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The following projects require permits for Residential Buildings:
This is not a complete list of projects that require a permit. If you’re not sure your project requires a permit, please call the Building Department at (719) 276-5253.
Code requirements for electric and plumbing are maintained by the State of Colorado. View the contact information for the Colorado State Plumbing or Colorado State Electrical.
All non-listed building projects are subject to have a building permit required. Please contact the Cañon City Building Department at (719) 276-5253 with any questions regarding permit requirements.
We post all active licensed contractors every quarter. View the Contractor Information page for the most current list. If you do not see your contractor on the list, please call the Building Department at (719) 276-5253 and we will check if they are licensed or not.
The National Citizen Survey Dashboard (PDF)
The National Citizen Survey Community Livability Report (PDF)
2016 Citizen Survey Council Employees (PDF)
Yes, there is a nominal charge for copies, as well as research fees for those items that must be researched or items that must be retrieved from archives.
Regular City Council meetings are generally held the first and third Monday of each month, barring holidays. The Council meets on the fourth Monday of every month to address only Liquor Licensing issues. Special meetings may be called by any three members of the Council.
Notice of special meetings is provided through posting to this website, and through formal posting on the bulletin board in the main lobby of City Hall, 128 Main Street. You may also call the City Clerk's Office for information regarding any meetings at 719-269-9011.
Once elected, all Council members represent you, however, the City Charter requires that four of the seven Council members reside in four separate districts of City limits. View the district map (PDF).
The City Council agenda has an item on the agenda for Citizens to address them on items that are not on the agenda. Generally, you will be given 5 minutes to speak on a topic. A Citizens Request to Speak form must be filled out and submitted to the City Clerk prior to the start of the meeting, and speakers are requested to adhere to the Rules for Participation Policy (PDF) adopted by the City Council.
Packet materials are attached to each item on the agenda for Regular City Council Meetings and are made available for review at the Public Library or the City Clerk's Office at 128 Main Street.
Agendas for meetings are set based upon the need to address the business of the Council and/or City. Agendas must be posted prior to the meetings, and are set sometimes several days prior to the meeting taking place. Agenda items are determined based upon the Council's task list, prioritized assignments given to staff, and issues of business from citizens having filed applications based on the Code, City policies, state law, etc (such as a zone change applications, liquor license applications, street closure requests, etc.).While meetings are open to the public, they are not considered public forums, and therefore, miscellaneous items typically are not added to any agenda for interactive discussion and/or action by the Council. For an item to be added to the agenda, the item must first be identified as bona fide City business which is within the scope of authority of the City and meets the City's goals, objectives, tasks and policies.
Many items the Council and other boards consider must, by law, be considered in a quasi-judicial manner, such as within a public hearing. This means that the individual Council or board members may not discuss the issue and/or hear evidence or receive testimony on the topic outside of the public hearing. To do so requires that member to excuse themselves from any debate or vote regarding the topic. Though this may be frustrating to a citizen, Council and board members may very well need to "cut off" any conversation regarding a topic that would be considered within a public hearing, and ask the citizen to please attend the public hearing to provide evidence or testimony of their position regarding the issue.
So, how do you know if an item is or would be going to public hearing? Citizens may first contact the City Clerk's Office for a determination if the topic of interest to the citizen would be required to be dealt with within a public hearing. If it is, the Clerk will be able to identify that process for the citizen, and the individual Council or board members may not discuss the issue with the citizen. They must await the topic coming before the Council in a public hearing at which only information received within the public hearing may be considered by the Council in making a decision.
Citizens with a concern or issue upon which there is no provision within the Municipal Code, any other standing law, or which falls under the public hearing arena, will be advised that they should contact individual City Council members for a determination if the Council wishes to adopt a citizen's idea or concern as a task/priority of the City.
City Council meetings and City Planning Commission meetings are broadcast live, and typically re-broadcast, on the City's Government Access Channel 19. Minutes are generated for both of these meetings, as well as the General Government and Public Works Committees and the Board of Adjustment. You may contact the City Clerk's Office 719-269-9011 for copies of minutes.
For code enforcement complaints, you may report an issue via SeeClickFix or contact the Cañon City Code Enforcement Officer at 719.276.5600.
The Code Enforcement Officer identifies code violations and investigates all complaints to determine any unlawful activity relating to the City’s codes and ordinances that pertain to private property. If violations are identified, the Officer will, if at all possible, contact the owner and/or tenant personally to discuss the violation and set up a timeline for abatement (elimination of the violation). To avoid further action by the City, abatement is expected to occur within 7 to 10 days, but can be extended depending on any unique circumstances. If the violation still exists after that time, the Officer mails and/or posts the property with a Notice of Violation for the property owner and/or occupant. After that, failure to meet instructed compliance procedures can result in the issuance of an Administrative Citation or a Court summons, both of which will have fines connected with them.
Additionally, failure to heed compliance with citations can result in the assessment of abatement costs and/or a property tax lien attached to the unlawful property. In all cases, the property is monitored to expedite clean-up compliance and the current responsible owner is given ‘due process’ notification.
There are a few ways to find out what codes are enforced:
Title 17 of the Unified Development Code (UDC) and Zoning Regulations deals with all aspects of private property regulations.
If your home was recently constructed, we may have a copy of a survey or improvement location certificate (ILC) in our building records. However, the city does not generally require surveys for the issuance of a building permit. Additionally, many homes in Canon City were built prior to, or early in the 20th century, and therefore without any type of permit. The Fremont County Assessor maintains a certain amount of information on all properties in the City.
Disputes of this nature are private and the City has no jurisdiction in these matters. If you and your neighbor cannot agree, you should consider getting a land survey and/or consult an attorney.
The keeping of horses and other livestock is allowed on R-L, R-1, R-2 and R-3-zoned properties in the City, provided you have enough land area. To even consider having a horse in R-1, R-2 and R-3 zones, your lot or parcel has to be at least 1 acre. R-L zoning requires at least 15,000 square feet of land. There are other requirements in Chapter 17.20.114 of the Zoning Regulations with respect to numbers of animals, care-taking, and fencing. View also Chapter 17.08 for a definition of “livestock”.
In residential zones R1 and R2, you may keep up to eight chickens as an accessory use. In zone RL – Rural Living, chickens are considered livestock and therefore a permitted use also. In the C-Commercial and I-Industrial zones where the parcel or lot is used for residential purposes, backyard chickens are allowed through the approval of a conditional use permit. Please refer to Chapter 17.20.029 of the Zoning Regulations for more information about the keeping of backyard chickens. Also view the Development Assistance Packets and Reference Guides page.
You are allowed to have a maximum of four dogs as an accessory use in any zone district where the property is being used for residential purposes. Dogs must be licensed and dogs that are vicious or are known to attack are prohibited within the city. Please refer to Chapter 6.08 of the Municipal Code.
In residential zone districts, you may store a recreational vehicle on your property as long as you are not infringing on any resident’s access to their property and that storage of the RV does not block driveways or sidewalks or encroaches into a vision clearance area. You may not store an RV on the street. An RV may be parked on the street for no more than 48 hours. Please refer to Chapter 17.28.110 and 17.20.200 of the Zoning Regulations for more information. Also view the Development Assistance Packets and Reference Guides page.
No commercial vehicle or any type of mobile machinery weighing more than 1 1/2 tons gross weight may be parked or stored on lots in the residential zone districts except when they are parked or stored in a fully enclosed garage or similar structure. Exceptions are allowed for construction vehicles and equipment for a limited amount of time. Vehicles hauling flammable liquids, explosives, or hazardous materials cannot be stored or parked anywhere within the residential zone districts. Please refer to Chapter 12.26 of the Municipal Code for more complete information.
A home occupation is a permitted use provided that the use is clearly secondary to the residential use of the property and if there are no adverse impacts on the neighborhood. Examples of the types of home occupations allowed might include:
Employees of the in-home business are limited to those who live on the premises. Up to 20% of the area of the home can be used for the home occupation. A sign is permitted up to two square feet in size. Other licenses may be required also. Please refer to Chapter 17.20.100 and the definition of “home occupation” in Chapter 17.08 of the Zoning Regulations for more information. Also view the Development Assistance Packets and Reference Guides page.
You are allowed to have up to three yard sales per year. Please refer to Chapter 17.05 of the Zoning Regulations for more information.
If you are operating an in-home business (home occupation), you can have one sign up to 2 square feet in size and a sign permit is not required. Real estate signs, political campaign signs and signs advertising a property for sale or rent generally do not require sign permits, but do have size requirements. Please refer to Chapter 17.07 of the Zoning Regulations for more information about signs or contact the Code Enforcement Officer at 719.269.9011 for help with sign permitting.
Commercial signage is limited and requires a sign permit. Please refer to Chapter 17.07 of the Zoning Regulations and call the City Planner at 719.269.9011 for help with sign permitting.
Yes, you may fill out an exemption form explaining your circumstances and submit this completed form to Code Enforcement. You will be notified of the approval or denial of your application within 10 business days after submittal.
The term "100-year flood" is very misleading. People tend to believe that it happens only once every 100 years. The truth is that an uncommonly big flood can happen any year, even multiple times in a single year. The term "100-year flood" is really a statistical designation saying there is a 1-in-100 chance that a large damaging flood will happen during any year. A better term would be the "1-in-100 chance flood” or one percent chance of flooding annually.
80% of all disasters declared in the United States are caused by floods. To relate it better to home and business owners, many mortgages have a repayment period of 30 years. Buildings in areas that are in or are very close to a 100-year flood plain have a 26% chance of experiencing a flood during the life of the loan. However, during that same period, there is only a 4% chance of a fire.
In the past 20 years, most of the areas in the City affected by flooding are not in designated floodplain areas.
There are several major drainage ways that traverse the city from the Arkansas River to various creeks and irrigation ditches as well as areas in floodplains where no apparent watercourse exists. To find out whether your property is in a floodplain, contact the Engineering Department at 719-269-9011 for a determination.
The answer is no. Typical homeowner’s and commercial structure insurance policies do not cover flood damages.
A separate Standard Flood Insurance Policy is required to cover damages caused by surface water during a flood event. Buildings located within a 100-year flood plain are required to have flood insurance if they are financed with a federally backed mortgage or home equity loan. Flood policies can be issued for most structures and their contents, including site built, modular and manufactured single family homes, condominiums and commercial structures.
Cañon City participates in the National Flood Insurance Program’s (NFIP) Community Rating System (CRS) program. Because of this, citizens are eligible to purchase Standard Flood Insurance at a reduced rate. The average premium for a Standard Flood Insurance Policy in Cañon City varies. A 30-day waiting period is mandatory for new flood insurance policies. Your local insurance agent can provide information on specific rates and coverage.
It is important to know that you do not have to be located within the 100-year flood zone to qualify for a flood policy. Flood zones are always changing due to natural events and upstream development. It is recommended that if there is a potential for flooding in your area, you should take advantage of a Standard Flood Insurance Policy.
One of the most important natural functions of the floodplain is to store runoff during and immediately after large rain events. Sometimes there is too much storm water runoff for creek and stream channels to effectively handle. Too much water flow can breech the banks. The floodplain allows the water flow to slow down and spread out. Eventually the water will dissipate back into the streams and rivers.
Slowing the water down and storing it in the floodplain helps decrease erosion and reduces flooding effects downstream. A large undisturbed area provides natural plant and animal habitat. Storm water is also filtered in these areas which improves quality of our drinking water.
Community parks and common open space in subdivisions often occupy areas of the floodplain. Floodplain land can be used for recreation during non-flood periods with minimal disturbance.
For additional information on the usefulness of floodplains, watch the Floodplains as a Community Asset Video.
Cañon City allows limited development in certain areas of the floodplain. A floodplain development permit is required for all development within the 100 year floodplain. This includes:
You can secure a floodplain development permit at the Cañon City Engineering Department, located at:128 Main StreetCañon City, CO
Prior to any work being done, you should contact the Cañon City Engineering Department at 719-269-9011, to discuss your project. Development within the 100-year floodplain requires an elevation certificate to be completed. Construction or land disturbing activity in the 100-year flood zone is illegal without the proper local, state and, sometimes, federal permits. You can report any suspected illegal activity to the zoning office.
If substantial damage occurs to existing structures, substantial improvement would be required. Substantial damage is damage of any origin to a structure where the cost of restoration to it’s before damage condition would equal or exceed 50% of the market value before the damage occurred. Substantial improvement is any combination of repairs, reconstruction, rehabilitation, addition, or other improvement of a structure, taking place during any one-year period for which the cost equals or exceeds 50% of the market value of the structure before the "start of construction" of the improvement. Additions or improvements less than 50% of the market still require compliance with the minimum flood prevention requirements.
You can have a 6-foot high fence along the sides and rear of your property up to the front setback line. Along the sides and front of your property within the front setback you may have a fence 48 inches high if it is 50% open. You must also maintain vision clearance along the street and not create a traffic hazard with fences. If your house is located within the required front setback, an exception may be made to these rules. Please talk to the Planner at 719-276-5294 for more information and refer to Chapter 17.20.080 of the Zoning Regulations.
Generally not, unless specific permission has been given by the City through a Special Review Use approval and you’ve been issued a Certificate of Compliance for an Accessory Dwelling Unit (ADU). There are 2 instances where these regulations would apply:
Please call the Planner for more information about these processes. See Chapter 17.15 of the Zoning Regulations for more information.
Barbed wire and electric fences are not allowed in the residential zone districts. All fences erected for the purposes of public safety, health and welfare must be reviewed and approved by the City Engineer and the City Administrator. Please refer to Chapter 17.20.080 of the Zoning Regulations for more information.
If your food cart will be part of a larger event or festival, you will be permitted through that Special Event. The responsible party for the event will also be responsible for your food cart. If you will be operating a food cart on your own and depending on where it will be located, you may need to get a temporary use permit. Please refer to Chapter 17.20.085 of the Zoning Regulations for specific regulations about food carts and kiosks. Sales and use tax licenses are also required.
Accessory uses and structures are incidental or subordinate to the principal use of the property. In residential zones these can be garages or sheds, decks or satellite dishes. Any structure over 120 square feet requires a building permit and it must meet building height and setback requirements. For commercial and industrial properties, please email the Planning Department to discuss any accessory use or structure.
Permitted, conditional and special review uses are determined based on the zoning of your property. Refer to Chapter 17.12 of the Zoning Regulations for detailed uses allowed in each zone. Please call the Planning Department at 719-276-5294 with any questions.
Setback requirements vary depending upon the property’s zoning and the type of structure being built. Typically, a house will have greater setbacks than a garage. For instance, the rear setback requirement for a principal structure (your house) is 25 feet in the R1 zone district and it is 1 foot for an accessory structure like a garage or shed. You can look up your property on the Zoning Map (PDF) and the development standards for your zone district in the Zoning Regulations, but it is always best to contact the Planning Department to get a verification of zoning and the development standards for each district. Chapter 17.12 of the Zoning Regulations Handouts.
The point system in Colorado is a matter of accumulating points instead of losing points. Generally speaking, Department of Motor Vehicles (DMV) will suspend someone’s driving privileges if points are accumulated as follows:
Please contact the Fremont County Clerk and Recorder at 719.276.7330, ext.2 for marriage licenses.
Divorces are handled through the Combined Courts located at the following location:136 Justice Center RoadCañon City, CO 81212Phone: 719.269.0100Colorado Judicial Branch Website
Small Claims Court is through the Fremont County Court at the Municipal Court building:136 Justice Center RoadCañon City, CO 81212Phone: 719.269.0100Colorado Judicial Branch Website - Small Claims Court
All of the violations are written into the Combined Court system.136 Justice Center RoadCañon City, CO 81212Phone: 719.269.0100Colorado Judicial Branch Website
Please contact Vital Statistics at 719.276.7450 or fax at 719.276.7451. They are located at the following location:201 N 6th StreetCañon City, CO 81212
The first thing you need to do is call the Municipal Court at 719.276.5601 to see what the status of the case is. It is best to do this as soon as possible so a warrant is not issued for your failure to appear. The clerk will assist you as to what you need to do.
Please refer to Arraignment Information for details.
Penalty Assessment citations that are paid and postmarked within 20 days of issuance will result in an automatic point reduction:
The police department is located at 161 Justice Center Road, Cañon City, CO 81212.
The police department is staffed 24 hours a day 7-days a week, however, the reception/records window is only open Monday through Thursday from 8:30 a.m. to 4:30 p.m. and on Friday by appointment preferred. To make an appointment call 719.276.5600 and choose option 1 or email firstname.lastname@example.org. There is a phone located on the wall to the right when you enter the first door to the department for after-hours requests for assistance.
Incident and case reports can be obtained in person at the police department, 161 Justice Center Road, Cañon City, CO 81212. Print out and complete the Police Report Request Form (PDF). Incident and Case reports can also be requested online at https://canoncityco.nextrequest.com.
Come into the police department and pick up the phone located in the lobby which connects you directly to dispatch. Dispatch can then take your information and have an officer meet with you. You may also call us directly on our non-emergency line at 719.276.5600 to have an officer meet with you at your location within the city limits.
The police department accepts cash, money orders, and personal checks.
The costs for reports are as follows:
Please contact the Cañon City Municipal Court at 719.276.5601.
Accident Reports can be requested through the Records Division online at https://canoncityco.nextrequest.com/
We currently only do Criminal and Court-Ordered Fingerprints.
Yes. You may call dispatch at 719.276.5600.
It usually takes 5 to 10 business days for the report to be processed. It is best to call 719.276.5609 and see if the report is ready before you come to the police department.
All persons are required to keep the gutters and ditches for drainage or irrigation that may extend along any highway between the center of such highway and the tenements and grounds occupied by them clear off all obstructions to the free flow of water therein so that there will be no overflow of water there from. (Municipal Code 12.16.020)
Gravel streets are graded monthly. Streets that carry an average daily traffic load of greater than 200 vehicles per day also receive an annual application of Magnesium Chloride.
Between six and seven miles of streets are prepared each year by cutting out and replacing deteriorated areas of asphalt and in some areas a surface skin patch is installed as a leveling course. Usually at the end of August each year it takes approximately one week to install the oil and chips (3/8 inch gravel). This process seals the surface of the asphalt and provides an improved wearing surface.
The Cañon City Water Department maintains the meter pit or curbstop box, the meter shut-off or curbstop valve, the water meter, and the water service line between the water main in the street and the meter shut-off valve or curbstop valve, whichever is closest to the property line. Any vault or meter pit containing a meter greater than 1-inch in diameter is the property owners’ responsibility to maintain.
For any type of taste and/or odor concern, please contact the Water Treatment Plant at 719-269-9019 for information.
The Cañon City Water Department prepares an annual Water Quality Report that is mailed to all customers. If you would like a copy contact the Water Department at 719-269-9022.
Raw water is pumped from the Arkansas River to a 48 million gallon settling pond. After settling, the water is then pumped to the Water Treatment Plant located at 103 Tunnel Drive. The water is then treated, settled and filtered. Finally, fluoride is adjusted to optimal level and chlorine is added for disinfection prior to entering the water distribution system.
Stormwater runoff is the water that flows over the ground as the result of rain, snow melt, hail and sleet. The following structures prevent the water from soaking into the ground:
These structures are referred to as impervious surfaces. Runoff is collected by storm sewer infrastructure such as inlets and pipes and ultimately transported to the Arkansas River. As water flows over the ground, it picks up everything in its path, such as sediment, oil, grease, litter and chemicals, taking it all to the river without treatment.
Cañon City, like other communities, needs to manage stormwater to:
The Stormwater Program provides the following services:
The stormwater utility is an independent funding mechanism to pay for the cost of services related to the implementation of the stormwater management program, much like the water and wastewater utilities.
As of January 1, 2022 the fee is $0.004659 per square foot of impervious surface on a property.
“Impervious Surface” means a surface area which is compacted or covered with material that is resistant to infiltration by water, including, but not limited to:
All property owners within the Cañon City limits are required to pay. This includes non-profit entities such as churches, schools and institutions, as well as properties owned by the City of Cañon City, Fremont County, the State of Colorado, and the federal government.
The Stormwater Utility fee is included in the monthly water bill for all residents and businesses on City water. For those not on City water, a Stormwater Utility bill is sent out monthly.
The Stormwater Utility fee is the first line under “Service Code and Description” on your water bill. The code is “ST” followed by the square footage of impervious area on the property. The square footage is multiplied by the utility rate of $0.004659 to give the fee for one month.
You may contact the Stormwater Program at 719-276-5265 to inquire about the amount of impervious surface on your property or you can fill out the Stormwater Utility Inquiry/Update Form (PDF).
New impervious area may have been added to the property (e.g. sheds, driveways, patios) or impervious area may have been removed. Impervious area is updated through building permits for new structures or by periodic review of properties by stormwater personnel.
Fees can be reduced through the replacement of excess impervious area (such as unused parking lots) with landscaped green space. Fees may also be adjusted for properties where impervious surfaces have been added specifically for mobility impairment above and beyond what would be typical for the type of residence. To learn more about this program, or to see if your property is eligible, please contact the City Engineer’s office at 719-269-9010.
The Stormwater Utility Fee is a fixed rate. The actual fee amount is based on the total amount of impervious area on a property, which varies from property to property.
While some people believe that no stormwater runs off their property into the system (this may be true for smaller storm events), however, during larger storms this would be impossible. Also, water that soaks into the ground may still eventually enter groundwater or migrate into the stormwater system underground.
Additionally, we all use the City street system as drivers or recipients of goods and services. This network of impervious surfaces’ impact must be mitigated as well by us all collectively paying for its management. All residents within the Cañon City limits benefit from the repair and maintenance of the stormwater system and from capital projects which protect our community.
Remember that it is not only the quantity of stormwater the City is managing, but also the water quality of the runoff. The programs mandated by the City’s stormwater permit, and funded by the utility fee, help keep the runoff as clean as possible without actual active treatment, which benefits everyone.
No. The Stormwater Utility fee was never intended to be a “rain drop for rain drop” comparison as to how much rain falls on a property and how much runs off the property. Even water captured in rain barrels will eventually make its way back into the hydrologic system. The fee is based on the amount of impervious surfaces on each property and is the most equitable for all citizens to contribute to the cost of maintaining and improving our stormwater infrastructure. All residents within Cañon City benefit from the repair and maintenance of the stormwater system and from capital projects which protect our community.
The Stormwater Utility Service Area encompasses all properties within the Cañon City limits. The Stormwater Utility currently provides public drainage services for about 12.45 square miles. This service area is subject to change as the City annexes areas.
Within the service area, the City is responsible for maintaining:
The Stormwater Utility Fee collected $1,832,517 in 2021.
No, the Stormwater Utility fee is not tax deductible and cannot be claimed on your taxes. This fee is the same as any other utility service such as water, sewer, or electricity.
Report any clogged storm drains to the Cañon City Stormwater Program at (719) 276-5265. You may also fill out a report via SeeClickFix. We will contact the responsible entity as applicable.
Approximately 30 communities in Colorado have stormwater utilities that incorporate fees comparable to the stormwater utility fee that Cañon City has established. Others use dedicated property taxes, development fees, sales taxes, and other sources in various combinations to finance their stormwater management programs.
For more information about the Stormwater Utility, see the Stormwater Utility page. For more information about stormwater quality and the Stormwater Program, see the Stormwater Quality page, or contact the Stormwater Program at 719-276-5265.
Satellite imagery and aerial photography were used to determine and calculate impervious areas initially. Many properties have subsequently been surveyed on-site to update the impervious area for individual parcels.
A tax is a rate or duty, levied each year for the purposes of general revenue, regardless of the benefit accruing to the property or person taxed. Taxes require approval by the public through voting.
A utility fee is a charge for a particular service and is a dedicated revenue source. In other words, the stormwater utility fee can only be used for stormwater management and capital improvements. The fee is also applied to otherwise tax-exempt entities such as:
Utility fees are not required by the Colorado State Constitution to be put to public vote. A utility fee is a fairer approach for funding our State and Federally mandated stormwater management.
Our Streets Guide (PDF) will assist you in determining if specific addresses are inside City limits.
Our Zoning Map (PDF) is provided on this site for your convenience. Please confirm the zoning on any property with the City Planner, Patrick Mulready, 719-276-5294 before making any decisions relative to a property.
No. Fire Protection is provided through a special district. You may contact them at 719-275-8666, or at their offices located at 1475 N 15th Street.
No. Sewer services are provided through a special district. You may contact them at the Fremont Sanitation District, 719-269-9050, or at their offices located at 107 Berry Parkway.
Water Rates (PDF) and adjustments to water rates are reviewed and set by the City Council by ordinance (PDF). Various areas within the City's water system pay various rates, depending on their location, whether inside or outside City limits, and any pumping charges.
Generally, residential customers are billed quarterly, and commercial customers are billed monthly. Special circumstances or policies may apply that would change this billing cycle for some types of customers. You may contact the water billing department to determine which billing cycle your property is on.
Unfortunately, no. Because outstanding and unpaid water bills may result in a lien being placed on the property, therefore impacting the owner of the property, water bills must remain only in the name of the property owner. Those property owners who wish to have water bills sent directly to the rental property may do so; however, the customer name will remain that of the property owner, not the renter.
Yes. Fill out a Stormwater Utility Inquiry Form (PDF) and submit it to City Hall. We will follow up on the amount of impervious surface you are being charged for and verify the amount of the billing you receive.
Zoning is a tool used to regulate land development. Generally, it separates incompatible uses and determines how your property can be used. It also establishes design parameters such as minimum lot size, minimum building setbacks, maximum building height and the number of residential housing units.
You can find out the zoning on your property by calling the Planning and Zoning Department at 719-276-5294. Typically, just a street address is needed. You can also look at the Zoning Map online. Due to the scale and color shading that you see on a computer screen, we recommend you call and talk to the planner to verify that the information you see is correct. For more information, see the Zoning Map (PDF).
Yes, but these pertain mostly if you are planning to do a major subdivision, or develop multi-family, commercial or industrial property. View the Community Plans tab on the Zoning and Subdivision homepage for access to these plans.
It is the property owners’ responsibility to determine where their property lines are; the city does not provide survey services to residents. However, if you have a mortgage on your property, it is possible that you have an improvement location certificate (ILC) among your closing papers. The ILC, while not a pinned survey, is a “birdseye” view of your property and shows existing structures and approximate distances from property lines. The Fremont County Assessor’s office maintains a Geographic Information System (GIS) database that shows the approximate location of property lines also. Remember that only a land survey conducted by a registered land surveyor in the State of Colorado can be fully relied upon to provide the accurate locations of your property lines, buildings and fences.
Registered land surveyors are sometimes necessary to help a property owner legally establish property lines, create a subdivision plat, or draft a metes and bounds legal description for a parcel. Additionally, certain land use applications in the City require professional land surveys and other development services. Cañon City provides a list of surveyors (PDF) to service to the community.Please be advised that the City neither endorses nor recommends any surveyor or development consultant. Registered land surveyors and other development professionals may also be found online and in phone books.
The R-2 zone district allows both single family and two family residences. In order to have a duplex on an R-2 zoned property, a minimum of 7,000 square feet of lot area with 60 feet of lot width is required. A single-family residence in the R-2 zone district requires 6,000 square feet of lot area with 60 feet of lot width.
Sometimes a variance to the area standards (setbacks, building height, for instance) might be warranted. The intent of the variance is to allow a property owner relief from a zoning district standard for his/her property. Variances are heard by the Board of Adjustment at a public hearing.
There are six evaluation criteria used to analyze a variance request. As a rule, a variance should only be granted when there is a unique physical characteristic impacting the ability to develop the property (such as topography or irregular lot shape), if there are similar conditions in the area and when there would be no detriment to the neighborhood. Please refer to Chapter 17.36 of the Zoning Regulations for more information about variances and speak to the City Planner before submitting an application.
The planning staff is available for consultation every day by phone regarding any potential land use application. The planner may have to consult with the Community Development Director and others as to their opinions for the project. More complicated requests such as proposed special uses, zone changes, variances, or lot splits or adjustments will need to be discussed with city staff at a pre-application conference.
A pre-application meeting is required for all potential land use applications, except building permits for single-family, duplex or tri-plex construction. The purpose of these meetings is to provide an opportunity for potential development applicants to discuss their land use proposal with various city staff persons from the Community Development and Engineering departments. While city staff cannot predict the outcome of any land use development application, they can respond as to process and feasibility of approval. Please call the Planning Department at 719.276.5294 to schedule a pre-application meeting.
A sketched drawing (or preliminary plan) can be very helpful as the staff discusses your plan with you.
A site plan graphically depicts how a lot or parcel will be developed and usually includes other development-related information about the proposed use(s) like grading and drainage plans, access permits and/or traffic studies.
Unless a development or activity is exempt or a waiver is issued, site plan review is required before a building permit may be issued. Chapter 4.12 of the Subdivision and Development Regulations pertains to new or expanding multi-family, commercial or industrial development. This review ensures compliance with the standards and provisions of City regulations. Site plans (with minimal requirements) are required for residential development also. Call the Planner at 719.276.5294 for more information.
Each of the zone districts in the city has a list of permitted, special review uses and conditional uses. Special review uses are intended to fill a particular void in services but because of their possible impacts on a neighborhood they are looked at carefully before they are approved. Approval of a special review use is dependent on compatibility with surrounding land uses, design of the property, and operation and management of the use. Special review use approvals can be vested with the land in perpetuity or can be for a specific period of time. An applicant requesting a special review use must have a pre-application conference with city staff.
Special review use requests must go through a public hearing process in front of Planning Commission and City Council and may be approved, approved with conditions or denied. Depending on the zone district, examples of special review uses are: accessory dwelling units, schools, recreational and social facilities, child care centers, professional offices, animal kennels/hospitals and salvage yards. Refer to Chapter 17.24 and 17.12 of the Zoning Regulations for more information about special review use
A conditional use is similar to a special review use, but it generally produces less impacts. Conditional uses generally are approved for specific time periods. An applicant requesting a conditional use must have a pre-application conference with city staff. Applications are reviewed and may be approved, approved with conditions or denied by the Zoning Administrator. Depending on the zone district, examples of conditional uses are
Refer to Chapter 17.23 and 17.12 of the Zoning Regulations for more information about conditional uses
A zone change is a process by which the zoning on a particular property is changed to a different zoning. A property owner may choose to change the zoning to use the property differently from what the existing zoning allows (for example, residential versus commercial). However, zone change requests are not necessarily approved. Please refer to the policies and conditions for rezoning in Chapter 17.40 of the Zoning Regulations for more information. Any zone change request requires a pre-application conference with city staff and public hearings in front of Planning Commission and City Council.
When it’s required, one or more of these types of notice may be given: all property owners within a 300-foot radius are sent a mailed notice announcing the date, time and location of the public hearings, a legal advertisement is placed in the Canon City Daily Record and the subject property is posted for 10 to 15 days with public hearing signs.
All public hearings are open to the public to appear and give testimony. Testimony can include written correspondence or a statement made at the public hearing. Any correspondence provided to staff will be forwarded to the Planning Commission and City Council as part of the staff report. All pertinent correspondence should be routed through the planning staff.
Public hearings are quasi-judicial in nature. This means that the deciding body should make a decision only on the testimony presented at the public hearings. Please do not contact the Mayor, Planning Commission members or City Council representatives to discuss the merits of a case prior to the public hearing. It could jeopardize their ability to hear the case. Please come to the hearing to speak about your concerns or write a letter and give it to the planning staff so that it can be included in the staff report.
You can, if the resulting lot(s) meet the minimum yard and bulk requirements of the zone district in which the property is located. However, that’s just one consideration when subdividing. The city has a streamlined process for subdivisions that meet certain requirements. All types of subdivision applications, whether you are moving a lot line or creating a 100-lot subdivision, require a pre-application meeting. So, please call to discuss your plans with the Planner at 719-276-5294 and view the Subdivision Regulations.
Contact the Planner at 719.276.5294 for questions about assigning or changing addresses in the City.