The Planned Area Development (PAD) zoning designation is intended to accommodate, encourage and promote innovately designed developments involving residential and nonresidential land uses, which together form an attractive and harmonious unit of the community. Such a planned development may be designed as a large-scale separate entity, able to function as an individual community, neighborhood, or mixed-use development; as a small-scale project which requires flexibility because of unique circumstances or design characteristics; or as a transitional area between dis-similar land uses (interface zone). Thus it can be used either as an overlay district to provide flexibility in an otherwise established land use district, or it can be used as an independent district.

This zoning designation recognizes that adherence to a rigid set of space, bulk and use specifications contained elsewhere in this Code would preclude the application of the PAD concept. Therefore, where PAD zoning is deemed appropriate or necessary, traditional rigid zoning regulations are replaced by performance considerations to fulfill the objectives of the Chandler General Plan. The PAD zoning designation may be tailored to meet the specific development representations of an applicant, relative to permitted uses, design standards, and other details. Hence one PAD designation may vary considerably from another designation.

(Ord. No. 983, § 1, 7-9-81; Ord. No. 3063, § 3, 11-18-99; Ord. No. 3386, § 1, 9-12-02)

The objectives of PAD zoning shall include the following:

(1) To accommodate variations in building design, lot arrangements and land uses.

(2) To provide for a coordinated and compatibly arranged variety of land uses through innovative site planning.

(3) To provide a maximum choice in the types of environments for residential, commercial, and industrial uses and facilities.

(4) To encourage an efficient and safe traffic circulation, including the separation of pedestrian from vehicular traffic.

(5) To encourage economy in the construction and maintenance of streets and utilities.

(6) To encourage the provision of usable open space.

(7) To assist in the fulfillment of the goals, objectives and policies of the Chandler General Plan and any amendments thereto.

(8) To maintain a reasonable quality of living standard and minimize adverse environmental impact on surrounding areas during development.

(Ord. No. 3063, § 3, 11-18-99; Ord. No. 3386, § 1, 9-12-02)

All uses permitted within a PAD zoning designation shall be identified at the time of zoning approval, and be set forth in the ordinance and/or Preliminary Development Plan approved by the Mayor and Council.

(1) Residential uses may be any variety of types and styles. In the development of a balanced community, a variety of housing types within one (1) project shall be deemed most in keeping with the objectives of this article.

(2) All other uses shall be determined by the compatibility of such uses with each other and with surrounding land uses and shall conform to policies established in the Chandler General Plan.

(Ord. No. 3063, § 3, 11-18-99; Ord. No. 3386, § 1, 9-12-02)

Densities and intensity permitted in the PAD zoning designation shall be determined by the quality of the PAD designation and shall be consistent with the Chandler General Plan.

In order to accommodate, encourage, or promote infill development or redevelopment on properties located within the infill incentive district, the Zoning Administrator may reduce front-yard building setbacks by up to twenty-five (25) feet for arterial streets and up to fifteen (15) feet for collector streets after having made a finding in writing that all of the following criteria have been met:

A. Such deviation, on balance, will result in a superior environmental and design quality through items such as but not limited to;

i. Increased levels of architectural quality

ii. Greater material diversity

iii. Enhanced usable space and/or pedestrian connection

iv. Activation of street frontage

v. Higher level of landscape design

vi. Creative design solutions for back-of-house functions

B. The site is designed to ensure safe and adequate on-site traffic circulation;

C. Sufficient parking is provided on-site;

D. The development will enhance the quality of a neighborhood by developing a vacant lot, or redeveloping an existing dilapidated building or development;

E. The development complies with required setbacks and landscape buffers from adjacent residential properties; and

F. The reduced setback maintains the goals of providing landscaping along streets and street intersections as identified in section 35-1903.1.

(Ord. No. 3063, § 3, 11-18-99; Ord. No. 3386, § 1, 9-12-02; Ord. No. 5075, § 2(Exh.), 2-22-24)

No building or zoning permit shall be issued for any use under a PAD zoning designation prior to approval of the final development plan as prescribed herein.

(Ord. No. 3063, § 3, 11-18-99; Ord. No. 3386, § 1, 9-12-02)

A PAD Preliminary Development Plan is required. The approval of such plan may be handled as follows:

(1) In cases of specific or small-scale single-stage projects, the Preliminary Development Plan, as described in Section 35-1706 shall be filed as part of the application and approved prior to and in conjunction with Planning Commission and City Council consideration of the application.

(2) In cases of large, multi-stage projects, such approval may be given in stages. The initial submittal with the application may be a conceptual development plan with sufficient description and documentation to identify the nature, mix, general arrangement, density, open space, and quality of the project. Such conceptual development plan may then be approved conditionally, with the Preliminary Development Plan to be submitted to the Planning Commission and City Council in the time and stages stipulated by City Council at the time of rezoning. Multi-stage developments shall not be considered phased developments.

(3) In order for a development to be a phased development, it is required that the applicant submit a Preliminary Development Plan for each phase of the development as part of the PAD zoning application.

(4) Written notification of a Preliminary Development Plan shall comply with the standards described in Section 35-2601.2 of Article XXVI.

(Ord. No. 3063, § 3, 11-18-99; Ord. No. 3386, § 1, 9-12-02; Ord. No. 3411, § 1, 11-7-02; Ord. No. 3640, § 2, 1-13-05)

(1) A Preliminary Development Plan shall contain the following information:

(a) A master development plan as defined in the Subdivision Code, Chapter 48, acceptable to the Planning and Development Director for consistency with Chandler codes and policies and plans.

(b) An area map showing adjacent property owners, location of all buildings, and existing uses within a three hundred (300) foot radius of the parcel, measured in all directions from the perimeter property lines of the parcel.

(c) A legal description of the metes and bounds of the parcel, including gross and net acreage.

(d) Drawings and descriptions clearly showing the following:

1. The existing topographical features of the site;

2. A statement of intended design philosophy and environmental quality; this statement may be in writing, graphic, photographic or a combination of these;

3. Where portions of the site are subject to flooding, the map shall indicate extent and frequency; location of retention areas, calculations and maintenance responsibility;

4. Where areas lie in aircraft approach and holding patterns, such areas shall be indicated;

5. The location and nature of the various uses and their areas in acres;

6. The proposed circulation system and traffic analysis, including any improvements needed to accommodate additional traffic; indicating whether they are public or private;

7. Delineation of the various land use areas, indicating for each such area its general extent, size, total number of dwelling units and approximate percentage allocation by dwelling type, building arrangement, schematic floor plans, building elevations, architectural style and details, and exterior building materials and colors;

8. The interior open space system;

9. General statement as to how common open space is to be owned and maintained;

10. A calculation of the residential density in dwelling units per gross acre, including interior roadways; a calculation of nonresidential intensity in terms of building coverage or floor area ratios, as appropriate;

11. Perimeter treatment and relationship of the project to surrounding land uses;

12. Principal ties to the community at large with respect to transportation, water supply and sewage disposal; indicating whether they are public or private;

13. General description of the availability of other community facilities, such as schools, fire protection services, and cultural facilities, if any, and how these facilities are affected by this proposal;

14. Graphic representation of proposed landscaping, on-site parking, points of access, common areas, recreational amenities, screen walls/fences, building heights, lighting, streets, drives and pedestrian walks, water features, signage and other site plan details;

15. Evidence that the proposal is compatible with the goals of the Chandler General Plan;

16. If the development is to be phased, a general indication of how the phasing is to proceed; whether or not the development is to be phased, the development plan shall show the intended total project;

17. A list of development standards from which departure is requested, together with a statement of how such deviations shall result in environmental quality higher than without stated deviations.

The Zoning Administrator may waive, in writing, any of the above required information when, in his/her opinion, not applicable and may require additional information when needed to adequately describe or clarify the project or its impact.

(2) The Preliminary Development Plan shall be reviewed by the Chandler Planning and Development Department and any other departments and agencies deemed appropriate by the Department. The Department shall compile and return written comments to the applicant within thirty (30) days, or as soon as practical.

(3) The Planning and Zoning Commission shall review the Preliminary Development Plan, together with a written report and recommendations from the Zoning Administrator or designee. Commission recommendation shall be transmitted to the City Council for review.

(4) The City Council shall review the Preliminary Development Plan, together with Commission and staff reports. The City Council may approve the PAD only upon finding that:

(a) The proposal meets the intent, objectives and general requirements of the PAD designation; and

(b) The proposal is in conformance with the Chandler General Plan, amendments thereto and all pertinent codes and policies.

(5) If the City Council approves the PAD zoning designation, the Official Zoning Map shall be so changed by ordinance. The Council may, as necessary, attach conditions to the PAD approval, which may include but are not limited to the following:

(a) Use limitations.

(b) Landscaping.

(c) Screen planting.

(d) Setback and height of buildings.

(e) Paving, location of drives and parking areas.

(f) Storm drainage and stormwater retention.

(g) Public and/or private open space.

(h) Shape and size of lots.

(i) Grouping and uses of buildings.

(j) Maintenance of grounds.

(k) Regulation of signs.

(l) Fences and walls.

(m) Adequacy of vehicular and pedestrian circulation and access.

(n) Timing and phasing.

(o) Any other reasonable consideration the Council finds germane to project quality and neighborhood compatibility.

(Ord. No. 3063, § 3, 11-18-99; Ord. No. 3386, § 1, 9-12-02; Ord. No. 4931, § 2(Exh.), 8-13-20)

(1) It is the intent of this section that subdivision review under the City Subdivision Regulations, Chapter 48, be carried out simultaneously as an integral part of the PAD review. The plans required under this section must be submitted in a form which substantially satisfies the requirements of the Subdivision Regulations for plat approval.

(2) The applicant shall submit a pre-determined number of copies of the Final Development Plan for approval by the Planning & Development Department. The plan shall contain the following information:

(a) All information required on the Preliminary Development Plan.

(b) Complete site plans showing location and type of all improvements.

(c) Plans and elevations of all building types, building materials, and colors.

(d) Schematic grading plans including proposed treatment of sloped and retention areas.

(e) The number of dwelling units by type and estimate of school enrollment to be generated by the project.

(f) All applicable standards of design and construction required by all pertinent City Codes and policies.

(g) Phases and timing of development in numerical order, if applicable.

(h) Any other requirements of Section 35-1900 of this chapter.

(i) An agreement to maintain the property free and clear of weeds, uncontrolled vegetation and trash, litter and debris by twice annually clearing all undeveloped space until project completion. Semiannual weed/debris removal shall be done in May and October.

(j) An agreement to post all phased projects with signs prohibiting dumping of waste, scrap or fill material of any type and to berm and trench the entire periphery of all undeveloped space not in an active phase of development.

(3) The Final Development Plan must be in substantial conformance with the approved Preliminary Development Plan as determined by the Zoning Administrator. Any deviations from the approved Preliminary Plan that would alter the nature of the project shall require approval by the Planning and Zoning Commission and the City Council, with a finding as outlined in Section 35-1706(4)(a) of this chapter.

(4) The Final Development Plan shall be accompanied by a statement of how the deviations from other provisions of the Zoning Code, as requested and/or approved in the Preliminary Development Plan, have been achieved in the Final Development Plan.

(Ord. No. 3063, § 3, 11-18-99; Ord. No. 3386, § 1, 9-12-02; Ord. No. 5113, § 2(Exh.), 12-9-24)

Editor's note— Ord. No. 4846, § 2(Exh.), adopted Dec. 10, 2018, repealed § 35-1708, which pertained to extension of premises to serve or consume liquor within a public right-of-way (Planned Area Development zoning district) and derived from Ord. No. 4206, § 1, adopted June 10, 2010; Ord. No. 4280, § 1, adopted Feb. 24, 2011.