The purpose of this chapter is to ensure that all divisions of land subject to this Code are designed to help implement the goals and objectives of the Comprehensive Plan and to:
(a) 
Ensure that all developable lots have adequate provision for water service, sewer disposal, and other utilities;
(b) 
Ensure that all developable lots had adequate legal access to the public street and highway system;
(c) 
Incorporate and emphasize unique features of the land;
(d) 
Protect existing natural resources and wildlife habitat, and preserve stands of existing mature trees and native vegetation;
(e) 
Reduce fire hazards;
(f) 
Mitigate erosion from wind and water;
(g) 
Reinforce the importance of public places such as boulevards, parks, and open spaces;
(h) 
Avoid development in riverine slide areas, geologically hazardous areas and in floodplains;
(i) 
Provide active opens spaces for active and passive use that are integrated with those on abutting properties where possible;
(j) 
Promote pedestrian uses, bicycling, and transportation modes other than the private automobile;
(k) 
Reduce long-term service and maintenance costs to the City, its residents, and owners in the subdivision;
(l) 
Avoid repetitive building and lot layouts;
(m) 
Complement adjacent neighborhoods development and uses; and
(n) 
Mitigate significant adverse impacts on neighboring developments.
(Ord. 5190, 12/20/2023)
Unless otherwise provided in development or annexation agreement approved by City Council, the provisions of this section shall apply to all divisions of land into legal parcels for development. See GJMC Chapter 21.02 for the process of subdivision review and approval.
(Ord. 5190, 12/20/2023)
(a) 
Designation of Lot Lines.
Each plat shall identify the front and rear lot line of each lot.
(b) 
Block Standards.
(1) 
No subdivision shall create a block that is greater than 1,400 feet in length in any direction.
(2) 
Block Pattern Requirement for Developments that Include Single-Unit Detached or Duplex Dwellings in the RH-16 and RH-24 Zone Districts.
(i) 
No subdivision shall create a block that is greater than 400 feet in length in any direction, except that a block may exceed 400 feet in length if one mid-block connection is provided for every additional 200 feet of block length.
(ii) 
Mid-block connections shall be spaced evenly throughout the block and may be an alley or an Active Transportation Corridor or other trail that provides safe, visible, and direct pedestrian access through the block and connect to public sidewalks, streets, or common open space.
(c) 
Lot Designs to Be Avoided.
The creation of the following types of lots shall be avoided to the maximum extent practicable.
(1) 
Through (Double Frontage) Lots. Where there is no reasonable alternative to the creation of through lots, each lot shall comply with the subdivision perimeter enclosures provisions of GJMC § 21.07.090.
(2) 
Reverse corner lots.
(3) 
Three frontage lots.
(4) 
Lots with rear lot lines abutting a residential collector street, local street, or cul-de-sac. Creation of lots abutting an arterial or collector street is permitted, but may be required to provide larger building setbacks from those streets.
(5) 
Flag lots. Where there is no reasonable alternative to the creation of flag lots, provided each flag lot complies with the following standards:
(i) 
In a subdivision of four or fewer lots, not more than one lot may be a flag lot;
(ii) 
In a subdivision of five or more lots, not more than 15% of the lots may be flag lots;
(iii) 
The developable "flag" portion of each flag lot shall meet the minimum lot size required in the zone district where the property is located, without counting the area within the "flagpole" access portion of the lot;
(iv) 
Additional building setbacks for the "flag" portion of the lot may be required to reduce adverse impacts on surrounding properties;
(v) 
Not more than two flag lots may abut each other;
(vi) 
Where two flag lots abut each other, their two "flagpole" access portions of each lot shall abut and a shared driveway shall be provided;
(vii) 
Except as provided in Subsection (d) below, each flag lot shall have at least 25 feet of street frontage;
(viii) 
Where the Director determines that access will be needed to access future development, the Director may require the applicant to provide an access easement and an irrevocable offer of dedication of right-of-way 50 feet wide running the full depth of the lot or lots.
(ix) 
Each lot shall be designed to allow a motor vehicle to exit the site to the public street driving forward.
(d) 
Reserve Strips.
The creation of reserve strips on the outer edges or elsewhere in any subdivision, when used to the control of access to any public right-of-way, is not permitted.
(e) 
Alleys.
(1) 
Alleys shall be included in all residential subdivisions where:
(i) 
One or more adjacent blocks contain alleys, and the inclusion of alleys would continue that pattern; and
(ii) 
Alleys would provide access to residential lots abutting residential collector streets or local streets, and where with garages or parking areas are located behind a principal structure.
(2) 
Alleys shall be included in all other residential blocks to the maximum extent practicable.
(3) 
Alleys shall be included in mixed-use, commercial, or industrial subdivisions unless alternative service access is provided.
(Ord. 5279, 10/1/2025; Ord. 5190, 12/20/2023)
(a) 
General.
(1) 
Each subdivision shall be designed to continue or create an integrated system of lots, streets, trails, and infrastructure that provides for efficient movement of pedestrians, bicycles, and automobiles to and from adjacent development, while facilitating the use of mass transit.
(2) 
Each subdivision shall include a street layout that continues the alignments of streets in adjoining subdivisions or their anticipated locations when adjoining property is not yet developed.
(3) 
Each subdivision shall allow for through movement of general traffic to avoid isolation of residential areas and overreliance on arterial streets on the edges of the subdivision for traffic movement, except as required by Subsection (g).
(4) 
Each subdivision shall be designed to enable emergency service providers, including but not limited to police, fire, and ambulance vehicles to access each lot quickly and efficiently.
(5) 
Each subdivision shall accommodate a system of major collector, minor/residential collector, and local/residential streets providing multiple direct connections between local destinations such as parks, schools, and shopping, without requiring the use of arterial streets to the maximum extent practicable.
(6) 
Each residential and mixed-use subdivision shall provide efficient and reasonably direct motor vehicle, pedestrian, and bicycle access to nearby commercial development, and shall avoid the creation of physical barriers between adjacent residential and commercial areas unless necessary for safety reasons.
(7) 
Each subdivision shall include reasonably direct connections to the City's on-street bikeway network and off-road trail system to the maximum extent practicable.
(8) 
Street names and property addresses in each subdivision shall comply with the City's adopted Street Naming and Addressing Manual.
(9) 
Each subdivision designed for nonresidential principal land uses shall provide for vehicular circulation between adjacent lots and must dedicate or grant appropriate easements ensuring such cross-access between lots.
(10) 
No subdivision design which could result in the developer controlling access to a street, alley, or right-of-way shall be permitted.
(b) 
Access to Public Streets.
All lots shall have either direct or indirect access to a dedicated public road. Indirect access shall be provided by a shared drive, loop lane, parking lot, limited common element (tract), or private street, subject to the following:
(1) 
Access easements or tracts benefiting all lots with indirect access shall be provided on the plat.
(2) 
Easements across lots shall be used to access not more than one lot with no street frontage. Easements over shared drives or loop lanes are not subject to this limitation.
(3) 
The creation of private streets is not permitted unless approved by City Council.
(c) 
Sidewalks and Walkways.
(1) 
Each subdivision shall provide an integrated system of bikeways, walkways, and sidewalks to allow residents, customers, and the public to safely and directly access all principal uses, public areas, streets, bus stops, parking areas, and trash, recreation, and mail pickup facilities on bicycle and on foot.
(2) 
Pedestrian circulation systems shall be separated by a curb or other physical barrier from motor vehicle and bicycle circulation areas to the maximum extent practicable.
(3) 
Each subdivision shall provide internal walkways to allow pedestrians reasonably direct access from perimeter sidewalks to the major pedestrian entry of each principal building. If a surface parking lot is located between the principal building and the perimeter sidewalk, at least one pedestrian walkway through the parking lot to the major pedestrian entry of each principal building shall be provided.
(4) 
Within each subdivision lot containing multiple principal buildings or principal uses, internal walkways not located adjacent to a street shall be included to provide reasonably direct connections between common points of pedestrian origin and destination.
(5) 
Bicycle and pedestrian access points shall be provided at least every 750 linear feet any roadway within or abutting the subdivision.
(6) 
Where the turn-around of a cul-de-sac is separated only from an arterial or collector street by lots accessed from the cul-de-sac, a pedestrian and bicycle easement or tract shall be provided between the turn-around of the cul-de-sac and the arterial or collector street. The design shall be consistent with TEDS (GJMC Title 29) and as shown below:
Figure 09.05-1 Cul-de-sac Connection Requirement
(d) 
Support for Public Transit.
(1) 
Each subdivision adjacent to or including an existing or planned or public bus transit route shall include streets designed to facilitate the use of public bus transit.
(2) 
The Director may require each subdivision to dedicate and/or construct adequate waiting areas for bus stops in the locations adjacent to arterial or major collector streets identified by a public transit authority; and may also require that the subdivision include reasonably direct walkways to each bus stop area from each nearby street, commercial, industrial use, and public park or gathering area.
(Ord. 5304, 2/4/2026; Ord. 5267, 7/16/2025; Ord. 5190, 12/20/2023)
(a) 
Sensitive Lands and Unique Site Features.
Each subdivision plat shall include and protect as much of the following open space as the Director deems reasonable to protect public health and safety based on the anticipated size, use, and impacts of the proposed development:
(1) 
Stream beds and corridors, bluffs, ridges, steep slopes, mature trees and/or stands of native vegetation, rock outcroppings, wetlands, native upland ecosystems, riparian areas, and wildlife corridors;
(2) 
Water features such as drainages, waste ditches, washes, canals, ditches, lakes, natural ponds, and retention and detention ponds; and
(3) 
Natural, geologic, or other hazard areas, such as potentially unstable slopes, faults, landslides, rockfalls, expansive soils, and floodplains.
(b) 
Location and Integration of Open Space.
(1) 
The open space in each subdivision shall be located to create or enhance:
(i) 
Active and passive recreational opportunities,
(ii) 
Landscaped buffers or visual transitions between different types or intensities of land uses,
(iii) 
Community focal points,
(iv) 
Scenic vistas,
(v) 
Wildlife habitat,
(vi) 
Passive water quality treatment, and/or
(vii) 
Opportunities to accommodate multiple compatible uses rather than a single use.
(2) 
The open space in each subdivision shall be located to be contiguous to and integrated with schools, parks, and other open spaces or public property in or near the subdivision or on neighborhood property to the maximum extent practicable.
(3) 
Storm drainage, retention, and detention ponds shall be located, designed, maintained, planted, and managed to serve as visual amenities, entryway features, or opportunities for passive recreation within the subdivision.
(4) 
Open space shall not be located in isolated areas or corners of the subdivision, in peripheral strips along the borders of rights-of-way or the subdivision, or in unconnected patterns unless the Director finds the proposed location would further one of the other goals described above.
(c) 
Public Access and Visibility.
(1) 
Open spaces in each subdivision shall be open, accessible, and visible to all residents of the subdivision and to the public using public streets, trails, and open spaces to the maximum extent practicable and consistent with public health and safety.
(2) 
If a subdivision contains or abuts a publicly owned natural area, the Director may require the subdivision plat to include such easements and rights-of-way as are necessary to allow reasonable access for the public to such natural area. Conveyance to the public requirement or dedication to the City may be credited against any park or open space dedication or fee in lieu of such land required by the City, upon approval of the City Council.
(Ord. 5190, 12/20/2023)
(a) 
Natural Hazards.
If natural or geologic hazards exist within the property, the applicant shall comply with either Subsection (a)(1), (2), or a combination of those approaches:
(1) 
Identify the limits of development (as defined in Subsection (b) below on the plat and include a plat note that those areas are not available for sale nor development;
(2) 
Provide a report from a geotechnical engineer licensed in Colorado designating the specific mitigation measures or engineering precautions necessary to make such areas safe for development and occupancy, and include a plat note stating that development will be subject to those mitigation measures and engineering precautions although the specific design needed as a part of a building permit may occur as a part of the building permit; or
(b) 
Significant Natural Features.
(1) 
Each subdivision plat shall identify each of the following that exist within the area covered by the subdivision plat.
(i) 
All significant natural features, including but not limited to bluffs, ridges, steep slopes, stands of mature trees, rock outcroppings, wetlands, native upland ecosystems, riparian areas, and wildlife corridors; and
(ii) 
All significant water features, including but not limited to drainages, washes, canals, ditches, lakes, natural ponds, and retention and detention ponds.
(2) 
Each subdivision plat containing any of the features listed or referenced in Subsection (b)(1) shall show the limits of development established pursuant to Subsection (c) below and shall include a plat note clearly stating that such areas are not available for sale or development.
(c) 
Limits of Development.
Each subdivision plat shall specify the limits of development (LOD), which shall include all specific areas of a subdivision within which development and construction shall be limited or prohibited so that natural hazard areas are avoided and significant natural features are preserved. LODs shall be determined based on:
(1) 
Available mapping of hazard areas and significant natural features;
(2) 
Site topography, including but not limited to steepness of slopes, existing drainage features, rock outcroppings, river and stream terraces, valley walls, ridgelines, and scenic topographic features; and
(3) 
The practical needs to give access to heavy equipment for the developed project and reasonable staging and operational areas. Plat notes shall indicate any areas in which construction or development activities are only permitted during build-out of the subdivision, and that shall thereafter be outside the LODs.
(Ord. 5190, 12/20/2023)