Chapter 6 (2025 revision) Chapter 6: Development Standards and Subdivision Regulations (as revised January 2025) (part 1 of 3)

6. Chapter 6 DEVELOPMENT STANDARDS AND SUBDIVISION REGULATIONS The standards and regulations set forth in this chapter relate to proposed subdivisions in the Town of Wallsburg. All subdivision shall be consistent with Chapter 5 herein and all other relevant sections of this Code. All commercial projects will be reviewed under the provisions of Chapter 7 of this Code. Contents of this chapter 6.1. GENERAL PROVISIONS ................................................................................................................................... 2 6.2. INTRODUCTION ................................................................................................................................................ 2 6.3. PURPOSE FOR STANDARDS AND REGULATIONS ..................................................................................... 2 6.4. AUTHORITY ....................................................................................................................................................... 3 6.5. JURISDICTION ................................................................................................................................................... 3 6.6. INTERPRETATION, CONFLICT, AND SEVERABILITY ................................................................................ 3 6.7. SAVING PROVISION ......................................................................................................................................... 4 6.8. AMENDMENTS .................................................................................................................................................. 4 6.9. VACATION, ALTERATION OR AMENDMENT OF SUBDIVISION PLATS ................................................. 4 6.10. SUBDIVISION APPLICATION PROCEDURE AND APPROVAL PROCESS .............................................. 5 6.11. CONCEPT PLAN ............................................................................................................................................... 5 6.12. IMPROVEMENT, DESIGN, AND LAYOUT CONSIDERATIONS ................................................................ 5 6.13. LOT IMPROVEMENTS AND ARRANGEMENT ........................................................................................... 8 6.14. ROADS AND STREETS ................................................................................................................................... 10 6.15. DRAINAGE AND STORM SEWERS .............................................................................................................. 14 6.16. WATER FACILITIES ......................................................................................................................................... 16 6.17. SEWER FACILITIES …..................................................................................................................................... 18 6.18. SIDEWALKS, CURBS, TRAILS, AND PATHS ............................................................................................... 18 6.19. OTHER UTILITIES ........................................................................................................................................... 19 6.20. PRESERVATION OF NATURAL FEATURES AND AMENITIES ................................................................. 19 6.21. PRELIMINARY PLAT ...................................................................................................................................... 19 6.22. FINAL PLAT ..................................................................................................................................................... 26 6.23. ASSURANCE FOR COMPLETION AND MAINTENANCE OF IMPROVEMENTS .................................. 32 6.24. INSPECTION OF IMPROVEMENTS .............................................................................................................. 33 6.25. ESCROW DEPOSITS OR LETTERS OF CREDIT FOR LOT IMPROVEMENTS ....................................... 33 6.26. MAINTENANCE OF IMPROVEMENTS ........................................................................................................ 34 6.27. ISSUANCE OF BUILDING PERMITS AND CERTIFICATES OF OCCUPANCY ....................................... 34 6.28. CONSUMER PROTECTION LEGISLATION AND CONFLICTS OF INTEREST STATUTES .................. 34 6.29. SIMPLE LOT SUBDIVISIONS ....................................................................................................................... 35 6.1. General Provisions 6.2. These standards and regulations may be known, cited and referred to as the Development Standards and/or 6.3. Subdivision Regulations of the Town of Wallsburg, Utah. Introduction Subdivisions in Wallsburg shall be designed in a manner so that they may be used safely for building purposes without danger to health or peril from fire, flood, landslide, subsidence, geologic and natural hazards, or other menace, and land shall not be subdivided and developed until available public facilities and improvements exist (or adequate guarantees are in place) and proper provision has been made for drainage, water, sewerage, and capital improvements such as schools, parks and recreation facilities, streets and transportation facilities, and related improvements. If necessary and required public facilities, infrastructure and safety protections are not in place or can not be provided for, the subdivision will not be allowed. Proposed public improvements shall conform to the General Plan, Streets Master Plan, Official Zoning Map, and the capital budget and infrastructure improvement program of Wallsburg. It is intended that these regulations supplement and facilitate the enforcement of the provisions and standards contained in the currently adopted Uniform Building and Housing Codes, this Development Code, General Plan, Official Zoning Map, and capital budget and infrastructure improvement program as they are adopted and may be amended. Purpose for Standards and Regulations The Development Standards and Subdivision Regulations are adopted for the following purposes: 6.3.1. To protect and provide for the public health, safety, and general welfare. 6.3.2. To guide future growth and development in Wallsburg, in accordance with the Comprehensive or 6.3.3. General Plan. 6.3.4. To guide future growth and development in Wallsburg, in accordance with the Comprehensive or 6.3.5. General Plan. 6.3.6. To provide for adequate light, solar access, open space, air, privacy, to secure safety from fire, 6.3.7. flood, landslides and other geologic and natural hazards, and other danger, and to prevent overcrowding of the land and undue congestion of population. 6.3.8. To protect and conserve the value of land throughout the municipality and the value of buildings and improvements upon the land, and to minimize the conflicts among the uses of land and buildings. To guide public and private policy and action in order to provide adequate and efficient transportation, water, sewerage, schools, parks, playgrounds, recreation, streets, and other public facilities. To provide the most beneficial relationship between the uses of land and buildings and the circulation of traffic throughout the municipality, having particular regard to the avoidance of congestion in the streets and the pedestrian traffic facilities, and to provide for the proper location and width of streets and building setbacks. To establish reasonable standards of design and procedures for subdivisions in order to further the orderly layout and use of land, and to insure proper legal descriptions and monumenting of subdivided land. 6.3.9. To ensure that public facilities are available and will have a sufficient capacity to serve the 6.3.10. proposed development. To prevent the pollution or degradation of air, streams, and ponds, assure the adequacy of drainage 6.3.11. facilities, protect subsurface water, minimize site disturbance and the removal of native vegetation and soil erosion, encourage the wise use and management of natural resources throughout the municipality, and preserve the integrity, stability, and beauty of the community and value of the land. To provide for open spaces through efficient design and layout of the land using the conservations subdivision ordinance as established in Chapter 8 herein. 6.4. Authority 6.5. In accordance with § 10-9a-601 et seq. of the Utah Code, Annotated (1953, as amended) and any other 6.6. applicable federal, state, county or municipal laws, statutes, ordinances, and regulations of the State of Utah, the Town Board enacts this ordinance requiring that a subdivision plat comply with the provisions of this ordinance and with § 10-9a-6 of the Utah Code, Annotated (1953, as amended). Jurisdiction These development standards and subdivision regulations shall apply to all subdivisions of land, as defined herein, located within the corporate limits of Wallsburg. No land shall be subdivided within Wallsburg until the subdivider or agent obtains written approval by the Town that has been accepted by the Office of the County Recorder. For a preliminary and final plat, the approved plat is recorded with the County Recorder. For a simple lot subdivision, the record of survey is filed with the County Recorder. No building permit or certificate of occupancy will be issued for any parcel or plat of land which was created by subdivision after the effective date of, and not in conformity with, the provisions of these subdivision regulations unless approved under prior subdivision ordinance. No excavation of land or construction of any public or private improvements shall take place or be commenced except in conformity with the applicable Town regulations. No owner, or agent, of any parcel of land located in a proposed subdivision shall transfer or sell any such parcel before a final subdivision plat or record of survey has been approved by the Town in accordance with the provisions of these regulations and recorded or filed with the County Recorder. Except for a simple lot subdivision, or other division of land exempted from subdivision requirements under Utah State Code, the subdivision of any lot or any parcel of land, by the use of metes and bounds description for the purpose of sale, transfer, or lease shall not be permitted. The Town may approve metes and bounds descriptions for purposes of boundary line adjustments and resolving conflicting boundary descriptions. Any person, firm, or corporation who fails to comply with, or violates, any of these regulations shall be guilty of a Class C misdemeanor. Appropriate actions and proceedings may be taken by law or in equity to prevent violation of these regulations, unlawful construction, to recover damages, restrain, correct, or abate a violation, or prevent illegal occupancy of a building, structure or premises, and these remedies shall be in addition to the penalties described above. Interpretation, Conflict, and Severability 6.6.1. Interpretation In their interpretation and application, the provisions of these regulations shall be held to be the minimum requirements for the promotion of the public health, safety, and general welfare and shall not be eligible for variance by the Board of Adjustment. 6.6.2. Conflict with Public and Private Provisions. These regulations are not intended to interfere with, abrogate, or annul any other ordinance, rule or regulation, statute, or other provision of law. Where any provision of these regulations imposes restriction different from those imposed by any other provision or ordinance, rule or regulation, or law, whichever provision is more restrictive or impose higher standards shall control. Further, these regulations are not intended to abrogate any easement, covenant or any other private agreement or restriction, provided that where the provisions of these regulations are more restrictive or impose higher standards or regulations than such easement, covenant, or other private agreement or restriction, the requirements of these regulations shall control. Where the provisions of the easement, covenant, or private agreement or restriction impose duties and obligations more restrictive, or higher standards than the requirements of these regulations, or the conditions of approval, and such private provisions are not inconsistent with these regulations or determinations there under, then such private provisions shall be operative and supplemental to these regulations and conditions imposed. Provided, however, that the Town is under no obligation to enforce private covenants. 6.7. 6.6.3. Severability 6.8. 6.9. If any part or provision of these regulations or application thereof to any person or circumstances is adjudged invalid by any court of competent jurisdiction, such judgment shall be confined in its operation to the part, provision, or application directly involved in all controversy in which such judgment shall have been rendered and shall not affect or impair the validity of the remainder of these regulations or the application thereof to other persons or circumstances. Saving Provision These regulations shall not be construed as abating any action now pending under, or by virtue of, prior existing subdivision regulations, or as discontinuing, abating, modifying, or altering any penalty accruing or about to accrue, or as affecting the liability of any person, firm, or corporation, or as waiving any right of the municipality under any section or provision existing at the time of adoption of these regulations, or as vacating or annulling any rights obtained by any person, firm, or corporation, by lawful action of the municipality except as shall be expressly provided for in these regulations. Amendments For the purpose of protecting the public health, safety, and general welfare, the Town Board may from time to time amend the provisions imposed by the development standards and subdivision regulations. Public hearings on all proposed amendments shall be held by the Planning Commission and Town Board in the manner prescribed by law and outlined in Chapter 1 of this Code. Vacation, Alteration or Amendment of Subdivision Plats Any vacation, alteration, or amendment of a subdivision plat shall comply with 10-9a-608 and 10-9a-609 of the Utah Code, Annotated (1953), as amended. 6.10. Subdivision Application Procedure and Approval Process When subdivision of land is proposed and prior to any contract is made for the sale of any part thereof, and before any permit for the erection of a structure in such proposed subdivision shall be granted, the owner, or authorized agent, shall apply for and secure approval of the proposed subdivision in accordance with this Section. Except for a Simple Lot Subdivision, all proposed subdivisions shall meet the application requirements outlined 6.10.1. A subdivision shall require a Preliminary Plat, including a Subdivision Improvement Plan, and a Final Plat if either or both of the following are true: 6.10.1.1. that includes public improvements, such as extension of public roads or utilities any subdivision that consists of five (5) or more lots 6.11. Pre-Application Process 6.11.1. Except for a Simple Lot Subdivision, all proposed subdivisions shall meet the application requirements outlined in Utah State Code 10-9a-601, et seq, as amended, this title, and the requirements for the respective zone in which the subdivision is proposed. An applicant for a subdivision may request a pre-application meeting with a Town representative. Should a pre-application meeting be requested, the following shall apply: 6.11.2. 1. The applicant shall submit a concept plan for review. 2. Within fifteen (15) business days after the request, the municipality shall schedule the meeting to review the concept plan and give initial feedback. 3. At the pre-application meeting, the Town shall provide or have made available on the municipal website the following: a. Copies of the applicable land use regulations. b. A completed list of standards and submittal items required for the project. 4. A pre-application review of a concept plan does not create any vested rights, and feedback on the concept plan does not grant or infer any official standing. Concept Plan Requirements A Concept Plan shall: 6.12. 1. Include the legal description of the property and all contiguous holdings of the owner with an indication of the portion of land, which is proposed to be subdivided, accompanied by an affidavit of ownership, which shall include the dates the respective holdings of land were acquired, together with the book and page of each conveyance to the present owner as recorded in the County Recorder's office. 2. Include an address and telephone number of the applicant. 3. Include a general written and graphic representation of the proposed project, all approvals being sought (rezone, subdivision, variance, etc.), and any other information the applicant believes is necessary to present to the Planning Commission or Town Staff. Improvement, Design, and Layout Considerations The applicant shall prepare a Preliminary Plat using the criteria in this section as a guide. The Town will also use these criteria in its consideration of approving the Preliminary Plat and Final Plat. In addition to the requirements established herein, all subdivision plats shall comply with all applicable statutory provisions, Sensitive Lands Overlay Zone regulations, International Building and related Codes, Town design standards and specifications, the Official Streets Master Plan, the General Plan, the Official Zone Map, the Trails Master Plan, Public Utilities plans, Capital Improvements Program of the Town or any other Local Government having jurisdiction in the development, including all streets, trails, drainage systems, and parks shown on the Official Map or General Plan as adopted or amended for the subdivision, and the rules of the Utah Department of Transportation if the subdivision or any lot contained therein abuts a state highway. If the owner places restrictions on any of the land contained in the subdivision greater than those required by this Code or these regulations, such restrictions or reference thereto may be required to be indicated on the Final Plat, or the Planning Commission may require that restrictive covenants be recorded with the County Recorder in a form to be approved by the Town Attorney. 6.12.1. Plats Straddling Municipal Boundaries, Annexations 6.12.1.1. Whenever a subdivision is proposed that includes property under the jurisdiction of another entity, the Planning Commission may require the annexation of the property involved. If the area in the County is not annexed, the Town and County shall work together in a cooperative arrangement or through an interlocal agreement, if necessary, to ensure that the portion of development lying in the County is as compatible as possible with the Town codes, development regulations and General Plan. When a development lies entirely within the County but gains access from a Town street or across property within the Town’s jurisdiction, the Developer must receive a Conditional Use Permit to guarantee that the proposed development will not have a negative impact on Town services, streets or public interest. Any legislative approvals, such as an annexation, shall be obtained and completed prior to submitting a Preliminary Plat application. 6.12.2. Monuments The applicant shall place permanent reference monuments in the subdivision as required herein or as otherwise approved by the Town Engineer. Monuments shall be installed in accordance with the Wallsburg Design Standards, Construction Specifications and Standard Drawings and located on street right-of-way lines, at street intersections, and angle points of curves. They shall be spaced so as to be within sight of each other, the sight lines being contained wholly within the street limits. All monuments shall be properly set in the ground and approved by a Registered Land Surveyor prior to approval of the final plat unless a performance guarantee is established in accordance with the provisions of this ordinance. 6.12.3. Unsuitability If the Town finds lands unsuitable for subdivision or development due to natural hazards, flooding, improper drainage, fire, steep slopes, rock formations, geologic hazards, potentially toxic wastes, adverse earth formations or topography, wetlands, utility easements, unsuitable for service of public utilities, wildlife habitats that cannot be reasonably mitigated, or other natural features, including ridge lines and hilltops, which will reasonably be harmful to the safety, health, and general welfare of the present or future inhabitants of the subdivision or surrounding areas, the land shall not be subdivided or developed. The development may be made suitable if adequate methods are formulated by the developer and approved by the Town, upon recommendation of a qualified planner or engineer hired by the developer and approval of the Town Engineer, to solve or remedy the problems created by the unsuitable land conditions. The burden of the proof shall lie with the developer to establish the viability of development in these sensitive or unsuitable areas. Unsuitable land shall be set aside or reserved for uses as shall not involve such a danger or severe environmental impact. Lands located in sensitive lands areas may be further regulated by chapter 8 of this Code. Additionally, consideration must be given to soil conditions and ground water existence and may include appropriate setbacks and conservation requirements. 6.12.4. Subdivision Name The proposed name of the subdivision and all roadways contained therein shall not duplicate, or too closely approximate phonetically, the name of any other subdivision or street in the area 6-8 covered by these regulations or nearby communities. The Administrative Land Use Authority shall have final authority to approve the name of the subdivision and to select street names. An applicant should consult with the Office of the County Recorder to determine whether the proposed subdivision name is acceptable. 6.12.5. Ridge Line and Hillside Development Protection of ridges from development which would be visible against the skyline from prominent areas or designated vantage points (as per chapter 8) in Wallsburg will be maintained. Hillside development which may disturb agricultural uses may be prohibited unless it can be shown that the development and improvements will be constructed or clustered in a way to minimize impacts. 6.12.6. Open Space Units may and should be clustered in the most developable and least sensitive portions of the site with common open space corridors separating clusters. The open space corridors should be designed to coincide with significant vegetation and in many cases left natural. Open space areas will be the maintenance responsibility of a homeowners’ association, unless dedicated and accepted by the Town. Open space conservation easements dedicated in perpetuity to a qualified land trust are encouraged to prevent future development of open space. Note that roads and rights- of-ways shall not be used in the calculations for open space nor density. 6.12.7. Drainage Ways and Irrigation Ditches Existing natural drainage and irrigation ditches or rights-of-ways shall be preserved. Notification and a recommendation from irrigation companies may be required for development in certain circumstances as determined by the Town if the development impacts irrigation works or access. When required, a committee shall be organized to review impact on drainage ways and irrigation ditches. The committee shall include the following as a minimum: A member from the Planning Commission, the Town Engineer, the development Engineer, and a representative from each water company. 6.12.8. Limits of Disturbance/Vegetation Protection A separate plan which addresses limits of disturbance and vegetation protection during construction and revegetation of disturbed areas may be required. This shall include construction necessary for all project improvements such as roads and utilities. 6.12.9. Fire Sprinkling Fire sprinkler systems may be required in projects as determined by the Town or the Wasatch Fire District. This determination is based upon an analysis of the size of structures, vegetation surrounding the structures and location of the project as it relates to response time. Upon recommendation of the Fire District, the Administrative Land Use Authority may place regulations on the maximum size of dwellings that may be approved by the Building Official. 6.12.10. High Water Table Areas 6.12.10.1. Water Table Review In areas that are known for the potential of ground water impacts, a ground water investigation shall be made by a geotechnical engineer and provided to the Town for review with the application for preliminary plat approval to include the following: 1. What mitigation measures should be taken to assure that homes will be protected from potential ground water impacts, including a proposed method of ground water disposal to be reviewed and approved by the Town Engineer or his/her designee. 2. The developer shall provide ground water information to each lot purchaser/owner and disclosure the information on the plat. 3. Any proposed or existing drainage plans for high water table areas. 6.12.10.2. Drainage systems Ground water drainage systems, if required, shall be designed and installed in accordance with construction standards and specifications determined by the Town Engineer. All drainage systems shall be extended to the outermost boundaries of the subdivision by the developer. 6.12.10.3. Existing Infrastructure The developer shall install or replace, when required by the Town, all sewer and water systems within a high-water table area to eliminate or minimize possible damage to such systems. 6.12.10.4. Lot Restrictions in High Water Table Areas The Town may prohibit basements in high water table areas upon recommendation from the Town Engineer. Sump pumps, French drains, or other like devices which drain into the sanitary sewer system are prohibited. Due to the high-water tables in Wallsburg Town basements are strongly discouraged. Plats in high water table areas shall have a warning printed on the plat stating that basements are strongly discouraged and that the Town of Wallsburg assumes no responsibility or liability for damage done by high water tables to basements. 6.13. Lot Improvements and Arrangement 6.13.1. Double Frontage Lots and Access to Lots Double frontage and reversed frontage lots shall be avoided except where necessary to provide separation of residential development from traffic arterials or to overcome specific disadvantages of topography and orientation. Lots shall not, in general, derive access exclusively from an arterial or collector street. Where driveway access from an arterial or collector street may be necessary for several adjoining lots, the Administrative Land Use Authority may require that such lots be served by a combined access drive to limit possible traffic hazard on such street. Where possible, driveways shall be designed and arranged to avoid requiring vehicles to back into traffic on arterials or collectors. 6.13.2. Grading, Drainage and Seeding 6.13.2.1. Final Grading Topsoil should not be removed from residential lots or used as spoil but should be redistributed to provide suitable soils for vegetation. Slope stabilization and erosion control, as determined necessary by the Town Engineer, will also be required to be installed according to the approved specification. 6.13.2.2. Lot Drainage Lots shall be laid out to provide positive drainage away from all buildings in accordance with the International Building Code and individual lot drainage shall be coordinated with the general storm drainage pattern for the area. Drainage shall be designed to avoid concentration of storm drainage water from any lot to adjacent lots. 6.13.2.3. Landscaping and Revegetation All lots should be revegetated to avoid erosion and improve the visual quality of the development. The Administrative Land Use Authority may impose planting requirements if deemed necessary. If revegetation is required, all lots shall be improved from the roadside edge of the right-of-way back to a distance of twenty (20) feet behind the principal residence on the lot. 6.13.3. Debris and Waste Unless otherwise approved by the Town Engineer and Building Official, no cut trees, timber, debris, earth, rocks, stones, soil, junk, trash, rubbish, or other waste materials of any kind shall be buried in any land, or left or deposited on any lot or street at the time of issuance of a certificate of occupancy, and removal of same shall be required prior to issuance of any certificate of occupancy on a subdivision, nor shall any be left or deposited in any area of the subdivision at the time of expiration of the performance bond or dedication of public improvements, whichever is sooner. 6.13.4. Fencing Each applicant shall be required to furnish and install fences when the Town determines that a hazardous condition may exist. The fences shall be constructed according to standards to be established by the Town Engineer and shall be noted as to height and material on the Final Plat. No certificate of occupancy shall be issued until said fence improvements have been duly installed. 6.13.5. Water-Bodies and Water-Courses If a tract being subdivided contains a water body or course, or portion thereof, lot lines shall be drawn to distribute ownership of the water body among the adjacent lots. The Town may approve a plan whereby the ownership of and responsibility for safe maintenance of the water body will not become a Town responsibility. No more than twenty-five (25) percent of the minimum area of a lot required in this Code may be satisfied by land, which is under water. Where a watercourse separates the buildable area of a lot from the street by which it has access, provisions shall be made for installations of a culvert or other structure approved by the Town Engineer. 6.13.6. Performance Guarantee to Include Lot Improvements The performance guarantee shall include an amount to guarantee completion of all requirements contained in this Chapter, the Supplemental Regulations (Chapter 3) of this Code and in the regulations including, but not limited to, final grading, lot drainage, landscaping, lawn-grass seeding, curb, gutter and sidewalk, removal of debris and waste, fencing, and all other lot improvements required by the Town. Whether or not a certificate of occupancy has been issued, at the expiration of the performance guarantee, the Town may enforce the provisions of the guarantee where the provisions of this section or any other applicable law, ordinance, or regulation have not been complied with. 6.14. Roads and Streets All road and street layout and design is subject to approval of the Town Engineer. All roads and streets in subdivisions shall meet the applicable requirements of the Standards Document available from the Town Engineer. All subdivisions shall have frontage on and access to an existing public street. 6.14.1. Grading and Improvement Plan Streets shall be graded and improved in conformance with the Wallsburg Design Standards Construction Specifications and Standard Drawings as adopted and shall be approved as to design and specifications by the Town Engineer. All road construction plans are required to be submitted with the Subdivision Improvement Plans. Prior to Final Plat approval the Town shall make the determination as to whether each street is to be public or private. Such status shall be shown on the plat. At present, it is the intention of the Town for all subdivision streets to be dedicated public streets. However, if private streets are approved, they must be constructed to meet all requirements of public streets in case the Town is required to maintain the streets in the future. Any private streets approved as part of a Subdivision must be accompanied by a maintenance plan by which the Homeowners Association (HOA) will operate. The developer shall be responsible for maintenance and snow plowing the private road(s) until such time that more than 75% of the lots have been built upon, at which point the HOA will assume full responsibility of the maintenance. 6.14.2. Topography and Arrangement Roads shall be related appropriately to the topography. Local roads may be curved to avoid conformity of lot appearance and to discourage through traffic. All streets shall be arranged to obtain as many building sites at, or above, the grades of the streets as possible. Grades of streets shall conform as closely as possible to the original topography with all cut and fill sections adequately stabilized and revegetated. Steep grades and/or curves as well as large cut and fill sections will not be allowed. All streets shall be properly integrated with the existing and proposed system of thoroughfares and dedicated rights-of-way as established in the General Plan, Streets Master Plan and Zoning Map. Streets shall be laid out to permit efficient drainage and utility systems, and to require the minimum number of streets necessary to provide convenient and safe access to property. A rigid square gridiron street pattern is preferred but need not necessarily be adhered to, and the use of curvilinear streets or U-shaped streets shall be encouraged where such use will result in a more desirable layout. 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 Planning Commission 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. The arrangement of streets shall provide for the continuation of principal streets between adjacent properties when such continuation is necessary for convenient movement of traffic, effective safety protection, efficient provision of utilities, and where such continuation is in accordance with the Streets Master Plan. If the adjacent property is undeveloped and the street must be a dead-end street temporarily, the right-of-way shall be extended to the property line. A temporary turnabout shall be provided on all temporary dead-end streets, with the notation on the Final Plat that land outside the normal street right-of way shall revert to adjacent owners when the street is continued. The Planning Commission may limit the length of temporary dead-end streets in accordance with the design standards of these regulations. Where a road does not extend to the boundary of the subdivision and its continuation is not required by the Planning Commission for access to adjoining property, its terminus shall normally not be nearer to such boundary than fifty (50) feet. However, the Planning Commission may require the reservation of an appropriate easement to accommodate drainage facilities, pedestrian traffic, snow removal/storage or utilities. A cul-de-sac turnaround shall be provided at the end of a permanent dead-end street in accordance with construction standards and specifications. The length of the permanent and temporary dead-end streets shall be determined by the regulations relating to each individual zone found in Chapter 5 of this code. 6.14.3. Ingress and Egress In order to provide adequate emergency access to and from the development and proper circulation, two points of ingress and egress will be required in all subdivisions with the following exceptions: 1. Any subdivision which cannot provide two points of ingress and egress shall be limited to no more than eight (8) residential lots or units. 2. Subdivision which will be served by more than one point of ingress and egress in the future may receive approval for more than eight (8) lots provided that no more than eight (8) units are constructed until a second point of ingress and egress is provided, and so indicated on the Final Plat. 3. Emergency service providers (fire sheriff, ambulance, etc.) must approve the street design in any subdivision with only one point of ingress and egress. 6.14.4. Blocks Blocks shall have sufficient width to provide for two (2) tiers of lots of appropriate depths. Exceptions to this prescribed block width shall be permitted in blocks adjacent to major streets, or water ways. The lengths, widths, and shapes of blocks shall be appropriate for the locality and the type of development contemplated. Block lengths in residential areas should not exceed one thousand two hundred (1,200) feet or twelve (12) times the minimum lot width required in the zoning district, whichever is greater. When practicable, blocks along major arterials and collector streets shall be not less than one thousand (1,000) feet in length. In long blocks the Planning Commission may require the reservation of an easement through the block to accommodate utilities, drainage facilities, or pedestrian traffic. Pedestrian ways or crosswalks, not less than ten (10) feet wide, may be required by the Planning Commission through the center of blocks more than eight hundred (800) feet long where deemed essential to provide circulation or access to schools, playgrounds, shopping centers, transportation, trails, or other community facilities. 6.14.5. Access to Highway, Arterial or Collector Streets Where a subdivision borders on or contains an existing or proposed highway, arterial or collector, the Planning Commission may require that access to such streets be limited by one of the following means: 1. The subdivision lots back onto the highway, arterial or collector and front onto a parallel local street with no direct access to the primary arterial or collector, and screening provided by 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. 6.14.6. Road Names The Planning Commission shall inform the applicant of the preferred street names for all streets at the time of preliminary approval. The local Postmaster shall be consulted prior to Planning Commission approval. Names shall be sufficiently different in sound and in spelling from other road names in Wasatch County or Wallsburg to eliminate confusion. A street which is or is planned as a continuation of an existing road shall bear the same name. 6.14.7. Road Regulatory Signs The applicant shall erect or post acceptable guarantees ensuring placement of each road and safety signs required by the Town Engineer. 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 the Town Engineer. Street signs shall be designed according to Town specifications and standards. 6.14.8. Streetlights Installation of streetlights may be required in accordance with Wallsburg Design and Specification Standards or as designated and located by the Planning Commission and shall be approved by the Town Engineer. 6.14.9. General Design Standards In order to provide for roads in suitable locations, with proper width, and improvements to accommodate prospective traffic and afford satisfactory access to police, fire fighting, snow removal, sanitation, and road-maintenance equipment, and to coordinate roads to compose a convenient system and avoid undue hardships to adjoining properties, the design standards for roads are hereby required to be in compliance with the Wallsburg Design Standards, Construction Specifications, and Standard Drawings, and the Streets Master Plan, as adopted, or determined by the Town Engineer, or Planning Commission. Street grades may not exceed five (5) percent unless approved by the Town Engineer. The Town Engineer shall approve grades more than five (5) percent only when conditions are present which warrant that safety and economy of road maintenance can be secured. Street widths for collector streets shall conform to the width requirement on the major street plan when a development falls in an area for which a major street plan has been adopted. For areas where a street plan has not been completed at the time the Preliminary Plat is submitted, streets shall be provided as follows: 1. The minimum street width for a local street shall be thirty (30) feet and the minimum street right-of-way shall be sixty (60) feet. Private streets shall meet the same standards. 2. The minimum street width for a collector street shall be forty four (44) feet and the minimum street right-of-way shall be seventy (70) feet. Private streets shall meet the same standards. 3. Cul-de-sacs shall have a maximum length as described in Chapter 5 of this Code and in the adopted Construction Specifications. 6.14.10. Road Surfacing and Improvement After sewer and 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 Section 6.15.10 and the Wallsburg Town Design Standards. Types of pavement shall be determined by the Town Engineer. The minimum street grades shall be 0.3 percent and the maximum grade for roads in all zones shall be 5 percent. Adequate provision shall be made for culverts, drains and bridges. All road 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 Subdivision Improvement Plans required to be submitted by the developer for plat approval. 6.14.11. Excess Right-of-Way Right-of-way widths in excess of the standards referenced in these regulations shall be required whenever, due to topography or other features such as irrigation ditches or other easements, additional width is necessary to provide adequate earth slopes. Such slopes shall not be more than three to one, unless specifically approved by the Town Engineer. 6.14.12. Intersections Streets shall be laid out to intersect as near as possible at right angles. A proposed intersection of two (2) new streets at an angle within ten (10) degrees of perpendicular is required. An oblique street should be curved approaching an intersection and should be approximately at right angles for at least one hundred (100) feet. Not more than two (2) streets shall intersect at any one point unless specifically approved by the Planning Commission and Town Engineer. Proposed new intersections along one side of an existing street shall, wherever practical, coincide with any intersections on the opposite side of the street. Street jogs with center-line offsets of less than one hundred and fifty (150) feet shall not be permitted. Where streets intersect major streets, their alignment shall be continuous. Intersections of major streets shall be at least eight hundred (800) feet apart. Minimum curb radius at the intersection of two (2) local streets shall be at least twenty (20) feet and minimum curb radius at an intersection involving a collector street shall be at least twenty-five (25) feet. Alley intersections and abrupt changes in alignment within a block shall have the corners cut off in accordance with standard engineering practice to permit safe vehicular movement. Intersections shall be designed with a flat grade wherever practical. In hilly or rolling areas, at the approach to an intersection, a leveling area shall be provided having less than a two (2) percent slope for a distance of one hundred (100) feet, measured from the nearest right-of-way line of the intersecting street. Where any street intersection will involve earth banks or existing vegetation inside any lot corner that could create a traffic hazard by limiting visibility, the developer shall cut such ground or vegetation (including trees) in connection with the grading of the public right-of-way to the extent deemed necessary to provide an adequate sight distance. The cross-slopes on all streets, including intersections, shall be three (3) percent or less. 6.14.13. Bridges Bridges of primary benefit to the applicant, as determined by the Planning Commission, shall be constructed at the full expense of the applicant without reimbursement from the Town. The sharing of expense for the construction of bridges not of primary benefit to the applicant as determined by the Planning Commission, will be fixed by special agreement between the Town Board and the applicant. 6.14.14. Road Dedications and Reservations Street systems in new subdivisions shall be laid out to eliminate or avoid new perimeter half- streets. The Planning Commission may authorize a new perimeter street where the subdivider improves and dedicates the entire required street right-of-way width. Where a subdivision borders an existing narrow road or when the General Plan, Streets Master Plan or Zoning Map indicates plans for realignment or widening a road that would require use of some of the land in the subdivision, the applicant may be required to improve and dedicate such areas for widening or realignment of such roads that are necessary and for the benefit of the subdivision. Frontage roads and streets shall be improved and dedicated at the applicant’s expense to the full width as required by these subdivision regulations. 6.15. Drainage and Storm Sewers The Planning Commission shall not approve any Preliminary Plat which does not make adequate provision for storm or flood water runoff. Plans shall be reviewed for compliance with the Wallsburg Design Standards, Construction Specifications, and Standard Drawings or other standards as may be adopted. The storm water drainage system shall be separate and independent of the sanitary sewer system. Storm sewers, where required, shall be designed by the Rational Method, or other methods as approved by the Town Engineer, and a copy of design computations shall be submitted along with Subdivision Improvement Plans. Inlets shall be provided so that surface water is not carried across or around any intersection, nor for a distance of more than six hundred (600) feet in the gutter. When calculations indicate that curb capacities are exceeded, catch basins shall be used to intercept flow. Surface water drainage patterns shall be shown for each and every lot and block. The applicant may be required by the Planning Commission, upon the recommendation of the Town Engineer, to carry away by pipe or open channel any spring or surface water that may exist either previously to, or because of the subdivision. Such drainage facilities shall be located in the road right-of- way where feasible, or in perpetual unobstructed easements of appropriate width, and shall be constructed in accordance with the construction standards and specifications. Underground Storm sewer systems shall be constructed throughout the subdivision and be conducted to an approved out-fall. Inspection of facilities shall be conducted by the Town Engineer. If a connection to a public storm sewer will be provided eventually, as determined by the Town Engineer and the Planning Commission, the developer shall make arrangements for future storm water disposal by a public utility system at the time the plat receives final approval. Provision for such connection shall be incorporated by inclusion in the performance guarantee required for the subdivision plat. No subdivision shall be approved unless adequate drainage will be provided to an approved drainage watercourse or facility. 6.15.1. Accommodation of Upstream Drainage Areas Culverts or other drainage facilities shall be large enough to accommodate potential runoff from the entire upstream drainage area, whether inside or outside the subdivision. The developer shall hire a qualified engineer to determine the necessary size of the facility, based on the provisions of the construction standards and specifications assuming conditions of a one-hundred-year storm event. The Town Engineer must review and approve the design. 6.15.2. Effect on Downstream Drainage Areas The Town Engineer shall also require the developer's engineer to study the effect of the subdivision on existing downstream drainage facilities outside the area of the subdivision. Where it is anticipated that the additional runoff will overload an existing downstream drainage facility, the Planning Commission may require the applicant to improve the facility in order to serve the subdivision. 6.15.3. Areas of Poor Drainage Whenever a plat is submitted for an area which is subject to flooding, the Planning Commission upon recommendation of the Town Engineer, may approve the subdivision provided that the applicant fills the affected area of the subdivision to an elevation sufficient to place the elevation of streets and lots at a minimum of twelve (12) inches above the elevation of the one hundred flood event, as determined by the Town Engineer. The plat shall provide for an overflow zone along the bank of any stream or watercourse, in a width which shall be sufficient in time of high water to contain or move the water, and no fill shall be placed in the overflow zone nor shall any structure be erected or placed therein. The boundaries of the overflow zone shall be subject to approval by the Town Engineer. Development in areas of extremely poor drainage will not be allowed. 6.15.4. Flood Plain Areas The Planning Commission may, upon recommendation of the Town Engineer and when it deems it necessary for the health, safety, or welfare of the present and future population of the area and necessary to the conservation of water, drainage, and sanitary facilities, prohibit the subdivision of any portion of the property which lies within the one-hundred-year flood plain of any stream or drainage course. These flood plain areas should be preserved from all destruction or damage resulting from clearing, grading, or dumping of earth, waste material, or stumps, except at the discretion of the Planning Commission. 6.15.5. Dedication of Drainage Easements Where a subdivision is traversed by a watercourse, drainage way, channel, river or stream, there shall be provided a storm water easement or drainage right-of-way conforming substantially to the lines of such watercourse, and of such width and construction adequate for the purpose. Where possible, it is desirable that the drainage be maintained by an open channel with landscaped banks and adequate width for maximum potential volume of flow. Where topography or other conditions make the inclusion of drainage facilities within road rights- of-way impractical, perpetual unobstructed easements at least twenty (20) feet in width for such drainage facilities shall be provided across property outside the road lines and with satisfactory access to the road. Easements shall be indicated on the Final Plat. Drainage easements shall be carried from the road to a natural watercourse or to other drainage facilities. When a proposed drainage system will carry water across private land outside the subdivision, appropriate drainage rights must be secured and indicated. The applicant shall dedicate to the Town, either in fee or by drainage or conservation easement of land on both sides of existing watercourses, to a distance to be determined by the Planning Commission and Town Engineer. Note: An open channel may require fencing with chain link fencing or equivalent, as determined by the Planning Commission, for the safety, health and welfare of residents. 6.16. Water Rights and Facilities Necessary action shall be taken by the applicant to extend or create a safe water supply system for the purpose of providing a water supply capable of providing domestic water use and fire protection. All improvements whether on or off site, which provide direct benefit to the subdivision, shall be constructed