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PERMITS
A. Purpose: The purpose of this Section is to provide a mechanism for enforcement of the regulations that apply to Adult Retail and Adult Entertainment uses in this UDC.
B. Applicability: Approval of an Adult Use Permit shall be required before any Adult Retail or Adult Entertainment use is conducted within the City.
C. Adult Use Permit Process:
1. Meetings and Decision:
a. The Manager shall review the Adult Use Permit application and shall approve, approve with conditions, or deny the petition based on the following criteria:
(1) Compliance with the review criteria in Section 7.5.409 (General Criteria for Approval);
(2) Compliance with the use-specific standards applicable to Adult Entertainment uses (Subsection 7.3.303B.1) and Adult Retail uses (Subsection 7.3.303G.1), as applicable;
(3) The subject property contains off-street parking in accord with the requirements of Part 7.4.10 (Parking and Loading);
(4) The building in which the use will take place has a Certificate of Occupancy which meets the requirements of Section RBC110 of the Building Code; and
(5) The facility holds valid local and State business licenses and local and State sales tax licenses, as applicable.
b. The Manager shall make a decision within ninety (90) days after receiving a complete application. (Ord. 23-03)
A. Purpose: The purpose of the Building Permit and Certificate of Occupancy procedure is to ensure compliance with all applicable provisions of this UDC, the Regional Building Code, and any applicable Utility Codes and City of Colorado Springs Fire Prevention Code and Standards.
B. Applicability:
1. It shall be unlawful to perform any work for which a building permit is required under Section RBC105.1 of the Regional Building Code without first obtaining a building permit.
2. A building permit shall not be issued for the construction or reconstruction of structures upon any land, or the addition to any building or structure situation on any land, unless one of the following applies:
a. The lot is platted;
b. A Waiver of Replat was issued for the land (see Section 7.5.522 (Waiver of Replat));
c. The applicant has acquired an administrative approval under Section 7.5.509 (Site Plan to Unplatted Lands);
d. The proposed alteration is limited to repair or modification of the interior of the structure, commonly known as an interior remodel, or modification of other structural elements exterior to but attached as part of the structure, such as roofing, windows, doors, siding, porch, stoop, stairway, deck, and patio/porch cover;
e. The property is a Lot of Record and one of the following apply:
(1) The addition to the principal structure is no larger than fifty (50) percent of the principal structure gross floor area; or
(2) The gross floor area of the addition of a detached accessory structure(s) is no larger than one hundred (100) percent of the gross floor area of the principal structure ; or the addition of a deck(s) or patio/porch cover(s) or both.
f. The construction takes place on public park lands and all the following apply:
(1) The property is in the PK or PF zone district;
(2) The park was deeded to the City prior to January 1, 1990;
(3) A detailed site plan with required dimensions is submitted with the Building Permit application and shows the existing site improvements and the
proposed improvements in relation to the site and adjacent properties;
(4) The proposed structure benefits the public in general; and
(5) The structure will not require a street extension.
3. A Building Permit may be withheld until utilities critical to the site are installed.
4. It is unlawful to commence occupancy of a structure unless a Certificate of Occupancy has been issued.
C. Building Permit Process:
1. Application Submission: Applications for building permits shall be submitted to the Building Official. If a Development Plan is required for the development in accordance with Section 7.5.515 (Development Plan), an approved Development Plan shall be submitted with the building permit application.
2. Decision by Building Official: The Building Official shall approve an application for a Building Permit only upon determining that the application complies with all applicable requirements. No Building Permit shall be issued until all applicable utility and subdivision fees have been paid.
D. Certificate of Occupancy Process:
1. Application Submission: Applications for Certificates of Occupancy shall be submitted to the Building Official.
2. Decision by Building Official: The Building Official shall issue a Certificate of Occupancy if the Official determines that the structure complies with all City codes and ordinances and the relevant provisions of the Regional Building Code, including Section RBC110 of the Regional Building Code. (Ord. 23-03)
A. Purpose: The purpose of this Section is to allow for approval of signage plans for a development that varies from the requirements of Part 7.4.13 (Signs).
B. Applicability: The Coordinating Sign Plan procedure applies to development eligible for a Coordinated Sign Plan in accord with Section 7.4.1308 (Coordinated Sign Plan).
C. Coordinated Sign Plan Process:
2. Meeting and Decision:
a. The Manager shall review the Coordinated Sign Plan application and shall approve, approve with conditions, or deny the application based on the following criteria:
(1) Compliance with Section 7.4.1308 (Coordinated Sign Plan); and
(2) Compliance with Section 7.5.409 (General Criteria for Approval)
b. If the Coordinated Sign Plan application is submitted in conjunction with an application that requires review and approval by the Planning Commission, FBZ Review Board, or City Council, such as a Development Plan in conjunction with a zoning map amendment, the Coordinated Sign Plan application shall be reviewed and decided by the decision-making body in conjunction with the other application. (Ord. 23-03)
A. Purpose: The purpose of the Front Yard Carport Permit is to facilitate the permitting of front yard carports while retaining the character of residential neighborhoods and ensuring that the standards of Subsection 7.3.304C (Carport or Garage, Accessory) are met.
B. Applicability: Approval of a Front Yard Carport Permit is required before erecting a carport in the front yard setback of a property.
C. Front Yard Carport Permit Process:
1. Notice Required: The Manager shall notify vicinity property owners of the application by mailed notice, pursuant to Subsection 7.5.406D.3 (Mailed (Letter) Notice).
2. Manager's Decision: The Manager shall review the Front Yard Carport Permit application and within ten (10) business days after the determination of application completeness and shall approve, approve with conditions, or deny the petition based on the following criteria:
a. Compliance with the standards applicable to carports in the front-yard setback in Subsection 7.3.304C (Carport or Garage, Accessory); and
b. Compliance with the Section 7.5.409 (General Criteria for Approval).
3. Post-Decision Actions and Limitations: A Front Yard Carport Permit shall expire if construction of the carport has not commenced within one (1) year of the date on which the permit was issued, or after the use commences shall expire upon the subsequent removal or destruction of the carport. (Ord. 23-03)
A. Purpose: The purpose of this Section is to allow for review of a plan for land disturbance or other activity on a property that will have impacts to grading and erosion control and to assure compliance with Part 7.4.6 (Grading and Erosion Control).
B. Applicability: The provisions of this Section apply to all construction activities within the City.
C. Grading and Erosion Control Permit Process:
1 . Application Submission: The application shall include all materials required in the Engineering Criteria.
2. Meetings and Decision: The Stormwater Enterprise Manager shall review the grading and erosion control application and approve, approve with conditions, or deny the application for a Grading and Erosion Control (GEC) Permit or an Associate GEC Permit based on compliance with the standards in Part 7.4.6 (Grading and Erosion Control) and the Engineering Criteria. (Ord. 23-03)
A. Purpose: This Section is intended to accommodate the desire of owners or occupants of residential dwelling units to operate accessory home occupations within their residences while mitigating the impacts on neighboring residents and ensuring that there are no substantial adverse effects on the residential character of the residential zone district.
B. Applicability:
1. All Home Occupations shall comply with the standards pursuant to Subsection 7.3.304I (Home Occupation, Accessory).
2. A Home Occupation Permit shall be obtained prior to the establishment of a home occupation that:
a. Has customers who enter upon the property;
b. Generates excessive traffic; or
c. Requires a Federal or State license or permit to operate, including the production or sale of firearms or ammunition.
C. Home Occupation Permit Process:
1. Manager's Decision:
a. The Manager shall review the Home Occupation Permit application and approve, approve with conditions, or deny the petition in accordance with Subsection 7.5.407D.1 (Manager), the standards applicable to home occupations in Subsection 7.3.304I (Home Occupation, Accessory), and the review criteria in Section 7.5.409 (General Criteria for Approval).
b. Only a denied Home Occupation Permit may be appealed to the Planning Commission.
2. Post-Decision Actions and Limitations: The Manager's decision on a Home Occupation Permit application is subject to the following:
a. Change in Operation: If any of the following occur after the approval of a Home Occupation Permit, the applicant shall submit a new application indicating the new or altered home occupation use, and the Manager shall review and make a decision on that home occupation in compliance with the standards applicable to home occupations in Subsection 7.3.304I (Home Occupation, Accessory):
(1) Any change in the approved home occupation's operation, including but not limited to expansion of the approved use;
(2) Any change in the approved home occupation's scope of business; or
(3) Any change to a permitted home occupation use that differs from the home occupation use that was originally established.
b. Expiration:
(1) A Home Occupation Permit does not run with the property but is issued to the specific owner of the property in a specific location. The permit shall expire upon sale or transfer of the property.
(2) In the event of a sale or transfer of the property, if the property owner is relocating within the City and choosing to continue operations, a new Home Occupation Permit for the new location is required. (Ord. 23-03)
A. Purpose: The purpose of this Section is to provide a mechanism for enforcement of the sign regulations in Part 7.4.13 (Signs) of this UDC to effectuate their purposes.
B. Applicability: Approval of a sign plan and issuance of a Sign Permit is required before erecting any sign as defined in this UDC and not exempted by Section 7.4.1303 (Exemptions). The use requesting the approval of a Sign Permit shall be legally established on the property for which the signage is being requested.
C. Sign Permit Review Process:
2. Manager's Decision: No Sign Permit shall be issued until a Building Permit has been issued, if applicable, in accord with Subsection 7.4.1304G (Issuance of Building Permit). The Manager shall review the application and approve, approve with conditions, or deny the application in accord with the standards in Part 7.4.13 (Signs), and the review criteria in Section 7.5.409 (General Criteria for Approval). (Ord. 23-03)
A. Purpose: The purpose of this Section is to allow new development or the modification of existing structures on unplatted lands in certain circumstances.
B. Applicability:
1. This Section applies only to land that meets one or more of the following conditions:
a. Land that was developed and within the City on February 13, 1951;
b. Land that was annexed to the City after February 13, 1951, but unplatted because platting was not required at the time that the land was developed;
c. A developed parcel of land that was created in El Paso County no later than September 1, 1972; or
d. Land that was owned by the City and used for park and recreation purposes prior to January 1, 1990.
2. Building Permits shall be issued without requiring platting only for a structural addition to one (1) or more buildings that exist on the property if:
a. The addition will comply with the provisions of this UDC;
b. The addition constitutes no change in land use;
c. The addition will not require street extension;
d. The addition will not intrude upon setback lines determined by the Traffic Engineer to accommodate any proposed rights-of-way;
e. Drainage fees are paid on proposed addition or previous additions that results in an increased floor area exceeding fifty (50) percent the area of the structure(s) existing on July 18, 1975, or the date of annexation if annexation is after July 18, 1975; and
f. The owner agrees to dedicate any rights-of-way that would normally be required as a condition of a platting. If dedication is required, the owner shall dedicate the right-of-way by a separate deed and pay for the preparation and recording of the deed after such deed is approved by City Real Estate Services.
C. Site Plan to Unplatted Land Review Process:
1. Application Submission: The applicant shall submit the number of copies of a site plan with dimensions as required by the Manager, each of which shall include:
a. The legal description of the property, taken from the deed to the property, and the recording information (book and page or reception number) of that deed;
b. All existing lot lines and easements with dimensions;
c. All existing utilities located on the site, clearly labeled;
d. Adjacent rights-of-way with dimensions;
e. Location, dimensions, and setbacks of all existing and proposed structures, if any, and their floor area;
f. Owner's name, address, and phone number;
g. North arrow and scale;
h. Information on all survey monuments recovered or set and used in determination of property boundaries; and
i. A statement reading as follows:
"Under the provisions of Section 7.5.509 of the Code of the City of Colorado Springs the ownership configuration detailed on this site plan is eligible for the issuance of a Building Permit on unplatted land. Compliance with all other applicable requirements of the City of Colorado Springs and the Regional Building Department is required. Approval of this request pertains only to the application submitted and does not release the applicant from complying with other requirements."
2. Manager Action: The Manager shall approve the request only if the request complies with requirements of this Section. If the Manager approves the request, the applicant will be provided a signed copy of the submitted plan. If the Manager denies the request, the Manager shall notify the applicant of the reasons for denial. (Ord. 23-03)
A. Purpose: The purpose of this Section is to facilitate the permitting of Short Term Rental subject to appropriate restrictions and standards and to allow for varied accommodations and experiences for visitors while retaining the character of residential neighborhoods.
B. Applicability: A Short Term Rental Permit shall be required prior to the operation of any Short Term Rental.
C. Short Term Rental Process:
1. Application: The application for a Short Term Rental Permit shall include the following:
a. A safety self-inspection certification;
b. A Sales Tax license customer ID;
c. The name, address, and contact information, including a 24-hour contact phone number, for the owner, the owner's property manager, or agent within El Paso County, or a Colorado Springs resident who can be contacted in the event of an emergency and respond within one (1) hour;
d. Proof of insurance;
e. Proof that the use-specific standards that apply to a Short Term Rental in Section 7.3.301C (Short Term Rental) will be met;
f. Election of an owner occupied or non-owner occupied Short Term Rental Permit; and
g. A statement that the owner has read and understands the rules and regulations for a Short Term Rental.
2. Manager's Decision: The Manager shall review the Short Term Rental Permit application and within ten (10) business days after the determination of application completeness approve, approve with conditions, or deny the petition in accord with Subsection 7.5.407D.1 (Manager), the standards applicable to Short Term Rentals in Subsection7.3.301C (Short Term Rental), and the review criteria in Section 7.5.409 (General Criteria for Approval).
3. Post-Decision Actions and Limitations: The Manager's decision on a Short Term Rental Permit application is subject to the following:
a. The Short Term Rental Permit is valid for one (1) year from the date of issuance and may be renewed for additional one (1) year periods; and
b. The Short Term Rental Permit does not run with the property but is issued to the specific owner of the property. The permit expires upon sale or transfer of the property. The Permit shall not be transferred or assigned to another individual, person, entity, or address, but may be managed by a third party on behalf of the owner. (Ord. 23-03)
A. Purpose: The purpose of this Section is to provide a mechanism for enforcement of the temporary use regulations that apply to short-term, seasonal, and transient uses such as community festivals, fresh produce stands, and temporary promotions by permanent businesses, but does not apply to Short Term Rentals.
B. Applicability:
1. A Temporary Use Permit shall be required prior to the establishment of any temporary use except:
a. Construction office or yard, temporary (included in Building Permit approval);
b. Garage sale, temporary; or
c. Outdoor display of goods, temporary (except as required by the use-specific standards at Subsection 7.3.305D (Outdoor Display of Goods, Temporary)).
2. The Manager shall approve a Temporary Use Permit for an appropriate specified period not to exceed five (5) years. Upon expiration, a new Temporary Use Permit may be requested. If a use extends beyond one (1) year, a Conditional Use Permit may be granted, subject to requirements in Section 7.5.601 (Conditional Use Permit).
C. Temporary Use Permit Process:
1. Manager's Decision: The Manager shall review the Temporary Use Permit application and within three (3) business days after the determination of application completeness shall approve, approve with conditions, or deny the application based on its compliance with the standards applicable to temporary uses generally in Section 7.3.304 (Accessory Uses), any use-specific standards applicable to that particular temporary use, and the following criteria:
a. The use will not be detrimental to the public health, safety, and general welfare, and is compatible with the purpose and intent of this UDC and the zone district in which it will be located;
b. The use is compatible in intensity, characteristics, and appearance with existing land uses in the immediate vicinity of the proposed location, and the use, value, and qualities of the neighborhood surrounding the proposed location will not be adversely affected by the use or activities with it. Factors such as location, access, traffic generation, noise, light, dust control, and hours of operation shall all be considered;
c. The use is not on City-owned property unless the applicant first obtains approval of a revocable permit under Part 3.2.2 of the City Code authorizing such use;
d. Display of merchandise for sale need not comply with the yard and setback requirements of this UDC provided that no merchandise shall be displayed within thirty (30) feet of the intersection of the curb line of any two (2) streets or within the required landscaped setback area;
e. Adequate off-street parking meeting the standards in Part 7.4.10 (Parking and Loading) is provided to serve the use, and the use does not displace the required off-street parking spaces or loading areas of any principal permitted uses on the site; and
f. A sales tax license is obtained from the City's sales tax office for a temporary use involving the sale of tangible personal property or taxable services. (Ord. 23-03)
A. Purpose: The purpose of this Section is to provide a mechanism for evaluating whether a change to an Existing Tower or Existing Base Station is an Eligible Facilities Request and for approving Eligible Facilities Requests.
B. Applicability: This Section applies to all proposed changes to Wireless Communication Facilities that the applicant seeks to qualify as an Eligible Facilities Request.
C. Eligible Facilities Request Process:
1. Application Submission: The applicant shall submit the application on a form provided by the City that is limited to the information necessary for a determination of the eligibility for an Eligible Facilities Request. The application may not require the applicant to demonstrate a need or business case for the proposed modification or collocation. Such information may include, without limitation, whether the project:
a. Would result in a Substantial Change; or
b. Violates a generally applicable law, regulation, or other rule codifying objective standards reasonably related to public health and safety.
2. Determination of Application Completeness:
a. Applications shall be subject to a review period of sixty (60) days. The sixty (60)-day review period begins to run when the application is filed and may be tolled only by mutual agreement of the City and the Applicant, or in cases where the Manager determines that the application is incomplete. If the Manager determines that the application is incomplete:
(1) To toll the time frame for incompleteness, the City must provide written notice to the applicant within thirty (30) days of receipt of the application and specifically identify all missing documents or information required in the application.
(2) The timeframe for review continues running again when the applicant makes a supplemental written submission in response to the City's notice of incompleteness.
(3) Following a supplemental submission, the City shall notify the applicant within ten (10) days that the supplemental submission did not provide the missing information identified in the original notice. The timeframe is tolled in the case of second or subsequent notices pursuant to the procedures identified in Subsection (1) above. In the case of a second or subsequent notice of incompleteness, the Manager may not specify missing information or documents that were not delineated in the original notice of incompleteness.
b. For purposes of determining if a constructed Tower or Base Station is Existing, the Tower or Base Station shall be presumed to have not been approved under a zoning or siting process, or other regulatory review process, unless a Building Permit or other proof of such process is provided by the applicant or by the City.
3. Manager's Decision: If the Manager determines that the request is an Eligible Facilities Request, the Manager shall approve the application. If the Manager determines that the Applicant's request is not an Eligible Facilities Request, the Manager shall deny the application, and, notwithstanding any other provision in this UDC, the applicant may immediately submit an application for modification of the WCF. Each decision shall be in writing and supported by substantial evidence in a written record. The applicant shall receive a copy of the decision.
4. Post-Decision Actions or Limitations: If the Manager denies an application for an Eligible Facilities Request at least fifteen (15) days prior to the expiration of the review period, the applicant may request reconsideration of the application by submitting a written objection that identifies clear error on the part of the Manager at least ten (10) days prior to the expiration of the review period. If the Manager does not approve the application in writing upon reconsideration, the original denial shall stand as the final decision of the Manager. (Ord. 23-03)
A. Purpose: The purpose of this Section is to ensure that Wireless Communication Facilities that are installed within the City comply with the standards of this UDC, including the use-specific standards in Subsection 7.3.303H.1 (Wireless Communication Facility).
B. Applicability: The WCF Permit procedure applies to all WCFs that are subject to the standards of Subsection 7.3.303H.1 (Wireless Communication Facility).
C. WCF Permit Process:
1. Application Submission
a. In addition to the appropriate application form identified in Table 7.5.5-A, the applicant shall submit with the application:
(1) A Signal Non-Interference Letter;
(2) A Radio Frequency Emissions Letter;
(3) A lease, license, or other written permission from the owner of the site;
(4) A scaled site plan, photo simulations (before and after), scaled elevation view, and line-of-sight drawing/rendering;
(5) If the application is for a new WCF, a Collocation Letter;
(6) Other supporting drawings, calculations, and other documentation, signed and sealed by appropriate qualified professionals, showing the location and dimension of all improvements, including information concerning topography, radio frequency coverage, tower height, setbacks, drives, parking, fencing, landscaping, adjacent uses, drainage, and other information deemed by the Manager to be necessary to assess compliance with this Section; and
(7) Except for Small Cell Facilities in the right-of-way, prior to approval, affidavits shall be required from the owner of the property and from the applicant acknowledging that each is responsible for the removal of a WCF that is abandoned or is unused for a period of twelve (12) months.
b. For the first WCF application submitted to the City in a calendar year, the applicant shall provide to the Manager a narrative and map description of the applicant's existing or then-currently proposed WCFs within the City. If possible, this will include a before-and-after graphic or map showing coverage changes by the installation of the WCF. This provision is not intended to be a requirement that the applicant submit its business plan or proprietary information, or make commitments regarding locations of WCFs within the City. It is intended to allow all applicants for WCFs to share general information, assist in the City's comprehensive planning process, and promote Collocation by identifying areas in which WCFs might be appropriately constructed for multiple users. The requirement of any inventory of existing sites may be satisfied for Small Cell Facility applications through a master license agreement or similar authorization executed with the City.
c. The Manager may share such information with other applicants applying for administrative approvals or conditional permits under this Section or other organizations seeking to locate WCFs within the jurisdiction of the City, provided however, that the Department is not, by sharing such information, in any way representing or warranting that such sites are available or suitable.
WCF Application Forms | |
Facility Type [1] | Application |
Residential Zone Districts | |
Nonstealth freestanding facility [2] | CM1 [3] |
Roof/wall mount: [4] | |
10 feet or less above roofline [5] | CM3 [6] |
More than 10 feet above roofline and less than the maximum height of zoning district | CM2 [7] |
Located on single- and two-family dwelling units | CM1 [3] |
Stealth freestanding facility [2] | CM2 [7] |
Mixed-Use and Nonresidential Zone Districts | |
Broadcasting tower | CM1 [3] |
Collocation on existing facility [8] | CM3 [6] |
Nonstealth freestanding facility [9] | CM1 [3] |
Roof/wall mount: | |
10 feet or less above roofline [5] | CM3 [6] |
More than 10 feet above roofline | CM2 [7] |
Stealth freestanding facility: [2] | |
Equal to or less than maximum height of zone district | CM2 [7] |
Located within utility substations or within utility easements and exceeding the height of other vertical infrastructure by more than 4 feet | CM1 [3] |
Small Cell Facilities in the right-of-way | CM5 [10] |
NOTES [1] Eligible Facilities Requests application requirements are addressed in Section 3 (WCF Eligible Facilities Requests). [2] Within residential zones, applications for freestanding facilities (stealth and nonstealth) shall only be considered on multi-family, institutional, or nonresidential sites such as churches, schools, museums, etc. Except for Small Cell Facilities, freestanding facilities are not permitted in conjunction with a single- or two-family building. [3] Conditional use (CM1) applications shall be subject to Planning Commission review as a conditional use in accordance with Section 7.5.601 (Conditional Use). [4] Except with respect to Small Cell Facilities, roof/wall mount on single- and two-family buildings shall only be permitted as a conditional use where the design, materials, color, and location of the facilities blend in architecturally with the wall and substantially conceals the antennas and equipment. [5] The 10-foot extension above the building is allowed to exceed the maximum height limitation of the zone district if screened by existing screens or parapets as provided for in the design standards. [6] WCF Development Plan (CM3) applications shall be subject to expedited administrative review in accord with the procedures in Section 7.5.515 (Development Plan). No public notice or site posting shall be required unless determined to be necessary by the Manager. [7] WCF Development Plan (CM2) applications shall be subject to administrative review in accord with the procedures in Section 7.5.515 (Development Plan). The findings of this Section and notice shall be provided as required by this UDC. [8] Except for Eligible Facilities Requests, the collocation height shall be restricted to the maximum height of the zone district. If the height exceeds the maximum height of the zone district, an Administrative Waiver in accord with Subsection 7.3.303H.1.f(10) (Administrative Waiver) shall be required. [9] In the APD and PF zone districts, a nonstealth freestanding facility requires a CM2 Development Plan application. [10] Small Cell Facilities in the right-of-way (CM5) applications shall be subject to administrative review in accordance with the procedures and findings of this article. No public notice or site posting shall be required unless determined to be necessary by the Manager. | |
2. Determination of Application Completeness:
a. Review Periods:
(1) Subject to tolling as provided in Subsection b below, and unless a longer review period is agreed to by the applicant, applications for WCF shall be subject to the following review period:
(a) For a new WCF other than a Small Cell Facility in the right-of-way, one hundred and fifty (150) days.
(b) For a Small Cell Facility in the right-of-way, ninety (90) days.
(c) For modifications to, or collocations with, existing WCFs that do not qualify as an Eligible Facilities Request, ninety (90) days.
(2) The City's failure to meet the review period shall not be deemed approval of the application.
b. Tolling of Review Period:
(1) The review period begins to run when the application is filed and may be tolled where the City determines that the application is incomplete, or by mutual agreement of the City and the applicant.
(2) To toll the review period for incompleteness, the City must provide written notice to the applicant within thirty (30) days of receipt of the application.
(3) The timeframe for review period continues running again when the applicant makes a supplemental written submission in response to the City's notice of incompleteness.
3. Manager's Decision: The Manager shall review the WCF Permit application and shall approve, approve with conditions, or deny the petition in accord with Subsection 7.5.407D.1 (Manager), the provisions of this Section 7.5.513, the use-specific standards in Subsection 7.3.303H.1 (Wireless Communication Facility), and the review criteria in Section 7.5.409 (General Criteria for Approval). Each decision shall be in writing and supported by substantial evidence in a written record. The applicant shall receive a copy of the decision.
4. Post-Decision Actions or Limitations: The following provisions apply following the Manager's decision to approve or approve with conditions an application:
a. The Manager's decision regarding a WCF Permit for a small cell facility may not be appealed pursuant to Section 7.5.415 (Appeals).
b. An approved application for a Small Cell Facility in the right-of-way shall expire after one (1) year if construction of the Small Cell Facility has not been substantially completed.
c. Upon approval, all installation or modifications done to WCFs must be completed in accordance with all applicable building, structural, electrical, and safety requirements as set forth in the City Code and any other applicable laws or regulations.
d. All WCFs shall:
(1) Comply with any permit or license issued by a local, state, or federal agency with jurisdiction over the WCF;
(2) Comply with existing entitlements for the underlying real property;
(3) Be maintained in good working condition and to the standards established at the time of application approval; and
(4) Remain free from trash, debris, litter, graffiti, and other forms of vandalism. Any damage shall be repaired as soon as practicable, and in no instance more than thirty (30) days from the time of notification by the City or after discovery by the owner or operator of the site. Notwithstanding the foregoing, any graffiti on WCFs located in the rights-of-way or on other City-owned property may be removed by the City at its discretion and without liability to the City upon fourteen (14) days' notice to the owner/and or operator of the WCF. The owner and/or operator of the WCF shall pay all costs of such removal within thirty (30) days after receipt of an invoice from the City.
e. Upon request by the City, the applicant shall provide a compliance report within forty-five (45) days after installation of a WCF, demonstrating that as installed and in operation, the WCF complies with all conditions of approval, applicable Code requirements, and standard regulations. (Ord. 23-03)
LAND USE PLANS AND DEVELOPMENT PLANS
A. Purpose: A Land Use Plan is used to review the impact of the proposed land uses on surrounding development early in the project planning process. Land Use Plans contain an outline of a proposed zone district or project that shows land uses, development intensities and densities, access points, green space or public open space systems, and areas that should be preserved or protected.
B. Applicability:
1. General: A Land Use Plan is required in connection with the following types of applications and shall be approved before or simultaneously with the following types of applications:
a. An application to annex land into the City.
b. An application to establish or change the boundaries of any zone district, unless specifically waived pursuant to Subsection 3 below..
2. Expiration and Modification of Previously Approved Plans: A Master Plan or Concept Plan approved prior to the Effective Date shall not expire unless the Master or Concept Plan includes an expiration date. Modifications to adopted Master Plans or Concept Plans may be processed pursuant to Section 7.5.516 (Modification of Approved Applications).
3. Waiver by Manager and Land Use Statement:
a. The Manager may waive the requirement for approval of a Land Use Plan if the Manager determines that requiring approval of a Land Use Plan would not serve the purposes of this Section or the UDC because:
(1) The land area under review is less than ten (10) acres and is planned to be developed in a single phase;
(2) The land is contained in and subject to a previously approved Master or Concept Plan;
(3) The land is included in a Development Plan application;
(4) The land area is part of an established surrounding development pattern;
(5) The proposed zoning pattern for the land aligns with adjacent existing zoning or development; and/or
(6) Major infrastructure or urban services for the land including but not limited to access points and roadway systems, have already been established and are not proposed to be changed.
b. An applicant requesting a Land Use Plan waiver shall submit a Land Use Statement demonstrating that the application complies with the criteria for a waiver outlined in Subsection a above. The Manager's decision on the Land Use Statement shall be in writing and may not be appealed.
C. Land Use Plan Approval Process:
1. Application Submission:
a. General Requirements: In addition to the application submission requirements in Section 7.5.403 (Application Submission), the following items shall be included in an application submission unless the Manager determines that the required information is not necessary due to the scope of the Land Use Plan.
(1) Project Statement: The proposed application shall include a statement identifying and demonstrating:
(a) The development's proposed land uses, housing densities (if applicable), and development intensity; and
(b) Evaluation of how the Plan meets Land Use Plan review criteria.
(2) Access Nodes: The proposed Land Use Plan must indicate points of access, ingress, and egress.
(3) Roadway System: The proposed Land Use Plan must indicate internal connections from proposed access nodes.
(4) R-Flex and PDZ Districts: For development that is proposed in an R-Flex district or a PDZ district, the proposed Land Use Plan shall indicate:
(a) The proposed overall housing density and the locations of different housing types; and
(b) The location of green space, recreational facilities, or other common amenities as applicable.
(5) Use Types: For development that is proposed in an MX district or a PDZ district, the proposed Land Use Plan shall indicate the location of use types permitted within the proposed development.
(7) Fiscal Analysis for Proposed Land Use Plan: A Land Use Plan that accompanies a request for annexation shall include the following information and demonstrate compliance with the following standards:
(a) A fiscal impact analysis and a calculation of total costs to the City to provide infrastructure to the proposed development for a period of at least ten (10) years;
(9) Geohazard Hazard Study: The proposed Land Use Plan shall include a Geologic Hazard Study if required in accord with Part 7.4.5 (Geological Hazards).
(10) Phasing Plan: If the applicant wishes to phase development within a Land Use Plan area, the application shall include a phasing plan reflecting the established maximum residential density or mixed-use or nonresidential development intensity within the applicable zone district.
b. Zone Specific Requirements: Additional requirements and criteria for the Land Use Plan may be contained in the description of the base zone district where the property is located (see Article 7.2 (Zone Districts)) or in an overlay district that applies to the property (see Part 7.2.6 (Overlay Districts)).
2. Decision-Making Body:
a. Except as noted in Subsection b below, all Land Use Plans shall be reviewed and decided by the Manager based on the criteria in Subsection 3 below.
b. Land Use Plans submitted in connection with an application to establish a zone district or to change zone district boundaries shall be reviewed by the Planning Commission and City Council and a decision made by City Council pursuant to Section 7.5.704 (Zoning Map Amendment (Rezoning)).
3. Land Use Plan Criteria: If the Land Use Plan is submitted in connection with an application to establish a zone district or to change zone district boundaries shall be reviewed based on the following criteria:
a. Consistency with the Colorado Springs Comprehensive Plan and other plans and policies adopted by City Council;
b. Consistency with development standards the zone district in which the property is located, or would be located after a requested zone district change;
c. Compatibility with the land uses and development intensities surrounding the property;
d. Impacts of the permitted or requested uses, appropriate to the type of development, the neighborhood, and the community;
e. Adequacy of proposed ingress/egress points and traffic circulation, both on and off the site;
f. Capacity of the existing streets, utilities, parks, schools, and other public facilities to serve the proposed development;
g. Promotion of transitions in height, intensity, or character between proposed non-residential or mixed-use development and nearby low-density residential zone districts.
4. Conditions and Modifications:
a. If a Land Use Plan is approved or approved with conditions, all subsequent development approvals and permits within the Land Use Plan area shall be consistent with the Land Use Plan as approved, subject to Subsection c below.
b. A proposal to modify an approved Land Use Plan shall be reviewed and a decision made pursuant to Section 7.5.516 (Modification of Approved Applications).
c. An approved modification of a Development Plan pursuant to Section 7.5.516 (Modification of Approved Applications) shall be treated as a modification of a Land Use Plan affecting the same property, and no revision or resubmission of the Land Use Plan shall be required, provided that the modified Development Plan includes a clear statement that it serves as a modification of the affected Land Use Plan as of the date on which the modification was approved. (Ord. 23-03)
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