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9781883726843

Colorado Land Planning and Development Law

by
  • ISBN13:

    9781883726843

  • ISBN10:

    1883726840

  • Format: Paperback
  • Copyright: 2004-03-01
  • Publisher: Bradford Pub Co
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Table of Contents

About The Authors iii
Contents xi
Introduction 1(18)
A. Purpose and Scope of the Book
1(2)
B. Terminology
3(1)
C. Home Rule Powers
4(3)
D. Amendment 1 (Taxpayers Bill of Rights or "TABOR")
7(4)
1. TABOR and Property Taxes
8(1)
2. Revenue Generators Exempt from TABOR
9(1)
3. TABOR's Impact on Jurisdictional Boundaries
10(1)
E. Appeals from Local Government Decisions
11(5)
1. Judicial Review of Legislative Acts-Rule 57
12(1)
2. Judicial Review of Quasi-Judicial Acts-Rule 106
13(1)
3. Section 1983 Actions
14(2)
Endnotes Introduction
16(3)
Chapter 1: Planning 19(28)
Introduction
19(1)
A. Statutory Municipalities
20(3)
1. General Planning Provisions
20(2)
2. Regulation of Public Improvements and Public Utilities
22(1)
B. Statutory Counties
23(4)
1. General Planning Provisions
23(3)
2. Regulation of Public Improvements and Public Utilities
26(1)
C. Intergovernmental Cooperation
27(7)
1. General State-Wide Policy
27(1)
2. Regional Planning Commissions
28(3)
3. Regional Service Authorities
31(1)
4. Metropolitan Planning Organizations
32(1)
5. Cooperation with State Government
33(1)
a. Submission of Plans
33(1)
b. Planning Aid to Local Governments
34(1)
D. State-Level Planning
34(7)
1. Division of Planning
34(1)
2. Colorado Land Use Commission
35(2)
3. Colorado State Land Board
37(1)
4. Areas and Activities of Statewide Interest
38(2)
5. Local Governmental Land Use Control
40(1)
E. Land Planning and the Environment
41(1)
F. Great Outdoors Colorado (GOCO)
42(2)
Endnotes Chapter 1
44(3)
Chapter 2: Zoning 47(38)
Introduction
47(1)
A. Historical Development of Zoning
47(1)
B. Purpose of Zoning
48(1)
C. The Nature of Zoning
49(1)
D. The Authority to Zone
49(4)
1. Statutory Municipalities
50(1)
2. Statutory Counties
51(2)
E. Limitations on Zoning Powers
53(15)
1. Preemption
53(3)
a. Preemption by Express Statutory Language
53(2)
b. Partial Preemption and Intent to Occupy the Field
55(1)
2. Federal Legislation
56(1)
3. Reasonableness and Nexus
57(2)
4. Definiteness of Standards to Guide Enforcement
59(1)
5. Conformance With Comprehensive Plan/Spot Zoning
60(1)
6. Free Speech and the First Amendment
61(2)
7. Religion and the First Amendment
63(2)
8. Land Owned by Governments
65(1)
9. Adopted Local Procedures
66(1)
10. Intergovernmental Agreements
67(1)
11. Development Agreements
67(1)
F. Nonconforming Uses, Structures, and Lots
68(3)
1. Nonconforming Uses
68(2)
2. Nonconforming Structures and Signs
70(1)
3. Nonconforming Lots
71(1)
G. Solutions to Specific Zoning Problems
71(3)
1. Rezoning/Amendment
71(1)
2. Conditional and Special Uses
72(1)
3. Variances
73(1)
H. Review of Zoning Decisions
74(1)
1. Administrative Review
74(1)
2. Judicial Review
75(1)
I. Initiative/Referendum
75(1)
J. Enforcement
76(2)
1. Statutory Counties
76(1)
2. Statutory Municipalities
77(1)
Endnotes Chapter 2
78(7)
Chapter 3: Planned Unit Developments 85(18)
Introduction
85(1)
A. Authority for Planned Unit Developments
86(2)
1. Planned Unit Development Before State Authorization
86(1)
2. State Legislation
87(1)
B. Statutory Requirements of a PUD Enabling Ordinance
88(2)
C. Additional Requirements Permitted in a PUD Enabling Ordinance
90(3)
1. Establishment of Additional Requirements for PUD Approval
90(1)
2. Relationship of Additional Requirements With Subdivision Regulations
90(1)
3. Adequacy of a Local Government's Additional Requirements
91(2)
D. Sufficiency of Local Government's Ordinance or Resolution
93(1)
E. Common Open Space
94(1)
1. Ownership and Maintenance of Common Open Space
94(1)
2. Failure to Maintain Common Open Space
94(1)
F. Procedure for Approval of a PUD Plan
95(2)
1. Application
95(1)
2. Review and Consideration of Application
96(1)
G. Recording of PUD Not Required
97(1)
H. Modifications and Amendments to PUDs
98(1)
1. Modification by Local Government
98(1)
2. Modification by Residents and Owners
98(1)
I. Enforcement of PUD Plans
98(1)
1. Enforcement by County or Municipality
98(1)
2. Enforcement by Residents, Occupants and Owners
99(1)
3. Enforcement Under Ordinances Not Subject to PUD Act
99(1)
J. Challenge to PUD Enabling Ordinance
99(1)
K. Challenges to Individual PUD Rezoning Ordinances
100(1)
1. Adjacent Property Owners
100(1)
2. Adjacent Home Rule Municipality
100(1)
Endnotes Chapter 3
101(2)
Chapter 4: Subdivision 103(18)
Introduction
103(1)
A. Subdivision Plat
104(1)
B. Subdivision as a Land Use Regulatory Tool
105(3)
1. Subdivision Review Process
105(2)
2. Substantive Requirements
107(1)
C. Subdivision Exemptions
108(2)
1. Exclusions from the Statute
108(1)
2. Correction of Pre-Existing Problems
109(1)
D. Power to Regulate Sale of Subdivision Lots
110(1)
E. Dedication Requirements
110(5)
1. Forms of Dedication
112(1)
2. Intent to Dedicate
112(1)
3. Withdrawal of Offer to Dedicate
113(1)
4. Acceptance of Offer to Dedicate
114(1)
5. Interest Conveyed by Dedication
114(1)
F. Defective Plats, Notice and Intention
115(1)
G. Subdivision Plats With Deeded Streets
116(1)
H. Streets Acquired Under C.R.S. §§ 31-2-106 through 109
116(1)
I. Plat Amendment and Recordation
116(1)
Endnotes Chapter 4
117(4)
Chapter 5: Streets and Access Control 121(6)
Introduction
121(1)
A. Designation of Public Streets and Roads
121(1)
B. Access Control to Public Streets and Roads
122(3)
1. Local Controls
122(1)
2. State Controls
122(7)
a. The State Highway Access Code
123(1)
b. Case Law
124(1)
Endnotes Chapter 5
125(2)
Chapter 6: Exactions, Dedications, Impact Fees, and Regulatory Taking 127(32)
Introduction
127(1)
A. The Basic Exaction Tools
128(1)
B. Authority for Exactions and Impact Fees
129(5)
1. Impact Fees must be legislatively adopted and apply to a broad class of property
131(1)
2. Impact fees must be directly related to the proposed development
131(1)
3. Impact fees may only be used to fund capital facilities
131(1)
4. Impact fees may only be used to fund existing and future capital improvements
132(1)
5. Developers may not be assessed impact fees to construct capital facilities to which they have already contributed land or fees
132(1)
6. Any impact fee programs that existed prior to the adoption of Senate Bill 15 can continue in effect so long as its provisions are not contrary to any of the provisions set out in Senate Bill 15
132(1)
7. Any impact fee program adopted after the adoption of Senate Bill 15 shall only apply to development applications submitted after the adoption of the Impact Fee Program
133(1)
8. Impact fees may be challenged facially or as applied
133(1)
9. The accounting for impact fees shall be the same as for all other development charges
133(1)
10. Impact fees may be waive- or affordable housing or employee housing developments
134(1)
C. Calculation of Land Dedications and Impact Fee
134(2)
1. Exactions
134(1)
2. Impact Fees
135(1)
D. Management of Collected Impact Fees
136(1)
E. Case Law on Exactions and Impact Fees
137(7)
1. The Police-Power and the Nexus Requirement for Exactions
138(1)
2. The Police Power-and the Reasonably Related Standard for Impact Fees
139(1)
3. The Police Power and The Requirement of Adequate Standards
140(2)
4. The "Tax" Challenge
142(2)
F. Regulatory Takings
144(10)
1. A Final Determination
146(1)
2. Test Elements
147(4)
3. Type of Challenge
151(1)
4. Definition of Property
152(1)
5. Remedies
152(2)
Endnotes Chapter 6
154(5)
Chapter 7: Vested Rights 159(20)
Introduction
159(1)
A. Types of Vested Rights
160(1)
B. Common Law Vested Rights
160(9)
1. Legal Theories
160(3)
a. Equitable Estoppel
160(2)
b. Due Process
162(1)
c. Takings
163(1)
2. Who Has Common Law Vested Rights?
163(1)
3. When Do Common Law Vested Rights Vest?
164(2)
a. Zoning
164(1)
b. Subdivisions
164(1)
c. Site Plans
165(1)
d. Building Permits
165(1)
e. Phased Projects
166(1)
4. Actions That May Trigger Common Law Vested Rights Claims
166(2)
a. Regulatory Changes
167(1)
b. Pending Ordinances
167(1)
c. Denial of Permit
167(1)
d. Local Initiative or Referendum
167(1)
e. Annexations
168(1)
5. Actions That May Defeat Vested Rights
168(1)
a. No Reasonable Reliance
168(1)
b. Wrongful Act
168(1)
C. Statutory Vested Rights
169(7)
1. Site Specific Development Plan
169(1)
2. The Approval Process
170(1)
3. Effect of Creation of a Statutory Vested Right
171(1)
4. Term
171(1)
5. Exceptions to Statutory Vested Rights
172(1)
6. Annexation
173(1)
7. Local Initiative and Referendum
173(1)
8. Available Remedies When Vested Rights are Infringed Upon
173(1)
9. Relationship to Common Law Vested Rights
173(1)
10. Pending Ordinance Doctrine
174(2)
Endnotes Chapter 7
176(3)
Chapter 8: Annexation 179(28)
Introduction
179(1)
A. Sources of Colorado Annexation Law
179(3)
1. Municipal Annexation Act of 1965
179(1)
2. Poundstone I
180(1)
3. Poundstone II
180(2)
B. Municipal Annexation Act of 1965, as Amended
182(17)
1. Legislative Declaration
182(1)
2. Definitions
182(1)
3. Eligibility for Annexation
182(3)
4. Limitations
185(4)
5. Annexation of Enclaves, Partly Surrounded Land, and Municipally-Owned Land
189(1)
6. Petitions for Annexation and Annexation Elections
189(2)
a. Petition for Annexation
189(1)
b. Petition for Annexation Election
190(1)
7. Setting Hearing Date-Notice Given
191(1)
8. Annexation Impact Report-Requirements
192(1)
9. Hearing
193(1)
10. Findings
193(1)
11. Annexation Without an Election
193(1)
12. Election-Annexation Pursuant to Election
194(1)
13. Conflicting Annexation Claims of Two or More Municipalities
195(1)
14. Zoning of Land While Annexation is Under Way; Zoning of Newly Annexed Land; Subdivision of Land While Annexation is Under Way
195(1)
15. Review
196(1)
16. Effect of Review and Avoiding of Annexation Ordinance by Court Order
197(1)
17. Priority of Annexation Proceedings
198(1)
18. Disconnection of Territory Because of Failure to Serve
198(1)
19. Court Approval Required for Certain Annexations
199(1)
C. Other Statutory Procedures
199(1)
D. Special Annexation Considerations
200(4)
1. Annexation Agreements
200(1)
2. Extraterritorial Service Agreements
201(1)
3. Intergovernmental Agreements
202(2)
Endnotes Chapter 8
204(3)
Chapter 9: Special Districts, Intergovernmental Authorities, and Public Improvement Corporations 207(22)
Introduction
207(1)
A. Common Types of Districts and their Features
208(12)
1. Operating Districts and Funding Districts
211(2)
2. Formation of Districts
213(2)
a. Title 32 Special Districts
213(1)
b. Improvement Districts
214(1)
c. Business Improvement Districts
215(1)
3. Taxes and Mill Levy
215(1)
4. Land Use Control
216(1)
5. Governance of Districts
217(1)
6. Financial Issues
218(1)
7. State and Local Controls on Special Districts
219(1)
8. Elections
220(1)
B. Intergovernmental Authorities
220(1)
C. Specific Characteristics of Certain Districts
221(4)
D. Public Improvement Corporations or Public Building Authorities
225(1)
E. The Division of Local Government
226(1)
F. Case Law
227(1)
Endnotes Chapter 9
228(1)
Chapter 10: Urban Redevelopment and Public Housing 229(30)
A. Urban Renewal Authorities
229(12)
1. Organization
229(1)
2. Nature
230(1)
3. Blight
230(1)
4. Purposes and Powers
231(1)
5. Urban Renewal Plans; Urban Renewal Areas
231(3)
6. Project Financing; Tax Increment Financing
234(4)
7. Disposition of Property
238(1)
8. Cooperation with Other Public Bodies
239(1)
9. Relocation
239(1)
10. Significant Cases
240(1)
11. Standing
241(1)
B. Downtown Development Authorities
241(5)
1. Organization
241(1)
2. Powers and Purposes
242(1)
3. Mill Levy; Tax Increment Financing
243(3)
4. Colorado Constitution, Article X, § 20 (TABOR)
246(1)
5. Cases
246(1)
C. Rehabilitation Act of 1945
246(1)
D. Relocation Assistance and Land Acquisition Policies
247(1)
E. Public Mall Act of 1970
248(1)
F. Housing Authorities
249(5)
1. Municipal Housing Authorities
249(3)
2. County Housing Authorities
252(1)
3. Multi-Jurisdictional Housing Authorities
253(1)
4. Public Housing Election
253(1)
G. Colorado Housing Act of 1970
254(1)
H. Colorado Housing And Finance Authority
255(2)
Endnotes Chapter 10
257(2)
Chapter 11: Historic Preservation 259(18)
Introduction
259(1)
A. National Legislation
259(1)
B. Colorado Legislation
260(2)
1. Historical Societies
260(1)
2. Tax Credits
260(2)
C. Local Activities
262(1)
D. Constitutional Challenges to Historic Preservation Ordinances
263(6)
1. Challenges as a Taking
263(2)
2. Challenges as Being Void for Vagueness or as Unlawful Delegations of Power
265(2)
3. Challenges as Interfering with the Free Exercise of Religion
267(2)
4. Interim Controls
269(1)
5. Other Relevant Cases
269(1)
E. Transferable Development Rights as an Aid to Historic Preservation
269(1)
F. Methods for Creating Facially Valid Historic Preservation Regulations
270(1)
G. Other Related Laws and Issues
271(3)
1. Access Laws
271(1)
2. Conflicts Between Historic Preservation and Other Development Law
272(2)
Endnotes Chapter 11
274(3)
Chapter 12: Overview of Environmental Protection Issues 277(20)
Introduction
277(1)
A. Federal Initiatives
277(5)
1. Clean Air Act
277(1)
2. EPA Regulations for Stormwater
278(2)
3. Wetlands
280(1)
4. Endangered Species Act
281(1)
B. State Regulatory Systems
282(13)
1. Colorado Air Pollution Prevention and Control Act
282(1)
2. Stormwater Runoff
283(1)
3. Water Pollution Control
284(1)
4. Individual Sewage Disposal Systems
285(1)
5. Hazardous Waste Sites
285(2)
6. Voluntary Clean Up and Redevelopment Act
287(1)
7. Sludge Disposal
287(1)
8. Water Supply and Runoff Considerations
288(4)
9. Small Community Environmental Flexibility Act
292(1)
10. Environmental Self-Evaluations
292(1)
11. Conservation and Preservation of Species and Open Space
293(2)
a. Species Conservation Trust Fund
293(1)
b. Great Outdoors Colorado (GOCO) Trust Fund
294(1)
c. Park and Open Space Act of 1984
294(1)
Endnotes Chapter 12
295(2)
Index 297(17)
Contents on CD-ROM 314
Instructions for Using the CD-ROM
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