A.

The general design principles set forth in this Chapter apply to the design and layout of PD Plans, Site Development Plans, Subdivision Plats (see Title 16, CRMC), and Construction Documents (see Title 15, CRMC), as well as to the design and layout of individual lots, sites or tracts.

B.

These general design principles are intended to provide a broad level of direction to design professionals, consultants and property owners. Specific detailed requirements are contained in the CRMC and the Technical Manuals adopted in Title 15 (Transportation Design Criteria Manual, Water System Design Criteria Manual, Wastewater Collection System Design Criteria Manual, Landscaping and Irrigation Performance Standards and Criteria Manual, Storm Drainage Design and Technical Criteria Manual, Temporary Erosion and Sediment Control Manual, Construction Methodology and Materials Manual, and Construction Details).

(Ord. No. 2019-028, § 1, 9-17-2019)

This Chapter is intended to ensure that the development of land is done in such a manner as to:

A.

Protect and provide for the public health, safety and general welfare of the Town;

B.

Promote orderly growth and provide for the harmonious development of the Town in accordance with the Comprehensive Plan;

C.

Identify, preserve and provide for open spaces through the most efficient design and layout of the land;

D.

Minimize the conflicts among the uses of land and buildings placed on the land;

E.

Preserve and enhance the natural beauty and topography of the Town and ensure appropriate development with regard to such natural features;

F.

Mitigate the pollution of air, streams and ponds, ensure the adequacy of stormwater facilities, safeguard the water supply, and encourage the wise use and management of the natural environment;

G.

Ensure that public facilities and services are available and will have sufficient capacity to serve the development;

H.

Protect the character and the social and economic stability of the Town;

I.

Provide for the safe and efficient circulation of traffic throughout the Town, the mitigation of congestion in the streets and highways and along pedestrian ways; and

J.

Provide for the proper location and size of streets in relationship to the adjacent development.

(Ord. No. 2019-028, § 1, 9-17-2019)

A.

Terrain, vegetation, unique site feature preservation.

1.

In the site planning and layout of any development, consideration shall be given to the relationship of roads, lots and buildings to existing slopes, grades, natural vegetation and drainage ways. All structures and roadways shall achieve a fit with the landscape that is not unduly intrusive.

2.

Visual impacts upon off-site areas shall be reasonably mitigated. For hillside development (in areas of steep slope), visual impacts should be mitigated through the appropriate siting of lots and structures, for example providing a mountain or hillside backdrop where the lot/structure is visible. For ridgeline development (on top of or adjacent to a significant ridge or bluff), the plan should be laid out in such a manner as to ensure that the ridgeline remains the visually dominant landscape feature. As part of the site development plan, plat, and/or building permit review process, building envelopes should be defined to restrict the siting of improvements relative to major public views of hillside and ridgeline areas. (See Chapter 17.48 Skyline/Ridgeline Protection Regulations).

3.

Unique site features, which would add value to a subdivision or site development or to the Town, such as topographic or rock formations, trees or brush stands, historic sites or areas and similar irreplaceable features, shall receive special consideration in any project design, site planning or development proposal. Such features shall be left undisturbed and preserved in the subdivision or site design to the greatest extent practicable.

4.

Significant natural drainage ways shall not be disturbed or re-routed except where of general benefit to the overall development.

5.

Tracts of land or portions thereof lying within the one-hundred-year floodplain shall not be developed and can instead be used as undeveloped open space if and until the developer has complied with requirements of the floodplain ordinance of the Town.

6.

Consideration shall be given to wildlife impacts in the layout of open space areas within the development. All development proposals involving sensitive lands should be referred to the State Division of Wildlife for information and comment on animal habitat preservation. Where designated threatened or endangered species are present, the developer must conform to all applicable state and federal restrictions and permitting requirements.

B.

Roads in steeply sloping or heavily vegetated areas shall be designed to minimize the area of disturbance. Clearing of vegetation within the right-of-way shall be feathered to create more natural appearing edges and to accommodate snow storage.

C.

Maximum engineered grades are 3:1; steeper grades are allowed in undisturbed areas. Irrigation restrictions apply to slopes; special consideration should be given to these areas during the initial design (refer to the Landscaping and Irrigation Performance Standards and Criteria Manual for more detail).

D.

Streets should be located with appropriate regard for topography, creeks, wooded areas and other natural features, which would enhance attractive development.

E.

The Developer shall evaluate and mitigate geotechnical hazards during grading, infrastructure construction and building.

F.

Site design and subdivision layout should mitigate the potential dangers of wild land fires through appropriate mitigation measures that balance natural landscape preservation with wild land fire protection. Protection measures shall be reviewed and approved by the Castle Rock Fire department.

(Ord. No. 2019-028, § 1, 9-17-2019)

Land development and general design principal criteria for parks and open space shall comply with the criteria set forth in Chapter 16.08, CRMC.

(Ord. No. 2019-028, § 1, 9-17-2019)

A.

Local circulation system. This shall be employed in new development and redevelopment as a traffic management method, which is implemented to convey vehicular, pedestrian and bicycle traffic through developed areas. Basic considerations in the design of local circulation systems must recognize the following factors:

1.

Safety for vehicular, pedestrian and bicycle traffic;

2.

Efficiency of service for all users including pedestrians and bicyclists;

3.

Livability as it is affected and shaped by traffic and transportation elements; and

4.

Economy, by balancing the cost of providing the necessary infrastructure with the need to provide safe and efficient roadways and other transportation elements.

B.

Street design and location. The Town's functional street classification and design criteria, including design speeds and traffic volumes, right-of-way requirements, access conditions, site triangles, planning characteristics, curb and gutter design, sidewalk width, street widths, travel lanes, parking lanes, street grades and other geometric parameters, are provided in the Transportation Design Criteria Manual. The location and alignment of collector and arterial streets and interchanges shall generally conform to the Castle Rock Transportation Master Plan and any amendments thereto. The street layout shall generally conform to the approved PD Plan and any Site Development Plan.

C.

Universal design. The primary function of a local street is to serve the abutting properties and all street users including pedestrians and bicyclists, waste removal vehicles, delivery trucks and emergency vehicles. Street widths, placement of sidewalks, patterns of streets and number of intersections are related to the safe and efficient access to abutting lands. The typical section options provided by the Town are intended to accommodate and balance the needs of all users.

D.

Minimize through trips. Through traffic on local and collector streets increases the average speed and volume and thus the accident potential. Unless part of a grid street pattern, local streets shall be designed to discourage use by through traffic, to permit efficient drainage and stormwater conveyance and utility systems, and to minimize the number of streets necessary to provide convenient and safe access to property. Through traffic can be discouraged by creating a circuitous route between neighborhoods and higher volume streets and by channeling or controlling median crossings along peripheral routes.

E.

Control access to arterials: Local circulation systems and land development patterns should not detract from the efficiency of peripheral arterial facilities or State Highways. Ideally, land development should occur so that no local streets require direct access to arterial routes or State Highways. Collector streets shall be designed to connect adjacent subdivisions whenever possible. The number of access points between the local circulation system and arterial or highway system should be minimized. Intersections along arterial routes should be properly spaced for efficient signalization and traffic flow. The streets that do intersect the arterial system will tend to have higher volumes since they are the only exit points.

F.

Vehicle speeds are controlled. All streets should be designed to eliminate excessive speed. On residential streets, both the design and posted speed should be no more than 25 mph. This can be accomplished through the use of curvilinear alignments and circuitous routes in the street system. Streets should be designed to naturally slow traffic or traffic calming devices should be integrated to break up straight stretches greater than 600 feet in length.

G.

Minimize pedestrian and vehicular conflicts. Pedestrian routes from within a residential neighborhood to destinations outside the neighborhood should have minimal street crossings. This can often be achieved through street patterns, land use arrangements and pedestrian routes. Typical methods include use of cul-de-sacs, loop streets and special pedestrian routes or walkways.

H.

Street character. The local street width should be minimized to reduce land cost, construction and maintenance costs. Streets should be in keeping with the residential character, as exemplified by the Town's typical sections. Where curbs with separated sidewalk are to be provided, the planting area or that unpaved portion of the right-of-way between the curb and the abutting property shall be landscaped and maintained by the abutting property owners (refer to Landscaping and Irrigation Performance Standards and Criteria Manual for more detail).

I.

Topography. Local streets will be more attractive and economical if they are constructed to follow existing topography. Using the existing topography of the area can limit extensive stormwater piping and retaining walls. A combination of steep grades and curves with intersections of streets or intersections of streets and driveways should be avoided. Streets shall be located to avoid horizontal or vertical alignment problems, such as blind spots, traffic signals and intersections at or near the crest of hills, poor sight distances at intersections, including line-of-sight restrictions due to vegetation, topography or other natural features, or any other identifiable safety hazard.

J.

Optimize land and provide connections. The arrangement and number of streets should provide for economical and practical patterns, shapes and sizes of development parcels. The arrangement of streets shall provide for the properly aligned continuation of arterial and collector streets between adjacent properties and/or subdivisions when the continuation is necessary for the safe and convenient movement of traffic, and the efficient provision of services and utilities.

K.

Ensure vehicular, pedestrian and bicycle access. Create bicycle and pedestrian routes. Accommodate direct bicycle and pedestrian access through stormwater channels, dead ends, walls, cul-de-sacs, open space, and other barriers to reach neighborhood destinations such as homes, schools, parks, libraries, retail centers, and civic spaces. Unless otherwise defined on a Planned Development, all streets shall have appropriate accessible ramps and sidewalks.

L.

Emergency vehicle access. Street widths shall provide adequate access for emergency vehicles. Residential developments must have two points of access when the number of single-family dwelling units exceeds 100. Commercial developments must have two points of access; the exception is where access roads cannot be installed because of location on the property, topography, waterways, nonnegotiable grades or other similar conditions and an approved alternative means of fire protection is provided (per IFC Section 503).

M.

Mailboxes. Clustered mailboxes are permitted on local residential streets only.

N.

Railroad crossings. Where railroad crossings are proposed or are affected, provisions for grade separations, buffer strips and safety protection devices shall be provided by the applicant or railroad as required. Obtaining approval from the affected railroad company and the Colorado Public Utilities Commission where applicable shall be the applicant's responsibility.

O.

Buffers. When a residential development borders a railroad, State or Interstate Highway or arterial street, the subdivision design shall include adequate provisions for noise reduction, safety and visual screening. Parallel streets, fences, landscaped buffer areas, berms, and sound walls among other measures may be required.

P.

Public, private land access. When a subdivision abuts and controls access to public lands or existing streets, access shall be provided in the form required by the public agency involved. When a subdivision abuts private lands, the Town may require the subdivider to provide street access thereto.

Q.

Right-of-way dedication. A minimum right-of-way to accommodate two paved travel lanes plus any required turning lanes must be dedicated for all streets. Dedication of half-streets is not allowed except where essential to the reasonable development of the subdivision and provided that the Town finds it will be practical to obtain the dedication of the other half of the street right-of-way. Wherever a half-street dedication is adjacent to a tract to be subdivided in the future, the other half of the street shall be platted when such tract is presented to the Town for subdivision.

(Ord. No. 2019-028, § 1, 9-17-2019)

Sidewalk development thresholds.

A.

Development, redevelopment, or subdivision requires sidewalk installation along all newly constructed urban streets, unless a different pedestrian accommodation is called for in a Planned Development Plan or Site Development Plan. Phasing plans can allow flexibility in the timing of sidewalk installation.

B.

For sites where retaining walls are being installed along public or private streets, grading for future sidewalks is required.

(Ord. No. 2019-028, § 1, 9-17-2019)

A.

Lot access standards.

1.

All lots shall front on a public street or highway or private street with easements guaranteeing public access. Single-family residential lots shall not front on or obtain direct access from a collector or arterial street or a State Highway.

2.

The provision of combined access points, to serve two (2) or more lots/business uses, is encouraged in commercial areas in order to minimize disruptions to traffic flow along the adjacent collector or arterial roadway.

3.

Commercial developments should place new access drives on joint property lines and within an access easement to minimize the number of accesses to roadways by individual properties.

4.

New approaches to street intersections should line up directly across existing intersection approaches. The same applies for commercial access drives in that they should line up directly opposite other existing drive cuts.

B.

Subdivision block arrangement. The lengths, widths, and shapes of blocks shall be determined with due regard to:

1.

Topography and natural features.

2.

Convenient and safe access and circulation for vehicles, including emergency and service vehicles.

3.

Applicable zoning regulations regarding lot sizes and dimensions.

4.

Provision of adequate building sites suitable to the type of use contemplated.

5.

Availability, location, and capacity of utility service and utility system design and capacity.

6.

Locating structures and landscaping to promote energy efficiency.

C.

Subdivision lot arrangement. The width, depth, shape, and orientation of lots shall be designed for the type of use contemplated. As a minimum, all lots shall conform to the following standards:

1.

Depth and width of lots shall be adequate to provide the necessary private service and parking facilities required by the type of use and development contemplated.

2.

Minimum twenty-feet driveway length should be provided between the back of the sidewalk to the garage face to prevent obstruction of the walk.

3.

Lots shall be designed to provide positive drainage away from all buildings, and individual lot drainage shall be coordinated with the general stormwater drainage pattern for the area.

4.

Corner lots shall generally be adequate in size to compensate for two (2) street frontages and to satisfy vehicular sight triangle standards.

5.

Wherever possible, side lot lines shall be at right angles to the street line or at right angles to the tangent to the curve of the street line.

6.

Lots should front only on local streets; however, lots designated to face a collector street shall provide adequate means for automobile turnaround within the lot.

7.

Side lot lines should be approximately at right angles or radial to street lines.

8.

Double frontage and reverse frontage lots should be avoided except where they are needed to provide for the separation of residential development from major streets or to overcome specific disadvantages or topography or orientation. An appropriate landscaped or fenced buffer shall be provided along the portion of the lots abutting such a traffic artery or other use where screening is required. There shall be no right of access across a planting and screening easement. The Town may require a permanent ornamental fence of a height and architectural design that will appropriately screen and be harmonious with the neighborhood and residential character.

9.

The developed portion of a lot should not face directly into the oncoming traffic of an intersecting street of a "T" intersection.

10.

When a tract is subdivided into larger than normal building lot(s) or parcel(s), such lot(s) or parcel(s) shall be so arranged as to permit the logical location and opening of future streets and appropriate resubdivision, with provision for adequate utility easements and connectors for such resubdivision.

11.

Reserve strips preventing access to public streets shall be prohibited.

D.

Addressing and street naming. Street names cannot duplicate or be easily confused with the names of existing streets. All street naming shall be subject to approval by the Town with input from Douglas County, and in accordance with all policies of the Town and Douglas County regarding such addressing and street naming.

E.

Lot buildable area standards:

1.

No portion of the buildable area of a lot or tract shall be located in a 100-year floodplain, except in compliance with the Storm Drainage Design and Technical Criteria Manual.

2.

No portion of the buildable area of a lot or tract shall be located within an easement, unless the easement beneficiary approves the location of a buildable area within the easement. Additional restrictions as to the types of structures that are permitted to encroach onto the easement may be established as a condition of approval.

3.

No portion of the buildable area of a lot or tract shall be located within a hazardous area unless the hazards are abated to the satisfaction of the Town.

4.

Building design should provide for variety and interest by avoiding the placement of identical or similar building elevations on any two (2) adjoining lots along a street.

(Ord. No. 2019-028, § 1, 9-17-2019)

A.

Stormwater, erosion control. Stormwater improvements shall be provided which protect public and private property and allow public and private improvements to function as intended. Stormwater improvements shall be designed so that developed flows shall not exceed historic flows for the one-hundred-year storm event.

B.

Standards and criteria. The Drainage Criteria Manual, available through the Urban Drainage and Flood Control District or the Denver Regional Council of Governments, should be used as an authoritative reference supplementing the requirements contained in adopted Town standards and requirements contained in the these regulations. Drainage studies, plans and improvements shall be consistent with the approved Master Drainage Plan for the property/Planned Development. Basin transfers will only be allowed with prior approval from the Town.

C.

Land within an adopted one-hundred-year floodplain zone or land which is subject to inundation by a 100-year flood shall not be platted for occupancy unless the flooding condition is alleviated in conformance with the Town's zoning and floodplain regulations. In addition to the 100-year floodplain, other lands subject to flooding or land which if developed or improved would cause improved areas within the Town to be subject to flooding shall not be platted for residential occupancy or for any other use that may increase danger to health, life or property, or aggravate the flood hazard to surrounding properties.

D.

Historical flow patterns and runoff amounts shall be maintained in such a manner that would preserve the natural character of the area and prevent property damage of the type generally attributed to runoff rate and velocity increases, diversion concentrations and/or unplanned ponding of storm runoff.

E.

Surface drainage shall utilize, wherever possible and practical, natural swales and retention/detention ponds.

F.

Where possible, the bottoms of swales shall be lined with natural materials, such as grass, rock, stones, sand or coarse gravel.

G.

Perimeter boundaries of retention/detention areas shall follow a configuration of natural land contours wherever possible to create a natural look to such areas.

H.

All storm sewers and stormwater facilities, such as gutters, catch basins, bridges and culverts shall be installed and the land graded for adequate drainage as shown on plans submitted and approved and shall be inspected and checked for adequacy by the Town.

I.

All subdivisions shall be designed to avoid and/or minimize soil erosion, both during construction and at final stabilization, in accordance with the technical manuals. In addition to permanent provisions, temporary erosion and sediment control measures are also required during construction operations in accordance with the requirements of the technical manuals. The developer shall be immediately responsible for the protection and maintenance of all existing stormwater facilities, including streets, until the improvements are completed and accepted by the Town. Construction schedules are to be programmed to permit installation of required permanent sediment and erosion control structures as soon as possible. Finished slopes are to be protected with a vegetative cover, riprap or other suitable means. The performance guarantee shall include provisions for enforcement of both the permanent and temporary erosion and sediment control facilities.

J.

All developments shall include a stormwater management system designed in accordance with the Technical Manuals. The stormwater management system shall provide adequate stormwater and flood control as well as provide structural and/or nonstructural Best Management Practices for the control of stormwater quality, as required by the Technical Manuals.

K.

Site drainage shall be designed in accordance with the Technical Manuals.

L.

Building sites shall be graded so that there is drainage away from all buildings.

M.

For residential subdivisions, individual lot and block stormwater management shall conform to the general guidelines of the Technical Manuals.

(Ord. No. 2019-028, § 1, 9-17-2019)

A.

Dry utilities. Dry utility lines and boxes must be located along the rear property lines unless topography and vegetation dictate that the utility lines and boxes be placed in the front yards.

B.

Wet utilities. Water, sewer and reuse improvements shall be designed and constructed in accordance with the PD plan and accompanying utilities plan, the Town's overall utility plans, master plans, and the Technical Manuals adopted by Title 15 of this CRMC also contains requirements relative to the extension of the public utility system.

C.

Utilities such as telephone, television cable, electric and gas services shall be installed in accordance with the standards of the servicing company. All installations within public rights-of-way shall be approved by the Manager. These utilities shall be installed underground and shall be in place prior to street surfacing. Electric transmission lines of 16KV or greater capacity are exempt from this requirement due to the prohibitive cost of undergrounding such facilities.

D.

Water and sewer lines shall be designed to permit the extension to all adjacent properties which may develop at a later time.

E.

Unless waived as part of a large lot residential proposal, wastewater service shall be provided through connection to the Town's central sewer system.

F.

Water service shall be provided through connection to the Town's existing water supply system. All new water systems shall be looped in accordance with Town regulations.

G.

Easements for major public facilities and rights-of-way may be required to be conveyed to the Town at the time of PD zoning or major amendment, or as otherwise provided in the development agreement.

(Ord. No. 2019-028, § 1, 9-17-2019)

A.

All subdivisions shall include adequate easements to accommodate the construction, maintenance, and repair of all public access, sidewalks, trails, water supply systems, wastewater systems, stormwater management systems, and erosion control facilities, as well as for all gas, electric, telecommunications and other utilities required to provide each utility to each permanent, occupied structure in the subdivision.

B.

No structure shall be constructed over any portion of a recorded Town easement unless a revocable license is approved by the Town and the structure will not interfere with the intended use of the easement.

(Ord. No. 2019-028, § 1, 9-17-2019)

Water rights conveyance requirements are addressed in Chapter 4.04, CRMC. If water rights were not conveyed to the Town at the time of annexation and zoning, such rights shall be conveyed as a condition to any subsequent land use approval under Title 16, CRMC or this Title. The provision of water to the development shall be subject to the terms and conditions of the relevant annexation and/or development agreement for the property.

(Ord. No. 2019-028, § 1, 9-17-2019)