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The following requirements pertaining to streets shall be incorporated into subdivision, condominium, SRD and site plan design and implemented by the developer: (Ord. 2013-01, 4-16-2013)
A. Standard Street Rights-Of-Way:
1. Public Streets: Public streets are strongly encouraged. Proposed public street rights-of-way and improvements shall comply with the City's Construction Standards and Specifications and shall be dedicated to the City. The City Engineer may allow or require other public right-of-way widths and waive or modify requirements for pavement, curb and gutter, sidewalks and park strips upon the applicant's showing of good cause (a reason rationally related to the development) and in the best interest of the City.
2. Private Streets: Private streets are strongly discouraged. When approved, private street rights-of-way and improvements shall comply with the City's Construction Standards and Specifications. The City Engineer may allow or require other right-of-way widths and waive or modify requirements for pavement, curb and gutter, sidewalks and park strips upon the applicant's showing of good cause (a reason rationally related to the development) and in the best interest of the City. In all cases, however, pavement/subbase thickness/depth shall be designed and built as required for public streets, as described in the City's Construction Standards and Specifications. Streetlights within private streets in PUDs shall be private and designed with a meter setting per Rocky Mountain Power standards. Private streets shall be bonded the same as a public street including, but not limited to, road construction, curb and gutter, sidewalk, streetlights, storm drainage, and water system. At the acceptance of the improvements by the City, one hundred percent (100%) of the bond will be released with no retainage for warranty; except for those improvements that will be publicly maintained and owned, if any.
B. Street Dedication: The developer shall dedicate rights-of-way and install improvements for proposed streets which are planned to adjoin or traverse the project or which are necessary for the development. The entire proposed right-of-way shall be dedicated according to the design width specified by the City transportation master plan and the City standard plans and specifications unless the proposed right-of-way is planned to traverse other properties not controlled by the developer. In such cases, the Planning Commission may require a partial right- of-way width dedication or require adjustments to the alignment so that only the developer's property is required to be dedicated. Street improvements may not be required on other properties which have been dedicated for future road development. In cases where only a partial street is possible, said street shall have a right-of-way dedication of no less than forty feet (40') and shall have sufficient pavement to accommodate potential traffic as determined by the City Engineer.
C. Gated Developments: Unless otherwise approved by the Planning Commission, gated developments are expressly prohibited.
D. Adjacent Properties: In order to accommodate access to an adjacent parcel which is not a part of a proposed development and not sufficiently wide enough to accommodate its own access, streets or private access shall be planned and constructed adjacent to the project boundary in order to allow future completion of the street or access improvements when the adjacent property is developed. In such cases, the provisions of subsection B of this section shall be implemented. With approval of the Planning Commission, the developer may, by agreement with the City and according to procedures and conditions recommended by the City Attorney, record a minimum one foot (1') wide protection strip between the street and the project boundary or enter into a pioneering/reimbursement agreement, except at the ends of "stub" streets, in order to obtain reimbursement for public road improvements from the future developer of the adjacent parcel. A protection strip may also be established along any partially constructed street with approval of the Planning Commission.
E. Future Access And Landlocked Properties: Subdivisions and other developments shall be designed so that proposed streets/accesses will be connected to existing streets/accesses, except if the existing street is a cul-de-sac in a recorded plat. Development shall provide future access and utilities (stub streets) built to City standards to adjoining developable parcels, as needed, with the intent that all area properties have the opportunity to be duly developed without being landlocked unnecessarily.
A metal sign shall be required at the end of a public stub street to inform property owners of the eventual connection to future development. Recorded plats shall also be required to indicate future street connections.
F. Block Length: To help promote accessibility and the spreading of traffic, subdivision street design shall include a stub street at least every one thousand two hundred feet (1,200'), unless otherwise recommended by the City Engineer and approved by the Planning Commission.
G. Secondary Access: For public safety reasons, secondary access for specific subdivisions and site plans should be secured. By recommendation of the City Engineer and Fire Code official, the Planning Commission may require secondary public access for subdivisions with a total of ten (10) or more lots and for sizable nonsingle-family residential developments.
H. Turnaround Access: Where a stub street is provided which accesses more than two (2) lots on each side, a temporary turnaround and public use easement or right-of-way shall be recorded as determined by the City Engineer. The type and size of the turnaround shall be as determined by the City Engineer in consultation with the City Fire Code official and shall be required on the adjoining vacant land or on the subject development until the stub street is opened to adjoining development. The City Engineer may require improvements to be installed in temporary turnaround areas as deemed necessary.
I. Cul-De-Sac Streets: Cul-de-sacs, where approved, shall not be longer than six hundred feet (600') in length as measured from the center of the intersection of a connecting through street to the center of the turnaround area. The Planning Commission may allow cul-de-sac street lengths greater than six hundred feet (600') upon the applicant's showing of good cause (a reason rationally related to the development) and in the best interest of the City, with the recommendation of the City Engineer and Fire Code official. Cul-de-sac streets shall terminate in turnaround areas as follows:
1. Eighty feet (80') (edge of asphalt to edge of asphalt, not including gutter pan) for cul-de-sac lengths up to one hundred fifty feet (150'). Right-of-way for dedicated turnarounds shall be a minimum of one hundred seven feet (107') in diameter unless modified as per subsection A of this section.
2. Ninety six feet (96') (edge of asphalt to edge of asphalt, not including gutter pan) for cul-de-sac lengths from one hundred fifty one feet (151') to seven hundred fifty feet (750'). Right- of-way for dedicated turnarounds shall be a minimum of one hundred twenty three feet (123') in diameter unless modified as per subsection A of this section.
3. Cul-de-sacs over four hundred feet (400') in length shall require the water line to be tied to two (2) feed sources, or looped, as approved by the City Engineer and shall require fire hydrants to be spaced at a maximum of three hundred fifty feet (350') apart. The City Engineer working with Public Works Department and the Fire Code official may modify this requirement as deemed necessary.
4. Cul-de-sacs under four hundred feet (400') in length shall require that fire hydrants be spaced at a maximum distance of four hundred feet (400') apart.
5. Cul-de-sacs shall be designed to allow stormwater to drain to the intersection unless adequate drainage facilities are provided in the turnaround area. (Ord. 2017-01, 1-3-2017)
J. Driveways And Subdivision Streets: Unless otherwise approved by the City Engineer based upon the applicant's showing of good cause (a reason rationally related to the development) and in the best interest of the City, driveways and subdivision streets shall be designed and built as follows:
1. Driveways and subdivision streets shall approach an arterial or collector street at an angle of eighty five degrees (85°) to ninety five degrees (95°).
2. Driveways to dwellings shall drain away from the dwellings. Driveway slopes shall be a minimum two percent (2%) and a maximum ten percent (10%) slope and built in conformance with the International Building Code.
3. All subdivision street grades shall be a minimum of one-half percent (0.5%) and a maximum of ten percent (10%), unless approved by the City Engineer. Collector and arterial street grades shall be a minimum of one-half percent (0.5%) and a maximum of eight percent (8%) unless otherwise approved by the City Engineer or designee. (Ord. 2018-07, 5-15-2018)
K. Infill Development: If the size and configuration of a proposed development is such that public or private streets are not feasible or practical, a private driveway aisle may be approved, as determined by the City Engineer. Such accesses may be required to have aprons/approaches, concrete paving, or other design that connotes a driveway rather than a street. (Ord. 2013-01, 4-16-2013)