Land Use Regulations
Land Use Code
The Delta County Land Use Code was adopted January 5, 2021, which in part implements the vision and goals of the 2018 Master Plan. These regulations replaced existing regulations for Subdivisions, Specific Developments, and Mobile Home Parks. As part of the resolution adopting the Land Use Code, all planning districts or protection plans previously adopted by Delta County, including but not limited to, Surface Creek Land Value Protection Plan, Special Planning District 1, the Rogers Mesa Special Planning District, and the East Redlands Mesa Planning District were repealed. However, ordinances relative to Rubbish (Junk), Pre-HUD Mobile Homes, Development Applications, Highway 50 & Highway 92 Overlay Districts (Building Codes), Personal Cannabis, and Commercial Cannabis, remain in effect.
The Land Use Code is a set of regulations that guide how property is used and developed in Delta County. The purpose of the Land Use Code is to protect landowner rights while also looking out for overall community interests.
Land Use Code Links
STEP 1: DEVELOPMENT APPLICATION. Submit a complete Development Application that includes a Site Plan, proof of an adequate water supply, documentation about any encumbrances on the property (e.g., easements), and applicable fees.
STEP 2: INITIAL REVIEW. Once the Permit Center receives a complete Development Application, Planning Staff will route the application to applicable land use departments (Engineering, GIS, Environmental Health) for an initial review to assess if there are any significant issues and/or a pre-application conference required by the Director. Departments have five (5) business days to complete this review.
If required, Planning will schedule a pre-application conference between the applicant and applicable agencies (typically Mondays). If a conference is not required or once the conference is completed, then a letter is sent to the applicant outlining the project and process required. The assigned project Planner is expected to send out this letter within five (5) business days.
STEP 3: COMPLETE APPLICATION. Submit completed forms with information and fees as required in the letter noted in Step 2. Staff will review to assess if the package is complete. If the application is incomplete, a letter identifying materials required will be sent or the application will be returned. No work will occur on an application until all required information is provided. A complete application proceeds to Step 4.
STEP 4: PROCESS APPLICATION. There are two paths for an application:
- Site Plan Review. Allowed and Permitted Uses, as well as Boundary Line Adjustments, that meet the minimum standards are approved administratively (by Staff). Staff reviews documentation to verify the development meets required setbacks, there is no interference with easements, there are no recorded restrictions, there is an adequate water supply, access is in the appropriate location, and septic can be accommodated. Planning provides a letter with five (5) business days that grants approval of the Site Plan or identifies corrections required to meet the standards. This letter also identifies other permits that may be required (Step 5).
- Entitlement. Limited Uses, Conditional Uses and Subdivisions are referred to agencies and adjacent neighbors prior to proceeding (minimum 21-day review period required). Once all comments are received, the application is processed by/to the appropriate hearing body. A Land Use Guidelines Matrix provides a summary of the process for each type of permit. In addition, the Agendas and Minutes page of this website identifies the types of hearing bodies and what they review. When a permit is approved, Planning provides a letter that summarizes the action and any next steps, including other permits that may be required (Step 5).
STEP 5: OTHER PERMITS/APPROVALS. Upon completion of Step 4, other permits/approvals may be required, including but not limited to: Access Permit (County/Engineering or State/CDOT), Address (County GIS), Septic and/or Floodplain (County Environmental Health), Storm Water (State/CDPHE), Mobile Homes (State/DOLA), Electrical and/or Plumbing (State/DORA).
Master Plans provide policies guiding growth and development for the unincorporated areas of Delta County. They provide a policy direction for decisions about the economy, land use, housing, transportation, and community facilities establishing a foundation for land use regulations.
The Master Plan provides facts on existing conditions and trends, enabling decision makers to better understand the impact of their decisions. It describes where and what type of development the community desires, allowing for the zoning, purchase and use of land consistent with community goals.
2018 Delta County Master Plan
In May of 2018, the Delta County adopted an updated Master Plan for the County that was the outcome of a year-long process that engaged diverse residents from around the county with a wide spectrum of viewpoints in a dialogue about what we wanted for the future. The primary question the Master Plan process answered was: How do we create opportunities for everyone to thrive while protecting the things that make Delta County unique?
2018 Delta County Recreation and Trails Master Plan
In May of 2018, Delta County completed a Recreation and Trails Master Plan, which is incorporated into the Master Plan. This plan helps the County identify opportunities for recreation and trail development across the County, and will be used as a tool in looking for grant funds, as well as coordinating with the various entities and organizations involved in trail development, management, and maintenance.