Any application filed on or after February 18, 2012, for a planned area development overlay zoning district or for a modification or change to an approved PAD overlay zoning district must be made pursuant to the PAD overlay zoning district classification in PCDSC 2.15.040 and this chapter.

(Ord. No. 011812-ZO-PZ-C-007-10, § 18)

The purpose of the PAD overlay zoning district is to allow flexibility in development of land consistent with the goals, objectives and policies of the comprehensive plan and this title by permitting flexibility in the development standards of the underlying zones. The PAD overlay zoning district encourages imaginative and innovative planning of neighborhoods; the provision of open space and recreational amenities close to residential use, establishing a unique identity for the development; innovation in residential development that results in the availability of a variety of housing opportunities and innovation in commercial development to be consistent with the theme of the community.

(Ord. No. 011812-ZO-PZ-C-007-10, § 18)

Flexibility may include, but is not limited to, density, open space, roadway circulation, cul-de-sacs with knuckles, pedestrian circulation, recreation area facilities, trail corridors, and preservation of natural features.

(Ord. No. 011812-ZO-PZ-C-007-10, § 18)

A.

A PAD overlay zoning district may be used in conjunction with any other zoning district upon a finding that such a development would comply with the goals, objectives and policies of the comprehensive plan and the intent of this title.

B.

Uses permitted within the PAD overlay zoning district shall be limited to those permitted in the zones with which the PAD overlay zoning district is combined, as set forth in the development plan.

C.

The minimum size PAD overlay zoning district for residential development shall not be less than ten acres, unless the commission and supervisors find that a parcel containing less than ten acres is suitable as a PAD overlay zoning district by virtue of its unique character, topography or other features. There is no size limitation on a PAD overlay zoning district for nonresidential development.

(Ord. No. 011812-ZO-PZ-C-007-10, § 18)

The development standards for minimum lot area, lot width, front setback, side setbacks, rear setback, building height and development standards for detached accessory buildings within a PAD overlay zoning district shall be those set by the respective zones covered by the PAD overlay zoning district or as approved by the supervisors through the development plan for the PAD overlay zoning district.

(Ord. No. 011812-ZO-PZ-C-007-10, § 18)

General development standards that may not be altered shall include, but are not limited to, the following:

A.

Refuse area. Each lot shall be developed to allow for a refuse container to be screened by landscaping or fencing from public view.

B.

Other general standards. Other general standards set forth throughout this title, including, but not limited to, standards dealing with addressing, naming of streets, outdoor lighting, parking, signs and solar energy devices.

C.

Other county ordinances and regulations. General standards and regulations of other applicable county ordinances and regulations, including, but not limited to, the county drainage ordinance, floodplain management ordinance and subdivision regulations.

D.

Landscaping of individual lots by developer. Landscaping shall consist primarily of "low water use" ground covers, trees, shrubs, and plants and with sufficient permanent irrigation to properly maintain all vegetation. Retention of on-site stormwater may constitute sufficient irrigation for some native plant species. Decorative design elements such as fountains, pools, benches, sculptures, planters and similar elements may be placed within landscaped areas.

E.

Landscaping open space. Landscaping for open space areas shall follow the requirements set forth in this chapter.

(Ord. No. 011812-ZO-PZ-C-007-10, § 18)

In reviewing applications for a PAD overlay zoning district, the commission and supervisors shall consider, but are not limited to, the following:

A.

Criteria.

1.

The proposed development is consistent with the goals, objectives and policies of the comprehensive plan and the requirements of this chapter.

2.

The arrangement of all uses and improvements reflect the natural capabilities and limitations of the site as well as the characteristics and limitations of adjacent property.

3.

The development is compatible with the uses of adjacent properties.

4.

Transportation improvements and open space areas are arranged on the site to provide connections throughout the planned neighborhoods.

5.

There are adequate facilities planned for water, sewer, stormwater and streets.

6.

The project location, design and size are such that the development will be well integrated with the surroundings, is planned and developed with the intention to harmonize with any existing or proposed development in the adjacent neighborhood. If the proposed development departs from the character of surrounding uses, the location and design of the development will adequately reduce the impact of the development so that it will not be detrimental to adjacent properties.

7.

The proposed streets and thoroughfares are suitable and adequate to serve the proposed uses and the anticipated traffic has been accommodated through the use of appropriately designed streets and the responsibility for maintenance of such streets has been shown.

8.

Every structure containing residential, office, commercial or industrial uses has direct access to a public street or court, walkway or other common area dedicated to public use or owned and maintained as common ground.

9.

Open space is provided as required in this chapter.

10.

Where applicable, whether the proposed development complies with the Regionally Significant Routes for Safety and Mobility, Final Report, December 2008, and the Regionally Significant Routes for Safety and Mobility, Access Management Manual, October 2008.

B.

Elements.

1.

Community.

a.

Buffer area where development boundaries adjoin lower density development;

b.

Pedestrian/bicycle access to schools, parks and commercial areas;

c.

Bicycle lanes along collector streets;

d.

Sidewalks and related pedestrian facilities;

e.

Park and ride lots or parking spaces;

f.

Church sites; and

g.

Other community facilities.

2.

Public facilities.

a.

School sites;

b.

Library sites;

c.

Fire and sheriff sites; and

d.

Other governmental facility sites.

3.

Open space element.

a.

Developed open space; and

b.

Conservation open space.

4.

Regional transportation.

a.

Regional routes;

b.

Access points to perimeter streets including, if applicable, regional routes.

(Ord. No. 011812-ZO-PZ-C-007-10, § 18)

Commercial and industrial acreage are not included in the calculation of density. The calculation is as follows:

Total acres—commercial and industrial acres = Net acreage

Number of dwelling units ÷ net acreage = Density

(Ord. No. 011812-ZO-PZ-C-007-10, § 18)

A.

An open space and recreation area guideline manual (OSRAM) that provides recommended design guidelines for open space and recreation areas, including multi-use path and trail corridors, to assist developers in designing the open space and recreation areas in their planned developments may be adopted separately by resolution of the Pinal County board of supervisors after 15 days' notice and a public hearing.

B.

The manual may be subsequently amended by a resolution of the Pinal County board of supervisor after 15 days' notice and a public hearing.

C.

The manual will not be printed as part of this title, but shall be printed as a separate document. Copies of the manual will be available for inspection and purchase at the Pinal County development services counter.

(Ord. No. 011812-ZO-PZ-C-007-10, § 18)

A.

All residential portions of a PAD overlay zoning district shall preserve a required percentage of open space as shown in PCDSC 2.176.130. Major recreation areas shall be centralized and remaining open space areas shall be distributed throughout the PAD overlay zoning district, unless natural drainage patterns, significant geographical features and/or hillsides make this impractical.

B.

Convenient, frequent and multiple pedestrian, bicycle and equestrian access points shall be provided to the conservation and developed open space areas of the PAD overlay zoning district for all residents, except where protection of sensitive natural resources is paramount.

C.

All significant natural features including but not limited to steep slopes, rock outcrops and major washes shall be preserved and, where necessary, protected by setbacks of not less than 20 feet from development. Setbacks may be increased or decreased if not prohibited by another county ordinance or regulation, and if approved by the supervisors.

D.

Development shall be designed and sited to preserve and protect natural washes and floodplains as depicted in Federal Emergency Management Agency (FEMA) identification maps or area master drainage studies. Development may include removal of property from the floodplains in accordance with FEMA requirements.

E.

Significant stands of natural vegetation shall be preserved and protected from alteration or destruction, unless a mitigation plan is approved in conjunction with the project.

F.

All undisturbed washes with an average flow rate of 200 cubic feet per second or greater shall be preserved in an undisturbed condition and the habitat value preserved in its original condition unless the disturbance is related to roadway, flood control or other infrastructure related projects and approved by the planning director. When natural washes are preserved they shall provide connectivity to adjacent parcels.

G.

Developed open space except for multi-use paths and trails outside of a designated open space area shall not include parcels that are less than 100 feet wide and 100 feet in depth, measured at the widest point, and one-quarter acre in area. Multi-use paths and trails located outside the designated open space areas may count as developed open space if they meet the criteria in section 5.0 Multi-use Path and Trail Design Guidelines in "OSRAM."

(Ord. No. 011812-ZO-PZ-C-007-10, § 18)

The applicant for a PAD overlay zoning district may:

A.

Convey open space to be held in common by a homeowners' association. PAD overlay zoning district applications shall include conditions, covenants and restrictions (CC&Rs) regarding permanent maintenance of and access to open space, including provisions addressing maintenance duties of a homeowners' association, the manner in which lot owners will be assessed by the organization and the manner of enforcement by the organization.

B.

Where agricultural land is to be preserved, create an agricultural conservation easement over that portion of the property to be protected.

C.

Donate land to a conservation trust.

D.

Dedicate land to the public, if acceptable by the county. When the county is unwilling to accept the dedication, open space areas shall remain under private ownership and control.

E.

Open space areas shall be maintained so that their use and enjoyment as open space are not diminished or destroyed.

(Ord. No. 011812-ZO-PZ-C-007-10, § 18)

The equation for calculating PAD overlay zoning district open space is as follows:

The number of the total acres—all commercial and industrial acreage = Net acreage

x the required percentage shown in PCDSC 2.176.130 below = The acres of open space.

(Ord. No. 011812-ZO-PZ-C-007-10, § 18)

Residential portions of PAD overlay zoning districts shall provide a minimum percentage of the net acreage as developed or conservation open space as determined by the average slope of the net acreage as follows:

Total Percentage Requirements

(Ord. No. 011812-ZO-PZ-C-007-10, § 18)

The following activities and land uses shall be counted as a part of the required open space categories identified below within a proposed development:

A.

Developed open space.

1.

Recreation areas;

2.

Multi-use paths and trails;

3.

Retention/detention areas;

4.

Entryways and streetscapes;

5.

Lakes; and

6.

Golf course, subject to the following limitations:

a.

For a PAD overlay zoning district consisting of more than 1,000 acres, the golf course shall count for no more than 25 percent of the total open space requirement and no more than 25 percent of the total recreation open space requirement unless the golf course is open and viewable at street level throughout the community as determined by the planning director, in which case the golf course counts for no more than 50 percent of the total open space requirement and no more than 25 percent of the total recreation open space requirement.

b.

For a PAD overlay zoning district consisting of 1,000 acres or less, the golf course shall count towards total open space, but shall count for no more than 50 percent of the recreation open space required pursuant to PCDSC 2.176.130.

B.

Conservation open space.

1.

Conservation/preservation areas;

2.

Natural undisturbed landscapes;

3.

Natural washes and floodplains;

4.

Wildlife and native plant habitat areas;

5.

Hillsides, above 15 percent slope;

6.

Ridgelines;

7.

Geologically hazardous areas;

8.

Archeological sites;

9.

Historical sites;

10.

Cultural sites;

11.

Buffers between existing or planned regional or community open space areas;

12.

Multi-use paths and trails; and

13.

River corridor and/or perennial stream.

(Ord. No. 011812-ZO-PZ-C-007-10, § 18)

The following activities and land uses shall not be counted as a part of any required open space category within a proposed development:

A.

Streets, alleys, and other public or private rights-of-way; vehicular drives; parking, loading, and storage areas;

B.

Required setback areas;

C.

The unbuilt portions of a lot;

D.

Areas reserved for the exclusive use or benefit of an individual owner or tenant;

E.

Small remnant parcels;

F.

Landscape tracts at the end of blocks unless they meet the size and design requirements set forth in PCDSC 2.176.100(G);

G.

Channelized or altered drainage ways unless they meet the size and design requirements set forth in PCDSC 2.176.180; and

H.

Indoor facilities not part of a recreation area.

(Ord. No. 011812-ZO-PZ-C-007-10, § 18)

A.

A phasing plan for construction of all recreation areas, tied to final plats, must be submitted to and approved by county staff prior to the approval of the first tentative plat.

B.

Recreation areas shall be located and designed as community amenities. They shall be centrally located within the area they serve, internalized to the neighborhood, with access provided on a minimum of two sides with at least 100 feet of local street frontage for each side and one-quarter acre in area.

C.

Trees with a minimum size of 15 gallons shall be planted at the rate of one tree per 1,000 square feet of surface area provided. A minimum of 25 percent of the required trees shall be 24-inch box tree.

D.

A minimum of 25 percent of each recreation area shall be dry and not used as retention/detention.

(Ord. No. 011812-ZO-PZ-C-007-10, § 18)

A.

A multi-use path and trail system shall be developed as part of the pedestrian circulation system for all residential PAD overlay zoning districts.

B.

Where a designated trail corridor, as identified in the comprehensive plan, runs through or is adjacent to a proposed development, it will be the responsibility of the developer to identify and protect the corridor and to provide for appropriate connections, and a continuous interconnected county trail system. A public access easement shall be provided for all public and regional trails.

(Ord. No. 011812-ZO-PZ-C-007-10, § 18)

A.

The maximum side slopes for retention/detention basins within an open space area is 4:1. At least one access point between the top and bottom of the basin shall have a maximum slope of 20:1 to meet Americans with Disabilities Act (ADA) requirements.

B.

All basins shall have a minimum of 50 feet of street frontage.

C.

All plant material utilized in the development of stormwater retention/detention basins shall be native and drought tolerant unless being used in recreation areas.

D.

A minimum of 50 percent of all retention/detention basin surface area shall be covered with live vegetative plant material.

E.

Trees with a minimum size of 15 gallons shall be planted at the rate of one tree per 1,000 square feet of surface area provided. A minimum of 25 percent of the required trees shall be 24-inch box tree.

(Ord. No. 011812-ZO-PZ-C-007-10, § 18)

A.

All plant material utilized in the development of stormwater retention/detention basins shall be native and drought tolerant.

B.

Trees with a minimum size of 15 gallons shall be planted at the rate of one tree per 1,000 square feet of surface area provided. A minimum of 25 percent of the required trees shall be 24-inch box trees.

(Ord. No. 011812-ZO-PZ-C-007-10, § 18)

A.

Conservation areas shall be an integral part of the larger open space plan for the planned area development.

B.

Landscaping in conservation open space areas is limited to native on-site species only.

C.

Long thin strips of conservation open space are not allowed unless they are designed to protect linear resources.

D.

Conservation open space areas shall not include parcels which are less than 100 feet wide and 100 feet in depth and less than two acres in size.

E.

A minimum 50-foot setback shall be provided between an archaeological site/cultural resources and any structure in the development.

(Ord. No. 011812-ZO-PZ-C-007-10, § 18)

All PAD overlay zoning districts shall be consistent with and conform to the comprehensive plan. In the case of uncertainty in constructing or applying the conformity of any part of a proposed PAD overlay zoning district ordinance to the county's comprehensive plan, the rezoning ordinance shall be construed in a manner that will further the implementation of and not be contrary to the goals, policies and applicable elements of the comprehensive plan. A PAD overlay zoning district ordinance conforms with the comprehensive plan if it proposes land uses, densities or intensities with the range of identified uses, densities and intensities of the comprehensive plan.

(Ord. No. 011812-ZO-PZ-C-007-10, § 18)

A.

When the property of the proposed development is adjacent to a projected regionally significant route as identified on the corridor preservation map (figure 9) in Regionally Significant Routes for Safety and Mobility, Final Report, December 2008, the applicant shall be required to comply with the Regionally Significant Routes for Safety and Mobility, Final Report, December 2008 concerning RSR locations, dedications of rights-of-way/easements and to comply with access requirements in the Regionally Significant Routes for Safety and Mobility, Access Management Manual, October 2008.

B.

A cross-access easement on the property which is the subject of the rezoning may be needed to provide necessary access points for adjacent properties in compliance with Regionally Significant Routes for Safety and Mobility, Access Management Manual, October 2008.

(Ord. No. 011812-ZO-PZ-C-007-10, § 18)

A.

Restriction on application. A PAD application shall not be accepted for processing on any property that was part of a PAD overlay zoning district application denied by the supervisors within the previous six months.

B.

Amendment to the comprehensive plan. Any application for a PAD overlay zoning district requiring an amendment to the comprehensive plan shall not be approved until the necessary comprehensive plan amendment has been approved by the supervisors and the referendum period for the comprehensive amendment expired; or if a referendum petition is filed, when the comprehensive plan amendment is successfully defended against the referendum.

C.

Withdrawal of application. After submittal and acceptance of a completed application, applicant, without any action by the supervisors, may withdraw the PAD application up to the time the notice of the supervisors' public hearing on the PAD application has been published. After the notice of the public hearing has been published, the applicant may make a request to the supervisors to withdraw the PAD application. The supervisors, at their discretion, may grant the withdrawal request or hear the PAD application.

D.

Pre-application meeting. Prior to filing an application, the property owner and/or property owner's authorized agent shall attend a pre-application meeting with the planning and development department and other appropriate county staff to familiarize staff with the proposed PAD overlay zoning district and identify and discuss any issues related to the proposal and to review the application requirements. The pre-application meeting shall not be interpreted as staff approval for the proposed PAD overlay zoning district and does not commit the county to approving the proposed PAD overlay zoning district.

E.

Pre-application submittal. An application form shall be properly completed, signed and include the following:

1.

[Filing fees.] Applicable filing fees.

2.

[Development plan; preliminary site plan and narrative report.] Development plan including:

a.

Preliminary site plan (map). The following elements are required:

i.

The proposed PAD overlay zoning district shall be drawn at sufficient scale so as to not exceed a paper size greater than 24 inches by 36 inches. Eleven-inch by 17-inch reductions shall be included in the PAD overlay zoning district application and lettering thereon shall be of sufficient size to be readable.

ii.

Title of the project, as shown in the narrative report, such as "Planned Area Development for [insert name of development]" in bold letters.

iii.

Name of the landowner, developer, applicant and preparer of the plan.

iv.

North arrow, scale (written and graphic), dates of plan preparation and subsequent revision dates.

v.

Inset vicinity map showing the relationship of the proposed project to existing development in the area, surrounding zones, roadways and railroads at a scale of not less than one inch equals 2,000 feet.

vi.

Existing zone designation of subject property and requested zone change, if applicable.

vii.

Legal description of the entire property.

viii.

Delineate the exact boundaries of the proposed PAD overlay zoning district by bearing and distance.

ix.

Show existing perimeter streets, including center lines, names, dimensions of existing rights-of-way and pavement widths, and proposed dedications.

x.

Indicate the location and width of all existing roadways on the property, whether the roadways are public or private and whether such roadways will remain or be extinguished.

xi.

Indicate the location and width of all existing easements and rights-of-way on the property and adjacent to the property; identify the type of easement, i.e., sewer, utility, roadway; whether the easement is public or private; and whether such easements will remain or be abandoned.

xii.

Show location and size of existing structures and significant natural features.

xiii.

Show the general locations and scheme of proposed interior collector and major arterial streets with proposed rights-of-way.

xiv.

Identify nearest regional significant routes to proposed development as projected in Regionally Significant Routes for Safety and Mobility Final Report, December 2008.

xv.

Show points of ingress and egress to the site.

xvi.

Show parking areas.

xvii.

Identify and delineate existing and/or proposed trails as shown on the Pinal County trail system master plan and other available information.

xviii.

Indicate the general location of the proposed residential area(s) and types of housing proposed for each area. Show and label areas of open space, recreation areas, drainage areas and any proposed facilities such as sewage treatment plant, school sites, etc.

xix.

Show typical lots for each dwelling unit type, including typical lots in cul-de-sacs, on corners and in any unusual location. These typical lots should show the building envelope, the proposed minimum setbacks, the minimum lot dimensions and individual fences/walls.

xx.

Show topography with a maximum contour interval of two feet, except where existing ground is on a slope of less than two percent, then either one-foot contours or spot elevation shall be provided where necessary.

xxi.

Identify by note or notes the existing drainage pattern and the proposed drainage plans for handling on-site and off-site stormwater runoff.

xxii.

Indicate the locations of proposed perimeter fences, walls and/or screening.

xxiii.

Show property boundaries and dimensions for each unit.

xxiv.

Note the general location and type of proposed on-site landscaping.

b.

Narrative report. The narrative report is to provide in text format to the county such information about the proposed development plan that cannot be clearly conveyed by a map alone. Only the following information should be included in a supporting narrative report in the following order:

i.

Title page. The title page shall clearly indicate "Planned Area Development for [insert the name of the development]," the name of the applicant and the preparation date and any dates of revisions.

ii.

Purpose of request. The first section of the report shall give a description of the proposed PAD overlay zoning district, the nature of the proposed development and explain why the development is proposed. Discuss why the site has been chosen. The applicant shall state the advantages and benefits of the proposed development to the county in detail and any disadvantages and how the disadvantages will be addressed.

iii.

Description of proposals. The character and type of each proposed land use and building types and densities shall be thoroughly explained. All of the proposed nonresidential buildings and structures and their intended uses shall be described.

iv.

Relationship to surrounding properties. Surrounding land use and zoning should be described. The impact of the proposal on surrounding properties in each direction shall be discussed.

v.

Schools. The impacts on schools, including the demand for new schools, shall be explained. A school response letter indicating the status of review and method of addressing impacts created by the proposed PAD overlay zoning district shall be provided by the applicant.

vi.

Public services. Discuss the impact on existing public services and the need for additional services such as fire stations, fire protection systems (fire hydrants), sheriff's facilities and waste disposal systems and how and when the need will be addressed.

vii.

Community services. Discuss the need for community services such as churches, libraries, museums, community centers, and how the need will be addressed.

viii.

Location and accessibility. The advantages of the proposed location should be explained. The means of access, distance from major streets, distance from regionally significant route as projected in Regionally Significant Routes for Safety and Mobility, Final Report, December 2008, and surrounding road conditions should be described. Any proposed interior streets, drives and improvements should also be described using cross-section drawings or similar details.

ix.

Access management. If proposed development is adjacent to a projected regionally significant route, describe how the access points to the development site comply with the Regionally Significant Routes for Safety and Mobility, Access Management Manual, October 2008.

x.

Utilities and services. The availability and adequacy of proposed utilities and services must be thoroughly discussed.

xi.

Ownership and control. Indicate who will own, control and maintain landscaping, open space, streets, recreation facilities, refuse disposal and utility systems.

xii.

Timing of development (phasing schedule). A section of the report should contain a phasing schedule for timing of construction for each unit and connection to infrastructure necessary to support a specific unit or the whole development including, but not limited to, transportation improvements, public services, utilities and development of common areas and open space amenities. Phasing for recreation area amenities shall follow the requirements set forth in PCDSC 2.176.160(A).

xiii.

Conformance with the comprehensive plan. Discuss the relationship and conformance of the proposed PAD overlay zoning district with the comprehensive plan.

xiv.

Recreation. Discuss recreational amenities and the level of service to be provided to residents of the PAD overlay zoning district.

xv.

Fences, walls and screening. Illustrate the types, height and material of proposed perimeter fences, walls and/or screening.

xvi.

Maintenance of streets and common areas. The provisions for the perpetual maintenance of the private streets, common areas and landscaping should be thoroughly discussed.

xvii.

Total number of dwelling units.

xviii.

Maximum residential density of each planning unit.

xix.

Total number of parking spaces for recreational facilities.

xx.

Type of landscaping.

xxi.

Preliminary hydrologic data. Preliminary hydrologic data and a statement as to whether or not natural drainage courses are to be obstructed or disturbed or if regulatory natural floodplains are to be altered or fitted.

xxii.

Additional information for commercial and industrial uses.

(A)

The total area in acres proposed for commercial/industrial development.

(B)

The approximate retail sales floor area of commercial uses.

(C)

The uses proposed to be included in the development shall be selected from the uses permitted in the base zone. Uses from the base zoning can be deleted but new uses cannot be added.

(D)

The standards of height, open space, buffering, landscaping, pedestrian and vehicular circulation, off-street parking and loading, signs, outdoor lighting, and nuisance controls intended for the development.

xxiii.

Tables.

(A)

Land use table or tables to include the following:

(1)

Total acreage of the site;

(2)

Total area of arterial and collector streets;

(3)

Total area and percent of open space;

(4)

Total number of each type of dwelling unit;

(5)

Total number of all dwelling units proposed including the range and mixture of lot sizes within each base zone; and

(6)

The overall proposed density.

(B)

Amended development standards table that lists proposed zoning and compares code standards and proposed standards for minimum lot area, minimum lot width, minimum building setbacks, maximum building height, minimum distance between main building and detached accessory buildings, and buildable area. In order to amend a development standard, the proposed amended standard must be listed on this table.

(C)

Amended permitted use table showing proposed zoning and uses that will not be permitted in the PAD.

(D)

A table which lists the type and source of proposed utilities and services which include sewer, water, electric, telephone, police, fire, schools and solid waste disposal.

F.

Application submittal. An application form shall be properly completed, signed and include the following:

1.

A legal description of the property and address, if applicable.

2.

Proof of ownership for all ownership interests in the subject property.

3.

If an agent is involved, a signed, notarized agency authorization from the property owners in a format approved by the county (proof of agency).

4.

Applicable filing fees.

5.

Development plan as set forth in PCDSC 2.176.240.

6.

Signature of property owners or their agent.

7.

All other information required by the application form.

8.

Any other information deemed necessary by the planning director.

G.

Review for submittal compliance. The planning and development department staff shall review the application and determine whether the application complies with submittal requirements. An incomplete application will not be processed. If the application does not comply with submittal requirements, the planning and development department staff shall notify the applicant of the submittal deficiencies and provide the applicant the opportunity to revise or correct the application deficiencies. If the applicant does not remedy the deficiencies within 90 calendar days from the date the planning and development staff notifies the applicant of the deficiencies, the file shall be closed and reapplication will require a new application and fee. If the application complies with all submittal requirements, the planning and development department staff shall accept the application as complete and notify the applicant of its acceptance for processing.

H.

Staff review of application. Upon acceptance of a completed application, the planning and development department shall review the application and distribute the application for review to the applicable county departments and cities, towns and other public entities contiguous to the property where the PAD overlay zoning district is proposed. The county case planner shall determine compliance with all applicable plans, regulations and standards, and identify any significant concerns and prepare and submit a report on the PAD overlay zoning district application to the commission prior to the commission's public hearing on the rezoning application. The report will at a minimum:

1.

Discuss and determine the extent to which the proposed PAD overlay zoning district is consistent with and conforms to the comprehensive plan and applicable adopted land use plans.

2.

Provide a site analysis.

3.

Summarize information obtained during review of the application.

4.

Include the comments and conditions of other county departments and other agencies, if any.

I.

Citizen review. The procedure is the same as set forth in PCDSC 2.166.050(E).

J.

Notification and hearing processes. Applicant is subject to the same broadcast notification signs, notification and public hearing requirements and processes set forth in PCDSC 2.166.050(F) through (L).

(Ord. No. PZ-C-001-13, § 5; Ord. No. 011812-ZO-PZ-C-007-10, § 18)

A development plan shall include the following:

A.

Preliminary site plan (map). The following elements are required:

1.

The proposed PAD overlay zoning district shall be drawn at sufficient scale so as to not exceed a paper size greater than 24 inches by 36 inches. Eleven-inch by 17-inch reductions shall be included in the PAD overlay zoning district application and lettering thereon shall be of sufficient size to be readable.

2.

Title of the project, as shown in the narrative report, such as "Planned Area Development for [insert name of development]" in bold letters.

3.

Name of the landowner, developer, applicant and preparer of the plan.

4.

North arrow, scale (written and graphic), dates of plan preparation and subsequent revision dates.

5.

Inset vicinity map showing the relationship of the proposed project to existing development in the area, surrounding zones, roadways and railroads at a scale of not less than one inch equals 2,000 feet.

6.

Existing zone designation of subject property and requested zone change, if applicable.

7.

Legal description of the entire property.

8.

Delineate the exact boundaries of the proposed PAD overlay zoning district by bearing and distance.

9.

Show existing perimeter streets, including center lines, names, dimensions of existing rights-of-way and pavement widths, and proposed dedications.

10.

Indicate the location and width of all existing roadways on the property, whether the roadways are public or private and whether such roadways will remain or be extinguished.

11.

Indicate the location and width of all existing easements and rights-of-way on the property and adjacent to the property; identify the type of easement, i.e., sewer, utility, roadway; whether the easement is public or private; and whether such easements will remain or be abandoned.

12.

Show location and size of existing structures and significant natural features.

13.

Show the general locations and scheme of proposed interior collector and major arterial streets with proposed rights-of-way.

14.

Identify nearest regional significant routes to proposed development as projected in Regionally Significant Routes for Safety and Mobility Final Report, December 2008.

15.

Show points of ingress and egress to the site.

16.

Show parking areas.

17.

Identify and delineate existing and/or proposed trails as shown on the Pinal County trail system master plan and other available information.

18.

Indicate the general location of the proposed residential area and types of housing proposed for each area. Show and label areas of open space, recreation areas, drainage areas and any proposed facilities such as sewage treatment plant, school sites, etc.

19.

Show typical lots for each dwelling unit type, including typical lots in cul-de-sacs, on corners and in any unusual location. These typical lots should show the building envelope, the proposed minimum setbacks, the minimum lot dimensions and individual fences/walls.

20.

Show topography with a maximum contour interval of two feet, except where existing ground is on a slope of less than two percent, then either one-foot contours or spot elevation shall be provided where necessary.

21.

Identify by note or notes the existing drainage pattern and the proposed drainage plans for handling on-site and off-site stormwater runoff.

22.

Indicate the locations of proposed perimeter fences, walls and/or screening.

23.

Show property boundaries and dimensions for each unit.

24.

Note the general location and type of proposed on-site landscaping.

B.

Narrative report. The narrative report is to provide in text format to the county such information about the proposed development plan that cannot be clearly conveyed by a map alone. Only the following information should be included in a supporting narrative report in the following order:

1.

Title page. The title page shall clearly indicate "Planned Area Development for [insert the name of the development]," the name of the applicant and the preparation date and any dates of revisions.

2.

Purpose of request. The first section of the report shall give a description of the proposed PAD overlay zoning district, the nature of the proposed development and explain why the development is proposed. Discuss why the site has been chosen. The applicant shall state the advantages and benefits of the proposed development to the county in detail and any disadvantages and how the disadvantages will be addressed.

3.

Description of proposals. The character and type of each proposed land use and building types and densities shall be thoroughly explained. All of the proposed nonresidential buildings and structures and their intended uses shall be described.

4.

Relationship to surrounding properties. Surrounding land use and zoning should be described. The impact of the proposal on surrounding properties in each direction shall be discussed.

5.

Schools. The impacts on schools, including the demand for new schools, shall be explained. A school response letter indicating the status of review and method of addressing impacts created by the proposed PAD overlay zoning district shall be provided by the applicant.

6.

Public services. Discuss the impact on existing public services and the need for additional services such as fire stations, fire protection systems (fire hydrants), sheriff's facilities and waste disposal systems and how and when the need will be addressed.

7.

Community services. Discuss the need for community services such as churches, libraries, museums, community centers, and how the need will be addressed.

8.

Location and accessibility. The advantages of the proposed location should be explained. The means of access, distance from major streets, distance from regionally significant route as projected in Regionally Significant Routes for Safety and Mobility, Final Report, December 2008, and surrounding road conditions should be described. Any proposed interior streets, drives and improvements should also be described using cross-section drawings or similar details.

9.

Access points. If proposed development is adjacent to a projected regionally significant route, describe how the access points to the development site comply with the Regionally Significant Routes for Safety and Mobility, Access Management Manual, October 2008.

10.

Utilities and services. The availability and adequacy of proposed utilities and services must be thoroughly discussed.

11.

Ownership and control. Indicate who will own, control and maintain landscaping, open space, streets, recreation facilities, refuse disposal and utility systems.

12.

Timing of development (phasing schedule). A section of the report should contain a phasing schedule for timing of construction for each unit and connection to infrastructure necessary to support a specific unit or the whole development including, but not limited to, transportation improvements, public services, utilities and development of common areas and open space amenities. Phasing for recreation area amenities shall follow the requirements set forth in PCDSC 2.176.160(A).

13.

Conformance with the comprehensive plan. Discuss the relationship and conformance of the proposed PAD overlay zoning district with the comprehensive plan.

14.

Recreation. Discuss recreational amenities and the level of service to be provided to residents of the PAD overlay zoning district.

15.

Fences, walls and screening. Illustrate the types, height and material of proposed perimeter fences, walls and/or screening.

16.

Maintenance of streets and common areas. The provisions for the perpetual maintenance of the private streets, common areas and landscaping should be thoroughly discussed.

17.

Total number of dwelling units.

18.

Maximum residential density of each planning unit.

19.

Total number of parking spaces for recreational facilities.

20.

Type of landscaping.

21.

Preliminary hydrologic data. Preliminary hydrologic data and a statement as to whether or not natural drainage courses are to be obstructed or disturbed or if regulatory natural floodplains are to be altered or fitted.

22.

Additional information for commercial and industrial uses.

a.

The total area in acres proposed for commercial/industrial development.

b.

The approximate retail sales floor area of commercial uses.

c.

The uses proposed to be included in the development shall be selected from the uses permitted in the base zone. Uses from the base zoning can be deleted but new uses cannot be added.

d.

The standards of height, open space, buffering, landscaping, pedestrian and vehicular circulation, off-street parking and loading, signs, outdoor lighting, and nuisance controls intended for the development.

23.

Tables.

a.

Land use table or tables to include the following:

i.

Total acreage of the site;

ii.

Total area of arterial and collector streets;

iii.

Total area and percent of open space;

iv.

Total number of each type of dwelling unit;

v.

Total number of all dwelling units proposed including the range and mixture of lot sizes within each base zone; and

vi.

The overall proposed density.

b.

Amended development standards table that lists proposed zoning and compares code standards and proposed standards for minimum lot area, minimum lot width, minimum building setbacks, maximum building height, minimum distance between main building and detached accessory buildings, and buildable area. In order to amend a development standard, the proposed amended standard must be listed on this table.

c.

Amended permitted use table showing proposed zoning and uses that will not be permitted in the PAD.

d.

A table which lists the type and source of proposed utilities and services which include sewer, water, electric, telephone, police, fire, schools and solid waste disposal.

24.

Appendix. It is sometimes necessary, depending upon the nature of the request, to attach copies of correspondence with other federal, state, local, semi-private or private agencies or organizations that can substantiate the proposal.

25.

OSRP. An open space and recreation plan (OSRP) shall be prepared and submitted for each residential PAD overlay zoning district. The purpose of the OSRP is to describe the layout and features of the open space and recreation area of the proposed PAD overlay zoning district. The OSRP shall be designed in accordance with this chapter. Site-specific details of the proposed development and surrounding areas will determine which open space strategies should be emphasized and the appropriate areas to be preserved and/or developed. Each OSRP is to illustrate how a development is meeting the requirements for on-site open space, park and recreation areas, and multi-use paths and trails development. A site analysis is required with the submittal of an OSRP. The site analysis is a tool to assist in determining areas most suitable for developed and conservation open space. County staff will review the applicant's proposal and recommend modifications, if needed, with regard to the proposed conservation open space areas, recreation areas and multi-use paths and trails within the proposed development. The base for the site analysis shall include a current aerial photo at a maximum scale of one inch equals 100 feet; however, a scale of one inch equals 50 feet is preferred. A proposed development exceeding 150 acres in size may require an additional composite map to illustrate the overall intent of the entire development area on a single map. The site analysis should be produced in an eight-and-one-half-inch by 11-inch format for text and 24-inch by 36-inch format for plans. The site analysis shall contain the following information:

a.

Total acreage of the proposed development.

b.

Context map showing the proximity and relationship to the county's trails, parks or schools in the area and connectivity to the adjacent neighborhoods, off-site trails, paths, bikeways, and transit areas.

c.

A concept drawing of the proposed development including the gross site area, the number of proposed lots, proposed arterial and collector street circulation system, the proposed lot size, the proposed retention/detention areas and the proposed development phasing.

d.

The anticipated target market of the proposed development.

e.

Existing and proposed developed or conservation open space areas and multi-use path and trail corridors within one mile of the proposed development, if the proposed development is less than 800 gross acres; and within three miles if the proposed development is 800 gross acres or more. A brief narrative describing how the proposed development will integrate into the county's overall open space and trail system as depicted in the plan shall also be included.

f.

A description of how the requirements for developed and/or conservation open space, recreation areas and multi-use paths and trails are being met.

g.

A pedestrian circulation system showing a multi-use path and trail system providing linkages to open space, trails, paths, bikeways, schools and commercial parcels within the proposed development as well as adjacent neighborhoods and communities and, if applicable, the county's trail system. All multi-use paths and trails will need to be identified by the proposed type and include tread and easement widths, if applicable.

h.

A slope analysis identifying the following slope categories: zero percent to five percent, five percent to ten percent, and greater than ten percent.

i.

Identification of wash corridors and preliminary hydrologic information for the contributing watershed (i.e., cubic-feet-per-second flows, on-site and off-site, sheet flow direction, etc.).

j.

Identification of the location of riparian vegetation and biological habitats associated with washes or other areas of water concentrations that have created dense stands of vegetation. Aerial photos should be used to map the limits of notable vegetation.

k.

Identification of potential view corridors to public or private open space, natural wash corridors, and natural features.

l.

Identification of the projected 100-year floodplain and floodway boundary as required by FEMA.

m.

A record check through Arizona State Museum (ASM) for archeological sites and identification of any sites or surveys.

n.

The location and percentage of each proposed development to be permanently preserved as conservation open space and the specific features to be protected, including vegetation, washes, mountain ridges, peaks, archaeological sites, etc., including parcel size and minimum dimensions.

o.

The location and percentage of each proposed development to be permanently preserved as developed open space and the specific recreation areas, including parcel size and minimum dimensions.

C.

Additional data.

1.

A landscape plan. The design objective of the plan must be clear and supported by a written statement. The plan must provide ample quantity and variety of low water use plant species which are regarded suitable for this climate. Plant material selection will be reviewed by the site plan locations. The landscape plans shall include the following:

a.

A vegetation salvage plan indicating all vegetation that shall remain or be transplanted on site.

b.

Proposed treatment of all ground surfaces must be clearly indicated (paving, turf, gravel, grading, etc.).

c.

Extent and location of all plant materials and other landscape features. Plant material must be identified to direct labeling, with minimum size denoted, on the plan and by a clear legend.

d.

Extent of decorative design elements such as fountains, pools, benches, sculptures, planters and similar elements.

e.

Location of water outlets. If areas of planting are extensive, plans for an irrigation system will be required.

f.

Final inspection shall not be conducted for any building within a unit in the PAD until the required landscaping for that unit is in place or improvement security provided.

2.

A master sign plan, detailing the location and type of all proposed signage for the project.

3.

A preliminary drainage report as defined in the county drainage ordinance.

4.

A preliminary traffic impact assessment (TIA) report, prepared in accordance with selected Arizona Department of Transportation guidelines, shall be included in the narrative report.

5.

Separate preliminary reports or master plans for stormwater drainage, wastewater, and domestic water service shall be submitted.

6.

Reports or studies may be required beyond the preliminary level if such is determined necessary by the county engineer.

7.

Additional information may be required of the applicant by the planning director or county engineer when needed to complete the review of the PAD overlay zoning district application.

(Ord. No. 011812-ZO-PZ-C-007-10, § 18)

Plats and/or specific site plans or individual site plans in substantial compliance with the approved development plan shall be filed in accordance with chapter 2.200 PCDSC, the schedule for development, if any, or the county's subdivision regulations.

A.

There may be more than one plat and/or specific site plan or individual site plan within the PAD overlay zoning district.

B.

Approval of a specific site plan in accordance with chapter 2.200 PCDSC does not replace the plat process and shall not be used to circumvent the plat process required by the county's subdivision regulations.

C.

Where the plat process is required, no site plan, if required, may be approved prior to final plat approval.

D.

A plat, specific site plan or individual site plan shall be deemed in substantial compliance with the development plan; provided, that the plat, specific site plan or individual site plan does not:

1.

Change the uses or character of the approved PAD overlay zoning district.

2.

Increase the approved maximum density.

3.

Change the number or make a substantial change in the location of arterial or collector streets.

4.

Contain changes which would normally cause the PAD overlay zoning district to be disqualified under the applicable criteria.

E.

Dedications may be required with approval of the final plat or specific site plan or individual site plan when substantiated by final studies that are not completed until review of the final plat, specific site plan or individual site plan by county staff. Studies may be for, but are not limited to, drainage, hydrology, and traffic analysis.

F.

If a plat, specific site plan or individual site plan does not substantially conform to the approved development plan, the planning and development department or public works department shall notify the applicant of the deficiency, and county staff review shall terminate until the deficiency is remedied.

(Ord. No. 011812-ZO-PZ-C-007-10, § 18)

A.

Major PAD amendment. An amendment will be deemed major if it involves any of the following:

1.

A request for different type of land use;

2.

A change in zone boundaries;

3.

A request to waive, or a change altering, any condition or stipulation of approval;

4.

Changes in locations of streets that will change the character of the PAD;

5.

Changes in locations or use of open space, excluding minor shifts in size and location and uses that are consistent with the approved OSRP;

6.

Dwelling unit density transfers between residential units which are ten percent or more of the total density;

7.

An increase in the overall density;

8.

A change in location of sewer facilities or change in the sewer system;

9.

A deletion or addition of acreage to an approved PAD overlay zoning district;

10.

A severance of a portion of the PAD overlay zoning district;

11.

Abandonment of an existing approved PAD overlay zoning district by approval of a new PAD overlay zoning district over the entire property;

12.

A change in the development phasing schedule;

13.

Any significant change after a final plan has been approved; or

14.

A change that would have a significant impact on the approved PAD overlay zoning district or surrounding properties as determined by the planning director.

B.

Major PAD amendment procedure. Requests for major amendments shall follow the same procedure as the initial application for a PAD overlay zoning district approval.

C.

Minor PAD amendment. Any request that is not major, as defined in subsection (A) of this section, or is determined by the planning director to be a minor amendment. In general minor PAD amendments are small adjustments to the details of a development plan that do not substantively or materially alter the original character and/or intent of the development plan and approved PAD overlay zoning district.

D.

Minor PAD amendment procedure.

1.

Requests for minor PAD amendments shall be filed with the planning and development department.

2.

The request will be routed for comment to any affected county departments.

3.

Upon receipt of comments or no later than ten working days, the planning director will determine whether to approve or deny the requested amendment.

4.

Applicant will be notified by letter of the planning director's decision and a copy of the letter will be filed for public record.

E.

Density transfer. The planning director may permit dwelling unit density transfers under ten percent between residential units within the development plan, provided:

1.

The procedures for such transfers are explicitly stated within the plan and will be allowed only once per residential unit;

2.

Density transfer proposals indicating donor and recipient areas are submitted to the planning director for administrative review and approval; and

3.

The overall density of the plan is not exceeded.

F.

Reduction or removal. An approved PAD overlay zoning district may not be reduced or a portion removed or severed unless the remaining portion of the approved PAD overlay zoning district can stand alone without changing the character, circulation or open space as originally approved.

G.

Variances. The board of adjustment shall not grant any variances for an approved PAD overlay zoning district.

(Ord. No. 011812-ZO-PZ-C-007-10, § 18)