PLANNED DEVELOPMENTS

Salt Lake City Code tit. 21A, pt. V, ch. 21A.55

in effect

Salt Lake City Code § 21A.55.010 PURPOSE STATEMENT

21A.55.010: PURPOSE STATEMENT: A planned development is intended to encourage the efficient use of land and resources, promoting greater efficiency in public and utility services and encouraging innovation in the planning and building of all types of development. Further, a planned development implements the purpose statement of the zoning district in which the project is located, utilizing an alternative approach to the design of the property and related physical facilities. A planned development incorporates special development characteristics that help to achieve City goals identified in adopted Master Plans and that provide an overall benefit to the community as determined by the planned development objectives. A planned development will result in a more enhanced product than would be achievable through strict application of land use regulations, while enabling the development to be compatible with adjacent and nearby land developments. The City seeks to achieve at least one or any combination of the following objectives through the planned development process. Each objective includes strategies that are intended to be used to determine if an objective has been accomplished through a specific proposal: A. Open Space And Natural Lands: Preserving, protecting or creating open space and natural lands: 1. Inclusion of community gathering places or public recreational opportunities, such as new trails or trails that connect to existing or planned trail systems, playgrounds or other similar types of facilities. 2. Preservation of critical lands, watershed areas, riparian corridors and/or the urban forest. 3. Development of connected greenways and/or wildlife corridors. 4. Daylighting of creeks/water bodies. 5. Inclusion of local food production areas, such as community gardens. 6. Clustering of development to preserve open spaces. B. Historic Preservation: 1. Preservation, restoration, or adaptive reuse of buildings or structures that contribute to the character of the City either architecturally and/or historically, and that contribute to the general welfare of the residents of the City. 2. Preservation of, or enhancement to, historically significant landscapes that contribute to the character of the City and contribute to the general welfare of the City's residents. C. Housing: Providing affordable housing or types of housing that helps achieve the City's housing goals and policies: 1. Affordable housing that meets the requirements of Section 21A.52.050. 2. The proposal includes housing types that are not commonly found in the existing neighborhood but are of a scale that is typical to the neighborhood. D. Mobility: Enhances accessibility and mobility: 1. Creating new interior block walkway connections that connect through a block or improve connectivity to transit or the bicycle network. 2. Improvements that encourage transportation options other than just the automobile. E. Sustainability: Creation of a project that achieves exceptional performance with regards to resource consumption and impact on natural systems: 1. Energy Use And Generation: Design of the building, its systems, and/or site that allow for a significant reduction in energy usage as compared with other buildings of similar type and/or the generation of energy from an on-site renewable resource. 2. Reuse Of Priority Site: Locate on a brownfield where soil or groundwater contamination has been identified, and where the local, State, or national authority (whichever has jurisdiction) requires its remediation. Perform remediation to the satisfaction of that authority. F. Master Plan Implementation: A project that helps implement portions of an adopted Master Plan in instances where the Master Plan provides specific guidance on the character of the immediate vicinity of the proposal: 1. A project that is consistent with the guidance of the Master Plan related to building scale, building orientation, site layout, or other similar character defining features. (Ord. 74-23, 2023: Ord. 8-18, 2018)

Salt Lake City Code § 21A.55.020 AUTHORITY

21A.55.020: AUTHORITY: A. Administrative Review: The planning director may approve, approve with modifications, deny, or refer to the planning commission modifications to specific zoning standards outlined in Subsection 21A.52.060.B.4.b for projects that meet the qualifying provisions in Subsection 21A.52.060.B in accordance with the standards and procedures set forth in this chapter and other regulations applicable to the district in which the property is located. B. Planning Commission Review: The planning commission may approve planned developments for uses listed in the tables of permitted and conditional uses for each category of zoning district or districts. The approval shall be in accordance with the standards and procedures set forth in this chapter and other regulations applicable to the district in which the property is located. In approving a planned development, the planning commission may change, alter, modify or waive the following provisions of this title: 1. Zoning and Subdivision Regulations: Any provisions of this title or of the city's subdivision regulations as they apply to the proposed planned development except that the planning commission cannot approve a use that is not allowed in the zoning district in which the planned development is located. 2. Off-Site Parking: Parking within the boundary of a planned development area, but located on a different parcel or lot than the use(s) it is intended to serve, is allowed and not considered off-site parking. The parking must only serve the uses within the planned development area unless otherwise authorized by other provisions of this title. 3. Building Height: Up to five feet (5') of additional building height, except in the FR, R-1, SR, or R-2 zoning districts where additional building height cannot be approved through the planned development process. 4. Density: Residential planned developments shall not exceed the density limitation of the zoning district where the planned development is proposed except as allowed below. The calculation of planned development density may include open space that is provided as an amenity to the planned development. Public streets located within or adjacent to a planned development shall not be included in the planned development area for the purpose of calculating density. a. Developments approved as a Planned Development in the RMF zoning districts that change a nonconforming commercial use to a residential use that is allowed in the zoning district are exempt from the density limitations of that zoning district. (Ord. 74C-25, 2025: Ord. 56-24, 2024: Ord. 8-18, 2018)

Salt Lake City Code § 21A.55.030 DECISION

21A.55.030: DECISION: A. No Presumption of Approval: A request for a planned development does not constitute an assurance or presumption that such planned development will be approved. Rather, each proposed planned development shall be evaluated on an individual basis, in relation to its compliance with the standards and factors set forth in this chapter and with the standards for the zoning district in which it is located, in order to determine whether the planned development is appropriate at a particular location. B. Approval: The planning commission or planning director in the case of administrative planned developments, may approve a planned development as proposed or may impose conditions necessary or appropriate for the planned development to comply with the standards and factors set forth in this chapter. C. Denial: The planning commission or planning director in the case of administrative planned developments, may deny an application for a planned development if it finds that the proposal does not meet the intent of the base zoning district, does not meet the purpose of this chapter, or is not consistent with the standards and factors as set forth in this chapter. (Ord. 56-24, 2024: Ord. 8-18, 2018)

Salt Lake City Code § 21A.55.040 PROCEDURES

21A.55.040: PROCEDURES: A. Application: An application for a planned development shall be made on an application form prepared by the zoning administrator and accompanied by applicable fees as noted in the Salt Lake City consolidated fee schedule. The applicant shall also be responsible for payment of all mailing fees established for required public noticing. A complete application shall contain at least the following information submitted by the applicant, unless certain information is determined by the zoning administrator to be inapplicable or unnecessary to appropriately evaluate the application: 1. A complete description of the proposed planned development including the zoning regulations being modified in the planned development and the planning objectives being met; 2. When the proposed planned development includes provisions for common open space or recreational facilities, a statement describing the provision to be made for the care and maintenance of such open space or recreational facilities; 3. A written statement with supporting graphics showing how the proposed planned development is compatible with other property in the neighborhood; 4. Plans, as required pursuant to chapter 21A.58 of this title; 5. Architectural graphics including floor plans, elevations, profiles and cross sections; 6. A preliminary subdivision plat, if required; 7. Traffic impact analysis, where required by the City Transportation Division; and 8. Other information or documentation the zoning administrator may deem necessary for proper review and analysis of a particular application. B. Determination of Completeness: Upon receipt of an application for a planned development, the zoning administrator shall make a determination of completeness of the application pursuant to Section 21A.10.010 of this title. C. Public Notification and Engagement: 1. Notice of Application for Administrative Review: Prior to the approval of an application that qualifies for administrative review, the planning director shall provide written notice as provided in Chapter 21A.10.020.B. 2. Required Notice for Planning Commission Review: a. Applications subject to planning commission review are subject to the notification requirements of Chapter 2.60. b. Any required public hearing is subject to the public hearing notice requirements found in Chapter 21A.10. (Ord. 3-26, 2026: Ord. 56-24, 2024: Ord. 8-18, 2018)

Salt Lake City Code § 21A.55.050 STANDARDS FOR PLANNED DEVELOPMENTS

21A.55.050: STANDARDS FOR PLANNED DEVELOPMENTS: The planning commission, or the planning director in the case of an administrative planned development, may approve, approve with conditions, or deny a planned development based upon written findings of fact according to each of the following standards. It is the responsibility of the applicant to provide written and graphic evidence demonstrating compliance with the following standards: A. Planned Development Objectives: The planned development shall meet the purpose statement for a planned development (section 21A.55.010 of this chapter) and will achieve at least one of the objectives stated in said section. To determine if a planned development objective has been achieved, the applicant shall demonstrate that at least one of the strategies associated with the objective are included in the proposed planned development. The applicant shall also demonstrate why modifications to the zoning regulations are necessary to meet the purpose statement for a planned development. The Planning Commission should consider the relationship between the proposed modifications to the zoning regulations and the purpose of a planned development, and determine if the project will result in a more enhanced product than would be achievable through strict application of the land use regulations. B. Master Plan Compatibility: The proposed planned development is generally consistent with adopted policies set forth in the Citywide, community, and/or small area Master Plan that is applicable to the site where the planned development will be located. C. Design And Compatibility: The proposed planned development is compatible with the area the planned development will be located and is designed to achieve a more enhanced product than would be achievable through strict application of land use regulations. In determining design and compatibility, the Planning Commission should consider: 1. Whether the scale, mass, and intensity of the proposed planned development is compatible with the neighborhood where the planned development will be located and/or the policies stated in an applicable Master Plan related to building and site design; 2. Whether the building orientation and building materials in the proposed planned development are compatible with the neighborhood where the planned development will be located and/or the policies stated in an applicable Master Plan related to building and site design; 3. Whether building setbacks along the perimeter of the development: a. Maintain the visual character of the neighborhood or the character described in the applicable Master Plan. b. Provide sufficient space for private amenities. c. Provide sufficient open space buffering between the proposed development and neighboring properties to minimize impacts related to privacy and noise. d. Provide adequate sight lines to streets, driveways and sidewalks. e. Provide sufficient space for maintenance. 4. Whether building facades offer ground floor transparency, access, and architectural detailing to facilitate pedestrian interest and interaction; 5. Whether lighting is designed for safety and visual interest while minimizing impacts on surrounding property; 6. Whether dumpsters, loading docks and/or service areas are appropriately screened; and 7. Whether parking areas are appropriately buffered from adjacent uses. D. Landscaping: The proposed planned development preserves, maintains or provides native landscaping where appropriate. In determining the landscaping for the proposed planned development, the Planning Commission should consider: 1. Whether mature native trees located along the periphery of the property and along the street are preserved and maintained; 2. Whether existing landscaping that provides additional buffering to the abutting properties is maintained and preserved; 3. Whether proposed landscaping is designed to lessen potential impacts created by the proposed planned development; and 4. Whether proposed landscaping is appropriate for the scale of the development. E. Mobility: The proposed planned development supports Citywide transportation goals and promotes safe and efficient circulation within the site and surrounding neighborhood. In determining mobility, the Planning Commission should consider: 1. Whether drive access to local streets will negatively impact the safety, purpose and character of the street; 2. Whether the site design considers safe circulation for a range of transportation options including: a. Safe and accommodating pedestrian environment and pedestrian oriented design; b. Bicycle facilities and connections where appropriate, and orientation to transit where available; and c. Minimizing conflicts between different transportation modes; 3. Whether the site design of the proposed development promotes or enables access to adjacent uses and amenities; 4. Whether the proposed design provides adequate emergency vehicle access; and 5. Whether loading access and service areas are adequate for the site and minimize impacts to the surrounding area and public rights-of-way. F. Existing Site Features: The proposed planned development preserves natural and built features that significantly contribute to the character of the neighborhood and/or environment. G. Utilities: Existing and/or planned utilities will adequately serve the development and not have a detrimental effect on the surrounding area. (Ord. 56-24, 2024: Ord. 8-18, 2018)

Salt Lake City Code § 21A.55.060 MINIMUM AREA

21A.55.060: MINIMUM AREA: A. The total land area for a proposed planned development shall meet the minimum area requirement identified in Table 21A.55.060. B. When a proposed planned development involves multiple zoning districts, the largest minimum lot area requirement, as identified in Table 21A.55.060, of the zoning districts within the planned development shall apply. TABLE 21A.55.060 PLANNED DEVELOPMENTS District | Minimum Planned Development Size District | Minimum Planned Development Size Any district not specifically listed in this table | No minimum Residential districts: | FR-1/43,560 Foothills Estate Residential District | 5 acres FR-2/21,780 Foothills Residential District | 5 acres FR-3/12,000 Foothills Residential District | 5 acres R-1/12,000 Single-Family Residential District | 24,000 square feet R-1/7,000 Single-Family Residential District | 14,000 square feet R-1/5,000 Single-Family Residential District | 10,000 square feet SR-1 and SR-1A Special Development Pattern Residential District | 10,000 square feet SR-3 Special Development Pattern Residential District | 4,000 square feet R-2 Single- and Two-Family Residential District | 10,000 square feet RMF-30 Low Density Multi-Family Residential District | 9,000 square feet RMF-35 and RMF-45 Moderate Density Multi-Family Residential District | 9,000 square feet RMF-75 High Density Multi-Family Residential District | 9,000 square feet Special purpose districts: | FP Foothills Protection District | 32 acres AG-2 Agricultural District | 4 acres AG-5 Agricultural District | 10 acres AG-20 Agricultural District | 40 acres (Ord. 3-26, 2026: Ord. 74C-25, 2025: Ord. 47A-25, 2025: Ord. 3-25, 2025: Ord. 8-18, 2018)

Salt Lake City Code § 21A.55.070 APPEAL OF THE DECISION

21A.55.070: APPEAL OF THE DECISION: Any person adversely affected by a final decision of the planning commission or planning director in the case of administrative planned developments, may appeal to the appeals hearing officer in accordance with the provisions of Chapter 21A.16 of this title. The filing of the appeal shall not stay the pending the outcome of the appeal, except as provided for under Section 21A.16.030F of this title. (Ord. 56- 24, 2024: Ord. 48-21, 2021: Ord. 8-18, 2018)

Salt Lake City Code § 21A.55.080 TIME LIMIT ON APPROVED PLANNED DEVELOPMENT

21A.55.080: TIME LIMIT ON APPROVED PLANNED DEVELOPMENT: A. A planned development approval expires in 12 months from the date of approval unless one of the following occurs before the approval expires: 1. A complete building permit application to construct at least one of the principal buildings approved as part of the planned development is submitted to the city; 2. A development agreement, if authorized by Utah Code and City Code, is signed and executed between the owner of the property and the city; or 3. A complete final plat application is submitted to the city if the planned development included approval of a preliminary subdivision application. For the purpose of this section, a subdivision includes a subdivision amendment if the planned development is located in an existing subdivision. B. If one of the actions listed above expires, the planned development shall also be considered expired. C A one-time, one-year extension may be granted by the planning commission, or planning director for administrative planned developments if a written request for an extension is submitted by the applicant to the planning director prior to the expiration of the planned development. Extensions authorized by this section only apply to the planned development approval and not to any other required applications or approvals. D. If the property owner, or someone authorized to act on the owner's behalf, submits a building permit, subdivision application, or other development authorized by city code that complies with the applicable regulations and is different than the approved planned development application, the approved planned development shall be considered voluntarily terminated by the property owner. (Ord. 15-26, 2026: Ord. 56-24, 2024: Ord. 8-18, 2018)

Salt Lake City Code § 21A.55.090 EFFECT OF APPROVAL OF PLANNED DEVELOPMENT

21A.55.090: EFFECT OF APPROVAL OF PLANNED DEVELOPMENT: The approval of a proposed planned development by the planning commission or planning director in the case of an administrative planned development, shall not authorize the establishment or extension of any use nor the development, construction, reconstruction, alteration or moving of any building or structure, but shall authorize the preparation, filing and processing of applications for any permits or approvals that may be required by the regulations of the city, including, but not limited to, a building permit, a certificate of occupancy and subdivision approval. (Ord. 56-24, 2024: Ord. 8-18, 2018)

Salt Lake City Code § 21A.55.100 MODIFICATIONS TO DEVELOPMENT PLAN

21A.55.100: MODIFICATIONS TO DEVELOPMENT PLAN: Following planned development approval, the development plan approved by the planning commission or planning director in the case of an administrative planned development, shall constitute the site design in relation to building placement and design, landscaping, mobility and circulation elements, and any elements that were approved as zoning modifications through the planned development process. Modifications to the development plan may be allowed pursuant to this section. A. New Application Required for Modifications and Amendments: Modifications or amendments shall be subject to the provisions of this section. B. Minor Modifications: The Planning Director may authorize minor modifications to the approved development plan pursuant to the provisions for modifications to an approved site plan Minor modifications shall be limited to the elements necessary in light of technical or engineering considerations or those that comply with the standards of the underlying zone, including: 1. Adjusting the distance as shown on the approved development plan between any one structure or group of structures, and any other structure or group of structures, or any vehicular circulation element or any boundary of the site; 2. Adjusting the location of any open space; 3. Adjusting any final grade; 4. Altering the types of landscaping elements and their arrangement within the required landscaping buffer area; 5. Signs; 6. Relocation or construction of accessory structures; or 7. Additions and modifications which comply with the standards of the underlying zone and do not affect the planned development approval. C. Major Modifications: Any modifications to the approved development plan not authorized by Subsection B shall be considered to be a major modification. The planning commission or planning director in the case of an administrative planned development, shall give notice to all property owners consistent with notification requirements located in chapter 21A.10 of this title. The planning commission or planning director in the case of an administrative planned development, may approve an application for a major modification to the approved development plan, not requiring a modification of written conditions of approval or recorded easements, upon finding that any changes in the plan as approved will be in substantial conformity with the approved development plan. If the commission or planning director in the case of an administrative planned development, determines that a major modification is not in substantial conformity with the approved development plan, then the commission or planning director in the case of an administrative planned development, shall review the request in accordance with the procedures set forth in this section. D. Other Modifications: Any modification to the planned development that complies with the standards of the underlying zoning district or overlay zoning district is allowed provided the modification does not violate a condition of approval or other requirement placed on the planned development as part of the approval of the application and required permits and approvals are obtained. (Ord. 3-26, 2026: Ord. 56-24, 2024: Ord. 8-18, 2018)

Salt Lake City Code § 21A.55.105 SUBDIVISIONS AND PLANNED DEVELOPMENT APPROVAL

21A.55.105: SUBDIVISIONS AND PLANNED DEVELOPMENT APPROVAL: A subdivision for a planned development may be approved as provided in this section. A. Concurrent Review and Approval: A subdivision may be approved at the same time as a planned development if the subdivision complies with the approved planned development. B. Subdivision following Planned Development Approval: After a planned development is approved, the property owner may submit an application authorized in Title 20 Subdivisions provided the application complies with the approved development plan and this section. 1. A subdivision shall comply with the provisions of Title 20 unless a specific provision is modified through the planned development or as authorized in Title 20. Any modification authorized in Title 20 shall not alter the approved planned development plans. 2. A subdivision that results in any common area, shared access, or private infrastructure shall provide appropriate cross access easements and shall include provisions for disclosure of future private maintenance costs to unit owners as required in Section 21A.55.110. 3. A planned development that approved buildings with dwellings may be subdivided to create lots or units provided the building locations remain unchanged on the development site. Modifications related to lot and building standards resulting from said subdivision may be administratively approved and are not considered modifications to the approved development plan. (Ord. 47A-25, 2025)

Salt Lake City Code § 21A.55.110 DISCLOSURE OF PRIVATE INFRASTRUCTURE COSTS FOR PLANNED DEVELOPMENTS

21A.55.110: DISCLOSURE OF PRIVATE INFRASTRUCTURE COSTS FOR PLANNED DEVELOPMENTS: Planned developments, approved under this title after January 1, 1997, shall include provisions for disclosure of future private infrastructure maintenance and placement costs to unit owners. A. Infrastructure Maintenance Estimates: Using generally accepted accounting principles, the developer of any planned development shall calculate an initial estimate of the costs for maintenance and capital improvements of all infrastructure for the planned development including roads, sidewalks, curbs, gutters, water and sewer pipes and related facilities, drainage systems, landscaped or paved common areas and other similar facilities ("infrastructure"), for a period of sixty (60) years following the recording of the subdivision plat or the estimated date of first unit occupancy of the planned development, whichever is later. B. Initial Estimate Disclosure: The following measures shall be incorporated in planned developments to assure that owners and future owners have received adequate disclosure of potential infrastructure maintenance and replacement costs: 1. The cost estimate shall be recorded with and referenced on the recorded plat for any planned development. The initial disclosure estimate shall cover all private infrastructure items and shall be prepared for six (6) increments of ten (10) years each. 2. The recorded plat shall also contain a statement entitled "notice to purchasers" disclosing that the infrastructure is privately owned and that the maintenance, repair, replacement and operation of the infrastructure is the responsibility of the property owners and will not be assumed by the City. 3. The cost estimate shall be specifically and separately disclosed to the purchaser of any property in the planned development, upon initial purchase and also upon all future purchases for the duration of the sixty (60) year period. C. Yearly Maintenance Statements: The entity responsible for the operation and maintenance of the infrastructure shall, at least once each calendar year, notify all property owners in the planned development of the estimated yearly expenditures for maintenance, repair, operation or replacement of infrastructure, and at least once each calendar year shall notify all property owners of the actual expenditures incurred, and shall specify the reason(s) for any variance between the estimated expenditures and the actual expenditures. D. Maintenance Responsibilities: The property owners in a planned development shall be collectively and individually responsible, on a pro rata basis, for operating, maintaining, repairing and replacing infrastructure to the extent necessary to ensure that access to the planned development is available to the City for emergency and other services and to ensure that the condition of the private infrastructure allows for the City's continued and uninterrupted operation of public facilities to which the private infrastructure may be connected or to which it may be adjacent. (Ord. 8-18, 2018)

Source: Salt Lake City, Utah, City Code (American Legal Publishing, codelibrary.amlegal.com)URL: https://codelibrary.amlegal.com/codes/saltlakecityut/latest/saltlakecity_ut/0-0-0-70907Fetched: 11/1/2026