A specific area plan (SAP) is established by this chapter. This SAP provides areas for the development and administration of SAP, prepared in accord with the Horseshoe Bend Comprehensive Plan. (Ord. 232, 4-14-2010)

The specific area plan provide a means to modify or create new zoning regulations for unique areas and developments, such as mixed use developments and planned communities or planned developments, where other conventional zoning mechanisms cannot achieve the City of Horseshoe Bend's desired results. Each SAP has its own non-transferable set of regulations based upon the City of Horseshoe Bend's Zoning and Subdivision Ordinances. The regulations may combine some or all the following elements for a defined area into one document: zoning standards, design guidelines, site plan, infrastructure plan, phasing plan and other elements as appropriate. Specific area plans are adopted into the zoning code by Title and become either the base zone or an overlay zone for the property.

At the most basic level, a SAP may simply be an overlay zone that retains the existing base zoning for a small site, but modifies and/or expands it in certain ways such as allowing different dimensional standards, streetscape treatments and architectural designs. Even a small and basic SAP should include a fairly detailed site plan and illustrations since the purpose is to be very "specific" about how the property will be developed based upon the City of Horseshoe Bend's Zoning and Subdivision Ordinances.

At the most complex level, a SAP may address a very large site of hundreds or even thousands of acres. In this case, the SAP may include many different chapters with detailed standards for the issues addressed in each chapter. For example, a large Planned Community SAP may include a complete and detailed Land Use Plan, conceptual master plan, with lot layout patterns, building envelopes and street and general utility networks. Detailed Zoning Standards could be included that addressed setbacks, heights, mix of uses, and parking ratios. A Design Chapter could describe materials, architectural styles and sign programs. A Landscape Section could address common open space areas with a plant palette and irrigation plans. A Transportation Chapter could include roadway cross sections and streetscapes, pathways and maybe a public transportation or Transportation Management program. An Infrastructure Chapter could address the location, sizing and timing of sewer, water, fire and other facilities and the potential development impacts related thereto. An Environmental Chapter could address water quality, riparian protection, revegetation of graded slopes, storm water runoff, erosion control, potential environmental impacts, and similar issues. A Phasing Chapter could identify how the construction would proceed and at which point in time certain infrastructure elements would be installed. A Review Process chapter could describe the specific review and approval process for individual phases within the project. In this case, the SAP might constitute all aspects of project approval short of subdivision final plat approval. (Ord. 232, 4-14-2010)

No use other than a pre-existing legal non-conforming use shall be permitted in a SAP district except in accord with a valid SAP. Any permitted or conditional use authorized by this Title may be included in an adopted SAP, consistent with the Comprehensive Plan. (Ord. 232, 4-14-2010)

The minimum gross area of a SAP shall be five (5) acres. (Ord. 232, 4-14-2010)

The type of uses and amount of development in a SAP shall be as established by the SAP, but shall not include uses prohibited by the Comprehensive Plan Land Use Map and/or its attendant policies, if applicable. (Ord. 232, 4-14-2010)

Other development standards shall be as prescribed by the SAP. (Ord. 232, 4-14-2010)

An amendment to reclassify property to a SAP District may be initiated by a property owner or authorized agent, or the City Council. If the property is not under a single ownership, the majority of ownership shall join in the application, and a map showing the extent of ownerships shall be submitted with concept plans and materials.

A majority of ownership shall be defined as either seventy-five percent (75%) of the affected owners or seventy-five percent (75%) of the affected land area. All projects under this chapter shall have a scoping meeting between the applicant and the City of Horseshoe Bend shall be conducted to determine which supporting materials and SAP elements shall be appropriate and required for the proposal. (Ord. 232, 4-14-2010)

In addition to the plans and materials required to accompany an application for a zone change, an application for rezoning to a SAP shall include the following information, as appropriate for the site and project proposal and as determined by the scoping meeting:

   A.   A map showing the proposed SAP boundaries and the relationship of the district to uses and structures within a three hundred (300)-foot radius of the SAP boundaries.

   B.   A map or aerial photo of the proposed SAP and a minimum of one thousand three hundred and twenty (1,320) feet beyond its boundary, showing sufficient topographic data to indicate clearly the character of the terrain; waterways; the type, location and condition of trees and other natural vegetation; and the location of existing development.

   C.   A map and written assessment of all environmentally sensitive plant and animal species or habitats and wildlife corridors on the property and in the vicinity.

   D.   A map and written assessment of all historically and/or archeologically important structures or sites on the property and in the vicinity.

   E.   A map and written assessment of any environmental and/or geologic hazards associated with the property.

   F.   A map depicting all existing infrastructure and a written assessment of the adequacy of the existing and proposed infrastructure to serve the proposed project at urban standards.

   G.   A fiscal impact analysis of the proposed project including initial cost of infrastructure provision, ongoing service provision and expected revenue generation through build-out of the project. (Ord. 232, 4-14-2010)

A SAP shall include some or all of the following elements, as appropriate for the site and project proposal:

   A.   A map depicting the proposed pattern of land use and open space, with acreage by land use type.

   B.   A written document, describing in detail the zoning standards for all land uses, including but not limited to: setbacks, height, density, parking, floor area ratios, landscaping, signage, lighting requirements and similar issues. When the existing base zone is left in place and the SAP becomes an overlay zone, this document need only address the elements that differ from the standards of the base zone.

   C.   A map depicting the proposed street and lot pattern.

   D.   A map depicting the location and configuration of all infrastructure/public services and facilities proposed within the SAP. Such facilities include but are not limited to roads, sewers, lift stations, drainage facilities, fire stations, police substations, parks, libraries, communications equipment and similar facilities.

   E.   A phasing plan for development of all uses and supporting infrastructure.

   F.   A capital improvement program for all existing and proposed infrastructure required and necessary for the development.

   G.   A written and illustrated document, describing in detail any design guidelines for the development, including but not limited to: architectural style, materials, colors, themes, streetscapes, landscaping, and other public realm elements and similar issues.

   H.   A written document describing the review, approval and amendment process for all proposed uses and phases in the project.

   I.   Other elements as appropriate such as grading plans, wildlife mitigation plans, open space management plans, hazardous materials remediation plans, etc. (Ord. 232, 4-14-2010)

The City Council shall consider an application for reclassification to a SAP and shall at the same time consider the proposed SAP accompanying the application. A request to reclassify to a SAP shall be accompanied by an ordinance for a SAP.

   A.   Required Findings. The City Council shall approve or approve with conditions of a SAP upon finding that:

      1.   The SAP is consistent with the goals, objectives and policies of the Comprehensive Plan, with particular emphasis placed upon those polices related to diversity of housing, mixing and integration of uses, pedestrian and transit design, level of service provision and environmental protection;

      2.   The SAP is compatible with surrounding development and properly integrates land uses and infrastructure with adjacent properties;

      3.   The SAP includes adequate provisions for utilities, services, roadway networks and emergency vehicle access; and public service demands will not exceed the capacity of existing and planned systems;

      4.   The SAP will enhance the potential for superior urban design and land use in comparison with development under the base SAP provisions that would apply if the SAP were not approved. (Ord. 232, 4-14-2010)

A SAP adopted by ordinance of the City Council shall be administered as prescribed by the Council and as established by the provisions of the SAP for review, approval and amendment. Adopted SAPs shall be listed by name and number in Section 9-15-11 of this Title and shall be maintained on file in the City Clerk as a bound and printed document. (Ord. 232, 4-14-2010)

A SAP shall be noted by the designation "SAP," followed by the number of the SAP based on order of adoption. SAP shall be noted by the designation "SAP" followed by the name and number of the SAP and the name of the SAP. On the zoning map, the SAP may be either appended to the base zone as an overlay, or may be the primary zoning with no other base zone. (Ord. 232, 4-14-2010)

Application for building permits for projects in a SAP shall be accepted only if the project plans are consistent with the standards of the adopted SAP. (Ord. 232, 4-14-2010)

This section to be reserved for the listing of adopted SAPs by name and number. (Ord. 232, 4-14-2010)