eTRAKiT applying for permits video tutorial
The City of Westminster utilizes eTRAKiT, an online software tool, to facilitate the development review process. This system provides access for you to:
- Submit your pre-application and application electronically
- Upload supporting documents
- Review and address comments
- Interact with your designated planner
Current Developments
To view a map of current developments and their project status, visit the Planning page here.
Apply for a Permit or Project
Apply for a permit or project here.
Development Review Resources
Xcel Energy Design Assistance Program
Xcel offers an assistance program that helps you include energy savings in the planning and design phase of your project. Xcel will even offer rebates based on energy savings gained.
Public Improvement Fees Effective April 15, 2024
- Public Land Dedication (collected at time of plat)
- Park Development (collected at time of building permit)
- Public Art (collected at time of recordation)
- School Land Dedication (collected prior to issuance of notice to proceed for public improvements or at time of final plat)
- Surety (collected prior to issuance of building permit)
Preliminary and Official Development Plans and Amendments
Request to create a Planned Unit Development zoning document called a Preliminary Development Plan (PDP) or/and an Official Development Plan (ODP) for your property or make changes to those already existing documents.
The Planning division has different submittal requirements, sheet templates, and review fees for each tier of PDP and ODP applications. Contact the Planning division to speak with staff to determine which tier is appropriate for your application.
Preliminary Development Plans
Tier 1
PDP Submittal Requirements
Tier 2
PDP Submittal Requirements
Tiers 1 & 2
Official Development Plans
ODP Waiver Requirements
Tier 1
Tier 2
Tier 3
Supporting Documents
Design Standards and Guidelines
Design guidelines are tools the city uses to provide minimum design criteria for all development types within the City of Westminster. These guidelines are intended to result in the enhancement of the city's image to establish a level of quality, good design and a cohesive and consistent design character.
Landscape Standards
Public Hearing and Project Meeting Information
Public hearings are required for the following items:
- Comprehensive Plan Amendments
- Rezonings
- Property Annexation
- Developments over 10 acres in size
- Special Uses
- Variances
- Preliminary Development Plan amendments that add a land use
Public Hearing Process and Requirements
Public Hearing Notice Sign Templates
Request to change a land use designation within the city's long-range vision for growth. For example, requesting to change your property from commercial to residential.
Request to incorporate new territory into the City limits for development or to have the City provide services like water and sewer.
Rezoning
Request to change a property's allowed land uses. For example, requesting to change a property from Open District to Commercial.
Rezoning Application
Engineering Formal Submittal Requirements
Construction Compliance
Please click here to learn more about the construction compliance program.
Official Development Plans and Amendments
The Engineering Division provides technical assistance to the planning process and requires the following information to accompany all Official Development Plan submittals:
- Drainage report (or conformance letter if part of an overall development)
- Utility report (or conformance letter if part of an overall development)
- Traffic report or proposed traffic counts, depending on the size and type of development
- Preliminary grading and drainage plan
- Utility layout, including water and sewer service locations (sizes of service lines should not be included)
- Existing and proposed lot lines and easements shown as needed
- Vacation Encroachment Application
Land Disturbance Permits
The following items are required with all Land Disturbance Permits:
- Construction Drawings 24" x 36" (All construction drawings sets shall include the following as needed):
- Erosion Control
- Detailed Grading Plan
- Overall Utility Plan
- Street Plan/Profile
- Utility Plan/Profile (water, sanitary, storm, reclaim) as needed
- Detail Sheets(s)
- Final Plat
- Phase III Drainage Report
- Storm Water Management Permit
- Soils Report
Agreements/Fees/Possible other obligations (required prior to CD approval):
- Rights-of-way/Easement Dedication Descriptions
- Public Improvements Agreement (PIA) with cost estimate (required prior to CD or final plat approval)
- Surety, Public Improvements
- State Stormwater Management Permit (if greater than one acre disturbance)
- Right-of-way permit (if any disturbance occurs in public ROW)
- Recovery cost paid (to be paid prior to construction drawing approval or final plat, whichever comes first)
- Public Land Dedication (cash-in-lieu paid prior to final plat approval or at building permit if already platted)
- School Land Dedication (cash-in-lieu paid prior to final plat approval or at building permit if already platted)
- Engineering review fee $750 plus $75 times the square root (area in acres)
- Land Disturbance Permit fee $250
- Final plat review fee $300 (this fee applies only if a final plat is submitted without construction drawings)
- Recording fees $10 per sheet for 8-1/2" x 11", $50 plus $20 per sheet for mylars
- City Use Tax
Building Submittal Requirements
Please read the Building Division Electronic File Submittal Requirements prior to applying for a building permit.
New Commercial Building
Required Documents
Architectural Site Plan
- Scalable architectural site plan showing location of proposed building or structure on property, all platted property lines, and other buildings or structures on the property. Site plan must also show grades of walkways adjacent to building and at building exits, accessible parking spaces, drop zones, access aisles, accessible routes, curb ramps including counter slopes, stairs, landings, handrails, handicapped parking and signage, etc. in such detail as to be able to determine compliance with ICC/ANSI-2009 requirements. Required site plan submittal is in addition to any submittal made to other city divisions.
- The plan must include exterior elevations depicting all exposed mechanical and electrical equipment, meters, gas lines, access ladders etc. The plan must depict the methods of screening these elements as determined by the Planning Division.
- Digitally submitted plans are to be signed and sealed by the design professionals.
Soil Report
- Provide a soil report including foundation recommendations that are site specific. Soils report must bear a stamp signature of a Colorado registered professional engineer.
Structural Calculations
- Provide structural calculations bearing a stamp and signature of a Colorado registered professional engineer.
Energy Compliance Calculations
- Provide energy compliance calculations based on the 2015 International Energy Conservation Code or other approved nationally recognized standard bearing a stamp and signature of a Colorado registered professional engineer or Colorado registered architect. include mechanical compliance and interior and exterior lighting if applicable. Building envelope compliance is required for new buildings.
Commercial Plumbing Data Sheet
Special Inspection Agreement
- Provide a completed Special Inspection Agreement when using 3rd party inspection agency. Include resumes and make sure all parties have signed the document.
Project Specifications
- Provide project specifications, if applicable, bearing a stamp and signature of a Colorado registered architect or professional engineer.
Information on special systems, rated assemblies, or other special features.
Engineered Plans for Commercial Kitchens
- Including equipment layout, plumbing, grease interceptor details and sizing calculations, ventilation/makeup air balance schedule and interlocking details, minimum outside air calculations, calculations for kitchen hood exhaust air volumes and velocities, and kitchen hood protection details.
Design Criteria for Structures
Grease Interceptors
Required Permit Application Information
- Complete street address of building, including unit or suite numbers if applicable. Addresses for new buildings must be based on an official, city approved address plat. Submittals for new buildings for which an address plat has not been submitted and approved will not be accepted.
- Name, complete address (including city, state and zip code) and phone number (include fax number if possible) of building or property owner. Please note that this is not the owner of the business or tenant, but the actual owner of the building or property.
- Name, mailing address, phone and email address of contractor, if contractor is known.
- Name, phone and email address of the person to contact for questions or additional information regarding the proposed work. Please note that the person designated in the “Person to Contact” entry field on the permit application will be sent the plan review comments generated from the plan review process.
- Complete information regarding the project architect and engineer including name, complete address (including city, state and zip code) and phone number, where applicable.
- Description of all proposed work.
- Project valuation. If exact project valuation is not known, an estimate must be provided to determine appropriate plan review deposit. Project valuations given should include the cost of all labor, materials and contractor profit. Separate permits for fire alarm systems, fire sprinkler systems, kitchen hood fire suppression systems, exterior signage and site work are required. Valuation for the above items should not be included with the project valuation given for the building permit.
Required Construction Plan Documents
- Name and complete street address of building.
- Name, address and phone numbers of designers.
- Designer’s code analysis specifying:
- Edition of the codes used for design.
- Occupancy type.
- Type of construction.
- Allowable floor area including any allowable area increases.
- Actual floor area including breakdown of individual use areas such as office, dining, sales and storage, etc.
- Occupant load calculations based on breakdown of individual use areas such as office, dining, sales and storage, etc., and based on Table 1004.1.2 of the International Building Code (IBC).
- Building height.
- Number of exits and exit width provided.
- Required plumbing fixtures based on Section 403 of the International Plumbing Code (IPC).
- Complete architectural, electrical, mechanical and plumbing plans.
Contractor Forms
General contractors must be registered with the city in order to apply for permits. Plumbing and electrical contractors must provide the masters license number and state contractor number. For returning contractors, log into eTRAKiT to submit permit. New contractors must contact the Building Division to request their initial user name and password.
Verification of Lawful Presence for Sole Proprietors Only
Required Reviews and approvals
Once the Planning ODP has been approved and civil drawings have been submitted, building drawings can be submitted. Potential reviews may include:
- Planning
- Engineering
- Fire
- Water, Sewer and Utility
- Electrical
- Public Works
Timeframe
New building permits typically take 4-6 weeks for the first review comments. Subsequent reviews typically take 2 weeks.
Required Inspections
Below is a list of inspections that may be required prior to obtaining the Certificate of Occupancy:
- Above Ceiling
- Above Ceiling Electric
- CEE
- Certificate of Occupancy
- Drywall
- Engineering
- Final Electric
- Final Sprinkler
- Final
- Gas Pipe Insulation
- Meter Release Electric
- Midroof
- ODP Planning
- Rough
- Rough Electric
- Sewer Service
- Sheathing
- Shower Liner
- Soil Amendment
- Soil Till
- Structural Floor
- Temporary Construction Meter
- Underground Plumbing Floor
- Underground Electric
- Underground Plumbing
- Water Service
Certificate of Occupancy
You may receive your certificate of occupancy when:
- All final inspections are completed. All finals must pass prior to CO issuance.
- Any outstanding fees have been paid, including but not limited to tap fees, engineering fees, planning fees and inspection fees.
- Final approvals have been issued by all other involved city departments.
The Building Division will contact the applicant at the time of CO issuance. The applicant can access the CO via eTRAKiT or pick it up in person at City Hall.
New Multi-Family
Required Plan Submittal Documents
Architectural Site Plan
- Scalable architectural site plan showing location of proposed building or structure on property, all platted property lines, and other buildings or structures on the property. Site plan must also show grades of walkways adjacent to building and at building exits, accessible parking spaces, drop zones, access aisles, accessible routes, curb ramps including counter slopes, stairs, landings, handrails, handicapped parking and signage, etc. in such detail as to be able to determine compliance with ICC/ANSI-2009 requirements. Required site plan submittal is in addition to any submittal made to other city divisions.
- The plan must include exterior elevations depicting all exposed mechanical and electrical equipment, meters, gas lines, access ladders etc. The plan must depict the methods of screening these elements as determined by the Planning Division.
- Digitally submitted plans are to be signed and sealed by the design professionals.
Soil Report
- Provide a soil report including foundation recommendations that are site specific. Soils report must bear a stamp and signature of a Colorado registered professional engineer.
Structural Calculations
- Provide structural calculations bearing a stamp and signature of a Colorado registered professional engineer.
Energy Compliance Calculations
- Provide energy compliance calculations based on the 2015 International Energy Conservation Code or other approved nationally recognized standard bearing a stamp and signature of a Colorado registered professional engineer or Colorado registered architect. Include mechanical compliance and interior and exterior lighting if applicable. Building envelope compliance is required for new buildings.
Multi-Family Plumbing Data Sheet
Special Inspection Agreement
- Provide a completed Special Inspection Agreement when using 3rd party inspection agency. Include resumes and make sure all parties have signed the document.
Project Specifications
- Provide project specifications, if applicable, bearing a stamp and signature of a Colorado registered architect or professional engineer.
Information on special systems, rated assemblies, or other special features.
Engineered Plans for Commercial Kitchens
- Including equipment layout, plumbing, grease interceptor details and sizing calculations, ventilation/makeup air balance schedule and interlocking details, minimum outside air calculations, calculations for kitchen hood exhaust air volumes and velocities, and kitchen hood protection details.
Design Criteria for Structures
Grease Interceptors
Required Permit Application Information
- Complete street address of building, including unit or suite numbers if applicable. Addresses for new buildings must be based on an official, city approved address plat. Submittals for new buildings for which an address plat has not been submitted and approved will not be accepted.
- Name, complete address (including city, state and zip code) and phone number (include fax number if possible) of building or property owner. Please note that this is not the owner of the business or tenant, but the actual owner of the building or property.
- Name, mailing address, phone and email address of contractor, if contractor is known.
- Name, phone and email address of the person to contact for questions or additional information regarding the proposed work. Please note that the person designated in the “Person to Contact” entry field on the permit application will be sent the plan review comments generated from the plan review process.
- Complete information regarding the project architect and engineer including name, complete address (including city, state and zip code) and phone number, where applicable.
- Description of all proposed work.
- Project valuation. If exact project valuation is not known, an estimate must be provided to determine appropriate plan review deposit. Project valuations given should include the cost of all labor, materials and contractor profit. Separate permits for fire alarm systems, fire sprinkler systems, kitchen hood fire suppression systems, exterior signage and site work are required. Valuation for the above items should not be included with the project valuation given for the building permit.
Required Construction Plan Documents
- Name and complete street address of building.
- Name, address and phone numbers of designers.
- Designer’s code analysis specifying:
- Edition of the codes used for design.
- Occupancy type.
- Type of construction.
- Allowable floor area including any allowable area increases.
- Actual floor area including breakdown of individual use areas such as office, dining, sales and storage, etc.
- Occupant load calculations based on breakdown of individual use areas such as office, dining, sales and storage, etc., and based on Table 1004.1.2 of the International Building Code (IBC).
- Building height.
- Number of exits and exit width provided.
- Required plumbing fixtures based on Section 403 of the International Plumbing Code (IPC).
- Design according to CRS 9.5.105 FIND & LINK
- Complete architectural, electrical, mechanical and plumbing plans.
Contractor Forms
General contractors must be registered with the city in order to apply for permits. Plumbing and electrical contractors must provide the masters license number and state contractor number. For returning contractors, log into eTRAKiT to submit permit. New contractors must contact the Building Division to request their initial user name and password.
Verification of Lawful Presence for Sole Proprietors Only
Required Reviews and approvals
Once the Planning ODP has been approved and civil drawings have been submitted, building drawings can be submitted. Potential reviews may include:
- Planning
- Engineering
- Fire
- Water, Sewer and Utility
- Electrical
- Public Works
Timeframe
New building permits typically take 4-6 weeks for the first review comments. Subsequent reviews typically take 2 weeks.
Required Inspections
Below is a list of inspections that may be required prior to obtaining the Certificate of Occupancy:
- Above Ceiling
- Above Ceiling Electric
- CEE
- Certificate of Occupancy
- Drywall
- Engineering
- Final Electric
- Final Sprinkler
- Final
- Gas Pipe Insulation
- Meter Release Electric
- Midroof
- ODP Planning
- Rough
- Rough Electric
- Sewer Service
- Sheathing
- Shower Liner
- Soil Amendment
- Soil Till
- Structural Floor
- Temporary Construction Meter
- Underground Plumbing Floor
- Underground Electric
- Underground Plumbing
- Water Service
Certificate of Occupancy
You may receive your certificate of occupancy when:
- All final inspections are completed. All finals must pass prior to CO issuance.
- Any outstanding fees have been paid, including but not limited to tap fees, engineering fees, planning fees and inspection fees.
- Final approvals have been issued by all other involved city departments.
The Building Division will contact the applicant at the time of CO issuance. The applicant can access the CO via eTRAKiT or pick it up in person at City Hall.
Pre-Application
What is a Pre-Application Review?
A pre-application review is the mandatory first step in the development review process for development proposals that comply with the City’s Comprehensive Plan. The pre-application process must be completed prior to submitting formal development applications unless waived by the Principal Planner. The pre-application review process takes about three weeks to complete and is provided as a free service to applicants. The purpose of this step in the review process is to provide a high-level cursory review of a development proposal with the goal of identifying critical issues related to compliance with development standards in advance of the creation and submittal of technical application documents for formal review. The process includes a week-long review by City Staff from several departments and divisions and culminates in a meeting between the applicant team and the City. At the meeting, all review Staff will be present to provide the applicant team with feedback on the development proposal in the areas of site planning, infrastructure, building construction, and architecture. Additionally, the applicant will be provided details on the process, timelines, and associated fees. A written summary of review comments is provided to the applicant at the completion of the process.
Development proposals that are not consistent with the Comprehensive Plan may not proceed with the development review process. If a development proposal requires a change to the Comprehensive Plan’s land use designation of the subject property, please inquire with Staff about the Comprehensive Plan amendment process.
When is a pre-application review required?
A pre-application review is required prior to submittal of any of the following project examples:
- Any new non-residential development
- Major additions to existing non-residential building(s) and sites
- Any new multi-family residential structures or multi-family residential developments
- Exterior remodeling and/or site work on non-residential or multi-family properties
- New single family detached, attached, or mixed residential neighborhoods (not individual dwellings or lots)
If you are unsure if your project will require a pre-application review, please contact the Planning Division at planning@westminsterco.gov and staff will be happy to provide a consultation.
Submit a pre-application form
The City of Westminster uses eTRAKiT, an online software tool, to facilitate the development review process. This system provides access for you to:
Visit the eTRAKiT webpage to upload all of your required documents: ETRAKIT
You will also attach the following required information to your online submittal:
Project Narrative
Describe your project and include the following information:
- Proposed uses and a detailed description of each
- Number of dwelling units (if residential)
- Gross floor area for each buildings
- Number of floors and building height
- Estimated building construction costs (building valuation)
- Hours of operation (if Special Use Permit)
- Hours of operation (if Special Use Permit)
Preliminary Architectural Information
- Provide conceptual elevation drawing/massing for each structure and outdoor activity to be built or retained on site
- Identify primary entrance and proposed secondary entrance
Preliminary Site Plan(s)
Proposed on-site structures and improvements including:
- Street and landmark labels, scale, north arrow, and date
- Dimensions and area of the project site
- All proposed structures (including those that will be retained)
- All proposed driveways, off-street parking and loading areas (including those that will be retained)
- All proposed landscape/hardscape areas (including those that will be retained)
- Identify any existing clusters of tree
- Location and dimensions of existing and proposed streets, right-of-way and public/private access easements on and adjoining the site
- Location and dimensions of all existing and proposed above ground and below ground utilities
- Approximate location of existing fire hydrants within a 100´ radius of site
- Proposed method of providing stormwater drainage
- Proposed grading activity for the site, indicating areas of proposed cuts and fills
- Location and dimensions of proposed lot(s)
Schedule and attend a pre-application meeting
Please note, the principal planner may waive the pre-application meeting requirement after initial review of the pre-application meeting request and submittal materials.
What to expect
Pre-Application meetings are scheduled after the application and all submittal requirements have been received and verified by the Planning Division. Once verified, you will be contacted to schedule the Pre-Application meeting. The Pre-Application process will follow this general timeline:
Week 1: Applicant Submits Required Documents; Staff Performs Application Completeness Check
Week 2: Interdepartmental Staff Review of Application Materials; Scheduling of Pre-application Meeting with Applicant
Week 3: Pre-application Meeting With Applicant
*The general timeline outlined above may be extended depending on staff resources, holidays or other factors.
Staff will provide the following feedback at the pre-application meeting. The level of detail that is provided in Staff feedback will correlate to the level of detail provided in the applicant’s submittal:
- General information regarding the City of Westminster’s unique development processes;
- Contact information; overview of applicable codes, design standards, and guidelines; and required application types and fees.
- Review and comment regarding water & sewer availability, tap fees, and other utility infrastructure; preliminary building and fire protection review; basic site plan and engineering review; transportation and mobility review; parks and recreation review where applicable; and basic planning, land use, and design review.
A detailed summary of the meeting will be provided within 5 business days of the Pre-Application meeting.
Who Should Attend
Any person associated with a development proposal should attend the meeting (property owner, project manager, design professionals, etc). The meeting will be led by the Principal Planner and staff from the Engineering Division and Public Works Department. Other City of Westminster staff, including representatives of the Building Division, Fire Department, and Economic Development Department may also attend the meeting.
Please be advised that project approvals will not be given at this stage. This meeting is designed as an advisory step to prepare the applicant for a formal submittal.
Project Submittal
After your Pre-Application meeting you may visit eTRAKiT, the city’s online permitting and project management system to access your private account created for you by the city. You should have been provided a username and a password as a follow-up to the Pre-Application meeting.
- Login and apply for a Formal Application Request (REQ)
- Submit all of the required submittal information related to your project.
- An Associate Planner will contact you regarding the completeness of your submittal
- After your project deemed complete, you will be assigned and sent a project number (PLN)
- Your project will be assigned to your Project Planner and they will contact you to start the review process
WARNING - INCOMPLETE SUBMITTALS WILL NOT BE PROCESSED.
NOTE: Submittal requirements for all types of projects related to development review can be found at the Development Review Resources page
Concept Plan Review
What is a Concept Plan Review?
The Concept Plan Review process is the second step in the development review process for projects that are subject to City Council approval. The purpose of the Concept Plan Review is to provide applicants an opportunity to present a development concept to the City Council and receive initial comment and feedback. Concept plan reviews do not include a public hearing and no public comment is taken. Comments received from the City Council are intended to identify any initial concerns and help guide the applicant in the creation of plans for technical review. Comments, suggestions, or recommendations made by City Council members on any Concept Plan are entirely gratuitous and do not bind or otherwise obligate City Staff, the Planning Commission, nor the City Council to any course of conduct or decision after an applicant makes an official submittal of a development plan to the City for technical review.
When is a concept review required?
Upon completion of the Pre-application Review, and prior to the submittal of plans for technical review of PDP, PDP amendments, ODP, or ODP amendments, projects that require quasi-judicial approval by the City Council are required to complete the Concept Plan Review process. Projects that are subject to administrative review are typically not required to complete the Concept Plan Review process. However, the City Manager may require a Concept Plan Review for any project if it the plan proposes significant deviations from the City Code or administrative policies; will result in significant traffic, high water demand, visual, noise, odor, or other impact on neighboring properties; or is determined that the review is otherwise in the interest of the general public.
Concept Review Submittal Process
It’s easy! Just let the City Staff member who managed your pre-application review know that you intend to proceed to Concept Plan Review. The Concept Plan Review is held at a City Council Study Session. The process may take approximately seven weeks to complete depending on meeting schedules.
What materials are required for Concept Review?
A scaled plan that illustrates the development proposal for a specific property, including but not limited to: lot lines, building footprints and square footage, building elevations, proposed uses, landscape areas and buffers, circulation, parking, site access, service areas, and the identification of potentially sensitive design issues. The relationship of the proposed development to existing, surrounding developments should also be illustrated.
What is the fee for Concept Review?
The current adopted fee is $550.00 multiplied by the square root of the acreage of the site, with a minimum fee of $550.00. For example, a 4-acre site would have a fee of $1,100.00.
Concept Plan Review Public Notice
The applicant is responsible for public notification of the Concept Plan Review. This is performed in accordance with Section 11-5-13, W.M.C. and will include mailed notice, newspaper notice, and sign posting on the property.
What to Expect
At the Study Session, the Concept Plan Review will be introduced by City Staff with a brief overview presentation. Next, the applicant will present the Concept Plan to the City Council using a PowerPoint presentation. The presentation should be no more than 10 slides and should take no more than 10 minutes. Upon completion of the presentation, the City Council will provide comments and may ask questions. The applicant may be asked to respond to questions and comments. And that’s it; the applicant may now proceed to prepare a development plan submittal for technical review!