§ 13.07.060. Sketch plan.

(a)

Intent.

(1)

The intent of the sketch plan is to examine the feasibility of a project including review of conceptual design, legal ability to obtain water and sanitation, location of geologic hazards, identification of environmentally sensitive areas and wildlife habitat areas, and conformance with the Town Master Plan, zoning requirements and requirements of this Chapter. A sketch plan shall not create parcels that do not meet zoning standards.

(2)

The intent of the sketch plan is to provide a conceptual layout of the subdivision. Applicants are encouraged to include as large an area as practicable in a sketch plan submittal in order to plan road connections, open space connections, adequate park facilities and utility extensions for a larger area rather than limiting review of these items to only the area that may be final platted.

(b)

Prerequisite. Prior to submittal of the sketch plan application, the applicant shall meet with staff to discuss the procedures and submittal requirements, and is encouraged to meet with other referral agencies and homeowners' associations to identify potential issues and ways to address these issues. The preapplication conference may be waived by the Planning Director.

(c)

Review process.

(1)

The applicant shall submit one (1) copy of a complete application to the Planning Department.

(2)

The submittal shall be reviewed for completeness within five (5) business days. The applicant shall be notified of any inadequacies. An incomplete submittal shall not be processed.

(3)

Once the submittal is determined complete, staff will notify the applicant of the number of copies of the sketch plan required to be submitted for distribution to referral agencies. Referral packets, with all plan exhibits folded to 9" × 12", shall be provided by the applicant to the Planning Department. Planning staff shall distribute the referral packets. The applicant shall distribute any revised plans, as required by staff.

(4)

All sketch plan applications may be submitted to the following departments and agencies for review and comment, if in the opinion of the Planning Department, the agency may be affected by the application or if comments by the agency will ensure a thorough analysis of the application:

a.

Douglas County School District;

b.

Appropriate water and sanitation district;

c.

Any appropriate utility or ditch company;

d.

Appropriate fire protection district;

e.

Police Department;

f.

Department of Engineering;

g.

Director of Engineering;

h.

Town Parks and Open Space Planner;

i.

Any metropolitan or special improvements district;

j.

Building Department;

k.

Douglas County;

l.

Colorado Department of Transportation;

m.

Colorado Division of Wildlife;

n.

Cherry Creek Basin Water Quality Authority;

o.

Urban Drainage and Flood Control District;

p.

Arapahoe County Public Airport Authority;

q.

E-470 Public Highway Authority;

r.

Regional Transportation District;

s.

Tri-County Health Department;

t.

U.S. Army Corps of Engineers;

u.

U.S. Fish and Wildlife Service;

v.

Appropriate cable TV provider;

w.

Mineral rights owners, when different than the applicant, contacted by certified mail by the applicant; and

x.

Any other agencies or affected parties as may be required or determined necessary by the Planning Department.

(5)

The applicant shall notify and meet with adjacent landowners and homeowners' associations concerning the sketch plan application as required by staff.

(6)

Referral agencies shall comment in writing within twenty (20) business days of receiving a complete submittal. The Planning Department shall forward referral comments to the applicant in a timely manner. The failure of any agency to respond within twenty (20) business days shall for the purpose of the hearings be considered no comment on the plan by that agency. The applicant is encouraged to meet with the planning staff, referral agencies and other interested parties to address any concerns.

(7)

The staff planner will review the referral comments and discuss the concerns with the applicant. The applicant shall address each issue identified by the referral agencies and revise the plan as needed. The revised plan must comply with all technical and/or regulatory requirements of the referral agencies and shall include a narrative that addresses each revision. Referral agencies shall comment in writing within fifteen (15) business days of receiving the revised plan. Should subsequent revisions be required, referral agencies shall comment in writing within ten (10) business days of receiving the revised plan.

(8)

The Planning Director has discretion to authorize an extension of referral review time periods, in consultation with the Director of Engineering, to account for factors, including, but not limited to, project scale and scope, infrastructure requirements, and development type(s).

(9)

Once all issues have been satisfactorily addressed, the staff planner shall notify the applicant of the scheduled hearing date and time and prepare a staff report for the Planning Commission.

(10)

The applicant is responsible for providing public notice prior to the Planning Commission hearing in compliance with the public notice requirements in Chapter 13.08 of this Title.

(11)

The Planning Commission shall evaluate the application, referral comments, staff report and public testimony, and make a recommendation to the Town Council to approve, approve with conditions, continue for additional information or further study or deny the sketch plan. The burden shall be on the applicant to present sufficient evidence that the criteria contained in Subsection (d) below have been satisfied. The Planning Commission's decision shall be based on the evidence presented and compliance with the criteria for sketch plan described in Subsection (d) below.

(12)

Following the recommendation by the Planning Commission, the staff planner will schedule the sketch plan for a public hearing with the Town Council, and notify the applicant of the hearing date and time. There shall be a two-week minimum delay between Planning Commission and Town Council hearings to allow for a continuance by the Planning Commission.

(13)

The applicant shall be responsible for providing public notice prior to the Town Council hearing in compliance with the public notice requirements in Chapter 13.08 of this Title.

(14)

The Town Council shall evaluate the sketch plan, referral agency comments, staff report, the Planning Commission recommendation and public testimony, and shall approve, conditionally approve, continue for additional information or for further study, remand to the Planning Commission or deny the sketch plan. The burden shall be on the applicant to present sufficient evidence that the criteria contained in Subsection (d) below have been satisfied. The Town Council's action shall be based on the evidence presented, and compliance with the criteria for sketch plan described in Subsection (d) below.

(d)

Criteria for a sketch plan. The subdivision shall comply with all of the following standards:

(1)

Consistency with Master Plan. The proposed subdivision is consistent with the goals and policies of the Town of Parker Master Plan and the General Land Use Plan in the Master Plan.

(2)

Consistency with the Land Development Ordinance and other minimum standards established by the Town. The proposed subdivision complies with this Section and all other provisions of this Title, the Town's Stormwater Drainage and Environmental Criteria Manual and the Town of Parker Roadway Design and Construction Criteria Manual and other applicable standards adopted by the Town.

(3)

Consistency with Zone District Standards or Planned Development Guide, if applicable. The proposed subdivision complies with all of the provisions of the applicable Zone District or Planned Development Guide.

(4)

Public notice requirements. The applicant has demonstrated that all public notice requirements have been met.

(e)

General submittal requirements.

(1)

Completed land use application.

(2)

Application fee.

(3)

A copy of the recorded warranty deed and title commitment or updated title commitment current within thirty (30) days of submittal.

(4)

A notarized letter of authorization from the landowner permitting a representative to process the application.

(5)

A narrative outlining the proposal.

(6)

Sketch plan exhibit. (Described in Subsection (f) below).

(7)

Development reports and plans. (Described in Subsection (g) below).

(8)

An executed charge back agreement in accordance with Subsection 13.01.080(b) of this Title.

(f)

Sketch plan exhibit.

(1)

The plan exhibit shall be prepared on 24" × 36" paper at a scale of 1" = 100', 1" = 200' or another scale approved by the Planning Director.

(2)

The title shall be placed at the top of the sheet along the long dimension of each sheet and shall include the name of the proposed subdivision or planned development (and plan number when applicable). If part of a planned development, the planning area shall be included under the title. A general legal description stating the aliquot portion of the section, township, range, 6th P.M. shall be included under the name and planning area. On the title sheet (sheet #1), under the general legal description, include the total acreage and the estimated total number of lots. The name of the builder, product line or marketing name may only be used as a descriptor along the bottom of the sheet. Subdivision names shall not duplicate existing subdivision names or planned developments.

Example:

PARKER ACRES SKETCH PLAN
A portion of the West ½ of Section 9,
Township 6 South, Range 66 West, 6th P.M.,
Town of Parker, County of Douglas,
State of Colorado
78.05 Acres, 35 Residential lots

(3)

A block in the lower right-hand corner shall include the following: The preparation date; a north arrow designated as true north; a written and graphic scale; the names and addresses of the applicant, developer, engineer or surveyor who prepared the exhibit; and the number of the sheets and the total number of sheets.

(4)

The boundary of the proposed subdivision shall be depicted in a heavy solid line. Note those areas not included in the subdivision as "Not included in this plat."

(5)

A vicinity map that depicts the area to be subdivided and the area which surrounds the proposed subdivision within a two-mile radius.

(6)

When land is zoned planned development, a vicinity map that depicts the area to be subdivided superimposed on the development plan at a scale of 1" = 2,000' that shows adjacent filings of the same or adjacent subdivisions.

(7)

Depict all lots, tracts and, when appropriate, building envelopes. Lots shall be numbered consecutively, tracts shall be lettered alphabetically. On residential uses, tracts shall be used exclusively for nonresidential uses, such as areas to be dedicated to the Town for park or school sites.

(8)

Depict all easements, including existing and proposed, public or private, on and adjacent to the proposed subdivision. For each, specify their use, principal dimensions and the owner or right holder of the easement.

(9)

Contour lines depicted at five-foot intervals. The staff planner may request that other significant topographic conditions be depicted at greater or lesser intervals where appropriate.

(10)

Delineate all regulatory one-hundred-year floodplains and floodways, all existing and proposed watercourses, retention and detention areas, wetlands, known aquifer recharge areas, streams and lakes on the affected property and environmentally sensitive areas within one hundred (100) feet of such property.

(11)

Depict all lands to be dedicated or reserved in deeds or easements for the use of landowners, residents or the general public.

(12)

Note the land use, zoning and ownership of the adjacent land, including the intended future use of the adjacent land, if owned by the applicant. If adjacent land has been subdivided, show adjacent lots.

(13)

Note existing structures on the site, their uses and whether they are to remain on the site.

(14)

Identify any historical or archaeological sites.

(15)

Note significant natural or man-made features within and adjacent to the proposed subdivision.

(16)

Depict all potential hazard areas including: geologic hazard areas; expansive soils; areas of twenty percent (20%) or greater slope or other slope ranges, as determined necessary by the staff planner.

(17)

Note short- and long-range views onto or from the site, including scenic mountain views, buttes, rock outcroppings, drainages and related matters.

(18)

Depict any significant existing stands of vegetation and identify the type of vegetation.

(19)

Identify wildlife habitat areas, including breeding grounds, nesting areas, crossings, wintering areas, migratory routes and related matters.

(20)

Show the conceptual design of the following items:

a.

Local, collector and arterial streets, including principal dimensions.

b.

Pedestrian and open space systems, including connections to adjacent development and open space areas. Include width and surface type for all pedestrian paths and/or trails.

c.

Focal points, community facilities and other special features.

d.

The treatment of potentially conflicting land uses.

(g)

Development reports and plans. The applicant shall submit a report with supporting materials and completely address the items listed below as a minimum. The degree of detail for analysis of some of the following factors will depend upon the impact of the particular item on the surrounding area and the subject property. As determined by the Planning Department, the applicant may be required to provide other documentation not listed in this Section to aid in the review of the plan.

(1)

A discussion of site features as depicted on the plan that may affect the evaluation of the proposed development.

(2)

Evidence establishing soil suitability in the form of a report based on information from the Soil Conservation Service of the United States Department of Agriculture (USDA) or another form acceptable to staff. The report shall minimally include: a description of site soil types, locations and characteristics with supporting soil maps, soil logs and other information needed to determine soil suitability for proposed development; constraints on development based on the findings; and analysis and evaluation of such information with recommendations regarding structural constraints, erosion control and a determination of the adequacy of the structural characteristics of the soil as they relate to the proposed uses and development.

(3)

A report on the geologic characteristics of the site, including any potential natural or man-made hazards which would have a significant influence on the proposed uses of the land, a determination of what effect such factors would have and proposed corrective or protective measures.

(4)

A conceptual drainage report and plan, prepared in accordance with the Town's Storm Drainage and Environmental Criteria Manual, as amended.

(5)

Evidence that an adequate water supply, sufficient in terms of quality and quantity is available. For a subdivision of land located within a water district, a letter of commitment to serve the proposed subdivision stating the amount of water available for use within the subdivision and the feasibility of extending service to that area.

(6)

Evidence of the physical and legal capability to provide sanitation. For a subdivision of land located within a sanitation district, a letter of commitment to serve the proposed subdivision stating the capacity to serve and feasibility of extending service to that area.

(7)

A narrative describing the availability and adequacy of other necessary services including, but not limited to, fire and police protection, schools, recreation, utilities and open space.

(8)

A traffic impact analysis performed by a traffic engineer discussing the impact of the sketch plan on the immediate and regional traffic, and other concerns as requested by the Town prepared in accordance with the requirements of the Town of Parker Roadway Design and Construction Criteria Manual and the transportation portion of the Town of Parker Master Plan.

(9)

An existing conditions map which includes, but is not limited to, all significant natural and man-made features, easements and rights-of-way on the proposed site and adjacent property within one hundred (100) feet.

(10)

A tree inventory shall be provided that accurately identifies the species, height, size and health of the existing trees on site.

(11)

A preliminary (rough) grading plan that includes both existing and proposed contours at five-foot intervals. Existing contours shall be shown as dashed lines and proposed contours as solid lines. Cross sections may be required depending on the extent of proposed grading.

(12)

A discussion on the effect of the proposal on significant cultural, archaeological and historical resources and plans for protection of such resources.

(h)

Public notice requirements. All public notice requirements shall be completed in accordance with Chapter 13.08 of this Title.

(i)

Expiration of approval.

(1)

The sketch plan shall be effective for a period of one (1) year from the date of approval, unless stated otherwise in such approval or unless a preliminary plan has been approved for a portion of the area covered by the sketch plan. In such event the sketch plan approval for the remainder of the area shall be effective for one (1) year following preliminary plan approval. The Planning Director may grant an extension of time, of no more than one (1) year, upon a written request by the applicant prior to the expiration of the one-year period.

(2)

An extension request shall include a fee and a narrative stating the reasons for the applicant's inability to comply with the specified deadlines, listing any changes in the character of the neighborhood, any changes to the Town Master Plan or this Title that have occurred since approval of the plan as these changes affect the plan and the anticipated time schedule for completing the platting process. A fee schedule is available from the Planning Department. Additional review of the plan may occur resulting in additional conditions as applicable.

(Ord. 3.327 §5, 2017; Ord. 1.467 §§32, 33, 2015; Ord. 3.147 §2, 2000; Ord. 3.01.7 §15, 1995; PLDO Art. VII §5)