General requirements and standards for the P.A.D. zone shall be as follows:
A. Ownership. The tract shall be a development of land under unified control at the time of application and planned and scheduled to be developed as a whole.
B. Conformance With General Plan. The land uses and design of the proposed P.A.D. shall be consistent with the city general plan.
C. P.A.D. Regulations.
1. The minimum total P.A.D. shall be no less than five acres unless the applicant can show that the minimum P.A.D. requirements should be waived because the waiver would be in the public interest and that one or more of the following conditions exist:
a. Unusual physical features of the property itself or of the surrounding area are such that development under the standard provisions of this title would not be appropriate in order to conserve a physical or terrain feature of importance to the neighborhood or community;
b. The property is adjacent to or across the street from property which has been developed under the provisions of this section and will contribute to the amenities of the area;
c. The use of the P.A.D. concept will encourage the use of otherwise undevelopable property, particularly in the case of small undeveloped parcels surrounded or partially surrounded by developed property.
D. Uses in a P.A.D.
1. Recreational vehicle parks, per Chapter 17.48; and
2. Any use may be allowed in a P.A.D. provided it is consistent with the general plan.
3. Medical marijuana uses shall not be allowed on any property zoned P.A.D. unless either: a) the use is specifically allowed by the P.A.D. Guide that governs said property; or b) the property is within a P.A.D. that primarily allows I-1 and/or I-2 land uses. Medical marijuana dispensaries may also be allowed within a P.A.D. that meets the requirements of Section 17.52.610.
E. Residential Density in P.A.D.s.
1. Residential development in a P.A.D. may provide for a variety of housing types allowed in any one of the basic residential zoning districts. In addition, the number of dwelling units allowed may be flexible relative to the number of dwelling units per acre that would be permitted by the zoning regulations otherwise applicable to the site. However, the total number of dwelling units and the resulting density allowed in a P.A.D. shall be consistent with the land use plan of the city's general plan;
2. In determining the reasonableness of the densities in a P.A.D., the planning and zoning commission and city council shall consider increased efficiency in the provision of public facilities and services based, in part, upon:
a. The location, amount and proposed use of common open space,
b. The location, design and type of dwelling units,
c. The physical characteristics of the site,
d. Particular distinctiveness and excellence in siting, design, and landscaping.
F. Front, Rear and Side Yard Building Setback Regulations. Building setbacks from all property lines which form the perimeter of the P.A.D. shall be no less than twenty feet, except as noted in the design standards adopted in Section 17.40.015, above and subsections S, below.
G. More Than One Building Per Lot. More than one building may be placed on one platted or recorded lot in any P.A.D. Areas for single-family detached dwellings and other housing types providing privately owned lots must comply with Title 16 of this code in all respects not specifically noted in this section as appropriate variances or waivers.
H. One Housing Type Not Inconsistent With Intent. A P.A.D. which only involves one housing type such as all detached or all attached units shall not be considered inconsistent with the stated purposes and objectives of this section and shall not be the sole basis for denial or approval.
I. Architecture. Building architecture shall not solely be a basis for denial or approval of a plan, except as noted in the desing standards adopted in Section 17.40.015, above and subsection S, below. The overall appearance, diversity, sustainability, and compatibility of individual buildings to other site elements and surrounding development will be primary considerations during P.A.D. review by the Planning and Zoning Commission and Council. Locational criteria shall be a primary consideration as related to Large Single Retail Uses or Large Multiple Use Shopping Centers.
J. Phasing of Development.
1. Any P.A.D. plan proposed to be constructed in phases shall include full details relating thereto, and the city council may approve or modify, where necessary, any such proposals;
2. The phasing shall include the time for beginning and completion of each phase. Such timing may be modified by the city on the showing of good cause by the developer;
3. The land owner or developer shall make such easements, covenants, and other arrangements and shall furnish such financial guarantees as may be determined by the city to be reasonably required to assure performance in accordance with the plan and to protect the public.
K. Street Utilities, Services and Public Facilities. The uniqueness of each proposal for a P.A.D. may allow specifications and standards for streets, utilities and services to be subject to minor modifications of the specifications and standards established in this and other city ordinances governing their construction. The city may, therefore, waive or modify the specifications or standards where it is found that they are not required in the interests of the residents of the P.A.D. or the city. The plans and profiles of all streets, utilities and services shall be reviewed, modified if necessary, and approved by the city prior to the final approval of the P.A.D. All P.A.D.s shall be served by public or community water and sewer systems.
L. Open Space Provision. Depending upon the proposed land uses within P.A.D., a minimum of seven to fifteen percent of the total P.A.D. shall be set aside for open space. Open space allocation and design shall conform to the design standards adopted in Section 17.40.015, above except Large Single Retail Uses or Large Multiple Use Shopping Center, which shall be governed by subsection S, below.
M. Operating and Maintenance Requirements for Planned Area Development Common Facilities. In the event that certain land areas or structures are provided within the P.A.D. for private recreational use or as service facilities, the owner of such land and buildings shall establish an arrangement to assure the city of a continued standard of maintenance. These common areas may be placed under the ownership of one of the following, depending which is more appropriate:
1. Dedicated to public where a community-wide use would be anticipated;
2. Landlord control;
3. Landowners association, provided all of the following conditions are met:
a. The landowners association must be established prior to any sale,
b. Membership must be mandatory for each owner and any successive buyer,
c. The open space restriction must be permanent or tied to a long-term agreement (e.g. ninety-nine years),
d. The association must be responsible for liability insurance and the maintenance of recreational, service, and other facilities as deemed necessary by the city,
e. Landowners must pay their pro rata share of the cost and the assessment levied by the association that can become a lien on the property in accordance with Arizona Statutes,
f. The association must be required to adjust its assessment to meet changing needs,
g. The association must be required to, at minimum, adjust its assessment on an annual basis by a percentage not less than the previous year's increase in the Consumer Price Index.
N. Building Height and Setbacks. In general, a building's setback from property adjacent to the P.A.D. site shall approximate its height.
O. Landscaping. Landscaping and/or fencing shall be provided according to a plan approved by the city and shall include a detailed planting list with sizes indicated.
P. Utilities. All utilities, including electricity (except lines exceeding thirteen KV capacity) and telephone, which are on the site of the development property, including those on land which will be dedicated to public use as part of the development, and those utilities lines which must be extended to provide such utility services to the development property from an end point outside the development property lines except those lines along arterial or collector streets, shall be installed underground.
Q. Additional Standards. Development within a P.A.D. shall conform to all conditions and standards agreed upon by the applicant and the city at the time of P.A.D. approval.
R. Residential Design Standards for Planned Area Developments. Development within a P.A.D. shall conform to the standards adopted in Section 17.40.015, above.
S. Locational Criteria and Development Standards for Large Single Retail Use and Large Multiple Use Shopping Center.
a. Location Criteria: Large Single Retail Use and Large Multiple Use Shopping Centers shall only be located on property zoned as Planned Area Development for such use in accordance with Chapter 17.40 of this Code. Any proposal to expand an existing retail use, which subsequently brings the total building coverage thresholds over that defined under Sections 17.12.771 and 17.12.772, shall also require conformance with all of the following standards, for the entire site development. The City Council may approve departure from these standards upon finding that such departure is warranted, based upon consideration of mitigating circumstances, design innovation, or other meritorious feature(s).
i. The building(s) or shopping center shall be located at the intersection of two arterial roadways or have frontage on an arterial roadway and be immediately adjacent to an Interstate highway. The City Council may also consider arterial and collector roadway intersection locations on a case-by-case basis; however, a comprehensive traffic impact analysis approved by the City Engineer must show that the potential traffic impacts of the proposed site development will be adequately mitigated before the City Council will consider arterial and collector roadway intersection locations.
ii. A minimum distance of one hundred (100) feet, as measured on a straight line, shall be required from the nearest property line of any parcel currently developed, zoned or designated by the City’s General Plan for residential use, to the exterior building wall of a Large Single Retail Use or Large Multiple Use Shopping Center. The separation distance shall be increased by a ratio of one foot for each additional one thousand (1,000) square feet of building coverage area, whether within a single store or multiple stores, over one hundred thousand (100,000) square feet.
iii. A minimum distance of five hundred (500) feet, as measured on a straight line, shall be required from the nearest property line of any parcel currently developed, zoned or designated by the City’s General Plan for a private or public school use, to the exterior building wall of a Large Single Retail Use or Large Multiple Use Shopping Centers center. The separation distance shall be increased by a ratio of one foot for each additional one thousand (1,000) square feet of building coverage area, whether within a single store or multiple stores, over one hundred thousand (100,000) square feet. A Large Single Retail Use building or Large Multiple Use Shopping Center shall not be located across from or immediately adjacent to any parcel currently developed, zoned or designated by the City’s General Plan for a private or public school use.
iv. A Large Single Retail Use or Large Multiple Use Shopping Center may be located within a mixed use Planned Area Development, but only when said use has been expressly identified for such use as part of the Planned Area Development zoning application and Planned Area Development Guide and is in accordance with the requirements of Chapter 17.40 of this Code. If such use has not been expressly identified as part of an approved Planned Area Development, but is requested, a major change amendment to the Planned Area Development is required in accordance with Section 17.68.330 of this Code.
b. Site Development Standards: In addition to the site development and landscaping standards found elsewhere in this Code, a Large Single Retail Use building or Large Multiple Use Shopping Center shall also be subject to conformance with the following additional standards. Council may approve departure from these standards upon finding that such departure is warranted, based upon consideration of mitigating circumstances, design innovation, or other meritorious feature(s).
i. Major Site Plan review and approval by the Planning and Zoning Commission is required.
ii. A thirty-foot wide landscape buffer is required along all frontages, broken only by approved driveways. A sixty-foot wide landscape buffer shall be provided along all property lines that abut any parcel currently developed, zoned or designated by the City’s General Plan for residential use. With the exception of increased setbacks required under Section 17.40.020 S of this Code, B-4 (Community Business) minimum building setbacks and maximum building heights shall be used.
iii. Minimum tree sizes shall be twenty- four inch (24") box with a minimum height of eight feet and minimum caliper size of one and one-half inches at ground level. Palm trees shall have a minimum fifteen foot trunk height measured from the base of the trunk to the base of the fronds. Minimum shrub and accent plant sizes shall be five gallon. Minimum groundcover plant size shall be one gallon. Berming and boulders shall be used to create a varied and enhanced topography. Landscape plans shall be prepared by a registered landscape architect.
iv. Landscaped walkways within the parking lots are required to reduce the impacts of parking areas and increase pedestrian accessibility. Emphasis on landscaping must be placed at the driveway entrances. Landscaped planters must be located along the walkways in front of the building.
v. Decorative masonry screen walls, minimum three feet in height, are required to screen all parking areas. Columns and horizontal staggers are required to reduce the linear appearance.
vi. Loading docks and building service areas must be oriented away from streets and residential areas to mitigate visual and noise impacts. Loading docks and building service areas must be screened from public view with a combination of landscaping and decorative masonry screen walls. Delivery and loading operations shall not be conducted between the hours of 10:00 p.m. and 7:00 a.m. on any site that is adjacent to a residential zoning district, unless adequate noise abatement and mitigation measures are taken.
vii. A Comprehensive Sign Plan shall be required as part of the PAD. Lower profile detached signs and the consolidation of detached signs is required.
viii. An outdoor lighting plan is required. The plan must show that the requirements of the City’s Light Control Ordinance are met and how the negative impacts of outdoor lighting on adjacent residential properties or zones will be mitigated. Low pressure sodium lighting shall be predominantly used when buildings are adjacent to residential properties or zones.
ix. A Traffic Impact Analysis, prepared by a professional traffic engineer and meeting the approval of the City Engineer, must be submitted. Traffic impacts on public streets and recommended mitigation measures and plans must be included in the analysis.
x. Primary entry drives shall be aligned with any point of access to an arterial street that provides full turning movements, as approved by the City Engineer. Said entry drives shall include a landscaped median to separate entry/exiting movements.
xi. The site shall use elements that will enhance the pedestrian scale and accessibility. Pedestrian plazas, including covered seating areas, shade trees, bike racks, and trash receptacles, must be provided near the store. Sidewalks in front of the stores must be at least ten feet wide. All other sidewalks on the site shall be at least six feet wide.
xii. All outdoor sales must be conducted within areas specifically designated and designed for such use. Products and services displayed outdoors must be those that are customary, accessory, or incidental to those sold and displayed in the primary business being conducted in the building. Outdoor sales and displays must not interfere with pedestrian walkways, fire lanes, vehicular circulation, parking areas, landscaping, or driveway visibility.
xiii. The building’s exterior building materials and colors used must add to the building’s sustainability, durability, character, and aesthetic appearance. Predominate exterior materials must include split-face masonry block and stucco. Stone or other accentuating features shall be provided for additional character. Tilt-up concrete panels and smooth-faced masonry block are acceptable only when used with prominent quantities of split-face block and stone materials. Prefabricated steel panels must not be used for exterior building materials. Low reflective (50 percent or less) building colors must be utilized on the main exterior walls.
xiv. Emphasis must be placed on providing well-defined highly visible public entrances, covered walkways, and adding design elements that will improve the scale of the building(s) and provide visual interest consistent with the community’s identity, character, and scale. The architecture of the building(s) shall demonstrate visual interest on all exterior sides through the use of such techniques, without limitation, as wall plane changes, color and material changes, pop-outs, reveal lines, scoring, varied roof lines and slopes, recessed features, articulated customer entrances, canopies, colonnades, and other elements, all of which effectively integrate the building(s) mass with its surroundings, and bring proportion to its horizontal and vertical dimensions.
xv. Roofs will be reviewed to ensure architectural variation and reduction of scale. Parapets with three-dimensional cornice treatments or similar architectural treatments, shall be used to conceal flat roofs and rooftop equipment. Roofs and/or parapets must have at least two planes.
xvi. Steps must be taken to reduce the area dedicated for parking between the front facade of the building(s) and the abutting street, while still meeting City Code parking space requirements. Emphasis shall be made on presenting the architecture of the buildings as part of the streetscape.
xvii. Any area used for shopping cart containment as may be provided adjacent to the building(s) shall be fully enclosed and screened by a decorative masonry wall. An adequate number of durable, permanent cart corrals shall be provided within parking areas.
xviii. Portable storage containers shall be prohibited on the site of the development. All storage shall be contained within the principal building(s), unless additional screened storage areas are approved as part of the Planned Area Development application.
xix. All vending machines shall be kept within the building(s), or if kept outside, be completely screened from the view of parking areas, roadways, and neighboring properties by a decorative masonry wall.
xx. Overnight parking of recreational vehicles anywhere within the site development shall be prohibited.
(Ord. 1397.17.37 § 6, 2011: Ord. 1397.17.29 § 1 (part), 2001: Ord. 1397.17.22 § 4 (part), 1999: Ord. 1397.17.17 § 5, 1997: Ord. 1397.15.11 § 2, 1997; Ord. 1178 § 5.13.2, 1987)