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This Part 7.4.4 is intended to implement the policy of the City that:
A. Streets shall be planned, located, constructed, named, and numerically addressed to promote the health, welfare, and safety of the public. Streets in the City shall provide for ease of vehicle, bicycle, pedestrian, emergency response, and public transit circulation and the lessening of traffic congestion. Streets shall be designated and constructed to provide for safe and convenient resolution of potential conflicts between alternative modes of transportation.
B. Major streets shall provide for the rapid and relatively unimpeded movement of vehicular traffic throughout the City, while still accommodating safe and convenient movement of pedestrians on the City's arterial streets, and major streets shall be located so as to provide access to major land use or activity centers in the City.
C. Minor streets shall provide safe and convenient vehicle, bicycle, and pedestrian access to all property in the City. (Ord. 23-03)
A. Compliance with Life Safety Regulations: In addition to all other provisions of this Part 7.4.4, all developments shall comply with all applicable regulations and standards for fire protection, emergency vehicle access, and life safety adopted by the City, including without limitation those that may limit the number of residential dwelling units relying on a limited number of vehicle access points. If there is a conflict between the requirements of this Section and life safety or engineering standards, the Manager in consultation with the Public Works Director and managers of affected Departments shall determine which standard shall apply.
B. Americans with Disabilities Act:
1. Compliance with the Americans with Disabilities Act ("ADA") and other Federal and State accessibility laws is the sole responsibility of the property owner. Therefore, compliance with this Code does not assure compliance with the ADA or any other federal or state accessibility laws or any regulations or guidelines enacted or established under or with respect to such laws. The City of Colorado Springs is not responsible for enforcement of the ADA or any other federal or state accessibility laws.
2. The following note shall be added to all Development Plans prior to approval:
"The parties responsible for this plan have familiarized themselves with all current accessibility criteria and specifications and the proposed plan reflects all site elements required by the applicable ADA design standards and guidelines as published by the United States Department of Justice. Approval of this plan by the City of Colorado Springs does not assure compliance with the ADA or any other Federal or State accessibility laws or any regulations or guidelines enacted or established under or with respect to such laws. Sole responsibility for compliance with Federal and State accessibility laws lies with the property owner."
3. Each Development Plan submitted to the City of Colorado Springs shall illustrate the provision of ADA accessible routes in accord with the applicable ADA design standards and guidelines as published by the United States Department of Justice with clearly identified corridors reflected on the site Development Plan, as applicable. (Ord. 23-03)
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)
The following standards apply to the layout and design of Development Plans for development on approved subdivision lots after the Effective Date.
A. Multi-family Development and Mixed-Use and Business Park Districts: The following standards apply to all multi-family development and to all development in Mixed-Use zone districts and the BP zone district, and to PDZs containing multi-family, mixed-use, or business park development approved after the Effective Date.
1. Vehicle Connectivity: Internal streets or driveways shall be located between multiple buildings and parking areas on a single lot or on adjacent lots included in a Development Plan, or to break up large parcels into smaller, internal "blocks," and to avoid the need to use adjacent arterial or collector streets to move between different buildings or areas of the development site. Such connections shall:
a. Create internal "blocks" for which the perimeter of each "block" created by internal streets and external streets is no greater than two thousand, six hundred forty (2,640) feet.
b. Include a driving surface at least sixteen (16) feet wide if designed for two-way traffic, and eight (8) feet wide if designed and signed for one-way traffic. Where intended to be used as a fire apparatus access road, they shall also meet the requirements of the Fire Code Official for such roads.
2. Vehicle Access: Vehicular access lots located on arterial streets shall provide site access meeting the requirements below and the Engineering Criteria.
a. Curb cuts shall be located pursuant to the guidelines of the Engineering Criteria, and no more than the required number of curb cuts shall be used. For redevelopment sites, existing curb cuts are encouraged to be combined and may be used if approved by the City Traffic Engineer.
b. Vehicle entrances and exits shall be located a minimum distance from any intersecting right-of-way pursuant to guidelines of the Engineering Criteria.
c. Vehicle entrances and exits shall be located at least five (5) feet from any side property line adjacent to a Residential zone district containing a single-family and duplex residential development, and shall be located at least twenty (20) feet from any side property line adjacent to any other type of development, except where it is possible to provide one shared access point to serve the adjacent property on the other side of that property line.
d. Primary access points shall not require traffic entering or leaving the site to use local 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 single-family detached dwellings or two-family dwellings to the maximum extent feasible.
3. Pedestrian and Bicycle Access and Connectivity:
a. Required Pedestrian Connections: The following pedestrian connections are required, shall be constructed in accordance with the standards in Subsection b below, and shall support the bicycle connections required in Subsection c below to the maximum extent feasible, as determined by the Manager.
(1) Between Main Entry and Public Sidewalk: Each development shall provide a safe, convenient, and accessible pedestrian connection from the main entrance of a building to a public sidewalk or internal walkway that connects to a public sidewalk.
(2) To Adjoining Streets: Each development shall provide pedestrian connections between internal and perimeter sidewalks at a maximum of one thousand (1,000) feet along the perimeter street (i.e. pedestrians along the perimeter sidewalks shall be able to find a sidewalk connection into the internal sidewalk system without walking more than one thousand (1,000) feet along the perimeter of such a site.), or as approved by the Manager.
(3) Between Multiple Primary Buildings on a Site: Development containing more than one primary building shall provide walkways that connect the principal entrances of all primary buildings.
(4) To Adjacent Development: Perimeter sidewalks and internal walkways shall align and connect with any perimeter sidewalks and internal walkways on adjacent properties that extend to the boundary of such properties, to the maximum extent feasible.
(5) To Transit Stops: Development within two hundred (200) feet of a transit stop shall provide walkways that connect the on-site pedestrian circulation system to the transit stop, or to a public sidewalk that connects to the transit stop, along a reasonably direct route, or as approved by the Manager.
(6) Through Large Parking Lots: Each parking lot containing one hundred (100) or more parking spaces, any of which are located more than three hundred and thirty (330) feet from the front façade of a building, shall contain walkways designed to allow pedestrians to access the front door of the primary building without the need to walk through parking areas and minimizing the need to cross driving lanes, or as approved by the Manager. See figure below.
b. Standards for Pedestria n Connecti ons:
(1) Walkway s shall be a minimum of five (5) feet wide.
(2) When a lot is adjacent to a public open space that includes existing or planned trails, a direct pedestrian connection at least six (6) feet wide from the development to the existing or planned trail shall be provided.
(3) In a parking lot containing fifty (50) or more spaces, at each point where a sidewalk must cross a parking lot, internal street, or driveway to make a required connection, the crossing shall be clearly marked using one of these methods:
(a) Changing material, patterns, or paving color;
(b) Painting a distinctive color;
(c) Changing paving height;
(d) Decorative bollards or planters;
(e) Raised median walkways with landscaped buffers;
(f) Stamped or stained concrete; or
(g) As otherwise approved by the Manager.
c. Bicycle Connections: On-site bicycle accesses that connect the on-site circulation system to existing or proposed streets, to bicycle connections, and to driveways open to the public that on adjacent properties shall be provided to the maximum extent feasible.
B. LI and GI Zone Districts: The following standards apply to development in the LI and GI zone districts approved after the Effective Date.
1. In Development Plans and that include primarily industrial uses, the street layout shall generally align with the arterial and collector street system to the maximum extent feasible.
2. Shared internal roadways and defined truck routes that avoid conflicts with primarily residential and commercial use areas shall be included to the maximum extent feasible.
3. Where an LI or GI zone district occurs along an arterial street frontage and residential use areas are located across the arterial street, entries serving the LI or GI zone district shall be placed out of alignment with entries to residential use areas.
4. No curb cut sized or designed for site access into an LI or GI zone district by a semi-truck tractor or trailer, or for site access by a commercial vehicle, trailer, or bus exceeding six thousand (6,000) pounds empty weight, shall be permitted on streets that separate R-E, R-1 9, R-1 6, R-2, or R-Flex Low zone districts from the LI or GI zone district.
5. Access and circulation shall be designed so that loading docks and loading dock doors are internally oriented and are shared with adjacent industrial development in order to consolidate and minimize street access points, to the maximum extent feasible. (Ord. 23-03)
The purpose of this Part 7.4.5 is to identify geologic conditions that may pose hazards to a land development project in order that avoidance or appropriate mitigation techniques are implemented. The types of geologic hazards to be identified shall include but not be limited to the following: expansive or compressible soils and bedrock and steeply dipping bedrock; unstable or potentially unstable slopes; landslide areas or potential landslide areas; debris flow and debris fans; rockfall areas; faults; areas of possible subsidence (areas of abandoned mining activity); shallow water tables; groundwater springs; flood prone areas; and landfills and areas of uncontrolled and undocumented fill. (Ord. 23-03)
A. A Geologic Hazard Study shall be required in conjunction with the City's review of the following type of applications or hazard areas:
1. An application where any portion of the land is within the HS-O district, the SS-O district, or a 100-year floodplain;
2. An application where any portion of the land is within Potential Landslide Susceptibility and Mine Subsidence areas on maps published by the Colorado Geological Survey; or
3. An application where the owner, applicant, or City staff are aware that the land contains any of the following:
a. Existing or proposed slopes exceeding thirty-three (33) percent or that are otherwise unstable or potentially unstable;
b. Underground mining or subsidence activity;
c. A history of a landfill or uncontrolled or undocumented fill activity; or
d. Other geologic hazards that pose a risk to the proposed project development on land with seismicity, collapsible or compressible soils, shallow water table or springs, steeply dipping bedrock, expansive soils, or expansive bedrock that cannot be mitigated with standard foundation design/construction practices.
B. If required by Subsection A above, a Geologic Hazard Study shall be required in conjunction with the City's review of the following type of applications:
1. Rezoning requests when the Manager or City Engineer determine that a potential a geological hazard is present;
2. New or updated Land Use Plans;
3. Final Plats when a geologic hazard study for the property has not previously been reviewed by the City or if assumptions and recommendations that were in place at the time a previously accepted geological hazard study are no longer valid;
4. Development Plans (including expired Development Plans which are being reinstated) are required to submit a Geologic Hazard Study. If a previous Geologic Hazard Study was submitted with a Development Plan, but the Study was based on assumptions and recommendations that are no longer valid a new Geologic Hazard Study is required with the Development Plan submittal; and
5. Public improvement construction drawings.
C. The City Engineer may request a site-specific Geologic Hazard Study in conjunction with a Building Permit for a new, reconstruction, or an expansion of the building footprint or deck where no previous Geologic Hazard Study has been reviewed by the City as part of the zone change, Development Plan, or Final Plat if one of the following conditions apply:
1. Changes in drainage pattern or water flow in an area of landslide susceptibility; or
2. Excavation or vertical penetration greater than three (3) feet in depth on existing slope of fifteen (15) percent grade or steeper.
D. A Geological Hazard Study is not required in the following situations:
1. Replats of previous subdivisions in which buildings exist on the proposed lots and no new structures (not including fences) or new building sites are being created; or
2. Development Plans that do not propose new building(s) or additions to existing building(s) and no significant grading is to occur on site.
E. Where subdivision plats do not propose new building sites, the Manager and City Engineer may allow the Geologic Hazard Study to be delayed until the submittal of the Development Plan if the subdivision plat was submitted in conjunction with a Land Use Plan and the Geologic Hazard Report was determined by City Engineering staff not to be needed at time of Land Use Plan.
F. Geologic Hazard Waivers:
1. The requirement for a Geologic Hazard Study may be waived if the following conditions exist:
a. Land Use Plans, Development Plans, or subdivision plats for which Geologic Hazard Studies have been previously prepared and reviewed and which are still considered by the City Engineer as relevant. The City Engineer may request a validation letter for previously approved geologic hazard report or may require a new Geologic Hazard Study; and
b. A geologic hazard waiver is approved for development proposals for sites that do not exhibit characteristics listed within Subsection A.3 above.
2. To obtain a waiver, the applicant shall submit a waiver request, which states the project meets the above noted criteria, and is prepared by a professional geologist or geotechnical engineer, who meets the qualifications listed in Section 7.4.503 (Preparation of Geological Studies and Report Guidelines) below. (Ord. 23-03)
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