Chapter 17.84
SITE PLAN AND PLOT PLAN REVIEW AND APPROVAL
Sections:
17.84.010 Purpose.
17.84.020 Applicability.
17.84.030 Exceptions/exemptions.
17.84.040 Pre-application conference.
17.84.050 Concept plan submittal requirements.
17.84.060 Site plan administrative duties.
17.84.070 Site plan requirements.
17.84.080 Site plan applications.
17.84.090 Site plan review process and approval.
17.84.100 Site plan application concurrent with zoning map amendment.
17.84.110 Site plan alterations.
17.84.120 Violations.
17.84.130 Binding agreement and revocation.
17.84.140 Site plan appeals.
17.84.150 Plot plan review.
17.84.010 Purpose.
The intent of this chapter is to establish procedures and standards for development activities compatible with land uses permitted by right in any zoning district, but require individual review to determine adequate location, design, configuration, operating characteristics, intensity or density, in order to assure the following:
A. All land uses proposed should be in harmony with the surrounding land uses and the environment including topography, vegetation, soil type, surface and groundwater quality and quantity and other natural or man-made environmental features.
B. The appropriateness of development projects relative to these regulations and other applicable Town codes.
C. Consistency with the official zoning map and general plan.
D. Coordination of public and private facilities and services, including traffic safety and control, access, drainage, water system, sewer system, other utilities, recreational services, or other public or private facilities and services. (Ord. 99-157 § 2 (part))
17.84.020 Applicability.
A. This chapter shall be applicable to any residential, commercial or other nonresidential development project involving less than four (4) divisions of a parcel, tract or lot, including the following:
1. Development of a single parcel or tract of land or lot, provided no subdivision of land occurs.
2. A new building site occurring within any pre-existing development.
B. No building permits or development approvals shall be granted unless all requirements are met in accordance with either minor or major site plan approval, as applicable, as described herein. (Ord. 99-157 § 2 (part))
17.84.030 Exceptions/exemptions.
A. One single-family residence or one duplex residence on a single parcel shall be exempted from the site plan process if approved pursuant to Section 17.84.150, Plot plan review.
B. Any proposed development which is subject to the Town Subdivision Code.
C. Paving projects are exempt from the standards herein but shall conform to the Town grading and drainage requirements.
D. Landscaping projects are exempt from the standards herein but shall submit a landscape plan pursuant to the requirements of Chapter 17.92. (Ord. 09-323 § 1; Ord. 99-157 § 2 (part))
17.84.040 Pre-application conference.
In all circumstances a pre-application conference shall be required prior to the submittal of a concept or site plan. (Ord. 99-157 § 2 (part))
17.84.050 Concept plan submittal requirements.
A. Application. A completed application shall be filed with the Community Development Department on the prescribed form accompanied by the items set forth in subsection B of this section, and other relevant evidence as may be required by the Director necessary to show sufficient detail of the proposed use and/or building(s).
B. Site Plan. A site plan drawn at a scale no smaller than one hundred (100) feet to one (1) inch. For the purposes of a concept plan review, ten (10) copies shall be submitted; for major site plan review, twelve (12) copies. The concept site plan submission shall include the following:
1. Accurate lot dimensions, including lot width, length, and area calculations.
2. Parking areas.
3. Location and dimensions of all structures, including height, and area setbacks.
4. Location, type, and dimensions of proposed signage.
5. Data on any relevant existing site conditions such as physical characteristics, adjacent land uses, community facilities, and public or private utilities as required by the Director.
6. Design Information. Sufficient information regarding architectural design, building materials, landscaping, fencing and/or walls sufficient to permit the Commission to provide a preliminary evaluation of the plan.
7. Location of environmentally sensitive areas, including water courses, flood plains, wetlands, natural habitat, and major trees or major groups of trees. (Ord. 99-157 § 2 (part))
17.84.060 Site plan administrative duties.
The Director shall be responsible for the overall coordination of the site plan approval process with other Town staff and the applicable public and private utilities. The Director shall submit a staff report to the Planning and Zoning Commission, which shall review the staff report at a public meeting and shall either grant approval with or without conditions or deny approval. (Ord. 99-157 § 2 (part))
17.84.070 Site plan requirements.
A site plan shall be required for both new construction and development and for changes or additions to existing site plans as required by Section 17.84.020 of these regulations. (Ord. 99-157 § 2 (part))
17.84.080 Site plan applications.
A. Application. A completed application shall be filed with the Community Development Department on the prescribed form accompanied by the items set forth in subsection C of this section, and other relevant evidence as may be required by the Director necessary to show enough detail of the proposed use and/or building(s).
B. Application Fee. A plan review fee as established by Town Resolution shall be submitted at the time of submittal.
C. Site Plan. A site plan drawn at a scale no smaller than one hundred (100) feet to one (1) inch prepared and sealed by a licensed registrant pursuant to Arizona Revised Statutes Section 32-121 within Arizona covering the entire tract proposed for ultimate development. The site plan shall also indicate existing conditions and development of adjacent surrounding properties as determined by the Director to be necessary due to the particular site circumstances. The following sets of plans shall be submitted to the Community Development Department: For the purposes of a minor review, six (6) copies and for major site plan review, twelve (12) copies. The following information shall be included on the site plan:
1. Name of the proposed development.
2. Name(s) of the developer.
3. Survey data including boundaries of the tract, parcel, or lot shown with bearings, distances, and property corner monumentation.
4. Name of owner and/or agent, surveyor, architect, engineer and/or land planner.
5. Acreage of total site plan.
6. Acreage of streets, easements and other land usage.
7. The existing zoning classification, both on the land to be developed and on adjoining lands and town boundary lines, if applicable.
8. Existing streets, driveways, and easements within and adjacent to site, if applicable.
9. Proposed lot lines, lot and block numbers, and approximate dimensions, if applicable.
10. Vicinity map showing relationship between development and surrounding area. A description of all uses proposed, other than single-family, in sufficient detail to indicate the effects of those uses on producing air pollution, water pollution, fire hazards, or other factors which may impact the health, safety, and welfare.
11. Typical cross-sections of proposed grading, roadways, paving, and sidewalks pursuant to Town street standards.
12. A topographic data map drawn at a scale no smaller than one hundred (100) feet to one (1) inch by a registered land surveyor showing:
a. The location of existing and platted property lines, streets, buildings, watercourses, transmission lines, sewers, bridges, culverts, and drain pipes, water mains, city limit lines, and any public utility easements.
b. Wooded areas, streams, lakes, marshes, and any other physical conditions affecting the site.
c. Contours based on U.S. coast and geodetic datum with a contour interval of one (1) foot.
13. Utilities and Services. As required by the Subdivision Code of the Town of Pinetop-Lakeside, engineering drawings of the following applicable utility systems and improvements and letters of serviceability from the described utilities providers as indicated on the site plan.
a. Water. Applicable public or private water provider.
b. Sanitary Facilities. Pinetop-Lakeside Sanitary District.
c. Electric. Navopache Electric Cooperative, Inc.
d. Fire Protection. Lakeside or Pinetop Fire District.
e. Other applicable public or private utilities: telephone, cable, etc.
14. Lighting Plan. Pursuant to Section 17.104.170 of these regulations, the proposed number, characteristics, and location of light fixtures.
15. Grading and Drainage Plan. Flow pattern information pursuant to Town engineering standards. For projects requiring a minor review, this information shall be required at the discretion of the Director. A preliminary drainage plan may be filed for the purposes of Planning and Zoning Commission review subject to acceptance of a final drainage plan by the Town Engineer.
16. Stormwater Drains and Water Retention/Detention Facilities. Shall be installed pursuant to approval by the Town Engineer.
17. Parking and Unloading Facilities. Facilities shall be installed as required by Sections 17.104.090 and 17.104.100.
18. Access Control, Streets and Sidewalks. Proposed streets and sidewalks to serve the development, street names, rights-of-way, pavement widths, and approximate grades pursuant to Town street design standards and access control measures.
19. Tree Protection Plan. As required by Section 17.92.040 of these regulations. (Note: The Planning and Zoning Commission or Director may require that a property owner employ a qualified forester to assist in gathering additional information necessary to complete an application for site plan review.)
20. Walls and Fences. Walls and fences, when proposed, shall meet the location, height, and characteristics set forth in Section 17.88.040 of these regulations.
21. Phasing. If the project is to be developed in phases, sufficient information to evaluate the timing and placement of all improvements. Phased projects may require the use of a development agreement that meets the requirements of Arizona Revised Statutes, Title 9, Section 9-500.05.
22. Other. Special studies or additional information may be requested prior to approval, if necessary, to ensure that development will not endanger the public health, safety, or welfare. (Ord. 99-157 § 2 (part))
17.84.090 Site plan review process and approval.
Applications for site plan approval shall either be reviewed and approved as a minor or major site plan according to the following procedures:
A. Minor Site Plan Procedures.
1. All site plans for construction where the building valuation or improvements do not exceed two hundred fifty thousand dollars ($250,000.00) valuation and one thousand (1,000) square feet or less, as determined by the Director, shall be subject to a minor site plan review. The Director may require a site plan review and approval by the Planning and Zoning Commission when deemed appropriate. Thereafter, each phase of the development or building proposals shall be submitted to the Director, Town Engineer, applicable Fire District, County Health Department, and other public and private utilities and agencies as may be deemed necessary.
2. Minor reviews shall be processed within ten (10) working days of submittal to the Community Development Department and an evaluation rendered. In the case of minor plan review, written comments from other reviewing agencies and/or letters of serviceability from private or public utilities shall be requested and a final determination made by the Director regarding the site plan’s conformity with the general plan and these zoning regulations.
3. If deficiencies are reported, the Director shall issue a letter describing said deficiencies which shall require correction before final approval. If no deficiencies are reported, the site plan shall be approved by the Director and a building permit shall be issued pursuant to other Town Codes.
B. Major Site Plan Procedures.
1. All plans and specifications for site plan approval shall be reviewed and either accepted or denied by the Director for the review process. Applicants shall receive notification of the status within two (2) working days of receiving any accepted application. Submittal requests satisfying the requirements of Section 17.84.080, above, shall be processed within fourteen (14) days and scheduled for Planning and Zoning Commission review within thirty (30) days of the submittal date.
2. After all necessary information has been submitted and reviewed by the Town and other applicable reviewing agencies, a Planning and Zoning Commission meeting shall be scheduled and the applicant notified in writing seven (7) days prior to the date of the meeting of the Commission. If the applicant or agent cannot be present, the site plan may be tabled until the next regularly scheduled meeting. The applicant shall be mailed a copy of the written staff recommendations prior to the scheduled meeting.
3. The Planning and Zoning Commission shall receive a written staff recommendation for approval, approval subject to conditions, or denial of the site plan. Upon completing its review of the written staff recommendation and the preliminary plan, the Planning and Zoning Commission shall approve, approve subject to conditions, or deny the site plan. With respect to approving the site plan subject to conditions or in denying the preliminary plan, the reasons for such action shall be stated in writing and reference shall be made to the specific sections of this chapter with which the site plan does not comply. The applicant shall be notified in writing of the action taken by the Planning and Zoning Commission.
4. Promptly after approval by the Planning and Zoning Commission, a final development order shall be issued. (Ord. 99-157 § 2 (part))
17.84.100 Site plan application concurrent with zoning map amendment.
The application for site plan review may be in conjunction with or related to a request for a zoning map amendment. However, site plan approval shall only be granted if the proposed use(s) described by the site plan are consistent with uses allowed by the Town Zoning Code and General Plan. Zoning map amendments may include zoning conditions pursuant to Arizona Revised Statutes, Title 9, Chapter 4, Article 6.1, Section 9-462.01(E), as amended, in accordance with the use(s) and conditions specified within the site plan application or any accompanying development agreement. (Ord. 99-157 § 2 (part))
17.84.110 Site plan alterations.
Upon the site plan being approved either administratively or by the Planning and Zoning Commission, and a final development order being issued, the development shall be built substantially in accordance with the site plan and the plans and specifications. If after such approval, the owner/applicant or his successors desire to make any changes to the site plan, such changes shall first be submitted to the Director. If the Director finds that there is a change or deviation from that which is shown on the approved site plan, which is not minor or insubstantial, the owner/applicant or his successors shall be required to submit the changed site plan for approval of the Planning and Zoning Commission. A public hearing may be conducted by the Town Council where it is determined that the public interest warrants same. (Ord. 99-157 § 2 (part))
17.84.120 Violations.
Any violation of the plans and/or specifications, including any conditions required by the Planning and Zoning Commission, shall be deemed a violation of the Town Zoning Code as enforced by Chapter 17.132 and the Arizona Revised Statutes, Title 9, Chapter 4, Article 6.1, Section 9-462.05. (Ord. 99-157 § 2 (part))
17.84.130 Binding agreement and revocation.
A. All approved site plans shall become a binding condition on the use of land encompassed by the site plan submittal. Any conveyance of any portion of such land encompassed by the approved site plan prior to completion of construction shall automatically revoke said approved site plan unless prior approval of such conveyance is obtained from the Town Council, after consideration from the Planning and Zoning Commission, to insure that such conveyance does not result in substantial deviation from the terms, conditions, and objectives of the approved site plan. Subsequent to construction, if a conveyance does result in substantial deviation from the terms, conditions, and objectives of the approved site plan, no final development orders or permits for building shall be issued on the conveyed portion of the site plan.
B. Site plan approval shall be automatically revoked if construction is not begun within one year or such other reasonable period as required by the Planning and Zoning Commission, from the date approved, or if any other violation exists under these zoning regulations or this Town Code or other ordinances of the Town. (See Section 17.84.120, above. The Director shall notify the permittee of a violation and termination of the site plan approval by certified mail ten (10) days prior to the termination date. In such instances, submission of a new application and fee, and major or minor review shall be required to reestablish site plan approval. (Ord. 99-157 § 2 (part))
17.84.140 Site plan appeals.
Appeals of decisions of the Planning and Zoning Commission regarding site plan review shall be made to the Board of Adjustment. Appeals may be made by the applicant, any aggrieved person or the Director. Appeals shall be in writing and filed with the Town Clerk within ten (10) calendar days from the date of the Commission action. The Board of Adjustment shall consider such appeals within forty-five (45) days from the date of filing the appeal. (Ord. 09-323 § 2: Ord. 99-157 § 2 (part))
17.84.150 Plot plan review.
A. All development of individual lots by construction of a single-family residence and directly related uses shall be submitted for plot plan review, if not subject to the site plan review process procedures set forth in Section 17.84.090.
B. The purpose of the plot plan review is to enable the Director in consultation with the Health Department, Town Engineer, public and private utility providers, and such other agencies as may be designated by the Director, where underlying conditions of compliance come within their area of jurisdiction, to determine whether the proposed development conforms with this and other Town regulations or ordinances, and to guide the Director in the issuance of building permits that conform to these regulations’ provisions for the public health, safety, morals, and general welfare.
C. Application for a review shall be filed with the Director on the prescribed form accompanied by the items set forth in subsection E of this section, and other relevant evidence as may be required by the Director necessary to show enough detail of the proposed use and/or building(s).
D. Costs of plot plan review shall be covered by building permit fees and shall not require a separate plot plan review fee.
E. The prescribed information for plot plan review shall be filed for all development of individual lots by construction of a single-family residence and directly related uses, and shall include the following information:
1. Property delineation, lot number, recording data (if property is metes and bounds description) and a description of any easements or rights-of-way.
2. Location of all proposed and existing buildings.
3. Indication of all setbacks.
4. Indicate driveway(s) and culvert location.
5. Plan for all utilities: water, electric, fire, sanitary, telephone.
6. Drainage Plan – Flow Pattern Information. This information may be required by the Director in areas where there is reason for concern as to proper drainage.
7. Tree Plan. Indicate existing location and species of all existing:
a. Trees to be maintained.
b. Trees to be removed.
c. Indicate proposed specifications for the protection of existing trees during development.
d. Grade changes, major alterations of the surface area or other work to be performed within the tree’s drip line.
8. Plot plans shall be approved by the Director without review by the Planning and Zoning Commission. Appeals of such decisions shall be heard by the Board of Adjustment.
9. The approval of the Director may also include other reasonable requirements as deemed necessary to promote the purpose of these regulations.
10. Any person aggrieved by a decision of the Director shall file an appeal within ten (10) calendar days of such decision to the Board of Adjustment which shall conduct the appeal in accordance with Chapter 17.120. (Ord. 99-157 § 2 (part))