Chapter 17.15
GENERAL SUBDIVISION IMPROVEMENT REQUIREMENTS
Sections:
17.15.030 Permanent improvements.
17.15.060 Order of making improvements.
17.15.010 Subdivision layout.
(1) General Plan. The subdivision layout shall conform to the city’s general plan.
(2) Conservation of Natural Features, Historic Spots, and Landmarks. Where trees, groves, waterways, scenic points, historic spots or other city assets and landmarks, as determined by the planning commission, are located within a proposed subdivision, reasonable steps should be taken to preserve these features.
(3) Railroad Rights-of-Way. Where a railroad right-of-way abuts a subdivision, the plat shall make provisions for future grade separations whenever the city shall find such a requirement to be necessary.
(4) Width of Blocks. The width of each block shall be sufficient for an ultimate layout of two tiers of lots therein of a size required by the provisions of this title, unless the general layout of the vicinity, line of ownership, topographical conditions or locations of arterial streets or freeways justify or make necessary a variation from this requirement.
(5) Repealed by Ord. 15-23.
(6) Neighborhood Connections. The city will require the use of connecting streets, pedestrian walkways, trails, and other methods of providing logical connections and/or linkages between neighborhoods. [Ord. 15-23 § 1 (Exh. A); Ord. 8-17-99-1 § 1 (Exh. A); Ord. 2-3-98-1 § 1 (Exh. A). Code 1997 § 12-325-030-A.]
17.15.020 Lots.
(1) Developable and Buildable Lots. All subdivisions should result in the creation of lots which are developable and capable of being built upon. A subdivision shall not create lots which would make improvement impracticable due to size, shape, steepness of terrain, location of watercourses, problems of sewage, driveway grades or other physical conditions.
(2) Frontage and Rear Lots. All lots or parcels created by the subdivision shall have frontage on a dedicated street, improved to standards hereinafter required, except for flag lots which may be reduced below the required frontage and only if a flag lot creation does not reduce the parent parcel below the minimum lot frontage. Land dedicated as public right-of-way shall be separate and distinct from lots adjoining such right-of-way and not be included in the area of such lots.
(3) Side Property Lines. Side lines of lots shall be at approximately right angles to the street line, or radial to the street line.
(4) Corner Lots. Corner lots for residential use should be platted 10 percent larger than interior lots in order to facilitate conformance with the required street setback for both streets.
(5) City Limit Lines. A lot shall not be divided by a city limit line. Each property boundary line shall be made a lot line.
(6) Property Remnants. Remnants of property shall not be left in the subdivision which do not conform to lot requirements or are not required or suitable for common open space, private utility, public purpose, or other purpose approved by the city.
(7) Double Frontage Lots. Residential lots shall not be allowed to front onto arterial and collector streets. Where lots double front on an arterial or collector street, as determined by the master transportation plan, the following requirements shall apply:
(a) Curb, Gutter and Sidewalk, and Park Strip. Curb, gutter, sidewalk and park strip shall be installed the length of the property to Riverton City standards as specified in the Riverton City Standard Specifications and Plans Manual, and as approved during the subdivision approval process.
(b) Repealed by Ord. 15-23.
(c) Collector Street Fencing. Collector street fencing shall be installed along arterial or collector streets. Collector street fencing shall be compliant with Chapter 18.155 RCC. [Ord. 15-23 § 1 (Exh. A); Ord. 15-02 § 1 (Exh. A); amended during 2011 recodification; Ord. 8-17-99-1 § 1 (Exh. A); Ord. 2-3-98-1 § 1 (Exh. A). Code 1997 § 12-325-030-B.]
17.15.030 Permanent improvements.
The subdivider of any land located in or platted as a subdivision shall, at his own expense, install the following improvements in compliance with preliminary and/or final plat approval and the specifications contained in the Riverton City Standard Specifications and Plans Manual:
(1) Water Systems.
(a) No subdivision shall be approved or allowed that does not connect onto an approved public water system with adequate capacity and pressure to supply the water needs of the proposed subdivision. The city shall determine whether the water system is adequate in both capacity and pressure. If the water system is not adequate, the subdivider shall be required to improve the water system at his own cost to bring the water system up to an adequate level of capacity and pressure. The subdivider shall also install through the utility easement, at his own expense, all off-site water pipelines, equipment, and pump stations necessary to connect with and make available the existing water supply distribution system of the city. Service lines shall not be placed in driveway approaches. Stop and waste valves shall be in private property and shall not be placed in park strips. The bonding provisions of RCC 17.10.030 shall apply to this section.
(b) The subdivider shall install water lines to make the supply of water available to each lot within the subdivision, including laterals to the utility easement of each lot. The location and size of water mains shall be approved by the city engineer. 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 city streets.
(c) Existing mains must be relocated if in conflict with proposed subdivision.
(d) The subdivider shall pay to the city a per acre charge for the development of off-site capital storm drainage facilities as required by Chapter 18.205 RCC, Impact Fees.
(2) Secondary Water Shares. The developer shall dedicate to the city secondary water shares in the amount of three acre-feet per developed acre, and from a source which passes within the same water pressure zone in which the subdivision under development is found. The city engineer, at his/her discretion, may direct that the subdivider pay a fee to the city in lieu of dedicated shares. The city engineer’s decision to accept a fee in lieu of dedicated shares shall be based upon whether the city has already obtained an adequate supply of water shares for the pressure zone in which the subdivision is found. Fees in lieu of water shares shall be determined annually by the Riverton City council, and shall be based upon a market analysis of the cost to acquire shares which can supply a given pressure zone. Once determined, said fees shall be included in the Riverton City fee schedule. A map and other data describing the boundaries of each secondary water pressure zone and the capital facilities located within the same shall be furnished to the developer upon request.
(3) Sewage Disposal.
(a) The subdivider shall connect to the sanitary sewer and provide adequate lateral lines to the property line of each lot. Such sewer connections and subdivision sewer systems shall comply with the regulations and specifications of, and shall be approved by, the South Valley Sewer District.
(b) The subdivider shall also install all needed off-site lines to connect with the existing sewer system, furnished by the South Valley Sewer District. Such sewer connections, lines and subdivision sewer systems shall comply with the regulations and specifications of the South Valley Sewer District. Disposal of sewage other than connection to a system approved by the South Valley Sewer District shall not be allowed.
(4) Stormwater.
(a) The subdivider shall comply with the requirements of the Riverton City storm drain master plan, and all applicable Riverton City ordinances and standards regarding storm water management.
(b) Subdividers shall be required to provide on-site detention as required by the Riverton City Standard Specifications and Plans Manual and as approved by the city engineer. In conditions where unusual topography or other exceptional conditions exist, variations and exceptions from this subsection may be made by the city after the recommendation of the city engineer; provided, that such variations and exceptions may be granted without substantially impairing the intent and purpose of this subsection.
(5) Street Grading and Surfacing. All public streets shall be graded and surfaced in accordance with the Riverton City Standard Specifications and Plans Manual.
(6) Curbs, Gutters, and Sidewalk. Concrete curbs and gutters shall be installed by the subdivider on existing and proposed streets in accordance with all the appropriate specifications adopted by the city council. This subsection applies to all subdivisions.
(7) Concrete sidewalks shall be constructed by the subdivider to the specifications adopted by the city council and as required by the Riverton City Standard Specifications and Plans Manual. Sidewalks shall be in compliance with the transportation master plan.
(8) Driveway Approaches. For single-family homes, approaches shall be a minimum of 18 feet in width, and the maximum width shall be 40 percent of the lot frontage, as measured at property line. On corner lots, that measurement shall be to the start of the radius at the corner. Where a driveway exceeds 35 feet in width, a second driveway shall not be allowed on that frontage. Driveways shall be constructed of concrete or comparable hard surface, as approved by the building official, from a roadway up to the garage or approved parking area. Driveway approach width shall be measured at the face of curb or at the edge of roadway asphalt if no curb exists. A maximum of one driveway access shall be permitted per lot unless the following conditions apply:
(a) The second driveway is more than 25 feet from the main driveway; and
(b) The second drive does not access an arterial or collector street, unless approved by the city engineer.
(9) Park Strips. All public rights-of-way shall have a park strip of a minimum of five feet wide. Tree plantings shall be in compliance with Riverton’s approved street tree master plan.
(10) Irrigation Water. All gravity flow ditches through which water will continue to flow within or adjoining a subdivision after its completion, whether to serve as irrigation water and/or tail water to or from any adjacent property, shall be piped and shall be approved by the city engineer. Irrigation ditches which do not carry irrigation water and/or waste flow may be abandoned. A letter of approval from the ditch company must be submitted to the city for ditch modifications or abandonment.
(11) Fire Hydrants. Fire hydrants shall be installed as required. Such fire hydrants shall be of the type, size, and number as required by Riverton City, and installed in such locations as approved by the city engineer. A fire hydrant shall be placed at the end of every cul-de-sac.
(12) Street Signs. The subdivider shall furnish and install all necessary street marker and traffic control signs as defined by Riverton City standards and specifications and approved by the city engineer.
(13) Fencing. Perimeter fencing compliant with RCC 18.155.090 shall be installed. In addition, temporary construction fencing shall be installed along boundaries or where required to contain blowing refuse prior to the start of building construction as recommended by the city engineer. Upon installation and approval of the permanent fence by the city, individual property owners shall assume full responsibility for maintenance of fences or portions of fences constructed upon their property and shall hold the city harmless for any and all defects of workmanship, maintenance, repair, and liabilities of any nature arising from the construction or intended use of said fences. In situations where a temporary construction fence and a nonclimbable permanent fence coincide, the nonclimbable permanent fence shall take the place of the temporary construction fence and shall be constructed prior to the beginning of home construction within the subdivision. Where necessary, collector and arterial street fencing shall also be installed as per RCC 18.155.150(2).
(14) Staking of Lots. Survey stakes shall be placed at both front and back lot corners to completely identify the lot boundaries on site. Back lot corners shall be marked with a rod driven into the ground, and front lot corners shall be identified with permanent plugs in the back of the curb. All lot corners must be in place prior to the issuance of building permits and after the completion of all subdivision improvements. It shall be the responsibility of the lot owner to ensure that all lot corners are in place prior to the final inspection of the house.
(15) Repealed by Ord. 15-23.
(16) Road Improvements. All subdividers regulated under this section shall install right-of-way improvements which comply with the Riverton City Standards and Specifications Manual and as approved by the city, along any Riverton City, county or state public street leading to or connecting with the subdivision.
(17) Repealed by Ord. 15-23.
(18) Utilities. All utility lines shall be underground in designated easements. No pipe, conduit, cable, water lines, gas, sewage, drainage, steam, electricity or any other energy or service shall be installed or maintained upon any lot (outside of any building) above the surface of the ground except for hoses, movable pipes used for irrigation or other purpose during construction. Existing overhead power lines in minor subdivisions or three or fewer lots may be maintained provided they do not obstruct any proposed right-of-way.
(a) Transformers shall be grouped with other utility meters where possible and screened with vegetation or other appropriate method.
(b) Transformers and high voltage power lines shall not be placed under the footprint of any building.
(c) Each contractor and owner/developer shall be responsible to know the whereabouts of all underground utilities. Protection of such utilities shall also be their responsibility.
(d) Prior to construction, contact must be made with Blue Stakes to identify underground utility lines. [Ord. 20-26 § 1 (Exh. A); Ord. 18-13 § 1 (Exh. A); Ord. 15-23 § 1 (Exh. A); Ord. 15-02 § 1 (Exh. A); Ord. 12-17 § 1; amended during 2011 recodification; Ord. 8-17-99-1 § 1 (Exh. A); Ord. 6-2-98-1K § 1; Ord. 2-3-98-1 § 1 (Exh. A). Code 1997 § 12-325-030-C.]
17.15.040 Lots not fully improved.
Repealed by Ord. 15-23. [Amended during 2011 recodification; Ord. 8-17-99-1 § 1 (Exh. A); Ord. 2-3-98-1 § 1 (Exh. A); Ord. 10-7-97-2 § 1. Code 1997 § 12-325-030-D.]
17.15.050 Emergency repairs.
Repealed by Ord. 15-23. [Amended during 2011 recodification; Ord. 8-17-99-1 § 1 (Exh. A); Ord. 2-3-98-1 § 1 (Exh. A). Code 1997 § 12-325-030-E.]
17.15.060 Order of making improvements.
Underground utilities, culinary and secondary water laterals and sewer laterals and fire hydrants shall be installed prior to surfacing the streets and installing road base. [Ord. 15-23 § 1 (Exh. A); Ord. 8-17-99-1 § 1 (Exh. A); Ord. 2-3-98-1 § 1 (Exh. A). Code 1997 § 12-325-030-F.]