CHAPTER 2.06 SUBDIVISION REGULATIONS AND STANDARDS
2.06.005 Curb, Gutter and Sidewalks.
2.06.010 Culinary Water Systems.
2.06.015 Fire Hydrants.
2.06.020 Sanitary Sewer Systems.
2.06.025 Drainage Systems.
2.06.030 Flood Plains.
2.06.035 Subdivision Proposal In a Flood Plain Area.
2.06.040 Geologic Nature, Geologic Hazards, and High Water Table Areas.
2.06.050 Street Grades.
2.06.055 Street Lighting.
2.06.060 Public and Private Utilities.
2.06.065 Bridges, Pipes and Culverts.
2.06.080 Deep Lots or Flag Lot Developments.
2.06.090 Ditches, and Canals and Natural Waterways.
2.06.095 Fencing Major Canals.
2.06.100 Street Lighting Hillside Developments.
2.06.105 Secondary Water System Improvements.
2.06.005 CURB, GUTTER, AND SIDEWALKS. A buffered sidewalk separated from the street by a landscaped strip shall be installed in any residential zone and shall be designed and constructed in accordance with Title III General Public Works Construction Standards and Specifications, Tremonton Road Master Plan, and Tremonton City Trails, Parks, and Open Spaces Master Plan. The Planning Commission may waive the buffered sidewalk requirement if it finds that compliance with the requirement would be functionally or aesthetically inconsistent with existing development located near or adjacent to the property.
A. Curb, gutter, and sidewalk on both sides of the street. Exception: RR-1 one (1) acre; and R1-20 one-half (½) acre zones may, upon approval by the DRC use the low impact roadway section in Title III General Public Works Construction Standards and Specifications. Individual lots shall not be less than 20,000 square feet in size.
B. The requirement to install curb, gutter and/or sidewalk may be waived by the Development Review Committee if it finds that the property has a topography or location that does not lend itself to curb, gutter and/or sidewalk construction. The Development Review Committee may approve trails constructed in accordance with Title III General Public Works Construction Standards and Specifications in lieu of sidewalks. Except as otherwise provided herein, the developer shall pay for all costs of designing, purchasing, installing, warranting and otherwise providing the improvements required by this Title.
2.06.010 CULINARY WATER SYSTEMS. Culinary water systems shall be extended to each lot in a subdivision and shall be in conformance with Title III General Public Works Construction Standards and Specifications. The developer shall install main water lines throughout the entire subdivision, extending to the farthest boundaries thereof. The City Engineer may require culinary water mains to be looped. All water laterals shall be installed by the developer. The developer shall locate and mark at the property line the location of the ends of culinary water laterals.
2.06.015 FIRE HYDRANTS.
A. Fire hydrants shall be installed by the developer in accordance with the International Fire Code and Title III General Public Works and Construction Standards at locations approved by the City as designated on the Preliminary Plat and the City-approved construction drawings.
B. All cul-de-sacs shall have a fire hydrant located within the turn-around area of the end of the street.
2.06.020 SANITARY SEWER SYSTEMS. Sanitary sewer systems shall be extended to each lot in a subdivision and shall be in conformance with Title III General Public Works Construction Standards and Specifications. The developer shall install main sewer lines and laterals throughout the entire subdivision, extending to the farthest boundaries thereof. The developer shall locate and mark at the property line the location of the ends of sanitary sewer laterals.
2.06.025 DRAINAGE SYSTEMS.
A. Surface water runoff drainage systems shall be designed and installed to handle all runoff generated within the subdivision according to Title III General Public Works Construction Standards and Specifications.
B. Ground water drainage systems shall be designed by a Professional Engineer and approved by the City Engineer.
C. All drainage systems shall be required to extend to the outermost boundaries of the subdivision.
D. Drainage System. Complete drainage systems for the entire subdivision area shall be designed by a professional engineer, licensed in the State of Utah and qualified to perform such work, and shall be shown graphically. All existing drainage features, which are to be incorporated in the design, shall be so identified. If the Final Plat is to be presented in phases, a general drainage plan for the entire area shall be presented with the first phase, and appropriate development stages for the drainage system for each phase indicated. Design requirements for Tremonton City shall be provided by the City Engineer. The drainage system shall be designed to consider the drainage basin as a whole and shall accommodate not only runoff from the subdivision area but also, where applicable, the system shall be designed to accommodate the runoff from those areas adjacent to and “upstream” from the subdivision itself, as well as its effects on lands downstream. All proposed surface-drainage structures shall be indicated on the plans. All appropriate designs, details, and dimensions needed to clearly explain proposed construction materials and elevations shall be included in the drainage plans.
E. Subsurface Drainage System. The requirements of this Section 2.06.025 shall also require that the subdivider or developer address and remedy any subsurface drainage water concerns when determined necessary by the Development Review Committee. The provisions of Subsection (D) above relating to Drainage Systems shall be applied to any subsurface drainage system determined to be necessary as shall any other applicable provisions of this Subdivision Ordinance or other Ordinances of the City relating to drainage systems
1. Field Drains. Tremonton City and the surrounding area have an existing closed drain field drainage systems, these drainage systems are vital to lowering water tables and improving farmland productivity, therefore, developers and builders shall identify field drains when any excavation, installation or construction of any building or infrastructure takes place. Field drains that are disturbed shall be repaired or routed as to not interfere with the water flow of the field drain system.
2.06.030 FLOOD PLAINS. Any Subdivision or Development in or adjacent to a flood plain identified by the Army Corps of Engineers, Federal Emergency Management Agency (FEMA) or State and Federal laws. Shall comply with the provisions of Chapter 1.12 Flood Damage Prevention Overlay Zone of Title I and any other Tremonton City Ordinances.
2.06.040 GEOLOGIC NATURE, GEOLOGIC HAZARDS, AND HIGH WATER TABLE AREAS.
A. Geotechnical Report. All Applications for a Site Plan or Subdivision approval shall provide a Geotechnical Report prepared by a Professional Engineer licensed in the State of Utah. The report shall identify the Geologic nature of the proposed site and provide recommendations for planning, engineering design, and construction techniques to be utilized showing the location and height of all subsurface ground water areas. If roads are to be constructed through the subdivision the Geotechnical Report shall include the California Bearing Ratio (CBR). This report shall be completed and submitted to the City prior to Final Plan approval.
B. Condition, Requirements, and Restrictions. A Land Use Authority shall place condition(s), requirement(s), and restriction(s) on a Site Plan or Subdivision when a Geotechnical Report contains findings that a Geologic Hazard is present on the site that presents risk to life; substantial loss of real property; or substantial damage to real property.
C. High Water Table. Tremonton City is known to be a high water table area, and CAUTION should be used in development design. Unless otherwise specified that to the contrary in a Geotechnical Report any Site Plan or Subdivision that has a high water table area shall comply with the provisions of this Section. Additional conditions, requirements or restrictions may be imposed in accordance with 2.06.040 B or as specified in other applicable City Ordinances.
1. The City may prohibit basements in high water table areas.
2. Any subdivision, which has a high water table area, shall be designed and developed to provide each lot with a buildable area behind the front setback line of at least forty (40) percent of the minimum lot area required by the zone in which the lot is located.
3. The developer shall install or replace when required by the City, all sewer and water systems within a high water table area to eliminate or minimize possible damage to such systems, discharge from such systems into the water table, or infiltration of water table liquids into such systems.
A. All street and right-of-way improvements shall be designed and constructed in accordance with Title III General Public Works Construction Standards and Specifications and shall be extended to the farthest boundaries of the subdivision.
B. The angle formed by the intersection of two (2) streets shall be ninety (90) degrees, except where otherwise approved as necessary by the Development Review Committee.
C. Two (2) streets which intersect a third (3rd)street on opposite sides of the third (3rd)street shall be offset from each other at least one hundred-fifty (150) feet, except where otherwise approved as necessary by the Development Review Committee.
D. A cul-de-sac may be permitted on local minor street, standard residential street and low impact residential roads only and shall be terminated by a circular turnaround of not less than ninety one (91) feet in diameter from the back of curb to back of curb as described in Title III General Public Works Construction Standards and Specifications. The City Engineer may approve other types of turnarounds on private streets only, provided the design and minimum dimensions comply with the requirements of Appendix D of the International Fire Code. The right-of-way width for the cul-de-sac turnarounds shall vary depending on the street type. A cul-de-sac shall not exceed six hundred-fifty (650) feet in length in a residential zone. A cul-de-sac in any other zone may not exceed one thousand (1000) feet in length. A cul-de-sac length is measured from its intersection with another street to the radius point of the cul-de-sac turn-around.
E. The minor streets, standard residential streets, and low impact residential road design may be used for streets located in a residential zone that are either cul-de-sacs or through streets. Minor streets standard residential streets and low impact residential roads shall conform to the standards and requirements shown in the cross-section in Title III General Public Works Standard Drawings. The requirements of Section 2.06.045 may be waived or modified by the City Engineer upon a finding that the waiver or modification would not be contrary to the purposes of this Title and would not have a negative impact on public safety.
F. The City may require stub streets in such locations, sizes, and of such design as may be necessary to provide adequate traffic circulation and access to other parcels of property in surrounding areas and for streets that are identified on the City’s Master Road Plan. Stub streets shall be complete with asphalt, curb, gutter, and sidewalk; all applicable utilities shall be installed and extended to the end of the stub street. Temporary turnarounds shall be required at the end of all incomplete street sections or stub streets and shall remain in place and be maintained until the street section is complete. When a temporary turnaround is required a temporary easement for the turnaround shall be included on the Final Plat with a note that the easement shall be eliminated when a plat is recorded that continues the street, and all improvements associated with the continued street have been installed and approved. When a temporary turnaround is constructed on a lot that is intended to be a building lot upon the City’s releases of the temporary turnaround easement, then the City Engineer shall require the developer to construct as many of the City required improvements that can practically be constructed at the present time. The developer shall make a fee-in-lieu payment for the remaining required improvements that cannot be made in accordance with Section 2.05.015.
2.06.050 STREET GRADES. All road and street grades shall be designed as follows:
A. Arterial and Collector streets shall be limited to a maximum grade of ten (10) percent. Sustained grades shall be limited to seven (7) percent.
B. Minor streets, standard residential streets, and low impact residential roads shall be limited to a maximum grade of twelve (12) percent. Sustained grades shall be limited to nine (9) percent.
C. Cul-de-sacs with a negative grade progressing toward the turnaround shall be limited to a maximum grade of six (6) percent. The cul-de-sac shall terminate with a grade of not to exceed three (3) percent for the last one hundred (100) feet of the traveled surface. The cul-de-sac shall be limited to a maximum length of six hundred-fifty (650) feet and have an adequate curb, gutter, and easement for drainage.
D. Street intersections shall have a vertical alignment such that the grade shall not exceed three (3) percent for a minimum distance of fifty (50) feet each way from the centerline of the intersection.
E. Maximum grades shall be approved only when accompanied by changes to a lesser grade, and where the length of that portion of that road at maximum grade is less than six hundred (600) feet.
F. All changes in vertical alignment shall refer to the 2004 AASHTO Policy on Geometric Design of Highways and Streets, Chapter three (3).
2.06.055 STREET LIGHTING. Developers have the responsibility to provide street lighting as a required improvement in all subdivisions. The Development Review Committee (DRC) shall determine if the street lights shall be owned by a utility company or by Tremonton City.
A. Utility Owned Street Lights. Locations of utility owned street lights shall be shown on construction drawings and approved by the Development Review Committee (DRC). The Developer shall be required to install the conduits in accordance with the Rocky Mountain Power’s (or other utility company) specifications. The Developer shall also pay the costs associated with Rocky Mountain Power (or other utility company) purchasing and installing the street lights prior to recording the Final Plat. The estimated amount of installation of the conduit shall be included in the subdivision development agreement and the bond.
B. City Owned Street Lights. Locations of city owned street lights shall be shown on construction drawings and approved by the Development Review Committee (DRC). The Developer shall be required to install the conduits in accordance with Title III General Public Works Construction Standards and Specifications. The Developer shall also pay the costs associated with Tremonton City purchasing and installing the street lights prior to recording the Final Plat. The estimated amount of installation of the conduit shall be included in the subdivision development agreement and the bond.
2.06.60 PUBLIC AND PRIVATE UTILITIES.
A. The developer shall be responsible for the installation of gas mains, power mains, water mains, sewer mains, storm water mains, communications mains, and service lines prior to street paving.
B. Developers and contractors shall give written notice to utility companies a minimum of ten (10) days prior to the availability of Access to Open Trenches.
C. All utilities that will serve the parcel being subdivided shall be buried beneath the surface of the ground and shall be located within the easements provided for such use or within the streets, which location shall be determined by the City.
D. All utility structures shall be included as part of the construction drawings submitted with Final Plats.
E. There shall be no above ground utility structure placed in a street or sidewalk.
2.06.065 BRIDGES, PIPES AND CULVERTS. The developer shall pay all costs of designing and constructing or installing any bridge, pipe, culvert or other structure required by the City for any ditch, canal or water way within the subdivision. Materials for any bridge, pipe, or culvert or other structure required shall be concrete.
A. The developer shall install concrete surface the full width and length of a walkway. Walkways up to eight (8) feet in width may be required within subdivisions and parcels of property where there is a strong public need for pedestrian access to public places or community facilities such as churches, schools, parks, neighborhood shopping areas, and areas determined within Tremonton City Trails, Parks, and Open Spaces Master Plan, etc. The walkway shall be dedicated to the City.
B. The developer shall install a fence at least four (4) feet and in some cases six (6) feet in height on each side of the walkway for its full length, if found to be needed for the safety and welfare of such use the fence type shall be as determined by the City and shall be constructed in accordance with Title III General Public Works Construction Standards and Specifications. The fence shall be owned and maintained by the City.
A. Every parcel of land created by a subdivision shall comply with the minimum lot size requirements of the City Zoning Ordinance Title I and except as otherwise provided herein, shall be platted as part of a subdivision. Where a major canal for which a fence is required is part of any lot in a subdivision, the area of the portion of the canal, which is located on the lot, shall not be included in the computation of neither total lot size nor side or rear yard setbacks for purposes of determining compliance with the Zoning Ordinance.
B. All lots within a residential zone shall abut upon and have access to a dedicated street except as provided herein or in the Zoning Ordinance of the City. Any non-residential zoned lot that does not abut upon a dedicated street shall show access to a dedicated street by easements across other property.
C. All lot corners, points of curvature, tangency, and bearing changes shall be marked with permanent metal stakes approved by the City. The front corners of the lot shall be marked on the top back of the curb. It shall be unlawful for any person to remove any stake placed in the ground or mark made in the top back of curb pursuant to this subsection unless he/she does so as part of an