Major Impact Projects
Major Impact Projects require the consideration by the county of a Sketch Plan, Preliminary Plan, and Final Plan, in that order.
What to Expect
Each step is a distinct process involving the submission 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.
Final approval is only issued following review and approval of the sketch plan, preliminary plan and the final plan.
Sections refer to sections in the (LUR) Gunnison County Land Use Resolution.
Expansion of Commercial or Industrial use of 10,000 Square Feet or More
Expansion of a commercial or industrial use, existing as of the effective date of this Resolution, of 10,000 sq. ft. or more.
Large Construction Materials Operation
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.
Large New or Expanded Mining Operations
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.
More than Four Units
More than four units that are subdivided lots, duplex units, or multiple-family residences.
New Commercial or Industrial - Larger Than 5,000 Square Feet or Five Acres
A new commercial or industrial use of more than 5,000 square feet 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.
Precedent for Future Land Use That Is Different Than Existing Use
Any proposal that sets a precedent for future land use that is significantly different than existing land uses in the impact area.
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.
Water Impoundment Projects Classified as Class I Dams
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.
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.
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.
Detailed Engineering Plans Not Required at Sketch Plan Phase
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.
Preliminary Plan review requires the applicant to submit 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.
The Preliminary Plan and Final Plan may be combined and processed together based upon consideration of the following factors:
- Public concern
- Public facilities
The purpose of the Final Plan review procedure is to provide a permanent and accurate public record of the development plan.
The plan specifies the 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.