The specific area plan provide a means to modify or create new zoning regulations for unique areas and developments, such as mixed use developments and planned communities or planned developments, where other conventional zoning mechanisms cannot achieve the City of Horseshoe Bend's desired results. Each SAP has its own non-transferable set of regulations based upon the City of Horseshoe Bend's Zoning and Subdivision Ordinances. The regulations may combine some or all the following elements for a defined area into one document: zoning standards, design guidelines, site plan, infrastructure plan, phasing plan and other elements as appropriate. Specific area plans are adopted into the zoning code by Title and become either the base zone or an overlay zone for the property.
At the most basic level, a SAP may simply be an overlay zone that retains the existing base zoning for a small site, but modifies and/or expands it in certain ways such as allowing different dimensional standards, streetscape treatments and architectural designs. Even a small and basic SAP should include a fairly detailed site plan and illustrations since the purpose is to be very "specific" about how the property will be developed based upon the City of Horseshoe Bend's Zoning and Subdivision Ordinances.
At the most complex level, a SAP may address a very large site of hundreds or even thousands of acres. In this case, the SAP may include many different chapters with detailed standards for the issues addressed in each chapter. For example, a large Planned Community SAP may include a complete and detailed Land Use Plan, conceptual master plan, with lot layout patterns, building envelopes and street and general utility networks. Detailed Zoning Standards could be included that addressed setbacks, heights, mix of uses, and parking ratios. A Design Chapter could describe materials, architectural styles and sign programs. A Landscape Section could address common open space areas with a plant palette and irrigation plans. A Transportation Chapter could include roadway cross sections and streetscapes, pathways and maybe a public transportation or Transportation Management program. An Infrastructure Chapter could address the location, sizing and timing of sewer, water, fire and other facilities and the potential development impacts related thereto. An Environmental Chapter could address water quality, riparian protection, revegetation of graded slopes, storm water runoff, erosion control, potential environmental impacts, and similar issues. A Phasing Chapter could identify how the construction would proceed and at which point in time certain infrastructure elements would be installed. A Review Process chapter could describe the specific review and approval process for individual phases within the project. In this case, the SAP might constitute all aspects of project approval short of subdivision final plat approval. (Ord. 232, 4-14-2010)