To permit the creation of PD (Planned Development) Districts, where the uses and structures proposed are to be planned and developed as units or phases, and which will facilitate mixed-use development. The provision for Planned Development Districts and the regulations adapted to such unified planning and development is intended to promote economical and efficient land use, an improved level of amenities, appropriate and harmonious variety in physical development, creative design, and a well-planned urban environment. Future development must be in substantial conformance with the Master Development Plan required for approval of a new PD district.

The following uses are permitted in the PD (Planned Development) District:

1. Agricultural Processing Services.
2. Agritourism, subject to the requirments of Article 2.48.220
   
3. Anemometers, with temporary use permit, not to exceed three years.
4. Animal Husbandry Services.
5. Bus and Rail Terminals and Accessory Maintenance Yards and Garages.
6. Cemeteries.
7. Churches or places of religious worship.
8. Civic, Social, Fraternal, and/or Business Associations.
9. Commercial Plant Nurseries.
10. Communications Towers, subject to site development standards in Article 2.51.
11. Community Gardens.
12. Contract Construction Services.
13. Cultural, Historic, and/or Nature Exhibits.
14. Custom Butchering/Meat Curing/Processing.
15. Day Care Facilities or Establishments.
16. Educational Services.
17. Fairgrounds and/or Amusement Parks.
18. Funeral and/or Crematory Services.
19. Gasoline/Service Stations.
20. Golf Courses subject to site development standards in Article 2.51.
21. Group Quarters.
22. Guest Lodging.
23. Heliports, Helipads, Airports, and/or Airstrips designed to serve the development.
24. Home Occupations.
25. Hospitals.
26. Jails, Prisons, and/or Detention Centers.
27. Manufactured Home Parks, subject to site development standards in Article 2.51.
28. Manufacturing, Wholesaling, Warehousing, Distribution, or Storage of Goods.
29. Mini-Warehouses.
30. Motion Picture Production Sites/Studios.
31. Multiple-Household Dwellings.
32. Offender Rehabilitation Facilities.
33. Parking Lot, Commercial.
34. Personal and Professional Services.
35. Printing and/or Publishing Businesses.
36. Recreational Facilities, Indoor and/or Outdoor.
37. Recreational Vehicle Parks, subject to site development standards in Article 2.51.
38. Recycling Centers.
39. Repair Service, Small Engines.
40. Repair Services, Large Engines.
41. Repair Services, Light.
42. Research and/or Testing Laboratories.
43. Residential Care Homes.
44. Residential Care Institutions.
45. Restaurants, Bars, Taverns, Nightclubs, and/or Off-Site Winery Tasting Rooms.
46. Retail Sales/Rentals.
47. Shopping Centers.
48. Single-Household Dwelling units, including Manufactured Homes, excluding Rehabilitated Mobile Homes and Recreational Vehicles.
49. Solar Energy Power Plants, subject to site development standards in Article 2.51.
50. Solar Energy Systems (as Accessory Uses), subject to site development standards in Article 2.51.
51. Swap Meets.
52. Truck Stops.
53. Utility Installations not otherwise exempted by Article 2.57, other than Electric Generation Plants, Regional Sewage Treatment Plants, and Solid Waste Landfills or Incinerators.
54. Veterinary Clinics and/or Animal Hospitals.
55. Welfare and/or Charitable Services.
56. Wind Energy Systems (as Accessory Uses), subject to site development standards in Article 2.51.
57. Zoos and/or other animal exhibits.

In all planned developments, the site will be designed to minimize adverse effects of or on land uses adjacent to the development; minimize impacts upon community facilities and services; prevent undue hazards to people or property on or off-site from traffic, flooding, erosion, subsidence, soil slipping, water adequacy, and other dangers, annoyances or inconveniences; and protect the visual and physical characteristics of the site by considering any prominent natural features, vegetation, drainage ways, and slopes. Except as expressly modified below, the site development standards stated in Article 2.51 shall be applicable, unless modified by the Board of Supervisors, based on a specific determination that any such modification will not adversely affect the public health, safety, and general welfare.

1. Minimum Development Area. The minimum area for a PD District shall be 10 acres.
2. Density. Maximum densities shall not be restricted, provided that the proposed infrastructure and improvements will adequately handle the proposed number of residential units.
3. Site Coverage and Design. Site coverage shall be flexible to encourage innovative site design but shall not encroach upon required perimeter setbacks or open space. Site coverage ratios for similar uses in other Zoning Districts shall generally be used as guides to appropriate site coverage ratios in the proposed PD District. The site design shall be evaluated in terms of integrated use of open space, drainage, topography, vehicular and pedestrian circulation, and internal use relationships.
4. Setbacks. Setbacks from the perimeter of the PD District for all uses shall be a minimum of 40 feet unless other means, including site design, building design, screening, landscaping, and open space, are provided to alleviate potential land use conflicts. The County Zoning Inspector may modify this requirement if, in his opinion, adequate alternatives are provided. If there is a substantial disparity between uses in the PD District and adjacent existing uses, the County Zoning Inspector may increase the perimeter setback.
   
   Setbacks for structures and uses from road travel ways and lot boundaries within the PD District shall be specified in the master development plan but should approximate the setbacks required in Zoning Districts with comparable densities and uses unless otherwise approved.
5. Open Space. Development under this provision is intended to provide the following:
   1. An innovative site planning design in harmony with the natural features and constraints of specific sites.
   2. More cost-effective development due to decreased grading and more efficient servicing of the development with utilities, roads, and other essential services;
   3. Open space for private or community purposes.
      1. Open Space Definition. For the purposes of this Section, open space is that area of land not occupied by buildings, towers, walls, billboards, or man-made impervious surfaces that is set aside or reserved in perpetuity for the use of the public or the occupants of the PD District. It shall be an integral part of the design within the boundaries of the development. The open space calculation shall not include any public or private roads accessing the lots, road right-of-way, outdoor storage areas, junkyards, or golf courses. Historic sites and paths or trails not intended for vehicular access to lots may be included in the open space. If the open space is to be used for agriculture, accessory agricultural structures or roads may be included in the open space.
      2. Open Space Ownership and Control. The open space shall be either in private ownership or owned by a property owners’ association and shall be protected by covenants and restrictions satisfactory to the Planning Commission and the Board of Supervisors.
      3. Minimum Open Space Area – Residential. At least 50 percent of the gross area of any residential portion(s) of the proposed PD Zoning District shall be retained as Open Space. The location of the Open Space shall be delineated in the master development plan, and a reference is made to the intended purpose, maintenance, and ownership of the open space. Open space for recreational purposes shall be designed and located to be convenient for the use of the residents of the development.
      4. Minimum Open Space Area – Non-Residential Uses. At least 10 percent of the gross area of any non-residential portion(s) of the proposed PD Zoning District shall be retained as Open Space. The location of the Open Space shall be delineated in the master development plan, and a reference is made to the intended purpose, maintenance, and ownership of the open space.
      5. Hillsides. Any areas of slope greater than 15 percent shall be left as open space.
      6. Washes. Washes will remain undisturbed to the extent feasible, and the number of crossings minimized to those deemed necessary for general circulation within the development. All development within washes will comply with County Highway and Floodplain regulations and other applicable State and Federal laws.
6. Non-Residential Uses in PD Districts. A predominantly residential PD District should be designed to provide non-residential services for the use of the development’s residents and guests to minimize potential off-site average daily traffic.
7. Sanitary Sewer and Water Systems. No building permits shall be issued for development within a PD Zoning District until provisions have been made for connection onto community water and sanitary sewer systems or some other Arizona Department of Environmental Quality-approved waste disposal system. Conventional septic systems may be used if a community sanitary sewer system is not feasible.
8. Access, Circulation, and Street Improvements.
   1. Collector or Arterial Access. A PD Zoning District shall have external access to at least one publicly maintained collector or arterial street. The site shall be designed to discourage direct access to a predominantly residential street outside of the development. One additional external access to a collector or arterial street improved to minimum County standards is encouraged to improve overall circulation and provide emergency access.
   2. Street Improvement Standards. All streets within a PD District shall be improved to minimum County standards, sufficient to handle anticipated traffic.
   3. Design of Vehicular Circulation Systems. Streets and drives shall provide safe and convenient access to uses within the district but shall not be designed in a manner that encourages outside traffic to use the residential streets within the district. Traffic calming devices are encouraged on local streets. Streets shall not occupy more land than is required to provide access as indicated, nor create unnecessary fragmentation of the development into small blocks.
      
      Principal vehicular access points shall be designed to encourage smooth traffic flow with controlled turning movements and minimum hazards to vehicular or pedestrian traffic. Merging and turnout lanes and/or traffic dividers shall be required where existing or anticipated heavy flows indicate a need. Access from off-street parking and service areas within the development may be made directly to local streets. Vehicular access to other streets from off-street parking and service areas shall be combined, limited, located, designed and controlled so as to channel traffic from and to such areas conveniently, safely, and in a manner that minimizes marginal traffic friction and promotes free traffic flow on streets without excessive interruptions.
   4. Design of Pedestrian Circulation Systems. An integrated pedestrian system is required. If appropriate, bicycle and equestrian paths may be integrated into this system as well. The system shall form logical, safe, and convenient pedestrian access to all dwelling units, project facilities, recreational open spaces, and principal off-site pedestrian destinations. Walkways to be used by substantial numbers of children as play areas or routes to school or other destinations shall be located and safeguarded to minimize contact with normal automotive traffic. Street crossings shall be held to a minimum on such walkways, located and designed to provide safety and appropriately marked and otherwise safeguarded. Pedestrian ways, appropriately located, designed, and constructed, may be combined with other easements and used by emergency or utility vehicles but shall not be used by other automotive traffic. Pedestrian ways, equestrian and bicycle paths shall be, to the maximum extent, feasible, separate, and protected from vehicular access points. Where there are crossings of such ways and vehicular routes, such crossings shall be safely located, marked, and controlled, and where such ways are exposed to substantial vehicular traffic, safeguards may be required to prevent crossings except at designated points. Bicycle and/or equestrian paths shall be designated, so that street crossings are minimized.
9. Screening.
   1. Perimeter Screening. Screening, as defined in Article 2.03, shall be required along the exterior boundaries of all planned developments where a proposed non-residential use abuts a residential Zoning District unless this protection is provided by other means. Where a developer demonstrates that the natural terrain or site design features – such as placement of structures, uses, open space, landscaping, streets, and walkways – fulfill the need for visual protection and physical separation between sites, screening requirements shall be waived.
   2. Interior Screening. Screening shall be required within PD Districts as necessary to minimize the visual impact of non-residential uses on the residential portions of the development unless the developer demonstrates that other design features will fulfill that purpose and used by emergency or utility vehicles but shall not be used by other automotive traffic.
10. Landscaping. Landscaping shall be required in PD Districts as necessary to serve the expressed intent of Article 2.51. Single-household dwelling sites shall be exempt. At a minimum, perimeter setback areas along roads abutting the development shall be landscaped, and non-residential sites within the PD District shall be landscaped in a manner consistent with the standards described in Article 2.51. Landscaping shall consist primarily of drought-tolerant species and make the best use of low-water-use native vegetation, as well as adhere to the principles of xeriscaping.
11. Maximum Structure Height. The maximum height of all structures in the PD Zoning District may extend to 50 feet above grade, provided that:
    1. The site is designed so that structures in excess of 40 feet have a minimum setback from exterior site boundaries that is equal to or greater than the height of the structure and so that no such structure obstructs a scenic view from adjoining developed properties or public right-of-way.
    2. The site design includes sufficient setbacks and open spaces to provide adequate light and air to all uses within the development and to prevent obstruction of solar access on surrounding sites.
    3. Structures proposed at heights greater than 50 feet above grade, such as communication towers, must be approved through the master development plan process.
    4. Accessory Wind Energy Systems in the PD Zoning District shall be subject to height limits and other site development standards as found in Article 2.51.
12. Minimum Distance Between Structures. The minimum distance between principal structures shall generally be 15 feet, except that the Zoning Inspector may approve a smaller separation when site and building design provide adequate light, air, privacy, and fire safety.

Planned Development proposals shall be presented in two stages: (1) a pre-application conference; and (2) the submission of a master development plan and Rezoning application.

1. Pre-Application Conference. A pre-application conference is mandatory for all PD amendments. The Applicant will discuss the proposed development with the Planning Department staff, Highway and Floodplain Department staff, and other interested agencies. The County Zoning Inspector will be responsible for inviting these departments to a joint meeting. At this meeting, the Applicant will submit the general outlines of the proposal and sketch plans as indicated below. After the pre-application conference, the Planning Department staff will furnish the Applicant with written comments regarding the proposal. These comments will include any appropriate recommendations to inform and assist the Applicant prior to preparing the Planned Development application. After the Applicant has identified the scope of the proposed project at this conference, County staff will identify governmental departments and agencies that will be involved in the subsequent review process, determine what studies and reports will be necessary to adequately assess the proposal, and establish the number of copies of all plans and reports which will be required. The Applicant is required to provide the following information for the pre-application conference:
   1. Data concerning site conditions; land characteristics; community facilities including streets, water and power, schools, and sewage disposal; other general information about land uses within one-half mile of the proposed development.
   2. A sketch showing the proposed location of land uses, major streets, and any other significant features.
2. Master Development Plan and Rezoning Application.
   1. Master Development Plan Submittal. After the pre-application conference and receipt of the staff’s comments, the Applicant may submit an application for a Rezoning to a Planned Development District, as set forth in Article 2.63, in the same manner as for other amendments of Zoning District classifications. Materials submitted with the Rezoning application shall include: the proposed master development plan, as set forth in Article 2.09, including a specific demonstration of compliance with the applicable site development standards, a Public Participation Report as required in Article 2.09 of these Zoning Regulations, and all appropriate fees. The Master Development Plan and Zoning District amendment application shall be processed concurrently.
   2. Review of Master Development Plan and Report(s). After the materials specified in Paragraph 2,a above have been submitted to the Planning Department, staff will review the application, the master development plan, and the report. The Applicant will be notified in writing of any deficiencies in the design of the development, the requested reports, and information, or any other submittals. When the County Zoning Inspector determines that the plan conforms with all applicable development standards, or that appropriate waivers have been requested, and that the Applicant has submitted all the required documents in the appropriate form, he or she will schedule a public hearing before the Planning Commission for the next available meeting.
   3. Planning Commission Hearing, Zoning Amendments, and Master Development Plan.
      1. The County Zoning Inspector shall forward the complete application to the Planning Commission for a public hearing. Notice of this hearing shall be posted and advertised as set forth in Article 2.63 of these Zoning Regulations. The Planning Commission shall review the master development plan for conformance with submittal requirements and the applicable site development standards. The Planning Commission may recommend modifications of the site development standards consistent with the provisions of Article 2.42.
      2. Based upon specific findings to be adopted by the Planning Commission, the Planning Commission shall recommend to the Board of Supervisors that the proposed PD Zoning District amendment and the accompanying master development plan:
         1. Be approved unconditionally, without modification; or
         2. Be approved conditionally, with approval conditioned upon certain revisions to the master development plan or other appropriate requirements, including scheduled improvements or limits on types of permitted uses; or
         3. Be denied, based upon the specific findings included with this recommendation.
   4. Board of Supervisors Hearing.
      1. The Board of Supervisors shall consider this application in the same manner as other Zoning District amendments, as set forth in Article 2.63, together with the proposed master development plan. If the proposal constitutes a “major amendment,” as defined in Article 2.09 of these Zoning Regulations, it shall be presented at the time and in the manner required for “major amendments.” Following the hearing on this proposal, the Board of Supervisors may approve the proposed zoning amendment and master development plan as submitted; approve modifications of the site development standards; approve either or both subject to certain modifications or limitations, including limits on the types of permitted uses; approve either or both subject to certain conditions or infrastructure requirements; or decline to approve both. The Board shall adopt findings indicating the basis for its action in connection to this action.
      2. The Board of Supervisors may approve a Master Development Plan and/or the PD zoning conditioned on a schedule for the completion of certain actions or improvements. If the property owner fails to comply with this schedule, at the expiration of the applicable time period, the Board shall schedule a public hearing to consider granting an extension, determining a revised compliance schedule, or revoking approval of the Master Development Plan and PD zoning. If the Board revokes its approval, the PD Zoning District shall revert to its original zoning. The owner, and any successors in interest who have provided written notice of this interest to the Planning Department, shall be notified of the hearing by registered mail.
         

Minor amendments to an approved final Master Development Plan may be authorized by the County Zoning Inspector upon written application by the Applicant or successors in interest, but only upon a finding that: a) such amendments are in accord with all Regulations in effect at the time the change is requested; b) the amendments are consistent with the purpose and scope of the Master Development Plan approved by the Board of Supervisors and are unlikely to result in any increase in off-site impacts; and c) the amendments are consistent with the general intent and purpose of the Comprehensive Plan in effect at the time of the proposed change. Any proposed amendment that does not meet each of the criteria stated above shall be formally submitted for approval in the same manner as an original application.

All previously zoned PD-1 and PD-2 Zoning Districts shall be deemed to be PD Zoning Districts. If a previously zoned PD-1 or PD-2 district has an approved, un-expired master development plan or final plan, then all applications for residential and non-residential permits and subdivisions shall be in substantial conformance with that plan and subject to all conditions of that plan. Any proposals to amend the plan are subject to the provisions of Section 2.42.050 herein.

In the event that a previously zoned PD-1 or PD-2 District has no approved plan or has an expired plan, then a master development plan for the entire contiguous PD-1 or PD-2 District, per the requirements of this article, shall be required prior to the issuance of a residential or non-residential permit or approval of a subdivision tentative plat. If there is no current plan in effect, the property owner may, in the alternative, request that a previously zoned PD-1 or PD-2 Zoning District, or portion thereof, revert to its original zoning and Comprehensive Plan designation. If PD-1 or PD-2 was the original zoning, or a reversion to the original zoning is not appropriate, then a property owner may apply for another Zoning District compatible with the surrounding Comprehensive Plan designation, subject to the provisions of Article 2.63.