A.

Intent: It is the intent of these construction standards to describe the minimum acceptable requirements necessary to complete the improvements required by the city. Any work or improvements that may be reasonably inferred from these standards, as being required to produce the intended result, shall be supplied whether or not it is specifically called for. Work, materials or equipment described in words which so applied have a well known technical or trade meaning shall be deemed to refer to such recognized standards. Details and specifications for public works construction shall conform to the latest version of the American Public Works Association manual of standard specifications (published by the T2 Center at Utah State University and further referenced throughout this chapter as APWA specifications) and the Honeyville City public works construction standards.

B.

Contracts and Subcontracts:

1.

Prior to construction, the developer will submit to the city and the city engineer for approval, a list of the names of all contractors and/or subcontractors the developer proposes to employ in constructing the improvements required herein.

2.

The developer will not employ any contractor or subcontractor (whether initially or as a substitute) against whom the city or the city engineer may have reasonable objection, nor will the developer be required to employ any contractor or subcontractor against whom he has reasonable objection.

3.

The developer will be fully responsible for all acts and omissions of his contractors and subcontractors and of persons directly or indirectly employed by him.

4.

Nothing in the contract documents shall create any contractual relationship between any contractor or subcontractor and the city or the city engineer, or any obligations on the part of the city or the city engineer, to pay or to see to the payment of any monies due any contractor or subcontractor, except as may otherwise be required by law.

5.

The developer shall agree to specifically bind every contractor and subcontractor to all of the applicable terms and conditions of the construction standards. Every contractor or subcontractor, by undertaking to perform any of the work, will thereby automatically be deemed to be bound by such terms and conditions.

(Adopted by Ord. 2007-02 on 7/11/2007)

A.

Streets:

1.

Arrangement:

a.

The arrangement of streets in new subdivisions shall make provision for the continuation of the existing streets in adjoining areas and shall provide access to unsubdivided adjoining areas insofar as such continuation or access shall be deemed necessary by the planning commission. The new street shall connect with existing public streets.

b.

The street arrangement should 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. If the adjoining land is zoned for residential use, streets shall be located so that the adjacent land may be most efficiently subdivided. Half streets, consisting of half of a standard road right of way width or half of a fully developed street, on the boundary of a subdivision, are prohibited. Sharing of road development costs with abutting property owners and recovery of the same is provided for with a protection strip as described in section 10-22-15 of this title.

2.

Conform to Master Street Plan: Streets shall conform to the master street plan.

3.

Road Right-of-Way Widths: Major and collector streets shall conform to the width designated on the master street plan wherever a subdivision is in an area for which a master street plan has been adopted. For territory where such street plan has not been completed at the time the subdivision preliminary plat is submitted to the planning commission, streets shall be provided as required by the planning commission, with minimum widths of sixty six feet (66') for collector streets and extensions of existing eighty foot (80') wide platted streets from original town site plats, and sixty feet (60') for minor streets. All streets serving permanent culs-de-sac (permanent dead end streets) are considered to be minor streets and shall have the same width of that specified for a minor street.

4.

Stub Streets: Stub streets shall be streets provided where needed to connect to adjacent undeveloped land to provide for reasonable access of the adjacent undeveloped land to a street transportation system and for future extension of streets to future development phases. Where a stub street exists at the boundary line of a new subdivision which was extended from adjacent land or development, a new street in a new subdivision or development adjacent to the existing stub street shall extend to connect to the existing stub street(s). Each stub street shall be provided with a temporary cul-de-sac turnaround unless the stub street extends only one lot depth on both sides of the lot, and the lots on both sides are corner lots which have frontage on another street.

5.

Culs-de-sac:

a.

Permanent: Permanent culs-de-sac (dead end streets) not more than six hundred fifty feet (650') measured from centerline intercept of the nearest three (3)-way "tee" or four (4)-way "cross" intersection to the center point of the circular turnaround which does not serve more than ten (10) lots (including the corner lots fronting on the stem road to the cul-de-sac) may be used only where such conditions exist which make other road designs undesirable, infeasible, or impose an unusual hardship. Every effort shall first be made to configure a new road system to avoid culs-de-sac prior to submitting a proposed road system design. Written explanation shall be submitted to the planning commission with supporting documentation to justify using a cul-de-sac in a street design. Each cul-de-sac shall be terminated by a circular turnaround right of way diameter of not less than one hundred ten feet (110') with a radius dimension from the cul-de-sac center point to the face of curb or pavement edge of not less than forty five feet (45'). If surface water drainage is towards the turnaround, necessary catch basins, drainage pipes, detention/retention basins, and drainage easements shall be provided to sufficiently drain or contain drainage entering the cul-de-sac turnaround to prevent undesirable ponding or flooding of private or public facilities which are not intended to receive drainage water.

b.

Temporary: A temporary cul-de-sac turnaround shall be used where a stub street is temporarily terminated and is not more than one lot deep on both sides of the street. The stub street shall be entirely paved with asphalt concrete mix to the temporary terminus at the full width in which it will be extended in the future. The circular turnaround shall be constructed with a surface of either asphalt concrete mix or crushed untreated base course gravel beyond one side or both sides of the stub street width to create an all weather maintainable turnaround area with a minimum driven surface radius of not less than forty five feet (45') and a temporary turnaround easement of not less than one hundred ten feet (110'). The easement and physical turnaround may either overlap onto adjacent lots on either side of the stub street or be provided beyond the stub street lots on property provided by the developer. Drainage of the stub street and temporary cul-de-sac turnaround shall conform to the same requirements for a permanent cul-de-sac.

6.

Road Obstructions and Termination: In the event that any road or street in any subdivision shall terminate at or within fifty feet (50') of any ditch, canal, creek, waterway or other obstruction which will, in the opinion of the city engineer, require a bridge or other structure in order to continue the road over or across the canal, ditch, creek, waterway or other obstruction, the developer shall deposit with the city a sum of money equal to one-half (½) of the city engineer's estimate of the cost for constructing a proper and suitable bridge over the same. The city engineer shall, on request, furnish the developer a cost breakdown for any such structure. At such time, in the opinion of the city council, as it becomes desirable to construct such structure, the same shall be constructed by the city applying such deposit toward the construction costs and charging the other one-half (½) of such cost to the person developing the other side, or if there is no person so developing the other side, the half shall be borne as a city expense.

7.

Frontage on Major Highway: Where a residential subdivision abuts a major highway, frontage roads may be required by the Utah department of transportation (UDOT). All residential subdivisions fronting on a UDOT highway requires UDOT approval of driveway and access points and any street intersection with a UDOT highway.

8.

Street Names: A street shall have the name and address grid designation of the street which exists along the same alignment. Each street with a name shall also be assigned a grid address assigned to the street in conformance with the predominant Box Elder County street address grid system. Each street sign shall list both the name and the grid address in a format which conforms with the sign details in the Honeyville City public works construction standards. A street name existing within the city or within a community which abuts Honeyville City shall not be duplicated.

9.

Design Criteria:

a.

No more than four (4) streets shall enter an intersection.

b.

Streets shall intersect at ninety degrees (90°), except where otherwise approved by the planning commission. In no case shall the planning commission approve any street intersecting at less than eighty degrees (80°).

c.

The centerlines of two (2) subordinate streets meeting a through street from opposite sides shall extend as a continuous line, or the centerlines shall be offset at least one hundred fifty feet (150').

10.

Curvature and Alignment:

a.

To ensure adequate sight distances, street roadway line connections shall be made by horizontal curves. The minimum centerline radius for minor streets shall be one hundred fifty feet (150') and of all other streets shall be three hundred feet (300'). On collector and major streets, a minimum tangent of one hundred feet (100') shall be required between a curve and street intersection, and a minimum tangent of one hundred feet (100') shall be required between reverse curves.

b.

Vertical curves shall be used at all changes of grades exceeding one percent (1%) and shall be designed to provide minimum sight distances of two hundred feet (200') for minor streets and three hundred feet (300') for all other streets, except that vertical curves for major streets shall be as determined by the latest version of the AASHTO "Geometric Design Guidelines". The minimum acceptable horizontal length of crest and sag vertical curves from beginning to end of the vertical curve is two hundred feet (200') for collector roads, two hundred feet (200') for crest vertical curves on minor streets and one hundred feet (100') for sag vertical curves on minor streets.

11.

Street Grades: All street grades shall be designed as follows:

a.

Major and collector streets shall be limited to a maximum grade of eight percent (8%). Sustained grades shall be limited to five percent (5%).

b.

Minor streets shall be limited to a maximum grade of ten percent (10%). Sustained grades shall be limited to seven percent (7%).

c.

Cul-de-sacs with a negative grade progressing toward the turnaround shall be limited to a maximum grade of six percent (6%). The cul-de-sac shall terminate with a grade not to exceed three percent (3%) for the last one hundred feet (100') of traveled surface.

d.

Street intersections shall have a vertical alignment such that the grade shall not exceed three percent (3%) for a minimum distance of fifty feet (50') each way from the centerline of the intersection.

e.

Maximum grades shall be approved only when accompanied by changes to a lesser grade, and where length of that portion of that road at maximum grade is less than six hundred feet (600'). A sustained grade is defined as six hundred feet (600') or longer.

12.

Shoulders and Pavement:

a.

Four foot (4') shoulders shall be provided where curbs are waived. Design shall comply with city construction standards.

b.

Pavements shall be designed in accordance with procedures promulgated by the Utah department of transportation and contained in part 8, "materials", of the UDOT manual of instruction, or in accordance with AASHTO pavement design methods. For major and collector streets, the subdivider's engineer shall consider current and future traffic loads for a twenty (20) year life span, incorporate data from a site specific geotechnical study, and submit thickness design calculations and supporting data for the individual pavement layers with the final plat submittal. For minor streets, a site specific geotechnical study shall determine the California bearing ratio (CBR) value of the native underlying soils. If the CBR value is ten (10) or greater, the standard pavement design shall be three inches (3") of asphalt concrete mix (hot mix asphalt) over eight inches (8") of crushed untreated base course above native subgrade soils prepared in accordance with the project geotechnical report. If the CBR value is less than ten (10), the pavement layer thicknesses shall conform to the recommendations of the project geotechnical study and report. Asphalt pavement shall be sealed with type 3 slurry seal conforming with the APWA standard specifications no sooner than nine (9) months after completion of the asphalt pavement, unless otherwise directed by the city engineer.

13.

Sidewalk, Curbs and Gutters:

a.

Sidewalks, handicap ramps, curbs and gutters shall be provided on streets within zones a density of one-half (½) acre or less, unless specifically waived in writing by a majority vote of the Honeyville City council. In zones which are one-half (½) acre or less, sidewalks, handicap ramps, curbs and gutters are required on existing city streets bordering the new subdivision, unless specifically waived in writing by a majority vote of the city council. Where curb and gutter is placed on an existing city street, asphalt pavement shall be properly designed as set forth in subsection A12b of this section and widened to fill in between the existing edge of pavement and the lip of gutter.

b.

All curb corners shall have a radius of not less than twenty five feet (25').

c.

On curb returns, at least one additional control point for elevation besides those at points of curvature shall be established. Control points shall be staked in the field to ensure drainage of intersections.

d.

Curbs and gutters on all urban streets shall be concrete of the standard high back type design, being thirty inches (30") wide from back of curb to lip of gutter and not less than six inches (6") thick where the curb abuts the street pavement. The top of the curb shall be approximately three and one-half inches (3½") higher in elevation than the lip of the gutter and shall provide handicapped access.

B.

Easement Standards:

1.

Front, rear and side lot line easements are required and shall be a minimum of ten feet (10') wide and shall be dedicated as utility easements unless the city engineer determines a particular easement is unnecessary. A ten foot (10') wide lot line utility easement is required on both sides of every other side lot line, unless the city engineer determines a particular easement is unnecessary.

2.

All easements shall be designed so as to provide efficient installation of utilities or street planting. Special guying easements at corners may be required if any utilities are to be overhead. Public utility installation shall be located so as to permit multiple installations within the easements. The developer shall establish final utility grades prior to utility installation.

3.

Whenever any stream or important surface drainage course is located in an area that is being subdivided, the developer shall dedicate an adequate easement along each side of the stream for the purpose of widening, deepening, sloping, improving or protecting the stream for drainage, parkway or recreational use.

4.

The planning commission shall, unless waived for good and sufficient cause, require that easements for drainage through a subdivision and adjoining property be provided by the developer.

C.

Utilities to Be Underground:

1.

Unless the planning commission and city council determine, upon application by the developer, supported by recommendation of the city engineer, that it is not feasible to do so, all power lines, telephone lines and other normally overhead utility lines, shall be placed underground by the developer.

2.

The developer, by designating the location for easements for all utility lines and installations thereof, shall agree, as one of the conditions for the approval of any plan, that he will, at the developer's expense, remove any obstruction that, in the opinion of the city engineer, makes such location impracticable for use until the obstruction is removed or altered. If additional expense is required for underground installation of power or other utility, the developer shall agree to pay any additional expense occasioned thereby and sign an agreement with the city for the purpose of carrying out this requirement to completion.

D.

Blocks:

1.

Blocks shall not exceed one thousand three hundred feet (1,300') in length. Blocks over eight hundred feet (800') in length shall be provided with a dedicated walkway through the block at its approximate center. Such walkways shall be not less than ten feet (10') in width. The width of blocks generally shall be sufficient to allow two (2) tiers of lots. Blocks intended for business or industrial uses shall be designed specifically for such purposes with adequate space set aside for off street parking and delivery facilities.

2.

Property lines at all street intersections shall be rounded with curves having a minimum radius of fifteen feet (15').

E.

Lots:

1.

The lot arrangement and design shall be such that lots will provide satisfactory and desirable sites for buildings and be properly related to topography and to existing and probable future requirements.

2.

All lots shown on the subdivision plan shall conform to the minimum requirements of the zone in which the subdivision is located, and to the minimum requirements for sewage disposal.

3.

Each lot shall abut on a street dedicated by the recording of a subdivision or on an existing publicly dedicated street, or on a street which has become public by right of use and is at least fifty feet (50') wide or on a private street approved by the planning commission and the city council.

4.

Double frontage lots of one acre or less are prohibited unless approved by the planning commission for reasons of topography.

5.

No wedge shaped lot shall be less than thirty feet (30') in width at the front property lines, or less than the lot frontage at the front setback line required in the zoning district, whichever is larger.

6.

Side lot lines shall be at right angles or radial to street lines, except where justified by the developer and approved by the planning commission.

7.

Corner lots shall have extra width sufficient for maintenance of required building lines on both streets.

8.

All remnants of lots below minimum size left over after subdividing of a larger tract shall be added to adjacent lots, rather than allowed to remain as unusable parcels.

9.

No single lot shall be divided by a city or county boundary line.

10.

A lot shall not be divided by a road, alley or other lots.

F.

Storm Drainage and Floodplains: Complete drainage systems for the entire subdivision area shall be designed by a professional engineer, licensed in the state and qualified to perform such work, and shall be shown graphically. All existing drainage features which are to be incorporated in the design shall be so identified. If the final plat is to be presented in phases, a general drainage plan for the entire area shall be provided with the preliminary plat, and appropriate development stages for the drainage system for each section indicated.

1.

Design of Drainage Systems: The drainage systems shall be designed to:

a.

Permit the unimpeded flow of natural watercourses unless otherwise approved by the city and other applicable governmental agencies.

b.

Ensure adequate drainage of all low points.

c.

Ensure applications of the following regulations regarding development in designated floodplains.

Any subdivision containing floodplains or flood-prone areas is subject to Title 12 of this Code.

2.

Reserved.

3.

Storm System Design: The design of the storm system shall consider the drainage system as a whole and shall include the following:

a.

Runoff from the subdivision area.

b.

Where applicable, the system shall be designed to accommodate runoff from those areas adjacent to and "upstream" from the subdivision.

c.

The effects of stormwater on land downstream.

d.

Limit peak runoff discharge from any new development area to two-tenths (0.2) cfs per acre. A detention pond with a discharge control structure shall be used to store stormwater runoff in excess of the peak permissible discharge.

e.

If no acceptable receiving drainage is available to discharge runoff from a development, runoff shall be intercepted and stored in a combination of retention basins and exfiltration sumps (seepage sumps) sized sufficiently to accommodate a one hundred (100)-year twenty-four (24)-hour storm.

f.

Discharging detention ponds or other detaining facilities shall be provided with an adequate overflow device to discharge extraneous flow rates which exceed a ten (10)-year twenty-four (24)-hour storm and cause the detaining facility to fill and overflow. Downstream receiving drainages shall be capable of accommodating any overflow which leaves the detaining facility and documentation of such shall be provided with the final plat.

g.

Gutter capacities will be limited to that flow which will not create a hazard, damage or flood adjacent properties and which can be safely intercepted at the inlets.

h.

Stormwater inlets and catch basins shall be provided within the roadway improvements at points approved by the city engineer.

i.

No ditch or canal shall be approved as suitable for the disposal of storm drainage water without the written permission of the appropriate ditch or canal company or of the water users of said ditch or canal. No ditch or canal shall be used for stormwater disposal unless adequately improved to handle such water as might be reasonably expected to flow in the canal or ditch as irrigation water, the subdivision runoff water, and any other water expected to reach such canal or ditch. No ditch, canal or other waterway shall be permitted within property dedicated or to be dedicated for public use except as specifically approved by planning commission and city council. The developer shall remove such waterways from property to be dedicated before the submission of the final plat.

j.

Complete design calculations shall be submitted with the plans for the storm sewer system.

G.

Sewage Disposal: Unless otherwise exempted by local or state health department requirements or prohibited by the local sewer district or owner of the public sewer system, if any subdivision lies within the boundaries of an established sewer district or within reasonable proximity to a public sewer system, the developer shall connect to said sewer system and provide, or have provided, a piped sanitary sewage system to the property line of every lot in the subdivision. The sewage system shall meet the minimum standards and requirements of the district sanitarian, the state division of environmental health and this title.

1.

Sanitary Sewer Mains, Laterals and House Connections:

a.

All sewer mains shall be a minimum of eight inches (8") in diameter and shall be designed with adequate capacity for the current and future development.

b.

All sewer laterals and house connections shall be a minimum of four inches (4") in diameter.

c.

Where local, county and regional master plans indicate that construction or extension of sanitary sewers may serve the subdivision area within a reasonable time, the planning commission may require the installation and capping of sanitary sewer mains and house connections by the developer, in addition to the installation of temporary individual on site sanitary disposal systems.

2.

On Site Sewage Disposal:

a.

Whenever individual septic tanks are proposed as sanitary sewage disposal systems, the developer shall either install such facilities or require, by deed restrictions or otherwise, as a condition of the sale of each lot or parcel within such subdivision that on-lot sanitary sewage disposal facilities be installed by the purchaser of said lot at the time the principal building permit shall be issued.

b.

Each subdivided lot to be served by an on site soil absorption sewage disposal system shall contain an adequate site for such system and shall meet minimum requirements of the Utah division of water quality for individual wastewater disposal systems and shall be approved in writing by the district sanitarian.

H.

Culinary Water System: In general, each new development and subdivision shall connect to the Honeyville City culinary water system. Extensions or improvements of the existing culinary water system may be required of the developer to facilitate serving the new subdivision or development with culinary water. Private culinary water systems to serve a development or subdivision within the city limits may violate the city's culinary water ordinance and are generally prohibited. Where connection to the existing culinary water system is not feasible and the city council legally authorizes a private water system to serve a subdivision or development, the procurement of water, whether by purchase of water rights, water shares, exchange or service agreement, shall be the responsibility of the developer. Water and delivery of water shall be provided for the exclusive use of the subdivision or development in an amount sufficient to meet the following flow standards, unless it can be proved to the planning commission or city council, as the case may be, that a lesser service capacity is adequate.

1.

Secondary Water System Not Available: Where a separate secondary water system is not available for each lot:

a.

A minimum of two hundred ninety two thousand (292,000) gallons per year per dwelling unit shall be required for the first ten thousand (10,000) square feet of lot area. Approximately two-thirds (⅔) of this water shall be available for use during the months of May through October. Each additional ten thousand (10,000) square feet of lot area shall require an additional two hundred twenty five thousand (225,000) gallons, which shall be available for use during the months of May through October.

b.

The distribution system shall be designed to deliver the above quantities of water at a minimum pressure of forty (40) psi. In no case shall the capacity of the system be less than one and six-tenths (1.6) gallons per minute per dwelling unit in addition to the water required for fire suppression.

2.

Secondary Water System Available: Where a separate secondary water system is available at each lot:

a.

A minimum of one hundred forty six thousand (146,000) gallons per year per dwelling unit shall be required.

b.

The distribution system shall be designed to deliver the above quantity of water at a minimum pressure of forty (40) psi. In no case shall the capacity of the system be less than one and six-tenths (1.6) gallons per minute per dwelling unit in addition to the water required for fire suppression.

3.

Design Calculations: When requested, complete design calculations shall be furnished to the city engineer.

I.

Culinary Water System Requirements: Where connection to the existing city water system is feasible and required, the culinary water system for the subdivision shall meet the following requirements:

1.

In general, culinary water system facilities shall comply with the city's public works construction standards and APWA specifications adopted by reference. Culinary water laterals shall extend to ten feet (10') inside the front property line of each lot with water meters placed in accordance with the city's public works construction standards. All culinary water main line pipes shall be eight inches (8") minimum and may be larger as determined necessary by the city engineer pursuant to applicable requirements of this title. The culinary water pipe system shall be capable of delivering water as required under subsections H1a and H1b of this section or by the Utah division of public drinking water, whichever is greater.

2.

Fire hydrants shall be installed in accordance with the regulations of the fire department or the following requirements, whichever is most restrictive:

a.

Be connected to a main line pipe of eight inches (8") in diameter or greater and where a fire hydrant lateral from the main line to the fire hydrant is six inches (6") in diameter.

b.

Shall comply with the provisions of the latest revision of the applicable fire code.

c.

Located such that any building lot will be not more than two hundred fifty feet (250') from the nearest fire hydrant when measured along the most probable access route. Another fire suppression system may be recommended. Such suppression system shall be approved by the fire chief, the planning commission and the city council.

d.

Water line construction shall comply with the city's construction standards.

J.

Secondary Water Systems:

1.

When a pressurized secondary water system for irrigation is located within three hundred feet (300') of the subdivision boundary and secondary water rights are available to the property from said secondary water system to be subdivided, it shall be piped to the subdivision and made available for the full and beneficial use of each lot owner.

2.

All pressure irrigation systems in a proposed subdivision shall be identified and otherwise color coded as to pipe and valve color to meet state standards and regulations.

3.

The capacity of the pipe system shall be adequate to serve the demand of the subdivision.

4.

Plans and specifications for the system shall be approved in writing by the agency furnishing the water and the city engineer.

5.

Turn outs or valves shall be located on each lot.

6.

Where an existing irrigation system consisting of open ditches is located on or adjacent to a proposed subdivision, complete plans for relocation or covering and other safety precautions shall be submitted with an application for preliminary approval of a plat.

7.

The open ditches or canals shall not be allowed within or adjoining a subdivision, except when fenced along rear or side lot lines. The developer shall work with irrigation, drainage or ditch companies regarding:

a.

Methods of covering, realigning or eliminating ditches or canals within or adjoining the subdivision.

b.

The size of pipe and culverts required.

c.

The responsibility for the periodic inspection, cleaning and maintenance of such ditches, pipes and culverts. In cases where canals or ditches cross public roads or proposed public roads, specifications and grades for pipe or culvert shall be approved by the city engineer.

K.

Safety Fences: The developer shall install a six foot (6'), nonclimbable chainlink fence, or its equivalent, along large open ditch, canal or waterway, nonaccess street, open reservoir or body of water, railroad right-of-way, and other such features of potentially hazardous nature which cross or are contiguous to the property being subdivided or developed; provided, however, that any feature which the approving authority reasonably determines is not likely to present a hazard to life may be exempted from this requirement.

(Adopted by Ord. 2007-02 on 7/11/2007; Ord. No. 2024-03, § 1, 3-27-2024)

A.

Purpose: The following instructions are for the purpose of standardizing the preparation of drawings to obtain uniformity in appearance, clarity, size and style.

B.

Number Submitted: The construction plans shall be submitted in triplicate (minimum) with two (2) approved sets to be retained by the city engineer and one approved set returned to the developer. This set shall be kept available at the construction site. Specifications shall accompany the plans where pertinent.

C.

Standards and Specifications Specified: The plans and designs shall meet the standards and specifications hereinafter outlined. The minimum information required on drawings for public works improvements are as follows:

1.

Plans and Profiles: Plans and profiles and all construction drawings shall be submitted in triplicate on twenty-four-inch by thirty-six-inch (24" x 36") drawings. Drawings shall have one-and one-half-inch (1 ¹ / ₂ ") border on the left and one-half-inch ( ¹ / ₂ ") border on the three (3) remaining sides. All drawings shall be complete, clear and legible and shall conform to the accepted standards of the profession. Illegible or poorly drawn drawings shall be returned without action and will not be considered as having received a preliminary review. In general, the following should be included on drawings:

a.

North arrow (plan).

b.

Scale, benchmark datum and elevations, including the location of permanent benchmarks and their true elevations according to USGS or the city's datum. All profiles and construction drawings shall be drawn using true elevation.

c.

Complete data for field layout and office checking.

d.

Stationing and elevations for profiles.

e.

Title block, located in lower right corner of sheet to include:

(1)

Name of county.

(2)

Project title (subdivision, etc.).

(3)

Specific type and location of work.

(4)

Space for approval signature of city engineer and date.

(5)

Name of engineer or firm preparing drawings with license number and sealed by the responsible engineer.

f.

"As built drawings" shall be reproducible on Mylar and shall be furnished to the city engineer upon completion of the improvements. The city will retain the improvement guarantee until such plans have been furnished in a manner acceptable to the city engineer.

g.

All printing and drawing shall be done using black India ink or waterproof plotter ink with clear, legible and uniformly sized letters, numbers and lines. The size of the lettering and width of lines shall vary according to the needs of clarifying and identifying the various items constructed and establishing clear and concise vertical and horizontal control.

h.

Plan and profile drawings will include details of curb and gutter; sidewalks; street cross sections; locations and elevations of manholes, catch basins, storm sewers and their appurtenant works; elevations and locations of fire hydrants, water mains, type of pipe, valves and their appurtenant works; location, size and elevations of sanitary sewer mains, their grades and type of pipe (rubber gasket mandatory); manholes, cleanouts; and other appurtenant works. The drawing shall include the details for a nonculinary (irrigation) water system indicating size, location and kind of pipe, valves and turn outs. All stationing shall coincide with existing stationing as shown on existing city drawings. Station equations will not be approved except at street intersections where the stationing of the intercepting street will be shown as well as the stationing of the intercepted street.

2.

Curb and Gutter, Sidewalks and Street Surfacing: Curb and gutter, drains and drainage structures, sidewalks and street surfacing drawings should show:

a.

Scale shall be one inch equals fifty feet (1" = 50') horizontal, one inch equals five feet (1" = 5') or one inch equals ten feet (1" = 10') vertical.

b.

Profiles shall indicate finished and existing grades for the centerline and each side of the street at the curb-gutter line, and shall extend a minimum of two hundred feet (200') beyond the limits of the proposed project. Cross sections shall be provided when requested by the city engineer.

c.

Stationing and top of curb elevations with curve data shall be shown for all curb returns and at least one additional control point for elevations besides those at the PC (point of curvature) and PT (point of tangency) shall be indicated on the plans and staked in the field to ensure drainage at the intersections.

d.

Type of cross drainage structures at intersections with adequate flow line elevations.

e.

BM (benchmark) location and elevation (use USCGS datum where possible).

f.

Type of curb and gutter and distance back to back of curb.

g.

Elevations for the top of curbs and road centerlines shall be shown on the plans for all PCs, PTs and at all BVCs (begin vertical curve) and EVCs (end vertical curve).

h.

Complete curve data shall be shown for all horizontal and vertical curves. The minimum length of vertical curve is two hundred feet (200'), unless otherwise approved.

i.

Street monuments are to be installed by the developer's engineer or land surveyor and shall be designated on the final drawings and approved by the city engineer. The monuments shall be accurately set at the approved locations prior to release of the improvement bond.

j.

The developer's engineer shall, when requested by the city engineer, furnish copies of the field notes relating to any or all of the work prepared or done.

3.

Sewer: Sewer drawings shall show:

a.

Scale shall be one inch equals fifty feet (1" = 50') or one inch equals one hundred feet (1" = 100') horizontal, one inch equals five feet (1" = 5') or one inch equals ten feet (1" = 10') vertical.

b.

Location, size and grade of pipe.

c.

Location and elevation of catch basins and all appurtenant facilities.

d.

Manhole size, location and flow elevation.

e.

Type of pipe (rubber gasket joints required).

f.

BM location and elevation.

4.

Water: Culinary and secondary water drawings shall show:

a.

Scale (not specified).

b.

Size and location of water mains, valves, fittings and hydrants.

c.

Kind of pipe.

d.

Minimum cover.

5.

Detail Drawings: Each set of plans shall be accompanied by a separate sheet of structure details which are to be constructed. All structures shall be designed in accordance with minimum standards of these specification drawings requirements:

a.

Drawing size shall be twenty-four inches by thirty-six inches (24" x 36").

b.

Scale of each detail.

c.

Title block, lower right-hand corner (same format on all sheets) including the name of the developer.

d.

Completely dimensioned and described.

6.

Concept Plan: The sketch plan shall consist of a drawing on twenty-four-inch by thirty-six-inch (24" x 36") tracing vellum. Drawings shall have a one-and one-half-inch (1.5") margin on the left and one-half-inch (0.5") margin on the three (3) remaining sides. The drawing may be in pencil but shall be clear and legible. The plan shall include the following:

a.

The name of the proposed subdivision.

b.

The name, home and business address of the developer.

c.

The name and business address of the project designer and engineer.

d.

The dimensions, area and general location of the site.

e.

North point or arrow, pointing to the left or top of sheet.

f.

Locations of existing buildings.

g.

Locations and names of existing streets and general location of proposed streets.

h.

Public and private easements related to site.

i.

Approximate section corners or lines.

j.

Watercourses and impoundments.

k.

Location and description of existing vegetation.

l.

Stormwater disposal facilities; location and size of utility service (water, sewer, power, gas, telephone, cable) lines; location and type of proposed sewage disposal facilities; type of water system proposed; location of all other proposed on-site and off-site improvements.

m.

Topographic contours from existing data such as USGS quads.

n.

Soils and geologic map indicating soils types, their boundaries, and any known geologic hazards such as fault zones, unstable soils, etc.

o.

Vicinity map.

p.

Name and address of property owners within three hundred feet (300') of proposed subdivision.

q.

Adjacent properties and names of owners.

r.

Existing zoning.

s.

Environmental impact assessment.

7.

Preliminary Plat: The preliminary plat shall be drawn to a scale on standard twenty-four-inch by thirty-six-inch (24" x 36") tracing vellum or Mylar. The accuracy of location of alignments, boundaries and monuments shall be certified by a registered land surveyor licensed to do such work in the state. A workmanlike execution of the plat shall be made in every detail. A poorly drawn or illegible plat is sufficient cause for rejection. The following data shall be submitted as part of the preliminary plat submission:

a.

Name of Subdivision: The proposed name of the subdivision.

b.

Location of Subdivision: Where the plat submitted covers only a part of the developer's tract, or is part of a larger vacant area, the plat shall show the location of the subdivision as it forms part of a larger tract or parcel. In such case, a sketch of the prospective future street system of the unplatted parts shall be submitted and the street system of the part submitted shall be considered in the light of adjustments and connections with the future street system of the larger area.

c.

Information to Accurately Locate Property: Sufficient information to locate accurately the property shown on the plat.

d.

Boundary Traverse Map: A boundary traverse map of the perimeter of the proposed subdivision. The surveying shall have an error of closure of not greater than one part in ten thousand (10,000). The boundary survey and traverse shall be certified by a land surveyor, registered to practice in the state.

e.

Vicinity Map: A vicinity map showing perimeter outline of the plan, accesses, abutting subdivision outlines and names, and other relevant information within one-half ( ¹ / ₂ ) mile distance of the perimeter of the proposed plat. Scale not less than one inch equals two thousand feet (1" = 2,000').

f.

Names and Addresses: The names and addresses of the developer, the engineer or surveyor of the subdivision, and the owners of the land immediately adjoining the land to be subdivided.

g.

Zoning Changes: Proposed changes to existing zoning district boundaries or zoning classifications, if any.

h.

Existing Conditions:

(1)

Existing sanitary sewers, storm drains, water supply mains and culverts within the tract or within five hundred feet (500') thereof.

(2)

The location, widths and other dimensions of proposed lots, streets, alleys, easements, parks and other open spaces with proper labeling of spaces to be dedicated to the public.

(3)

The location, principal dimension and names of all existing or recorded streets, alleys and easements, both within the proposed subdivision and within five hundred feet (500') of the boundary thereof, showing whether recorded or claimed by usage; the location and principal dimensions for all watercourses, including ditches, canals and natural drainage channels, public utilities and other important features and existing structures within the land and adjacent to the tract to be subdivided, including railroads, exceptional topography, airports and approaches to the airport.

(4)

The location of existing bridges, culverts, surface or subsurface drainageways, areas subject to occasional flooding, marshy areas, swamps, utilities, buildings, pumping stations or appurtenances within the subdivision or within five hundred feet (500') thereof.

(5)

The location of the nearest elevation benchmark and survey control monument.

(6)

The owners of the land immediately adjoining the land to be subdivided and the boundary lines of adjacent tracts of unsubdivided land, showing ownership and property monuments.

(7)

The existing contours at two-foot (2') intervals for predominant ground slopes within the tract between level and five percent (5%) grade and five-foot (5') contours for predominant ground slopes within the tract over five percent (5%) grade. Elevations shall be based on national geodetic survey sea level data. In cases of level topography through a subdivision, one foot (1') contours may be required.

(8)

A soils report prepared by a registered civil engineer, soil engineer or engineering geologist, that certifies to the types of soils, the geologic hazards, development restrictions and suitability of the area for subdivision development.

(9)

Copies of any agreements with adjacent property owners relevant to the proposed subdivision and the substance of all other covenants, grants of easements or restrictions to be imposed upon the use of the land, buildings and structures.

i.

Proposed Development:

(1)

Lot and street layout.

(2)

Dimension of all lots to nearest foot (which may be scaled values).

(3)

Total acreage of entire proposed subdivision.

(4)

Lots and blocks numbered consecutively.

(5)

Locations and identification of all existing and proposed public and private easements.

(6)

Existing and proposed street names.

(7)

Street plans to show proposed grades, curb-gutter and sidewalks.

(8)

Typical street cross sections.

(9)

Proposed water facilities, including pipe diameters, valve locations, fire hydrant locations, water sources, water rights, reservoirs, pumps and design calculations.

(10)

Excavation or grading of areas requiring in excess of three-foot (3') cuts or fills.

(11)

Proposed sanitary and storm sewer systems indicating pipe diameters, location of detention ponds, manholes, inlets and other pertinent appurtenances with the design calculations.

(12)

Approximate boundaries of areas subject to inundation or stormwater overflows of an intensity estimated to occur with a return frequency of once every one hundred (100) years or more.

(13)

The plat shall be drawn to a scale not less than one-inch equals one hundred feet (1" = 100'), and shall indicate the basis of bearings, true north point, name of subdivision, name of municipality, township, range, section and quarter section, block and lot number of the property under consideration.

(14)

An affidavit that the applicant is the owner, the equitable owner or authorized by the owner, in writing, to make application for the proposed subdivision.

(15)

Sites, if any, to be reserved or dedicated for parks, playgrounds, schools or other public uses.

(16)

Sites, if any, for multi-family dwelling, shopping center, city facilities, industry or other uses, exclusive of single-family dwellings.

(17)

Proposed phases of development. All development and improvements to be continuous and contiguous to abutting developments.

j.

Plat Format: The preliminary plat and drawings shall be prepared in the same format as the final plat and shall include the following instruments signed or to be signed and dated:

(1)

Developer's engineer and/or surveyor's signature and seal.

(2)

Owner's approval.

(3)

Planning commission approval.

(4)

City engineer's approval.

(5)

District sanitarian's approval (required only if development is not to be served by public water and sewer systems).

8.

Final Plat: The final plat shall consist of a sheet of approved Mylar with trim line dimensions of twenty-four inches by thirty-six inches (24" x 36"), and the border line of the plat shall be drawn in heavy lines leaving a space of at least one and one-half inches (1 ¹ / ₂ ") on the left side and at least a one-half-inch ( ¹ / ₂ ") margin on other sides. The plat shall be so drawn that the top of the drawing faces either north or east, whichever best accommodates the drawing. All lines, dimensions and markings shall be made on the tracing linen or Mylar with approved waterproof blue ink or black India drawing ink. The plat shall be made to a scale large enough to clearly show all details and in any case not smaller than one hundred feet to the inch (1" = 100'). Surveying, calculations, angular data, linear dimensions and bearings shall be limited to an error of closure of not greater than one part in ten thousand (10,000). The workmanship on the finished drawing shall be neat, clean and readable. The final plat shall contain the following information:

a.

Subdivision name which shall be approved by the planning commission and the general location of the subdivision in bold letters at the top of the sheet.

b.

North point, scale and graphic scale of the drawing and the date.

c.

Description of land to be included in the subdivision.

d.

Accurately drawn boundaries, showing the bearings and dimensions of all boundary lines of the subdivision, properly tied to public survey monuments. These lines should be slightly heavier than street and lot lines. When the plan is bounded by an irregular shoreline of a body of water, the bearings and distances of a closing meander traverse should be given and a notation made that the plan included all land to the water's edge as established on the date of the survey. Accurate angular and linear dimensions shall be shown for all lines, angles and curves used to describe boundaries, streets, lots, easements, areas to be reserved for public use and other important features. Parcels not contiguous shall not be included on one plat. Contiguous parcels owned by different parties may be embraced in one plat, provided all owners join in dedication and acknowledgment.

e.

Lengths shown to hundredths of a foot, and angles and bearings shown to seconds of arc.

f.

True angles and distances to the nearest established street lines or official monuments which are accurately described on the plat and shown by appropriate symbol.

g.

Radius, internal angles, points of curvature, tangent lengths and bearings, long tangent and bearings, the length of all arcs and the lengths of each intercepted arc.

h.

Accurate location of all monuments to be installed shown by an appropriate symbol. All United States, state, county or other official benchmarks, monuments or triangulation stations in or adjacent to the property, shown and preserved in precise position.

i.

Bearings, distances and curve data of all perimeter boundary lines indicated outside the boundary line, not inside with the lot dimensions.

j.

All lots and blocks numbered consecutively under a definite system approved by the planning commission. All proposed streets named or numbered in accordance with and in conformity with the Box Elder County address system. All lot street addresses assigned thereto with corner lots multiple addressed for each part of the lot having frontage on separate streets.

k.

Accurate outlines and dimensions of any areas to be dedicated or reserved for public use, with the purposes indicated thereon, and any area to be reserved by deed or covenant for common use of all property owners.

l.

All lands within the boundaries of the plan which shall be accounted for as either lots, walkways, streets or reserved as excepted parcels. Excepted parcels shall be marked "not included in this development" and the boundary completely indicated by bearings and distances.

m.

All streets, walkways and easements, designated as such. Streets shall be numbered in conformity with the Box Elder County address system, which is maintained and enforced by the county surveyor.

n.

A dedication to the city of all streets, highways, easements and other lands intended for public use that are included in the proposed subdivision.

o.

Street monuments shall be installed by the developer's engineer or land surveyor at such points designated on the final plat as are approved by the city engineer. Standard monuments will be furnished by the developer and placed as approved.

p.

Pipes or other such iron markers as shall be placed at each lot corner prior to final approval.

q.

The instruments to be included on the final plat are as follows:

(1)

The registered professional engineer and/or land surveyor's certificate of dedication.

(2)

The owner's certificate of dedication.

(3)

The owner's acknowledgment of responsibility.

(4)

A notary public's acknowledgment and/or corporate acknowledgment.

(5)

The city engineer's approval.

(6)

The district sanitarian's approval (required only if development is not to be served by public water and sewer systems).

(7)

The planning commission's approval.

(8)

The city attorney's approval.

(9)

The city council's approval.

(10)

Signature for the mayor and attestation by the city recorder.

(11)

An occupancy restriction.

(12)

County surveyor's certificate.

(13)

County recorder's block.

r.

The location of all soils exploration pits and percolation holes shall be clearly identified on the subdivision final plat and identified by a key number or letter designation as required by Utah division of water quality rules for individual wastewater disposal systems. The results of such soils tests, including stratified depth of soils and final percolation rates for each lot shall be recorded on or with the final plat. Failure to do so shall be cause for not approving and signing the subdivision plat by the district sanitarian.

(Adopted by Ord. 2007-02 on 7/11/2007)