This Chapter applies to Subdivision Applications for Single-Family Dwellings, Duplexes, or Townhomes.

The Administrative Land Use Authority for preliminary Subdivisions shall be the Planning Commission and for final Subdivisions shall be the Planning Director or designee.

As used in this Chapter:

1. “Review Cycle” means the occurrence of:
   1. the Owner, Applicant and/or Developer or their Agent submittal of a complete Application for Subdivision to the Planning Department;
   2. the Planning Department’s review of that Application for Subdivision
   3. the Planning Department’s response to that Application for Subdivision, in accordance with this Chapter; and
   4. the Applicant’s reply to the Planning Department’s response that addresses each of the Planning Department’s required modifications or requests for additional information.
2. "Subdivision Improvement Plans" means the civil engineering plans associated with required infrastructure improvements and municipally controlled utilities required for a Subdivision.
3. "Subdivision Review" means preliminary Subdivision review by the Planning Commission and final Subdivision review by the Planning Director to verify that a Subdivision Application meets the criteria of the Municipal Code of Park City and all other applicable standards and specifications.
4. "Subdivision Plan Review" means a review of the applicant's Subdivision Improvement Plans and other aspects of the Subdivision Application to verify that the Application complies with the Municipal Code of Park City and applicable standards and specifications.

1. Preliminary Subdivision Applications. All Subdivisions subject to this Section shall file a Preliminary Subdivision Application and a Subdivision Improvement Plan. The Application requirements for Preliminary Subdivision and the Subdivision Improvement Plan shall be published on the City’s website and available at the City Planning Office, and at a minimum shall include:
   1. the application;
   2. the owner’s affidavit;
   3. an electronic copy of all plans in PDF format;
   4. the preliminary subdivision plat drawings; and
   5. a breakdown of fees due upon approval of the application.
      
2. Pre-Application Meeting. A pre-application meeting is not required for Subdivision Applications subject to this Chapter. If a pre-application meeting is requested for a Subdivision Application subject to this Chapter, the City shall, within 15 business days after the request, schedule the meeting to review the concept plan and provide initial feedback.
   1. The Planning Department staff shall provide at the pre-application meeting or have available on the municipal website the following:
      1. copies of applicable land use regulations;
      2. a complete list of standards required for the project;
      3. preliminary and final application checklists; and
      4. feedback on the concept plan.
         
3. Preliminary Subdivision Review. No later than 15 business days after the day on which an applicant submits a complete preliminary Application for a Subdivision subject to this Chapter, the Planning Department shall complete the initial review of the application, including Subdivision Improvement Plans.
4. Planning Commission Review. The Planning Commission may receive public comment and hold no more than one public hearing for a preliminary Subdivision review. Notice shall be provided in accordance with Section 15-1-12.
5. Approval. If a preliminary Subdivision complies with the applicable Municipal Code of Park City regulations and all other applicable standards and specifications, the Planning Commission shall approve the preliminary Subdivision.

1. Final Subdivision Application. The Final Subdivision Application and materials shall be published on the City’s website and available at the City Planning Office. The previously approved Subdivision Improvement Plan shall be forwarded with the Application but is not subject to another review.
2. Public Hearing. Planning Director or designee staff conduct a public hearing for final Subdivision review. Notice shall be provided in accordance with Section 15-1-12.
3. Final Subdivision Review. No later than 20 business days after the day on which an Applicant submits a proposed final Subdivision, the Planning Department shall complete a review of the applicant's final Subdivision subject to this Chapter, including all Subdivision Plan Reviews.
4. Approval. The Planning Director or designee shall approve a final Subdivision if the final Subdivision complies with the Planning Commission’s preliminary Subdivision approval, applicable Municipal Code of Park City regulations, and all other applicable standards and specifications.

1. After reviewing the Application for Subdivision, the Planning Department may require:
   1. additional information relating to an Applicant's plans to ensure compliance with the Municipal Code of Park City and approved standards and specifications for construction of public improvements; and
   2. modification to plans that do not meet current ordinances, applicable standards or specifications, or do not contain complete information.
2. The Planning Department’s request for additional information or modifications to plans under (A)(1) and (2) shall be specific and include citations to regulations, standards, or specifications that require the modifications to plans, and shall be logged in an index of requested modifications or additions.
3. Unless the change or correction is necessitated by the Applicant's adjustment to a plan set or an update to a phasing plan that adjusts the infrastructure needed for the specific development, a change or correction not addressed or referenced in a municipality's plan review is waived, except if the modifications or corrections are necessary to protect public health and safety or to enforce state or federal law.
4. If an Applicant makes a material change to a plan set, the Planning Director has the discretion to restart the review process at the first review of the final application, but only with respect to the portion of the plan set that the material change substantively effects. If an applicant does not submit a revised plan within 20 business days after the Planning Department requires a modification or correction, the City shall have an additional 20 business days to respond to the plans.
5. After the Applicant has responded to the final review cycle, and the Applicant has complied with each modification requested in the City’s previous review cycle, the City may not require additional revisions if the Applicant has not materially changed the plan, other than changes that were in response to requested modifications or corrections.
6. Utah Code Section 10-9a-604.2(5)(c) limits Review Cycles to no more than four.
7. The Review Cycle restrictions and requirements of this Chapter do not apply to review of Subdivision Applications affecting property within identified geological hazard areas.

1. In addition to revised plans, an Applicant shall provide a written explanation in response to the Planning Department’s review comments, identifying and explaining the Applicant's revisions and reasons for declining to make revisions, if any.
2. The Applicant's written explanation shall be comprehensive and specific, including citations to applicable standards and ordinances for the design and an index of requested revisions or additions for each required correction.
3. If an Applicant fails to address a review comment in the response, the review cycle is not complete and the subsequent review cycle may not begin until all comments are addressed.

1. If, on the fourth or final Review Cycle, the Planning Department fails to respond within 20 business days, the City shall, upon the request of the property owner, and within 10 business days after the day on which the request is received, for a dispute arising from the Subdivision review, advise the applicant, in writing, of the deficiency in the Application and of the right to appeal the determination to the Planning Commission.
   
2. If, on the fourth or final review, the Planning Commission fails to respond within 20 business days, the Planning Commission shall, upon request of the property owner, and within 10 business days after the day on which the request is received:
   1. For a dispute arising from the subdivision improvement plans, assemble an appeal panel in accordance with Subsection 10-9a-508(5)(d) et seq. of the Utah Code to review and approve or deny the final revised set of plans. Unless otherwise agreed by the applicant and the municipality, the panel shall consist of the following three experts:
      1. One licensed engineer, designated by the City;
      2. One licensed engineer, designated by the land use applicant; and
      3. One licensed engineer, agreed upon and designated by the two designated engineers as appointed above.
   2. A member of the panel assembled by the Planning Commission under Subsection (B)(1) may not have an interest in the application that is the subject of the appeal.
   3. The land use applicant shall pay:
      1. 50% of the cost of the panel; and
      2. The City’s published appeal fee.
   4. For a dispute arising from the subdivision ordinance review, advise the applicant, in writing, of the deficiency in the application and of the right to appeal the determination to a designated appeal authority.

All other Subdivision regulations in Chapters 15-7¬ through 15-7.4 apply to administrative Subdivisions unless contradicted by this Chapter. In the event of a conflict, this Chapter shall control.