Section 11, Subsection 11 General design standards

A. The design and development of subdivisions shall preserve, insofar as it is possible, the natural terrain, natural drainage, existing topsoil, trees, and vegetation. B. Land subject to hazardous conditions such as landslides, mud flows, rock falls, snow avalanches, ground subsidence, shallow water table, open quarries, floods, and polluted water supply shall be identified and shall not be subdivided until the hazards have been eliminated or evidence submitted that said hazards will be eliminated by the subdivision and construction plans. C. Any development in hazard potential areas shall receive special attention in order to mitigate hazards. Pending the completion by the Utah geological survey of a fault hazard map for Elsinore Town, the Planning Commission and/or Town Council may rely upon the existing information available from UGS or other publicly or privately prepared geological reports to identify fault hazards or the historic features or character of an area. D. Whenever development or construction is or may be subject to unusual potential or actual geologic or flood hazards, the applicant shall meet the special conditions required by the Planning Commission or Town Council to reduce or eliminate such hazard, or if such conditions cannot be met or will not be met, the application for subdivision development may be denied. E. Elsinore Town reserves the right to require a geologic hazard investigation, prepared by a qualified geological technical expert, at the expense of the developer. F. STREETS 1. Street widths. Major and collector streets shall conform to the width assigned on the master street plan wherever a subdivision falls in an area for which a master street plan has been adopted. Where a master street plan has not been completed at the time the preliminary plan is submitted to the Planning Commission, streets shall be provided as follows: a. Residential streets shall have a minimum right-of-way width of fifty-eight (58) feet. Residential streets provide access to residential property and land adjacent to collector streets. They serve to travel over relatively short distances. These streets are usually the majority of the streets in a community less than 5,000 population. b. Collector streets shall have a minimum right-of-way width of eighty (80) feet. Collector streets link traffic generators such as public schools, parks, or shopping areas. They link routes of higher classification such as arterial. Their function is to distribute traffic to local/residential streets. c. Secondary arterial streets shall have a minimum right-of-way width of eightyseven (87) feet, or as shown on the master plan, whichever is greater. Secondary arterial streets distribute traffic from the major arterial to the business districts and other centers of community activity, and also to the collector streets. d. Minimum width of roadway wherever curb and gutters are installed (face to face of curb) shall be as follows: for residential streets - 44 feet. For collector streets 66 feet. For secondary arterial streets - 85 feet, or conform to master plan, whichever is greater. e. Rural residential roadways shall have a minimum right-of-way of fifty-eight (58) feet, with a roadway width of forty- four (44) feet. The primary function of a rural residential roadway is access to residencies, farms and abutting property rather than to serve through traffic. 2. Alleys. Residential alleys will not be permitted. 3. Reverse curves. Reverse curves shall have a tangent of at least ninety (90) feet unless in the opinion of the Planning Commission such is not necessary. 4. Street intersection. Streets shall intersect each other as near as possible at right angles. Minor streets shall approach the major or collector streets at an angle of not less than eighty (80) degrees. Offsets in street alignment of more than ten (10) feet or less than one hundred twenty (120) feet shall be prohibited. 5. Street grades. Minimum street grades of 0.5 percent will be required with the maximum grade being 7 percent for collector streets and 10 percent for minor streets. Where the observance of this standard is unfeasible, the Planning Commission shall have the power to grant an exception when special pavement surfaces and adequate leveling areas are installed or in the opinion of the Planning Commission the best subdivision of the land is thereby secured. 6. Street curves. Where the street lines within a block deflect from each other at any one point more than ten (10) degrees, there should be a connecting curve. The radius of the curve for the inner street line should not be less than 350 feet for major streets, 250 feet for an important neighborhood street, and 100 feet for minor streets. 7. Curbs may be required if drainage is an issue. If curbs are necessary, the requirements are: intersections shall be rounded with curves having a minimum radius of 15 feet for minor streets and 25 feet for collector and major streets. Property lines at street intersections should be rounded with a curve where necessary to fit the curb radius. Curb construction shall comply with ADA requirements and shall be high back style. 8. Street names. New street names should not duplicate those already existing. A street obviously a continuation of another already in existence should bear the same name. Before the street is named, the proposed name must be submitted to and approved by the Planning Commission and/or Town Council. Elsinore Town would prefer classic number addressing wherever possible. 9. Street dedications. All streets shall be dedicated for public use. The dedication of half streets in any subdivision is prohibited. 10. Relations to adjoining street system. The arrangement of existing streets in adjoining areas (or their proper projection where adjoining land is not subdivided) shall be at the same or greater width (but in no case less than the required minimum width) unless variations are deemed necessary by the Planning Commission, insofar as such may be deemed necessary by the Planning Commission for public requirements. The street arrangement must be such as to cause no unnecessary hardship to owners of adjoining property when they plat their own land and seek to provide for convenient access to it. Where, in the opinion of the Planning Commission, it is desirable to provide for street access to adjoining property, proposed streets shall be extended by dedication to the boundary of such property. 11. Streets leading to a proposed subdivision or development shall be brought to required standards for width and surface. The developer shall bear the full responsibility for completion of the above improvements. The Town will not accept a street until it is brought up to standards. 12. Cul-de-sacs (end turnarounds). Each cul-de-sac shall have a minimum right-of-way width of fifty-eight (58) feet; end must be terminated by a turnaround of not less than one hundred (100) feet in diameter. Surface water must drain away from the turnaround, except where surface water cannot be drained away from the turnaround along the street, due to grade, necessary catch basins and drainage easements shall be provided. Cul-desacs shall be a maximum of 500 feet as approved by the Town Council. 13. Public utility easements. Where alleys are not provided, easements of not less than ten (10) feet on each side of all rear lot lines and side lines will be required where necessary for poles, wire, conduits, storm sewers, gas and water mains, and other public utilities. Easements of greater width may be required along property lines where necessary for surface overflow or for the extension utilities. 14. Protection strips. Where subdivision streets parallel contiguous property of other owners, the subdivider may retain a protection strip not less than one (1) foot in width between the street and adjacent property, provided that an agreement approved by the Town has been made by the subdivider, contracting to dedicate the one foot or larger protection strip free of charge to the Town for street purposes upon payment by the then owners of the contiguous property to the subdivider of a consideration named in the agreement, such consideration to be equal to the fair cost of the street improvements properly chargeable to the contiguous property, plus the value of one-half the land in the street at the time of the agreement together with the interest at a fair rate from the time of the agreement, until time of subdivision of such contiguous property. G. PARKS, SCHOOL SITES, OTHER PUBLIC SPACES; PROVISION FOR PUBLIC USE. 1. In subdividing property, consideration shall be given to suitable sites for schools, parks, playgrounds and other areas for public use. Any provision for such open spaces shall be indicated on the preliminary plat in order that it may be determined when and in what manner such areas will be dedicated to, or acquired by, the appropriate agency. If any such proposed public areas have not been purchased at a fair price by the proper public agency or have not been freely dedicated to the public by the subdivider within one year after the recording of the final plat, such areas may be divided into lots and sold by the subdivider in accordance with lot requirements of this Ordinance. When any such public space is shown on the preliminary plat, a copy of such plat shall be made available to the appropriate public agency for its consideration within a reasonable time after receipt of copies of the plat by the Town Council. 2. Elsinore Town reserves the right to request up to ten (10) percent of the gross site area be dedicated to Elsinore Town for the purpose of public open space in the form of either a park, green space, or water retention. Gross site area is defined as the total area of a planned unit development excluding anything in the public right-of-way. H. BLOCKS 1. Length. The maximum length of blocks, generally, shall be one thousand (1000) feet and the minimum length of block shall be four hundred (400) feet, in blocks over eight hundred (800) feet, the subdivider may be required to dedicate a ten (10) foot wide walkway. 2. Width. The width of blocks generally shall be sufficient for two lots. 3. Use. Blocks intended for business or industrial use shall be designed for such purposes with adequate space set aside for off-street parking, alleys, and delivery facilities. I. LOTS 1. Building Sites. The lot arrangement, design, and shape shall be such that lots will provide satisfactory and desirable sites for building and be properly related to topography and conform to requirements set forth herein. 2. Lot sizes. Lot sizes. All lots shown on the subdivision plan must conform to the minimum requirements of the zoning title, for the zone in which the subdivision is located, and to the minimum requirements of the Town Council. 3. Frontage on Street. Frontage on streets. Each lot shall abut on a street a minimum of thirty (30) feet from the property line or an average of the set back of the main buildings existing in abutting lots. 4. Double frontage lots shall be prohibited, this does not include corner lots. 5. Corner lots shall have extra width for maintenance of required setbacks. 6. Remnants of lots below minimum size leftover must be attached to adjacent lots rather than allowed to remain as unusable parcels. 7. Drainage. Lots shall be designed in such a manner as to eliminate any flooding or pollution of adjacent properties. 8. In proposed subdivisions with irrigation ditches running adjacent to the frontage or within the area to be subdivided, the subdivider shall provide culverts or bridges in conformance with Town standards and or irrigation company standards for the purpose of providing proper access to each lot in the proposed subdivision. In no case shall the culvert or bridge be less than twelve (12) inches in diameter and twelve (12) feet long. Ditches may not be covered or blocked by construction. 9. The fencing of canals, open ditches and waterways, non-access streets, open reservoirs or bodies of water, railroad rights-of-way and other such features judged by the Planning Commission to be of a potentially hazardous nature, shall be required in a manner satisfactory to the Planning Commission. 10. Once a subdivision has been approved into individual lots, it shall be unlawful for the owner to re-subdivide such lot, even though the acreage may be sufficient, without first obtaining the approval of the Town Council, subject to state code requirements for amending a subdivision plat.