Chapter 15.20
COMMERCIAL, INDUSTRIAL AND INSTITUTIONAL DEVELOPMENT

Sections:

15.20.010    General.

15.20.020    Site plan requirements.

15.20.030    Commercial pad approval.

15.20.040    Roadway improvements.

15.20.050    Culinary water.

15.20.060    Fire protection.

15.20.070    Sanitary sewerage.

15.20.080    Pressure irrigation water.

15.20.090    Storm water.

15.20.100    Ditches, canals, waterways, railroads, and other hazards.

15.20.110    Miscellaneous.

15.20.120    Landscaping.

15.20.130    Compliance with West Point City subdivision ordinance.

15.20.010 General.

The provisions of this chapter shall apply to all site developments except single-family and duplex residential construction (one structure per site). [Code 2000 § 18-4-1].

15.20.020 Site plan requirements.

The following 14 steps are necessary:

A. The developer contacts the city manager for information concerning the city requirements and compatibility with the general plan, and discusses with staff members the proposed plan of development.

B. The developer submits the following to the city:

1. Six copies of the preliminary site plan. The preliminary site plan shall include the following minimum requirements:

a. Title of development.

b. Name, address, and telephone number of owner, developer, and engineer.

c. North arrow, drawing scale of at least one inch equals 50 feet or larger, and date.

d. Vicinity map showing abutting properties and owners’ uses of abutting properties, and city streets.

e. Dimensions of property and all lots (including area in square feet), drawn accurately to scale.

f. Dimensions of existing and proposed buildings (including area in square feet), drawn accurately to scale and showing uses and type of construction.

g. Adjoining buildings and uses.

h. Layout of street system, including designations.

i. Location of existing and proposed curb, gutter and sidewalk. If property abuts a state highway, approval of the state right-of-way engineer must be obtained for location of curb, gutter and sidewalk. Location and number of curb entrances must be approved by UDOT. On city streets the location and number of curb entrances must be approved by the city engineer.

j. Location of existing edge of asphalt surfacing.

k. Location of proposed paved areas, including entrances and exits, and walkways.

l. Location and number of parking stalls, loading areas, and docks.

m. Easements.

n. The flood hazard zone(s) if the development is in an area of special flood hazard.

2. Conditional use permit application if the development includes a conditional use.

C. The city staff will review the documents and approve, modify, or disapprove the preliminary site plan. Ten working days are allowed for completion of the staff review for each submittal or resubmittal. If a conditional use is included, the preliminary site plan approval is contingent upon and in conformity to the preliminary conditional use approval by the planning commission.

D. The developer pays the site plan review fee at the city office and staff will review the site plan.

E. The developer submits the following to the city:

1. Three copies of the final site plan. The final site plan shall include the following minimum requirements:

a. All items required for a preliminary site plan.

b. Location and size of existing and proposed culinary water, sanitary sewer, storm sewers, and electric power utilities.

c. Calculations for and location of storm water detention facilities.

d. Location of nearest existing and proposed fire hydrants.

e. Location of any existing irrigation systems including open ditches, pipe culverts, diversion boxes and cleanouts.

f. Landscaping plan.

g. Location of all fences, lighting, signs, refuse collection areas and other items to be included on site.

h. Drawings, sketches or perspectives of proposed buildings.

i. The flood hazard zone(s) and the items listed in WPCC 15.30.060, if the development is in an area of special flood hazard.

2. Utility Service (Load) Information.

a. Electrical power.

b. Culinary water and fire protection pressure and flow requirements.

c. Sanitary sewer quantity and quality parameters.

3. Building plans sufficient to meet the requirements for building permits.

4. A copy of the site plan review fee receipt.

F. As applicable, the Utah State Department of Transportation, sewer district, irrigation provider, Davis County flood control, or other agencies will review the submitted items for compliance.

G. The city staff will review the documents and approve, modify, or disapprove the final site plan. Ten working days are allowed for completion of staff review for each submittal or resubmittal.

H. The developer does the following at the city office:

1. Provides the required guarantee(s) on improvements.

2. Furnishes proof of compliance with all the requirements of the pressure irrigation provider.

3. Applies for a building permit(s) and pays the required fees to include:

a. Impact fees.

b. Utility extension fees.

c. Plan checking fee(s).

d. Building permit fee(s).

I. The developer and contractors and other representatives meet with city representatives in a pre-construction conference and then the developer constructs the on-site and off-site improvements in accordance with the approved plan and the city subdivision ordinance, specifications, and standard drawings, with inspection by the city.

J. When the site improvements are completed, the developer submits as-built drawings to the city who will then have the site inspected for construction and certify completion.

K. The city will then return or release the guarantee on improvements, except for a retainage of 10 percent.

L. When structures are completed, with required inspection, the developer notifies the building inspector.

M. The building inspector will conduct a final inspection of the structure(s) and issue the certificate(s) of occupancy upon finding all in compliance.

N. Twenty-four months after completion of the improvements (date of construction completion inspection) a final inspection will be made by the city. If all site work is satisfactory, the retainage will be released. [Code 2000 § 18-4-2].

15.20.030 Commercial pad approval.

Where commercial developments have received final site plan approval, the following shall apply to the development of individual pads within approved commercial sites:

A. If a commercial development contains or incorporates one or more commercial pads and such has received final site plan approval, the planning commission must grant approval of each pad prior to construction.

B. Such approval, as set forth in subsection (A) of this section, shall be based on planning commission approval of the following factors:

1. Elevations.

2. Landscaping.

3. Lighting.

4. Ingress/egress.

5. Parking and traffic circulation.

6. Pedestrian access and circulation.

7. Fire department review and approval.

8. Aesthetic nature of signage.

C. Pad approval may also be based on planning commission assessment of the walkable nature of the development, aesthetic qualities, and the compatibility of the development with adjacent structures.

D. Modifications of a commercial site plan and/or individual pad design require planning commission approval.

E. Once the planning commission has issued their approval based on meeting all of the factors listed above, it shall be passed on to the city council for final commercial pad approval. [Code 2000 § 18-4-2.1].

15.20.040 Roadway improvements.

A. Whenever a new structure is built, a structure existing on the effective date of the ordinance codified in this chapter is modified, renovated or improved (where the combined value of such modifications, renovations or improvements undertaken exceeds 50 percent of the current market value of the structure), or where any site development increases the use of public streets, the owner of the property shall place curb, gutter and sidewalk at the proper location along the frontage of the property for the road width as determined by the city engineer. If the development abuts a state highway, the developer must obtain approval for the location of curb, gutter and sidewalk from the state highway right-of-way engineer. The owner of the property shall also install road base and asphalt surfacing from the existing asphalt surfacing to the new curb and gutter. The owner shall dedicate the widened portion to the city. The dedication of property shall not alter zoning limitation or zoning privileges.

B. Roadway improvements to be built by the developer which will be dedicated to the city shall conform to the following:

1. Improvements shall be guaranteed for a period of 24 months after installation and acceptance by the city. The developer will be responsible for maintenance of the improvements during that period.

2. Total width shall be the standard 60-foot right-of-way from property line to property line, with a pavement width from back of curb to back of curb of 36 feet. Major road widths of 66 feet, 84 feet, or 106 feet will be required when required by the city.

3. Grades of roads shall be minimum of one-half percent and maximum of 10 percent for local and collector streets and eight percent maximum for arterial streets.

4. Asphalt surfacing shall be provided on all roads in conformance with all standards and specifications as determined by the city.

5. Sidewalks shall be provided in all commercial developments and as specified by the planning commission in all industrial developments. Sidewalks shall be five feet wide and four inches thick except at driveways, where the thickness shall be increased to six inches. Sidewalks shall have four inches of gravel base course for foundations.

6. Concrete curb and gutter shall be required in all developments. The curb and gutter shall be 30 inches wide and of standard high back style, or standard roll curb if recommended by the planning commission and approved by the city council, with six inches of gravel base course for foundations.

7. Installation of all other roadway improvements shall comply with the specifications and standard drawings. [Code 2000 § 18-4-3].

15.20.050 Culinary water.

A. The developer shall at his expense install all off-site culinary water to connect his development with existing city systems. This shall include water meters, boxes and covers, and valves. These off-site lines shall be minimum of eight inches in diameter, shall be installed in accordance with the specifications and standard drawings, and shall be dedicated to the city. These utilities dedicated to the city shall be guaranteed by the developer for a period of 24 months after installation. All construction plans showing pipe locations must be submitted to and approved by the city engineer.

B. Commercial and industrial service connections or fire sprinkler connections greater than two inches in diameter shall require either a compound meter station or a detector-check meter station. Plans and specifications for the compound meter station or detector-check meter station shall be the responsibility of the developer.

C. Backflow prevention devices (reduced pressure backflow preventers) shall be installed by the developer in accordance with the requirements of the plumbing code. Such devices may be inspected annually by the city public works department.

D. The entire system must meet the standards of and be accepted by the city. Service lines to the property line, meter, meter box and cover will be furnished and installed by the developer.

E. It is unlawful for any person, without specific authority of the city, to open or close any gate valve or other fixture attached to the system of water supply, or in any way to injure, deface or impair any part or appurtenances of the culinary water system. [Code 2000 § 18-4-4].

15.20.060 Fire protection.

A. For all occupancies, the building shall be the type of construction allowed by the International Building Code that requires no greater fire flow than 2,000 gallons per minute, as specified in Appendix III-A of the International Fire Code.

B. For all occupancies, fire hydrants shall be provided by the developer in accordance with Appendix III-B of the International Fire Code. Fire hydrants shall be installed in accordance with the specifications and standard drawings.

C. All fire protection pipelines must be controlled with an appropriately sized gate valve and detector-check valve with a three-fourths-inch water meter. The three-fourths-inch water meter shall be equal to those approved for use by the city. The installation of the gate valve and the detector-check valve shall be constructed in accordance with the details in the standard drawings. The installation of detector-check valves with three-fourths-inch meter will be waived for schools and public buildings.

D. The fire protection pipelines shall be used only for the purpose of fighting fires or for testing the fire protection systems. No cutting, tapping or connections of any type shall be permitted on the fire protection pipelines without the prior written approval of the city engineer. [Code 2000 § 18-4-5].

15.20.070 Sanitary sewerage.

Sanitary sewer pipelines including laterals to the property line must be laid with approval of the sewer district and must be compatible with the existing system. The said sanitary sewer must be installed within the development prior to the installation of any other improvements. The city engineer must approve all plans for sanitary sewer extensions prior to issuing a building permit. [Code 2000 § 18-4-6].

15.20.080 Pressure irrigation water.

A. Residential, institutional, and school development sites shall be served by pressure irrigation.

B. The developer shall extend the pressure irrigation system and provide appropriate connections for the development site concurrent with construction of other site improvements.

C. The developer shall comply with all the requirements of the pressure irrigation provider and furnish proof thereof to the city. [Code 2000 § 18-4-7].

15.20.090 Storm water.

A storm drainage plan has been or will be prepared and is maintained by West Point City and Davis County. The developer shall implement the portion of that plan applicable to the development by:

A. Preparing a detailed drainage plan for the development which is acceptable to the city.

B. Making sufficient improvements, such as storm drains, cross gutters, catch basins, inlets, and other appurtenant structures, to adequately dispose of 10-year-frequency storm runoff within the development and from adjacent properties. Storm drains shall be not less than 15 inches in diameter and meet city standards and specifications.

C. Providing for restriction of the runoff from the development to 0.20 cubic feet per second per acre per 10-year frequency rainfall event through one or more of the following, at the direction of the city:

1. Conveyance (including easements) of the runoff to a regional detention site and paying the development’s proportional share of the cost of the regional detention facility and conveyance to the main channel; or

2. Dedicating land and constructing regional detention within the development and conveyance to a main channel if said development contains a proposed detention site. The developer will be compensated for the cost of the regional detention and conveyance to a main channel which is not the proportional share for the development; or

3. If the development is within a subdivision that has fulfilled the controlled release requirements, complying with the storm drainage requirements of the subdivision.

D. If the development is within 100 feet of a main channel, complying with all Davis County flood control requirements and being approved by Davis County and determined by the city engineer. [Code 2000 § 18-4-8].

15.20.100 Ditches, canals, waterways, railroads, and other hazards.

A. The developer shall mitigate the impact of ditches, canals, and waterways by piping, covering, realigning, eliminating, fencing or other measures.

B. The developer shall take such measures as necessary to mitigate other hazards as determined by the planning commission.

C. The developer shall provide the city with a detailed written proposal of such measures as required in subsections (A) and (B) of this section and receive the approval of the city engineer. [Code 2000 § 18-4-9].

15.20.110 Miscellaneous.

A. The developer shall pay the cost of street signs installed by the city in accordance with city standards.

B. The developer shall pay the cost and installation of the electric system extensions and street lights to service the development.

C. The developer shall have his surveyor install permanent survey monuments as shown in the standard drawings.

D. Survey markers shall be placed by a licensed surveyor at all site corners and at site boundary locations to completely identify the site boundaries on the ground. Site corners shall be identified with permanent plugs in the sidewalk or back of the curb or with a metal pipe or rod driven into the ground if sidewalks or curbs are not next to the site boundary. All site corners and site boundaries must be marked prior to the issuance of building permits, after the completion of all subdivision improvements and during building construction and inspection. It shall be the responsibility of the site owner to ensure that all site corner and boundary markers are in place. The city is not responsible to replace survey stakes or markers.

E. All outdoor refuse collection areas shall be visually screened from neighboring properties and streets. No refuse collection area shall be permitted between a street and the front of a building. [Code 2000 § 18-4-10].

15.20.120 Landscaping.

A. The developer shall landscape not less than 10 percent of the site, and provide an acceptable method of watering all plant materials, in accordance with an approved landscape plan. Such landscaping shall use plant materials appropriate for this area and emphasize trees and other larger ornamental plants.

B. The landscaping shall be completed before occupancy, or as soon thereafter as weather permits. If landscaping is not completed before occupancy, the developer shall provide the required guarantee of improvements to guarantee completion of the landscaping.

C. The landscaping shall be maintained as long as the site is used. Removal of the required landscaping shall void the site plan approval. [Code 2000 § 18-4-11].

15.20.130 Compliance with West Point City subdivision ordinance.

Unless specifically modified in this chapter, all work on public utilities and improvements shall be accomplished in accordance with the West Point City subdivision ordinance, specifications, and standard drawings. [Code 2000 § 18-4-12].