The purpose of this Chapter shall be to implement a general rule for the subdivision of the land within the Richmond City limits.

1. This Chapter shall be based on the officially adopted General Plan of the City and is enacted in order to promote and protect the public health, safety, comfort, convenience, prosperity, and general welfare and to achieve the following objectives:
   
   1. To promote the goals and policies as recommended in the Richmond City General Plan;
      
   2. To provide for the accuracy of legal descriptions in the land conveyance process;
      
   3. To encourage excellence and creativity in the design of all future developments and to preserve the natural beauty of Richmond City;
      
   4. To encourage orderly growth and development;
      
   5. To avoid scattered development of land that results in:
      
      1. Lack of water supply, sewer service, drainage, transportation facilities, or otherwise essential public services; or
         
      2. Excessive expenditure of public funds for the supply of such services;
         
   6. To provide for desirable and appropriately located living areas and a variety of dwelling types and densities with adequate provision for sunlight, fresh air, and usable open space;
      
   7. To provide for the manner and form of making and filing of plats;
      
   8. To specify the requirements as to the extent and the manner in which:
      
      1. Roads and streets shall be created and improved;
         
      2. Water and sewer and other utility mains, piping connections, or other facilities shall be installed;
         
      3. Pedestrian pathways consistent with the recommendations found within the General Plan are to be located and designed;
         
   9. To protect existing surface waters throughout the City, and
      
   10. To specify the administration of the regulations of this Section by defining the powers and duties of approval authorities.

Chapter 12-1200 is established through the authority of Utah Code Annotated Title 10, Chapter 9a, Section 601.

1. All subdivision plat(s) must comply with the provisions of this Chapter before:
   
   1. The Final Plat shall be submitted to the public land records of Cache County, and recorded by the Cache County Recorder’s Office.
      
   2. Any lots be sold.
      
      1. All single-family, two-family, and townhome subdivision plat(s) must receive final approval by the Administrative Land-Use Authority.
      2. All Commercial, Industrial, Manufacturing, Mixed-Use and Multi-Family subdivision plat(s) must receive approval by the City Council upon recommendation of the Planning & Zoning Commission.
         

1. There are three processes that govern the subdivision of land: preliminary plat, final plat, or combined preliminary and final plat.
   
   1. The process to be followed will depend on the property, the number of lots created and the type of land use proposed and/or allowed on the property.
      
   2. The three processes apply to all requests for the subdivision of property with the following exceptions:
      
      1. A division of agricultural land for agricultural purposes in accordance with Utah Code Annotated Title 10, Chapter 9a, Section 605 (2).
         
         1. Such land must qualify as agricultural use per Utah Code Annotated Title 59, Chapter 2, Section 503 which requires that the land must produce in excess of fifty percent (50%) of the average agricultural production per acre.
            
2. Property boundary adjustments of property lines in accordance with 12-503 and 12-902-2.
   
3. If a property is subject to subdivision regulation, the applicant must adhere to the following three-part public approval process:
   
   1. Phase 1 - Pre-application Meeting.
      
   2. Phase 2 - Preliminary Plat.
      
   3. Phase 3 - Final Plat.

1. Contents: The preliminary plat shall contain the following information:
   1. The preliminary plat shall be drawn to scale not smaller than one hundred feet (100') to the inch, and shall show a north arrow;
   2. The proposed name of the subdivision;
   3. The location of the subdivision including the address and the section, township and range;
   4. The names and addresses of the owner, subdivider if other than the owner, and the engineer or licensed surveyor of the subdivision;
   5. Date of preparation, scale (at least 100 feet to the inch), and north point;
2. Existing Conditions: The plat shall show the following:
   1. The location of the nearest legal monument;
   2. The boundary of the proposed subdivision and the acreage included;
   3. All property under the control of the subdivider, even though only a portion is being subdivided. Where the plat submitted covers only a part of the subdivider's tract, a sketch of the proposed street system on the unplatted parts of the subdivider's land shall be considered in the light of existing major street plans or other planning commission studies;
   4. The location, width and names of all existing streets within two hundred feet (200') of the subdivision and of all prior platted streets or other public ways, railroad and utility rights of way, parks, and other public open spaces, permanent buildings and structures, and houses or permanent easements;
   5. Section and corporation lines, within and adjacent to the tract;
   6. Location of all wells, proposed, active and abandoned, and of all reservoirs within the tract and to a distance of at least one hundred feet (100') beyond the tract boundaries;
   7. Existing sewers, water mains, irrigation lines, culverts or other underground facilities within the tract and to a distance of at least one hundred feet (100') beyond the tract boundaries, indicating pipe sizes, grades, manholes and exact location;
   8. Existing ditches, canals, natural drainage channels and open waterways and proposed realignments; including water conveyance facility right-of-way and easements and any water conveyance facility located in the plat.
   9. Boundary lines of adjacent tracts of unsubdivided land, showing ownership where possible;
   10. Contour at vertical intervals of not more than two feet (2') excepting in mountainous or otherwise steep areas where a more practical interval would be warranted;
   11. Where applicable, location of the 100-year floodplain as determined by the federal emergency management agency (FEMA).
3. Proposed Plan: The preliminary plat shall show:
   1. The layout of streets (designated by actual or proposed names and numbers), showing location, widths and other dimensions of proposed streets, alleys and easements which shall be in conformance to the adopted street master plan;
   2. The layout, numbers and typical dimensions of lots;
   3. Parcels of land intended to be dedicated or temporarily reserved for public use or set aside for use of property owners in the subdivision;
   4. Building setback line, including showing dimensions;
   5. Dedications for water, sewers, drainage, utility lines and other purposes;
   6. Typical street cross sections and street grades where required by the Administrative Land-Use Authority;
   7. A plan or method by which the subdivider proposes to handle stormwater drainage for the subdivision. Any disposal of stormwater in an open waterway shall require approval of those responsible for the open waterway;
   8. A plan for culinary water improvements and waste disposal improvements for all lots proposed within the subdivision;
   9. An adequate traffic report prepared by a qualified traffic engineer when required by the City Engineer.
4. Property Owner Agreements: Where necessary, copies of any agreements with adjacent property owners relevant to the proposed subdivision shall be presented to the planning commission.
   

1. A preliminary plat shall be submitted to the planning department, with a complete application and fee payment determined by the current prevailing fee schedule. The preliminary plat will be reviewed by the Administrative Land-Use Authority. Upon receiving approval from the Administrative Land-Use Authority, the preliminary plat will either advance to the final plat process or be submitted to the Planning Commission for approval or denial.
2. The process of review will be considered a review cycle. A total of four (4) review cycles can occur before approval or denial by the Administrative Land-Use Authority. Failure to submit a completed application, preliminary plat and paying the appropriate fees will result in the review process being restarted.
3. Following the review of the proposed subdivision, the Administrative Land-Use Authority shall either approve, propose conditions, or submit the preliminary plat to the Planning Commission. Once approval has been given, the preliminary plat will be reviewed by the City Attorney and a full set of construction documents shall be provided to the City Engineer.
4. The review cycle restrictions and requirements of this section do not apply to the review of subdivision applications affecting property within identified geological hazard areas.
5. All applications and fees will start over after the four (4) cycles.
6. A total of four (4) review cycles are provided by the city. Each review for a preliminary plat shall be completed within fifteen (15) business days after complete application submission.
7. Granting of a preliminary plat approval by the Administrative Land-Use Authority shall not constitute a final acceptance of the subdivision. Nor shall approval of the preliminary plat relieve the subdivider of the responsibility to comply with all required conditions and ordinances, and to provide the improvements and easements necessary to meet all city standards and requirements.

1. The purpose of the final plat is to require formal approval by the Administrative Land-Use Authority before a subdivision plat is recorded in the office of the Cache County Recorder. The final plat and all information and procedures relating thereto shall in all respects be in compliance with the provisions of this title. The final plat and construction plans submitted shall conform in all respects to those regulations and requirements specified during the preliminary plat process. Final plats may be submitted in phases, provided each phase can exist as a separate project capable of independently meeting all of the requirements of this chapter. The separate development of said phases shall not be detrimental to the Subdivision nor to the adjacent properties in the event the remainder of the project is not completed.
2. Application for final plat approval shall be made by submitting one (1) hard copy and an electronic version of the proposed final plat and one (1) set of construction plans, to the planning department within eighteen (18) months after approval or conditional approval of the preliminary plat by the Administrative Land-Use Authority. This time period may be extended for up to six (6) months for good cause if the subdivider petitions the Administrative Land-Use Authority for an extension prior to the expiration date; however only one (1) extension may be granted. At the time of application, the appropriate fee shall be paid in accordance with the current prevailing fee schedule.
3. Preparation and Required Information
   1. Preparation: The final plat must be prepared by a licensed land surveyor on a sheet of approved mylar with waterproof black ink. The top of the plat shall be either north or east, whichever best accommodates the drawing. The final plat shall be made to a scale large enough to clearly show all details, and in any case not smaller than one hundred feet (100') to the inch, and workmanship on the finished drawing shall be neat, clean cut and readable.
   2. Description And Delineation: The final plat shall show:
      1. The name of the subdivision, as approved by the Administrative Land-Use Authority.
      2. Accurate angular and linear dimensions for all lines, angles and curves used to describe boundaries, streets, alleys, easements, areas to be reserved for public use and other important features. A boundary description of the subdivision shall also be provided;
      3. An identification system for all lots and blocks and names and numbers of streets. Lot lines shall show dimensions in feet and hundredths;
      4. True angles and distances to the nearest established street lines of official monuments, which shall be accurately described in the plat and shown by appropriate symbol;
      5. Radii, internal angles, points and curvatures, tangent bearings and the length of all arcs;
      6. The location of all monuments to be installed and accurately located by the appropriate symbol. All United States, state, county or other official benchmarks, monuments or triangulation stations in or adjacent to the property, shall be preserved in precise position;
      7. The dedication to the city of all streets and highways included in the proposed subdivision;
      8. Accurate outlines and legal descriptions of any areas to be dedicated or reserved for public use, with the purposes indicated thereon, and of any area to be reserved by deed or covenant for common uses of all property owners;
      9. Where it is proposed that streets be constructed on property controlled by a public agency or utility company, approval for the location, improvement and maintenance of such streets shall be obtained from the public agency or utility company and entered on the final plat in a form approved by the city attorney;
      10. The final plat shall be prepared on twenty-four inch by thirty-six inch (24" x 36") approved mylar and shall have a one and one-half inch (11/2") border on the left and a one-half inch (1/2") border on the three (3) remaining sides;
      11. The street address for each lot shall be shown on the final plat. Street address shall be assigned by the city;
      12. All streets within the subdivision shall be numbered (named streets shall also be numbered) in accordance with and in conformity with the adopted street numbering system adopted by the city;
      13. All boundary, lot and other geometrics (bearings, distances, curve data, etc.) on the final plat shall be close to an accuracy of not less than one part in five thousand (1/5,000);
      14. A legend and general notes or statements as required by the city or other interested parties and a north arrow and the scale of the drawing;
      15. Utility easement across all lot frontages that are adjacent to public streets and other required easements for water, sewers, drainage, utility lines and other purposes; The Utility easement must conform with the most current version of the Richmond City Manual of Design and Construction Standards
      16. The area of each lot in square feet or acres;
      17. A basis of bearing shall be indicated on the plat.
   3. Standard Forms For The Final Plat: The final plat shall include:
      1. A registered land surveyor's certificate of survey in the form required by state law;
      2. The owner's certificate of dedication;
      3. A notary public's acknowledgment;
      4. The City Administrator's certificate of approval, if required;
      5. The City Engineer's certificate of approval;
      6. The City Attorney's certificate of approval;
      7. A space in the lower left-hand corner of the drawing for the Cache County Recorder's use;
      8. Planning Commission approval, if required;
         
      9. City Council approval, if required;
         
   4. Submittal: The final plat shall be submitted for approval with a title opinion by a licensed abstract company showing the names of the owner or owners of the subdivision.
   5. Utility Easement Approval: The final plat shall show all utility easements required for the installation and maintenance of utilities needed to serve the subdivision. The final plat shall not be approved by the City Engineer until the subdivider obtains the signature of an officer of every utility company providing utility services in the city, which signature shall indicate that the utility easement is in a form acceptable to the utility company's plans for providing services in the subdivision.
   6. The locations for the placement of cluster mailboxes. A letter from the postmaster approving the location (s) shall be included with the final plat.
   7. The city must approve all proposed dumpster locations.
4. Financial Guarantee: No site grading or construction of lots or of the public improvements required in this title shall be started unless and until the sub-divider shall have furnished to the City a contractor's performance bond, an irrevocable letter of credit or funds in escrow an amount equal to at least one and one-quarter (1.25) times the reasonable value of the required public improvements, as determined by the Richmond City Engineer, to guarantee the complete and timely development of any facilities or improvements which are the sub-divider's responsibility.
   

1. Within eighteen (18) months of the approval of the preliminary plat by the Administrative Land-Use Authority or the Planning Commission, the subdivider shall prepare a final plat in accordance with the provisions of Chapter 12-2003-4 “Final Plat Preparation and Required Information”. One (1) electronic version shall be submitted to the planning department. The “Administrative Land-Use Authority” shall, upon receiving the final plat, review, approve, or deny, based on the Richmond City Municipal Code. The process of final review will be considered a review cycle. A total of four (4) review cycles can occur before approval or denial by the Administrative Land-Use Authority. Failure to submit a completed application, final plat and paying the appropriate fees will result in the review process being restarted. Following the final determination by the “Administrative Land-Use Authority,” and after compiling all requisite signatures, the subdivider shall then submit the final plat to the Cache County Recorder.

In consideration of a preliminary plat or combined preliminary and final plat, the decision-making body shall make the following findings:

1. The plat is in conformance with recommendations found within the General Plan;
   
2. Public services are available or can be made available and are adequate to accommodate the proposed development;
   
3. The plat is in conformance with scheduled public improvements in accord with the City’s capital improvement program;
   
4. There is public financial capability of supporting services for the proposed development, and
   
5. The development will not be detrimental to the public health, safety or general welfare.

1. Failure to submit final plat.
   
   1. Approval of a preliminary plat or combined preliminary and final plat shall become null and void if the applicant fails to record a final plat within two (2) years of the approval of the preliminary plat or one (1) year of the approval of the combined preliminary and final plat.
      
2. Phased development.
   
   1. In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of twelve (12) months, may be considered for final approval without resubmission for preliminary plat approval.
      
   2. The twelve (12) month period may be waived if the Richmond City Council enters into a formal agreement with a developer on a phased development with specific deadlines for phase completion.
      
      1. In the event of such a formal agreement, the developer must appear before the Richmond City Council prior to beginning actual development of the next scheduled phase to ensure compliance with any changes or up-dates applicable to various infrastructure or building code(s).
         
3. Authorize extension.
   
   1. Upon written request and filed by the applicant prior to the termination of the period, the Richmond City Council may authorize a single extension of time to record the final plat not to exceed twelve (12) months.
      
   2. Additional time extensions up to twelve (12) months may be approved by the Richmond City Council.
      
   3. With all extensions, the Richmond City Council may require the preliminary plat or combined preliminary and final plat to comply with the current provisions of this Title.
      
4. Failure to meet timetable.
   
   1. If the above timetable is not met and the applicant does not receive a time extension, the original approval shall become null and void.
      
   2. Subsequent development on the property shall require submittal and approval of a new application in compliance with the provisions of this Chapter.

1. The purpose of these regulations is to allow for the adjustment of property lines between existing properties, and to allow for the reduction in the number of buildable lots.
   
   1. A property boundary adjustment does not vacate the platted lot lines or easements of a recorded subdivision.
      
2. Applicability.
   
   1. These provisions apply to all existing properties.
      
3. Process:
   
   1. Application and fee, in accordance with the adopted fee schedule in compliance with the provisions of Utah Code Annotated Title 10, Chapter 9a, Section 510 and 12-12-514 shall be submitted to the City Manager on forms provided by the City.
      
   2. Upon tentative approval of the application by the City Manager subject to any applicable conditions of approval the applicant or owner shall have one (1) year to complete the following tasks:
      
      1. Cause the property to be surveyed and a record of survey recorded;
         
      2. Execute and record the necessary deeds to accomplish the property boundary adjustments as approved;
         
      3. Obtain new tax parcel numbers from the Cache County Assessor; and
         
      4. Provide copies of the recorded record of survey, recorded deeds, and the new tax parcel numbers to the City Manager.
         
   3. Upon determination by the City Manager that the final property boundary adjustment is in conformance with the provisions of this Section and the conditions of approval, a certificate of zoning compliance shall be issued.
      
4. Standards:
   
   1. A property boundary adjustment shall not reduce the property size below the minimum dimensional standards as established by 12-900 (Zones); or if one or more of the properties is nonconforming, per formal agreement between the developer and the Richmond City Council, as to the minimum dimensional standards prescribed, the property boundary adjustment shall not increase the nonconformity.
      
   2. A property boundary adjustment shall not increase the original number of properties, and may decrease the original number of properties.
      
   3. A property boundary adjustment shall not change or move any public streets or publicly dedicated areas in any manner.
      
   4. Any private or public easement shall be vacated in accord with the requirements of this Title.

1. The Richmond City Council, as the Land Use Authority, shall allow vacating or changing of a subdivision plat.
   
2. The process for vacating or changing of a subdivision plat will comply with the following provisions as set forth in the respective portion of Utah Code Annotated, Title 10, Chapter 9a:
   
   1. Section 608 for overall vacating or changing.
      
   2. Section 609 for the approval and recording.
      
   3. Section 609.5 for street, right-of-way, or easement.

The City Council has appointed the following individuals as the “Administrative Land-Use Authority” for approval of preliminary and final subdivision plats. This committee will consist of the City Engineer, Public Works Representative, Fire Department Representative, and Chief Administrative Officer. The specific preliminary review and approval by the “Administrative Land-Use Authority”, applies only to single-family, two-family and townhome subdivisions. Commercial, Industrial, Manufacturing, Condominium, Mixed-Use and Multi-Family developments do not apply. All Commercial, Industrial, Manufacturing Mixed-Use and Multi-Family subdivisions must be reviewed by the Administrative Land-Use Authority, prior to being presented to the Planning Commission.

1. All plats submitted in accord with the provisions of this Chapter, and all subdivisions, improvements and facilities done, constructed or made in accord with said provisions shall comply with the minimum design standards set forth in the current edition of the Manual of Design and Construction Standards for Richmond City.
   
   1. Higher applicable standards adopted by any senior transportation or health authority shall prevail.
      
2. It shall be the responsibility and liability of every applicant, and the owner of the land being subdivided, to construct and install every improvement shown on the plat of the subdivision, represented to be included in the subdivision at any presentation before the Planning and Zoning Commission and/or the City Council, and all improvements required by the ordinances of Richmond City specifically including the requirements of this Chapter, and this responsibility and liability shall be personal to the developer and the owner and shall also run with the land, and this responsibility and liability shall be shown on the plat of the subdivision.

1. The sub-divider shall install, at the sub-dividers expense, the following improvements within twenty four (24) months of final plat approval and in accordance with plans, specifications, and data as specified in Richmond City’s latest edition of the Manual of Design and Construction Standards and as approved by the City Engineer.
   
   1. The construction and installation of all improvements shall be under the supervision and inspection of the City Engineer or his/her agents.
      
      1. The owner shall be required to pay the cost of engineering and inspection services prior to the issuance of final acceptance of subdivision improvements by Richmond City.
         
2. Sewage Disposal.
   
   1. The sub-divider shall provide an approved sewage disposal system for all lots within the subdivision by one of the following means as determined by the City Engineer:
      
   2. Individual or private sewage facilities are not allowed in the City limits unless located in a zone which prohibits/prevents the installation of a sewer main.
      
      1. Should such a situation occur, the placement and certificate of installation must be through the Bear River Health Department.
         
   3. Sanitary Sewer System.
      
      1. There shall be constructed at the owner’s and/or sub-divider’s expense, a sanitary sewer system including all necessary pumping stations, pumping equipment, manholes and all other necessary or desirable appurtenances to provide for the discharge of sanitary sewage from all lots or parcels of land within the platted area to a connection with the Richmond City sanitary sewers.
         
      2. Pumping (“lift”) stations and pumping equipment will not be permitted by Richmond City unless all means of gravity flow are unavailable or undue hardship would result.
         
         1. Increased costs, unless they constitute an undue and prohibitively excessive financial burden as determined by the City, will not constitute a hardship.
            
      3. The sanitary sewer system shall be constructed in accordance with the latest edition of the Richmond City Manual of Design and Construction Standards.
         
      4. The above mentioned facilities for the collection and disposal of sanitary sewage from the platted area shall, upon final approval and acceptance by Richmond City, become the property of the City.
         
         1. Under some circumstances Richmond City may require, as a condition for approval of the plat, installation of a sanitary sewer that is larger than necessary to meet the immediate needs of the platted area or the area being subdivided as shown by the preliminary plat or site plan but necessary to complete the City sanitary system as it relates to both the area being platted and other areas.
            
         2. If applicable under then current Richmond City ordinance, some reimbursement to the original developer may be available when others establish connections to the oversized (pioneering) sewer main.
            
3. Storm Drainage System.
   
   1. There shall be constructed, at the owner’s and sub-divider’s expense, a storm drainage system adequate to serve the area, including anticipated extension of use to serve additional areas.
      
      1. The storm drainage system shall be designed and constructed in accordance with the latest edition of Richmond City Manual of Design and Construction Standards.
         
      2. The drainage systems will, upon inspection, approval and acceptance by the City, become the property of the City.
         
      3. In the storm drainage system design phase, consideration shall be given to alternatives and principles of storm water management in accordance with the Utah pollutant discharge elimination system (UPDES) permit or as determined by the City Engineer.
         
4. Water Distribution System.
   
   1. There shall be constructed, at the owner’s and sub-divider’s expense, a water distribution system (including fire protection with hydrants) to adequately serve all lots or parcels of land within the platted area with due regard to the present and reasonably foreseeable needs of the entire area shown in the preliminary plat or site plan, and shall connect the same to existing water mains.
   2. The water distribution system shall be designed and constructed in accordance with the current edition of Richmond City Manual of Design and Construction Standards, and may include pumping stations, pressure reduction valving, and storage facilities.
      
5. Streets, Street Grading and Surfacing.
   
   1. The owner of land being platted shall, at their expense, provide the grading of the entire street rights of way and alleys and provide appropriate paving including curb and gutter on all streets.
      
      1. All streets or roads shall be of such width and shall be so constructed as to meet the standards designated for various road classifications.
         
      2. The street improvements shall be designed and constructed in accordance with the latest edition of the Richmond City Manual of Design and Construction Standards and shall adequately reflect the classification of the street, its location and anticipated volume of traffic.
         
6. Streetlights, Street Name Signs and Traffic Control Signs.
   
   1. The owner shall, at their expense, install all streetlights, street name signs and traffic control signs.
      
      1. Street lights shall be in compliance with the designated style and type, including manufacture, as designated by the Richmond City Council in keeping with an on-going program of uniform lighting.
         
      2. All street lights will be “dark-sky” compatible with the associated directional and screening devices.
         
   2. All lights and signs shall be designed and installed in accordance with the current edition of the Richmond City Manual of Design and Construction Standards.
      
   3. Streetlights, street signs and traffic control signs shall be installed prior to any occupancy permit being issued for any building, in any subdivision.
      
      1. Street signs must carry a numerical designation based upon the “Plat of Zion” design and may also bear a name.
         
7. Utilities; Gas, Electricity, Telephone, and other infrastructure not otherwise covered.
   
   1. It is the responsibility of the owner or sub-divider to install all other necessary utilities.
      
      1. The utilities shall be installed under the supervision of the City Engineer and the agency responsible for the particular utility.
         
      2. All utilities shall be installed underground, except that major overhead power lines may be located along major streets or other specifically designed streets or transmission corridors.
         
      3. All utilities must be designed and constructed in accordance with the latest edition of the Richmond City Manual of Design and Construction Standards.
         
8. Other Facilities or Improvements.
   
   1. The owner or sub-divider shall, at their expense, install any other facility or improvement as may be specified on the preliminary plat, site plan, or upon recommendation of the Planning and Zoning Commission and ratified by the Richmond City Council and agreed to by the sub-divider.
      
9. Monuments.
   
   1. The owner and sub-divider shall, at their expense, install monuments at all:
      
      1. Subdivision boundary corners,
         
      2. Block and lot corners, points of tangency and points of curve of all curves shall be marked by a distinctive survey corner marker.
         
         1. Where section lines and quarter section lines intersect the centerline of any street, reference shall be given to the nearest section corner or quarter corner.
            
         2. All survey markers shall be in place and visible at the time of final acceptance.
            
      3. Street monuments shall be installed at the intersection of the centerlines of all streets within the subdivision.
         
         1. Specifications for the monuments shall be the same as for the subdivision boundary monuments and shall be set in access wells as specified in the latest edition of the Richmond City Manual of Design and Construction Standards.
            
10. Supplemental On Site/Off Site Street Construction.
    
    1. The developer or sub-divider shall be responsible for and bear the expense of all street, curb, gutter, sidewalk and other related construction within the development.
       
    2. The extent of development of streets which are contiguous to, traverse, or provide access to areas which are to be subdivided or developed shall be determined by the Planning and Zoning Commission, subject to review and approval by the Richmond City Council.
       
       1. The transportation master plan and land use maps of the General Plan for the City shall be consulted in each particular case to determine whether a particular street which traverses or is contiguous to a subdivision or development, or provides access to a subdivision or development, should be developed to appropriate street standards.
          
       2. Such streets may be on site or off site of the property being improved or platted.
          
       3. The Planning and Zoning Commission may deviate from the transportation master plan in those particular cases in which the required standard of development for such streets is not in accord with estimated traffic demands, considering further requirements for ingress and egress and safety.
          
          1. Any such deviation recommended by the Planning and Zoning Commission must be ratified by the Richmond City Council.
             
    3. In the event that the Planning and Zoning Commission approves construction of half streets, the developer must, at a minimum, construct half a street with pavement, shoulder, curb, gutter and sidewalk built to proper specifications for that particular street designation.
       
       1. Additionally, the subgrade preparation, sub-base, base course and asphalt will be in accordance with the particular street designation, all at the developer’s expense.
          
       2. The developer must also leave the surface of the deeded adjoining land in a condition which would be compatible with future construction of the remaining lanes, subject to the inspection and approval of the City Engineer.
          
    4. The following provisions apply to all streets when the Planning and Zoning Commission has determined that deviation from the transportation master plan is not permitted:
       
       1. Streets contiguous to an area being platted or improved, and that provide access to such areas being platted or improved, shall be required to be designed and constructed or improved to the standard specified in the latest edition of the Richmond City Manual of Design and Construction Standards for the appropriate street classification as designated on the transportation and land use map as part of the plat or improvement.
          
          1. Such streets may be on site or off site of the property being improved or platted.
             
       2. Streets recommended for construction or improvement under this section shall be reviewed by the Planning and Zoning Commission with final approval by the Richmond City Council.
          
       3. Streets which are required to be constructed or improved under this section shall be constructed or improved at the expense of the developer and at no expense to the City.
          
          1. In addition, full width of street construction shall be required for streets constructed or improved under this section
             
       4. The Planning and Zoning Commission may require a traffic impact study to evaluate potential impacts from the development.
          
          1. Impacts adjacent to the development will be required to be mitigated by the developer.
             
11. Extension of Public Works Facilities.
    
    1. The extension of any public works facilities, including, but not limited to, streets, roads, bridges, storm drains, water mains, sewer lines, secondary water systems and the like, shall be installed by the developer or sub-divider of any subdivision when such extensions are made necessary by reason of the impact of the subdivision or development.
       
       1. The necessity of all such extensions, and the scope thereof, shall first be determined by the City Engineer.
          
       2. The developer or sub-divider shall not be entitled to compensation or reimbursements for such improvements or extensions to the extent that such improvements or extensions were necessitated by the prospective impact of the development or subdivision.
          
          1. Developer or sub-divider may be reimbursed for extensions and/or improvements which the developer may be required to make which exceeds the anticipated impact of the proposed subdivision or development in keeping with provisions of the then current Richmond City ordinance regarding such “pioneering” work.
             
12. Improvement Payback.
    
    1. The City shall require that adjacent property owners, whose property has not yet been platted or improved and who will benefit from the street construction or other infrastructure improvements, to reimburse the developer who constructed or improved said infrastructure under this section, an equitable portion of the cost of the improvement in keeping with provisions of the then current Richmond City ordinance regarding such “pioneering” work.
       
    2. The Richmond City Council shall determine what, if any, adjacent property has benefitted and shall also determine the equitable amount which an adjacent property owner shall pay to the developer who constructed or improved the infrastructure pursuant to this section in keeping with provisions of the then current Richmond City ordinance regarding such “pioneering” work .
       
    3. The sum of amounts paid by adjacent property owner(s) shall not exceed fifty percent (50%) of the original cost of the infrastructure constructed or improved under this section unless provided otherwise in keeping with provisions of the then current Richmond City ordinance regarding such “pioneering” work.
       
    4. An owner of adjacent property which has been determined to have benefitted shall not be required to pay his/her equitable share of the costs of such construction or improvement until such time as the benefitted property is improved and/or developed.
       
    5. This payment shall be required up to a date ten (10) years from the acceptance of constructed improvements or as otherwise established in keeping with provisions of the then current Richmond City ordinance regarding such “pioneering” work.
       
    6. It shall be the responsibility of the developer to keep accurate and detailed financial records for the said ten (10) year period to enable the City Council to make an equitable determination of reimbursement.
       
    7. In the event that such financial records are not maintained or not provided to the City Council, the reimbursement provisions of this Chapter and the then current Richmond City ordinance regarding such “pioneering” work will be declared null and void.

1. Streets.
   
   1. Dedication.
      
      1. Within a proposed subdivision, arterial and collector streets as shown on the General Plan shall be dedicated to the public in all cases; in general, all other streets shall also be dedicated to public use.
         
   2. Street Specifications.
      
      1. The design, location, and widths of all street and street intersections shall comply with the requirements of the latest edition of the Richmond City Manual of Design and Construction Standards.
         
   3. Each block will be designated at a minimum of three hundred thirty feet (330') between road right-of-ways.
      
   4. Street Names.
      
      1. All new streets will bear a number designation in accordance with the points of the compass, and beginning with a zero-zero designation at the intersection of Main and State streets in Richmond City.
         
         1. If a developer desires to name a street, this name shall be in addition to, and not replace or supplant, the numerical designation in the City.
            
         2. Addresses shall be determined by measuring out from the intersection of Main and State streets in the “Plot of Zion” format.
            
            1. In an out-bound direction from the intersection of Main and State streets, addresses on the left side shall be odd numbered while those on the right shall be even numbered.
               
            2. For every six and one-half feet of frontage (6.5'), the number shall increase by one digit.
               
            3. If the location of the main entrance to the structure can be predetermined, that shall become the address point.
               
            4. Otherwise the address will be determined by the mid-point of the frontage of the lot.
               
            5. All street names and house numbers shall be approved and assigned by Richmond City.
               
               1. Street names shall not duplicate any existing street name within the County, except where a new street is a continuation of an existing street.
                  
               2. Street names that may be spelled differently but sound the same as existing streets shall not be used.
                  
               3. For streets that provide primary access to a subdivision or neighborhood and that align with an existing or planned street across an intersection that is not part of the same subdivision or neighborhood, the street name shall not duplicate the name of the subdivision or neighborhood.
                  
               4. Proposed streets which are a continuation of an existing street shall be given the same name as the existing street.
                  
               5. Street name signs shall be installed in the appropriate locations at each street intersection.
                  
               6. The Richmond City Council may approve exceptions to the requirements for street names in accordance with subsections (a) to (e) above.
                  
   5. Cul-de-sacs.
      
      1. No cul-de-sacs will be allowed except for situations where the Planning and Zoning Commission determines that topographic constraints will not allow through streets.
         
      2. The design of the cul-de-sac must comply with the current requirements set forth in the Richmond City Manual of Design and Construction Standards.
         
   6. Reconfiguration of the proposed street layout may be required by the Planning and Zoning Commission to provide through streets and will be ratified by the Richmond City Council prior to implementation.
      
2. Driveways.
   
   1. All driveway openings in curbs shall comply with the requirements of the Richmond City Manual of Design and Construction Standards.
      
3. Common driveways:
   
   1. Common driveways shall serve a maximum of four (4) dwelling structures.
      
   2. Common driveways shall be a minimum of twenty feet (20’) in width.
      
   3. Common driveways shall be a maximum of one hundred fifty feet (150’) in length or less, unless otherwise approved by the Richmond City Fire Department.
      
   4. Common driveways shall be paved with a surface with the capability of supporting fire vehicles and equipment and in accordance with the latest edition of the Richmond City Manual of Design and Construction Standards applicable to driveways and sidewalks.
      
   5. Unless limited by significant geographical features, all properties that abut a common driveway shall take access from the driveway.
      
   6. Common driveways shall be straight or provide a twenty-five foot (25’) inside and forty-five foot (45’) outside turning radius.
      
   7. For any plats using a common driveway, the setbacks, building envelope, and orientation of the lots and structures shall be shown on the preliminary plat.
      
   8. A perpetual ingress/egress easement shall be filed with the County Recorder, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment plus being in accordance with the latest edition of the Richmond City Manual of Design and Construction Standards applicable to driveways and sidewalks.
      
   9. The City Engineer may approve or recommend approval of alternative design or construction standards when the applicant can demonstrate that the proposed overall design meets or exceeds the intent of the required standards of this Section and shall not be detrimental to the public health, safety, and welfare.
4. Easements.
   
   1. Utility easements shall be provided along front lot lines, rear lot lines and side lot lines unless deemed unnecessary by the City Engineer.
      
   2. Total easement width shall not be less than ten feet (10').
      
5. Privately held reserve strips controlling access from adjacent lands to public streets shall be prohibited.
   
6. Permanent survey monuments shall be accurately set and established at the intersections of centerlines of streets within the development and intersections with centerlines of existing streets and the beginning and ends of curves on centerlines or points of intersections or tangents.
   
   1. All permanent survey monuments shall remain in place, or be reset at the developer's expense when approved by the City Engineer, after curbs and gutter, sidewalks, base and pavement are installed.
      
   2. Monuments shall be of a type specified in City standards, and all development plans shall be tied to a section corner or monument of record, as established by the Cache County Surveyor.

1. All streets and roads constructed as part of a development within Richmond City will be so accomplished in keeping with the provisions of the latest edition of the Richmond City Manual of Construction and Design Standards.
   
2. In keeping with best management practices, any street or road constructed utilizing asphalt will then be chip-sealed the following warm season after completion, or at a mutually agreeable point not to exceed eighteen (18) to twenty-four (24) months following completion.
   
   1. The alternate time period will be determined by the City Administrator based upon the research and advice of the City Engineer or other competent road construction/maintenance authority.
      
3. Chip-sealing will be accomplished using current oil and gravel specifications approved and utilized by the Utah Department of Transportation.
   
4. The developer will be required, before the final plat is signed, to deposit with Richmond City escrow in the amount of the estimated total cost to chip-seal the roads/streets established by the developer at that time as determined by the City Engineer and City Administrator.
   
   
5. Richmond City will schedule, oversee and pay for the chip-seal for the roads in which escrow was collected and apply the escrow funds on hand to the cost of the project.
   

1. The primary intent of the regulations included in this Chapter is to restrict development in environmentally sensitive areas.
2. This is done by requiring open space on steep slopes, sensitive soils, geologic hazard areas, wetlands, rivers and streams, water recharge areas, wellhead protection zones, and wildlife corridors.
3. The intent is that these regulations shall encourage expanses of open space where slope, flood plain, and other sensitive land issues are present and the clustering of development, while still allowing a reasonable use of property.

1. Sensitive lands requirements apply to all agricultural, residential, commercial, and manufacturing zones and associated overlays and will include:
   1. Steep slopes.
   2. Unstable soils.
   3. Jurisdictional wetlands.
   4. Geologic hazards.
   5. Natural floodplains, drainage systems, and canals.
   6. Water recharge areas.
   7. Vegetation.
   8. Wildlife corridors.
   9. Existing and planned trail systems
   10. Wellhead protection zones.
2. No homes, buildings, or other structures, streets, or drives shall be erected or built on areas classified as “No-Build”, except for those required for public improvements and facilities such as: power poles, pump houses, reservoirs, regulator stations, etc.
   1. No-Build areas shall not be included in allowable zoning density calculations.
   2. No-Build areas shall include the following:
      1. Jurisdictional wetlands.
      2. Slopes greater than thirty (30) percent.
      3. Areas within an appropriate setback, as determined by a licensed engineering geologist, of an active fault.
      4. Unstable soils.
      5. Water recharge areas.
      6. Wellhead protection zones.

Any applicant for any development approval must produce a sensitive lands analysis performed by qualified professionals that identifies and delineates all of the following features and conditions, and the following studies, reports, and plans shall be required on all developments except as provided for in 12-2005-4.

1. Slope/Topographic Map shall include:
   1. Slope analysis based on a certified boundary survey and depict contours at an interval of five (5) feet or less, mapping the development site’s slopes in the following categories:
      1. greater than fifteen (15) percent but less than or equal to thirty (30) percent;
      2. greater than thirty (30) percent.
2. Soils Map shall include:
   1. Unstable soils analysis showing any potentially unstable soils within the development site.
3. Wetlands Map shall include:
   1. A map locating all jurisdictional wetlands and stream corridors within the development site.
4. Geology Map shall include:
   1. Geologic hazard analysis that maps all active (normal) faults within the development site with a one-hundred seventy-five-foot (175') buffer on each side of the fault.
   2. Water recharge area analysis that maps water recharge areas within the development site.
5. Hydrology Map shall include:
   1. Hydrological features analysis showing hydrological features (i.e. streams, springs, and seeps), the one hundred (100) year flood plain as identified on Federal Emergency Management Agency (FEMA) floodplain maps, and canals within the development site.
6. Vegetative Cover Map shall include:
   1. Vegetative cover analysis showing vegetative cover within the development site, including:
      1. deciduous trees.
      2. coniferous trees.
      3. large shrub masses.
      4. sagebrush grasslands.
      5. agricultural crops.
7. Wildlife Corridors Map shall include:
   1. Wildlife corridors analysis showing wildlife corridors within the development site.
8. Trails Map shall include:
   1. All trail corridors identified in the Richmond City General Plan.
9. Potential trail linkages to existing trail systems adjacent to the development site.
10. Erosion Control Plan shall include:
    1. Provisions for the control of erosion, hillside slippage, and sedimentation.
    2. Storm water pollution prevention plan that indicates the temporary and permanent control practices and measures which shall be implemented during all phases of clearing, grading, and construction.
       1. The plan shall comply with all State of Utah Division of Water Quality regulations applied under Phase I of the Utah Pollutant Discharge Elimination System (UPDES) storm water permitting requirements.

Based upon a preliminary assessment of the development proposal and a site field inspection, Richmond City may modify or waive any of the sensitive lands analysis requirements upon a determination that the information is not necessary for full and adequate analysis of the development or is sufficient at a reduced level of detail.

The following provisions shall apply to all delineated sensitive lands.

1. Slope Protection Regulations.
   1. It is the intent of these regulations to protect Richmond City’s visual character and environmentally sensitive areas on hillsides and slopes.
   2. This shall be accomplished by minimizing the visual and environmental impacts of development through careful site planning that maintains the maximum amount of open space, protects existing vegetation, avoids sensitive natural areas, minimizes erosion, and locates structures in the least visually sensitive location.
   3. These regulations shall apply to all slopes in excess of fifteen percent (15%).
      1. Prohibitions.
         1. No development shall be allowed on or within fifty feet (50') of slopes in excess of thirty percent (30%), areas subject to land sliding, and other high-hazard geological areas as determined by the soils report.
      2. Graded and Filled Slopes.
         1. Cutting and filling to create additional or larger building sites shall be kept to a minimum and avoided to the maximum extent feasible.
            1. all proposed grading and filling shall be subject to review by Richmond City.
            2. Graded or filled slopes shall be limited to a 3:1 slope or less. All graded slopes shall be re-contoured to the natural, varied contour of surrounding terrain.
      3. Benching or Terracing.
         1. Benching or terracing to provide additional or larger building sites is prohibited.
      4. Retaining Walls.
         1. Use of retaining walls is encouraged to reduce the steepness of man-made slopes and provide planting pockets conducive to re-vegetation.
         2. The use, design, and construction of all retaining walls shall be subject to the approval of Richmond City based upon assessment of visual impact, compatibility with surrounding terrain and vegetation, and safety considerations.
      5. Re-vegetation.
         1. Exposed slopes that are not formally landscaped shall be completely re-vegetated with native plant materials that match pre-construction vegetation as approved by Richmond City.
         2. Slopes with high potential for erosion shall be stabilized with erosion control blanket until vegetation has stabilized the slope.
         3. Topsoil from any disturbed portion of a steep slope shall be preserved and utilized in re-vegetation.
         4. Fill soil must be of a quality to support healthy plant growth.
2. Streets and Roads.
   1. The grade of any street or road shall not exceed a grade of eight percent (8%) or as designated in the most current edition of Richmond City Manual of Design and Construction Standards.
3. Wetland and Stream Corridor Regulations.
   1. Richmond City recognizes that wetlands and stream corridors provide important hydrological, biological, aesthetical, recreational, and educational functions.
      1. The following requirements have been developed to promote, preserve and enhance these valuable resources and to protect them from adverse effects and potentially irreversible damage.
         1. Jurisdiction.
            1. All significant wetlands and stream corridors are regulated as provided herein and are subject to the jurisdiction of this Title 12-000.
         2. Prohibited Activities.
            1. No person shall engage in any activity that shall disturb, remove, fill, dredge, clear, destroy or alter any area, including vegetation, within significant wetlands and significant stream corridors and their respective setbacks.
         3. Boundary Delineations.
            1. Wetland and stream corridor delineations shall be performed by a qualified professional who has demonstrated experience necessary to conduct such delineations.
               1. All fees, costs and expenses associated with such delineations are borne by the applicant. Delineation of wetlands and stream corridors shall be subject to the approval of the U.S. Army Corps of Engineers.
               2. Boundary delineations shall be established using the latest edition of the U.S. Army Corps of Engineers Wetland Delineation Manual.
               3. Stream corridors shall be delineated at the ordinary high-water mark.
         4. Setbacks.
            1. The following setbacks are considered minimum distances:
               1. Setback from wetlands shall extend a minimum of fifty feet (50') outward from the delineated wetland edge or as determined by Richmond City.
               2. Setbacks from stream corridors shall extend a minimum of fifty feet (50') outward from the ordinary high-water mark or outside boundary of the delineated riparian corridor, whichever is greater, or as determined by Richmond City.
               3. Setbacks from irrigation ditches and canals shall extend a minimum of twenty feet (20') from the ordinary high water mark or as determined by Richmond City.
         5. Runoff Control.
            1. All projects adjacent to wetlands shall provide appropriate temporary and permanent runoff control to minimize sediment and other contaminants to the maximum extent feasible.
4. Active Floodplain Regulations.
   1. See Chapter 10-600 Flood Damage Prevention.
5. Fault Rupture Hazard Regulations
   1. If a fault is located in or within 100 feet of the development, a comprehensive fault study must be performed by a licensed engineering geologist to determine the precise location of the fault and appropriate building setbacks. Justification for the proposed setback must be provided by the Consultant in the report.

1. All applicants for development (defined as including applications for subdivision, PUD, or other development permits), shall be required to undertake an analysis of their property to identify sensitive environmental areas as defined in the above regulations.
2. A proposed development shall conduct all sensitive lands mapping required in this ordinance during the preliminary plan design phase.
   1. the developer shall provide a report to the Richmond City Administrative Land Use Authority that includes all mapping information required in this ordinance, along with the proposed appropriate development and open space areas for the site unless exempted in keeping with 12-2005-4 above.
3. The development permit proposal shall then continue through the applicable development permitting process.