Formal Site Development Plans and Plan Amendments

The following materials are required with the initial submittal of an SDP application:

• Letter of Introduction with brief description of the proposal, specifically highlighting any changes from the most recent Concept Plan
• If identified within review comments:
  • Affordable Housing Plan 
  • Letter of Conformance with a Master Drainage or Traffic Study
  • Disturbed area calculations
  • Turning templates for fire apparatus, on-site deliveries, or trash pick-up (SU-30 design vehicles, unless stated otherwise)
  • Green Building Declaration Form(PDF, 226KB)
  •  (PDF, 226KB)TDM Plan(XLSX, 222KB) (required for all projects submitting a formal SDP after May 31, 2021)
    •  Submit this no later than the initial SDP submittal
    • Submit a separate E-permits application (Development Services - Transportation Plan)

The following materials are required with all submittals of an SDP application, including the initial and subsequent submittals:

• SDP Plan Set (as a single, consolidated PDF)
  • Specific contents outlined (see Standard SDP Sheets)
• Responses to comments and redlines, specifically identifying which comments or redlines were rejected with an accompanying narrative describing why the comment or redline was rejected
• A description of any changes to the proposal that were not a direct result of comments or redlines, including changes to ownership

• A formal site development plan that meets all of the requirements listed above 
  • Use the SDP Template(PDF, 77KB) or the SDP Amendment Template(PDF, 243KB)
  • Use the PBG Template(PDF, 77KB) or the PBG Amendment Template(PDF, 260KB)

• Color
• Addresses within the Development Name
• A vertical title block
  • The design team may include key contacts on the cover sheet and a small logo on all other sheets.
• Outdated details, such as discontinued products.
• Notes that:
  • Were not requested by a reviewer
  • Are not specific to the proposal
  • Are primarily intended for contracting or soliciting bids, including notes that assign responsibility (“sidewalk, by others”), notes for reference in the field (“contractor to verify…” or “call before you dig”), or vague product notes (“Product A, or approved alternative”).
• Engineering-level details (walkway substrates, fence footings, retaining wall sections, etc)
• Upper-level landscape plans
• Duplicate information (detailed landscaping of the Landscape Sheet, addresses outside of the Cover Sheet, dedication information outside of the Survey and Grading Sheets, etc.)
• Movable furniture or other impermanent site furnishings (such as potted plants, freestanding grills, outdoor heaters, etc.)
• Aerial photos or images from mapping software (like Google Maps)
  • Much of the mapping content is available through Denver’s Open Data Catalog.
• Building or tenant signage
• Perspective drawings
• Building sections
• Labels for “new”, “proposed”, “existing to remain”, “existing to be removed”, “existing to be relocated”, etc.
  • For example: “5’ existing detached sidewalk to remain” and “new 5’ detached sidewalk”, should both just be called out as “5’ detached sidewalk”. Similarly, any items slated for removal or relocation shouldn’t be shown, at all.

A standard SDP includes the following sheets, in order. See specific information for each sheet under the headings, below. Any tables required for zoning analysis will be provided in a format approved for use with your review comments.

In some unique circumstances, additional sheets may be required by a reviewer, which will be identified during review.

• Cover Sheet
• Survey
• Zone Lot Amendment (if combining Zone Lots)
  • If separating Zone Lots, see “Zone Lot Amendment”
• Site Plan
• Grading Plan
• Utility Plan
  • May be consolidated with Grading Plan for simple proposals
• Fire Sheet
  • Only for 2 or more primary buildings
• Landscape Plan
• Site Details
  • Only if required for clarity
• Floorplans
• Roof Plan
• Building Elevations
• Photometric Plan and Fixture Cutsheets

Formatting

• Arch D (24”x36”) document size, landscape orientation, PDF format
• Black and white, no color or grayscale
• Border 1” from all edges
• An easily legible font, at least 8-pt (about 1/8”) in size, without a mask
  • Avoid Comic Sans, Papyrus, or any fonts that mimic handwriting.
• Required analysis tables will be provided in an accepted format with review comments.

Notes, Callouts, and Legends

• Include all line types, hatches, fills, and symbols within a legend.
  • The legend should only include information shown on that sheet.
• Include all notes identified by reviewers within the comments and redlines.
• If a fill, hatch, symbol, or line is in the legend, do not also have a callout in the plan.

On all sheets:

• Always include directions with street names, when applicable.
  • “E Colfax Ave” not just “Colfax Ave”
• Utilize decimal feet (10.50’, not 10’-6”).
• Include a bar scale and verbal scale (such as 1” = 20’), not a ratio scale (such as 1:20).
• Include a title block on all sheets, except the Cover Sheet, showing:
  • Development Name [at Master Development Name] – 27-pt (3/8”)
  • “Site Development Plan” – 18- to 23-pt (1/4” to 5/16”)
  • See requirements for the Cover Sheet title block under the “Cover Sheet” heading, below.
• At the bottom right-hand corner of every sheet, beneath the border, in 8- to 10-pt font, provide application information:
  • “[Development Name] – Site Development Plan – 20XX-PROJMSTR-0000XXX, 20XX-SDP-0000XXX”
• At the lower right-hand corner of each sheet, above the border, provide the sheet information:
  • “1 of 15, Cover Sheet”
• Clearly label all Zone Lot lines and their designations (Primary Street, Side Street, Side Interior, or Rear), post-dedication.

Green Buildings Ordinance (GBO) Information

• Green Space and On-Site Solar GBO compliance methods require verification within the SDP. See “Review Compliance Options and Requirements” section of Green Buildings Ordinance Documentation webpage.

Transportation Demand Management (TDM) Information

• Some TDM strategies require verification within the SDP. See additional information on Transit Demand Management webpage.

Download the sample cover sheet(PDF, 77KB) 

Provide the following information, as applicable:

• Standard requirements, above.
• Title block including:
  • Development Name [at Master Development Name] – 27-pt (3/8”)
  • “Site Development Plan” – 18- to 23-pt (1/4” to 5/16”)
  • Quarter section, township, range – 9- to 14-pt (1/8” to 3/16”)
  • All primary addresses – 14- to 18-pt (3/16” to 1/4”)
• Zone lot legal description (after any dedications)
  • Must match the Survey Sheet and Zone Lot Amendment Sheet (if applicable).
  • If the site is within a subdivision, this should be a lot and block description.
  • If the site is not within a subdivision, this should be a metes and bounds description.
• Vicinity map
  • Scaled to show the nearest arterial/arterial intersection and all surrounding streets.
  • In the vicinity map, show:
    • The development site
    • Street centerlines and names
    • Alleys
    • Zone districts (with protected districts identified)
    • View planes (with dimensions from origin points)
• Standard notes
  • Provided with review comments
• Signature blocks(PDF, 298KB)
  • Owners (which much match the Assessor’s Records at time of final signatures)
  • Approvals
  • Surveyor
  • Clerk and Recorder
• Sheet Index
• When the proposal is identifying 2 or more primary structures:
  • A small key map with the Zone Lot boundary, single-line building outlines, building addresses, building letters (used in lieu of addresses in the remainder of the plan set), adjacent street names, and a north arrow.
• Analysis tables:
  • Site Statistics
  • Unit Types by Zone Lot
    • When a residential application is proposing Expanding Housing Affordability on-site compliance

Provide the following information, as applicable:

• Standard requirements, above.
• An Improvement Survey Plat, as defined by state statute.
• For additional Survey Sheet standards, see Site Development Plan (SDP) Survey Requirements.

Only included within the SDP if combining Zone Lots. If separating Zone Lots, see “Zone Lot Amendment." Provide the following information, as applicable:

• Standard requirements, above
• Requirements for a ZLAM sheet are found on the Zone Lot Amendments page, under the "Gather Required Documents" heading. When a ZLAM is provided within the SDP:
  • ZLAM exhibits may be placed on the same sheet if space allows.
  • The owner signatures on the cover sheet replace the need for a separate owner consent form.

Note: Items marked with an asterisk (*) are only required if the applicable Building Form Table identifies a requirement. Items marked with two asterisks (**) require a detail, which may be provided on this sheet or a separate details sheet.

May include Utility Plan information and Fire Sheet information. Provide the following information, as applicable:

Note: These items marked with an asterisk (*) are only required if the applicable Building Form Table identifies a requirement.

• Standard requirements, above
• Landscape design with labels and callouts
• Show landscaping at mature size
• Tree planting and protection standard details required by the Office of the City Forester
• Plant schedule, separated by ROW and private property, including:
  • Symbol and notation
  • Quantity
  • Botanical and common name
  • Mature size
  • Plant stock size at planting
    • See minimums in the DZC for on-site plantings.
  • Categories
• Active and abandoned-in-place utilities, drain chases and inlets, streetlights, traffic lights, pedestrian lights with dimensions from trees
• On-site pet relief areas
• Illustrative Fire Department Connections (FDCs)
• Required zoning setbacks*
• Build-to zones*
• Fences and garden walls required by the DZC**
• Sight triangles, with restrictions noted
• Open areas, as defined by the DZC
• Notes for ROW improvements:
  • If there is an associated TEP, include the notes:
    • “This sheet shows the approved Landscaping within the Right-of-Way (ROW). Any changes to ROW landscaping may require a modification to this Site Development Plan, as determined by the Office of the City Forester.”
    • “Other ROW improvements are shown here for illustrative purposes only. For final design, see 20XX-TRAN-0000XXX.”
  • If there is not an associated TEP, include the notes:
    • “This sheet shows the approved Landscaping within the Right-of-Way (ROW). Any changes to ROW landscaping may require a modification to this Site Development Plan, as determined by the Office of the City Forester.”
    • “Other ROW improvements shown for illustrative purposes only. For final design, see Grading (or Grading/Utility) Sheet.”
• Analysis tables:
  • Landscaping

Note: Items marked with an asterisk (*) are only required if the applicable Building Form Table identifies a requirement. Items marked with two asterisks (**) require a detail, which may be provided on this sheet or a separate details sheet.

Separate floorplan sheets are required for multi-story buildings (ground-level floorplans are provided on the Site Plan sheet). Provide the following information, as applicable:

Note: Items marked with an asterisk (*) are only required if the applicable Building Form Table identifies a requirement. Items marked with two asterisks (**)require a detail, which may be provided on this sheet or a separate details sheet.

Provide Building Elevations for all sides of all structures (including dumpster enclosures, sheds, garages, and freestanding canopies) with the following information, as applicable:

Note: Items marked with an asterisk (*) are only required if the applicable Building Form Table identifies a requirement.

Only include values created by on-site lighting sources (not sources within the ROW). Show values for all exterior shared amenity decks, but not individual balconies with unit-controlled lighting fixtures. Provide the following information, as applicable:

• Standard requirements, above.
• All external light fixtures, with unique symbols.
• Fixture mounting heights.
• 50’ buffer from any residential zone districts
• Photometric values:
  • In a grid for the entire site, exclusive of buildings, no greater than 10’.
  • On the Zone Lot line, in no greater than 10’ increments.
  • At all pedestrian entrances to buildings.
• Analysis tables:
  • Photometric Summary
• Light fixture schedule and cutsheets for all exterior fixtures (including those on individual balconies) containing:
  • Unique identifier
  • Brand, model, wattage, bulb type, selected options for each fixture
  • Orientation and mounting angle
  • Typical mounting heights (to top of fixture)
    • If mounting heights vary, include height on the plan.
  • Proof that each fixture is full-cutoff (as defined by the DZC) or otherwise exempt
    • Typically, a BUG rating with a U value of 0
  • Color temperature
    • Typically, 3,000k or below.

Transportation Demand Management (TDM) Plan

• Submit this no later than the initial SDP submittal.
• Once approved, update whenever:
  • Unit counts or unit types change
  • Use GFAs change
  • TDM strategies change
  • Addresses change
• Separate E-permits application (Development Services – Transportation Plan)

Affordable Housing Plan

• For any application creating 10 or more dwelling units.
• Submit this no later than the initial SDP submittal.
• Once approved, update whenever:
  • Unit counts or unit types change
  • Compliance pathway changes
  • Address changes
  • Ownership changes
• Initially submitted as a separate PDF within the SDP record. Staff will create Development Agreement (DA) record for subsequent submittals.

Address Assignment

• Submit this no later than the second SDP submittal.
• Once approved, update whenever:
  • Unit count changes
  • Building count changes
  • Primary building entries move to a different façade or move 50’ or more on the same façade
  • Zone Lot boundaries change
• Separate E-permits application (Right-of-Way – Address Assignment)

ROW Encroachment Tier Determination (“Encroachments”)

• Required for all Right-of-Way encroachments, including those which do not require separate permits (Tier 1).
• Submit this no later than the second SDP submittal.
• Email DOTI.ER@denvergov.org

Transportation Engineering Plan (TEP)

• Submit this no later than the second SDP submittal.

• Separate E-permits application (Development Services – Transportation Plan)

Storm and Sanitary Plan Review (SSPR)

• Submit this no later than the second SDP submittal.
• Separate E-permits application (Development Services – Storm and Sanitary Plan)

Construction Activities Stormwater Discharge Permit (CASDP)

• Formerly “Erosion Control Permit”
• Submit this no later than the second SDP submittal.
• Separate E-permits application (Development Services – Erosion Control)

Use Development Services Map to See Design Review District Status

• Submit this as early as possible, no later than the initial SDP submittal.
  • This may (and often does) significantly affect site layout and building design.
• Separate E-permits application (Development Services – Urban Design)

Zone Lot Amendments

If combining Zone Lots, instead see “Zone Lot Amendment Sheet” under Sheet Requirements.

• Submit this no later than the initial SDP submittal.
• Separate E-permits application (Development Services – Zone Lot Amendment)

Landmark Preservation

Phase I (Mass, Form, and Context)

• Submit this as early as possible, ideally before submitting for the initial SDP, but no later than the initial SDP submittal.
  •  This may (and often does) significantly alter site layout and building design.
• Email to Landmark@denvergov.org

Phase II (Design Details)

• Coordinate with your Landmark Reviewer for timing.

Subdivision

• Submit this as early as possible, no later than the initial SDP submittal.
• Addresses cannot be issued while a Subdivision is in progress. This can significantly impact a proposal’s ability to submit for building permit review.
• Separate E-permits application (Development Services – Subdivision Plan)

• Form provided by the Transportation Reviewer
• Submit this as early as possible, no later than the second SDP submittal.
• Email to Development.Services@denvergov.org

• Samples provided with the comment letter.
• Submit these no later than the second SDP submittal.
• Email to Development.Services@denvergov.org

Range Points

• Submit this no later than the second SDP submittal.
• Email to Development.Services@denvergov.org

Denver Water Plan

• Submit this no later than the initial SDP submittal.
• Sent to Denver Water directly.

Building Permits

• Often referred to as the “Building LOG”
• Separate E-permits application (Development Services – Building Log)

Sewer Use and Drainage Permit (SUDP)

• Includes Floodplain Permits
  • Submit no later than 60% design if the project has a building in the regulatory floodplain or any work in the floodway.
• Separate E-permits application (Development Services – Building Log)

Add digital signatures that includes the owner’s notarized electronic signature and surveyor’s electronic stamp and signature to a PDF. 

Drawing sets could be rejected if the file size is too large or illegible.

Electronic signatures do not need to be verifiable.

Please use the following file naming convention:
Project Name_Project Record Number_For Recordation

View electronic notary FAQs.

How to submit your signed and notarized plans for recordation:

• Sign in to e-permits
• Click "My Records" under the Home Tab
• Click on the appropriate record*
• Go to Record Info > Attachments
• Click "ADD" to upload files*
• Remember to click "SAVE" prior to exiting the page

*If you do not see the record listed under My Records and there is no ADD button on the record attachments page, then it means that your e-permits account is not linked to the record. You can request to have a record linked to your account by contacting Development.Services@denvergov.org. In your request, please include the email address registered to the e-permits account and record(s) that need to be added to your account.

When Utilizing Adobe:

To prevent getting locked out of an Adobe e-signature document when needing multiple signatures, use the "Mega Sign" feature in Adobe Acrobat Sign, which allows you to send a single document to multiple signers sequentially without locking the document after the first signature is added; simply designate the signing order within the document.

When Utilizing Bluebeam:

To prevent getting locked out of a PDF in Bluebeam when needing multiple signatures, add separate digital signature fields to the document for each signer, allowing each person to sign without affecting the ability for others to sign afterwards; essentially, you need to create multiple signature areas within the document instead of just one, which would lock the document after the first signature is applied.

Projects may have additional fees due at this point related to site engineering, which must be paid before this review group will sign-off on the SDP.

How to pay fees online:

• Sign in to e-permits
• In the record number, search for 20XX-XXX-000XXX
• Under the payments tab, select “Fees”
• Click on “Pay Fees” and follow the instructions