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 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 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 traveled surface. The cul-de-sac shall be limited to a maximum length of six hundred-fifty (650) feet and have 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 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 official survey. It shall also be unlawful for any builder to commence construction on any lot without having all survey stakes in place.
D. Lots in a subdivision shall not be designed to have double frontage unless, in the opinion of the Planning Commission, it is necessary to reduce traffic hazards, allow for unusual site conditions, or if a proposed subdivision and any area adjacent thereto will be aesthetically enhanced thereby.
E. The Planning Commission may prohibit lots from fronting onto or from having direct vehicular access to any arterial or collector roadway in cases where the Planning Commission deems it to be necessary to promote traffic safety and where access to another street is possible. In the alternative, the Planning Commission may require lots, which front onto any arterial, major collector or collector street to share an access or have a frontage road. Where possible, any residential subdivision adjacent to arterial street shall be designed in such a way as to prevent direct vehicular access from any lot directly on to such arterial street.
F. Residential developments designed with rear lot lines abutting an arterial or collector roadways shall install privacy fencing improvements along all rear lot lines abutting an arterial and collector road and shall concrete in the parkstrip and install street trees, tree grates, and sprinkler system. The privacy fencing and park strip improvements shall be constructed as detailed in Title III General Public Works Construction Standards and Specifications. The Developer shall be required to install privacy fencing and park strip improvements as part of the subdivision improvements.
G. A subdivision of greater than thirty (30) building lots may be required to have a second access road into the development prior to recordation of the Subdivision. The Planning Commission shall determine the need of additional access roads based on density, traffic patterns, development location, natural land settings, and the General Plan.
2.06.080 DEEP LOT OR FLAG LOT DEVELOPMENT.
A. Purpose. The purpose of this section is to establish development criteria for subdivisions of parcels that may not contain the minimum lot width as specified in Section 1.07.015 of the Title I. Parcels of this nature generally have only a private driveway or right-of-way leading from a dedicated street to the buildable area of the lot. These parcels shall be referred to as “deep lots” or “flag lots.”
B. Development Requirements. A deep lot or flag lots may be approved when the proposed subdivision meets the following development requirements:
1. Lot Width. The area of a deep lot, excluding the area of any private drive, right-of-way, or ″flag stem″ (hereinafter collectively referred to as a ″private drive″) portion of the lot shall meet or exceed the minimum lot area and street frontage requirements of the zone in which it is located. The required width of a lot from which a deep lot is created may include the width of the private drive if the private drive is included in that lot. The Preliminary and Final Plats shall delineate the total buildable area.
2. Setbacks. Setbacks shall conform to the requirements of Chapter 1.07 of Title I.
3. Access and Clear Vision Triangle. The access or frontage of a deep lot or flag lot shall be a minimum width of twenty four (24) feet and no wider than thirty (30) feet unless a great distance is required by the Development Review Committee to ensure that the private drive or right-of-way shall meet the clear vision triangle requirements of Chapter 1.18 of Title I.
4. Private Drive or Right-of-Way and Clear Vision Triangle. The private drive or right-of-way serving the property is paved with either concrete or asphalt at least twelve (12) feet in width if there are no more than two (2) lots served by the drive and at least twenty four (24) feet in width if more than two (2) lots are served by the drive. The private drive or right-of-way shall be designated on the Final Plat as a perpetual public utility and right-of-way easement and shall meet the clear vision triangle requirements of Chapter 1.18 of Title I.
5. Limitation of Lots Serviced by Private Drive or Right-of-Way. A private drive or right-of-way shall not service more than four (4) lots and each deep lot shall have no more than one (1) single-family dwelling per lot.
6. Number of Buildings Per Lot. A flag lot shall serve no more than one (1) building lot.
7. Fire Hydrant Distance. Provide or be within the required distance of a fire hydrant. See Appendix C, Uniform Fire Code.
8. Turn Around Requirement. Provide an adequate turn around at the end of the private drive/lot for emergency response vehicles. See Appendix D, Uniform Fire Code.
9. Posting of Address. An address sign, meeting the requirements contained in Standard Drawings of Title III, shall be posted in the private drive or right-of-way closest to the public street.
A. Each lot shall have the following perpetual public utility easements:
1. An easement fifteen (15) feet in width adjacent to all public streets;
2. An easement seven feet-six inches (7′-6″) in width along the rear property line; except that where the rear property line is contiguous with an outside boundary line of the subdivision, the easement shall be fifteen (15) feet in width; and
3. An easement seven feet-six inches (7′-6″) in width along both of the side lot lines.
B. Easements for surface water runoff drainage cut and fill slopes, canals, field drains, irrigation ditches, waterways, public utilities, clear vision areas, sidewalks, and rights-of-way within the subdivision and across adjoining property shall be required by the City when necessary to properly serve the subdivision or protect the citizens of the City. It is the responsibility of the Developer to secure all required off-site easements.
C. Only the City and utility agencies, which have a valid, current franchise agreement with the City, may locate facilities within a public utility easement. In order to promote the orderly installation and maintenance of utilities, the City shall have the right to determine the location within the public utility easement where a public utility agency may locate its facilities.
D. The City Engineer may waive or modify the requirement for a public utility easement under this section if the easement has not been recorded and the City Engineer determines that the public utility easement is not needed for existing or future utilities.
2.06.090 DITCHES, CANALS AND NATURAL WATERWAYS.
A. Anytime a ditch, whether irrigation, drainage or a canal is piped, the developer shall obtain from the person or entity operating the ditch or canal and the City Engineer, approval regarding the design, construction size and type of pipes, cleanout boxes, diversion boxes, grates etc. to be used. The irrigation system shall then be constructed and installed in accordance with the approved design. If the ditch or canal is required to be abandoned, the developer shall obtain from the person or entity operating the ditch or canal a letter stating that they concur in the abandonment of the ditch.
B. Alteration or Relocation of Natural Waterways. Alteration or relocation of any natural waterway may be permitted provided the flow capacity and flow velocity is not changed. A request for alteration or relocation of a natural waterway shall be accompanied by appropriate engineering and copies of any permits or approval that may be required by any State or Federal agency and approved by the City Engineer to ensure the following:
1. That the flow capacity and velocity of the waterway shall not change with the proposed alteration or relocation.
2. That the soils conditions in the proposed location shall not increase flooding potential.
3. That the proposed waterway can be adequately maintained.
2.06.095 FENCING MAJOR CANALS.
A. The developer of any parcel being subdivided which is adjacent to or has within its boundaries a recorded or prescriptive right-of-way of the Central, Highline, Bothwell or Corinne canals shall provide and construct along such right-of-way a fence that effectively keeps people away from the canal area. The height of the fence shall be six (6) feet minimum and seven (7) feet maximum. Fences shall be constructed in accordance with Title III General Public Works Construction Standards and Specifications.
B. All fences shall match the grade at the bottom of the fence so that there are no gaps between the fence and the ground. The developer shall install a concrete strip, if necessary, to eliminate gaps between the bottom of the fence and the ground. As an alternative to fencing the canal, and with the consent of the City Engineer, the developer may pipe the canal. If the canal is piped, the developer shall obtain permission from the canal company and meet all the requirements of this Section.
C. All fences bordering canals, which are shown on the construction drawings, or any plat shall be installed as part of the improvements in the Final Plat. No Occupancy Permits, whether temporary or final, shall be granted until all required fencing is installed in the entire plat.
2.06.100 HILLSIDE DEVELOPMENTS.
A. Any subdivision within a hillside area shall comply with the provisions of this Section as well as other applicable City Ordinances.
B. No grading shall take place on a hillside area until a subdivision grading plan has been submitted to and approved by the City Engineer. The grading plan shall be indicated by solid-line contours at two (2) foot intervals, imposed on dashed line contours, also using two (2) foot intervals, which includes building lot areas and the proposed grading for each lot or parcel where coordinated drainage may be from one building lot to another. The Final Plat shall have a note stating that building lots/pads cannot be altered without City Engineer and Building Official approval.
C. Retaining walls supporting a surcharge (slopping backfill, building, or other stored materials) shall be required to be installed where slopes exceed 2:1(two (2) horizontal to one (1) vertical). Retaining walls shall be designed by a Professional Engineer licensed in the State of Utah and approved by the City Engineer.
1. Retaining walls adjacent to streets shall not exceed a height of four (4) feet and shall be set back a minimum of ten (10) feet from the front property line. A retaining wall exceeding four (4) feet in height is required to be designed and engineered by a licensed engineer; however, any wall in the rear yard shall not exceed eight (8) feet in height.
2. Construction of a retaining wall shall include a drainage plan, which provides for containment of run off water on site or drainage to a City approved location. Any person constructing a retaining wall that exceeds four (4) feet in height requiring engineering shall also be required to obtain a building permit prior to construction, which shall also include a stamped engineered plan for that wall at that location.
3. A person who constructs a retaining wall within a public utility easement shall be financially responsible for removal or reconstruction if that easement is needed per Utah Code 54-3-27. A typical lot in Tremonton may include a seven foot-six inch (7′-6″) minimum to fifteen (15) foot public utility easement entirely around the boundary of each lot. Any person constructing a retaining wall within a public utility easement where utilities do not exist shall install conduit or sleeve for future use.
4. Retaining walls shall not be permitted within public utility easements where a storm drain, culinary water line, pressurized irrigation line, or sewer line is installed.
D. Every lot intended for building construction shall have a minimum 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, prior to any grading.
E. Any area within a subdivision, which has an average, slope of thirty one (31) percent or greater shall remain ungraded.
F. Any area within a subdivision that has an average percent of slope between twenty (20) percent and less than thirty one (31) percent may be graded, provided, however, the grading area shall be less than one half of the area of such slopes. Developer shall provide a slope analysis with shade areas according to slope to determine areas that may be graded.
G. Any fill material shall be prepared and compacted as specified in Section 1804 of the International Building Code. Developer shall provide a compaction test report to the City Engineer and Building Official.
H. Cut slopes shall be no steeper than one and one-half (1½) feet horizontal to one (1) foot vertical (1½:1).
I. Fill slopes shall be no steeper than two (2) feet horizontal to one (1) foot vertical (2:1).
J. Tops or Toes of slopes shall be set back from property boundaries a minimum distance of five (5) feet.
K. Areas that have been graded shall be planted within one hundred-twenty (120) days after the completion of final grading with natural vegetation or materials approved by the City Engineer. If the City determines that the area is subject to erosion danger, then the developer shall plant actively growing sod with an appropriate irrigation system. If final grading is completed between October 15th and March 15th of the next year, then organic cover material shall be placed on the graded area to eliminate erosion until such time that the soil can be permanently planted.
L. Natural vegetation shall remain in areas where grading is not permitted, and additional vegetation may be required by the City in such areas. The City may also require additional landscaping in areas that were graded in order to supplement the natural vegetation and to prevent erosion and slope failures.
M. Surface water runoff drainage shall be designed and installed to prevent both on-site and off-site flooding and erosion. Such drainage design shall channel water runoff away from cut and fill slopes and away from all buildings.
N. Any buildable area or portion of a buildable area shall be no closer than thirty (30) feet to any man-made or natural drainage channel.
O. All drainage areas shall be kept free of debris and soil sedimentation during subdivision development and building construction.
2.06.105 SECONDARY WATER SYSTEM IMPROVEMENTS. In accordance with Utah Code Annotated (“UCA”) 10-9a-508, subdivisions that require water service shall provide to the City, in addition to those requirements associated with culinary water, the necessary water shares in the Bear River Canal Company and shall construct a secondary water transmission and distribution system sufficient to satisfy the existing and future uses of the occupants to be supplied by the City’s Secondary Water System in the proposed development.
A. The installment of the secondary water transmission and distribution system shall be done in accordance with the construction standards contained Chapter 3.19 of Title III.
B. The developer shall also provide water shares sufficient to meet the municipal needs that will be created by the development. For each irrigable acre of residential development, one (1) water share from the Bear River Canal Company shall be dedicated to the City. For single family detached housing subdivisions the City has determined that the required water shares to be dedicated to the City based upon lot sizes, in the table below, is roughly proportionate to the impacts of a residential development. The exact number of water shares from the Bear River Canal Company to be dedicated to the City for each irrigable acre of developed Industrial, Commercial, Institutional, and Multi-Family Dwelling is to be calculated by the Public Works Director or City Engineer after a site-specific analysis is performed of the irrigable acreage of the development. Said dedication of water shares shall occur prior to the approval or contingent upon the approval and for subdivisions of property and prior to the recording of the subdivision with the Box Elder County Recorder.
|Single Family Detached Residential Lot Size in Square Feet||Average Irrigable Acreage per Lot||Required Bear River Canal Company Water Shares per Lot|
|6,000 - 8,000||0.10||0.10|
|8,001 - 10,000||0.13||0.13|
|10,001 - 12,000||0.16||0.16|
|12,001 - 14,000||0.19||0.19|
|14,001 - 16,000||0.22||0.22|
|16,001 - 18,000||0.25||0.25|
|18,001 - 20,000||0.29||0.29|
|Greater than 20,001||To be determined||To be calculated by the Public Works Director or City Engineer after a site-specific analysis is performed of the lot size|