Chapter 16-28 Design Standards

(A) Steep land, unstable land, and areas having inadequate drainage shall be noted, and unless acceptable provisions are made for eliminating or controlling problems which may endanger health, life, or property, such areas shall not be platted for residential occupancy.

(B) Any land in a natural drainage channel shall not be platted for occupancy unless adequate provisions to eliminate or control flood hazards are made and approved. These provisions shall be made to protect the health, safety, and welfare of the public, as well as to eliminate any flood hazard resulting from the development of the area. Development shall be carried out in conformity with plans as finally approved.

(C) Where a residential subdivision borders a railroad right-of-way, either a parallel street, lots with increased setbacks, or a landscaped buffer area shall be required. (Ord. 724 §1, 1987)

(C) Dead-end streets, with the exceptions of cul-de-sacs, shall be prohibited unless they are designed to connect with future streets in adjacent land that has not been platted, in which case a temporary turnaround easement diameter of seventy feet shall be required. (Ord. 724 §1, 1987)

Restriction of access shall be required when a subdivision or portion thereof adjoins an arterial street or major collector street. Marginal access streets, reverse frontage with screen planting contained in a nonaccess reservation, deep lots, or similar treatment shall be required to reduce the impact of the traffic on residential properties and to avoid interference with the movement of the traffic on thoroughfares. (Ord. 724 §1, 1987)

(A) Half streets shall be prohibited within the boundaries of a subdivision plat, except as provided for herein below.

(B) Where an arterial street or major collector street is to be located on the perimeter of a subdivision in order to conform to the location of such streets as delineated on the transportation element of the city's master plan or in order to conform to other applicable city policies, the dedication by the subdivider of one-half the width of an arterial or major collector street may be permitted, provided:

(1) That the subdivider shall dedicate sufficient right-of-way to provide an adequate street width for two lanes of traffic in accordance with the city's standards and specifications.

(2) That the subdivider shall cause to be constructed in accordance with the city's standards and specifications the one-half of the street, plus six feet which the subdivider is dedicating or shall provide sufficient funds therefor to the city, all as determined by the city; and

When the plat dedicates a street which ends on the plat or is on the perimeter of the plat, the subdivider shall convey the last foot of the street on the terminal end or outside border of the plat to the City of Broomfield, and such area shall be designated an outlot. The city shall put the same to public use for public road and access purposes when, within its sole and absolute discretion, it deems advisable. (Ord. 724 §1, 1987)

Alleys may be allowed or required in any subdivision at the discretion of the city council. (Ord. 724 §1, 1987)

(A) Easements for utilities shall be a minimum of sixteen feet wide, eight feet of which shall be on each side of common rear lot lines where said lines abut. On perimeter rear lots, easement width shall be a minimum of ten feet or more. Side lot easements, where necessary, shall be at least five feet in width.

(B) Where a subdivision is traversed by a water course, drainage way, channel, or stream, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of such water course and such further width as may be required for necessary flood control measures. The minimum requirements for such easements shall be based on a one-hundred-year flood.

(C) Additional easements for utility, drainage, and other public purposes will be provided as required by the city manager or his or her designee. (Ord. 724 §1, 1987)

Street names shall be subject to the approval of the land use review commission and city council. Street names shall not be used which will duplicate or be confused with the names of existing streets. (Ord. 724 §1, 1987; Ord. 1111 §13, 1995)

(A) Block lengths and widths shall be suitable for the uses contemplated, and shall be adequate for requirements pertaining to minimum lot sizes and dimensions.

(B) Blocks shall normally be at least 400 feet in length and not more than 1,320 feet in length between street intersections. Long blocks shall be broken by a pedestrian cross-easement through the block, when it is determined by the land use review commission or city council that such access is needed to provide adequate safety and convenience. (Ord. 724 §1, 1987; Ord. 1111 §14, 1995)

(C) Through lots and reverse corner lots are prohibited except where essential for appropriate access. An access control line may be required along one or more streets where a lot abuts two or more streets. Flag lots are prohibited except under an approved PUD plan.

(E) Corner lots for residential use shall have extra width to permit appropriate building setback from and orientation to both streets. (Ord. 724 §1, 1987)

(A) Dedication of public streets, and easements for drainage, water, sewer, telephone, electric and gas service, cable television, and other facilities as determined necessary by the city, based on review of the reports submitted in accordance with section 16-20-040 and of the city's master plan, is required.

(B) Public land dedication is required in accordance with section 16-28-120 for all land zoned for residential uses. (Ord. 724 §1, 1987; Ord. 776 §1, 1988; Ord. 908 §1, 1991)

(A) Except for land which is zoned for business, industrial, or commercial uses, the amount of land established by this section shall be dedicated as public land for public recreation and open space, location of public facilities, and other public uses as authorized by city council.

Gross density (i.e., total number of units divided by total area being subdivided) x 2 + 5 = percent of land to be dedicated.

(Example: 5 units per acre (i.e., 200 units: 40 acres) x 2 + 5 = 15 percent of 40 acres, or 6 acres to be dedicated.)

(3) School sites: fifty percent of the area dedicated, not to exceed five acres per school. (Ord. 724 §1, 1987; Ord. 776 §2, 1988)

In lieu of dedicating land within the subdivision, the applicant may dedicate an alternate parcel of land consisting of the same number of acres in another area if, in the sole and exclusive opinion of the city council, it is capable of use for public purposes. In any event, the final decision shall be that of the city council. (Ord. 724 §1, 1987)

If the city council so determines, the subdivider shall pay to the city, in cash, an amount based
upon the average market value of the land to
be dedicated, as required in section 16-28-120, in
lieu of land dedication. The fee shall be negotiated with the subdivider, and if the city and
the subdivider fail to agree on the value of the land,

such value shall be fixed by a real estate appraisal by one or more qualified appraisers acceptable to both the subdivider and the city. The cost of the appraisals shall be paid by the subdivider. (Ord. 724 §1, 1987)

(A) In determining which of the above policies to implement, the land use review commission and the city council will consider the following: the size of the development and its adequacy for accommodating a suitable public use site; the public facility aspects of the city's master plan and the applicable school district's master plan; existing parks and other public uses in the area; the topography, geology, and location of land in the subdivision available for dedication; the needs of the people in the area; and any other appropriate factors.

(B) Land dedicated to the city shall be free of liens and encumbrances. (Ord. 724 §1, 1987; Ord. 1111 §15, 1995)

The public land dedication requirements shall not apply where satisfactory dedication arrangements were made and approved by the city council at the time of annexation or previous subdivision of the same property. (Ord. 724 §1, 1987)

Reservation of additional sites for public uses, including schools, shall be mutually agreed upon by the subdivider and the city council following recommendations from public agencies directly involved in the development and service of the area. These reserved sites shall be delineated on the final plat and reserved for public purchase. (Ord. 724 §1, 1987)

(A) No residential lots in any subdivision shall be platted any closer than 200 feet from a well site as well site is defined in section 17-54-020, B.M.C.

(B) No public or private school building in any subdivision shall be located any closer than 500 feet from a well site as well site is defined in section 17-54-020, B.M.C. (Ord. 967 §4, 1993; Ord. 1039 §1, 1994)