The purposes of the AP District are:

   A.   To provide, where deemed appropriate by the City Council, non-residential and non-agriculture development compatible with and which enhances the purposes of the AA, A, and AE zones.

   B.   To allow sustainable and economically viable development which will enhance the community as a whole as well as immediately surrounding neighborhoods and existing property uses.

   C.   To protect environmentally sensitive areas, including, but not limited to: wetlands, open space, and areas in close proximity to the stream channels, ponds, and the marsh lands of the Great Salt Lake.

   D.   To ensure for orderly preplanning and long-term development of properties; and the creation of a cohesive development plan that will be viable, sustainable, and implements the goals and objectives of the Farmington City General Plan and other plans as adopted.

   E.   To give the property owner reasonable assurance that development plans prepared in accordance with an approved general development plan will be acceptable to the City.

   F.   To enable the adoption of measures providing for development harmonious with surrounding areas. (Ord. 2023-13, 3-14-2023)

The following provisions shall apply in an AP District, which district shall also be subject to other provisions of this title, except that where conflict in regulations occurs, the regulations specified in this chapter, or on a general development plan approved pursuant to this chapter, shall apply:

   A.   AP Districts may be established on parcels of land which are suitable for, and of sufficient size, to be planned and developed in a manner consistent with the purposes and objectives of this chapter, the Farmington City General Plan and/or other area plans as adopted.

   B.   Before detailed studies of any AP District development plans shall be undertaken by the Planning Staff or the Planning Commission, there shall be a complete development application on file with the City.

   C.   Applicable zoning regulations shall apply except as otherwise set forth in an AP District shall be as established by the General Development Plan and Development Agreement and may include:

      1.   Permitted or conditional permitted land uses, including accessory uses;

      2.   Minimum development area or lot size, which may not be less than allowed in the underlying zone;

      3.   Maximum building height;

      4.   Landscaping;

      5.   Fencing;

      6.   Signage;

      7.   Parking;

      8.   Required amenities, private or public;

      9.   Circulation: pedestrian and vehicular;

      10.   Building design standards;

      11.   Other site-specific regulations as deemed appropriate.

   D.   AP District regulations that are inconsistent with zoning regulations in this Title shall have precedence and shall supersede such zoning regulations with the exception of subdivision processes, standards for public improvements, and Building Codes, including but not limited to plumbing, mechanical, and electrical regulations. For those regulations not specifically addressed in the Development Agreement, previously adopted ordinances and regulations shall apply. All such exceptions shall be specified in the DA showing all such deviations from existing regulations and the existing regulation from which the deviation occurs.

   E.   The applicant has an affirmative duty to demonstrate that the overall development and any deviations from the underlying zone or other applicable ordinances enhances the purposes of the underlying zone. (Ord. 2023-13, 3-14-2023)

   A.   A General Development Plan (GDP) and Development Agreement (DA) must accompany an application for an AP-District rezone request and shall be submitted by the property owner or an authorized representative.

      1.   All GDPs shall be prepared by a licensed/certified professional, such as an architect, landscape architect, planner, engineer, surveyor, etc. The requirements for a complete site plan review application are:

         a.   Conceptual Site Plan, including a current survey and legal description, vehicular and pedestrian circulation, proposed building placement (if any), setbacks, streetscape, parking, fire protection, sensitive and/or agriculture lands, fencing, and signage locations, plus any other information required for conceptual site plan review;

         b.   Conceptual Landscape Plan, including open space; and

         c.   Conceptual Building Plan(s), if any, including elevations, height, materials, and proposed colors.

      2.   The DA shall include and memorialize any alternative development standard and/or use not set forth in the underlying zone or shown on the GDP. The GDP must be an exhibit to the DA.

   B.   Upon receipt of a complete application to the Community Development Department, the application shall be reviewed by the Development Review Committee (DRC). The DRC shall provide written comments to the applicant regarding the proposed General Development Plan within fourteen (14) business days of receipt. The applicant may request a meeting with the DRC and/or City Staff to discuss the comments. Upon receipt ofa written response to the comments and any revised submittal, the DRC shall review the resubmittal and make a recommendation on the application to the Planning Commission. Once a recommendation has been made by the DRC, the Community Development Department shall schedule a public hearing before the Planning Commission and provide written notice to property owners within three hundred feet (300') of the boundary of the proposed project, in accordance with Utah State Code Section 10-20-502.

   C.   The Community Development Department shall provide to the Planning Commission copies of all pertinent documents, plans, and maps related to the project, including the GDP and DA.

   D.   After conclusion of the public hearing the Planning Commission may recommend to the City Council approval or denial of the rezone request, GDP, and DA. In considering whether to approve the Application, the Planning Commission may, among other things, take into consideration some or all of the criteria set forth below in subsection E.1. through 6.

   E.   Upon receipt of the application, the City Council may accept, deny, or modify the rezone request and proposed GDP and DA. If approved, the City Council shall add the area encompassed by the GDP and establish an AP District as a suffix to an underlying zone by ordinance, provided that it finds that the facts submitted with the application(s) and presented at the public meetings establish that:

      1.   The development is compatible with and will enhance the community as a whole as well as the immediately surrounding neighborhoods and existing property uses. To the extent that there is a commercial component, the applicant adequately demonstrates sustainable financial viability and provides adequate assurance of sustainability.

      2.   That the uses proposed will not be detrimental to present and anticipated surrounding uses as determined by the City.

      3.   The streets proposed are suitable and adequate to carry anticipated traffic, and increased densities will not generate traffic in such amounts as to overload, compromise the safety of, or diminish the existing residential or other nature of the street network outside the AP District in a detrimental or adverse way.

      4.   Any exception from standard ordinance requirements is documented as required herein, warranted by the design and amenities incorporated into the final plan and enhances the purposes of the underlying zone and community as a whole.

      5.   The AP District is in conformance with the City General Land Use plan.

      6.   Existing or proposed utility services are adequate for the uses proposed.

   F.   Phased development plans shall include Schematic Subdivision plans, if applicable, which shall be shown as part of the GDP.

   G.   Unless there is substantial action leading toward Step 2 of an AP District within a period of six (6) months from the date of approval, as determined by the City Council, such approval shall expire, unless, after reconsideration of the progress of the project, an extension is approved.

(Ord. 2023-13, 3-14-2023; amd. Ord. 2025-52, 12-9-2025)

   A.   Upon approval of the GDP and DA by the City Council, the applicant shall submit application for review of a Final Site Plan, and/or concurrent review of an application for subdivision review as applicable. Applications shall address any issues or concerns raised as part of the consideration of the GDP along with any conditions of said approval.

   B.   Upon receipt of a complete Site Plan Application, and Subdivision Application as applicable, the application(s) shall be reviewed by the Development Review Committee (DRC). The DRC shall provide written comments to the applicant within fourteen (14) business days of receipt. The applicant may request a meeting with the DRC or staff to discuss the comments. Upon receipt of a written response to the comments and any revised submittal(s), the DRC shall review the resubmittal and make a recommendation on the application(s) to the Planning Commission.

   C.   Once comments have been finalized by the DRC, the Community Development Department shall schedule a public meeting before the Planning Commission for review of the application(s) and consideration of the Final Site Plan, and Subdivision plans as applicable.

   D.   If the GDP requires a subdivision of the property, the Planning Commission may consider a Preliminary Plat, prior to its review of the Final Site Plan, and may consider a Final Plat concurrent with or after Final Site Plan approval.

   E.   The Community Development Department shall provide to the Planning Commission copies of all pertinent documents, plans, and maps related to the project, including the approved GDP and DA.

   F.   At the public meeting(s) the Planning Commission may approve or deny the Final Site Plan, and subdivision plans as applicable. (Ord. 2023-13, 3-14-2023)

   A.   At the time of adoption of any ordinance establishing an AP District, the City and the applicant and/or property owner shall enter into a Development Agreement with the developer to define the development, its uses, street pattern, public and private improvements, open spaces, public dedications and grants of easements, and any other specifics about the project deemed necessary for the overall project. The Development Agreement shall include a list of building standards if different than the underlying zone, to include setbacks, building height, lot coverage, and other regulations related to the siting of buildings.

   B.   The Development Agreement shall include the General Development Plan which shall guide all development within the specific project being approved. The General Development Plan shall consist of a site plan and landscape plan containing the following: survey and legal description, vehicular and pedestrian circulation, proposed building placement, setbacks, streetscape, parking, fire protection, fencing, signage locations, open space/parks, streetscape and building setback diagrams, along with conceptual building elevations and design schemes, plus any other information required for conceptual site plan approval. If, in the course of developing the project, changes are to be made to the General Development Plan which are substantially different from the General Development Plan, a new General Development Plan shall be considered at a new public hearing, for recommendation by the Planning Commission and adopted by the City Council. "Substantially different" means any increase or decrease in gross use greater than ten percent (10%) of the total project area, or a twenty percent (20%) or greater change of a specific use. Realignment of streets or utility improvements when no change in overall use occurs shall not be considered "substantially different". In the event a change, or changes, occur to an approved General Development Plan which City Staff determines are not "substantially different", the City Planner shall review and approve the modifications. Modifications so approved by the City Planner shall be reported at the next Planning Commission meeting.

   C.   Upon approval of the Development Agreement, which shall include the General Development Plan, and the Zoning Map Amendment, all approved uses shall be processed based on the standards approved in the Development Agreement. (Ord. 2023-13, 3-14-2023)

Unless there is substantial action leading toward completion of an AP District or an approved phase thereof within a period of twelve (12) months from the date of approval, as determined by the City Council, such approval shall expire, unless, after reconsideration of the progress of the project, an extension is approved. (Ord. 2023-13, 3-14-2023)