6-1-240 General Requirements for All Subdivisions

A. Subdivision Layout. 1. The subdivision layout shall conform to the requirements found in the Box Elder County Land Use Management & Development Code. 2. Where trees, groves, natural drainage course, scenic points, historic spots or other County assets and landmarks, as determined by staff and/or the Planning Commission, are located within a proposed subdivision, after identification (location, extent, type) and assessment of potential preservation options through alternative subdivision designs, final subdivision design shall reflect the alternative determined to have the least impact on the features suggested for preservation and the subdivision design. 3. 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 Code, unless the general layout of the vicinity, line of ownership, topographical 6-1- 26 conditions or locations of arterial streets or freeways justify or make necessary a variation from this requirement. The minimum width of a block shall not be less than 250 feet measured from center line of street to center line of street. 4. The maximum length of blocks shall be reasonable as approved by the County Engineer, and shall be limited to a distance not more than 1320 feet and not less than 330 feet and shall be designed to provide for convenient access and circulation for pedestrians, motor vehicles, and emergency vehicles. 5. Where blocks exceed 660 feet in length, pedestrian right-of-way of not less than 10 feet in width may be required by the County Engineer or Zoning Administrator through blocks where needed for adequate pedestrian circulation. Walk improvements (paving) of not less than five (5) feet in width shall be placed within the right-of-way, when required by the County Engineer or Zoning Administrator. 6. Subdivisions shall consider the future alignment of adjacent streets and the potential for street connections to assure walkability, major road continuity and vehicular circulation. 7. Any access with more than thirty (30) lots shall have two full and complete accesses meeting County (if it is a County road) or UDOT roads standards (if it is a UDOT road). 8. Lot access shall be along any new internal roads (if feasible). In no case shall any new lot access onto an arterial or collector road unless that is the only option. 9. Any restricted lot(s) within a subdivision shall have a note clarifying the restriction on the subdivision plat. B. Lots. 1. All lots shall conform to area requirements of any existing zoning regulations. Where no zoning regulations are in effect, density standards or minimum lot size requirements may be specified by the Bear River Health Department for septic or well considerations. 2. All subdivisions shall 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 impractical due to size, shape, steepness of terrain, location of watercourses, problems of sewerage, driveway grades, or other physical conditions. 3. All lots or parcels created by the subdivision shall have frontage on a private or dedicated street, improved to standards hereinafter required, equal to at least 50% of the streets’ minimum required width except for a flag lot which 6-1- 27 shall have a minimum frontage as specified in the Box Elder Land Use Development & Management Code. Land designated 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. 4. Any proposed drainage basin for a subdivision shall be on its own parcel within the subdivision and dedicated to Box Elder County, unless the land being subdivided is within a special service district established to manage storm water, then the parcel shall be dedicated to the special service district. The parcel for the drainage basin does not need to meet zoning regulations. 5. The side lot lines of all lots, so far as possible, shall be at right angles to the street which the lots face, or approximately radial to the center of curves, if such street is curved. Side lines of lots shall be approximately radial to the center of a cul-de-sac on which the lots face. The County Engineer may recommend to the Development Review Committee alternatives due to geologic or geographic issues of the land to this requirement. Upon a showing of good cause, the Development Review Committee may allow reasonable alternatives to this requirement. 6. A lot should not be divided by a County limit line. Each such boundary line should be made a lot line. 7. 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 County Commission or staff. C. Flag Lots 1. All flag lots shall be reviewed, and if needed, modified to meet the provisions of this Code and approved by the Zoning Administrator or through the subdivision process. The flag lot shall be granted approval only if: a. The staff of the flag lot has a minimum width of thirty (30) feet. b. The staff of the flag lot has a maximum length of two hundred fifty (250) feet; c. The flag lot, exclusive of the staff portion meets all the zoning requirements of a lot in the area in which it is located; or be a minimum of ½ acre in lot size, whichever is greater. d. The applicant for a flag lot has prepared a plan showing the location of fire hydrants to serve the flag lot and that plan has been approved by the Fire Marshall. 6-1- 28 2. Flag lots shall be approved only in subdivisions containing four (4) lots or fewer. 3. The staff portion of a flag lot shall be used only for ingress/egress and utilities. The staff portion shall be improved to a private road standard as found in the Box Elder County Public Works Standards. The stem shall not be used for any lot area calculations. 4. All improvements to the flag lot, including installation of the hard surface and fire hydrants, shall be performed at the applicant’s expense. No certificate of occupancy shall be issued for the proposed flag lot until the improvements are fully installed. D. Streets and Related Improvements. 1. Subdividers shall locate streets within the subdivision so that the streets connect with existing streets. If the adjoining land is zoned for residential use, streets shall be located so that the adjacent land may be most efficiently subdivided such that streets provide connections that reduce driving and walking distances throughout the County. 2. All streets shall conform to the width and general alignment as designated by the County Engineer in consultation with the County Roads Supervisor and the Community Development Department. 3. When required by the County Engineer in consultation with the County Roads Supervisor, curbs, gutters, and sidewalks shall be installed on existing and proposed streets by the subdivider and shall meet the American’s with Disability Act (ADA) requirements for wheelchair accessibility. Any sidewalk installed shall be a minimum 5 ft. in width. 4. Dedication of half streets is prohibited without the associated improvements. 5. Local streets shall approach an arterial or collector street at an angle of at least 85 degrees. 6. Minimum right-of-way widths for streets are found in the Box Elder County Public Works Standards. 7. Maximum cul-de-sac length shall be 660 ft. Other cul-de-sac regulations are found in the Box Elder County Public Works Standards. 8. Where a street is designed to remain only temporarily as a dead-end street, a satisfactory temporary turn-around area and recordable easement shall be provided at the end thereof to remain and be available for public use so long as the dead end exists. The County staff may require improvements to be installed in temporary turn-around areas. 6-1- 29 9. To ensure conformity, the developer shall furnish and install all required County street signs which meet the County sign specifications and State street standards. 10. Permanent monuments shall be furnished, accurately established, and set by the subdivider's surveyor at such points as are necessary to definitely establish all lines of the plat except those defining individual lots. E. Street Grades. The street grades shall be designed as follows: 1. For all streets, a maximum grade of 10%, sustained grade shall be limited to 7%. Sustained grades are defined as more than 500 feet in length. Approaching street intersections shall have a vertical alignment such that the grade does not exceed 3% for a minimum distance of 100 feet each way from the right-of-way line of the intersecting streets. For cul-de-sacs progressing toward turnaround shall be limited to a maximum grade of 6% and have adequate easement for drainage. All cul-de-sacs shall terminate with a grade not to exceed 3% for the last 100 feet of traveled surface. 2. Minimum grades for all streets shall be 0.5%. 3. All horizontal and vertical curves shall be designed following AASHTO Standards using roadway classifications and design speeds. 4. Intersection with ADT’s of above 1000 shall have a vertical alignment such that the grade does not exceed 3% for a minimum distance of 175 feet. F. Utilities. 1. All utilities shall be provided through underground service, except where existing utilities are already in place. All underground utilities specified in this section shall be installed prior to the installation of road base, surfacing, curbs, gutters and sidewalks. Underground utilities shall be installed only after streets have been rough graded to a line and grade approved by the County Engineer. If underground utilities are not installed prior to street surfacing sleeves shall be required. 2. An approved culinary water supply, shall be available to each lot in the subdivision and shall be provided in conformance with the standards and rules and regulations of the County and requirements of the County Engineer. Where an approved public water supply is available, the County shall cause to be installed, at the subdivider's expense, water mains, valves, pressure reducing valves, and service laterals to each lot within the subdivision. 3. Fire hydrants shall be installed, tested and flushed, at the subdivider's expense, with all documentation submitted to the County Fire Marshall for review, at locations determined by the County Engineer and the County Fire 6-1- 30 Marshall. Hydrants located within the subdivision shall be charged with water and must be operable before a building permit may be issued. 4. Where a public sanitary sewer is available, the subdivider shall connect with a public sanitary sewer and provide sewer mains and extend laterals from the sewer main to each lot in the subdivision . 5. Utility easements shall be provided within the subdivision as required for public utility purposes. a. A ten-foot (10 ft.) public utility easement shall traverse the front of each lot. b. Where rear and side yard easements are required, a minimum of 10 feet shall be allocated as a public utility easement. Perimeter easements shall be not less than 10 feet in width. c. All easements shall be designed so as to provide efficient installation of utilities or street planting. Special guying easements at corners may be required if any utilities are to be overhead. Public utility installations shall be so located as to permit multiple installations within the easements. The developer shall establish final utility grades prior to utility installations. G. Sanitary Sewer Disposal – General Requirements. 1. Any development of any size is required to get a septic feasibility letter from the Bear River Health Department, unless the development is serviced by a sanitary sewer system; if served by a sanitary sewer system, a will-serve letter will need to be submitted from the sanitary sewer provider. 2. Packed Bed Media System type septic system can only be used for a one (1) lot subdivisions. If a packed bed media septic system is to be used as part of a proposed subdivision, a note shall be added to the plat stating which lots will be restricted to a packed bed media system. Septic tanks and/or sealed vaults may be approved only if approved in writing by the Bear River Health Department. H. Sanitary Sewer Mains, Laterals, and House Connections – Future. 1. No building permit shall be issued without a septic permit issued by the Bear River Health Department. 2. Any development of any size which will be on a sewer system is required to enter into a development agreement with Box Elder County. Where a current public sewer system exists, a connection is required for the development if it falls within 300' distance of said sewer system, if there is capacity. 6-1- 31 I. Water in Sufficient Quantity to be the obligation of the developer. 1. The procurement of water, whether by purchase of water rights, water shares, exchange, or service agreement, shall be the responsibility of the developer; and the water shall be provided for the use of the development in an amount sufficient as per the Fire Code, the Utah Division of Water Rights, and/or the Utah Division of Drinking Water. 2. Any subdivision using a well for culinary water must have the well water tested and meet the requirements of this Code before the subdivision can be recorded. 3. Private well(s) for personal use are limited to one (1) lot subdivisions. One (1) well may be shared for up to a 3 lot subdivision if the lots are not within the service area of an existing water provider. J. Culinary Water System. 1. Culinary water shall be provided by a public culinary water company if a water company has water lines within 1000 feet of the lot and the water company is willing to provide water. a. Proof of contacting the closest water company shall be provided that shall indicate the water company will provide water to the proposed development lots, OR b. The water company will not provide water to the proposed development lots and the reason why. 2. If a culinary water company will not provide water to the building site(s), then private wells, in accordance with 6-1-240(I)(3) may be utilized to provide drinking water according to the following provisions: a. The proposed well shall have a bacteriological and nitrate test done by the Bear River Health Department. Both of the tests will need to show that the water meets the Utah Division of Drinking Water’s standards for drinking water. All costs for testing shall be covered by the developer. 3. The culinary water delivery system shall extend to the property line of every lot and shall be capable of delivering the flows and pressures as required. K. Water Conveyance Facilities. 1. Ditches, Canals, and similar features. a. Purpose. The purpose of this section is to regulate the treatment of existing water conveyance facilities– including ditches, canals, and similar features–within subdivision developments in Box Elder County. 6-1- 32 These regulations aim to protect property, promote public safety, and ensure coordination between developers and owners of such facilities. b. Applicability. This ordinance applies to all subdivision developments within the unincorporated areas of Box Elder County that intersect with or are adjacent to any open or piped water conveyance facility, including, ditches, canals, and similar features, regardless of ownership. c. Piping Requirement. All open ditches, canals, or other water conveyance facilities located within the boundaries of a proposed subdivision or adjacent within 30 feet of the centerline of the ditch to the subdivision boundary shall be piped by the developer in accordance with 73-1-15.5 of the Utah State Code. The pipeline shall include features to continue serving its intended use (example: Pipe & Risers, Drainage Inlets, Control Structures, etc.). 6-1-240(K)(3) shall not apply to ditches with a capacity that exceeds 25 cfs so long as: 1) The applicant does not install fences, structures, deep-rooted vegetation, or permanent infrastructure within the easement of the canal. 2) If the easement is prescriptive in nature, the applicant records that easement in conformity with 57-13a of the Utah State Code or grants an easement of the same size to the conveyance facility owner. 3) Complies with the remaining provisions outlined in 73-1-15.5 of the Utah State Code. d. Owner Declination Provision for Water Conveyance Facilities. If the owner of a water conveyance facility does not consent to the facility being piped and the applicant does not wish to utilize their rights under 73-1-15.5 of the Utah Code, the requirement in Section 3 shall not apply, provided that: 1) The facility owner and the applicant submit a letter to the Box Elder County Community Development department. 2) The letter explicitly declines the piping of the facility adjacent to the proposed subdivision boundaries; and 3) The letter is received prior to, or concurrent with the submission of the preliminary plat. 4) The applicant does not install fences, structures, deep-rooted vegetation, or permanent infrastructure within the easement of the conveyance facility. 5) If the easement is prescriptive in nature, the applicant records that easement in conformity with 57-13a of the Utah State Code or grants an easement of the same size to the conveyance facility owner. 6-1- 33 e. Easements and Access. Easements for all existing or relocated water conveyance facilities shall be shown in compliance with Utah State Code 17-27a.603 or 10-9a-603. Landowner shall provide for unobstructed access across the entire width of the easement for the conveyance facility owner. Fences, structures, deep-rooted vegetation, or permanent infrastructure within the easement of the conveyance facility shall not be permitted. f. Enforcement. This section shall be administered and enforced by the Box Elder County Community Development Department. Noncompliance may result in withholding or revocation of subdivision approvals, permits, or certificates of occupancy. g. Severability. If any provision of this section is held invalid by a court of competent jurisdiction, the remainder of the ordinance shall remain in full force and effect. 2. Subsurface Drainage Facilities - Location, Mapping, Preservation, and Easements. a. Purpose. This subsection ensures that existing subsurface drainage facilities - such as agricultural tile drains, historical drainage systems, and other underground conveyance infrastructure - are identified, preserved, and properly documented during the subdivision process. These facilities are critical to land drainage, flood prevention, and agricultural sustainability. b. Applicability. This section applies to all subdivision developments within unincorporated areas of Box Elder County. Developers, engineers, contractors, and builders must comply with the provisions herein throughout the planning, approval, and construction phases. c. Requirements. 1) Inventory and Investigation. Developers must conduct a thorough investigation to identify existing subsurface drainage facilities within or adjacent to the proposed subdivision. Investigation methods shall include: a. Historical research (e.g., NRCS, Drainage Districts, IrrigationCompanies, Landowners). b. Physical inspection, field surveys, or soil probing where necessary. 2) Mapping. A Subsurface Drainage Facilities Map shall be submitted with the preliminary plat and include: a. Exact locations, dimensions, pipe materials, flow direction, and depth. b. Ownership or operating responsibility of each facility. 6-1- 34 c. Documentation by a licensed Utah Professional Engineer or Land Surveyor. 3) Preservation and Accommodation. Identified drainage facilities shall be preserved in place or rerouted in accordance with Utah State Code 73-1-15.5 d. Protection During Construction. Drainage facilities must be flagged, marked, and protected during site development. Any damage caused must be repaired or replaced at the developer’s expense. e. Easements and Access. Easements for all existing or relocated water conveyance facilities shall be shown in compliance with Utah State Code 17-27a.603 or 10-9a-603.on the final plat and granted in favor of the facility owner. Landowners shall provide for unobstructed access across the entire width of the easement for the conveyance facility owner. Fences, structures, deep-rooted vegetation, or permanent infrastructure within the easement of the conveyance facility shall not be permitted. If the easement is prescriptive in nature, the applicant records that easement in conformity with 57-13a of the Utah State Code or grants an easement of the same size to the conveyance facility owner. f. Enforcement. This section shall be administered and enforced by the Box Elder County Community Development Department. Noncompliance may result in withholding or revocation of subdivision approvals, permits, or certificates of occupancy. g. Severability. If any provision of this section is held invalid by a court of competent jurisdiction, the remainder of the ordinance shall remain in full force and effect. L. Storm Drainage and Flood Plains. 1. Complete drainage systems for the entire development area shall be designed by a professional engineer, licensed in the State of Utah and qualified to perform such work, and shall be shown graphically. All existing drainage features which are to be incorporated in the design shall be so identified. If the Final Plat is to be presented in phases, a general drainage plan for the entire area shall be presented with the first phase, and appropriate development milestones for the drainage system for each phase indicated. All drainage plans shall meet the adopted Box Elder County Public Works Standards (appendix A). 2. The drainage and flood plain systems shall be designed to: a. Permit the unimpeded flow of natural water courses. b. Ensure adequate drainage of all low points. 6-1- 35 c. Ensure applications of the following regulations regarding development in designated flood plains: 1) Construction of buildings shall not be permitted in a designated floodway with a return frequency more often than a 100-year storm. 2) Building construction may occur in that portion of the designated flood plain where the return frequency is between a 100-year and a maximum probable storm provided all usable floor space is constructed above the designated maximum probable flood level. 3) Where flow velocities in a flood plain are generally determined to be under 5 feet per second and maximum flood depth will not exceed 3 feet, such uses as cultivated agriculture, nurseries, parks and recreation facilities and accessory parking may be permitted. 4) Any use of land is prohibited where flooding would create a public health hazard or problem. This includes shallow wells, uncased deep wells, sanitary landfills, septic tank and on-lot sewage disposal systems, water treatment plants, and also sewage disposal systems not completely protected from inundation. 5) Any contemplated flood plain encroachment or channeling shall be thoroughly analyzed and its effect on stream flow determined before such encroachment is undertaken. Any construction, dumping, and filling operations in a designated floodway constitute an encroachment and must be approved by the Flood Plain Administrator before accomplishment. 6) No lot of one (1) acre or less in area shall be included within a 100- year flood plain. All lots more than 1 acre shall contain not less than 40,000 square feet of land which is at an elevation at least two (2) feet above the elevation of the 100-year recurrence interval flood, or, where such data is not available, five (5) feet above the elevation of the maximum flood record. 3. The drainage basin as a whole shall accommodate not only runoff from the development area but also, where applicable, the system shall be designed to accommodate the runoff from those areas adjacent to and upstream from the development itself, as well as its effects on lands downstream. 4. All proposed surface drainage structures shall be indicated on the plans. 5. All appropriate designs, details, and dimensions needed to clearly explain proposed construction materials and elevations shall be included in the drainage plans. 6. All necessary permits shall be obtained from applicable local, state, and federal agencies (i.e. State Engineer, US Army Corps of Engineers, EPA, State Division of Health, Flood Plain Development Permit, etc.) 6-1- 36 M. Orderly Development Required. Whenever the subdivider shall develop a subdivision, such development shall be in an orderly manner and in such a way that the required improvements will be continuous and available as necessary during construction activities within the subdivision and that all of the improvements will be made available for the full, effective, and practical use and enjoyment thereof by the purchaser, grantee, assignee, transferee, or lessee of any of the lands subdivided within the time herein provided or in phases specified. N. Building Permits Required. It shall be unlawful for any person to receive a building permit for a lot within a subdivision until water, sewer, storm drainage and all other required underground utilities located under the street surfaces within the subdivision are installed, inspected and approved by the County (or private utility with approval letter) for the entire subdivision, and all streets in the subdivision are rough graded and have had compacted road base put down. It shall be the responsibility of the subdivider to allow no human occupancy until all necessary utilities are installed and basic improvements are adequate to render the subdivision habitable which improvements shall include paved streets, road base or other acceptable hard surface approved by the County Engineer. It shall be unlawful for any subdivider to sell any portion of an approved subdivision until the prospective buyer or builder has been advised that occupancy will not be permitted until all required improvements and building code requirements are completed. A model home may be considered, by the Zoning Administrator, if it is located adjacent to an existing improved roadway. All buildings will be subject to the International Building Code and require inspections as per that Code. O. Preconstruction Meetings. Prior to excavating or starting of the work, the subdivider shall call the County to meet together for a preconstruction meeting. The developer shall have their contractor present at this meeting. This meeting will be in conformance with Section 4.02 of the Box Elder County Public Works Standards. P. Acceptance of Improvements. 1. Conditional Acceptance . After the completion of all improvements and upon receiving a written statement from the County Engineer that all required improvements have been satisfactorily completed, the County shall conditionally accept the improvements for a one (1) year guarantee period. 6-1- 37 Such approval shall not be given until the applicant's engineer has certified to the County, through submission of a detailed set of "as built" construction plans of the subdivision, indicating location, dimensions, materials and other information required by the County, that the layout of the line and grade of all improvements is in accordance with the construction plans filed with the final plat. One electronic copy of "as built" plans shall be submitted. A minimum of ten percent (10%) of the total principal amount plus the seal coat of the bond, escrow funds, or letter of credit, will be held during a one (1) year warranty period. 2. Guarantee Period. The developer shall warrant and guarantee all the improvements within the subdivision will remain in good condition for a period of one (1) year after the date of conditional acceptance by the County, and agrees to make all repairs to maintain the improvements during the guarantee period at no cost to the County. The guarantee shall extend to and include, but shall not be limited to, the entire street, sub-grade base and surface, all pipes, curbs, gutters, approaches, sidewalks, fences, and other accessories that are or may be affected by the construction operations. Whenever in the judgment of the County Engineer, said work shall be in need of repair, maintenance, or rebuilding, he/she shall cause a written notice to be served upon the developer and thereupon the developer shall undertake and complete such repairs, maintenance or rebuilding. The determination of the necessity for repairs and maintenance of the work rests with the County Engineer whose decision upon the matter shall be final and binding upon the developer. Upon the developer's failure to perform the required repair work within sixty (60) days from the date of service of such written notice, the County shall have such repairs made, and the cost of such repairs shall be paid for by use of the ten (10%) guarantee funds. Q. Review Cycle Process for Small Subdivision, Large Preliminary Subdivision, and Large Final Subdivision Applications. 1. A “Review Cycle” of a small, preliminary, or a final application shall consist of the applicant’s submission of a complete subdivision land use application, the county’s review of that subdivision land use application, the county’s response to that subdivision land use application in accordance with Section 6-1-130-C and 6-1-140-C, and the applicant’s reply to the county’s response that addresses each of the county’s required modifications or requests for additional information. 2. A Review Cycle shall be completed as outlined in Section 6-1-160, Section 6-1-170, and Section 6-1-190. If an applicant does not submit a revised plan within twenty (20) business days after the county requires a modification or 6-1- 38 requests additional information then the county shall have an additional twenty (20) business days to respond to the plans. 3. There shall be no more than a total of four (4) Review Cycles for any applicant whether such Review Cycles occur in the Small Subdivision Application, Large Preliminary Subdivision Application or Large Final Subdivision Application Process. 4. Subject to Subsection (4)(a), unless the change or correction is necessitated by the applicant’s adjustment to a plan set or an update to a phasing plan that adjusts the infrastructure needed for the specific development, a change or correction not addressed or referenced in the county’s plan review is waived. a. A modification or correction necessary to protect public health and safety or to enforce state or federal law may not be waived. 5. If an applicant makes a material change to a plan set, the County has the discretion to start the review process at the first review of the final application, but only with respect to the portion of the plan set that the material change substantially effects. 6. After the applicant has responded to the final review cycle, and the applicant has complied with each modification requested in the County’s previous Review Cycle, the County may not require additional revisions if the applicant has not materially changed the plan, other than changes that were in response to requested modifications or corrections. 7. In addition to revised plans, an applicant shall provide a written explanation in response to the County’s review comments, identifying and explaining the applicant’s revisions and reasons for declining to make revisions, if any. 8. The applicant’s written explanation shall be comprehensive and specific, including citations to applicable standards and ordinances for the design and an index of requested revisions or additions for each required correction. 9. If an applicant fails to address a review comment in the response, the Review Cycle is not complete and the subsequent Review Cycle by the County may not begin until all comments are addressed. R. Appeals After Final Review Cycle 1. If on the fourth or final review, the County fails to respond within twenty (20) business days, the County shall, upon request of the property owner, and within ten (10) business days after the day on which the request is received: a. For a dispute arising from the subdivision improvement plans, assemble an appeal panel in accordance with Utah Code 17-27a-507(5)(d) to review and approve or deny the final revised set of plans. Unless otherwise agreed by the applicant and the County, the panel shall consist of the following three experts: (i) one licensed engineer, designated by the County; (ii) one 6-1- 39 licensed engineer, designated by the land use applicant; and, (iii) one licensed engineer agreed upon and designated by the two designated engineers as appointed in subsections (i) and (ii) above. b. A member of the panel assembled by the County under Subsection (a) may not have an interest in the application that is the subject of the appeal. c. The land use applicant shall pay: (i) 50% of the cost of the panel; and (ii) the County’s published appeal fee. 2. For a dispute arising from the subdivision ordinance review, advise the applicant, in writing, of the deficiency in the application and of the right to appeal the determination to a designated appeal authority. S. Approval of the Final Subdivision Application 1. Approval shall not require planning commission or county commission approval. If a final subdivision application complies with the requirements of this section and applicable county ordinances, the County shall approve the final subdivision application. T. Protection Strips. Protection strips shall not be permitted under any circumstances, nor shall remnant parcels be permitted which may act as protection strips. U . Site Preparation Work Prohibited. No excavation, grading, installation of utilities, or other improvements, for a proposed subdivision, or subdivision phase, shall take place prior to final approval of the plat by the Development Review Committee.