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Section 636. Planned Community (PC) District.
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A. Purposes. The Planned Community (PC) District is intended to accomplish the following purposes:

1. To establish planning and development control parameters while allowing sufficient flexibility to permit final detailed planning at the time of development.

2. To permit and encourage the unified planning of large areas in order to achieve the mixture and variety of land uses which such large scale planning makes possible.

3. To permit and encourage planning for the proper relationship between the land uses within the PC Districts and the existing of anticipated development in the surrounding area.

4. To assure the City and land developer that the Planned Community Program approved under the PC District amendment may be carried out over a specified number of years.

B. District Restrictions.

1. A PC District may be established on any parcel of land.

2. Development of a PC District shall proceed by increments called "development units."

3. The PC District is intended to be combined with all or any combination of the various zoning districts included within the Phoenix Zoning Ordinance and shall control the land use regulation otherwise permitted within the districts as set forth herein. The permitted uses allowed, the yard, height, and area requirements, and other requirements within the district shall be those permitted or required in the zoning district with which the PC District is combined, except where modified as hereinafter provided.

C. Rezoning Preapplication.

1. A preapplication meeting is required prior to the submittal of an application for PC District zoning.

a. The applicant is to provide a description of the boundary of the proposed PC District and a conceptual land use plan.

b. The Department and Development Department, and other departments as necessary will review the proposal and advise the applicant with respect to PC District submittal and plan element requirements.

D. Application for Planned Community District.

1. For each PC District, the following filing materials shall be submitted:

a. The legal description of the proposed PC District.

b. An ownership map of land within the proposed PC District.

c. For all developments, the disclosure of the name or names of the applicant, owner, and developer and current address.

(1) If the applicant, owner or developer is a corporation, the names and current addresses of the principal officers and members of its Board of Directors shall be submitted in addition to the information required above.

(2) If the applicant, owner or developer is a partnership, the names and current addresses of the general and managing partners shall be submitted in addition to the information required above.

(3) A material change in any of the information regarding the identity of the applicant, owner or developer or in any address thereof shall be added to the information requested herein by addendum to the supportive data document to be filed by the applicant within thirty days of the change.

d. The Planned Community Program (twenty copies). These materials shall be reviewed for completeness based on the requirements reviewed with the applicant at the preapplication meeting. Upon acceptance of a complete application, Planning and Development Department staff shall set a date for hearing of the application by the Planning Commission and shall so notify the applicant.

2. Planned Community Program submittal requirements:

a. Conceptual Development Plan illustrating the following:

(1) Boundaries and approximate acreage of each development unit.

(2) Proposed zoning and land use of each development unit.

(3) The approximate location of arterial streets, collector streets, transportation and transit corridors and transit facilities.

(4) The approximate location, of any public uses proposed, such as schools, parks, trails, drainageways, or other recreational facilities. The approximate location of private open space reservations or trails.

(5) Existing and proposed utility corridors.

(6) Additional information as necessary to illustrate the relationship of land uses within and adjacent to the project.

(7) A schedule of intensity of uses for each development unit indicating:

(a) The proposed land uses;

(b) The maximum number of dwelling units;

(c) The approximate gross leasable area (GLA);

(d) The proposed height;

(e) The projected school enrollment.

(8) A written description of the applicant’s purpose and intent for the project.

(9) A written statement indicating the proposed public features, if provided, such as landscaped or open area reservations, pathways and trails, buffering treatment, landscaping, transit facilities, etc.

b. Conceptual Development Unit Phasing Schedule illustrating the following:

(1) The anticipated initiation of development for each development unit.

(2) The anticipated completion of development for each development unit.

(3) Initiation and completion dates shall be in no greater than three-year increments.

c. Conceptual Infrastructure Phasing Plan providing the following:

(1) Summary of deficiencies of existing infrastructure as it relates to the project.

(2) Summary of infrastructure demand as it relates to the project.

(3) Summary of infrastructure improvements needed to support the project.

(4) Plan as to how infrastructure will be phased to support the project.

d. Inventory and analysis of site conditions providing the following:

(1) Relationship to the general plan.

(2) Summary of existing land use.

(3) Summary of existing transport system.

(4) Description of known site encumbrances.

(5) Summary of existing drainage patterns and hydrology.

(6) Summary of known archeological and cultural resources.

(7) Summary of unique physical and environmental characteristics including but not limited to topographic information and the location of rock outcroppings and significant natural vegetation.

(8) Slope analysis approved by the Planning and Development Department for hillside areas.

e. A traffic statement or study as required by the Street Transportation Department including the following information:

(1) Information regarding trip generation for each development unit.

(2) Traffic volumes and capacity analysis.

3. City Council modifications. Where necessary to ensure compatibility of buildings and uses with each other and with off-site properties, the City Council may specify modification or restriction of the regulations, requirements, and standards, including but not limited to, conditioning the zoning upon maximum densities, maximum building heights, maximum lot coverage, maximum intensity (ex. maximum F.A.R.), and greater setback requirements than might be otherwise permitted under the applicable zoning district.

E. Establishment of District.

1. Following approval of PC District rezoning request:

a. Only the PC District boundary shall be affixed to the zoning map.

b. PC District Master Plans, reflecting conditions of the zoning approval, shall be submitted to the Planning and Development Department.

c. The Planning and Development Department shall route the Master Plan Documents to the responsible departments. Each department shall provide written comments to the Planning and Development Department indicating approval of the Master Plan documents or the revisions necessary to reflect the conditions of the zoning approval.

d. The Master Plan documents for the entire PCD or a portion thereof as stipulated in the rezoning approval, must be approved by the directors of the appropriate departments or their designee. These plans shall include, but are not limited to, all of the following:

(1) Master Development Plan;

(2) Traffic Impact Study;

(3) Master Street Plan with Infrastructure Phasing Schedule;

(4) Master Open Space, Pedestrian, Bicycle and Trails Plan;

(5) Master Landscape Plan;

(6) Master Edge Treatment Plan for sites adjacent to the Sonoran Preserve;

(7) Master Water Plan including a Water Design Report;

(8) Master Wastewater Plan including a Wastewater Design Report;

(9) Master Drainage Plan including a Drainage Report;

(10) Development Unit Phasing Schedule. The phasing schedule shall indicate the year in which preliminary approval is anticipated for each development unit;

(A) The phasing schedule shall indicate that the first development unit shall obtain preliminary approval within one year of approval of the PC District Master Plans.

(B) The phasing schedule shall indicate that each subsequent development unit shall obtain preliminary approval in increments of no greater than two years.

Additional master plan documents may be required by Council stipulation. The format of PC District Master Plans is to be consistent with the approved PCD Manual on file with the Planning and Development Department.

e. A legal document, known as the PC District Legal Agreement, shall be approved by the City Manager and recorded at the Maricopa County Recorder’s Office. The document shall include the Development Unit Phasing Schedule, zoning case reference number, and a legal description of the PC District. The agreement shall be deemed a restriction running with the land and all persons having an interest in the real property shall be bound by the terms, conditions and obligations thereof until such time as each individual development unit is affixed to the zoning map and the improvements required by the approved PC District Master Plans related to that development unit are fully complete.

f. A portion of a PC District having separate approved Master Plans and legal agreement, may be approved by the Planning and Development Director as a minor amendment to the PC District per Section 636.F.

2. Following approval of Master Plans and recordation of the PC District Legal Agreement:

a. Preliminary site plan or preliminary plat approval may occur for sites designed in conformance with the approved PC District Master Plans.

b. Zoning for individual development units may be affixed to the zoning map in accordance with City Council approval of the PC District upon preliminary site plan approval or preliminary plat approval.

3. All development within the adopted PC District shall thereafter be in conformity with the PC District Master Plans.

F. Amendments. The following procedure shall be followed for any amendment to the Planned Community District:

1. A PC District applicant or his successors in interest may file a request for an amendment with the Planning and Development Department.

2. The request will be routed by the Planning and Development Department for comment to affected City departments or other agencies for comment.

3. Major amendment. The amendment will be deemed major by the Planning and Development Director if it involves any one of the following:

a. Any significant increase in the approved totals of dwelling units or gross leasable area (GLA) for the PC District as determined by the Planning and Development Director.

b. A significant change in zoning boundaries as determined by the Planning and Development Director from those approved for the PC District.

c. Any change which could have significant impact on areas adjoining the PC District as determined by the Planning and Development Director, or

d. Any change, which could have a significant traffic impact on roadways adjacent or external to the PC District, as determined by the Director of the Street Transportation Department.

4. The Planning and Development Department will bring the major amendment before the Planning Commission and will submit background material and recommendations. Review and hearings shall be in accordance with Section 506 of the Zoning Ordinance.

5. Minor amendment. The amendment will be deemed minor if the Planning and Development Director determines the amendment does not meet the criteria established for major amendments.

The Planning and Development Director has the authority to administratively approve the minor amendment and forward the decision to all applicable departments and the applicant.

G. Enforceability.

1. The PC District Master Plans, as amended, shall continue to be implemented and maintained for the total acreage of the PC District, even though ownership may subsequently be transferred in whole or in part. It is the responsibility of the owner to notify all prospective purchasers of all or part of the property within the district of the existence of the PC District and the PC District Master Plans.

2. If any development unit has not received preliminary site plan approval or preliminary plat approval as stated in the approved development unit phasing schedule, the Planning and Development Department shall require the PC District Master Plans and PC District Legal Agreement to be amended to reflect current conditions, unless the Planning and Development Department (in consultation with other affected City departments) determines such amendments are not required. (Ord. No. G-4109, 1998; Ord. No. G-4368, 2001; Ord. No. G-4938, 2007)