A. Purpose and Applicability.
1. Purpose. The purpose of these Site Plan review regulations is to provide for administrative review and approval of Site Plans and review for compliance with the architectural guidelines in Chapter 19 of the Zoning Ordinance prior to submitting for building construction plan review. This review process helps address any potential development issues early in the development process and ensure that the proposed building can be located on the lot in conformance with the intent and provisions of the General Plan, this Zoning Ordinance and all other relevant Town ordinances and polices. These Site Plan review regulations also provide for a two-step appeal of the Site Plan review administrative decision first to the Planning and Zoning Commission and second to the Town Council.
2. Applicability. All nonresidential developments, multifamily developments having five or more dwelling units, and mixed-use developments shall receive Site Plan approval prior to submission of construction plans related to a development, redevelopment, or expansion of existing development.
1. Complete Application. Applications for Site Plan review shall be filed electronically on the Town’s website by an owner of the real property within the area proposed for the Site Plan review using the process established by the Director for such applications. All such applications shall include the information required in this section.
2. Project Narrative. A written statement which includes:
a. A narrative describing the existing zoning, desired use of the property, and reasons justifying the proposed Site Plan.
b. A true statement revealing any conditions or restrictions of record (if any) which would affect the permitted uses of the property and the date or dates (if any) of expiration thereof. If the applicant is not the current owner, or has owned the property for less than one year, this statement should also include any real estate disclosures associated with the purchase of the property.
3. A fully dimensioned, detailed Site Plan drawn to scale, prepared by an Arizona registered Land Surveyor, an Arizona registered Civil Engineer, or an Arizona registered Architect, which shows the following:
a. Legal description, property dimensions and heading, along with the name, address and telephone number of the owner, developer and designer.
b. A generalized location map showing surrounding land use, zoning, and traffic circulation patterns within a 300-foot radius of the property, measured in all directions from the perimeter of the property lines. A north arrow and scale shall be provided.
c. Site conditions information, including:
i. A topographic survey extending at least 100 feet beyond the exterior property line of the site. Contour interval shall not exceed two feet within 20 feet of any proposed improvement and five-foot intervals for the remainder of the lot or parcel.
ii. Location and extent of major vegetative cover (if any). All Saguaro cacti over three feet in height must be identified as well as significant vegetation and rock outcroppings as defined in Article 1 of the Subdivision Ordinance.
iii. Location and extent of intermittent streams and water ponding areas.
iv. Existing drainage, including arrows showing direction of flow. Show any areas of ponding.
v. Natural features such as mesas, rock outcroppings, or streams and manmade features such as existing roads and structures, with indication as to which are to be retained and which are to be removed or altered.
vi. A slope analysis map with categories of less than 10 percent, 10 to 20 percent, 20 to 30 percent and 30 percent and above. Identify hillside disturbance areas and Hillside Protection Easement (H.P.E.) areas with areas of each totaled in a table. Demonstrate compliance with the hillside disturbance regulation of the Town’s Subdivision Ordinance, Section 5.04, or specifically identify variations from these requirements.
iii. Proposed public streetscape and public and private open space improvements and their relationship to the overall development.
v. Building elevations and architectural renderings showing architectural theme colors and type of exterior building materials for each structure or group of structures; include all sides in both black and white and color (see Chapter 19 for Architectural Review Guidelines).
vi. A graphic representation of the proposed landscaping treatment, plant materials, fences, walls and other Site Plan and open space improvements, in accordance with the Subdivision Ordinance, Article 6.
vii. Proposed location and width of any arterial, collector or local streets.
ix. If structures are proposed, show cross-sections through site and building at 25-foot intervals perpendicular to slope, giving percentage of slope at each, and showing exact heights of structures at each existing contour.
xi. If a garage(s) is proposed, the proposed elevation or grade at garage floor and at existing street level at drive entry. Give percentage of total average slope, and percent and length of single steepest portion of driveway.
xiv. Existing and proposed grades and drainage systems and how drainage is altered, how it is redirected to original channel and show that the requirements regarding storm water runoff and drainage have been met.
xv. Location, number of spaces, dimensions, circulation patterns, and surface materials for all off-street parking and loading areas, driveways, access ways, and pedestrian walkways. Show compliance with all parking lot landscape requirements (see Chapter 7, Parking and Loading Requirements). The acceptability of any proposed shared parking arrangement must be validated in a study prepared by an independent traffic expert approved by the Town and whose services are paid for by the applicant.
xvi. The location, dimensions, area, materials, and lighting of signage.
xvii. A lighting plan in conformance with Chapter 8 of this Zoning Ordinance; include a photometric plan showing foot candles of lighting in all parking lots.
xviii. Street dedications and improvements.
xix. The size and locations of all existing and proposed public and private utilities. All easements must be shown and given in writing.
xx. A phasing plan, if the project will be completed in phases, indicating which improvements will be completed in each phase.
xxi. A traffic analysis, unless waived by the Development Services Director.
e. If the site contains unique features requiring additional analysis, any other information the plan reviewer reasonably determines to be necessary to establish compliance with this Zoning Ordinance.
4. Fee. Payment of a filing fee established by a schedule adopted by resolution of the Council and filed in the offices of the Town Clerk. No part of the filing fee shall be refundable. Payment of the filing fee shall be waived when the applicant is the Town, school district, special purpose district, county, state, or federal government.
C. Review and Approval.
1. Determination of Complete Application. Before initiating review, the Development Services Director, or designee, shall evaluate the submittal to determine if it is complete and meets the requirements of this section. Applicants will be notified of missing or incomplete application items. Once an application has been determined to be complete the applicant will be notified to pay the application fee. When the fee has been received, staff will begin review of the application.
2. Staff Review. Staff will conduct review and analysis of the Site Plan and will seek additional information and clarification from the applicant as necessary to take action on the application. Staff will inform the applicant of any revisions needed to bring the Site Plan into compliance with Town requirements.
3. The action of the staff shall be one of approval when the applicant submits a Site Plan which conforms to all applicable regulations and the conditions placed upon the Site Plan by the staff. Approval shall be documented by staff stamping the final Site Plan “approved.”
D. Appeals. The application for an appeal of an Administrative Site Plan review decision shall be made within 30 days of said decision and shall be accompanied by a filing fee in an amount established by the Town Council as part of its annual budget or by separate resolution. No part of the filing fee shall be refundable. Payment of the filing fee may be waived when the petitioner is the Town, the federal government or a county, state, school district, or sanitary district.
1. Any applicant for administrative Site Plan approval who is dissatisfied or aggrieved by the decision of the Planning and Zoning Division may, within 30 days, appeal the decision to the Planning and Zoning Commission. The Planning and Zoning Commission may approve, conditionally approve, continue to a later date or deny said Site Plan based on compliance with all provisions of this Zoning Ordinance.
2. Any applicant who is dissatisfied or aggrieved by the appeal decision of the Planning and Zoning Commission may, within 30 days, appeal their decision to the Town Council. The Town Council may approve, conditionally approve, continue to a later date or deny said Site Plan based on compliance with all provisions of this Zoning Ordinance.
E. Expiration of Site Plan Approval.
1. A Site Plan approval becomes void if a building permit has not been issued within one year from the date of the approval.
2. If the applicant files for an extension prior to the Site Plan approval becoming void, an extension may be granted by the Planning and Zoning Division.
F. Site Plan Amendments. Following approval of a Site Plan, modifications to the site or building must be approved through approval of a Site Plan amendment following the procedures above. Site plan amendment may be considered minor or major as defined below. The fee for a minor Site Plan amendment shall be one-quarter the current Site Plan review fee. The Zoning Administrator shall determine if a Site Plan modification is minor or major using the criteria below:
1. A modification shall be considered minor if the Zoning Administrator determines the modification involves:
d. Minimal adjustments to:
i. The building footprint, location, or orientation;
ii. The pad location;
iv. Project amenities such as, but not limited to, recreational facilities, pedestrian amenities, fencing or other screening material;
v. Residential density; or
vi. the approved phasing plan;
e. Does not modify any specific conditions of approval for the original Site Plan.
2. A modification shall be considered major if it does not meet the requirements to be considered a minor Site Plan modification.
G. Special Use Permits – Temporary Use Permits. If the Site Plan is proposed for a property or use that will require approval of a special use permit or temporary use permit, the special use permit or temporary use permit must be considered and acted upon prior to approval of the Site Plan. The applicant may choose to have the Site Plan processed concurrently with a special use permit and considered by the Planning and Zoning Commission and Town Council with the special use permit.