18.38.070 Site Plan Requirements and Considerations

A. Impervious surfaces resulting from construction shall be limited to ten percent of the lot area in a sensitive area zone; except in zone RE-20 the limit shall be five thousand square feet or ten percent of the lot area, whichever is greater. B. No building will be permitted in a sensitive area zone on land where the natural terrain has a slope greater than twenty-five percent (unless otherwise recommended by the city engineer in which case any and all conditions recommended by the city engineer shall be complied with). C. A closed sewer system shall be required within a sensitive area zone. D. Spark arrestors shall be installed and maintained in every fireplace or other vented combustion apparatus constructed indoors or outdoors. Screen openings in such arrestors shall not be in excess of one-quarter inch in diameter. E. A grading plan shall be submitted to the planning commission and to the city council for approval. All cuts and fills shall be made such that the resultant surface has an angle equal to or less than the natural angle of repose of the soil. Approval of an individual plot plan for each lot shall be required before issuance of a building permit. F. A plot plan of the lot to be developed drawn to a scale of at least one inch equals twenty feet shall be submitted to the planning commission which plot plan shall show lot lines, existing and proposed topographical contours at five foot intervals, location of proposed roads, dwelling units and any other proposed structures, walks, driveways and patio areas, springs and seeps, and all utility lines. All construction shall be in accordance with the plot plan as approved by the city council. G. Structures shall not be placed on or across a fault nor within fifty feet unless it is determined by professional experts that the distance of fifty feet may be reduced without creating a potential hazard. The planning commission will recommend a greater distance from a class I or II fault line if deemed necessary. H. Structures in an earthquake sensitive area must comply with earthquake standards set forth in the Uniform Building Code in effect at the time the building plan is approved. I. Flexible joints shall be required where utility lines cross identified faults. J. Areas sensitive because of flood potential (Map 5) in the A zone shall be left in their natural state. Setback distances in the B1 flood potential areas should have setback distances from stream channels at a 2:1 ratio from the stream channels to avoid slumping and settlement next to the stream bluff. K. In areas designated sensitive due to flood potential (Map 5) no construction of any structures shall be permitted which will disrupt flow of water in a natural drainage channel, nor may a channel be filled, blocked or diverted. L. Street grades and profiles in any sensitive area must be approved by the city engineer and the city council with particular consideration being given to the control of stormwater runoff in flood potential areas. Cuts or surface disturbances shall be revegetated within three months of surface disturbances for roads. M. In areas sensitive due to hydrologic soil conditions of moderate high or high run-off potential (Map 6) natural vegetation when it is oakbrush and small trees, shall be removed only when necessary for roads, buildings, driveways and landscaping purposes. The maximum lawn area shall be one-fourth acre. A revegetation plan shall be submitted to the planning commission and approved by the city council for any cuts and slope disturbance and each revegetation shall be completed within one year of the surface disturbance. N. Lots or groups of lots shall provide for the complete containment and controlled release of runoff water resulting on each lot or group of lots in accordance with recommendations of the city engineer, as approved by the city council. The lot owner or owners shall be fully responsible for any property damage resulting on other property from improperly contained runoff from the lot or lots. Facilities of the collection of stormwater runoff shall be the first improvement or facilities constructed on the development site. Such facilities shall be designed so as to retain safely and adequately the maximum expected stormwater runoff for a ten-year record storm. Bonding may be required by the city council to guarantee the completion of stormwater runoff facilities. If such bond is required, it shall be in an amount equal to the cost of construction of such facilities and shall continue for one year after the completion of such facilities. O. The planning commission, with the help of technical expertise, shall determine if the site is related to active or potential land slides, rock slides, or snow slides, and if so, the planning commission may require that the developer engage the services of an engineer-geologist who shall report his findings to the city engineer who will evaluate and make necessary restrictions which must be complied with by the developer. (Ord. 87-17.03 (part), 1987; prior code §34-13B-7) P. 1. To ensure compliance with the public drinking water system regulations for the State of Utah, which are promulgated pursuant to the Utah Safe Drinking Water Act, and the goals of this section of the zoning ordinances, certain well and spring protection zones have been designated as sensitive area overlay zones. 2. Until such time that Pleasant View City delineates drinking water source protection zones or a drinking water source protection management area for each of its existing and future ground water sources of drinking water, pursuant to R309-113 ("Drinking Water Source Protection"), as amended, in an area designated sensitive due to the presence of a "deep" or "shallow" well or spring that is a source of drinking water for the public, potential contamination sources, as defined in R309-113-6(1)(u), as amended: a. Shall not be located, built, constructed, developed, or otherwise operated within 100 feet of a "deep" well, which is a well that has the following construction: i. An effective geologic seal must exist between the ground surface and the water bearing aquifer. It must be of sufficient thickness and continuity to give confidence of its uniformity throughout the region generally; ii. The annular space between the drilled hole and the well casing must be grouted or otherwise sealed to eliminate water of questionable quality from seeping alongside the casing into the water bearing aquifer. Such grouting shall be at least two inches thick and extend a minimum of one hundred feet below the surface, or into an effective geologic seal (see R309-106-2.4.7, Utah Admin. Code, as amended, for specific grouting requirements); iii. The well casing shall extend to an elevation greater than the maximum flood water elevation but not less than eighteen inches above the surrounding ground. However, casings terminated in underground vaults may be permitted on a case by case basis, if the vault is provided with a drain to daylight sized to handle in excess of the well flow; b. Shall not be located, built, constructed, developed, or otherwise operated within 1,500 feet of a "shallow" well, which is a well that does not meet the above stated requirements of a "deep" well, when the potential contamination source is situated on land that is equal to or higher in elevation than the operating water level elevation, and within at least 100 feet beyond (downhill) the intersection of the operating water level elevation with the ground surface, or 1,500 feet, whichever is less, when the potential contamination source is situated on land that is lower in elevation than the operating water level in a "shallow" well unless the owner of the potential contamination source agrees to implement design or operating standards, as specified by the city, which are intended to prevent discharges to ground water; c. Shall not be located, built, constructed, developed, or otherwise operated within 1,500 feet of a spring when the potential contamination source is situated on land that is equal to or higher in elevation than the elevation of the spring, and within 100 horizontal feet of a spring when the potential contamination source is situated on land that is lower in elevation than the elevation of the spring unless the owner of the potential contamination source agrees to implement design or operating standards, as specified by the city, which are intended to prevent discharges to ground water. The elevation datum to be used is the point of water collection. 3. After such time that Pleasant View City delineates drinking water source protection zones or a drinking water source protection management area for each of its existing and future ground water sources of drinking water, pursuant to R309-113 ("Drinking Water Source Protection"), as amended: a. Potential contamination sources, as defined in R309-113-6(1)(u), as amended, shall not be located, built, constructed, developed, or otherwise operated within Zone one under the Preferred Delineation Procedure or the Optional Two-mile Radius Delineation Procedure, which is the area within a 100 foot radius from the wellhead or the margin of the collection area; b. Pollution sources, as defined in R309-113-6(1)(t), as amended, shall not be located, built, constructed, developed, or otherwise operated within Zone two under the Preferred Delineation Procedure unless the owner of the pollution source agrees to implement design or operating standards, as specified by the city, which are intended to prevent discharges to ground water; c. Pollution sources, as defined in R309-113-6(1)(t), as amended, shall not be located, built, constructed, developed, or otherwise operated within Zone two under the Drinking Water Source Protection management area under the Optional Two-mile Radius Delineation Procedure, unless it appears that the pollution source will not impact the ground water source or unless the owner of the potential contamination source agrees to implement design or operating standards, as specified by the city, which are intended to prevent discharges to ground water. 4. Any proposed use in a sensitive area overlay zone so designated due to the presence of a "deep" or "shallow" well or spring that supplies culinary water to the public, or within a drinking water source protection zone or a drinking water source protection management area, must be reviewed by the city engineer or designated official in accordance with the requirements of this chapter in order to ensure compliance with the State of Utah regulatory standards for public drinking water systems. (Ord. 93-19, 6/30/94) (Also see: Ordinance 94-2, 7/12/94)