16.6.10.1 Intent The intent of the rural residential land use category is to provide low-density, single-family residential development within the Town s outer fringe. The current land is predominantly rural and agricultural, with some existing residential subdivision developments that are consistent with the future vision of the Severance: Hometown Vision Comprehensive Plan. These areas may have centralized water but are not served by central sewer. Typically, the existing roadway network is limited to rural roads spaced in one mile intervals that correspond to section lines. Rural residential development in this planning area is intended to be large lot residential subdivisions with a pre-determined number of acres per lot combined with the limitations of infrastructure that may be accessible or obtainable. Agriculture or Ag residential may be within or outside the rural residential area. Ag residential development is intended to be large lot residential subdivisions with an agricultural component that is either associated with each lot, a select number of lots, or is a stand-alone agricultural parcel. As with rural residential development, Ag residential is limited by the accessibility or obtainability of infrastructure. However, the number of acres per lot is relative to the agricultural land use component rather than a pre-determined quantity of acres per lot. (See AG Residential Design Option) Development Nodes are intended to be a design option within the rural residential areas. These nodes are located at key intersections as depicted on the Future Land Use Map. The development nodes are further described in Section 16.6.10.16. 16.6.10.2 Density Gross Acreage: 2.5 acres per dwelling unit ( i.e. 50 acres / 2.5 = 20 lots) Encourage diversity/flexibility of lot sizes Minimum lot size: 1.25 acres Density can be higher if open space and/or remaining land is managed Final lot count may be limited by infrastructure or geographic constraints 16.6.10.3 Uses Encouraged Uses: Uses Requiring Additional Review: Single Family Residential Home-based Business (Type II) Accessory Dwelling (Limited) Agriculture - commercial (Type II) Home-based Business (Type I) Parks Schools Golf Courses Churches Outdoor Recreation Agriculture - hobby (Type I) non-commercial, focused (management plan template) Note: Land uses not identified may be considered with additional review to be determined by planning staff at pre-application meeting. See Section 16.3.4. CHAPTER 16 LAND USE CODE RURAL RESIDENTIAL 1
Each project in the Rural Residential district shall have a Management Plan addressing the following: HOA protective covenants for architectural control Fencing Irrigation system, including sources of water Storm water facilities Roads Trails Common areas Privately owned open space Landscape maintenance fund Managed individual wastewater treatment systems Peak season design and annual water requirements (if using agricultural water source) Livestock Management Plan (if applicable) Livestock Management Plans shall address the following: Perimeter fencing and containment areas Gates Lighting Landscaping Barn or outbuilding materials and construction Maintenance of pasture areas Treatment of manure Storage of feed, trailers, equipment, etc. 16.6.10.5 Management Plans In addition to the written livestock management plan, a plot plan is required indicating locations and types of fencing, barns and outbuildings, corrals, pastures, arenas and any other information deemed necessary by the Planning Department. Examples of Management Plans and Plot Plans are available in the Town of Severance Planning Department. 2 RURAL RESIDENTIAL SEVERANCE: HOMETOWN VISION
16.6.10.6 Standards Typical SUBDIVISION Layout: Subdivisions in the rural residential area shall be designed with an internal rural roadway system to serve lots within the subdivision. Each lot shall have frontage onto a roadway. The perimeters adjacent to major roadways shall be landscaped and provide pathways for pedestrian linkages. Fencing shall be open and visually interesting along the perimeter street frontage. The main entrance to the subdivision will typically have a monument sign and landscaping. Open space and drainage corridors within the subdivision will provide opportunities for pedestrian linkage to adjacent subdivisions. Each subdivision proposal should reflect the Severance: Hometown Vision community vision, guiding principals and community design values. Ag / Open private property Pedestrian linkage typical (see 16.6.10.9) Perimeter fencing standards (see 16.6.10.10) Rural Local Road Perimeter fencing standards (see 16.6.10.10) Landscape buffer (see 16.6.10.9) Rural Arterial Street Existing development - private property Rural Collector Street Off-street community pathway (see 16.6.10.12) Landscaped entry with monument sign (see 16.6.10.11) CHAPTER 16 LAND USE CODE RURAL RESIDENTIAL 3
Typical SINGLE FAMILY Lot Layout: The vision for a typical single-family lot is to create a buildable area and identify septic envelopes and open/landscape areas. Just outside of the building envelope is a landscape envelope, intended to be planted with irrigated turf and plantings. The area between the landscape envelope and the property line consists of native, non-irrigated landscape in order to create a feeling of openness and uniformity between lots. Fencing shall be reviewed and approved by the HOA and the Town. Septic envelopes (2)- must meet health department setback and sited per soils report* Property line Landscape envelope (irrigated) Building envelope Open space (native, non-irrigated) Fence shall be located within the building envelope and must be behind the front wall of buildings typically livestock fencing to be determined with Management Plan Notes: 1. Building and landscape envelopes are intended to be conceptual and may vary. Envelopes shall be established on the Site Plan, approved by the ARC and submitted with the initial building permit application for each lot. Modification to any approved building envelope shall require HOA and Town Planning Department approvals. Rural Local Road 2. Minimum side and rear setback to any improvement including irrigated turf shall be 25 feet. (Trees and shrubs with drip irrigation excluded) 3. *Final location of septic envelopes shall be identified on plot plan; location and size shall be determined by health department and soils analysis. 4. Maximum amount of irrigated area - 25,000 s.f. 5. Ag/Livestock fencing may vary per Management Plan. 4 RURAL RESIDENTIAL SEVERANCE: HOMETOWN VISION
16.6.10.7 Street Standards RURAL LOCAL ROAD WITH VALLEY PAN: RURAL LOCAL ROAD WITh borrow ditch: CHAPTER 16 LAND USE CODE RURAL RESIDENTIAL 5
RURAL COLLECTOR STREET: RURAL ARTERIAL STREET: 6 RURAL RESIDENTIAL SEVERANCE: HOMETOWN VISION
16.6.10.8 HOA Documents and Architectural Standards Review of architecture shall be by developer s covenants, design guidelines, homeowner s association or metro district. Building permit application must be accompanied by a letter from said entity stating architectural approval. Covenants will be recorded with Subdivision Plat. 16.6.10.9 Edges / Landscape The perimeter treatment adjacent to major roadways should include a landscape buffer that is a varying width, with a minimum width of 20. A developer installed fence should be placed inside the property line within an easement on each lot or tract. The landscape should be complimentary to the rural character of the surrounding area. The use of shade trees is encouraged along greenbelt community pathways. 16.6.10.10 Fencing Fencing shall be of a rural character. The treatment should be consistent within the entire development. Fencing located along collector or arterial roads shall be open rail/open character and set back from the right-of-way a minimum of 20. Fencing shall be made visually interesting and shall avoid creating a tunnel effect. Compliance with this standard may be accomplished by integrating architectural elements such as brick or stone columns and incorporating articulation or openings into the design. Varying the alignment or setback of the fence and softening the appearance of fence lines with plantings, or similar techniques is also encouraged. Privacy fences should not be used. For agriculture uses, t-post, wire fences, and electric fences are allowed as per the Management Plan. Perimeters not associated with major roadways shall be fenced by the developer with t-post and wire type fencing or better. Internal common areas, including pedestrian connectivity pathways and drainage conveyance channels shall be fenced by the developer using materials consistent with the development. Management and maintenance of all fencing shall be addressed in the developer s Management Plan. CHAPTER 16 LAND USE CODE RURAL RESIDENTIAL 7
16.6.10.11 Entries and Signage Entry signs and entry features should be a visual and attractive focal point for the development. The type and size of signs should be appropriate for the size of the subdivision. Rural character is highly encouraged. 16.6.10.11 Connectivity Pedestrian connectivity within and adjacent to the subdivision is highly encouraged. Each development shall provide a combination of trails, sidewalks or widened streets to accomplish connectivity. Off-street pedestrian linkage can be accomplished by the use of open greenways and drainage conveyance corridors with meandering trails or paths. Refer to Typical Subdivision Layout for example. Each subdivision must contain a 20 minimum perimeter landscape buffer with a minimum 6 wide community pathway. 8 RURAL RESIDENTIAL SEVERANCE: HOMETOWN VISION
16.6.10.13 Lighting With the exception of lighting for public streets, all other project lighting used to illuminate buildings, parking lots and walkways shall be evaluated during the development review process. 16.6.10.14 Managed Individual Wastewater Treatment System Standsards Design: Prior to submitting for a managed individual wastewater treatment system permit with the Weld County Department of Health, each Owner shall submit their design plans to the Town for review and approval. A. All systems must be designed and installed in accordance with all applicable Weld County Individual Sewage Disposal System regulations and Colorado Department of Public Health and Environment guidelines. Weld County Department of Public Health and Environment has final approval of all managed individual wastewater treatment system designs. B. Each system must be designed to meet the minimum requirements of the development s managed individual wastewater treatment system design as described in the Town s Environmental Management Handbook. C. Each managed individual wastewater treatment system shall be designed for site-specific conditions, including, but not limited to, maximum seasonal high groundwater, poor soils, and shallow bedrock. D. Once the managed individual wastewater treatment system has been approved by the Town, the permit application may be submitted to the Weld County Department of Public Health and Environment. E. Activities such as landscaping, i.e., the planting of shrubs and trees; and construction, i.e., auxiliary structures, dirt mounds, etc., are expressly prohibited in the designated leach field sites. These areas should be maintained through the use of grass. Inspection: A. Prior to backfilling the installed managed individual wastewater treatment system and after final inspection and approval by Weld County, each Owner shall notify the Town in writing requesting an inspection. A pre-determined fee shall be included with the request. Said inspection shall occur within 48 hours (Monday-Friday) of receiving the request for inspection and shall be made to insure the approved design has been properly installed. B. A written approval or denial of approval shall be deliver to the Owner within 24 hours of the inspection. The Owner shall remedy any deficiencies prior to backfilling. C. Another inspection after completion shall be requested and this additional inspection shall occur within 48 hours (Monday-Friday) of receiving a written request for inspection along with a pre-determined re-inspection fee. D. Any additional re-inspections shall follow the above described procedure shall include a pre-determined re-inspection fee per occurrence. E. Once the managed individual wastewater treatment system installation has been approved and subsequently backfilled, a final inspection shall be requested using the same procedure as outlined above. CHAPTER 16 LAND USE CODE RURAL RESIDENTIAL 9
Final re-inspection to remedy deficiencies shall include the re-inspection fees described above. Final approval shalll be in written form and delivered to the Owner within 24 hours of final approval Inspection. Monthly Fees: Every month, the Town of Severence will access a Managed Individual Wastewater Treatment System Fee that will be present on your utilty bill. This fee will cover the cost of the mandatory annual maintenance procedures that the Town of Severance will perform on each system. Annual Maintenance: Each year the Town shall hire qualified technicians to perform the following maintenance procedures on each septic system: A. Inspect the overall system. B. Monitor the sludge level of the tank. C. Clean the effluent filter. D. Alternate the leach field-if applicable. E. Close the ventilation ports on the active leach field. F. Open the ventilation ports on the resting leach field. G. File a report with the Owner and the Town on the tasks performed and the condition of each system. Sludge Pumping: Every five (5) years or as determined each septic tank shall have the sludge pumped by a licensed Weld County septic tank cleaner and the removed sludge disposed of in a proper and acceptable manner. The Town shall coordinate this task with a sludge disposal firm and the Owner shall pay the expenses of the pumping and sludge removal. Any other pumping or sludge removal that may be deemed necessary by the annual inspections or sale of the property shall be coordinated and paid for by the Owner. If property is sold or changes ownership, a managed individual wastewater treatment system inspection may be required as terms of the sale agreement. It is recommended that any inspection records and documents pertaining to a managed individual wastewater treatment system inspection, other than the ones listed above, as required by this Code, be kept by the current owner for future verification purposes. 16.6.10.15 Ag Residential The following are characteristics of the Ag residential design option: A. Agriculture component retained B. Served by domestic water C. Joint access points to and from county roads to reduce driveways where practical D. Conservation easements are an option E. No HOA required F. No interior fencing required G. Density: 1. Minimum lot size (septic) : 3 acres 2. Gross density: 1 d.u. / 6 acres 3. Primary Ag use lots: 50% of land 10 RURAL RESIDENTIAL SEVERANCE: HOMETOWN VISION
SECTION 6 - LAND USE - RURAL RESIDENTIAL H. Perimeter Treatment: 1. Fencing to be addressed on fencing plan 2. Road right of way: same as rural residential 3. Connectivity to adjacent subdivisions not required 4. Landscape can be native I. Management Plans should address the following: 1. Agriculture 2. Land Uses 3. Roadway connections 4. Maintenance 5. Stormwater management report, including release rates and water quality 6. Livestock management plan 7. Road / dust mitigation 8. Fencing 16.6.10.16 Development Nodes Development nodes as identified on the Comprehensive Plan Land Use Map are surrounding key intersections in the areas within the Town of Severance Growth Management Area (GMA) but outside of the Town Core area of the Town. These development nodes are key to the future economic viability of the community, have the potential to be served by urban infrastructure and offer the opportunity for higher intensity land uses. The Town has intentionally not specified the types of land uses in these areas other than generally describing below what the Town sees as the potential for these specific areas. The Town expects that the future development within these development nodes will include a collective vision created through collaboration between the landowner/ developer and the Town of Severance. Proposed uses and the design of these uses should be consistent with the Severance Vision Hometown as described in the Comprehensive Plan and Land Use Code. Development Node 1 Corner of Colorado Highway 14 (Mulberry Avenue) and Colorado Highway 257 This intersection of two busy state highways has high traffic counts, good access into the north end of Fort Collins on Highway 14, south on Colorado Highway 257 to Severance and Windsor and East on Highway 14 to Ault and Highway 85. This intersection has been considered for a localized sanitary sewer plant and is served by North Weld County Water District with potable water. Although sanitary sewer is planned for this area it is recognized by the Town of Severance that limited commercial and industrial uses may still occur prior to the extension of centralized sanitary sewer facilities. CHAPTER 16 LAND USE CODE RURAL RESIDENTIAL 11
SECTION 6 - LAND USE - RURAL RESIDENTIAL Development Node 2 Corner of Colorado Highway 257 and Weld County Road 74 (Harmony Road) The west side of this intersection is in the Town of Windsor Growth Management Area. The east side is in the Town of Severance Growth Management Area. This intersection has high traffic counts with Highway 257 being a key transportation link between Severance and Windsor and to Highway 14 to the north. Harmony Road is quickly becoming a very busy thoroughfare that becomes a key street in the Town Core area of Severance, connecting to the east to Eaton and to the West is becoming a heavily developed corridor through Timnath and Fort Collins with an important link to Interstate 25. Most of the traffic from the Severance area going to Fort Collins or Interstate 25 will utilize the Harmony Corridor. This intersection has planned sanitary sewer provided by the Town of Windsor and is served with potable water from North Weld County Water District. Although sanitary sewer is planned for this area it is recognized by the Town of Severance that limited commercial and industrial uses may still occur prior to the extension of centralized sanitary sewer facilities. Development Node 3 Highway 392 Corridor (North side) The Highway 392 corridor development node is intended to be primarily commercial and industrial with surrounding higher intensity residential land uses. This corridor is governed by a land use and revenue sharing intergovernmental agreement between the Town of Severance and the Town of Windsor. Commercial and industrial land is a required for a portion of the corridor. There are existing commercial and industrial land uses to the south in nearby industrial parks and west in the Town of Windsor s downtown. This area will be served by the Town of Severance sanitary sewer and North Weld County Water District potable water. 12 RURAL RESIDENTIAL SEVERANCE: HOMETOWN VISION
16.6.10.17 Parking Standards The number of parking spaces required shall be based upon the anticipated parking demand of individual uses and shall be as designated for specific uses and situations as follows: Single-family residence Multifamily dwelling residence Public assembly facilities, provided for seated audiences (churches, theaters, auditoriums, etc. Elementary schools (If the school includes an auditorium, the auditorium requirement shall govern if it is greater.) Junior and senior high schools Hospitals Clinics Industrial uses Commercial office Retail stores, customer service establishments, shopping centers and other similar uses Eating and drinking establishments Hotel or motel 2 spaces per dwelling unit 1.5 spaces per unit 1 space for every three seats 2 spaces for every classroom Auditorium requirement or 1 space for every 5 students of maximum capacity 1 space for every 2 beds 5 spaces for every practitioner on the staff 1 space for every 2 employees 1 space for every 300 square buildings feet of G.L.A. 1 space for every 250 square feet of G.L.A. 1 space for every 200 square feet of G.L.A., plus 1 space for every 2 employees, computed on the maximum service capacity 1 space for every room to be rented, plus 1 space for every 2 employees, computed on the maximum service capacity For uses not included in the above list, the Review Process shall determine the appropriate parking requirements. CHAPTER 16 LAND USE CODE RURAL RESIDENTIAL 13