San Luis City Zoning Code

18.45 Planned

Unit Development Zoning District

18.45.010 General requirements – PUD Zoning District.

(A) Purpose. The purpose of the Planned Unit Development (PUD) Zoning District is to provide both the City and the development community greater flexibility when developing a project than might otherwise be permitted using conventional zoning, by establishing the associated development standards appropriate to the specific PUD. The intent is to encourage innovative design and to allow for a creative land use mix that will promote a more economical and efficient use of the land and a high quality development reflective of the unique character and setting of the City of San Luis. The PUD Zoning District may be used for residential and mixed use projects. The Planned Unit Development District is further delineated in the following categories:

(1) PUD Planned Unit Development.

(B) Criteria for Establishment. PUD Zoning Districts are permitted in accordance with the following provisions:

(1) Rezoning to the PUD requires simultaneous approval of a specific plan of development;

(2) The minimum land area for a PUD Zoning District shall be 40 or more contiguous acres and shall be under one common ownership;

(3) Any PUD Zoning District shall provide a minimum of 5% of the net acreage as open space regardless of the type of development or density;

(4) The specific development standards for the PUD are to be suggested by the developer with the final determination approved by the City Council; and

(5) Compliance with the regulations of this title in no way excuses a property owner or a developer from the requirements of the Subdivision Ordinance if applicable.

(C) Review Process. Requests for a PUD Zoning District shall require review and approval of the rezoning in accordance with SLCC 18.15.030. Minor modifications to an approved PUD development plan may be authorized by the Zoning Administrator without additional public hearings if such modifications are consistent in concept and character with the approved PUD. Major modifications of the approved PUD shall be reviewed and processed in accordance with the procedures for rezoning in SLCC 18.15.030. A modification shall be considered a major modification if it causes any of the following:

(1) A change in the use or character of the development;

(2) An increase in the intensity of use;

(3) An increase in the overall project density;

(4) A change in traffic circulation or public utilities;

(5) A reduction in the overall percentage of approved open space, a change in the location or type of open space, or a major change in the type of amenities;

(6) A reduction of off-street parking and loading space; or

(7) A reduction in required pavement widths.

(1) Preliminary Development Plans. The following minimum information is required in addition to the requirements of SLCC 18.15.030:

(a) “Conceptual – design guidelines,” prepared by a design team having professional competence in urban planning and a registered Arizona professional civil engineer, shall be submitted for the entire project and shall include a narrative and graphical description of the development character, site planning, architecture, integration of the development into its surroundings, and the landscaping that can be expected from the development;

(b) A “preliminary landscape plan” for all on-site and off-site open space, trails, and retention area landscaping. This preliminary plan should also include information on: landscaping in compliance with Chapter 18.90 SLCC; the proposed plant palette; the type and locations of paths and trails within and adjacent to the development; the location and elevation of any proposed fencing and walls; the location of any proposed street furniture or public art;

(c) A preliminary sign package, including the location, size, illumination, number, design and type of the project signage;

(d) A “preliminary drainage report” that at a minimum indicates or delineates: the boundaries of on-site and off-site drainage areas; the proposed drainage patterns of the development and the pre-existing patterns; run-off factor and run-off data; retention volume and location of drainage easements. The City Engineer may request other data necessary to review the proposed development;

(e) A preliminary traffic study, prepared by a registered professional traffic engineer or civil engineer, that at a minimum addresses on-site and off-site traffic flows, project impacts and mitigation measures, anticipated trip generations, and level of service. The City Engineer may request other data necessary to review the proposed development; and

(f) A phasing plan/schedule. If the project is to be developed in phases each phase shall be self-sufficient meeting the requirements, standards and conditions applicable to the project as a whole. Additionally, each phase of the project shall be self-sufficient in regard to facilities, utilities, and services.

(2) Final Development Plans. A final development plan may be submitted in lieu of a preliminary development plan; provided, that the necessary detailed plans are submitted. In addition to submitting the material outlined in SLCC 18.15.030, a final development plan submittal shall include, at a minimum, but not limited to, the following materials for review:

(a) All of the plans and reports required for a preliminary development plan review as outlined in subsection (D)(1) of this section;

(b) The final “project design guidelines,” prepared by a design team having professional competence in urban planning and a registered Arizona professional civil engineer, shall be submitted in addition to specific site plans and building elevations. The project’s design guidelines should further address the overall architectural theme, architectural diversity, relationship of buildings to each other and the land, wall and screening treatments, open space (both undisturbed and usable open space), and the project’s management mechanisms and development CC&Rs;

(c) A “final landscape plan” shall include but not be limited to a detailed list of plant species, plant sizes, and specific quantities. The landscape plan shall depict specific plant locations, the type and location of all walls and fencing, proposed location and material types for paths and trails, identify the line of sight requirements, and any other information deemed necessary by the City to adequately review the final landscape plan;

(d) A comprehensive sign package that includes information regarding the color(s), material(s), size, location, type of sign (e.g., attached, freestanding, kiosk, window, shingle, and the like), letter samples for all of the types of proposed signage and any other information deemed necessary by the City to adequately review the comprehensive sign package;

(e) A final drainage report that is a complete report and not an addendum to the preliminary drainage report;

(f) A copy of an approved permit required pursuant to Section 404 of the federal Clean Water Act if one is required for the development location; and

(g) If determined by the Zoning Administrator to be necessary, a copy of the economic feasibility study or market analysis for the proposed PUD development shall be submitted to and reviewed by the City.

(E) Validity. Approval of the preliminary development plan is valid for a period of two years from the date of City Council approval. Application for the final development plan must be submitted to the City, along with the application fee and all required material list above, within two years from the date of preliminary development plan approval or the City may revoke the preliminary development plan. Revocation shall be processed in accordance with the procedures established for rezoning as outlined in SLCC 18.15.030.

(1) General Provisions. The general provisions in Chapter 18.70 SLCC shall apply.

(2) Parking Regulations. The parking regulations in Chapter 18.75 SLCC shall apply.

(3) Signs. All signage shall comply with Chapter 18.80 SLCC.

(4) Outdoor Lighting. All outdoor lighting shall comply with Chapter 18.85 SLCC.

(5) Landscape Regulations. All landscaping shall comply with Chapter 18.90 SLCC. (Ord. 312 § 2(9.0), passed 4-11-2012. Code 2012 § 152.135.)

18.45.020 “R-PUD” Residential PUD Zoning District.

(A) Purpose. The purpose of the “R-PUD” Zoning District is to provide both the City and the development community greater flexibility when developing a new residential project. The intent is to allow for a creative mix of different residential types, densities and housing choices and to encourage and support the mixed use of residential with small-scale, well-designed retail shops, professional offices and/or personal services in a neighborhood setting and at a residential scale.

(1) Uses permitted as a matter of right in the low density residential zoning districts (“R1-35” and “R1-20”).

(2) Uses permitted as a matter of right in the medium density residential zoning districts (“R1-12,” “R1-8,” and “R1-6”).

(3) Uses permitted as a matter of right in the medium-high density residential zoning districts (“R-2”).

(4) Religious institutions.

(1) Uses permitted as a matter of right in the “MU” Mixed Use Zoning District.

(2) Public schools (K-12).

(3) Private schools, including charter schools, with a curriculum substantially the same as customarily offered in public schools.

(4) Publicly owned or operated library, museum, fire station, or police station.

(5) Assisted living facilities, nursing homes, congregate care facilities, convalescent homes and homes for the aged; provided, that the following standards shall apply:

(a) A minimum of 25 square feet of usable outdoor open space shall be required per bed and may be calculated as part of the overall open space required for the development;

(b) The facility is licensed by the State of Arizona Department of Health Services.

(6) Wireless communication towers and antennas in accordance with the requirements of Chapter 18.95 SLCC.

(1) Model homes or temporary sales office pertaining to the sale of homes being constructed in the immediate subdivision. In the review for a model home or sales office, the City may consider lighting, landscaping, hours of operation, signage, parking, duration, and neighborhood impact. Approval may be granted for a two-year period, or until all lots in the subdivision are sold, whichever occurs first.

(2) Temporary construction site trailer pertinent to the construction of the homes and public improvements within the immediate subdivision.

(3) Temporary uses such as revivals, carnivals, circuses, auctions, seasonal boutiques or tree lots with appropriate dust control abatement.

(1) The “R-PUD” Zoning District shall not be used to exceed the residential target densities identified in the General Plan unless the developer provides creative site design, design innovation, diversity of lot sizes and dwelling types, an affordable housing component, additional open space or community amenities.

(2) Each “R-PUD” development shall provide, at a minimum, two distinct variations to the residential densities and, depending on the size of the development, more variation in density may be required. Also each “R-PUD” development shall provide at least two distinct “dwelling types” (dwelling types does not equate to changes in elevations or floor plans). (Ord. 312 § 2(9.1), passed 4-11-2012. Code 2012 § 152.136.)