21-2-7: OVERLAY ZONING DISTRICTS:

21-2-7.1: PLANNED AREA DEVELOPMENT OVERLAY (PAD):

21-2-7.2: GENERAL PURPOSE:

The purpose of the Planned Area Development (PAD) Overlay Zoning District is to allow both the City and an applicant enhanced flexibility in the application of development standards in exchange for a more creative approach to land planning and building design that could not otherwise be achieved through strict adherence to the terms of this chapter. The intent is to encourage innovative design and to allow for a creative land use mix that will promote a high-quality development reflective of the unique character and setting of the City of Eloy, while achieving the following goals:

   A.   To encourage the City's development growth while enhancing the public health, safety, and general welfare;

   B.   To encourage innovations in residential, commercial, and industrial development to assist in expanding opportunities for diverse choices of housing, recreation, shopping and employment to Eloy residents, workers and visitors;

   C.   To reflect enhanced community sustainability and economic health in the design and construction of future development;

   D.   To encourage a more creative and compact approach in the utilization of land and resources in order to accomplish a more efficient, aesthetic, and sustainable development which may be characterized by special features of the geography, topography, size or shape of a particular property; and

   E.   To provide a compatible and stable developed environment, in harmony with the Sonoran Desert.

PADs may be approved pursuant to the procedure and approval criteria identified in section 21-6-6, "Amendments To Zoning Map (Rezone)", of this chapter. (Ord. 18-880, 7-23-2018)

21-2-7.3: APPLICABILITY:

   A.   The Planned Area Development District shall conform to the Eloy General Plan as adopted or amended from time to time, shall conform to all regulations pertaining to land development within this chapter and the subdivision regulations, and all other rules, regulations, specifications and standards set forth in all other applicable City codes, unless specific deviations are approved by the City Council during the PAD approval process.

   B.   The minimum land area for a PAD Overlay shall be forty (40) acres and shall be identified as one common ownership by the Pinal County Assessor. Waiver of the forty (40) acre minimum requirement may be recommended by the Community Development Director upon a finding that the waiver would be in the public interest and that one or more of the following conditions exist:

      1.   Unusual physical features of the subject property or of the surrounding area exhibit conditions/features that preclude the standard provisions of this chapter being achieved;

      2.   The property is adjacent to, or across the street or alley from, property which has been developed under the provisions of this section and will contribute to the character and successfully integrate with the existing development of the adjacent and proximate area;

      3.   The use of the PAD Overlay concept will encourage the use of otherwise undevelopable parcels surrounded or partially surrounded by developed property.

   C.   All PAD Overlay Zoning District projects shall provide a minimum of fifteen percent (15%) of the net subject property acreage as Open Space Conservation (OSC) and/or Open Space Recreation (OSR) regardless of the proposed development intensity and/or density. Not more than fifty percent (50%) of the required open space shall be attributed to golf course use or ancillary golf uses. The City Council may require the formation of a homeowners' association to assure that the City will not be responsible for the maintenance of part or all of the identified open space. (Ord. 18-880, 7-23-2018)

21-2-7.4: STANDARDS ELIGIBLE FOR MODIFICATION:

Unless otherwise expressly modified as part of the PAD approval process, PADs shall utilize the base (underlying) zoning districts and all applicable standards established in this chapter. The City Council is authorized to approve PADs that deviate from strict compliance with specified standards if they determine that the resulting development satisfies the approval criteria of section 21-2-7.5 of this section 21-2-7. The PAD standards may be more or less restrictive than those standards identified in this chapter. PAD zoning may be used to:

   A.   Define and condition land uses permitted within each district, including expanding or restricting uses permitted by right or by conditional use permit within a base zoning district. PAD zoning may specify the location of land uses and define standards for operation and performance of land uses.

   B.   Define development standards pertaining to the size, dimensions, height, lot coverage, placement, or setback of uses. However, the total number of dwelling units in a PAD Plan shall not exceed the maximum number permitted by the General Plan density for the total area of the PAD designated for residential and/or mixed-uses.

   C.   Specify the location, extent, and design standards for open space, landscaping, amenities, screening and buffers, and signage.

   D.   Specify the location and design of public/private streets, drives, parking, pedestrian, and bikeway circulation components.

   E.   Specify the timing, sequencing, and phasing of development, including coordinating the type, location, and intensity of development permitted with the construction and availability of public/private facilities and services.

   F.   Provide for the construction of public/private improvements and facilities onsite or within public easements and rights-of- way abutting the site as required to serve and benefit development within the PAD area or as may be required to mitigate impacts resulting from the development on other properties and uses adjacent to and/or proximate to the PAD area. (Ord. 18-880, 7-23-2018)

21-2-7.5: APPROVAL CRITERIA:

A PAD District may be approved only when the City Council determines that the proposed PAD would result in a greater benefit to the City as a whole than would development under conventional zoning district regulations and would not adversely affect the existing and/or future permissible uses of adjacent properties. Such greater benefit may include implementation of adopted planning policies/design standards, natural resource preservation/conservation, enhanced provision of utilities, urban design, neighborhood/community amenities or an overall level of increased development quality. (Ord. 18-880, 7-23-2018)

21-2-7.6: MANUFACTURED HOME OVERLAY DISTRICTS:

The purpose of the Manufactured Home Overlay Districts is to provide for overlay zones that will permit the placement, and regulate the permanent or periodic installation of, manufactured homes, tiny homes or recreational vehicles for occupancy as single-family residential dwellings on individual lots or within an approved land lease development. The intent of these provisions is to provide attainable, adequate and diversified housing opportunities within the City of Eloy while establishing and maintaining appropriate development standards.

There are four (4) Manufactured Home Overlay Districts: Manufactured Home Subdivisions, Manufactured Home Parks, Tiny House Parks and Recreational Vehicle Parks.

   A.   Manufactured Home Subdivision (MHS):

      1.   The purpose of this overlay district is to provide an alternative single-family living choice for those residents who choose a manufactured home and/or park model environment. Development in this district consists of subdivisions where residents own the lot upon which the home is situated. The development standards of this district are intended to be consistent with the standards for other single-family neighborhoods developed at similar densities. All public utilities and facilities must be present and adequate to serve the project.

      2.   A minimum of ten (10) acres shall be required to establish the Manufactured Home Overlay Zoning District for a manufactured home subdivision with individual lot sales.

   B.   Manufactured Home Park (MHP):

      1.   The purpose of this overlay district is to provide an alternative single-family living style for those families who choose a manufactured home and/or park model environment, but lease or rent the underlying space upon which their home is situated. The development standards of this district are intended to be consistent with the standards for other single-family neighborhoods developed at similar densities. All public utilities and facilities must be present and adequate to serve the project.

      2.   A minimum of fifteen (15) acres shall be required to establish the Manufactured Home Overlay Zoning District for a land lease (park model) development.

   C.   Tiny House Park (THP):

      1.   The purpose of this overlay district is to provide a housing product for those inhabitants who choose to reside in a smaller house. The park is expected to include amenities, services and facilities for its residents. All public utilities and facilities must be present and adequate to serve the project.

      2.   A minimum of one-quarter acre (10,800 square feet) shall be required to establish a Tiny House Park.

   D.   Recreational Vehicle Park (RVP):

      1.   The purpose of this overlay district is to provide a site with improvements and utilities for both short-term and long-term parking of recreational vehicles. The park is also expected to include amenities, services and facilities for its residents.

      2.   A minimum of fifteen (15) acres shall be required to establish the Recreational Vehicle Park Overlay Zoning District. (Ord. 18-880, 7-23-2018; Ord. 21-911, 7-26-2021)