Clarkdale City Zoning Code

A. Applicability. The PAD District may be applied to any property within the Town of Clarkdale through a legislative rezoning process. PAD zoning may be appropriate for properties of any size where unified planning, mixed land uses, phased development, or alternative development standards are proposed. There shall be no minimum site area requirement for PAD zoning. The suitability of a site for PAD zoning shall be evaluated based on the proposed development concept, site characteristics, surrounding development, and consistency with the General Plan.

B. Establishment of PAD District. A PAD District shall be established only by ordinance adopted by the Town Council following recommendation by the Planning and Zoning Commission. The ordinance establishing the PAD shall approve a Master Development Plan that governs development of the property.

Upon approval, the PAD zoning classification shall replace the underlying zoning district. All development, use of land, construction, and improvements within the PAD shall comply with the approved PAD ordinance and Master Development Plan (MDP).

C. Relationship to Other Regulations. Development within a PAD shall comply with all applicable Town codes and regulations except where alternative standards are expressly established in the approved Master Development Plan (MDP). In the event of a conflict, the PAD ordinance and Master Development Plan shall control.

Any development standard, requirement, or procedure not expressly established or modified by the approved MDP shall be governed by the applicable provisions of the Clarkdale Zoning Code, subdivision regulations, and other adopted Town codes and standards, including but not limited to landscaping, parking, signage, lighting, grading, drainage, and environmental requirements.

PAD zoning is intended to allow flexibility in development standards; however, it shall not be used to avoid the intent or purpose of this Zoning Code. Flexibility shall be granted only where the overall development, as proposed and regulated through the MDP, provides equal or greater protection of the public health, safety, and welfare and results in superior planning and design. (Revised by Ordinance #454 on 5/12/26; effective 6/11/26)

A. Purpose. The Planned Area Development (PAD) District is established to provide a zoning mechanism that permits flexibility in the application of land use and development regulations where unified planning and design of a site can result in superior development outcomes. The PAD District is intended to encourage innovative site planning, coordinated infrastructure development, efficient land utilization, preservation of natural features, high-quality architectural and site design, and long-term compatibility with surrounding development and community character.

The PAD District is intended to replace rigid, conventional zoning standards with a project-specific regulatory framework governed by an approved Master Development Plan (MDP). Through the MDP, the PAD District allows flexibility in land use and development standards when such flexibility results in improved site planning, enhanced architectural and landscape design, better circulation and connectivity, meaningful open space, and equal or greater protection of the public health, safety, and welfare that would not otherwise be achievable under standard zoning districts.

B. Intent. It is the intent of the Town of Clarkdale that the PAD District be used to implement the goals and policies of the Clarkdale General Plan through comprehensive site planning and coordinated development. PAD zoning is intended to promote compatibility with surrounding land uses, provide flexibility in development standards, and allow for creative design solutions that respond to site constraints and community context. The purposes of the PAD District include, but are not limited to, the following:

A. Purpose and Function. The Master Development Plan (MDP) is the primary and controlling regulatory document for a Planned Area Development. The MDP establishes the permitted land uses, development capacity, development standards, design guidelines, circulation framework, open space system, infrastructure provisions, and phasing for the PAD. Upon approval, the MDP shall supersede the conventional zoning standards otherwise applicable to the property, except where expressly stated.

B. Requirement. An MDP shall be required for all PAD zoning requests and shall be submitted concurrently with the rezoning application. No subdivision, site development, building permit, or other development approval shall be issued except in conformance with an approved MDP.

C. Level of Detail. The MDP shall be prepared at a level of detail sufficient to allow the Town to evaluate the proposed development and to serve as a clear, enforceable, and binding regulatory document. Conceptual or illustrative plans may be included, but all standards and limitations governing development shall be clearly stated.

D. Required MDP Components. The MDP shall include, at a minimum, the following components:

E. Findings and Consistency. The MDP shall demonstrate consistency with the Clarkdale General Plan and shall provide sufficient information to support findings that the PAD results in superior planning and design when compared to conventional zoning.

F. Effect of Approval. Approval of the PAD rezoning and MDP establishes the allowable development rights for the property. Subsequent site plans, subdivisions, and building permits shall be reviewed for consistency with the approved MDP.

G. Recordation. The approved MDP and any conditions of approval shall be recorded with the Yavapai County Recorder and shall run with the land. (Revised by Ordinance #454 on 5/12/26; effective 6/11/26)

A. Use Categories. The MDP shall organize permitted uses by general use category, which may include residential, commercial, employment, civic, recreational, open space, and accessory uses. The MDP may further distinguish uses by sub-area, phase, or development block.

B. Residential Uses. Where residential uses are proposed, the MDP shall identify permitted residential use types, including but not limited to single-family detached, single-family attached, duplex, townhouse, multifamily, live-work, or other housing types. The MDP shall state the maximum number of dwelling units permitted by housing type.

C. Nonresidential Uses. Where nonresidential uses are proposed, the MDP shall identify permitted commercial, office, employment, institutional, or civic uses and shall state the maximum nonresidential development capacity, expressed as gross floor area or other measurable standard.

D. Mixed-Use Developments. PADs may include mixed-use development where residential and nonresidential uses are integrated vertically or horizontally. The MDP shall describe the relationship between uses, access arrangements, and compatibility measures.

E. Accessory and Temporary Uses. Accessory and temporary uses may be permitted where expressly authorized by the MDP and shall be subordinate to the primary permitted uses. Accessory uses not identified in the MDP shall comply with applicable Clarkdale Zoning Code provisions.

F. Prohibited Uses. Any use not expressly identified as permitted or conditional within the approved MDP shall be prohibited.

G. Conditional Uses. The MDP may identify uses that require additional review or conditions prior to establishment. The MDP shall describe applicable review procedures and performance standards for such uses. (Revised by Ordinance #454 on 5/12/26; effective 6/11/26)

A. General. Residential density and nonresidential development intensity within a Planned Area Development (PAD) shall be controlled exclusively through the approved Master Development Plan (MDP). No minimum or maximum density standards established elsewhere in this Zoning Code shall apply unless expressly incorporated into the MDP.

B. Residential Density. Where residential development is proposed, the MDP shall establish the maximum number of dwelling units permitted within the PAD. The maximum dwelling unit count shall be stated numerically and may be allocated by housing type, development area, or phase. Residential density may vary within the PAD where clearly identified in the MDP.

C. Nonresidential Intensity. Where nonresidential development is proposed, the MDP shall establish the maximum permitted development capacity, which may be expressed as gross floor area, floor area ratio, building square footage, or other measurable standard. Intensity may vary by use type, sub-area, or phase as identified in the MDP.

D. Density Transfers and Flexibility. The MDP may allow the transfer or redistribution of residential density or nonresidential intensity within the PAD, provided the overall maximum development capacity established by the MDP is not exceeded and the transfer results in improved site planning, open space preservation, or design quality.

E. Measurement and Compliance. Density and intensity shall be measured cumulatively across the PAD and by phase, where applicable. Development approvals shall demonstrate compliance with the maximum limits established in the MDP prior to issuance of building permits.

F. Bonus Provisions. The MDP may provide for development bonuses or incentives, such as increased density or intensity, in exchange for identified public benefits, including but not limited to enhanced open space, public amenities, infrastructure improvements, or affordable housing, where consistent with the General Plan.

G. Vested Rights. Approval of a PAD and MDP shall vest development capacity only to the extent expressly stated in the MDP and subject to any phasing or timing limitations contained therein. (Revised by Ordinance #454 on 5/12/26; effective 6/11/26)

A. Standards Hierarchy. Development within a Planned Area Development (PAD) shall be governed by a hierarchy of standards. In the event of a conflict, the following order of precedence shall apply: (1) the approved Master Development Plan (MDP) and conditions of approval; (2) applicable development agreements, if any; (3) the Clarkdale Zoning Code; and (d) other adopted Town codes and standards.

B. Modification of Standards. The MDP may modify or establish alternative development standards, including but not limited to setbacks, building height, lot coverage, parking, loading, open space, and buffering, provided such modifications are clearly stated and result in equal or superior development outcomes.

C. Minimum Requirements. Unless expressly modified by the MDP, all development within a PAD shall comply with the minimum standards of the Clarkdale Zoning Code, subdivision regulations, and other adopted Town standards.

D. Area-Specific Standards. The MDP may establish different standards for distinct areas, blocks, or phases within the PAD, provided such standards are clearly delineated and internally consistent.

E. Performance-Based Approach. Development standards within a PAD may be performance-based, focusing on outcomes such as compatibility, functionality, and design quality rather than strict dimensional requirements.

F. Administrative Interpretation. The Community Development Director or designee may interpret the approved MDP for purposes of determining compliance, provided such interpretation does not alter permitted uses, development capacity, or substantive standards. (Revised by Ordinance #454 on 5/12/26; effective 6/11/26)

A. Purpose. Design guidelines for a Planned Area Development (PAD) are intended to ensure high-quality, cohesive, and context-sensitive development that contributes positively to Clarkdale’s character while allowing flexibility in design solutions. Design guidelines shall be adopted as part of the approved Master Development Plan (MDP).

B. Applicability. All development within a PAD shall comply with the design guidelines established in the approved MDP. Where design guidelines are not specified, applicable provisions of the Clarkdale Zoning Code shall apply.

C. Architectural Design. The MDP shall include architectural design standards addressing building form, massing, scale, roof forms, facade articulation, materials, colors, and architectural detailing. Standards shall promote visual interest, human-scale design, and compatibility with surrounding development and Clarkdale’s historic context, where applicable, and as allowed under state law.

D. Site Design. Site design standards shall address building orientation, relationship to streets and open spaces, pedestrian connections, service and loading areas, refuse collection, and the screening of mechanical equipment.

E. Streetscape and Public Realm. The MDP shall establish streetscape standards for sidewalks, pedestrian amenities, street trees, lighting, street furniture, and public spaces. Streetscape design shall support walkability, safety, and visual cohesion.

F. Walls, Fencing, and Screening. Standards shall address the design, height, materials, and placement of walls and fencing, including required screening for service areas, parking, utilities, and mechanical equipment.

G. Lighting and Signage. The MDP shall include standards for site lighting and signage that promote safety and wayfinding while minimizing glare, light spillover, and visual clutter. All lighting must meet the requirements set within Chapter 8, Outdoor Lighting.

H. Sustainability and Context. Design guidelines may include sustainability measures such as energy efficiency, water conservation, shade structures, and heat mitigation strategies, where appropriate to the development. (Revised by Ordinance #454 on 5/12/26; effective 6/11/26)

A. Purpose. Circulation standards for a Planned Area Development (PAD) are intended to ensure safe, efficient, and connected movement for vehicles, pedestrians, bicyclists, and emergency services within and adjacent to the development.

B. Circulation Plan Required. The Master Development Plan (MDP) shall include a circulation plan identifying internal and external vehicular circulation, pedestrian and bicycle facilities, emergency access, and connections to adjacent properties and public rights-of-way.

C. Street Design. Streets within a PAD may be public or private and shall be designed to accommodate anticipated traffic volumes, emergency access, and pedestrian safety. Alternative street cross-sections may be approved through the MDP where demonstrated to be functional and context-appropriate.

D. Connectivity. The circulation system shall promote connectivity within the PAD and to surrounding development, including vehicular, pedestrian, and bicycle connections, where practicable.

E. Emergency Access. The circulation plan shall provide adequate emergency access in accordance with applicable fire and building codes. Coordination with the serving fire district shall be required.

F. Parking Standards. Parking requirements within a PAD shall be established by the MDP. Parking standards may be modified from conventional zoning requirements where supported by shared parking analysis, mixed-use design, or alternative transportation strategies.

G. Loading and Service Areas. The MDP shall identify the location and design of loading areas, service access, and refuse collection facilities and shall provide for appropriate screening and circulation.

H. Traffic Studies. Traffic impact studies may be required based on the scale, intensity, or anticipated impacts of the PAD. (Revised by Ordinance #454 on 5/12/26; effective 6/11/26)

A. Purpose. Open space within a Planned Area Development (PAD) is intended to provide functional, accessible, and meaningful areas for recreation, environmental preservation, buffering, visual relief, and community amenities.

B. Open Space Plan Required. The Master Development Plan (MDP) shall include an open space plan identifying the location, acreage, and function of all proposed open space areas within the PAD.

C. Types of Open Space. Open space may include active recreation areas, passive open space, natural resource areas, plazas, greens, trails, landscaped common areas, and similar features. The MDP shall identify the type and intended function of each open space area.

D. Minimum Open Space. Minimum open space requirements shall be established by the MDP based on project scale, land use mix, and site conditions. Where not specified, applicable Clarkdale standards shall apply.

E. Accessibility and Design. Open space areas shall be designed to be accessible, usable, and integrated into the overall development. Open space shall be connected through pedestrian pathways and shall provide visual and physical connections to adjacent development where feasible.

F. Natural Features. The MDP shall identify and incorporate existing natural features, drainageways, and environmentally sensitive areas into the open space system to the greatest extent practicable.

G. Ownership and Maintenance. The MDP shall identify ownership and maintenance responsibilities for all open space areas, including provisions for long-term maintenance. (Revised by Ordinance #454 on 5/12/26; effective 6/11/26)

A. Purpose. Landscape standards within a Planned Area Development (PAD) are intended to enhance visual quality, provide buffering between uses, support water conservation, mitigate heat and glare, and contribute to the overall character of the development.

B. Landscape Plan Required. The Master Development Plan (MDP) shall include a conceptual landscape plan identifying landscape areas, plant types, screening, buffering, and streetscape elements. Detailed landscape plans shall be reviewed at subsequent development stages.

C. Applicability of Town standards. Unless expressly modified by the MDP, landscaping within a PAD shall comply with applicable Clarkdale landscape, water conservation, and irrigation standards.

D. Buffering and Screening. Landscape standards shall address buffering and screening between incompatible uses, adjacent residential areas, parking areas, service areas, and public rights-of-way.

E. Plant Selection and Water Use. Plant materials shall be appropriate to the local climate and may include native and drought-tolerant species and shall be in compliance with Clarkdale’s approved and prohibited plant lists. Landscape design shall emphasize water-efficient practices and long-term sustainability.

F. Streetscape Landscaping. The MDP shall identify streetscape landscaping elements, including street trees, landscape medians, pedestrian shade, and gateway features.

G. Maintenance. The MDP shall identify maintenance responsibilities for landscaped areas, including irrigation systems and landscape features. (Revised by Ordinance #454 on 5/12/26; effective 6/11/26)

A. Purpose. Utilities and infrastructure standards for a Planned Area Development (PAD) are intended to ensure that adequate public and private facilities are provided to serve the development in a manner that is coordinated, efficient, and consistent with Town standards and long-term planning objectives.

B. Infrastructure Plan Required. The Master Development Plan (MDP) shall include an infrastructure plan demonstrating the availability, capacity, and adequacy of water, sewer, drainage, stormwater management, solid waste, and other required utilities and public services.

C. Water and Wastewater. The MDP shall demonstrate that sufficient water supply and wastewater capacity are available to serve the PAD in accordance with Town standards and applicable state requirements. Phasing of development shall be coordinated with the provision of water and wastewater infrastructure.

D. Drainage and Stormwater Management. The MDP shall address drainage patterns, stormwater management, and floodplain considerations. Development shall be designed to minimize adverse drainage impacts on surrounding properties and public facilities.

E. Phased Infrastructure. Where development is proposed in phases, the MDP shall identify infrastructure improvements required for each phase and shall demonstrate that adequate infrastructure will be available prior to or concurrent with development.

F. Coordination with Service Providers. The MDP shall demonstrate coordination with applicable service providers, including fire, police, utility, and other service agencies, as required to support the proposed development.

G. Financing and Maintenance. The MDP shall identify responsibility for the construction, financing, and long-term maintenance of private infrastructure and facilities. (Revised by Ordinance #454 on 5/12/26; effective 6/11/26)

A. Purpose. Phasing provisions for a Planned Area Development (PAD) are intended to ensure orderly development, timely provision of infrastructure and services, and consistency with the approved Master Development Plan (MDP).

B. Phasing Plan Required. The MDP shall include a phasing plan identifying the sequence, timing, and geographic extent of each phase of development. The phasing plan shall be sufficiently detailed to allow the Town to evaluate infrastructure, service, and fiscal impacts.

C. Infrastructure and Services. Each development phase shall be supported by adequate infrastructure, utilities, and public services prior to or concurrent with development. No phase shall proceed unless required infrastructure for that phase is available.

D. Consistency with Approved Capacity. Development within each phase shall remain within the maximum density, intensity, and development capacity established by the MDP.

E. Phasing Adjustments. Minor adjustments to the approved phasing plan may be approved administratively where such adjustments do not increase overall development capacity, alter permitted uses, or create adverse impacts. Substantial changes to phasing shall require amendment of the PAD.

F. Expiration and Timing. The PAD approval or individual phases may be subject to time limitations as a condition of approval. Failure to commence development within the specified timeframe may result in expiration of approval for the affected phase. (Revised by Ordinance #454 on 5/12/26; effective 6/11/26)

A. Purpose. Operations, ownership, and maintenance provisions are intended to ensure that common areas, private infrastructure, and shared facilities within a Planned Area Development (PAD) are properly owned, operated, and maintained over the life of the development.

B. Ownership Structure. The Master Development Plan (MDP) shall identify the ownership structure for all land, common areas, open space, private streets, utilities, and facilities within the PAD. Ownership may include individual ownership, homeowners’ associations, property owners’ associations, development entities, or other legally recognized entities.

C. Maintenance Responsibilities. The MDP shall clearly assign responsibility for the operation and maintenance of common areas, private streets, utilities, open space, landscaping, stormwater facilities, and other shared improvements.

D. Town Remedies. If required maintenance is not performed, the Town may take enforcement action as provided by the Zoning Code or other applicable law, including requiring corrective action or withholding permits.

E. Modification of Responsibilities. Changes to ownership or maintenance responsibilities shall require approval through the appropriate PAD amendment process. (Revised by Ordinance #454 on 5/12/26; effective 6/11/26)

A. Purpose. The purpose of this section is to establish clear procedures for the application, review, and approval of Planned Area Development (PAD) zoning and associated Master Development Plans (MDPs), ensuring transparency, consistency, and public participation.

B. Preapplication Conference. A preapplication conference with Town staff shall be required prior to submission of a PAD rezoning application. The purpose of the conference is to identify applicable requirements, review the proposed development concept, and determine the scope of required submittals.

C. Application Submittal. A PAD application shall be submitted in accordance with Town application requirements and shall include, at a minimum, the proposed rezoning request, the Master Development Plan, supporting studies, and any additional materials required by the Town.

D. Staff Review. Upon submittal of a complete application, Town staff shall review the PAD application and MDP for consistency with the Clarkdale General Plan, the Zoning Code, and applicable Town standards. Staff may require revisions or additional information prior to scheduling public hearings.

E. Planning and Zoning Commission Review. The Planning and Zoning Commission shall hold a public hearing on the PAD application and shall make a recommendation to the Town Council based on the record, applicable standards, and public input. This process shall follow the procedures set forth in Chapter 13.

F. Town Council Review and Approval. The Town Council shall hold a public hearing and may approve, approve with conditions, or deny the PAD rezoning and MDP. Approval shall be by ordinance and may include conditions necessary to ensure compliance with adopted policies and standards. This process shall follow the procedures set forth in Chapter 13.

G. Findings. In approving a PAD, the Town Council shall make findings that the PAD is consistent with the General Plan, provides superior planning and design, and protects the public health, safety, and welfare. (Revised by Ordinance #454 on 5/12/26; effective 6/11/26)

A. Purpose. This section establishes procedures for amendments to an approved Planned Area Development (PAD) and Master Development Plan (MDP), distinguishing between minor and major amendments to provide flexibility while preserving the integrity of the approved development framework.

B. Minor Amendments. Minor amendments may be approved administratively by the Community Development Director or designee and shall include changes that do not increase overall development capacity, alter permitted uses, materially change development standards, or create additional impacts. Minor amendments may include adjustments to internal circulation, site layout, or phasing that remain consistent with the intent of the approved PAD.

C. Major Amendments. Major amendments shall require the same review and approval process as the original PAD rezoning. Major amendments include, but are not limited to, increases in development capacity, changes to permitted uses, substantial modifications to development standards or design guidelines, or changes that result in new or increased impacts. Major amendment criteria includes but is not limited to:

D. Determination of Amendment Type. The Community Development Director or designee shall determine whether a proposed amendment is minor or major based on the criteria established in this chapter. Such determination may be appealed in accordance with this Zoning Code.

E. Cumulative Amendments. The cumulative effect of multiple minor amendments shall be considered in determining whether a major amendment process is required. Minor amendments may not be “stacked” to avoid major amendment requirements.

F. Amendment Documentation. Approved amendments shall be documented and incorporated into the official PAD and MDP records. (Revised by Ordinance #454 on 5/12/26; effective 6/11/26)

A. Compliance Required. All development, use of land, construction activity, and operation within a Planned Area Development (PAD) shall comply with the approved PAD zoning, Master Development Plan (MDP), and any conditions of approval.

B. Enforcement Authority. The Town may enforce the provisions of the PAD, MDP, and this Zoning Code through any lawful means, including but not limited to withholding permits, issuing notices of violation, or pursuing civil or criminal remedies as authorized by law.

C. Permit Issuance. No building permit, grading permit, certificate of occupancy, or other development approval shall be issued unless the proposed development is in compliance with the approved PAD and MDP.

D. Remedies Not Exclusive. The remedies provided herein are cumulative and not exclusive. The Town may pursue one (1) or more remedies simultaneously or consecutively. (Revised by Ordinance #454 on 5/12/26; effective 6/11/26)