Except as exempted by the provisions of section 17.76.020, a site development plan shall be required for establishment of any building, structure or use constructed or to be constructed on any site in any district within the city.

(Code 1999, § 17.76.010; Ord. No. 13-004, 4-8-2013)

The following uses shall be exempt from the requirements to submit a site development plan:

A.

Single-family and two-family (duplex) residences in a residential zoning district. Single-family and two-family residential development shall be processed with a plot plan in conjunction with the building permit application;

B.

Mobile home residences and manufactured home residences placed on spaces in established mobile home parks or manufactured home parks. Mobile home residences or manufactured home residences on lots in approved subdivisions in C-MH or MHD zoning districts. Park model travel trailers and conventional travel trailers intended for an extended stay in an approved travel trailer, mobile home or manufactured home park. These living units shall be processed with a plot plan in conjunction with the zoning permit application;

C.

Accessory buildings in a residential zoning district. Accessory buildings shall be processed with a plot plan in conjunction with the building and/or zoning permit application;

D.

Modifications to an existing structure as determined by the building inspector;

E.

Fences and freestanding walls in a residential, commercial or industrial zoning district shall be processed with a plot plan in conjunction with the zoning permit application.

(Code 1999, § 17.76.020; Ord. No. 96-347, § 1(11-20-2); Ord. No. 13-004, 4-8-2013; Ord. No. O20-008, 9-28-2020)

Two copies of a site development plan shall be submitted to the department for review by the committee. Site development plans shall be drawn at a scale appropriate to clearly show all required information, on sheets of 24 by 36 inch proportions. Two copies of all other plans or support documents required by this chapter shall also be submitted. Electronic plan submissions will be allowed on a case-by-case basis as determined by the director.

A.

Site development plan. The site development plan shall contain the following information:

1.

Vicinity map with adjacent streets, zoning and land uses;

2.

Topography; contour lines for existing and proposed elevations at one-foot intervals;

3.

Natural drainage and proposed storm water flow by directional arrows. If applicable, show that finished flow level is above, 100-year flood elevation;

4.

Legal descriptions of the total area of the site;

5.

Locations and outside dimensions of all existing and proposed structures, including distances from all structures to all lot lines and distance between structures;

6.

Percentage of the net area of the site covered by any and all structures;

7.

Percentage of lot covered by impervious surfaces;

8.

Dimensions of existing and proposed rights-of-way of all abutting streets, whether public or private and access to the site;

9.

Parking and circulation areas, including number of spaces; parking lots shall be fully dimensioned;

10.

Locations, dimensions, and description of all existing or proposed easements;

11.

Locations and dimensions of any non-vehicular access easements;

12.

The future land use designation for the site according to the general plan or other approved city plan;

13.

Locations and heights and dimensions of all permanent signs. The type, location, size, and height of all exterior lighting including the method of illumination;

14.

Outdoor storage and activity areas, if any. Note the proposed maximum height of any outdoor storage;

15.

Service areas for uses such as mail delivery and trash disposal. Include any proposed screening and show access gates to trash disposal area. Note the height and method of the screening;

16.

All existing and proposed utility locations;

17.

The location of the nearest existing fire hydrant. Note the location of any proposed hydrants;

18.

Street or alley rights-of-way to be improved pursuant to the requirements of the subdivision regulations. See title 16;

19.

The type and height of all proposed fences and walls;

20.

The height of all existing and proposed buildings.

B.

Landscape plan. Any proposed building, building additions, or use of land that requires site development plan review by the city shall also include, either on the site plan or on a separate sheet a landscape plan in compliance with chapter 17.78 and, if applicable, the subdivision ordinance and shall include the following information:

1.

Identify all walks or paths, vehicular drives, parking lots, building entrances, freestanding light fixtures, service or loading areas, signs and locations, open spaces, plazas and recreation amenities with general construction materials noted;

2.

All slopes within site area to be called out (i.e., 2:1, 3:1, 4:1, etc.). If site is totally of slopes less than 50:1, state so in a general note. All depressed and mounded areas shall be identified with general contour lines and/or proposed elevations. Note any area to be used for detention;

3.

The location of all landscaping elements with an appropriate legend showing symbols on the plan, quantity, type of plant (botanical and common names of vegetation to be used), minimum purchase size and any necessary comments such as ground cover spacing or necessary guying and staking. The legend shall also reflect areas to be irrigated, method of irrigation as well as square footage of each type of ground treatment (i.e., bluegrass, cobble, alternative grass mix, bark chips). Plants should be shown as mature size on plans.

C.

Parking plan. A parking plan, drawn to scale, shall be submitted. The director may require a separate submittal for this plan based on the scale or significance of the project. The plan shall show all those elements necessary to indicate that the requirements of the city are being fulfilled. Refer to section 17.12.230 for standards and minimum requirements. Information on the parking plan shall include, but is not limited to, the following:

1.

Delineation and dimensions of all parking spaces;

2.

Dimensioned circulation area necessary to serve spaces;

3.

Access to streets, alleys and properties to be served and right-of-way lines;

4.

Curb cuts;

5.

Type of landscaping in compliance with chapter 17.78, fencing or other screening materials with heights noted;

6.

Abutting land uses;

7.

Grading, drainage, surfacing and subgrading details;

8.

Location of lighting fixtures with the height of the light poles noted and shown to be in compliance with chapter 15.32;

9.

Delineations of all structures and obstacles to circulation on the site; and

10.

Specifications of signs and bumper guards.

D.

Building drawings. Building drawings, including floor plans and elevations (all four sides) of all principal and accessory buildings shall be provided, noting all exterior finish materials and color.

E.

Geotechnical engineering report. Unless exempted by the city engineer and the building inspector, a geotechnical report prepared by a registered engineer shall be submitted which includes data regarding the nature, distribution and strength of existing soils; conclusions and recommendations for grading procedures and design criteria for corrective measures when necessary; and opinions and recommendations covering adequacy of site to be developed by the proposed grading. The geotechnical report will include suggestions concerning erosion control on the project site during construction as well as upon completion.

F.

Site drainage report. Unless exempted by the city engineer, a site drainage report shall include the following:

1.

A map and calculations showing the drainage area and estimated runoff of the area being served by any drainage facility within the proposed grading and drainage plan;

2.

Indication of the undeveloped peak discharge of surface water currently entering and leaving the subject property due to the ten-year design storm, adjusted to the subject drainage basin;

3.

Indication of developed peak discharge of runoff which will be generated due to the design storm within the subject property;

4.

Determination of the developed peak discharge of water that will be generated by the design storm at various subbasins on the subject property; and

5.

A discussion of the drainage management facilities and/or techniques which may be necessary to rectify drainage problems.

G.

Traffic study. If the city engineer determines that the proposed use may generate sufficient additional traffic to warrant safety related public improvements, he/she may require the submittal of a traffic study prepared by a registered engineer.

1.

Whenever, as the result of additional traffic generated by a proposed development, the city determines the need for a traffic signal or regulatory sign, the developer shall be responsible for installing all said devices and signs.

2.

For all public streets adjacent to the site, the developer shall be responsible to provide any additional streetlights required to ensure the level of lighting required by the city.

H.

Proof of ownership and/or proof of agency.

1.

The information required to establish proof of ownership shall consist of a copy of a title report issued not more than 30 days prior to the date of submittal by a title company authorized to conduct business in the state.

2.

If the land is owned by a corporation, proof of agency shall consist of a corporate resolution designating the individual to act as agent. The corporate resolution must be certified by the secretary of the corporation and authenticated by the corporate seal or acknowledged in the form prescribed by A.R.S. § 33-506(2).

3.

If the land is owned by a partnership, proof of agency shall consist of a written document from the partners designating an individual to act as agent. The document must be certified and acknowledged in the form prescribed by A.R.S. § 33-506(3).

4.

If the land is owned by an individual, proof of agency shall consist of a written document from the owner designating an individual to act as agent. The documents must be certified and acknowledged in the form prescribed by A.R.S. § 33-506(1).

I.

Development schedule.

1.

Along with the site development plan and supporting documents, the developer shall submit a development schedule, indicating, to the best of the developer's knowledge, the approximate date upon which construction of the project will begin, progressive stages of development, if any; anticipated rate of development and completion date.

2.

For any development proposed to be constructed in phases, the developer shall submit a master plan for the entire project which must be approved before any sub-element of the project can be approved or constructed.

(Code 1999, § 17.76.030; Ord. No. 13-004, 4-8-2013; Ord. No. 16-001, 2-25-2016; Ord. No. O24-008, Exh. A, 10-14-2024)

The director shall approve all final site development plans upon recommendation from the committee. Approval of a site development plan is valid for one year from the date of approval. If a building permit has not been issued within this one-year period, approval may be extended by the director one time for six months from the expiration date of original approval upon written request from the developer or his agent, 15 working days prior to expiration of original approval.

(Code 1999, § 17.76.040; Ord. No. 96-347, § 1(11-20-4); Ord. No. 13-004, 4-8-2013)

The committee should consider the following matters and others, where applicable, in the process of reviewing the site development plan. The director may recommend the plan be changed to improve the project, but may only require changes that are otherwise required by the zoning ordinance or other city regulation:

A.

Considerations relating to traffic safety and traffic congestion.

1.

The effect of the site development on traffic conditions on abutting streets;

2.

The layout of the site with respect to locations and dimensions of vehicular and pedestrian entrances, exits, drives and walkways;

3.

The arrangement and adequacy of off-street parking facilities and unloading facilities;

4.

The location, arrangement and dimensions of truck loading and unloading facilities;

5.

The circulation patterns within the boundaries of the development;

6.

The surfacing and lighting of off-street parking facilities;

7.

The continuation of streets as prescribed in the traffic circulation plan.

B.

Considerations relating to outdoor advertising. The number, location, color, size, height, lighting and landscaping of outdoor advertising signs and structures in relation to the creation of traffic hazards and the appearance and harmony with adjacent development.

C.

Considerations relating to landscaping. The location, height and materials of walls, fences, hedges, and screen plantings to ensure compliance with chapter 17.78 and harmony with adjacent development or to conceal storage areas, utility installations or other unsightly development.

D.

Considerations relating to buildings and site layout.

1.

Consideration of the general silhouette and mass, including location on the site, elevations and relation to natural plant coverage, all in relationship to the neighborhood;

2.

Consideration of exterior design in relation to adjoining structures in height, bulk, and area openings, breaks in the facade facing on the street, line and pitch of roof, and arrangement of structure on the parcel;

3.

Consideration of adequate usable outdoor living space for each dwelling unit occupying or to occupy the site.

E.

Considerations relating to drainage. The effect of the development on stormwater and surface water drainage, both on the site and in the affected area.

F.

Considerations relating to water and sewer capacities. The ability of the city to supply water and sewer service to the site should be assured.

(Code 1999, § 17.76.050; Ord. No. 13-004, 4-8-2013; Ord. No. 16-001, 2-25-2016)

Review fees for site development plans shall be determined according to a schedule established by resolution of the council and posted in the office of the city clerk.

(Code 1999, § 17.76.060; Ord. No. 96-347, § 1(11-20-6); Ord. No. 13-004, 4-8-2013)