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Section 5-102 Stages of the Development Review Process
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5-102.A. General. There are six (6) stages to the land development process in the Town of Telluride:

Stage 1:Attend pre-application conference between the applicant and the Planning Director (not required, except prior to submission of certain types of applications identified in Section 5-201);

Stage 2:Submission of the development application by the applicant.

Stage 3:Staff review of the development application to determine its completeness, its compliance with the requirements of the underlying zone district, and its conformance with all applicable development review standards;

Stage 4:Provision of public notice of a public hearing, if applicable to the particular development review procedure;

Stage 5:Public action on the development application by the appropriate reviewing body or bodies; and

Stage 6:Actions following development approval by the applicant in order to obtain a building permit.

Division 2 of this Article is organized in the same order as these six (6) stages, to sequentially overview the Town’s land development process. The stages of the land development process are illustrated graphically in Figure 5-1.

5-102.B. Actions. Figure 5-2 depicts fifteen (15) actions which are performed by applicants, the staff, review bodies or the public during the land development process. These actions are also described in Division 2 of this Article.

5-102.C. Specific Procedures. Specific descriptions of the land development stages and actions associated with each type of land development application are contained in Articles 6 and 7.

5-102.D. Developers Handbook. Applicants are encouraged to consult the document entitled Developers Handbook for the Town of Telluride for general guidance on the development process when preparing an application. This handbook, however, is not part of the Telluride Land Use Code and should be consulted for general information purposes only.

Figure 5-1. The Stages of the Telluride Land Development Process

Figure 5-2. The Telluride Land Development Process

Table 5-1.A. Categorization of Planning and Zoning Applications

Large Scale

Small Scale

Minor Activities

Insubstantial Activity

P&Z

1. Large Scale Subdivision or PUD

2. Annexation

3. Land Use Code Amendments

4. Zone District Map Amendments

5. Designate Areas or Activities of State and Local Interest

6. Master Plan Amendments

7. Utility Extensions Beyond Town Boundary

8. Mobile Home Park License

1. Small Scale Subdivision or PUD

2. Use or Activity Permitted on Review

3. Standard Variance

4. Vacation of a Recorded Plat (unless said vacation is a minor subdivision)

5. Major Subdivision/PUD Amendment

6. Extension of any large scale approval

7. Independent calculation of Employment Generation (see §3-740.B)

1. Minor Subdivision (see §6-406.D.2)

2. Minor Subdivision/PUD Amendment

3. Minor Amendment of Use Permitted on review

4. Secondary Unit Variance

1. Land Use Code Interpretation

2. Zone District Map Interpretation

3. Geologic Hazard and Floodplain Permit

4. Access and Encroachment Permits

5. Extension of an approval

Table 5-1.B. Classification of H.A.R.C. Applications

Activities Located Inside the THLD

Activities Located Outside the THLD

In All Residential Zone Districts except WH, AHW

In C, HC, AC-2 Zone Districts

In All Zone Districts inside the THLD

In all Residential Zone Districts except WH, AHW

In C, AC-2 Zone Districts

In All Zone Districts inside the HPOD

Large Scale Activities

1. New construction of >2,500 s.f.;

2. Additions to existing buildings that increase a structure’s floor area by >25% and result in a building >2,500 s.f.

1. New construction of >5,000 s.f.;

2. Additions to existing buildings that will increase a structure’s floor area by >25% and result in a building >5,000 s.f.

1. Demolition or relocation of a rated THAS primary structure

1. New construction of >5,000 s.f.;

2. Additions to existing buildings which will increase a structure’s floor area >25% and result in a building >5,000 s.f.

1. Demolition or relocation of a rated THAS primary structure

Small Scale Activities

1. New construction of 950 – 2,500 s.f.;

2. Additions to existing buildings that increase a structure’s floor area by 10 – 25% and result in a building >2,500 s.f.;

3. Additions to existing buildings that increase a structure’s floor area by >25% and result in a building 1,000 – 2,500 s.f.

1. New construction of 2,000 – 5,000 s.f.;

2. Additions to existing buildings that will increase a structure’s floor area 10 – 25% and result in a building >5,000 s.f.;

3. Additions to existing buildings that will increase a structure’s floor area >25% and result in a building 1,000 – 5,000 s.f.

1. Extension of a certificate of appropriateness for small and large scale activities;

2. Reviews and recommendations by H.A.R.C. for P&Z as called for under Sections 7-108.A and 7-108.B of this code;

3. Challenges to the designation of a structure listed in the THAS;

4. Repositioning of a designated THAS primary structure;

5. Relocation of:

a. A designated THAS secondary structure;

b. A non-designated principal structure;

c. A non-rated THAS primary structure;

6. Demolition of:

a. A non-rated THAS primary structure;

b. A non-rated THAS secondary structure;

c. A non-designated principal structure;

7. Alteration to a significant landmark interior;

8. Designation of a local landmark or significant landmark interior

1. New construction of >2,500 s.f.;

2. Additions to existing buildings that will increase a structure’s floor area >25% and result in a building >2,500 s.f.

1. New construction of 2,000 – 5,000 s.f.;

2. Additions to existing buildings that will increase a structure’s floor area by >25% and result in a building which will contain 1,000 – 5,000 s.f.

1. Extension of a certificate of appropriateness for small and large scale activities;

2. Reviews and recommendations by H.A.R.C. for P&Z as called for under Sections 7-108.A and 7-108.B of this code;

3. Challenges to the designation of a structure listed in the THAS;

4. Relocation of a THAS secondary structure;

5. Demolition of a non-rated THAS primary structure;

6. Repositioning of a THAS primary structure

Minor Scale Activities

1. New construction of <950 s.f.;

2. Additions to existing buildings that will increase a structure’s floor area 10 – 25% resulting in a building < 2,500 s.f.;

1. New construction of <2,000 s.f.;

2. Additions to existing buildings that will increase a structure’s floor area 10 – 25% resulting in a building <5,000 s.f.;

1. Additions to existing buildings that will increase the structure’s floor area >25% resulting in a building <1,000 s.f.;

2. Alteration of a rated structure that does not increase its floor area;

3. Extension of a certificate of appropriateness for a minor activity;

4. Repositioning of a THAS secondary structure

1. New construction of 950 – 2,500 s.f.;

2. Additions to existing buildings that will increase a structure’s floor area >25% and result in a building which will contain 1,000 – 2,500 s.f.;

1. New construction of 950 – 2,000 s.f.;

2. Additions to existing buildings that will increase the structure’s floor area 10 – 25% resulting in a building 1,000 – 5,000 s.f.;

3. Additions to existing structures that will increase the structure’s floor area by <10%, but >1,000 s.f.

1. Additions to existing buildings that will increase the structure’s floor area >25% resulting in a building <1,000 s.f.;

2. Alteration of a rated structure that does not increase its floor area;

3. Extension of a certificate of appropriateness for a minor activity;

4. Repositioning of a THAS secondary structure

Insubstantial Scale Activities

1. Installation of a sign;

2. Any fence or landscape plan;

3. An amendment to a certificate of appropriateness that does not constitute a vested site-specific development plan;

4. Additions to existing buildings which will increase a structure’s floor area <10%;

5. Alteration of a non-designated or non-rated structure that does not increase its floor area;

6. Alterations to non-historic portions of a designated historic structure that do not increase its floor area;

7. Insignificant alterations to a designated structure, including by way of example and not by limitation:

a. Replacement of non-historic windows and doors;

b. In-kind replacement of roofing material;

c. Replacement or repair of architectural features that restore the structure to its historic appearance;

d. Replacement or repair of architectural features which create no change to the exterior physical appearance of the structure;

e. Mechanical equipment, solar panels, or accessory features that have no impact on the character-defining features of the structure;

8. Demolition of non-designated secondary structures;

9. Extension of a certificate of appropriateness for insubstantial activity;

10. Repositioning of a non-designated structure;

11. Relocation of a non-designated secondary structure;

12. Wireless telecommunication facilities and equipment, pursuant to Section 7-214.

1. New construction that will contain <950 s.f.;

2. Demolition of any non-designated structure;

3. Determinations of no effect that will not visually alter the structure

1. New construction that will contain <950 s.f.;

2. Additions to existing buildings of <10%;

3. Demolition of any non-designated structure;

4. Determinations of no effect that will not visually alter the structure

1. Installation of a sign;

2. Any fence or landscape plan;

3. An amendment to a certificate of appropriateness that does not constitute a vested site-specific development plan;

4. Additions to existing buildings which will increase a structure’s floor area <10%;

5. Alteration of a non-designated or non-rated structure that does not increase its floor area;

6. Alterations to non-historic portions of a designated historic structure that do not increase its floor area;

7. Insignificant alterations to a designated structure, including by way of example and not by limitation:

a. Replacement of non-historic windows and doors;

b. In-kind replacement of roofing material;

c. Replacement or repair of architectural features that restore the structure to its historic appearance;

d. Replacement or repair of architectural features which create no change to the exterior physical appearance of the structure;

e. Mechanical equipment, solar panels, or accessory features that have no impact on the character-defining features of the structure;

8. Demolition of non-designated secondary structures;

9. Extension of a certificate of appropriateness for insubstantial activity;

10. Repositioning of a non-designated structure;

11. Relocation of a non-designated secondary structure;

12. Wireless telecommunication facilities and equipment, pursuant to Section 7-214.

Work Sessions

1. Reviews and recommendations by H.A.R.C. for P&Z as called for under Section 7-108.C of this code

1. Reviews and recommendations by H.A.R.C. for P&Z as called for under Section 7-108.C of this code

(Ord. 1559, 2022)