Chapter 17.25 LOT IMPROVEMENTS AND ARRANGEMENT

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 Planning Commission and City Council may require that such lots be served by a combined access drive in order to limit possible traffic hazard on such street. Where possible, driveways shall be designed and arranged so as to avoid requiring vehicles to back into traffic on arterials or collectors. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.13.1, 1993.)

17.25.020 Grading, drainage and seeding.

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 City Engineer, will also be required to be installed according to the approved specification.

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.

3. Landscaping and Revegetation. All lots should be revegetated to avoid erosion and improve the visual quality of the development. The Planning Commission and City Council 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 20 feet behind the principal residence on the lot. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.13.2, 1993.)

17.25.030 Debris and waste.

Unless otherwise approved by the City 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. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.13.3, 1993.)

17.25.040 Fencing.

Each applicant shall be required to furnish and install fences when the Planning Commission and City Council determines that a hazardous condition may exist. The fences shall be constructed according to standards to be established by the City 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. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.13.4, 1993.)

17.25.050 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 (Chapters 18.15 and 18.75 through 18.145 FCC) 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 Planning Commission and City Council. Whether or not a certificate of occupancy has been issued, at the expiration of the performance guarantee, the City 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. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.13.6, 1993.)

17.25.060 Roads and streets.

All road and street layout and design is subject to approval of the City Engineer. All roads and streets in subdivisions shall meet the applicable requirements of the standards document available from the City Engineer. All subdivisions shall have frontage on and access to an existing public street. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.14, 1993.)

17.25.070 Grading and improvement plan.

Streets shall be graded and improved in conformance with the Francis design standards, construction specifications and standard drawings as adopted and shall be approved as to design and specifications by the City Engineer. All road construction plans are required to be submitted prior to final plat approval. Prior to final plat approval the City shall make the determination as to whether each street is to be public or private. Such status shall be shown on the plat.

If private streets are approved, they must be constructed to meet all requirements of public streets in case the City 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 percent of the lots have been built upon, at which point the HOA will assume full responsibility of the maintenance. (Ord. 2022-01 § 1 (Exh. A), 2022; Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.14.1, 1993.)

17.25.080 Topography and arrangement.

Roads shall be related appropriately to the topography. 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 cuts and fills shall conform to the requirements found in FCC 18.120.090(3) regardless of whether the subdivision is located in the sensitive lands overlay zone or not.

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.

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 and City Council 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 and City Council 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 and City Council for access to adjoining property, its terminus shall normally not be nearer to such boundary than 50 feet. However, the Planning Commission and City Council 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 Division II of FCC Title 18. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.14.2, 1993.)

17.25.090 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 12 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 12 lots; provided, that no more than 12 units are constructed until a second point of ingress and egress is provided, and so indicated on the final plat. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.14.3, 1993.)

17.25.100 Blocks.

Blocks shall have sufficient width to provide for two tiers of lots of appropriate depths. Exceptions to this prescribed block width shall be permitted in blocks adjacent to major streets, or waterways. 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 1,200 feet or 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 1,000 feet in length. In long blocks the Planning Commission and City Council 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 10 feet wide, may be required by the Planning Commission and City Council through the center of blocks more than 800 feet long where deemed essential to provide circulation or access to schools, playgrounds, shopping centers, transportation, trails, or other community facilities. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.14.4, 1993.)

17.25.110 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 and City Council 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. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.14.5, 1993.)

17.25.120 Road names.

The Planning Commission and City Council 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 and City Council approval. Names shall be sufficiently different in sound and in spelling from other road names in Summit County or Francis to eliminate confusion. A street which is or is planned as a continuation of an existing road shall bear the same name. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.14.6, 1993.)

17.25.130 Road regulatory signs.

The applicant shall erect or post acceptable guarantees ensuring placement of each road and safety signs required by the City 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 City Engineer. Street signs shall be designed according to City specifications and standards. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.14.7, 1993.)

17.25.140 Streetlights.

Installation of streetlights may be required in accordance with Francis design and specification standards. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.14.8, 1993.)

17.25.150 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 Francis design standards, construction specifications, and standard drawings, and the streets master plan, as adopted, or determined by the City Engineer, or City Council.

Street grades may not exceed eight percent. Under special circumstances street grades up to 12 percent may be approved by the City Engineer. The City Engineer shall approve grades more than eight 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 plan is submitted, streets shall be provided as follows:

1. The minimum street width for a local street shall be 30 feet and the minimum street right-of-way shall be 60 feet. Private streets shall meet the same standards.

2. The minimum street width for a collector street shall be 44 feet and the minimum street right-of-way shall be 70 feet. Private streets shall meet the same standards.

3. Cul-de-sacs shall have a maximum length as described in Division II of FCC Title 18 and in the adopted construction specifications. (Ord. 2022-08 § 1 (Exh. A), 2022; Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.14.9, 1993.)

17.25.160 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 FCC 17.25.150 and the Francis City design standards. Types of pavement shall be determined by the City Engineer. The minimum street grades shall be 0.3 percent and the maximum grade for roads in all zones shall be five 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 City and shall be incorporated into the construction plans required to be submitted by the developer for plat approval. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.14.10, 1993.)

17.25.170 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 in excess of three to one, unless specifically approved by the City Engineer. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.14.11, 1993.)

17.25.180 Intersections.

Streets shall be laid out to intersect as near as possible at right angles. A proposed intersection of two new streets at an angle within 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 100 feet. Not more than two streets shall intersect at any one point unless specifically approved by the Planning Commission, City Council and City 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 centerline offsets of less than 150 feet shall not be permitted. Where streets intersect major streets, their alignment shall be continuous. Intersections of major streets shall be at least 800 feet apart.

Minimum curb radius at the intersection of two local streets shall be at least 20 feet and minimum curb radius at an intersection involving a collector street shall be at least 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 percent slope for a distance of 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 percent or less. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.14.12, 1993.)

17.25.190 Road dedications and reservations.

Street systems in new subdivisions shall be laid out to eliminate or avoid new perimeter half-streets. The Planning Commission and City Council 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. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.14.14, 1993.)

17.25.200 Drainage and storm sewers.

The Planning Commission shall not recommend approval of any final plat which does not make adequate provision for storm or flood water runoff. Plans shall be reviewed for compliance with the Francis 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 City Engineer, and a copy of design computations shall be submitted along with construction plans. Inlets shall be provided so that surface water is not carried across or around any intersection, nor for a distance of more than 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 and City Council, upon the recommendation of the City Engineer, to carry away by pipe or open channel any spring or surface water that may exist either previously to, or as a result 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 outfall. Inspection of facilities shall be conducted by the City Engineer. If a connection to a public storm sewer will be provided eventually, as determined by the City Engineer, Planning Commission and City Council, 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. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.15, 1993.)

17.25.210 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 100-year storm event. The City Engineer must review and approve the design. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.15.1, 1993.)

17.25.220 Effect on downstream drainage areas.

The City 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 and City Council may require the applicant to improve the facility in order to serve the subdivision with approval of the owner of the downstream drainage facility. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.15.2, 1993.)

17.25.230 Areas of poor drainage.

Whenever a plat is submitted for an area which is subject to flooding, the Planning Commission and City Council, upon recommendation of the City 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 12 inches above the elevation of the 100-year flood event, as determined by the City 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 City Engineer. Development in areas of extremely poor drainage will not be allowed. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.15.3, 1993.)

17.25.240 Floodplain areas.

The Planning Commission may, upon recommendation of the City 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 100-year floodplain of any stream or drainage course. These floodplain areas should be preserved from any and all destruction or damage resulting from clearing, grading, or dumping of earth, waste material, or stumps, except at the discretion of the Planning Commission and City Council. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.15.4, 1993.)

17.25.250 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 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 City, 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, City Council and City Engineer. Note: An open channel may require fencing with chain link fencing or equivalent, as determined by the Planning Commission and City Council, for the safety, health and welfare of residents. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.15.5, 1993.)

17.25.260 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 and paid for by the developer. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.16, 1993.)

17.25.270 Existing system.

Where a public water main is accessible, the subdivider shall install adequate water facilities (including fire hydrants) subject to the specifications of the state and City. All water mains shall conform with the adopted Francis City construction standard. Water main extensions and water facilities improvements shall be approved by the City Engineer and the City Council and only in areas that can be reasonably served. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.16.1, 1993.)

17.25.280 Fire hydrants.

Fire hydrants shall be required in all subdivisions. Fire hydrants shall be located no more than 500 feet apart; no home shall be more than 250 feet away from a fire hydrant. The locations of fire hydrants shall be approved by the South Summit Fire District and City Engineer. In some instances, the City may determine that due to wildland fire potential, hydrants will be required to be located closer than 500 feet apart. To eliminate future street openings, all underground utilities for fire hydrants, together with the fire hydrants themselves and all other water supply improvements, shall be installed before any final paving of a street shown on the plat. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 1999-1 § 6.17.4, 1999; Ord. 66 § 6.16.4, 1993.)

17.25.290 Proof of water rights and facilities.

All applicants for a subdivision, as well as all applicants for a building permit for a new structure not located in a subdivision, shall transfer to the City ownership of net 0.45 acre feet of wet water for culinary use for each equivalent residential unit in the parcel or project. In addition, all applicants shall transfer to the City net three acre feet of wet water for irrigation of each one acre of land in the parcel or project. For purposes of this total acreage calculation, the City shall exclude acreage to be covered by streets serving the project and shall exclude an average footprint acreage for each structure proposed for permanent human occupancy, based on average sizes of comparable structures on comparable lots located within the City.

Wet water is defined as water rights in quantity, quality, duration and availability as determined by the Utah State Engineer sufficient when converted to culinary use to meet the required amount. Availability is defined as the existence of a spring, well or other source proven capable of delivering actual water in the required amounts to the proposed lots.

If the applicant proposes to transfer the point of diversion of the water rights in question to one of the City’s wells or other sources of wet water, the applicant must demonstrate all of the following:

1. That the State Engineer will approve of the change of point of diversion of the necessary quantity of water to such source; and

2. That such source has the necessary excess capacity to produce the required quantity of wet water.

If the City accepts a source of wet water which is not part of its current water system, the applicant shall be required to develop and improve such source to the point that it meets all Summit County, state of Utah and federal government requirements for a public culinary water system and the applicant shall be required to transfer to the City all such sources, improvements, distribution systems and all necessary land and easements reasonably necessary to connect such source and distribution system to the current City water system and to vest ownership in the City of such source, improvements and distribution system and permit ongoing servicing and upgrading of such system.

All such procedures and full vesting of owner- ship of all necessary water rights, improvements and land interests shall be approved as part of final approval and shall be completed prior to recording of the plat. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.16.5, 1993.)

17.25.300 Sewer facilities.

The applicant shall install sanitary sewer facilities in the manner prescribed by the City construction standards and specifications. All plans shall be designed in accordance with current City, state and EPA rules, regulations, and standards. Necessary action shall be taken by the applicant to extend sanitary sewer service for the purpose of providing sewerage facilities to the subdivision. Off-site requirements may be necessary to meet impacts imposed by the development on the City’s sewer facilities.

Sanitary sewerage facilities shall connect with the public sanitary sewer at sizes required by the City and the City Engineer. No individual disposal system or treatment plants (private or group disposal systems) shall be permitted in the part of the City serviced by the sewer system and within 300 feet or less of that system as measured from the subdivision property line closest to the system lines. Sanitary sewerage facilities (including the installation of laterals in the right-of-way and dedication of easements) shall be subject to the City specifications, rules, regulations, and guidelines and this title and FCC Title 18. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.17, 1993.)

17.25.310 Sidewalks, curbs, trails, and paths.

1. Location. Sidewalks, if required, shall be built pursuant to currently applicable City and state standards. Concrete curbs may be required for all roads where sidewalks are required by these regulations and run along roads or where required in the discretion of the Planning Commission and City Council.

2. Trails and Paths. Trails, pedestrian paths, and bike paths shall be related appropriately to topography, require a minimum of site disturbance, permit efficient drainage, and provide safe access. Walking and hiking trails, bike paths, and horse trails shall be provided by the developer in accordance with any state, county or local trail plan, and where otherwise necessary as determined by the Planning Commission and City Council. Trails should connect traffic generators such as schools, recreation facilities, commercial areas, parks, and other significant natural features. Trails shall be built to City specifications and easements shall be dedicated for trails. The trails shall be constructed at the time of road construction, unless the Planning Commission and City Council determine otherwise, in which case cash deposits shall be required pursuant to this title and FCC Title 18 for improvements. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 1999-1 § 6.19.2, 1999; Ord. 66 § 6.18, 1993.)

17.25.320 Other utilities.

Utility facilities including but not limited to gas, electric power, telephone, and cable TV, shall be located underground in new subdivisions when underground location does not violate safety standards of the particular utility and underground location does not impose any potential additional maintenance burden on City streets and water/sewer personnel in the opinion of the City Council. Underground service connections for water and sewer shall be installed to the street property line of each platted lot at the expense of the subdivider and shall be marked on the surface, as shall casings or conduits for all other underground utilities as determined by the City Engineer.

1. Easements Revised. A 10-foot utility easement shall be provided on the frontage of each lot, and a five-foot utility easement on the sides and rear of each lot in the subdivision for both private and municipal utilities. Proper coordination shall be established by the subdivider between the applicable utility companies for the establishment of utility facilities and easements to adjoining properties.

Where topographical or other conditions make it impractical to include utilities within these easements, perpetual unobstructed easements at least 10 feet in width shall be provided with satisfactory access to the road. All easements shall be indicated on the plat. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.19, 1993.)

17.25.330 Preservation of natural features and amenities.

Existing features which add natural value or historical amenities to the community shall be retained. Buildings shall be sited in a manner that preserves significant views. Ridges should be protected from development which would be visible from prominent areas or vantage points, as defined in Chapter 18.120 FCC. Existing natural vegetation should also be retained as much as possible. Vegetation protection will be required during construction so that disturbance is limited. Existing features such as watercourses, rivers, irrigation works, wetlands, historic sites, critical meadowlands, important vistas, and other irreplaceable assets shall be preserved in the design of the subdivision. All trees on the plat required to be retained shall be preserved, and all trees where required shall be welled and protected against change of grade. The preliminary plan shall show the general number, size, and location of existing trees and indicate all those marked for retention. Any project falling within the sensitive lands area overlay zone may be subject to additional requirements and regulations as outlined in the sensitive lands regulations contained in Chapter 18.120 FCC. (Ord. 2021-13 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 6.20, 1993.)