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Land Use Change Permits
There is no zoning in Gunnison County. Any change to a parcel (whether it's a boundary line adjustment, a subdivision, a theme park, a mining operation, or any other use or alteration of the property) must obtain a Land Use Change Permit, which approves a specific use, but does not establish a zone for the area in which the parcel's located. The classification of a parcel by the Gunnison County Assessor's office for taxing purposes does not necessarily indicate an approved use for the property.
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Land Use Resolution
The Gunnison County Land Use Resolution, adopted in 1978 and amended many times since, is the regulation that governs most land development in the unincorporated areas of Gunnison County. Gunnison County established zoning in the early 1960’s, then abandoned zoning to adopt a "performance-based" (or "form-based") land use regulation. The Resolution evaluates an application on its ability to mitigate the impacts it creates, based on locational, design, infrastructure and resource protection standards.
Click HERE for a zipped .pdf version of the Resolution. In its .pdf form, the document is approximately 3.1 MB. We are unable to post the document for viewing online due to limited size alloted for our website bandwidth. You must have a software program on your computer that will unzip the document. We apologize for the inconvenience.
The Resolution is available in hard copy for $35, on disk in Microsoft Word and Adobe Acrobat .pdf for $35. The disk and the hard copy version can be purchased together for $50.
Classification of uses
Proposed uses are classified into four impact classifications, based upon the level of impact the Gunnison County Planning Commissions and Boards of Commissioners have determined a use is likely to have on its neighbors and the community:
Why does it take so long to get through the Land Use Change review process and get a final decision?
Gunnison County, in compliance with requirements of the State of Colorado, has established a process for each type of development application. Each process has specific steps that must occur in sequential order, and many steps have specific time deadlines that need to be met in order for the process to continue on schedule. The entire development review process and schedule is intended to meet State mandated legal notice requirements and the needs of many different parties, including the applicant, several internal and external reviewing agencies, nearby property owners, the applicable County advisory boards, and the Board of County Commissioners. The number of applications currently being reviewed by the Community Development Department staff, the Planning Commission and Board also can affect when an application is able to be placed on an agenda. Projects can also be delayed due to the applicant’s (or their representatives') delay in providing adequate information.
It is the Community Development Department's responsibility to move applications through the development review process as quickly as possible without hampering the ability of interested and involved parties to conduct a thorough review.
Why does the County have all these land use rules? Why can’t I just do what I want with my property?
Federal and State land use laws and regulations aside, the County has established land use regulations to manage growth and development responsibly. Citizens themselves, through their opportunity to vote for their elected officials, and to participate in public meetings, affect what kind of regulations the County adopts. The Gunnison County Land Use Resolution has been amended (cussed and discussed) several times since its adoption in 1978, and each amendment process involves a significant amount of public involvement and debate. Any member of the public, as well as the Board of Commissioners, Community Development Department staff or Planning Commission may initiate an amendment at any time. The document sets forth the general principles and strategies to be used by the County to guide growth and development, as shaped by the public, successive Boards of Commissioners and Planning Commissioners.
Why does the Community Development Department suggest that I have a neighborhood meeting before I submit my application?
A neighborhood meeting is suggested for many Land Use Change Permit applications to provide the opportunity for the applicant to present the proposed project to nearby residents and property owners who may be affected by the proposal. We generally suggest that the applicant meet with the neighbors before the time the applicant finalizes his/her application to the Community Development Department, so that he/she can consider the comments received at the neighborhood meeting and have the opportunity to adjust the project if he/she chooses. The neighborhood meeting is intended to help the developer design applications that are more likely to result in development that accommodates both the neighbors and the developer.
Can the Board of County Commissioners or Planning Commission deny an application just because the neighbors don’t like it?
The Gunnison County Land Use Resolution contains review criteria for each of the various types of Land Use Change Permit applications. Under law, the Board of County Commissioners and Planning Commission must use those listed review criteria as reasons to approve or deny a given application. There are some review criteria that call for judgment; for example, when the review criteria is "compatibility.” In these cases, a majority vote of the decision-making body rules.
Check our "LINKS" page for other resources that can help developers and interested members of the public during the Land Use Change Permit application review process.
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Administrative Review Projects
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Administrative Review Projects are reviewed and acted on by staff, and generally require no public hearing nor any meetings with the Planning Commission or Board of Commissioners.
Land uses that are classified as Administrative Review Projects that do NOT require Land Use Change Permits
The following Administrative Review projects require a Building Permit, an Individual Sewage Disposal System Permit, an Access Permit, Reclamation Permit, or other County permit, but do not require an additional Land Use Change Permit; such projects must comply with all the other requirements of the Gunnison County Land Use Resolution
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A.
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EXEMPT PRIMARY RESIDENCE SMALLER THAN 9,000 SQ. FT.
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A primary residence smaller than 9,000 sq. ft. that is exempted by Section 1-106: Partially Exempted Land Use Changes. The residence may include an attached garage no larger than 1,000 sq. ft., which shall not be calculated in the total square footage allowed for the residence.
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B.
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SECONDARY STRUCTURES AND USES.
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The following secondary structures and uses, pursuant to Section 9-101: C: Secondary Structures and Uses That Do Not Require a Land Use Change Permit:
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1
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BARNS AND OTHER AGRICULTURAL BUILDINGS ON AN AGRICULTURAL OPERATION. A barn or other agricultural building used in conjunction with an agricultural operation.
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2
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FENCES. Fences, which shall comply with Section 13-113: Fencing. GARDENS AND GREENHOUSES. Private non-commercial gardens and greenhouses.
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3
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ONE 120 SQ. FT. STORAGE SHED ON ONE-ACRE OR LARGER PARCEL. One storage shed 120 sq. ft. or smaller, on a parcel an acre or larger.
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4
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HORSE/HAY SHED 500 SQ. FT. OR SMALLER ON ANY SIZE PARCEL. A horse/hay shed 500 sq. ft. or smaller for sheltering horses or other livestock, or for storing hay, that is not part of an agricultural operation.
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5
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BARNS IN APPROVED SUBDIVISIONS. Barns located in approved subdivisions in which there are adopted protective covenants that allow barns and that have been approved by Gunnison County.
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6
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DETACHED GARAGE AND/OR SHOP 750 SQ. FT. OR SMALLER. A detached garage or shop, or combination of those uses in one structure, 750 sq. ft. or smaller.
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7
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ONE STORAGE SHED 120 SQ. FT. OR SMALLER ON PARCEL SMALLER THAN ONE ACRE. One storage shed, 120 sq. ft. or smaller, on a parcel smaller than one acre
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8
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TWO STORAGE SHEDS 120 SQ. FT. ON ONE-ACRE OR LARGER PARCEL. Two storage sheds, each no larger than 120 sq. ft., on a parcel an acre or larger.
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9
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GARDENS AND GREENHOUSES THAT ARE HOME OCCUPATIONS. Gardens and greenhouses that are home occupations created and operated pursuant to Section 9-102: Home Occupations.
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10
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POOLS AND RECREATION FACILITIES. Private swimming pools and private recreation facilities associated with a primary residence, and not part of a private club or membership group.
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11
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INTEGRATED SECONDARY RESIDENCE 600-850 SQ. FT. ON ANY LEGAL LOT. An integrated secondary residence 600-850 sq. ft. in a primary residence on any legal lot that meets the standards pursuant to Section 9- 101: F: Standards for Integrated Secondary Residence.
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12
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ONE HOME OCCUPATION. One home occupation, pursuant to Section 9-102: Home Occupations.
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C.
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CAMPING.
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Camping in a recreational vehicle or other camping shelter on an individual parcel pursuant to Section 9-509: C: No Land Use Change Permit Required For Camping in a Recreational Vehicle or other Camping Shelter on an Individual Parcel.
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D.
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SPECIAL EVENTS.
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A special event, pursuant to Section 9-501: Special Events.
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E.
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TEMPORARY STRUCTURES.
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Temporary structures, pursuant to Section 9-502: Temporary Structures.
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F.
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SATELLITE DISHES.
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Satellite dishes, pursuant to Section 9-503: Satellite Dish Devices.
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G.
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ATTACHED WIRELESS TELECOMMUNICATIONS DEVICE.
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Attached wireless telecommunications device, pursuant to Section 9-504: Attached Wireless Telecommunications Devices.
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H.
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KEEPING OF LIVESTOCK NOT ON AN AGRICULTURAL OPERATION.
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Keeping of livestock not on an agricultural operation, pursuant to Section 9-508: Keeping of Livestock Not on an Agricultural Operation.
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I.
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SITE APPROVAL APPLICATION FOR WATER SUPPLY OR WASTEWATER TREATMENT SYSTEM.
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The Colorado Department of Public Health and Environment’s site approval application for a proposed expansion or alteration of an existing wastewater treatment system.
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J.
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DISTRIBUTION OR SERVICE LINE TO PRIMARY RESIDENCE.
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A distribution or service line providing service to a single primary residence, multiple family residences, or other residence that would not otherwise require a Land Use Permit under the requirements of the Gunnison County Land Use Resolution.
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K.
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ALTERATION AND REPAIR OF EXISTING SERVICE LINES OR DISTRIBUTION LINES.
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Conversion of above-ground distribution lines or service lines to underground distribution or service lines located substantially within an existing utility easement.
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Land uses that are classified as Administrative Review Projects that require Land Use Change Permits
The following types of projects are classified as Administrative Review projects that require Land Use Change Permits; Sections refer to sections within the Gunnison County Land Use Resolution:
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A.
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PRIMARY RESIDENCE 9,000 SQ. FT. OR LESS, IN EXISTING PLATTED SUBDIVISION.
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A primary residence smaller than 9,000 sq. ft., located within an existing platted subdivision. The residence may include an attached garage no larger than 1,000 sq. ft., which shall not be calculated in the total square footage allowed for the residence.
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B.
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AGGREGATE RESIDENTIAL SQUARE FOOTAGE LESS THAN 12,500 SQ. FT.
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On one parcel The aggregate square footage of structures less than 12,500 sq. ft., (excluding from the calculation horse/hay sheds less than 500 sq. ft., one 120 sq.ft. storage shed, and a private greenhouse), that may include:
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1
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RESIDENTIAL LIVING AREA 9,000 SQ. FT. OR LESS.
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9,000 or less sq. ft. of residential living area (one single-family residence, or any combination of a primary single-family residence, an integrated secondary residence, and/or a detached secondary residence allowed by Section 9-101: Uses Secondary to a Primary Residence); and
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2
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ATTACHED GARAGE(S).
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A garage or garages that together are no larger than 1,000 sq. ft., and that are attached to the primary residence.
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C.
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SECONDARY STRUCTURES AND USES.
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The following secondary structures and uses, pursuant to Section 9-101: D: Secondary Structures and Uses That Require a Land Use Change Permit:
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1
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INTEGRATED SECONDARY RESIDENCE 851-1,200 SQ. FT. ON 35-ACRE TRACT CREATED AFTER EFFECTIVE DATE OF THIS RESOLUTION. An integrated secondary residence 1,200 sq. ft. or smaller in a primary residence on a 35-acre tract created after the effective date of this Resolution.
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2
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DETACHED SECONDARY RESIDENCE 2,500 SQ. FT. OR SMALLER ON LEGAL LOT. A detached secondary residence of 2,500 sq. ft. or less, located on a legal lot smaller than 35 acres.
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3
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DETACHED SECONDARY RESIDENCE 3,500 SQ. FT. ON 35-ACRE OR LARGER TRACT. A detached secondary residence of 3,500 sq. ft. or less, located on a tract of land 35-acres or larger.
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4
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SECONDARY STRUCTURE INTENDED ONLY FOR SLEEPING AND HAS NO KITCHEN. A secondary structure without a kitchen that is to be used only for sleeping facilities. It shall comply with the requirements of the Gunnison County Individual Sewage Disposal System Regulations.
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5
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MORE THAN ONE HOME OCCUPATION. More than one home occupation, pursuant to Section 9-102: Home Occupations.
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6
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HORSE/HAY SHED LARGER THAN 500 SQ. FT. ON PARCEL ONE-ACRE OR LARGER. A horse/hay shed larger than 500 sq. ft., for sheltering horses or other livestock or for storing hay, on a parcel one acre or larger, that is not part of an agricultural operation.
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D.
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MOBILE HOME NOT IN A MOBILE HOME COMMUNITY.
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A mobile home proposed to be located on an individual parcel of land not in a mobile home community, but adjacent to a subdivision whose protective covenants do not address, or expressly prohibit mobile homes within the subdivision, pursuant to Section 9-202: Individual Manufactured and Mobile Homes.
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E.
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BOUNDARY LINE ADJUSTMENT.
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An application to adjust the lot line between adjacent parcels or lots in platted approved subdivisions when the adjustment is in compliance with Section 5-103: Standards for Approval of Administrative Review Projects.
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F.
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LOT CLUSTERS.
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An application to eliminate the lot lines separating adjacent lots that are commonly owned.
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G.
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CORRECTION PLAT.
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An application to correct a technical error in a subdivision plat that has been approved and recorded.
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H.
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REPAIR OF EXISTING DISTRIBUTION LINES.
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Repair of existing distribution lines located substantially within an existing utility easement.
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I.
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ALTERATION OF APPROVED BUILDING ENVELOPES.
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Alterations of building envelopes on lots that were approved as an element of a Land Use Change Permit.
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J.
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SUBDIVISION EXEMPTION TO “VALIDATE” AN EXISTING LOT.
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Pursuant to C.R.S. 30-28-101 (10) (d)., the “validation” of a lot that existed prior to the effective date of this Resolution, but did not exist before September 27, 1972 and has not been reviewed and approved by the County as a legally subdivided lot “legal lot”).
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K.
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EXPANSION OR CHANGE OF COMMERCIAL OR INDUSTRIAL USE TO TOTAL SIZE OF 5,000 SQ. FT. OR ONE ACRE OR LESS.
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Expansion or change of a commercial or industrial use existing as of the effective date of the Gunnison County Land Use Resolution (January 8, 2001), when the expansion will result in the use having a total size of less than 5,000 sq. ft. of a structure, or one acre of land.
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L.
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PLAT FOR APPROVED CONDOMINIUMS/TOWNHOME PROJECT.
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A constructed condominium or townhome project, or individual phase of a condominium or townhome project, for which a Land Use Change Permit has been approved for the overall development.
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M.
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LIMITED MINERAL EXPLORATION.
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Limited mineral exploration (activities related to proving up a patented mining claim pursuant to federal law), as addressed in Section 9-402: C.3: Limited Mineral Exploration.
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N.
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UNDERGROUND MINERAL EXPLORATION.
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An application for underground mineral exploration for operations existing as of the effective date of this Resolution, as addressed in Section 9-402: D: Extension and Expansion of Current Underground Mineral Exploration Required to File Notice of Activity.
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O.
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EXTRACTION OF CONSTRUCTION MATERIALS.
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Extraction of construction materials that generates more than 300 cubic yards, per Section 9-402: C. 1: Limited Construction Material Extraction.
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Forms and information sheets for Administrative Review Projects that require Land Use Change Permits
- Click HERE for a .pdf copy of the Administrative Review Project application form.
- Click HERE for a .pdf copy of the Administrative Review Project Information Sheet, which includes the review process that is required by the Gunnison County Land Use Resolution
- Click HERE for a .pdf copy of the illustrated timeline for the Administrative Review Project review process.
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Minor Impact Project forms and information sheets
- Click HERE for a .pdf copy of the Minor Impact Project application form.
- Click HERE for a .pdf copy of the Minor Impact Project Information Sheet, including the review process, as required by the Gunnison County Land Use Resolution.
- Click HERE for a .pdf copy of the illustrated timeline for the Minor Impact Project review process.
- Click HERE for a .pdf copy of submittals required for final action on a Minor Impact Project, as required by the Gunnison County Land Use Resolution
Land uses that are classified as Minor Impact Projects
The following uses are classified and reviewed as Minor Impact projects:
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A.
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2-4 UNITS.
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2-4 units that are subdivision lots, duplex units, or multiple-family residences, except as allowed pursuant to Section 9-101: D. 2: Secondary Structures and Uses Classified as Minor Impact Projects.
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B.
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LARGE PARCEL INCENTIVE PROCESS (LPIP) PROJECT.
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Large Parcel Incentive Process developments, pursuant to Section 14-102: Large Parcel Incentive Process.
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C.
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PRIMARY RESIDENCE 9,000 SQ. FT. OR LARGER.
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A primary residence 9,000 sq. ft. or larger. The residence may include an attached garage no larger than 1,000 sq. ft., which shall not be calculated in the total square footage allowed for the residence, pursuant to Section 13-105: Residential Building Sizes and Lot Coverages.
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D.
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AGGREGATE SQUARE FOOTAGE OF 12,500 OR MORE SQ. FT.
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An aggregate of 12,500 or more sq. ft. of residential living area (one single-family residence, or any combination of a primary single-family residence, an integrated secondary residence, and/or a detached secondary residence allowed by Division 9-100: Secondary Uses and Activities on one parcel, pursuant to Section 13-105: Residential Building Sizes and Lot Coverages.
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E.
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AGGREGATE SQUARE FOOTAGE GREATER THAN 45 PERCENT OF AREA.
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An aggregate square footage of structures that exceeds 45 percent of the total area of one parcel, pursuant to Section 13-105: Residential Building Sizes and Lot Coverages.
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F.
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INTEGRATED SECONDARY RESIDENCE 1,200 OR MORE SQ. FT.
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An integrated secondary residence 1,200 sq. ft. or larger within a primary residence located on a legal lot smaller than 35 acres, or on any 35-acre or larger tract.
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1
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NO DETACHED SECONDARY RESIDENCE ALLOWED. If an applicant elects to include this size integrated secondary residence within a primary residence, no detached secondary residence is allowed.
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G.
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DETACHED SECONDARY RESIDENCE LARGER THAN 2,500 SQ. FT. ON LEGAL LOT SMALLER THAN 35 ACRES.
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A detached secondary residence, larger than 2,500 sq. ft., on a legal lot smaller than 35 acres.
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H.
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DETACHED SECONDARY RESIDENCE LARGER THAN 3,500 SQ. FT. ON 35-ACRE OR LARGER TRACT CREATED AFTER THIS RESOLUTION.
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A detached secondary residence larger than 3,500 sq. ft. on a 35-acre or larger tract created after the effective date of this Resolution.
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I.
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MORE THAN ONE SECONDARY RESIDENCE ON A LEGAL LOT OR TRACT.
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More than one secondary residence on a legal lot or tract, except as allowed pursuant to Section 9-101: Uses Secondary to a Primary Residence.
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J.
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DEVELOPMENT REQUIRING DETAILED RIDGELINE VANTAGE VISIBILITY ANALYSIS.
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Any development other than a project classified as a Major Impact project, and for which a detailed ridgeline vantage visibility analysis is required, pursuant to Section 11-108: F: Impact Classification.
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K.
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CLEARING OF MORE THAN 7500 SQ. FT. OF LAND.
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Clearing of more than 7,500 sq. ft. of land not related to activities permitted by a Building Permit, an ISDS Permit, or Access Permit, or an agricultural operation.
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L.
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NEW COMMERCIAL, INDUSTRIAL 5,000 SQ. FT., OR FIVE ACRES OR LESS.
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A new commercial or industrial structure equal to or less than 5,000 sq. ft: or a new commercial or industrial use developed on five acres or less.
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M.
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5.000-9,999 SQ. FT. EXPANSION OF COMMERCIAL OR INDUSTRIAL USE.
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A 5,000–9,999 sq. ft. expansion of a commercial or industrial use, existing as of the effective date of this Resolution.
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N.
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FREESTANDING WIRELESS TELECOMMUNICATION STRUCTURE.
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Construction and siting of a freestanding wireless communication structure, building, pole, tower or antenna that provides wireless telecommunications services, pursuant to Section 9-505: Freestanding Wireless Telecommunication Structures.
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O.
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SMALL NEW OR EXPANDED MINING OPERATION.
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A new, or expansion of a mining operation that operates for no more than 180 days per year, produces fewer than 10,000 tons of ore/waste per year and affects no more than two surface acres of land, pursuant to Division 9-400: Exploration, Extraction and Processing of Minerals and Construction Materials.
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P.
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CONSTRUCTION MATERIALS OPERATION RELATED TO CONSTRUCTION OF PUBLIC ROAD.
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Any sand, gravel, or quarry operation providing material for public road construction that will operate for less than two years.
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Q.
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GENERAL ROAD CUTTING OR CONSTRUCTION.
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Road cutting or construction, except that cutting or construction and maintenance of a road that provides access solely for an agricultural operation shall not be classified as a Minor Impact project, and shall not require review.
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R.
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SUBDIVISION PLAT VACATION, AMENDMENT OR REPLAT.
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Vacation, amendment or replat of a recorded subdivision plat.
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S.
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TRANSMISSION LINES.
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Upgrade of an existing utility transmission line(s) within an existing easement(s), but not including a project for which a Land Use Change Permit has been granted in which the design, construction and impacts of the utility line were reviewed and approved.
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T.
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BED AND BREAKFAST.
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Bed and breakfast business, pursuant to Section 4-103: Bed and Breakfast.
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U.
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CHILD CARE CENTER.
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A child care center, pursuant to Section 9-506: Child Care Center.
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V.
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GROUP HOME.
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A group home, pursuant to Section 9-507: Group Home.
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W.
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WATER IMPOUNDMENT PROJECTS CLASSIFIED AS CLASS II DAMS.
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New projects or facilities, or expansion of existing projects or facilities, that involve the design, construction and operation of a water impoundment that includes a dam classified by the Colorado Division of Water Resources as a Class II dam, pursuant to Section 13-118: Water Impoundments.
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X.
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EXPANSION OR EXTENSION OF SNOWPLOWING.
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Expansion or extension of snowplowing, pursuant to Section 11-110: F: Expansion or Extension of Snowplowing.
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Y.
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COMMERCIAL WEDDING SITE.
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The site on which weddings are regularly or frequently conducted as a commercial operation, irrespective of the number of people or vehicles generated by the wedding event.
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Major Impact Projects require the consideration by the County of a Sketch Plan, Preliminary Plan, and Final Plan, in that order. This Section provides an overview of what is expected to occur during reviews of each of those plans. Each step is a distinct process involving the submittal of an application, an application fee, required plans and reports, referrals of the proposal to other agencies, staff analysis, work sessions and public hearings. At each step of the process the design and engineering detail increases in order to relieve the applicant from major and potentially unnecessary expenses in situations that may require a redesign and a revision of expensive engineering or planning reports. Approval at any step in the process does not ensure approval at the next step.
Land uses that are classified as Major Impact Projects
The following uses are classified and reviewed as Major Impact projects. Sections refer to sections with the Gunnison County Land Use Resolution.
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A.
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MORE THAN FOUR UNITS.
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More than four units that are subdivision lots, duplex units, or multiple-family residences.
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B.
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NEW COMMERCIAL, INDUSTRIAL LARGER THAN 5,000 SQ. FT. OR FIVE ACRES.
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A new commercial or industrial use of more than 5,000 sq. ft. of structure, or on a parcel of more than five acres, or which, because of projected traffic, hours of operation, or type of use, may be classified as a Major Impact project, or would be the first instance of a commercial or industrial land use in an area in which no other commercial or industrial land use currently exists.
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C.
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EXPANSION OF COMMERCIAL OR INDUSTRIAL USE OF 10,000 SQ. FT. OR MORE.
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Expansion of a commercial or industrial use, existing as of the effective date of this Resolution, of 10,000 sq. ft. or more.
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D.
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LARGE NEW OR EXPANDED MINING OPERATIONS.
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New or expanded mining operations that operate for more than 180 days per year, produces more than 10,000 tons of ore/waste per year, or affects more than two surface acres of land, pursuant to Division 9-400: Exploration, Extraction and Processing of Minerals and Construction Materials.
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E.
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LARGE CONSTRUCTION MATERIALS OPERATIONS.
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Any sand, gravel or quarry operation providing material that will operate for more than two years, pursuant to Division 9-400: Exploration, Extraction and Processing of Minerals and Construction Materials. Larger operations may require review under the Gunnison County Special Development Projects Regulations.
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F.
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WATER IMPOUNDMENT PROJECTS CLASSIFIED AS CLASS I DAMS.
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New projects, or facilities, or expansion of existing projects or facilities, that involve the design, construction and operation of a water impoundment that includes a dam classified by the Colorado Division of Water Resources as a Class I dam, pursuant to Section 13-118: Water Impoundments.
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G.
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TRANSMISSION LINES.
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Construction of a new transmission line(s) in an area in which no line(s) currently exists, but not including a project for which a Land Use Change Permit has been granted in which the design, construction, location and impacts of the utility line(s) were reviewed and approved.
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H.
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PRECEDENT FOR FUTURE LAND USE THAT IS DIFFERENT THAN EXISTING USE.
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Any proposal that sets a precedent for future land use that is significantly different than existing land uses in the impact area.
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Sketch Plan
SKETCH PLAN IS EXPLORATORY. Sketch Plan review provides an opportunity for the County, the applicant, and the public to engage in an exploratory discussion of a proposed land use change, to examine alternative approaches to development of the property, to participate in a process of joint planning and negotiation between the County and the applicant to promote development and land use change which is consistent with the intent and purposes of the Gunnison County Land Use Resolution.
SKETCH PLAN IS EXPECTED TO EVOLVE. Requirements of Sketch Plan direct the applicant to review specific sections of of the Gunnison County Land Use Resolution and submit a plan that has addressed issues important to the County. It is expected that the proposal will evolve during Sketch Plan review.
ENGINEERED DESIGNS AND DETAILED PLANS NOT REQUIRED NOR ACCEPTED AT SKETCH PLAN. To encourage the consideration of alternatives and to allow the Sketch Plan to evolve, detailed engineering plans and other overly detailed information shall not be required nor accepted by the County.
Sketch Plan forms and information sheets:
- Click HERE for a .pdf copy of the Sketch Plan application form.
- Click HERE for a .pdf copy of the Sketch Plan Information Sheet, including the review process, as required by the Gunnison County Land Use Resolution
- Click HERE for a .pdf copy of the illustrated timeline for Sketch Plan review.
Preliminary Plan
PRELIMINARY PLAN PROVIDES DETAILED SOLUTIONS AND DESIGN. Preliminary Plan review requires the applicant to formulate detailed, designed/engineered solutions to the issues and concerns identified during Sketch Plan review, and to address, in a site-specific manner, all other issues that are relevant to the Preliminary Plan. The burden in the Preliminary Plan review is on the applicant to provide detailed information and mitigation proposals for evaluation.
PRELIMINARY AND FINAL PLANS MAY BE COMBINED. The Preliminary Plan and Final Plan may be combined and processed together based upon consideration of the following factors: design, size, public concern, public facilities and services.
Preliminary Plan forms and information sheets:
- Click HERE for a .pdf copy of the Preliminary Plan application form.
- Click HERE for a .pdf copy of the Preliminary Plan Information Sheet, including the review process, as required by the Gunnison County Land Use Resolution.
- Click HERE for a .pdf copy of the illustrated timeline for Preliminary Plan review.
Final Plan
FINAL PLAN FORMALIZES PROJECT. The purpose of the Final Plan review procedure is to provide a permanent and accurate public record of the development plan: exact size, shape and location of all approved activities and uses, and, as applicable, lots, blocks, streets, easements and other parcels of land within the development, together with all applicable protective covenants, conditions, use restrictions and design and development criteria. A Final Plan or plat is required to conform in all respects to the Preliminary Plan previously reviewed and approved by the Board and must incorporate all modifications and special conditions required by the Board.
Final Plan forms and information sheets:
- Click HERE for a .pdf copy of the Final Plan application form.
- Click HERE for a .pdf copy of the Final Plan Information Sheet, including the review process, as required by the Gunnison County Land Use Resolution.
- Click HERE for a .pdf copy of the illustrated timeline for Final Plan Review.
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A boundary line adjustment allows the transfer of a portion of your parcel to an adjacent parcel, or the realignment of boundary lines between adjacent parcels, when there is no increase in the total number of parcels (if a a new parcel is to be created, it must go through the subdivision review process.)
A boundary line adjustment is classified as an Administrative Review Project, so is reviewed by the staff, and presented to the Board of Commissioners for signature of a plat. There is no public hearing. As an Administrative Review Project, the application must comply with these standards:
- COMPLY WITH APPLICABLE STANDARDS. The land use change shall comply with all applicable standards and other provisions of the Gunnision County Land Use Resolution.
- COMPATIBILITY WITH COMMUNITY CHARACTER. The proposed land use change shall be compatible with, or an enhancement of, the character of existing land uses in the area, and shall not adversely impact the future development of the surrounding area.
In addition, the application must comply with these ADDITIONAL STANDARDS APPLICABLE TO BOUNDARY LINE ADJUSTMENTS. The Community Development Department Director may approve an application for a boundary line adjustment if the following additional standards are met:
- INSUBSTANTIAL CHANGE. The purpose of the adjustment shall be to make an insubstantial boundary change between adjacent parcels; and
- NOT CREATE ADDITIONAL LOTS. The adjustment shall not create more than the original number of lots or parcels, nor provide the opportunity to create a new or additional lot for resale or development purposes, nor be used to increase the maximum allowable floor area for a parcel; and,
- MINIMUM LOT SIZE. Following the adjustment, the lots shall continue to meet any applicable minimum lot size standards of this Resolution, except in the case of a nonconforming lot, in which case the adjustment shall not increase the degree to which it is nonconforming.
Boundary Line Adjustment forms and information sheets:
- Click HERE for the .pdf Boundary Line Adjustment Information Sheet, which includes the special boundary line adjustment language for the plat.
- Click HERE for a .pdf copy of the Administrative Review Project application form.
- Click HERE for a .pdf copy of the illustrated timeline for the Administrative Review Project review process.
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Condminium and townhome projects are required to obtain Land Use Change Permits based upon their impact classification. Once those permits are obtained, construction of the projects may begin. Once the condominium or townhome structures are constructed, the developer is required to complete and Administrative Review Project application and to submit a final plat for review and signature by the Board of Commissioners.
- Click HERE for a .pdf copy of the Condominium and Townhome Information Sheet.
- Click HERE for information about Administrative Review Project review and timeline, and a .pdf copy of an application for an Administrative Review Project.
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You can have one home occupation in Gunnison County without having to get a Land Use Change Permit, so long as you operate within the “Standards for Operating a Home Occupation” that are included within the Gunnison County Land Use Resolution. If you want to have a business that is larger, includes activities that are conducted outdoors, has more employees or projected customers, or that otherwise involves activities that may change the character of an existing neighborhood, or if you want to have more than one home occupation, you’ll need to obtain a Land Use Change Permit. Gunnison County defines a home occupation as: ”... the conduct of a business, occupation, or trade in a residence or within another structure on the property on which a residence is located, that is incidental and secondary to the residential use and does not change the residential character of the property.”
Click HERE for a .pdf copy of the Home Occupations Information Sheet.
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If you want to combine adjacent lots for building, contact the Community Development Department (970) 641-0360 to complete the forms to do so. These are reviewed and approved at the staff level, so no other review is required. When clustering your lots you will complete both the Application to Combine Existing Parcels of Real Property and the Lot Cluster Agreement and Declaration Gunnison County, Colorado. The property owners will sign the application. The property owners will sign the agreement and have it notarized. You will be required to contact the utility providers in your area and have them vacate the utility easements. .PDF format of applicable documents to complete the lot cluster process:
- Click HERE for a .pdf copy of the Lot Cluster application form.
- Click HERE for a .pdf copy of the Lot Cluster Agreement form.
- Click HERE for a .pdf copy of the Lot Cluster Information Sheet.
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Gunnison County permits a subdivision exemption to "validate" an existing lot. Pursuant to C.R.S. 30-28-101 (10) (d)., the exemption permits the “validation” of a lot that existed prior January 8, 2001 (the effective date of the Gunnison County Land Use Resolution), but did not exist before September 27, 1972 and has not been reviewed and approved by the County as a legally subdivided lot, called a “legal lot."
The action is classified as an Administrative Review Project, that is reviewed by the staff and presented to the Board of County Commissioners for signature. There is no public hearing.
Subdivision Exemption forms and information sheets:
- Click HERE for a .pdf copy of the Subdivision Exemption Information Sheet.
- Click HERE for a .pdf copy of the Administrative Review Project application form.
- Click HERE for a .pdf copy of the Administrative Review Project Information Sheet, which includes the review process that is required by the Gunnison County Land Use Resolution
- Click HERE for a .pdf copy of the illustrated timeline for the Administrative Review Project review process.
APPLICATION FORM FOR SUBDIVISION EXEMPTIONS. In addition to completing the Administrative Project Review application form as specified in Section 5-104: Administrative Review Project Application, applications for subdivision exemption must include:
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SURVEY PLAT. A survey shall be submitted that includes the following:
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A.
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TITLE AND DESCRIPTION. It shall include the title, “Subdivision Exemption,” and reference the property description by township and range, or by lot, parcel or tract number, as appropriate.
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B.
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LEGEND. A legend shall be included on the survey mylar, clearly indicating the original boundaries, and the adjusted boundaries.
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SURVEYOR’S STATEMENT. A statement, followed by the land surveyor's signature and seal, certifying that the survey was performed by him/her or under his/her direct responsibility, supervision and check, and explaining how bearings, if used, were determined.
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ATTORNEY’S OPINION. Any survey plat for a subdivision exemption presented for approval shall contain this statement:
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Attorney’s Opinion I, (printed name of attorney), an attorney at law duly licensed to practice in the State of Colorado, hereby certify that I have examined title to all lands herein dedicated and subdivided. Such title is vested in _________________________ and is free and clear of all liens, defects, encumbrances, restrictions and reservations except as follows: (list same or indicate none).
Dated this ______ day of ______, 20 ___.
______________________
Attorney-at-Law
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E.
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BOARD OF COUNTY COMMISSIONERS. Any survey plat for a subdivision exemption presented for approval shall contain the following statements:
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Board of County Commissioners’ Approval The within plat of the subdivision exemption (name of plat title in capital letters) is approved this _____ day of _____, A.D. 20_____.
__________________________________________
Chairperson, Board of Gunnison County Commissioners
Attest:
_______________________________
Gunnison County Clerk and Recorder
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GUNNISON COUNTY CLERK AND RECORDER’S ACCEPTANCE. (To be placed in the lower right-hand corner of cover sheet.) Gunnison County Clerk and Recorder’s Acceptance:
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This survey was accepted for deposit in the office of the Clerk and Recorder of Gunnison County, Colorado, on this _____ day of_____, 20 _____.
Deposit Number _______. Time _______, Date ________.
_________________________________
Gunnison County Clerk and Recorder
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