conduct a designated activity of state interest, or develop
in a designated area of state interest, without first obtaining an Administrative
Approval, a Permit, or a Permit amendment under these Regulations.
17-16-204.2No permit for a permanent use in a City right-of-way or on City owned
properties and no grading permit, excavation permit or building permit shall be
13
issued by the City for the purposes of development in an area of state interest
and/or conduct of a designated activity of state interest without first obtaining an
Administrative Approval or a Permit pursuant to these Regulations.
17-16-204.3When approval is sought to conduct more than one activity of state interest
and/or engage in development in more than one area of state interest, the
application may be completed for all such activities or developments and may be
reviewed simultaneously and a single Permit issued.
17-16-205Judicial Review
Any action seeking judicial review of a final decision of the Permit Authority shall be
initiated within twenty eight (28) days after the decision is made, in the District Court in and for
Pueblo County, pursuant to Rule 106 of the Colorado Rules of Civil Procedure. These
Regulations are not intended to create third-party rights of enforcement beyond those provided
by law.
17-16-210Pre-Application Procedure
17-16-210.1Before submitting an application for a Permit under these Regulations, the
applicant shall meet with the Planning Department in a pre-application meeting.
17-16-210.2At or before the pre-application meeting, the applicant shall provide the
Department with:
17-16-210.2.1Names and addresses of all persons or interests proposing the
activity or development;
17-16-210.2.2Name and qualifications of the person(s) responding to the
requirements detailed in these Regulations;
17-16-210.2.3A written summary of the Project including:
17-16-210.2.3.1Map prepared at an easily readable scale showing:
⁻
Boundary of the proposed Project
⁻
Relationship of the proposed Project to
surrounding topographic and cultural
features such as roads, streams and existing
structures
⁻
Proposed buildings, improvements and
infrastructure.
- Ownership of lands located within 300' of the proposed
14
project, including publicly owned land.
17-16-210.2.4Information that is sufficient for determining the nature of the
Project and the type, extent and location of impacts associated with the
Project;
17-16-210.2.5Any additional information requested by the Director as may be
reasonably necessary to make the Administrative Approval determination
or assist in the decision-making for the permit.
17-16-210.3The purpose of the pre-application meeting is to permit the applicant and
the staff of the Planning Department to review the proposal informally and to
coordinate with or request review and comment from other relevant agencies
before substantial commitment of time and money is made. Topics of discussion
may include, as relevant to the specific application, but are not limited to:
17-16-210.3.1Characteristics of the activity, including its location or potential
locations, significant natural and man-made features, with particular
attention to natural hazard, resource or other special areas; the size
and
accessibility of the site; surrounding development and land uses; and its
potential impact on surrounding areas, including potential environmental
effects and planned mitigation strategies.
17-16-210.3.2The nature of the development proposed, including land use
types and their densities; placement of proposed buildings and
maintenance of common open space or treatment of public use areas; the
preservation of natural and historic features; proposed parking areas and
internal circulation system, including trails, the total ground coverage of
paved areas and structures; and types of water and sewage treatment
systems proposed.
17-16-210.3.3Community policy considerations, including the review process
and likely conformity of the proposed development with the policies and
requirements of these Regulations.
17-16-210.3.4Applicable regulations, review procedures and submission
requirements.
17-16-210.3.5Other regulatory reviews or procedures to which the applicant is
subject, the applicant's time frame and phasing for the Project, and other
concerns of the Planning Department.
17-16-210.4Any comments or commitments made by the Planning Department during
this pre-application conference are only preliminary in nature and should not be
relied upon by the applicant. All prospective applicants should be informed that
15
formal comments cannot be made by Department staff until after the application
is submitted.
17-16-211Pre-Application Costs. Within seven (7) days after the pre-application meeting,
the Department shall establish an estimated fee in an amount reasonable and necessary to
cover costs of determining whether an Administrative Approval or a Permit is required.
The estimate will include the costs of copying, mailing, publications, labor, overhead and
retention of consultants, experts and attorneys that the Planning Department deems
necessary to advise it in making its determination. Once the estimate is established, the
Planning Department shall notify the applicant in writing of said fee and its amount.
Following receipt of such notice, the applicant shall present to the Planning Department
cash, cashier’s check, or a certified check in the amount set. Until the fee is paid, no
further action shall be taken in the application process. The Planning Department shall
provide to the applicant, upon completion of the aforementioned review, an itemized
accounting of expenses incurred by the Planning Department and shall, in accordance
with City disbursement procedures, refund to the applicant any unexpended portion of the
fee payment, or invoice the applicant for additional expenses incurred beyond the
estimate provided.
17-16-212Administrative Approval
Based upon review of the pre-application submittals and the information obtained at the
pre-application conference, and after receipt of the pre-application fee, the Director may
determine that an Administrative Approval is warranted or that a Permit is required. Such
determination shall be made by the Director within thirty (30) days after receipt of the fee and
any additional information requested at the pre-application meeting.
17-16-212.1Administrative Approval. The Director may determine that an
Administrative Approval should be issued if the construction or operation of the
Project, as proposed, is unlikely to have any significant adverse impact to the City
in consideration of the relevant Permit Application Review Criteria, and any
conditions, requirements or mitigation measures imposed under Section 17-16-
212.4.1. If the Director issues an Administrative Approval, the applicant does not
need to submit a permit application, unless the Permit Authority deems that a
Permit is necessary, following reconsideration as set forth in Section 17-16-212.5.
17-16-212.2Permit Required. If the Director determines that an Administrative
Approval is not appropriate based upon review of the pre-application submittals
and the information obtained at the pre-application meeting, then the applicant
must obtain a Permit.
17-16-212.3Notice of Director’s Determination on an Administrative Approval. Upon
the Director’s determination of an Administrative Approval, the Department shall
notify the applicant by mail, and shall notify the Permit Authority, the City
Manager and the City Attorney of the determination by e-mail or memorandum.
16
17-16-212.4Legal effect of an Administrative Approval.
17-16-212.4.1The Administrative Approval may include conditions,
requirements and mitigation measures imposed by the Director. Such
conditions may include the need to submit a copy of any other regulatory
approval once obtained and prior to the City’s approval of a site
development plan and the issuance of a construction permit for the project.
17-16-212.4.2The Administrative Approval is limited to the Project as
described at the pre-application meeting and in any supplementary
information provided prior to the Director’s decision.
17-16-212.4.3If the Project is revised to exceed or vary from the terms of the
Administrative Approval as issued by the Director, the Administrative
Approval shall be invalid and a Permit under these Regulations is
required.
17-16-212.5Reconsideration and Appeal of an Administrative Approval.
17-16-212.5.1Within fourteen (14) days after the date of notice of the
Director’s determination of an Administrative Approval under Section 17-
16-212.3, the applicant may file a written request for reconsideration with
the Director. Such request must be accompanied with such modifications
to the application and/or additional information as the applicant wishes the
Director to consider, along with the factual or legal basis for the request.
17-16-212.5.2In processing the request, the Director may request such
additional details from the applicant as he or she may believe necessary,
and may hold a face-to-face meeting with the applicant to assist in
deciding upon the merits of the request.
17-16-212.5.3The Director shall act on the request for reconsideration within
fourteen (14) days of its receipt and shall notify the applicant of his or her
decision in the manner set forth in Section 17-16-212.3. Only one (1) such
request is permitted.
17-16-212.5.4If no request for reconsideration is filed within the required
period, the Director’s decision on the Administrative Approval is final and
non-appealable.
17-16-212.5.5The Director’s decision may be appealed only by the applicant to
the Permit Authority by the filing of a written appeal with the Planning
Department within fourteen (14) days of the date of notice of the
Director’s decision on the reconsideration request. The Permit Authority
17
shall consider the appeal at a hearing conducted in substantially the same
manner as set forth in Section 17-16-230 and Section 17-16-231.
17-16-212.6Suspension of Administrative Approval: In the event the Director has
reason to believe that a condition imposed in an Administrative Approval has
been violated by the applicant, the Director may temporarily suspend the
Administrative Approval for a period of thirty (30) days. Before imposing such a
temporary suspension, the Director shall give the applicant written notice of the
specific violation and shall allow the applicant a period of at least ten (10) days to
correct the violation. If the applicant does not concur that there is a violation, the
applicant shall, within ten (10) days of the date of such notice, demonstrate to the
Director why temporary suspension should not be ordered. Within ten (10) days
thereafter, the Director shall make a decision, as follows:
17-16-212.6.1If the Director determines there is no violation, the matter is
closed and the Administrative Approval remains in effect.
17-16-212.6.2If the Director finds a violation exists, the Administrative
Approval shall be suspended for thirty (30) days. During such period, the
applicant shall either:
17-16-212.6.2.1Correct the violation;
17-16-212.6.2.2Request an extension of time to correct the violation, or
17-16-212.6.2.3Request a show cause hearing before the Permit
Authority, which shall be conducted in substantially the manner set
forth in Section 17-16-230 and Section 17-16-231.
Permit Applications
17-16-220Permit Application
17-16-220.1If an Administrative Approval is not granted, then any person desiring to
engage in development in a designated area of state interest or to conduct a
designated activity of state interest shall first apply for and obtain a permit from
the Permit Authority, in the form attached hereto as Exhibit B or such form(s) as
shall be approved by the Director, and maintained in the office of the Planning
Department. Applications for permits shall be submitted to the Planning
Department. In the event a development or activity is proposed as an integralpart
of a subdivision or planned unit development, it shall be the responsibility of the
service provider and/or developer to comply with these Regulations.
17-16-220.2A permit application shall not be accepted unless it is complete. A request
for waiver of submission requirements shall not render the application
18
incomplete. If the application is determined to be incomplete by the Planning
Department Director, the Director shall specify what additional information is
required. An application need not meet the submission requirements for other
than the particular development alternative for which a permit is being sought in
order to be considered complete. When a submitted application is determined to
be complete by the Planning Department Director, the Director shall note upon
the application the date and hour of its receipt.
17-16-220.3The Permit Authority shall approve an application for a permit to develop
within an area or conduct activity of state interest if the proposed development or
activity complies with the applicable criteria in these Regulations. If the proposed
development or activity does not comply with these criteria, the permit shall be
denied or it may be approved with conditions.
17-16-220.4When an applicant seeks a permit to engage in development in more than
one area of state interest and/or to conduct more than one activity of state interest,
a single application may be completed for all such developments or activities and
may be reviewed by the Permit Authority in one consolidated hearing, and, if
approved, a single permit for all requested areas/activities may be granted.
17-16-221Permit Application Fee and Costs
17-16-221.1Within ten (10) days following receipt of a completed application for a
permit, the Planning Department shall determine and set an estimated fee in an
amount necessary to cover the costs incurred in the review and action upon the
permit application, including costs of copying, mailings, publications, labor,
overhead and retention of consultants, experts and attorneys that the Planning
Department deems necessary to advise it on the application package, all hearings
conducted therefor, and shall notify the applicant in writing of the fee. Until the
fee is paid to the Planning Department, the application shall not be further
processed. The Planning Department will determine the final fee at the
conclusion of the permit hearing, which must be paid by the applicant before the
permit is issued.
17-16-221.2The actual costs incurred by the City to process the application shall be
deducted from the application fee. The Planning Department shall keep an
accurate record of the actual time and other costs required for processing the
application. If the balance of fees falls below a minimum balance established by
the Planning Department,additional billings shall be made to the applicant
commensurate with the additional costs incurred by the City. The City may cease
processing the application pending receipt of additional installments. Any portion
of the application fee which is not necessary to cover the cost of processing the
application will be reimbursed to the applicant at the conclusion of all actions
necessary to process the application.
19
17-16-221.3The Planning Department Director reserves the right to waive all or a
portion of the fees and costs imposed by this Section if determined to be
reasonably justified by the Director.
17-16-222Submission Requirements for All Permit Applications; Waivers
In addition to specific submission requirements listed at Sections 17-16-310, 17-16-410
and 17-16-510, all applications for a Permit under these Regulations shall be accompanied by
copies of the following materials in the number required by the Director. Additional materials
may be required by the Director for a particular type of Project. To the extent an applicant has
prepared or submitted materials for a federal, state or local permit, which are substantially the
same as required herein, a copy of those materials may be submitted to satisfy the corresponding
submission required below. The Planning Department Director may waive any part, but not all,
of the submission requirements imposed by these Regulations upon petition of the applicant that
full compliance with the submission requirements would be irrelevant or insignificant and that
the submission requirements so waived would not address or disclose a substantial impact on the
City or its residents. A waiver of submission requirements may be granted by the Planning
Department Director upon a written determination that the information to be submitted is
sufficient for the Permit Authority to arrive at a permit decision in full compliance with the law
and these Regulations. In the event the waiver request is denied, the applicant may file a written
appeal of the same within five (5) days with the City Manager, whose decision on the same shall
be final and non-appealable. Thereafter, the applicant shall provide the required additional
information before a hearing date will be scheduled.
17-16-222.1Completed application form in the format attached as Exhibit B and
approved by the Planning Department Director.
17-16-222.2The Director may require submission of any plan, study, survey or other
information, in addition to the information required by this Section, at the
applicant’s expense, as in the Director’s judgment is necessary to enable the City
to review and act upon the application.
17-16-222.3Any application which requires compliance with § 24-65.5-101, et seq.,
C.R.S., (Notification to Mineral Owners of Surface Development) shall not be
considered to have been submitted as complete until the applicant has provided a
certification signed by the applicant confirming that the applicant or its agent has
examined the records of the Pueblo County Clerk and Recorder for the existence
of any mineral estate owners or lessees that own less than full fee title in the
property which is the subject of the application, and stating whether or not any
such mineral estate owners or lessees exist. In addition, for purposes of the City
convening its initial public hearing on any application involving property which
mineral estate owners or lessees owning less than full fee title in the property have
been certified by the applicant to exist, the application shall not be considered to
have been submitted as complete until the applicant has provided an additional
signed certification confirming that the applicant has, at least 30 days prior to the
20
initial public hearing, transmitted to the City and to the affected mineral estate
owners and lessees the notices required by C.R.S. §24-65.5-101, et seq.
17-16-222.4Information describing the applicant.
17-16-222.4.1The names, addresses, including email addresses and fax
numbers, organizational form, and business of the applicant and, if
different, the owner of the Project.
17-16-222.4.2The names, addresses and qualifications, including those areas of
expertise and experience with projects directly related or similar to that
proposed in the application package, of individuals who are or will be
responsible for constructing and operating the Project.
17-16-222.4.3Written authorization of the application package by the Project
owner, if different than the applicant.
17-16-222.4.4Documentation of the applicant’s financial and technical
capability to develop and operate the Project, including a description of
the applicant’s experience developing and operating similar projects.
17-16-222.4.5Written qualifications of report preparers.
17-16-222.5Information describing the Project.
17-16-222.5.1Vicinity map showing the proposed site and the surrounding
area.
17-16-222.5.2Executive summary of the proposal indicating the scope and
need for the Project.
17-16-222.5.3Plans and specifications of the Project in sufficient detail to
evaluate the application against the applicable Review Criteria.
17-16-222.5.4Descriptions of alternatives to the Project considered by the
applicant. If the Director determines that the nature or extent of the
proposal involves the potential for significant damage and warrants
examination of other specific, less damaging alternatives, the Director
may require the applicant to evaluate and present information on such
additional alternatives as part of the application.
17-16-222.5.5Schedules for designing, permitting, constructing and operating
the Project, including the estimated life of the Project.
17-16-222.5.6The need for the Project, including a discussion of alternatives to
the Project that were considered and rejected; existing/proposed facilities
21
that perform the same or related functions; and population projections or
growth trends that form the basis of demand projections justifying the
Project.
17-16-222.5.7Description of relevant conservation techniques to be used in the
construction and operation of the Project.
17-16-222.5.8Description of demands that this Project expects to meet and the
basis for projections of that demand.
17-16-222.5.9List of adjacent property owners and their mailing addresses.
17-16-222.6Property rights, other permits and approvals.
17-16-222.6.1Description of property rights that are necessary for or that will
be affected by the Project, including easements and property rights
proposed to be acquired through negotiation or condemnation.
17-16-222.6.2A list of all other federal, state and local permits and approvals
that will be required for the Project, together with any proposal for
coordinating these approvals with the City permitting process. Copies of
any permits or approvals related to the Project which have been granted.
17-16-222.6.3Copies of relevant official federal and state consultation
correspondence prepared for the Project; a description of all mitigation
required by federal, state and local authorities; and copies of any draft or
final environmental assessments or impact statements required for the
Project.
17-16-222.7Land Use.
17-16-222.7.1Provide a map at a scale relevant to the Project and acceptable to
the Planning Department describing existing land uses and existing zoning
of theproposed Project area and the Project service area, including
peripheral lands which may be impacted. The land use map shall include
but need not necessarily be limited to the following categories: residential,
commercial, industrial, extractive, transportation, communication and
utility, institutional, open space, outdoor recreation, agricultural, forest
land and water bodies. Show all special districts (school, fire, water,
sanitation, etc.) within the Project area.
17-16-222.7.2All immediately affected public land boundaries should be
indicated on the map. Potential impacts of the proposed development
upon public lands must be visually illustrated on the map as well as
described in the text.
22
17-16-222.7.3Specify whether and how the proposed Project conforms to the
City Master Plan, or if it doesn't conform, how the plan should be
amended to accommodate the P:roject.
17-16-222.7.4Specify whether and how the proposed Project conforms to
applicable regional and state planning policies.
17-16-222.7.5Specify whether and how the proposed Project conforms to
applicable federal land management policies.
17-16-222.7.6If relevant to the Project design, describe the agricultural
productivity capability of the land in the Project area, using Soils
Conservation Service soils classification data.
17-16-222.7.7Describe the probability that the Project may be significantly
affected by earthquakes, floods, fires, snowslides, avalanches, rockslides
or landslides and any measures that will be taken to reduce the impact of
such events upon the Project.
17-16-222.7.8Specify if excess service capabilities created by the proposed
Project will prove likely to generate sprawl or strip development.
17-16-222.7.9Specify whether the demand for the Project is associated with
development within or contiguous to existing service areas.
17-16-222.8The applicant shall supply a surface and subsurface drainage analysis.
17-16-222.9Financial feasibility of the Project.
17-16-222.9.1Relevant bond issue, loan and other financing approvals or
certifications (e.g. approved bond issues; bond counsel opinion).
17-16-222.9.2Business plan that generally describes the financial feasibility of
the Project.
17-16-222.10Local infrastructure and services impacts. An impact analysis that
addresses the manner in which the applicant will comply with the relevant Permit
Application Review Criteria. The impact analysis shall include the following
information: description of existing capacity of and demand for local government
services including but not limited to roads, schools, parks, water and wastewater
treatment, water supply, emergency services, transportation, infrastructure, and
other services necessary to accommodate the Project within the City.
17-16-222.11Recreational Opportunities. Description of the impacts and net effect of
the Project on present and potential recreational opportunities.
23
17-16-222.12Areas of Paleontological, Historic or Archaeological Importance.
Description of the impacts and net effect of the Project on sites of paleontological,
historic or archaeological interest.
17-16-222.13Nuisance. Descriptions of noise, glare, dust, fumes, vibration, and odor
levels anticipated to be caused by the Project.
17-16-222.14Air Quality. Description of the impacts and net effect that the Project
would have on air quality during both construction and operation, and under both
average and worst case conditions, considering particulate matter and aerosols,
oxides, hydrocarbons, oxidants, and other chemicals, temperature effects and
atmospheric interactions.
17-16-222.15Visual Quality. Description of the impacts and net effect that the Project
would have on visual quality, considering viewsheds, scenic vistas, unique
landscapes or land formations within view of the Project area, and how the
impacts would be mitigated.
17-16-222.16Surface Water Quality.
17-16-222.16.1Map and/or description of all surface waters relevant to the
Project, including description of provisions of the applicable regional
water quality management plan, and NPDES Phase II Permit and
necessary Section 404 Federal Clean Water Act Permit that applies to the
Project and assessment of whether the Project would comply with those
provisions, including nutrient-related parameters. The application should
specify nutrient loadings for nitrogen, phosphorus and chlorophyll and
plans to prevent or mitigate cultural eutrophication.
17-16-222.16.2Existing data monitoring sources, including but not limited to
those for nutrient pollution.
17-16-222.16.3Descriptions of the immediate and long-term impact and net
effects that the Project would have on the quantity and quality of surface
water under both average and worst case conditions.
17-16-222.17Groundwater Quality.
17-16-222.17.1Map and/or description of all groundwater, including any and all
aquifers relevant to the Project. At a minimum, the description should
include:
17-16-222.17.1.1Seasonal water levels in each portion of the aquifer
affected by the Project.
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17-16-222.17.1.2Artesian pressure in said aquifers.
17-16-222.17.1.3Groundwater flow directions and levels.
17-16-222.17.1.4Existing aquifer recharge rates and methodology used
to calculate recharge to the aquifer from any recharge sources.
17-16-222.17.1.5For aquifers to be used as part of a water storage
system, methodology and results of tests used to determine the
ability of the aquifer to impound groundwater and aquifer storage
capacity.
17-16-222.17.1.6Seepage losses expected at any subsurface dam and at
stream-aquifer interfaces and methodology used to calculate
seepage losses in the affected streams, including description and
location of measuring devices.
17-16-222.17.1.7Existing groundwater quality and classification.
17-16-222.17.1.8Location of all water wells potentially affected by the
Project and their uses.
17-16-222.17.2Description of the impacts and net effect of the Project on
groundwater.
17-16-222.18Water Quantity.
17-16-222.18.1Map and/or description of existing stream flows and reservoir
levels relevant to the Project.
17-16-222.18.2Map and/or description of existing minimum stream flows held
by the Colorado Water Conservation Board.
17-16-222.18.3Descriptions of the impacts and net effect that the Project would
have on water quantity.
17-16-222.18.4Statement of methods for efficient utilization of water, including
recycling and reuse.
17-16-222.19Floodplains, Wetlands and Riparian Areas; Terrestrial and Aquatic
Animals, Plant Life and Habitat. Applicant shall only provide description of
foregoing natural conditions, animal and plant life at, but not to exceed, the level
of detail required by other federal or state permits or reviews which are applicable
to the Project.
17-16-222.20Soils, Geologic Conditions and Natural Hazards.
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17-16-222.20.1Map and/or description of soils, geologic conditions, and natural
hazards including but not limited to soil types, drainage areas, slopes,
avalanche areas, debris fans, mud flows, rock slide areas, faults and
fissures, seismic history, and wildfire hazard areas, all as relevant to the
Project area.
17-16-222.20.2Descriptions of the risks to the Project from natural hazards.
17-16-222.20.3Descriptions of the impacts and net effect of the Project on soil
and geologic conditions in the area.
17-16-222.21Hazardous Materials.
17-16-222.21.1Description of all solid waste, hazardous waste, petroleum
products, hazardous, toxic, and explosive substances to be used, stored,
transported, disturbed or produced in connection with the Project,
including the type and amount of such substances, their location, and the
practices and procedures to be implemented to avoid accidental release
and exposure.
17-16-222.21.2Location of storage areas designated for equipment, fuel,
lubricants, and chemical and waste storage with an explanation of spill
containment plans and structures.
17-16-222.22Monitoring and Mitigation Plan.
17-16-222.22.1Description of all mitigation that is proposed to avoid, minimize
or compensate for adverse impacts of the Project and to maximize positive
impacts of the Project.
17-16-222.22.1.1Describe how and when mitigation will be implemented
and financed.
17-16-222.22.1.2Describe impacts that are unavoidable that cannot be
mitigated.
17-16-222.22.2Description of methodology used to measure impacts of the
Project and effectiveness of proposed mitigation measures.
17-16-222.22.3Description, location and intervals of proposed monitoring to
ensure that mitigation will be effective.
17-16-222.23Additional Information. The Director may request that the applicant
supply additional information related to the Project if the Director and/or the
Permit Authority will not be able to make a determination on any one of the
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applicable Review Criteria without the additional information. Such additional
information may include applicant’s written responses to comments by a referral
agency.
17-16-223Simultaneous Processing of Other City Permits.
In the event a special use permit, rezoning, or other land use permit is required for a
proposed activity which is also governed by these Regulations, review of the required permit
under these Regulations may be combined with review of the other permit application pursuant
to the following procedure:
The submission requirements for a special use permit, rezoning, or other
(1)
land use permit as established by the Director may be combined with those
for the relevant permit under these Regulations and duplication eliminated.
The Planning Commission hearing if required for a special use permit,
(2)
rezoning, or other land use permit must precede the hearing before the
City Council on the relevant permit under these Regulations.
In the event the special use permit, rezoning, or other land use permit is
(3)
denied, the City Council shall not act upon the application for the relevant
permit under these Regulations, in recognition of the fact that no permit
under these Regulations may be issued if another required City permit is
not obtained or is denied.
In the event the City approves the special use permit, rezoning, or other
(4)
land use permit application, with or without conditions, the City Council
then shall proceed to take action on the application for the relevant permit
under these Regulations.
Subsequent to approval of a special use permit, rezoning, or other land use
(5)
permit under this combined procedure, the permit holder shall, if required
by the terms of the special use permit, rezoning, or other land use permit,
apply for renewals of the same in the manner prescribed by the City’s
ordinances and regulations.
17-16-224Referral Agencies
The Planning Department Director may, in his or her discretion refer any pre-application
and/or permit application submittal to any outside review agency. Copies of any such referral
agency comments received shall be promptly forwarded to the applicant for its response.
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17-16-225Review by the City’s Public Works Director
The City’s Public Works Director, in consultation with the Planning Department
Director, shall provide review and approval of documents accompanying applications for permits
under these Regulations.
17-16-226Review by the City’s Wastewater Director
The City’s Wastewater Director, in consultation with the Planning Department Director,
shall provide review and approval of documents accompanying applications for permits
under these Regulations for projects that entail potential impacts on water quality,
wastewater facilities, or matters that affect the Areawide Water Quality Plan (“208
Plan”)..
Permit Hearing
17-16-230 Notice of Permit Hearing
After receipt of a completed application for a permit, the Planning Department Director
shall set and publish notice(s) of the date, time and place for hearing(s) on said application and
any required separate hearing on any requested waiver of submission requirements. The notice
of the public hearing shall be published once in a newspaper of general circulation in the City,
not less than thirty (30) nor more than sixty (60) days before the date set for hearing and shall
also be given to other persons and entities in the same manner as set forth for the notice of a
designation hearing in Section 17-16-122. On or before fifteen (15) days prior to the hearing, the
applicant shall send a copy of the notice by U.S. Mail, first class postage prepaid, to all property
owners adjacent to the real property to be occupied by the Project. The applicant shall also
provide to the Director a list of such addressees accompanied by a certification that the notice
was mailed to them.
17-16-231Conduct of Permit Hearing
17-16-231.1The Permit Authority shall conduct the public hearing pursuant to the City
Council’s Legislative Procedures and Rules of Council in a manner
affording procedural and substantive due process to the applicant, the
general public, supporters of the project and any person who opposes
issuance of the permit.
17-16-231.2The Permit Authority shall hear testimony and receive evidence,
including:
17-16-231.2.1The recommendations of the City’s Planning Commission and/or
Zoning Board of Appeals, if any;
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17-16-231.2.2Relevant testimony and evidence from any and all persons or
organizations desiring to appear and be heard, including City staff; and
17-16-231.2.3Any relevant documents that may be offered into evidence.
17-16-231.3The Planning Department shall collect and arrange for preservation of the
following record of the public hearing:
17-16-231.3.1The permit application;
17-16-231.3.2A copy of the notice of the hearing, the certificate of publication
of the notice of hearing, and a listing of all persons to whom the notice
was mailed;
17-16-231.3.3Any written statements or documents presented in support of or
in opposition to the permit application;
17-16-231.3.4The names and addresses of all persons who presented oral or
written statements, appeared as witnesses, or offered documentary
evidence;
17-16-231.3.5Written minutes of the Permit Authority relating to the public
hearing;
17-16-231.3.6The resolution of the Permit Authority granting or denying the
permit application; and
17-16-231.3.7A copy of the permit, if issued.
17-16-231.4In cases in which the development or activity must also obtain approvals
under other City regulations, the permit hearing required by these Regulations
may be held at the same time as the final hearing required for such applications.
17-16-232Action by the Permit Authority
17-16-232.1If the Permit Authority finds that there is not sufficient information
concerning any material feature of a proposed development or activity, it may
deny the application or it may continue the hearing until the additional
information has been received; however, no such continuance may exceed forty-
five (45) days after such receipt unless agreed to by the applicant.
17-16-232.2The Permit Authority shall approve an application for a permit to engage
in development in an area of state interest or for the conduct of an activity of state
interest if the proposed Project or activity complies with all of the provisions of
these Regulations governing such area or activity. The Permit Authority may
attach reasonable conditions to its approval to ensure compliance with these
29
Regulations. If the proposed Project does not comply with these Regulations
governing the area or activity, the permit shall be denied or may be approved with
conditions.
17-16-232.3The burden of proof shall be upon the applicant to show compliance with
the provisions of these Regulations governing the area or activity of state interest
involved.
17-16-232.4The Permit Authority shall state, in writing, reasons for its decision on a
permit application, and its findings and conclusions.
17-16-232.5The Permit Authority shall reach a decision on a permit application within
sixty (60) days after the completion of the permit hearing, or the permit shall be
deemed approved.
17-16-233Combined Designation and Permit Hearing
If a person proposes to engage in a development in an area of state interest or to conduct
an activity of state interest not previously designated, or for which regulations have not been
adopted, and has submitted a land use application, in lieu of processing such application, the
Permit Authority may decide to hold one hearing for determination of designation and
regulation, as well as for granting or denying the permit. No permit that is granted at the
conclusion of any such hearing shall be authority to engage in development or to conduct an
activity until the designation and regulations are finally determined.
17-16-234Review Criteria for All Applications
In addition to the review criteria listed at Sections 17-16-311, 17-16-411 and 17-16-511,
all applications under these Regulations shall be evaluated against the following general
considerations. The general considerations are in regular type and the actual criteria that the
bold type
general considerations relate to are in . Where terms such as "reasonable," "feasible"
and "adequate" are used in the following criteria, the Permit Authority shall determine in each
case what is or is not reasonable, feasible or adequate.
17-16-234.1The health, welfare and safety of the citizens of this City will be
protected and served.
The proposed activity is in general conformance with the City’s
17-16-234.2
Master Plan, Water Quality Management Plan, NPDES Permit, or other
duly adopted plans of the City
. The determination of conformance of the Project
with these plans may include but is not limited to the following considerations:
17-16-234.2.1Likelihood that the Project will/will not cause or contribute to
urban sprawl or “leapfrog” development.
30
17-16-234.2.2Significant changes in the amount of impervious surfaces.
17-16-234.2.3Contiguity of development associated with the Project to existing
growth centers.
17-16-234.2.4Changes to unique land forms.
17-16-234.2.5Changes in the amount or character of open space.
17-16-234.2.6Changes to traffic patterns, road capacity and congestion.
17-16-234.3The Project is financially feasible.
The determination of financial
feasibility of the Project may include but is not limited to the following
considerations:
17-16-234.3.1The business plan submitted by the applicant.
17-16-234.3.2Relevant bond issue, loan and other financing approval or
certifications (e.g.: approved bond issue; bond counsel opinion).
The Project is not subject to significant risk from natural hazards
17-16-234.4.
The determination of risk from natural hazards to the Project may include but is
not limited to the following considerations:
17-16-234.4.1Faults and fissures.
17-16-234.4.2Unstable slopes including landslides, rock slides and avalanche
areas.
17-16-234.4.3Expansive or evaporative soils and risk of subsidence.
17-16-234.4.4Wildfire hazard areas.
17-16-234.4.5Floodplains.
The Project will not have a significant adverse effect on the capability
17-16-234.5
of local governments affected by the Project to provide local infrastructure
and services, or exceed the capacity of service delivery systems
. The
determination of the effects of the Project on local government services may
include but is not limited to the following considerations:
17-16-234.5.1Current and projected capacity of roads, schools, parks,
infrastructure, drainage and/or stormwater infrastructure, housing, and
other services necessary to accommodate development, and the impact of
the Project upon the current and projected capacity.
31
17-16-234.5.2Changes caused by the Project in the cost of providing education,
transportation networks, water treatment and wastewater treatment,
stormwater drainage, channel stabilization, bridges, emergency services,
or other governmental services or facilities.
17-16-234.5.3Need for temporary roads to access the Project for construction
and maintenance.
17-16-234.5.4Change in demand for public transportation.
The Project will not have a significant adverse effect on the quality or
17-16-234.6
quantity of recreational opportunities and experience
. The determination of
effects of the Project on recreational opportunities and experience may include
but is not limited to the following considerations:
17-16-234.6.1Changes to existing and projected visitor days.
17-16-234.6.2Changes in quality and quantity of fisheries.
17-16-234.6.3Changes in instream flows or reservoir levels.
17-16-234.6.4Changes in access to recreational resources.
17-16-234.6.5Changes to quality and quantity of hiking, biking, or horseback
riding trails.
17-16-234.6.6Changes to hunting experiences.
17-16-234.6.7Changes to open space.
17-16-234.6.8Changes to existing conservation easements.
17-16-234.6.9Changes to regional or neighborhood parks.
The Project will not significantly degrade air quality
17-16-234.7. The
determination of effects of the Project on air quality may include but is not limited
to the following considerations:
17-16-234.7.1Applicable air quality standards.
The Project will not significantly degrade existing visual quality
17-16-234.8. The
determination of visual effects of the Project may include but is not limited to the
following considerations:
17-16-234.8.1Visual changes to ground cover and vegetation, waterfalls and
streams, or other natural features.
32
17-16-234.8.2Interference with viewsheds and scenic vistas.
17-16-234.8.3Changes in landscape character types of unique land formations.
17-16-234.8.4Compatibility of structure size and color with scenic vistas and
view sheds.
17-16-234.8.5Changes to open space.
17-16-234.8.6Changes to existing conservation easements.
17-16-234.8.7Changes to impacts to regional or neighborhood parks.
The project will not significantly degrade surface water quality
17-16-234.9. The
determination of effects of the Project on surface water quality may include but is
not limited to the following considerations:
17-16-234.9.1Changes to existing water quality, including patterns of water
circulation, temperature, conditions of the substrate, extent and persistence
of suspended particulates and clarity, odor, color or taste of water.
17-16-234.9.2Applicable narrative and numeric water quality standards.
17-16-234.9.3Changes in point and nonpoint source pollution loads.
17-16-234.9.4Increase in erosion.
17-16-234.9.5Changes in sediment loading to waterbodies.
17-16-234.9.6Changes in stream channel or shoreline stability.
17-16-234.9.7Changes in stormwater runoff flows.
17-16-234.9.8Changes in trophic status or in eutrophication rates in streams,
rivers, lakes and reservoirs.
17-16-234.9.9Changes in the capacity or functioning of streams, lakes or
reservoirs.
17-16-234.9.10Changes to the topography, natural drainage patterns, soil
morphology and productivity, soil erosion potential, and floodplains.
17-16-234.9.11Changes to stream sedimentation, geomorphology, and channel
stability.
33
17-16-234.9.12Changes to lake and reservoir bank stability and sedimentation,
and safety of existing reservoirs.
17-16-234.9.13Changes to nutrient loadings including phosphorus, nitrogen and
chlorophyll a in streams, rivers, lakes and reservoirs.
The Project will not significantly degrade groundwater quality
17-16-234.10. The
determination of effects of the Project on groundwater quality may include but is
not limited to the following considerations:
17-16-234.10.1Changes in aquifer recharge rates, groundwater levels and
aquifer capacity including seepage losses through aquifer boundaries and
at aquifer-stream interfaces.
17-16-234.10.2Changes in capacity and function of wells within the impact area.
17-16-234.10.3Changes in quality of well water within the impact area.
The Project will not significantly degrade wetlands and riparian
17-16-234.11
areas, terrestrial or aquatic plant or animal life.
The determination of effects
of the Project on these areas shall include the considerations raised in the
applicable federal and/or state permits.
The Project will not significantly deteriorate soils and geologic
17-16-234.12
conditions
. The determination of effects of the Project on soils and geologic
conditions may include but is not limited to the following considerations:
17-16-234.12.1Loss of topsoil due to wind or water forces
17-16-234.12.2Changes in soil erodibility
17-16-234.12.3Physical or chemical soil deterioration
17-16-234.12.4Terrain deformation/mass wasting/subsidence
17-16-234.12.5Compacting, sealing and crusting
17-16-234.12.6Waterlogging
17-16-234.12.7Soil morphology and productivity
The Project will not cause a nuisance
17-16-234.13. The determination of nuisance
effects of the Project may include but is not limited to the following
considerations: increase in odors, dust, fumes, glare, heat, noise, vibration or
artificial light.
34
The Project will not result in unreasonable risk of releases of
17-16-234.14
hazardous materials
. The determination of the risk of release of hazardous
materials caused by Project may include but is not limited to the following
considerations:
17-16-234.14.1Plans for compliance with federal and state handling, storage,
disposal, and transportation requirements.
17-16-234.14.2Use of waste minimization techniques.
17-16-234.14.3Adequacy of spill prevention and response plans.
Urban development, population densities, and site layout and design
17-16-234.15
of storm water and sanitation systems shall be accomplished in a manner
that will prevent the pollution of aquifer recharge areas
. The determination of
potential for pollution of the aquifer recharge areas by the Project may include but
is not limited to the following considerations:
17-16-234.15.1Proximity of urban development and population densities to
aquifer recharge areas.
17-16-234.15.2Proximity of stormwater and sanitation systems to aquifer
recharge areas.
17-16-234.15.3Changes in water quality in the aquifer recharge areas.
The Project shall be reasonably necessary to meet projected
17-16-234.16
community development and population demands in the areas to be served
by the Project, or to comply with regulatory or technological requirements
.
The determination of whether the Project is reasonably necessary may include but
is not limited to the following considerations:
17-16-234.16.1Relationship to reasonable growth projections and local land use
plans.
17-16-234.16.2Relationship to other providers’ service areas.
17-16-234.16.3Whether the Project is not in compliance with regulatory or
technological requirements or will not be in compliance in the near future.
Permits
17-16-240Issuance of Permit; Conditions
The permit shall be issued on the form adopted by the Permit Authority. An example
permit is attached hereto as Exhibit C. The Permit Authority may attach any conditions to the
35
permit to ensure that the requirements of these Regulations are continuously met. The Permit
Authority may impose additional mitigation requirements and conditions on an applicant under
the following procedure:
17-16-240.1The Permit Authority shall make written findings that each such
requirement and condition is necessary to ensure that the proposed project will
not result in significant adverse net effects on the City and its residents.
17-16-240.2The Permit Authority shall also find in writing that each such requirement
and condition is necessitated by the proposed Project.
17-16-240.3All such findings shall be based on material in the administrative record.
17-16-240.4The Permit Authority shall base the additional requirements and
conditions on applicable design standards as adopted by the City to the extent that
such standards then exist.
17-16-241Term of Permit; Progress Reports
The Permit may be issued for an indefinite term or for a specific period of time,
depending upon the size and complexity of the Project. Periodic progress reports may be
required to be submitted to demonstrate that the applicant is completing the development with
reasonable diligence. If the applicant fails to take substantial steps to initiate the permitted
Project within twelve (12) months from the date of the permit or such other time period specified
in the permit, if such steps have been taken but the applicant has failed to complete the
development with reasonable diligence, then the permit may be revoked or suspended in
accordance with Section 17-16-247.
17-16-242Renewal
Permits issued under these Regulations may be renewed following the same procedure
for approval of new permits. The City Council may impose additional conditions at the time of
renewal if necessary to ensure that the Project will comply with these Regulations.
17-16-243Permit Amendment
17-16-243.1Any material change, as determined by the Director, in the construction,
use, or operation of a Project from that approved by the Permit Authority shall
require a permit amendment. The amendment shall be processed in accordance
with and subject to the same procedures and requirements set forth herein for a
new permit.
36
17-16-244Permit Administration, Enforcement and Inspection
The provisions of these Regulations and any permits issued hereunder shall be
administered, enforced, and inspected in accordance with the provisions of these Regulations.
17-16-245Transfer of Permits
A Permit may be transferred unless a Permit condition requires consent of the Permit
Authority. The Permit Authority must ensure, in approving any transfer, that the proposed
transferee can and will comply with all the requirements, terms, and conditions contained in the
Permit and these Regulations; that such requirements, terms, and conditions remain sufficient to
protect the health, welfare, and safety of the public; and that an adequate guarantee of financial
security can be made.
17-16-246Financial Security
17-16-246.1Before any permit is issued, the Permit Authority may in its discretion
require the applicant to file a guarantee of financial security deemed adequate by
the Permit Authority and payable to the City.
17-16-246.2The security shall be signed by the applicant or permittee as principal and
by a good and sufficient corporate surety licensed to do business in the State of
Colorado, and it shall be made payable to the City. At the discretion of the Permit
Authority, those persons holding any interest in the land on which the
development or activity is to be conducted may also be required to join as
principals.
17-16-246.3The purpose of the financial security shall be to assure that all
requirements of the permit for mitigation and site remediation are adequately
guaranteed.
17-16-246.4The amount of the financial security shall be established by the Permit
Authority upon consideration of the following criteria:
17-16-246.4.1The estimated cost of returning the site of the permitted
development or activity to its original condition or to a condition
acceptable to the Permit Authority in accordance with standards adopted
by the Permit Authority for the matter of state interest for which the
permit is being granted; and
17-16-246.4.2The estimated cost of complying with the mitigation
requirements of the Permit.
17-16-246.4.3Other financial security provided by the applicant in connection
with the same Project.
37
17-16-246.5The estimated cost shall be based on the applicant's submitted cost
estimate plus the Permit Authority's estimate of the additional cost to bring in
personnel and equipment to accomplish any unperformed purposes of the
financial guarantee. The Permit Authority shall consider the duration of the
development or activity and compute a reasonable projection of cost increases due
to inflation.
17-16-246.6The Permit Authority may require that all or a portion of the amount of the
financial guarantee shall be in cash deposited with the City Finance Director and
placed in an interest-bearing account. Any interest earned shall be deemed
additional security and returned to the applicant in the same manner as the
original deposit.
17-16-246.7The financial guarantee may be released only when:
17-16-246.7.1The permit has been surrendered to the Permit Authority before
commencement of any physical activity on the site of the permitted
development or activity;
17-16-246.7.2The development or activity has been abandoned and the site
thereof has been returned to its original condition or to a condition
acceptable to the Permit Authority in accordance with standards adopted
by the Permit Authority for the matter of state interest for which the
permit was granted; or
17-16-246.7.3The mitigation requirements have been satisfactorily completed.
17-16-246.8Any security may be cancelled or reduced by a surety only upon receipt of
the Permit Authority's written consent which may be granted only when such
cancellation or reduction will not detract from the purposes of the security.
17-16-246.9If the license to do business in Colorado of any surety upon a security filed
pursuant to these Regulations is suspended or revoked by any state or federal
authority, then the applicant or permittee, within ten (10) days after receiving
notice thereof, shall substitute a good and sufficient surety licensed to do business
in the State. Upon failure of the permittee to make substitution of surety within
the time allowed, the Permit Authority shall suspend the permit until proper
substitution has been made.
17-16-246.10If the Permit Authority determines that a financial guarantee should be
forfeited because of any violation of the permit, it shall provide written notice to
the surety and to the permittee that the financial guarantee will be forfeited unless
the permittee makes written demand to the Permit Authority within thirty (30)
days after permittee's receipt of notice, requesting a hearing before the Permit
38
Authority. If no demand is made by the permittee within said period, then the
Permit Authority shall order the financial guarantee forfeited.
17-16-246.11The Permit Authority shall hold a hearing within thirty (30) days after the
receipt of the demand by the permittee. At the hearing, the permittee may present
statements, documents, and other information with respect to the alleged
violation. At the conclusion of the hearing, the Permit Authority shall either
withdraw the notice of violation or enter an order forfeiting the financial
guarantee.
17-16-246.12The cash deposit described above may be used by the Permit Authority in
the event of the default or alleged default of the permit holder only for the
purposes of recovering on the surety or fulfilling the permit obligations of the
permit holder. The Permit Authority may arrange with a lending institution which
provides money for the permit holder that said institution may hold in escrow any
funds required for said cash deposit. Funds shall be disbursed out of escrow by
the lending institution to the City upon the Permit Authority's demand for the
purposes specified in this Section.
17-16-246.13If the forfeiture results in inadequate revenue to cover the costs of
accomplishing the purposes of the financial guarantee, the City Attorney is hereby
authorized to take such steps as deemed proper to recover such costs, including,
without limitation, perfecting a lien upon any real property in the State owned by
the permittee, by certifying such costs to the appropriate County Treasurer for
collection in the same manner as real property taxes or by civil action.
17-16-246.14Upon request, the Permit Authority may, in its sole and exclusive
discretion, waive all or any portion of the financial security requirements.
17-16-246.15With respect to security required for an Administrative Approval under
Section 17-16-212, the Director shall exercise all of the powers and functions as
described herein for the Permit Authority.
17-16-246.16The City Attorney shall be required to approve the form of security
presented.
17-16-247Revocation or Suspension of Permits
17-16-247.1In the event the Director has reason to believe that the condition imposed
on the Permit has been violated by the holder of the Permit, the Director may
temporarily suspend the Permit for a period of thirty (30) days. Before imposing
such a temporary suspension, the Director shall give the permittee written notice
of the specific violation and shall allow the permit holder a period of at least ten
(10) days to correct the violation. If the permittee does not concur that there is a
violation, the permittee shall, within ten (10) days of the date of such notice,
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demonstrate to the Director why temporary suspension should not be ordered.
Within ten (10) days thereafter, the Director shall make a decision, as follows:
17-16-247.1.1If the Director determines there is no permit violation, the matter
is closed and the permit remains in effect.
17-16-247.1.2If the Director finds a violation exists, the permit shall be
suspended for thirty (30) days. During such period, the applicant shall
either:
17-16-247.1.2.1Correct the violation;
17-16-247.1.2.2Request an extension of time to correct the violation, or
17-16-247.1.2.3Request a show cause hearing before the Permit
Authority, which shall be conducted in substantially the manner set
forth in Section 17-16-231.
17-16-247.1.3The Director may extend the time period for the correction of a
violation upon the request of the Permittee.
17-16-247.2In lieu of, or subsequent to a temporary suspension, the Permit Authority
may permanently revoke or suspend the Permit after conducting a public hearing
in substantially the same manner and after substantially the same notice as for
permit hearings (Sections 17-16-230 through 17-16-232), and if it finds:
17-16-247.2.1A violation of any provision or condition of approval of the
Permit or applicable regulation for administration of the matter of state
interest concerned; or
17-16-247.2.2The permittee has failed to take substantial steps to initiate the
permitted development or activity within twelve (12) months from the date
of the Permit, or, if such steps have been taken, the permittee has failed to
complete the development or activity or any condition of permit approval
with reasonable diligence. "Substantial steps" do not require construction
activity and may include, among other things, legal or administrative
proceedings and activities directly associated with the permittee's project.
An extension of the time within which substantial steps to initiate the
permitted development or activity need be taken may be granted by the
Permit Authority upon the request of the applicant and a showing of good
cause therefore.
17-16-247.2.3Upon good cause shown, any revoked or suspended permit may
be reinstated by the Permit Authority, within twelve (12) months after
revocation or suspension.
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17-16-248Annual Review
17-16-248.1Within thirty (30) days prior to each annual anniversary date of the
granting of a Permit the permittee shall submit a report to the Planning
Department containing a summary of past activities conducted by the permittee
pursuant to the permit including a satisfactory showing that the permittee has
complied with all conditions of the permit and applicable regulations. The
permittee need not inform the Permit Authority of activities, such as operational
changes, which are not the subject of a permit condition.
17-16-248.2The Planning Department Director shall review the report set forth in
Section 17-16-248.1 within thirty (30) days from the date of submittal thereof. If
the Planning Department Director determines that the permittee has or is likely to
have violated the provisions of the Permit and/or applicable regulations, he/she
shall schedule the matter for public hearing by the Permit Authority. If the Permit
Authority determines at the public hearing that the permittee has violated the
provisions of the Permit and/or applicable regulations, the Permit Authority may
suspend and/or revoke the Permit in accordance with Section 17-16-247.
17-16-248.3Upon notice to the Permit Authority of the fulfillment of all permit
conditions, and the Permit Authority's concurrence therein, the Permit Authority
shall terminate any annual review requirements.
17-16-248.4The Permit Authority may waive or modify the annual review
requirements upon petition of the permittee and a showing of good cause therefor.
17-16-248.5With respect to Administrative Approval under Section 17-16-212, the
Director shall perform the functions of the Permit Authority described herein.
Administration, Enforcement and Penalties
17-16-250Enforcement and Penalties
17-16-250.1Any person engaging in development in a designated area of a state
interest or conducting a designated activity of state interest who does not obtain a
Permit pursuant to these Regulations, who does not comply with Permit
requirements, who acts outside the authority of an issued Permit, or who exceeds
the permission granted in an issued permit has thereby acted unlawfully.
17-16-250.2All unlawful acts pursuant to these Regulations may be referred to the
Office of the City Attorney, who may commence enforcement procedures for the
institution of an injunction, mandamus, abatement, or other appropriate action to
prevent, enjoin, abate, or remove a violation of these Regulations to prevent a
person from engaging in unlawful development or conducting an unlawful
activity or to otherwise restore the premises to the condition that existed before
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the violation. The Permittee may be further subject to such other criminal or civil
liability as may be prescribed by law.
17-16-251Mapping Disputes
Where interpretation is needed as to the exact location of the boundary of any designated
area and where there appears to be a conflict between a mapped boundary and actual field
conditions, the Director shall make the necessary determination of the boundary. Any person
contesting the location of the boundary shall be given an opportunity to appeal the decision to the
Permit Authority. Any such appeal must be filed in writing with the Director within thirty (30)
days of the date of the determination of boundary; otherwise, the determination of the Director
will be final.
17-16-252Inspection
17-16-252.1The Planning Department Director is hereby empowered and directed to
inspect and examine the use, occupation or development in each and every area or
conduct of any activity subject to these Regulations for the purpose of
determining from time to time whether or not any use, occupation, development
or activity is in violation of any of the provisions of these Regulations or of any
permit issued or required pursuant to these or other applicable regulations.
If a violation shall be found to exist, the Planning Director shall by written order
direct that such remedial action be taken forthwith as will result in full
compliance with the applicable regulations, provided, however, that the issuance
of such order shall in no way or manner be deemed a prerequisite to theinstitution
of such enforcement proceedings as are set forth in these Regulations; and
provided further, that compliance with such order shall not necessarily be deemed
to be a defense to any alleged violation of these Regulations or other applicable
regulations of the City or the State of Colorado.
17-16-253Enforcement Fees and Costs
17-16-253.1Within ten (10) days following commencement of revocation or
suspension of permit proceedings pursuant to Section 17-16-247 or the
commencement of enforcement proceedings pursuant to Section 17-16-250, the
Planning Department shall determine and set an estimated fee in an amount
necessary to cover the costs to be incurred in the review and action upon the
permit revocation or suspension or the enforcement proceedings, including costs
of copying, mailings, publications, labor, overhead and retention of consultants,
experts and attorneys that the Planning Department deems necessary to advise it
in such proceedings and all hearings conducted therefor, and shall notify the
permittee in writing of the fee. Not later than ten (10) days following receipt of
such notice, the permittee shall present to the Planning Department cash, or a
cashier’s or certified check in the amount set. If the enforcement fee is not paid to
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the Planning Department in a timely manner, the permit shall be suspended. The
Planning Department will determine the final fee at the conclusion of the
revocation or suspension hearing or enforcement proceedings, which fee must be
paid by the permittee before the permit is reinstated.
17-16-253.2The actual costs incurred by the City to enforce and/or revoke or suspend
the permit shall be deducted from the enforcement fee. The Planning Department
shall keep an accurate record of the actual time and other costs required for
enforcing and/or revoking or suspending the permit. If the balance of the
enforcement fee falls below a minimum balance established by the Planning
Department,additional billings shall be made to the permittee commensurate with
the additional costs incurred by the City. The City may suspend the permit
pending receipt of additional installments. Any portion of the enforcement fee
which is not necessary to cover the cost of enforcing and/or revoking or
suspending the permit will be reimbursed to the permittee at the conclusion of all
actions necessary to enforce and/or revoke or suspend the permit. The failure on
the part of the permittee to timely pay all enforcement fees and costs shall be
grounds for revocation of any permit issued pursuant to these Regulations. Any
proceeding to revoke a permit shall follow the procedures set forth in Section 17-
16-247.
17-16-253.3The Planning Department Director reserves the right to waive all or a
portion of the enforcement fees and costs imposed by this Section if determined to
be reasonably justified by the Director.
EFFICIENT UTILIZATION OF MUNICIPAL AND INDUSTRIAL WATER PROJECTS
General and Introductory Provisions
Sec. 17-16-301 Designation of Activity of State Interest
Sec. 17-16-302 Purpose and Intent
Sec. 17-16-303 Definitions
Sec. 17-16-304 Applicability
Permit Applications and Procedures
Sec. 17-16-310 Application Submission Requirements
Sec. 17-16-311 Review Criteria
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General and Introductory Provisions
17-16-301Designation of Activity of State Interest
The “Efficient Utilization of Municipal and Industrial Water Projects” is a designated
matter of state and local interest in the City as an activity of state interest. No person may
engage in development, including construction, expansion, reoperation, or other significant
change in use of a municipal and/or industrial water project wholly or partially within the City
limits without first obtaining a permit pursuant to these Regulations.
17-16-302Purpose and Intent
The purpose and intent of this Chapter shall be:
17-16-302.1To protect the public health, safety, convenience, order, property and
welfare of present and future inhabitants of City of Pueblo.
17-16-302.2To ensure planned, orderly, efficient and economical land use
development.
17-16-302.3To provide for the needs of agriculture, existing businesses, residential
communities, and recreation now and in the future in the City and adjacent
communities which are integral to the economy of the City.
17-16-302.4To ensure that municipal and industrial water projects are located to avoid
conflict with the City’s land use plans.
17-16-302.5To regulate municipal and industrial water projects that could cause
extensive water and air pollution or that would otherwise degrade or threaten
environmental quality within the City or the beauty of its landscape and the
integrity of its waterways, rivers and creeks.
17-16-302.6To ensure that municipal and industrial water projects emphasize the most
efficient use of water, including to the extent permissible under existing law, and
when appropriate, the recycling, reuse, and conservation of water.
17-16-302.7To ensure that new municipal and industrial water be concentrated in areas
which would result in the proper utilization of existing treatment plants and the
orderly distribution of water and sewage systems of adjacent communities.
17-16-302.8To ensure that major extensions of municipal and industrial water systems
be permitted only in areas in which the anticipated growth and development that
may occur as a result of such extensions can be accomplished within the financial
and environmental capacity of the area to sustain such growth and development.
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17-16-302.9To protect lands from development which would cause immediate or
foreseeable material danger to significant wildlife habitat or threaten or endanger
a wildlife species.
17-16-302.10To preserve areas of historical and archaeological importance.
17-16-302.11To regulate location of activities and developments which may result in
significant changes in population density.
17-16-302.12To provide for planned development of services and facilities.
17-16-302.13To regulate use of land and water resources on the basis of impact thereof
on the community or surrounding areas, including existing and proposed
development.
17-16-302.14To provide planned and orderly use of land and water resources and
protection of the environment in a manner consistent with constitutional rights
and private property rights.
17-16-302.15To ensure that new development will pay for itself to the maximum extent
practicable and to ensure that the present residents of the City will not have to
unduly subsidize new development through increased cost of public services or
degradation of the quality of life.
17-16-303Definitions
17-16-303.1Efficient utilization of water: The employment of methods, procedures,
techniques and controls to encourage use of water that will yield the greatest
possible benefits including social, economic, environmental, aesthetic,
agricultural, commercial and recreational benefits, and that will promote, where
feasible and appropriate, the conservation of water in particular uses, and that
emphasizes, to the extent permissible under law, the recycling and reuse of water.
17-16-303.2Industrial: Any development of natural resources, business or trade,
commercial activity, processing, fabrication, alteration or manufacture of raw or
semi-processed materials, manufactured goods or any components thereof, and
commercial feedlots. “Industrial” includes the provision of water directly or
indirectly by a private entity or individual for domestic, municipal or industrial
uses. “Industrial” does not include agricultural crop production or livestock
watering.
17-16-303.3Municipal and industrial water project: A water supply system and all
related components through which a water supply from either surface or
subsurface, alluvial or groundwater, renewable or non-renewable sources is
derived for municipal or industrial uses or both. A water supply system includes
45
wells, diversion facilities, pumps, conduits, canals, pipes, ditches, storage tanks,
reservoirs or other impoundments, through which a water supply is obtained
directly or by trade, substitution, augmentation or exchange, and also includes
those components for returning unconsumed flows back to the stream system. The
filing of an application in court or with the Colorado Ground Water Commission
to adjudicate the use of water and obtaining a decree or determination, in and of
itself, shall not constitute the development of a water project.
17-16-303.4Municipal use: use of water by the general public whether supplied by a
municipality or by private or special district providers.
17-16-303.5Project or proposed project: The site selection, construction,
development, operation, reoperation, enlargement or expansion, conversion of an
existing facility or structure to a municipal or industrial use, or material change of
a development proposed under these Regulations throughout its life cycle
including all ancillary structures, facilities, improvements, and activities, and all
integrated components thereof. If a project is to be phased over time or is
composed of distinguishable elements, the impacts of all phases or elements of
the Project must be considered together when reviewing the project hereunder and
determining if it satisfies these Regulations.
17-16-303.6Recycling: the treatment of wastewater in a manner that will replenish its
quality to the standard established by the Colorado Department of Public Health
and Environment where permissible by Colorado water law.
17-16-303.7Source development area: a geographic area or region wholly or partially
within the incorporated territory of the City which will be developed, altered, or
affected in connection with the development of a municipal or industrial water
project.
17-16-304Applicability
(1)Sections 17-16-301 through 17-16-311 apply to development of municipal
and industrial water projects, wholly or partially within the City.
(2)A municipal or industrial water project is exempt from these Regulations if
it falls within one of the following categories:
17-16-304.1.1The maintenance, repair, replacement of an existing component
or facility of a Project if it does not constitute a material change, does not
cause negative impacts different from the existing Project, and does not
otherwise exacerbate existing impacts.
46
17-16-304.1.2Replacement of an existing water diversion or storage structure
without change in the point of diversion, type or place of use of the water,
or yield.
17-16-304.1.3Irrigation facilities used for agricultural purposes.
17-16-304.1.4A proposed municipal water project with a new or increased
diversion per year, or new or increased storage capacity, of less than 500
acre-feet.
17-16-304.1.5A proposed industrial water project with a new or increased
diversion per year, or a new or increased storage capacity, of less than 500
acre-feet.
17-16-304.1.6 Consistent with Article 15 of the City Charter, any system,
extension or project proposed by the Board of Water Works.
Permit Applications and Procedures
The procedures concerning permit applications, notice and conduct of permit hearings,
review of Permit Authority decisions, and the issuance and content of permits to engage in the
designated activity of a municipal or industrial water project shall comply with the provisions
set forth in the Permit Regulations (Sec. 17-16-201 et seq.) and the additional provisions of Sec.
17-16-301 through 17-16-311.
17-16-310Application Submission Requirements
In addition to the materials listed at Section 17-16-222, application for a permit to
conduct a new municipal or industrial water project shall be accompanied by the following
information in the number of copies required by the Director:
17-16-310.1Description of efficient water use, recycling and reuse technology the
Project intends to use. Such description shall include estimated stream transit
losses of water, reservoir evaporation losses, and power and energy requirements
of the Project and alternatives to the Project.
17-16-310.2Map and description of other municipal and industrial water projects and
providers in the vicinity of the Project, including their capacity and existing
service levels, location of intake and discharge points, service fees and rates, debt
structure and service plan boundaries and reasons for and against hooking on to
those facilities.
17-16-310.3Description of the water to be used by the Project and to the extent
identified by the Director in consultation with the applicant, alternatives,
including: the source, amount, the quality of such water; the applicant’s right to
47
use the water, including adjudicated decrees or determinations and any substitute
water supply plans, and applications for decrees or determinations; proposed
points of diversion and changes in the points of diversion; the existing uses of the
water; adequate proof that adequate water resources have been or can and will be
committed to and retained for the Project, and that applicant can and will supply
the Project with water of adequate quality, quantity, and dependability; and
approval by the respective Designated Ground Water Management District if
applicable. If an augmentation or replacement plan for the Project has been
decreed or determined or an application for such plan has been filed in the court
or with the Ground Water Commission, the applicant must submit a copy of that
plan or application.
17-16-310.4Loss of Agricultural Productivity
17-16-310.4.1Information on any agricultural water rights in the region
converted to provide water for the Project, at the time of the application
and in the future.
17-16-310.4.2Information on the amount of irrigated agricultural lands taken
out of production, and a description of revegetation plans.
17-16-310.4.3Economic consequences of any loss of irrigated agriculture,
including loss of tax base, in the region.
17-16-310.4.4Information as to loss of wildlife habitat, loss of topsoil, or
noxious weed invasion, as a result of the transfer of water rights and
subsequent dry-up of lands.
17-16-310.4.5Information on impacts to agricultural head gates and water
delivery systems.
17-16-311Review Criteria
A Permit to conduct the designated activity of a municipal or industrial water project
shall be approved if the Permit Authority finds the application complies with the following
criteria and the relevant criteria at Section 17-16-234. If the Permit Authority finds the
application does not comply with any one or more of these criteria, the application shall be
denied or may be approved with conditions.
The Project shall emphasize the most efficient use of water, including
17-16-311.1
the recycling, reuse and conservation of water
. The determination of whether
the Project emphasizes the most efficient use of water may include but is not
limited to the following considerations:
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17-16-311.1.1Whether the Project uses readily available conservation
techniques.
17-16-311.1.2Whether the Project recycles water to the extent allowed by law.
SITE SELECTION AND CONSTRUCTION OF MAJOR NEW DOMESTIC WATER
AND SEWAGE TREATMENT SYSTEMS AND MAJOR EXTENSIONS OF EXISTING
DOMESTIC WATER AND SEWAGE TREATMENT SYSTEMS
General Provisions
Sec. 17-16-401 Designation of Activities of State Interest
Sec. 17-16-402 Purpose and Intent
Sec. 17-16-403 Definitions
Sec. 17-16-404 Applicability
Permit Applications and Procedures
Sec. 17-16-410 Application Submission Requirements
Sec. 17-16-411 Review Criteria
General Provisions
17-16-401Designation of Activities of State Interest
Any activity wholly or partially within the incorporated territory of the City which
falls within one or more of the following categories shall be considered to be site selection
and construction of major new domestic water and sewage treatment systems and/or major
extension of existing domestic water and sewage treatment systems, which activities are
hereby designated as activities of state interest requiring a permit under these Regulations.
No person may engage in construction, expansion, reoperation or other significant change in
use of the following activities wholly or partially within the incorporated city limits of the
City without first obtaining a permit pursuant to these Regulations.
17-16-401.1New water supply systems, new water treatment plants, or extensions of
those systems or plants including water storage tanks, and line extensions that
serve more than 250 single-family equivalents.
17-16-401.2Water service for commercial and/or industrial use equal to or greater than
an amount equivalent to that in Section 17-16-401.1 above.
17-16-401.3Domestic Sewage Systems. A project which is planned for or requires the
creation of a major new sewage treatment system(s) or a major extension(s) of an
49
existing sewage treatment system(s), which means any new collector sewer lines,
return flow lines, pumping structure or treatment facilities proposed for:
17-16-401.3.1New wastewater treatment plants, extensions or expansions to
existing plants, or individual sewage disposal systems (on-site wastewater
treatment systems) that have an average flow of more than 1,000 gallons
per day;
17-16-401.3.2Wastewater lift stations that pump wastewater from areas too low
to drain into available sewers receiving an average flow of more than
1,000 gallons per day;
17-16-401.3.3Wastewater interceptors, as defined at Section 17-16-403.3;
17-16-401.3.4Service for commercial and/or industrial use that serves an
equivalent of more than 250 single-family equivalents, and that is not
served at the time of permit application.
17-16-401.4This designation does not include extensions of water or sewer lines for
which construction plans have been or are subject to approval as part of a
subdivision development under the City’s ordinances and regulations.
17-16-402Purpose and Intent
The purpose and intent of these Regulations shall be:
17-16-402.1To ensure that new domestic water and sewage treatment systems and/or
major extensions of the same are constructed in areas which will result in the
proper utilization of existing treatment plants and the orderly development of
domestic water and sewage systems of adjacent communities.
17-16-402.2To ensure that site selection and construction of major new domestic water
and sewage treatment systems and/or major extensions of the same are conducted
in such a manner as to minimize environmental impacts associated with such
development.
17-16-402.3To ensure that site selection and construction of major new domestic water
and sewage treatment systems and/or major extensions of the same are planned
and developed in a manner so as not to impose an undue economic burden on
existing or proposed communities.
17-16-402.4To ensure that the impacts to City roads of site selection and construction
of major new domestic water and sewage treatment systems and/or major
extensions of the same are adequately mitigated.
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17-16-403Definitions
For the purpose Sections 17-16-401 through 17-16-411 of these Regulations, the
following definitions will apply:
17-16-403.1Collector sewer line means a sewage treatment system’s pipe, conduit,
ditch, natural water course, or combination thereof which is designed to accept
and transport wastewater from privately owned service lines from individual
structures and properties to the system’s treatment plant. A collector sewer line
for the purpose of this regulation includes common lateral sewers and interceptor
sewers. Not included in this definition are privately owned individual on-site
sewage disposal system lines and privately owned service lines.
17-16-403.2Domestic water and sewage treatment system means a wastewater
treatment plant, water treatment plant, or water supply system, including systems
whose service area is, or will be, outside the incorporated area of the City.
17-16-403.3Interceptor means a waste water interceptor sewer with an internal pipe
diameter of equal to or greater than 24 inches intercepting wastewater from a final
point in a collection system and conveying the waste directly to a treatment plant,
or meeting other requirements of the CDPHE to be classified as an interceptor.
17-16-403.4Return flow means a sewage treatment system’s pipe, conduit, ditch,
natural water course, or combination thereof, which is designed to transport
wastewater, commonly known as effluent, from the system’s treatment plant to a
point of discharge. A point of discharge includes a natural water course, ditch,
groundwater recharge area, injection well, evaporation basin, or water supply
system’s transmission line.
17-16-403.5Wastewater treatment plant means the facility or group of units used for
treatment of wastewater from sewer systems and for the reduction and handling of
solids and gases removed from such wastes.
17-16-403.6Water distribution line means a water supply system’s pipe, conduit, ditch,
natural water course, or combination thereof which is designed to transport water
of a potable or non-potable quality, commonly referred to as treated or raw water,
and having the characteristic that it allows customer service taps.
17-16-403.7Water supply system means the system of pipes, structures and facilities
through which a water supply is obtained, treated and sold or distributed for
human consumption or household use, including systems whose service area is, or
will be, outside the incorporated area of the City.
17-16-403.8Water transmission line means a water supply system’s pipe, conduit,
ditch, natural water course, or combination thereof which is designed to transport
51
water of a potable or non-potable quality, commonly referred to as treated or raw
water, and having the characteristic that it does not allow customer service tap.
17-16-403.9Water treatment plant means the facility or facilities within the water
supply system, which can alter the physical, chemical or bacteriological quality of
the water.
17-16-404Applicability
These Regulations shall apply to the site selection for all major new domestic water and
sewage treatment systems and the construction thereof as described at Section 17-16-401 and
defined at Section 17-16-403. They shall also apply to the expansion or major extension of
existing domestic water or sewage treatment systems.
Permit Applications and Procedures
17-16-410Application Submission Requirements
In addition to the materials listed at Section 17-16-234, applications for a permit to locate
or construct a major new domestic water or sewage treatment system and/or major extension
thereof shall be accompanied by the following information, in the number of copies required by
the Director:
17-16-410.1Preliminary review and comment on the proposal by the appropriate
agency of the Colorado Department of Natural Resources and the Colorado
Department of Public Health and Environment within sixty (60) days of the date
of submittal of the proposal for review.
17-16-410.2Scope of Proposal
17-16-410.2.1Provide detailed plans of the proposal, including proposed
system capacity and service area plans mapped at a scale acceptable to the
City’s Planning Department.
17-16-410.2.2Provide a description of all existing or approved proposed
domestic water or sewage treatment systems within the Project area.
17-16-410.2.3Describe the design capacity of each domestic water or sewage
treatment system facility proposed and the distribution or collection
network proposed in the Project area.
17-16-410.2.4Describe the excess capacity of each treatment system and
distribution or collection network in the affected community or Project
area.
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17-16-410.2.5Provide an inventory of total commitments already made for
current water or sewage services.
17-16-410.2.6Describe the operational efficiency of each existing system in the
Project area, including the age, state of repair and level of treatment.
17-16-410.2.7Describe the existing water utilization, including the historic
yield from rights and use by category such as agricultural, municipal and
industrial supply obligations to other systems.
17-16-410.3Demonstration of Need
17-16-410.3.1Provide population trends for the Project area, including present
population, population growth and growth rates, documenting the sources
used.
17-16-410.3.2Specify the predominant types of developments to be served by
the proposed new water and/or sewage systems or extensions thereof.
17-16-410.3.3Specify at what percentage of the design capacity the current
system is now operating:
17-16-410.3.3.1Water treatment system.
17-16-410.3.3.2Wastewater treatment system.
17-16-410.3.4Specify whether present facilities can be upgraded to
accommodate adequately the ten-year projected increase needed in
treatment and/or hydraulic capacity.
17-16-410.4Description of the water to be used by the Project and, to the extent
identified by the Director in consultation with the applicant, alternatives,
including: the source, amount, the quality of such water; the applicant’s right to
use the water, including adjudicated decrees or determinations and any substitute
water supply plans, and applications for decrees or determinations; proposed
points of diversion and changes in the points of diversion; the existing uses of the
water; adequate proof that adequate water resources have been or can and will be
committed to and retained for the Project, and that applicant can and will supply
the Project with water of adequatequality, quantity, and dependability; and
approval by the respective Designated Ground Water Management District if
applicable. If an augmentation or replacement plan for the Project has been
decreed or determined or an application for such plan has been filed in the court
or with the Ground Water Commission, the applicant must submit a copy of that
plan or application.
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17-16-410.5Loss of Agricultural Productivity
17-16-410.5.1Information on any agricultural water rights in the region
converted to provide water for the Project, at the time of the application
and in the future.
17-16-410.5.2Information on the amount of irrigated agricultural lands taken
out of production, and a description of revegetation plans.
17-16-410.5.3Economic consequences of any loss of irrigated agriculture,
including loss of tax base, in the region.
17-16-410.5.4Information as to loss of wildlife habitat, loss of topsoil, or
noxious weed invasion, as a result of the transfer of water rights and
subsequent dry-up of lands.
17-16-410.5.5Information on impacts to agricultural head gates and water
delivery systems.
17-16-410.6The financial impact analysis of site selection and construction of major
new water and sewage treatment facilities and/or major extension of existing
domestic water and sewage treatment systems shall include but need not be
limited to the following items:
17-16-410.6.1A review and summary of any existing engineering and/or
financial feasibility studies, assessed taxable property valuations and all
other matters of financial aid and resources in determining the feasibility
of the proposed new facility, including:
17-16-410.6.1.1Service area and/or boundaries.
17-16-410.6.1.2Applicable methods of transmitting, storing, treating
and delivering water and collecting, transmitting, treating and
discharging sewage, including effluent and/or sludge disposal.
17-16-410.6.1.3Estimated construction costs and period of construction
of each new or extension facility component.
17-16-410.6.1.4Assessed valuation of the property to be included
within the service area boundaries.
17-16-410.6.1.5Revenues and operating expenses of the proposed new
or extension facility, including but not limited to historical and
estimated property taxation, service charges and rates, assessments,
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connection and tap fees, standby charges and all other anticipated
revenues of the proposed new facility.
17-16-410.6.1.6Amount and security of the proposed debt and method
and estimated cost of debt service.
17-16-410.6.1.7Provide the details of any substantial contract or
agreement for revenues or for services to be paid, furnished or used
by or with any person, association, corporation or governmental
body.
17-16-411Review Criteria
A permit for the conduct of site selection and construction of major new domestic water
and sewage treatment systems and/or major extension of existing domestic water and sewage
treatment systems shall be approved if the application complies with the following criteria and
the relevant criteria at Section 17-16-234. If the Permit Authority finds that the application does
not comply, the application shall be denied or may be approved with conditions:
17-16-411.1There is sufficient existing and projected need to warrant and support the
proposed Project.
17-16-411.2New domestic water and sewage treatment systems or extensions shall be
constructed in areas which will result in the proper utilization of existing
treatment plants and the orderly development of domestic water and sewage
treatment systems of adjacent communities.
17-16-411.3Site selection and construction of major new water and sewage treatment
facilities and/or major extensions of domestic water and sewage treatment
systems will not create growth and development which is incompatible with and
cannot be accommodated by the local financial capacity of the area or residents to
be served.
17-16-411.4Site selection and construction of major new water and sewage treatment
facilities and/or major extensions of domestic sewage treatment systems will not
overburden the existing systems and current and projected future demand for the
service can be met within existing and proposed capacity.
17-16-411.5The activity will not create proliferation of special districts, or overlapping
of the boundaries of special districts.
17-16-411.6The proposed activity is the best alternative available for the provision of
water and/or sewer service to the geographical area affected by the proposal.
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17-16-411.7Economic impacts including, but not limited to, taxable property,
agriculture, NPDES permitted facilities, and recreation related to the proposed
activity have been identified and will be compensated for or mitigated.
17-16-411.8To the extent feasible, wastewater and water treatment facilities shall be
consolidated with existing facilities within the area. The determination of
whether consolidation is feasible shall include but is not limited to the following
considerations:
17-16-411.8.1Whether there is an opportunity for consolidation.
17-16-411.8.2The environmental and financial feasibility of consolidation.
17-16-411.9The Project shall emphasize the most efficient use of water, including the
recycling, reuse and conservation of water. The determination of whether the
Project emphasizes the most efficient use of water may include but is not limited
to the following considerations:
17-16-411.9.1Whether the Project uses readily available conservation
techniques.
17-16-411.9.2Whether the Project recycles water to the greatest extent allowed
by law.
17-16-411.10The Project will not result in excess capacity in existing water or
wastewater treatment services or create duplicate services. The determination of
whether the Project will result in excess capacity or create duplicate services may
include but is not limited to the following considerations:
17-16-411.10.1Whether the Project creates overlapping or competing service
areas.
17-16-411.10.2Whether the Project differs significantly from the water or
wastewater treatment provider’s facility plan.
17-16-411.10.3Whether the Project impacts other water and wastewater permits.
17-16-411.10.4Whether the activity will not create proliferation of special
districts, or overlapping of the boundaries of special districts.
SITE SELECTION AND CONSTRUCTION OF MAJOR FACILITIES
OF A PUBLIC UTILITY
General Provisions
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Sec. 17-16-501 Designation of Activity of State Interest
Sec. 17-16-502 Purpose and Intent
Sec. 17-16-503 Definitions
Sec. 17-16-504 Applicability; Prohibitions
Permit Application and Procedures
Sec. 17-16-510 Application Submission Requirements
Sec. 17-16-511 Review Criteria
General Provisions
17-16-501Designation of Activity of State Interest
17-16-501.1The following activity of state interest is hereby designated: site selection
and construction of major facilities of a public utility. No person may engage in
development, including construction, expansion, reoperation, relocation or other
significant change in use of such activity wholly or partially within the
incorporated territory of the City without first obtaining a permit pursuant to these
Regulations.
17-16-501.2The issuance of a permit for this activity is contingent upon the subsequent
approval of the major facility by the Public Utilities Commission, Colorado
Department of Public Health and Environment, U.S. Environmental Protection
Agency, or other regulatory agencies, where required by appropriate statute or
regulation.
17-16-502Purpose and Intent
The purpose and intent of Sections 17-16-501 through 17-16-511 of these Regulations
are:
17-16-502.1To regulate the site selection and construction of major facilities of a
public utility to prevent significant deterioration or degradation of existing air and
water quality in the City;
17-16-502.2To avoid or reduce conflicts with the City’s Master Plan;
17-16-502.3To regulate the site selection and construction of major facilities of a
public utility to preserve the health and welfare of the citizens of the City; and
17-16-502.4To avoid or reduce incompatible uses adjacent to City roads and City trails
and to avoid unreasonable or burdensome expenditure of public resources by
minimizing impacts by public utilities to said City roads and City trails.
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17-16-503Definitions
For the purposes of Sections 17-16-501 through 17-16-511 of these Regulations, the
following definitions shall apply:
17-16-503.1Appurtenant facilities means any building, structure or other property
which is incidental to, or customarily found in connection with, major facilities of
public utilities which are operated and maintained for the benefit or convenience
of the occupants, employees, customers or visitors of such major facilities.
17-16-503.2Major facilities of a public utility means transmission lines, power plants,
substations, pipelines, and storage areas of utilities as herein separately defined.
17-16-503.3Pipeline means any pipeline and appurtenant facilities thereto, designed
for, or capable of, transporting natural gas, manufactured gas, or other petroleum
derivatives.
17-16-503.4Power plant means any of the following:
17-16-503.4.1Any fossil fuel, biofuel, or similar electrical energy generating
facility or addition thereto with a generating capacity of forty (40)
megawatts or more, and any appurtenant facilities.
17-16-503.4.2Any solar or wind electrical energy generating facility or
addition thereto with a generating capacity in excess of five hundred (500)
kilowatts, and any appurtenant facilities.
17-16-503.4.3Any nuclear or hydropower electrical generating facility of five
hundred (500) kilowatts or more.
17-16-503.5Public utilities mean those utilities as defined by Section 39-4-101 and
Section 40-1-103, C.R.S.
17-16-503.6Storage area means any facility, including appurtenant facilities, designed
to store eighty million (80,000,000) cubic feet or more of natural or manufactured
gas, or thirty-five thousand (35,000) barrels or more of petroleum derivatives, or
any expansion or series of expansions of an existing storage facility to
accommodate eighty million (80,000,000) cubic feet or more of natural or
manufactured gas, or thirty-five thousand (35,000) barrels or more of petroleum
derivatives.
17-16-503.7Site selection and construction means and includes the initial site selection
and construction of a facility as well as any subsequent relocation, reconstruction
or upgrade of such facility.
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17-16-503.8Substation means any facility designed to provide switching, voltage
transmission, or voltage control required for the transmission of electricity at one
hundred fifteen (115) kilovolts or more, but does not have as a primary purpose
the transformation of voltage to fifty (50) kilovolts or less for distribution
purposes.
17-16-503.9Transmission line means any electric transmission line that has a voltage
of 115 kilovolts or more and appurtenant facilities used to transmit electricity.
17-16-504Applicability; Prohibitions
17-16-504.1These Regulations shall apply to the site selection and construction of all
major facilities of a public utility wholly or partially within the incorporated
territory of the City.
17-16-504.2No electric transmission line or pipeline shall be constructed, located,
relocated, reconstructed, enlarged or upgraded prior to receiving the written
approval of the Director and the City’s Director of Public Works as to location
and alignment, except to cross such road at or near a perpendicular angle or to
provide service to an individual utility customer.
17-16-504.3A Permit is not required under these Regulations for the following
activities: repair of storm damage, reframing, pole replacement, re-conductor and
maintenance in the normal course of business without increasing the voltage
rating of the transmission line, or reconstructing, upgrading or replacing
substation equipment inside an existing substation or within an existing substation
fence.
17-16-504.4A permit under these Regulations is required to construct, locate, relocate,
reconstruct, enlarge or upgrade any electric transmission line and appurtenant
facilities used to transmit electricity at 115 kilovolts or more at any location
within the incorporated area of the City.
17-16-504.5A permit under these Regulations is required to construct, locate, relocate,
reconstruct, enlarge or upgrade any pipeline and appurtenant facilities of twelve
(12) inches or more in diameter which creates a hoop stress of twenty (20) percent
or more at their specified minimum yield strength.
17-16-504.6These Regulations shall not apply to interstate natural gas pipeline
facilities regulated preemptorily by the Federal Energy Regulatory Commission
(FERC), or its successor, provided the following requirements and procedures are
complied with by persons or entities proposing to site and construct the interstate
natural gas pipeline facility whenever site selection and construction of such
facility will be partly located within the city limits of the City.
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17-16-504.7The requirements of these Regulations shall not be deemed to waive the
requirements of Section 40-5-101, et seq., C.R.S., if applicable, that a public
utility obtain a certificate of public convenience and necessity.
17-16-505Review, Notification and Final Action. Notwithstanding Section 17-16-211 and
Section 17-16-230 through Section 17-16-232 of these Regulations, the Director shall
notify the applicant of any additional information required to render an application for an
Administrative Approval or a Permit complete within 28 days of initial submittal of the
complete application, and the Director and the Permit Authority, as appropriate, shall
take final action on the application within 90 days of the date a complete application is
received.
Permit Application and Procedure
17-16-510Application Submission Requirements
In addition to the materials listed at Section 17-16-222, all applications to locate or
construct a major facility of a public utility shall be accompanied by the following information,
in the number of copies required by the Director:
17-16-510.1 Vicinity map showing the proposed site and the surrounding area. The
Project area to be shown shall be defined as follows:
17-16-510.1.1If a power plant is proposed, the area within fifty (50) miles
radius from the site;
17-16-510.1.2If new transmission lines or pipelines are proposed, provide a
map showing all existing transmission lines and pipelines for a distance of
two (2) miles radius beyond any reasonable alternative studied.
17-16-510.1.3For upgrades of existing transmission lines or gas pipelines, a
map showing all existing transmission lines and pipelines within one (1)
mile on either side of the proposed alignment.
17-16-510.1.4For all other major facilities of a public utility, the area within
ten (10) miles radius of the site if another major facility is proposed.
17-16-510.2Type of facility - specify where applicable:
17-16-510.2.1The voltages and lengths of transmission lines.
17-16-510.2.2Type of poles used, with graphic depictions.
17-16-510.2.3Power source and generating capacity.
17-16-510.2.4The functions and sizes of substations.
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17-16-510.2.5The diameters and lengths of pipelines.
17-16-510.2.6The capacities of the storage tanks and types of petroleum
derivative to be stored.
17-16-510.2.7Corridor locations and dimensions.
17-16-510.2.8Service area.
17-16-510.3Resource area (e.g., source of power being generated or transmitted,
source of petroleum derivative being transported).
17-16-510.4Projected development schedule.
17-16-510.4.1Specify timetable for planning (e.g., federal permits, other State
permits, local zoning, etc.).
17-16-510.4.2Estimate beginning and completion of construction and
beginning of operation of facility.
17-16-510.5Hazards and emergency procedures:
17-16-510.5.1Describe hazards, if any, of fire, explosion and other dangers to
the health, safety and welfare of employees and the general public.
17-16-510.5.2Describe hazards, if any, of environmental damage and
contamination due to solid waste, hazardous waste, petroleum products,
hazardous, toxic, and explosive substances or materials used at, or
activities taking place at, the proposed facility.
17-16-510.5.3Describe emergency procedures to be used in the event of fire,
explosion or other event which may endanger the public health, safety and
welfare.
17-16-510.6The applicant shall supply an analysis of non-structural alternatives to the
Project, such as conservation of energy use, no development or management
(different scheduling, conservation programs, facility design, land trades etc.), if
applicable.
17-16-510.7The applicant shall supply an analysis of structural alternatives to the
Project, such as alternate locations and routes, alternative types of facilities, use of
existing rights-of-way, and joint use of rights-of-way with other utilities and
upgrading of existing facilities.
17-16-510.8Detailed description of the need for the proposed development or activity,
including but not limited to:
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17-16-510.8.1The present population of the area to be served and the total
population to be served when the project is operating at full capacity.
17-16-510.8.2The predominant type of users or communities to be served by
the proposal.
17-16-510.8.3The percentage of the design capacity at which the current
system is now operating.
17-16-510.8.4If the proposal is for construction of a new facility and the
capacity of that facility exceeds a ten-year projected increase in demand, a
detailed explanation of the excess service capacity and the cost of the
excess capacity.
17-16-510.8.5The relationship of the proposal to the applicant's long-range
planning and capital improvement programs.
17-16-510.8.6A description of the user needs and user patterns to be fulfilled
by the proposed Project.
17-16-510.8.7A description of the relationship of the Project to other existing
and planned utility facilities of a similar nature, other communication or
energy generation and transmission facilities, local government capital
improvement programs and special district expansion programs.
17-16-510.9Environmental impact analysis.
17-16-510.9.1Land use:
17-16-510.9.1.1Specify how the proposed development will utilize
existing easements or rights-of-way for any associated distribution
or collector networks.
17-16-510.9.2Information regarding other utility facilities:
17-16-510.9.2.1A map showing each existing major facility of a public
utility within the City of the type proposed for development.
17-16-510.9.2.2The design capacity of each such facility, the excess
capacity of each such facility and the percentage of capacity at
which each such facility operates.
17-16-510.9.2.3Whether present facilities can be upgraded to
adequately accommodate a ten-year projected increase in demand
for services to be offered by the proposed project.
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17-16-510.10Applicants seeking a permit for the site selection and construction of a
power plant shall submit, in addition to those requirements set forth above, a map
locating and describing resource areas to be utilized as sources of energy.
17-16-510.11Applicants seeking a permit for the site selection and construction of
transmission lines or substations shall submit the following additional documents
and information:
17-16-510.11.1Computer modeled electromagnetic field measurement within
the proposed transmission line easement for that portion of the
transmission line between substations or transition sites; and
17-16-510.11.2Measures taken to comply with the concept of prudent avoidance
with respect to planning, siting, construction and operation of transmission
lines, which may be those steps taken to comply with 4 CCR 723-3
Section 3206(9)(b) or similar authority, for projects where other similar
authority is applicable.
17-16-511Review Criteria
A permit to conduct site selection and construction of a major facility of a public utility
shall be approved if the Permit Authority finds the application complies with the following
criteria and the relevant criteria at Section 17-16-234. If the Permit Authority finds the
application does not comply, the application shall be denied or may be approved with conditions.
17-16-511.1All reasonable alternatives to the proposed action, including use of
existing rights-of-way and joint use of rights-of-way wherever uses are
compatible, have been adequately assessed and the proposed action represents the
best interests of the people of the City and presents the best utilization of
resources in the impact area.
17-16-511.2A satisfactory program to mitigate and minimize adverse impacts has been
presented.
17-16-511.3No electric transmission line or pipeline shall be constructed, located,
relocated, reconstructed, enlarged or upgraded prior to receiving the written
approval of the Director and the City’s Director of Public Works, except to cross
such road at or near a perpendicular angle or to provide service to an individual
utility customer.
17-16-511.4Electric transmission lines and pipelines shall be located so as to
discourage traffic congestion, incompatible uses, and expansion of the demand for
government services beyond the reasonable capacity of the community or region,
and to avoid unreasonable or burdensome expenditure of public resources.
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17-16-511.5Major facilities of a public utility shall be administered so as to minimize
disruption of the service provided by the utility and preserve desirable existing
community patterns.
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Exhibit A
ORDER OF
DESIGNATION OF ACTIVITY
OF STATE INTEREST
Pursuant to Section 24-65.1-101, et seq., C.R.S., on the 13th day of January, 2014, the
City Council of the City of Pueblo, Colorado, a Colorado municipal corporation, designated the
following as activities of state interest:
Efficient utilization of municipal and industrial water projects;
Site selection and construction of major new domestic water and sewage
treatment systems and/or major extension of existing domestic water and sewage
treatment systems; and
Site selection and construction of major facilities of a public utility.
The boundaries of the area so designated are the city limits of the City of Pueblo. Such
activities may not be conducted within the incorporated area of the City of Pueblo without a
permit issued pursuant to regulations of the City of Pueblo. The regulations applicable to the
designated matters of state interest are located in Title XVII, Chapter 16 of the Pueblo Municipal
Code, Sec. 17-16-101 et seq. Procedures for obtaining such a permit are available at the Planning
and Community Development Department, 211 East D Street, Pueblo, CO 81003.
PRESIDENT OF THE CITY COUNCIL
ATTESTED BY:
CITY CLERK
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Exhibit B
APPLICATION FOR A PERMIT TO CONDUCT A
DESIGNATED ACTIVITY OF STATE INTEREST
OR TO ENGAGE IN DEVELOPMENT IN A
DESIGNATED AREA OF STATE INTEREST
To: Permit Authority, City of Pueblo
Re: _______________________________________________________________________,
as a matter of state interest.
From: (Applicant's Name)
(Address)
(Telephone)
Date Submitted:
Date Received and Accepted as Complete:
Matter of State Interest.
1.
The applicant requests that a permit be issued for each of the items checked below:
A permit to conduct one or more of the following matters of state interest:
( ) Efficient utilization of municipal and industrial water projects
( ) Site selection and construction of major new domestic water and sewage
treatment systems and/or major extension of existing domestic water and sewage
treatment systems
( ) Site selection and construction of major facilities of a public utility
Proposed Activity or Development.
2.
General description of the specific activity or development proposed:
Location of Development:
3.
A general, nonlegal description and the popular name, if any, of the tract of land upon
which the activity or development is to be conducted:
Legal Description.
4.
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The legal description, including the acreage, of the tract of land upon which the
development or the activity is to be conducted, by metes and bounds or by government
survey description: (attach additional sheets if necessary):
Owners and Interests.
5.
Set out below the names of those persons holding recorded legal, equitable, contractual
and option interests and any other person known to the applicant having any interest in
the property described in paragraph 4, above, as well as the nature and extent of those
interests for each person, provided that such recorded interests shall be limited to those
which are recorded in the Pueblo County Clerk and Recorder's Office, the land office of
the Bureau of Land Management for this State, the Office of the State Board of Land
Commissioners of the Department of Natural Resources, or the Secretary of State's Office
of this State (attach additional sheets if necessary):
Submission Requirements.
6.
Submission requirements described in the Guidelines and Regulations for Areas and
Activities of State Interest of the City of Pueblo for each of the activities or areas checked
in paragraph 1 above, are attached to this application. Those attachments are identified,
by letter or number, and described by title below:
Additional Information Required:
7.
Attach any additional information required by the Guidelines and Regulations, and as
may be required by the Planning Department Director..
Duration of Permit.
8.
The Applicant requests a permit for a period of ________ years.
Application Fee.
9.
The required application fee is submitted herewith.
APPLICANT:
By:________________________________
(Name)
(Title)
The City reserves the right to require the Applicant to submit additional forms and
checklists as deemed necessary and appropriate by the Director.
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Exhibit C
PERMIT
ISSUED TO CONDUCT A
DESIGNATED ACTIVITY OF STATE INTEREST
OR
TO ENGAGE IN DEVELOPMENT IN A
DESIGNATED AREA OF STATE INTEREST
IN THE
CITY OF PUEBLO, COLORADO
Pursuant to Guidelines and Regulations for Areas and Activities of State Interest of the
City of Pueblo heretofore adopted by the City Council, the City has received an application from
____________________________ (hereinafter "Applicant") for a permit to conduct the
following matter(s) of state interest:
and has approved that application.
This permit authorizes the Applicant:
To conduct the following activity / development:
1.
On the following-described tract of land:
2.
For the following period: ___________, 20____; expiring ___________, 20____.
3.
In accordance with the plans and/or specifications approved by the Permit Authority on
4.
__________________, 20____, as well as the guidelines for administration adopted by the City
for:
[insert matter of state interest]
On the condition that the Applicant proceeds in conformity with all applicable federal
5.
and state statutes, regulations and permits as well as all applicable local land use controls
including, but not limited to, applicable comprehensive or master plans, subdivision regulations,
zoning and building codes.
And on the following additional conditions:
6.
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This permit shall not be effective until the Applicant has filed the proper security with the
Permit Authority, pursuant to provisions of the Administrative and Permit Regulations in the
amount of ($_____________).
This permit is valid for use only by the Applicant and may not be transferred, except as
permitted by the Administrative and Permit Regulations. In the event that the Applicant fails to
take substantial steps to initiate the above development or activity within twelve (12) months
from the date of this permit or, if such steps are taken, in the event the Applicant fails to
complete the development or activity with reasonable diligence, this permit may be revoked by
the Permit Authority.
Date: ___________________, 20___
CITY OF PUEBLO PERMIT AUTHORITY
___________________________________
By: President of the City Council
ATTEST:
____________________________________
City Clerk
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