A. Application Process: The purpose of this chapter is to provide procedures for the various requests for amendments to the text of this title, amendments to the official zoning map(s), use permits, variances or appeals, site plan review, and general plan amendments. The specific procedures followed in reviewing the various applications differ. The procedures for all applications have three (3) common elements: 1) submittal of a completed town application, including required fee payment along with appropriate information; 2) review of the submittal by appropriate town staff, agencies, commission, and boards; and 3) action to approve, approve with conditions, or deny the application. In order to have an application accepted by the town, the applicant shall progress through the following steps:
1. Preapplication Conference: The applicant shall meet with the zoning administrator to discuss the nature of the proposed application, the specific submittal requirements, the procedure for action, and the standards for evaluation of the application.
2. Sketch Plan: The applicant, at the time of the preapplication conference, shall provide the zoning administrator with a sketch plan depicting the boundaries of the property being considered and a tentative development proposal for the property.
3. Formal Submittal: The applicant shall submit all of the required materials to the zoning administrator. Only complete applications/submittal packages shall be accepted.
B. Notice Provisions: The notice requirements for each type of application for development approval are prescribed in the individual subsections of this chapter. When the zoning administrator determines that a development application/submittal package is complete, the zoning administrator shall cause the public notice of the hearing to be made at the expense of the applicant.
C. Citizen Review Process: In accordance with Arizona Revised Statutes section 9-462.03, the applicant for any and all rezoning and amendment or adoption of a specific plan application shall, as a prerequisite to the planning and zoning commission hearing, conduct a neighborhood meeting. The purpose of the meeting is to provide information to the adjacent property owners and residents and to allow the neighbors and residents to express any issues or concerns that they may have with the proposed rezoning or specific plan application before the public hearing is conducted. The applicant is required to notify all landowners within three hundred feet (300') of the boundaries of the proposed development, the town of Parker, and any neighborhood associations on record with the town by first class mail of the scheduled neighborhood meeting. This notice shall state the date, time, and place of the neighborhood meeting and shall include a general explanation of the application. The form of notice may vary according to the specific type of application, and a more extensive method of notice may be deemed necessary by the zoning administrator. The applicant shall submit a copy of the notification, documentation of the attendees, minutes of the meeting, and all concerns and issues identified by those attendees to the zoning administrator for inclusion in the staff report. All meetings shall be held within the town of Parker corporate limits and at a time of day most conducive to the public. Failure to conduct a neighborhood meeting shall cause an application to be held/delayed until such meeting has been held.
D. Planning And Zoning Commission: The planning and zoning commission shall hold regularly scheduled public hearings to receive and review public input on those items required by this title. On those items where the commission has review authority only, the commission shall make a recommendation to the town council that the council: 1) approve; 2) approve with conditions; or 3) deny an application. The commission's recommendations and actions shall be based on consideration of the following evidence and analysis including, but not limited to, all of the following:
1. Conformance with this title, and adopted town standards and policies;
2. Compliance with the town of Parker general plan and other adopted specific area plans;
3. Staff recommendations;
4. Outside reviewing agency input;
5. Public input and testimony received during the citizen review session and at the hearing; and
6. Overall effects of the proposal on the neighborhood, area, and community at large.
E. Town Council: The town council shall hold regularly scheduled public hearings to act upon all items required by this title. The town council shall decide whether or not to: 1) approve; 2) approve with conditions; or 3) deny an application. Action on those items heard will be based on consideration of evidence presented including, but not limited to, all of the following:
1. Planning and zoning commission recommendations;
2. Conformance with this title, and adopted town standards and policies;
3. Compliance with the Parker general plan and other adopted specific area plans;
4. Staff recommendations;
5. Outside reviewing agency input;
6. Public input and testimony received at the hearing; and
7. Overall effects of the proposal on the neighborhood, area, and community at large.
F. Scope Of Action: The reviewing body may take any action on the application that is consistent with the notice given, including approval of the application, conditional approval of the application or denial of the application. The reviewing body may allow amendments to the application if the effect of the amendments is to allow a less intense change than that requested on the original application or to reduce the impact of the development or to reduce the amount of land involved from that indicated in the notices of the hearing. The reviewing body shall not, in any case, permit a greater amount of development, or a use falling in a different general use category, or a larger land area than indicated in the original application, or a greater variance than was indicated in the notice.
G. Records: The town shall provide for minutes to be written and retained, shall record the evidence submitted, all staff and advisory board reports and/or recommendations, and shall include a summary of the consideration and the action of the commission, board, and council. All such records shall be public records, open for inspection at reasonable times and upon reasonable notice. Public records are to be retained in accordance with Arizona Revised Statutes public retention requirements. (Ord. 03-2005, 9-6-2005)