A.

General Scope. This Article sets forth regulations for the substantive review of subdivision plats, development plans, and site plans, to be applied in addition to the other applicable land development regulations of this LDC.

B.

Purpose. These Regulations are designed, intended, and should be administered in a manner to:

1.

Implement the Comprehensive Plan.

2.

Establish adequate and accurate records of land subdivision.

3.

Harmoniously relate the development of the various tracts of land to the existing community and facilitate the future development of appropriate adjoining tracts.

4.

Provide for adequate, safe, and efficient public utilities and improvements; and to provide for other general community facilities and public places.

5.

Provide for adequate facilities for public parks, public schools and other public purposes (including, but not limited to, libraries, fire stations, public buildings and other similar facilities) to serve the future occupants of new residential development.

6.

Provide for light, air, parks, and other spaces for public use.

7.

Provide for protection from fire, flood, and other dangers; and to provide for proper design of storm water drainage facilities and streets.

8.

Ensure that the cost of improvements which primarily benefit the parcel proposed for development be borne by the owners/developers of the parcel, and the costs of improvements which primarily benefit the whole community be borne by the whole community.

9.

Provide for the administration and regulation of special areas and activities as might be delineated in the Comprehensive Plan or Sub-Area Plans.

10.

Protect groundwater and surface water from contamination by urban runoff and other sources of pollution.

11.

Facilitate the provision of adequate public facilities to serve new development.

12.

Reduce potential impacts of new development on street congestion by providing alternative travel routes, provide a meaningful choice of alternative modes of transportation, shorten journey to work trips, or lessen overall vehicle miles traveled.

A.

Generally. The provisions of this Article are intended to guide the application of the other standards of this LDC, or provide limited relief from them in specific circumstances, in order to encourage development design that implements the City's Comprehensive Plan and Sub-Area Plans, to enhance the overall quality of life in the City of Centennial. This Article also sets out the City's interest in and requirements for new covenants, conditions, and restrictions ("CCRs") that apply to new development or redevelopment. This Article does not affect existing CCRs to which the City of Centennial is not a party, nor does it affect the amendment of such CCRs.

B.

Subdivision and Development Design.

1.

Generally. Division 9-2, Subdivision and Development Design Principles, establishes qualitative standards for the layout of development and redevelopment. These standards are intended to help arrange the elements of the site that are required by Article 7, Streets, Utilities, and Drainage; Article 8, Parking and Loading; and Article 9, Development Landscaping and Tree Protection.

2.

Limited Exceptions. Where the application of the standards of this Article conflict with specific form or design standards that are applicable to a proposed development pursuant to Article 4, Form and Design Standards, or specific design requirements set out in Division 2-4, Limited and Conditional Use Standards, the standards of Article 4 or Division 4 shall take priority, or if the conflict cannot be reconciled, shall supersede the standards of this Article to the extent of the conflict.

C.

Covenants, Conditions, and Restrictions. In most cases, developers will record covenants, conditions, and restrictions that affect the future operation and maintenance of development or redevelopment. Division 9-4, Covenants, Conditions, and Restrictions, sets out the basic requirements for these documents and the limitations on the City's review and approval of them.

(Ord. 2024-O-14 §57)

A.

Generally. The Director shall review site plans for compliance with the design principles included in this Section. The purpose is to evaluate the design of the site plan and, more specifically, the manner in which uses, lots, drainage, and streets relate to the site and adjoining land or uses. It is not the purpose of this Section to reduce the development potential of property to less than that which is otherwise permitted by this LDC. However, the City may require that design modifications be made during the site plan review process to better meet these purposes.

B.

Design Principles. In order to achieve the intent and purpose of this LDC, the following design principles shall be followed, and as such will constitute a portion of the criteria to be met before approval of a site plan:

1.

It is intended that the urban area be designed as a group of integrated neighborhoods with appropriate residential, commercial, industrial, and public facilities. Space for civic, recreational, educational, and shopping facilities should be provided and designed as an integral part of neighborhoods at a scale commensurate with the size and needs of the neighborhood. To this end:

a.

Residential zoning districts allow for a limited range of nonresidential uses, including places of public assembly, that are traditionally located in neighborhoods, and the building scale limitations of Section 12-3-703, Nonresidential Scale Standards, ensure building scale compatibility for neighborhood-integrated nonresidential uses.

b.

The traditional neighborhood development neighborhood ("TND") type allows for the construction of mixed-use neighborhood centers within TNDs.

c.

New nonresidential development in commercial or mixed-use districts that abut residential districts shall provide buffering to the residential district, but shall also provide for reasonable pedestrian connections to the residential district so that residents can use nonvehicular modes of transportation to travel to the nonresidential uses.

d.

The EC-MU, AC, and UC districts provide for development and redevelopment of property into mixed-use urban neighborhoods.

2.

The layout of lots and blocks should provide desirable settings for buildings by making use of natural contours, open spaces, and attractive landmarks; affording privacy for the residents; and providing protection from noise and vehicular traffic.

3.

Natural features and healthy, mature vegetation on the parcel proposed for development shall be preserved if it is reasonably feasible to do so. This includes tree masses and large individual trees.

4.

The system of sidewalks and streets, and the lot layout, should be designed to take advantage of visual qualities of the area.

5.

Pedestrian ways should be separated from roadways used by vehicular traffic as provided in the Roadway Design & Construction Standards Manual. Sidewalks should be designed to provide all residential building sites with direct access to all neighborhood facilities and amenities, including schools, parks and playgrounds, churches, and shopping areas.

6.

Tracts that are subdivided into large parcels (that offer the possibility of further subdivision) shall be arranged to allow the opening of future streets and logical further subdivision.

7.

Floodplains shall be protected from development as follows:

a.

Residential lots in private ownership shall be platted outside the designated floodplain.

b.

Tracts of land or portions thereof lying within the floodplain shall not be subdivided except to designate open space lots, unless sufficient lot area remains outside of the floodplain for building purposes.

8.

Drainage easements for storm sewer or overland conveyance shall be platted as tracts to be placed in common ownership or dedication at the request of SEMSWA or the Director, based on the size and operational characteristics of the drainage system component.

C.

Noise Reduction Techniques. Where a subdivision borders on or contains a railroad right-of-way, or limited access highway right-of-way, the City will require adequate provisions for reduction of noise. A parallel street, landscaping, screening, easement, greater lot depth, increased rear setbacks, and building treatments, among others, are recommended solutions.

D.

Sub-Area Plan Implementation. Where an adopted sub-area plan calls for a certain form or design of development for the sub-area, buildings, site plans and subdivision plans shall be designed and laid out to implement the intent, policies, and design guidelines of the adopted sub-area plan that are applicable to the parcel proposed for development. See Appendix C, Plans.

(Ord. 2024-O-14 §58)

A.

Generally.

1.

New lots shall be dimensioned according to the requirements of Article 3, Development Standards. The size, shape, and orientation of lots shall be appropriate to the location of the proposed subdivision and to the type of development contemplated. The lots shall provide an adequate buildable area for the development contemplated.

2.

Lots are not necessarily required to be subdivided for commercial or industrial use, but when provided, should be of appropriate size and arrangements to provide for adequate off-street parking and loading facilities based on the intended use. No individual parcel shall be created for a particular commercial or industrial use that has an area, width, or depth that is less than is required to accommodate the permitted use.

B.

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

C.

Frontage.

1.

Residential Lots. New residential lots shall front only on local streets, or if vehicular access is provided by alleys such lots may front on common open space or a mews that is a minimum of twenty (20) feet in width. The common open space shall consist of a lot or tract that is designated for the purpose of open space, landscaping, drainage, floodplain, or other similar purpose as determined by the Director.

2.

Nonresidential Lots. Nonresidential lots that take access from collector or arterial streets shall provide adequate maneuvering area for automobile turnaround within the lot.

D.

Through Lots.

1.

Through lots shall be avoided, except where they are necessary to overcome specific disadvantages of topography and orientation.

2.

Side and rear lot lines of new residential lots shall be separated from arterial rights-of-way by a 30 percent opacity bufferyard, across which there shall be no right of vehicular access.

E.

Orientation to T-Intersections. The building envelope of lots at the terminal end of a T-intersection shall be offset from the centerline of the terminated street in order to mitigate the impacts of oncoming traffic on the use of the lots.

F.

Drainage Ways. Lots shall not encroach on a major drainage servitude or right-of-way, and all servitudes or rights-of-way shall be excluded from lot area.

(Ord. 2024-O-14 §59)

A.

Generally. The length, width, and shape of blocks shall be determined with regard to the following:

1.

The provision of adequate building sites suitable to the special needs of the type of use contemplated;

2.

The required lot widths and lot areas for the development;

3.

The need for convenient access, circulation, control, and safety of street traffic; and

4.

Limitations and opportunities of topography with respect to streets, utilities, and views.

B.

Dimensions. Blocks shall be dimensioned according to the following standards:

1.

Blocks should be of sufficient width to allow two tiers of lots with appropriate lot depths.

2.

Blocks for residential use shall generally not be longer than one-quarter mile, measured along the centerline of the block. This requirement may be waived by the Director for good cause shown upon recommendation of the City Engineer and applicable Fire Protection District.

3.

Blocks for business or industrial use should be of a width suitable for the intended use, with due allowance for off-street parking and loading facilities.

4.

Irregularly shaped blocks, indented by cul-de-sacs, which contain interior parks or playgrounds and adequate parking areas, may be permitted if they are designed to provide for safe circulation, efficient delivery of utilities, and effective access for emergency service providers.

(Ord. 2024-O-14 §60)

A.

Generally. Access shall be provided and managed in accordance with the requirements of the Roadway Design and Construction Standards Manual.

B.

Cross-Access. Easements for cross-access through and among platted lots of nonresidential subdivisions that take access from collector or arterial streets is required in order to minimize the proliferation of curb cuts.

C.

Pedestrian Access. Whenever a block exceeds 600 feet in length, the Director may require a dedicated easement not less than 10 feet in width to provide pedestrian access across the block.

(Ord. 2024-O-14 §61)

A.

Generally. Resource protection areas, recreation areas, stormwater management facilities, and other open spaces should be designed, where feasible, according to the standards of this Section.

B.

Design.

1.

Generally, recreation areas, resource protection areas, and other accessible open spaces shall be integrated into the development design to bring significant open space to the maximum number of properties, as well as visibility from public rights-of-way within the proposed development. Visual or physical access to open spaces may be limited if such limitations would materially enhance natural resource management.

2.

Open space shall be designed to provide greenways along drainage corridors and streams. Landscaping along corridors or streams shall be designed to enhance stormwater quality, ecosystems and habitats.

3.

In AC and UC districts, formal open spaces shall be designed to provide areas of focus within development. Landscaping and furniture for pedestrians shall be installed to enhance this effect.

A.

Generally. The intent of a Concept Plan is to allow the City to administratively review certain important issues of concern in the development of larger parcels of land prior to subdivision to foster thoughtful, connected, and accessible development. Once a Concept Plan is approved for a parcel, any proposed subdivision of all or a portion of the land within the boundaries of the Concept Plan must reasonably conform to the Concept Plan.

B.

Concept Plan Requirement. Prior to the approval of any subdivision or replatting of one parcel of ten (10) acres or more in size or the subdivision of two (2) or more adjacent parcels under the same ownership which total ten (10) acres or more in size, the property owner shall be required to submit to the City a Concept Plan and receive City approval of the plan. Where a subdivision or replat involves parcels under the same ownership, all adjacent parcels under the same ownership shall be included for the purposes of determining whether a Concept Plan is required and shall be included in the Concept Plan. Intent to only develop or sell a portion of the total property within the Concept Plan area is irrelevant to the requirements of this subsection.

C.

Voluntary Concept Plan. Although not a requirement pursuant to this Section, two (2) or more owners of adjacent properties, regardless of size, may cooperatively and voluntarily submit a Concept Plan, which if approved, shall govern the future subdivision of the properties. A Concept Plan may also be voluntarily utilized for existing, developed parcels of ten (10) acres or more in size under the same ownership or under multiple owners working in cooperation with each other prior to future infrastructure improvements or redevelopment. A voluntary Concept Plan shall follow all processes, requirements and approval criteria as set forth in this Section.

D.

Concept Plan Application. The Director shall promulgate an application form for a Concept Plan which application shall include, at a minimum, the following:

1.

A letter of intent that addresses the overall vision of the development;

2.

A Concept Plan Exhibit showing, at a minimum, the following:

i.

A title that prominently identifies the proposed name of the Concept Plan;

ii.

A vicinity map of the parcel illustrating the location within the City of Centennial;

iii.

Date of preparation, map scale, and north arrow;

iv.

Name, address, and telephone number of the applicant, land owner(s), planner, engineer, and surveyor, as applicable;

v.

Zoning classification(s) of the property described in the Concept Plan as well as all property adjacent to the property and proposed uses that comport with such zoning classification(s);

vi.

Subdivision names and lot owners' names for property within any adjacent subdivision(s), unsubdivided tracts with owner's names, and all public lands with the agency name;

vii.

The approximate location of lot lines within adjacent subdivision for lots adjacent to the proposed subdivision;

viii.

For residentially zoned property, a generalized plan illustrating areas to be devoted to residential use(s) together with the preliminary plan or concept for density and housing types;

ix.

For non-residentially and mixed-use zoned property, a schematic illustration of the general portions or areas of the parcel described in the Concept Plan likely to be divided into separate lots or parcels through subdivision;

x.

Location and dimensions of all existing access points, streets, alleys, trails, and easements, both of record and apparent from inspection of the property, within or adjacent to the proposed subdivision;

xi.

Approximate location of proposed arterial and collector streets, sidewalks, alleys, and easements;

xii.

Approximate location of proposed access points and circulation patterns for vehicular transportation;

xiii.

Approximate location of proposed trails, pedestrian and bikeway connections, on-site transit amenities, and parking areas;

xiv.

Location of existing grades and approximate proposed grades, if known;

xv.

Location and size of existing utilities within and adjacent to the parcel described in the Concept Plan, including water, sewer, electric, gas, and phone lines (utilities may be illustrated on a separate map);

xvi.

Locations of existing streams, ditches, ponds, and any other water features;

xvii.

Location and types of any existing structures with notation whether such structures will be retained with new development of the land;

xviii.

Location of any existing mature trees with notation whether such mature trees will be retained with new development of land;

xix.

Approximate location of any required and/or proposed public and/or private park space or dedicated public and/or private open space; and

3.

A written statement that describes, in general, how the proposed development meets Section 12-9-206 and City plans and policies.

E.

Waiver. A Concept Plan required pursuant to this Section 12-9-206 may be waived by the Director subject to a finding that the property is already governed by a City-approved plan that accomplishes and sets forth all Concept Plan requirements listed in Section 12-9-206(D), including, but not limited to, a Regulating Plan, Master Development Plan, or Site Plan that includes the required items within Section 12-9-206(D). A Concept Plan may also be waived by the Director subject to a finding that, concurrently with a subdivision, a Regulating Plan, Master Development Plan, or Site Plan that accomplishes and sets forth all Concept Plan requirements listed in Section 12-9-206(D), is being processed for the entirety of the property.

F.

Criteria for Approval. The Director shall approve a completed application for a Concept Plan when the Director finds:

1.

The Concept Plan implements design objectives and future land uses supported by the Comprehensive Plan and any applicable Sub-Area Plans;

2.

The Concept Plan proposes a reasonable and logical plan for the connection of existing and proposed street and pedestrian connections that will foster safe, convenient, and connected travel into, within, and through all areas of the property described in the Concept Plan;

3.

The Concept Plan generally proposes the subdivision of the property in a manner that will create reasonably sized lots or parcels suitable for development and also meets the standards of the LDC;

4.

The Concept Plan addresses how proposed residential and non-residential uses will be connected and/or buffered appropriately; and

5.

Utilities are readily available to the property described in the Concept Plan or can be reasonably extended to serve the entire property.

6.

Approval of a Concept Plan does not create vested property rights pursuant to Section 12-14-606 or Article 68 of Title 24, C.R.S., as amended.

G.

Amendments to an Approved Concept Plan. Upon a finding by the Director of changes to zoning classification, access points or street layout, an amended Concept Plan shall be required. The amendment application shall adhere to the Concept Plan Application in Section 12-9-206(D) and shall be determined by the Director pursuant to the Criteria for Approval in Section 12-9-206(F).

(Ord. 2024-O-14 §62)

A.

Generally. Any subdivision or development for which compliance with the standards of this LDC or with conditions of approval requires a continuing obligation (e.g., to own and maintain common open space) shall be subject to a mandatory property owners' association and a recorded declaration of covenants, conditions, and restrictions ("CCRs") that ensures such continuing compliance.

B.

Incorporation of Property Owners' Association. If required by this LDC, or required as a condition of approval, the applicant shall incorporate a property owners' association that will bear responsibility for ensuring continuing compliance with these regulations and conditions of approval.

A.

Generally. Conditions and requirements of development approval that require ongoing efforts of tenants or successors in title shall be included in a declaration of covenants, conditions, and restrictions for the property that shall be recorded in the public records in the chain of title for the property at the applicant's expense.

B.

Limited Waiver. Developments that are approved under unified ownership and control are not required to have covenants, conditions, and restrictions, provided that a single property owner is responsible for the ongoing compliance of the parcel proposed for development with the requirements of this LDC and any conditions of approval. However, a development that is approved under unified ownership and control shall not be conveyed into multiple ownerships (e.g., individual buildings in an office park being sold to separate entities) until required CCRs are recorded.

C.

Timing. The applicant shall provide proposed covenants, conditions, and restrictions to the City:

1.

Upon filing the application for plat approval; or

2.

If no plat approval is sought, before the issuance of any permit that directly authorizes development (development approvals that require covenants, conditions, or restrictions shall be contingent upon approval of the covenants, conditions, and restrictions document).

D.

Plat Annotations. Where a plat is required, the CCRs shall be referenced on the plat.

A.

Generally. The City shall approve only those covenants, conditions, and restrictions that relate to the development approval, and its right of enforcement shall extend only to those matters and matters that substantially bear upon them. The City will not seek to intervene in purely private disputes about covenants, conditions, and restrictions. The City Attorney shall review the incorporation documents and CCRs to ensure that the following provisions are included in a form that is acceptable to the City Attorney:

1.

All items that are required by this LDC or conditions of approval, which may include specific rights of enforcement being granted to the City;

2.

Membership in the property owners' association shall be mandatory for all owners of property in the subdivision or condominium;

3.

Dues are payable to the property owners' association at regular intervals;

4.

The property owners' association has lien rights with respect to unpaid dues;

5.

The property owners' association has a perpetual existence;

6.

The property owners' association has all responsibilities required by these regulations or conditions of approval (e.g., ownership and maintenance of common elements); and

7.

The property owners' association has the capacity to sue and be sued.

B.

Optional Elements. The CCRs may include any provisions considered desirable by the applicant with respect to the management and maintenance of the subdivision or condominium, provided that they do not undermine any of the following requirements:

1.

Required membership in, and payment of dues to, the property owners' association.

2.

Inclusion and enforcement of all of the provisions required by these regulations and any conditions of approval, in a form acceptable to the City Attorney;

3.

Clauses that provide for enforceability by the City of those covenants, conditions, and restrictions that relate to this LDC or conditions of approval; and

4.

Applicable requirements of this LDC at the time of approval of the CCR document.