5.04.05 SUBDIVISION DESIGN STANDARDS: ROADS

A. Frontage on Improved Roads: 1. No subdivision shall be approved unless the area to be subdivided shall have frontage on and/or access from an existing public street unless such street is: a. An existing state or county highway; or b. A street shown upon a plat approved by the Land Use Authority and recorded in the County Recorder's office. Such street or highway must be suitably improved as required by the highway rules, regulations, specifications, or orders, or be secured by a performance guarantee required under these subdivision regulations, with the width and right-of-way required by these subdivision regulations or the Streets Master Plan. Wherever the area to be subdivided is to utilize existing road frontage, such road shall be suitably improved as provided herein above. 2. Whenever the area to be subdivided is to utilize existing road frontage and/or existing road access, such road shall be suitably improved from the closest street that meets Town’s current public street standards, meaning such road shall be suitably improved to the standards provided in this Code and any other applicable standards. B. Topography and Arrangement. 1. Roads shall be related appropriately to the topography. All streets shall be arranged so as to obtain as many as possible of the building sites at, or above, the grades of the streets. Grades of streets shall conform as closely as possible to the original topography with all cut and fill sections adequately stabilized and re-vegetated. A combination of steep grades and curves as well as large cut and fill sections shall be avoided. 2. All streets shall be properly integrated with the existing and proposed system of thoroughfares and dedicated rights-of-way as established in the Streets Master Plan or Land Use Maps or Zoning Maps. 3. Roads shall not bisect or travel through any private lot so as to require an easement. 4. All thoroughfares shall be properly related to specific traffic generators such as industries, business districts, schools, churches, and shopping centers; to population densities; and to the pattern of existing, proposed, and future land uses. 5. Minor or local streets shall be laid out to conform as much as possible to the natural 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. 6. The rigid rectangular gridiron street pattern shall generally be adhered to, and the use of curvilinear streets, or U-shaped streets shall be allowed only where topography requires as approved by P&Z. 7. Proposed streets shall be extended to the boundary lines of the tract to be subdivided, unless prevented by topography or other physical conditions, or unless in the opinion of the Land Use Authority such an extension is not necessary or desirable for the coordination of the layout of the subdivision with the existing layout or the most advantageous future development of adjacent tracts. 8. Subdivisions shall be designed to provide adequate emergency access to and from the development. The Land Use Authority may require more than one point of ingress and egress to better facilitate emergency access and escape. C. Blocks: The size, dimensions, and shapes of blocks shall complement and build upon the existing block pattern and layout of the Town. D. Access to Highway, Arterial or Collector Streets: Where a subdivision borders on or contains an existing or proposed highway, arterial or collector, the Land Use Authority may require that access to such streets be limited by one of the following means: 1. The subdivision of lots so as to back onto the highway, arterial or collector and front onto a parallel local street; no direct access shall be provided from the primary arterial or collector, and screening shall be provided in a strip of land along the rear property line of such lots. 2. A series of U-shaped streets, or short loops entered from and designed generally at right angles to such a parallel street, with the rear lines of their terminal lots backing onto the highway, arterial or collector roadway. 3. If the subdivision application proposes adding an exit or entrance off of a state highway, the applicant or developer shall provide a UDOT Access Management Plan, consult with UDOT in designing the plat and improvement plans, adhere to any additional standards or requirements imposed by UDOT, bear all costs associated with the improvement. E. Road Names: The applicant/developer, upon consent of the Land Use Authority, shall name all roads at the time of approval. Names shall be sufficiently different in sound and in spelling from other road names in San Juan County or Bluff, Utah, so as not to cause confusion. A road which is or is planned as a continuation of an existing road shall bear the same name. F. Road Regulatory Signs: The applicant/developer shall erect or post acceptable guarantees ensuring each road sign required by a qualified engineer at all road intersections. All road signs shall be installed before issuance of certificates of occupancy for any residence on the streets approved. Street name signs are to be placed at all intersections within and abutting the subdivision, the type, design and location of which to be approved by a qualified engineer. Street signs shall be designed according to Town specifications and standards. G. Street Lights: Installation of street lights shall be compliant with the outdoor lighting ordinance. H. Road Surfacing and Improvement: 1. Roads shall be graded and improved and conform to the standards in 5.04.01. 2. After sanitary waste, water and other applicable utilities have been installed by the developer, the applicant shall construct curbs and gutters (if required) and shall surface, or cause to be surfaced, roadways to the widths prescribed in the pertinent regulations. 3. Said surfacing shall be of such character as is suitable for the expected traffic. Acceptable types of surfacing shall be determined by a qualified engineer. Dirt roads may be allowed upon approval by P&Z. 4. Adequate provision shall be made for culverts, drains and bridges. 5. All road surfacing, pavement, shoulders, drainage improvements and structures, curbs, turnarounds, and sidewalks shall conform to all construction standards and specifications adopted by the Town and shall be incorporated into the construction plans required to be submitted by the developer for plat approval.