7.4.201: GENERAL DIMENSIONAL STANDARDS:

The following four tables, Tables 7.4.2-A through 7.4.2-D, establish the dimensional standards for the agricultural and residential, mixed-use, industrial, public and semi-public, and North Nevada Avenue Overlay (NNA-O) zone districts established in Article 7.2: Zone Districts. In case of conflict between the dimensions shown in this Section 7.4.201 and the dimensions shown for individual zone districts in Article 7.2: Zone Districts, the

dimensions in this Section shall control. Accessory structures shall meet the required minimum setbacks and maximum heights applicable to primary structures unless otherwise noted in Section 7.4.203 (Exceptions and Encroachments) or otherwise noted in this UDC. Maximum heights of structures may be further limited by the FAA's regulations on Safe, Efficient Use, and Preservation of the Navigable Airspace, 14 CFR Part 77, particularly on lands close to Colorado Springs Airport and the United States Air Force Academy.

   A.   Single-Family and Two-Family Residential Zone Districts: Dimensional standards for the A, R-E, R-1 9, R-1 6, and R-2 zone districts are shown in Table 7.4.2-A (Single-Family and Two-Family Residential District Dimensional Standards).

Table 7.4.2-A Single-Family and Two-Family Residential District Dimensional Standards NOTE: Different standards in overlay districts supersede standards in this table.    DU = Dwelling Unit AC = Acre SF = Square Feet ADU = Accessory Dwelling Unit    ADU-I = Integrated ADU ADU-D = Detached ADU AFS = Accessory Family Suite
Zone District	A	R-E	R-1 9	R-1 6	R-2	R-4	R-5
Lot Standards
Residential density (maximum)	N/A	N/A	N/A	N/A	N/A	8 du/ac [6]	25 du/ac
Lot area (minimum)
Single-Family Detached	5 ac	20,000 sf	9,000 sf	6,000 sf	5,000 sf	5,000 sf	4,000 sf
Single-Family Attached	N/A	N/A	N/A	N/A	3,500 sf	3,000 sf	2,200 sf
Two-Family (Duplex)	N/A	N/A	N/A	N/A	7,000 sf	6,000 sf	6,000 sf
Multi-Family - one-story structure	N/A	N/A	N/A	N/A	N/A	2,500 sf per du	1,400 sf per du
Multi-Family - two-story structure	N/A	N/A	N/A	N/A	N/A	2,000 sf per du	1,100 sf per du
Multi-Family - three-story structure	N/A	N/A	N/A	N/A	N/A	1,500 sf per du	900 sf per du
Multi-Family - four-story structure	N/A	N/A	N/A	N/A	N/A	N/A	800 sf per du
Lot width (minimum)	200 ft	100 ft	75 ft	50 ft	50 ft	50 ft	50 ft
Lot Coverage
Maximum	N/A	30%	35%			45%	50%
Lots containing any building(s) equal to exceeding 18 ft in height	N/A	N/A	N/A	40%	40%	N/A	N/A
Lots containing only buildings less than 18 ft in height
5,000 - 6,500 sf lot	N/A	N/A	N/A	55%	55%	N/A	N/A
6,501 - 7,500 sf lot	N/A	N/A	N/A	50%	50%	N/A	N/A
7,501 - 8,500 sf lot	N/A	N/A	N/A	45%	45%	N/A	N/A
8,501+ sf lot	N/A	N/A	N/A	40%	40%	N/A	N/A
Setbacks
Front (minimum)	25 ft
House - General (from property line)		25 ft	25 ft	15 ft or average of two adjacent or nearest developed properties facing the same street frontage, whichever is less	10 ft or average of two adjacent or nearest developed properties facing the same street frontage, whichever is less	20 ft	20 ft
Garage - General (from back of sidewalk) [1]		20 ft	20 ft	20 ft	20 ft	20 ft	20 ft
House and Garage adjacent to collector, parkway, or arterial street (from property line) [2]		25 ft	25 ft	25 ft	25 ft	20 ft	20 ft
Side - Interior (minimum) [2] [3] [4]	10 ft	10 ft	5 ft; 15 ft combi ned both sides	5 ft	5 ft	5 ft.	5 ft.
Corner Lot - Side Street (minimum)	20 ft	20 ft	15 ft	15 ft	15 ft	15 ft	15 ft
Rear (minimum) [2] [5]	35 ft	25 ft
House and Attached Garage or Carport, General			20 ft	15 ft	15 ft	15 ft	15 ft
Detached Garage or Carport accessed from alley or rear access easement			5 ft	5 ft	5 ft	5 ft	5 ft
Height
Building height (maximum) [2]	35 ft	35 ft	35 ft	35 ft	35 ft	40 ft	50 ft
NOTES: [1]   Front Yard Carports shall comply with Subsection 7.3.304C (Carport or Garage, Accessory). [2]   A school, religious institution, and other places of public assembly permitted in the zone district may exceed the building height maximums if the side and rear setback requirements are increased by an additional foot for each foot that the height of the building exceeds the building height maximum. [3]   In districts with 5 ft. side setbacks, the side setback may be reduced to 3 ft. if Colorado Springs Utilities and the Stormwater Enterprise Manager determine that adequate utilities and drainage can be provided. [4]   5 ft. side setback does not apply where two permitted structures share a common wall. [5]   5 ft. rear setback applies to SFA/SFD/2F dwellings where parking is accessed from an alley and no driveway parking is provided on the lot. [6]   Applies only to multi-family residential.

 

   B.   Flex Residential Zone Districts: Dimensional standards for the R-Flex Low, R-Flex Medium, and R-Flex High zone districts are shown in Table 7.4.2-B (Flex Residential District Dimensional Standards).

Table 7.4.2-B Flex Residential District Dimensional Standards NOTE: Different standards in overlay districts supersede standards in this table DU = Dwelling Unit   SFD = Single-Family Detached DU               MF = Multi-family DU          SFA = Single-Family Attached DU      2F= Duplex       O = Other
Zone District	R-Flex Low Residential Uses [1]	R-Flex Medium Residential Uses [1]	R-Flex High Residential Uses [1]	R-Flex Low, Medium & High Non-Residential Uses [1]
Lot Standards
Residential density range of area included in Land Use Plan	Up to 6 du/ac	5 - 16 du/ac	15 - 30 du/ac	N/A
Lot area (minimum)	2,000 sf per du	1,500 sf per du	SFA/SFD/2F: 1,000 sf MF: N/A	N/A
Lot width (minimum)	25 ft per du	20 ft per du	SFA/SFD/2F: 16 ft per du MF: N/A	N/A
Setbacks
Front (minimum)
Structure - General	10 ft	10 ft.	SFA/SFD/2F: 10 ft. MF: 20 ft	Min: 5 ft Max: 20 ft
Street-loaded garage for SFA/SFD/2F	20 ft. from back of sidewalk [3]	20 ft. from back of sidewalk [3]	Not permitted	N/A
Side (minimum) [2]	Interior: 1 ft.; 6 ft. combined both sides; or 0 ft if attached	Interior: 1 ft.; 6 ft. combined both sides; or 0 ft if attached	SFA/SFD/2F: Interior: 1 ft.; 6 ft. combined both sides; or 0 ft if attached MF: 10 ft [3]	10 ft
Corner Lot - Side Street (minimum)	15 ft	15 ft	15 ft	20 ft
Rear (minimum) [3]	10 ft	10 ft	SFA/SFD/2F: 10 ft. MF: 20 ft. [3]	15 ft
Detached garage or carport	5 ft. from property line adjacent to the alley or from the edge of any access easement	5 ft. from property line adjacent to the alley or from the edge of any access easement	5 ft. from property line adjacent to the alley or from the edge of any access easement	N/A
Height
Building height (maximum) [2]	35 ft.	45 ft.	65 ft.	45 ft
Other
Front parking setback (minimum)	N/A	N/A	N/A	20 ft
NOTES: [1]   For residential uses, the standards apply as noted in the columns for the R-Flex Low, R-Flex Medium, and R-Flex High zone districts in the columns labeled "Residential Uses" for each district. For permitted or conditional non-residential uses in any of the R-Flex districts, the standards in the last column of this table shall apply. [2]   A hospital, school, religious institution, and other places of public assembly permitted in the zone district may exceed the building height maximums if the side and rear setback requirements are increased by an additional foot for each foot that the height of the building exceeds the building height maximum. [3]   Setbacks for MF apply only to the perimeter of the parcel/zone district boundary.

 

   C.   Mixed-Use Zone Districts: Dimensional standards for the OR, MX-N, MX-T, MX-M, MX-L, and MX-I zone districts are shown in Table 7.4.2-C (Mixed-Use District Dimensional Standards).

Table 7.4.2-C Mixed-Use District Dimensional Standards NOTE: Different standards in overlay districts supersede standards in this table.
Zone District	OR	MX-N	MX-T	MX-M	MX-L	MX-I [1]
District Standards
District area (minimum) [2]	N/A	N/A	N/A	2.5 ac	10 ac	N/A
Lot Standards
Lot area (minimum)	5,00 sf	N/A	[3]	N/A	N/A	N/A
Lot width (minimum)	50 ft	N/A	50 ft	N/A	N/A	N/A
Lot Coverage (maximum)	50%
Setbacks [6]
Front
Minimum	25 ft	5 ft	25 ft	20 ft	N/A	N/A
Maximum	N/A	20 ft	N/A	N/A or as stated in Development Plan	N/A	N/A
Side (minimum) [4]	5 ft	10 ft	5 ft	20 ft	N/A	20 ft
Corner Lot - Side Street (minimum) [4]	15 ft		15 ft		N/A	30 ft
Rear (minimum) [4]	20 ft	15 ft	25 ft	15 ft	N/A	20 ft
Height
Building height (maximum) [4] [5]	35 ft	45 ft	60 ft	50 ft	General : 65 ft Lot with arterial frontage: 85 ft	65 ft
Other
Front parking setback (minimum)	N/A	20 ft	N/A	20 ft	20 ft	20 ft
NOTES: [1]   For single-family detached dwellings, the dimensional standards of the R-1 6 zone district apply (see Table 7.4.2-A ). For two-family dwellings, the dimensional standards of the R-2 zone district apply (see Table 7.4.2-A ). For all other residential uses, the dimensional standards of the R-5 zone district apply (see Table 7.4.2-B ). [2]   Applies to land zoned into district after the Effective Date except for parcels adjacent to the zone. [3]   Minimum lot size is as follows: SFD: 5,000 sf; SFA: 3,500 sf per lot, 2F on 1 lot: 7,000 sf; MF: 1,000 sf of lot per DU for a one-story structure; 800 sf of lot per DU for a two-story structure; 700 sf of lot per DU for a three-story structure; and 600 sf of lot per DU for a four-story structure. There is no minimum lot size for nonresidential uses. [4]   A hospital, school, religious institution, and other places of public assembly permitted in the zone district may exceed the building height maximums if the side and rear setback requirements are increased by an additional foot for each foot that the height of the building exceeds the building height maximum. This shall not apply when adjacent to an Attached and Detached Single-Family and Two-Family Dwelling zoning or use. [5]   Height bonuses may be available in some zone districts pursuant to Subsection 7.4.202C.1 (Building Height). Regardless of any height bonus earned, if the property is adjacent to a lot in a Residential zone district or a PDZ district designated for residential use, where the maximum height is 35 feet or less, the maximum height of any portion of a building within 75 feet of the property line of the adjacent lot is 35 feet. [6]    Pursuant to Section 7.4.905 (Street Frontage and Street Trees), if the landscape setback is greater than the setback listed in this table, the landscape setback prevails.

 

   D.   Industrial, Public and Semi-Public, and Overlay Districts:

      1.   Dimensional Standards for the BP, LI, GI, and NNA-O zone districts are shown in Table 7.4.2-D (Industrial, Public and Semi-Public, and NNA-O District Dimensional Standards).

      2.   In the PF zone district and the APD zone district, there is no lot width minimum; all other development standards are determined by the review of the Land Use Plan or Development Plan, as applicable, at the time the district is established based on anticipated impacts of the facility.

      3.   In the PK zone district, all development standards are determined by a Park Master Plan approved by the Parks Board.

Table 7.4.2-D Industrial, Public and Semi-Public, and NNA-O District Dimensional Standards NOTE: Different standards in overlay districts supersede standards in this table. South: NNA South sector    Central: NNA Central sector     North: NNA North sector
Zone District	BP	LI	GI	NNA-O
				South	Central	North
District Standards
District area (minimum) [1]	10 ac	N/A	N/A	Per base zone district
Lot Standards
Lot area (minimum) [2]	N/A	N/A	[3]	Per base zone district
Lot width (minimum)	N/A	[3]	[3]
Setbacks [10]
Front (minimum)	20 ft [4]	20 ft	20 ft	0 - 15 ft [5]	15 - 80 ft [5]	15 - 60 ft [5]
Side (minimum) [6]	10 ft [4]	[7]	[7]	5 ft [8]	15 ft [8]	15 ft [8]
Corner Lot - Side Street (minimum) [6]	20 ft [4]	[7]	[7]	15 ft [8]	25 ft [8]	25 ft [8]
Rear (minimum) [6]	25 ft [4]	[7]	[7]	5 ft [8]	5 ft [8]	5 ft [8]
Adjacent to residential	100 ft [4]	[7]	[7]	N/A	N/A	N/A
Height
Building height (maximum) [6]	45 ft [9]	60 ft [9]	80 ft [9]	Per base zone district
Other
Front parking setback (minimum)	20 ft	[4]	20 ft [4]	Per base zone district
NOTES: [1]   Applies to land zoned into district after the Effective Date. Does not apply to additional land added to adjacent land already in the district after the Effective Date. [2]   Lot sizes may be established to accommodate only the proposed buildings if all of the required landscaping, parking, drive, and maneuvering areas are included in a commonly owned and maintained tract. In this case, the minimum lot area and minimum setbacks from the platted lot lines shall be determined in conjunction with the review of the Development Plan and all buildings must comply with the standard building setbacks measured from the periphery of the project boundaries. [3]   Development standards are determined by the review of the Land Use Plan or Development Plan, as applicable, at the time the district is established. [4]   Or as established in PIP-1, PIP-2, or Land Use Plan or Development Plan approved prior to the Effective Date. Listed setbacks only apply to property lines adjacent to public streets and to side and rear lines adjacent to properties in a different zone district, unless otherwise established in a Land Use Plan or Development Plan. [5]   Front setback build-to zone. [6]   A school, religious institution, and other places of public assembly permitted in the zone district may exceed the building height maximums if the side and rear setback requirements are increased by an additional foot for each foot that the height of the building exceeds the building height maximum. [7]   Minimum building and parking lot setbacks shall be determined by compliance with the landscape requirements in Article 7.4. [8]   Zero (0) foot setback is permitted if part of overall Land Use Plan or Development Plan. [9]   Height bonuses may apply subject to Subsection 7.4.202C.1 (Building Height). Regardless of any height incentives earned, if the lot is adjacent to a lot in a residential zone district or a lot designated for residential use in a PDZ district, the maximum height of any portion of a building within 75 feet of the property line of an adjacent lot is 35 feet. [10]    Pursuant to Section 7.4.905 (Street Frontage and Street Trees), if the landscape setback is greater than the setback listed in this table, the landscape setback prevails.

 

(Ord. 23-03)

7.4.202: INCENTIVES:

This Section 7.4.202 identifies two (2) different types of incentives that can be earned in all zone districts except the FBZ district when applications for development or redevelopment promote key planning goals from the Colorado Springs Comprehensive Plan. Incentives in the FBZ district are available pursuant to Subsection 7.2.307G (Regulatory Incentives). Applicants in zone districts other than the FBZ district that meet the standards in either Subsection A or Subsection B below are eligible to receive the incentives listed in Subsection C below.

   A.   Sustainability and Resilient Development Incentive:

      1.   Purpose: The purpose of this Subsection A is to implement the Colorado Springs Comprehensive Plan guidance to encourage development that is sustainable and resilient.

      2.   Eligibility: A project seeking the sustainable and resilient development incentives established in this Subsection A shall be located in a Mixed-Use or Industrial zone district and shall satisfy at least one (1) of the following two (2) options below:

         a.   Option 1: Demonstrate compliance with at least four (4) of the following six (6) criteria:

            (1)   Stormwater: The development site shall provide low impact development stormwater management by installing permanent infiltration or collection features (e.g., vegetated swale) or other green infrastructure measures that exceed the requirements of Step 1 in the Drainage Manual that can infiltrate eighty (80) percent of the water quality storage volume.

            (2)   Light Colored Hardscaping: At least eighty (80) percent of horizontal hardscaping materials shall be installed with a solar reflectance index (SRI) of twenty-nine (29) or greater.

            (3)   Covered Parking: At least sixty-five (65) percent of parking spaces shall be provided under a cover or roof that has a three- (3) year aged SRI of at least thirty-two (32) or is covered by energy generation systems, such as solar thermal collectors or photovoltaics. Parking calculations shall include all existing and new off-street parking spaces that are leased or owned by the project. Parking spaces within a parking structure shall count toward meeting this standard.

            (4)   Cool or Vegetated Roof: Provide a roof meeting the standards in Subsections (a), (b), or (c) below.

               (a)   Cool Roof: Install a cool roof on at least sixty-five (65) percent of the total roof surface using roofing materials that have an aged SRI equal to or greater than the values in Table 7.4.2-E. If aged SRI is not available, the roofing material shall have an initial SRI equal to or greater than the values in Table 7.4.2-E.

 

Table 7.4.2-E Minimum Solar Reflectance Index (SRI)
Roof Type	Slope	Initial SRI	Aged SRI
Low-sloped roof	≤ 2:12	82	64
Steep-sloped roof	> 2:12	30	32

 

               (b)    Vegetated Roof: Install a vegetated roof on at least sixty-five (65) percent of the total roof surface using native or adapted plant species.

               (c)    Combination Roof: Install a combination cool roof and vegetated roof with each portion meeting the applicable standards in Subsections (a) and (b) above and together covering at least sixty-five (65) percent of the roof surface.

            (5)   Solar Energy: Install on-site solar panels covering an area anywhere on the building or lot equal to fifty (50) percent of the total roof area of all primary buildings, or an area equal to an amount required to provide one hundred (100) percent of estimated annual average electricity used in all primary buildings, at the applicant's option. Other renewable energy devices may be used in place of on-site solar panels so long as evidence of equivalent electricity generation capacity is provided.

            (6)   Building Efficiency: Design the project to achieve improved building energy performance beyond the minimum required building code standards by demonstrating that the project qualifies for a minimum of fifteen (15) points from the LEED version 4.1 BD+C Optimize Energy Performance credit.

         b.   Option 2: Submit proof acceptable to the City that the project is being reviewed and expects to receive certification by the following verified third-party sustainability programs:

            (1)   Silver Certification by the U.S. Green Building Council (USGBC) Leadership in Energy and Environmental Design (LEED) rating system;

            (2)   Another verified third-party sustainability program producing equal or greater sustainability benefits as LEED Silver Certification, as determined by the Manager.

   B.   Transit-Oriented Development Incentives:

      1.   Purpose: The purpose of this Subsection B is to implement Colorado Springs Comprehensive Plan guidance to encourage transit use and transit-oriented development in Colorado Springs.

      2.   Eligibility:

         a.   The property shall be located in the MX-T, MX-M, MX-L, or MX-I zone district and shall be located within six hundred and sixty (660) feet of an arterial-arterial street intersection, an arterial-collector street intersection, or a collector-collector intersection.

         b.   At least one of the intersecting arterial or collector streets must have bus service or bus rapid transit service with a peak service frequency of twenty (20) minutes or less.

         c.   At least twenty-five (25) percent of the gross floor area of the building or development (including bonus height area) shall contain residential primary uses, and at least twenty-five (25) percent of the gross floor area of the building or development (including bonus height area) shall contain non-residential primary uses. If the development is to be built in phases, the Land Use Plan or Development Plan shall include a commitment to build at least this minimum mix of uses.

         d.   At least fifty (50) percent of the gross floor area in the development shall be located in primary structures on lots with frontage on the intersecting arterial or collector streets.

         e.   All primary structures on lots with frontage on the intersecting arterial or collector streets shall be built no further than twenty (20) feet from the front property line along at least seventy-five (75) percent of the lot frontage.

         f.   No surface parking lot may be located within twenty (20) feet of the intersecting arterial or collector streets.

         g.   Properties within the HP-O district or on the National Registry of Historic Properties are not eligible for this incentive.

   C.   Additional Allowances for Incentive Developments: For projects that satisfy either the Sustainable and Resilient Development standards in Subsection A above or the Transit-oriented Development incentives in Subsection B above, the following incentives are available.

      1.   Building Height:

         a.   The maximum height of the primary structure height shall be increased as follows.

            (1)   One (1) additional floor of building height, not to exceed twelve (12) feet, for projects in the MX-M zone district.

            (2)   Two (2) additional floors of building height, not to exceed twenty-four (24) feet, for projects in the MX-L or MX-I zone districts.

         b.   The two (2) incentives may not be combined to earn more than twelve (12) feet of additional height in the MX-T or MX-M zone district or more than twenty-four (24) feet of additional height in the MX-L or MX-I zone district.

         c.   The height incentive may not be used on any portion of a building within seventy-five (75) feet of the property line of an adjacent property as follows:

            (1)   For a property with a multi-family or non-residential land use, the height incentive may not be used on any portion of a building located within seventy-five (75) feet of any property line adjacent to a lot in the R-E, R-1 9, R-1 6, or R-2 zone districts or a lot designated for attached or detached single-family or two-family dwellings in a PDZ district.

            (2)   For a property in a Mixed-Use or Industrial zone district, the height incentive may not be used on any portion of a building located within seventy-five (75) feet of any property line adjacent to a lot in a residential zone district or a PDZ district that is developed with, or designated for development with, a residential use.

      2.   Parking: The number of required off-street parking spaces required by Part 7.4.10 (Parking and Loading), may be reduced by an additional ten (10) percent.

   D.   Incentive Procedure: The Manager shall determine whether an application complies with the requirements of this Section 7.4.202. If the Manager has confirmed that the application complies with the requirements for one (1) or more incentives under this Section, but the underlying application is subject to approval by the of the Planning Commission or City Council, the decision-making body shall consider the application through the applicable decision-making criteria in Article 7.5: Administration and Enforcement assuming that all approved incentives will be constructed, and shall not condition its approval on removing or limiting an earned incentive. (Ord. 23-03)

7.4.203: EXCEPTIONS AND ENCROACHMENTS:

   A.   Setback Exceptions: Every part of a required setback shall be unobstructed from ground level to the sky, except as shown in Table 7.4.2-E, but none of the listed exceptions shall authorize the encroachment of any development or structure across property lines or into a public right-of-way.

Table 7.4.2-E Authorized Exceptions to Setback Requirements
Type of Exception	Extent of Exception
Accessory structures or uses that are less than 200 square feet and less than 8 feet in height	Anywhere in rear yard and/or side yard but not into a recorded easement, unless the City has granted an easement encroachment.
Accessory structures or uses that are 200 square feet or larger	May not encroach into any setback required by Section 7.4.201 (General Dimensional Standards) except as required by Subsection 7.3.304A.1 (Required Setbacks).
Architectural features (cornice, eaves, belt course, sill canopy, or other similar features, not including a bay window or vertical projection)	Up to 30 inches but not closer than 2 feet to any property line.
Bay windows, window wells, and vertical projections from side wall plane	Permitted, but not closer than 2 feet from any property line.
Chimneys	Permitted up to 2 feet
Fences or walls	Permitted within a required setback if 7 feet or less in height rearward of front building façade, or 4 feet or less in height forward of front building façade, but not within a Site Distance Line, and does not block access to utility meter equipment.
Fire escape and stairway	Permitted, but not closer than 2 feet from any property line.
Flagpoles	Up to 3 permitted in front yard setback.
Little libraries or mailboxes	Permitted in street facing front or side yard, provided the base area of structure does not exceed 2 square feet.
Motor vehicle parking or storage	Permitted subject to all applicable requirements of this UDC, including without limitation restrictions on parking, circulation easements, landscaping, buffering, and screening.
Parking lot light pole	Except where adjacent to R-E, R-1 9, R-1 6, R-2, or R-Flex Low zone districts.
Recreational vehicle parking or storage	Must comply with Section 9.6.504 (Junk, Inoperable, Unlicensed, and Recreational Vehicles) of the City Code.
Stoops 20 square feet or less	Permitted in any front or side setback.
Uncovered decks and patios, which do not exceed 18 inches in height measured from the finished floor to any adjacent point of the existing grade	Permitted, but limited to 50% of each required side yard or rear yard area.

 

   B.   Height Exceptions:

      1.   No building or structure or part of a building or structure shall exceed the maximum building height within any zone district as shown in Tables 7.4.2-A through D, unless authorized in Table 7.4.2-F below or elsewhere in this UDC.

      2.   Building features that extend beyond the maximum building height pursuant to Table 7.4.2-F shall be designed or screened to minimize visibility from the R-E, R-1 9, R-1 6, R-2, and R-Flex Low zone districts, and from any portion of a PDZ district developed or designated for attached or detached single-family or two-family dwelling structures. Screening may not extend taller than the permitted exception to the maximum building height.

Table 7.4.2-F Authorized Exceptions to Height Requirements
Structure, Feature, or Use	Maximum Height and Conditions
Antennas used for reception of television, multi-channel video programming and radio such as OTARD antennas, television broadcast band antennas, and broadcast radio antennas	As determined by the Manager as necessary to comply with Federal Communications Commission regulations and guidance, provided that the height of the antenna structure may not exceed the distance of the antenna structure from the nearest property line to the base of the structure.
Chimneys, flues, vents, cupolas with a footprint of 36 square feet or less, parapet walls, and other similar features	May exceed the maximum height of the applicable zone district by 5 feet. Additional requirements and separations may be required if located within the WUI-O district.
Flagpoles	Maximum height of 45 feet or the height allowed in the zone district, whichever is greater.
Mechanical equipment such as vents, cooling towers, elevators and mechanical penthouses, and accessory water tanks	May exceed the maximum height of the applicable zone district by 5 feet.
Religious institution spires and towers and satellite dishes	May exceed the maximum height of the applicable zone district, provided the largest horizontal cross-section of the spire or tower does not exceed 5 percent of the footprint of the primary structure from which it rises.
Solar collector, accessory	In all Mixed-Use and Industrial zone districts, may exceed the maximum height of the applicable zone district by 5 feet. In all residential districts, may exceed the maximum height of the applicable zone district by 18 inches. For attached or detached single-family and two-family dwellings: 18 inches. For multifamily development, permitted nonresidential development in residential districts, and in Mixed-Use and Industrial zone districts, 5 feet.
Television or CB radio antennas and lightning protection systems	Excepted from all height limitations
Wireless Communication Facilities (WCF)	See Subsection 7.3.303H.1 (Wireless Communication Facility)

 

(Ord. 23-03)

PART 3 SUBDIVISION STANDARDS

SECTION:

7.4.301: General Provisions

7.4.302: Design Standards

7.4.303: Required Improvements

7.4.304: Street Improvements

7.4.305: Arterial Roadway Bridges

7.4.306: Assurances And Guarantees For Public Improvements

7.4.307: Park Land Dedications

7.4.308: School Site Dedications

7.4.309: Off-Street Bicycle Path Land Dedications

7.4.301: GENERAL PROVISIONS:

   A.   Purpose: The purpose of this Part 7.4.3 is to:

      1.   Promote the health, safety, convenience, and general welfare of the citizens of the City.

      2.   Set forth appropriate standards for subdivision design that will:

         a.   Encourage the development of sound, economical, stable neighborhoods and create a healthy living environment for the residents of the City, in conformance with the goals and policies of the Colorado Springs Comprehensive Plan.

         b.   Provide for lots of adequate size, configuration, and appropriate design for the purpose for which they are to be used and to accommodate the physical features of the site.

         c.   Promote design flexibility.

         d.   Provide for streets of adequate capacity and that with appropriate improvements will handle anticipated traffic flow.

         e.   Preserve the significant natural features and environmental quality of the City.

      3.   Set forth appropriate standards for utilities and services that will:

         a.   Provide an efficient, adequate, and economical supply of utilities and services to land proposed for development, in order to assure that governmental costs are minimized to the greatest extent possible.

         b.   Ensure that adequate stormwater infrastructure, sewage disposal, and other utilities, services, and improvements needed to serve the subdivision of land are provided. It is the developer's responsibility to ensure that an adequate stormwater outfall is provided for the site as determined by the Stormwater Enterprise Manager.

         c.   Provide for the undergrounding of all public utility lines up to thirty-five thousand (35,000) volts except as otherwise provided in Subsection 7.4.303C (Undergrounding of Utilities).

      4.   Assure the provision of adequate and safe circulation that will:

         a.   Ensure safe and effective emergency response.

         b.   Minimize traffic hazards through appropriate street design and provide for safe and convenient vehicular, bicycle, and pedestrian traffic circulation.

         c.   Provide for adequate vehicular access to adjacent properties and the subdivider's remaining holdings.

         d.   Assure that street rights-of-way are provided for in accord with the Major Thoroughfare Plan and Engineering Criteria.

         e.   Provide for safe and convenient pedestrian access throughout the community.

      5.   Assure adequate public facilities are provided that will:

         a.   Enhance the coordination of subdivision development with the provision of public facilities such as parks, recreation areas, trails, schools, utilities, and other types of community facilities.

         b.   Ensure that public facilities are provided in compliance with the Colorado Springs Comprehensive Plan.

         c.   Ensure adequate law enforcement and fire protection services.

      6.   Ensure the appropriate development of the community through the implementation of the goals and policies of the Colorado Springs Comprehensive Plan.

   B.   Territorial Limits of Regulations:

      1.   Area Inside City Limits: This UDC shall apply to all land located within the City limits.

      2.   Area Outside City Limits: All layouts of proposed subdivisions outside the City but within the territorial limits of any written agreement between the City and El Paso County shall be submitted to the City for recommendations relating to subdivision design, traffic, circulation, and the Colorado Springs Comprehensive Plan.

   C.   Compliance Required: No person shall subdivide any tract of land that is located within the City except in conformity with the provisions of this UDC, and jurisdiction under this Part 7.4.3 and those parts of Article 7.5 (Administration and Enforcement) addressing review and approval of proposed subdivisions shall also extend to and cover any major street plan adopted under the provisions of this UDC to the extent of the territorial limits established under the State statutes. (Ord. 23-03)

7.4.302: DESIGN STANDARDS:

   A.   Application: The design standards established in this Section 7.4.302 shall be applied by the Planning Commission or staff assigned to perform an administrative review in evaluating a proposed plat of subdivision.

   B.   Conformity with Colorado Springs Comprehensive Plan: The plat shall be consistent with the Colorado Springs Comprehensive Plan.

   C.   Remnants of Land: The plat shall not create parcels of land that do not meet the standards for a developable lot in the zone district where the property is located, unless those parcels are designated as "tracts" and adequate assurance is provided to incorporate the tracts into usable lots in future developments.

   D.   Block Standards: The layout of each block shall conform to sound subdivision design principles and the length, width, and shape shall comply with:

      1.   Requirements for lot size in the zone district where the property is located;

      2.   Any applicable overlay district requirements regarding avoidance of sensitive lands including those standards related to land near streams, floodplains, hillsides, and in the WUI-O district in Part 7.2.6 (Overlay Districts);

      3.   Applicable standards related to the provision of utilities, grading, erosion control, and stormwater, including without limitation those standards in Parts 7.4.6 (Grading and Erosion Control) and 7.4.7 (Stormwater) and the Engineering Criteria; and

      4.   The provision of safe and effective emergency responses as well as applicable standards for safe, convenient access and circulation for motor vehicles, bicycles, and pedestrians, including the standards for access and connectivity in Part 7.4.4 (Access and Connectivity) and the Engineering Criteria.

   E.   Lot Standards:

      1.   General: The size, shape, and orientation of lots shall be appropriate to the proposed subdivision location and to the type of development contemplated and shall conform to requirements of this Code, including without limitation the requirements for lots, access, and connectivity in the zone district in which the property is located.

      2.   City Limits Line: No lot shall be divided by a City limit line.

      3.   Access: Each lot in a new or replatted subdivision shall be provided with satisfactory access to a dedicated public street pursuant to the Engineering Criteria.

      4.   Double Frontage: Double frontage lots, other than corner lots, are not permitted unless approved by the Manager, Planning Commission, or City Council based on considerations of public safety, land use efficiency, or topographic constraints.

      5.   Flag Lots: Flag lots may be allowed where warranted by physical conditions of landform, existing lot pattern, or unusual size or shape of parcel(s). The narrow strip of land connecting the main portion of a flag lot to the street shall be not less than twenty (20) feet wide at any point and side lot utility easements not less than five (5) feet wide shall be provided adjacent to the flag lot lines. If five-(5) foot-wide public utility easements are not provided along side lot lines, the stem portion of the flag lot shall be not less than twenty-five (25) feet wide. The stem portion of the flag lot shall also provide for practical vehicular and utility access and allow for adequate utility service line separations and shall not be counted towards the minimum lot area requirement of the zone district.

   F.   Residential Lot Design Adjacent to Major Street: If a frontage road is not provided for a lot with an attached or detached single-family or two-family dwelling use fronting onto an expressway, freeway, or principal or minor arterial street, the subdivider shall cause the design of the subdivision to conform to one of the alternative design treatments stated below:

      1.   Lots adjacent to the expressway, freeway, or principal or minor arterial street shall have vehicular access from the existing or proposed alley adjacent to the rear lot line. Fire apparatus shall have vehicular access from the existing or proposed alley adjacent to the rear lot line subject to Colorado Springs Fire Code Official approval; or

      2.   Lots adjacent to the expressway, freeway, or principal or minor arterial street shall have vehicular access from the minor street adjacent to an approved double frontage lot. Fire apparatus shall have vehicular access from the existing or proposed alley adjacent to the rear lot line subject to Colorado Springs Fire Code Official approval.

   G.   Compact Lot Orientation: For Compact Lots, the following additional standards for lot orientation and related pedestrian access shall apply:

      1.   Greenway Oriented Units:

         a.   Greenway Oriented Units shall be oriented to have primary pedestrian access off of a courtyard or green space, with the entry façade oriented to the courtyard or green space. Pedestrian connections shall be provided through the greenway to provide access to parking and the street system.

         b.   Spacing between dwelling units shall be a minimum of thirty (30) feet.

      2.   Street Oriented Units: Street Oriented Units shall be oriented to have primary pedestrian access off of the adjacent private or public residential street or alley.

   H.   Easements:

      1.   Utility Easements:

         a.   Utility easements shall be provided and shall not less than five (5) feet wide on both sides of all side lot lines and seven (7) feet wide on both sides of all rear lot lines

         b.   Where the right-of-way is fifty (50) feet or less in width, a five (5) foot wide utility easement shall also be provided adjacent to the right-of-way;

         c.   The standards in subsections 1.a and 1.b may be adjusted by the Colorado Springs Utilities Chief Executive Officer, City Engineer, or the Manager.

         d.   All required public drainage, public utility, and other public improvement easements shall be placed on the Final Plat prior to recording.

      2.   Drainage Easements: All existing and, to the maximum extent feasible, proposed drainage easements for stormwater infrastructure/conveyance shall be placed on the Final Plat and so marked prior to recording. Further, private drainage easements shall be marked "private drainage easements" on the plat, or a statement shall be placed on the Final Plat that the City is not responsible for the maintenance of said easements, prior to recording.

      3.   Combined Easement for Utilities and Drainage: Easements proposed for both utilities and stormwater shall be at least seven (7) feet wide on rear lot lines and the joint purposes of the easement shall be designated on the Final Plat prior to recording.

      4.   Access and Parking Easements: All required common access, ingress/egress, and parking easements shall be shown on the Final Plat and indicated whether public or private.

      5.   Maintenance of Easements: Except as otherwise provided by plat note or as provided in any easement granted to the City by separate instrument, the property owner shall be responsible for the maintenance of all easements granted or dedicated to the City, and all easements granted or dedicated to the City on behalf of its enterprise, Colorado Springs Utilities, or for public utilities.

   I.   Railroad Rights-of-way: Where a subdivision adjoins a railroad right-of-way, space for grade separations, buffer strips, and other protective treatments along the right-of-way shall be provided as required by the City to protect public health and safety and to mitigate adverse impacts from the railroad on nearby properties. Spaces or treatments required by the City for these purposes may exceed those required property setbacks in the zone district where the property is located, and may exceed landscaping, screening, and buffering otherwise required by Part 7.4.9 (Landscaping and Green Space).

   J.   Lots Requiring Smoke Alarms or Sprinklers:

      1.   A monitored smoke alarm system or a sprinkler system shall be required for all new homes on lots with lot lines that are more than six hundred (600) feet from the entrance of a cul-de-sac or lots for which the only vehicle access is a road with grades in excess of ten (10) percent. This requirement shall not apply to Subdivision Plats recorded prior to March 24, 1981, or to subdivisions for which a Development Plan was approved prior to April 1, 1993.

      2.   Development in the WUI-O district is also subject to the requirements of Subsection 7.2.604B (Compliance with Fire Prevention Code and Standards Required).

      3.   Each lot meeting the criteria of Subsections 1 or 2 above shall be identified on the Subdivision Plat. (Ord. 23-03)

7.4.303: REQUIRED IMPROVEMENTS:

   A.   Requirement to Install and Complete Improvements: The improvements required in Subsection B below shall be constructed and installed by the subdivider prior to the final approval of the final Subdivision Plat. In advance of the completion or installation of such improvements, the subdivider shall provide acceptable assurance to secure to the City the actual construction or installation of the improvements within such period as shall be determined by the City Engineer, Stormwater Enterprise Manager, or Colorado Springs Utilities Chief Executive Officer based on considerations of public safety. Any required assurance shall be in an amount adequate to cover the cost of constructing or installing the required improvements as determined by the City Engineer, Stormwater Enterprise Manager, or Colorado Springs Utilities Chief Executive Officer.

   B.   Required Improvements: The following improvements shall be provided by the subdivider:

      1.   Street Improvements and Streetlights: The subdivider shall pay for the installation and construction of all required street improvements, pursuant to Section 7.4.304 (Street Improvements), the Code of Ordinances, and the regulations of Colorado Springs Utilities related to required easements in streets. In addition, the subdivider shall pay for costs associated with the installation and construction of all necessary streetlights as required by Colorado Springs Utilities regulations and this Code regarding the installation of streetlights. Required streetlights are included in the term street improvements.

      2.   Electric, Gas, Water, Wastewater, and Stormwater Systems: The subdivider shall pay for the design, installation, and construction of all the required electric, gas, water, wastewater, and stormwater systems necessary to serve the development in compliance with this UDC, this Code, the most recent version of the Colorado Springs Utilities Gas, Electric, Water and Wastewater Line Extension and Service Standard, the Engineering Criteria, and the rules and regulations of Colorado Springs Utilities and the Stormwater Enterprise. The Sections of the Code of Ordinances and this UDC regulating the installation and extension of water and wastewater lines are as follows:

         a.   Wastewater, Water Lines, When May Be Laid: Chapter 12, Article 5 of this Code.

         b.   Wastewater Permits And Connection Charges: Chapter 12, Article 5 of this Code.

         c.   Taps, Service Lines And Use Of Water: Chapter 12, Article 4 of this Code.

         d.   Stormwater Improvements: As required under Section 7.4.701 (Stormwater Requirements).

         e.   Application for Gas & Electric Line Extension: Colorado Springs Utilities Electric Line Extension & Service Standards.

      3.   Right-of-way and Public Utility/Drainage Easements Stabilization: Stabilization of land within the right-of-way or within any public utility/drainage easement is required to the extent deemed necessary by the City Engineer and consistent with any requirements of the zone district, this UDC, and the Engineering Criteria. Prior to the final acceptance of any improvements within the right-of-way or public utility/drainage easement, the City Engineer and Stormwater Enterprise Manager shall be satisfied that no existing or potential erosion problems exist within the right-of-way, public utility/drainage easement, or on land adjacent to such right-of-way or easement that could affect the stability of the right-of-way. The subdivider shall guarantee such right-of-way and easement stabilization for a period of two (2) years from the date of probationary acceptance, and shall provide assurance acceptable to the City in an amount equal to ten (10) percent of the cost of the work as part of such guarantee. For channel improvements, the assurance will remain at one hundred (100) percent of the cost of the work during the two (2) year period following probationary acceptance. During the two (2) year warranty period, once the subdivider has achieved final acceptance, the continued maintenance of the area shall be the responsibility of the owners of the property within easements and adjacent to the right-of-way or as outlined in separate maintenance agreements acceptable to the City.

      4.   Permanent Survey Monuments, Range Points and Lot Pins: As required by State law.

   C.   Undergrounding of Utilities: Telephone lines, electric lines up to thirty-five thousand (35,000) volts, and other similar utility services shall be placed underground. Transformer, switching boxes, terminal boxes, meter cabinets, pedestals, ducts, and other facilities necessarily appurtenant to such underground utilities may be placed aboveground. The provisions of this Subsection 7.4.303C (Undergrounding of Utilities) shall not apply to existing facilities or to any Preliminary, Preliminary and Final, or Final Plat that was approved by the Planning Commission prior to March 25, 1996.

   D.   Approval of Septic Tanks: In areas where public wastewater systems are not accessible, individual wastewater disposal systems may be installed only after the approval of the Colorado Springs Utilities Chief Executive Officer in accord with this Part 7.4.3 (Subdivision Standards).

   E.   Time Delay for Installation of Public Improvements:

      1.   Subdividers who desire to delay the installation of public improvements required by this Section 7.4.303 shall submit to the City Engineer, a request for a time delay of the installation of public improvements. The City Engineer, with concurrence from the Colorado Springs Utilities Chief Executive Officer and Stormwater Enterprise Manager as appropriate, shall review and either approve or disapprove the request based on considerations of public safety and limiting financial risks to the City.

      2.   If the request is approved, the City Engineer, with concurrence from the Colorado Springs Utilities Chief Executive Officer and Stormwater Enterprise Manager as appropriate, shall require the subdivider to execute an agreement for the delay of installation of public improvements, and such agreement shall be recorded.

      3.   If the request is denied, the subdivider may appeal to the Planning Commission in the same manner as a request for a waiver for the installation of public improvements pursuant to Section 7.5.524 (Administrative Adjustment) The Planning Commission shall treat such appeal as a request for action on a request for time delay for the installation of public improvements not as a request for a waiver for the installations of public improvements.

   F.   Actual Construction of Improvements: No construction of subdivision improvements shall be started until the improvement plan for the entire area covered by the Final Plat has been approved by the City Engineer, with concurrence from the Colorado Springs Utilities Chief Executive Officer and Stormwater Enterprise Manager as appropriate. After the improvement plans have been filed, and the approval of the City Engineer, with concurrence from the Colorado Springs Utilities Chief Executive Officer and Stormwater Enterprise Manager as appropriate, has been obtained, the subdivider shall construct the required improvements subject to obtaining the required permits from the City Engineer and Colorado Springs Utilities (for wastewater and water systems).

   G.   Acceptance of Improvements: All required subdivision improvements, as specified in this Section 7.4.303 and other applicable City ordinances and regulations, shall be fully constructed by the subdivider and approved by the City Engineer, Stormwater Enterprise Manager, and Colorado Springs Utilities Chief Executive Officer, and a written notice of approval shall be transmitted to the subdivider. The approval of the improvements by the City shall be contingent upon the subdivider guaranteeing and being responsible for any defects of the improvements for a two (2) year period after written acceptance by the City, pursuant to Section 7.4.306 (Assurances and Guarantees for Public Improvements). (Ord. 23-03)