Generally. This Chapter sets out regulations to establish minimum standards for the subdivision of land to facilitate the orderly development and redevelopment of the city.  The standards of this Article shall apply to all subdivisions or resubdivisions of land or air-space within the city and any additional lands over which the city has authority under C.R.S. §31-23-212.  No plat or subdivision of land, or similar document pertaining to the division of air-space, shall be used for purposes of sale or building development until approved and recorded under the provisions of this Chapter.  

Purpose. The purpose of this Chapter is to:  

1. 1.

   Facilitate the development of land on a site-specific basis.

2. 2.

   Establish standards for the layout of subdivision plats and replats to provide accurate records and to ensure proper legal descriptions and monumentation of land subdivided into lots, tracts, and rights-of-way.

3. 3.

   Provide for the proper location and width of streets, lots, tracts, and property lines.

4. 4.

   Provide adequate transportation, utilities, schools, parks, emergency services, and other public facilities for proposed subdivisions.

5. 5.

   Protect and preserve sensitive natural resources.

Generally. Except as otherwise set forth below, this Chapter applies to all divisions of land into one or more parcels for transfer of ownership or development within the city.

When a Subdivision Plat is Required.

1. 1.

   Subdividing Land. The owner or proprietor of any land who desires to subdivide such shall submit a plat to the Director according to the subdivision type and application procedures set out in Article 10-9-7, Subdivisions and Vacations.

2. 2.

   Subdividing Land without a Plat. No person shall subdivide land without recording a plat.

3. 3.

   Transfer of Ownership. No person shall sell or transfer ownership of any land or portion of land by reference to a plat before the plat has been recorded in the office of the applicable County Clerk and Recorder.

4. 4.

   Building Permit. No building permit shall be issued and no construction shall be commenced for any parcel of land created by subdivision that does not comply with this Code, subject to the exemptions below.

5. 5.

   Finalization of a Subdivision Plat. A subdivision plat shall be approved by the Director or Commission before the subdivision may be recorded.  No land may be subdivided through the use of a legal description other than with reference to a plat approved in accordance with this Code.

6. 6.
   Preexisting Subdivision Plat. A subdivision plat approved by the Council before the effective date of this Code is considered an approved subdivision in compliance with this Code.

Recordation of Unapproved Plat Prohibited. The applicable County Clerk and Recorder shall not record any plat until such plat has been approved in accordance with the regulations of this Code.

Exemptions. The following shall be exempt from the requirements of this Chapter:

1. 1.

   Correction. Provided a Corrective Plat is consistent with an approved Final Plat, there is no increase in the number of lots, or real property is not eliminated or dedicated to the city, a Corrective Plat is not required;

2. 2.

   Condominium plats. All condominium plats shall be submitted for recordation to the County, and prepared in compliance with C.R.S. Title 38-33.3-209, Creation, Alteration and Termination of Common Interest Communities.

3. 3.

   Estate Transfer. Any division of land to heirs through an estate proceeding;

4. 4.

   Land Transfer. Any transfer of land required by law;

5. 5.

   Fences. Construction of fences;

6. 6.

   Conforming Repairs and Additions. Repairs or additions which conform to this Code regarding setbacks, common open space, parking requirements, and lot coverage;

7. 7.

   Signs. Construction or modification of signs;

8. 8.

   Manufactured Home Pad. Leasing a pad site in a manufactured home park;

9. 9.

   Cemetery Plot. Dividing land for a cemetery plot;

10. 10.

    Court Action or Foreclosure. Dividing land through court action or foreclosure of a deed of trust;

11. 11.

    Accessory Structures. Construction of accessory structures or buildings on property with a principal building; and

12. 12.
    Other. Any other exemptions as defined by C.R.S. §30-28-101(10)(a) through (d), as amended.

Generally. The Director shall review any type of the subdivision of land for compliance with the design principles included in this Section. These principles' purpose is to evaluate the design of the subdivision and, more specifically, the manner in which uses, parcels, drainage, and streets relate to the overall site and adjoining land or uses. It is not the purpose of this Section to reduce the development potential of a parcel to less than that which is otherwise permitted by this Code. However, the city may require that design modifications be made during the subdivision review process to better meet these purposes.

Design Principles. To achieve the purposes of this Code, these principles shall be used in the design of a subdivision plat. The Director or Commission may require modifications to a proposed subdivision plat that otherwise conforms to the standards of this Code.

1. 1.

   Generally. The layout of parcels should provide desirable settings for the buildings that are to be constructed, make use of natural contours to ensure a healthy living environment, and protect the natural environment.

2. 2.

   Connectivity. Safe vehicular, bicycle, and pedestrian linkages should be incorporated into the design to efficiently convey traffic, avoid congestion, and provide alternative modes of transportation.

3. 3.
   Sustainable Development. The subdivision should be laid out and designed in a manner that, to the maximum extent practicable, protects natural resources and sensitive lands, preserves valued open space, and provides for good engineering design and responsible development practices regarding stormwater, water quality, and floodplain management; use of green infrastructure; and minimum disturbance of land to mitigate the effects of erosion and sedimentation.
4. 4.

   Access. The development should be organized to minimize interference with existing points of access to adjacent development unless new and improved access is provided by the proposed development.

1. 1.
   Unified Land Use Code. Every Subdivision shall comply with applicable zoning district, design, and development standards in this Code;  
2. 2.
   City Code. Applicable provisions of the City Code, including, but not limited to Title 4, Building Regulations;
3. 3.
   Public Health, Environment, Railroads, and Utilities. Applicable requirements and standards of the Tri-County Health Department, Colorado Department of Public Health and Environment, U.S. Army Corps of Engineers, Colorado Public Utilities Commission, and other applicable public agencies;
4. 4.
   State Statutes. C.R.S, § 31-23-214, Subdivision Regulations;
5. 5.
   State Roadways. Applicable requirements and standards of the Colorado Department of Transportation if a subdivision or parcel abuts a state-maintained roadway; and
6. 6.
   Standard Specifications. The Littleton Engineering Design Standards (LEDS).

Metes and Bounds.

1. 1.

   Administrative Plat. Conveyances by metes and bounds shall be prohibited except when a subdivision meets the qualifications and follows the procedures of Section 10-9-7.1, Administrative Plat.

2. 2.

   Preliminary Plat. Divisions by metes and bounds creating new parcels shall follow the same procedure as established for a Preliminary Plat. Application requirements may be waived at the discretion of the Director.

1. 1.
   Required Elements. A homeowners' association (HOA), a party wall agreement, or a metropolitan district shall be required to maintain private facilities in a subdivision, such as common open space, recreational amenities, private utilities, private storm drainage detention, water quality facilities, and private streets. The subdivider shall record in the office of the applicable County Clerk and Recorder, along with the approved Final Plat for the subdivision, deed restrictions that are in a form acceptable to the City Attorney and that include: 

   1. a.
      Establishment of a permanent HOA, party wall agreement, or metropolitan district; 
   2. b.
      The requirement for mandatory membership for all lot or unit owners;
   3. c.
      The requirement to maintain a reserve bank account or other surety to guarantee perpetual maintenance of private facilities;
   4. d.
      The right of the HOA, metropolitan district, or management company hired by the HOA or metropolitan district to collect dues and impose special assessments from lot or unit owners; and
   5. e.
      A perpetual obligation of the HOA, metropolitan district, or signatories to the party wall agreement to fulfill the responsibilities assigned to it by this Code (or as successor-in-interest to the subdivider) at the date of plat approval.
2. 2.
   Optional Elements. The deed restrictions may include any additional provisions that the subdivider considers desirable with respect to the management and maintenance of the subdivision provided they do not undermine the required elements above.  

1. 1.
   Generally. Underground utilities and storm drainage detention or water quality facilities shall be located in easements or in street rights-of-way.
2. 2.
   Placement. The placement and separation of utilities within a designated easement, right-of-way, or development tract shall be as required in LEDS.
3. 3.
   Maintenance. Maintenance of private utilities and any private storm drainage detention or water quality facilities shall be the responsibility of the homeowners' or property owners' association. Such association shall be legally bound by deed restriction, contract, or other instruments acceptable to the city that includes the continued care and maintenance of all commonly-owned property within the development.

1. 1.
   Closed Loops and Dead-Ends. Private streets shall be confined to closed loops and cul-de-sacs that are not to be used by the general public;
2. 2.

   Designed as Public Street. Private streets shall be designated by plat and constructed to the same requirements as a public street; and

3. 3.

   Maintenance. Maintenance of private streets and private street signs shall be the responsibility of a homeowners' or property owners' association.

1. 1.
   Removal or Destruction. The responsible charge shall, to the greatest extent practicable, preserve and protect survey monuments during the course of construction. If the removal or destruction of a survey monument is unavoidable, the responsible charge shall notify the City Engineer prior to commencement of work.
2. 2.
   Measurements. Prior to the commencement of work, the engineer or land surveyor shall make such measurements and set such physical points as necessary to preserve the location of the survey monument to be removed or destroyed.
3. 3.
   Accuracy and Timeliness. The responsible charge shall be responsible for the accurate and timely reestablishment of each survey monument removed or destroyed by construction work. The City Engineer shall be promptly notified when one or more survey monuments are reestablished.

1. 1.
   Control Points. All surveying data shall be tied to primary control points, the location and description of which shall be recorded in the office of the County Clerk and Recorder.
2. 2.
   Monuments. Prior to acceptance of any public improvements, permanent survey monuments shall be set at all subdivision boundary corners, at points within the subdivision where there is a change of direction, at all tract or parcel corners, and at the intersections of street centerlines.
3. 3.
   Timing. All subdivisions shall be monumented prior to recording a plat.
4. 4.
   Benchmarks. All elevations shown on plats shall be based on the North American Vertical Datum of 1988 (NAVD88).
5. 5.
   Plat Notation. The permanent benchmark location and description that is used to extend the datum to the project shall be noted on the Preliminary Plat and Final Plat.

1. 1.
   Ensuring that the health, safety, and welfare of the public will be maintained;
2. 2.
   Determining whether public improvements are necessary to serve the area proposed for development;
3. 3.
   The existing and potential development of the surrounding area; and
4. 4.
   The land use(s) involved.

1. 1.
   Signature. The SIA shall be signed by the owner of the land proposed for development or the owner's duly authorized agent. An agent shall provide assurance to the city that he or she has the clear and explicit authority to act on behalf of the owner.
2. 2.
   Terms. The SIA shall identify the public improvements required and provide assurances that the improvements will be constructed to the city’s established standards in a timely manner and subject to the subdivider's applicable maintenance periods.
3. 3.
   Costs. The anticipated costs of the public improvements shall be identified by the subdivider and submitted to the City Engineer. The cost estimates shall be accepted by the City Engineer prior to the subdivider's submittal of any required financial security.
4. 4.
   Responsible Parties. The party or parties responsible for the construction of each improvement shall be identified.
5. 5.
   Phasing. The SIA may provide for phased installation of public improvements. Any development phase approved through the SIA shall be an integrated, self-contained project consisting of all public improvements necessary to serve the respective development phase. In approving the SIA, the city may impose conditions on the phasing of development to preserve the integrity of development and the public health, safety, and welfare of the community. 
6. 6.
   Financial Security.

   1. a.
      The subdivider shall provide financial security for the required public improvements in accordance with the provisions of the SIA in an amount and form sufficient to ensure timely completion of the public improvements.
   2. b.
      The security shall be sufficient in the judgment of the City Engineer to provide for the construction or installation of all required public improvements. In addition, a contingency fee equal to 25 percent of the project cost shall be included for the City Engineer, or designee, to oversee construction should the subdivider fail to complete the public improvements.
   3. c.
      Financial security shall be provided to the city prior to and as a condition for issuing a permit to commence development (prior to Final Plat approval in the case of subdivision, prior to Building Permit issuance in the case of Site Plan or Master Development Plan approval, or prior to Grading Permit issuance).
   4. d.
      The types of security for guaranteeing the required improvements may include:

      1. 1.
         Irrevocable letter(s) of credit;
      2. 2.
         Deposits of certified funds; or
      3. 3.
         Combinations of the above.
7. 7.
   Minor Modifications. In certain instances, the specific requirements of this Code pertaining to SIA cannot be imposed with strict precision given the varying factual circumstances of individual cases. Therefore, in those instances where minor modifications are necessary, the City Engineer is authorized to approve such modifications.

Installation and Guarantee of Public Improvements. A Final Plat shall not be recorded until one of the following has occurred:

1. 1.

   Agreement. As required, a subdivision improvement agreement (SIA) has been approved.

2. 2.

   Guarantee. The City Engineer has approved an acceptable security instrument in the amount equal to 125 percent of the estimated cost of installation of the required improvements as estimated in current cost data provided by the subdivider's engineer, whereby improvements may be made and installed without cost to the city in the event of default by the subdivider. 

Generally. It shall be the prerogative of the Council, prior to a Final Plat, to accept or reject the dedication of any land to the city.

Acceptance for Maintenance. Approval of a subdivision and acceptance of the dedications to the city as may be shown thereon shall not constitute acceptance by the city of maintenance of streets or public sites or ways shown on the plat. Such acceptance for maintenance shall be by the Public Works Director, upon construction completion in accordance with the SIA, as applicable, and any conditions of final approval.

Conformance with Adopted Plans. The layout of streets shall be consistent with the Comprehensive Plan, Transportation Master Plan (TMP), Littleton Engineering Design Standards (LEDS), and any other adopted plans.

Traffic Impact Analysis (TIA). Evaluating the operational and safety impacts of proposed development is important for managing and sustaining the city’s transportation system. The city may require a TIA for a proposed multi-family, non-residential or mixed-use development in order to evaluate impacts to levels of service within the proposed development and to adjacent and surrounding area streets.

Connectivity and Continuity. All subdivisions shall provide access to and from adjoining development, as well as access to future development. Deviation may be granted by the Director upon a recommendation of the City Engineer and Fire Marshal with a finding that:

1. 1.

   The requirement to connect is not feasible due to the physical conditions of the property; or

2. 2.

   The requirement is not necessary to coordinate the layout with the existing or future layouts of adjoining tracts.

Integration. New streets shall integrate with the existing street network to:

1. 1.

   Address the vehicle and pedestrian circulation needs of existing and new development;

2. 2.

   Connect existing and new streets; and

3. 3.

   Facilitate safe and efficient travel within the city and the surrounding area.

Street Layout.

1. 1.

   Site Design. Streets and access roads shall incorporate pedestrian and bicycle improvements as specified by the Transportation Master Plan (TMP), Littleton Engineering Design Standards (LEDS), or recommended by the City Engineer.

2. 2.

   Dedication. Unless other dedication requirements are imposed as a condition of Annexation, an application to resubdivide land may require right-of-way dedication as specified by the Transportation Master Plan (TMP), Littleton Engineering Design Standards (LEDS), or recommended by the City Engineer.

3. 3.

   Intersections.

   1. a.

      Streets shall intersect as nearly as possible at right angles.

   2. b.
      Rights-of-way at intersections shall comply with the standards set out in Subsection 10-1-3.9.C, Vision Obstruction. No fixed above-ground facilities may be located within the sight triangle (i.e. utility poles or boxes, trees, shrubs, retaining walls, etc.).

Street Improvements. The standards of design and construction of streets shall adhere to LEDS.

1. 1.

   Residential Districts. Alleys shall be parallel, or approximately parallel, to the frontage of the street.

2. 2.

   Non-Residential and Mixed-Use Districts. Alleys may be located in activity centers where necessary to provide service access to buildings.

3. 3.

   Standards.

   1. a.

      Minimum Right-of-Way Width:

      1. 1.

         Residential Districts: 20 feet for two-way alleys and 10 feet for one-way alleys.

      2. 2.

         Non-Residential and Mixed-Use Districts: 30 feet.

   2. b.

      Alleys shall not have intersections unless approved by the Director.

   3. c.

      Alleys shall connect to public streets on both ends.

   4. d.

      Dead-end alleys are prohibited.

   5. e.

      No structures or trees may be built or planted which may obstruct sight triangles at the intersection of an alley and street.

1. 1.

   Fire Lane. Except as provided below, a fire lane shall be required to provide access to any portion of any structure per the regulations established by South Metro Fire Rescue.  

2. 2.

   Access Roads. Approved fire apparatus access roads shall be provided for every facility, building, or portion of a building constructed in the city.  The first apparatus access road shall be provided per the regulations established by South Metro Fire Rescue.

3. 3.

   Waiver of Requirements. When emergency apparatus is provided better access than specified above, these requirements may be waived by the Director, after consultation with the Fire Marshal.

Sidewalks.

1. 1.
   Standards. The design and construction of sidewalks shall comply with the standards of the Littleton Engineering Design Standards (LEDS).
2. 2.
   Continuity. Sidewalks on parcels proposed for development shall connect to existing sidewalks on adjacent parcels and shall provide for a continuous pedestrian and bicycle system throughout the development and within and across building sites.
3. 3.
   Location within Right-of-Way. Sidewalks shall be located within the dedicated street right-of-way or within an easement.
4. 4.
   Path. Sidewalks may follow a path parallel to the street edge or may meander within the right-of-way to protect the root systems of mature trees or avoid existing physical obstructions.
5. 5.
   Alternative Circulation Plan. When the average lot sizes exceed 20,000 square feet or when topographic or other unique lot conditions exist, the applicant may submit an alternative pedestrian and bicycle circulation plan. The alternative circulation system shall be consistent with the general requirements for adequate and functional pedestrian and bicycle circulation and connectivity to adjacent areas, and it shall demonstrate a well-documented need for an alternative approach. An alternative plan may be considered when the following conditions are met:

   1. a.
      Better pedestrian access and connectivity is provided by off-street trails that connect to sidewalks on the perimeter of the development, as applicable; and
   2. b.
      The average lot frontages are equal to or greater than 85 feet.
6. 6.
   Accessibility. All sidewalks shall be built to conform to the current accessibility standards of the Americans with Disabilities Act (ADA) or Public Right-of-Way Accessibility Guidelines (PROWAG), as applicable.

Pedestrian and Bikeway Facilities. Refer to Subsection 10-1-3.8.A, Circulation.

1. 1.
   Adequate Sites. Suitable building sites for the uses contemplated and the zoning requirements pertaining to minimum lot sizes and dimensions.  
2. 2.
   Access and Circulation. Vehicle, pedestrian, and bicycle circulation and safety;
3. 3.
   Environment. Existence of natural features such as steep slopes, environmentally sensitive lands, and pedestrian linkages; and
4. 4.
   Lot Dimensions. Lot area and width of the applicable zoning district.     

1. 1.

   Length. Blocks shall normally be at least 300 feet in length and not more than 1,200 feet in length.  The Director may approve a shorter or longer block length when necessary to secure the efficient use of land or to achieve desired features of the street system.

2. 2.

   Depth. When bounded by streets on each side, residential blocks shall be of sufficient depth to provide two tiers of lots, unless a waiver is granted by the Director in which case a single tier of lots may be approved.

Non-Residential Blocks. 

1. 1.

   Generally. Blocks for non-residential and mixed-use areas shall be approved by a Master Development Plan.

2. 2.

   Length. Block lengths shall be no less than 300 feet or more than 800 feet unless a mid-block pedestrian throughway is provided.

Minimum Standards. Lots shall abide by the standards of the applicable district relating to minimum lot area and width and building setbacks.

Access Requirements. Every lot shall abut and have direct access to a public or private street or access easement, except as follows:

1. 1.

   Minor Subdivisions. Proposed subdivisions with five or fewer lots fronting on a commercial corridor or suburban connector or neighborhood connector street type shall share a single point of access. 

2. 2.

   Major Subdivisions. A subdivision proposing more than five lots shall require an internal public or private street system.

3. 3.

   Exceptions. Provided an access easement connecting to a public street is recorded and submitted with a development application, frontage on a public street is not required in the following situations:

   1. a.

      Parcels are within a non-residential subdivision;

   2. b.

      Townhome lots are separated from public rights-of-way by a strip of land under common ownership by the owners of the townhome lots; and

   3. c.

      Lots front on an approved private street.

Lot Area. Lots that are two or more times the minimum required lot area for the applicable district shall be configured to allow further subdivision and dedication of street rights-of-way.

Lot Configuration.

1. 1.

   Corner Lots. Corner lots shall be of sufficient width to account for corner yard setbacks.

2. 2.

   Distance from Intersection. For lots at commercial corridor, suburban connector, or neighborhood connector intersections or at any acute-angle intersections, a radius or diagonal tangent at the street corner shall be provided as set out in the Littleton Engineering Design Standards (LEDS).

3. 3.

   Grade Separation. Where a grade separation is proposed, lots shall be arranged to make adequate provision for grade separation structures.

4. 4.
   Lots on Cul-De-Sacs and Curved Streets. Where lots front a cul-de-sac or curved street with a radius of 200 feet or less, the lots shall be laid out so that their frontage (measured on the arc of the right-of-way line) is at least 50 percent of the required lot width (measured at the building setback line).
5. 5.

   Lot Shape. As approved by a Master Development Plan, lot shapes and setbacks may be varied when:

   1. a.

      Alternatives are warranted due to a particular development type or form;

   2. b.

      Adjusted setbacks do not reduce the distance between buildings on adjoining lots;

   3. c.

      The lot shape does not interfere with the efficient development of other property; and

   4. d.

      The lots allow for a buildable area that is adequate to meet the requirements of this Code.

Buildable Area. Lots for multi-family, non-residential, and mixed-use development shall be of adequate size to provide for the minimum required setbacks, common open space, bufferyards, off-street parking, and service areas required for the district and proposed land use.

Flag Lots. 

1. 1.

   Where Allowed. Flag lots may be created with the approval of the Director when:

   1. a.

      Necessary to develop an irregularly-shaped property;

   2. b.

      There are topographic or other physical limitations for the viable use of land;

   3. c.

      A flag lot will better protect a natural resource;

   4. d.

      The lot includes an easement for the provision of utilities; and

   5. e.

      Use of a flag lot eliminates or reduces the number of driveways on a commercial corridor or connector street.

2. 2.

   Standards. When permitted, flag lots shall be subject to the following conditions:

   1. a.

      The lot shall only be used for one single-family dwelling.

   2. b.

      The lot shall connect to a local street.

   3. c.

      The access strip for the lot shall have a minimum width of 25 feet measured at the street frontage and shall be located a minimum distance of 25 feet from the rights-of-way of an intersection.

   4. d.

      The applicable building setbacks shall be approved by the Director.

   5. e.

      The lot shall meet or exceed the minimum lot area for the applicable district, excluding the area of the access strip.

3. 3.
   Denial if Viable Alternative Exists. The Director shall deny a plat that proposes one or more flag lots if a viable alternative lot pattern is available.

1. 1.
   Dedication and Utility Placement. The subdivider shall dedicate easements to allow every lot within a subdivision to have access to services.
2. 2.
   Encroachment. No structure, foundation, slab, or other permanent improvements shall be placed within any dedicated easement without vacating all or a portion of the easement.
3. 3.
   Private Easements. When private easements may interfere with a proposed easement, the subdivision design shall, to the extent practicable, mitigate or minimize the extent of such conflicts.
4. 4.
   Form. All required easements shall be dedicated by a subdivision plat or a separate instrument approved by the City Attorney. 
5. 5.

   Maintenance. The owner of the property containing such easements shall be responsible for the regular maintenance of the ground surface within the easements.

6. 6.

   Notation on Plat. All easements shall be drawn and annotated as necessary on the face of all plats.

Easements. All easements dedicated to the city shall include, or be interpreted to include, a right to install, construct, maintain, repair, and replace any improvements for which the easements were dedicated.

1. 1.

   Utility Easement. Utility easements shall be provided across lots or centered on lot lines, subject to the Littleton Engineering Design Standards (LEDS).

2. 2.
   Drainage Easement. Storm drainage easements shall be provided per the City Storm Drainage Criteria Manual (latest edition).
3. 3.
   Service and Emergency Vehicle Access Easement. A service or emergency vehicle access easement shall comply with LEDS and the requirements of South Metro Fire Rescue.
4. 4.

   Pedestrian Access Easement.

   1. a.

      On residential cul-de-sacs, an access easement for pedestrian and bicycle access of at least 15 feet wide shall be provided between lots from the cul-de-sac end to existing, planned, or proposed sidewalks, trails, bicycle lanes or routes, and parks. 

   2. b.

      When a block exceeds 1,000 feet in length, an access easement shall be provided at an interval of no more than 600 feet.

   3. c.

      Pedestrian and bicycle improvements shall be constructed to the applicable design specifications.

5. 5.
   Conservation or Open Space Easement.

   1. a.

      Conservation easements are allowed for common open spaces to protect and preserve existing site features, whether natural or man-made, such as historic sites, wetlands, stream buffers, floodplains, drainage courses, greenways, or linear linkages, or similar irreplaceable assets. The dedication of a conservation easement does not have to relate to federal, state, or local conservation listings or designated conservation sites.

   2. b.

      Open space easements provide public access over and across private property for purposes of recreation.

1. 1.
   Drainage Easements. Where easements are combined with a watercourse, drainageway, channel, detention pond, or other storm drainage facility or stream, the minimum easement width shall be in accordance with the City Storm Drainage Design and Technical Criteria Manual (latest edition).
2. 2.
   Side Lots. Side lot easements shall be at least 10 feet wide, including five feet on each side of a common side lot line, or may be larger as required by a utility provider.
3. 3.
   Rear Lot Lines.

   1. a.
      Easements along common rear lot lines shall be at least 16 feet wide, including eight feet on each side of a common rear lot line.
   2. b.
      If an easement along a rear lot line abuts a lot line that is not the rear lot line of another lot or is on the perimeter of the subdivision, the easement shall be at least eight feet wide.
4. 4.
   Natural Gas and Electrical Distribution. 

   1. a.
      To ensure that adequate natural gas and electrical utility easements are available within a subdivision, the following distribution easement types and widths shall be provided based on the type of subdivision. 

      1. 1.
         All Subdivisions. 10 feet abutting all public rights-of-way.
      2. 2.
         Single-Family and Duplex. Six feet for natural gas and eight feet for electric. If natural gas and electric are within the same trench, a 10-foot wide utility easement is required, and shall not overlap any wet utility easement. 
      3. 3.
         Multi-Family, Multiplex, Non-residential, and Mixed-Use. 10 feet around the perimeter of each lot, including abutting all public rights-of-way.
   2. b.
      Natural gas easements and facilities require a minimum clearance of five feet from any structure and any drivable pavement.

1. 1.
   Approved Locations. All poles, wires, pipes, conduit, and structures used to supply electricity, communication services, gas, water, sanitary sewer, storm sewer, and similar or associated services for all sites and subdivisions within the city shall be installed underground, within designated utility easements, by the applicant or utility company, except:

   1. a.
      Poles used exclusively for street lighting or traffic control signals;
   2. b.
      Radio, television, and wireless communication towers and antennas;
   3. c.
      Electric distribution or transmission lines with capacities of 3,000 KVA or more;
   4. d.
      Service terminals, transformers, regulators, or meters on above-ground facilities that are normally used with and as a part of an underground distribution system;
   5. e.
      Underground wiring or electrical power, telephone, and cable television located in a floodplain, drainage easement, major drainage way, or other areas where frequently there is standing water; and
   6. f.
      Any communication line that uses an overhead pole or structure exempted by this Section.
2. 2.
   Overhead Wiring. Overhead wiring may be permitted on structures on corner lots, in streets and alleys, and on adjacent easements where electrical and communication wires are currently allowed to cross a street or another area.
3. 3.
   Appurtenant Facilities. Transformers, switching boxes, terminal boxes, metering, roadway lighting, traffic signal devices, gas regulators, compressor stations, or other similar facilities necessarily appurtenant to underground facilities may be placed above ground in locations as approved by the Public Works Director.
4. 4.
   Utility Line Placement. As approved by the Public Works Director, utility lines may be placed either within public rights-of-way within a subdivision in accordance with adopted encroachment requirements or within easements or rights-of-way provided for the particular facilities in accordance with the approved subdivision improvements plan. Water, sewer, and storm utility lines shall be brought to the edge of each lot intended for commercial or mixed-use development, along with corresponding easements for each.
5. 5.
   Electrical Distribution Lines. Refer to Title 8, Public Ways and Property, Section 8-8-28, Underground Electrical Distribution in New Areas.
6. 6.
   Responsible for Charges. The subdivider shall be responsible for all construction or installation charges including those required by the agency serving utilities and except those installed at the expense of the utility company involved. Utilities are subject to all other applicable city, state, and federal regulations.
7. 7.
   Undergrounding Waiver.

   1. a.
      The Public Works Director may temporarily waive the underground placement requirements when the owner of a proposed subdivision agrees by written contract or another form acceptable to the City Attorney, to underground all required utilities in the future.
   2. b.
      A waiver of the underground placement requirements shall be recorded in the office of the County Clerk and Recorder. The waiver, or such other document as contains the obligations to underground utilities in the future, shall be deemed an obligation running with the land. 

1. 1.
   Generally. The common open space required for each district shall be integrated into development design to provide access to the maximum number of properties and visibility from adjacent public or private rights-of-way.
2. 2.
   Greenways. Common open space shall be designed to provide greenways along drainage corridors and within the riparian areas along rivers and streams. Landscaping within the greenways shall enhance stormwater quality, ecosystems, and habitats.
3. 3.
   Tree Preservation. As set out in Subsection 10-1-3.6.C, Protection and Preservation, to the maximum extent practicable, subdivision design shall designate conservation areas to preserve existing stands of native trees and other ecologically important locations.
4. 4.
   Phasing. Phased development shall provide assurance that common open space shall be set aside in the same proportion as each phase of the entire development.

1. 1.
   Interconnectivity. Common open spaces shall be interconnected with pedestrian and bicycle improvements and neighborhood, commercial, employment, and civic land uses both within and to adjacent development.
2. 2.
   System-Wide Connections. Open space provided concurrently with development shall create connections to existing and future city- or county-wide facilities and plans. This is not required for redevelopment in areas that are not adjacent to either existing or proposed city or county open spaces.

Quality. Land designated as common open space shall be suitable for the intended use considering its slope, shape, configuration, drainage, means of access, and other such factors.

Open Space Types.

1. 1.

   Suitable. Areas and uses that are suitable as common open space include, but are not limited to:

   1. a.

      Parks, playgrounds, picnic areas, athletic fields and courts, and similar uses;

   2. b.

      Greenways, squares, and greens;

   3. c.

      Naturalized (permeable and landscaped) stormwater facilities;

   4. d.

      Bicycle paths, footpaths, and sidewalks;

   5. e.

      Lands and facilities providing access to rivers and streams;

   6. f.

      Wetlands;

   7. g.

      Natural and man-made water bodies and open spaces along floodplains;

   8. h.

      Natural areas of undisturbed vegetation; and

   9. i.

      Areas of cultural significance.

2. 2.

   Unsuitable. Areas that are unsuitable for use as common open space include, but are not limited to:

   1. a.

      Land occupied by streets, driveways, parking areas, and other impermeable surfaces which are not part of sidewalks, trails, or public plazas;

   2. b.

      Landscaped areas within public street rights-of-way;

   3. c.

      Underground stormwater facilities; and

   4. d.
      Land less than 10 feet in width or containing less than 900 square feet.

Use of Common Open Space. Uses of common open space may include, but are not limited to:

1. 1.

   Conservation of natural or historical resources;

2. 2.

   Meadows, woodlands, wetlands, or similar conservation-oriented areas;

3. 3.

   Walking or bicycle trails;

4. 4.

   Passive recreation areas;

5. 5.

   Active recreation areas, provided that they are limited to no more than 50 percent of the required common open space;

6. 6.

   Agriculture, horticulture, silviculture, or pasture uses, provided best management practices are used to minimize environmental impacts;

7. 7.

   Stormwater management practices that contain permeable surfaces;

8. 8.

   Easements for drainage, access, and underground utility lines; and

9. 9.

   Jurisdictional wetlands or other waters of the United States.

Open Space Designation. Open space shall be designated and delineated on required plans, which shall:

1. 1.

   Indicate the boundaries of all open space areas;

2. 2.

   Designate the type(s) of open space;

3. 3.

   Specify how the open space is to be owned, maintained, and operated; and 

4. 4.

   Include proof of a party wall agreement, Homeowners' Association (HOA), Metropolitan District, or another legal entity entitled to manage and maintain the open space.