A. General Criteria:
1. Subdivision Plans Consistent With Street Plan: Subdivision plans shall be consistent with the major street element of the general plan (major street plan) as adopted by the City, as follows:
a. Collector streets (feeder); where the area of a proposed subdivision includes any collector class streets, as shown on the major street plan, the subdivision plan shall incorporate such streets in the location shown on the major street plan and the approval of the final plat shall include the dedication of the right-of-way and its improvement in accordance with the applicable City standards.
b. Minor streets (local service); where the area of a proposed subdivision includes any minor class streets, as shown on the major street plan, the subdivision plan shall provide for such street in the approximate location shown on the major street plan and the approval of the final plat shall include the dedication of the right-of-way and its improvement in accordance with the applicable City standards.
c. No subdivision plan which proposes the deletion or significant realignment of any street shown on the major street plan shall be given preliminary approval unless and until the major street plan shall have been amended, in accordance with State law.
2. Relationship To Adjacent Streets: The proposed street system shall properly align and be compatible with adjacent streets.
3. Access To Adjacent Properties: In order to facilitate the development of an adequate and convenient circulation system within the City and to provide access for the logical development of adjacent vacant properties, the City may, as a condition of approval, require the subdivision plan to include one or more temporary dead end streets (stub streets), which extend to the boundary of the subdivision. All such stub streets shall be fully developed to the boundary of the subdivision. Any plan for the subsequent development of the adjacent property shall provide for the continuation of any such stub street.
B. Right-Of-Way Width: The minimum width of right-of-way for streets shown on the major street element of the general plan shall conform to the width as designated on the said plan. The minimum right-of-way width for streets not shown on the plan shall be as follows:
Class Of Street | Right-Of-Way Width (In Feet) |
Minor class | 56 |
Collector class | 66 |
C. Dedication:
1. Subdivision Streets Dedicated To Public: All streets within and adjacent to a subdivision and all streets required to provide access to the proposed subdivision (off site) shall either have been previously conveyed to the city by deed or dedication, or shall be shown on the final plat for dedication to the city for street purposes.
2. Cross Section Standards Adopted: The width of the hard surfacing and the location and type of other required street improvements shall be in accordance with the typical street cross section standards for the type of street, as set forth within the city construction and development standards.
3. Full Width Streets: All streets shown on the final plat for dedication to the city shall conform to the minimum standards for street width and improvements for the entire width of the street.
D. System Design Standards: The layout and design of the subdivision streets shall be in accordance with the requirements and criteria of this section and also the applicable provisions of the city development and construction standards; provided, in the event of conflict, the more stringent shall apply.
E. Appeal Of Curb And Gutter Requirement:
1. Appeal: The developer of any subdivision which contains street improvements shall have the ability to appeal the requirement to install curb and gutter with the necessary road improvements for the subdivision. Such appeals and decisions rendered shall be in conformance with the terms of this subsection.
2. Process: Any developer wishing to appeal the requirement for curb and gutter within their proposed subdivision shall complete the requirements prior to making application for preliminary subdivision review. All appeals of the curb and gutter requirement shall be heard by the city council, following recommendation from the planning commission, at a regularly scheduled meeting and following proper agenda notice, as provided in the Utah state code. All appeal hearings shall be considered an administrative action and all discussion and decisions shall be based around evidence introduced during the hearing. No opinion and speculation shall be admitted into evidence and shall be considered and handled as hearsay and public clamor.
3. Criteria For Approval: In order to grant an appeal of the requirement for curb and gutter within a proposed subdivision, the city council must find all of the following:
a. The developer will make necessary improvements at no cost to the city which:
(1) Contains and adequately disposes of all storm water within the boundaries of the subdivision; or
(2) Adequately disposes of all storm water in a location outside the boundaries of the subdivision in such a manner as to not impact properties outside the subdivision which are not under the ownership or control of the developer.
b. The developer will post a bond, in an amount established by the city engineer, for a term of two (2) years for the sole purpose of maintenance of the asphalt roadways within the subdivision; and
c. All concerns of the city council regarding roadway improvements will be satisfied in a manner deemed appropriate by the city council.
F. Grade: No major collector/arterial street shall have a grade of more than eight percent (8%) and no local street shall have a grade of more than ten percent (10%), except that the city council may approve up to an additional two percent (2%) grade for short stretches of roadway where, in its opinion, the eight percent (8%)/ten percent (10%) standard would result in undesirable extra earthwork or circuitous routes and that the proposed steep grade section will not result in the establishment of a hazardous condition. It is the responsibility of the developer to present evidence that the additional allowance in grade is desirable. The city engineer shall provide recommendation regarding hazardous conditions and any other concerns on the proposed steep grade sections.
1. Roads that cross slopes greater than thirty percent (30%) must be reviewed by the planning commission and the city engineer; they must conclude that such streets or roads will not have significant adverse visual, environmental, or safety impacts.
2. Streets and roads proposed to cross slopes greater than ten percent (10%) are allowed, subject to the following:
a. Proof that such street and/or road will be built with minimum environmental damage (see subsection F3 of this section) and within acceptable public safety parameters.
b. Such street and road design follows contour lines to preserve the natural character of the land, and are screened with trees or vegetation.
3. Cutting and filling is minimized and must be stabilized and revegetated to a natural state within the first year of the two (2) year durability time period. A stabilization and revegetation plan must be approved by the Planning Commission and City Engineer.
G. Intersection Grade: The maximum grade of intersecting roads shall be either four percent (4%) and extended a minimum of one hundred feet (100') on each leg of the intersection, or three percent (3%) and extended a minimum of fifty feet (50') on each leg of the intersection. Grade shall be measured from the edge of the asphalt of the intersecting roadway to the nearest grade break/vertical curve.
H. Slope: No street providing access to a lot shall be constructed in a location or in such a manner which results in the creation of a slope arch exceeding the critical angle of repose or a disturbed cross section which exceeds the cut and fill slope standards for streets in the City. Any driveway providing access to a buildable area shall have a slope of not more than twelve percent (12%) and shall not result in any cut or fill slopes greater than seven feet (7'). Any cut or fill between five feet (5') and seven feet (7') shall be subject to Planning Commission approval. (Ord. 07-3, 2-27-2007)
I. Improvement Of Existing Boundary Streets: Existing streets fronting or bounding the development shall be improved to meet the classification and construction standards specified by the City for the street. These requirements shall include:
1. Dedication of additional right-of-way width to meet half of the minimum width required for the particular street classification as measured from the centerline of the existing street right-of-way.
2. Developer shall provide as part of preliminary plat application a survey of existing street improvements on existing street rights-of-way bounding the proposed subdivision and an assessment by a licensed Geotech assessing the condition of the existing concrete and bituminous pavement, base and subgrade materials and certifying whether or not the existing right-of-way improvements meet Elk Ridge City's current development and construction standards. The survey shall include topography, location and elevations of street crowns, edge of pavement, curb and gutter, sidewalk, utility boxes, manholes and any other permanent objects within the street right-of-way or adjacent to the street right-of-way that may be associated to the existing improvements or have bearing on potential future improvements associated with the proposed subdivision.
3. In cases where the existing street improvements do not meet current City improvement standards, deficiencies shall be corrected to meet current standards. These corrections include any deficiencies in the right-of-way from the subdivision boundary to the centerline of the right-of-way. Additional repair and replacement may be required beyond the right-of-way centerline if construction of improvements for the subdivision such as trenching for utilities serving the subdivision or construction activities for the subdivision have damaged existing improvements or the design of the proposed improvements requires additional reconstruction to provide smooth transitions, maintain appropriate drainage and maintain the safe operation of improvements.
4. Improvements in the half width of the right-of-way as measured from the centerline of the existing street right-of-way shall meet the same construction finish standards required within the subdivision. Existing pavement surfaces to remain shall be milled down and overlain with a minimum of one inch (1") bituminous surface course providing a continuous surface from street centerline to edge of pavement at lip of curb or shoulder.
5. If the existing boundary street right-of-way is not paved, improvements to bring the street in compliance with current City standards shall include a paved surface width of a minimum of twenty four feet (24') for the full length of the subdivision boundary frontage or, in agreement with the City, full width improvements to the right-of-way for a distance proportional to the total length of subdivision boundary, as if partial improvement were completed.
6. Additional offsite improvements may be required by the City to adequately provide for the health, safety and welfare of subdivision residents. (Ord. 18-2, 2-13-2018)