6-408 Subdivision Design Criteria | Telluride Land Use Code

Section 6-408 Subdivision Design Criteria

All subdivisions shall comply with the design criteria set forth in this Section and all other applicable requirements of this Title. Only P&Z may vary the planning design requirements (but not the floodplain, geohazard or utility construction specifications) of this Section, or the dimensional limitations or parking requirements applicable to the subdivision, and only by granting the project a PUD variation pursuant to Division 3 of this Article 6. All subdivisions shall also meet the standards contained in the Town’s Streetscape Design Standards and construction specifications. For each new subdivision the subdivider shall agree, pursuant to Sections 6-409 and 3-302, as to the type, location and extent of necessary public improvements. Improvements shall be made at the subdivider’s expense and according to agreed specifications.

6-408.A. Steep Slopes. Special consideration and study shall be given to development on lands with slopes greater than thirty percent (30%) as defined and controlled by Article 8, Division 5 of this Title. In general, land with a slope of greater than thirty percent (30%), unstable land, and land with inadequate drainage shall not be platted unless a part of each lot sufficient to accommodate a building unit is deemed buildable by a qualified engineer, subject to the requirements of said Division. Particular attention must be paid to geologic and soil conditions, road grades, cut and fill slopes and revegetation. Special precautions, such as cribbing and retaining walls, may be required where needed.

6-408.B. Site Requirements. Subdivisions shall comply with the following conditions:

6-408.B.1. Building lots must meet the minimum size, setback and frontage requirements and all other applicable dimensional limitations of the underlying zone district and all applicable architectural review criteria.

6-408.B.2. Building lots, where appropriate, shall be laid out respecting existing Town patterns.

6-408.B.3. Building lots shall be built with adequate space for off street parking and shall have safe access to public streets. Driveways shall not exceed a ten percent (10%) grade. The preferred intersection angle is ninety (90) degrees; minimum intersection angle is forty five (45) degrees.

6-408.B.4. Each lot shall have access to a public street.

6-408.B.5. Each lot shall have at least twenty-five feet (25') of frontage on a public street.

6-408.B.6. Lots with double frontage shall be avoided, except where necessary to provide separation from incompatible land uses or because of the slope of the lot.

6-408.B.7. Residential lots shall be shaped so as to accommodate a dwelling unit within the setbacks provided by the zoning district.

6-408.B.8. Lots with unusual configurations will be discouraged, unless unusual planning considerations suggest otherwise.

6-408.B.9. Sites shall be graded for surface drainage and drainage easements shall be dedicated in areas of natural drainage, prohibiting structures thereon.

6-408.B.10. Adequate space for snow storage shall be provided. For planning purposes, one (1) square foot of snow storage space is generally necessary for each two (2) square feet of area to be cleared. The ratio may be somewhat greater or lesser depending on individual circumstances. On-site snow storage space shall be encouraged, but removal of snow may be allowed if planning considerations so dictate.

6-408.B.11. Multifamily developments shall provide adequate garbage collection facilities and access, suitable service access, and other such facilities deemed desirable.

6-408.B.12. Excavations and fills shall be designed in a manner compatible with adjacent properties.

6-408.C.1. Streets and alleys, where appropriate, shall be laid out with respect to existing town bearings, N170 54' E and N720 06' W.

6-408.C.2. Streets, public or private, shall be constructed by the subdivider to conform to the development standards of the Town.

6-408.C.3. Streets shall be designed to avoid undue traffic congestion.

6-408.C.4. Streets shall be coordinated with the Town’s overall transportation systems and transportation systems on adjacent land.

6-408.C.5. Developers shall construct and dedicate to the Town bicycle and pedestrians paths in conformity with the Town’s plan for such routes.

6-408.C.6. Block lengths, where appropriate, shall be two hundred fifty feet (250'), and shall conform to existing town patterns unless unusual planning considerations suggest otherwise.

6-408.C.7. Vehicular or pedestrian access across railroad tracks and rivers, planned or existing, shall be carefully limited.

6-408.D. Floodplain Areas. Development in the one-hundred (100) year floodplain shall be limited by governing authorities. Federal requirements shall be controlled through FEMA regulations. Local control shall be administered by P&Z pursuant to Article 8, Division 6 of this Title.

6-408.D.1. All subdivision proposals shall be consistent with the need to minimize flood damage;

6-408.D.2. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage;

6-408.D.3. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage; and

6-408.D.4. Base flood elevation data shall be provided for subdivision proposals and other proposed development which contain at least fifty (50) lots or five (5) acres (whichever is less).

6-408.E. Geologic Hazards Areas. Development in geologic hazards areas shall be limited by governing authorities. Local control shall be administered by P&Z as directed through Article 8, Division 5 of this Title.

6-408.F.1. Subdividers shall make every effort to preserve existing waterways, primary tree cover, rock formations and other natural vistas.

6-408.F.2. Under no circumstances shall untreated discharges of critical pollutants occur into existing waterways or surface runoff.

6-408.G. Solar Access. Because subdivision layout can affect the future orientation of buildings and consequently determine the natural access to sunlight, and since the importance of solar access is recognized, subdivision plans shall be reviewed utilizing concepts presented in Department of Housing and Urban Development Document H 2573, “Protecting Solar Access for Residential Development,” available at Town Hall.

6-408.G.1. Streets should be oriented in the east west directions and lots on a north south axis to provide a greater opportunity for southerly orientation of windows in a majority of buildings.

6-408.G.2. Where appropriate, the subdivider shall establish setbacks, easements or building envelopes protecting solar access to adjacent lots.

6-408.G.3. Open space may be required to create a buffer between zone districts permitting different heights. Such a buffer could protect a small building from a shadow cast by an adjacent higher building of another zone district.

6-408.G.4. Protection of both existing solar easements and dedication of new solar easements may be required.

6-408.G.5. Solar easements shall be described and enforced as provided by Article 32.5 of Title 38, C.R.S.

6-408.H. Street Drainage. Ditches shall be required on both sides of streets and designed to flow into the overall storm drainage system for the subdivision. Ditches shall be located between the shoulders of the street and sidewalk where sidewalks are required.

6-408.I. Walkways And Sidewalks. Walkways and sidewalks shall be constructed as required by Town regulations throughout the subdivision connecting existing or proposed sidewalks, walkways, paths and trails at the boundaries of the subdivision to promote the free movement of pedestrians traveling through the subdivision. Sidewalks shall be designed and built according to standards developed by the Town.

6-408.J. Street Signs And Names. The subdivider shall erect signs at street intersections setting forth the names of intersecting streets. Such signs will be consistent with standard design. New streets which are extensions of or in alignment with existing streets will bear the names of such streets. All new names of streets shall be approved by the Town Council. Signs shall be installed by the Town at the subdivider’s expense.

6-408.K. Water Supply And Sewage Disposal. All subdivisions shall be connected to public water supply and sanitary sewage disposal facilities. Water supply and sanitary sewage disposal laterals shall be required to all lots where paved surfaces are used. Water supply and sanitary sewage disposal facilities shall be designed and built according to standards developed by the Town.

6-408.L. Fire Hydrants. Fire hydrants shall be required in all subdivisions and will be located so that no hydrant is farther than two hundred fifty feet (250') from any other hydrant. No fire hydrant shall be acceptable unless the outlet threads correspond with the hose threads uses by the Telluride Fire Protection District.

6-408.M. Storm Drainage. Storm drainage shall be required to accommodate an expected maximum flow in any twenty five (25) year period for residential and collector streets and the one hundred (100) year period for arterial streets. Culverts or drainage pipes shall be galvanized, corrugated steel or the approved equivalent and shall be a minimum of eighteen inches (18") in diameter.

6-408.N. Street Lighting. Street lighting shall be provided in all subdivisions as required by P&Z or Town Council. Street lighting shall be designed and built according to standards developed by the Town.

6-408.O. Electricity, Gas And Telephone Lines. Electricity, gas and telephone lines shall be placed underground to preserve the natural character of the area.

6-408.P. Bridges. Bridges shall be designed by a registered engineer and will be constructed to prevent obstruction to a one hundred (100) year flood. A floodplain permit shall be obtained for all bridges prior to construction. There shall be no culverts used as bridges over the San Miguel River.

6-408.Q. Fencing. When the subdivision adjoins property in an agricultural use, the subdivider shall construct a six foot (6') fence capable of preventing small animals from passing through along his property line adjacent to the agricultural use.

6-408.R. Recreational Facilities. Any recreational facility proposed for dedication to the Town or other public agency shall be included in the subdivision improvements agreement.

6-408.S.1. Landscape plans shall provide for planting of indigenous vegetation or such other vegetation as may be recommended by the State Forest Service. Cut and fill slopes shall be no steeper than a ratio of two (2) horizontal to one (1) vertical unless otherwise recommended by a qualified consultant. All exposed ground surfaces shall be revegetated. No vegetation shall be located so as to interfere or obstruct the clear view of traffic signs, street signs and intersecting streets.

6-408.S.2. Because landscaping is essential to aesthetics, ecology and soil conservation, the Council finds and declares all landscaping, whether on public or private land, to be of interest and benefit to the general public as well as the individual landowner. As such, landscaping shall be subject to regulation in the subdivision improvements agreement and ensured by guarantees for completion as provided in this Division.

6-408.S.3. To ensure the preservation of existing vegetation in a developed area, an existing vegetation map may be required indicating vegetation to be removed and vegetation to be added to the developed area. Installation of vegetation protection devices may be required during the construction stage.

6-408.S.4. All landscaping shall be installed and maintained in conformance with adopted Town landscape plans, policies and standards.

6-408.T. Off Street Parking. Off street parking as required by Article 3 of this Title shall be constructed for all structures and facilities and shall meet the requirements of Sections 3-108 and 3-109 of this Title. Pavement may be required by the Town for drives and parking areas or other types of structure and facilities when deemed consistent with the purposes of this Section.

6-408.U. Survey Monuments. All surveying data shall be tied to primary control points, the location and description of which shall be recorded with the county clerk. Permanent survey monuments shall be set at all subdivision boundary corners, at points within the subdivision where there is a change of direction, and at all lot corners and intersections of street centerlines. The monuments shall not be more than one thousand three hundred twenty feet (1,320') apart. Construction of survey monuments shall be as set forth in standards developed by the Town. All monuments and surveys shall be set and performed in accordance with Articles 50 and 51 of Title 38, C.R.S.

6-408.V. Other Improvements. Other improvements not specifically provided for in this Section but found appropriate and necessary given the characteristics or requirements of the subdivision shall be constructed within such time and in conformance with such specifications as agreed upon by the subdivider.

6-408.W. Prohibition on Certain Lot Line Vacations. Within the Hillside Transitional, Residential, Historic Residential, Accommodations One, or Residential/Commercial Zone Districts, a lot that contains a one or two-family dwelling unit may only be consolidated or aggregated with one or more adjoining lots, or two or more vacant lots may only be consolidated or aggregated, to eliminate non-conforming lots as per Article 4; or to eliminate pre-existing building encroachments across lot lines, including open decks, porches, roof eaves and stoops; or by means of a PUD.