19.10.04 Required Plans and Reports for All Development in the City

1. Requirements at Concept Plan, Village Plan, and Neighborhood Plan. The following reports and plans shall be prepared at the expense of the applicant and shall be submitted as part of a Concept Plan, Village Plan, and Neighborhood Plan application in addition to all other City Code requirements. All reports and plans submitted herein shall be prepared by persons or firms licensed or certified to practice their specialty in the State of Utah. a. Slope Survey. Detailed slope map derived from data no older than 5 years with a minimum of two-foot contour intervals: i. The map shall identify and delineate all disturbed and undisturbed areas. ii. The map shall include a color legend of the site with the existing slopes identified in increments of 0-14.99 percent, 15-29.99 percent, and 30 percent or greater. b. Lotting Plan. Plan showing overall project layout, including: i. lots with setbacks; ii. limits of disturbance and buildable areas; iii. open spaces; and iv. roads, highways, and rights-of-way c. Conceptual Grading and Drainage Plan. Plan which identifies at a minimum all existing and proposed drainages, areas of proposed cuts and fills, and the proposed size and scale of such areas and activities. 2. Requirements of Development Activity, Subdivision, and Site Plan. The following reports and plans shall be prepared at the expense of the applicant and shall be submitted as part of the Preliminary Plat or Site Plan application in addition to all other Preliminary Plat or Site Plan requirements. All reports and plans submitted herein shall be prepared by persons or firms licensed or certified to practice their specialty in the State of Utah. a. Grading and Drainage Plan. A Grading and Drainage Plan shall be prepared by an engineer, land surveyor, or landscape architect licensed by the State of Utah. Such plan shall comply with applicable provisions of the City’s Engineering Standards. All developments within the hillside overlay shall comply with the Hillside Standards in this Chapter and are subject to all of the following requirements, which compliance shall be further detailed in the Grading and Drainage Plan: i. A slope classification map and analysis for the development site. Two maps shall be prepared. The first shall represent the pre-development slope districts and the second shall represent post-development slope districts. ii. Balanced cut and fill shall be implemented to the maximum extent practicable. Balanced cut and fill measures include the following: 1. avoiding stockpiling material on-site; and 2. minimizing the export and import of material iii. All roof drainage that cannot be drained to a roadway or approved drainage system shall be managed on site via Low Impact Development principles, per City storm water regulations. iv. Topsoil stockpile areas shall be designated. v. Access or haul road locations, designs, and maintenance requirements shall be designated on the grading plan. vi. A written statement addressing the Hillside Development Guidelines found in 19.10.05 of this Chapter shall be submitted with the grading plan. b. Slope Protection Plan and Requirements. A Slope Protection Plan shall be prepared by an engineer, land surveyor, or landscape architect licensed by the State of Utah and shall identify areas within the project with contiguous slopes greater than 30 percent that are required to be protected from disturbance. These areas may be located within lots if the provisions of this chapter can be met, otherwise they shall be placed in protected open space. In either case, these areas shall be identified on the development application, subdivision plan, site plan, and building plan as areas that may not be disturbed. The following standards apply to the slope protection plan: i. Provide a detailed slope map derived from a physical survey no older than 5 years with a minimum of two-foot contour intervals. 1. The map shall identify all disturbed and undisturbed areas. 2. The map shall include a color legend of the site slope percentages in increments of 0-14.99 percent, 15-29.99 percent, and 30 percent or greater. ii. Contiguous slopes of 30 percent or greater are to be protected, except for the following exceptions: 1. Areas with slopes that exceed 30 percent may be disturbed if: A. they are smaller than one-half (0.50) acre in size; B. they are isolated from other areas that exceed 30 percent; C. they are less than 100 feet in length and width; and D. their disturbance or removal will not create unstable geologic or drainage conditions that result in damage to public or private property. 2. Man-made slopes exceeding 30 percent may be disturbed if it is determined, per the geotechnical report, that the change in grade will restore the area and will improve the stability of a previously disturbed area. 3. Prior to disturbance of the slope a geotechnical report shall be prepared by a licensed engineer and shall be approved by the City Engineer, along with a grading plan. c. Vegetation Preservation and Slope Stabilization Plan. A Slope Stabilization Plan shall be prepared by a qualified professional licensed by the state of Utah and shall contain all of the following: i. Location of existing vegetation on the development site, including noxious and invasive weeds, and areas of native vegetation to be preserved, containing the following details: 1. A delineation of the area to be developed or remain as permanent native open space; 2. An inventory or survey of the vegetation species or a subset of species (such as noxious weeds) present; 3. A map showing the area and the location of populations of each species; and 4. A characterization of each identified plant species as native versus non-invasive or noxious. ii. For open space or common areas of the development proposed to remain native and cleared of existing vegetation in the course of construction, a plan for replanting with native vegetation possessing erosion control characteristics at least equal to the existing native vegetation, which was removed, in compliance with the Engineering Standards. Existing non-invasive vegetation shall be replaced in kind; iii. A plant schedule listing the plant species and seed mixes to be used for revegetation in accordance with City standards for revegetation species; iv. A plan showing how the planting and installation of revegetation will be supervised by a person or firm having expertise in the practice of revegetation (e.g., licensed landscape architects) and how the revegetation will be protected with mulch and fertilized and watered in conjunction with a planting and maintenance schedule; v. Slope stabilization and erosion control measures while new vegetation is being established; vi. Temporary irrigation as needed until established; vii. Plans shall comply with Utah Wildland-Urban Interface Code. d. Geology Report. A Geology Report shall be prepared by a Geotechnical Engineer or Geologist licensed by the State of Utah. A geologic map shall accompany the report. Mapping shall reflect careful attention to the rock composition, structural elements, and surface and subsurface distribution of the earth materials exposed or inferred within both bedrock and surficial deposits. The map shall clearly distinguish the difference between observed and inferred features or relationships. The Geology Report shall contain, at a minimum, the following: i. Identification of any zones of deformation with respect to active faults and other mass movements of soil and rock; ii. Alluvial fans and other areas with debris and flood flow hazards; iii. Identification of anomalies of the terrain or characteristics of the geological materials which would have any potential impact upon the use of the site; iv. Active or inactive landslide areas; v. Identification of all rock fall zones; and vi. Written recommendations for construction of proposed structures or public improvements to minimize or avoid impacts of potential geologic hazards (as prepared by a Geotechnical Engineer). e. Fire Protection Report. A Fire Protection Report, approved by the Fire Marshall, shall be prepared to assess fire probability and potential hazards. The plan shall be prepared by a person or agency qualified by training and experience and approved by the City Fire Marshall. The Fire Protection Report is a separate and independent obligation from the Fire Protection Plan that may be required by the Fire Marshall or Building Official in the Wildland-Urban Interface Code, Fire Code, or Building Code. The Fire Protection Report shall include the following: i. The width and approximate location of any easement required for access of fire protection equipment; ii. The width and approximate location of recommended fuel breaks on the development site; and iii. A letter from the Fire Marshall specifying required fire protection measures and fire suppression flow. f. Physical Constraints Report. A report prepared by a licensed geologist or geotechnical engineer demonstrating that buildings, structures, or building envelopes shall not be placed on or within any of the following areas: i. natural or manmade slopes exceeding 30 percent with the exception of terracing to accommodate walk-out basements; ii. within the distance recommended by the Geology Report of any fault line; iii. areas considered as navigable, interstate waters, or areas having an significant nexus to such waters per federal law, within the jurisdiction of the United States or State of Utah such as wetlands, drainages, streams, rivers, and lakes, whether or not ephemeral, without the proper permits (or letter exempting the area from such jurisdiction) through the Utah Division of Water Rights and United States Army Corps of Engineers or other state or federal entity having jurisdiction; iv. landslide hazard areas, except that lots, but not buildings or building envelopes, may be included in landslide areas if supported by the required geotechnical report; v. an area of flood hazard as defined and specified in Chapter 18.02; vi. areas of springs, seeps, or surface water areas. 1. These areas are defined as follows: A. Spring: A spring is any natural situation where water flows from an aquifer. B. Seep: A seep is a moist or wet place where water, usually ground, reaches the earth's surface from an underground aquifer. C. Surface water areas: Surface water is water on the surface such as in a river, lake, or wetland. vii. existing or master planned detention basins, roads, and utility corridors.