7-13-705. STREETS.
(1) All Streets shall be designated and constructed with the appropriate Street classification requirements specified in the Transportation and Public Ways Ordinance. Additional Right-of-way and pavement widths may be required to accommodate bike lanes as shown on the West Valley City Bike Plan. The PUD Primary Street may only be used for Townhomes or Condominiums that are attached to the side of each other. The PUD Secondary Street may only be used to serve the backs of Townhomes or Condominiums that are attached to the side of each other where sidewalks are provided within common areas.
|
Minimum Requirements |
Freeway |
Major Arterial |
Minor Arterial |
Collector |
Minor Collector |
Minor Street |
PUD Primary Street |
PUD Secondary Street |
|---|---|---|---|---|---|---|---|---|
|
Right-of-way Width |
200+ ft. |
106 ft. |
80 ft. |
66 ft. |
60 ft. |
54 ft. |
44 ft. |
34 ft. |
|
Pavement |
175+ ft. |
81 ft. |
55 ft. |
41 ft. |
35 ft. |
29 ft. |
29 ft. |
29 ft. |
(2) Where the potential impacts on the existing Street systems are considered to be great, or in the case of unique circumstances concerning access, topography or Street layout, a Transportation Planning/Engineering Study may be required.
(3) The following principles shall govern Street names in a Subdivision:
a. Each Street which is a continuation of, or an approximate continuation of, any existing dedicated Street shall be given the name of such existing Street. When any Street forms a portion of a proposed Street previously ordered by the City Council to be surveyed, opened, widened or improved, the Street shall be given the name established in said Council order.
b. The names of newly created Streets of a noncontinuous or noncontiguous nature shall not duplicate or nearly duplicate the name of any Streets in the City or in the incorporated or unincorporated areas of Salt Lake County.
c. The words “Street,” “Avenue,” “Boulevard,” “Place,” “Way,” “Court,” or other designation of any Street shall be spelled out in full on the plat and shall be subject to approval by the Planning Commission. Any Street name incorporating one of the terms used above shall conform to the definition of that term as specified in the Transportation and Public Ways Ordinance. Any named Street shall also have the proper south or west coordinate as approved by the Public Works Department.
(4) Street patterns in the Subdivision shall be in conformity with the plan for the most advantageous Development of adjoining areas and the entire neighborhood or district. The following principles shall be observed:
a. Where appropriate to the design and terrain, proposed Streets shall be continuous and in alignment with existing planned or platted Streets with which they are to connect.
b. Proposed Streets shall be extended to the boundary lines of the land to be subdivided, unless prevented by topography or other physical conditions, or unless, in the opinion of the Planning Commission, such extension is not desirable for the coordination of the Subdivision with the existing layout or the most advantageous future Development of adjacent tracts.
c. Dead-end Streets, intended as access to future Development parcels, shall be a maximum of one Lot depth in length. With Planning Commission approval, any dead-end Streets longer than one Lot depth shall have a minimum of a 40-foot radius temporary turnaround area with an all-weather surface and shall not exceed West Valley City engineering standards as established by the Public Works Department; provided, however, that the Street length shall be acceptable to the Planning Commission. Any Street exceeding West Valley City engineering standards for single-access Street length shall have at least two points of independent access.
d. Whenever a dead-end Street is terminated at the boundary of property to be subdivided, the Street shall be extended and incorporated into the design of the Subdivision, unless the City shall determine that:
i. Extension of the dead-end Street is not necessary for either the harmonious flow of traffic in the neighborhood and district, or to adequately provide water and sewer services, and storm drainage.
ii. If it is determined that extension of the road is not necessary, the road shall be terminated with a Cul-de-sac as approved by the Public Works Department.
e. Proposed Streets shall intersect one another as nearly at right angles as topography and other limiting factors of good design permit. “T” intersections rather than “cross” intersections shall be used wherever possible for local Streets.
f. Excessively long and straight connecting local residential Streets, conducive to high speed traffic, shall be prohibited according to the Planning Commission’s judgment.
g. Cul-de-sacs shall not exceed West Valley City engineering standards as established by the Public Works Department; provided, however, that the Cul-de-sac length shall be acceptable to the Planning Commission. Cul-de-sacs are discouraged except where no other Development options exist. Driveways, mailboxes, fire hydrants, or any other obstruction at the terminal of a Cul-de-sac shall be designed in such a way as to provide an area for the piling of snow.
(5) Subdivisions adjacent to Arterials and Freeways shall be designed as specified in the Major Street Plan and as determined by the Planning Commission. The following principles and standards shall be observed:
a. Street design shall have the purpose of making adjacent Lots, if for residential Use, desirable for such Use by cushioning the impact of heavy traffic and of minimizing the interference with traffic on Arterials. The number of intersecting Streets and driveways along Arterials shall be held to a minimum.
b. Design of Lots abutting Arterial Streets shall conform to one of the following alternatives as determined by the Planning Commission:
i. Lots may be platted on a semicircular bulb extending from the Arterial toward the Subdivision. The bulb shall be designed to accommodate one-way traffic with counter-clockwise circulation. Lots so platted shall conform to the design standards for Cul-de-sac Lots within the zone where the Subdivision is located, except that the minimum depth of such Lots shall be 110 feet.
ii. Lots shall be platted along a Frontage Street which is separated from the Arterial Street by at least 10 feet of permanent Landscaping, subject to approval by the Planning Commission. Frontage roads shall enter Arterials by means of intersections, designed with turning and stacking capacity adequate for the traffic volume as estimated by the Planning Commission.
iii. Double Frontage Lots shall be platted with a minimum depth of 120 feet. The minimum width of such Lots shall be consistent with that required of the zone. Access shall not be allowed from double Frontage Lots directly onto Arterial Streets. In cases where homes are sited on double Frontage Lots with the Rear Yard adjacent to the Arterial, a wall meeting one of the following standards shall be constructed abutting the Sidewalk:
1. A six-foot-high solid decorative concrete or masonry wall; or
2. Other wall designs, as proposed by the developer, may be considered by the Planning Commission.
The type of wall shall be determined by the Planning Commission during the Preliminary Plat approval process, and the type of wall required shall be a condition of Preliminary Plat approval. Once the wall is installed by the developer and approved by the City in accordance with Subdivision requirements, the entire wall shall be maintained by the property Owner for that portion affecting their Lot. For private Developments, the Homeowner’s Association shall be responsible for maintenance of the wall. Walls adjacent to I-215, Mountain View Corridor, and Bangerter Highway are excluded from this provision. The wall shall be consistent throughout the Subdivision. On double Frontage Lots with walls in the Rear Yard, two trees shall be planted spaced 30 feet on center. The trees shall be placed such that when mature, the Canopy will overhang the wall. A minimum of five feet of Landscaping shall be installed between the wall and the Sidewalk and shall be maintained by the Homeowner’s Association.
iv. Lots may be platted on Cul-de-sacs extending toward an Arterial from a minor collector within the Subdivision. When such Lots are platted on Cul-de-sacs, the standards listed in subsection (5)(b)(ii) above shall apply.
v. At the Planning Commission’s discretion, and in instances where the Planning Commission shall find that a masonry wall is unnecessary to mitigate noise, traffic, aesthetic, and/or public safety or other concerns, a solid visual barrier of materials other than masonry may be permitted on double Frontage Lots.
vi. On Lots with available access only onto an Arterial, a circular drive or some other type of vehicular maneuvering area shall be provided to enable vehicles to enter traffic moving forward rather than backing. The minimum depth of such Lots shall be 120 feet and the minimum width shall be 85 feet.
vii. When a design for a residential Subdivision creates Lots adjacent to an existing or proposed state Freeway, expressway, or highway in areas where high noise levels can be expected, a noise barrier meeting Utah Department of Transportation standards for noise attenuation is required.
c. When any Lot borders an Arterial, the Subdivider may be required to execute and deliver to the City an instrument, deemed sufficient by the City Attorney’s Office, prohibiting the right of ingress and egress from the Arterial to the Lot, and a legal document sufficient to guarantee maintenance of Landscaping. The Subdivider shall also be required to install such paving as necessary to construct the Arterial or to bring the Arterial up to standard width and shall install curb, gutter and Sidewalk along the Arterial. However, the City may waive the requirement to install Sidewalk, if it finds it unnecessary.