Approval of a preliminary plat by the Planning Commission shall remain effective for a period of twelve (12) months. Thereafter, such approval shall expire unless a final plat for the proposed development has been submitted to the Planning Commission and approved, or a mutually agreed upon extension has been granted by the Planning Commission. In the event a final plat is submitted which covers only a portion of the area included in the approved preliminary plat, it must follow a development phasing plan, approved with the preliminary plat. The approval of the preliminary plat for the remainder of the area shall remain effective for a period of three (3) years, with possible approval of a one year extension, after City Council approval of said final plat. All final plats within the area of the approved preliminary plat must be submitted for approval within this period. If not, a new preliminary plat must be submitted for Planning Commission approval. The Planning Commission shall consider the application for preliminary plat approval at its next regular meeting following a twenty five (25) day review, processing and public notice period. This period shall be measured from the date on which the complete preliminary plat application is received by the Community Development Director. At a regular Planning Commission meeting on the second and fourth Thursday of the month, the Planning Commission shall act on the application for preliminary plat approval, or may postpone action to allow the developer time to provide material or additional information needed by the Planning Commission to determine appropriate action. A preliminary plat shall consist of: (Ord. 2017-25, 5-16-2017)
A. Development Plan: A plan, on D-size sheets (24 inches by 36 inches), showing the proposed development layout drawn to a scale of one inch equals one hundred feet (1" = 100') or larger, which shall show:
1. The proposed name of the development.
2. The location of the development as part of a larger tract with a vicinity plan showing the relative location of the development to adjacent streets and geographic features.
3. The names and addresses of the subdivider, the engineer or surveyor of the development, and the owners of the land immediately adjoining the land to be subdivided.
4. Information sufficient to locate accurately the property shown on the plan, with reference to survey markers or monuments (i.e., legal description of property to be subdivided).
5. The boundary lines of the tract to be subdivided in heavy lines.
6. The location, width and other dimensions of all existing or planned streets, and other important features such as watercourses, exceptional topography and buildings within the tract.
7. Existing sanitary sewers, storm drains, water supply mains, irrigation ditches and other waterways, and easements within the tract and within one hundred feet (100') of the boundary of the proposed development.
8. The location, width and other dimensions of the proposed lots, streets, alleys, easements, parks, and other open spaces, with proper labeling of spaces to be dedicated to the public.
9. North point, scale and date.
B. Engineering Drawings: Preliminary engineering drawings, including typical cross sections and plans regarding the width and type of proposed pavement; location, size and type of proposed off site and on site water mains and sanitary sewers; drainage facilities and other proposed improvements, such as sidewalks, curbs and gutters, parks and fire hydrants.
C. Grading Plans: Preliminary grading plans showing existing grades with dashed line contours and proposed grading superimposed with solid line contours.
D. Drainage Plan: Preliminary drainage plan, in accordance with title 8, chapter 6 of this Code, by which the subdivider proposes to detain the stormwater runoff from a 10-year storm and meet Low Impact Development design requirements as described in title 8, chapter 6 and title 11, chapter 7 of this Code. The presence of stormwater which flows onto the subdivided area and ultimate disposal of the stormwater leaving the subdivided area must be considered. The subdivider is responsible for controlling storm runoff throughout all stages of construction of the development improvements. Facilities capable of conveying peak runoff from a 10-year storm to a point of on site or approved off site detention or retention is required. Detention or retention must be provided to limit the discharge into downstream drainage facilities to historical flows off of the property, as provided in title 8, chapter 6 of this Code. Written permission by the irrigation company board must be presented indicating the irrigation company's approval to discharge stormwater into any irrigation company owned ditch; or any ditch or other facility which discharges into an irrigation company owned ditch farther downstream. Stormwater inundation areas around any natural water courses in the vicinity for a 100-year storm must be identified. Construction of buildings shall not be permitted in these areas.
E. Vegetative Plan: For a development proposed in hillside areas, a vegetative plan shall also be submitted. The plan shall show the location of existing vegetation, the location of vegetation proposed to be removed, and a revegetation proposal.
F. Environmental Impact Assessment: Environmental impact assessment, prepared by a licensed professional engineer, or other person qualified by training or experience as determined by the Planning Commission, indicating or describing the measures that will be taken with respect to:
1. Control of erosion within the subdivided area.
2. Reseeding of cuts, fills and slopes.
3. Disposition of any geologic hazards or soil conditions that may cause injury to persons or damage to improvements which may be constructed on the development such as buildings, water, sewer lines and streets.
4. Prevention of fire and control of dust.
5. Prevention of the accumulation of weeds and debris.
6. Prevention of the destruction of beneficial vegetation.
7. Disposal of surface water and disposition of flood hazards.
8. Maintenance of existing surface and ground water drainage patterns.
G. Geotechnical Report: A geotechnical report of an original geotechnical investigation of the proposed subdivision site. The geotechnical report shall be certified by a licensed professional engineer. The geotechnical report shall include, with additions as deemed necessary by the City Engineer, the following information:
1. A plot plan showing the location of all test borings and excavations.
2. Descriptions and classifications of the materials encountered.
3. Elevation of the water table, if encountered.
4. Recommendations for pavement design.
5. Recommendations for foundation type and design criteria, including soil strength, bearing capacity, and provisions to mitigate the effects of expansive soils, liquefaction and adjacent loads.
6. Expected total and differential settlement. Upon completion of the earthwork and prior to placing any structures on the earthwork, the subdivider shall provide the City with a letter from a licensed professional engineer certifying that the recommendations set forth in the geotechnical report were carried out.
H. Ownership; Interest: Sufficient documentation to show the subdivider has a vested interest in the subject property or has the owner's permission to subdivide.
I. Ditches, Canals And Waterways: For all proposed developments through which an irrigation ditch, canal or other such waterway passes, the subdivider must obtain a letter of agreement, addressed to the Community Development Director, from the owner of said ditch, canal or waterway specifying any required improvements or possible relocation. All open ditches within or along the boundaries of a development must be piped, except for the channels provided for in the master stormwater management plan, wherein the channels are to remain in an open, nonpiped condition (subsection 8-6-5B of this Code). Notice of any water channels to remain open, pursuant to the master stormwater management plan, will be designated on the official plat map before being presented for recordation.
J. Utilities: A letter from each utility company involved, addressed to the Community Development Director, stating that they have reviewed the plan and are setting forth their comments concerning the extent of services and the design of utility easements.
K. State Roads: A letter from UDOT if the property abuts a State road. (Ord. 2000-23, 7-18-2000; amd. Ord. 2020-16, 7-21-2020)