Section 151.27.002 Application Submission Procedures
A.   Who May Make Application. A specific plan shall be made only by the property owner(s) of the subject property; or an agent for the property owner(s); or the City of Sierra Vista, upon initiation by the City Council.
B.   Restriction on Application
   1.   Consent. If initiated by a property owner or their agent, the written consent of all property owners of record within the proposed specific plan zone shall be required at the time of application submittal.
   2.   Configuration. A proposed specific plan application that excludes an area within the plan boundary shall not be allowed.
C.   Submittals
   1.   Contents. All specific plan submittals shall include, at a minimum:
      a.   A completed and signed application on a form prescribed and established by the Director of Community Development.
      b.   A legal description of the property.
      c.   A precise map showing the land to be regulated by the proposed specific plan.
      d.   The written consent of all owners of the real property to be regulated by the specific plan and a list, by name and title, of all ownership interests in the real property, except for specific plans initiated by the City.
      e.   A letter of authorization for an agent, if applicable.
      f.   Statement of Intent of the Specific Plan (refer to Section 151.27.002.D).
      g.   A Site and Area Analysis Report (refer to Section 151.27.002.E).
      h.   Concept Plan (refer to Section 151.27.002.F).
      i.   Specific Plan proposal (refer to Section 151.27.002.G).
      j.   List of property owners (refer to Section 151.27.004).
   2.   Submit fees at time of application (refer to Section 151.27.002.C.1.a) in accordance with Section 151.27.008.
   3.   Incomplete submittals will not be reviewed.
D.   Statement of Intent. The Statement of Intent is a written statement that outlines the need or desire for a Specific Plan. It may include, but is not limited to, the following reasons:
   1.   The Specific Plan preserves significant open space where other zoning is not as effective.
   2.   The Specific Plan contains areas of significant environmental constraints where additional regulations are desirable.
   3.   Significant deviations from the existing standards or procedures are desired.
   4.   The property owners want to establish uniform regulations for land use, signage, roads, landscape, etc.
   5.   A Specific Plan provides certain mutual advantages over a land use policy plan or a rezoning.
   6.   The public will benefit from a Specific Plan in this area.
E.   Site and Area Analysis. The Site and Area Analysis is a map and text summary of the site conditions existing on the land to be regulated by the specific plan. The site and area analysis report shall include the following elements. The Director of Community Development may prepare forms and documents to specify the details of these required elements.
   1.   Surface hydrology and water resources.
   2.   Topography and slope analysis.
   3.   Summary of General Plan requirements.
   4.   Environmental overview and assessment, including soils, geology, and type of vegetation.
   5.   Existing structures, roads, and other development.
   6.   Existing infrastructure and public services.
   7.   Existing zoning/land use information.
   8.   Traffic analysis.
   9.   Cultural resource investigation.
   10.   Synthesis and summary of analysis.
   In addition, the following elements may also be required as determined by the Director of Community Development at a pre-submittal conference.
   1.   Special studies.
   2.   Market study.
   3.   Endangered species analysis.
   4.   Visual analysis.
F.   Concept Plan. The Concept Plan, a graphic illustration of potential land uses with descriptive text, shall be presented to the Director of Community Development upon completion of the preliminary Site and Area Analysis Report. The Director of Community Development will make a preliminary determination as to conformance with the Sierra Vista General Plan, will determine whether a Plan amendment is required, and will identify planning issues to be addressed in the submittal of the final Specific Plan. If it is determined that a plan amendment(s) is required, an application for General Plan Amendment shall be concurrently filed with the Specific Plan submittal. The Concept Plan shall contain the following:
   1.   Map elements showing natural and man-made constraints of the property; general allocation of land uses; and general layout of major circulation elements.
   2.   Text elements describing regulations and programs for implementation.
G.   Specific Plan Requirements. After preliminary approval of the concept plan, a complete specific plan will be submitted which includes, but may not be limited to, the following. The map(s) shall indicate existing and approved elements of the City's General Plan, and any proposed modifications for the Specific Plan Area. General Plan considerations include the Parks and Open Space Plan, the Surface Water Plan, and the Traffic Circulation Plan.
   1.   Map elements:
      a.   All land uses with proposed densities and building heights.
      b.   Existing and planned land uses within 300 feet of the specific plan boundary.
      c.   Open space, recreational facilities, parks, and trails.
      d.   Public, educational, health care, and religious facilities.
      e.   Drainage strategy.
      f.   Name and location of existing or proposed arterial and collector streets located within the area to be regulated by the Specific Plan or needed for servicing that area.
      g.   Location and extent of existing or proposed provisions for sewage disposal, effluent use, storm water drainage, solid waste disposal, and public utilities.
   2.   Text. The text shall specify how and to what extent the Specific Plan is to supplement and/or deviate from the Development Code regulations. The text elements of the Specific Plan shall also describe the following:
      a.   The objectives of the Specific Plan.
      b.   The compatibility of the Specific Plan with adjoining land uses.
      c.   Detailed regulations and programs for systematic implementation of the Specific Plan, and regulations including any annexation agreements, ordinance or policy changes required.
      d.   Specific development standards for the map elements as described in Section 151.27.002.E.
      e.   Drainage strategy.
      f.   Configuration and criteria for the phasing and maintenance of arterial and collector streets proposed for the specific plan area or needed for servicing the project.
      g.   Configuration and criteria for the phasing and maintenance of sewage disposal, effluent use, stormwater drainage, solid waste disposal, and public utilities.
      h.   Criteria for the conservation, development, or utilization of natural resources including surface water, soils, vegetation, and wildlife.
      i.   General landscape program.
      j.   For single-phase plans, a draft schedule for the preservation of site features established by the plan and the construction, dedication, and provision of public services.
      k.   For multi-phased plans, a draft schedule for the preservation of site features established by the plan, the development of the various planning areas of the Specific Plan, and the construction dedication, and provision of public services.
      l.   Provisions to update the Specific Plan every five years to reflect changing market conditions, governmental regulations, and physical conditions.
      m.   Demonstration of conformance with the Sierra Vista General Plan, or, if required by the Director of Community Development, a General Plan Amendment application.
(Ord. 953, passed 5-12-94)