13.16.010 PRELIMINARY PLAN: Preliminary Plan; Requirements For Submission

The purpose of the preliminary plan is to require formal preliminary approval of a subdivision as provided herein in order to minimize changes and revisions which might otherwise be necessary on the final plat. The preliminary plan and all information and procedures relating thereto, shall in all respects, be in compliance with the provisions of this title and any other applicable County ordinances. Applicant(s) shall submit a complete application for preliminary plan approval including the fee as required on the County’s fee schedule to the Zoning Administrator on a form prescribed by the Zoning Administrator, together with the number and size of plans indicated on the application form, including all digital submittals of the preliminary plan. A poorly drawn or illegible preliminary plan shall be sufficient cause for rejection. 1. Requirements For Submission. The preliminary plat shall be prepared by a professional engineer or land surveyor licensed in the State of Utah. The preliminary plat shall not be less than twenty-four by thirty-six inches (24” x 36”) and shall be drawn to a scale of not less than one inch equals one hundred feet (1” = 100’). The preliminary plat and plan shall include following information: a. The proposed name of the subdivision and the section, township, range, quarter section, principal meridian and county of its location; b. A north arrow, graphic and written scale and basis of bearings used; c. A title block showing: i. Name and address of owner(s) of record and the name and address of the licensed land surveyor and/or engineer responsible for preparing the preliminary subdivision plat; and ii. Date of preparation of the preliminary subdivision plat including any revision dates. d. A vicinity map of the subdivision site at a minimum scale of one inch equals two thousand (2,000) feet; e. Signature blocks prepared, as required and provided by the County; f. Layout of the proposed subdivision including: i. The legal description of the entire subdivision site boundary; ii. The tabulation of the number of acres in the proposed subdivision, the total number of proposed lots, and the areas of each lot. All proposed lots are to be numbered and addressed in a system acceptable to the Zoning Administrator; iii. The surveyed boundary of the proposed subdivision; accurate in scale, dimension and bearing, giving the location of and ties to the nearest two (2) control monuments. All surveys shall be tied into the State’s coordinate system. This information shall provide data sufficient to determine readily the location, bearing, and length of all lines and the location of all proposed monuments. Bearings, distances, and curve data of all perimeter boundary lines shall be indicated outside the boundary line, not inside with the lot dimensions. When the plat is bounded by an irregular shoreline or a body of water, the bearings and distances of a closing meander traverse should be given and a notation made that the plat includes all land to the water’s edge, or otherwise. On curved boundaries and all the curves on the plat, sufficient data shall be given to enable the re-establishment of the curves on the ground. This curve data shall include the following for circular curves: radius of curve; central angle; tangent; and arc length. iv. Lengths shall be shown to hundredths of a foot, and angles and bearings shall be shown to seconds of an arc. v. The names of adjoining property owners of record shall be shown. Excepted parcels shall be marked “Not included in this subdivision” and the boundary completely indicated by bearings and distances; vi. The identification and location of known natural features on the subdivision site, including but not limited to, wetlands as identified by the U.S. Army Corps of Engineers, water bodies, floodways and drainage ways, slopes exceeding thirty percent (30%), and any other natural features as required by the Zoning Administrator, Planning Commission, or Land Use Authority, including tabulation of the areas in each; vii. As required by the Zoning Administrator, on the preliminary subdivision plat or separate map, the existing contours at two foot (2’) intervals for predominant ground slopes within the tract between level and five percent (5%) grade and 5 foot (5’) contours for predominant ground slopes within the tract over five percent (5%) grade. Elevations shall be based on National Geodetic Survey sea level data. In cases of predominantly level topography throughout a subdivision, one foot (1’) contours may be required. This requirement may be waived by the Zoning Administrator if it is determined the percent grade is below ten percent (10%); viii. The location of all existing platted lots within, or contiguous to the subdivision site. All bearings and lengths shall be given for all lot lines, except that bearings and lengths need not be given for interior lot lines where the bearings and lengths are the same as those of both end lot lines. All dimensions or irregularly shaped lots shall be indicated on each lot; ix. The location and dimensions of all existing buildings, property lines and fences within the subdivision site; and x. Parcels not contiguous shall not be included in the same plat, nor shall more than one plat be made on the same sheet. Contiguous parcels owned by different parties may be embraced in one plat, provided all owners join in dedication and acknowledgment. g. All rights-of-way and easements proposed to be created by the subdivision along with their boundary, bearings, lengths, widths, name, number, or purpose shall be given including; i. The location and size of existing and proposed culinary water and sewer lines; ii. The location of all wells proposed, active, and abandoned, and springs used for culinary water; iii. The location of all existing drinking water source protection zones located on the subdivision site; iv. The location of percolation test holes and proposed septic systems and drain fields, as applicable; v. The location of fire hydrants and secondary water facilities, if proposed; vi. The location and size of existing and proposed irrigation canals, ditches, and easements, as applicable; vii. Existing and proposed storm drainage improvements for both surface and flood water, including the location size, and depth of storm drainage facilities; viii. The location of existing and proposed power lines and power poles, telephone lines and easements, gas lines and easements, other utilities with necessary easements; ix. Equestrian, pedestrian, and bicycle trails, existing livestock trails, and any farm areas or open space areas, including the location and dimensions of all property proposed to be set aside for public or private reservation, with designation of the purpose of those set aside including conditions, if any, of the dedication or reservation; h. All proposed roads shall be shown, including dimensions, grades, and typical cross sections. All proposed roads shall be designed to comply with the Sanpete County Road Design Manual; i. As required by the Zoning Administrator, located on the preliminary plat or separate map, the identification of the required minimum building setback lines for each lot; and j. All protective and restrictive covenant and required plat notices outlined in this title identifying agriculture, industrial, critical infrastructure, and mining protection areas. k. All lands within the boundaries of the preliminary plat shall be accounted for. 2. Other Information And Materials. a. A title report shall be provided with the preliminary subdivision application, prepared by a title company within thirty (30) days of the date of submission of the preliminary subdivision application which specifically references the boundary survey and matches the legal description of the outside boundary of the subdivision. b. When the Zoning Administrator, Planning Commission, or Land Use Authority deem necessary, the applicant may be required to provide other information, conduct studies and provide evidence indicating the suitability of the area for the proposed subdivision, including but not limited to: i. If located within a municipal annexation area, documentation from the potential annexing municipality stating the municipality's disinterest or rejection of an annexation request. ii. A development phasing schedule, including the sequence for each phase, approximate size of each phase, and proposed phasing of all private and public improvements. iii. A geotechnical investigation report prepared by a licensed professional in the State of Utah identifying the suitability of the soils in the proposed subdivision for development and building construction. The investigation and report shall be sufficiently comprehensive to identify whether the soils have characteristics that make them susceptible to volumetric changes, shifting, collapse, hydrocompaction, subsidence, or other engineering geologic problems (i.e., gypsiferous soil and rock, liquefaction, shallow bedrock, caliche, wind-blow sand, and soils susceptible to piping and erosion). The report shall assess such structural characteristics of the soil and identify specific mitigation measures to address any soil limitations. Standard professional care shall be exercised when investigating and reporting on soil suitability, including disclosure of any geologic hazards encountered. iv. A will serve letter from all utility companies or providers that states: 1. That their system has capacity to serve the proposed development, documentation of such available capacity and specifying the amount of such capacity that will be utilized for the project; and 2. Any conditions of required improvements before they can serve the subdivision. v. Written verification of all proposed water sources including proof of all water rights, including quantities (water rights certificates, etc.) for each well and water source to be utilized for development. vi. A traffic study completed by a licensed engineer in the State of Utah providing estimated site-generated traffic, impact on the public street system and on the proposed development, identify on-site and off-site improvements that may be needed as a result of the development, the relationship of the development to the surrounding roadway network, access location and design, interconnection and cross-access with adjacent properties, and on-site circulation and parking. vii. Any necessary maintenance agreements or agreements with adjacent property owners regarding matters pertinent to subdivision approval. These agreements shall include those relative to drainage, easements, protection strips and improvement bonds. viii. For any subdivision proposed within the area of a habitat conservation plan, a letter from an authorized state or local agency identifying compliance with the habitat conservation plan. ix. For proposed subdivisions with covenants, conditions and restrictions, a copy of the proposed CC&Rs. x. Any additional submittal requirements required for or by specific development agreements, or requirements and conditions of other applicable ordinances or previous approvals. 3. Incomplete Submissions. The lack of any information required by this title for preliminary plan shall be cause for the Zoning Administrator to find the application for preliminary plan incomplete. The Zoning Administrator’s determination of an incomplete preliminary plan submittal shall prohibit the Planning Commission and Land Use Authority from considering any material, items or other information related to the proposed subdivision. The Zoning Administrator shall notify the applicant of the required information lacking from the preliminary plan application in writing.