CHAPTER 2
APPLICATION AND APPROVAL PROCESS
Sections:
Article 1 GENERAL SUBDIVISION APPLICATION PROCEDURE AND APPROVAL PROCESS
14-2-102 Preapplication Meeting.
Article 1 GENERAL SUBDIVISION APPLICATION PROCEDURE AND APPROVAL PROCESS
14-2-101 General Procedure.
Classification of Subdivisions. Before any land is subdivided, the owner of the property to be subdivided, or the owner’s authorized agent, shall apply for and secure approval of the proposed subdivision in accordance with the following procedures, which includes two (2) steps for minor subdivisions and three (3) steps for subdivisions:
(1) Minor Subdivision:
(a) Concept plan;
(b) Preliminary plan;
(2) Subdivision:
(a) Concept plan;
(b) Preliminary plan;
(c) Final plat.
14-2-102 Preapplication Meeting.
Before preparing a concept plan for a subdivision, the applicant shall schedule an appointment with the Community Development Department to discuss the procedure for approval of a subdivision plan with regard to zoning requirements. As relevant to the proposed subdivision, general layout of streets and required reservation of land, street improvements, drainage, sewerage, fire protection and similar matters, as well as the general availability of existing services will also be discussed. The applicant will then be advised, when appropriate, to discuss the proposed subdivision with those officials who must eventually approve those aspects of the subdivision plat for which they have responsibility. The Director may also request other members of the Development Review Committee to be present to provide early assistance to the applicant.
14-2-103 Concept Plan.
(1) Submission. The applicant shall prepare and submit a concept plan with the accompanying application provided by the Springville Community Development Department, along with the applicable fee. The purpose of the concept plan is:
(a) To provide an opportunity for the members of the Development Review Committee (DRC) to review the proposal and prepare written comments concerning the general feasibility of the proposed subdivision prior to proceeding with an application for preliminary plat approval; and
(b) To determine whether or not the plan can comply with the subdivision requirements that include lot configuration, street layout, and general availability of electrical power, water, sanitary and storm sewer facilities in the vicinity of the proposed subdivision property.
(2) The applicant shall provide a completed application along with a digital copy of the plans in Vector scalable format, for distribution to members of the DRC. The plan shall show the following:
(a) North point, scale and date of preparation;
(b) Vicinity map with a one-quarter (0.25) mile radius;
(c) Names, addresses and phone numbers of the applicant and engineer and/or surveyor for the proposal;
(d) Proposed lot and street layout;
(e) Total acreage; and
(f) Proposed subdivision name.
(3) Simultaneous Submission of Concept and Preliminary Plans. An applicant may choose to submit both a concept and Preliminary Plan simultaneously for review by the Development Review Committee. If this approach is taken, the applicant needs to be aware that if the DRC determines that changes are needed in the Concept Plan, the Preliminary Plans will need to be corrected to reflect the changes identified by the DRC. Simultaneous submissions will not assure applicants that their preliminary plans will be considered at the next Planning Commission, even if deadlines for that meeting are met by the applicant.
(4) Staff Action. The Concept Plan shall be distributed to the members of the DRC for their review and comment. The time frame for submissions and review shall be set by policy of the Community Development Department. Members of the DRC should submit their written comments on the Concept Plan to the Community Development Department, with advice to the applicant for specific changes, if any, needed in the layout. Members of the DRC will be invited to attend a meeting with the applicant to discuss concerns with the applicant. Additional changes may be required by the DRC, Planning Commission and City Council as part of the Preliminary Plan and Final Plat approvals for which the applicant will be responsible. While there is no approval of a Concept Plan required or given, the Planning Commission shall not review any Preliminary Plan prior to completion of a Concept Plan reviewed by members of the DRC and a meeting to discuss concerns and recommendations with the applicant. Upon completion of this process, the Planning staff will inform the applicant that the Preliminary Plan may be considered by the DRC.
(5) Effective Period of Conceptual Review. The applicant shall have six months from the date of DRC action to prepare and submit a complete application for Preliminary Plan review.
(Adopted by Ord. No. 1-03, amended by 6-03; Ord. No. 21-2017 § 2, 09/19/2017)
14-2-104 Preliminary Plan.
(1) Submission. Following the completion of concept plan submission and review by the members of the DRC, the applicant may begin the process for preliminary plan review and action. The purpose of the preliminary plan is to prepare a complete and detailed set of subdivision plans that addresses the issues included in the concept plan review and meets the requirements which follow. All information required in the application shall be provided prior to scheduling the item for the Planning Commission agenda. Once the application is determined complete by the staff, the applicant shall submit:
(a) All fees;
(b) The completed application form;
(c) Digital copy of the plans in Vector scalable format;
(d) One (1) eleven-inch (11") by seventeen-inch (17") reproducible copy of the proposed preliminary plat;
(e) One (1) copy of the preliminary drainage study with narrative (must be stamped and signed by a licensed engineer);
(f) One (1) preliminary or draft copy of any restrictive covenants (CC&Rs), bylaws, environmental studies, etc. (if applicable);
(g) One (1) copy of the preliminary title report issued within the last six (6) months.
When all materials are submitted, the request will be scheduled for Development Review Committee (DRC).
(2) The Preliminary Plan Map submission shall include:
Format and General Items
(a) All engineering and/or surveying documents stamped by engineer or land surveyor in accordance with the procedures of the Utah State Board for Professional Registration.
(b) A title block showing:
(i) Name of subdivision.
(ii) Type of development (residential, commercial, industrial, etc.)
(iii) Name and address of owner of record, developer and designer.
(iv) Name and address of engineer or land surveyor.
(v) Date of preparation.
(vi) Tabulation of acres, lots, open space and units per acre.
(c) Graphic and written scale at no more than one (1) inch equals fifty (50) feet or as recommended by City Engineer.
(d) North arrow.
(e) Township and Range, section lines, and other monuments.
(f) Vicinity map at a scale of one (1) inch equals one thousand (1,000) feet with a one-quarter mile radius.
(g) Topographic contour intervals of no greater than two (2) feet, unless otherwise stipulated by City Engineer.
(h) Surveyed boundary and topography of the subdivision.
(i) Location and names of adjacent properties/property owners and platted subdivisions.
(j) Location of zoning boundary lines within and adjacent to the proposed subdivision.
(k) Location, height and type of existing fence lines within and contiguous to the subdivision.
(l) Location, use, and dimensions of all existing buildings within the proposed subdivision. Indicate which buildings are to remain and which are to be removed.
(m) Location of all proposed lots including:
(i) Lot dimensions,
(ii) Lot frontage.
(iii) Lot area (square feet).
(iv) Building set-back lines (building envelopes).
(n) Lots consecutively numbered or lettered in alphabetical order.
(o) Location of existing features within the proposed subdivision and within two-hundred (200) feet of the boundary including:
(i) Existing public utility easements.
(ii) Irrigation ditches.
(iii) Drain pipes, drainage channels, and culverts.
(iv) Railroads.
(v) Bridges.
(vi) Power lines.
(vii) Water bodies, springs or water sources within two-hundred (200) feet.
(viii) Equestrian, pedestrian and bicycle trails.
(p) Location and dimensions of any common space or open space areas including property to be set aside for parks, playgrounds, trails, or other public or private uses, with a designation of the purpose of those areas, and conditions, if any, of the dedication or reservation.
(q) Location and extent of all cuts and fills exceeding two (2) feet anywhere on the project site and any associated retaining walls.
Roads
(r) The location and width of all existing and proposed roads, rights-of-way, alleys, and other public ways (all main roads must comply with the Springville City Transportation Master Plan.
(s) Cross sections of all existing and proposed roads (including road dimensions and location of utilities within the road.)
(t) Proposed names of all new roads. Streets shall not be given names other than the appropriate number designation (e.g. 700 South) for the street, except in the case of streets that cannot be readily assigned numerical designations because of configuration which crosses (does not exclusively align with) east-west or north-south coordinates.
(u) Location of all existing and proposed curb, gutter and sidewalk within the subdivision including:
(i) An indication of the grades.
(ii) Flow arrows showing direction of storm water surface flows.
(v) Location of any necessary temporary turnaround easements for emergency access on dead-end roads.
(w) Proper cul-de-sac lengths of no greater than four-hundred (400) feet and with no more than twelve (12) units located on it.
(x) Block lengths no greater then the block standards as described in 14-5-102.
(y) Street intersection offsets of not less than one-hundred-fifty (150) feet.
(z) If adjacent to a state road specify UDOT access size and location (UDOT approval will be required at final plat).
Water/Sewer
(aa) Location and size of existing and proposed culinary and pressure irrigation water lines (including existing lines adjacent to and/or affected by the proposed subdivision). Show main lines only.
(bb) Location of existing and proposed sewer main lines including size, depth, and slope (show any sewer lines adjacent to or affected by the proposed subdivision).
(cc) Letter(s) of intent for any necessary offsite water or sewer easements across privately owned land.
Drainage
(dd) Preliminary Drainage System Report (calculations and an explanatory narrative) stamped and checked by a licensed engineer prepared per the outline included with the checklist.
(i) Use Springville City rainfall curves in the drainage study and calculate 24- and 100-year floods (attach Springville City rainfall curves to drainage calculations).
(ii) For detention basins, submit calculations to justify sizing based on 25-year design storm with a release rate of 0.15 cfs per acre.
(ee) Detailed drainage plans showing existing and proposed storm drainage improvements including:
(i) Major drainage facilities, outfalls, and discharge.
(ii) Drainage pipe locations, sizes and depths.
(iii) Catch basin locations, types and depths.
(ff) Location of detention basins designed in accordance with the Springville City Engineering Designs Standards.
(gg) A written statement from the appropriate agency accepting responsibility for all surface and subsurface drainage, which is directed into channels owned, by the agency (such as irrigation companies, private land owners, etc.).
(hh) Letter(s) of intent for any necessary offsite drainage easements across privately owned land.
Irrigation Ditches
(ii) A written statement from the appropriate agency (such as irrigation companies, private land owners, etc.) regarding the effect of the proposed subdivision on any irrigation channels or ditches and any piping or other mitigation required.
(jj) The location, size and grade of any required piping for irrigation ditches as per the irrigation company letter.
Sensitive Lands
(kk) Identification of natural features or sensitive lands including, but not limited to:
(i) Wetlands. A wetland report and letter from the Army Corp of Engineers, if potential wetlands are located on the site.
(ii) Floodplains, floodways and areas that would be covered in water in a 100-year storm event.
(iii) Areas where ground water rises periodically to within two (2) feet of the surface of the ground.
(iv) Slopes exceeding twenty-five (25) percent and/or area within the Hillside Overlay Zone.
(v) Vegetation areas (including name and size of all existing trees and shrubs which could be incorporated into the subdivision).
(vi) Threatened or endangered species habitat areas.
(ll) A letter from the Army Corp of Engineers regarding any wetland areas within the boundaries of the proposed plat.
Buffering
(mm) The proposed treatment of the perimeter of the development, including materials and techniques used such as:
(i) Fences.
(ii) Berms.
(iii) Walls.
(iv) Landscaping.
Required Notes
(nn)Provide a note on the preliminary plat which states that the following items will be reviewed at the time of Final Plat review (because these items will be reviewed with the final plat, please do not show them on the Preliminary Plat):
(i) Plan and profiles/construction drawings of public improvements.
(ii) All pipe details (bends, detector tape, etc.).
(iii) Blow-offs and Automatic Release Valves (ARV) including size, type and protection.
(iv) Manhole and box details.
(v) Water and sewer service details.
(vi) Lot line utility easements.
(vii) Street lights/street signs/traffic signs.
(viii) Power line extensions and dome/transformer locations.
(ix) Lot addresses.
(x) CBR values and road sub-base.
(xi) Subdivision monumentation and lot corner markers.
Other Required Documents
(oo) A surveyor’s plat showing existing fence lines, existing deed lines, existing road rights-of-way and rights-of-way widths, and proposed subdivision boundary lines shall included with each set of the preliminary subdivision plans.
(pp) If the subdivision is in the Westfield Overlay Zone, the applicant must include detailed information regarding proposed features including building elevations, materials, amenities, and any other provision of the Westfield Overlay.
(qq) Landscaping plan for all park, open space, and common ownership areas including:
(i) Location, name and size of all proposed trees, shrubs, and plants.
(ii) Indication of proposed grass areas.
(iii) Indication of proposed irrigation facilities (underground sprinkler system).
(iv) Location of the clear view area at all street intersections (a triangular area formed by a line connecting the property lines at appoints 35-feet in each direction from the intersection) and an indication that no landscaping or other obstruction in excess of three- (3) feet above finished grade shall be allowed in the clear view area.
(rr) Phasing Schedule – If the developer is proposing phasing the development into two or more sections for purposes of recording final plats, such information must be included as a part of the preliminary plan submission.
(i) A phasing plan describing each phase, the approximate size in area of each phase, the order of phasing and the projected time for recording and development of each phase shall be submitted.
(ii) The requirements of the Concept Plan as described in 14-02-103 shall be submitted for all phases not being proposed for preliminary approval.
(iii) The Planning Commission may impose conditions upon the filing of each section proposed as may be necessary to ensure orderly development of the overall subdivision and the area in which it is located.
(iv) Application for subsequent phases must be submitted within one year of recordation of the previous phase.
(ss)Written approval by the fee simple owner(s) in an affidavit which gives the subdivider the authority to act for and in behalf of the fee simple owner to make all decisions on any requirements set by the Planning Commission or City Council.
(tt) Preliminary title report or policy of title insurance on the property, which identifies ownership, easements of record, liens or other encumbrances, prepared by a title company license to practice in the State of Utah. The City may require that the owner/developer resolve any boundary overlaps, gaps or other title discrepancies before approval of the preliminary plat.
(uu) Evidence of water rights proposed to be tendered to Springville City.
(vv) Draft copies of any proposed restrictive covenants or other private reservations.
(ww) An electronic (CD or email) copy of the proposed subdivision layout in DGN or DXF format (used by the Building Official for street and lot addressing) tied to the State Plane, NAD 83 coordinate system.
(xx) Applicant and/or Applicant’s engineer/surveyor has purchased the latest Springville City Design Standards and Specifications and Drawings.
(yy) Applicant and/or Applicant’s engineer/surveyor has reviewed Springville City’s existing and master plan utility maps.
(zz) Any other material or information required by the Planning Commission to assist them in their decision.
Minor Subdivisions
(aaa) Relevant items required of final plans (14-2-105(2)) as determined by the Community Development Director and the City Engineer.
(3) Determination of Completeness – The Preliminary Plan shall be reviewed by the Community Development Department to determine the completeness of the application. An incomplete application may not be accepted. Completed applications shall be forwarded to members of the Development Review Committee.
(4) DRC Review – The DRC shall review all applications to determine conformance with all applicable City ordinances and standards. If the preliminary plan is determined to meet City ordinances and standards, the DRC will forward the application to the Planning Commission. Otherwise, the application will be returned to the applicant for appropriate modification. The application should not proceed to the Planning Commission if it does not meet the requirements of City ordinances and standards. However, the DRC may forward applications to the Planning Commission subject to variances, waivers, modifications or amendments being made by the appropriate body.
(5) Upon review by the DRC and determination that the item shall be considered by the Planning Commission, notice of the Planning Commission meeting during which the subdivision shall be posted no less than three (3) calendar days before the Planning Commission meeting, on the property proposed for subdivision, in a visible location to passers-by, and shall be mailed to Utah County and each municipality whose boundaries are within one mile of the subject property.
(6) Planning Commission Review and Action – The Planning Commission shall review the completed application, along with comments from the DRC and the Planning Staff report. The Commission may then approve, conditionally approve or deny the application request.
(a) The Planning Commission shall approve the preliminary plan if it complies with all applicable City ordinances and standards and there is no need to attach any conditions to the approval. The Planning Commission may impose conditions upon its approval if it finds that such conditions are reasonably necessary to meet the requirements of this Title.
(b) The Planning Commission may deny an application for preliminary plan provided that reasons for the denial are stated. The Planning Commission may deny preliminary plan approval for any of the following reasons:
(i) There is insufficient evidence to establish that the applicant either owns or has authority to represent the owners of all of the property included on the preliminary plan; or
(ii) Issues associated with property gaps overlaps or other property disputes which affect the property contained within the preliminary plan; or
(iii) The preliminary plat does not comply with all of the applicable City ordinances and standards.
(7) Amendments to Preliminary Plans – At any time after preliminary plan approval and before submission of a final plat, the applicant may request that an amendment be made in the approval of the preliminary plat. The Community Development Department may agree to proposed amendments that are determined to be minor. Any major change to the proposed Preliminary Plan must be approved by the Planning Commission. Consideration of amendments will be limited to the proposed amendment. The Planning Commission may approve or disapprove the proposed amendment and may make any modifications in the terms and conditions of preliminary plan approval reasonably related to the proposed amendment. If the applicant is unwilling to accept the proposed amendment under the terms and conditions required by the Planning Commission, the applicant may withdraw the proposed amendment. No more than two amended plans, whether major or minor, may be proposed for any approved preliminary plan.
(8) Effective Period of Preliminary Approval
(a) Non-phased Subdivisions: The approval of a Preliminary Plan application by the Planning Commission shall be effective for a period of one (1) year from the time that approval is granted by the Planning Commission. The effective period of preliminary approval may be extended for more than a year when a final plat for the subdivision is submitted prior to one (1) year, but only for the amount of time that the final plat is under review by the Planning Commission and City Council. If a final plat is not approved by the City Council or if the approval of the final plat by the Council expires prior to recording the subdivision, the preliminary plan also expires, unless the preliminary plan approval was less than one (1) year prior to the City Council’s action on the final plat.
(b) Phased Subdivisions: The approval of a Preliminary Plan application by the Planning Commission shall be effective for a period of one (1) year from the time that approval is granted by the Planning Commission.
First Phase. The effective period of preliminary approval may be extended for more than a year when a final plat for the first phase of the subdivision is submitted prior to one (1) year from the original preliminary plan approval, but only for the amount of time that the final plat is under review by the Planning Commission and City Council. If the final plat for the first phase is not approved by the City Council or if the approval of the final plat by the Council expires prior to recording the subdivision, the preliminary plant also expires, unless the preliminary plan approval was less than one (1) year prior to the City Council’s action on the final plat for the first phase.
Subsequent Phases (after the first phase). The effective period of preliminary approval may further be extended when a final plat for any subsequent phase of the subdivision is submitted prior to one (1) year of the recording of the most previous phase of the subdivision and for the time that the final plat of the most recent phase is under consideration. If the final plat for the most recent phase is not approved by the City Council or if the approval of the final plat by the council expires prior to recording the most recent phase of the subdivision, the preliminary plan for the remainder of the unrecorded portion of the subdivision also expires, unless recording of the previous phase was less than one (1) year prior to the City Council’s action on the final plat for the most recent phase.
(9) Preliminary plan approval does not result in any vested right to develop the property.
(Ord. No. 12-2012, 12/18/2012; Ord. No. 21-2017 § 3, 09/19/2017)
14-2-105 Final Plat Approval.
(1) Submission. Following approval of the preliminary plan by the Planning Commission, the applicant may submit an application for final plan approval. The purpose of the final plat is to prepare a complete and detailed subdivision plat that addresses the issues included in the preliminary plan review and approval and meets the requirements which follow in preparation for recording the subdivision plat with the Utah County Recorder’s Office. All information required in the application shall also be provided prior to scheduling the item for the Planning Commission agenda. Once the application is determined complete by the staff, the applicant shall submit:
(a) All fees.
(b) The completed application form.
(c) Digital copy of the final plat and improvement drawings plans in Vector scalable format.
(d) One (1) eleven-inch (11") by seventeen-inch (17") reproducible copy of the final plat and improvement drawings.
(e) One (1) copy of the final drainage report with narrative (must be stamped and signed by a licensed engineer).
(f) One (1) copy of any restrictive covenants (CC&Rs), bylaws, environmental studies, etc. (if applicable).
(g) One (1) copy of the geotechnical report.
When all materials and fees are submitted, the request will be scheduled for Development Review Committee (DRC). Applications are scheduled on a first come, first served basis and space is limited.
(2) The final plat and improvement drawings shall include:
(a) Acknowledgement/proof of preliminary plat approval provided by the owner/authorized agent.
(b) A title block which contains the following:
(i) Name of the subdivision.
(ii) Type of development (residential, commercial, etc.).
(iii) Surveyor’s certificate that has been signed and dated, showing the name and registration number of the surveyor responsible for making the survey.
(iv) A legal description of the subdivision boundaries that includes the quarter-quarter section, section, township, range, principal median and the County of its location.
(v) The owner’s dedication that includes the dedication of all public ways or spaces. The owner’s dedication shall be signed by every person having a security interest in the subdivision property, dated, and notarized and should include a reference to any covenants that may be declared and blanks where the County Recorder may enter the book and page number of their recording.
(vi) Signature blocks prepared for the dated signatures of the City Engineer, City Attorney, Mayor, Planning Commission Chair, and City Recorder.
(c) Written and graphic scale, not smaller than one inch (1") to fifty feet (50') or as recommended by the City Engineer.
(d) The basis of bearings used and a north point.
(e) A vicinity map at a scale of one inch (1") equals one thousand feet (1,000') with a one-quarter (1/4) mile radius.
(f) The exterior boundaries of the platted areas giving lengths and bearings of the boundary lines. All subdivisions must have proper closure.
(g) Location of existing easements of rights-of-way, including those contiguous to the platted area, their nature, width, and the book and page number of their recording in the County’s records.
(h) Location of proposed easements including any required easements for water, sewer, drainage or irrigation, temporary turnaround easements and a ten-foot (10') public utility easement shown on the front of each lot and any side or rear of a lot adjacent to a road right-of-way and five feet (5') on the sides and back of all other lots.
(i) All lots, blocks, rights-of-way and easements (including open space) created by the subdivision with their boundary, bearings, lengths, widths, name, number, or purpose. For curved boundaries the curve radius, central angle, and length of arc and chord length and veering shall be given in a table. All lots must have proper closure.
(j) Indication of lot areas (square feet).
(k) The buildable envelopes shall not be shown on the final plat.
(l) Lots consecutively numbered or lettered in alphabetical order.
(m) Proposed addresses shown on each lot as obtained from a Springville City Planning and Zoning Official. All proposed new streets named or numbered in accordance with the street naming and numbering system of the City. Streets shall not be given names other than the appropriate number designation (e.g., 700 South) for the street, except in the case of streets that cannot be readily assigned numerical designations because of a configuration which crosses (does not exclusively align with) east-west or north-south coordinates.
(n) Location and names of adjacent properties/property owners and platted subdivisions.
(o) Location of zoning boundary lines within and adjacent to the proposed subdivision.
(p) Location of all existing homes or buildings within the proposed subdivision that are to remain.
(q) All existing monuments found during the course of the survey (including a physical description such as “brass cap”).
(r) All monuments erected, corner, and other points established in the field. The monuments shall be made of brass and the legend shall indicate the diameter, length, and weight of the monuments. All exterior boundary angle points of the subdivision and lot corners shall be marked in accordance with the Springville City Standard Specifications and Drawings.
(s) Show frontage on corner lots in relation to service line locations.
(t) A detailed diagram showing typical setbacks for a corner and interior lots and a typical thirty-five foot (35') clear view area (sight triangle) on the corner lot.
Required Notes on the Final Plat
(u) A notation of the distance (shown as a dimension and note on the plat) from the centerline of each existing road right-of-way (centerline of existing asphalt) to the new property line of the subdivision.
(v) A detail diagram showing typical setbacks for corner and interior lots.
(w) A summary of total project acreage, total acreage in lots, total acreage in roads and lane miles of road.
(x) A notation of any limited access restrictions on the lots that are affected.
(y) If a detention pond is required, note the capacity of the pond on the final plat.
(z) If there is no detention pond on the plat, provide a note explaining how detention is handled.
(aa) If surface drainage is to be directed onto a privately owned area for detention as part of the storm drainage system, show an easement around the detention/retention area on the final plat with the following note on the easement area:
Permanent detention facility to be owned and maintained by the owners of this property not to be altered without approval by Springville City Council and City Engineer.
(bb) If a temporary turnaround is required, add the following note on the final plat with a reference to the turnaround:
50'-radius temporary asphalt turnaround with appropriate road base, 3 no-parking signs installed, and no above ground utilities allowed in the turnaround area.
Construction Drawings
(cc) Final construction/plat and profile drawings of all required public improvements consistent with Springville City Design Standards Specifications and Drawings. An engineer or land surveyor must stamp all construction drawings in accordance with the procedures of the Utah State Board for Professional Registration. Construction drawing shall include:
(i) An overall public improvement plat or index sheet that includes a summary of all improvement and utility information (this sheet is used by City staff to prepare the bond for public improvements).
(ii) Location, pipe type, and size of existing and proposed culinary and pressurized irrigation lines and associated fire hydrants, valves, and blowoffs (note where bends are required on water lines and what type is to be used).
(iii) Location, depth, pipe type (pipe type may be noted in a legend), and slope of all drainage and sewer lines, including the location and proper spacing of all boxes, manholes and other improvements.
(iv) Location of water and sewer service laterals for each lot including the location of the laterals in relation to each other (water laterals must be located at the center of the lot and sewer laterals ten feet (10') downstream from the water laterals).
(v) The location of the lot frontage for all corner lots in relation to service line locations.
(vi) Details of detention basin(s) including:
(A) Piping and orifices.
(B) A note stating that the bottom of the basin will be sloped towards the outlet.
(C) Cross section of detention pond.
(D) Twenty-five (25) year water level. Note: The maximum water depth shall not exceed allowances outlined in the Springville City Engineering Designs Standards.
(E) Capacity of detention pond in cubic feet.
(F) Other details as required by the Springville City Engineering Design Standards.
(vii) If the placement of irrigation system improvements is required, show all irrigation improvements including piping, head gates, boxes, grates, etc. (in conformance with letter issued by the irrigation company) and provide a signature block for the irrigation company on all applicable construction drawing sheets.
(viii) Cross sections of all roads including pavement design, base and sub-base amounts (per Springville Standards or as directed by the geotechnical report) and location of utilities within the street right-of-way.
(ix) Location of power line extensions and relocations, streetlights, domes and transformers.
(x) Location of existing power infrastructure and ownership.
(xi) Location, type, and height of existing fencing and new fencing, berming, landscaping or other buffering to be installed as part of the development.
(xii) Street signs and traffic control signs.
(xiii) All other specifications, details, and references required by the Springville City Standard Specifications and Drawings.
(dd) Construction drawings are to include the following notes:
(i) A note stating that one (1) color electronic copy of as-built drawing, formatted in accordance with Springville City Standard Specifications and Drawings, shall be submitted to the City upon completion of the public improvements; including water, sewer, storm drain and power.
(ii) A note stating that all construction is to be done as per the Springville City Standard Specifications and Drawings.
(iii) A note stating that all ADA accessible sidewalk ramps will be constructed in accordance with Springville City Standard Specifications and Drawings.
(iv) A note stating that, prior to construction, a storm water prevention pollution plan (SWPPP) will be submitted to the Public Works Director for approval.
(v) A note stating that, prior to commencement of any work, a preconstruction meeting will be held with the Public Works Director, Chief Building Official, city inspectors, the contractor and all subcontractors and the property owner.
(ee) Landscaping plan for all park, open space, and common ownership areas including:
(i) Planting areas with a list of the name, number and size of plants designated for each area.
(ii) Location, name and size of all existing and proposed trees and shrubs.
(iii) Location and sizes of proposed irrigation facilities adequate to maintain the planting areas.
(iv) Indication of proposed grass areas and whether it is to be sodded or seeded.
(v) Location of the clear view area at all street intersections (a triangular area formed by a line connecting the property lines at points thirty-five feet (35') in each direction from the intersection) and an indication that no landscaping or other obstruction in excess of three feet (3') above finished grade shall be allowed in the clear view area.
Other Required Items
(ff) An engineer’s estimate of costs, including quantity take-offs, for construction of all required public improvements.
(gg) A final copy of any restrictive covenants (CC&Rs), reservations, or private easements.
(hh) Three (3) copies geotechnical study.
(ii) Evidence that all property taxes are current and that roll back taxes have been paid, and that no other debts or obligations are outstanding and no liens or encumbrances are placed on the property.
(jj) Warranty deed/title insurance on property dedicated to the City (open space, detention, City park property, City trails, some road dedication).
(kk) Prepared easements for any necessary off-site water, sewer, or drainage easements across privately owned land, or for temporary turnarounds.
(ll) A copy of any necessary deeds or boundary line agreements necessary for recording of the final plat.
(mm) Any required UDOT approvals for access, etc.
(nn) An electronic (computer disc or email) copy of the proposed final plat and construction drawings in a format acceptable to the City Engineer (DGN or DXF) tied to the State Plane, NAD 83 coordinate system.
(oo) Prior to the preconstruction meeting, the developer will make copies of plans for the meeting from the approved and signed check set. When changes need to be made to a check set, revise the affected sheets only and return the revised sheets to the City for approval and signatures. Copies of the revised sheets will be distributed only after approval and signatures given. Copies for the preconstruction meeting must be made prior to the preconstruction meeting being scheduled. Any/all construction documents used in the field will be a copy of the approved check set with the approval stamped, signed and dated on the front cover.
(pp) Documents evidencing the ability to tender water rights, any property or easements to Springville City.
(qq) Proposed development agreement, if applicable.
(3) DRC Review. The DRC shall review all applications to determine whether corrections have been made in accordance with preliminary plan application approval and conformance with all applicable City ordinances and standards. If the final plat is determined to meet City ordinances and standards, the DRC will forward the application to the Planning Commission. Otherwise, the application will be returned to the applicant for appropriate modification. In no case shall the application proceed to the Planning Commission if it does not meet the requirements of City ordinances and standards. However, the DRC may forward applications to the Planning Commission subject to variances, waivers, modifications or amendments being made by the appropriate body.
(4) In reviewing the final plat, City staff will consider the items listed below:
(a) The Community Development Director or the Director’s designee shall determine whether the submitted plat complies with the approved preliminary plan application and conditions of approval, along with the applicable City ordinances affecting the subdivision of land.
(b) The City Engineer shall:
(i) Review and approve the improvement drawings and quantity estimates for construction of the improvements. The improvements shall be approved when the City Engineer determines that the proposed improvements are in accordance with the requirements of this Title, the adopted engineering standards and specifications of Springville City and any applicable conditions of preliminary plan approval;
(ii) Verify that the drawings of streets, easements, storm detention facilities and other improvements comply with the requirements of this Title, engineering standards and specifications, and conditions of preliminary approval;
(iii) Verify that the boundary descriptions are correct;
(iv) Verify existing easements of record; and
(v) Verify submission and approval of any financial guarantees, deeds, conveyances or other agreements required for final approval and recordation.
(c) The City Attorney shall:
(i) Review the language and forms on the plat to assure compliance with the requirements of Springville City and appropriately addresses the requirements of the Planning Commission;
(ii) Review any financial guarantees, deeds, conveyances or other agreements for final approval and recordation;
(iii) Review any required declaration of conditions, covenants and restrictions to be recorded with the plat to ensure their consistency with the plat and they are in conformance with applicable City ordinances and standards;
(iv) Verify creation of any required homeowners association;
(v) Review the current title report and verify, prior to signing and recordation of the plat by the mayor, that:
(A) The owner’s dedication is properly executed by all of the owners of the subject property;
(B) Easements of record are reflected on the final plan; and
(C) The owner’s dedication is free of liens or encumbrances.
(5) Planning Commission Review and Action. The Planning Commission shall review the completed application, along with comments from the DRC and the Planning staff report. The Commission may then approve, conditionally approve or deny the application request.
(a) The Planning Commission recommends approval of the final plat application if it complies with preliminary plan approval and is in conformity with all applicable City ordinances and standards and there is no need to attach any conditions to the approval. The Planning Commission may impose conditions upon its recommendation of approval if it finds that such conditions are reasonably necessary to meet the requirements of this Title.
(b) The Planning Commission may recommend denial of the final plat for either of the following reasons:
(i) The final plat does not comply with the preliminary plat approval; or
(ii) The final plat does not comply with all of the applicable City ordinances and standards.
(6) Upon action by the Planning Commission on the final plat, notice of the City Council meeting during which the subdivision shall be considered shall be mailed to Utah County and each municipality whose boundaries are within one (1) mile of the subject property.
(7) Effective Period of Recommendation of Approval by the Planning Commission. The recommendation of final plat approval by the Planning Commission shall be effective for a period of ninety (90) days from the date of the Commission’s action of recommended approval.
(8) City Council Review and Action. The City Council shall review the completed application, along with the comments from the DRC, Planning staff and the Planning Commission. The City Council may then approve, conditionally approve or deny the application request. If denied, the City Council shall give reason for such disapproval. If additional conditions are required by the City Council, such conditions shall be referred to the Planning Commission for their review and approval prior to City Council’s final action on the application.
(9) Minor Corrections to Final Plat Map. The City Engineer may approve minor changes to approved final plats before the plat is recorded if the Engineer finds that the proposed changes do not jeopardize the interests of the City or adjoining property owners. Examples of minor changes contemplated by this Section include legal descriptions mistakes, minor boundary changes and items that should have been included in the original final plat.
(10) Required Submissions. After making all required revisions, the subdivider shall submit the final plat, which plat shall be certified by a professional engineer or land surveyor, and properly executed and acknowledged by all owners of the property and any other parties required for recordation. Additionally, all required bonds, fees, water rights and necessary documents shall be provided prior to recording.
(11) Signing and Recordation of Final Plat. The executed plat shall then be submitted for the signature of the City Engineer, followed by the City Attorney and then forwarded to the Mayor for the final signature on the plat. The final plat, bearing all official approvals as required in this Section, shall be recorded and filed in the office of the Utah County Recorder and the office of the Springville City Recorder.
(12) Effective Period of Final Approval. Submission of the executed plat and all required submissions must occur within six (6) months of approval by the City Council. The construction of all subdivision improvements shall be completed pursuant to the time period allowed pursuant to Section 14-5-101. In the event that the subdivision improvements are not installed within the time period allowed under Section 14-5-101, final approval of any unrecorded plat by the City Council expires.
(13) Overall Compliance with Requirements. All property shall be developed in strict compliance with the approved final plat, plans, the approved construction drawings, the City’s development standards and specifications and all notes, restrictions, covenants, dedications, boundaries and other commitments shown on the approved plan and/or final plat. Failure to note any improvement required by this Title on the preliminary plan, final plat or the construction drawings shall not eliminate the developer’s responsibility to complete the improvement or meet the obligation required for the subdivision.
(Adopted by Ord. No. 1-03, amended by 6-03, and 28-05; Ord. No. 12-2012, 12/18/2012; Ord. No. 05-2014 § 3, 02/18/2014; Ord. No. 21-2017 § 4, 09/19/2017)