Staff Report on Modifications to Planned Development Ordinance.

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PLANNING DIVISION
COMMUNITY & ECONOMIC DEVELOPMENT
Staff Report
To: Salt Lake City Planning Commission
From: Wayne Mills, Senior Planner
801-535-7282
Date: January 25, 2017
Re: PLNPCM2016-00600, Planned Development Ordinance Amendments
Zoning Text Amendment
PROPERTY ADDRESS: Not Applicable
PARCEL ID: Not Applicable
MASTER PLAN: Not Applicable
ZONING DISTRICT: Not Applicable
REQUEST: A request by the Salt Lake City Planning Commission to review and modify the
Planned Development Ordinance. A Planned Development is a development approval process
that allows the Planning Commission to modify zoning standards in an effort to get a better project
than what could be allowed under strict zoning regulations. The process is regulated in Chapter
21A.55 of the Salt Lake City Zoning Ordinance. The purpose of the proposed amendments is to:
 Ensure that a planned development is meeting a citywide planning objective;
 Ensure that the design of the project is compatible with adjacent development; and
 Clarify zoning regulations.
RECOMMENDATION: Based on the findings in the staff report, Planning Staff finds the
proposal adequately meets the standards for general text amendments. Planning Staff
recommends the Planning Commission transmit a positive recommendation for PLNPCM2016-
00600 to the City Council to adopt the proposed zoning ordinance text amendments.
MOTION: Based on the findings in the staff report and the discussion heard, I move that the
Planning Commission transmit a positive recommendation for PLNPCM2016-00600 to the City
Council to adopt the proposed zoning ordinance text amendments related to Planned
Developments.
ATTACHMENTS:
A. Summary of proposed changes
B. Zoning Ordinance Amendments – Strike and Underline
C. Analysis of Standards
D. Public Process and Comments

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E. City Department Comments
F. Motions
PROJECT DESCRIPTION:
What is a Planned Development?
A planned development (PD) is a development approved by the Planning Commission through a
special review process. The process is regulated by section 21A.55 of the zoning ordinance and is
intended to allow for the flexible application of most zoning standards provided certain objectives are
met. The purpose statement for PD lists the following intent statements:
 Encourage efficient use of land and resources,
 Promote greater efficiency in public and utility services; and
 Encourage innovative planning and development.
A PD is also intended to result in a more enhanced product thanwould be achievable through the strict
application of land use regulations while ensuring that development is compatible with adjacent and
nearby land development.
A typical development proposal that meets zoning and building code regulations can receive a building
permit following staff review and approval of thebuilding plans. A PD requiresa specialreview process
where the proposal is presented to the affected Community Council(s) and the Planning Commission
is charged with approving the development plan by reviewing the proposal according to a specific set
of standards.
Reasons for Planned Development Requests
A developer may choose to design a project that requires PD approval for the following reasons:
 Multiple buildings on a lot: Large lots are generally developed with multiple buildings. The
Zoning Ordinance requires PD approval in cases where multiple buildings are proposed and
not all buildings are located along the street.
 Changes in building codes, techniques and trends: Modern zoning codes do not always
respond well to changes in building technique and market demands. Changes in market
demand, building technique and building codes often dictate the building placement, site
design, and building design in ways that are different than what zoning codes allow.
 Irregularlots:Thezoningordinanceis focused oncreating standards that focus onregular lots
of a specific size. It does not take into account existing historic development patterns and does
not translate well to property that does not meet exact specifications.
 Economics: Zoning standards (building height, setbacks, etc.) dictate how much can be built
on a property. A developer may ask for a modification to a zoning standard to allow for more
dwelling units or additional square footage to make the project profitable.
Issues and Proposed Changes
Attachment A provides a summary of all of the proposed changes including a summary of the issues
associated with the existing regulations. Strike and underline versions of the ordinances proposed to
be amended are included in Attachment B with the text shown in strikethrough being omitted and the
text in underline added.
In working with the Planning Commission on identifying issues related to the PD review process, the
main issues are related to the objectives and standards that the Planning Commission use to review the
project. They have not been strong enough to ensure that the end result of a PD project is better than

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what would be allowed under strict enforcement of zoning standards, is compatible with the
surrounding neighborhood, andmeetsacitywideplanning objective.Thefollowingprovidesthedetails
regarding the changes to the PD objectives and standards.
PD Purpose and Objectives
The overall purpose of the PD review process is to:
 Encourage efficient use of land and resources,
 Promote greater efficiency in public and utility services; and
 Encourage innovative planning and development.
In 2010, the City amended the PD ordinance and created specific development objectives that the City
seeks to achieve through the PD process. Although, the objectives have provided some guidance on
what the City is trying to achieve through the process, they have not gone far enough in supporting the
implementation of city plans. The proposed objectives highlight goals that are identified in citywide
master plans and lists specific strategies that should be incorporated into the project to meet the stated
objective
The following table lists the objectives in the existing PD ordinance and the proposed objectives with
the associated strategies that support the objectives. A PD proposal would need to meet at least one of
the proposed objectives by incorporating at least one of the associated strategies.
Existing Objectives Proposed Objectives
Combination and coordination of architectural
styles, building forms, building materials, and
building relationships;
Preservation and enhancement of desirable site
characteristics such as natural topography,
vegetation and geologic features, and the
prevention of soil erosion;
Preservation of buildings which are
architecturally or historically significant or
contribute to the character of the city;
Use of design, landscape, or architectural
features to create a pleasing environment;
Inclusion of special development amenities that
are in the interest of the general public;
Elimination of blighted structures or
incompatible uses through redevelopment or
rehabilitation;
Inclusion of affordable housing with market rate
housing; or
Utilization of "green" building techniques in
development.
Open space and natural lands. Preserving, protecting or
creating open space and natural lands.
 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.
 Preservation of critical lands, watershed areas, riparian
corridors and/or the urban forest.
 Development of connected greenways and/or wildlife
corridors.
 Daylighting of creeks/water bodies.
 Inclusion of local food production areas, such as
community gardens.
 Clustering of development to preserve open spaces.
Historic Preservation:
 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.
 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.
Housing: Providing affordable housing or types of housing that
helps achieve the City’s housing goals and policies.

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 At least 20% of the housing must be for those with
incomes that are at or below 80% of the area median
income.
 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.
Mobility: Creates a complete circulation network and ensures
convenient,safeandequitableaccesstoavarietyoftransportation
options:
 Creating new interior block walkway connections that
connect through a block or improve connectivity to
transit or the bicycle network.
 Improvements that encourage transportation options
other than just the automobile.
Sustainability: Creation of a project that achieves exceptional
performance with regards to resource consumption and impact
on natural systems.
 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.
 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.
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.
 Aprojectthatisconsistentwiththeguidanceofthemaster
plan related to building scale, building orientation, site
layout, or other similar character defining features.
PD Review Standards
The PD ordinance provides specific standards that the Planning Commission must use when reviewing
a PD proposal. The current standards lack sufficient criteria to ensure that a project is meeting a
planning objective, is compatible with the surrounding area, and is better than what could be allowed
under strict compliance with zoning standards.
The following table lists the existing PD review standards and the proposed standards:
Existing Standards Proposed 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
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

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achieve at least one of the objectives stated in
said section;
B. Master Plan And Zoning Ordinance
Compliance: The proposed planned
development shall be:
1. Consistent with any adopted policy set
forth in the citywide, community, and/or
small area master plan and future land
use map applicable to the site where the
planned development will be located, and
2. Allowed by the zone where the planned
development will be located or by
another applicable provision of this title.
C. Compatibility: The proposed planned
development shall be compatible with the
character of the site, adjacent properties, and
existing development within the vicinity of
the site where the use will be located. In
determining compatibility, the planning
commission shall consider:
1. Whether the street or other means of
access to the site provide the necessary
ingress/egress without materially
degrading the service level on such
street/access or any adjacent
street/access;
2. Whether the planned development and
its location will create unusual
pedestrian or vehicle traffic patterns or
volumes that would not be expected,
based on:
a. Orientation of driveways and whether
they direct traffic to major or local
streets, and, if directed to local streets,
the impact on the safety, purpose, and
character of these streets;
b. Parking area locations and size, and
whether parking plans are likely to
encourage street side parking for the
planned development which will
adversely impact the reasonable use of
adjacent property;
c. Hours of peak traffic to the proposed
planned development and whether
such traffic will unreasonably impair
the use and enjoyment of adjacent
property;
3. Whether the internal circulation system
of the proposed planned development
will be designed to mitigate adverse
impacts on adjacent property from
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 achieve the stated objective. The
Planning Commission should consider the relationship
between the proposed modifications to the zoning
regulations and the stated objective, 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 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 steets, driveways
and sidewalks.
e. Provide sufficient space for maintenance.

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motorized, nonmotorized, and
pedestrian traffic;
4. Whether existing or proposed utility and
public services will be adequate to
support the proposed planned
development at normal service levels and
will be designed in a manner to avoid
adverse impacts on adjacent land uses,
public services, and utility resources;
5. Whether appropriate buffering or other
mitigation measures, such as, but not
limited to, landscaping, setbacks,
building location, sound attenuation,
odor control, will be provided to protect
adjacent land uses from excessive light,
noise, odor and visual impacts and other
unusual disturbances from trash
collection, deliveries, and mechanical
equipment resulting from the proposed
planned development; and
6. Whether the intensity, size, and scale of
the proposed planned development is
compatible with adjacent properties.
If a proposed conditional use will result
in new construction or substantial
remodeling of a commercial or mixed
used development, the design of the
premises where the use will be located
shall conform to the conditional building
and site design review standards set forth
in chapter 21A.59 of this title.
D. Landscaping: Existing mature vegetation on
a given parcel for development shall be
maintained. Additional or new landscaping
shall be appropriate for the scale of the
development, and shall primarily consist of
drought tolerant species;
E. Preservation: The proposed planned
development shall preserve any historical,
architectural, and environmental features of
the property;
F. Compliance With Other Applicable
Regulations: The proposed planned
development shall comply with any other
applicable code or ordinance requirement.
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

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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.
KEY ISSUES:
The key issues listed below have been identified through the analysis of the project, neighbor and
community input and department review comments.
Issue: Affordable housing as a density bonus
In some residential zoning districts, the number of dwelling units allowed on a property is based on
the size of the property. The Planning Commission directed the Planning Staff to study the option of
allowing, through the PD process, additional dwelling units than what would be allowed according to
the property size regulations if the development includes affordable housing. Planning Staff studied
the proposal and found that additional study is needed for the following reasons:
 City Housing Plan: The City is currently working on a plan that will provide guidance on the
City’s approach to providing housing for all of its residents. The PD process could be a valuable
tool in this effort; however, the housing plan should be completed first to provide a vision and
framework for the development of tools, such as the PD process.
 Demolition of Existing Affordable Housing: Much of the City’s existing housing that is
considered affordable is located in older apartment buildings. These apartment buildings do
not necessarily contain affordable housing in the sense that they are regulated or controlled
through lease restrictions. The rent is generally lower due to the age of the buildings. There is
some concern that providing a density bonus could incentivize the demolition of these older
buildings. The new buildings would have to contain some affordable units, but the demolition
could result in the loss of a larger number of affordable units that what would be replaced.
 Tracking System: In order to ensure that the dwelling units remain “affordable” following the
PD approval, a tracking system needs to be in place. Affordable units are “tracked” when a
developer receives financial assistance from a local, State, or Federal institution; however, if a
developer is not receiving financial assistance and is putting in the affordable units to receive a
density bonus, there needs to be a system in place to ensure that the units remain affordable
for a specified amount of time.
Planning Staff will continue to work with other CityDivisions to completetheHousing Plan and to find
solutions to the above noted concerns.
Issue: The definition of “Neighborhood” in relation to compatibility
On December 14 Planning Staff briefed the Planning Commission on theproposed ordinance changes.
One issue brought up during the briefing is that the review standards refer to the term “neighborhood”
in relation to compatibility and that the term is not defined. The concern is that the geographic extent
of a neighborhood can be defined differently by different people.

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Planning Staff recommends that the term “neighborhood” should not be defined and should be
determined on a project by project basis. The extent of a neighborhood when determining a project’s
compatibility is dependent on the size of the project. For example, a small planned development that
includes a couple of single-family homes may only have an impact on the street that the project is
located, whereas a planned development that encompasses an entire block with a mix of high density
land usescouldimpactanumberofsurroundingblocks.Itshouldbeup tothePlanning Stafftoprovide
an analysis to the Planning Commission on the extent of the impact of the project and how that project
relates to the impacted area.
DISCUSSION:
The proposal complies with the standards for zoning text amendments (see Attachment C). After
analyzing the proposal and the applicable standards, Planning Staff is of the opinion that a positive
recommendation should be forwarded to the City Council for this request.
NEXT STEPS:
The City Council has the final authority to make changes to the text of the Zoning Ordinance. The
recommendation of the Planning Commission for this request will be forwarded to the City Council for
their review and decision.

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ATTACHMENT A: Summary of Proposed Zoning Changes
See following pages.

Planned Development Ordinance Revision Summary
TOPIC EXISTING CODE LANGUAGE DESCRIPTION AND ISSUES DESCRIPTION OF PROPOSED CHANGES
Purpose and Objectives The overall purpose of the Planned Development process is to get a
better development project than what could be done through strict
compliance of the zoning standards. The existing Planned Development
ordinance provides specific development objectives that the City seeks to
achieve through the Planned Development process; however, the
objectives are very general in nature and have not gone far enough to
ensure that projects are implementing Citywide planning goals.
The proposed objectives highlight goals that are identified in citywide
master plans and lists specific strategies that should be incorporated
into a Planned Development to meet the stated objective. A planned
development proposal would need to meet at least one of the
proposed objectives by incorporating at least one of the associated
strategies. The proposed objectives relate to the following topics: Open
Space and Natural Lands, Historic Preservation, Housing, Mobility,
Sustainability, and Master Plan Implementation.
Review Standards The Planned Development ordinance provides specific standards that the
Planning Commission must use when reviewing a Planned Development
proposal. The current standards lack sufficient criteria to ensure that a
project is meeting a planning objective, is compatible with the
surrounding area, and is better than what could be allowed under strict
compliance with zoning standards.
The proposed review standards require the Planning Commission to
analyze a planned development in relation to: How it meets a planning
objective; Master plan compatibility; Site, building, landscape, mobility,
and utility design; and the projects compatibility with the surrounding
neighborhood.
Off‐Site Parking In many cases, a planned development contains multiple properties that
all function together as one development and the parking is shared
between the multiple properties. Locating parking spaces on a different
property than where the associated business/residence is located is
called “Off‐Site Parking” and is considered a land use in the Zoning
Ordinance. The current Planned Development ordinance prohibits the
Planning Commission from approving land uses that are not allowed in
the zoning district where the planned development is located.
The proposed change would allow the Planning Commission to approve
this type of parking arrangement in zoning districts that do not allow
“Off‐Site Parking” as a land use if the parking is located within the
planned development area and is only used by the uses within the
planned development.
Density Bonus The Planning Commission can modify any zoning or subdivision
regulation through the Planned Development process; however, the
Planning Commission cannot approve a land use that is not allowed in
the zoning district where the Planned Development is located and they
cannot approve more dwelling units per lot area (density) that what is
allowed.
The proposed change would eliminate the property size requirement in
determining the allowed the number of dwelling units if the proposed
development is removing a land use that not currently allowed in the
zoning district where it is located (considered a nonconforming use)
and replacing it with a conforming residential land use. The purpose of
the change is to provide an incentive to transform a nonconforming use
to a conforming use that increases the City's housing stock.
No Presumption of
Approval
The Planning Commission is not required to approve a Planned
Development by State or City laws . There is no language in the existing
code that provides notice of this.
The proposed text addition states that a request for a Planned
Development does not constitute an assurance of approval and that
the Planning Commission can deny a Planned Development if they
determine that it does not meet the review standards.
Consolidate Application
Procedures
Application requirements and procedures are currently spread
throughout the Planned Development ordinance and some of the
requirements are repeated in various sections.
The proposed changes would consolidate the application requirements
and procedures into one section and eliminate redundancies.
1

Planned Development Ordinance Revision Summary
TOPIC EXISTING CODE LANGUAGE DESCRIPTION AND ISSUES DESCRIPTION OF PROPOSED CHANGES
Reduced Width Street
Dedication Provision
The Planned Development ordinance contains a provision that allows the
Planning Commission to approve the dedication of a public street that
does not meet City street width standards. One issue is that the minimum
street width standards have become more flexible dependent on the
improvements that are made to the street. Another issue is that this
provision is redundant because other sections in the Planned
Development ordinance state that the Planning Commission can modify
any regulation in the Subdivision ordinance.
The proposal eliminates this section of the Planned Development
ordinance.
Specific standards for
Planned Developments in
Certain Zoning Districts
In addition to the standards of review listed for all Planned
Developments, the Planned Development ordinance lists separate
standards of review for Planned Developments located in the RB, R‐MU,
MU, CN, CB and CSHBD zoning districts. These specific standards should
be used when reviewing all Planned Developments.
This section is proposed to be eliminated from the Planned
Development ordinance. The standards in this section are addressed in
the proposed standards of review for all Planned Developments.
Perimeter Setback
Dimensional
Requirements
Under the existing ordinance, when a Planned Development is adjacent
to a residential lot, the side and rear yard setbacks of the Planned
Development must be equal to the side and rear yard setbacks of the
residential lot. This section of the code is confusing, difficult to interpret,
and may not be appropriate for every development.
The proposal is to eliminate this section of the Planned Development
ordinance. A specific standard of review related to perimeter setbacks
is proposed that would allow the Planning Commission to review the
setbacks on a case by case basis.
Effect of Planned
Development Approvals
The current ordinance states that planned development approval
constitutes the use of the development and nothing can be done outside
of the planned development approval. The Planned Development process
is a site design review process and the standards do not address uses, so
the final approval should not prohibit a change of use in the future if the
site design remains the same.
Change the ordinance language to state that Planned Development
approval only dictates the design of the site.
Multiple Buildings On One
Lot
Section 21A.36.010B of the Zoning Ordinance contains complicated
regulations that essentially state that in most zoning districts, if more
than one building is placed on a lot and every building does not have
street frontage, the project must be reviewed as a Planned Development.
In many zoning districts, such as the Manufacturing and Business Park
zones, multiple buildings without street frontage is a common
development pattern.
The project includes proposed changes to Section 21A.36.010B that
would allow more than one principle building on a lot, regardless of
street frontage, in the Manufacturing, Business Park, Airport,
Agricultural and Open Space zoning districts.
2

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ATTACHMENT B: Zoning Ordinance Amendments –
Strike and Underline
See following pages.

21A.55: PLANNED DEVELOPMENTS
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 and congruous with adjacent and nearby land developments. Through the
flexibility of the planned development regulations, the city seeks to achieve any of the following specific
objectives: 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. Combination and coordination of architectural styles, building forms, building materials, and building
relationships;
B. Preservation and enhancement of desirable site characteristics such as natural topography,
vegetation and geologic features, and the prevention of soil erosion;
C. Preservation of buildings which are architecturally or historically significant or contribute to the
character of the city;
D. Use of design, landscape, or architectural features to create a pleasing environment;
E. Inclusion of special development amenities that are in the interest of the general public;
F. Elimination of blighted structures or incompatible uses through redevelopment or
rehabilitation;
G. Inclusion of affordable housing with market rate housing; or
H. Utilization of "green" building techniques in development. (Ord. 23-10 § 21, 2010)
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. At least 20% of the housing must be for those with incomes that are at or below 80% of
the area median income.
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.
21A.55.020: AUTHORITY:
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. (Ord. 23-10 § 21, 2010)
In approving a planned development, the Planning Commission may change, alter, modify or waive the
following provisions of this title:
A. 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, with the exception
of off-site parking as further described in this section.
B. Off-site parking in zoning districts where off-site parking is not an allowed use. The parking must
be located within the planned development area and can only be used for the uses within the
planned development.
C. Up to five feet of additional building height, except in the FR, R-1, SR, or R-2 where additional
building height cannot be approved through the planned development process.
D. 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.
1. In the RMF zoning districts and on lots 0.20 acres or more in size, developments that
change a nonconforming commercial use to a residential use that is allowed in the
zoning district are exempt from the density limitations of the zoning district when
approved as a planned development.
21A.55.030: PLANNING COMMISSION 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 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 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.
21A.55.030: AUTHORITY TO MODIFY REGULATIONS:
In approving any planned development, the planning commission may change, alter, modify or waive
any provisions of this title or of the city's subdivision regulations as they apply to the proposed planned
development; however, additional building height may not be approved in the FR, R-1, SR, or R-2 zoning
districts. In zoning districts other than the FR, R-1, SR, or R-2 districts, the planning commission may
approve up to five feet (5') maximum of additional building height in accordance with the provisions of
this title if it further achieves one or more of the objectives in section 21A.55.010 of this chapter. (Ord.
23-10 § 21, 2010)
21A.55.035: PROCEDURES:
A. Application: The applicant must file an application for planned development approval with the
planning director. A complete application shall contain at least the following information
submitted by the applicant, unless certain information is determined by the planning director to
be inapplicable or unnecessary to appropriately evaluate the application:
1. The applicant's name, address, telephone number, and interest in the property;
2. The property owner's name, address, and telephone number, if different than the
applicant, and the property owner's signed consent to the filing of the application;
3. The street address and legal description of the subject property;

4. The zoning classification, zoning district boundaries, and present use of the subject
property;
5. A complete description of the proposed planned development;
6. Site plans, as required pursuant to section 21A.58.060 of this title;
7. Traffic impact analysis, where required by the city transportation division; and
8. Other information or documentation the planning director may deem necessary for
proper review and analysis of a particular application. Information which may be
required under this subsection A8 shall not apply to a determination of completeness
under subsection B of this section.
9.
B. Determination Of Completeness: Upon receipt of an application for a planned development, the
planning director shall make a determination of completeness of the application pursuant to
section 21A.10.010 of this title.
C. Fees: The application shall be accompanied by the applicable fees shown on the Salt Lake City
consolidated fee schedule. The applicant shall also be responsible for payment of all fees
established for providing the public notice required by chapter 21A.10 of this title. (Ord. 54-14,
2014)
21A.55.040: PROCEDURES:
A. Application: The applicant must file an application for planned development approval with the
planning director. A complete application shall contain at least the following information
submitted by the applicant, unless certain information is determined by the planning director to
be inapplicable or unnecessary to appropriately evaluate the application. The application
submittal shall include one (1) paper copy and one (1) digital copy.
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 section 21A.58.060 of this title, with the exception of the
number of copies required;
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 planning director 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
planning director shall make a determination of completeness of the application pursuant to

section 21A.10.010 of this title.
C. Staff Report: Upon completing a site plan review and receiving recommendations from
applicable city department(s)/division(s), a staff report evaluating the planned development
application shall be prepared by the planning division and forwarded to the applicant and the
planning commission.
D. Public Hearing: The planning commission shall hold a public hearing to review the planned
development application in accordance with the standards and procedures set forth in chapter
21A.10 of this title.
E. Planning Commission Action: Following the public hearing, the planning commission shall
decide, on the basis of the standards contained in section 21A.55.050 of this chapter whether to
approve, approve with modifications or conditions, or deny the application.
F. Notification Of Decision: The planning director shall notify the applicant of the decision of the
planning commission in writing, accompanied by one copy of the submitted plans marked to
show such decision and a copy of the motion approving, approving with modifications, or
denying the development plan application.
21A.55.040: LIMITATION:
No change, alteration, modification or waiver authorized by section 21A.55.030 of this chapter shall
authorize a change in the uses permitted in any district or a modification with respect to any standard
established by this chapter, or a modification with respect to any standard in a zoning district made
specifically applicable to planned developments, unless such regulations expressly authorize such a
change, alteration, modification or waiver. (Ord. 23-10 § 21, 2010)
21A.55.050: STANDARDS FOR PLANNED DEVELOPMENTS:
The planning commission 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;
B. Master Plan And Zoning Ordinance Compliance: The proposed planned development shall be:
1. Consistent with any adopted policy set forth in the citywide, community, and/or small
area master plan and future land use map applicable to the site where the planned
development will be located, and
2. Allowed by the zone where the planned development will be located or by another
applicable provision of this title.

C. Compatibility: The proposed planned development shall be compatible with the character of the
site, adjacent properties, and existing development within the vicinity of the site where the use
will be located. In determining compatibility, the planning commission shall consider:
1. Whether the street or other means of access to the site provide the necessary
ingress/egress without materially degrading the service level on such street/access or
any adjacent street/access;
2. Whether the planned development and its location will create unusual pedestrian or
vehicle traffic patterns or volumes that would not be expected, based on:
a.Orientation of driveways and whether they direct traffic to major or local
streets, and, if directed to local streets, the impact on the safety, purpose, and
character of these streets;
b.Parking area locations and size, and whether parking plans are likely to
encourage street side parking for the planned development which will adversely
impact the reasonable use of adjacent property;
c.Hours of peak traffic to the proposed planned development and whether such
traffic will unreasonably impair the use and enjoyment of adjacent property;
3. Whether the internal circulation system of the proposed planned development will be
designed to mitigate adverse impacts on adjacent property from motorized,
nonmotorized, and pedestrian traffic;
4. Whether existing or proposed utility and public services will be adequate to support the
proposed planned development at normal service levels and will be designed in a
manner to avoid adverse impacts on adjacent land uses, public services, and utility
resources;
5. Whether appropriate buffering or other mitigation measures, such as, but not limited
to, landscaping, setbacks, building location, sound attenuation, odor control, will be
provided to protect adjacent land uses from excessive light, noise, odor and visual
impacts and other unusual disturbances from trash collection, deliveries, and
mechanical equipment resulting from the proposed planned development; and
6. Whether the intensity, size, and scale of the proposed planned development is
compatible with adjacent properties.
If a proposed conditional use will result in new construction or substantial remodeling of
a commercial or mixed used development, the design of the premises where the use will
be located shall conform to the conditional building and site design review standards set
forth in chapter 21A.59 of this title.
D. Landscaping: Existing mature vegetation on a given parcel for development shall be maintained.
Additional or new landscaping shall be appropriate for the scale of the development, and shall
primarily consist of drought tolerant species;
E. Preservation: The proposed planned development shall preserve any historical, architectural,
and environmental features of the property;
F. Compliance With Other Applicable Regulations: The proposed planned development shall
comply with any other applicable code or ordinance requirement. (Ord. 23-10 § 21, 2010)
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 steets, 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.
21A.55.060: MINIMUM AREA:
A planned development proposed for any parcel or tract of land under single ownership or control in
certain zoning districts shall have a minimum net lot area as set forth in table 21A.55.060 of this section.
TABLE 21A.55.060
PLANNED DEVELOPMENTS
District
Minimum Planned Development
Size
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

SR-1 and SR-1A Special development pattern residential
district
10,000 square feet
SR-2 Reserved -
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 Moderate density multi-family residential
district
9,000 square feet
RMF-45 Moderate/high density multi-family residential
district
9,000 square feet
RMF-75 High density multi-family residential district 9,000 square feet
RB Residential/business district No minimum required
R-MU-35 Residential/mixed use district 9,000 square feet
R-MU-45 Residential/mixed use district 9,000 square feet
R-MU Residential/mixed use district No minimum required
RO Residential/office district No minimum required
Commercial districts:
CN Neighborhood commercial district No minimum required
CB Community business district No minimum required
CS Community shopping district No minimum required
CC Corridor commercial district No minimum required
CSHBD Sugar House business district No minimum required
CG General commercial district No minimum required
TC-75 Transit corridor district No minimum required
Manufacturing districts:
M-1 Light manufacturing district No minimum required

M-2 Heavy manufacturing district No minimum required
Downtown districts:
D-1 Central business district No minimum required
D-2 Downtown support district No minimum required
D-3 Downtown warehouse/residential district No minimum required
D-4 Downtown secondary central business district No minimum required
Special purpose districts:
RP Research park district No minimum required
BP Business park district No minimum required
FP Foothills protection district 32 acres
AG Agricultural district 10 acres
AG-2 Agricultural district 4 acres
A Airport district No minimum required
PL Public lands district No minimum required
PL-2 Public lands district No minimum required
I Institutional district No minimum required
UI Urban institutional district No minimum required
OS Open space district No minimum required
MH Mobile home park district No minimum required
EI Extractive industries district No minimum required
MU Mixed use district No minimum required
(Ord. 23-10 § 21, 2010)
21A.55.070: DENSITY LIMITATIONS:
Residential planned developments shall not exceed the density limitation of the zoning district where
the planned development is proposed. The calculation of planned development density may include

open space that is provided as an amenity to the planned development. Public or private roadways
streets located within or adjacent to a planned development shall not be included in the planned
development area for the purpose of calculating density. (Ord. 23-10 § 21, 2010)
21A.55.080: CONSIDERATION OF REDUCED WIDTH STREET DEDICATION:
A residential planned development application may include a request to dedicate the street to Salt Lake
City for perpetual use by the public. The request will be reviewed and evaluated individually by
appropriate departments, including transportation, engineering, public utilities, public services and fire.
Each department reviewer will consider the adequacy of the design and physical improvements
proposed by the developer and will make a recommendation for approval or describe required changes.
Items such as adequate vehicular access, public safety access, pedestrian and bicycle access, adequate
parking, and urban design elements will be considered as part of this review. A synopsis will be
incorporated into the staff report for review and decision by the planning commission. (Ord. 23-10 § 21,
2010)
21A.55.090: SPECIFIC STANDARDS FOR PLANNED DEVELOPMENT IN CERTAIN ZONING DISTRICTS:
Planned developments within the TC-75, RB, R-MU, MU, CN, CB, CSHBD districts, South State Street
corridor overlay district and CS district (when the CS district is adjacent to an area of more than 60
percent residential zoning located within 300 feet of the subject parcel to be developed, either on the
same block or across the street), may be approved subject to consideration of the following general
conceptual guidelines (a positive finding for each is not required):
A. The development shall be primarily oriented to the street, not an interior courtyard or parking
lot;
B. The primary access shall be oriented to the pedestrian and mass transit;
C. The facade shall maintain detailing and glass in sufficient quantities to facilitate pedestrian
interest and interaction;
D. Architectural detailing shall emphasize the pedestrian level of the building;
E. Parking lots shall be appropriately screened and landscaped to minimize their impact on the
neighborhood;
F. Parking lot lighting shall be shielded to eliminate excessive glare or light into adjacent
neighborhoods;
G. Dumpsters and loading docks shall be appropriately screened or located within the structure;
and
H. Signage shall emphasize the pedestrian/mass transit orientation. (Ord. 23-10 § 21, 2010)
21A.55.100: PERIMETER SETBACK:
If the planned development abuts a residential lot or a lot in a residential zoning district whose side and
rear yard setback requirements are greater than the planned development lot's requirements, then the
side and rear yard setback requirements of the subject planned development parcel shall be equal to
the side and rear yard setback requirements of the abutting residentially used property or residentially
zoned parcel. (Ord. 23-10 § 21, 2010)

21A.55.110: DEVELOPMENT PLAN:
The applicant must file an application for planned development approval with the zoning administrator.
A. Application Requirements: The planned development application shall be submitted on a form
provided by the zoning administrator accompanied by such number of copies of documents as
the zoning administrator may require for processing of the application, and shall include at least
the following information set forth below:
1. General Information:
a. The applicant's name, address, telephone number and interest in the property;
b. The owner's name, address and telephone number, if different than the applicant,
and the owner's signed consent to the filing of the application;
c. The street address and legal description of the subject property;
d. The zoning classification, zoning district boundaries and present use of the subject
property;
e. A vicinity map with north arrow, scale, and date, indicating the zoning classifications
and current uses of properties within eighty five feet (85') (exclusive of intervening
streets and alleys) of the subject property;
f. The proposed title of the project and the names, addresses and telephone numbers
of the architect, landscape architect, planner or engineer on the project; and
g. A signed statement that the applicant has met with and explained the proposed
conditional use to the appropriate community organization entitled to receive
notice pursuant to title 2, chapter 2.60 of this code.
2. Planned Development Plan: A planned development plan at a scale of twenty feet to the
inch (20' = 1") or larger, unless otherwise approved by the zoning administrator, setting
forth at least the following, unless waived by the zoning administrator:
a. The location, dimensions and total area of the site;
b. The location, dimensions, floor area, type of construction and use of each proposed
building or structure;
c. The number, the size and type of dwelling units in each building, and the overall
dwelling unit density;
d. The proposed treatment of open spaces and the exterior surfaces of all structures,
with sketches of proposed landscaping and structures, including typical elevations;
e. Architectural graphics, if requested by the zoning administrator, including typical
floor plans and elevations, profiles and cross sections;
f. The number, location and dimensions of parking spaces and loading docks, with
means of ingress and egress;
g. The proposed traffic circulation pattern within the area of the development,
including the location and description of public improvements to be installed,
including any streets and access easements;
h. A traffic impact analysis (if required by the city transportation division);
i. The location and purpose of any existing or proposed dedication or easement;
j. The general drainage plan for the development tract;
k. The location and dimensions of adjacent properties, abutting public rights of way
and easements, and utilities serving the site;
l. Significant topographical or physical features of the site, including existing trees;
m. Soils and subsurface conditions, if requested;

n. The location and proposed treatment of any historical structure or other historical
design element or feature;
o. One copy of the development plan colored or shaded (unmounted) for legibility and
presentation at public meetings; and
p. A reduction of the development plan to eight and one-half by eleven inches
(81
/2 x 11"). The reduction need not include any area outside the property lines of
the subject site.
3. Plat Of Survey: A plat of survey of the parcel of land, lot, lots, block, blocks, or parts or
portions thereof, drawn to scale, showing the actual dimensions of the parcel, lot, lots,
block, blocks, or portions thereof, according to the registered or recorded plat of such
land.
4. Preliminary Subdivision Plat, If Required: A preliminary subdivision plat showing that the
planned development consists of and is conterminous with a single lot described in a
recorded subdivision plat, or a proposed resubdivision or consolidation to create a
single lot or separate lots of record in suitable form ready for review.
5. Additional Information: The application shall also contain the following information as
well as such additional information, drawings, plans or documentation as may be
requested by the zoning administrator or the planning commission if determined
necessary or appropriate for a full and proper consideration and disposition of the
application:
a. 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;
b. A written statement showing the relationship of the proposed planned
development to any adopted general plan of the city;
c. A written statement with supporting graphics showing how the proposed planned
development is compatible with other property in the neighborhood.
B. Review Procedure: Upon the review of a planned development application, the applicable city
department/division shall notify the applicant of any deficiencies and/or modifications
necessary to complete the application.
1. Public Hearing: Upon receiving site plan review and recommendation from the
applicable city department(s)/division(s), and completing a staff report, the planning
commission shall hold a public hearing to review the planned development application
in accordance with the standards and procedures set forth in chapter 21A.10 of this
title.
2. Planning Commission Action: Following the public hearing, the planning commission
shall decide, on the basis of the standards contained in section 21A.55.050 of this
chapter whether to approve, approve with modifications or conditions, or deny the
application.
3. Notification Of Decision: The planning director shall notify the applicant of the decision
of the planning commission in writing, accompanied by one copy of the submitted plans
marked to show such decision and a copy of the motion approving, approving with
modifications, or denying the development plan application. (Ord. 58-13, 2013: Ord. 23-
10 § 21, 2010)

21A.55.120: 21A.55.070: APPEAL OF THE PLANNING COMMISSION DECISION:
Any person adversely affected by a final decision of the planning commission on an application for a
planned development may appeal to the appeals hearing officer in accordance with the provisions of
chapter 21A.16 of this title. Notwithstanding section 21A.16.030 of this title, the filing of the appeal shall
not stay the decision of the planning commission pending the outcome of the appeal, unless the
planning commission takes specific action to stay a decision. (Ord. 8-12, 2012)
21A.55.130: 21A.55.080: TIME LIMIT ON APPROVED PLANNED DEVELOPMENT:
No planned development approval shall be valid for a period longer than one year unless a building
permit has been issued or complete building plans have been submitted to the division of building
services and licensing. The planning commission may grant an extension of a planned development for
up to one additional year when the applicant is able to demonstrate no change in circumstance that
would result in an unmitigated impact. Extension requests must be submitted prior to the expiration of
the planned development approval. (Ord. 23-10 § 21, 2010)
21A.55.140: 21A.55.090: EFFECT OF APPROVAL OF PLANNED DEVELOPMENT:
The approval of a proposed planned development by the planning commission 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. 23-10
§ 21, 2010)
21A.55.150: REGULATION DURING AND FOLLOWING COMPLETION OF DEVELOPMENT:
Following planned development approval, the development plan, rather than any other provision of this
title, shall constitute the use, parking, loading, sign, bulk, space and yard regulations applicable to the
subject property, and no use or development, other than home occupation and temporary uses, not
allowed by the development plan shall be permitted within the area of the planned development. (Ord.
23-10 § 21, 2010)
21A.55.160: 21A.55.100: MODIFICATIONS TO DEVELOPMENT PLAN:
Following planned development approval, the development plan approved by the Planning Commission
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: No substantial modification or
amendment shall be made in the construction, development or use without a new application
under the provisions of this title. Minor modifications or amendments may be made subject to
written approval of the planning director and the date for completion may be extended by the

planning commission upon recommendation of the planning director.
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 as set
forth in chapter 21A.58 of this title, when such modifications appear necessary in light of
technical or engineering considerations. Such minor modifications shall be limited to the
following elements:
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 which comply with the lot and bulk requirements of the underlying zone.
Such minor modifications shall be consistent with the intent and purpose of this title
and the development plan as approved pursuant to this chapter, and shall be the
minimum necessary to overcome the particular difficulty and shall not be approved if
such modifications would result in a violation of any standard or requirement of this
title.
C. Major Modifications: Any modifications to the approved development plan not authorized by
subsection B of this section shall be considered to be a major modification. The planning
commission shall give notice to all property owners consistent with notification requirements
located in chapter 21A.10 of this title. The planning commission 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 determines that a major modification is not in substantial conformity with the
approved development plan, then the commission shall review the request in accordance with
the procedures set forth in this section. (Ord. 23-10 § 21, 2010)
21A.55.170: 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. 23-10 § 21, 2010)

21A.36.010: USE OF LAND AND BUILDINGS:
The following rules shall apply to the use of land and buildings in each zoning district:
A. Enclosed Business Activity: All business activity, service, storage, merchandise, display, repair,
processing, assembly and manufacturing shall be conducted wholly within an enclosed building
except where specifically provided otherwise. Permitted off street parking lots, off street loading
facilities, and outdoor sales in zoning districts where such outdoor sales are permitted, need not be
enclosed.
B. One Principal Building Per Lot: Not more than one principal building shall be located on any lot
except that:
1. Lots in the SR-3, RMF-35, RMF-45, RMF-75, R-MU-35, R-MU-45, R-MU, RO, CB, CS, CC,
CSHBD, CG, RP, BP, MU, M-1, M-2, A, I and UI districts may have more than one principal
building on a lot, subject to all of the principal nonresidential buildings being occupied by
one use, or all principal residential and nonresidential buildings having frontage on a public
street and subject to site plan review approval, pursuant to chapter 21A.58 of this title; and
2. More than one principal building may be permitted on a lot in all zoning districts other than
those identified in subsection B1 of this section, or when the principal buildings are occupied
by more than one use, when authorized in conjunction with an approved planned
development pursuant to chapter 21A.55 of this title. All land uses shall front a public street
unless specifically exempted from this requirement by other provisions of this title.
3. With the exception of buildings located in the FR, R1, SR and R2 districts, more than one
principle building may be located on a lot subject to all principle buildings having frontage
along a public street.
4. Lots in the RP, BP, M-1, M-2, AG, AG-2, AG-5, AG-20, A, OS, NOS, and EI districts may have
multiple buildings on a single lot regardless of street frontage and subject to meeting all
other zoning regulations.
5. This section does not apply in instances where multiple buildings on a lot are regulated
elsewhere in this title.
C. Frontage Of Lot On Public Street: All lots shall front on a public street unless specifically exempted
from this requirement by other provisions of this title.
D. Hazardous Waste Prohibition: It is unlawful to permanently store or dispose of hazardous waste
within Salt Lake City except for incineration of hazardous waste as allowed in the industrial M-2
zoning district.
E. Flag Lots In Nonresidential Districts: In the CG, BP, RP, M-1 and M-2 districts, flag lots shall be
permitted, subject to subdivision regulations; provided, that:
1. As part of new subdivisions or through the planned development process only when the flag
lot is proposed at the rear of an existing parcel;
2. The flag lot access strip shall have a minimum of twenty four feet (24') of frontage on a
public street; and
3. The city subdivision review process determines the following:
a.It is not desirable or necessary to extend a public street to access the parcel, and
b.The existing lot and site layout is not conducive to private street development.

 Page 11
ATTACHMENT C: Analysis of Standards
21A.50.050: A decision to amend the text of this title or the zoning map by general amendment is a matter
committed to the legislative discretion of the city council and is not controlled by any one standard. In making a
decision concerning a proposed text amendment, the City Council should consider the following:
Factor Finding Rationale
1. Whether a proposed text
amendment is consistent with
the purposes, goals,
objectives, and policies of the
city as stated through its
various adopted planning
documents;
Complies Plan Salt Lake provides the vision for the future of Salt
Lake City. It also lists guiding principles and initiatives
to achieve the vision. Plan Salt Lake was used to
develop the objectives that the City wants to achieve
when approving a Planned Development. The proposed
standards of review were developed to provide a
framework for the Planning Commission to use when
analyzing a project to ensure that it is meeting the goals
and initiatives stated in Plan Salt Lake. In summary, the
purpose of the proposed amendments is to provide a
better framework for ensuring that future projects are
consistent with the purposes, goals, objectives and
policies of adopted city plans.
amendment furthers the
specific purpose statements of
the zoning ordinance;
Complies The purpose of the Planned Development ordinance is to
encourage the efficient use of land and resources,
promote greater efficiency in public and utility services,
and encourage innovated planning and development. It is
also the intent of the Planned Development ordinance to
get better projects than would be achievable through
strict application of the zoning regulations while
ensuring that development is compatible with the
adjacent neighborhood.
The overall purpose of the proposed amendments is to
ensure that a planned development is consistent with
citywide planning objectives and to ensure that the
project is compatible with adjacent development, which
is directly in line with the stated purpose of the Planned
Development process.
amendment is consistent with the
purposes and provisions of any
applicable overlay zoning districts
which may impose additional
standards;
No applicable. This
standard does not apply.
The proposed text amendment is citywide and is not
tied directly to any specific property within the city.
Any future development that results from the proposed
zoning changes would be subject to all pertinent zoning
regulations.
4. The extent to which a proposed
text amendment implements best
current, professional practices of
urban planning and design.
Complies Most cities in the country have an adopted Planned
Development ordinance that allows the decision making
authority to modify zoning standards for the purpose of
getting a better product. Salt Lake City’s Planned
Development ordinance is consistent with other Cities in
this respect; however, the proposed amendments go
further by specifically stating objectives the City is
trying to achieve through the process. The proposed
amendments also provide more detailed standards that
the Planning Commission must use when reviewing a
project to ensure that a project is in the best interest of
the City and adjacent neighborhood, which is a “best
practice” in planning.
5. The adequacy of public
facilities and services
intended to serve the subject
property, including, but not
Not applicable. At this
current time, this
standard does not apply.
The proposal is not site specific. All requests for a new
use would be reviewed to ensure compliance with City
codes and policies.

 Page 12
limited to, roadways, parks
and recreational facilities,
police and fire protection,
schools, stormwater drainage
systems, water supplies, and
wastewater and refuse
collection.

 Page 13
ATTACHMENT D: Public Process and Comments
The Planning Division held two public open house meetings regarding the proposed ordinance
amendments; one on October 13, 2016 (nine people signed the attendance sheet) and the other
on November 17, 2016 (no one attended). The open house meeting notices were sent to all
community council chairs and individuals who have applied for a Planned Development within
the last few years. Detailed information regarding the proposed amendments was posted on the
Planning Division website and the open house notices made reference to that posted information
in the event that an individual could not attend the open house.
The only comments received throughout the public engagement process were from a
representative of the Seven Canyons Trust, a nonprofit organization focused on daylighting the
creeks that traverse the Salt Lake Valley (see following pages). The Seven Canyons Trust
representative requested that the Planned Development ordinance include daylighting creeks as
an objective and that the application submittal requirements should include a daylighting
feasibility report if a project is located within a specified distance of a culvert containing a creek.
Staff considered these recommendations and included “daylighting of creeks/water bodies” as a
strategy under the open space objective. Staff did not include the feasibility report as an
application requirement. In the event that a project impacts an underground stream or if an
adopted master plan recommends daylighting a specific section of an underground stream, the
Planning Director has the ability, through the standard application procedure, to require any
additional information that is needed to analyze the project.

 Page 14
ATTACHMENT E: City Department Comments
The proposed zoning amendments were sent to the following City Departments/Divisions for review:
 Building Services;
 Engineering;
 Public Utilities;
 Fire;
 Transportation;
 Sustainability;
 Police;
 City Attorney;
 Economic Development;
 Parks and Public Lands;
 Housing and Neighborhood Development; and
 the Redevelopment Agency
Representatives from the Building Services Division suggested changes to the wording in the
ordinance, which have been incorporated into the draft ordinance revision document. A
representative from the Department of Sustainability provided the following comments:
Having “sustainability” as an objective is also much too broad. I think this is a great
opportunity for us to more clearly define what additional things would be needed to have a
project that truly pushes the envelope. Some examples of what is defined as “exceptional
performance with regards to resource consumption and impact on natural systems…” include:
 LEED Gold or better
 Living Building Certified
 ISI Envision Certified
 Net Zero Energy or Net Zero Energy Ready
 Upfront Energy Modeling on Various Scenarios
 15%+ Above Current Code
 Stringent Facility Commissioning to Meet Energy Use Intensity Goals
 Passive Building or Passive Solar Design
 EV Charging Stations or EV Ready
 Planned Bike and/or Car Share to support Active Transportation
 Onsite Renewables or Solar Ready
 Exceptional Water Efficiency – Indoor and Outdoor Uses – and Elimination of Polluting
Landscape Equipment Needs
The challenge is articulating this realm of sustainability possibilities in a way that creates
usable standards for the development community. In a certain sense, a more general ordinance
allows the best possible evaluation and critique to ensure that the correct pieces are in place to
create “exceptional performance.” But we should include direction on how we evaluate
applications internally so that appropriate benefits are given to developers, depending upon the
measures they choose to incorporate.
Planning Staff discussed these comments with the Planning Commission in a work session and
determined that it is best to keep the objectives and standards broad enough to allow some flexibility
in the review of a project.

 Page 15
ATTACHMENT F: Motions
Based on the findings listed in the staff report, it is the Planning Staff’s opinion that the project
meets the applicable standards for zoning text amendments and therefore recommends that the
Planning Commission forward a positive recommendation to the City Council.
Consistent with Staff Recommendation:
Based on the findings in the staff report and made in this meeting, I find the proposal adequately
meets the standards for general text amendments and therefore recommends the Planning
Commission transmit a positive recommendation for PLNPCM2016-00600 to the City Council to
adopt the proposed zoning ordinance text amendments.
Not Consistent with Staff Recommendation:
Based on the findings made at this meeting, I find that the proposed amendments do not
adequately meet the standards for general text amendments and therefore recommend the
Planning Commission transmit a negative recommendation for PLNPCM2016-00600 to the City
Council to adopt the proposed zoning ordinance text amendments.

Staff Report on Modifications to Planned Development Ordinance.

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Staff Report on Modifications to Planned Development Ordinance.