Chapter 4 - Commercial, Industrial, and Institutional Development

18-4-1 - General.#

The provisions of this Chapter shall apply to all site developments except single-family and duplex residential construction (one (1) structure per site).

18-4-2 - Site Plan Requirements.#

The following steps are required: 1.

The Developer contacts the City Engineer for information concerning the City requirements and compatibility with the General Plan, and discusses with staff members the proposed plan of development.

2.

The Developer submits the following to the City Engineer:

a.

Six (6) copies of the preliminary site plan. The preliminary site plan shall include the following minimum requirements.

i.

Title of development.

ii.

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

iii.

North arrow, drawing scale of at least one inch equals fifty feet (l"=50') or larger, and date.

iv.

Vicinity map showing abutting properties and owners uses of abutting properties, and City streets.

v.

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

vi.

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

vii.

Adjoining buildings and uses.

viii.

Layout of street system, including designations.

ix.

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.

x.

Location of existing edge of asphalt surfacing.

xi.

Location of proposed paved areas, including entrances and exists, and walkways.

xii.

Location of proposed LID and/or water quality treatment facilities.

xiii.

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

xiv.

Easements.

xv.

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

b.

Conditional Use Permit application if the development includes a conditional use (see KCC 17-30).

3.

The City staff will review the documents and approve, modify, or disapprove the preliminary site plan. Ten (10) 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.

4.

The Developer pays the site plan review fee at the City Office.

5.

The Developer submits the following to the City Engineer:

a.

Three (3) copies of the final site plan. The final site plan shall include the following minimum requirements.

i.

All items required for a preliminary site plan.

ii.

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

iii.

Calculations for and location of storm water detention facilities.

iv.

Calculations for and locations of storm water quality facilities.

v.

Location of nearest existing and proposed fire hydrants.

vi.

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

vii.

Location of any existing or proposed drainage facilities or channels, including streams, creeks, pipes, culverts, inlets, manholes, boxes, screens, clean outs.

viii.

Landscaping plan.

ix.

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

x.

Drawings, sketches or perspectives of proposed buildings.

xi.

The flood hazard zone(s) and the items listed in KCC 8-5-18, if the development is in an area of special flood hazard.

b.

Utility service (load) information.

i.

Electrical power.

ii.

Culinary water and fire protection pressure and flow requirements.

iii.

Sanitary sewer quantity and quality parameters.

c.

Building plans sufficient to meet the requirements for building permits.

d.

A copy of the site plan review fee receipt.

6.

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.

7.

The City staff will review the documents and approve, modify, or disapprove the final site plan. Ten (10) working days are allowed for completion of staff review for each submittal or resubmittal.

a.

Approval of preliminary and final site plans shall not be construed as an approval of any violation of City, County, State or Federal Code. Plans should be designed in accordance with the Standard of Care, and the City's review and approval of plans does not constitute a "peer review" of the plans. City approval of plans is strictly limited to mean that the plans appear to meet City Code and standards.

8.

The Developer does the following at the City Office:

a.

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

b.

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

i.

Impact fees.

ii.

Utility extension fees.

iii.

Plan checking fee(s).

iv.

Building permit fee(s).

9.

The Developer and contractors and other representatives meet with City representatives in a preconstruction 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.

10.

When the site improvements are completed, the Developer submits As-Built Drawings to the City Engineer who will then have the site inspected for Construction and certify completion.

11.

The Developer provides the improvement warranty and cash deposit in an amount of ten percent (10%) of the actual cost of the improvements installed as in KCC 19-2-4 of the Subdivision Ordinance.

12.

When structures are completed, with required inspection, the Developer notifies the Building Official.

13.

The Building Official will conduct a final inspection of the structure(s) and issue the Certificate(s) of Occupancy upon finding all in compliance.

14.

Near the end of the Warranty Period, the City inspects the improvements and the developer corrects deficiencies.

15.

When the improvements comply with City standards, the developer has a Slurry Seal Type III applied to all new asphalt pavement in streets, then the improvement warranty and cash deposit are released.

(Ord. 21-10-07, 10/21/2021; Ord. 25-06-03, § 15, 6/19/2025)

18-4-3 - Roadway Improvements.#

1.

Whenever a new structure is built, a structure existing on the effective date of this Chapter is modified, renovated or improved (where the combined value of such modifications, renovations or improvements undertaken exceed fifty percent (50%) 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 modify the existing street improvements and install road base and asphalt surfacing to drain and function properly. The owner shall dedicate the widened portion to the City. The dedication of property shall not alter zoning limitation or zoning privileges.

2.

Roadway improvements to be built by the developer which will be dedicated to the City shall conform to the following:

a.

The developer will provide an improvement warranty and cash deposit as in KCC 19-2-4 of the Subdivision Ordinance and be responsible for maintenance of the improvements during the warranty period. Any impact to or work on existing public streets will require an approved excavation permit, and shall be subject to the requirements and additional bond and fee amounts described therein.

b.

Total Width shall be the standard fifty-five foot (55') right-of-way from property line to property line, with a pavement width from back of curb to back of curb of thirty-five feet (35'). Major road widths of sixty-six feet (66'), seventy feet (70'), eighty feet (80'), or one hundred feet (100') will be required when designated in the Major Street Plan.

c.

Grades of Roads shall be minimum of 0.5% and maximum of 10.0% for local and collector streets and 8.0% maximum for arterial streets.

d.

Asphalt Surfacing, including a preventative maintenance surface treatment as approved by the City applied on all new asphalt pavement in streets, shall be provided on all roads in conformance with all standards and specifications as determined by the City.

e.

Sidewalks shall be provided in all developments in the General Commercial (GC), Central Commercial (CC) and Health Care (HC) Zones and as specified by the City Engineer in all developments in the Light Industrial (LI), Public Use (PU) and Professional Business (PB) Zones. Sidewalks shall be four feet (4') wide or five feet (5') wide as determined by the City Engineer and four inches (4") thick except at driveways, where the thickness shall be increased to six inches (6"). Sidewalks shall have four inches (4") of gravel base course for foundations.

f.

Concrete curb and gutter shall be required in all developments. The curb and gutter shall be thirty inches (30") wide and of standard high back style, or standard roll curb if recommended by the City Engineer and approved by the Planning Commission, with six inches (6") of gravel base course for foundations.

g.

Parkstrips.

i.

In the Professional Business (PB), General Commercial (GC) and Central Commercial (CC) Zones, all parkstrips shall be improved with grass and sprinkling systems; efficiently sprinkled low water consumption landscapes including bark, ground covers, grasses, and plants as provided in the Kaysville City Plant List; or stamped concrete as approved by the Planning Commission.

ii.

When LID facilities are to be located in parkstrips, the requirement for grass and irrigation systems may be waved, depending on the proposed LID technique. When the requirement for grass is waived it shall be replaced with a requirement for landscaping materials and plants that enhance and support the type of LID technique being proposed.

iii.

On the west side of Main Street in the Central Commercial (CC) Zone, the parkstrip shall be concrete that is five feet (5') wide and four inches (4") thick except at driveways, where the thickness shall be increased to six inches (6"). The concrete within these parkstrips must have four inches (4") of gravel base course for foundations. Street furniture, planter boxes, and landscaping shall be installed within the parkstrip as required by the City.

h.

Installation of all other roadway improvements shall comply with the Specifications and Standard Drawings.

(Ord. 21-10-07, 10/21/2021)

18-4-4 - Culinary Water.#

1.

The developer shall at own expense install all off-site culinary water to connect their 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 (8") in diameter, shall be installed in accordance with the Specifications and Standard Drawings, and shall be dedicated to the City. The developer shall provide an improvement warranty and cash deposit for all utilities dedicated to the City as in KCC 19-2-4 of the Subdivision Ordinance. All construction plans showing pipe locations must be submitted to and approved by the City Engineer.

2.

Commercial and industrial service connections or fire sprinkler connections greater than two inches (2") 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.

3.

Back flow prevention devices (reduced pressure back flow 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.

4.

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.

5.

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.

(Ord. 21-07-03, 7/15/2021)

18-4-5 - Fire Protection.#

1.

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

2.

For all occupancies, fire hydrants shall be provided by the developer in accordance with Appendix C of the International Fire Code. Fire hydrants shall be installed in accordance with the Specifications and Standard Drawings.

3.

All fire protection pipelines must be controlled with an appropriately sized gate valve and detector-check valve with a 3/4-inch water meter. The 3/4-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 3/4-inch meter will be waived for schools and public buildings.

4.

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.

18-4-6 - 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.

18-4-7 - Pressure Irrigation Water.#

1.

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

2.

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

3.

The developer shall comply with all the requirements of the pressure irrigation provider and furnish proof thereof to the City.

18-4-8 - Storm Water.#

The developer shall install storm water infrastructure as outlined in Kaysville Subdivision Code, the City's LID Manual, and the City's Drainage Evaluation and Design Manual.

(Ord. 21-10-07, 10/21/2021; Ord. 24-01-03, 1/18/2024; Ord. 25-06-03, § 16, 6/19/2025)

18-4-9 - Ditches, Canals, Waterways, Railroads and Other Hazards.#

1.

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

2.

The developer shall take such measures as necessary to mitigate other hazards as determined by the Planning Commission.

3.

The developer shall provide the City with a detailed written proposal of such measures as required in Subsection (1) and (2) and receive the approval of the City Engineer.

18-4-10 - Miscellaneous.#

1.

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

2.

The developer shall pay the cost of electric system extensions, street lights and street light upgrades, installed by the City, to service the development.

3.

The developer shall have their surveyor install permanent survey monuments as shown in the Standard Drawings.

4.

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.

5.

All outdoor refuse collection areas shall be visually screened from neighboring property and streets and be well maintained. No refuse collection area shall be permitted between a street and the front of a building. All refuse collection enclosures shall be the same method of construction, style and design of materials used in the building(s).

6.

Delineated walkways from public sidewalks to the main building entrance shall be provided as determined by the City Engineer. Delineation may be accomplished by change in material, elevation or texture.

(Ord. 21-07-03, 7/15/2021)

18-4-11 - Landscaping.#

1.

The developer shall landscape not less than ten percent (10%) of the site, including a water efficient, permanent, underground sprinkling system in accordance with an approved landscape plan. Landscaped areas adjacent to streets shall incorporate plants, trees, shrubs and ground covers from the approved Kaysville City Plant List. Every landscaped area adjacent to the sidewalk at least ten feet (10') deep shall have at least one (1) tree for each three hundred (300) square feet, planted at least five feet (5') from the sidewalk with regular spacing. In other areas, landscaping shall use plant materials appropriate for the location and emphasize trees and other larger ornamental plants.

2.

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 improvement completion assurance by cash deposit furnished and filed with Kaysville City in an amount of the estimated cost of the landscaping to assure completion of the landscaping.

3.

The landscaping shall be permanently maintained in a live, weed free, healthy condition. Loss of the required landscaping shall result in fines as determined by the City Council.

18-4-12 - Compliance with Kaysville City Subdivision Ordinance.#

Unless specifically modified in this Chapter, all work on public utilities and improvements shall be accomplished in accordance with the Kaysville City Subdivision Ordinance, Specifications, and Standard Drawings.

18-4-13 - Fee for Project Improvements.#

1.

A pioneer developer, at its own expense, with the approval of the City, or the City, at its own expense, may acquire easements or rights-of-way or install any improvements referred to in this Chapter.

2.

In all instances where any such easements or rights-of-way have been acquired or improvements have been installed which are planned and designed to provide service for development of a site and are necessary for the use and convenience of the occupants or users of development of a site, the City may determine the portion of such easements, rights-of-way or improvements that are site improvements and allocate to the site a pro rata cost of such easements or rights-of-way acquisition or improvements. Such pro rata cost shall be referred to as the "Fee for Project Improvements."

3.

Notice of the Fee for Project Improvements shall be given to the affected property owners by certified mail. Within ten (10) calendar days after receipt of such Notice, the affected property owners may file a written Notice of Appeal with the City Recorder. The City Council shall consider the appeal within thirty (30) calendar days thereafter.

4.

Whenever development activity occurs on any such site, the owners thereof shall pay to the City the Fee for Project Improvements as a condition of development approval. The Fee for Project Improvements paid shall reimburse a portion of the cost incurred by the pioneer developer or City as applicable.