10-8-2 SUBDIVISION APPLICATION PROCEDURE

1. Diligence: Each development shall be actively pursued to completion. Any application that exceeds the time limits stated in this chapter will be deemed null and void and all vested rights are waived by the subdivider for that development. An application shall be null and void and all vested rights waived by the subdivider for that development if they do not complete a stage or they fail to make a progress report to the Planning Commission within 180 days. Any extension must be requested prior to the expiration of the original approval. Should an application become void, the applicant must reapply at the first stage for that level of development. 2. Application procedure: a. Each application for a subdivision shall have all required submittals before it is accepted as a complete application. No application for the next stage of the subdivision process shall be accepted until such time as the City has approved the application for the previous stage of the development. b. There shall be no presumption of approval of any aspect of the process. c. No application shall be accepted for any approval stage if the time limit has expired on the previous approval stage. d. The Planning Commission may request specific information found to be incomplete in its review and table further action until the information is submitted. e. A denial shall include written findings of fact and decision. Denial may be based, in addition to other reasons of good cause, upon incompatibility with the general plan, lack of a culinary water supply, insufficient fire suppression system, geological concerns, location, incompatibility with surrounding land uses, the inability of City service or utility providers to provide public services, or the adverse effect on the health, safety, and general welfare of the City and it's residents. f. Appeals of the decision of a Planning Commission on any subdivision issue shall be made in writing to the City Council within 30 days of the decision. 3. City to determine a complete application: The City shall determine if an application is complete and contains all required materials as required by this chapter. 4. Lack of preliminary subdivision application information - a determination of an incomplete application: a. The lack of any information required by this chapter for a complete application, or improper information supplied by the applicant, shall be cause for the City to find the application incomplete. b. A determination of an incomplete application shall prohibit the scheduling of the application on a Planning Commission meeting agenda. If the application lacks any required information, the City shall notify the applicant of the material or information lacking from the application. The City shall allow 30 days from the date of notification for the applicant to provide the materials or information required. If the application remains incomplete after 30 days the City shall return the entire incomplete application to the applicant, accompanied by all application fees paid. 5. Appeal of City's determination of completeness: Any person aggrieved by a decision of the City in a determination of a complete application may appeal the City's decision in writing within 30 days of the City's decision to the Planning Commission. 6. Concept plan requirements: The concept plan shall show: a. the general location of the subdivision, the property boundaries and adjoining properties with ownership; b. lot and road layout indicating general scaled dimensions; c. county, Cityship, range, principal meridian, quarter section, blocks, the number of lots and true north; d. a vicinity map showing significant natural and man-made features off site with a scale of 1 inch = 2000 feet on the site; e. the acreage of the entire tract and the acreage of the portion to be developed; f. the area for which approval will be requested for the first phase of development except for minor, commercial and industrial subdivisions; g. an area plan showing the total area on a single sheet for subdivisions requiring more than one sheet at the required scale; h. the sites, if any, for multi-family dwellings, shopping centers, community facilities, commercial, industrial, or other uses exclusive of single-family dwellings; i. total development area, the number of proposed dwelling units and the amount of open space. j. easements and rights-of-way; k. property boundaries; l. topographic contours; m. general soil types; n. the planned location of protected open space; o. existing roads and structures; p. potential connections with existing open space and trails. q. parcels of land that will have a conservation easement or are to be dedicated for schools, roads, parks, or other public purposes; and r. an approval signature block for the Planning Commission Chair. 7. Preliminary plat requirements. a. The preliminary plat shall be prepared and certification made as to its accuracy by a registered land surveyor who holds a license in accordance with U.C.A. Title 58, Chapter 22, Professional Engineers and Land Surveyors Licensing Act, has completed a survey of the property described on the plat in accordance with U.C.A. Section 17-23-17, has verified all measurements and monumented any unmarked property corners, and has made reference to the filing number for the Record of Survey map filed with the Tooele County Surveyor’s Office. b. Every detail of the plat shall be legible. A poorly-drawn or illegible plat shall be cause for its denial. c. A traverse shall not have an error of closure greater than one part in 10,000. d. Each plat shall show: i. the general location of the subdivision and adjoining properties with ownership; ii. all deed lines of the subject and adjoining properties and lines of occupation such as fence lines; ii. the 100 foot radius wellhead protection zone on all existing wells within and outside of the subdivision where the protection zone falls within the boundary of the subdivision; iv. bearing and distance tie-in to the historic and dependant survey and at least one established monument must be shown on the plat. If no historic monument can be located, it must be stated upon the plat; v. County, Cityship, range, section, quarter section blocks, plats and true north shall be included on the plat; vi. graphic scale of the plat; vii. existing ground contours at 2 foot intervals based on National Geodetic survey Sea Level Datum; viii. the name of the subdivision as approved by the Tooele County Recorder; ix. An open space management plan; x. a vicinity map showing significant natural and man-made features on the site and within one mile of the subdivision perimeter boundary with a minimum scale of 1 inch = 2000 feet; and xi. approval signature blocks for: A. the Public Works Director; B. the City Engineer; C. the County Surveyor; and D. the Planning Commission Chair. e. the bearings, distances and curve data of all perimeter boundary lines shall be indicated outside the boundary line. When the plat is bounded by an irregular shore line 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. f. If a plat is revised, a copy of the old plat shall be provided for comparison purposes. g. All blocks and lots within each block shall be consecutively numbered. Addresses shall be issued by the City Engineer and shall be shown on the plat with the corresponding lot number. h. For all curves in the plat, sufficient data shall be given to enable the re-establishment of the curves on the ground. The curve data shall include the radius, central angle, cord bearing and distance, tangent, and arc length. i. Excepted parcels shall be marked, “Not included in this subdivision.” j. All public lands shall be clearly identified. k. All public roads shall be clearly marked as “dedicated public road.” l. All private roads shall be clearly marked as “private road.” m. All roads shall be identified by names approved by the City of Wendover. n. All easements shall be designated as such and dimensions given. o. All lands within the boundaries of the subdivision shall be accounted for, either as lots, open space, walkways, streets, or as excepted parcels. p. Bearings and dimensions shall be given for all lot lines and easements, 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. q. Parcels not contiguous shall not be included in one plat, neither shall more than one plat be made on the same sheet. Contiguous parcels owned by different parties may be embraced in one plat, provided that all owners join in the dedication and acknowledgments. r. Lengths shall be shown to hundredths of a foot. Angles and bearings shall be shown to seconds of arc. s. Surveys shall tie into the state grid or other permanent marker established by the county surveyor and shall give a description, the name and the date on survey monuments found. t. The plat shall be labeled “Preliminary Plat.” u. If the subdivision does not have a public water system connection, the amount of water allocated to each lot in acre feet. v. The surveyor shall provide remainder descriptions for all property from the original parcel or lot that is not included in the subdivision. (Ref UCA §10-9a-603) w. Title Block with the name, address and license number of the land surveyor, preparation date and revision dates. 8. Infrastructure design and engineering drawings requirements: a. Infrastructure design and engineering drawings and documents shall be submitted in the design stage, and shall include: i. plan, profile and typical cross-section drawings of the roads, bridges, culverts, sewers, and drainage structures; ii. a grading and drainage plan indicated by solid-line contours superimposed on dashed-line contours of existing topography; iii. the general location of trees over six inches in diameter measured at four and one- half feet above the ground, and in the case of heavily-wooded areas, an indication of the outline of the wooded area and location of trees which are to remain; iv. the size and location of proposed sewage systems, culinary water, secondary water, storm drainage, roads, power, gas and other utilities and any man made features and the location and size of existing sewage, culinary water, secondary water, storm drainage, roads, power, gas and other utilities to 200 feet beyond the subdivision; v. proposed road layouts in dashed lines for any portion of the property to be developed in a later phase; vi. water courses and proposed storm water drainage systems including culverts, delineated wetlands, water areas, streams, areas subject to occasional flooding, marshy areas or swamps; vii. areas within the 100-year flood plain; viii. soil types and soil interpretations taken from the National Cooperative Soils Survey; ix. the location of all street signs and traffic control devices required by the City in accordance with the Manual of Uniform Traffic Control Devices; x. a signature block for the City engineer on each design and construction drawing; xi. a signature block for the City public works director on each design and construction drawing; xii. geologic maps and investigation reports regarding area suitability; and xiii. a design report stamped by an engineer licensed in the State of Utah as may be required by the City engineer. b. All drawings shall be drawn to a scale not less than one inch equals 100 feet, and shall indicate the basis of bearings, true north, the name of the subdivision, Cityship, range, section, and quarter section, and lot numbers of the property. c. Poorly-drawn or illegible design and engineering drawings shall be cause for denial. d. To change any aspect of the design of the off-site improvements, a new set of infrastructure design and engineer drawings shall be submitted for approval. A signed set of drawings shall be on-site at all times during construction. All construction must conform to the approved plans. 9. Final plat requirements: a. The final plat shall be prepared and certification made as to its accuracy by a registered land surveyor who holds a license in accordance with U.C.A. Title 58, Chapter 22, Professional Engineers and Land Surveyors Licensing Act, has completed a survey of the property described on the plat in accordance with U.C.A. Section 17-23-17, has verified all measurements, and monumented any unmarked property corners, and has made reference to the filing number for the Record of Survey map filed with the Tooele County Surveyor’s Office. The surveyor making the plat shall bond or provide to the City adequate security to place monuments as represented on the plat upon completion of the subdivision improvements. b. Every detail of the plat shall be legible. A poorly-drawn or illegible plat shall be cause for denial. c. A traverse shall not have an error of closure greater than one part in 10,000. d. The bearings, distances and curve data of all perimeter boundary lines shall be indicated outside the boundary line. When the plat is bounded by an irregular shore line 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. e. If a plat is revised, a copy of the old plat shall be provided for comparison purposes. f. All blocks and lots within each block shall be consecutively numbered. Addresses shall be issued by the City engineer and shall be shown on the plat with the corresponding lot number. g. For all curves in the plat, sufficient data shall be given to enable the re-establishment of the curves on the ground. The curve data shall include the radius, central angle, cord bearing and distance, tangent, and arc length. h. Excepted parcels shall be marked, “Not included in this subdivision.” i. All public lands shall be clearly identified. j. All public roads shall be clearly marked as “dedicated public road.” k. All private roads shall be clearly marked as “private road.” l. All roads shall be identified by names approved by The City of Wendover. m. All easements shall be designated as such and dimensions given. n. All lands within the boundaries of the subdivision shall be accounted for, either as lots, walkways, roads, or as excepted parcels. o. Bearings and dimensions 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. p. Parcels not contiguous shall not be included in one plat, neither shall more than one plat be made on the same sheet. Contiguous parcels owned by different parties may be embraced in one plat, provided that all owners join in the dedication and acknowledgments. q. Lengths shall be shown to hundredths of a foot. Angles and bearings shall be shown to seconds of arc. r. Surveys shall tie into the state grid or other permanent marker established by the county surveyor. s. The plat shall be labeled “Final Plat.” t. The information on the final plat shall include: i. the name of the subdivision, true north arrow and basis thereof, and date; ii. the owner’s dedication which shall contain the language: OWNERS DEDICATION AND CONSENT TO RECORD Know all men by these presents that the undersigned are the owners of the hereon described tract of land and hereby cause the same to be divided into lots and streets together with easements as set forth hereafter to be known as NAME OF SUBDIVISION The undersigned owners hereby dedicate to the City of Wendover all those parts or portions of said tract of land on said plat designated hereon as streets, the same to be used as public thoroughfares forever. The undersigned owners also hereby convey to any and all public and private utility companies providing service to the hereon described tract a perpetual, non-exclusive easement over the streets and public utility easements shown on this plat, the same to be used for drainage and the installation, maintenance and operation of public utility service lines and facilities. iii. names of the owner or owners including beneficial owners of record under the signature lines in the owner’s dedication; iv. square footage of each lot under one acre or the lot acreage if one acre or larger; v. Cityship, range, section and quarter section if a portion; vi. graphic scale; vii. the State plane coordinates on the subdivision boundary; viii. survey monuments which are marked with a description, the name and the date; ix. the total water allocation in acre/feet for each lot for its allocation of water; x. the 100-foot radius wellhead protection zone on all existing wells; xi. any improvement, service and special districts or areas where any part of the platted property is located; xii. signature blocks for: A. the City Engineer; B. the City Attorney; C. the County Treasurer indicating at the time of signing that the property taxes due and owing have been paid in full; D. the recordation of the plat by the Tooele County Recorder’s office with a line for the recordation number, who it is recorded for, the date, time and fee; E. the City Fire Chief; F. the Tooele County Surveyor G. the City Planning Commission Chair; and H. the Mayor with an attest from the City Recorder. (Ref UCA §10-9a-603)