(A) Definitions. For the purpose of this section, the following definitions shall apply unless the context clearly indicates or requires a different meaning.
ARTERIAL STREET. A street existing or proposed, which serves or is intended to serve as a major traffic-way and is designated on the city’s Transportation System Master Street Plan, may be classified as a controlled access highway, major street, parkway or other equivalent term to identify those streets comprising the basic structure of the city’s Transportation System Master Street Plan.
COLLECTOR STREET. A street, existing or proposed, of considerable continuity which is a primary means of access to the major street system, and is designated a collector street on the city’s Transportation System Master Street Plan.
LOCAL STREET. A thoroughfare dedicated to the public and accepted by proper public authority, or a thoroughfare of standard width which has become a public thoroughfare by right of use and which affords the principal access to the abutting property.
(B) Street sections - drawings. The following five different drawings of various categories of streets that coincides with the effort to describe and detail the construction standard requirements for different streets in the city and as referenced in the city’s Transportation System Master Street Plan, are attached herein.
(1) (a) Sheet 1 is a standard street section for local streets: 60-foot wide ROW with no proposed curb and gutter or sidewalk.
(b) This applies to lot sizes of one acre and greater.
(2) Sheet 2 is a standard street section for collector streets: 66-foot wide ROW and no sidewalk.
(3) Sheet 3 is the standard street section for collector streets: 66-foot wide ROW with sidewalk. (See § 150.153 regarding sidewalk requirements.)
(4) (a) Sheet 4 represents the standard street section for local streets: 60-foot wide, with full improvements including curb and gutter and sidewalk.
(b) This applies to lot sizes of any lots less than an acre.
(5) Sheet 5 is the standard street section for arterial streets: 80-foot ROW with sidewalks. (See § 150.153 regarding sidewalk requirements.)
(C) General requirements.
(1) Frontage on improved streets.
(a) No subdivision shall be approved unless the area to be laid out and platted shall have frontage on and access from an improved and dedicated city street, unless the street is an existing state highway.
(b) Wherever the area to be laid out and platted utilizes existing street frontage, such street shall be fully improved as required by the public works standards unless otherwise provided for by the City Council.
(c) Access to subdivisions must be from an existing, maintained public roadway of sufficient width and improvement to meet minimum requirements for the assurance of public safety as determined by the City Engineer, Police, and Fire Departments.
(2) Grading and improvement plan. Streets shall be graded and improved and conform to the city’s public works standards and shall be approved as to design and specifications by the City Engineer, in accordance with the construction plans required to be submitted prior to final plat approval.
(D) Topography and arrangement.
(1) Streets shall be related appropriately to the topography.
(2) All streets shall be arranged so as to obtain as many as possible building sites at or above the grades of the streets.
(3) Grades of streets shall conform as closely as possible to the original topography.
(4) A combination of steep grades and curves shall be avoided and at no time shall the grade be greater than 12%.
(5) Specific standards are contained in the public works standards of the city.
(E) Integrated streets.
(1) All streets shall be properly integrated with the existing and proposed system of thoroughfares and dedicated rights-of-way established in the Transportation Circulation Plan of the General Plan.
(2) Such integration shall take topographical conditions into consideration.
(3) The street arrangements shall not cause unnecessary hardship to owners of adjoining property when they plat their own land and seek to provide convenient access to it.
(4) Half-streets proposed along a subdivision boundary or within any part of a subdivision shall not be permitted.
(5) Standard residential streets shall approach the arterial or collector streets at an angle of not less than 90 degrees.
(6) All streets shall be properly related to special traffic generators such as:
(a) Industries, business districts, schools, churches, and shopping centers;
(b) Population density; and
(c) The pattern of existing and proposed land uses.
(F) Local streets.
(1) Local streets shall be laid out to conform as much as possible to the topography, to discourage use by through traffic, to permit efficient drainage and utility systems, and to require the minimum number of streets necessary to provide convenient and safe access to property.
(2) Proposed streets shall be extended to the boundary lines of the subdivision.
(3) All streets extended beyond the boundary lines of the subdivision as part of phased development, and where such extension is upon property owned by the developer, the street shall be properly terminated with a temporary turn-around which shall have a minimum radius of 50 feet and shall have a structural section of at least six inches of compacted and stabilized untreated base course over a minimum of 12 inches of compacted imported granular borrow on a prepared and stabilized subgrade and shall have sufficient stability to support snow plows, emergency vehicles, school buses, and trash collection trucks.
(a) Said temporary turnaround shall be provided with a temporary turnaround easement with a 55-foot radius granted to the city, which is automatically abandoned in the future by a condition provided in the owner’s dedication on the final plat as follows: “If the turn-around is to be placed within the limits of the proposed development but is intended to be extended by others for future development(s), it shall be a fully improved circular turnaround in conformance with the city’s public works standards with a temporary turnaround easement(s) for that part of the paved circular turnaround which extends beyond the street right-of-way line(s) upon the lot areas.
(b) If a terminal stub street extends no more than the length of one lot beyond the intersection, the City Council may wave the turnaround requirement as stated herein.
(G) Movement access. In commercial, business, and industrial developments, the streets and other access ways shall be planned in connection with the grouping of buildings; and the provision for alleys, truck loading and maneuvering areas, walks, and parking areas shall be planned so as to minimize conflict or movement between the various types of traffic, including pedestrian. Paved streets and street right-of-way width requirements may be increased for these developments by the city in order to appropriately accommodate anticipated traffic from larger vehicles.
(H) Dedications. All streets in subdivisions within the city boundaries shall be dedicated to the city, except that private streets may be approved under special circumstances as determined by the Planning Commission.
(I) Width conformity. Arterial, collector and/or local streets shall conform to the width designated on the Transportation Circulation Plan of the General Plan whenever a subdivision falls in an area for which a Transportation System Master Street Plan has been adopted. For territory where such street plan has not been completed at the time the preliminary plat is submitted to the Planning Commission, arterial or collector streets shall be provided as required by the city’s public works standards.
(J) Residential streets.
(1) The city’s Transportation System Master Street Plan lists the following road types: arterial (which is the UDOT highway), collector, future collector, and local.
(2) Street right-of-way widths:
(a) Arterial: 80 feet;
(b) Collector: 66 feet; and
(c) Local: 60 feet.
(K) Cul-de-sacs.
(1) Cul-de-sacs shall be not longer than 650 feet to the beginning of the turnaround, from the center line of the intersecting street.
(2) Single access cul-de-sac length is limited to 30 single-family residential units per the International Fire Code Appendix D, § D107.
(a) The point of commencement for the single access is that location where a driver can exit in two directions.
(b) For developments that create a situation involving more than 30 units on a single access, an additional access is required.
1. An additional access can be either an emergency access road, a ‘secondary’ access road, or a full city street, such is to be determined by the Fire Marshal, city’s Public Works Director and City Engineer with the ultimate decision authority by the City Council.
2. The applicant must enter into a binding agreement for year-round maintenance of secondary access with practical physical implementation.
(3) Each cul-de-sac must be terminated by a turnaround of not less than 55-foot radius.
(4) If surface water drainage is directed into the turnaround, due to the grade of the street, a storm drain pipe system complete with catch basins shall collect and divert the collected surface water to discharge into an appropriate and approved drainage facility.
(L) Utility and drainage easements. Utility and drainage easements shall be dedicated to a minimum width of 15 feet inside the front property lines of the lots adjacent to the streets, new or existing, unless specified otherwise by the city or the City Engineer.
(M) Construction standards. Standard street sections and all proposed streets, whether public or private, shall conform to the city’s public works construction standards as recommended by the City Engineer and adopted by the City Council.
(N) Streets with numerical address or assigned name. Where possible and reasonable, all streets shall have a numerical address number assigned to them, unless the Planning Commission determines, based upon topography and alignment and other like considerations, that streets should be assigned names because of the nonconformance of the street(s) to follow a reasonable east-west and/or north-south grid pattern.
(O) Blocks.
(1) Blocks shall have sufficient width to provide for two tiers of lots of appropriate depths. Exceptions to this prescribed block width may be permitted in blocks adjacent to major streets, waterways, or topography concerns.
(2) The lengths, widths, and shapes of blocks shall be such as are appropriate for the locality and the type of development contemplated, but block lengths in residential areas shall not exceed 1,320 feet or 12 times the minimum lot width required in the zoning district, whichever is less, nor be less than 400 feet in length.
(3) Wherever practicable, blocks along major streets and collector streets shall be not less than 660 feet in length.
(4) In long blocks, the Planning Commission may require the reservation of an easement through the block to accommodate utilities, drainage facilities, or pedestrian traffic.
(5) Pedestrian ways or crosswalks, not less than six feet wide, may be required by the Planning Commission through the center of blocks more than 800 feet long where deemed essential to provide circulation or access to schools, playgrounds, shopping centers, transportation, or other community facilities.
(P) Access to arterial or collector streets. Where a subdivision borders on or contains an existing or proposed arterial or collector street, the Planning Commission shall follow those guidelines established in § 150.146(C) regarding access to such streets.
(Q) Traffic control devices and street regulatory signs.
(1) All proposed traffic control devices and street regulatory signs shall conform to the standards of the Manual of Uniform Traffic Control Devices (MUTCD).
(2) The developer shall deposit to the city, at the time of final subdivision approval, a sum determined by the Director of Public Works or the City Engineer for each sign required by the city.
(3) The city shall install all street signs before issuance of certificates of occupancy for any residence on the streets approved.
(4) Street signs are to be placed at all intersections within or abutting the subdivision, the type and location of which shall be approved by the City Engineer.
(R) Design standards.
(1) General. In order to provide for streets of suitable location, width, and improvement to accommodate prospective traffic and afford satisfactory access to police, firefighting, snow removal, sanitation, and street maintenance equipment, and to coordinate streets so as to compose a convenient system and avoid undue hardships to adjoining properties, design standards for street sections shall be as outlined in the city’s public works construction standards or as otherwise approved by the City Engineer.
(2) Road surfacing and improvements.
(a) After pipes, lines, and related facilities pertaining to sewer, water, gas, cable television, electricity, and like utility services, where required or available, have been installed by the developer, the developer shall construct curbs and gutters, where required by the city, and shall surface or cause to be surfaced roadways to the widths prescribed in these regulations or as specified in the city’s public works construction standards.
(b) Road surfacing shall be in accordance with the city’s public works construction standards.
(c) Adequate provision shall be made for culverts, drains, and bridges.
(d) Driveway approaches shall not be installed at the time of placement of curb and gutter unless approval for a building permit has been issued by the city.
(3) Intersections.
(a) Streets shall be laid out so as to intersect as nearly as possible at right angles.
(b) A proposed intersection of two new streets at an angle of less than 90 degrees shall not be acceptable.
(c) An oblique street shall be curved approaching an intersection and should be approximately at right angles for at least 100 feet therefrom.
(d) Not more than two streets shall intersect at any one point unless specifically approved by the Planning Commission.
(e) Three-way intersections are an intersection of two-streets in a “tee” configuration and four-way streets are an intersection of two streets in a “cross” configuration both are permissible if at 90 degree angles.
(f) Proposed new intersections along one side of an existing street shall, wherever practicable, coincide with any existing intersections on the opposite side of such street.
(g) Street jogs with center-line offsets of less than 150 feet shall not be permitted, except where the intersected street has separated dual drives without median breaks at either intersection.
(h) Where streets intersect major streets, their alignment shall be continuous on both sides of the major street.
(i) Intersection of major streets shall be at least 600 feet apart, which is UDOT’s standard.
(j) Driveway accesses near intersections shall be given careful consideration as to location, traffic volumes, and any impacts on the flow of traffic at or near the intersection.
(k) The city may require a developer or property owner to have a traffic study performed by a qualified traffic engineer for any proposed driveway access locations which might hinder, restrict, or interfere with reasonable traffic flow and which may impose a safety hazard to the traveling public.
(l) Any proposed new street or individual driveway access which will intersect a UDOT highway shall require an access permit from UDOT’s Region One Headquarters permitting officer.
(m) Where any street intersection will involve earth banks or existing vegetation inside any lot corner that would create a traffic hazard by limiting visibility, the developer shall cut such ground and/or vegetation (including trees) in connection with the grading of the public right-of-way to the extent deemed necessary to provide an adequate sight distance as determined by the city’s Public Works Department.
(4) Street dedications and reservations.
(a) Street systems in new subdivisions shall be laid out so as to eliminate or avoid new perimeter half-streets.
(b) Where an existing half-street is adjacent to a new subdivision, the other half of the street shall be improved and dedicated by the developer.
(c) The City Council, with or without recommendation by the Planning Commission, may authorize a new perimeter street where the developer improves and dedicates the entire required street right-of-way width within his, her, or their own subdivision boundaries.
1. At the discretion of the City Council, after recommendation of the Planning Commission, and in accordance with all city ordinances, the developer may retain a protection strip of one foot in width between the street and adjacent property.
2. An agreement with the city, approved by the City Attorney, shall be made by the developer contracting to dedicate the one-foot protection strip free of charge to the city for street purposes upon payment by the present owners of the contiguous property to the developer of a consideration named in the agreement.
3. Such consideration is to be equal to the cost, at the time of the agreement, of the street improvements, including utility lines properly chargeable to the contiguous property, plus the value of the land from the right-of-way line to the center line of the street at the time of the agreement together with interest computed at the then statutory rate.
4. Interest shall accrue only from the time of agreement until the time of subdivision of such contiguous property or ten years from the date of the agreement whichever is less.
5. All charges to be associated with the protection strip, as well as the interest rate, shall be reviewed and approved by the City Engineer and shall be recorded as part of the aforementioned agreement.
6. All property owned by the developer shall be included on both preliminary and final plat.
7. Where the developer is required to improve the full width of an existing city-owned right-of-way on the perimeter of his, her, or their subdivisions, the City Council may enter into a similar agreement as outlined above.
8. In this agreement, the developer will not own a one-foot protection strip and the consideration named in the agreement will not include the value of the land or any utilities installed in the right-of-way prior to the agreement.
9. The agreement will stipulate that before approval is given to the development on the adjacent property abutting the street, the adjacent property owners will reimburse the aforementioned developer as outlined in the agreement.
(5) Widening and realignment of existing streets.
(a) Where a subdivision borders an existing narrow street or when the General Plan, official map, zoning set back regulations or public works standards indicate plans for the realignment or widening of a street that would require use of some of the land in the subdivision, the developer shall be required to improve and dedicate, at his, her, or their expense, such areas for widening or realignment of such streets.
(b) Such frontage streets shall be improved and dedicated by the developer at his, her, or their own expense to the full width as required by these subdivision regulations.
(c) Land reserved for any street purposes may not be counted in satisfying yard or area requirements of the zoning code whether the land is to be dedicated to the municipality in fees simple or an easement is granted to the city.
(6) Easement standards.
(a) Utility and drainage easements shall be a minimum of ten feet wide on both sides of every other side lot line of the subdivision lots, 15 feet wide inside the perimeter of the subdivision, 15 feet wide inside the front property lines of the lots, and at such other locations as deemed necessary and as directed by the city.
(b) In some cases, larger size easements may be required as directed by the city or City Engineer.
(c) Proper coordination shall be established between the developer and the applicable utility company for the establishment of off-site utility easements on adjoining properties for the purpose of extending utilities to the subdivision property.
(d) All required subdivision easements shall be located and designed to provide efficient installation and maintenance of all utilities and subdivision features. Special guying easements at corners may be required.
(e) Public utility installations shall be so located to permit multiple installations within all easements.
(f) The subdivision’s final grades shall be established prior to any public utility installations.
(Ord. 2020-006, passed 3-9-2021; Ord. 2023-004, passed 11-14-2023)
Penalty, see § 150.999