(A) Purpose and applicability. This section provides procedures and standards for the comprehensive review of proposed development projects to: promote the safe, functional and aesthetic development of property, ensure compliance with the development and design standards of this chapter, the Americans with Disabilities Act (ADA) standards, and all other appropriate fire, life-safety, public works and utilities, and site development codes; and encourage quality development reflective of the goals, policies, and objectives of the general plan. Site plan review shall be required for:
(1) All new construction, including major subdivisions, and exterior remodeling and/or expansion of commercial uses, including multi-family developments, with the following exceptions:
(a) Single-family dwellings (Reviewed only by the Chief Building Official, Director or designee).
(b) Interior remodeling only of commercial and multi-family structures.
(c) Exterior modifications or additions to commercial and multi-family structures that doesn't increase the gross floor area by more than 500 square feet or 10%, whichever is less.
(d) Minor subdivision land splits and combinations.
(2) An application for approval of a zoning map amendment (zone change), including a planned area development (PAD), or a conditional use permit (CUP), where the site plan review shall occur concurrently with the review of the zone change, PAD or CUP request.
(B) Site Plan Review Committee (SPRC) Review. See § 152.095(A)(1) and (2) above to determine which applications require review by the site plan review committee, and which applications are exempt. For the purposes of these regulations, a commercial development is defined as any residential development larger than a single-family detached residence on a single lot, and any commercial or industrial building or development. Commercial developments require the review and approval by the Site Plan Review Committee before any building permits can be submitted for review. The following requirements shall apply to all commercial developments:
(1) Commercial site plans shall be submitted as a complete package to city staff. Partial/incomplete submittals and/or partial submittals by different entities will not be accepted and they will be returned to the applicant at their expense. The city will not be responsible for coordinating partial submittals at different times and/or from different entities. Complete site plan submittals shall be submitted in the following format:
(a) A completed City of Page application for construction plan submittal;
(b) One electronic version of the complete site plan in PDF format for distribution purposes;
(c) Two bound sets of the complete site plan on 24" X 36" paper with a white background; and
(d) Supporting documentation, studies or reports shall be submitted the same as (A)(2) and (A)(3) above.
The city will not make paper copies for the applicant to complete the applicant's application package, including construction plans, supporting documentation, studies or reports.
(e) If the development requires fire sprinklers or fire protection due to code requirements, a third complete set of paper plans shall be submitted for the Fire Marshall's review and approval.
(2) For a site plan to be considered complete, it must include and show the following, at a minimum:
(a) All buildings, structures and above and below ground utilities that will be built on the site;
(b) All public/private rights-of-way, easements, and all areas to be designated as open space;
(c) All sidewalks, paths, and vehicular, pedestrian, equestrian and/or bicycle travel ways;
(d) All areas to be designated for parking, driveways and loading/unloading zones or areas;
(e) All ADA required van/vehicular parking spaces, sidewalks, ramps, and crosswalks;
(f) All site required landscaping, screen-fencing and all areas designated for landscaping;
(g) All site drainage, retention or detention holding ponds, with appropriate calculations;
(h) All site signage, whether for directional or advertisement purposes, with specifications;
(i) All property boundaries and measurements for the above from the property boundaries;
(j) All topographic and/or geologic issues that will affect the development of the site; and
(k) Anything else added or removed from the site in order for the development to be completed.
(3) Upon receipt of the complete site plan package, city staff will distribute the PDF version to all members of the Site Plan Review Committee (SPRC) and schedule a formal SPRC meeting to be held within 14-days of determining application is complete, on that closest Thursday or another day deemed more appropriate by the SPRC. The applicant and/or their civil engineer is required to attend said meeting either in person or via videoconference, to answer any questions posed by members at the meeting.
(4) The Site Plan Review Committee and their responsibilities with site plan reviews include:
(a) The Site Plan Review Committee as a whole shall determine compliance with provisions of this chapter, the Maricopa Association of Governments (MAG SPEC) design standards, the Americans with Disabilities Act (ADA) specifications, and all appropriate International Building Codes, most current adopted edition(s).
(b) The Public Works Director for review of street plans and compliance with city street standards, storm drainage, floodplain regulations, and determination of street and drainage improvement requirements.
(c) Page Utility Enterprises (PUE) for review of water and sewage disposal.
(d) The Western Area Power Authority (WAPA) for any work involving their easements.
(e) Where the land abuts a state highway, the Arizona Department of Transportation (ADOT) for review and approvals regarding rights-of-way and intersection design.
(f) The Director shall review for compliance with public objectives, giving special attention to design principles and standards set forth in this and other city codes, to utility methods and systems, to existing and proposed zoning and land use of the tract and environs, and to land required for schools, parks, open spaces and public facilities.
(g) Page Utility Enterprises (PUE) for review of the electric utilities.
(h) Fire, Police and Ambulance Departments, as appropriate.
(5) Once the site plan has received approval from the SPRC, and the Fire Marshall when required, and any other required outside agencies, the applicant shall then work with the city's Chief Building Official (CBO) to pull any building permits required for construction of the site.
(6) Building permits for signage, landscaping, structures and buildings located on the site can then be pulled, as approved by the Director, CBO, and Fire Marshall as required, in accordance with the requirements outlined in division (F) below.
(C) Final inspection. A site plan approval is a binding development order and all improvements reflected on approved site plans must be completed, and all restrictions and conditions of site plan approval must be fulfilled, prior to issuance of the final certificate of occupancy.
(D) Expiration of site plan approval.
(1) A site plan approval becomes void if a building permit has not been issued within one year from the date of approval. A one-time three month extension of approval may be granted by the Director if the applicant files for an extension prior to the one year deadline. Additional extensions must be approved by the Planning and Zoning Commission.
(2) Applications for an additional extension from the Planning and Zoning Commission shall be considered based on the following information:
(a) Progress of the project;
(b) Funds spent on the project;
(c) Good faith efforts;
(d) Weather-related delays and other Acts of God; and
(e) Delays related to archaeological or environmental issues.
(E) Revocation of site plan approval. The Director shall notify the applicant of a violation of the conditions of approval or termination of a site plan approval if the applicant has not commenced use of the building permit. If no attempt is made to cure the issues of the violation within ten days of notification, the site plan approval and all permits requiring site plan approval shall be revoked.
(F) Building construction plan review process and requirements. Any applications for any type of building, demolition, signage or other type of building permits shall be made through the city's Chief Building Official (CBO).
(1) Applications shall be submitted as a complete package. Partial and incomplete submittals and submittals submitted by different entities will not be accepted and they will be returned to the applicant at their expense. The city will not be responsible for coordinating partial submittals. Complete site plan submittals shall be submitted in the following format:
(a) A completed City of Page Building Permit Application.
(b) One electronic version of the plans and specs in PDF format for distribution and our records.
(c) Two bound sets of the complete plans on 24" X 36" paper with a white background.
(d) Supporting documentation, studies or reports shall be submitted in PDF format only, unless paper copies are requested. The city will not make paper copies to complete the package, including construction plans, supporting documentation, studies or reports, if required.
(e) If the development requires fire sprinklers or fire protection, a third complete set of paper plans shall be submitted for the Fire Marshall's review and approval.
(2) Building permit application packets shall include everything required by the most current adopted editions of the International Building Codes (IBC), the International Residential Codes (IRC), the Fire, Electrical and Plumbing Codes, the MAG SPECS, and the City Zoning and Subdivision Codes, as required, and as amended and adopted by City Council from time to time.
(G) Certificate of Occupancy and Temporary Certificate of Occupancy. The CBO is the city's representative authorized to issue a Temporary Certificate of Occupancy (TCO) or final Certificate of Occupancy (C of O). A TCO may be issued at the CBO's discretion for either 30, 60 or 90 days, as requested by the applicant and as circumstances dictate, warranting the issuance of a TCO instead of a final C of O. No occupancy of any structures shall be allowed until all required improvements are complete and have been approved by the CBO.
(H) As-built submittal requirements for the city and Page Utility Enterprises. Following are the requirements for As-Built drawings that must be provided to the City of Page and Page Utility Enterprises, before any utility services can be provided to the site:
(I) As-builts shall be provided to the city and Page Utility Enterprises in three different formats:
(1) A copy of the working drawing which is the approved site construction and utility plan with changes marked in red per these requirements.
(2) A paper copy with only the actual constructed utilities (not as-design utilities) shown on it stamped and signed by a registered Arizona Engineer with the sheet labeled "As-Built".
(3) An electronic AutoCAD file with only the actual constructed utilities (not as-design utilities).
(J) Contractor shall keep a working drawing onsite for viewing by the city/Utilities at any time. The working drawing shall have ALL changes shown in red.
(K) When changes occur, such as pipe sizes, lengths, etc., a line or "X" shall be drawn through the changes with the actual installed size, material, quantity, etc. written next to the change. Improvements deleted in the field shall be crossed out with an "X" and labeled "not built" or "not installed". The following additional requirements shall be provided and shown on all as-builts:
(1) Provide exact details of changes or additional information, including but not limited to fabrication, erection, installation, location, sizing, material, dimensions, etc.
(2) Provide project control information, including coordinate system and vertical datum basis.
(3) Water systems shall show bends, valves, fire hydrants, blow-offs, air release valves, water meters, services, thrust blocks, etc. Pipes shall be labeled with the type of pipe, size, length and depth to top of pipe. Horizontal bend locations to be determined by surveying, include coordinates on as-builts.
(4) Sewer systems shall show inverts in and out and lid elevations of manholes, cleanouts, services, lift stations, etc. Pipes shall be labeled with the type of pipe, size, length and slope. Inverts shall be determined by surveying.
(5) Storm drain systems shall show invert and grate/opening elevations and length of curb inlet for the catch basins. Pipes shall be labeled with type of pipe, size, length and slope. Inverts shall be determined by surveying.
(6) Electric utilities shall show the location of transformers, j-boxes, conduit, light poles, and the number of conduit and size shall be labeled on the drawing as well as any spare conduits.
(7) Gas/propane utility line location and size shall be shown on the as-builts.
(8) Cable and Communication utility lines and size shall be shown on the as-builts.
(9) All existing and any new easements shall be shown on the paper and electronic as-builts.
(10) Any utility crossings shall be detailed with the depths and separation between utilities.
(11) Any changes or special situations that can't be shown clearly on the drawing shall be shown in a blown-up detail. Such as bends used to raise or lower a waterline.
(12) If utilities share the same trench, a cross section of the trench shall be provided.
(L) No utility services will be provided to the site or development until all As-builts are provided.
(1) Appeal. An appeal from any final decision of the Director or other authorized staff may be appealed to the Board of Adjustment pursuant to the procedures set forth in § 152.086(K). Decisions of the Planning and Zoning Commission may be appealed to the City Council pursuant to the procedures set forth in § 152.086(K).
(Ord. 648-18, passed 11-28-2018; Ord. 703-23, passed 3-22-2023)