1. The purpose and intent of this section is to provide regulations and standards for improvements required in new development or redevelopment applications.
   

1. Conformance to Applicable Rules and Regulations. In addition to the requirements established herein, all subdivision plats shall comply with the following laws, rules and regulations.
   1. All applicable statutory provisions
   2. The zoning ordinance, building and housing codes, and all other applicable laws of the City
   3. The capital facilities plan of the city, including all streets, drainage systems and parks shown on the official street map or general plan, as adopted
   4. The special requirements of these regulations and any rules of the health department and/or appropriate state agencies
   5. The rules of the Utah Department of Transportation if the subdivision or any lot contained therein abuts a state highway
   6. The Public Works Standards, including complete streets and Low Impact Development techniques, and technical specifications of the city
2. Monuments. The applicant shall place permanent reference monuments in the subdivision as required herein and as approved by the City Engineer:
   1. Monuments shall be located on street right of way centerlines, at street intersections, and at such other points as determined necessary by the City Engineer.
   2. All monuments shall be set in an approved ground box as specified in the Public Works Standards for the City.
   3. All monuments shall be properly set in the ground by the developer and approved by the City Engineer prior to the time the City Council grants conditional acceptance of the subdivision.
3. Sensitive Lands. All subdivisions shall be in conformance with CCNO 11-22, Grading, Drainage, and Development Constraints and consider sensitive lands in their design process.
4. Soil Conditions. Buildings or structures shall not be sited on soft or unsuitable soils, where there is a high-water table, or a site subject to flooding as noted on the city's floodplain map, or on uncompacted fill in accordance with the city Public Works Standards.
5. Subdivision Name. The proposed name of the subdivision shall not duplicate or too closely approximate phonetically the name of any other subdivision in Weber County.

1. Lot Arrangement. The lot arrangement shall be such that there will be no foreseeable difficulties, for reasons of topography or other conditions, in securing building permits to build on all lots in compliance with the zoning ordinance and health regulations and in providing driveway access to building on such lots from an approved street.
2. Lot Dimensions. Lot dimensions shall comply with the minimum standards of the zoning ordinance. Where lots are more than double the minimum required area for the zoning district, the Planning Commission may require that such lots be arranged so as to allow further subdivision and the opening of future streets where they would be necessary to serve such potential lots, all in compliance with the zoning ordinance and these regulations. In general, side lot lines shall be at right angles to street lines (or radial to surveying street lines) unless variation from this rule will give a better street to allow for erection of buildings, observing the minimum front yard and side setbacks from both streets. Depth and width of properties reserved or laid out for business, commercial or industrial purposes shall be adequate to provide for the off-street parking and loading facilities required for the type of use and development contemplated, as established in the zoning ordinance; all property located within a subdivision shall be included within the boundaries of a road, lot or other improved area such that no parts or parcels of land therein remain unusable.
3. Double/Reversed Frontage Lots and Access to Lots.
   1. Double Frontage Lots. Double frontage and reversed frontage lots are only permitted on arterial and collector streets. If rear access cannot be achieved on a lot fronting an arterial or collector street, then an additional front yard setback of ten feet (10’) and a circular drive to prevent backing out onto the arterial and collector streets are required.
   2. Access from Arterial Streets. Lots should not, in general, derive access exclusively from an arterial street. Where driveway access from an arterial street may be necessary for several adjoining lots, such lots may need to be served by a combined access drive in order to limit possible traffic hazard on such street. Where possible, driveways should be designed and arranged so as to avoid requiring vehicles to back into traffic on major streets. Circular drives are encouraged.
4. Restricted Lots (R Lots).
   1. All R lots shall be developed in accordance with CCNO 11-19.
   2. All R lots shall be clearly identified on the recorded plat and on a separate recordable instrument in form acceptable to the city. The instrument shall be recorded in the office of the Weber County recorder at the time the final plat is recorded in order to provide notice to potential lot purchasers of the existence of limitations imposed upon R lot development.
5. Debris and Waste. No cut trees, timber, debris, earth, rocks, stones, soil, junk, rubbish, or other waste materials of any kind shall be buried on any land or left or deposited on any lot or street at the time of conditional acceptance of the subdivision and removal of the same shall be required prior to final acceptance by the City.
6. Fencing. The developer of a subdivision shall be required to furnish and install a solid board, chain-link, wrought iron, or other solid manmade material fence not less than 6’ in height, as part of the approval of a subdivision, in accordance with CCNO 11-9L-7 and according to the following requirements.
   1. Open Canals and Irrigation Ditches. Fencing meeting the requirements of this ordinance shall be installed along lots and other property in a subdivision in areas where a subdivision borders an existing open canal or irrigation ditch. Where such fences join with trail corridors, gates shall be allowed.
   2. Open Reservoirs and Drainage Channels. Fencing meeting the requirements of this ordinance shall be constructed along lots and other property in a subdivision, in areas where the subdivision borders upon open reservoirs, and drainage channels. Drainage channels in the form of a natural gulley shall include a 25’ buffer from the edge of the channel before any fence can be installed.
   3. Schools, Churches, Park Sites. In areas where a subdivision borders schools, churches, and park sites, fencing meeting the requirements of this ordinance shall be constructed along lots and other property in the subdivision. Screening Value, Maintenance, Plat Notes, and Certificates of Occupancy Fences used as screening shall meet the requirements of 11-20-6. All such fences shall be maintained and kept in good repair by the owner of the property contiguous to or upon which the fence is erected. A note shall be required to be included on the subdivision plat, indicating where the fence was required by City Ordinance, and the basic characteristics of the required fence. No certificate of occupancy shall be issued for buildings upon lots where fencing has been required until that fencing has been installed as required.
   4. Waiver of Required Fencing in Specific Locations, and Modification of Fencing Materials and Characteristics. The requirement for fencing may be waived by petition to the Planning Department, in specific locations. Factors to be considered in this determination may include topography, slope, total elevation change, traffic, or additional safety-related factors. In order to waive a fence requirement based on topography, the slopes shall be shown document being reviewed by Planning Commission. Similarly, by request, the Planning Director may approve a fence made of other materials which are determined by the Planning Director to have a similar appearance to the allowed materials and will serve as an effective barrier fence.
7. Staking of Lots. Permanent corner markers shall be placed at all rear lot corners to completely identify the lot boundaries on the ground. Front lot corners shall be identified with permanent reference plugs or nails in the concrete curb. All lot corner markers must be in place prior to the issuance of building permits and after the completion of all subdivision improvements. All lot corners shall be designated in accordance with state/county survey laws.

1. General Requirements.
   1. Frontage on Improved Streets. No subdivision shall be approved unless the area to be laid out and platted shall have frontage on and access from an existing street on the official map or if there be no official map, unless the street is:
      1. An existing state or county highway, arterial street, or major collector; or
      2. A street shown upon a plat approved by the City. Such street or highway must be suitably improved as required by the city Public Works Standards or be secured by a performance bond or escrow required under these subdivision regulations, with the width and right of way required by Public Works Standards.
   2. Grading and Improvement Plan. Streets shall be graded and improved and conform to the city Public Works Standards and shall be approved as to design and specifications by the City Engineer, in accordance with the construction plans required to be submitted prior to final plat approval.
   3. Topography and Arrangement.
      1. Streets shall be related appropriately to the topography. All streets shall be arranged so as to obtain as many as possible of the building sites at or above the grades of the streets. Grades of streets shall conform as closely as possible to the original topography. A combination of steep grades and curves shall be avoided. Specific standards are contained in the Public Works Standards of the city.
      2. All streets shall be properly integrated with the existing and proposed system of thoroughfares and dedicated rights of way established on the official map and/or general plan. Such integration shall take topographical conditions into consideration. The street arrangements shall not cause unnecessary hardship to owners of adjoining property when they plat their own land and seek to provide convenient access to it.
         1. Half streets proposed along a subdivision boundary or within any part of a subdivision shall meet the following requirements:
            1. Width shall be half of required street width plus twelve additional feet of asphalt width.
         2. Standard residential streets shall approach the arterial or collector streets at an angle of not less than eighty degrees (80°).
      3. All streets shall be properly related to special traffic generators such as industries, business districts, schools, churches, and shopping centers; to population densities; and to the pattern of existing and proposed land uses.
      4. Minor streets shall be laid out to conform as much as possible to the topography, encourage local connectivity, and to permit efficient drainage and utility systems.
      5. Proposed streets shall be extended to the boundary lines of the subdivision. All streets required to be extended to the boundary lines of the subdivision shall be properly barricaded in accordance with the city Public Works Standards (reference). Such dead-end streets are required to include a temporary turnaround.
      6. In business and industrial developments, the streets and other accessways shall be planned in connection with the grouping of buildings, and the provision for alleys, truck loading and maneuvering areas, walks and parking areas so as to minimize conflict or movement between the various types of traffic, including pedestrian.
      7. All streets in subdivisions in the city shall be dedicated to the city except that private streets may be approved as part of a PUD.
      8. Arterial, collector and/or local streets, public or private, shall conform to the Master Street Plan within the Transportation Plan. Arterial, collector and local streets shall conform to the city Public Works Standards.
      9. Utility and drainage easements shall be provided along front lot lines of all subdivision lots and at such other locations as deemed necessary and as directed by the City Engineer. The easements shall have a minimum width of fourteen feet (10') but may encumber adjoining lots by extending across adjoining lot lines. In some cases, larger size easements, up to 15’ may be required per the City’s Public Works Standards when additional access is needed. Proper coordination shall be established between the developer and the applicable utility company for the establishment of utility easements on adjoining properties.
      10. Streets shall be numbered unless the City Engineer determines, based upon topography and other like considerations, that streets should be named. Streets may have both a number and a name at the discretion of the City Engineer.
   4. Blocks.
      1. Blocks shall have sufficient width to provide for two (2) tiers of lots of appropriate depths. Exceptions to this prescribed block width may be permitted in blocks adjacent to major streets, waterways, or topography concerns.
      2. The lengths, widths and shapes of blocks shall be such as are appropriate for the locality and the type of development contemplated, but block lengths in residential areas shall not exceed one thousand three hundred twenty feet (1,320') nor be less than four hundred feet (400') in length. Wherever practicable, commercial, and residential blocks along arterial and collector streets shall be not less than six hundred sixty feet (660') in length.
      3. In long blocks, with length of 600’or more, the Planning Commission may require the reservation of an easement through the block to accommodate utilities, drainage facilities, or to access commercial areas, community facilities, parks, and schools, or to provide for pedestrian traffic.
      4. Cul-de-sacs shall not be longer than six hundred feet (600'), measured from the center of the cul-de-sac bulb to the center of the intersection of the connecting street. Each cul-de-sac must be terminated by a permanent turnaround bulb that meets the Public Works Standards. If surface water drainage is into the turnaround due to the grade of the street, necessary catch basins and drainage easements shall be provided.
   5. Access to Arterial or Collector Streets. Where a subdivision borders on or contains an existing or proposed arterial or collector street, the Planning Commission may require that access to such streets be limited by one of the following means:
   6. Double Frontage Lot Buffer Requirements. See CCNO 11-26-3C also.
      1. Manmade fencing meeting the requirements of this ordinance shall also be constructed in the rear yards of double-fronted lots and provide for a xeriscaped 5’ buffer/landscaped area, adjacent to the sidewalk and outside of the fence. Irrigated landscape features to include trees and shrubs shall be installed with two such plants per every 150’ and a rock mulch/gravel.
      2. A marginal access or service road (separated from the street by a planting or grass strip and having access thereto at suitable points).
   7. Street Regulatory Signs.
      1. The applicant shall deposit with the city at the time of final subdivision approval and the establishment of the escrow payment, a sum determined by the City Engineer for each sign required by the city. The city shall install all street signs before issuance of certificates of occupancy for any residence on the streets approved.
2. General, Road Surfacing at Intersections. Street name signs are to be placed at all intersections within or abutting the subdivision, the type and location of which to be approved as per Public Works Standards.
3. Design Standards.
   1. General. In order to accommodate prospective traffic, streets should be of suitable location, width and improvement to afford satisfactory access to police, firefighting, snow removal, sanitation and street maintenance equipment, and to coordinate streets so as to compose a convenient system and avoid undue hardships to adjoining properties. Design standards for streets shall be as outlined in the Public Works Standards for rights of way, travelled width, clear view sight triangles, grade minimum, radius of curves and design speed.
   2. Road Surfacing and Improvement. After pipes, lines and related facilities pertaining to sewer, water, gas, cable TV, electricity and like utility services, where required, have been installed by the developer, the applicant shall construct curbs and gutters and shall surface or cause to be surfaced roadways to the widths prescribed in these regulations. The surfacing shall be in accordance with the Public Works Standards. Adequate provision shall be made for culverts, drains and bridges. Driveway approaches shall not be installed at the time of placement of curb and gutter unless approval for a building permit has been issued by the city.
   3. Intersections.
      1. Streets shall be laid out so as to intersect as nearly as possible at right angles. A proposed intersection of two (2) new streets at an angle of less than eighty degrees (80°) shall not be acceptable. An oblique street shall be curved approaching an intersection and should be approximately at right angles for at least one hundred feet (100') therefrom. Not more than two (2) streets shall intersect at any one point unless specifically approved by the Planning Commission.
      2. Proposed new intersections along one side of an existing street shall, wherever practicable, coincide with any existing intersections on the opposite side of such street. Street jogs with centerline offsets of less than one hundred fifty feet (150') shall not be permitted, except where the intersected street has separated dual drives without median breaks at either intersection. Where streets intersect major streets, their alignment shall be continuous. Intersection of major streets shall be at least eight hundred feet (800') apart.
      3. Where any street intersection will involve earth banks or existing vegetation inside any lot corner that would create a traffic hazard by limiting visibility, the developer shall cut such ground and/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, as per PW standards for sight triangles.
4. Street Dedications, Protection Strips, and Reservations.
   1. New Perimeter Streets.
      1. Street systems in new subdivisions shall be laid out so as to eliminate or avoid new perimeter half streets. Where an existing half street is adjacent to a new subdivision, the other half of the street shall be improved and dedicated by the developer, as per Section 11-26-4 A.3.b(1).
      2. The Planning Commission may authorize a new perimeter street where the developer improves and dedicates the entire required street right of way width within his/her own subdivision boundaries. The developer may retain a protection strip of one foot (1') in width between the street and adjacent property. An agreement with the city, approved by the city attorney, shall be made by the developer contracting to dedicate the one foot (1') protection strip free of charge to the city for street purposes upon payment by the present owners of the contiguous property to the developer of a consideration named in the agreement. Such consideration is to be equal to the cost, at the time of the agreement, of the street improvements, including utility lines properly chargeable to the contiguous property, plus the value of the land from the right of way line to the centerline of the street at the time of the agreement, together with interest computed at the then statutory rate. Interest shall accrue only from the time of agreement until the time of subdivision of such contiguous property or ten (10) years from the date of the agreement, whichever is less. All charges to be associated with the protection strip, as well as the interest rate, shall be recorded as part of the aforementioned agreement. All property owned by the developer shall be included on both preliminary and final plat.
      3. Where the developer is required to improve the full width of an existing city owned right of way on the perimeter of his subdivision, he/she may enter into a similar agreement as outlined above. In this agreement, the developer will not own a one foot (1'). Protection strip and the consideration named in the agreement will not include the value of the land or any utilities installed in the right of way prior to the agreement. However, the agreement will stipulate that before approval is given to the development on the adjacent property abutting the street, the adjacent property owners will reimburse the aforementioned developer as outlined in the agreement.
   2. Widening and Realignment of Existing Streets. Where a subdivision borders an existing narrow street or when the zoning setback regulations indicate plans for the realignment or widening of a street that would require use of some of the land in the subdivision, the applicant shall be required to improve and dedicate, at his expense, such areas for widening or realignment of such streets. Such frontage streets shall be improved and dedicated by the applicant at his own expense to the full width as required by these subdivision regulations. Land reserved for any street purposes may not be counted in satisfying yard or area requirements of the zoning ordinance whether the land is to be dedicated to the municipality in fee simple or an easement is granted to the city.
5. Single Access Development. Single access developments are administratively permitted utilizing the cul-de-sac length standards in the Public Works Standards.
   

1. General Requirements. The Planning Commission shall not approve any plat of subdivision which does not include storm or floodwater runoff channels or basins per the Public Works Standards. The developer shall deed to the city those areas designated as detention basins and drainage channels, giving the city the ability to control and maintain said areas. For basins that are of a single building lot size and considered as temporary in nature, the city shall grant to the developer a reversionary clause on ownership when use is terminated.
2. Floodplain Areas. When floodplain areas are defined through the process required in CCNO 11-21 or the Sensitive Lands Ordinance, the City shall prohibit the subdivision of any portion of the property which lies within the floodplain of any stream or drainage course. These floodplain areas shall be preserved from any and all destruction or damage resulting from clearing, grading or dumping of earth, waste material or stumps.
3. Dedication of Drainage Easements.
   1. General Requirements. Where a subdivision is traversed by a watercourse, drainageway, channel 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 or both as will be adequate for the purpose.
   2. Drainage Easements.
      1. Where topography or other conditions are such as to make impractical the inclusion of drainage facilities within road rights of way, perpetual unobstructed easements at least fifteen feet (15') 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 plat. Drainage easements shall be carried from the road to a natural watercourse or to other drainage facilities.
      2. When a proposed drainage system will carry water across private land outside the subdivision, appropriate drainage rights must be secured and indicated on the plat.
      3. The applicant shall dedicate, either in fee or by drainage or conservation easement, land on both sides of existing watercourses, to a distance to be determined by the Planning Commission. Said easements shall be deemed rights of way for lawful municipal purposes.

1. The applicant is required to provide the design and installation of a subsurface drainage system which meets the adopted City Public Works Standards when the water table or underground saturation conditions require such subsurface drainage systems to assure safe and dry conditions for buildings.
   

1. General Requirements.
   1. The owner/developer of any land proposed to be developed as a subdivision shall at their expense be required to comply with all regulations of the current city water service development standards in providing domestic water use and fire protection.
   2. Where a public water main is accessible, the developer shall install adequate water facilities, including fire hydrants. All water mains shall be at least six inches (6") in diameter, except as otherwise permitted by the City Public Works Standards. All water lines must be extended across the entire frontage of all existing streets and to the boundary of the subdivision on all existing or proposed streets. Main valves shall be installed at all intersections and other locations as required by Public Works Standards.
   3. Water main extensions shall be approved by the City Engineer.
   4. All proposed water improvements shall comply with the city master water plan and Public Works Standards.
2. Fire Hydrants. Fire hydrants shall be required for all subdivisions. Fire hydrants shall be located no more than five hundred feet (500') apart and within two hundred fifty feet (250') of any structure and shall be approved by the North View Fire District. To eliminate future street openings, all underground utilities for fire hydrants, together with the fire hydrants themselves and all other supply improvements, shall be installed before any final paving of a street shown on the subdivision plat. The Fire Marshall and the City Engineer shall inspect all such improvements.
3. Closure of Wells. When an existing well lies on the property being developed, the owner/developer shall, in coordination with and pursuant to applicable regulations of the state water engineer, seal the well and offer the water rights to the City or be transferred to state ownership. All costs associated therewith shall be borne by the owner/developer and included in the cost estimate for improvements.

11-26-8: SECONDARY WATER SYSTEM 1. The applicant is required to provide secondary water as a condition of approval, provided the design of the system meets Public Works Standards and receives an approval from the engineer for the secondary water district. If secondary water is unavailable, a deferral agreement may be entered into for future connections and culinary water used for landscape irrigation.

2. Deferral agreements may require secondary water system improvements to be completed within a specified time period, bonding or escrow for future improvements, minimal turf grass areas and xeriscape provisions, deed restrictions for individual properties to include Plat notes limiting gallons of water used per property, or other necessary provisions to protect the City’s culinary water resources.

1. General Requirements. The applicant shall install sanitary sewer facilities in a manner prescribed by the adopted city Public Works Standards and the Weber-Morgan County Health Department. Sanitary sewerage facilities shall connect with public sanitary sewerage systems. Sewers shall be installed to serve each lot and to grades and sizes required by the city Public Works Standards. No individual disposal system or treatment plants (private or group disposal systems) shall be permitted. All sewer lines must be extended across the entire frontage of all existing streets and to the boundary of the subdivision on all existing or proposed city streets.
2. Scoping of Lines. Prior to approval and acceptance by the city, developer shall inspect all sanitary sewer pipelines by means of remote televiewing equipment and shall record the entire televiewing inspection on video tape or other acceptable reproduction means for review by city officials.

1. 5’ wide sidewalks shall be included within the dedicated right of way of all streets as shown in the Public Works Standards or as required by the Planning Commission in consultation with the City Engineer.
   

1. Location. The applicant is required to provide for the installation of all utility facilities, including, but not limited to, gas, electric power, telephone, and broadband cables, which shall be located underground through the subdivision. Wherever existing utility facilities are located above ground, except where existing on public roads and rights of way, developer shall cause facilities to be removed and placed underground. Underground service connections to the street property line of each platted lot shall be installed at the developer's expense. Buried electrical transformers shall be located as to avoid all drainage channels or flooding due to final grade.
2. Sharing of Trenches. All public utilities and cable service providers shall cooperate in good faith in an effort to share the use of underground trenches with all other public utilities and cable service providers in accordance with the city Public Works Standards and subject to coordination by the City Engineer.
3. Notice to Utility Operators of Open Trenches. The developer shall be responsible to provide reasonable notice of at least thirty (30) days to public utilities and cable television operators of the approximate date on which open trenching will be available for the installation of the pipes, conduits, cables, wires and like means of transmitting the applicable services of public utilities and cable television.

1. Recreation.
   1. Recreation Sites. Land reserved for public recreation purposes shall be of a character and location suitable for use as a playground, or for other recreation purposes, and shall be relatively level and dry; and shall be improved by the developer to the standards required by a development agreement, which improvements shall be included in the performance bond or escrow. The Parks and Recreation Department should make recommendations for dedicated parks within subdivisions during the Technical Review Process, CCNO 11-2-4 prior to the Planning Commission reviewing a subdivision plat. All land to be reserved for dedication to the city for park purposes shall have prior approval of the City Council through a Development Agreement and shall be shown marked on the plat "reserved for park and/or recreation purposes".
   2. Other Recreation Reservations. The provisions of this section are minimum standards. None of the subsections above shall be construed as prohibiting a developer from reserving other land for recreation purposes in addition to the requirements of this section.

1. No open irrigation ditches shall be permitted within the boundary of a subdivision. All necessary irrigation ditches, whether used for the purpose of transporting irrigation or waste flow water that must be maintained within a subdivision shall be replaced with a pipe culvert which meets the specifications of the Public Works Standards. The developer of a subdivision must provide for maintaining the existing rights of all irrigation users, both upstream and downstream of the proposed development.
   

1. Water Rights. All water or water rights used upon, appurtenant to or running with any land located within a proposed subdivision shall be offered to the city for purchase at the market value existing at the time the preliminary plan is submitted for approval.
2. Subdivision design should avoid the sensitive lands features per 11-22-3: DEVELOPMENT CONSTRAINTS, clustering is encouraged.

1. General:
2. A nonresidential subdivision shall be subject to all the requirements of site plan approval set forth in CCNO 11-2-9. Site plan approval and nonresidential subdivision plat approval may proceed simultaneously.
3. Standards. In addition to the standards in these regulations, which are appropriate to the planning of all subdivisions, the applicant shall demonstrate to the satisfaction of the commission that the street, parcel, and block pattern proposed are specifically adapted to the uses anticipated and take into account other uses in the vicinity. The following standards shall be observed:
   1. Proposed industrial parcels shall be suitable in area and dimensions to the types of industrial development anticipated.
   2. Street right of way and pavement shall meet Public Works Standards for the type and volume of traffic anticipated to be generated thereupon.
   3. Streetscape improvements as described in the Public Works Standards shall be included when such developments abut Washington Blvd. or 2700 N.
   4. Every effort shall be made to protect adjacent residential areas from potential nuisance from a proposed commercial or industrial subdivision, including the provision of extra depth in parcels backing upon existing or potential residential development and provisions for a fence or other barrier, and/or a permanently landscaped buffer strip.
   5. Streets carrying nonresidential traffic, especially truck traffic, shall not normally be extended to the boundaries of adjacent existing or potential residential areas.

1. The developer shall, at its own cost and expense, erect and install all streetlights, poles, cables, wires, pedestals and other street lighting facilities and equipment as required and prescribed by the city Public Works Standards. All streetlights shall be downward directed and shielded.
   

1. General Requirements.
   1. Development within any new subdivision of a segment of a trail system designated in the city's general plan or trails master plan shall be a required feature of new subdivision infrastructure.
   2. Connection to City Trail System. Where a proposed subdivision includes or adjoins an existing or planned public trail system as described in the city's general plan or trails master plan, no subdivision shall be approved unless the area to be laid out, dedicated, and platted shall include public trail infrastructure as provided in the city's general plan or trails master plan and constructed to Public Works Standards.
   3. Standards. Trails shall be developed according to Public Works standards. Where trails cannot occupy a separate corridor, a 6’ to 8’ sidewalk may provide the trail connection, if approved by the Parks Department and the City Engineer following consultation with the Parks and Recreation Department.
   4. Dedication. Public trail improvements shall be dedicated to the city and, after final acceptance, the city shall become responsible for future trail maintenance. Trail construction as identified in each phase shall be completed with the roads installed in each phase of a subdivision.
   5. Trail Exaction. To determine whether the trail exaction required of a subdivision owner is roughly proportional to the impact on the trail system generated by the subdivision, the city will consider if the developer is asked to dedicate more than the minimum width of right of way necessary for safe trail development and the length of the trail segment to be dedicated is excessive when compared to what is required to serve the subdivision alone. Whenever it appears likely to the city and/or developer that the required dedication of trail right of way by a subdivision owner may result in a disproportionate burden, the city will consider trading additional development bonuses in exchange for the excess portion of the exaction such as reduced minimum lot size, reduced setback requirements, reduction, or waiver of development fees, etc. The end result of the negotiation between the city and the subdivision owner for the excess exaction shall be set forth in a development agreement to be signed by the subdivision owner and approved by the City Council. Trails completed by the developer shall count toward the required open space for the development.