A.   The purpose of this chapter is to establish minimum standards for the review of development applications to ensure that the general appearance, interrelationships and functioning of buildings, structures and the improvements upon the land shall be compatible and contribute to the stability of land values, the encouragement and protection of investments, the enhancement of the urban environment and streetscape, the preservation and promotion of the City's unique characteristics and values, and the general welfare of the community, while mitigating negative impacts upon adjacent neighborhoods. It is not the purpose of this chapter that design should be so rigidly controlled so as to stifle creativity or individual expression.

   B.   It is the intent of this chapter that the standards, as outlined, shall be supplemented by other requirements of this title when additional review is specified for projects such as a planned unit development, a planned dwelling group, a conditional use permit or a development in the foothill zone. Wherever the provisions of these various chapters conflict, the more restrictive standards or provisions shall prevail. (Ord. 1991-27, 7-17-1991)

Site plan review and approval shall be required for:

   A.   All new developments on a previously undeveloped site;

   B.   Additions to existing structures;

   C.   Changes to a site which include expansion into a previously undeveloped area of a site, addition or modification of parking lots, modification of vehicular access points, modification of required landscaping, modifications which may result in additional impermeable area causing an increase in the volume of storm runoff, modification to existing drainage patterns, or the addition of outside storage areas; or

   D.   Changes in use. (Ord. 1991-27, 7-17-1991)

Application for site plan review shall be made by the property owner, or an authorized agent certified in writing by the property owner, by submitting to the City Planner site plans, drawn to a standard scale, which is not less than one inch equals forty feet (1" = 40'), showing lot configuration, dimensions and north arrow, on a suggested sheet size of approximately twenty four inches by thirty six inches (24" x 36"), but not less than eight and one-half inches by eleven inches (81/2" x 11"), and including any or all of the specifications outlined herein. The City Planner shall review the site plan to verify that the minimum requirements are satisfied. If the application is not complete, or if revisions or additions are necessary, it shall be returned to the applicant. Building permits for conditional uses shall not be issued until the Planning Commission has approved the use and the conditional use permit has been issued. (Ord. 1991-27, 7-17-1991)

   A.   Submission: The applicant shall prepare and make a submission to the City consistent with the standards contained in this chapter, the general plan and other ordinances and resolutions. The applicant shall not engage in any site development or building construction until the necessary approvals, as outlined herein, have been obtained.

   B.   Referral To Entities: Proposed site plans shall be delivered by the applicant to such City departments, special districts, governmental boards, bureaus, utility companies and other agencies, which will need to provide facilities and services to the site, for their information and comment. The Planning Department is responsible for coordinating the comments received from all public and private entities, and shall decide which agencies to refer proposed site plans to.

   C.   Site Plan Review: The Planning Department shall review the site plan for conformance with the standards outlined herein; for conformance with the comprehensive plan and this title; for environmental impacts which may be associated with the design; and shall process the site plan and reports as provided in this chapter.

   D.   City Engineer, Public Works Director: The City Engineer and Public Works Department shall review the site plan and make recommendations concerning: flood control requirements; engineering requirements for street widths, grades and alignments; sewer and water requirements; whether the proposed public improvements conform to the requirements of this chapter and other applicable ordinances; and shall be responsible for the approval and inspection of all public improvements.

   E.   City Planner: The City Planner shall review all applications for single- family and two-family dwellings, and all permitted uses not reviewed by the Planning Commission. If desired, an applicant may request a review by the Planning Commission of a permitted use. This provision is intended to resolve conflicts or differences of opinion between the applicant and City staff concerning the requirements or interpretation of this chapter.

   F.   Planning Commission: The Planning Commission shall review all conditional uses. The Planning Commission shall also review all applications for multiple-family residential, commercial, commercial recreation, office, agricultural use or industrial permitted uses, which are subject to the requirements of this chapter if the application meets one of the following conditions: l) the application includes a structure that exceeds (30,000) square feet in size, 2) the application includes a development area in excess of 5 acres in size. The Planning Commission may, at its discretion, delegate such review to the Planning Department. After adequate review, an application may be approved, approved with conditions, continued for further study or disapproved for the use and/or site plan.

   G.   Notification To Applicant: The applicant shall be notified within a reasonable time after receipt of the application of the City’s decision. The City may either issue a building permit, advise the applicant of the approval of the application, or advise the applicant of additional information required by the City in order to act upon the application.

   H.   Expiration and extension of site plan approval: The final approval of a site plan shall become null and void unless a building permit and/or excavation permit is issued for the project within (12) months after approval, or conditional approval of the site plan by the City. The time period may be extended up to twelve (12) months for good cause if the applicant delivers a petition to the City in writing for an extension along with the payment of any applicable fees before the expiration date of the site plan approval. Only one extension of the site plan approval may be granted. (Ord. 1991-27, 7-17-1991; amd. Ord. 2018-18, 5-15-2018; Ord. 2020-03, 2-18-2020; Ord. 2021-12, 5-4-2021)

Applications for construction of a one-family or two-family dwelling on an individual lot shall be accompanied by, and shall comply with, the following:

   A.   Application: A completed building permit application;

   B.   Site Development Plans: Two (2) sets of site development plans, which include the following information:

      1.   Date, north arrow and appropriate scale to clearly show the detail necessary to describe what is proposed. The drawing shall be accurate in terms of scale and dimensions;

      2.   A title block showing the name, address and phone number of the applicant and the designer, and the name (if applicable) and address of the proposed project, and date of preparation. When required by the City, the drawings shall be prepared and stamped by a registered engineer and/or architect;

      3.   The location and width of existing and proposed abutting streets, property lines, easements and holding strips;

      4.   The location of all existing and proposed structures on the property and the location of existing structures on adjoining properties;

      5.   The location of existing fencing and significant existing trees and shrubbery;

      6.   The location of off street parking, driveways and hard surfaced areas; and

      7.   The location of existing and proposed curb, gutter and sidewalk, and curb cuts.

   C.   Grading: Final grading of individual lots shall be performed in such a way that excess water shall either be entirely contained on the site, directed to an improved street, or directed to an approved drainage inlet, drainage channel or drainage easement. Excess water shall not be allowed to drain onto adjacent private property unless approved as part of an overall system, as reflected in a subdivision approval or otherwise. At the discretion of the city, a grading plan may be required, which shall include the existing and proposed grades in contour intervals of two feet (2') or less as well as intermediate spot elevations.

   D.   Foothill Development: Residential site development in the foothill overlay districts shall comply with the provisions of chapter 11-30 of this title.

   E.   Water Efficient Landscaping:

      1.   No more than thirty-five percent (35%) of the front and side yard landscaped area may be lawn

      2.   No lawn or landscaping requiring overhead spray irrigation may be planted in any parkstrip or area less than eight feet (8') wide. Where vegetation requiring irrigation is used outside of approved lawn areas, drip irrigation equipped with a pressure regulator and filter shall be used.

      3.   Additional requirements outlined in subsection 11-7-070D shall only apply to one-family or two-family dwellings on an individual lot which are part of a PUD or subdivision with common open space. One and two-family dwellings on an individual lot are encouraged to follow the water wise requirements of 11-7-070D. (Ord. 1991-27, 7-17-1991; amd. Ord. 2022-14, 2-1-2022; Ord. 2023-39, 6-20-2023)

Applications for building additions, site modifications, or changes in use for permitted uses, on a developed site shall include all applicable information specified in section 11-7-050 of this chapter and, in addition, shall be accompanied by, and shall comply with, the following:

   A.   Application; Fee: A completed permitted use application and fee, as well as a building permit application, if applicable, shall be submitted.

   B.   Site Development Plans: The application shall be accompanied by three (3) sets of site development plans. Additional sets of plans may be required depending on the number of reviewing agencies involved.

   C.   Information Required: Site development plans shall include the following information:

      1.   A title block showing the name, address and phone number of the applicant and the designer, the name and address of the proposed project (if applicable), and the date of preparation. When required by the city, the drawings shall be prepared and stamped by a registered engineer and/or architect;

      2.   The location and width of existing and proposed abutting streets, property lines, easements and holding strips;

      3.   The location of all existing and proposed structures on the property and the location of existing structures on adjoining properties. If building additions are proposed, architectural plans and elevations shall be included, which indicate the materials and colors to be used. Building additions shall be architecturally integrated with the existing building in terms of design and materials;

      4.   The location of existing fencing and landscaping. If landscaping is disturbed or displaced, a landscape plan shall be submitted showing rehabilitation of disturbed areas and/or establishment of landscaping elsewhere on the site that is at least equal to the amount displaced. Fencing and/or landscaping, at least six feet (6') in height, shall be used to screen any proposed service or storage areas;

      5.   The location of off street parking, driveways, loading facilities and hard surfaced areas;

      6.   The location of existing and proposed curb, gutter and sidewalk, and curb cuts. If property abuts a state highway, approval of the Utah state department of transportation right of way engineer must be obtained for location of curb, gutter and sidewalk. Location and number of curb entrances must also be approved by the Utah department of transportation. Necessary improvements shall be installed at the applicant's expense;

      7.   If the site is modified to the extent that there is a significant impact on the existing storm drainage system, plans shall be submitted which illustrate how this impact will be mitigated and a storm drainage fee may be assessed. Necessary improvements shall be installed at the applicant's expense;

      8.   The location, height and size of proposed signs and lighting; and

      9.   Water efficient landscaping requirements as outlined in subsection 11-7-70D shall apply to the following:

         a.   Any multiple-family residential, commercial, or industrial site where a proposed addition increases the footprint of buildings within the development by thirty percent (30%) or more.

         b.   Property modifications where thirty percent (30%) or more of the development site less any buildings is undergoing change (i.e. parking lot addition or alteration). (Ord. 1991-27, 7-17-1991; amd. Ord. 2022-14, 2-1-2022)

Applications made pursuant to this section shall include all applicable information specified in section 11-7-060 of this chapter and, in addition, shall be accompanied by, and shall comply with, the following:

   A.   Application Form: A completed conditional use application form, permitted use application form and/or building permit application, with appropriate fees, shall be submitted.

   B.   Development Plans: Three (3) sets of site development plans shall be submitted for permitted uses and five (5) sets shall be submitted for conditional uses. Additional sets of plans may be required depending on the number of reviewing agencies involved.

   C.   Architectural Plans: Architectural plans shall include the following:

      1.   Architectural drawings, sketches, perspectives and/or exterior elevations of proposed structures and an indication of the materials and colors to be used. Include height of structures and indicate screening of roof based mechanical equipment, parking, dumpsters, etc. All commercial, commercial recreation and industrial developments shall be designed to include, as a part of the exterior facade of buildings or as architectural elements in the landscape, an element of “Farmington Rock”.

      2.   Plans shall illustrate the visual impact of the structures and the location of the structures in relationship to each other, the adjacent development and the neighborhood in general. Development shall be harmonious and not negatively impact adjoining structures and neighborhoods. The developer shall use design in screening features to mitigate the visual effect of contrast in height, mass and scale, etc.

      3.   Plans shall illustrate the relationship between the exterior design of the proposed structures, adjacent structures and the neighborhood in general. Exterior design and materials of the project shall be compatible with, and shall not detract from, that of structures in the neighborhood.

   D.   Landscaping Plan: A landscaping plan shall be submitted which illustrates proposed landscaping and fencing in enough detail that the screening and aesthetic qualities of the landscaping can be effectively reviewed by the planning commission. All required landscape plans shall include:

      1.   Percent Of Site To Be Landscaped: A minimum of forty percent (40%) of a multiple-family residential site, fifteen percent (15%) of a commercial site and five percent (5%) of an industrial site shall be landscaped. The required landscape area may include natural open space as determined by the planning commission. Where landscape areas are to be improved, items D2 through D7 of this section shall apply. Upon a request by the applicant, landscaping percentages may be reduced if the planning commission finds that, due to the size of the parcel, the amount of landscaping required is unreasonable and cannot be located in useful locations. The planning commission may also require an increase in landscaping as a requirement for conditional use approval if it is determined that such an increase is necessary to help mitigate some aspect of a proposed use;

      2.   A plant legend specifying the total number of each type of plant, each plant’s common name and size of plants at time of installation;

      3.   Location of individual trees, shrubs, ground covers and other planting areas showing approximate distances from roadways, sidewalks and buildings. The retention of healthy existing trees and other vegetation is strongly encouraged;

      4.   Description and location of any proposed ornamental landscaping elements (colored and crushed rock, gravel, large boulders, etc.);

      5.   Description, location and dimensions of fences and landscaping protective devices;

      6.   All landscaped areas shall be provided with an automatic irrigation system that will maintain the living material in a good and healthy condition;

      7.   Water Efficient Landscaping:

         a.    Commercial/Office/Institutional/Industrial/Multi-Family/Mixed-Use/ Townhome/Community Use/PUD And Common Open Space Development Requirements:

            (1)   Drip irrigation shall be used outside of lawn areas. Drip irrigation shall be equipped with pressure regulator, filter, etc.

            (2)   Irrigation valves shall irrigate landscapes with similar site, slope, and plant materials with similar water needs (lawn and planting beds shall be irrigated on separate valves). No drip irrigation and overhead spray irrigation are permitted on the same irrigation valve. No combination of differing sprinkler heads is permitted on the same irrigation valve.

            (3)   A WaterSense labeled smart irrigation controller, equipped with rain delay, shall be installed to operate the automatic pressure irrigation system.

            (4)   A minimum of three inches (3") of cover such as rock or mulch is required in planted beds.

            (5)   No lawns shall be permitted in park strips, on slopes greater than twenty five percent (25%), parking landscapes and buffer areas, or in areas less than eight feet (8') wide.

            (6)   Lawn shall not to exceed fifteen percent (15%) of the total landscaped area.

               (A)   Exception: Lawn area shall not exceed thirty five percent (35%) of the total landscaped area on one-family or two-family residential lots which are part of a PUD or common open space subdivision.

               (B)   Exception: Designated passive or active recreational areas are an exception to the amount of allowed lawn. The Zoning Administrator may approve up to an additional twenty five percent (25%) lawn above the applicable fifteen percent (15%) or thirty five percent (35%) where an applicant has demonstrated usable lawn area. Additional lawn may be approved above the limits allotted to the Zoning Administrator as a special exception by the Planning Commission.

            (7)   Governing Documents: Any portion of a governing document, such as bylaws, operating rules, covenants, conditions, and restrictions that govern the operation of a common interest development, is void and unenforceable if it:

               (A)   Requires the use of any uniform plant material requiring overhead spray irrigation in landscape areas less than eight feet (8') wide or require any uniform plant material requiring overhead spray irrigation in other areas that exceed thirty five percent (35%) of the landscaped area; or

               (B)   Prohibits, or includes conditions that have the effect of prohibiting, the use of water-conserving plants as a group; or

               (C)   Has the effect of prohibiting or restricting compliance with this section or other water conservation measures.

   E.   Lighting Plan: For developments for which outdoor lighting is proposed, lighting plans shall be required which illustrate the type and location of lighting proposed for structures, walkways and parking lots. Lighting shall be designed, located and directed so as to eliminate glare and minimize reflection of light into neighboring properties.

   F.   Utility Locations:

      1.   Site plans shall clearly show the locations of refuse containers, service yards, storage areas and utility installations.

      2.   Locations of refuse containers shall be sufficiently sized for both regular waste containers and recycling containers.

   G.   Screening: Screening shall be provided in the following situations and according to the following standards:

      1.   The site plans shall indicate the location, height, design and materials of walls, fences, hedges and other buffers. These features shall be used to screen or conceal storage areas (including refuse containers), service yards, utility installations or other unsightly features, to minimize any negative impacts on adjacent property, and to create a harmonious streetscape, as determined by the planning commission at that time when a site plan application is reviewed.

      2.   A six foot (6') high masonry fence and a ten foot (10') buffer zone with sufficient plantings of trees and shrubs to provide adequate suppression of sound and light, as approved by the city planner, shall be constructed between a residential property line or zone boundary and any parking area, road or driveway of a proposed use determined to be of a commercial, office or institutional nature. All fences shall be engineered to withstand wind loads up to one hundred fifty (150) miles per hour and shall be approved by the city engineer. The planning commission may consider an alternative fence on its own initiative or upon petition by affected property owners.

      3.   An eight foot (8') masonry fence and a thirty foot (30') buffer zone with sufficient plantings of trees and shrubs to provide adequate suppression of sound and light, as approved by the city planner, shall be constructed between a residential property line or zone boundary and any parking area, road or driveway of a proposed use determined to be of an industrial nature. All fences shall be engineered to withstand wind loads up to one hundred fifty (150) miles per hour and shall be approved by the city engineer. The planning commission may consider an alternative fence on its own initiative or upon petition by affected property owners.

      4.   Where visual barrier fencing containing wood, metal, plastic or vinyl strips is either proposed by the applicant or required by the city, such strips shall be properly secured. Fences shall be constructed so that significant variation in top line, bottom line and/or height does not occur due to erratic grading of the site.

      5.   Where a parking lot is located across a street from a residential use or residential zone (except residential uses in mixed use zones), a landscaped berm, three feet (3’) in height with a slope ratio not exceeding one vertical foot for each three feet (3') of horizontal distance, shall be provided within the required setback along the street. The height of the berm shall be measured from the top of the parking lot curb.

   H.   Sign Plan: Sign plans shall indicate the location, height and appearance of signs upon the site and the effects upon parking, ingress and egress, and adjacent properties. Such signs shall be compatible with the character of the neighborhood.

   I.   Grading, Drainage Plans: Grading and drainage plans shall include the following:

      1.   Plans shall clearly delineate the design and adequacy of the proposed stormwater drainage system and the impact of the project on the existing system. All impacts shall be mitigated at the developer’s expense by project design, off site improvements and/or impact fees;

      2.   Plans shall be prepared by a registered civil engineer and shall be reviewed and approved by the city engineer prior to final approval;

      3.   The existing and proposed grades shall be indicated in contour intervals of two feet (2') or less;

      4.   The location and design of the surface and subsurface stormwater drainage system shall be shown, including locations and calculations for on site detention;

      5.   Waterways and ditches on and within fifty feet (50') of the property shall be shown. The relocation, covering or fencing of irrigation ditches, drainage channels and similar facilities shall be approved in writing by the appropriate water master and/or water users prior to issuance of a building permit;

      6.   Plans shall delineate all areas within 100-year floodplains as designated by the federal emergency management agency and the city storm drainage master plan; and

      7.   A soils report shall accompany the grading and drainage plan and shall include, among other things, a detailed water table analysis. Developments which are five (5) acres or larger shall submit a plan for erosion and sediment control which is consistent with current federal NPDES regulations.

   J.   Transportation, Circulation Plans: Transportation and circulation plans shall include the following:

      1.   The impact of the project on the traffic conditions of the abutting streets. A traffic impact study may be required by the city and shall be prepared by an engineer specializing in traffic analysis. The traffic study shall include an analysis of on site circulation, capacities of existing streets, number of additional trips which will be generated, origin/destination studies and peak traffic volumes and movements. All negative impacts shall be mitigated at the developer’s expense and shall be approved by the city engineer;

      2.   The location of ingress, egress, internal traffic circulation, off street parking and loading facilities, pedestrianways, etc., and their interrelationship. Said interrelationship shall not compromise but protect the safety and convenience of occupants of the proposed project and neighborhood. The relationship shall also enhance the appearance of the project while mitigating adverse effects of noise and pollution;

      3.   The location, existing width and, if applicable, proposed widening of all rights of way in or adjacent to the subject property. All driveways and intersections within one hundred fifty feet (150') of the property shall also be shown;

      4.   Compliance with the off street parking and loading facilities standards within chapter 32 of this title;

      5.   When a project requires the construction and/or dedication of a public street, the site plan application shall also include drawings for all utilities and other public improvements. The design and construction of these improvements shall be in compliance with standards established by the city. Plans shall be prepared by a registered civil engineer and shall be reviewed and approved by the city engineer prior to final approval.

      6.   Reciprocal Access: Provisions for reciprocal access and common driveways are required between all abutting developments in planned commercial centers and between abutting, separately owned commercial developments, unless not found to be practical by the Director in consultation with the City Engineer. This will provide for a continuous flow of vehicles from one parking lot to another and prevent the need for unnecessary ingress and egress to the public street.

   K.   Water, Sewer Plans: Water and sewer plans shall include the following:

      1.   Plans shall illustrate the impact of the proposed project on the water and sewer system in the city. Negative impact shall be mitigated at the developer’s expense. Unacceptable and unmitigated negative impacts are grounds for denial;

      2.   Plans shall show the location and size of all existing or proposed sewer lines, water lines and fire hydrants that will provide service to the project and which are necessary to protect existing uses in the zone and to provide for the orderly development of land.

   L.   General Information: The following general information shall also be required, if applicable:

      1.   The site plan shall include a table indicating the total area of the site and the percentage of that total which is occupied by structures, by parking and service areas, and by landscaping. For multiple-family residential developments, the table shall also include the proposed density in terms of the number of dwelling units per acre;

      2.   If a project is to be developed in phases, phasing lines shall be shown on the plans. Phased areas shall be carefully planned so that each phase is capable of functioning independently;

      3.   Any other information, plans or modifications specifically required by the following departments, divisions or agencies shall be attached or incorporated into the final plans:

         a.   Farmington City building inspection department, fire department, public works department, city engineer, police department, planning department or city attorney;

         b.   County agencies;

         c.   State agencies;

         d.   Pressure irrigation or sewer districts;

         e.   School district; or

         f.   Public utilities;

      4.   Any additional plans or information specifically required by the planning commission in conjunction with a conditional use application;

      5.   Any other information, exhibits or models that the applicant deems to be pertinent. (Ord. 1991-27, 7-17-1991; amd. Ord. 2016-07, 2-16-2016; Ord. 2020-23, 10-6-2020; Ord. 2021-01, 1-19-2021; Ord. 2022-14, 2-1-2022; Ord. 2023-04, 1-17-2023)

   A.   Requirements: The developer of a site requiring site plan approval shall dedicate to the city and improve all streets within or adjacent to the proposed development which are necessary to serve the vehicular and pedestrian needs of that development. Minimum improvements shall include high back curb, gutter and sidewalk along the entire property line which abuts any public street. These off site improvements shall comply with the minimum requirements for construction of public improvements as established by the city.

   B.   Adjustments: Where, because of topographical or other conditions peculiar to the site, a departure may be made from the requirements of this section without destroying the intent of such requirements, and after receiving a recommendation from the city engineer and the planning commission, the city council may approve an adjustment in street cross section standards, street width and right of way side treatment standards, or may waive the requirement for sidewalks herein and elsewhere in this title as set forth in section 12-8-100 of this code.

   C.   State Rights Of Way: Any improvement or modifications within state rights of way shall require the approval of the Utah state department of transportation.

   D.   Agreement For Delay: If, after a favorable recommendation by the city engineer, and in the judgment of the planning commission, the immediate installation of public improvements is not in the best interest of the area, the applicant may be permitted to execute an agreement, in a form acceptable to the city attorney, delaying the installation of any or all of the public improvements required pursuant to this title. This agreement shall be recorded in the office of the Davis County recorder. This agreement shall run with the land and shall be binding on the original applicants, their heirs, successors and assigns. (Ord. 2009-11, 2-17-2009)

   A.   Request: Modifications to an approved site plan approval may be granted when it can be determined that such changes or modifications are necessary or desirable to accommodate special circumstances related to the location, siting or implementation of the approved development. The request for amendment shall be made in writing and documented on the site plan of the project. Where, after favorable review by the city engineer, building inspector and planning staff, the staff finds such modifications are so insignificant and minor as not to measurably change the approved site plan approval or the intent of conditions that may have been imposed, 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. Amendments which are determined to constitute a significant change to the site plan, or where there is not unanimous staff approval, shall be heard by the planning commission.

   B.   Record: Once revisions are approved, they shall be clearly marked and dated on the approved site plan and kept on file in the office of the planning department. (Ord. 1991-27, 7-17-1991)

The building official and city planner shall ensure that development is undertaken and completed in compliance with the approved site plan and any conditions pertaining thereto. Any required on site or off site improvements shall be installed or bonded for as specified in section 11-4-070 of this title. (Ord. 1991-27, 7-17-1991)

The following information shall be required after a permitted or conditional use is approved, and must be received by the planning department prior to issuance of any building permits:

   A.   Revised site plans incorporating all recommendations and requirements established during the preliminary review;

   B.   Final landscape plans and details;

   C.   Final building construction plans and details;

   D.   Complete engineering plans, including final construction drawings for streets, utilities, grading and storm drainage; and

   E.   All required improvements shall be installed or bonded for as required by section 11-4-070 of this title. (Ord. 1991-27, 7-17-1991)

Any decision made in administration of this chapter may be appealed as outlined in section 11-4-090 of this title. (Ord. 1991-27, 7-17-1991)