Richfield City Zoning Code

The purpose of this Chapter is to promote site and building design compatibility and quality and to create and protect the community character and identity of the City. This Chapter is intended to:

1. Assist all Land Use Authorities in Land Use Application decision-making.
2. Provide information and direction to all property owners intending to present a Land Use Application to the City.
3. Promote compatibility between the natural and man-made environments.
4. Promote high-quality site planning, building, lighting, signage, and streetscape design.

HISTORY:

Ord. 2024-6, 4/23/2024

Ord. 2025-3, 6/24/2025

1. Purpose.  This section sets forth the review procedures for all site plan applications as required by this Title.  These standards and procedures are established to encourage adequate advanced site planning and review in order to ensure the highest quality of development for the City.  Such standards and procedures outlined herein are intended to provide for the orderly, harmonious, safe, and functionally efficient development which is consistent with priorities, values, and guidelines stated in the various elements of the City’s General Plan.  This Section is not intended to so rigidly control design so as to stifle creativity or individual expression, nor to cause substantial, unnecessary expense, rather, any control exercised is intended to be the minimum necessary to efficiently achieve the objectives stated herein.
2. Authority.  The Land Use Authority for site plan review shall be the Planning Commission.
3. Initiation.  A property owner or their designated agent may request approval of a site plan as provided in this section.
4. A site plan shall be required for any of the following uses, unless expressly exempted from such requirement by another provision of this Title:
5. Any multi-family residential use;
6. Any commercial use;
7. Any professional use;
8. Any manufacturing or industrial use; and
9. Any institutional use.
10. In situations where site plan approval is required, no building permit for the construction of any building, structure, or other improvement to the proposed site shall be issued prior to approval of the site plan by the Land Use Authority.  Furthermore, no clearing, grubbing, grading, drainage work, parking lot construction, or other similar site improvements shall be allowed to commence prior to obtaining site plan approval from the Land Use Authority.
11. Procedure.  The City shall process and consider all applications for site plan review as provided in this Section.
12. Application.  An application shall be submitted to the Zoning Administrator along with the fee as outlined in the City’s fee schedule.  The application shall include:
13. One (1) plan set, size 22” x 34” drawings; one (1) plan set, size 11” x 17” drawings; and one (1) PDF copy.  The application and plan sets shall include at a minimum the following documents and information:
14. A plan set cover sheet showing the entire site plan including a title block showing the name, address, and phone number of the applicant, designer, engineer, and any other professionals that contributed to the production of the plans and drawings.  The cover sheet shall also include the name (if applicable) and address of the proposed project, and date of preparation of the plans and drawings.  A general vicinity map shall be inset on this sheet.
15. A detailed boundary survey sheet showing the following information:
16. The location and width of existing and proposed abutting streets;
17. All property and parcel/lot lines including property ownership;
18. Existing and proposed easements and dedications;
19. The location of all existing and proposed structures on the site, including building height(s) and any provisions to screen roof-based mechanical equipment or similar, and the location of existing structures on adjoining properties;
20. The location of existing fencing and significant existing trees and shrubbery;
21. The location of off-street parking, driveways, loading facilities, and hard-surfaced areas;
22. The location of existing and proposed curb, gutter, sidewalk, and curb cuts.  If the property abuts a State owned highway, the applicant must obtain approval from the Utah Department of Transportation (UDOT) for the location of curb, gutter, and sidewalk.  UDOT shall also approve the location and number of curb entrances;
23. The location of refuse container(s); and
24. The location of vehicular and pedestrian access and circulation including all existing and proposed traffic, pedestrian, and road safety signs.
25. A detailed utilities plan showing the location and size of all existing or proposed utilities that will provide service to the project (including location of nearest fire hydrants) consistent with the design standards approved by the City.
26. A detailed landscaping plan that shows the following information:
27. The proposed landscaping including identification of plant species and fencing in sufficient detail for review of screening and aesthetic qualities;
28. Irrigation sprinkler designs indicating the locating and service size of secondary water connections;
29. Location and design of all exterior lighting;
30. Data table showing parcel, building, landscaping, parking areas and percentages, and the number of parking stalls required and provided; 
31. Floor plans and elevations including exterior building finishes and colors.
32. Required engineered drawings for on and off site improvements.
33. Traffic impact study as required by Title 4 of the City’s Transportation Master Plan and geotechnical study unless waived by the Land Use Authority, Zoning Administrator or City’s Engineer.
34. Each sheet shall be signed and stamped by the relevant design professional registered in the State of Utah (i.e. engineer, professional landscape architect, etc.) as applicable.
35. Determination Of Complete Application.  After the Zoning Administrator determines the completeness of a site plan application, the Zoning Administrator shall transmit the application to the Planning Commission for its review.  
36. Review By Planning Commission In Public Meeting.  The Planning Commission shall review the proposed site plan application in a public meeting and shall either approve, approve with modifications, or reject the proposed site plan application.  The Planning Commission may also table the matter for further information or future consideration or action.
37. Approval Standards.  City Staff may provide advisory comments to the applicant prior to the scheduling of the site plan application before the Planning Commission.  Staff comments or feedback shall not guarantee or imply approval of any portion of the site plan.  The following standards shall apply to the approval of a site plan:
38. The entire site shall be developed at one time, unless a phased development plan is approved by the Planning Commission.
39. A site plan shall conform to all applicable standards as set forth in this Title.  In addition, consideration shall also be  given to the following:
40. Considerations relating to buildings and general site layout.
41. The general silhouette and mass, including the location on the site and elevations in relationship to the character of the neighborhood and the applicable provisions of the City’s General Plan; and
42. Exterior design in relation to adjoining structures in height, bulk, and area openings, breaks in facade fronting onto rights-of-way, line and pitch of roofs, the arrangement of structures on the parcel or lot, and the appropriate use of materials and colors to promote the objectives of the General Plan relating to the character of the area or neighborhood.
43. Considerations relating to traffic safety and traffic congestion.
44. Effect of the proposed site plan of traffic conditions on abutting streets and neighboring land uses, both existing and as planned;
45. Layout of the site with respect to location and dimensions of vehicular and pedestrian entrances, exits, driveways, and walkways;
46. Arrangement and adequacy of off-street parking facilities to prevent traffic congestion and compliance with the provision of City ordinances regarding the same;
47. Locating, arrangement, and dimensions of truck loading and unloading spaces;
48. Vehicular and pedestrian circulation patterns within the boundaries of the development;
49. Surfacing and lighting of off-street parking facilities; and
50. Provision for transportation modes other than personal motor vehicles, including such alternative modes such as pedestrian, bicycle, and mass transit.
51. Considerations relating to landscaping.
52. Location, height, and materials of walls, fences, hedges, and screen plantings to provide for harmony with adjacent development, or to conceal storage areas, utility installations, or other unsightly development;
53. Planning of ground cover or other surfaces to prevent dust and erosion; and
54. Unnecessary destruction of existing healthy trees.
55. Considerations relating to drainage and irrigation.
56. The effect of the site development on the adequacy of the storm and surface water drainage; and
57. The need for piping of irrigation ditches bordering or within the site.
58. Other considerations including, but not limited to:
59. Buffering;
60. Lighting;
61. Placement of trash containers and disposal facilities;
62. Location of surface, wall and roof-mounted equipment.
63. Bonding.  The applicant shall provide a guarantee of installation and construction of all on-site and off-site improvements required by this Title, or as required by the Planning Commission, prior to issuance of any building permits or the commencement of any work.  The guarantee shall be in a form acceptable to the City and in an amount equal to one hundred ten percent (110%) of the estimated cost of all improvements.  The guarantee shall assure the installation of improvements within one (1) year of the date of site plan approval, and shall provide a one (1) year warranty pertaining to the installed improvements.  It shall be the responsibility of the developer to notify the City when the improvements are complete and ready for inspection.
64. Appeal Of Decision.  Any person claiming to be adversely affected by a decision of the Planning Commission regarding a site plan application may appeal first to the Appeal Authority outlined in Section 17.03.010 then to District Court in accordance with the provisions of §10-9a-801 of Utah State Code (as amended).
65. Effect Of Approval.  Every site for which a site plan has been approved shall conform to such plan.
66. A building permit shall not be issued for any building or structure, external alterations thereto, or any sign or advertising structure until the provisions of this section have been met.  Any building permit issued shall expressly require that development be undertaken and completed in conformity with the approved site plan.  No structures or improvements may be added to a site that are not included on the approved site plan.
67. All improvements shown on the approved site plan or amended site plan shall be maintained in a neat and attractive manner.
68. Approval of a site plan shall not be deemed an approval of any conditional use permit or other permit.  Approval of such permits shall be obtained in accordance with applicable provisions of this Title.
69. Amendments.  Except as may be provided for elsewhere in this Title, no element of an approved site plan shall be changed or modified without first obtaining approval of an amended site plan from the Land Use Authority.
70. Revocation.  On behalf of the Land Use Authority the Zoning Administrator may revoke or suspend an approved site plan.  Any of the following shall be grounds for revocation or suspension:
71. The use for which the City granted the permit has ceased for one (1) year or more;
72. The holder or user of the site plan approval failed to comply with the conditions of approval, or is in violation of any other City, State, or Federal law governing the conduct of the use;
73. The holder or user of the site plan approval failed to construct or maintain the site as shown on the approve site plan or map; or
74. The Land Use Authority determined that operation of the use or character of the site was a nuisance or a court of competent jurisdiction in any civil or criminal proceeding found it to be a public nuisance.
75. The Land Use Authority shall not revoke a site plan approval without first holding a public hearing.  The Zoning Administrator or designee shall notify the permittee in writing, which shall be served by registered mail or personal service, at least ten (10) days prior to the date of such hearing and the grounds for its convening.  At any such hearing, the permittee shall be given an opportunity to testify, call witnesses, and present evidence.  Upon conclusion of the hearing, the Land Use Authority shall decide whether to revoke or suspend the permit.  In the event the determination is to revoke or suspend the permit, the permittee may appeal the decision to the City Council within fourteen (14) days from the date of such final determination.  Revocation or suspension of a site plan shall not limit the City’s ability to complete other legal proceedings against the holder of the site plan approval.
76. Expiration.  Failure to obtain a building permit within one (1) year of approval of any site plan shall terminate and cancel the prior site plan approval given, whereupon the Zoning Administrator may require that a new site plan application be submitted and approval obtained pursuant to this section.  A written request may be submitted to the Zoning Administrator prior to the expiration of the site plan for an extension of up to six (6) months.  The Planning Commission may grant such an extension where good cause can be shown.

HISTORY:

Ord. 2024-6, 4/23/2024

Ord. 2025-3, 6/24/2025

Site planning and building design standards relate to the location and interrelationships of buildings and structures and include building design, building location, access, parking and loading areas, landscaping treatments and buffer areas, signs and sign location, site and building lighting, and other site and building features. To meet the purposes of this Chapter, this Ordinance, and the City's other Land Use Ordinances, the following project site and building design standards are provided as follows:

1. Design Requirements. Design requirements which are required in addition to the other standards set forth in this Ordinance and all other Ordinances of the City are indicated by the verb "shall".
2. Design Guidelines. Design guidelines indicate additional actions that may be required by a Land Use Authority to enhance site design and achieve greater compatibility with adjacent land uses. Guidelines use the verb "should." The application of the design guidelines will depend on the nature and location of the proposed uses or buildings, as may be determined necessary by the Land Use Authority.
3. All land use Applications and the associated approvals shall balance the scale of all proposed uses, buildings, and structures to the project site, and adjacent properties. Elevation and cross-section drawings, photographs, or other studies or models may be required by a Land Use Authority to illustrate or fully explain how a proposed development will address these issues.
4. All site plans and building designs shall identify an overall and consistent design theme. To create and protect the City character and identify and preserve and enhance property values, all proposed uses, buildings and structures shall incorporate design treatments as follows:
5. Project Site Planning Features. All site plans shall include project features that add visual interest and attractiveness to the project and the City. Such features may include entry features, public art pieces, streetscape designs, pedestrian and biking facilities and trails, consistency in design features, protection of sensitive lands, usable park and open space areas and amenities.
6. Building Design Features. The City encourages creative and varied architectural forms. All structures shall blend harmoniously with the natural and existing built environment. The following building design requirements shall apply:
7. Building Scale. The size and scale of all proposed buildings and structures shall be found to be compatible with, and not dominate, the surrounding buildings and structures and surrounding natural features. The following building design strategies shall be required:
8. Coherent building design. All sides of a building shall be coherently designed and treated. A facade not related to the rest of the building shall be avoided. A consistent level of detail and finish on all sides of a building shall be required and provided.
9. Long, unbroken building wall surfaces shall be avoided. Building walls longer than thirty (30) feet shall be relieved with variations of wall planes or overhangs that create shadow areas and add visual interest.
10. Varying roofline. Variation in the roofline and roof planes shall be provided as a means of harmonizing buildings with their surroundings by blending both roofline and form.
11. Visual patterns. All buildings shall have shadow relief created by recesses and projections. Recesses may include courtyards, entryways, or boxed window openings, along the exterior of the building. Projections may include stairs, balconies, entrances, or bays. Covered walkways, porches, patios, trellises, and wide roof overhangs are encouraged to produce shadow effects.
12. Architectural details. Building details that enrich the character of a building are encouraged. Attention to detail, including all building and architectural design elements shall be required. The following architectural details are desirable and encouraged:
13. Stonework.
14. Exposed beams and columns.
15. Cornices, moldings, bands, pop-outs, decorative vents, cast or sculpted features.
16. Covered entries, patios, walkways, bays, and balconies.
17. Enclosed courtyards and patios, trellises, and wide roof overhangs.
18. Accessories such as art features, benches, lamps, artwork, and sculptures.
19. Building Additions. All proposed additions to existing buildings shall incorporate the existing building’s predominant design features, including construction materials and colors.
20. Accessory Buildings and Structures. The building materials and colors used for all accessory buildings, structures, and fences shall be compatible with the building materials and colors of the primary structure.
21. Mechanical Equipment. Air conditioning units, generators and other auxiliary mechanical and building equipment shall be placed at locations where they will be least intrusive in terms of noise, appearance, and odors, particularly for adjacent properties and public rights-of-way. Screening walls, landscaping, and other suitable screening treatments shall be used so all required mechanical equipment is screened from public streets and adjoining properties. All building-mounted mechanical equipment shall be an unobtrusive color which allows the equipment to blend into its surroundings.
22. Trash and Refuse Collection Areas. All solid waste and refuse collection areas shall be located to minimize the impact to adjacent property owners or users. Such areas shall be screened from view. All dumpster and refuse enclosures shall be a maximum of six (6) feet high, constructed of materials to match the primary building, and shall provide latching gates.
23. Building Location. The location of all new buildings and structures shall incorporate the following building design principles:
24. All site plans shall demonstrate design sensitivity to adjacent/adjoining structures. New buildings shall not overpower existing buildings. Attention to building height, rooflines, and grade changes shall be required to provide continuity with adjacent and neighboring buildings.
25. All site and building plans shall provide for the integration of existing, or planned, pedestrian and vehicular circulation patterns providing interconnected streets, shared site accesses, walkways, trails, and parking areas as applicable. Whenever possible site and building plans shall protect views and viewsheds, and be harmonious with adjacent building designs, styles, and size.
26. Pedestrian Scale. Regardless of overall building size, elements and facades, all building designs shall be pedestrian scaled and create visual interest at eye-level.
27. Building Materials and Textures. All building materials and colors shall minimize the negative visual impact of buildings and structures on the City. All exterior building colors shall be subdued earth tones and muted colors that blend and do not contrast with naturally occurring colors. Retaining walls, wall extensions from buildings, and all walls and fences shall be the same or compatible color and materials, as the main building.
28. Site Design and Layout. All site plans shall recognize and preserve, as much as practicable, the natural features and sensitive areas occurring on the site. All site plan designs shall demonstrate efficiencies in the provision of infrastructure, including reductions in hard-surfaced areas, land disturbance, and the retention of existing vegetation, as practicable. All site plans and designs shall include the following principles:
29. All buildings and structures shall be arranged to preserve and provide open space and to protect views and viewsheds. The locations of all buildings and structures shall recognize the existing topography and natural features of the site. All natural features shall be preserved, as practical, and integrated into the site plan design.
30. The locations of all buildings and structures shall allow and provide areas of open space and landscaping to connect with similar open spaces and landscaping areas existing, or planned to be located, on adjacent properties.
31. The location and number of site accesses, the interior site circulation pattern, and the separation between pedestrians and vehicles shall be designed to maximize safety and convenience. All site plans shall provide agreements or easements to allow cross vehicle access, pedestrian connections and shared parking, as determined necessary by the Land Use Authority. Loading bays and loading docks shall be separated from customer parking where possible. Loading bays shall be oriented away from neighboring residential areas and all public streets.
32. All site plan designs shall include provisions for limiting noise, particularly to adjacent property(ies). All noise generating uses and equipment shall be located and buffered to minimize onsite and off-site impacts.
33. Site Landscaping Standards. Landscape plans and improvements should mitigate building and parking lot impacts and add aesthetic site, building interest, and character. Landscaping shall complement the architecture of all proposed buildings and structures and provide visual interest and variety, screening elements, and year-round site beautification, blending with the natural landscape, highlighting building design features, and conserving water. (Refer to Table 31-4).
34. Landscape Buffers. Landscape buffers between dissimilar or conflicting land uses shall be provided. Landscape buffers shall be provided for off-street parking and service areas and these areas shall be screened from all public streets.
35. The size and spacing of landscape elements shall be consistent and establish a coordinated relationship to any existing or proposed streetscape plantings. The size and spacing of landscape elements shall also be of appropriate scale and character to all proposed buildings, structures, and features.
36. Streetscape Landscape Treatments. All streetscapes shall create an attractive public space and include landscaping such as plantings (i.e., shrubbery), and include placemaking design elements such as lighting, public art, pedestrian and biking facilities, and street furniture, as applicable.
37. Landscape Maintenance Plans. All landscape plans shall demonstrate that long-term maintenance factors have been considered in the landscape design. For example, irrigation systems shall be designed to achieve low maintenance and efficient water consumption.
38. Required Parking Lot Landscaping. All off-street parking areas, providing twenty (20) or more parking spaces shall provide a minimum of five percent (5%) of the total parking area with landscape treatments. Areas to be landscaped may include:
39. Traffic islands separating adjacent parking spaces.
40. Peninsulas parallel to individual parking spaces.
41. Planter areas located at the ends of parking rows or other planter areas located within the off-street parking area.
42. The area provided for off-street parking shall be the greatest area defined by the distance from the curb-lines or edges of the outermost parking space, aisle, or driveways.
43. No required setback areas shall be included as meeting the required parking area landscaping as required by this Chapter.
44. Flood Channels and Drainage Ways. All flood channels and drainage ways located on the site shall be retained and protected in their naturally occurring condition, as practicable, and integrated into the open space areas of the site that may include areas for use as trails or parks.
45. Walls, Fences, and Other Visual Barriers for Commercial and Industrial Buildings and Site Plans. All walls and fences associated with a commercial or industrial building or site plan shall conform to the major architectural style of the site plan. Walls, fences, and barriers located adjacent to all public rights-of-way shall be constructed of long-lasting durable materials. Walls, fences, and barriers that create a continuous surface greater than thirty (30) feet in length shall be softened visually with acceptable landscaping or other treatments.
46. Site Lighting Standards. To protect views of the night sky, all outside lighting shall be “dark sky friendly” (i.e. down lighting) to reduce light trespass and skyglow. All exterior lighting shall provide for the illumination of buildings and grounds for safety purposes, but in an aesthetic manner. All exterior lighting shall be fully shielded or hooded so that no light is allowed to spill or trespass onto adjacent properties. The use of motion sensors and timers is encouraged.
47. All light fixtures, including security lighting, shall be fully -shielded and hooded and aimed so that all direct illumination is confined to the property boundaries of the source. All motion sensing light fixtures shall be fully shielded and adjusted, according to the manufacturer’s specifications, to turn off when detected motion ceases.
48. Parking Lot Lighting: Minimum adequate lighting shall be provided in all parking areas, with emphasis placed on appropriate lighting at entrances and exits. All parking area lighting shall be integrated with landscape features. The height of pole-mounted fixtures shall be held to a minimum practical height.
49. Site and Building Sign Requirements. The placement and design of all signs shall be found to be compatible with the site plan and building designs, and with the character of the surrounding area. Signs shall be provided as an integral site and building design element and shall be compatible with the style of the buildings in terms of location, scale, color, and lettering style.
50. Signs should be located as required by 17.17 herein.
51. The illumination of all signs shall be accomplished in a manner that focuses light on the sign and fully shields the light source.
52. The maximum size and height of all signs shall comply with the requirements of 17.17 herein.

HISTORY:

Ord. 2024-6, 4/23/2024

Ord. 2025-3, 6/24/2025