6-1-130 Large Subdivision Preliminary Plat

A. Preliminary Plat – Purpose. The purpose of the preliminary plat is to require formal preliminary approval of a subdivision as provided herein in order to minimize changes and revisions which might otherwise be necessary on the final plat. The preliminary plat and all information and procedures relating thereto, shall in all respects, be in compliance with the provisions of this Code and any other applicable County Ordinances. B. Application and Fees. The subdivider of a subdivision shall file an application for preliminary plat approval with the County Community Development Department on a form prescribed by the County, together with an electronic pdf of the preliminary plat and an electronic pdf of all other information submitted, along with the Bear River Health Department Feasibility Letter, and Will-Serve Letter for Power, Gas, and Water (water will-serve letter shall contain the project name, address of project, and number of lots of project) – this constitutes a complete application. After a complete application has been submitted, the subdivider shall pay an application fee as provided in the Fee Schedule. a. No later than 15 business days after the day on which an applicant submits a complete application and pays the required fees, the County shall complete a review of the applicant’s preliminary subdivision land use application for a residential subdivision. b. In reviewing the preliminary subdivision land use application, the County may require: a. Additional information relating to an applicant’s plans to ensure compliance with the County’s ordinances and approved standards and specifications for construction of improvements; and b. Modifications to plans that do not meet current ordinances, applicable standards or specifications, or do not contain complete information. c. The County’s request for additional information or modifications to plans under subsection (B)(2)(a) or (b) shall be specified and include citations to all County ordinances, standards, or specifications that require the 6-1- 14 modifications to plans, and shall be logged in an index of requested modifications or additions. C. Plat Preparation and Required Information. The applicant shall submit a preliminary plan to the Zoning Administrator. One (1) 24” X 36”pdf file shall be submitted along with a pdf of any other documents, forms, studies and supporting plans. All required fees shall be paid and all documentation shall be submitted at least twenty (20) business days (i.e., the third Friday of each calendar month) prior to the Planning Commission meeting and at any time for an administrative review for a small subdivision. The following information is required: 1. The proposed name of the subdivision. 2. The plat shall show the location of the subdivision as its forms part of a larger tract or parcel. The submittal shall include a sketch of the prospective future street system of the unplatted portion of the property, and the street system of the part submitted shall be considered in light of adjustments and connections with the future street system of the surrounding area and to maintain the current grid system. 3. A vicinity map of the proposed subdivision, drawn at a scale of 500 feet to the inch, showing all lots and streets in the project, and all abutting streets, with names of the streets. 4. The names and addresses of the subdivider, the engineer or surveyor of the subdivision, and the owners of the land immediately adjoining the land to be subdivided. 5. A contour map at intervals of no more than 2 feet, showing all unusual topographic features, such as depressions, hills, wetlands, floodplain, drainages, springs, rock outcroppings, slopes over 20%, etc., with verification by a qualified engineer or land surveyor. 6. Certification of the accuracy of the preliminary plat of the subdivision and any traverse to permanent survey monuments by a land surveyor, registered to practice in the State of Utah. 7. The boundary lines of the tract to be subdivided, with all dimensions shown. 8. Existing sanitary sewers, septic tanks, storm drains, subdrains, culinary and secondary water supply mains and culverts and other utilities within the tract or within 100 feet thereof. 9. The location, widths, and other dimensions of proposed streets, alleys, easements, parks, and other open spaces and lots with the size of each lot in square footage and proper labeling of spaces to be dedicated to the public. 10. The location, principal dimension, and names of all existing or recorded streets, alleys, and easements, both within the proposed subdivision and within 100 feet of the boundary thereof, showing whether recorded or 6-1- 15 claimed by usage; the location and dimensions to the nearest existing benchmark or monument, and section line; the location and principal dimensions of all water courses, public utilities, and other important features and existing structures within the land adjacent to the tract to be subdivided, including railroads, power lines, and exceptional topography. 11. The location of existing bridges, railroad crossings, culverts, surface or subsurface drainage ways, utilities, buildings or other structures, pumping stations, appurtenances, or wetlands within the subdivision or within 200 feet thereof, and all known wells or springs (consult Utah State Engineer's Office), and location of the 100-year floodplain as determined by the Federal Emergency Management Agency (FEMA). 12. Proposed off-site and on-site culinary and secondary water facilities, sanitary sewers, storm drainage facilities, and fire hydrants. 13. A tentative plan by which the subdivider proposes to handle storm water drainage for a ten (10) year storm event, as determined by the County Engineer. 14. Each sheet of the set shall contain the name of the project, scale (not less than 100 feet to the inch), sheet number, and north arrow. 15. Boundary lines of adjacent tracts of unsubdivided land within 100 feet of the tract proposed for subdivision, showing ownership and property monuments. The Community Development staff may ask for a tentative plan for providing street lighting in the subdivision in districts where street lighting is required. Plans showing any required landscaping and/or park strip tree planting shall also be submitted, subject to staff approval. 16. If the site requires substantial cutting, clearing, grading, or other earthmoving operations in the construction of improvements, the application shall include a soil erosion and sedimentation control plan prepared by a registered civil engineer. This is known as the Storm Water Pollution Prevention Plan 17. Verification as to the accuracy of the plat by the owner. The subdivider shall provide with the application the following documents: a. Copies of any agreements with adjacent property owners relevant to the proposed subdivision (i.e. quick claim deeds, ingress/egress deeds). b. A comprehensive geotechnical and soils report prepared by a qualified engineer shall be submitted based upon the Box Elder County Public Works Standards. i. In cases of small subdivisions, a letter from the design engineer, stamped and signed, certifying the road design against structural deficiencies may be substituted for the geotechnical report and submitted for review and acceptance by the County Engineer/Surveyor. 6-1- 16 c. A copy of a preliminary title report evidencing satisfactory proof of ownership. d. A letter(s) providing satisfactory evidence that all utilities and services will be available for the subdivision and that the utilities and easements therefore have been reviewed by the utilities. e. A traffic study prepared by a qualified traffic engineer when required by the County Engineer. f. Water pressure report which includes hydraulic calculations for fire hydrant systems and fire hydrants for fire suppression. g. The subdivider shall comply with all other applicable federal, state and local laws and regulations and shall provide evidence of such compliance if requested by the County. h. Copy of proposed protective covenants in all cases where sub-surface drains are to be located within the subdivision. 18. Subdivider shall work with the United States Postal Service for location and type of mailbox(s). The location(s) shall be shown on the preliminary plat and on the final plat. D. Review and Approval by the Planning Commission. 1. The Planning Commission shall review the submitted preliminary plat in an advertised public meeting and determine compliance with the standards and criteria set forth in this Subdivision Ordinance and all other ordinances of Box Elder County, including, but not limited to, the Box Elder Land Use Development & Management Code, and applicable building codes. The Planning Commission may: approve, approve subject to modification, terminate for processing until such time that the application can meet the written standards, or disapprove, if the application cannot meet the written standards of the County ordinances and shall make findings specifying any inadequacy in the application, non-compliance with County standards and regulations, and the need for any additional information which may assist the Planning Commission to evaluate the preliminary plat. The Planning Commission may review all relevant information pertaining to the proposed development including but not limited to the following: fire protection; sufficient supply of culinary and secondary water to the proposed subdivision; sewer service or septic tanks; traffic considerations; winter maintenance (snow removal); potential for flooding; coordination issues with the school district, etc. The subdivider shall be notified in writing of the action taken by and the findings of the Planning Commission regarding the submitted preliminary plat. 6-1- 17 2. If the Planning Commission denies preliminary plat approval due to the inability of the application to meet County standards, no further review of the proposed subdivision shall be made by the Planning Commission, and a new complete preliminary application and plat, including all fees, shall be required to re-initiate the subdivision process. 3. Granting of a preliminary plat approval by the Planning Commission shall not constitute a final acceptance of the subdivision by the County nor shall approval of the preliminary plat relieve the subdivider of the responsibility to comply with all required conditions and ordinances, and to provide the improvements and easements necessary to meet all County standards and requirements. A preliminary plat approval allows the applicant, after any necessary revisions, to move toward a final plat with the Development Review Committee. E. Expiration of Preliminary Plan Approval. 1. Once preliminary plat approval has been granted, the subdivider may apply for final plat approval. If the final plat has not been recorded within two (2) years of the date of the preliminary plat approval by the Planning Commission, the preliminary plat must again be submitted to the Planning Commission for review and approval. 2. In those cases where a subdivision is proposed to be developed in phases, preliminary plat approval for the remaining portions of the subdivision shall not be voided if a final plat for the first phase is approved and recorded within two (2) years of the date of preliminary plat approval.