A. Process. A PAD shall be processed in four stages:
1. Conceptual Review.
2. Master Plan (if the development is to be phased).
3. Preliminary Plan.
4. Final Plan. The concept plan is the applicant's impression expressed graphically of the anticipated pattern of development for which a particular parcel of land and from which a preliminary or master plan is developed. The purpose of the master plan is to establish general planning and development control parameters while allowing sufficient flexibility to permit detailed planning at the time of development.
The preliminary plan shall generally specify the uses of land and layout of landscaping, circulation and buildings. The final plan is the document on which building permits and other City approvals are issued and shall require detailed engineering plan review and approval.
B. Conceptual Review
1. This is an opportunity for applicants to discuss with the City staff the requirements, standards and policies that apply to development proposals. Major problems can be identified and solved before a formal application is presented.
2. The general outline of the proposal, evidenced schematically by sketch plans, shall be submitted by the applicant and reviewed by the City. Thereafter, the Director of Community Development shall furnish the applicant with written comments regarding appropriate recommendations to inform and assist the applicant prior to preparing the components of the PAD application.
C. Concept Plan Submittal. The following information and data is required: (A CONCEPTUAL REVIEW IS MANDATORY FOR ALL PAD DISTRICT PROPOSALS.)
1. Data regarding site conditions, land characteristics, available community facilities and utilities, and other related general information about uses of land within ½ mile of the subject parcel of land.
2. Sketch drawing showing the proposed location of the uses of land, major streets and other significant features.
D. Master Plan
1. A master plan shall be required for any planned development which is intended to be developed in phases. The proposed master plan, together with the proposed preliminary plans for the first phase of a development, shall be submitted to the Director of Community Development and processed as preliminary plans for the first phase of development. The master plan and preliminary plan for the first phase of development shall then be considered by the Commission.
2. The master plan will be reviewed on the basis of the specific design standards and criteria contained in this section, plus its conformance to the General Plan, or any applicable parts thereof.
3. This Section allows for minor changes to a master plan to be approved administratively by the Director of Community Development. The Director shall not approve any of the following changes:
a. A change in the use or character of the development;
b. An increase in traffic circulation and public utilities;
c. An increase of greater than 2 percent in the approved gross leasable floor areas of office or industrial buildings; or
d. An increase of greater than 1 percent in the number of residential units in the proposed development.
e. Any changes which cannot be made by the Director of Community Development may be made only by the Commission and must follow the same review process required for approval of preliminary plans. Any changes approved in the master plan shall be recorded as amendments to the master plan.
E. Master Plan Submittal. The following information and data is required:
1. Application forms and filing fee;
2. A master plan at an appropriate scale shall be submitted containing the following information:
a. Parcel size.
b. Existing topographical character of the land at a contour appropriate with the scale of the project; all water courses, floodplains, and unique natural features.
c. Existing zoning.
d. Maximum height of all structures.
e. Approximate square footage of floor area, height and types of office and industrial uses.
f. Approximate acreage and density (gross) of each area; number, height and type of residential units; and floor area, height and types of business and commercial uses.
g. Location and general nature of each land use.
h. Total land area and approximate location and amount of open space included in the office and industrial areas.
i. Approximate location of proposed and existing major streets and major pedestrian and bicycle routes, including major points of access.
j. Approximate location and size in acres of any public area proposed such as parks, school sites and similar public or semi-public uses.
3. Area shown on the plan shall extend beyond the property lines of the proposal to include the area within one 150 feet of the proposal, exclusive of public rights-of- way, at the same scale as the proposal and include the following:
a. Land uses, location of principal structure and major existing landscape features.
b. Densities of residential uses.
c. Traffic circulation system.
d. Natural features of the landscape.
e. General topographical mapping at the same scale as master plan.
4. A vicinity map of the area surrounding the site with a distance of at least 1 mile showing at least the following:
a. Zoning districts.
b. Traffic circulation system.
c. Major public facilities.
d. Location of existing municipal boundary lines.
e. Approximate location of proposed and existing utilities to include information on the availability and implementation to be provided by each utility and municipal government.
5. The master plan shall be accompanied by:
a. Proof of Ownership and Proof of Agency. Proof of Ownership shall consist of a copy of a title report issued not more than 30 days prior to the date of submittal by a title company authorized to conduct business in the State of Arizona. If the land is owned by a corporation, Proof of Agency shall consist of a Corporate Resolution designating the individual to act as agent. The Corporate Resolution must be certified by the secretary of the corporation and authenticated by the corporate seal or acknowledged in the form prescribed by A.R.S. § 33-506.
If the land is owned by a partnership, Proof of Agency shall consist of a written document from the partners designating an individual to act as agent. The document must be certified and acknowledged in the form prescribed by A.R.S. § 33-506.
b. A list of the names and addresses of all owners of record of real property according to the concurrent County Assessor's records within 150 feet of the property lines of the parcel of land for which the master plan is proposed, exclusive of public right-of-way.
c. A statement of planning objectives, including the appropriate goals, policies and objectives of the General Plan to be achieved by the proposed master plan.
d. Other information required.
(1) Estimate of the number of employees for each use.
(2) A legal description of the site.
(3) The proposed ownership of public and private open space areas.
(4) A development phasing schedule including the sequence for each phase; approximate size in areas of each phase; and proposed phasing of construction of public improvements, recreation and common open space areas.
(5) Other documentation as determined by special circumstances.
(6) One 8½ inch X 11 inch reduction of master plan.
F. Preliminary Plan
1. Upon completion of the conceptual review meeting and after the recommendation of the Director of Community Development has been made, an application for preliminary plan review may be filed with the Director of Community Development. If the project is to be developed in phases, a proposed master plan shall also be submitted. After the Director of Community Development has reviewed the application and is satisfied that sufficient information has been submitted to permit the Commission to reach a decision as to whether or not the applicable criterion of this section are met by the proposal, the matter will be placed on the agenda for the appropriate meeting of the Commission.
2. The Commission shall give written notice to the owners of record of all real property within 150 feet, exclusive of public right-of-way, of the property lines of the parcel of land for which the PAD is proposed. The written notices may be sent by mail at least seven days prior to the hearing date. Failure to deliver such notice shall not affect the validity of any hearing or determination by the Commission.
3. The Commission may recommend the plan to the Council for approval, disapproval or approval with conditions.
G. Preliminary Plan Submittal. The following information and data is required; if not previously submitted with the master plan.
1. Application form and filing fee.
2. A list of names and addresses of all owners of record of real property within 150 feet of the property lines of the parcel of land for which the planned unit development is proposed, exclusive of public right-of-way.
3. A statement of planning objectives, including the appropriate goals, policies and objectives of the General Plan to be achieved by the proposed project.
4. Preliminary architectural elevations of all buildings sufficient to convey the basic architectural design of the proposed improvements.
5. Site Plan. A drawing of the development, at an appropriate scale, composed of one or more sheets with an outer dimension of 24 inch X 36 inch, showing the following information:
a. Title by which the proposed development is to be referred.
b. Scale, north point and date of preparation.
c. Parcel size in gross and net acres and square feet.
d. Total number, type and density per type of dwelling units per net area, if applicable.
e. Total bedrooms per each dwelling unit type, if applicable.
f. Estimated total floor area and estimated ratio of floor area to lot area, with a breakdown by land use.
g. Proposed coverage of buildings and structures, including the following:
(1) Square footage of building coverage and percentage of lot covered by same.
(2) Square footage of driveway and parking and percentage of lot covered by same.
(3) Percentage and square footage of public street right-of-way.
(4) Percentage and square footage of open space and/or landscaped area.
(5) Percentage and square footage of developed "active or passive recreational use" area.
h. Number and location of off-street parking spaces, including guest, handicapped, bicycle and motorcycle parking, including typical dimensions of each.
i. Topographic contours at 2-foot intervals.
j. Watercourses, drainageways, and water bodies.
k. Floodplains.
l. Unique natural features.
m. Location and floor area of existing buildings.
n. Boundary of each area designated as active recreational uses.
o. Location of common open areas and all public and semi-public land uses, including public parks, recreation areas, school sites and similar uses.
p. Location of existing and proposed pedestrian circulation system, including inter- relationships with the vehicular circulation system indicating the proposed treatment of points of conflict.
q. Maximum building height of all structures.
r. The existing and proposed circulation system of arterial, collector, local streets and common access ways, including off-street parking areas, service areas, loading zones, and major points of ingress and egress of the development.
s. Existing zoning and current land use designation from General Plan.
t. The proposed treatment of the perimeter of the PAD, including materials and techniques used such as screens, fences, walls and other landscaping.
u. Location type and area of all proposed signage.
v. Listing of specific land uses being proposed.
w. The existing and proposed utility facilities, including sanitary sewers, storm sewers, water, electric, gas and telephone lines, fire hydrants and trash collection areas.
8. Areas shown on the site plan shall extend beyond the property lines of the proposal to include all area and uses within 150 feet of the proposal, exclusive of public right- of-way at the same scale as the proposal and including the following:
a. Land uses and location of principal structures.
b. Densities of residential uses.
c. Major features of landscape.
d. Topographic contours at 2-foot intervals.
9. Vicinity map of the area surrounding the site within a distance of at least 1-mile, showing the following:
a. Zoning districts.
b. Location of existing municipal boundary lines.
c. Traffic circulation system.
d. Major public facilities (schools, parks, etc.).
10. A general landscaping plan indicating the treatment of materials used for private and common open spaces, including all existing vegetation and existing trees during and after construction. The details of size and species for intended plantings of vegetation will be required at the final plan phase.
11. Street cross-section schematics shall be referenced to adopted City standards for each general category of street, including the proposed width, treatment of curbs and gutters, sidewalk systems, and bikeway systems.
12. Soils Report. If required by the Director of Community Development, the PAD shall include a description of soils existing on the site, accompanied by an analysis prepared by a registered soils engineer as to the suitability of such soils for the intended construction and proposed landscaping.
The soils engineering report shall include suggestions concerning erosion control on the project site during construction as well as upon completion. The City Engineer will review the report for accuracy and make recommendations to the Director of Community Development as to the acceptability of the report.
13. Site Hydrology Report. If required by Director of Community Development, a site hydrology report shall be prepared for the PAD and shall include the following:
a. A map and calculations showing the drainage area and estimated run-off of the area being served by any drainage facility within the proposed grading and drainage plan.
b. Indication of the undeveloped peak discharge of surface water currently entering and leaving the subject property due to the 10-year design storm, adjusted to the subject drainage basin.
c. Indication of developed peak discharge of run-off which will be generated due to the design storm within the subject property.
d. Determination of the developed peak discharge of water that will be generated by the design storm at various sub-basins on the subject property.
e. A discussion of the drainage management facilities and/or techniques which may be necessary to rectify drainage problems.
f. The City Engineer will review the report for accuracy and make recommendations to the Director of Community Development as to the acceptability of the report.
14. Preliminary Subdivision Plat (If Required)
15. Required Plans
a. One set each of architectural, site plan and landscape drawings.
b. One 8½ inch X 11 inch reduction of all plans and architectural drawings.
16. Impact studies and other studies as the Commission may require for the full and complete consideration of the PAD.
Approval of a preliminary plan shall not constitute final approval of a final plan, rather it shall be deemed an expression of approval of the layout submitted on the preliminary plan as a guide to the preparation of the final plan.
H. Final Plan
1. Application for a final plan may be made either concurrently with the preliminary plan or after approval by the City Council of a preliminary plan.
2. The final plan shall be in substantial compliance with the approved preliminary plan. The final plan shall be deemed in substantial compliance with the preliminary plan, provided that the final plan does not:
a. Change the general use or character of the development.
b. Increase the number of residential units or gross square footage of leasable area by 1 percent.
c. Contain changes which would normally cause the development to be disqualified under the applicable criteria.
3. If the final plan is not in substantial compliance with the approved preliminary plan, the revisions shall require the same review and public hearing process required for approval of the preliminary plans.
4. After the Director of Community Development has reviewed the application, the matter will be placed on the agenda for the next appropriate meeting of the Commission. The Commission may recommend the plan to the City Council for approval, disapproval, or approval with conditions.
I. Final Plan Submittal. The following information and data is required:
1. Application form and filing fee.
2. Final site plan shall be submitted on 24 inch X 36 inch sheets at an appropriate scale showing the following information:
a. Land use data (same information as required on the preliminary site plan).
b. Lot lines, easements, public rights-of-way as per subdivision plat.
c. Exact location of all buildings and structures dimensioned on at least two sides to the nearest platted property line.
d. Existing and proposed streets with names.
e. Location of temporary sales office and/or construction facilities, including temporary signs and parking lots.
3. Final Landscape Plan, including the following:
a. A landscape plan indicating the treatment of exterior spaces. The design objective of the plan must be clear and supported by a written statement. This plan must provide ample quantity and variety of plant species which are regarded as suitable for this climate. Plant material selection will be reviewed for adaptability to physical conditions indicated by the site plan locations. The landscape plan shall include the following:
(1) Proposed treatment of all ground surfaces must be clearly indicated (paving, turf, gravel, grading, etc.).
(2) Extent and location of all plant materials and other landscape features. Plant material must be identified by direct labeling on the plat or by a clearly understandable legend.
(3) Location of water outlets. If areas of planting are extensive, plans for underground sprinkler system will be required.
(4) No Certificate of Occupancy shall be issued for any building, or any portion of a PAD, until the required landscaping is in place or an improvement security provided per Section 151.15.002.
(5) Other requirements per Article 151.15.
('76 Code, Art. 12-1) (Ord. 743, passed 4-10-86; Am. Ord. 804, passed 3-24-88; Am. Ord. 875, passed 1-10-91; Am. Ord. 1043, passed 9-11-97)