Subord 02-08 Staff Report

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Planning Staff Report

March 11, 2008

Subdivision Ordinance Amendment 02-08 Consisting of Changes to Chapter 1 General Provisions (Filing of Preliminary and Final Plans) of the Weber County Subdivision Ordinance.

Staff is requesting that amendments be made to Chapter 1 of the Weber County Subdivision Ordinance. These amendments include changes and clarifications to some of the definitions, changes to the subdivision application items required, the requirement for a phasing plan and open space plan to be submitted at preliminary approval, changes and clarifications to the final plat requirements, the addition of a tax clearance letter which the County may require before releasing an otherwise valid plat, changes to the subdivision time limitations, and the requirement for a capacity assessment letter to be received prior to final approval from the Planning Commission and a construct permit from the Utah State Division of Drinking Water to be received prior to final approval from the County Commission.

Items that will be required with the subdivision application include PDF files of all supporting documents and PDF, DWG, DWF, and JPEG files of the subdivision plats, phasing plans, open space/landscape plans, etc.

Subdivision applications now have 18 months to receive preliminary approval and 18 months from that date to receive final approval with the possibility of an 18 month extension upon repayment of fees and the plat being brought into compliance with current ordinances. The plat must then be recorded within one year from the date of final approval by the Planning Commission and subsequent phases must be recorded within one year of the previous phase being recorded. A subdivision may receive one final approval extension per subdivision, not per phase. If a subdivision has received preliminary or final approval it may retain the density with which it was originally approved provided that the approved phasing plan is followed and the time limitations for preliminary and final approval are met.

Staff Recommendations

Staff recommends that the Planning Commission review the amendments to the subdivision ordinance, ask questions for clarification if necessary, and recommend approval of the amendments to the County Commission.


Amended Chapter 1 Language

26-1-1 Purpose and Intent

The underlying purpose and intent of this Ordinance is to promote the health, safety, convenience and general welfare of the inhabitants of the unincorporated territory of Weber County in the matter of subdivision of land and related matters affected by such subdivision. Any proposed subdivision and its ultimate use shall be in the best interest of the public welfare and the neighborhood development of the area concerned and the subdivider shall present evidence to this effect when requested to do so by the Land Use Authority. In cases where unusual topographical or other exceptional conditions exist, variations and exceptions from this Ordinance may be made by the County Commissioners, the appeal board for the subdivision ordinance, after a recommendation by the Planning Commission.

26-1-2 Scope of Ordinance

No person shall subdivide any tract of land which is located wholly or in part in the County, outside of incorporated cities or towns except in compliance with this Ordinance. No person shall sell or exchange or offer to sell or exchange any parcel of land which is a part of a subdivision of a larger tract of land, nor offer for recording in the office of the County Recorder any deed conveying such a parcel of land, or any interest therein, unless such subdivision has been created pursuant to and in accordance with the provisions of this Ordinance; provided, that this Ordinance shall not apply to any lot or lots forming a part of a subdivision created and recorded prior to the effective date of the subdivision regulations adopted in Weber County on January ll, l952.

No lot within a subdivision approved by the Planning Commission and County Commission and recorded in the County Recorder's Office in accordance with the provisions of this Ordinance, shall be further divided, rearranged, added to or reduced in area nor shall the boundaries of any lot be altered in any manner so as to create more lots than initially recorded or any non-conforming lot without first obtaining the approval of the Land Use Authority.

26-1-3 Definitions

The following words and phrases used in this Ordinance shall have the respective meanings hereinafter set forth, unless a different meaning clearly appears from the context:

"Alley"
A public thoroughfare less than twenty-six (26) feet wide.
"Average Percent of Slope"
An expression of rise or fall in elevation along a line perpendicular to the contours of the slope connecting the highest point of a slope to the lowest point of the same slope within a parcel or lot. A vertical rise of one hundred (l00) feet between two points one hundred (l00) feet apart measured on a horizontal plane is a one hundred percent (l00%) grade. (Amd. Ord. #2-7l, Feb. 25, l97l; #15-92, 12/16/92)
"Block"
The land surrounded by streets and other rights-of-way other than an alley, or land which is designated as a block on any recorded subdivision plat.
"Bona fide division or partition of agricultural land for agricultural purposes"
shall mean the division of agricultural land into lots or parcels of five (5) acres or more in area whose principal use is the raising and grazing of animals or agriculture as that use is defined in the Weber County Zoning Ordinance and provided that:
  • No dedication of any streets shall be required to serve any such lots or parcels of agricultural land so created.
  • The division of land in the mountain areas of the County for investments, building development or summer cabin usage shall not be deemed to be a bona fide division or partition of agricultural land for agricultural purposes.
  • The agricultural lots or parcels so created shall not thereafter be further divided into parcels of less than five acres without being subdivided in accordance with the Subdivision Regulations of Weber County.
  • No dwellings shall be permitted unless all subdivision, zoning and health requirements of the County are met.
"Building Area"
A portion of a lot, parcel, or tract of land which is to be utilized as the building site having an area of at least one hundred (l00) feet by seventy-five (75) feet with an average slope of less than twenty-five percent (25%), such building area to be designated as the only area in which building may take place and outlined on the subdivision plat in which the lot is located. Easements and setbacks cannot be located within this area.
“Building Parcel Designation”
Building parcel designation recognizes two (2) or more lots within an approved subdivision as one (1) lot for building purposes. This does not allow for the creation of additional lots, and the original lot lines as recorded do not change. The Planning Director can administratively approve Building Parcel Designation.
"County"
Weber County, Utah.
"County Commissioners"
The Board of Commissioners of Weber County, Utah.
"County Health Officer"
The Administrative and Executive Officer of the Weber County Health Department and Local registrar of Vital Statistics or his duly authorized representatives.
"Holding Strip"
A strip of land bordering both the boundary of a subdivision and a street within the subdivision for the purpose of controlling the access of property owners abutting the subdivision to the street. Holding strips may not be placed at the terminus of a right-of-way. The Holding strip is to be one (1) foot in width, or as required by the County Commission.
"Easement"
That portion of a lot or lots reserved for present or future use by a person or agency other than the legal owner or owners of said property or properties. The easement may be for use under, on, or above said lot or lots.
“Land Use Authority” 
A person, board, commission, agency, or other body designated by the Weber County Commission, through this ordinance, to act upon subdivision applications.
“Land Use Ordinance"
The Land Use Ordinance is to be known as the Uniform Zoning Ordinance of Weber County as adopted by the Board of County Commissioners, December 30, l958 as amended from time to time.
"Lot"
A parcel of land capable of being occupied by an allowed use, building or group of buildings (main or accessory), and approved for human occupancy either full or part time; together with such yards, open spaces, parking spaces and other areas required by this Ordinance, The Uniform and the Zoning Ordinance, and the Hillside Development Ordinance of Weber County. Such parcel shall also have frontage on a street or on a right-of-way approved by the Board of Adjustment. Except for group dwellings and guest houses, not more than one (l) dwelling structure shall occupy any one (l) lot.
“Lot Line Adjustment”
Allows owners of lots within approved subdivisions to adjust ownership lines between lots. A Lot Line Adjustment does not change boundary lines within an approved subdivision, nor allow for the creation of additional lots. An Amended Plat is required to do a Lot Line Adjustment.
"Lot, Restricted"
A lot (1) Which has an average slope of twenty-five (25%) percent or more over a major portion of its area, or (2) which does not have a building area of at least seventy-five (75) feet by one hundred (100) feet on a buildable portion of the lot with an average slope of less than twenty-five (25%) percent, or (3) which has been identified as having potential geologic or other environmental hazards or which requires further investigation prior to the issuance of a building permit. The lot shall be increased in area and width if over the twenty-five (25%) percent slope category and shall be regulated and developed in accordance with Chapter 36B the Hillside Development Ordinance of the Weber County Zoning Ordinance and conditions imposed by the Hillside Development Review Board in addition to the requirements of this Ordinance.
"Lot, Unrestricted"
A lot having an average slope of less than twenty-five percent (25%) over a major portion of its area or a lot having an average slope of twenty-five percent (25%) or more which contains a building area on a buildable portion of the lot with an average slope of less than twenty-five percent (25%), which building area is designated as such on the subdivision plat in which the lot is located.
"Lot Right-of-way"
A strip of land of not less than sixteen (l6) feet wide connecting a lot to a street for use as private access to that lot.
"Master Street Plan"
A plan, labeled "Master Street Plan of Weber County.
Minor Subdivision”
  • A subdivision consisting of three (3) or fewer lots and for which no streets will be created or realigned.
  • An amended subdivision consisting of five (5) or fewer lots and for which no streets will be created or realigned.
  • A subdivision phase consisting of five (5) or fewer lots which has a valid preliminary approval and meets all conditions of that preliminary approval, including proposed street layouts.
"Non-Buildable Area"
The area of a lot which, because of identified potential geologic or other environmentally hazardous conditions, has been determined unsuitable for construction of residential buildings and other structures for human occupancy. Decks, patios, pergolas, storage sheds, unattached private garages and other accessory structures may be allowed however within the designated non-buildable area of a lot.
"Official Map"
A map adopted by the Board of County Commissioners under the provisions of l7-27-7, Utah Code l953 as amended.
"Parcel of land"
Parcel of land shall mean a contiguous quantity of land in the possession of, or owned by, or recorded as the property of the same claimant or person.
"Person"
Any individual, corporation, partnership, firm or association of individuals however styled or designated.
"Private Access Right-of-way"
An easement of not less than fifty (50) feet wide reserved by dedication unto the subdivider or lot owners to be used as private access to serve the lots platted within the subdivision and complying with the adopted street cross section standards of the County and maintained by the subdivider or other private agency.
"Streets"
  • "Street": A thoroughfare which has been dedicated or abandoned to the public and accepted by proper public authority or a thoroughfare not less than twenty-six (26) feet wide which has been made public by right of use and which affords the principal access to the abutting property.
  • "Street, Major": A street, existing or proposed, which serves or is intended to serve as a major traffic way and is designated on the Master Street Plan as a controlled access highway, major street, parkway or other equivalent term to identify those streets comprising the basic structure of the street plan.
  • "Street, Collector": A street existing or proposed of considerable continuity which is the main means of access to the Major Street System.
  • "Street, Standard Residential": A street, existing or proposed, which is supplementary to a collector street and of limited continuity which serves or is intended to serve the local needs of a neighborhood.
  • "Street, Marginal Access": A minor street which is parallel to and adjacent to a limited access major street and which provides access to abutting properties and protection from through traffic.
  • "Street, Private": A thoroughfare within a subdivision which has been reserved by dedication unto the subdivider or lot owners to be used as private access to serve the lots platted within the subdivision and complying with the adopted street cross section standards of the County and maintained by the subdivider or other private agency.
  • "Cul-de-sac": A minor terminal street provided with a turnaround.
"Subdivision"
  • means any land that is divided, resubdivided or proposed to be divided into two or more lots, parcels, sites, units, plots, or other division of land for the purpose, whether immediate or future for offer, sale, lease, or development either on the installment plan or upon any and all other plans, terms, and conditions.
  • "Subdivision" includes the division or development land whether by deed, metes and bounds description, devise and testacy, lease, map, plat or other recorded instrument.
  • "Subdivision does not include a bonafide division or partition of agricultural land for agricultural purposes nor a division of land into two or more parcels each of which is eighty (80) acres or more in area.
"Subdivision Cluster"
A subdivision of land in which the lots have areas less than the minimum lot area of the zone in which the subdivision is located, but which complies with the Cluster Subdivision provisions of the Zoning Ordinance and in which a significant part of the land is privately reserved or dedicated as permanent common open space to provide an attractive low density character for the residential lots in the subdivision.
"Subdivision, Summer Home"
A subdivision of land in the mountain areas of the County for summer home usage only and not for year-round permanent living where, because of topography and the temporary nature of the occupation, road utility and other standards and improvements are reduced to a minimum and where the naturalistic environment is maintained as much as possible.
“Survey Markers”
A survey marker shall be of the size and type specified by the Weber County record of survey ordinance. Section 6-12-2 (5) (a).

26-1-4 Subdivision Application Requirements

  1. Pre-application meeting required. Each person who proposes to subdivide land in the unincorporated territory of the County shall confer with the Weber County Planning staff before preparing any plats, charts, or plans in order to become familiar with the County Subdivision requirements and existing master plans for the territory in which the proposed subdivision lies and to discuss the proposed plan of development of the tract.
  2. Subdivision Application Submittal. Subdivision applications shall be submitted to the Planning Director or his/her designated staff member, by appointment, and shall include:
    1. A completely filled out subdivision application, signed by the property owner(s).
    2. A completely filled out subdivision information form, supplied to the developer by the Planning Commission office.
    3. Eight (8) Twelve (12) full size 24 x 36 copies, and two (2) one (1) reduced size 11 x 17 copy, and one (1) reduced size 81/2 x 11 copy of a preliminary plan meeting the requirements listed in this ordinance.
    4. One (1) .pdf format disc of all documents and plans submitted, and one (1) .dwg file of all drawings. All documents submitted in the subdivision application shall be accompanied by a PDF file of the respective document. All plans (including but not limited to subdivision plats, improvement drawings, architectural drawings, phasing plans, etc), and subsequent submittals and revisions, shall be accompanied by a full scale set of PDF, DWG, DWF and JPEG files of the respective plans. Improvement drawings shall not be required to have accompanying JPEG files.
    5. A written statement of feasibility from the County or State Health Department which states the recommendation of the Health Department regarding sanitary sewage disposal, and culinary water availability shall be provided with the submittal of any subdivision application.
    6. A non-refundable fee made payable to Weber County. The County Commissioners shall by resolution from time to time, prescribe the amount of such fee, which shall be for the purpose of reimbursing the County for the expense incidental in connection with the checking and approving of such subdivision plans
    7. A copy of the Project Notification form from the Utah State Department of Environmental Quality Division of Drinking Water.

26-1-5 Preliminary Plan Requirements and Approval Procedure

  1. The preliminary plan shall be prepared in conformance with the requirements of this ordinance and all other County codes and regulations regulating the subdivision of land. The preliminary plan shall be drawn to a scale not smaller than one hundred (l00) feet to the inch and shall show:
    1. The proposed name of the subdivision.
    2. The location as forming a part of a larger tract or parcel, where the plat submitted covered only a part of the subdivider's tract or only a part of a larger vacant area. In such case, a sketch of the prospective future street system of the unplatted parts, shall be submitted; and the street system of the part submitted shall be considered in the light of adjustments and connections with the future street system of the larger area.
    3. Sufficient information to locate accurately the property shown on the plan, including Sections Corner Ties.
    4. The individual or company names and addresses of the subdivider, the engineer and registered land surveyor of the subdivision, and the owners of the land immediately adjoining the land to be subdivided.
    5. Contour map at intervals of 2', 5', or l0' as determined by the Planning Commission.
    6. The boundary lines of the tract to be subdivided showing bearings and distances.
    7. The location, widths and other dimensions of all existing or platted streets and other important features such as railroad lines, water courses, exceptional topography, easements and buildings within or immediately adjacent to the tract to be subdivided.
    8. Existing and proposed sanitary sewers, storm drains, water supply mains, water wells, land drains, and culverts within the tract and immediately adjacent thereto.
    9. The location, widths and other dimensions of proposed public streets, private streets, or private access rights-of-way, alleys, utility easements, parks, other open spaces and lots with proper labeling of spaces to be dedicated to the public or designated as private streets or private access rights-of-way.
    10. North point, scale and date.
    11. Lots classified as "restricted" by placing the letter "R" immediately to the right of the lot number of said lot.
    12. The location of percolation test holes on each lot.
    13. Plans or written statements prepared by a licensed civil engineer regarding the width and type of proposed pavement, location, size, and type of proposed sanitary sewers or other sewage disposal facilities, proposed water mains and hydrants and other proposed storm water drainage facilities and other proposed improvements such as sidewalks, planting and parks and any grading of individual lots. Engineering drawings may be required during preliminary approval in subdivisions where roads are proposed over ground that has an average slope of ten percent (10%) percent or greater.
    14. Open space and common area improvements shall be submitted including but not limited to landscaping, structures, signs, parking, and other amenities.
  2. Approval Procedure.
    1. A phasing plan for multi-phase subdivisions shall be submitted and approved by the Planning Commission.
    2. With the exception of minor subdivisions, the preliminary plan shall be presented to the Planning Commission for their recommendation. The Planning Commission’s recommendation may be appealed to the County Commission by filing an appeal within 15 days of the Planning Commission’s recommendation. If the Planning Commission’s recommendation is not appealed to the County Commission, the Planning Commission’s recommendation shall stand as the County’s decision on preliminary approval.
    3. Grading Limitation. No large scale excavation, grading or regrading as determined by the Planning Commission shall take place on any land for which a preliminary subdivision plan has been submitted until such plan has been given preliminary approval by the Planning Commission and then only in accordance with the Excavation Ordinance of Weber County.

26-1-6 Agency Review and Public Notice

  1. Distribution of Preliminary Plan. The Planning Commission office shall distribute a copy of the Preliminary Plan to each of the following for their information and recommendations: , County Engineer, County Fire District, County Health Officer, County School Board, County Surveyor, and company furnishing telephone, electric, water and/or gas service. The Planning Commission office may distribute copies of the Preliminary Plan to other agencies and organizations to ensure thorough review of the proposed plan.
  2. Public Notice. Notice of the proposed subdivision shall be mailed not less than seven calendar days before the Planning Commissions’ public hearing on the proposed subdivision to the record owner of each parcel within 500 feet of the property proposed for subdivision; or posted not less than three calendar days before the public hearing, on the property proposed for subdivision, in a visible location, with a sign of sufficient size, durability, and print quality that is reasonably calculated to give notice to passers-by.

26-1-7 Subdivision Time Limitations

  1. Time Limitation for Preliminary Approval. Subdivision applications that have not received preliminary approval within 18 months of from the date of submittal shall be void. Subdivisions receiving preliminary plan approval shall have eighteen (18) months from the date of the approval to receive a recommendation for final approval of the subdivision or the first phase thereof, from the Planning Commission. An extension of preliminary approval for an additional time period of up to eighteen (18) months may be granted by the Planning Director upon repayment of the subdivision application fees and the plan being brought into compliance with County, State and Federal ordinances current at the time of the extension. The extension request shall be submitted and approved prior to the expiration of the original approval period.
  2. Time Limitation for Final Approval. A final subdivision plat for the first phase of a subdivision that receives a recommendation for final approval by from the Planning Commission shall be offered to the County Commission for final approval and recording within one (1) year after that from the date of the Planning Commission’s recommendation of for final approval. unless the time is extended by the After one (1) year from that date, the plat shall not be recorded or be received for recording and shall have no validity whatever whatsoever. Subdivisions with multiple phases must record a new phase within one year from the date of the previous phase being recorded until the subdivision is completed or the plat shall not be received for recording and shall have no validity whatsoever. The Planning Commission can grant one time extension for final subdivision approval for a maximum of one (1) year per subdivision. A multiple phase subdivision can receive only one time extension, not one time extension per phase.
  3. Any subdivision that has received preliminary or final approval, including a subdivision with multiple phases in which all of the phases have received preliminary approval, but has become non-conforming in any manner due to changes in applicable ordinances shall be allowed to retain the density which it was approved provided that the originally approved phasing plan is followed and the time limitations for preliminary and final approval are met.

26-1-8 Final Plat Requirements and Approval Procedure

  1. Final Plat Required.
    1. After compliance with the provisions of Section 26-1-4 of this Ordinance, the subdivider shall submit Eight (8) twelve (12) full size, 24 x 36, two (2) one (1) reduced size, 11 x 17 copy of the final plat, one (1) 81/2x11 copy of the final plat, a .pdf format disc and one (1) .dwg copy of the final subdivision plat meeting the requirements listed in this ordinance and any additional requirements set by the Land Use Authority. Such plat shall be accompanied by a "Letter of Certification" by the subdivider's registered land surveyor, indicating that all lots meet the requirements of the Zoning Ordinance.
    2. The final plat and accompanying information shall be submitted to the Planning Commission at least thirty-five (35) days prior to a regularly scheduled Planning Commission meeting in order to be considered at said meeting.
  2. Final Plat Requirements.
    1. The final plat shall consist of a sheet of approved tracing linen or mylar to the outside or trim dimensions of twenty four (24) by thirty six (36) inches and the border line of the plat shall be drawn in heavy lines leaving a space of a minimum of one-half (1/2) inch or a maximum of one and one half (1½) inch margin on all four sides of the sheet. The final plat shall be signed and stamped by a Registered Licensed Land Surveyor in the State of Utah. The plat shall be so drawn that the top of the sheet faces either north or east, whichever accommodates the drawing best. All lines, dimensions and markings shall be made on the tracing linen or mylar with approved waterproof black "India Drawing Ink". permanent ink meeting industry requirements. The plat shall be made to scale large enough to clearly show all details in any case not smaller than one hundred (100) feet to the inch and the workmanship on the finished drawing shall be neat, clean cut and readable having a text size of not less than 0.09 of an inch (approximately 3/32 of an inch). The plat shall be signed by all parties mentioned in sub-paragraph "g" of this paragraph, duly authorized and required to sign and shall contain the following information:
      1. A subdivision name, approved by the County Recorder and the general location of the subdivision in bold letters at the top of the sheet. The Township, Range, and Quarter Section shall be shown on the top of the plat."
      2. Where a subdivision complies with the Cluster Subdivision provisions of the Zoning Ordinance, the final plat shall indicate underneath the subdivision name the words, "Cluster Subdivision "
      3. A north point or arrow which shall make the top of the sheet either north or east, however, exceptions may be approved, the and scale of the drawing and the date of the survey noted in the heading. (Meaning the date year and month the survey markers were placed).
      4. Accurately drawn boundaries, showing the distance and bearings of all lines traced or established by the survey, and dimensions of all boundary lines of the subdivision. These lines should be slightly heavier than street and lot lines. If such a line is a curve, the radius, arc length, and central angle must be shown. If the curve is a non-tangent curve, the chord bearing and distance must be shown as well. The words “Basis of Bearings” must be shown on the plat between two existing, described government monuments. The government monuments may be section corners, city or county street monuments, or horizontal network stations maintained by a government agency. The State Plane Grid Bearings (where available) shall be used in the survey and noted on the plat and the Basis of Bearing sufficient for retracement shall also be noted on the final plat. A measurable mathematical relationship between the property and the monument from which it is described. If that monument is not in place, its mathematical location must be shown as well as a mathematical relationship to a monument in place. All measured bearings or distances or bearings and distances calculated from measurements shall be separately indicated from those of record if not in agreement. The mathematical relationship between all monuments found or set.
      5. The names, widths, lengths, bearings and curve data on center lines of proposed streets, alleys and easements; also the boundaries, bearings and dimensions of all portions within the subdivision as intended to be dedicated to the use of the public; the lines, dimensions, bearings, areas and numbers of all lots, blocks and parts reserved for any reason within the subdivision. All lots are to be numbered consecutively under a definite system approved by the County Surveyor. All proposed streets shall be named or numbered consecutively under a definite system approved by the County Surveyor and conform as far as practicable to the adopted street naming and numbering system of Weber County.
      6. A house number indicating the street address for each lot in the subdivision shall be assigned by the County Surveyor marked on each lot so as to face the street frontage. Corner lots shall have a house number assigned for frontage. Homes that are built on approved flag lots or right of ways shall have the address assigned and posted at the access point from a County Road or private road.
      7. Parcels of land to be dedicated as public park or to be permanently reserved for private common open space shall be included in the lot numbering system and shall also be titled "Public Park" or "Private Common Open Space", whichever is applicable.
      8. The standard forms approved by the Planning Commission for all subdivision plats lettered for the following:
        1. Description of land to be included in subdivision;
        2. Registered land surveyor's "Certificate of Survey";
        3. Owner's dedication certificate;
        4. Notary Public's acknowledgment;
        5. County Planning Commission's certificate of approval;
        6. County Engineer's certificate of approval;)
        7. County Attorney's certificate of approval;
        8. Board of County Commissioners' certificate of acceptance;
        9. County Clerk's certificate of attest;
        10. County Surveyor's Certificate of Approval;
        11. Weber-Morgan Health Department Certificate of Approval.
      9. A three (3) inch by three (3) inch space in the lower right-hand corner of the drawing for recording information.
      10. The subdivision boundary corners and lot corners not affected by road construction shall be set on the site prior to recording of the final plat. Lot corners affected by road construction shall be set prior to issuance of a residential building permit. Front lot line corners may be permanently referenced in curbs after completion of streets. The subdivision boundary corners, lot corners and center line street monuments shall be noted on the final plat in conformance to the record of survey requirements.
      11. The map shall contain a written narrative that explains and identifies:
        1. The purpose of the survey.
        2. The basis on which lines were established. The surveyor should explain what decisions he made in formulating the boundary such as the basis of bearing for the description or the use of any proration methods.
        3. The found monuments or deed elements that controlled the established or reestablished lines. If the description calls for any monuments in a broad sense of the term (right-of-way lines, subdivision boundaries, fences, etc.) the surveyor should indicate what he found relating to these calls.
        4. If the narrative is a separate document, it shall also contain:
          1. Location by quarter section or lot number, section number, township and range.
          2. Date of survey.
          3. Surveyor’s stamp or seal and signature.
          4. Surveyor’s business name and address.
        5. The map and narrative shall be referenced to each other if they are separate documents.
    2. The minimum standard for a boundary monument shall be a number five rebar 24" in length. Where ground conditions do not permit such monumentation, substitute monuments must be durably and visibly marked or tagged with the registered business name or the letters “P.L.S.” followed by the registration number of the surveyor in charge. If the monument is set by a public officer, it shall be marked with the official title of the office.
    3. Remaining Parcel: When a division of property leaves a remaining area of 5.00 acres or greater, then the remaining property parcel boundary and record area will be shown described by metes and bounds description, on the subdivision plat with the note: REMAINING AGRICULTURAL PARCEL, NOT APPROVED FOR DEVELOPMENT. This description can be on survey or prepared from records. If the description is prepared from records, then this shall be so stated. The remaining parcel boundary shall not be labeled with bearings or distances.
    4. For subdivisions that include lots of a "restricted" category or lots with "buildable areas" as defined in this Ordinance, the following shall be required on the final plat.
      1. Restricted lots shall be designated on the final plat by placing the letter "R" immediately to the right of the number of the said lot and by including the following notification on the final plat: "Notice of Purchases of Restricted "R" Lots. Lots designated by the letter "R" after the lot number are restricted lots and building development on such lots is subject to the provisions Chapter 36B of the Hillside Development Zoning Ordinance of Weber County. Approval of a Restricted Lot does not guarantee the lot is buildable. A Hillside Review as outlined in the Hillside Ordinance shall be done to determine if a lot is buildable.
      2. For lots approved with "building areas" such building areas shall be designated on the final plat by short dashed lines with dimensions and with distances to at least two lot lines to accurately indicate the location of such building area and by placing the words "building area" within the dashed lines and by including the following notification on the plat: "Notice to Purchasers of Lots with Designated Building Areas. Lots with designated "building areas" have been approved subject to the condition that building development shall take place only within such designated areas."
    5. For subdivisions that are located in areas of unincorporated Weber County which are zoned for Agriculture (A-l, A-2, A-3, and AV-3), the following statement shall be required on each page of the final plat: "Agriculture is the preferred use in the agricultural zones. Agricultural operations as specified in the Zoning Ordinance for a particular zone are permitted at any time including the operation of farm machinery and no allowed agricultural use shall be subject to restriction on the basis that it interferes with activities of future residents of this subdivision."
    6. For subdivisions that include lots, which will be partially or completely in the base flood plain (see Chapter 33, W.C. Zoning Ordinance) of any river, stream, watercourse, lake, or other body of standing water; a boundary and elevations of the flood plain shall be required on the final plat. The lowest elevation of any inhabitable floor in any structure for each lot shall also be shown on the final plat.
    7. On Final Subdivision Plats where no preliminary plans are required to be submitted, the location of buildings or structures within or immediately to (within 30 feet) the tract of land to be subdivided shall be shown.
  3. Final Improvement Plans. The subdivider shall furnish to the County Engineer at the same time of submittal of the Final Plat a complete set of drawings signed and stamped by a Utah Licensed Civil Engineer for all streets, existing and proposed, and all utilities to be constructed within the subdivision together with the final plat. All such utility and road construction shall be in accordance with the adopted Public Works Standards of Weber County.
    1. Copies of contracts with applicable utility companies such as water, sewer, electric, gas, and telephone for services to the subdivision.
    2. As-built plans shall be required prior to the County acceptance for maintenance of roads. Upon the developer’s completion of the construction of roads and utility lines, the developer’s Engineer shall prepare and submit As-built plans for all improvements for the approval of the County Engineer and the acceptance of roads for maintenance by the County at which time the financial guarantee can be released.
    3. Capacity Assessment letter and construct permit from the Utah State Department of Environmental Quality Division of Drinking Water for expansion of the water system and water lines serving the subdivision.
  4. Approval of Final Plat.
    1. After approving and signing the final plat, the Planning Commission shall submit the plat for approval to the County Engineer, who shall check the engineering requirements of the drawing, and review the financial guarantee amount to assure construction of the improvements where necessary, and verify the Utah State Department of Environmental Quality Division of Drinking Water construct permit for the expansion of the water system.
    2. After approval and signature by the County Engineer, the plat and financial guarantee shall be submitted to the County Attorney and the Board of County Commissioners respectively, for their approval. The final plat, bearing all official approvals, as above required, shall be deposited in the offices of the County Recorder for recording at the expense of the subdivider.
    3. No street improvements or utilities shall be installed until after approval of the improvement plans by the County Engineer. No lots included in such plat shall be purchased, sold, exchanged nor offered for sale and no construction of buildings upon such lots shall begin until the final plat is so approved and recorded.
  5. Final Plat Approval - Minor Subdivisions. The Planning Director is delegated administrative authority to approve minor subdivisions if in his discretion there are no conditions which warrant its submittal to the Planning Commission. These subdivisions shall be offered for recording within 18 months, from the date of the submittal to the Planning office for processing. If the subdivision is not offered for recording within this time frame, the subdivision proposal is void. A subdivision that is considered void will require a new submittal of the subdivision, with the appropriate fees to begin the subdivision process for the same parcel of land. If required by State Code, the Planning Director shall hold a public hearing or public meeting prior to approving the minor subdivision plat.
  6. Notice of Minor Subdivisions. Notice of the proposed Minor Subdivision or public hearing on the proposed Minor Subdivision shall be mailed not less than seven (7) calendar days before final approval of the Minor Subdivision or the public hearing on the minor subdivision, to the record owner of each parcel within 500 feet of the property proposed for subdivision; or posted not less than three (3) calendar days before the public hearing, on the property proposed for subdivision, in a visible location, with a sign of sufficient size, durability, and print quality that is reasonably calculated to give notice to passers-by.
  7. Additional Documents. Unusual Conditions of development or other restrictions to the use of a lot or lots resulting from topography, geologic or environmental conditions or potential hazards, location or zoning regulations, etc., shall be identified in the actual location of the condition or restriction on the subdivision drawing if applicable, and/or shall be recorded as a protective covenant attached to the lot or lots so affected rather than being described as notes on the plat.
  8. Tax Clearance: The county may withhold an otherwise valid plat approval until the owner of the land provides a tax clearance letter indicating that all taxes, interest, and penalties owing on the land have been paid.
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