10-12-14 PRELIMINARY PLAT

A preliminary plat shall be furnished for all proposed land divisions. For any subdivision of six (6) or fewer parcels, the subdivider may prepare and submit final plat requirements concurrently with the preliminary plat for approval. A. Application Contents: Major Subdivision applications shall include all the items below. 1. Completed preliminary plat application. 2. Feasibility Study: The subdivider shall be required to show the feasibility of the proposed water, sewage and electrical systems necessary to meet the requirements of the Town, the County and the State by providing letters of approval from the appropriate related authorities. 3. Summary statement containing the following: a) Total area within the subdivision showing a phasing plan and indicating the various uses; for example: parking, residential units, open space or common space and so forth. b) Total area of each parcel. c) Total number of proposed dwelling units. d) Estimated maximum drainage flow (100-year storm) through any natural courses lying within the area to be subdivided expressed in cubic feet per minute. 4. Scaled Drawing: A plan showing the proposed subdivision layout drawn at a scale of one inch equals fifty feet (1" = 50'), which shall show: a) North point, scale and date. b) The names and addresses of the subdivider, the professional engineer and/or surveyor, currently licensed in the State of Utah, of the subdivision, and the owners of the land within three hundred feet (300') of the boundaries of the land proposed for subdivision. c) Proposed name of the subdivision. d) The location of the subdivision as forming a part of the larger tract or parcel where the plan submitted covers only a part of the subdivider's tract and the current land uses. e) The boundary lines of the tract to be subdivided must be marked in heavy lines with reference to survey markers or monuments. f) The location, width and other dimensions of the existing or platted streets and/or easements, and buildings within the tract. g) The location, width and other dimensions of the proposed streets, lots, alleys, easements, parks and other open spaces with proper labeling of spaces to be dedicated to the public. h) Existing wastewater, storm drains, water supply mains, easements and irrigation ditches and any other natural or artificial watercourses within the tract and within one hundred feet (100') of the boundary of the proposed subdivision. i) The boundary lines of the 1% flood-risk zone (100-year flood plain boundary) as defined by the most current FEMA approved flood hazard map. 5. Preliminary Engineer Drawings: Preliminary engineering drawings, including typical cross sections, and plans and/or written statements regarding width and type of proposed off-site and on-site water mains, wastewater facilities, drainage facilities and other proposed improvements such as sidewalks, curbs and gutters, parks and fire hydrants. If any of the improvements are required, the proposed location must be shown on the preliminary plat. 6. Contour Map: A contour map tied to an identified USGS benchmark which has contour intervals of two feet (2') to four feet (4') for areas of less than ten percent (10%) slope, and contour intervals of five feet (5') to ten feet (10') for areas of ten percent (10%) or greater slope, unless otherwise required by the Planning Commission. 7. Grading Plan: A grading plan prepared by a professional engineer currently licensed in the State of Utah shall be provided and shall include the following: a. Existing and proposed contours (and a cross sectional diagram) shall be shown at five-foot (5') intervals in addition to showing existing boundary lines of the property. b. It must also show on- and off-site drainage patterns affecting surface water runoff on the property or proposed building site with a particular focus on identification of all watercourses (including ephemeral ones) as well as the FEMA flood risk lines (the 1% or 100-year Flood Risk Line) including all man-made drainage or irrigation ditches that exist or are proposed. c. The slope of proposed cuts and fills shall be shown on the grading plan. Any cut or fill that measures more than four feet (4'), vertically from the finished grade to the intersection of the slope with the natural undisturbed ground, requires special approval by the Planning Commission. d. All cut and fill areas are subject to incorporating retaining, landscaping or other techniques approved by a professional engineer currently licensed in the State of Utah and the Planning Commission for the purpose of stabilization. e. Special notes and details of the existing terrain shall be detailed on the required topographic information. f. The dimensions, elevations and contours of any proposed grading shall be shown. g. A description shall be included of the methods to be employed in disposing of soil and other material removed, including the location of the disposal site. h. A schedule shall be included showing when each stage of the project will be completed. 8. Drainage Study: A drainage study and report shall be prepared by a professional engineer currently licensed in the State of Utah and submitted with each application. The design of the drainage control system shall be based upon the following criteria: a. All drainage systems shall be separate and independent from the wastewater system. b. Property development shall not cause a natural drainage channel to be filled in, obstructed or diverted. Any modification to a natural drainage channel must be approved by the Planning Commission and a professional engineer currently licensed in the State of Utah. Such proposal must be addressed in the drainage study and shown on the improvement plans. The subdivider may be required to dedicate right-of-way or record drainage easements for structures and/or improvements needed to carry storm runoff if approval is given for the proposed modifications. c. The point of location where the natural drainage channel enters and leaves the subdivision property may not be changed. d. No increase of water flows or volume will be permitted on downstream property owners. The effect of development shall be considered in the drainage design. e. The developer shall provide the necessary means to assure drainage within the property being developed by making use of natural washes and constructing necessary drainage controls. The Planning Commission and a professional engineer currently licensed in the State of Utah shall review and approve any drainage control design. f. It shall be required that each new development handle its storm water runoff in a manner that ensures no net increase in storm runoff above the natural state will occur on the downstream properties or significantly alter the natural flow of drainage within the subdivision. The pre-project flows must not be exceeded by the post-project flows. g. Curb and gutter street design is discouraged except as provided in #.3.4. Such street design aggravates natural drainage and introduces the need for extensive storm drainage infrastructure. Drainage plan should accommodate street design without curb and gutter. h. The storm water from the 1% flood-risk zone (100-year frequency storm) shall be utilized when determining drainage design. i. Drainage plans must be consistent with all other reports (for example, geotechnical, soils, landscaping, etc.). j. Necessary measures shall be taken to prevent erosion and scour at all points throughout the development. It shall be mitigated at all points of discharge and at the face of any cut or fill slope. 9. Vegetation Plan: A vegetation plan showing the location of existing and proposed vegetation, of vegetation proposed to be removed, and a revegetation proposal for those areas that will have raw soil exposed at the termination of construction and/or grading. 10. Proof of Interest, Permission: Sufficient documentation must be presented with the preliminary application showing the subdivider has a vested interest in the subject property or has the owner's permission to subdivide. 11. Irrigation Clearance: For all subdivisions proposed through which an irrigation ditch, canal or other such waterway passes within 100’ on either side, the subdivider will need to obtain a letter of agreement from the owner of said ditch, canal or other waterway specifying any required improvements or possible relocation. 12. Measures to Protect Against Landslide and Rockfall: When deemed necessary by the Planning Commission, the developer shall submit professional studies relevant to the identified risk that identify potential areas of rockfall, landslide and/or other areas of natural hazard or menace and demonstrate that adequate mitigation measures can be implemented to ensure, to as great a degree as possible, that the affected areas can be used safely for building purposes. 13. Other: Any additional reports deemed necessary by the Planning Commission. 14. Traffic Study: If deemed necessary by the Planning Commission, the developer shall submit a traffic study prepared by a professional engineer currently licensed in the State of Utah and qualified in the area of traffic and circulation. The study will incorporate safety issues for pedestrian, bicycle and vehicular traffic. 15. Management and Mitigation of Natural and Human-induced Hazards: In order to protect the health and the natural well-being of Randolph residents and the natural and cultural resources cited in A.14.a. through A.14.h., the following must be addressed: a. Disposal of surface water and disposition of flood hazards in order to protect lands located outside the boundaries of the subdivision due to impacts of the development of the subdivision. b. New development shall follow the latest building standards of reinforcement or design of structures where possible geological hazards exist. c. Prevention and mitigation of human-induced hazards associated with waste dumping, toxic substance use or ecological/biological resources. 16. Review by Town Officials: The Planning Commission, in conjunction with the Fire Marshal, and others as deemed appropriate, shall review the preliminary plat. 17. Public Hearing, Recommendation by Planning Commission: At a Public Hearing, the Planning Commission shall approve, disapprove or approve with modifications the preliminary plat. A written report that outlines the findings of the Planning Commission shall be forwarded to the Town Board . 18. Variances: When unusual topographic or other exceptional conditions exist, the Variance/Appeal Hearing Officer may vary the requirements of this chapter. 19. Decision of Planning Commission; Expiration of Approval: a. At a public meeting, the Planning Commission shall approve, disapprove or approve with modifications the preliminary plat. b. If the final subdivision plat approval is not granted within twelve (12) months from the date the preliminary plat approval was granted, the preliminary plat approval shall expire unless an extension request is granted by the Planning Commission. An extension request may be pursued by applying for either one or the other of the two processes outlined below. i) Process 1: Prior to the expiration of the 12-month deadline, the subdivider applies for an extension (of the preliminary plat) from the Planning Commission. ii) Process 2: Prior to the expiration of the 12-month deadline, the subdivider has substantially completed improvements of the planned infrastructure in the subdivision. Substantial completion, as referenced in this section, shall be defined as the completion of the roads and electrical service. c. An extension request, under this provision, will subject the preliminary plat to further review by the Planning Commission. The Planning Commission will note and take into consideration any applicable zoning changes that have occurred since the original plat approval. If there are changes to the plat, they will need to be approved by the Planning Commission. d. No fee shall be charged for an extension request unless changes have been made to the plat, in which case the fee shall be as established from time to time by the Town Board. e. A subdivider may continue to extend his preliminary plat approval each year as described in this section for a maximum of three (3) years. If the final subdivision plat is not approved by the conclusion of the third year, the preliminary plat approval will lapse. When a subdivider has substantially completed improvements in the project, the preliminary plat shall expire no later than five (5) years from the date such improvements were made. f. If a subdivider fails to submit an extension application within the time limit and has not substantially completed improvements on the project, he or she may make a one-time request to the Town for consideration of an extension of the preliminary plat by the Planning Commission. g. The Planning Commission may choose to deny the application for an extension, the preliminary plat approval will be deemed to have lapsed. After expiration of the preliminary plat approval, a subdivider is required to make a complete resubmittal.