Planning & Land Use

Green Mountain Falls Planning &, Land Use serves the community by providing technical guidance on all aspects of zoning, building, development, and preservation. Through public outreach events and monthly advisory board meetings, the community proactively determines how land will be developed or conserved.

Town Hall staff is available to assist applicants through every step of the building and land use approval process and advocates development that protects the public health and safety while safeguarding the natural environment. This is done primarily by enforcing the laws codified in GMF Land Use Code Sec.16 Zoning, Sec 17 SubdivisionSec 18 Building Regulations.

The Green Mountain Falls Planning Commission is a five-member advisory body appointed by the Board of Trustees. Information about an upcoming Planning Commission public meeting is available here.

GMF Planning &, Land Use is also responsible for developing relevant policy and regulations, as directed by the Board of Trustees.

To submit forms or request assistance please contact Planner@gmfco.us or Clerk@gmfco.us

Contact Office Hours

Town of Green Mountain Falls

Department of Land Use Planning

10615 Green Mountain Falls Road

Green Mountain Falls, CO 80819

719-684-9414, Option 2

Office Hours by Appointment

Tuesday 9 am - 5 pm

Wednesday 1 pm - 5 pm

Thursday 9 am - 5 pm

Request Appointment Here

 

Land Use Approval Process
Land Use Approval Process
Most building or site improvements require some level of review and approval from Green Mountain Falls. Staff is available by appointment to answer questions, here.

The 2020 Land Use Approval process was created to give applicants greater autonomy in preparing and submitting an application for review.

Streamlined Land Use Approval Process
The following Land Use Approvals are accepted electronically without a pre-application consultation:

Electronic Application Instructions

Step 1: Download the fillable Land Use Approval Application and complete each section, including signature

Step 2: Select the appropriate Land Use Approval Supplemental Materials Checklist from the Forms page

Step 3: Email the Land Use Approval Application and all required Land Use Approval Supplemental Materials to the Town Planner

Step 4: The Town Clerk handles application fees: credit card payments can be made online, by phone, or in-person; cash or check can be processed during business hours

Step 5: GMF staff will confirm that your documents were received and whether the submittal is complete

Step 6: GMF staff will confirm a date for the item to be considered at a regularly scheduled Planning Commission meeting

  • Subdivision Variance
  • Easement
  • Vacation of Right-of-Way
  • Vacation of Lot Lines
  • Grading Plan
  • Erosion Control Plan
  • Annexation
Electronic Application Instructions
Step 1:,Download the fillable,Land Use Approval Application,and complete each section, including signature
Step 2: Select the appropriate Land Use Approval Supplemental Materials Checklist from the Forms page
Step 3: Email the Land Use Approval Application and all required Land Use Approval Supplemental Materials to the Town Planner
Step 4: The Town Clerk handles application fees: credit card payments can be made,online,,by phone, or in-person, cash or check can be processed during business hours
Step 5: GMF staff will confirm that your documents were received and whether the submittal is complete
Step 6: GMF staff will confirm a date for the item to be considered at a regularly scheduled Planning Commission meeting

Land Use Approvals Requiring Staff Consultation

Some projects require consultation with one or more departments. The following proposed projects will be initiated with a pre-application meeting:

Single Family Home Construction Plan Review Single Family Home Addition Plan Review Subdivision Zoning Variance Subdivision Variance Easement Vacation of Right-of-Way Vacation of Lot Lines Grading Plan Erosion Control Plan Annexation

Step 1: Email Town Planner to request a time to discuss site plan drawings and tentative construction schedule

Step 2: Download the fillable Land Use Approval Application and complete each section, including signature

Step 3: Select the appropriate Land Use Approval Supplemental Materials Checklist from the Forms page

Step 4: Email the Land Use Approval Application and all required Land Use Approval Checklist Supplemental Materials to the Town Planner

Step 5: The Town Clerk handles application fees: credit card payments can be made online, by phone, or in-person; cash or check can be processed during business hours

Step 6: GMF staff will confirm that your documents were received and whether the submittal is complete

Step 7: GMF staff will confirm a date for the item to be considered at a regularly scheduled Planning Commission meeting and/or Board of Trustees meeting

FAQ's

Do I need a permit from GMF?

Most building or site alterations require some level of review and approval from Green Mountain Falls. The Planning Commission reviews most Land Use Approval applications for compliance with the architectural standards and zoning requirements set-forth in Green Mountain Falls Zoning Ordinance §16 Zoning and §17 Subdivision, and other sections, as applicable. Green Mountain Falls Municipal Code is maintained and updated online by Municode.

Depending on the type and size of construction, an applicant may need GMF Land Use Approval a Pikes Peak Regional Development (PPRBD) building permit, or both. Early consultation is the easiest way to avoid delays and establish reasonable expectations between agencies and a landowner.

GMF does not issue Building Permits. See §18 Building Regulations for more information. The Town has an Inter-Governmental Agreement with PPRBD for building services.

Some examples of projects requiring GMF Land Use Approval:

Deck Replacement

New Deck Construction

Fence Permit

New Home Construction

Driveway Permit

Home Addition

Grading Permit

Accessory Building (gardening shed, garage, storage)

Revocable Permit to Occupy Public Property

Do I need a permit from PPRBD?

Green Mountain Falls Planning does not issue building permits. Pikes Peak Regional Building Department, a partnering agency, may oversee your building permit. A complete library of PPRBD handouts detailing requirements is available here. The plan review technicians are courteous and responsive to all inquiries during business hours. All work that is exempt from RBD building permit can be reviewed here.

 

Does my contractor need a GMF Business License?

Yes! Everyone conducting business in GMF is required to obtain an annual business license, January 1st. The application can be submitted and fees paid 100% online.

 

Do I need a permit to replace my decking materials?

Severe storms in 2018 prompted some homeowners to replace cosmetically or structurally damaged residential decking. Even if a contractor plans to build in the same footprint of the former structure, the project requires GMF Zoning and Architectural approval. The fees for a deck replacement were reduced in the 2020 Fee Schedule to ease the burden on homeowners with compliant structures.

Please note, you may NOT need a permit from PPRBD: decks not exceeding 200 square feet, less than 30” above grade at the highest point, detatched from the dwelling, and not serving the main entry door are exempt from permitting (RBD Deck Handout).

Does my fence require a permit?

Yes! Current Code dictates that all proposed fencing projects be reviewed by the Planning Commission before construction. Fences that are not permitted can accrue daily penalties. See §16-707 for fencing regulations. Fences over 7 feet in height require PPRBD permit.

 

Does my shed require a permit?

A storage shed, workshop, custom carport, garage- no matter what you call it, it is an Accessory Unit as defined in §16-601 and it will require Zoning and Architectural Plan Review. Submit a LU Approval Application and site plan to planner@gmfco.us.

 

Where are my lot lines/property boundaries?

GMF was incorporated in 1890, which means it has a long, interesting land use history. In some instances, property boundary lines may have migrated amicably between neighbors over the decades. In some cases, homes can be in the middle of the Town Right-of-Way.

If you have concerns about whether an action is taking place on your property, the best solution is to talk to the person. Many times, a decades-old understanding between neighbors can be disrupted when there is a change in ownership or occupancy. Civility is key, since each party may be working with different information and both may be incorrect!

Unfortunately, Town employees are unable to get involved in civil disputes. A little research can save a lot of grief. Talk to your neighbors about professional surveys conducted and boundary monuments that have been placed. Use the resources available, including the County Assessor’s website and staff (El Paso County Assessor and Teller County Assessor). If an issue remains unresolved, one or both landowners may want to consult a licensed professional surveyor.

To report an ongoing, unresolved issue of contention, please contact Town Hall for a list of resources and solutions you may pursue.

What is my zoning designation?

The 2019 Plan GMF Comprehensive Plan Official Town Zoning Map shows the Zoning Designation of every parcel. Zoning designations are enumerated The Green Mountain Falls Zoning Ordinance §16-301. Zoning in R-1 is by lot size.

 

What is my lot size?

Your home may sit on a single platted lot or several lots combined. The most current information for your property is maintained by the County Assessor’s Office:

Step 1: Go to the Assessor’s site for El Paso County or Teller County

Step 2: Find your parcel through a physical address or name search

Step 3: Scroll to find the land details

 

How do I determine appropriate zoning setbacks?

The GMF Land Use Code establishes setbacks, the minimum distance a building or structure must be set back from a road, property line, water body, or anyplace needing a buffer. The Official Town Zoning Map shows your designation. For residential zoning, determine the size of your lot, which will indicate your specific zoning designation (e.g., a parcel in R-1 with a lot size of 5,600 SF is zoned R-1, 5,000). Find the front, rear, and side setbacks in §16-305 – §16-314.

 

How do I report someone doing work without a permit?

If you believe a neighbor is building without GMF approval or PPRBD permit, you can report it to Town Hall or PPRBD. Your name is not required for a casual inquiry. Staff will make sure that any work has been approved and the contractor on-site has a GMF business license.

If you witness activity that you believe may threaten life or property, please report it immediately to the Town Marshal or El Paso County Dispatch.

Can I build or improve my lot if I’m in the FEMA floodplain?

Home improvements and construction in the FEMA Special Flood Hazard Area will receive all review required by Federal, State, and GMF Planning & Land Use. Find your designation here and obtain more information here.

Comprehensive Plan

Green Mountain Falls creates and updates a long-range planning document to appropriately direct and manage future growth, as required by Colorado Revised Statutes.

Municipalities and counties are authorized to prepare comprehensive plans as a long-range guiding document for a community to achieve its vision and goals. The comprehensive plan provides the policy framework for regulatory tools like zoning, subdivision regulations, annexations, and other policies. A comprehensive plan promotes the community\'s vision, goals, objectives, and policies, establishes a process for orderly growth and development, addresses both current and long-term needs, and provides for a balance between the natural and built environment. Elements addressed in a comprehensive plan may include recreation and tourism (required by state statutes), transportation, land use, economic development, affordable housing, environment, parks and open space, natural and cultural resources, hazards, capital improvements, water supply and conservation, efficiency in government, sustainability, energy, and urban design. More information is available Colorado Department of Local Affairs, Comprehensive Plan Site.

The most recent plan update, Plan GMF, hosted outreach events at various local venues throughout 2018 and 2019. The first outreach planning charrette and Phase One Information Packet were captured and reported by Logan Simpson, the Plan GMF consulting team.

The final 2019 Comprehensive Plan was approved by the Planning Commission in June 2019 and emphasized the importance of GMF's character and history while identifying changes in trends and regional systems and listening to community values.

Town of Green Mountain Falls Comprehensive Plan, adopted June 25, 2019

Green Mountain Falls Comprehensive Plan, 2007

Land Use Maps

Official Town Zoning Map, 2019 Plan GMF Comprehensive Plan

Future Land Use Map, 2019 Plan GMF Comprehensive Plan

Illustrative Land Use Plan, 2019 Plan GMF Comprehensive Plan

Three Mile Plan Map, 2019 Plan GMF Comprehensive Plan

Wildland Fire Threat Map, 2019 Plan GMF Comprehensive Plan

Official Zoning Map, 2007

Forestry

Coming Soon!

Paperless Policy

Planning & Land Use is creating a more efficient user experience by transitioning to a paperless office in January 2020. Electronic, paperless offices are rapidly becoming a standard of success for public and private sectors:

  • Eliminate printing and scanning costs
  • Increase revenue collection
  • Improved staff response
  • Decrease environmental footprint

 

Paper applications are no longer accepted. If you require assistance with an application submittal or in finding a community computer, contact GMF Town Hall.

Thank you for helping GMF Town Hall innovate and serve you better

Planning Ordinances & Resolutions

Coming Soon!

Helpful Links & Resources

Pikes Peak Regional Building Department

El Paso County Assessor

Teller County Assessor

El Paso County Department of Health

Ute Pass Historical Society

Sallie Bush Community Center

Pikes Peak Chamber of Commerce

Colorado Springs Utilities

Black Hills Energy

Comcast Xfinity

Local Government Land Use Authority in Colorado

Colorado Department of Local Affairs, Community Planning and Development

Revocable Permit

Coming Soon!

This page was created as a place for GMF residents to access information on all permitting and approval processes.

If you see room for improvement, we want your feedback!