Types of Land Development Applications

Land development projects move through different types of applications as they progress from broad planning and zoning decisions to detailed site design and construction. Each application serves a specific purpose and has its own review criteria and approval process. Some applications require public hearings and action by the Planning Commission or City Council, while others are reviewed administratively by City staff. The sections below explain the most common types of land development applications, when they are used, and what the City evaluates during each review. Learn more about the steps of the land development process. Learn about projects currently under review by visiting the Land Development Project Applications webpage.

Planned Development

A Planned Development (PD) is a customized zoning district that is intended to encourage innovative design, a compatible mix of residential, commercial, recreational, open-space, and community uses, and an appropriate phasing plan for infrastructure and overall build-out. A PD establishes the permitted uses, development standards, overall land-use framework, and design expectations that will guide future development within the property. PD applications require a recommendation from the Planning Commission at a public hearing, followed by final review and approval by the City Council at a subsequent public hearing.

What the City is reviewing: Whether the proposed development plan creates a balanced and cohesive community; provides adequate open space and preserves environmentally and visually sensitive areas; responds appropriately to the site’s natural landform and surrounding development; and can be adequately served by roads, utilities, schools, parks, and other public facilities. The City also evaluates the proposed mix and scale of uses and housing, the timing and phasing of development, and consistency with the Comprehensive Plan and other applicable requirements.

Planned Development Major Amendment

A Planned Development (PD) Major Amendment is a request to modify an approved PD when the proposed changes are substantial enough to require public review under the controlling zoning standards. Major Amendments typically involve significant changes to the approved development plan, such as increases in residential density, changes to permitted land uses, modifications to development standards, adjustments to planning area boundaries, or changes to the transportation network. PD Major Amendments require a recommendation from the Planning Commission at a public hearing, followed by final review and approval by the City Council at a subsequent public hearing.

What the City is reviewing: Whether the proposed amendment is consistent with the purpose and intent of the approved PD and the impacts of the proposed changes on surrounding properties, public infrastructure, transportation, open space, and public services.

Preliminary Plan

A Preliminary Plan is the first detailed review of a proposed subdivision. It illustrates the overall layout of streets, lots, open space, utilities, drainage, and other public improvements, and evaluates whether the subdivision complies with the City's subdivision regulations and approved plans. Preliminary Plans require a recommendation from the Planning Commission at a public hearing, followed by final review and approval by the City Council at a subsequent public hearing.

What the City is reviewing: The overall subdivision layout, public improvements, infrastructure, and compliance with the Subdivision Regulations.

Final Plat

A Final Plat is the legal document that formally creates the subdivision. It establishes the final lot boundaries, easements, rights-of-way, and improvement agreements necessary for the subdivision. The Final Plat reflects the approved subdivision design, as evaluated in the Preliminary Plan, and includes the finalized engineering information needed to construct public improvements. Final Plats are reviewed by City staff and approved by the City Council at a public meeting. Once recorded, the lots may legally be sold and developed.

What the City is reviewing: The final legal subdivision documents, lot configuration, easements, and dedication of public rights-of-way and public improvements.

Site Improvement Plan

A Site Improvement Plan (SIP) is a review process used to ensure that a proposed development complies with the City's adopted plans, development regulations, and applicable federal, state, and local requirements. The review focuses on the site's layout, building placement, parking, access, utilities, drainage, landscaping, lighting, architecture, and other site design details. A Site Improvement Plan does not establish zoning or land uses but ensures that development complies with the applicable regulations and previously approved entitlements. Site Improvement Plans are reviewed by City staff and require approval by the Planning Commission at a public meeting.

What the City is reviewing: Site design, landscaping, access, architecture, drainage, utilities, and compliance with City development standards.

Superblock Plat

A Superblock Plat is a subdivision process available specifically within The Canyons Planned Development that establishes one or more large development parcels, or “superblocks,” and the backbone infrastructure needed to provide public access and utility service to those parcels. A Superblock Plat allows the overall development and major infrastructure framework to be established before the detailed subdivision and development of individual sites within each superblock. Superblock Plats are processed using the same procedures as a combined Preliminary Plan and Final Plat application, requiring Planning Commission recommendation and City Council approval.

What the City is reviewing: The City reviews the configuration of the proposed superblocks and the major public improvements necessary to serve them, including public streets providing access and backbone water and sanitary sewer infrastructure. Approval of a Superblock Plat does not complete the detailed development review of the individual sites within the superblock. Future development remains subject to applicable Site Improvement Plan review and, where further subdivision is necessary, future replats that establish individual lots, site-specific public improvements, and associated infrastructure obligations.

Use by Special Review

A Use by Special Review (USR) is a review process for certain land uses that require additional evaluation because of their potential impacts. The review ensures that the proposed use complies with the City's zoning regulations and meets specific approval criteria intended to protect the public health, safety, and welfare and to ensure compatibility with surrounding development. Use by Special Review applications require a recommendation from the Planning Commission at a public hearing, followed by final review and approval by the City Council at a subsequent public hearing.

What the City is reviewing: Whether the proposed use meets the approval criteria and is compatible with surrounding development.

Variance

A Variance is a request to deviate from specific dimensional requirements of the controlling zoning standards, such as setbacks, building height, or other development standards, when unique conditions of a property create an unnecessary hardship in meeting the zoning standards. A variance does not change the property's zoning or allow a prohibited land use; it provides relief from specific zoning standards only when the required approval criteria are met. Variance applications are reviewed by City staff and decided by the Board of Adjustment at a public hearing.

What the City is reviewing: Whether the application meets the approval criteria for a variance, including whether unique property conditions create an unnecessary hardship and whether granting the variance would be consistent with the intent of the controlling zoning standards and would not adversely affect neighboring properties.