The purpose of this chapter is to establish an administrative review process by which permitted and conditional use applications, including required site plans are processed and approved.

Site plans are required for all permitted uses and conditional uses.

All permitted and conditional uses that anticipate building on a property shall submit an application to the Land Use Authority as designated below.

A. Permitted Uses: Permitted use applications are processed by the Planning Department.

1. Through an optional Design Review meeting with relevant entities/agencies having jurisdiction over the property. Upon receipt of a complete application the staff reviews the site plan.

2. Applications for individual houses in subdivisions that have been processed by Heber City have an abbreviated list of requirements, as per the required application.

B. Conditional Uses: Conditional uses applications are reviewed in an optional Design Review meeting with the relevant entities/agencies having jurisdiction over the property and the staff. Complete applications will be then reviewed, approved, approved with modifications or conditions, or denied if the application does not meet written City standards, by the Planning Commission. When approved, the applicant must submit building plans for review and approval. All applications are coordinated with entities having jurisdiction or provide a service to the property(s).

To promote appropriate development of property within the City, no application for a permitted or conditional use review shall be approved unless it is demonstrated that the application meet the standards of Title 18. In considering any site plan, the Planning Department or the Planning Commission shall ensure that the requirements of this title have been met.

A. A pre-application meeting with the Planning Department is suggested prior to the complete application submittal. A permitted or conditional use site plan review may be initiated by an owner of any property or any person, firm or corporation with the written consent of the owner of the property. An application shall supply sufficient information about the development to assist the Planning Department and/or Planning Commission is making a decision on the application.

B. An application for a Permitted or Conditional use review shall be submitted on forms provided by the Planning Department and shall expire 18 months after submittal, if not acted upon, provided however, the Planning Director may extend the application for six months for just cause. All applications (including but not limited to architectural elevations/renderings, etc.), and subsequent submittals and revisions, shall be submitted with a full-scale set of PDF of the respective plans. Information supplied shall include text, plans, and illustrations as identified on the application form, available online and at the City offices, and generally as listed below:

1. The application shall be signed by the landowner, applicant or duly authorized representative and shall be accompanied by the necessary fee as shown within the applicable fee schedule.

2. Inventory of general land use types located within the project.

3. Locations and arrangements of buildings, structures, facilities and open space.

4. Architectural rendering of proposed buildings including the height, bulk, and character, structures, facilities and open space within the project. Building materials and colors are also required.

5. Access and traffic circulation patterns, the provision for ingress and egress, and provision for off-street parking.

6. The existing site characteristics (e.g., terrain, vegetation, watercourses, and wetlands, etc.).

7. Written explanation and visual illustration showing project density and mass/scale.

8. If signs are proposed, the application shall include a comprehensive sign plan in accordance with Chapter 18.104.

9. An application shall include conceptual landscaping, fences, and walls designed to further the purpose of the regulations for commercial, manufacturing, and multiple housing zones, and such features shall be provided and maintained as a condition of the establishment and the maintenance of any use to which they are related to.

A. Process: The City periodically hosts a Design Review meeting. In order for a application to be scheduled for a design review meeting, a complete application must be received and accepted by the City. The Planning Department coordinates the Design Review meeting and scheduling.

B. Meeting With Representatives: The applicant is provided an opportunity to meet with representatives from, the Planning Department and all applicable utilities and other interested governmental agencies to receive comments regarding the application as part of the Design Review meeting. At this meeting the applicant will receive comments from the attendees. These comments are verbal or sketched on the site plan. The intent of these comments is to detail the extent to which the plans are required to be revised in order for the City to progress the application through the review process. Extensive revisions caused by the Design Review attendees or by voluntary action of the applicant, may require additional Design Review meetings.

A. The applicant/owner and any assigns or successors in interest, is required to develop only in accordance with the proposals outlined and approved in the application. Any materially different concept, use, building arrangement, etc., will not be approved for building permits until such plan is reviewed and considered for an amendment by the Planning Staff or

B. Planning Commission. Minor changes to an approved application/site plan may be approved by the Planning Director or designees that are consistent with the intent of the original approval, so long as such changes do not constitute more than 5% of the original project area. Any changes shall be approved only if the modifications include improved or equivalent quality of materials or design. Any proposed changes that exceed 5% of the project area or that are deemed materially significant by the Planning Director shall require a formal amendment to the site plan and in the case of conditional uses an approval by the Planning Commission.

C. When the final application has been corrected and/or includes all requirements and conditions required by this process, the plans shall be stamped by a representative from Planning Department, as final and the developer may proceed to obtain building permits.

D. Guarantees of public improvements are required per the Subdivision Ordinance of the Heber City Code.

In addition to the standards contained in this chapter, other development standards are found in this Title including the individual zones, and the Heber City Standards and Specifications

A. The application approval shall be confirmed by written notations on the site plan, a revised/corrected site plan and/or a letter confirming the conditions as established by the Planning Commission.

B. In the case of a Permitted Use or Conditional Use permit, the authorized applicant or the property shall sign the permit to assure agreement with the final approval and/or conditions as required.

C. Failure to sign the final permit documents shall invalidate the permit.

• General Provisions • Administration • Definitions • Conditional Use Permits • Off Street Parking and Loading • Sign Regulations • Lighting Chapter • Enforcement • Subdivisions