The following standards apply to the layout and design of subdivisions approved after the Effective Date, including all streets whether public or private.
A. Street System: Design and development of the street system in a Subdivision Plat shall conform to the requirements of this Section 7.4.403. Whenever a tract shown on a Subdivision Plat includes or is adjacent to a major street designated on the Major Thoroughfare Plan, that section of the major street shall be dedicated and constructed in the location and at the width indicated on the plan.
B. Street Layout:
1. External Access:
a. All subdivisions shall provide vehicular access to the street system outside the subdivision in accordance with the table below unless the exemptions in Subsection b below apply.
Minimum Subdivision Access Points | |||
Development Type and Size
| |||
Residential, Structures with One to Four Units | Residential, Structures with Five or More Units, Up to Three Stories | All Other Uses | Minimum Number of Vehicle Access Points |
Fewer than 40 units | Fewer than 80 units | Fewer than 5 acres | 1 |
More than 40 units | More than 80 units | More than 5 acres | 2 |
b. The Manager, City Engineer, and Fire Department may approve a subdivision with fewer access points than required in Subsection a above if the applicant demonstrates one (1) of the following:
(1) The provision of additional vehicular access points is not possible due to existing lot configurations, the absence of connecting streets, or environmental or topographical constraints;
(2) CDOT or another non-City jurisdiction will not authorize additional access points and there is no reasonable alternative that avoids the use of the CDOT or other non-City roads on which access is limited;
(3) Alternative access can be provided in a manner acceptable to the City that provides adequate vehicular circulation and is supported by a traffic impact study acceptable to the City; or
(4) All units are provided with an approved fire sprinkler system.
2. Future Streets: The street system shall be designed to align with and continue existing or proposed streets in adjacent lands, where the adjoining lands are developed and have rights-of-way dedicated or reserved for such connections, or where proposed roads to the adjacent lands are included on a Land Use Plan, the Colorado Springs Comprehensive Plan, or another plan approved by City Council. All such streets shall be of equal width in right-of-way and in street section with the existing or planned streets on the adjacent lands with which they align.
C. Street Design:
1. Basic Street Design: Except in cases where the Major Thoroughfare Plan, Land Use Plan, or a plan adopted by City Council line specifies a greater or lesser width as a minimum, the minimum right-of-way, roadway, planter strip, sidewalk and pedestrian way widths shall comply with the standards in the Engineering Criteria.
a. On-Street Bicycle Routes: All streets designated by the Bicycle Master Plan or the Parks Master Plan as on-street bicycle routes shall be designed as indicated in the Engineering Criteria or pursuant to the direction of the City Engineer. The subdivider shall include with the Development Plan a master facilities plan to the Manager, City Engineer, Stormwater Enterprise Manager, and Colorado Springs Utilities Chief Executive Officer for review. The master facilities plan shall show the placement and size of all public facilities including curb, gutter, sidewalks, pavement, utility lines, and stormwater facilities and easements, and shall be approved by the Manager and City Engineer and/or Colorado Springs Utilities Chief Executive Officer.
b. Off-Street Bicycle Paths Located Adjacent to Arterial Streets: Where bicycle paths are to be located adjacent to arterial streets, as shown by the Bicycle Master Plan or the Parks Master Plan, the street right-of-way, bike path, and planter strip dimensions shall be designed as indicated in the Engineering Criteria or pursuant to the direction of the City Traffic Engineer. The subdivider shall submit a master facilities plan to the Manager, City Engineer, Stormwater Enterprise Manager, and Colorado Springs Utilities Chief Executive Officer for review. The master facilities plan shall show the placement and size of all public facilities including curb, gutter, sidewalks, pavement, utility lines, and stormwater facilities and easements, and shall require approval by the Manager and the City Engineer, Stormwater Enterprise Manager, and/or Colorado Springs Utilities Chief Executive Officer.
2. Frequency of Street Intersections and Visibility: Street intersections shall be at right angles or as nearly so as topography and other limiting factors of good design will permit. "T" or "cross" intersections shall be used wherever possible and intersections designed on a curve shall not be allowed except when topography or other limiting factors warrant. Frequency of intersections shall be as outlined in this Part 7.4.4, as applicable, and in the Engineering Criteria.
3. Cul-De-Sacs:
a. The maximum length of the cul-de-sac shall allow for effective fire protection in the event the entrance to the cul-de-sac is wholly or partially blocked, and for efficient provision of utilities. The Development Plan shall not include any cul-de-sac over seven hundred and fifty (750) feet in length, as measured from the curb line at the farthest end of the cul-de-sac to the centerline of the through street to which it connects, unless the applicant obtains approval of the Fire Code Official and City Engineer and/or Colorado Springs Utilities Chief Executive Officer in conjunction with the review of the Development Plan.
b. Whenever a cul-de-sac over five hundred (500) feet is provided, a pedestrian access or public utility easement at least twenty (20) feet in width shall be provided where feasible based upon site or topography conditions between the cul-de-sac head or street turnaround and the sidewalk system of the closest adjacent street or walkway to encourage neighborhood connectivity.
4. Half Streets: Half streets or portions of a street are prohibited unless specifically approved by City Engineering.
5. Alleys: Where provided, alleys shall be fully improved to the specifications of the Engineering Criteria, shall contain a right-of-way width of at least twenty (20) feet, and shall be certified by the City Engineer as meeting such design specifications. Where alleys are intended to be used as a fire apparatus access road, they shall also meet the requirements of the Fire Code Official for such roads.
6. Grades: Grades shall be as prescribed in the Engineering Criteria.
7. Curves: Minimum horizontal and vertical curves shall be as prescribed in the Engineering Criteria.
8. Temporary Dead End Streets: On stub end streets designed to provide future connection with adjoining unsubdivided areas, there shall be provided a temporary turnaround at the stub end or a temporary connection to another street if required by the City Engineer or Fire Code Official. If such a provision is required, the design for such stub end or connecting street shall be approved by the City Engineer and Fire Code Official.
9. Vehicle Access: Access from arterial streets into a residential development shall meet the requirements of the table below.
Residential District Access Standards | |
A | All residential units and associated parking spaces shall have direct vehicular access from a public street or alley or private street. Where alleys are intended to be used as a fire apparatus access road, they shall also meet the requirements of the Fire Code Official for such roads. |
B | Vehicular access shall be from local or collector streets only, except that R-5 or R-Flex High districts may have curb cuts from an arterial street if the City Traffic Engineer determines the access is safe as supported by a traffic study. |
C | Vehicular access to multifamily developments shall be oriented toward local or collector streets serving Mixed-Use and Industrial zone districts, rather than local or other streets that serve the R-E, R-1 9, R-1 6, R-2, or R-Flex Low zone districts or that serve approved PDZs containing predominantly attached and detached single-family and two-family dwellings. |
D. Sidewalks and Pedestrian Curb Ramps: The following standards shall apply to the installation of curbs, sidewalks, pedestrian walkways, and curb ramps. Additional standards related to pedestrian ways may apply.
1. Sidewalks, Accessways, and Pedestrian Walkways:
a. Sidewalks shall be required on both sides of all City streets as provided below and shall comply with the following standards:
(1) In residential developments that are not zoned PDZ and that have a density of two (2) dwelling units per acre or less, sidewalks are required on both sides of all public and private streets.
(2) In PDZ residential developments, sidewalks shall be required on both sides of all public and private streets.
b. Notwithstanding Subsections (1) and (2) above, sidewalks shall be required adjacent to all developed parks and schools. Where a sidewalk is not required, an ADA-compliant Pedestrian Accessible Route must be identified and may be required to include curb ramps, sidewalks, walkways, and other compliant infrastructure.
c. All sidewalks shall comply with the following standards:
(1) Sidewalks shall be constructed in accord with Engineering Criteria, subject to modification by the City Engineer based on topography or site conditions.
(2) All required sidewalks and pedestrian walkways shall be installed at or before the time of issuance of any Certificate of Occupancy for an adjacent property. The Certificate of Occupancy will be withheld until all sidewalks are completed.
(3) If required sidewalks or pedestrian walkways have not been installed at the time of issuance of the Certificate of Occupancy due to inclement weather or another reasonable delay approved by the City Engineer, then an acceptable assurance pursuant to Section 7.4.306 (Assurances and Guarantees for Public Improvements) shall be placed on file with the City Engineer prior to final inspection and issuance of the Certificate of Occupancy. The City will release assurances upon inspection and acceptance of the sidewalks.
2. Accessways: In the MX-M, MX-L, and MX-I zone districts, accessways that accommodate bicycles, pedestrians, and other non-motorized access and that are open to the public shall be required through and near the middle of any block that is longer than six hundred (600) feet, as measured from the near side right-of-way line of the subject street to the near side right-of-way line of the adjacent street on the opposite side of the block. Accessways shall not be required if the applicant demonstrates there is no appropriate destination at the other end (e.g., the accessway would terminate at a lake). Where required, these accessways:
a. Shall be a minimum of fourteen (14) feet in width;
b. May use an alley for a portion of the through connection; and
c. Shall terminate at public sidewalks or other spaces accessible to the public.
3. Curb Ramps:
a. All new development requiring sidewalks shall provide adequate and reasonable access for the safe and convenient movement of physically handicapped persons as required by the Americans with Disabilities Act.
b. Curb ramps shall be constructed at all pedestrian crosswalks at all intersections in conjunction with the construction of the new street, or if street curbs exist, the curb (curb and gutter) shall be removed and a ramp installed.
c. Limiting conditions or safety concerns such as physical constraints, limited sight visibility, steep grades, drainage problems with a potential for property damage or undesirable crosswalk locations, as determined by the City Engineer, may necessitate the exclusion of a pedestrian ramp. Where such conditions exist, the City Engineer may grant a waiver for such locations after written request is received detailing the request and appropriate limiting conditions or problems. (Ord. 23-03)