1305 Subdivision Improvements

1) Time of construction The improvements required by this ordinance shall be installed, approved and accepted prior to recording the final plat, except as provided in this ordinance. Improvements shall not be installed until the location and specifications are approved by the Engineer. All Utilities IE: Gas, Electric, Water and Sewer mains and laterals and fire hydrants shall be installed prior to the surfacing of streets and the installation of road base, curbs, gutters, and sidewalks. 2) Streets on property of other public agencies or utility companies Where it is proposed that streets be constructed on property controlled by a public agency or utility company, approval for the location, improvement, and maintenance of such streets shall be obtained from the public agency or utility company. 3) Street improvements All streets shall be constructed by the Applicant in accordance with the standards, rules, and regulations of this ordinance. 4) Curbs, gutters, and sidewalks Curbs, gutters, and sidewalks shall be installed on existing and proposed streets by the Applicant in all subdivisions including the rear of those lots which back on existing streets. Curbs, gutters, and sidewalks are not required for lots which back on alleyways. Upon recommendation from Planning and Zoning, the Town Council may waive curb, gutter and sidewalk requirements in the following cases: a) On portions of streets which exceed an average grade of 13 percent. b) When the subdivision is done by the government for a public purpose. The waiver of the requirement for curb, gutter and sidewalk in no way removes the requirement that storm water be managed and contained in a manner consistent with the laws of the Town of Dutch John and approved by the Town. In cases where the requirement for curb, gutter and sidewalk are waived, no on street parking shall be permitted in the area where the waiver is applied. Except for R-3 zones, the design for curb and gutter shall be high back according to Design for curb and gutter within R-3 may be either high back or modified high back. All zones should adhere to Vernal City’s Standards and Specifications. 5) Water supply The Applicant shall install water mains and service lines or laterals from such mains to each lot within the subdivision prior to the installation of road base, surfacing, curbs and gutters, and sidewalks. 6) Fire hydrants Fire hydrants shall be installed by the Applicant at locations determined by the Engineer representing the Town of Dutch John and the Dutch John Fire Department. 7) Sewage disposal The Applicant shall connect with the Dutch John sanitary sewer system and provide sewer mains and extend laterals from the main sewer line to each lot in the subdivision prior to the installation of the road base, surfacing, curbs, gutters and sidewalks, unless waived by the Land Use Authority. 8) Surface Water The Applicant shall design, construct and install a storm water drainage system within the subdivision which shall be constructed of materials and according to the specifications of the master storm drain plan and according to generally accepted Engineering standards based on 125% of a 2 hour, 100 year storm. Each phase of a subdivision shall be connected during construction to a stormwater retention system sufficient to retain storm water for that phase. The stormwater retention system may consist of one or more storm water retention areas. Each phase of a subdivision must have its own stormwater retention area, unless the storm water retention area of that phase is combined with the stormwater retention area of another phase. If the storm water retention area is used for multiple phases, then the combined stormwater retention area must be designed to retain storm water for all phases that use that stormwater retention area. For residential subdivisions, the storm drainage system and area shall be provided by the owner/developer and maintained in one or more of the following ways: a) Establish a homeowners association with the proper documents and funding mechanism, including the articles of incorporation and bylaws and CC&Rs, to own and maintain the storm water retention area and system for stormwater runoff control purposes. This requirement for owning and maintaining the stormwater retention area and system is only the minimum requirement and reason for the homeowners association to exist. The homeowners association may have additional rules, regulations, and purposes. OR b) If the storm water retention area and system is entirely on the surface and not underground, then the owner/developer shall, in lieu of an HOA, set aside an area approved by the Land Use Authority within the Subdivision Engineered to retain the water as required by this ordinance, which may be privately owned. If not a common area, the retention pond/area shall be established by recorded easements and covenants and restrictions that run with the land and that require the owner of the land to maintain the area as designed and at its expense and to make any repairs or improvements as needed over the years to effectuate the purpose of the water retention facility. The owner shall be required to hold the Town harmless from any damage or expense related to repairs or maintenance or from damage caused by failure of the system, in perpetuity. The area shall also be identified on the plat and the recorded documents shall be approved by the Town Attorney as to form and effect. The following requirements must also be met for this option to be used: i) A solid, free-standing, permanent sign must be located on the property within 10 feet of the stormwater retention area. The sign must be visible when viewed from the storm water retention area. The bottom of the sign must be between 3 and 5 feet from the ground level at the base of the sign. The sign must be 2 feet wide and 1 foot tall. The cap height, measured as the distance from the imaginary line upon which the letters in a font appear to rest to the top of the uppercase letters, must be at least I inch for all words on the sign. The sign must have the following language permanently written on it: "The stormwater retention area located on this property shall be maintained by the owner(s) of the same property. For more information see the Daggett County Records. This sign may not be removed or altered under penalty of law." ii) The following language must be written on the recorded subdivision plat with a reference in the legend indicating the private property containing the storm water retention area: "The stormwater retention area located on this property shall be maintained by the owner(s) of the same property." 9) Fences Fences installed along the perimeter of a subdivision/development when the Land Use Authority determines such a fence is necessary to protect adjacent lands or the residents of the subdivision/development. 10) Landscaping The Land Use Authority may require an Applicant to provide ground cover where it determines that soil erosion may be a problem or that surface water may flood portions of the Town or damage Town property, or to prevent the growth of noxious weeds which may become a nuisance or fire hazard or endanger public health. The method of erosion control must be approved by the Land Use Authority. 11) Monuments Permanent monuments shall be accurately set and established at such points as are necessary to definitely establish all lines of the plat except those outlining individual lots. Monuments shall be of a type approved by the Engineer. All subdivision plats shall be tied to a corner or monument of record or established land office survey corner. 12) Street signs The Applicant shall furnish and install all necessary street signs in accordance with Town specifications and UDOT standards. (See 02-16 Sign Regulations) 13) Street names New street names should not duplicate those already existing. Before the street is named, the proposed name must be submitted to and approved by the Land Use Authority. 14) Private lanes, driveways, and access All private lanes, driveways, accesses, etc. that connect to a public or private street shall be paved starting from the public street to a line not less than 25 feet away from the public street. The entire width of the private lane, driveway, access, etc. must be paved. Design and construction of private lanes, driveways and accesses will be reviewed by the fire marshal and be approved prior to construction. 15) Lighting standards The Town of Dutch John is attempting at every opportunity to work within the guidelines of the “International Dark Sky Communities”. There may occur instances where public safety demands a Street Light and these instances will be dealt with on a case by case basis. Exterior lighting shall comply with the following standards, consistent with IDA recommendations for responsible outdoor lighting: a) Full cutoff or fully shielded fixtures shall be used so that all light is directed downward and no uplight is emitted above the horizontal plane of the fixture. b) Lighting shall be limited to the minimum illumination levels necessary for safety, security, and functional use of the site. c) Light sources shall be selected and installed to minimize glare and light spillover onto adjacent properties and the night sky. d) Color temperature of exterior lighting shall be limited to warm-spectrum lighting, consistent with dark sky best practices, to reduce skyglow and minimize environmental impacts. The Planning Commission may require additional mitigation measures, including shielding, timers, motion sensors, reduced illumination levels, or alternative fixture designs, where necessary to ensure compliance with this Section and to further the intent of dark sky preservation.