5.03.01 SUBDIVISION IMPROVEMENTS: REQUIRED IMPROVEMENTS

The following improvements are required for all subdivisions, except those that qualify under the Agricultural Land exemption of Section 5.02.02(A): A. Utilities, including water, sanitary waste, telephone, cable, gas, and electricity. 1. All primary buildings requiring culinary water and sanitary waste services shall be connected to the public culinary water of Town of Bluff and individual septic systems or other Sanitary Waste Facilities, as approved by the Town. 2. All utilities shall be provided underground, with the following exceptions: a. Transformers, pedestals, fire hydrants, and any other appurtenances connected to underground utility facilities but not normally located underground are permitted on the surface of the ground. b. The development of existing lots in areas of the Town now served with existing above-ground utilities, are exempt from this requirement. 3. Where possible, underground utilities shall be located within or immediately adjacent to the disturbed areas of a lot or parcel, such as driveways and roadways. 4. Generators shall not be allowed as a primary source of energy or an alternative source of energy but may be used as a temporary source of energy when the Bluff Town power system is down. B. Streets constructed to Class C Road standards. C. Street Grading and Surfacing maintained to Class C Road standards, except to the extent waived by P&Z to permit dirt roads. D. Storm Water Drainage. E. Fire Hydrants. F. Street Signs and Monuments. G. Any other infrastructure (or infrastructure improvement) that is reasonably necessary to meet the needs of the proposed development. 1. The Land Use Authority may require an analysis to be completed and provided to determine if adequate public facilities and services are available to serve the proposed development and if such development will change the existing levels of service or will create a demand for services that exceeds acceptable service levels. Public facilities that may be required by the Land Use Authority to be included in a public facilities analysis include, but are not limited to, road and street facilities and capacities, intersection and bridge capacities, culinary water facilities, Sanitary Waste Facilities, storm drainage facilities, fire protection and suppression facilities, park and recreational facilities, culinary water pressure, fire and emergency services response times, police protection services, and other required public facilities and services. The Land Use Authority may deny or modify any proposed development activity if the demand for public facilities and services exceeds accepted or adopted levels of service, or require an applicant for an approval, license, or permit to provide the required facilities and services concurrent with the demand created by the development activity, consistent with all applicable legal authorities.