HomeMy Public PortalAboutTBP 1997-10-15
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TOWN OF FRASER
"Icebox of the Nation"
P.O. Box 120 /153 Fraser Avenue
Fraser, Colorado 80442
(970) 726-5491
FAX Line: (970) 726-5518
TOWN BOARD AGENDA: SPECIAL MEETING
OCTOBER 15, 1997,7:00 p.m.
1. Roll call
2. Executive Session
a) Fraser Town Attorney Rod McGowan will be present to discuss
pending litigation (CRS 24-6-402 (3)(a)(II))
b) Real Estate acquisition (CRS 24-6-402(3)(a)(I))
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TOWN OF FRASER
! "Icebox of the Nation"
P.O. Box 120/153 Fraser Avenue
Fraser, Colorado 80442
(970) 726-5491
FAX Line: (970) 726-5518
MANAGEa~S BRIEFING, October 10, 1997
What an interesting week it has been!?!
Background for Wednesday's meeting:
. the executive session is being reque~ted to discuss potential litigation involving two
Quail Drive home owners and the purchase of real estate (the St. Onge parcel);
. a resolution clarifying the use of the $100,000 that Matt Gold gave Fraser back in
F~bruary (see the enclosed resolution);
. a discussion on proposed amendments for the design standards contained in Fraser's
Subdivision Regulations (see the proposed new language enclosed)~
. an update and discussion on the coordinated growth plan;
. Catherine and I would like some direction on affordable housing regulations we
would like the Board to consider;
. we'll briefly discuss the 1998 proposed budget (please bring YOJ]r copy); and
. I Qeed some direction regarding Jim Hoy's statue bronzing request (in the budget
grant requests).
More on Wednesday. . .
Have a great weekend I
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TOWN OF FRASER
"Icebox of the Nation"
P.O. Box 120/153 Fraser Avenue
Fraser, Colorado 80442
(970) 726-5491
FAX Line: (970) 726-5518
TOWN BOARD AGENDA: REGULAR MEETING
OCTOBER 15, 1997,7:30 p.m.
1. Roll call
2. Approval of {0/01/97 minutes
3. Open Forum
5. Action Items (5 minutes)
a) Resolution 10-1-97, a resolution clarifYing resolution 2-1-97.
6. Discussion Items (90 minutes)
a) Subdivision Regulation amendments, Article 12-6
li) Growth Plan discussion
01 Affordable Housing: potential amendments to Fraser's Zon_ing Code
d) 1998 Proposed Budget ~
7. Staff Choice (15 minutes) ,) ~~f"> W~~ ,Ii)
a) Jim Hoy Library sculpture J) ~ VcJl~ ~V~ v pda,1z
b) ~-l:~ ,6~~~ f1~ .y~f
8. Board Member's Choice (untimed)
Upcoming Meetings
October 22nd: Planning Commission Regular Meeting
November 5th: Town Board Re!:,1Ular Meeting
November 7th & 8th: Town Board Workshop, site to be announced
November 12th: Planning Commission Special Meeting
November 19th: Town Board Regular Meeting
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TOWN OF FRASER
RESOLUTION
A RESOLUTION CLARIFYING RESOLU
WHEREAS, in early 1997, Matt G~ld tendered a gift ~o e Town ofFraserin the form of 80,000
shares of the common stock, of Precision Standard, c.; and
WHEREAS, this gift was accepted by the To ofPraser via resolution 2-1-97; and
WHEREAS, Matt Gold would like to early delineate the intent of his gift and has requested
that this money be used to address th Issue of affordable and attainable community housing in
the Praser River VaHey; and
WHEREAS, the Fraser Boar; of Trustees greatly appreciates the gift made by Matt Gold and
recognizes his support for e Town of Fraser and the Fraser River VaHey community;
NOW, THEREFORE E IT RESOLVED BY THE FRASER BOARD OF TRUSTEES THAT
TIffiFUNDSDE D FROM MATT GOLD'S GIFT SHALL BE USED TO ADDRESS
AFFORDABLE D ATTAINABLE HOUSING NEEDS IN FRASER.
D, SECONDED, AND ADOPTED THIS DAY OF OCTOBER, 1997.
~Md tepy TOWN OF FRASER
~ By:
Mayor
Attest:
Town Clerk
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TOWN BOARD
OCT~I, 1997
The regular meeting ofthe Town Board was called to order at 7:30 p.m. Board present
were Mayor Johnston, Wirsing, Klancke, Swatzell, and Sanders. Staff present were Reid,
Winter and8tone.
Wirsing made a motion to approve the minutes of9/17/97 meeting as written, 2nd
Swatzell, carried.
CHAMBER REPORT
Catherine Ross gave the monthly Chamber report on activities as well as making
additional comments on the Chamber budget request for 1998.
ACTION ITEMS
Hills' Antiques is requesting a sign code variance of 5 sq. feet. Planner Trotter's memo
was reviewed regarding the request. Mr. Hill was present to answer any concerns.
Swatzell made a motion to grant the variance as requested, but that no other wall signs
may be used by this business, variance is good for an indefinite time period, 2nd Wirsing,
carried.
RESOLUTION NO. 10/1197
Reid presented a Resolution transferring $200,000 from the Town to the new formed
Fraser Valley Housing Foundation, this money was a donation from Community First
Bank per Resolution No. 3-1-97. Klancke made a motion approving Resolution No.
10/1/97 , motion 2nd by Swatzell, carried.
8:00 HEARING ON ADOPTION OF MODEL TRAFFIC CODE
Wirsing made a motion to open the hearing at 8:00p.m. 2nd Swatzell, carried.
Reid presented the Ordinance adopting the proposed Model Traffic Code 1995 edition.
Mayor asked for any public comment. None
Sanders made a motion to adopt Ordinance 236, motion 2nd Wirsing, carried.
Swatzell moved to close the hearing, 2nd Sanders, carried.
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DISCUSSION ITEMS
Reid reviewed a new subdivision improvement agreement that must be done with Chuck
Clayton. Reid explained the changes proposed to be made in the agreement. Changes are
necessary due to some changes to the lots and road alignments. More information will be
coming toi the Board regarding this agreement.
Reid discussed that the Granby to Fraser trail will be requesting funding from the Town.
More information will be presented in the joint budget workshop.
STAFF CHOICE
Board workshop will be held Nov. 7th from 3 p.m. to 9 p.m. and Nov. 8th from 8:00 a.m.
to noon.
Use of the Senior's building was discussed at length.
Reid discussed the Quail Dr. property issue regarding drainage.
Board discussed the Blair parking lease.
Reid discussed various meeting he has scheduled during the week.
The drainage and hard surface study is being performed at this time.
Reid commented on the progress of Safeway to build the new store, and Board directed
Reid to pursue filling the vacant Safeway building.
BOARD CHOICE
Wirsing would like a list of grant requests that are being requested of the Town of Winter
prior to the joint budget meeting.
Klancke was interested in when the next meeting of the Walk through History Foundation
would be held.
No further business, meeting adjourned at 9:30 p.m.
ARTICLE 12-6 [IDOO~~ ~
41 SUBDIVISI~ESIGN AND IMPROVEMENT S~NDARDS
~EC'tf.oN 12-6-1 GENERAL
(1) Proposed projects should be designed to be integrated with the existing community; and minimize its
negative impacts on adjacent land uses. No subdivision shall be approved unless the Town determines
that public facilities will be adequate to support and service the area ofthe proposed subdivision. Area
needs for flood channels, open space, parks, schools, fire stations, water and wastewater treatment
facilities and other public facilities must be provided depending on the location and density of each
subdivision. The subdivider and the Town shall agree on the type, location and extent of all necessary
public improvements depending on the characteristics of the proposed development and its
relationship to surrounding area. All public improvements shall be made at the subdivider's expense,
according to the specifications of the Town. No proposed subdivision shall be approved unless the
Town finds that it complies with the applicable general and specific design and improvement
standards set forth below. If the proposed subdivision does not comply with the design and
improvement standards, it shall either be approved with conditions which assure compliance with all
such standards, continued until a future date, or denied.
SECTION 12-6-2 SUBDIVISION DESIGN STANDARD COMPLIANCE
(1) Conformance to Applicable Rules and Regulations. In addition to the requirements established in
these regulations, all subdivisions shall comply with laws, rules, and regulations identified in or by:
(a) Colorado Revised Statutes, as amended.
(b) The Fraser Zoning Ordinance, Fraser Municipal Code, the currently adopted editions of the
Uniform Building, Mechanical, Plumbing, Traffic and Fire Codes, and all other applicable
rules and regulations of the Town.
(c) The Fraser Comprehensive Plan and Official Zoning Map.
(d) The rules of any State agency having jurisdiction over certain development aspects, i.e. the
Health Department, Department of Transportation, Division of Wildlife, etc.
(e) All pertinent standards contained within growth and planning documents as may be adopted by
the Town.
(2) Self-Imposed Restrictions. If the owner places restrictions on any land contained in a subdivision
greater than those required by these and/or other rules and regulations of the Town, such restrictions or
reference to those restrictions shall be denoted on the final development plat, and subsequently
recorded with the Grand County Clerk and Recorder.
(3) Plats Straddling Municipal Boundaries. In general, lot lines should be laid out so as not to cross
municipal boundaries. Whenever access to a subdivision is required across land in another
municipality, the Town shall require assurance that access is legally established, and that the access
road is adequately improved, and/or that a guarantee has been executed and is sufficient in amount to
assure the construction of the access road.
(4) Monuments. The applicant shall place permanent reference monuments in the subdivision as required
in these regulations and Colorado Revised Statutes. All monuments shall be approved by a registered
land surveyor prior to the time the Commission recommends approval of the final development plat.
(a) Permanent survey monuments shall be set in accordance with Articles 50 and 51 of Title 38,
Colorado Revised Statutes, as amended. In addition, 1/2 inch steel pins (or larger) shall be set
at all lot comers. All monuments shall have a cap bearing the number of the land surveyor
setting the monuments.
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, (b) Monuments shall tCcated on street right-or-way lines, at ~t intersections, angle points of
curves and block corners.
SECTION 12-6-3 SPECIAL SITE CONSIDERATIONS
(1) Character of the Land. Land that the Commission finds to be unsuitable for development due to
natural hazards such as flooding, inadequate drainage, geological hazards, steep slopes, rock and/or
adverse earth formations, topography, land, mud, or rock slides, snow avalanches, wildfire, etc. shall
not be subdivided for any use unless acceptable provisions are made for eliminating or controlling
problems which may endanger the health, safety and welfare of the present or future inhabitants of the
subdivision and/or its surrounding area. Developments in suspected natural hazard areas shall be
designed by a qualified professional, and approved by the Town.
(2) Geology. Bedrock lithology and the stratigraphy of overlaying unconsolidated materials shall be
generally described and/or illustrated in sufficient detail to indicate any potential development
problems resulting from groundwater, subsidence, instability in road excavations and fills, expansive
soils, drainage, structural bearing strength for building foundations, etc.
(3) Soils. Soil types and their boundaries based upon on-site investigation by a soils engineer, plus a table
of interpretations for included soil types shall be mapped and described.
(4) Flood Plains. All subdivision proposals and other proposed developments which contain at least 50
lots or 5 acres (whichever is less) shall provide the Town with base flood elevation data per Fraser's
regulations pertaining to the prevention of flood damage. Technical data and other information
requested by the Commission shall be prepared by a professional qualified in the appropriate field of
expertise. This and other information is necessary to determine applicability to and evaluation of the
developments on lands subject to flooding or located in a natural drainage area. A development permit
shall be obtained before construction begins within any area of special flood hazard as established in
Fraser Ordinance No. 216.
(5) Stream Setbacks. A minimum 30' setback from the high water mark on each side ofthe Fraser River,
Elk Creek and Saint Louis Creek shall be protected for water quality. A greater setback, up to 150'
may be required when slope equals or exceeds 30%, highly erodible soils are present; or the proposed
use represents a potential detriment to water quality. Within the stream setback, vegetation
disturbance and/or removal is prohibited. The required stream setbacks shall be determined by the
Commission.
(6) Wetlands. No dredging or filling of any wetlands shall occur without the required federal permits.
(7) Solar Orientation. All developments subject to these regulations shall maximize solar access in
building site planning in terms of street layout, building orientation, and avoidance of north facing
slopes.
(8) Steep Slopes. Development shall not occur on slopes greater than 30%. Developments on slopes
greater than 20% will be required to have engineering studies prepared to determine the suitability of
the slope for development and the types of mitigation measures necessary to prevent lateral movement
of improvements. In steep areas, particular attention must be paid to geologic and soil conditions, road
grades, cut and fill slopes, and revegetation. Cut and fill slopes shall be no steeper than a ratio of ____
horizontal to --- vertical.. Specs to be adjusted after engineering review.
(9) Ridgelines. The top or roofline of any structures shall be at least 40', measured vertically, below the
top of any ridgeline.
(10) Wildlife habitat.
(a) Subdivision design shall avoid development in or near significant wildlife habitat, as
determined by the Colorado Division of Wildlife (DOW).
, · (b) Buffer zones, as recQmended by now sball be provided .9 maintained between wildli~
habitat areas and developed areas.
(c) Removal of vegetation shall be prohibited within identified wildlife habitat areas and buffer
zones.
(d) Historic access for managing wildlife shall be maintained.
(11) Buffers. Where a residential subdivision borders a railroad and/or highway right-of-way, the Town
shall require a minimum 25' buffer strip, in addition to the normal depth of the lot required in the
zoning district, between the right-of-way and the subdivision to serve as protection against hazards and
undesirable effects of the railroad and/or highway. The buffer strip shall contain plantings, landscaped
earthen berms, screening, the retention of existing vegetation, fencing or other reasonable measures to
substantially reduce adverse impacts. No improvements shall be constructed in a manner that would
create adverse impacts to the buffered area. At the discretion of the Commission, a plat note may
denote that this buffer strip shall remain free of any structures.
SECTION 12-6-4 LOTS
(1) Lot Dimension. Lot dimensions shall comply with the minimum standards of the Fraser Zoning
Ordinance.
(2) Lot Arrangement. Lots with unusual configurations, other than rectangles, will be discouraged, unless
topography or other physical limitations of the property suggest otherwise.
(3) Access to Lots and Double Frontage Lots.
(a) Each lot shall have safe access to a public street. The use of an easement for
,principal access to a lot shall not be allowed.
(b) Access from Arterial and/or Collector Streets. Lots shall not derive access exclusively from an
arterial or collector street.
(c) Double Frontage Lots. Double frontage and reversed frontage lots shall be avoided except
where necessary to provide separation from incompatible land uses or to overcome specific
disadvantages of topography and/or orientation.
(4) On a comer lot, the shorter street frontage shall be considered the front lot line.
(5) Debris. Waste and Equipment. No cut trees, timber, debris, rubbish, or other waste materials of
any kind shall be buried or deposited on any lot or street. No construction equipment which is not
regularly used on the subdivision shall be left outside on the property or within the Town for more than
30 days.
SECTION 12-6-5 BLOCKS
(I) Blocks shall have sufficient width to provide for 2 tiers of lots of appropriate depths. Exceptions to
this prescribed block width shall be permitted in blocks adjacent to major streets, railroads, or
waterways.
(2) The lengths, widths, and shapes of blocks shall be such as are appropriate for the locality, limitations
of topography and the type of development contemplated, but block lengths in residential areas shall
not exceed 2,200 feet or 12 times the minimum lot width required in the zoning district, nor be less
than 400 feet in length. Wherever practicable, blocks along arterial and collector streets shall be not
less than 1,000 feet in length.
,(3) 1 In long blocks, the commlon may require the reservation of an e!ment through the block to
accommodate pedestrianways or trails, utilities, or drainage fl:lCilities.
SECTION 12-6-6 PUBLIC RlGHT-OF-WAYS
THIS SECTION MAYBE ADJUSTED AFTER ENGINEERING REVIEW.
(1) General. In order to provide for streets of suitable location. width, and improvement to accommodate
prospective traffic and provide satisfactory access to police, firefighting, snow removal, water,
sanitation. and road maintenance equipment. and to coordinate streets so as to create a convenient
system and avoid undue hardships to adjoining properties, the following street design standards are
hereby required:
(2) Streets, sidewalks, and trails shall be aligned to join with planned or existing public rights-of-way
adjacent to a subdivision.
(a) Streets shall be extended to the boundaries of the subdivision, and to adjacent lands, except
where such extension is hrevented by topography or other physical conditions, or where the
connection of streets wit existing or probable future streets is deemed unnecessary by the
Town.
(b) Where the future extension of a street is anticipated, a temporary turn-a-round utilizing a circle.
T -shaped or Y -shaped terminal shall be provided.
(3) A l'-sbaped or Y-sbaped tennioal may be provided as an alternative to a cul-<le-sac. Where prnvided,
the "wings" of the T or Y shall be at least 20' deep. measured from the street'boundary, and at least 16'
wide, exclusive of parking spaces.
(4) Street Hard Sudilcing and Iml1'ovemenls. Aller all utilities have been installed by the developer, the
developer shall pave or cause to be paved, all streets to the widths specified in these regulations.
Adequate provision shall be made for culverts, drains, and bridges. All street pavement, shoulders,
drainage improvements and structures, sidewalks, and trails shall conform to aU construction
specifications adopted by the Town.
(5) Excess RiJilit-of- Way. Right-of-way widths in excess of the standards designated in these regnlations
shall be required whenever, due to topography, additional width is necessary.
(6) Intersections.
(a) Streets shall be laid out so as to intersect as nearly as possible at right angles. A proposed
intersection of 2 new streets at an angle of less than 75% sball be prohibited. An oblique
street should be curved approaching an intersection and should be approximately at right angles
for at least 100' therefrom. It is preferable that not more tban 2 streets shall intersect at any
one point.
(b) Minimum curb radius at the intersection of210cal streets shaH be at least 20;; and minimum
curb radius at an intersection involving a collector street shall be at least 25'. Abrupt changes
in alignment within a block shall have the comers cut off in accordance with standard
engineering practice to permit safe vehicular movement.
(c) Intersections shall be designed with a flat grade whenever practical. In hilly or roIling areas, at
lhe approach to an intersection, a leveling area sball be Crovided baving nol greater than a 2%
slope at a distance of 60', measured from the nearest rig t-of-way line of the intersecting street.
(d) Where any street intersection will involve earth banks or existing vegetation inside any lot
comer that would create a traffic hazard by limiting visibility, the developer shall cut such
, vegetation in conne~n with the grading of the public righttJIway to the extent deemed
necessary to provide adequate sight distance.
(e) No substantial impediment to visibility between the heights of 3' and 8' shall be created or
maintained at street intersections within a triangular area described as follows: Beginning at
the point of intersection of the edges of the driving surface, then to points 25' along both
intersecting edges, and then along a traverse line connecting these points.
(f) The cross-slopes on all streets, including intersections, shall be 3% or less.
(g) Proposed new intersections along I side of an existing street, shall, wherever practical,
coincide with any existing intersections on the opposite side of such street. Street jogs with
center-line offsets ofless than 150' shall not be permitted, except where the intersected street
has separated dual drives without median breaks at either intersection. Where streets intersect
arterial and/or collector streets, their alignment shall be continuous. Intersection of major
streets shall be at least 800' apart.
(7) Whenever streets are not aligned, off-sets shall be at least 135', centerline to centerline.
(8) Dead end streets shall be prohibited. A street may end in a permanent cul-de-sac, provided that it is no
longer than 1000' and the turnaround diameter is at least 100' with a pavement diameter of90'. If the
topography dictates the use ofa longer cul-de-sac, the approval of the Town shall be obtained. Where
a street is designed to connect with a future street, a temporary turnaround, constructed to the same
standards as the road shall be provided with a radius equal to that required for pavement on a
permanent cul-de-sac. Ifthe temporary turnaround is to exist for a period ofless than 12 months the
developer may forego paving the turnaround area, provided a guarantee for paving is provided to the
Town.
(9) Half streets shall be prohibited. When a proposed half street in one subdivision is adjacent to another
property, the approval of the adjacent owner shall be obtained and the entire street shall be platted and
dedicated by the owners. It shall be the responsibility of the subdivider to acquire any additional right-
of-way that may be necessary.
(10) Reverse curves on arterial and collector streets shall be joined by a tangent at least 200'.
(11) Reserve strips, controlling access to streets, are permitted only when the control of such strips is given
to the Town.
(12) Street Signs. Names. and Traffic Control. All street names shall be shown on the final development
plat. The developer shall pay for and install all traffic control, parking, and streets signs necessary to
serve the proposed subdivision. Street signs shall be consistent in size and design with the existing
street signs throughout Fraser. No streets names shall be used which duplicate or may be confused
with the names of existing streets in Fraser or Grand County. The Commission may accept
recommended names for streets from the developer or choose other names it finds more appropriate.
(13) Lighting.
(a) Street lighting shall be provided only in locations as required by the Town for safety purposes
and poles and fixtures shall be consistent in size and design with the existing street lights
throughout Town.
(b) Light Pollution. All exterior lighting or illumination shall be designed, located, placed, and
shielded to be architecturally and aesthetically in keeping with the buildings and surroundings,
should create minimum visual pollution or impact on any other lot in Town, and shall not
(c) directly illuminate adjoining lots or rights-of~way.
Parking area lighting. All parking areas intended for night use shall be illuminated by lighting
that is directed inward and downward, onto the site and away from adjoining property.
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, . (d) Types ofLi~hts. I~ Town deems necessary, a light engin" shall review the proposed type
of lighting. All costs associated with seeking outside counsel shall be paid .by the applicant.
(14) Subdivision road systems shall be designed with 2 or more dedicated access roads for separate,
multiple ingress and egress, where practicable.
(15) Exterior Boundary Fences and Gated Communities. To prevent the segregation of neighborhoods,
subdivision boundary fences and gated communities are strictly prohibited.
(16) On all areas of land proposed for subdivision where the general configuration of the undisturbed
surface slopes 15% or more in any direction, a grading plan showing revised contours for street
construction shall be submitted. Such plan shall show the extent and percent slope of cut and fill areas
created by street construction. All cut and fill slopes and retaining structures shown as a result of
street construction shall be located within the dedicated right of way. Any proposed retaining structure
greater than 4' shall be designed by a registered engineer. No back slope shall exceed a ratio of ____'
vertical to ----' horizontal. A revegetation plan shall be submitted for all cut and fill slopes in excess
of ----, vertical to ----' horizontal. The revegetation plan shall use native or similar plants and include
a cost estimate. The revegetation plan shall be implemented concurrently with street construction.
(17) When a street parallel to a railroad right-of-way intersects a street which crosses an at grade railroad
right-or-way, they shall, to the extent practicable, be at a distance of at least 150' from the railroad
right-of-way. Such distance shall be determined with due consideration of the minimum distance
required for future separation of grades by means of appropriate approach gradients.
(18) Radius of curvature on centerline of all dedicated streets shall be a minimum of 8'.
(19) All public streets within a subdivision shall be maintained, except for snow removal, by the developer
for a period of 1 year after which the developer may petition to have the Town formally accept the
street for dedication and maintenance purposes. The Board will release the final 50% of the collateral
required under the performance agreement when the road is determined to be in compliance with
Town road specifications and formally accepted by resolution.
(20) Widening and Realignment of Existing Roads. Where a subdivision borders an existing narrow street
or when the Comprehensive Plan, and/or Official Map indicate plans for realignment or widening a
street that would require use of some of the land in the subdivision, the applicant shall be required to
improve and dedicate at his expense such areas for widening or realignment of such streets.
(21) Bridges. Bridges shall be designed by a registered engineer and subject to approval by Town Staff
Bridges of primary benefit to the applicant, as determined by the Town, shall be constructed at the full
expense of the applicant. A cost sharing expense for the construction of bridges not of primary benefit
to the applicant, as determined by the Town, will be fixed by a cost sharing agreement between the
Town and the applicant.
(22) Street Classification.
(a) Streets shall be graded and paved with asphalt. Alternate hard surfacing materials may be
permitted at the discretion of the Town. The grades of streets should conform as closely as
possible to the original topography but in no case shall road grades exceed 7%, and
combinations of steep grades and curves should be avoided. All streets are to be engineered
and approved as per specifications contained herein and/or those ofthe Town.
ROW Roadbase Pavement
Classification Width Width Width
Arterial Hwys To conform to Colorado Department of Transportation (CDOT) standards.
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Arterial
Streets 60' 42' 36'
Collector
Streets 60' 36' 24'
Local
Streets 36' 32' 24'
ROW Road base Pavement
Classification Width Width Width
Private
Drives 32' 28' 20'
(23) Alleys and Easements:
(a) Alleys in residential subdivisions shall be prohibited unless they are necessary to continue an
existing pattern.
(b) AlJeys may be incorporated into commercial and industrial areas to provide for service access
and loading areas. Unpaved alley right-of-way width shall be at least 20'.
(c) Utility easements shall be provided along lot lines, as needed. Easement width shall be 10' to
20', as needed.
SECTION 12-6-7 STANDARDS FOR TRAILS, WALKWAYS AND SIDEWALKS
(1) Trails Requirements: It is the policy of the Town to require trails to be dedicated to the Town to provide
alternative transportation and recreational opportunities. Subdivision proposals shall include, as a
compon~nt of the required public improvements, a trail system designed to integrate with established
and/or planned trails in the Town and within 3 miles of the Town limits. Trails shall be constructed by
the developer and dedicated via easements to the Town (or if within 3 miles of Fraser, then Grand
County.) The subdivision improvements agreement shall contain sufficient safeguards to insure that all
sidewalks and trails are completed concurrent with or before development.
(2) Location Requirements: The developer shall dedicate trails to the Town which are reasonably necessary
and/or convenient to the subdivision, including the following:
(a) Trails identified in the Town of Fraser Master Pathway Plan;
(b) Trails identified in the Grand County Headwaters Trails Master Plan;
(c) Trails that provide access to schools, shopping areas, parks, existing trails, open space, public
lands and other public places;
(d) Trails are encouraged to take advantage of the visual qualities of the area and should be designed
to be an alternative to vehicular traffic;
(e) Trails that link residential areas;
(f) Trails parallel to waterways;
. (g) Detached, paved, 6' ,Q trails shall be provided adjacent to alai and collector streets.
(3) Design. Requirements:
(a) Separation between public rights-of-way and trails is encouraged unless topography or other
physical constraints necessitate a trail parallel to a public right-of-way. The minimum distance
between public rights-of-way and trails shall be 10' horizontally. Grade differential or differing
surfaces shall be provided between trails and public rights-of way to discourage crossover by
vehicles, pedestrians, and bicycles.
(b) The type of construction for trails and walkways shall be compatible with the anticipated use.
(c) . Sidewalks shall be 5' wide on each side of the street and shall be required in the Business Zone
District and in all Mixed Use, Accommodation, Lodging, and Commercial Zoned Planning
Areas in all Planned Development D stricts (POD). Pavement shall meet the minimum criteria
of3" asphalt/concrete pavement. Si ewalkspecs to be adjusted after engineering review.
(d) All sidewalks and trails shall be ram d at all intersections or other pedestrian crossings in
accordance with handicapped accessi ility standards of the Americans with Disabilities Act.
(e) Trails that create unsafe road crossin s are to be avoided. Special structures and/or traffic
control devices may be required at TO d crossings for safety.
(f) Trails shall be constructed to provide stable subgrades suitable for support of heavy equipment
and pavement. The minimum pathw y section shall consist of 6" of compacted road base over
compacted soil. Trail specs to be ad.usted after engineering review.
(g) For trails where pavement is not requ red, the surfacing shall be aggregate base course with
sufficient fines to provide a smooth, ense surface when compacted. Gravel surfacing shall be
compacted to a minimum of 95% Sta dard Proctor Density. Trail specs to be adjusted after
engineering review.
(h) Adequate drainage measures shall be provided along and across sidewalks and trails to
prevent erosion damage and to allow ree passage of drainage flows.
SECTION 12-6-8 DRAINAGE, WATER QUA ITY, AND SNO\V STORAGE
(I) Drainage Study. The subdivider shall SUblt a dminage plan forthe proposed subdivision. The
subdivider shall further provide all easeme ts and drainage facilities called for in the plan. Drainage
easements shall be shown on the final deve opment plat, and all drainage facilities shall be considered
public improvements. All capital costs ass ciated with handling runoff generated by a subdivision
shall be paid by the subdivider and all ongo ng maintenance and operation costs of structures on public
property or easements shall be paid by the own, unless it is agreed that the subdivider or his or her
successors will maintain the drainage facili ies. The drainage plan shall be prepared by a registered
professional with proficiency in the fields 0 hydrology, hydraulics, and soils engineering, and shall
include a contour map showing all existing nd proposed water courses, including seasonal course
limits of tributaries, indicating the surface c nditions and points of departure from the subdivision, and
computations of the changes in flows antici ated as a result of the development. The drainage plan
shall result in a theoretical zero increase ov ,r historical levels in run-off volumes and velocities as a
result of the development. Drainage structu es shall be designed in a manner that will not re-Iocate the
point at which channels cross the boundary ine of the subdivision, and will not increase the
magnitude, depth, or velocity of flow at the oint at which channels cross the boundary line of the
subdivision. The drainage plan shall be rev ewed and approved by Town Staff to ensure that the
!nformation presented is accurate and uses s andard engineering practices to solve expected drainage
Issues.
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(2) . Water Quality. the subdive shall show evideuce and plans to ens8hat the proposed development
will not result in the degradation of streams, rivers, creeks, or other watercourses. This standard shall
apply to both the construction activities and the ultimate use of the land. Features such as percolation
pits, settling ponds, filtration galleries, sandtraps, grassed waterways, and the ultimate maintenance of
these items shall be addressed and resolved prior to final development plat approval. No direct
discharges to creeks, streams, rivers, or other watercourses are allowed unless preceded by 1 or more
of the above water quality control structures.
(3) Soil Erosion Control Devices and Revegetation. Erosion control and revegetation plans are required
for all major subdivisions. These plans may also be required for minor subdivisions on sensitive sites
(e.g., steep slopes or highly erodible soils) at the discretion ofthe Town. Erosion can be controlled in
a number of ways, such as keeping the disturbed area small, quickly re-stabilizing disturbed areas, and
retention of sediment within the disturbed area. Revegetation landscaping shall be provided for all
disturbed areas. Topsoil shall be saved and protected from erosion during construction and used for
revegetation of disturbed areas. Revegetation must be guaranteed by a performance agreement to be
successful for 2 growing seasons. Native or drought resistant plants shall be used.
(4) Dips and Swales. Concrete dips, pans, valley ditches or swales are required at street intersections to
direct water through intersections.
(5) Snow Storage. Adequate snow storage shall be required and depicted on the final development plat.
(a) 1 S.F. of snow storage space is necessary for each 3 S.F. of land to be cleared.
(b) Snow storage shall be graded so drainage for these areas flows away from adjacent
building sites.
(c) Snow storage shaH not interfere with intersection views, traffic, or signage.
(d) Snow storage shaH not be located on, or adjacent to wetlands without sediment control devices.
(e) Snow storage shaH not be located adjacent to waterways without sediment control devices.
(6) Subdividers shall be required to connect to, and conform to the specifications of, the Town drainage
system.
(7) Lot and Adiacent Land Drainage. Lots shall be laid out so as to provide positive drainage away from
aH buildings, and individual lot drainage shall be coordinated with the general drainage pattern for the
area. The drainage system shall be designed to accommodate not only runoff from the subdivision, but
also, the historic runoff for those areas adjacent to and upstream from the proposed subdivision, as
well as its effects on lands downstream.
(8) Phased Development Drainage Plans. A general drainage plan for the entire subdivision shall be
presented as part of the first phase of a phased development, and appropriate development stages for
the drainage system for each phase shall be indicated and constructed.
SECTION 12-6-9 UTILITIES STANDARDS
(1) Location. All utility facilities, including but not limited to, natural gas, electric power, telephone, and
cable television, shall be located underground throughout the subdivision. Whenever existing utility
facilities are located above ground (except when existing on public streets and rights-of way) they shall
be removed and placed underground. Transfonners, pedestals, or connection boxes may be located
above ground but must be adequately screened with planting material. Transformers, pedestals, or
connections boxes shall not be placed in any public right-of-way to avoid conflict with snow plowing
and removal. AH utility facilities existing and proposed throughout the subdivision shan be shown on
the final development plat. Underground service connections to the street property line of each platted
lot shall be required and installed at the subdivider's expense. At the discretion of the Commission,
the requirement for service connections to each lot may be waived in the case of adjoining lots to be
retained in single ownership and intended to be developed for the same primary use. Utility systems
shall be arranged and located in such a manner as to avoid cross connections, minimize trenching, and
adequately separate incompatible systems.
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(2) . Oversizing for Extensions. Qrsizing for likely extensions may be Qred to serve future phases of
development. Utility lines, water and sewer mains, and drainage facilities shall be sized to serve
the total number of established and anticipated units in the subdivision and shall extend the full length
of the subdivision. Oversizing may also be required to serve adjacent properties if a plan is in place at
the time of subdivision approval stating the cost of oversizing will be paid by subsequent users of
the oversized main.
(3) Soil Compaction. Soil compaction shall be required for fill of all utility lines, including service
connections, within any public right-of-way. The compaction shall be 95% Standard Proctor Density.
(4) Proper coordination shall be established between the subdivider and the applicable utility companies
for the establishment of utility easements, all of which shall be indicated and dedicated on the final
development plat.
SECTION 12-6-10 WATER SUPPLY
(I) Connection ReQuired. Each building site within a subdivision shall be connected to the Town's public
water supply facilities. Water supply service lines shall be required to serve all lots.
(2) Design. The internal water distribution system of each subdivision shall be designed and sized
hydraulically to meet the initial and future demands of the proposed subdivision and shall be approved
by Town staff Subdividers shall consult with the Town for complete water system specifications.
(3) Fire Hydrants. Fire hydrants shall be required in all subdivisions and will be located in conformity
with the Uniform Fire Code. Generally, fire hydrants shall be located no more than 1000 feet apart
and within 500 feet of any structure, however each location and fire flow demands shall be approved
by East Grand Fire Protection District No.4. No fire hydrant shall be acceptable unless the outlet
threads correspond with the hose threads used by East Grand Fire Protection District No.4.
Subdividers shall consult with East Grand Fire District for specifications.
SECTION 12-6-11 W ASTEW A TER DISPOSAL
(I) Connection Required. Public sewage collection, treatment and disposal facilities shall be required in
all subdivisions, and shaH be provided by the Fraser Sanitation District or its successor. Sewer service
lines shall be required to serve all lots.
(2) Design. Collection systems shall be designed to meet the initial and future demands of the proposed
subdivision and shall be approved by the Fraser Sanitation District engineer. Subdividers shall consult
with the Fraser Sanitation District for complete wastewater system specifications.
SECTION 12-6-12 NATURAL FEATURES AND LANDSCAPING REQUIREMENTS
(I) General. Because l~ndscaping on public and private lands is essential to the aesthetic values, ecology,
and soil conservation of the Town, it is hereby declared to be a benefit to the general public. As such,
landscaping shall be subject to regulation, be fully described in a subdivision improvements
agreement, and ensured by a guarantee. No trees shall be removed from any subdivision nor any
change of grade of the land effected until approval of the final development plat has been granted.
(2) Preserve Existing Trees. Shrubs. and Natural Features. All subdivision developments shall be
responsive to site and natural conditions while minimizing disturbance to land and existing vegetation.
Removal of trees, shrubs, and non-hazardous native plant materials generally should be limited to
removal of those essential for development of the site. The landscaping plan shall demonstrate that a
reasonable effort has been made to preserve existing healthy trees and shrubs. Watercourses, historic
spots and similar irreplaceable assets, shall also be preserved in the design of the subdivision. The
final development plat shall show the number and location of all existing and proposed trees and
shrubs.
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9) . R... Ve~etaliolt ReVegetatgandscaPing shall be provided for all :;ied and disturbed areas.
Topsoil shall be saved and protected from erosion during construction and used for revegetation of
disturbed areas.
(4) Appropriate Plant Materials. Native or drought resistant plant species are to be used whenever
possible. Bluegrass and other grasses requiring high consumption of water are strongly discouraged.
Ornamental non-living materials, such as decorative rock, wood chips, mulch, brick and paving stones
shall be permitted to be incorporating into a landscaping plan. Trees and shrubs shall be of the
following minimum trunk diameter at the time of their planting: Deciduous trees-2 inches in caliper,
measured 1 foot above the ground; Coniferous trees-6 feet in height. The Colorado State Forest
Service and/or the Town gardener will review all landscaping plans.
(5) Public Improvement. Landscaping must be guaranteed by a performance agreement to be successful
for 2 growing seasons. Landscaping that dies within the 2 year period shall be replaced and shall be
required to live for at least 2 years from the time it is replanted.
(6) Obstruction of Signs and Fire Hvdrants. Vegetation shall be placed so as not to block sight distances
from driveways, comers, and/or intersecting streets and to avoid snow storage that may enter the lot
during plowing operations. No vegetation shall be located so as to interfere with the ability of motor
vehicle operators to have unobstructed vision of traffic and street signs. Fire hydrants shall not be
obstructed by landscaping.
SECTION 12-6-13 BUILDING MATERIALS AND COLORS
(I) Building materials should be predominately natural, such as wood siding, natural stone masonry,
exposed wood structural beams, logs, heavy timbers, stucco, and masonry.
(2) Colors of buildings should predominately be natural colors and stains. Bright colors should be
reserved for trim, etc.
SECTION 12-6-14 ADDITIONAL STANDARDS FOR CONDOMINIUMS, TOWN HOMES, AND
APARTMENTS
(1) Density. All design standards set forth above shall apply to the construction of condominiums,
townhomes and apartments. In addition, there shall be a maximum density of 1 unit per 2,178 square
feet (20 units/acre) of gross land area of the property subdivided.
(2) Open Space. 55% of the area subdivided shall remain as open space. The open space shall be
established by dedication, reservation or conveyance. No such dedication, reservation or conveyance
of open space shall be to the public or the Town of Fraser without specific written acceptance of such
open space from the Town. If any dedication, reservation or conveyance is for the use of owners of
units within the condominiums, or townhomes, then the applicant shall provide for the creation of an
homeowner's association with powers of assessment for maintenance, improvements and upkeep of
such areas. Articles of incorporation, by-laws and other necessary legal documentation establishing
the homeowner's association are also to be submitted to, approved, and recorded by, the Town.
(3) Declarations. When any division of property creates an individual airspace unit and/or an interest in
common elements, a condominium/town home declaration shall be executed by the fee title owners and
lienholders, if !Plicable, which shall include, as a minimum, the following:
(a) The leg I description of the real property, and the individual units.
(b) The cha acter, duration, rights, obligations, and limitations of ownership.
'4) . Quit Claim Deed. When a~iVision of property creates an interest Ilmmon elements, a quit claim
deed, which transfers the common elements to the homeowner's association, must be recorded with
the Grand County Clerk and Recorder.
(5) As-Built Plat. An as-built plat, which is an amended final development plat that shows the exact
locations of all public and private improvements on a development site, must be recorded with the
Grand County Clerk and Recorder. For condominiums, as-built plats will also include a plat sheet that
depicts the horizontal and vertical layouts of the air spaces.
(6) Parking Spaces. Drivewavs and Retaining Walls: All parking spaces are to be defined with cribbing or
similar material and parking stalls clearly defined. All parking spaces and driveways are to be hard
surfaced. Any parking area within a multi-family use area larger than 40 spaces must provide interior
landscape islands. Islands must contain a minimum of I tree and 4 shrubs per island. I additional tree
may be provided in lieu of each 4 shrubs required. Parking lot landscaping shall be included in the
overall site requirement. Any retaining walls of over 4' in height shall be designed by a registered
engineer and constructed to Uniform Building Code standards
(7) Trash Areas: All dumpsters shall be easily accessible by trash collection vehicles and completely
screened from public view by either landscaping or a fenced-in dumpster enclosure.
(8) Public Phones: Public phones shall be required in subdivisions of more than 4 units at the discretion
of the Commission.
(9) Titne Share and/or Interval Ownerships:
(a) Share divisions shall number no more than 6 with quarterly maintenance and
improvements periods interspersed between the time interval shares.
SECTION 12-6-15 ADDITIONAL STANDARDS FOR COMMERCIAL CONDOMINIUMS
(I) Landscaping and Open Space. A landscaping/open space plan shall be required detailing the
landscape design, plant species, and permanent maintenance provisions for a minimum of 15% of the
gross land area of the site. A minimum of2 trees and 4 shrubs for each 1000 S.F. of landscaped area
shall be provided. 1 additional tree may be substituted in lieu of each 4 shrubs required.
(2) Buffer Area Landscaping Requirements. Where a business, commercial or industrial uses abut
residential uses, a landscaped wall or fence with a minimum height of 5' must be placed along such
abutting property line.
(3) Public Improvement. The developer will be responsible for the replacement of revegetation and
landscape plantings for 2 growing seasons after installation. Drought resistant plant species are
encouraged.
(4) Condominium Square Footage. The minimum square footage per commercial condominium shall be
300 S.F. of gross floor area.
(5) Applicable Rules and Regulations. Conversion of existing commercial leased space shall meet all
applicable rules and regulations of the Town.
(6) Parking Spaces. Driveways. and Retaining Walls. All parking spaces and driveways are to be hard
surfaced. Any parking area within a commercial use area larger than 40 spaces must provide interior
landscape islands. Islands must contain a minimum of I tree and 4 shrubs per island. 1 additional tree
may be provided in lieu of each 4 shrubs required. Parking lot landscaping shall be included in the
overall site requirement. Any retaining walls of over 4' in height shall be designed by a registered
engineer and constructed to Uniform Building Code standards
(7) Snow Storage. A snow storage and/or removal plan shall be required for all driveways, parking and
loading areas.
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(8) Trash Areas. All trash and storage areas are to be completely screened from public view by either
landscaping or a fenced-in dumpster enclosure. These areas are to be accessible for easy pick up and
delivery.
(9) Legal Documents. Legal documents such as those described for a residential condominium/townhome
shall also be required and recorded.
SECTION 12-6-16 ADDITIONAL STANDARDS FOR MIXED-USE SUBDIVISIONS
(1) Landscaping: A landscaping plan shall be required detailing the landscape design, plant species, and
permanent maintenance provisions for all mixed use developments. A landscaping plan shall be
required detailing the landscape design, plant species, and permanent maintenance provisions for a
minimum of 15% of the gross land area of the site. A minimum of 2 trees and 4 shrubs for each 1000
S.F. of landscaped area shall be provided. 1 additional tree may be substituted in lieu of each 4 shrubs
required
(2) Buffer Area Landscaping Requirements. Where a business, commercial or industrial uses abut
residential uses, a landscaped wall or fence with a minimum height of 5' must be placed along such
abutting property line.
(3) Open Space: The percentage of open space required will be based on the following formula:
Gross SF of Floor Area Open Space Land
Group or Land Use Area Use Area Required
I. 75%-100% CO,I 15%
25%-0% R 15%
II. 50%-75% C, 0, I 30%
50%-25% R 30%
III. 5%-50% C, 0, I 40%
95%-50% R 40%
IV. 0%-5% C, 0, I 55%
100%-95% R 55%
C=Commercial, O=Office, I=Industrial, R=Residential
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