Chapter 18.71
DEVELOPMENT PLAN STANDARDS
Sections:
18.71.010 Purpose and scope.
18.71.020 Definitions.
18.71.030 Development plan submittal requirements.
18.71.040 Review procedures.
18.71.050 Requirements and procedures for RVC zoning.
18.71.010 Purpose and scope.
A. Purpose. To require submittal of sufficient information by the developer to assure that zoning code requirements and other applicable town ordinances, regulations, and policies are met.
B. Scope.
1. A development plan shall be submitted to the planning and zoning department for review and approval for any proposed development other than three residential units or less located on an individual lot.
2. This requirement shall also apply to substantial expansion of an existing development other than three residential units or less on an individual lot. “Substantial expansion” shall be defined as greater than 2,000 square feet of gross floor area or land use area.
3. Refer to STC 18.71.060 for development plan requirements and procedures for RVC zoning. [Ord. 2011-056 § 2; Ord. 2011-048 § 1; Ord. 1995-06 § 2.]
18.71.020 Definitions.
A. “Workday” means Monday through Friday except official holidays as specified by ARS 1-301.
B. “Gross floor area” means the total floor area within the walls of, or under the roof (excluding roof overhang) of, any building or structure. [Ord. 2011-056 § 2; Ord. 2011-048 § 1; Ord. 1995-06 § 2.]
18.71.030 Development plan submittal requirements.
A. All development plans shall contain sufficient information to evidence compliance with all applicable town ordinances, regulations and policies. See checklist requirements in development services.
B. If the site is subject to special constraints or considerations, additional information and detail shall be submitted. Determination of whether site constraints and considerations are sufficient or require such additional submittal, and the type, detail and form of such additional information, shall be within the reasonable discretion of the development services administrator. Special constraints or considerations include but are not limited to flooding, traffic, slope, and soils conditions which may affect development of the site.
C. For every new development of residential apartments, or condominiums, or townhomes, a new residential recreation area shall be created. The new recreation area shall be illustrated on a proposed recreation area plan (RAP) submitted with the proposed development plan and shall conform with requirements of the Parks and Recreation Area Design Standards Manual, including pedestrian routes and bicycle routes. The RAP must be approved by the parks and recreation department and planning and zoning departments as a condition of development plan approval.
D. Commercial and residential developments that encompass or abut trail corridors as listed on Figure 3 (Parks, Open Space, and Public Facilities) within the town of Sahuarita general plan, and/or other routes and trails maps and exhibits as shall be adopted by the town of Sahuarita, shall provide space to accommodate the subject trail corridor and developer shall construct the segment of the trail consistent with the standards and requirements of the Parks and Recreation Area Design Standards Manual, including pedestrian routes and bicycle routes. [Ord. 2011-056 § 2; Ord. 2011-048 § 1; Ord. 2005-04 § 3; Ord. 1995-06 § 2.]
18.71.040 Review procedures.
A. Determination of Conformance with Rezoning Conditions. If the property was the subject of a rezoning case, the town of Sahuarita shall review the development plan for conformance with the preliminary development plan presented to the town council at time of conditional rezoning in accordance with Chapter 18.91 STC (Rezoning Procedures).
B. Approval.1 Approval of the development plan shall be valid for a period of seven years or until July 1, 2018, whichever is sooner. A development plan shall be considered permanently in effect if building permits and/or development permits have been issued and substantial construction has been started, i.e., slabs and foundations poured and streets, curbs, and utilities installed. Determination of substantial construction shall be by the planning director.
C. Tentative Plat Submittal.
1. If a tentative plat is submitted as provided in STC 18.69.050(A) (Subdivision Standards), it may be acceptable in lieu of a development plan if it contains sufficient information to determine compliance with applicable regulations with respect to each individual lot or block which is required to submit a development plan.
2. Staff shall review submittals for completeness and reject or accept them within 10 working days and shall provide notice to the applicant.
D. Fees. Upon submittal of a development plan, fees are payable to the town of Sahuarita in accordance with the fees schedule adopted by the town of Sahuarita. [Ord. 2011-056 § 2; Ord. 2011-048 § 1; Ord. 2009-29 § 1; Ord. 1995-06 § 2.]
18.71.050 Requirements and procedures for RVC zoning.
A. Scope. A development plan shall be submitted to the planning and zoning department for its review on each proposed village center.
B. Requirements. The plan shall consist of the requirements of STC 18.69.050(A) (Subdivision Standards) and also preliminary building site plans and elevations:
1. Site Plans.
a. Driveways showing access to and from and circulation within the proposed development and relation to planned geometric design of adjacent streets and thoroughfares;
b. Areas assigned for parking, off-street loading and unloading, curbs, islands, landscaping, pedestrian ways, malls, sidewalks, etc.;
c. Building floor plans and/or building sites, with sites numbered and described as to general purpose;
d. On-site improvements.
2. General Building and Site Plan Elevations. Typical building elevations keyed to the general grading and site plan.
C. Design Review.
1. Intent and Purpose. Each development, building, addition and alteration within this zone shall be subject to review with regard to the architectural design by the design review committee. The purpose of this review is to afford the applicant an opportunity to promote harmony with the scenic character of the area and among the buildings of the center.
2. Staff Review and Report. The planning and zoning department’s report shall be submitted to the commission and the applicant prior to the commission’s next regular meeting.
3. Review Considerations. The following shall be considered in review of plans:
a. Location on the lot;
b. Front and side elevation;
c. Location of mechanical equipment;
d. Signs;
e. Landscaping;
f. Conformity to overall design of the development to ensure that one architectural flavor is maintained for the entire center.
4. Commission Approval. The commission, in reviewing a development plan, may recommend additional features or recommend modifications in the plan to carry out the intent of Chapter 18.41 STC (RVC Rural Village Center Zone). [Ord. 2011-056 § 2; Ord. 2011-048 § 1; Ord. 1995-06 § 2. Formerly 18.71.060.]
Code reviser’s note: Ord. 2011-056 amends STC 18.71.040(B) on a temporary basis. The current language expires on July 1, 2016, after which the subsection will read as follows unless it is superseded or amended by another ordinance in the meantime:
B. Approval.
1. Approval of the development plan shall be valid for a period of two years. A development plan shall be considered permanently in effect if building permits and/or development permits have been issued and substantial construction has been started, i.e., slabs and foundations poured, and streets, curbs, and utilities installed. Determination of substantial construction shall be by the planning director.
2. A one-time 12-month extension of approval may be granted by the planning and zoning director if the applicant files for the extension prior to the approval becoming void. An applicant for an extension must pay a fee equivalent to 25 percent of the initial review fee and demonstrate that unforeseen circumstances beyond the applicant’s control caused the applicant to need the extension. This fee shall be waived if the unforeseen circumstances are caused directly by an action of the town, such as a moratorium on new development.
3. No other extension shall be granted without the approval of the mayor and town council.