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To be approved, a planned development project must show a high commitment to excellence, ensuring better quality of life for future visitors, employees, or tenants and be compatible with adjacent developed areas. The following are required for all planned development projects: 1.
Ownership. At the time of application, the subject property shall be owned by the applicant, or the application shall include a duly executed owner's affidavit authorizing the applicant to act as the owner's representative for purposes of submitting and processing the application. If the property is held in multiple ownership, the application shall be filed jointly by all owners or shall include an owner's affidavit from each owner granting such authorization.
2.
Open Space. Unless otherwise approved by the administrative land use authority, common and private open space shall be provided and shall not cover less than twenty percent (20%) of the gross site area. The required open space shall be land areas that are not occupied by buildings, structures, parking areas, street right-of-way, or alleys and shall be accessible by the residents. Said open space shall be devoted to landscaping, preservation of natural features, trails, patios, and recreational areas. Private open space (that provide for a dwelling unit for personal use) shall be located immediately adjacent to, attached to, or within the dwelling unit it is designed to serve and shall be for the exclusive use of the residents of the dwelling unit. Common open space must constitute at least one (1) quarter of the required open space. It may be distributed throughout the planned development and need not be in a single large area. Landscaped roof areas or decks attached to individual units may not be calculated as part of required common open space. Open space within a hillside or slope area may only be included as open space when they have been designed as an integral part of the project, as enumerated in subsection 10-22-3 above.
3.
Interior Streets. The design of public streets within a planned development shall follow city standards for width of right-of-way and construction. Private streets within a planned development may be approved under alternative street standards, as approved by the city engineer, public works director, and the administrative land use authority. Such alternative street standards may include reduced street widths, modified cross-sections, and alternative sidewalk or park strip configurations, in lieu of standards subdivision requirements. Alternative street standards may only be approved for private streets and access drives with internal circulation serving the planned development. Alternative street standards shall not apply to public streets. Alternative street standards shall be approved if the applicant demonstrates, through objective evidence, that:
a.
The proposed street design will safely accommodate anticipated traffic volumes; and
b.
Emergency vehicle access and operations comply with adopted fire and building codes, as verified by written approval from the fire chief, fire marshal, or the authority having jurisdiction; and
c.
The proposed design does not impair public safety or access to the development or adjacent properties; and
d.
The alternative standards are consistent with the purpose and intent of the PD.
e.
If conflicts arise between reviewing authorities regarding alternative street standards, the most restrictive standard shall apply unless the city manager determines otherwise in writing with specific findings.
The interior street system in a planned development project shall be dedicated to the city as a utility easement. All private streets shall be conveyed to a private home-owner's association. The original developer/builder will also be required to establish a city-approved road maintenance fund for all private streets. This provision will be required in the CC&Rs for all projects with a private street system.
All streets approved as part of an original or amended planned development plan shall remain open and accessible at all times and shall not be gated, barricaded, or otherwise closed, except as temporarily required for construction, maintenance, or emergency purposes as approved by the city. 4.
Parking. The minimum parking requirements outlined in this Code shall be adhered to except as allowed below:
a.
All parking areas, covered or open, shall have a landscaped buffer adjacent to any public right-of-way.
b.
The administrative land use authority may consider the following criteria in determining whether or not the number of garages/carports/parking stalls should be increased or reduced:
(i)
The topography of the proposed site.
(ii)
To enhance and protect local property values of adjacent developments and neighborhoods.
(iii)
To improve the overall appearance of the development or the density of units.
(iv)
Review the location of all garages/carports/parking stalls and may require that they be attached or underground for any multifamily units. All covered parking shall be placed in locations adjacent and convenient to the buildings that they are intended to serve.
(v)
To assist the project in reaching affordable rent levels for low- and moderate-income individuals as determined by the U.S. Department of Housing and Urban Development.
5.
Building Materials and Design Standards. Building materials, roofing materials, and overall building design shall be reviewed for compliance with the objective standards of this section by the community development director. The administrative land use authority shall approve or deny building materials based on compliance with the standards set forth in this chapter.
a.
Primary Building Materials: Primary exterior building materials shall be limited to materials that meet recognized durability, fire resistance, and weather performance standards, including masonry materials such as:
(i)
brick, stone, split-faced or honed-face block;
(ii)
architectural metal panels with factory applied corrosion resistant finishes;
(iii)
large-format glazing or storefront;
(iv)
architectural concrete; and
(v)
composite and cementitious materials.
Primary materials shall constitute a minimum of sixty percent (60%) of each building façade visible from a public right-of-way or common open space. b.
Secondary Building Materials: Secondary or accent exterior materials may be used in combination with primary materials and may include:
(i)
exterior grade wood or engineered wood products treated or finished for exterior exposure;
(ii)
stucco systems;
(iii)
non-structural metal elements.
Secondary materials shall not exceed forty percent (40%) of any individual building façade and shall not be used as the dominant exterior finish. c.
Prohibited Materials: The following materials are prohibited as primary or secondary exterior finishes on buildings visible from public rights-of-way or common open space:
(i)
vinyl siding;
(ii)
plywood;
(iii)
reflective or mirror-finish panels or glass;
(iv)
exterior insulation and finish systems (EIFS) without a drainage plane and ASTM-compliant impact resistance; and
(v)
standard CMU concrete block.
Roofing materials shall comply with the International Building Code (IBC) and applicable ASTM standards for asphalt shingles and metal roofing, or equivalent performance standards. d.
Illustrative Façade Standards: To ensure building elevations incorporate material variation, articulation, and human-scale design, consistent with the objective material requirements of this chapter, all commercial, multi-family residential, and mixed-use building façades visible from a public right-of-way, private street, or common open space shall comply with the following standards. Compliance with these façade standards shall be determined through elevation drawings submitted with the development application:
(i)
Horizontal Articulation: a visible change in plane, material, or architectural feature shall occur at intervals not exceeding forty feet (40ft) along the façade. Acceptable articulation methods include recesses or projections with a minimum depth of eighteen inches (18in), material changes meeting the primary/secondary materials standards, balconies, bay windows, or architectural offsets.
(ii)
Vertical Articulation: building exceeding two (2) stories shall incorporate a visual break between the ground floor and upper floors through a change of material, horizontal band, cornice, or belt course, or a minimum twelve-inch (12in) horizontal offset.
(iii)
Base-Middle-Cap Composition: building facades shall be designed using a base- middle-cap composition. The base (ground floor) shall consist primarily of primary exterior building materials, shall include increased transparency, texture, and architectural detailing, and parking podiums or exposed foundations shall be clad with approved primary materials. The middle (upper floors) may include a combination of primary and secondary materials and shall align vertically with openings and structural bays where feasible. The cap (roofline/upper termination) shall include a parapet, cornice, stepped massing, or material transition to visually terminate the structure, with flat roof parapets having a minimum height of twenty-four inches (24in).
(iv)
Fenestration Standards: In commercial and multi-family buildings, a minimum of twenty-five percent (25%) of the ground -floor façade area facing the public right-of-way or common open space shall consist of windows or glazed doors. Windows shall be vertically proportioned or grouped to create consistent spacing.
(v)
Mechanical and Service Screening: Rooftop equipment shall be screened from view using parapets or architectural screening integrated with the building design. Ground-mounted equipment shall be screened using materials consistent with the building façade or approved landscape screening.
6.
Landscaping and Coverage Requirement. Where a planned development abuts a public right-of-way, a permanent landscaped area with a minimum width of twelve feet (12ft) shall be provided along the property line adjacent to the right-of-way. In addition, all required landscaped areas located on public and private property within the planned development shall be subject to the standards of this section and the landscaping regulations of the Riverdale City Code, as amended. All such landscaped areas shall be kept free of buildings and structures, except for fences, walls, or similar features expressly permitted by this title or otherwise approved by the administrative land use authority. Landscaped areas shall be permanently maintained and planted with a combination of street trees, shrubs, groundcover, and other approved plant materials, and may be screened or protected by natural features where appropriate. At maturity, a minimum of seventy-five percent (75%) of the total required landscaped area shall be covered by living plant material, including tree canopy, shrubs, and groundcover, as demonstrated on an approved landscape plan. Decorative hardscape, gravel, or non-living materials may be used as accent features but shall not exceed twenty-five percent (25%) of the landscaped area. All landscaping shall be installed prior to issuance of a certificate of occupancy, or secured through an approved financial guarantee, and shall be maintained in a healthy, growing condition in perpetuity in accordance with this code.
7.
Exterior Fencing. Exterior fencing shall be provided as approved by the administrative land use authority. Acceptable fencing materials include architecturally designed brick or block fences, wrought iron fences, post and rail fences, vinyl fences, pre-cast concrete, or structural wood fences with square metal posts with tongue-in-groove redwood siding and redwood for all other wood members. Chain link fencing is prohibited.
8.
Streetlights. Appropriate street lighting is required. If the streets are to be dedicated to the public, the lights shall comply with the city's street light standards and specification. If the streets are private, the lights may be altered but must be approved by the administrative land use authority. The applicant shall submit a plan which indicates the type and location of streetlights in relation to the proposed site landscaping.
9.
Utilities. Within an approved PD, the following privately owned utility systems may be permitted, provided they are located wholly within the PD and comply with this title:
a.
Water systems, including distribution mains and service laterals;
b.
Sanitary sewer systems, including collection mains, laterals, and appurtenances;
c.
Storm drainage systems, including pipes, inlets, detention or retention facilities;
d.
Natural gas systems;
e.
Electrical power systems;
f.
Communications systems, including telephone, cable, and data infrastructure;
g.
Private utility systems within a PUD may be approved by the administrative land use authority upon finding that:
(i)
The utilities are designed and constructed in accordance with city engineering standards, applicable state and federal regulations, and requirements of the applicable utility service provider;
(ii)
The utilities will not adversely affect public systems or properties outside the PD;
(iii)
Adequate easements (minimum fifteen-foot (15-ft) width for water/sewer, ten-foot (10-ft) width for storm drainage) are provided to ensure access for operation, inspection, emergency response, and maintenance;
(iv)
Ownership and long-term maintenance responsibility are legally secured through CC&R's, HOA documents, or similar instruments approved by the city attorney in accordance with state law; and
(v)
An improvement guarantee acceptable to the city engineer and city attorney is posted in the amount equal to one hundred ten percent (110%) of the estimated replacement cost of the private utility infrastructure, to be held for a minimum of two (2) years following completion and final acceptance by the city.
h.
Future Public Connection Capability. All private utility systems shall be designed to allow future connection to public utility systems. Connection costs shall be borne by the property owner(s) or HOA if public systems become available or if the private system fails to meet performance standards.
i.
Maintenance Failure Remedy. If the HOA or property owner fails to adequately maintain private utilities resulting in public health, safety, or environmental violations, the city may, at its sole discretion and in accordance with Riverdale City Code and Utah state law:
(i)
Perform necessary maintenance and assess costs proportionally against benefited properties; or
(ii)
Require connection to public systems at property owner(s) expense; or
(iii)
Initiate foreclosure on recorded covenants or liens securing maintenance obligations.
Private utility systems connected to Riverdale City infrastructure shall be maintained, cleaned, and serviced at a frequency and to a standard equivalent to those applied to comparable city- owned utility systems, unless otherwise approved by the public works director in accordance with adopted operation and maintenance standards.
All backflow prevention devices located within the planned development shall be maintained by the responsible association and shall be inspected annually by a certified tester. Inspection reports shall be submitted to Riverdale City in accordance with city standards.
All privately owned fire hydrants within the planned development shall be tested and inspected annually in accordance with fire department and adopted fire code standards. Documentation of such testing shall be provided to Riverdale City upon request.
(Ord. No. 999, § 1, 4-7-2026)