1. All site plan applications filed with the city shall be accompanied by architectural elevations and site development plans to scale, which shall show building locations, major exterior elevations, exterior building materials and color schemes, landscaping, prominent existing trees, ground treatment, fences, off-street parking, vehicle and pedestrian circulation, adjacent buildings, streets and property lines, and existing grades and proposed new grades.
2. All such drawings and sketches shall be reviewed by staff and, when the application meets all the requirements of the municipal code, be submitted for action by the planning commission in whole or in part. No planning commission review and approval is necessary for a building or construction project less than 3000 square feet in size as such may be approved by the building official upon compliance with the municipal code. All of the above required architectural and site development plans shall be reviewed and approved prior to the issuing of any land use, occupancy, or building permit.
3. Design review of a site plan shall consist of review for compliance with the applicable code requirements for the following:
   1. Pre-application meeting with staff.
   2. Preliminary approval requirements:
      1. Applicant has filed a complete application as provided by staff.
      2. Applicant has paid all preliminary fees.
      3. Compliance with general plan, identified geological hazards and sensitive lands, and overlay areas.
      4. Compliance with zoning, lots area, frontage, set-backs, existing structures, in accordance with the one lot per acre or other applicable standard.
      5. Project is not located in any flood plain.
      6. Section and street location shown on plans.
      7. Scale and north arrow shown on plans.
      8. Block size show between 500 - 1300 feet.
      9. Contour lines shown on plans (2', 5', or 10').
      10. Adjoining land owners identified on plan.
      11. Notification to adjacent property owners may be required for certain uses as indicated in the municipal code or by city policy.
      12. Dedication of any public streets, improvements, or open spaces shown on plans (no street names allowed, streets are to be numbered by the grid system).
      13. Identify any area with a holding strip.
      14. Street angles intersect on plans not less than 80 degrees.
      15. Plans show street size, grades, and connection.
      16. Temporary turnarounds (if permitted) or permanent turnarounds shown with a cul-de-sac length and size as set forth in the city's public work standards and technical specifications.
      17. Plans accompany commitment to serve letter from an affected entity or service provider.
      18. Projects that access from a state road include a UDOT approve access letter.
      19. Plans show location and size of culinary water lines.
      20. Plans show location and size of sewer lines/manholes – gravity flow required
      21. Plans show location, size, and design of a pressurized secondary water system, including the dedication of adequate water rights equivalent to four (4) acre feet per acre.
      22. Plans accompanied by a letter from the fire marshall, plans show location of fire hydrants, and lots do not exceed the maximum number before requiring a second road to access the site.
      23. Grading plan to be provided.
      24. Letter out on discussion by Planning Commission for preliminary approval
      25. Landscaping plan to be provided showing a minimum 20% site landscape, which may include the required natural surface storm water detention, along with tree and plant types and placement in accordance with Chapter 15.27.
      26. Fencing to be shown in accordance with Chapter 15.27.
      27. Building exterior colors and materials to be shown with earth-tone colors and materials in accordance with Chapter 15.27.
      28. All lots are to be properly numbered showing the size and address designated by the city engineer.
      29. Include any conservation easement if applicable.
      30. Applicant is to obtain written permission from the user(s) of any affected canals or irrigation ditches/facilities.
      31. Show water ways, wetlands, and perform a delineation of such if required by any agency, staff, or the planning commission.
      32. Plan shall show a setback from all natural water courses, including Four Mile Creek (100'), Mill Creek (100'), and the Weber River (150'). In commercial zones, a 50' setback, excepting along the Weber River, may be allowed where a trail is provided by the developer in accordance with the applicable trail plan.
      33. Show septic tank feasibility and approval if applicable.
      34. Show sewer connection, size, and system as applicable.
      35. Obtain a storm water notice of intent (NOI) and any UPDES state permit.
      36. Provide adequate on-site storm detention for a 100-year storm event (metered into storm water system at 0.1 cfs), retention only allowed if no alternative.
      37. Show access to public lands and compliance with trails plan.
      38. Identify any historical sites.
      39. Provide proof of annexation to any required special service district.
      40. Note agricultural protection areas that are in the vicinity of the project.
      41. Compliance with Weber County Well Source Protection Ordinance.
      42. Compliance with other governing regulations.
   3. Final approval requirements:
      1. Payment of final application fee.
      2. Complete any remaining preliminary approval items not already completed during preliminary approval process.
      3. Show project name.
      4. Show the north arrow on plans.
      5. Show streets numbered, with widths, bearings & curve data.
      6. Show special parcel(s) of land (other than lots) if any.
      7. Provide profiles for city engineer.
      8. Provide an erosion control plan (storm water).
      9. Provide a sign plan.
      10. Obtain review from city attorney for any transfer of deed, dedications, declaration, and other title or plan related matters.
      11. Prepare to enter a development agreement with city upon approval.
      12. Provide a copy of Condominium Declaration, covenants, CC&Rs or other title documents for approval, if applicable.
      13. Complete any requirement of an affected entity or service provider.
      14. Complete any requirements of the city engineer.
      15. Prepare any documents for recording.
      16. Show compliance with any other code requirement.

The land use authority shall consider the following matters, and others when applicable, in their review of applications and where the plan is found deficient, the plan shall be amended or conditions imposed to mitigate such deficiencies when considering:

1. Considerations relating to public and traffic safety, and traffic congestion, including:
   1. The effect of the development on traffic conditions on abutting streets.
   2. The layout of the site with respect to locations and dimensions of vehicular and pedestrian entrances, exits, drives and walkways.
   3. The arrangement and adequacy or off-street parking facilities to prevent traffic congestion.
   4. The location, arrangement and dimensions of truck loading and unloading facilities.
   5. The circulation patterns within the boundaries of the development.
   6. The street and surfacing and lighting, and lighting of off-street parking facilities.
2. Considerations relating to outdoor advertising: The number, location, color, size, height, lighting and landscaping of outdoor advertising signs and structures in relation to the creation of traffic hazards, the blanketing of adjacent property signs and the appearance and harmony with other signs and structures with the project and with adjacent development.
3. Considerations relating to landscaping, including:
   1. The location, height and materials of walls, fences, hedges and screen landscaping to insure harmony with adjacent development, or to conceal storage areas, utility installations, or other unsightly development.
   2. Landscaping and ground cover or other surfacing to prevent dust and erosion, and provide a visual break for the monotony of building materials, concrete, and asphalt.
   3. Compliance with the requirements of Chapter 15.27 and Chapter 15.29.
   4. The location, type, and size of any existing trees that are to be removed as provided in Chapter 15.29.
4. Considerations relating to buildings and site layout, including:
   1. Consideration of the general silhouette and mass of buildings including location of the site, elevations, and relation to natural plant coverage, all in relationship to adjoining building and the neighborhood concept.
   2. Consideration of exterior design and building materials in relation to adjoining structures in height, bulk, and area openings, breaks in facade facing on a street or streets, line and pitch of roofs, and the arrangements of structures on the parcel.
5. Considerations relating to utility easements, drainage and other engineering questions: The provision within the development for adequacy of storm and surface water drainage and retention facilities and for utilities to and through the property.
6. Considerations relating to prior development concept plan approval associated with any zoning agreement, planned commercial, or manufacturing zoning approval:
   1. Does any proposed phase or phasing sequence of an approved concept or preliminary development plan provide for logical workable independent development units that would function adequately if the remainder of the project failed to materialize?
   2. Is this plan or phases thereof a more detailed refinement of the approved concept plan?
   3. Are any modifications of a major nature that first need to follow the procedure for amending the approved concept plan?
7. Considerations relating to site compliance with the preliminary and final site plan review requirements identified in this chapter.

Upon request of the applicant or developer, modification or amendment to an approved site plan may be made to the land use authority upon a findings that the proposed modification or amendment will meet requirements of this chapter and the governing provisions of the municipal code. The applicable land use authority may independently revoke or modify a site plan approval previously granted which does not conform to approval granted or the requirements in effect at the time of the original application. In addition to other remedies and/or penalties as provided by the municipal code or other law, development that does not have an approved site plan may be ordered by to cease operation until the property is brought into compliance.