21.6 PRELIMINARY MAP

The Preliminary Map shall comply with the following requirements: 21.6.1.    Preliminary Map Description. The following shall appear in a title block located in the lower right hand corner of the sheet: 21.6.1.1.    The proposed name of the subdivision. 21.6.1.2.    The location of the subdivision including the address and the section, township and range. 21.6.1.3.    The names and addresses of the owners or applicants if other than the owner. 21.6.1.4.    Date of preparation, north point, scale, contour interval, source and date of existing contours. 21.6.1.5.    Scale shall be of sufficient size to adequately describe in legible form all required conditions of this Ordinance. 21.6.1.6.    Sufficient legal description to define the boundary of the proposed subdivision. 21.6.1.7.    A minor subdivision (less than five lots) may be eligible for the streamlined approval process referenced in Section 21.7.1. if the following criteria are met: 21.6.1.7.1.    Town Staff has reviewed the application; 21.6.1.7.2.    A recommendation has been received by the Planning Commission and a Public Hearing is held; 21.6.1.7.3.    The applicant shall provide or guarantee a provision of improvements, such as curb, gutter and sidewalks, on existing streets as are normally required by the Leeds Construction and Design Standards and Specifications; 21.6.1.7.4.    The subdivision has been approved by the Town Council; 21.6.1.7.5.    The subdivision is not traversed by the mapped lines of a proposed street as shown in the General Plan, or in a Town Road Master Plan showing future collector and arterial streets and does not require the dedication of any land for street or other public purposes; 21.6.1.7.6.    If the subdivision is located in a zoned area, each lot in the subdivision meets the frontage, width and area requirements of the Land Use Ordinance or has been granted a variance from those requirements by the Board of Adjustment; 21.6.1.7.7.    If the lots front a fully improved public street serviced by necessary utilities; 21.6.1.7.8.    If this subdivision is not a continuation of a previous subdivision; 21.6.1.7.9.    If the map is completed by a licensed surveyor and shows the location of existing and required utilities; and 21.6.1.7.10.  If the map meets the Town of Leeds Title Block standards. 21.6.2.    Preliminary Plat Existing Conditions. The Preliminary Map shall show: 21.6.2.1.    The location of the nearest survey monument. 21.6.2.2.    The boundary of the proposed subdivision and the acreage included. A statement of present land use designation(s) as defined in the General Plan and the existing and proposed zoning of the property as shown on the zoning map. 21.6.2.3.    Where the submitted plat/map covers only a portion of the parcel owned by the applicant, the Preliminary Map shall include a sketch of the applicant’s remaining land.  The street system of the portion of the applicant’s parcel submitted for Preliminary Map approval shall 1) conform to the Leeds Master Road Plan and 2) contemplate expansion into the remaining portion of the applicant’s land not included for Preliminary Map approval. 21.6.2.4.    The location, pavement, and right-of-way width, grade and name of all existing streets within two hundred (200) feet on the subdivision and of all prior platted streets or other public ways,  utility rights-of-way, parks, and other public open spaces, permanent buildings, structures, houses, or permanent easements and sections and corporation lines, within and adjacent to the subdivision. 21.6.2.5.    Existing ditches, canal, natural drainage channels and open waterways and proposed realignments. 21.6.2.6.    The names and boundary lines of adjacent subdivisions and the names of owners of adjacent unplatted land. 21.6.2.7.    A vicinity map showing roads, adjoining subdivisions, cities, creeks, railroads and other data sufficient to locate the proposed subdivision and show the relation to the community. 21.6.2.8.    The location and outline of existing structures identified by type.  Structures to be removed shall be so marked. 21.6.2.9.    The widths, location and identity of all existing easements. 21.6.3.    Preliminary Plat Map. The Preliminary Map shall show the following information: 21.6.3.1.    The layout of streets, showing location, pavement, right-of-way width and dimensions of (designated by actual or proposed names and numbers) proposed streets, alleys and easements.  The location and radius of all curb returns and cul-de-sacs shall also be shown. 21.6.3.2.    The layout, number and typical dimensions of lots.  Multifamily projects shall demonstrate building footprints in addition to lot dimensions.    Each lot shall identify a “do not disturb” area upon which the natural vegetation shall remain undisturbed. 21.6.3.3.    Parcels of land or common areas intended to be dedicated or temporarily reserved for public use or set aside for use of property owners in the subdivision. 21.6.3.4.    Builder setback lines required by the Leeds Land Use Ordinances. 21.6.3.5.    Easements for water, sewers, drainage, utility lines and other purposes. 21.6.3.6.    Approximate radius of all center line curves on streets and angle of intersecting streets if the angle deviates from a right angle by more than two (2) degrees. 21.6.3.7.    Subdivision improvements outside of the boundary including right-of-way, existing topography, and proposed work. 21.6.3.8.    Proposed recreation sites, bike paths, trails and parks for private or public use, shall be identified. 21.6.3.9.    Existing topography of the proposed subdivision site at least one hundred(100) feet beyond its boundary, including but not limited to existing contours at one (1) foot intervals if the existing ground slope is less than fifteen percent (15%) and no less than five (5) foot intervals for existing ground slopes equal to greater than fifteen percent (15%).  Existing contours shall be represented by dashed lines or by screened lines.  A separate grading plan may be required to be submitted. 21.6.3.10.  If the applicant plans to develop the site in units or phases, the proposed units or phases and their proposed sequence of construction shall be shown. 21.6.3.11.  Upon the written request of the applicant, the Planning Commission may recommend to the Town Council to waive any of the above Preliminary Map content requirements if the Planning Commission determines that the type of subdivision does not justify compliance with these requirements, or if the Planning Commission determines that other circumstances justify a waiver for the Preliminary Map.  If a waiver is granted it applies only to the Preliminary Map and not the Final Map.  The Planning Commission or Town Council may require other drawings, data, or information as deemed necessary to review the request. 21.6.4.    Accompanying Data and Reports. The applicant may, at the Town’s sole discretion, be required to submit the following accompanying data and reports: 21.6.4.1.    Soils Report. 21.6.4.1.1.    In most cases a preliminary soils report will be required by the Town.  If a preliminary soils report is required, it shall be prepared by a Civil Engineer registered in Utah and based upon adequate test borings.  Percolation tests are required as part of the soils analysis.  When complete the report shall be presented to the Planning Commission and the Town Council with the Preliminary Map. 21.6.4.1.2.    If the Town has knowledge of, or the preliminary soils report indicates, the presence of critically expansive soils, liquefaction, or other soil problems which, if not corrected, would lead to structural defects, a soils investigation of each lot in the subdivision may be required by the Planning Commission or the Town Council.  This soils investigation shall be done by a civil engineer registered in Utah, who shall recommend the corrective action which will prevent structural damage to each structure proposed to be constructed in the area where the soil problems exist. 21.6.4.1.3.    The Planning Commission may recommend specific actions based upon recommendation(s) of the Town Engineer relative to the subdivision, or portion(s) thereof, where a soil problem exists if it determines that the recommended action will prevent structural damage to each structure to be constructed, and a condition to the issuance of any building permit shall require that the approved recommended action will be incorporated into the construction of each structure. 21.6.4.2.    Drainage Report. 21.6.4.2.1.    A tentative Drainage Plan or method by which the applicant proposes to handle storm water drainage for the subdivision including the proposed locations and sizes of storm water runoff retention basins. 21.6.4.2.2.    A drainage report must identify any washes or swampy areas including the approximate location of all areas subject to inundation of storm water overflow; the location, width, and direction of flow of each water course; and the flood zone designation as indicated on the Flood Insurance Rate Map(s) (Flood Hazard Boundary Maps) prepared by the U. S. Department of Housing and Urban Development. 21.6.4.3.    Title Report. A preliminary title report, acceptable to the Planning Commission, Town Council, and Town Attorney showing the legal owners at the time of filing the tentative map is required. 21.6.4.4.    Other Reports. Where necessary, copies of any agreements with adjacent property owners relevant to the proposed subdivision shall be presented to the Planning Commission and Town Council. 21.6.5.    Expiration of Preliminary Map Approval. Application for Final Map approval shall be made within twelve (12) months after approval of the Preliminary Map by the Town Council.  The time period may be extended for no more than an additional twelve (12) months if the applicant petitions for and the Town Council grants an extension prior to the expiration date.  Only one extension may be granted.  Failure to submit the Final Map within the allotted time period shall cause the previous approvals to be null and void.