Chapter 15.60
PLAN REVIEW
Sections:
15.60.010 Purpose.
This chapter is intended to encourage, protect and enhance the attractive appearance of those portions of the town which lie in close proximity to the major public thoroughfares traversing the town. The town recognizes that the creation of a desirable environment for the business and industry as well as residential areas is a prime requisite for the preservation of the public health, safety and general welfare. (Prior code § 8-7-1)
15.60.020 Application.
This chapter shall apply to any building, mobile facility or structure which is to be hereafter installed, erected, constructed, converted, established, altered or enlarged and is located in the business zone or permitted under Section 17-19-1(B). (Prior code § 8-7-2)
15.60.030 Procedure.
Prior to the preparation of final architectural or engineering drawings for any building or structure to which this chapter is applicable, the property owner or his representative shall submit the following information (two copies) for consideration by the planning and zoning commission.
A. Application for plan review forms as furnished by the town shall include the applicant’s and owner’s name, mailing addresses, location and legal description of the property, and such other information as deemed necessary by the planning and zoning commission.
B. Prior to issuance of a building permit for a building, mobile facility or structure to which this chapter is applicable, the building inspector shall ascertain that the plans submitted for the building permit are in substantial conformance with those approved by the planning and zoning commission and that the approval time has not expired. Questions regarding procedures or approvals shall be referred to the planning and zoning commission for consideration.
C. Prior to change, remodeling or alteration of a building, mobile facility or structure as to the exterior character thereof, the property owner or his representative shall obtain the approval of the planning and zoning commission, except as authorized by Section 15.60.050(E).
D. The planning and zoning commission may impose such conditions as it may deem necessary to carry out fully the intent of this chapter. The action of the commission shall be noted on two copies of the plans. One copy shall be returned to the owner and applicant, approved or disapproved, or approved with conditions.
E. A building, mobile facility or structure which has been approved, constructed or installed in accordance with the approval of the planning and zoning commission may be removed but may not be further modified without additional review and approval by such commission.
F. A building, mobile facility or structure which has been approved by the planning and zoning commission and has been constructed or installed shall be maintained by the owners or the person in possession of the property upon which the building or structure is located to create an attractive appearance for the development. Lack of maintenance shall constitute a violation of this code.
G. Residential projects, whether work is performed by a licensed general contractor or homeowner, must use licensed, bonded and insured electrical, plumbing and mechanical contractors. Exceptions to this for minor work in these trades may be granted by the building official on a case-by-case basis. All commercial projects already require licensed contractors in all trades per State of Arizona Registrar of Contractors guidelines. (Ord. 97-007, 1997; prior code § 8-7-3)
15.60.040 Criteria.
In considering any application for plan approval, the planning and zoning commission shall be governed by the following criteria:
A. Storage areas, refuse and mechanical equipment shall be screened from view by either landscaping or other opaque or semi-opaque material.
B. The overall plan of the building, mobile facility or structure and its site shall not adversely affect the present or potential development of the nearby properties or the traffic pattern on abutting streets by virtue of the type of building, structure, its placement on the lot and the location of parking and driveway areas.
C. All loading functions and areas shall be screened from public view by the use of landscaping or other appropriate screening material.
D. All off-street parking is prohibited on public rights-of-way.
E. All building permits shall be issued for a 180-day (six-month) period and can be renewed for an additional 180-day period for no additional charge. Completion of the entire project must be accomplished within one year of permit issuance. A new permit will need to be purchased on projects exceeding the one-year limit. Exceptions can be made on discretion of the building official on a case-by-case basis. (Ord. 97-007, 1997; prior code § 8-7-4)
15.60.050 Authority.
The planning and zoning commission shall have the following powers and duties:
A. The planning and zoning commission shall have the power to approve, conditionally approve or disapprove all applications for plan review basing its decision on the criteria set forth in Section 15.60.040.
B. It shall be the responsibility of the applicant to submit adequate material on which the commission may make a determination as to the compliance of the proposed development with the terms of this chapter.
C. The commission, after hearing an application, shall impose such reasonable conditions as it may deem necessary to carry out the provisions and intent of this chapter.
D. Such approval as is granted by the commission shall become effective in seven days unless the applicant appeals the commission’s decision as set forth in Section 15.60.070. In case of such appeal, the approval shall be void until council action on the matter. Approval of applications under this chapter shall expire by limitation and become null and void if construction authorized by such approval is not commenced within six months or completed within 12 months from the date of such approval. Applications which have been disapproved by the commission may be reconsidered by the commission upon resubmittal by the applicant.
E. Under all the following circumstances, the building official may approve a building or structure without going to the commission:
1. The building or structure is either an addition or an accessory to an existing building and the structure does not exceed 250 square feet, or a minor revision of a building or structure previously approved by the commission, and the building or structure meets all other current code requirements. This does not apply to fences and mobile facilities.
2. That the addition or accessory does not substantially alter the appearance of the site as seen from off the site. (Prior code § 8-7-5)
15.60.060 Plan check fees.
The 65 percent plan review fee schedule referenced in Section 107.3 (attached hereto and incorporated herein by this reference) Plan Review Fees from the “Uniform Building Code Book,” Volume 1, 1997 Edition, is hereby adopted and shall serve as the official plan review fees schedule for commercial and residential construction in the town of Huachuca City. (Ord. 09-04 § 1, 2009; Ord. 06-11, 2006; Ord. 03-003, 2002; prior code § 8-9-2)
15.60.070 Appeal.
The applicant for plan review or the building official, if dissatisfied or aggrieved by any decision of the planning and zoning commission, may appeal such decision, after arbitration, to the council by filing written notice of appeal with the clerk within seven calendar days from the date of the commission action. Notice of such appeal and the date for its consideration by the council shall be published in a local paper once not less than seven calendar days prior to the council meeting at which said appeal is to be heard. The council, on appeal, shall have the same powers and be governed by the same criteria as are vested in the planning and zoning commission and the council by this chapter and shall approve, conditionally approve or disapprove the application within 30 days of its initial consideration by the council. (Prior code § 8-7-6)