Plans and profiles shall include:
A. Street And Storm Drain Construction: Details for street and storm drain construction shall be per city specifications and shall include the following:
1. The designation of limits of work to be done.
2. The location of the approved bench mark and its true elevation according to an officially platted survey, with all profiles to be referred to that data point.
3. Construction plans which include the details of curb and gutter and street cross sections per city specifications, location and elevation of manholes, catch basins and storm sewers, elevations and location of fire hydrants, streetlights, signs and other details necessary to simplify construction.
4. On curb returns, at least two (2) additional control points at the proper elevation besides those at points of curvature. Control points shall be staked in the field to ensure drainage of intersections.
5. The street access to the project.
6. Grades of street shall not be in excess of eight percent (8%) on major collector street, not in excess of ten percent (10%) on other streets.
7. Specifications for floodplain areas shall be followed, which are addressed in title 12 of this code.
B. Pavement; Curb And Gutter: All streets within the city shall be improved with pavements bounded by curb and gutter other than the roll type, with adjacent sidewalk, as approved by city staff and the city council. Valley gutters, if used, shall be constructed in accordance with the standard drawings. All installations of pavement, curb, gutter and sidewalks must meet city materials and installation specifications and standards. Areas of high water flow may require larger gutter capacity than shown on the standard drawing, as outlined in title 12 of this code.
LaVerkin City's representative may, with justification, temporarily prohibit construction on any street, pending a hearing on the matter with the city council.
C. Asphalt: Pavements shall be constructed of three inch (3") compacted hot mix asphalt installed in accordance with the requirements of the standard specifications on file in the city clerk's office.
D. Fog Coat: Within thirty (30) days of asphalt installation or after the asphalt has cured, whichever comes first, a fog coat shall be applied to all streets within the subdivision by the subdivider.
E. Sidewalks: Sidewalks on all urban streets shall be concrete, and constructed to city specifications. Sidewalks in area of high pedestrian traffic shall require greater width as determined by the city engineer.
For developments which are within hillside areas, sidewalks may be eliminated on one side of the street. This can only be done when warranted by a traffic study, and where it is shown that elimination of the sidewalk can appreciably reduce the amount of hillside disturbance. Approval must be given by the city council.
F. Storm Water Inlets: Storm water inlets and catch basins shall be provided within the roadway improvements at points specified by the city engineer.
G. Curb Corners: All curb corners shall have a radius of not less than fifteen feet (15') and at intersections involving collector or major streets, of not less than twenty five feet (25'). In industrial areas, curb corners shall have a radius of not less than twenty five feet (25').
H. Street Arrangement: The arrangement of streets in new subdivisions shall make provision for the continuation of the streets in adjoining areas and shall provide access to unsubdivided adjoining areas in accordance with the street plan given in the city's master or general plan. All access roads leading to said subdivision shall be improved as may be determined by the city council. There shall be required a minimum of two (2) entrances into every subdivision which is platted with thirty (30) or more lots unless otherwise required by the international fire code, in which case, the requirements of said code shall apply.
I. Intersections: Intersections shall be spaced far enough apart so that the traffic stopped to make left turns at one intersection does not interfere with traffic movements at the adjacent intersection. On low volume streets, the minimum distance between intersections shall be one hundred fifty feet (150'); for the minor and major collector streets, the minimum distance is two hundred fifty feet (250'). Minimum distance measurements are from centerline to centerline of each intersection. The minimum spacing requirement on arterial streets shall be based upon current and projected turning movement volumes at the intersections in question. The LaVerkin City representative shall review and give final approval to any intersection requests on arterials in which the spacing would be less than four hundred feet (400') to the next intersection. No driveway may be located closer than fifty feet (50') to an intersection. Where driveways are closer than one hundred fifty feet (150') to a low volume intersection, or two hundred fifty feet (250') to a minor or major collector or arterial street intersection, left hand turns into the driveway are not permitted. Driveways that require backing onto arterial streets are not allowed.
1. Angle Of Intersections: Wherever possible, the angles between all streets at intersections shall be ninety degree (90°) angles. In the event a different angle at a proposed intersection seems to be required, LaVerkin City's representative may require mitigation by realigning to achieve a ninety degree (90°) intersection. At a minimum, this can be accomplished by use of a fifty foot (50') section from the intersection to the PC (beginning) of the curve or a landing area design in which a vehicle is brought ninety degrees (90°) to the intersecting road. Other design approaches to mitigate the acute angle may be required by LaVerkin City.
2. Intersections Or Driveways At Or Near Sharp Curves: Intersections or driveways should not be located on or near sharp curves, i.e., curves with radii close to American association of state highway and transportation officials (AASHTO) maximums. Intersections and driveways should be located a sufficient distance from all curves to provide proper sight distance for all vehicles.
3. Number Of Allowable Intersecting Roads: New intersections with more than four (4) "legs" are not permitted. For arterial access, only four-leg and three-leg "T" intersections are permitted. When designing local road networks, "T" and "L" intersections are desired. The "L" intersection will only be permitted when the street length, in either direction from the angle point, is three hundred feet (300'), or less. Four-leg intersections on local road networks within subdivisions are permitted, but not encouraged. Approval for four-leg intersections within subdivisions shall be obtained prior to final design of the road network. Exceptions to these requirements may be granted by the city council on a case by case basis. The developer must provide compelling justification before deviations will be granted.
4. Block Lengths With No Intervening Connector: When designing local road networks, block lengths without an intervening connector street shall not exceed eight hundred feet (800') in length unless previous approval has been obtained from LaVerkin City's representative. Cul-de-sacs are not included in this requirement.
5. New Access Locations: New access locations onto arterial or major collector streets created by development shall be unified whenever possible to create the fewest number of new intersections.
6. Parking, Loading Or Driveway Access Onto Arterial Streets: Parking, loading, or driveway areas that require backing maneuvers onto arterial streets are not allowed.
7. Improved Access For Residential And Commercial Developments: Residential and commercial developments may be required to provide at least two (2) improved accesses to the development depending upon the forecast traffic volumes, as required by the city council. The accesses shall be of proper widths to accommodate the calculated traffic volumes when the area is fully developed. Projected traffic volumes shall be calculated using the criteria outlined within the traffic impact study requirements of these specifications.
J. Minor Street Angle: Minor streets shall approach major or collector streets at an angle as near ninety degrees (90°) as possible.
K. Street Names: The design and size of street name signs shall be approved by the LaVerkin City representative. All streets shall be identified by number and may also include a name.
L. Traffic Control Signs: Traffic control signs, including stop or yield signs, shall be installed to ensure a smooth flow of traffic through the subdivision as recommended by the city engineer, city staff, and planning commission, and shall be installed at the subdivider's expense.
M. Inspection: Inspection of the proposed street design and traffic plan in a new subdivision shall be made by the public works director to ensure a smooth flow of traffic through the subdivision.
N. Cul-De-Sacs: A minimum centerline radius of fifty feet (50') shall be maintained on all cul-de-sacs. Cul-de-sac properties that do not have the required frontage on the street must have the required frontage width when measured at the twenty five foot (25') setback line and shall also have no less than twenty five foot (25') width of frontage actually abutting the street.
Streets leading to cul-de-sacs shall not exceed six hundred feet (600') in length from the center of the cross street to the center of the cul-de-sac without fire department and engineer approval. Any exception may require traffic studies as outlined in title 10, chapter 7 of this code. (Ord. 2006-26, 8-2-2006)
O. Private Streets: Private streets, alleys, or ways shall not be approved, except as allowed and set forth by this code. All alleys and private streets shall be improved as required by the city council. They may be used as accesses to and between CPUDs, shopping center plazas, or other similar large scale commercial or business developments ("commercial development"). (Ord. 2011-05, 4-20-2011)
P. Fire Hydrants: Fire hydrants shall be installed in all subdivisions in accordance with city specifications and fire department regulations, unless otherwise directed by the fire chief.
1. Spacing And Location: Generally, fire hydrants shall be spaced and located as follows:
a. At each intersection, generally on the same sides of the street.
b. In residential areas, fire hydrant spacing shall be no greater than five hundred feet (500') and no house shall be more than two hundred fifty feet (250') from a hydrant, or fail to have a street access to the property being served.
c. In multiple-family areas, PUD zones, PD zones, and industrial, business, or commercial areas, fire hydrant spacing shall be determined per the applicable building related code(s). (Ord. 2007-24, 8-15-2007)
d. Generally, hydrants shall be located close to the property line.
e. Hydrants shall be placed no more than five feet (5') from the back of the sidewalk, with a five foot (5') radius of clearance to adjacent obstacles and with the lowest water outlet not less than eighteen inches (18") nor more than thirty inches (30") from the final ground elevation (see appendix 2 on file in the city). The "breakaway" flange at the bottom of the hydrant shall be installed so that it is at, or within six inches (6") above the final ground elevation.
f. All fire hydrants installed on dedicated easements or public rights of way will be owned and maintained by the LaVerkin City water department.
2. Fire Flow Requirements: In residential areas, under maximum daily demand conditions, fire flow shall be at least one thousand (1,000) gallons per minute at any one hydrant with a total fire flow of at least one thousand five hundred (1,500) gallons per minute at any combination of two (2) hydrants in the area. The total system design shall be such that fire flows and normal peak instantaneous flow demand can be met while still maintaining a minimum pressure of twenty (20) psi at all points in the distribution system.
Fire flow requirements and hydrant spacing for high density residential, commercial, or industrial areas shall be determined per the UFC.
Existing and future static pressure and flow information shall be obtained from or approved by the LaVerkin City fire and water departments.
Q. Ditches And Canals: Open ditches or canals shall not be allowed within or adjoining a subdivision. The subdivider shall work with the city's irrigation, drainage, or ditch companies to develop:
1. Methods of covering, realigning or eliminating ditches or canals within or adjoining the subdivision.
2. The size of pipe and culverts required.
3. The responsibility for the periodic inspection, cleaning and maintenance of such ditches, pipes, and culverts. In cases where pipes cross public roads or proposed public roads, specifications and grades for pipe or culvert must be approved by the city.
R. Fencing Of Hazardous Conditions: All open ditches, canals or waterways, nonaccess streets, open reservoirs or bodies of water, and other such features judged by the city to be of a potentially hazardous nature, on, crossing or contiguous to property being subdivided, shall be fenced or closed from access in a manner satisfactory to and approved by the planning commission and city council. (Ord. 2006-26, 8-2-2006)