The purpose of this chapter is to identify existing conditions on a proposed development site, before development is approved and construction occurs, to enable the city to make informed decisions that promote efficient expenditure of city revenues and protect public health and safety.

(Adopted by Ord. 2007-02 on 7/11/2007)

Before any subdivision or site plan is reviewed and approved, an existing conditions inventory ("ECI") shall be provided for the subject property. The ECI shall present the information regarding the factors set forth in section 10-17-3 of this chapter as they apply to the property and to the first one hundred feet (100') of adjoining property.

(Adopted by Ord. 2007-02 on 7/11/2007)

Each ECI shall address the factors set forth in this section. Floodplain elevations for a 100-year flood event shall be shown by topographic delineation.

A.

Streams and Floodplains: The ECI shall show all streams and drainage courses located on or within one hundred feet (100') of the subject property and floodplains for drainage areas over twenty (20) acres as shown on federal emergency management agency flood insurance rate maps or more current sources of information.

1.

If available, city topographic maps or field topography shall be used to determine the presence of streams and drainage courses.

2.

If engineering studies provide the basis for topographic or floodplain information, they shall be approved by the city engineer prior to approval of any subdivision or site plan for the subject property.

B.

Steep Slopes: The ECI shall show existing slopes greater than fifteen percent (15%). Slopes between fifteen (15) to thirty percent (30%) shall be distinguished from slopes greater than thirty percent (30%).

C.

Soil Limitations: The ECI shall show soil types as identified on any soil survey prepared for a government body. Soil types shall be noted on the ECI and on the associated development plan. Soils with severe development limitations shall be disclosed in a separate report prepared by a qualified professional. Soils with severe limitations for development are those which have one or more of the following characteristics: seasonal high water table, subject to flood hazard, poor drainage, wetland/hydric soil conditions, high shrink/swell potential, shallow depth to bedrock, excessive slopes, and high susceptibility to erosion, all as reasonably determined by the city engineer pursuant to generally accepted civil engineering practices.

D.

Wetlands: The ECI shall show all wetlands as required by the United States army corps of engineers or other federal government agency. Wetlands also shall be shown on the associated subdivision plat or site plan, as the case may be.

1.

Wetlands shall be shown on the ECI by a line delineating the boundary of wetlands or a note stating that no wetlands exist on the property.

2.

If wetlands are present, prior to consideration of a subdivision or site plan, a copy of the federal wetlands delineation shall be submitted to the city. The name and address of the individual who conducted the wetlands delineation shall be indicated on the proposed subdivision or site plan, as the case may be.

3.

Copies of any applications for authorization to impact or alter wetlands shall be submitted with the subdivision site plan application.

E.

Shrubs and Trees: The ECI shall show shrub and tree stands which shall be delineated by a circumferential line extending to the outer perimeter of the tree or shrub canopies.

1.

Tree varieties and range of size shall be indicated.

2.

Trees with twelve inches (12") or greater caliper at a height of four feet (4') above ground located within areas proposed to be disturbed shall be shown.

F.

Dam or Canal Break Analysis: The ECI shall show the danger reach of areas subject to inundation in the event of dam or ditch/canal bank failure.

1.

For the purpose of review by the city, a dam or canal breach analysis shall be required when:

a.

Failure of a dam or canal could result in loss of life, damage to homes, commercial or industrial buildings; or damage or inundation of arterial or collector highways; or interruption in the use or service of public utilities, as reasonably determined by the zoning administrator, or

b.

The drainage area to the impoundment is one hundred (100) acres or more.

2.

Additional information may be required with a subdivision or site plan application, as the case may be, including:

a.

Information on the dam or canal itself, including storage volume and the hazard classification thereof.

b.

Dam break analysis using generally recognized analysis models.

c.

The flow path or channel that would carry a flood.

G.

Threatened and Endangered Species: The ECI shall show generally the habitat and location of flora and fauna designated as rare, threatened, endangered, in need of conservation, or listed as watch list species, as determined by the Utah department of natural resources or U.S. fish and wildlife service, known to exist on the property proposed for development.

H.

Existing Wildlife: A general description of existing wildlife seen or known to exist on the subject property shall be set forth in a note on the ECI.

I.

Cultural and Historic Resources: Cultural and historic resources identified by the city shall be shown on the ECI.

(Adopted by Ord. 2007-02 on 7/11/2007)