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Major Development Review Procedure, Planning Division

Major development applications include:  LACP Amendment, Development Code Amendment, Annexation/Annexation Referral, Zoning Map Amendment (Rezoning), Preliminary Subdivision Plat, Preliminary PUD Development Plan, Preliminary Mobile Home Subdivision Plat/Site Plan, Conditional Use, Vacation of Right-of-Way or Easement, Height Exception, Variance (PZ), Transfer of Development Rights, and Site Specific Development Plan - Vested Property Right.

  1. General Description and Purpose of the Pre-Application Process (Step 1)
  2. General Description and Purpose of the Neighborhood Meeting (Step 2)
  3. General Description for Submission of an Application (Step 3)
  4. General Description of the DRC/Agency Review and Contents of the Preliminary DRC Report (Step 4)
  5. General Description of the DRC Response Meeting with the Applicant (Step 5)
  6. General Description and Purpose for Resubmission of an Application (Step 6)
  7. General Description of Public Hearing Procedures (P/Z and/or City Council) for Final Action (Steps 7 and 8)

General Description of the Appeal Process

 (Flowchart Steps 1-7 are linked to descriptions below)

Core Major Development Review Flowchart

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STEP 1. The pre-application process is the initial step in beginning a major development application. Its purpose is to give the applicant an opportunity to present their proposal to the City and obtain all necessary information for filing an application. Pre-application meetings are scheduled through the Planning and Development Services Division by contacting 303-651-8330.

STEP 2. A neighborhood meeting is required for all major development applications unless waived by the City. Neighborhood meetings are intended to involve property owners and/or parties-in-interest early in the application process who are part of a particular neighborhood where the development is being proposed (within a specified distance around the proposed development site). Notice of date, time, and location of the neighborhood meeting is mailed to property owners within a particular distance of the subject property. Neighbors are encouraged to attend these meetings to ask questions and get information relative to the proposal. Neighborhood meetings are held prior to filing an application with the City or shortly thereafter.

STEP 3. Within 6-months of step number 1, the applicant shall submit application to the City. The City will determine whether or not the application is complete. If the application is complete, it will be assigned a “Project Planner” and scheduled for City review with the Development Review Committee (DRC). The “Project Planner” shall be the contact person for questions or information, coordination with the applicant, and citizen involvement. If an application is incomplete, the applicant will be notified. The application will not be processed until incomplete information is provided to the City.

STEP 4. The DRC will conduct an initial review of the complete application within a specified time. Upon completion of the initial review, a report is prepared and given to the applicant reflecting changes or comments relative to the application. During DRC review, property owners, parties-in-interest, and applicable agencies are sent notification through mail of the application in which to comment on. The DRC encourages and will accept comments on the application up until a final decision is made. All written comments received are given to the applicant. Specific information pertaining to a particular application is made available to anyone who is interested. In addition, depending on the type of application or specific site issues, the DRC may refer the application to advisory groups (i.e. Transportation Advisory Board, Historic Preservation Commission, and Airport Advisory Board).

STEP 5. Following completion of the initial review, the applicant is given an opportunity to meet with the DRC in which to discuss the information presented in the report. In most instances these meetings are optional and held only at the request of the applicant. However, there are times where the DRC will request a meeting with the applicant considering the nature of an application or substantial issues.

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STEP 6. Based on the initial review and report provided by the DRC, the applicant is required to make necessary revisions to their application and resubmit for subsequent review. Upon resubmission of an application, steps 4 and 5 are repeated. (Please note however that the DRC typically does not re-notify property owners and/or parties-in-interest of any subsequent re-submittals. Therefore, property owners and/or parties-in-interest who wish to follow the progress of an application after being notified and prior to public hearings should continually keep in contact with the “Project Planner.”) If a resubmission is not provided within 120-days of the report date, the applicant is notified of an inactive status to their application. If the applicant does not respond, the City can withdraw the application.

STEP 7. Once DRC review is complete, the application will be scheduled for an available upcoming public hearing with the Planning and Zoning Commission and/or City Council, depending on the type of application. (Planning and Zoning Commission Procedures or City Council Procedures.) To determine which major development applications require Planning and Zoning Commission recommendation/action or City Council action select from the list on the Citizen Connection link. Respective property owners and parities-in-interest will be notified by mail of the public hearing. Notice is also posted on-site and published in the local newspaper prior to the hearing. The DRC will prepare a communication and recommendation for the decision making body prior to the hearing. Planning and Zoning Commission and/or City Council are the decision making bodies on major development applications. Their decisions are final and may be appealed under the provisions of Chapter 15.02, Section 15.02.040.P. of the Longmont Land Development Code.

In general, the appeal process can be initiated by anyone who is considered to be a “party-in-interest” and is available to those who are aggrieved by any final action on a major development application. For applications when the Planning and Zoning Commission makes a final decision, an appeal notice is presented by the chairman following the hearing. This notifies the audience that an appeal must be submitted in writing to the City Clerk within 7-days specifying reasons why the action is incorrect. An appeal filed in relation to the Planning and Zoning Commission’s Decision is presented to the City Council within 60-days from the close of the appeal period. For applications where the City Council makes a final decision whether a decision was appealed form the Planning and Zoning Commission or not, any further appeals must go directly to a Colorado court of competent jurisdiction. Appeals follow the typical procedures for public hearings with the exception that the appellant(s), applicant, and City staff present information to the “Appeal Body.”

(Development applications considered to be “major” are listed in Chapter 15.05, Section 15.05.060 of the Longmont Land Development Code.)

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