The planning, layout and design of subdivisions are of the utmost concern. The residents must have available to them within the area safe and convenient movement to points of destination or collection. Modes of travel to achieve this objective should not conflict with each other or abutting land uses. Lots and blocks should provide desirable settings for the buildings that are to be constructed, make use of natural contours, and protect views, and afford privacy for the residents and protection from adverse noise and vehicular traffic. Natural features and vegetation of the area must be preserved when possible. Schools, parks, churches and other community facilities should be planned for as an integral part of the area.

1.

Names of subdivisions: The name of a subdivision shall not duplicate or closely duplicate that of any existing subdivision within the County area.

2.

Uninhabitable land: The land which is deemed to be uninhabitable because of the flooding, inadequate drainage or excessive grades shall not be subdivided for any use which may increase danger to health, life or property or aggravate flood or other hazards. Such lands within a subdivision may be set aside for approved uses which will remedy the condition or conditions.

3.

Regulatory considerations: When designing a subdivision, full compliance with the Zoning Regulations of the Town shall be required with particular attention to the zoning district in which the proposed subdivision is located.

(Ord. 2015-3, §1, 1-4-2016)

(A)

Blocks:

1.

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

a.

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

b.

Zoning requirements as to lot sizes and dimensions;

c.

Needs for convenient and emergency access, circulation and traffic safety; and

d.

Limitations and opportunities of topography.

2.

Pedestrian access shall be required to provide links to neighborhood schools, playgrounds, shopping centers and other community facilities where such facilities exist within a reasonable walking distance of the subdivision.

(B)

Lots:

1.

The lot size, width, depth, shape and orientation shall be appropriate for the type of development and use contemplated.

2.

Residential lot dimensions shall conform to the minimum requirements of the Zoning Code.

3.

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

4.

Normally, the average lot depth shall not exceed twice the lot width at the building line.

5.

Corner lots for residential use shall have extra width to permit appropriate building setback from and orientation to both roads.

6.

All lot lines shall be at right angles to the center line of an abutting street, or to a tangent of the arc of the center line of a curved street. If after subdividing the existing remnants of land, the remaining land shall be included in proposed or existing lot areas.

7.

Each lot shall be provided with a minimum frontage on an approved public or private street as specified in the Zoning Code. The feasibility of a suitable driveway from the adjacent street to a usable building area on each site must be demonstrated for each lot.

8.

Double frontage and reverse frontage lots shall be avoided except where essential to provide separation of residential development from arterials and limited access facilities or to overcome specific disadvantages of topography and orientation. A planting screen easement of at least ten (10) feet in width and across which there shall be no vehicular right of access may be required along the rear property line of lots abutting such traffic artery or other disadvantageous use.

(Ord. 2015-3, §1, 1-4-2016)

(A)

Street systems: Street systems are to be laid out, designed and constructed in accordance with standards specified by the Department of Public Works. The following standards are only minimums and are designed to provide general guidelines to the subdivider.

(B)

Street names: Streets that are extensions of, or obviously in alignment with, existing named streets shall bear the names of the existing streets. Street names shall be subject to the approval of the Board of Trustees.

(C)

Street layout:

1.

Layout shall be considered in relation to existing and planned future streets, topographical conditions and soil conditions, particularly considering drainage and erosion factors, to public convenience and safety, to aesthetics and in their appropriate relation to the proposed use of the land to be served.

2.

When any part of a collector, arterial or limited access facility, indicated as such on the transportation plan of the Town, passes through a proposed subdivision, such part shall be dedicated in the location and at the width indicated on the plan.

3.

The dedication of a half street shall not be accepted unless:

a.

The subdivider obtains for the Town a dedication from the abutting landowner of the other one-half (½) of the street; and

b.

The subdivider obtains from the said abutting landowner an agreement in a form satisfactory to the Town Attorney which guarantees the cost of the improvements and construction of the same on the half street within a time suitable to the Department of Public Works; and

c.

The subdivider guarantees the construction of the improvements on the half street which he or she is dedicating; or

d.

Any other similar arrangement recommended by the Department of Public Works and approved by the Board of Trustees.

4.

Right angle intersections shall be used whenever practicable.

5.

Intersecting collector and local streets shall not empty into the same side of an arterial street at intervals of less than eight hundred (800) feet.

6.

Local and collector street shall be laid out so that their use by major through traffic will be discouraged.

7.

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 developer to provide access thereto.

8.

Reserve strips controlling access to public streets shall be prohibited except where their ownership is given to the public agency having jurisdiction and where agreed to by that public agency. In general, reserve strips in the form of one-foot outlets are required to control access on perimeter and stub streets.

9.

Alleys open at both ends may be required in commercial and industrial districts.

10.

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

11.

Streets which are stub streets designated to provide future connection with adjacent unplatted land shall be provided with a temporary turnaround at the stub end.

12.

Culs-de-sac shall not exceed four hundred (400) feet in length and shall have a turnaround with a minimum radius of fifty (50) feet at the closed end. In the event the cul-de-sac drains into the closed end, storm sewers or other drainage structure shall be required to dispose of storm water satisfactorily.

13.

Street curb intersections shall be rounded by a tangential arc with a minimum radius of twenty (20) feet for a single-family local residential streets and culs-de-sac, and thirty (30) feet for intersections including multifamily residential, business, industrial, collector and arterial streets. Corresponding radii for property lines shall be rounded by a tangential arc having the same center as the arc of the curb intersections.

14.

All changes in street bearing shall be connected with curves tangent to the bearing at both ends. There shall be a tangent of at least one hundred (100) feet in length measured at the center line at both ends.

15.

When a subdivision abuts or contains an existing or proposed freeway or major arterial, restriction of access may require the platting of a frontage road and/or visual screen planting easement.

16.

Where vertical curbs with separated sidewalks are required, the planting area or that unpaved portion of the right-of-way between the curb and the sidewalk shall be landscaped and maintained by the abutting property owners. Landscaping shall normally be limited to sodding or seeding, except that trees, shrubs or other plant materials may be used subject to the Town approval of the location and species of planting materials to be installed.

17.

Private streets: The use of private streets will be limited and is permitted only upon approval of the plan by the Board of Trustees. Private streets shall be confined to closed loops and dead-end streets not to be used for the convenience or safety of the general public.

(D)

Design criteria:

1.

All streets constructed within the Town limits must be constructed to meet current fire and building code specifications as adopted by the Town.

2.

In the Residential (R) Zoning District, the developer must construct streets with a minimum of thirty-two-foot-wide paved surface, two (2) feet, seven (7) inches on each side of pavement, with concrete curb and gutter and a six-foot-five-inch area between the curb and the edge of the street right-of-way, with a four-foot sidewalk on both sides of the street, or a concrete drain pan on each side of the paved street with a drive-over sidewalk within the six-foot-five-inch area on each side of the street.

3.

The street must be constructed with a minimum of six (6) inches of road base compacted to ninety-eight percent (98%) beneath the asphalt surface. Said compaction test must be performed by a licensed geotechnician and be paid for by the developer. Said asphalt surface must be a minimum of three (3) inches thick.

4.

If the Department of Public Works requests a core test of the asphalt, said test shall be performed at the expense of the contractor or the developer, as per the development agreement.

5.

In all zoning districts other than Residential (R), the developer must construct streets with a minimum of forty-two-foot-wide paved surface, two (2) feet, seven (7) inches on each side of pavement, with concrete curb and gutter and a six-foot-five-inch area between the curb and the edge of the street right-of-way with a four-foot sidewalk on both sides of the street, or a concrete drain pan on each side of the paved street with a drive-over sidewalk within the six-foot-five-inch area on each side of the street.

(Ord. 2015-3, §1, 1-4-2016)

(A)

Land within an adopted one-hundred-year flood plain zone or land which is subject to inundation by a one-hundred-year flood shall not be platted for occupancy unless the flooding condition is alleviated in conformance with the Town Flood Plain Management Regulations.

(B)

Historical flow patterns and runoff amounts are to 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, diversions, concentrations and/or unplanned ponding of storm runoff.

(C)

The runoff rate from a one-hundred-year frequency storm before and after anticipated development of the drainage basin involved shall be used in determining the provisions that must be made to satisfy the requirements of Subsection (B) above. Where the historical amounts of runoff cannot be maintained by detention storage or other devices, suitable channelization with erosion protection and/or outfall storm sewer leading to a suitable discharge point must be provided.

(D)

Where a subdivision is traversed by a watercourse, drainageway, channel or stream, there shall be provided a storm water easement for maintenance purposes and for the purpose of excluding improvements of the type that would interfere with runoff. The minimum requirements for such easements shall be based on a one-hundred-year frequency flood but shall not be less than twenty (20) feet in width.

(E)

When a subdivision is traversed by water supply ditches or canals, the engineering requirements of the ditch owner may be specified with a certificate of clearance from the appropriate official of the ditch company to the effect that all work required by the Department of Public Works as a condition of plat approval has been satisfactorily performed may be required prior to acceptance of any public improvements or the issuing of building permits within the subdivision.

(F)

All storm sewers and drainage 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 Department of Public Works.

(G)

Erosion and sediment control: In addition to permanent provisions, temporary erosion and sediment control measures are also required during construction operations.

(Ord. 2015-3, §1, 1-4-2016)

(A)

General criteria:

1.

Telephone, electric, gas and other similar utility lines and services shall be placed underground unless otherwise authorized by the Board of Trustees. Transformers, switching boxes, terminal boxes, metering, roadway lighting, signal devices, gas regulators, compressor stations or other similar facilities necessary and appurtenant to underground facilities may be placed above ground. Utility lines may be placed either within public road rights-of-way within the subdivision in accordance with adopted encroachment requirements or within easements or rights-of-way provided for the particular facilities in accordance with the approved improvements plan.

2.

The subdivider shall be responsible for all construction or installation charges including those required by the agency serving utilities, except those installed at the expense of the utility company involved.

(B)

Easements: New easements shall be planned so as to be free from conflicting legal encumbrances, to avoid unnecessary removal of trees or excessive excavations, and to be free from obstructions. The developer is encouraged, in lieu of mechanically providing easements on each and every lot line, to propose a layout based upon a plan for providing the necessary utilities in order to reduce the number and complexity of easements. Such a proposal is subject to approval by the utility agencies involved and by the Town. Easements are to be retained or, if nonexistent, provided for all existing utilities that are to remain.

(C)

Availability of service: The subdivider must present assurances from authorized representatives of all major suppliers of utilities to the proposed subdivision that said utilities are available and will be supplied to the project.

(D)

Water and sewer mains:

1.

In order to provide for the orderly construction of public improvements as areas are built and developed, and to avoid intermittent sections so improved or unimproved, and to promote the public health, safety and welfare, all water and sewer mains shall be installed and improved in accordance with the specifications of the Town.

2.

All water and sewer mains shall be laid to the grades shown on the water and sewer profile and cross-section plans submitted and approved and shall be inspected and checked for accuracy by the Department of Public Works.

(E)

Survey monuments: Permanent plat boundary monuments shall be set at locations approved by the Department of Public Works.

(F)

Fire protection: Fire hydrants are to be provided in all developments served by central system and are to be separated by no more than five hundred (500) feet.

(Ord. 2015-3, §1, 1-4-2016)

(A)

Upon written request by a subdivider, the Board of Trustees may waive or modify the requirements of these regulations utilizing the following evaluation criteria:

1.

The granting of the waiver or change will not be detrimental to the health, safety, convenience and general welfare of the citizens of the Town; and

2.

The waiver or change shall not in any manner vary the provisions of the Zoning Code; and

3.

The waiver or change will be consistent with the goals and policies of the applicable neighborhood policy plan and the Comprehensive Plan of the Town; and

4.

The waiver or change shall not be injurious to the permitted usage of adjacent property; or

5.

The waiver or change will allow conformance with existing improvements; or

6.

The waiver or change will improve the design, character and quality of the new development by facilitating more efficient and economic provision of streets and utilities; and by preserving natural and scenic features of the particular site.

(B)

Waivers or modifications authorized hereunder shall bind the development of the specific property regardless of any change in ownership of the property.

(C)

Waivers or modifications authorized hereunder shall be indicated in written or graphic form on the final plat prior to recording the approved final plat in the office of the County Clerk and Recorder.

(D)

No waiver or modification may be considered or granted for minor subdivisions.

(Ord. 2015-3, §1, 1-4-2016)