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A. Preparation of Preliminary Plat: It is anticipated that as long as the preliminary plat complies with all requirements under this title, upon final approval of the preliminary plat, the preliminary plat shall be the basis for the construction drawings and final plat. Prior to preparing the preliminary plat, the subdivider shall meet with the planning staff to discuss the subdivision proposal and review the preliminary plat and the requirements for the required plans, construction drawings, studies and reports. The general requirements as to the layout of streets, street improvements, traffic impact studies, drainage, sewerage, fire protection, availability of existing services, and similar matters shall be discussed. The planning staff may also advise or direct the subdivider, when appropriate, to discuss the proposed subdivision or portions thereof with those officials who must eventually approve certain aspects of the subdivision plat or portions thereof within their jurisdiction, including, but not limited to, the fire marshal, joint utility committee, hillside review board, and city staff. Where special issues or conditions exist which require resolution by the commission or city council, resolution of such matters shall be obtained prior to consideration of the preliminary plat by the planning staff.

B. Preliminary Plat Requirements: The preliminary plat shall be clear and legible, be labeled and dimensioned, and be of sufficient scale to adequately describe the conditions of this title. The preliminary subdivision plat and plan shall be accompanied by a completed application form provided by the city, and show the following information:

1. Title Block:

a. The name and type of subdivision, which name the subdivider must have approved by the county recorder and community development director or designee.

b. The location and dimensions of the subdivision.

c. The name of the subdivider.

2. General Plans:

a. North arrow and scale.

b. The boundary and phasing plan of the subdivision.

c. Existing and proposed contour lines at vertical intervals of not greater than five feet (5') when requested by the city engineer or designee.

3. Existing Conditions:

a. Location, width and names of all streets and driveways within two hundred feet (200') of the subdivision.

b. All public streets, rights-of-way, easements, parks, other public open spaces, and all section and city boundary lines within or adjacent to the proposed subdivision.

c. Sewers, water mains, power lines, storm drains, or other facilities within and adjacent within one hundred feet (100') of the proposed subdivision.

d. Ditches, drainage channels, waterways, and major washes.

e. The location of the floodplain and floodway, and elevations as designated by FEMA. Also, the location of the erosion hazard boundary for property adjacent to the Virgin and Santa Clara Rivers and Ft. Pearce Wash.

f. Exceptional topography.

g. Air traffic approaches when requested by the city engineer or designee.

h. Information required by the ordinance, if the proposed subdivision is within the hillside overlay area, a geologic hazard area, an adverse construction condition area, or flood or erosion hazard area.

i. Vicinity map.

4. Proposed Plan:

a. The layout of streets, driveways, public parks and trails, and utility easements showing identification and dimensions. Where double frontage lots are proposed, the general design of the privacy wall shall be shown.

b. The layout, number, and typical dimensions of lots. The following shall apply to numbering lots:

(i) Lots shall be numbered consecutively under a definite system. Numbering shall continue throughout the subdivision with no omissions or duplications.

(ii) Multiple phases within the same subdivision name shall be identified as phase 1, then phase 2 and so forth. Lots within different phases shall also be distinctly numbered as 101, 102, 103 (within phase 1), and 201, 202, 203 (within phase 2), and so forth.

(iii) Lettering of building lots is not permitted.

(iv) Areas not designated as a building lot or right-of-way on the plat shall be designated by capital letters and be designated in sequence within a subdivision starting with the letter “A.”

(v) Plat amendments shall be named and numbered in a form acceptable to the office of the Washington County recorder and Utah State Code as amended.

c. Parcels of land intended to be dedicated for public use or set aside for use of property owners in the subdivision as common or limited common areas.

d. A drainage plan by which the subdivider proposes to handle storm water drainage for the subdivision, including proposed realignment or regrading of existing drainageways upstream, within and downstream of the subdivision. All residential drainage shall be conveyed from each lot to the street. Shared drainage is not permitted unless it is in common or limited common area, owned and maintained by a property owners’ association.

e. A general plan for primary water, sewer, power systems, and related utilities.

f. A grading plan by which the subdivider proposes to handle elevation changes, retaining walls, and other related design issues as requested by the city.

C. Application Procedure and Requirements:

1. The subdivider shall file the preliminary plat along with a preliminary plat review application on forms provided by the city.

2. At the time of filing the application, the subdivider shall schedule an appointment with the city. The city shall review the application for completeness and may request that the subdivider present additional information to assist in determining the adequacy, quality, and characteristics of the subdivision proposal.

3. Once the application has been considered and determined to be complete, the application shall be reviewed according to the procedure set forth in this section. If the city finds that the application is not complete, the application shall be rejected, returned to the subdivider, and the subdivider shall submit a complete application.

4. Approval Procedure:

a. The community development department shall concurrently transmit the preliminary plat, and preliminary plat review application, along with all accompanying plans, reports, and studies to the appropriate city officials and other official agencies or bodies as deemed necessary or as required by law, to allow such persons to review the preliminary plat and preliminary plat review application.

b. After the preliminary plat review application is found to meet the requirements of this title, and all comments have been received from those to whom a request to review was made, the community development director or designee shall cause the preliminary plat to be placed on the next available planning commission agenda, and shall notify the subdivider of the date, time, and place of the meeting at which the preliminary plat shall be reviewed.

c. The planning commission shall only approve a preliminary plat which it finds to be in accordance with the standards and criteria set forth by the city in this title and all other ordinances, plans, and policies of the city. The planning commission may conditionally approve a preliminary plat, imposing such conditions as it may require in order to bring the preliminary plat into compliance with the requirements of the city’s ordinances, plans, and policies.

d. After reviewing the preliminary plat, the planning commission shall make a recommendation to the city council that the preliminary plat be approved, conditionally approved, or disapproved. The preliminary plat will then be placed on the next available city council agenda, after all legally required notification requirements have been complied with, and the city shall advise the subdivider of the date, time, and place of the meeting at which the preliminary plat shall be reviewed. After review, the city council shall approve, conditionally approve, or disapprove the preliminary plat.

e. If the final subdivision plat, or phase thereof, is not approved by the city within one (1) year after city council approval of the preliminary plat, the subdivider shall submit for approval a new preliminary plat in accordance with this subsection, unless it is determined by the community development director or designee that substantial progress toward completion of the final subdivision plat has been done, and the final plat cannot be submitted due to reasons beyond the control of the subdivider. In such case, the community development director or designee may agree to a single reasonable extension of time to complete the final subdivision plat, but no longer than one (1) year.

f. Approval of the preliminary plat does not constitute full approval of the development as additional requirements may be imposed that are a result of more detailed and thorough review of all plans, specifications, reports, investigations, etc. (Ord. 2019-10-002, 10-10-2019; amd. Ord. 2020-06-002, 6-4-2020)