A.

Purpose and Intent: The underlying purpose and intent of this chapter is to promote the health, safety, convenience and general welfare of the inhabitants of the city in the matter of all proposed land developments, to encourage the healthful growth of the city and related matters affected by such developments.

B.

Public Interest: Any proposed development and its use shall be in the best interests of the public and shall be in harmony with the surrounding area and the developer shall present evidence to this effect when requested to do so by the planning commission.

C.

Appeal for Variance: In cases where the planning commission denies approval because unusual topographic or other exceptional conditions exist, an appeal for a variance may be made to the board of adjustment. An appeal may allege that there was an error in an order, requirement, decision or determination made by the land use authority in the administration or interpretation of any land use ordinance.

(Ord. 701, 5-6-2008)

The following words and phrases used in this chapter shall have the respective meanings hereinafter set forth, unless a different meaning clearly appears from the context:

CITY: City of Riverdale, Utah.

CITY COUNCIL: The city council of the city of Riverdale, Utah.

CITY ENGINEER: The city engineer of the city of Riverdale, Utah, acting in the capacity of providing reviews only for conformance of submitted plans with this and other sections of the city's ordinances.

COMMERCIAL DEVELOPMENT: Area for location of various types of commercial activity, that is, commerce or trade as listed in chapter 10, article A of this title, which are compatible and complementary to surrounding land uses.

COUNTY: Weber County, Utah.

CUL-DE-SAC: A minor dead end street provided with a turnaround.

FINAL ACCEPTANCE BY THE CITY: Approval of the site plan by the city council.

MANUFACTURING DEVELOPMENT: Area that will accommodate the need for making goods or wares by manual labor or by machinery on a large scale as listed in chapter 11, article A of this title, and uses where the environmental impact upon the community may be substantial and where development standards will be implemented to preserve the general welfare of the community.

MASTER STREET PLAN: A plan, labeled "master street plan of the city of Riverdale" including maps or reports or both, which has been approved by the city council as required by law or such plan as it may be amended from time to time and so certified to the city council.

OFFICIAL MAP: Any map adopted by the city council under provisions of Utah Code Annotated section 10-9a-407.

PARTITION OR DIVISION OF AGRICULTURAL LAND: A bona fide "partition or division of agricultural land" for agricultural purposes shall mean the division of a parcel of land into three (3) or more lots or parcels, none of which lots or parcels are smaller than five (5) acres in area; and provided, that no dedication of any street or road is required to serve any such lots or parcels of agricultural land for the purpose of building development.

PERSON: Any individual, corporation, partnership, firm or association of individuals however styled or designated.

PLANNING COMMISSION: The city planning commission of Riverdale, Utah.

RESIDENTIAL DEVELOPMENT: Area that will accommodate the need for various dwelling groups such as single-family, planned residential unit development and apartments that are situated in areas that will not be adversely impacted by other unrelated uses.

STREET: A thoroughfare which has been dedicated or abandoned to the public and accepted by proper public authority or a thoroughfare not less than twenty-six feet (26') wide which has been made public by right of use and which affords the principal access to abutting property.

STREET, COLLECTOR: A street, existing or proposed, which serves or is intended to serve as the principal trafficway between large and separated areas or districts and which is the main access to the major street system.

STREET, MAJOR: A street, existing or proposed, which serves or is intended to serve as a major trafficway and is designated on the master street plan as a controlled access highway, major street, parkway or other equivalent term to identify those streets comprising the basic structure of the street plan.

STREET, MINOR: A street, existing or proposed, which is supplementary to a collector or major street and of limited continuity, which serves or is intended to serve the local needs of a neighborhood.

ZONING ORDINANCE: The uniform zoning ordinance, which is this title.

(Ord. 701, 5-6-2008)

Tracts of land which are located in the city and which are intended for any proposed land use shall be developed in compliance with this chapter. No person shall offer for recording in the office of the county recorder any deed conveying any land development, or any interest therein, unless such development has been created pursuant to and in accordance with the provisions of this chapter.

(Ord. 701, 5-6-2008)

A.

Required: Each person who proposes to develop land for any use within the city shall confer with the community development director before preparing any plats, charts or plans in order to become familiar with the city development requirements and existing master plans for the territory in which the proposed development lies and to discuss the proposed plan of development of the tract.

B.

Information Form: A development information form to be supplied to the developer by the community development director shall be filled out and submitted to the planning commission prior to submission of the preliminary plat.

(Ord. 701, 5-6-2008)

A.

Submission: Each person who proposes to develop land in the city shall prepare a preliminary plan of such development and shall submit eight (8) prints thereof to the planning commission and show compliance with the requirements of the site plan standards checklist which shall be obtained from the community development director. Preliminary plans must be received by the community development director seven (7) days prior to the scheduled planning commission meeting in order to allow sufficient review time.

B.

Planning Commission Action: The planning commission may approve or reject the preliminary plan, or grant approval on conditions stated. Approval of the preliminary plan by the planning commission shall not constitute final acceptance of the development by the planning commission. One copy of the approved preliminary plan, signed by the chairman of the planning commission, shall be retained in the office of the planning commission. One signed copy shall be given to the developer. Receipt of this signed copy shall be authorization for the developer to proceed with the preparation of plans and specifications and with the preparation of the final plan. Prior to the construction of any improvements or the submission of any bond, the developer shall furnish to the city engineer all plans, information and data necessary for review of said improvements for conformance with this chapter. These plans shall be reviewed by the city engineer and shall be accepted if he determines them to be in accordance with the requirements of this chapter. No construction of buildings or additions shall begin until after a favorable recommendation of the final plan by the planning commission and approval by the city council. Amendments to the site plan shall be favorably recommended by the planning commission and approved by the city council.

C.

Time Limit of Preliminary Site Plan Approval: Approval of the preliminary site plan by the planning commission shall be valid for a maximum period of one year, unless, upon application of the developer, the planning commission grants an extension. After compliance with the requirements of the planning commission, city engineer, fire marshal, police chief, public works director and community development director, a final site plan shall be prepared and submitted to the planning commission for recommendation to the city council for final approval. The final site plan shall be in conformance with city ordinances and design standards and if applicable, a development agreement.

D.

Expiration of Final Site Plan Approval; Extension of Final Site Plan Approval:

1.

Failure to obtain a building permit within one year of the final site plan approval by the city council, of any site plan, shall terminate and cancel the prior site plan approval given, and any vested rights thereunder will be lost, whereupon the planning commission may require that a new site plan be submitted and approval obtained pursuant to this section. Once the application has expired, in order to reintroduce the proposed site plan development, the owner or developer must submit a new application with all applicable fees.

2.

A written request may be submitted to the planning commission prior to expiration of the final site plan approval for an extension of up to six (6) months. The planning commission can grant such an extension where good cause can be shown.

(Ord. 881, 7-20-2016)

A.

Street Arrangement: The arrangement of streets in new developments shall make provision for the continuation of the existing streets in adjoining areas (or their proper protection where adjoining land is not developed) insofar as such may be deemed necessary by the planning commission for public requirements. The street arrangement shall be such as to cause no unnecessary hardship to owners of adjoining property when they plat their own land and seek to provide for convenient access to it.

B.

Minor Streets: Minor streets shall approach the major or collector streets at an angle of not less than eighty degrees (80°).

C.

Major and Collector Streets: Major and collector streets shall conform to the width designated on the master street plan wherever a development falls in an area for which a master street plan has been adopted. For territory where such street plan has not been completed at the time the development preliminary plan is submitted to the planning commission, major or collector streets shall be provided as required by the planning commission with minimum widths of one hundred feet (100') for major streets and sixty-six feet (66') for collector streets.

D.

Minor Residential Streets: Minor residential streets shall have a minimum width of sixty feet (60'), except that cul-de-sacs (dead end streets) or loop streets serving not more than ten (10) lots may have a minimum width of fifty feet (50').

E.

Alleys: Alleys shall have a minimum width of twenty feet (20'). Alleys may be required in the rear of business lots, but will not be accepted in residential blocks except under unusual conditions where such alleys are considered necessary by the planning commission.

F.

Cul-de-Sacs: Cul-de-sacs (dead end streets) shall be used only where unusual conditions exist which make other designs undesirable. Each cul-de-sac must be terminated by a turnaround not less than one hundred feet (100') in diameter. If surface water drainage is into the turnaround due to the grade of the street, necessary catch basins and drainage easements shall be provided.

G.

Easements: Easements for drainage through the property may be required by the city engineer, and easements of not less than ten feet (10') in width shall be provided where required for utilities or other purposes.

H.

Service Roads: Service roads paralleling major streets shall be required unless the planning commission approved double frontage lots which may back onto major highways or collector streets as designated on the master street plan. Where lots back onto a major highway or collector street, a buffer planting strip of trees or shrubs shall be provided in a width of a minimum of ten feet (10').

I.

Blocks: Blocks between streets shall not exceed one thousand six hundred feet (1,600') in length. A dedicated walkway through the block may be required where access is necessary to a point designated by the planning commission. Such walkway shall be a minimum of four feet (4') in width, but may be required to be wider where determined necessary by the planning commission. The developer shall surface the full width of the walkway with a concrete surface.

(Ord. 701, 5-6-2008)

A.

Time of Construction: The improvements listed in this section shall be installed prior to final inspection and issuance of a certificate of occupancy except as provided in subsection B of this section. No improvements shall be installed until their design and specifications are reviewed by the city engineer for conformance with this chapter. Water and sewer mains and laterals and fire hydrants shall be installed prior to the installation of road base, curbs, gutters, sidewalks and the surfacing of streets.

B.

Performance Bonds:

1.

In lieu of actual completion of the improvements listed in this section and before final approval by the city council, the developer may deposit with the city a surety or cash bond to ensure the actual construction of said improvements within a period of two (2) years after final approval by the city council in a manner satisfactory to and in an amount specified by the council. Improvements shall include part or all of the following: streets, curbs, gutters, sidewalks, water supply systems, fire hydrants, sewer systems, surface water disposal systems, protection from hazards of canals and ditches, safety fences, landscaping, monuments, street signs, or other improvements required by the city council and planning commission.

2.

The developer shall be responsible for the satisfactory performance of improvements dedicated to the city for a period of one year after inspection and final acceptance by the city. These improvements include, but are not limited to: streets, curbs, gutters, sidewalks, water main lines, fire hydrants, sewer mains and manholes, storm sewer mains and catch boxes, monuments, and street signs which are in a dedicated easement and are controlled solely by the city.

3.

Prior to the final plat being presented to the city council for approval, the subdivider/developer (or an individual with legal authority acting on behalf of the subdivider/developer) shall, at the discretion of the city, satisfy one of the following improvement performance requirements:

a.

Escrow Deposit: Enter into a developer's agreement with the city and furnish satisfactory proof of an escrow deposit in favor of the city in an amount equal to the cost of the improvements required for the subdivision, plus ten percent (10%) of said costs, with said amounts to be released pursuant to the terms and conditions of the developer's agreement.

b.

Performance Bond: Enter into a developer's agreement with the city and furnish to the city a developer's performance bond in an amount equal to the cost of the improvements required for the subdivision, plus ten percent (10%) of said costs, with said bond to be released pursuant to the terms and conditions of the developer's agreement.

C.

Standards: Standards for design, construction, specifications and inspection of street improvements, curbs and gutters, sidewalks and drainage facilities shall be prepared by the city engineer, standards of design and procedure by the planning commission, standards for water distribution and sewage disposal facilities by the state board of health and city engineer, and similar standards for fire hydrants by the city engineer and fire department. Such standards and rules and regulations, and any amendments thereto, before becoming effective, shall be adopted or amended by the city council as a part of this chapter after recommendation by the planning commission and shall be available to the public.

D.

Streets on Property of Other Public Agencies or Utility Companies: 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 by the developer and entered on the final site plan in a form approved by the city attorney.

E.

Street Improvements: All streets shall be constructed by the developer in accordance with the standards and rules and regulations of the city.

F.

Curbs, Gutters and Sidewalks: Curbs, gutters and sidewalks shall be installed on existing and proposed streets by the developer in all developments.

G.

Water Supply: A culinary water supply must be approved by the public works director and the city engineer. The developer shall install water mains and service lines or laterals from such mains to each structure within the development prior to the installation of road base, surfacing, curbs, gutters and sidewalks.

H.

Fire Hydrants: Fire hydrants shall be installed by the developer at locations determined by the city engineer and fire department in all developments in accordance with the standards, rules and regulations of the city.

I.

Sewage Disposal: Whether by individual disposal system or by public disposal facilities, sewage disposal shall be provided and reviewed by the city engineer and approved by the public works director and sewer district. The developer shall connect with such sanitary sewer and provide sewer mains and extend laterals from the main sewer line to each building prior to the installation of the road base, surfacing, curbs, gutters and sidewalks.

J.

Surface Water: The developer shall provide adequate methods of conveyance and disposal of stormwater and surface water at his expense, the plans for which shall be prepared by a licensed engineer not in the employ of the city and which shall be approved by the planning commission after recommendation by the city engineer. If easements are required across abutting property to permit drainage of the development, it shall be the responsibility of the developer to acquire such easements.

K.

Ditches and Canals: Open ditches or canals shall not be allowed in or adjoining a development. It shall be a developer's responsibility to work with the irrigation, drainage or ditch companies and arrange for the covering, realigning or elimination of open ditches or canals. In cases where canals or ditches cross public roads or proposed public roads, specifications and grades for pipe or culvert must be reviewed by the city engineer for conformance with the city utility standards and accepted by the affected canal company as adequate as to capacity.

L.

Fences: The developer shall install a fence in conformance with all applicable standards, rules and regulations of the city, along all nonaccess streets, open reservoirs, bodies of water or railroad rights-of-way.

(Ord. 701, 5-6-2008; amd. Ord. 815, 9-25-2012; Ord. 854, 5-6-2014; Ord. 871, 9-1-2015; Ord. 926, 10-20-2020)