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The intent of this Section is to provide guidance on the layout, density, width, size, setback and depth that is generally acceptable for land development in Town of Rangely based on the land type and character of the area in general.
300.2 Performance Standard
Dimensions are to be not less than those defined unless based on reasonable design considerations, the Planning Commission finds it necessary to make adjustments in order to fulfill the intent as described in the illustrations of this Section. Illustrations assume road use (LOS-Level of Service) at local level only. Adjustment may be required according to differing LOS. The intent of this Section is to provide provisions so lots, buildings and accessory uses fit in scale and size with the intended use as well as those of surrounding uses and should be administered in such a consistent manner.
Structure height is limited to those stated in the table below unless it can be clearly demonstrated that a height greater is necessary for the use and that the design can compliment surrounding uses. If a height variance is requested, it will be incumbent on the proponent to demonstrate necessity and design complementary to the neighborhood.
*Heights greater than those stated shall be determined varied only as through a conditional use permit, and unless absolutely necessary, are restricted to 35 feet.
The purpose of a setback is to provide both a consist design premise within certain zones and establish patterns for infrastructure. These setbacks shall be adhered to unless a variance is granted by the Town Council after consideration and ruling by the Planning Commission. As noted below, each setback has a built-in variance noted as a “w” and number. This allows variance of the setback by that amount by the administrators. This inherent adjustment shall not be granted by the administrators unless it is demonstrated that it is absolutely necessary for the design and generally is only available in areas of the town where construction has already occurred and other accessory building or remodeling are ongoing.
300.4.1 Native Zone
This district consists of lands in their basic natural state that cannot be used except for limited purposes and/or that have environmental and/or public prescriptions applied to them. These include Federal Bureau of Land Management Lands, Department of Wildlife lands, un-buildable riparian areas and wild lands in general. These lands border and/or are mixed in with Country zone lands. Development in these lands requires a Conditional Use Permit and all dimensions, sizes, setbacks and other considerations shall be addressed through the process granting of such permit.
300.4.2 Country Zone
This district is comprised of areas which are in an agricultural, natural and/or open state, and/or areas utilized for large lot single-family development (generally greater than one acre in size) that have accessory activities such as, but not limited to, the raising of animals, small lot gardening and other rural ctivities in reasonable proximity to public and recreational designated lands in the native zone.
300.4.3 Suburban Zone
This district is composed of single-family detached dwellings of one or two stories, constructed on lots of less than one-half acre in size. This category includes conventional types of residential development with lots fronting public streets with improvements. Ordinarily, suburban zoned land is bordered on the outside by rural residential zoned land, and on the inside by urban zoned land.
300.4.4 Urban Zone
This district is bordered on the outside by suburban or industrial zones and otherwise, the town. It makes up the traditional smaller lots of the original town and is in transition in some areas. It has limited mixed use and business development. It includes multi-family and apartments.
300.4.5 Town Zone
This district in the zone is typified as the downtown. Uses include commercial businesses, single-family dwellings, multi-unit dwellings, duplexes, townhouses; retail and service facilities, including the “traditional commercial strip” within the town. The uses in the zone are quite diverse and are comprised of commercial establishments, catering to the needs of travelers, such as service stations, restaurants, motels, travel trailer parks, recreational vehicle parks. Multi-family and single-family homes and apartments generally line the outer edge of the district and should have setbacks consistent with those in the Urban Zone. Commercial uses in the inner portion along or just off Main Street may have setbacks that are zero lot line if the applicant demonstrates the intent to meet fire code and other reasonable performance criteria such as considerations for off loading in alleys, otherwise setbacks as noted should be followed. Uses requiring parking exceeding that provided in public right-of-way or lot shall have additional onsite parking consistent with the standards of this LUC.
300.4.6 Industrious Zone
This district is comprised of areas that include all forms of commercial activity to the east and west of Town and areas of larger lot industrial service development. Light industrial, transfer stations, oil and gas storage, maintenance facilities, aircraft maintenance facilities, corporation yards, fabrication, repair enterprises, and other related uses of light industry are found in these areas. Limited mixed use is interspersed throughout with some residential with sales activities occurring.
300.5 Lot Coverage and Density
In all cases, density and lot coverage shall reflect the established pattern within the surrounding area and the layout consistent with the type of zone in which the lot exists. The following standards reflect the coverage and density permitted for structures (buildings, shops, barns, sheds, corrals, etc) in the various districts. Coverage, design, and density are to be based on these standards although final determination is left to the interpretation of the administrators.
Residence: Unless designed as a duplex, or other multi-family property, and in conformance with this and other sections of this LUC, only one residence is allowed per parcel in the Town.
Urban and Town Zones: The total ground area covered by all buildings (houses, garages) and structures (sheds, gazebos, carports) on the parcel shall not exceed 80 percent (80%) of the total ground area of a parcel.
Suburban: The total ground area covered by all buildings (houses, garages) and structures (sheds, gazebos, carports) on the parcel shall not exceed 60 percent (60%) of the total ground area of a parcel unless specifically designed for another density at the time of final plat approval. The total coverage of all structures, parking, roads, landscaping and associated stormwater and other control measures shall be accommodated within the subdivided lot area. Density shall be compatible with surrounding land uses based on the conformance of the submitted plan with the density fit in scale and size like other suburban zoned properties within the Town.
Country: The total ground area covered by all buildings (houses, garages) and structures (sheds, gazebos, carports) on the parcel shall not exceed 50 percent (50%)of one acre regardless of parcel size.
Family or Domestic Servant Housing: Upon notice to the Town, an additional home for use by a relative or domestic employee only, is permitted provided:
that the home is built to be no more than half of the size of the primary residence;
that no more than 60% of the property is covered by residence or in the case of the country zone does not exceed the 50% acreage coverage requirement;
the property zoning permit notes that the parcel cannot be subdivided, and;
that the property is only occupied by a direct relative (mother, father, brother, sister, son, daughter) and is not for rent, and/or;
a worker who is under the employment of the resident of the primary residence and it is not rented from such owner.
Impervious Surface: The impervious surface (total of all roof, pavement, asphalt covering) of a lot shall not exceed that which the design can reasonably accommodate necessary secondary infrastructure including stormwater drainage and landscaping.
Adjacent Structures: In all zones adjacent structures such as but not limited to open patios, stairways, decks, terraces, unenclosed porches, and carports and other open structures shall be designed so as not to encroach on neighboring property. Ordinary projections such as, but not limited to, stairways, chimneys and flues shall be placed so as not to obstruct light and ventilation for the subject or neighboring buildings.
Through Parcel: On a through parcel the front yard requirements of the district in which such parcel is located shall apply to both street frontages.
Corner Parcel: On corner parcels a required street frontage shall be at least fifteen (15) feet wide.
The intent of this Section is to establish landscaping, buffering, screening and fence standards so that features can be incorporated into a development in keeping with the overall design and provide aesthetic value for the community including:
301.2. Landscaped Areas
The following types of landscaped areas may be required in Town of Rangely:
In addition whenever construction or grading denudes existing vegetative cover, such that plant life is removed and/or severely damaged and where these areas are not put to a use by being covered with new improvements including landscaping, the land shall be successfully re-vegetated (reclaimed) with a substantial mix of native, adaptive and drought-tolerant grasses and ground covers. The density of the re-established vegetation must be adequate to prevent soil erosion and control dust. When not in multiple use zoned areas, oil and gas wells and associated equipment may be required to be screened to lessen impact and/or integrate with the landscape.
301.3 Landscape Plan
The administrators shall require a landscaping plan of sufficient detail (whether by a single written statement or a complex plan as the case may merit) when it is not obvious how the applicant will comply with this Section. All landscaping shall use native, adaptive and drought tolerant plant materials appropriate for their USDA designated hardiness zone. Invasive and exotic plants shall not be used. All landscape plans must have sufficient water available for irrigation required to maintain the health of proposed plants. All landscaping plans should incorporate healthy, existing trees and shrubs wherever possible. As requested these trees and shrubs shall be shown on plans and/or on the landscape plan and labeled as existing. They must also be listed on the plant list with their current size shown. When requested by the administrators a written explanation for the removal of existing trees and shrubs shall be submitted with the landscape plan.
A landscape plan for new development shall promote improvement such that new development does not detract from existing development in the area. A landscape plan shall be balanced to integrate the development. It should not create inconsistency between uses either through application of, or by not applying the correct level of standard. The feature must be of a scale and design that is compatible with its surroundings. A landscape plan achieves primarily the goal of the owners and the community. A premium shall be put on screening and buffering to mute the effect of harsher land uses such as automobile shops and light industry. A landscape plan should be used to maintain character in areas such as the scenic byway to preserve the existing sense of place.
A Certificate of Occupancy will not be issued unless the following criteria are met regarding an approved landscaping plan:
301.4 Landscaping, Screening and Buffering Design Standards
The administrators shall incorporate landscaping, buffering and screening into the design elements of all new development and/or all major remodeling projects to effectively achieve visual compatibility with adjacent properties and/or uses. Landscaping, screening and buffering may also be required to lessen other negative impacts of new development such as, but not limited to, noise. Existing land uses may be required to provide landscaping, buffering, and/or screening if a use is changed, expanded, enlarged or in anyway increases impacts on adjacent properties or rights-of-way, over what is present at the time this LUC was adopted.
301.4.1 Examples of situations when landscaping, buffering and screening is required:
301.4.2 All areas designated for landscaping, screening, and buffering shall comply with these standards as they may apply, and after consideration and discussion on final design with the administrators, recommendation by the Planning Commission, and final approval of the Town Council:
301.5 Landscaping, Screening and Buffering Arrangement and Location
When a plan specifically states that plant materials will be planted at a particular distance apart, then that spacing must be arranged so that it does not cause risk to public safety or disturbance such as but not limited to:
Lighting used in the landscape plan must comply with standards on lighting.
Due to the semi-arid climate, landscape plans that incorporate water features such as fountains, waterfalls and ponds and/or existing natural water features must comply with the following standards:
301.8 Livability Standards
All plant materials must be kept in a healthy condition. Dead plants must be removed and replaced as necessary. Diseased, insect- or parasite-infested plants that cannot be effectively treated to prevent premature death or the infestation of other plants must be removed and replaced within one growing season in which the plant material exhibits at least one of the above conditions. All plant materials must be installed in the best possible manner to ensure their continued viability. Shrub and flower beds must be lined with a weed barrier mesh (or similar material designed for weed control) to prevent the introduction of noxious weeds. The Town Manager may grant an extension and may require adequate financial assurance from the applicant to ensure replacement.
301.9 Fences, Walls and Hedges
Fences, walls, and hedges shall be permitted only as follows:
301.10 Design Standards for Fences, Wall, and Hedges
Annual. A plant that, under typical conditions, lives for only one year (see Perennial).
Buffer. A designated landscaped area that serves to visually cushion one abutting or nearby structure or use from another by plant materials, fencing, walls, land forms or a combination of these to provide a visual and physical separation between uses. A buffer creates a year-round, semi-opaque barrier; a filtered view between uses is still possible.
Caliper. The diameter of a tree measured 6 inches above the ground up to a 4-inch caliper. For a larger caliper, the measurement is made 12 inches above the ground.
Compatible. Having harmony in design, appearance and function or use. Uses that are similar in intensity, traffic generation, parking needs, noise or odor generation and that are well suited to operating in close proximity to each other with minimal conflict. Some conflicting uses can become compatible through buffering, screening or other measures.
Coniferous: Trees and shrubs that generally have needles rather than leaves, bear cones, and typically remain green throughout the year (see Deciduous).
Deciduous. Trees and shrubs that lose their leaves at the end of each growing season and develop new leaves the following season (see Coniferous).
Defensible Space. A natural or man-made area, where woody vegetation capable of allowing a fire to spread unchecked has been treated or modified to slow the spread and reduce the intensity of an advancing wildfire, and to create an area for fire suppression operations to occur.
Drip Line. An area around the tree trunk that generally includes the spread of the tree branches. Also that area around a structure that is beneath the roof overhang.
Ground Cover. Low growing plant materials intended to spread over the ground. Also includes mulches used to fill in plantings and grass.
Landscape. The application of designed areas of property exclusively set aside for living plant materials and associated non-living ornamental materials such as but not limited to plant beds, mulch, fencing, walls and decorative pavers.
Landscape Area. That part of the property exclusively set aside for living plant materials and associated non-living ornamental materials such as mulch, fencing, walls or decorative pavers.
Mature Crown. The width of the area occupied by the branches of a healthy, full grown tree that has not been pruned and has been grown in a constructed landscape below 6,000 feet elevation.
Mulch. Non-living material used for covering bare ground between plant materials in a landscaped area to retain water, prevent erosion, lessen weeds and generally make a healthier, aesthetic environment for the plant materials. Mulch is composed of loose, non-living materials including wood chips, bark chips and rocks intended for landscape use.
On-Center. A landscaping term that refers to spacing of plant materials by locating the trunk, or center of the plant, a specified distance from the center of the next plant. The term is customarily used when plants will be spaced equidistant from each other.
Opaque. Unable to see through. A level of screening that prevents all views through and can only be accomplished by incorporating a wall, fence, berm or other solid material into the landscape (see Semi-Opaque).
Ornamental Tree. A small deciduous tree that will be no more than 30 feet tall at maturity with no more than a 30-foot wide mature crown (see Shade Tree).
Parkway. An area of grass or other living landscape material between the road and the sidewalk. May be in the right-of-way.
Perennial. A plant that, under typical condition, will live a minimum of 3 years.
Sales Lot. The area where a seller of vehicles, boats, farm machinery, mobile homes or similar items parks such items for storage, display and sale as part of the sales operation.
Screen. A designated landscaped area that serves to visually shield or obscure an abutting or nearby structure or use from another by fencing, walls, land forms, or densely planted vegetation. A screen creates a year-round, completely opaque, visual and physical separation between uses.
Semi-Opaque. Severely limited vision through. A level of buffering that can be created without a wall or fence, by the planting of trees or shrubs in multiple rows or with reduced spacing between plants (see Opaque).
Shade Tree. A large deciduous tree that will be at least 30 feet tall when mature with at least a 30-foot wide mature crown (see Ornamental Tree).
Supplemental Irrigation. Water provided to plant materials in excess of natural rainfall. It is required for the first two growing seasons for newly transplanted landscapes.
Transition. Using landscaping to smooth and screen the change from one type of land use to another.
Xeriscape. Landscaping concept that requires less water on vegetation that is suited to soils and climate
The intent of this Section is to provide each property owner with an opportunity for effective identification while maintaining the visual appearance of scenic corridors, business, commercial, and industrial areas by avoiding clutter and excessive signage in terms of area, number, lighting, and other features.
No sign, not specifically exempted by this LUC, shall hereafter be located, erected, moved, reconstructed, enlarged, converted, or structurally altered unless such sign conforms to the provisions of this title.
302.3 Signs Exempted
The following signs shall be exempted from the requirements of this LUC:
302.4 Signs Prohibited
302.5 Review Criteria
Sign approval shall be obtained prior to the placement of any permanent identification sign in the Town. Signs that do not conform to this Section shall be handled under the Enforcement Section of this LUC. The administrators shall approve a sign permit only under the following conditions:
Any application for sign approval will follow the same process as for notice of activity and in general shall include:
The administrators shall review applications as expeditiously as possible and notify the applicant of a decision of approval. A decision to deny the application must specify review standards that were not met. The administrators decision can be appealed to the Planning Commission.
302.7 Temporary Signs
Temporary signs that are not commercial in nature (such as campaign, election, community event or non-profit fund raiser signs) are allowed without sign approval if they meet all of the following conditions:
302.8 Special Events
Banners, balloons and flags may be used for a time period not to exceed a total of three days in any calendar year to promote a special event. Sign approval is required for a special event.
302.9 Development Identification Signs
A proposed development may include a proposal for an identification sign in preliminary application. The sign will be considered as part of the development plan and the size, height, location and construction materials will be reviewed in the context of the proposed development. Sign approval is required for all development identification signs and is subject to requirements of this section.
302.10 Construction and For Sale Signs
Signs containing 9 square feet or less may be placed on a parcel to identify contractors working on a project on that site or advertise the parcel for sale. These signs cannot be illuminated and must be placed outside any easement or right-of way and must not create a sight obstruction for motorists, cyclists or pedestrians. Construction and For Sale signs do not require sign approval.
302.11 Directional Signage
The Town may be petitioned to add a sign in areas of rights-of-way so the public can be directed to key public assets such as, but not limited to, schools. These posts shall be managed by the Town Public Works Department.
302.12 Standards for Rural Residential and Suburban Districts
One identification sign for each street upon which a residential property faces shall not exceed an area of 3 square feet. Notice and identification number for residences shall not exceed 9 square feet with any one sign exceeding 6 square feet and that are in keeping with the character of the neighborhood.
302.13 Standards for Urban Districts
One identification sign for each street upon which a residential property faces shall not exceed an area of 3 square feet. Notice and identification number for residences shall not exceed 9 square feet with any one sign exceeding 6 square feet and shall be in keeping with the character of the neighborhood. One additional sign advertising home business and other permitted uses not exceeding 9 square feet is permitted.
302.14 Standards for Industrious and Town Districts
All signage shall not exceed 96 square feet with no one sign exceeding 42 square feet for the purpose of announcing the name of a business or service establishment or to indicate the type of goods sold. Height shall not exceed the roofline or parapet of the highest building on the premises.
302.15 Charitable and other Institutional Type Signs
Identification signs for charitable, historical, religious, government, or educational uses may have a sign area not exceeding twenty (20) square feet.
302.16 Non-Conforming Signs
All signs, in all districts, that become non-conforming at the time of the passage of this regulation may be maintained and kept in a state of good repair, so long as such signs are not relocated, replaced or structurally altered.
302.17 Site Considerations
A sign may be erected within a public right-of-way provided it is installed behind the sidewalk or area where sidewalks would normally be installed and proof of insurance is filed with the Town. No sign shall be installed at an intersection so as to interfere with safe sight lines.
Illuminated signs shall be shielded to avoid casting direct light upon an abutting property in any zone, upon any public street or park, or upon any residential building or use. No searchlight or any beam or beacon of light resembling any emergency vehicle or facility shall be permitted as part of any sign.
No sign shall be maintained where by reason of its position, size, shape, or color, it may obstruct, impair, obscure, or be confused with any traffic control sign, signal, or device, or where it may interfere with, mislead, or confuse traffic or be misconstrued as public safety warning or official traffic control sign.
Signs and sign structures shall be maintained in good condition and repaired as necessary. Signs which become unsafe or dilapidated or are no longer functional or are abandoned or become obsolete shall, upon notice from the administrators, be removed or repaired by the owner or lessee of the property on which the signs stand within 30 days from the date such notice is given.
The intent of this Section is to ensure that all new developments have adequate parking areas for transportation and for the particular uses based on the number and types of customers, services and deliveries.
Off-road parking in all new developments and all uses that are substantially changed must comply with the access, circulation and parking standards in this Section.
303.3 Parking Required and Certificates of Occupancy
Off-street parking spaces shall be provided in conjunction with any new structure, or with the addition or change in use of any existing structure within any district, and subject to the standards set down in this LUC.
No Certificate of Occupancy shall be issued by the building official until off-street parking, as required and agreed upon, has been constructed, inspected, and approved. In the event that parking lot pavement, when required, cannot be constructed without unreasonable delay, a Certificate of Occupancy may be issued following the submission of adequate financial security to guarantee the construction of pavement, but in such cases a higher-quality gravel base may be required for the interim period. Drives and parking areas will not be considered complete until all utility laterals have been constructed below the surface of such areas, according to plan.
303.4 Parking Layout and Circulation
Access to parking areas must be designed with clearly defined and unobstructed points of ingress and egress that works to promote smooth flow and public safety from adjacent roadways. Entrances and exits to the parking lot must be sited to minimize disruption to traffic flows on access roads. Speed change lanes or auxiliary lanes may be required to be provided if determined necessary. Entrances and exits to the parking lot must also be sited to minimize conflicts within the parking lot and encourage efficient circulation patterns. In cases where there are adjacent and compatible land uses, parking areas must be designed with circulation between the uses in mind, providing internal connections between the parking areas for the adjacent uses.
Parking lots must be set back from road rights-of-way and from side and rear lot lines in accordance with the following:
Parking lot setbacks for rear and side lot lines may be waived for buildings or uses with shared parking facilities.
Parking lots must be designed to minimize conflicts between vehicles, bicycles and pedestrians. Pedestrian routes that provide direct and convenient access through the site must be identified and incorporated into the layout of the parking lot. To the extent practical, pedestrian improvements must be provided within the parking lot that collect and channel pedestrians safely through the lot, minimizing the need to use driving aisles for walkways. Pedestrian routes must be highly visible, incorporating design elements such as grade separation, special paving, pavement marking or other means to clearly delineate routes for both pedestrians and vehicles. Where pedestrian routes cross driving aisles, consideration must be given to providing pedestrian refuge areas. Pedestrian drop-off areas must be provided where needed, particularly for land uses serving children and the elderly. However, pedestrian drop-off areas must not be sited in any public road rights-of-way.
Drive-in facilities must be designed to minimize interference with access and circulation on public roadways and within the parking lot. To accomplish this, drive-in facilities must be located on separate routes off the primary circulation routes for vehicles, bicycles and pedestrians such as the sides or rear of the parking lot. Drive-in facilities must be clearly signed and marked to provide efficient flow through the facility. Drive-in facilities must provide adequate stacking spaces for automobiles entering and exiting the facility.
Loading zones and service areas must be designed to minimize interference with access and circulation on public roadways and within the parking lot. When possible, loading zones and service areas must be located on separate routes off primary circulation routes for vehicles, bicycles and pedestrians, such as the sides and rear of building. Accesses to parking lots that will also be used by delivery and service vehicles must be designed to minimize conflicts with the movements of other vehicles, bicycles and pedestrians.
303.5 Parking Spaces and Dimensions
An adequate number of parking spaces must be provided for multiple-family, manufacturing, business, institutional, recreational or other non-residential uses to reasonably serve the needs of the property owners, employees and customers and to minimize negative impacts on surrounding properties. The following list provides guidelines for the number of parking spaces for various uses. The number of parking spaces provided for a particular use may be varied from these guidelines provided the applicant submits a description of the type of business, number of employees, number of customers, distribution of customers over time and any other information necessary to support a different number.
An offstreet parking space shall contain not less than one hundred eighty (180) square feet, or a dimension measuring no less than ten (10) feet by eighteen (18) feet and adequately provide ingress and egress by means of an access lane or lanes. Each access lane is to have a minimum width of 22 feet for two-way traffic movement and 11 feet for one-way traffic movement.
Off-road parking spaces may be provided in areas designated to jointly serve two or more buildings or uses provided the total number of parking spaces provided is not less than that required for the total combined number of buildings or uses.
No part of an off-road parking space required for a building or use under this Section can be converted to any use other than parking unless additional parking space is provided to replace converted parking space or meet the requirements of any use for which the parking space is converted.
In lieu of locating parking spaces required by this Section on the lot that generates the parking requirements, parking spaces may be provided on any lot or premises owned, leased or contractually arranged by the owner of the parking generator within a reasonable distance from the property (300 feet ) depending on factors such as but not limited to customer traffic, customer type, and physical features.
Generally, and unless otherwise agreed to by the Town, the number of parking spaces to be provided shall be:
303.6 Construction Standards
It is the responsibility of the use required to provide a parking plan that indicates the surface and landscaping of the parking provided. In general, parking next to buildings and walkways around building shall be hard surfaced. Areas further away from a building may be graveled upon the approval of the Town Manager and/or Planning Commission depending on the review status of the project. All development should plan to provide parking areas compatible with the surrounding uses. Factors for determining surface shall be based on volume of use, design of the area and adequacy of the proposed surface to perform so as not to, create problems of standing water or mud. No parking area may be used as a stormwater retention facility but may include such as necessary through design of in ground features.
The intent of this Section is to provide for the dense location of manufactured homes and recreational vehicles in parks that encourage innovative land use, orderly growth, and promote the general health, safety, and welfare of the public.
The provisions of this Section shall apply to the construction, use, and maintenance of manufactured home parks and recreational vehicle parks in the Town. It is unlawful for any person to construct, alter, extend, install, use, or maintain a manufactured home park, recreational vehicle park within the Town of Rangely except in accordance with this standard.
304.3 Manufactured Homes
A manufactured home is a unit designed and certified pursuant to the National Manufactured Housing Construction and Safety Standards Act of 1974, 42 U.S.C. 5401 et seq., as amended. Homes that are older than 12 years are required to be inspected for integrity by the Town building official prior to placement and upon placement must be upgraded in accordance with new building criteria. Homes found to be in substantial disrepair as outlined by a Planning Commission-approved inspection procedure will be denied placement within the Town. Manufactured homes not placed in a park or specially designed subdivision allowing non-permanent foundations shall be placed on permanent foundations in accordance with applicable Colorado Department of Housing Standards, as amended.
304.4 Recreational Vehicle
Recreational vehicles are permitted in specially designated parks established to accommodate recreational vehicles. Recreational vehicles that do not have their own sanitary facilities (toilet, lavatory, and bathing facilities) are only allowed in designated recreational vehicle parks that provide such accommodations as constructed as part of the park.
304.5 Design Criteria
Manufactured home and/or recreational vehicle parks shall be sited based on a plan provided to the Town that outlines the intent of the use of the land and the management practices for development, maintenance, and other facility considerations. In general, and as agreed to between the Town and owner/developer, the plan and development agreement will be the controlling mechanism for improvements. Development agreements for recreational vehicle parks are not transferable without the consent of both parties to the agreement. For such plans design criteria of this Section shall be met and at a minimum the intent of each criteria item, as applicable, shall be addressed in the plan for final agreement and approval.
304.6 Layout and Spacing
Plans for a manufactured home park and/or a recreational vehicle park shall include the layout and design of the entire area drawn to scale in a readable format. Key features shall include (as applicable) roads, lot spaces, utility lines of all types, playgrounds, bathhouses, offices fences, landscaping, and other physical features. The minimum size and dimensions for a space shall be:
Layout and spacing may be varied provided a clear drawing demonstrates that the provisions for room and spacing can be accommodated in the plan.
304.7 Streets and Drives
304.7.1 The park shall provide unobstructed access to a public right-of-way. Any private drive interior to the park shall be constructed and maintained by the owner, and the owner acknowledges the authority of the Town to establish and enforce vehicular regulations within the park on a private drive as a condition of approval.
304.7.2 Any public streets within a park shall be constructed to the standards of the Town of Rangely as outlined in the final approval agreement between the owner and Town. Minimum widths of private drives serving spaces shall be not less than 24 feet for two-way drives and 16 feet for a one-way drive and shall meet specifications approved by the Town.
304.7.3 Cul-de-sacs on public streets within a park shall meet the standards of the Town.. Cul-de-sacs on private drives shall either meet this standard or take the form of a hammerhead. Wherever possible, design of private drives should avoid cul-de-sacs.
304.7.4 Curb and gutter shall be provided on both sides of any public street within a park or on the side of a public street abutting a park. Sidewalks and/or a trail designed for foot traffic shall be provided within the park.
304.8 Parking Areas and Off-Street Parking
Each park space shall include a properly surfaced (gravel, paving or combination) parking area for off-street parking space sufficient to accommodate one vehicle with access to a public street or private drive. Each parking space shall have a minimum area of 200 square feet (10 feet wide by 20 feet long).
The condition of the soil, groundwater level, drainage, and topography within the park shall be designed to prevent hazard and/or nuisance conditions such as, but not limited to, standing water, weed growth, and muddy areas. The final grade in the park shall be finished to divert water away from parking spaces, stands and other structures within the park to prevent standing water, soil saturation and mud. Suitable materials such as crushed rock, washed stone, or processed aggregate, landscaping such as shrubbery, grass, and shade trees, and earthen structures such as berms, cuts, and mounds shall be used to manage storm waters, prevent standing water and mud development on the site.
All private drives and public streets within the park shall be sufficiently illuminated to ensure safety for park residents. Such lighting shall be provided on poles, and lumens and location shall not be less than the minimum standards for lighting of public streets as established by the Town.. Electrical services for any such lighting shall be underground.
No fixed amount of landscaping is required however, the location and amount of landscaping shall be included as part of the plan and shall be part of the design of any park approved by the Town. Landscaping may include either or both irrigated and dry forms of design. Where live plantings are provided the owner of the shall provide and maintain irrigation.
304.12 Exterior Screening
Screening of the perimeter of a park is required along all sides of the park. Perimeter screening may include structured and/or landscape components. The net result shall be a barrier of visibility into the park that suuronds the facility and is a minimum of five feet high. Landscaping shall be maintained by the owner of the park, including irrigation as necessary.
304.13 Utility Services
A park shall be served by the utility services of the Town (sewer and water) the owner shall install such system(s) in accordance with the provisions of the Rangely Municipal Code and other applicable rules and regulations of the Town. For water service the owner shall install a master meter(s) and shall be responsible for the operation and maintenance of the water system within the park, including individual meters that may be installed at each space.
One identification sign per exterior public street frontage shall be allowed for the park. Each sign shall conform to the requirements for Signs. If lighted, the sign(s) shall utilize indirect illumination only.
304.15 Siting Permits
The owner of a park or his agent shall notify the Town of any manufactured home proposed to be located on a space, and shall notify the owner or tenant of such manufactured home of the need to obtain a siting permit from the Town. Such owner or tenant shall obtain a siting permit from the building inspector two working days prior to the setting up of a manufactured home. The siting permit will only be issued if the building inspector, following his inspection, determines the home can meet the correct alignment on the space including setbacks the home can conform to the requirements applicable building code requirements within the Town; and the space is surfaced with acceptable material and is of proper elevation for the homes stands. Recreational vehicles need not be skirted, but each manufactured home shall be skirted within ten days of placement. Failure of an owner to skirt a manufactured home within such period may result in voiding of his siting permit and discontinuance of utility services.
304.16 Responsibilities of Park Owner
A park owner shall be responsible for the supervision, operation, and maintenance of the park including, but not limited to, private drives, off street parking areas, landscaping, utilities not the responsibility of the Town, private protection facilities, drainage, weed control, insect and rodent control, and refuse disposal.
The administrators shall have the authority to inspect any park in order to determine if the park owner is complying with the approved conditions for siting of the park and other town regulations.
304.18 Service Buildings
Service buildings and sanitary facilities constructed as part of a park shall be designed, constructed and maintained in accordance with the provisions of the Colorado Department of Health Sanitary Standards and Regulations for Manufactured Home Parks, as amended. Illumination of said buildings and the areas around them shall be in conformance with said standards and regulations.