26.4 APPROVAL PROCEDURES

26.4.1. TOWN STAFF REVIEW AND APPROVAL. 26.4.1.1. Submittal. Applicant shall submit to Town Staff: (1) The Site Development Plan Application (3.3.1. above), (2) The required fees (3.3.1. above), and (3) A complete Site Analysis (3.3.2.1 through 3.3.2.5 above) (on a minimum of 22” x 34” paper and electronic .pdf versions for each component of the Site Analysis). 26.4.1.2. Town Staff Review. Town Staff shall: (1) Determine the completeness of the submitted Site Development Plan Application and Site Analysis and whether it conforms to the Leeds Land Use Ordinance; (2) Identify potential challenges of the development of the subject property as proposed in the Site Analysis; (3) If necessary, Town Staff shall request a meeting with the applicant to discuss the Site Analysis. (4) Place the Site Analysis plan item on the next Planning Commission review agenda and report findings and/or recommendations to the Planning Commission to consider during its review process. 26.4.1.3. Effect of Town Staff Approval. Submittal, review, and initial approval of required components of a Site Analysis by Town Staff shall not create any vested rights to development as submitted by the applicant. 26.4.2. PLANNING COMMISSION REVIEW AND TOWN COUNCIL APPROVAL. 26.4.2.1. Planning Commission Review. The Planning Commission shall review the Site Analysis for compliance with the Leeds Land Use Ordinance, General Plan, Town Staff’s recommendations and reports, and the Standards for approval outlined in this Chapter. 26.4.2.2. Public Hearing. The Planning Commission shall schedule a public hearing to hear discussion on the proposed development and Site Analysis for any commercial or multi-family project which involves new construction of a building of 10,000 sq. feet or more. 26.4.2.3. Town Council Approval. After the public hearing, the Planning Commission shall make a recommendation to Town Council at its next scheduled meeting, shall either approve, approve with conditions, or deny, the Site Development Plan Application and Site Analysis pursuant to the standards set forth in Sections 3.3.1. and 3.3.2. of this Chapter. Any conditions of approval shall be limited to conditions needed to modify the Site Analysis and site development plan so as to conform to approval standards set forth in the Leeds Land Use Ordinance and the standards set forth in this Chapter. 26.4.2.4. Nonconformance to Standards. If the Town Council finds the proposed Site Analysis component of the site development plan fails to conform to the standards referenced in this Chapter, the Town Council shall direct the applicant to redesign the project with specific direction regarding the nonconforming elements of the project. The applicant will revise the Site Analysis based on the Town Council’s direction and submit the revised Site Analysis to Town Staff. Town Staff shall review the revised Site Analysis for completeness with the nonconforming elements outlined by the Town Council, and schedule the item for the next available Town Council meeting for re-review and approval. This process will be repeated until the proposed Site Analysis component of the site development plan conforms to applicable standards. 26.4.2.5. Effect of Town Council Approval. A conditional approval of a Site Analysis by the Town Council is not considered approval and shall not create any vested rights to development. Review and approval of a Site Analysis component of a site development plan by the Town Council also shall not create any vested rights to development until such time as the Joint Utility Committee signs off on a complete set of engineered Construction Drawings (the final approval phase of the site development plan process). 26.4.3. JOINT UTILITY COMMITTEE REVIEW AND APPROVAL. 26.4.3.1. Submittal of Construction Documents. Upon approval of the Site Analysis by the Town Council, the applicant shall submit to Town Staff eight (8) sets of complete construction drawings and one (1) electronic version in .pdf format prepared by a licensed engineer for all onsite and required offsite improvements in accordance with the following: 26.4.3.1.1. Leeds Design and Construction Standards and Specifications; including but not limited to: 26.4.3.1.1.1. Engineering data shall show the proposed finished grade of each parcel, the preliminary design of all grading, numeric estimate of grading activity relating to excavation and fill, the elevation of proposed building pads, the top and the toe of cut and fill slopes to scale, the number of each parcel, the elevation of adjacent parcels; and an erosion control plan. 26.4.3.1.1.2. The location and size of proposed and existing wells, septic tanks, sanitary sewers, fire hydrants, water mains, and proposed storm drains including orifice plates, existing active or abandoned storm drains, and of all reservoirs within the tract and to a distance of at least four hundred (400) feet beyond the site boundaries. Proposed slopes and approximate elevations of sanitary sewers and storm drains shall be indicated. All water and wastewater disposal systems are required to have project feasibility approval from the Utah Department of Environmental Quality Division of Drinking Water prior to submittal. Final approvals are subject to the Planning Commission, the Town Engineer and Town Council. 26.4.3.1.1.3. All street grades shall be noted on the construction drawings. 26.4.3.1.2. Town of Leeds waste water construction standards; 26.4.3.1.3. Electric power provider’s standards and specifications; 26.4.3.1.4. Applicable fire code in consultation with the Leeds Area Special Service District; 26.4.3.1.5. Natural gas provider’s and telecommunication providers’ standards and specifications, if applicable. 26.4.3.1.6. Culinary water authority design and construction standards and specifications. 26.4.3.1.7. Irrigation water authority design and construction standards and specifications. 26.4.3.1.8. Specific geotechnical and drainage recommendations established by the soils report, if required. 26.4.3.1.9. Construction drawings shall be a minimum of twenty-two inches by thirty-four inches (a minimum of 22” x 34”) and must contain a signature block for all Joint Utility Committee members, including: 26.4.3.1.9.1. Town Engineer 26.4.3.1.9.2. Town Public Works Director 26.4.3.1.9.3. Culinary Water Authority 26.4.3.1.9.4. Irrigation Water Authority 26.4.3.1.9.5. Leeds Area Special Service District 26.4.3.1.9.6. Sewer Authority 26.4.3.1.9.7. Electric Power Provider 26.4.3.1.9.8. Natural Gas Provider 26.4.3.1.9.9. Telecommunications Provider(s) 26.4.3.2. Joint Utility Committee Agenda and Meeting. 26.4.3.2.1. Town Staff will review and determine if the construction drawing requirements are complete and Town Staff shall request placement on a Joint Utility Committee agenda for initial review of the plans and drawings submitted. 26.4.3.2.2. Applicant or applicant’s authorized representative shall attend the Joint Utility Committee meeting when the plan item is on the agenda. 26.4.3.3. Joint Utility Committee Review. 26.4.3.3.1. Each Joint Utility Committee member will receive copies of the construction drawings to review and redline. Each member will return the redlined copies of plans to Town Staff within fourteen (14) days following the Joint Utility Committee meeting date. 26.4.3.3.2. Town Staff shall return a complete redlined set of plans to applicant for corrections and keep the original redlined set of drawings for Town record. 26.4.3.4. Joint Utility Committee Approval. 26.4.3.4.1. Applicant shall submit one (1) copy of corrected construction drawings, addressing all redlined items, to the Town Engineer for re- review and approval. When the Town Engineer approves the corrected drawings and all redlined items have been addressed, the Town Engineer shall sign the construction drawings acknowledging his/her approval and return the original drawings with the approval signature to applicant. 26.4.3.4.2. Applicant must then obtain all required Joint Utility Committee member signatures on the construction drawings for the approval to be valid. 26.4.3.4.3. The applicant must provide eight (8) copies of the approved site development plan with all signatures, in addition to one (1) electronic copy in .pdf format, to Town Staff. 26.4.3.5. Effect of Joint Utility Committee Approval. Approval of a site development plan by the Joint Utility Committee Members signatures on the construction drawings shall create vested rights to development by granting the authority to applicant to commence clearing, grubbing, and other earthwork, as well as connecting to utilities (after required permits are secured, if any are required). However, no other construction is authorized until such time as a building permit is issued, including but not limited to installation of building footings and foundations. 26.4.4. APPROVED SITE DEVELOPMENT PLAN. Town Council approval of the Site Analysis and Joint Utility Committee members approval with all signatures on construction drawings becomes the approved site development plan. 26.4.4.1. Effect of Approval of Site Development Plan. Every site for which a site development plan has been fully approved shall conform to the plan as approved. 26.4.4.2. Permits. Applicant shall apply for all required building permits after approval of the site development plan. Permits shall not be issued for any building or structure, external alterations thereto, or any sign or advertising structure until the provisions of this Chapter have been met. Under no circumstances shall structures or improvements be constructed with a permit, unless shown on an approved site development plan or if required by law. 26.4.4.3. Approval is Not a Permit. Approval of a site development plan shall not be deemed an approval of any conditional use permit or other permit. Approval of such permits shall be obtained in accordance with applicable provisions of this title. However, the Town Staff may allow the application for a conditional use permit to be considered concurrently with the site development plan application.