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A. Purpose

1. The purpose of this section is to provide adequate review for the orderly growth and harmonious development of the Town by achieving the following:

a. Safe and efficient circulation for all users.

b. Individual property lots of reasonable utility and livability.

c. An accessible and informative public outreach process.

d. Conservation of environmental and cultural resources.

e. Adequate provisions for water supply, drainage, sanitary sewage, and other health requirements.

f. Conformance with the General Plan, design principles and standards and other applicable sections of this Code.

B. Applicability

1. This section shall apply to all land divisions, new residential and nonresidential projects in the Town, except for individual detached single-family custom homes or as otherwise specified in this Code.

2. No person, firm, corporation, or other legal entity shall sell or lease, or offer for sale or lease, any lot or parcel of land which is within a subdivision without first having recorded a plat thereof in accordance with the provisions of this Code.

3. No building permit shall be issued for construction on any lot or parcel of land that is not a part of a recorded subdivision plat or an approved minor land division until a development plan or final plat has been approved in accordance with subsection E of this section.

4. The applications required for each type of development are provided in the table below.

Table 22.9A. Applications Required

Applications Required

Development Type

Pre-
Application

Architecture
Design

Sign Design

Artwork Plan

Grading and
Building Permit
Plans

Single-Family Residential Subdivision

X

X*

X

X

X

X

X

Multifamily Residential Development

X

X*

X1

X

X

X

X

Nonresidential Development

X

X*

X1

X

X

X

X

X

*May be required as determined by the Planning and Zoning Administrator

1If necessary

C. Authorities

1. Development Review Authorities

a. The development review committee (DRC) shall include any members deemed necessary by the Planning and Zoning Administrator or Town Engineer.

b. Development applications shall be distributed to the applicable DRC members for review. Town departments and outside agencies shall transmit their recommendations to the Planning and Zoning Administrator.

c. The DRC shall meet with the developer during the pre-application conference and additional meetings, as necessary, to carry out the review authorities provided below.

Table 22-9B. DRC Authorities

Department or Agency

Review Authority

Planning and Zoning

Reviews features related to site, landscape and architecture design for compliance with applicable zoning requirements, design principles and standards and the General Plan

Public Works

Reviews features related to drainage, floodplains and roadways for compliance with adopted street and drainage standards

Water Utility

Reviews features related to water use and infrastructure

Parks and Recreation

Reviews features related to parks and recreation facilities, including trails for compliance with the applicable maps, plans or policies

Police Department

Reviews features related to public safety and police protection

Fire District

Reviews features related to public safety and fire protection for compliance with adopted fire codes

PIMA County Wastewater

Reviews features related to sewage disposal

Arizona Department of Transportation

Reviews right-of-way and intersection design for land abutting a State highway

Utilities and Other Agencies

All applicable utilities and other agencies affected shall review for compliance with their adopted codes

2. Approval Authorities

a. The Planning and Zoning Administrator, Planning and Zoning Commission and Town Council shall review all applications prescribed in Chapter 21 and exercise the authorities granted within this and other sections of the zoning code.

Table 22-9C. Approval Authorities

Submittal Type

Planning and Zoning Administrator

Planning and Zoning Commission

Town Council

Additional Regulations

Minor Plat Amendment

Decision

None

Appeal

22.9.D

Major Plat Amendment

Recommendation

None

Final Decision

22.9.D

Minor Land Division

Decision

None

Appeal

22.9.D

Master Development Plan

Recommendation

Recommendation

Final Decision

22.9.E.3

Preliminary Plat

Recommendation

Recommendation

Final Decision

22.9.E.4

24.9.C

Final Plat

Recommendation

None

Final Decision

22.9.E.5

Development Plan

Recommendation

Recommendation

Final Decision

22.9.E.6

Model Home Architecture

Recommendation

Decision

Appeal

22.9.E.7

Nonresidential Architecture

Recommendation

Recommendation

Final Decision

22.9.E.7

24.9.C

Art – Not Using a Call for Artist Process

Recommendation

Recommendation

Final Decision

22.9.E.9

27.3.F

24.9.C

Art Using a Call for Artist Process

Decision

None

Appeal

22.9.E.9

27.3.F

Master Sign Program

Recommendation

Recommendation

Final Decision

28.2.B

28.2.C

24.9.C

Sign Criteria

Decision

None

Appeal

28.2.B

28.2.C

24.9.C

PAD Sign Exemption

Recommendation

Recommendation

Final Decision

28.2.B

28.2.C

24.9.C

Small Cell Communication Facility

Decision

None

Appeal

25.1.B

Tier 1 Communication Facility

Decision

None

Appeal

25.1.B

Tier 2 Communication Facility

Recommendation

Decision

Appeal

25.1.B

Major Communication Facility

Recommendation

Recommendation

Final Decision

25.1.B

Grading Exception

Recommendation

Recommendation

Final Decision

22.10.C

Alternative Parking Ratio < or Equal to 20% Change

Decision

None

Appeal

27.7.C

24.9.C

Alternative Parking Ratio > 20% Change

Recommendation

Decision

Appeal

27.7.C

24.9.C

Type 1 Home Occupation

Decision

None

Appeal

25.2.E

Type 2 Home Occupation

Recommendation

Decision

Appeal

25.2.E

b. Decisions and Findings

i. The decision-making authorities may approve an application if they find that all applicable provisions of the zoning code, planned area developments, development policies and standards of the Town have been met.

ii. The decision-making authorities may impose conditions as deemed necessary in order to carry out the provisions and intent of this Code. Violation of any such condition shall be a violation of this Code and shall render any subsequent approval or permit null and void.

c. Appeals

i. Approvals, with or without conditions, or denials by Town staff or the Planning and Zoning Commission are final unless appealed to the Town Council. Appeals are subject to the following:

a) Within twenty (20) days from the date of the decision, the applicant files an appeal to the Town Council.

b) Such appeal shall be submitted in writing to the Town Clerk and shall indicate where, in the opinion of the appellant, Town staff or the Planning and Zoning Commission was in error.

c) The Town Clerk shall schedule the appeal for Town Council review at their next regularly scheduled meeting.

d) The Town Council shall uphold, modify or overrule the decision of Town staff or the Planning and Zoning Commission.

ii. Town Council decisions shall be final.

d. Exceptions

i. The following development projects are not subject to Planning and Zoning Commission review or Town Council approval:

a) New development projects or expansions of existing developments within the Economic Expansion Zone (EEZ) in accordance with Section 24.9.

b) Development projects utilizing the Environmentally Sensitive Land (ESL) modified review process in accordance with Section 27.10.

c) Plats or development plans without significant changes from an approved tentative development plan, as defined in Section 22.3, for properties rezoned in the last five (5) years.

d) Plats or development plans without significant changes from an approved master development plan in accordance with subsection D.4 of this section.

e) Amendments or expansions to development plans without significant changes in accordance with subsection D.4 of this section.

D. Development Review and Approval Process

1. Development applications shall proceed through the following progressive steps, review and approval processes shown in Table 22-9D.

Table 22-9D. Review and Approval Process

Development Review and Approval Process

Step

Application

Pre-Application

Public
Participation

Formal
Submittal

Staff Review

Administrative
Approval

Planning and
Zoning
Commission

Building Permit
Approval and
Issuance

Additional
Information

1

Pre-Application

X

22.9.E.1.

2

Public Particpation

X

X

22.9.E.2.

3

Master Development Plan

X

X

X

X

X

X

X

22.9.E.3.

4

Preliminary Plat

X

X

X

X

X

X

22.9.E.4.

5

Final Plat

X

X

X

X

X

22.9.E.5.

6

Development Plan

X

X

X

X

X

X

X

22.9.E.6.

7

Model Home Architecture

X

X

X

X

22.9.E.7.

Nonresidential Architecture

X

X

X

X

8

Sign Permit

X

X

X

X

22.9.E.8.

Sign Criteria

X

X

X

X

Master Sign Program

X

X

X

X

X

9

Art Using Call for Artist

X

X

X

X

X

X

22.9.E.9.

Art Not Using Call for Artist

X

X

X

X

a. The development shall be designed to meet the specific requirements for the zoning district within which it is located. In the event that an amendment of zoning is deemed necessary, the rezoning shall proceed according to the requirements of Section 22.3.

b. All development applications in Table 22-9D shall be checked by the Planning and Zoning Administrator for completeness and adequacy. If incomplete or otherwise inadequate, the submittal shall be returned to the applicant with deficiencies noted.

i. If not included in a preceding submittal, the following plans are required for concurrent review with a master development plan, preliminary plat or development plan:

a) A native plan preservation salvage and mitigation plan, site resource inventory, landscape plan, cultural resource inventory or other supporting data as specified by the Planning and Zoning Administrator and/or Town Engineer.

2. Concurrent Review and Phasing

a. If applicable, the development applications in Table 22-9D may be submitted concurrently with the associated rezoning or conditional use permit applications. Approval of the rezoning or conditional use permit must precede Planning and Zoning and Town Council actions on the associated development applications.

b. A master development plan, development plan, preliminary plat, architecture, sign and artwork plans, if applicable, may be submitted for concurrent review.

c. If a development is to be phased, development plans and/or plats shall be submitted for administrative review for each phase of development.

i. The master development plan shall be kept up to date by the subdivider/developer as modifications take place.

ii. Should the development plan or plat include substantial modifications, as defined in subsection D.4 of this section, the master development plan will require reconsideration by Town Council.

3. Permit Issuance, Enforcement, and Inspections

a. Prior to issuance of grading permits, construction plans shall be approved in accordance with Section 22.10. Construction plans shall detail the site improvements, including an irrigation plan and rainwater harvesting plan.

b. Prior to issuance of a building permit, the Building Official shall ascertain that the Town has approved plans which are in conformance with the time limitations imposed by this Code.

c. No building permit shall be issued less than twenty (20) days after approval in order to allow appeal or review as stated by this Code.

d. The Planning and Zoning Administrator shall ensure that all matters are undertaken and completed to the approved plan. Inspections shall occur to verify compliance.

4. Amendments and Expansions

a. Amendments or expansions to master development plans, preliminary plats and/or development plans require consideration by the Planning and Zoning Commission and/or Town Council approval if one (1) or more of the following is met. All other amendments or expansions may be approved by the Planning and Zoning Administrator:

i. Amendments or expansions to single-family or multifamily developments which:

a) Increase in the project gross land area by more than twenty-five percent (25%); or

b) Increase in the number of units or lots by more than twenty-five percent (25%).

ii. Amendments or expansions to nonresidential developments, which:

a) Increase in the project gross land area by more than twenty-five percent (25%); or

b) Increase in the building gross floor area by more than twenty-five percent (25%); or

c) Change in the project land use for the entire parcel (e.g., changing retail commercial to religious institution); or

d) A major alteration to circulation patterns as determined by the Town Engineer and the Planning and Zoning Administrator; or

e) Any significant changes impacting compatibility, traffic or adjoining properties as determined by the Planning and Zoning Administrator or Town Engineer.

iii. Amendments or expansions to model home architecture which involves one (1) or more of the following require Planning and Zoning Commission approval:

a) Increase in the number of model home designs originally approved by the Planning and Zoning Commission by more than twenty-five percent (25%); or

b) Decrease to the extent of the design’s conformance to any of the applicable design principles and standards, as determined by the Planning and Zoning Administrator; or

c) Significant changes impacting compatibility, streetscape or adjoining properties, as determined by the Planning and Zoning Administrator.

iv. Amendments or expansions to multifamily or nonresidential architecture designs, which:

a) Amend the design for more than twenty-five percent (25%) of the building facade; or

b) Decrease to the extent of the design’s conformance to any of the applicable design standards, as determined by the Planning and Zoning Administrator; or

c) Significant changes impacting compatibility, streetscape or adjoining properties, as determined by the Planning and Zoning Administrator.

v. Amendments to Final Plats

a) The following plat amendments are considered minor and may be approved administratively by the Planning and Zoning Administrator:

1) Scrivener’s errors.

2) Adjustments to utility easements and building pads.

3) Property line modifications with concurrence from all affected parties.

4) Adjustments to floodplain and erosion hazard boundaries as approved by the Town Engineer.

5) Driveway relocations as approved by the Town Engineer.

b) Criteria to evaluate minor plat amendments includes:

1) Must be in substantial conformance with the approved subdivision design (e.g., lot number and pattern, street configuration, subdivision boundary, etc.).

2) No material changes to the terms or conditions of the approved final plat.

3) No changes to open space designation.

4) No adverse impacts to an adjacent property, as determined by the Planning and Zoning Administrator and/or Town Engineer.

c) Decision and Findings

1) If it is determined that the proposed final plat amendment complies with the minimum requirements of this section, the subdivider shall record the approved amendment with the Pima County Recorder’s Office for recordation.

2) If determined that the proposed final plat amendment does not comply with the minimum requirements of this section, the request requires Town Council approval in accordance with subsection E.6 of this section.

vi. Minor Land Divisions

a) The Planning and Zoning Administrator may approve any subdivision of unplatted land that does not constitute a subdivision as defined in Chapter 31.

b) Criteria to evaluate minor land divisions includes:

1) The lots resulting from the proposed minor land division conform to the minimum lot size per the requirements for the zoning classification of the property.

2) Adequate access is available to public street(s) from the proposed lot(s).

3) The location of any existing building on any lot resulting from the proposed land division complies with building setbacks for the applicable zone.

4) Provision of, and access to, public utilities can be accommodated.

5) Access for emergency vehicles can be accommodated.

c) Decision and Findings

1) If it is determined that the proposed land division complies with the minimum requirements of this section, the subdivider shall record the approved division with the Pima County Recorder’s Office for recordation.

2) If determined that the proposed minor land division does not comply with the minimum requirements of this section, the request requires a preliminary plat in accordance with subsection E of this section.

3) Compliance with Town ordinances and regulations not reviewed as part of the minor land division review process will be determined at the time of application for building permits, when more detailed information is provided on the proposed development of each lot.

E. Development Review Steps

1. Step 1 – Pre-Application Conference with the Development Review Committee

a. Applicability and Significance

i. A pre-application conference is required for all development review applications unless otherwise determined by the Planning and Zoning Administrator.

ii. Completion of a pre-application conference constitutes authorization for the developer to proceed through the public participation process, if applicable, or submit a formal application.

b. Review Process, Contents, and Principles

i. A pre-application shall proceed through the review steps as provided in Table 22-9D.

ii. The preparation and submittal of the pre-application shall include a narrative and a preliminary concept from the applicant making known their intentions.

iii. At a minimum and depending upon the scope of the proposed development, the pre-application shall be reviewed for the following:

a) Existing zoning of the property to determine if a zoning change is necessary or desirable.

b) Applicable development review process and submittal requirements, including public participation in accordance with Section 22.15.

c) Zoning requirements, including the design standards in Addendum A and any overlay zones applicable to the proposal.

d) Identification of any unusual problems such as topography, utilities, flooding, and geological hazards.

1) Determination if certain lands may not be subdivided due to adverse topography, flooding, geological hazards, lack of water or other natural or manmade hazards to life or property.

2) Establishment of lot size standards, grading, drainage requirements and/or other regulations deemed reasonable and necessary for the public health, safety, or general welfare on any lands to be subdivided affected by such characteristics.

c. Expiration of Approvals and Extensions

i. Decisions and findings are not subject to appeal as they are based on a preliminary concept and do not constitute an approval or denial of the proposal.

ii. Comments are advisory and should not be considered an exhaustive review. Comments may change from amendments to the code or significant changes to the proposal.

2. Step 2 – Public Participation

a. Applicability and Significance

i. Public participation shall be conducted in accordance with Section 22.15 or 24.9.

ii. Completion of the first neighborhood meeting constitutes authorization for the developer to proceed with the formal submittal of the development application. Subsequent public outreach requirements must be completed, prior to a public meeting or hearing.

b. Review Process, Contents, and Principles

i. A public outreach plan and subsequent report is required upon formal submittal in accordance with Section 22.15.

c. Expiration of Approvals and Extensions

i. In accordance with Section 22.15, additional public participation may be required as determined by the Planning and Zoning Administrator.

3. Step 3 – Master Development Plan

a. Applicability and Significance

i. A master development plan is required when any of the following apply:

1) A tract comprises an entire neighborhood; or

2) A tract initially proposed for platting is only a portion of a larger landholding of the subdivider; or

3) A tract is part of a larger land area, the development of which is complicated by unusual topographic, utility, drainage, land use or ownership or other conditions. The entire land area need not be under the subdivider’s control; or

4) Other circumstances as determined by the Planning and Zoning Administrator.

ii. Master development plan approval constitutes authorization for the developer to proceed with preparation of a preliminary plat, development plan or construction documents and assurances.

b. Review Process, Contents, and Principles

i. A master development plan shall proceed through the review and approval steps as provided in Table 22-9D, unless as otherwise specified in subsection C.2.d of this section.

ii. The preparation and submittal of the master development plan and associated plans required in subsection D.1.b.i.a of this section shall include the general layout of all buildings, structures, including refuse enclosures, setbacks, site access and general circulation, parking and loading areas, buffer yards, landscaping, sign locations and other supporting data as specified by the Planning and Zoning Administrator.

iii. The following design principles provide primary guidance to inform staff, the Planning and Zoning Commission and Town Council actions for development review.

The principles are designed as tools to analyze the relationship of project characteristics to one another and to the surrounding area.

These design principles are not intended to require proposed new development to mirror or match adjacent development nor establish a finding for project denial based on differences between the proposed development and the surrounding area. It is important to note that dissimilar land uses will have dissimilar development standards and design elements. Transitional development standards should be employed to lessen the impact of the development on the surrounding area.

1) Building Orientation: The location, orientation and size of all buildings and structures shall promote a complementary relationship to one another.

2) Environmental Resources: To the greatest extent possible, environmental resources shall be conserved and continuity of resources should be maintained throughout the site.

3) Drainage/Grading: Site grading shall minimize impacts on natural grade and landforms and provide for subtle transitions of architectural elements to grade. Significant cuts and fills in relation to natural grade shall be avoided or minimized to the extent practical given property constraints.

4) Connectivity: Strengthen the usability and connectivity of the pedestrian environment internally and externally by enhancing access to the public street system, transit, adjoining development and pedestrian and bicycle transportation routes. Where appropriate, buildings and uses should provide access to adjacent open space and recreational areas.

iv. In addition to the design principles, master development plans shall be reviewed for conformance to the General Plan, Design Standards in Addendum A and other applicable sections of this Code.

c. Expiration of Approval and Extensions

i. Master development plans shall be resubmitted for administrative review with each phase of development. Should the master development plan propose substantial modifications, as defined in subsection D.4 of this section, the master development plan will require reconsideration by the Planning and Zoning Commission and Town Council.

4. Step 4 – Preliminary Plat

a. Applicability and Significance

i. A preliminary plat is required when a subdivision of land, as defined in Chapter 31, is proposed.

ii. Preliminary plat approval constitutes authorization for the subdivider to proceed with preparation of the final plat and construction documents.

b. Review Process, Contents, and Principles

i. A preliminary plat shall proceed through the review and approval steps as provided in Table 22-9D, unless as otherwise specified in subsection C.2.d of this section.

ii. The preparation and submittal of the preliminary plat and associated plans required in subection D.1.b.i.a of this section shall include the general layout of all buildings, structures, including refuse enclosures, setbacks, site access and general circulation, parking and loading areas, buffer yards, landscaping, sign locations and other supporting data as specified by the Planning and Zoning Administrator.

iii. Preliminary plats shall be reviewed for conformance to the design principles in subection E.3.b.iii of this section, the General Plan, design standards in Addendum A and other applicable sections of this Code.

c. Expiration of Approval and Extensions

i. Preliminary plat approval shall expire and become null and void two (2) years from the date of approval if a grading permit has not been issued subject to determination by the Planning and Zoning Administrator unless the following occurred:

1) A different time frame is made a condition of the Town Council approval; or

2) An extension of preliminary plat approval is granted by the Town Council in accordance with the following:

a) The applicant files for the extension prior to the approval becoming void and the Town Council determines the circumstances justify an extension. Extensions up to two (2) years may be granted. The Town Council may impose conditions on extensions to require conformance to zoning codes or other development standards adopted after the original approval.

5. Step 5 – Final Plat

a. Applicability and Significance

i. A final plat is required when subdivision of land (as defined in Chapter 31) is proposed in conformance with an approved preliminary plat.

ii. Final plat approval constitutes authorization for the developer to proceed with recordation and construction documents.

b. Review Process, Contents, and Principles

i. Upon approval of a preliminary plat, a final plat shall proceed through the review and approval steps as provided in Table 22-9D.

ii. The preparation and submittal of the final plat shall be in accordance with the requirements of this Code, State statute, including the subdivision requirements of Chapter 26 and shall substantially conform to the approved preliminary plat.

a) Final plats are subject to the following requirements:

1) It is the responsibility of the subdivider to provide on the final plat, prior to plat recordation, such easements in such location and width as required for utility purposes.

2) A statement of dedication of all streets, alleys, crosswalks, drainage ways, pedestrian ways and easements for public use signed by the person holding title of record, by persons holding titles as vendees under land contract and by spouses of said parties, shall be included in the final plat. If lands dedicated are mortgaged, the mortgagee shall also sign the plat. Execution of dedication shall be acknowledged and certified by a notary public.

3) Certification by the registered civil engineer or registered land surveyor making sure that the plat is correct and accurate and that the monuments described in it have either been set or located as described. All maps shall contain the seal of a registered civil engineer or land surveyor.

4) A floodplain statement prepared by the registrant.

5) Certification by the Town Clerk of the date the map was approved by the Town Council.

6) Certification of recordation by the County Recorder.

c. Expiration of Approval and Extensions

i. Upon approval by Town Council, applicants have one (1) year to record the final plat. Once recorded, final plats shall not expire.

ii. An extension of final plat approval may be granted by the Town Council if the applicant files for the extension prior to the approval becoming void and the Town Council determines the circumstances justify an extension. Extensions up to two (2) years may be granted. The Town Council may impose conditions on extensions to require conformance to zoning codes or other development standards adopted after the original approval.

6. Step 6 – Development Plan

a. Applicability and Significance

i. A development plan is required for all applications that do not require subdivision of property.

ii. Development plan approval constitutes authorization for the developer to proceed with preparation of construction documents and assurances. Conditions under which approval is granted shall not be substantially changed prior to the expiration date.

b. Review Process, Contents, and Principles

i. A development plan shall proceed through the review and approval steps as provided in Table 22-9D, unless as otherwise specified in subsection C.2.d of this section.

ii. The preparation and submittal of the development plan and associated plans required in subsection D.1.b.i.a of this section shall include the general layout of all buildings, structures, including refuse enclosures, setbacks, site access and general circulation, parking and loading areas, buffer yards, landscaping, sign locations and other supporting data as specified by the Planning and Zoning Administrator.

iii. Development plans shall be reviewed for conformance to the design principles in subsection E.3.b.iii of this section, the General Plan, design standards in Addendum A and other applicable sections of this Code.

c. Expiration of Approval and Extensions

i. Development plan approval shall expire and become null and void two (2) years from the date of approval if a grading permit has not been issued subject to determination by the Planning and Zoning Administrator unless the following has occurred:

1) A different time period is made a condition of Planning and Zoning Commission or Town Council approval; or

2) An extension of development plan approval is granted by the Town Council in accordance with the following:

a) The applicant files for the extension prior to the approval becoming void and the Town Council determines the circumstances justify an extension. Extensions up to two (2) years may be granted. The Town Council may impose conditions on extensions to require conformance to zoning codes or other development standards adopted after the original approval.

7. Step 7 – Architecture Design

a. Applicability and Significance

i. Architecture review is required for all model home residential subdivisions and all nonresidential developments.

ii. Architecture approval constitutes authorization for the developer to proceed with preparation of building plan documents for permit issuance.

b. Review Process, Contents and Principles

i. Architecture shall proceed through the review and approval steps as provided in Table 22-9D.

ii. The preparation and submittal of the architecture application shall include the exerior design of all structures, colors and materials and supporting data as specified by the Planning and Zoning Administrator.

iii. The following design principles provide primary guidance to inform staff, the Planning and Zoning Commission and Town Council actions for architecture review.

The principles are designed as tools to analyze the relationship of project characteristics to one another and to the surrounding area. These design principles are not intended to require proposed new development to mirror or match adjacent development, nor establish a finding for project denial based on differences between the proposed development and the surrounding area.

It is important to note that dissimilar land uses will have different development standards and design elements. Mitigation measures shall be employed to transition between land uses.

1) Building design shall be appropriate for the climate and characteristics of the Sonoran Desert, including indigenous and traditional textures, colors, and shapes found in and around Oro Valley. All development shall maintain and strengthen the high quality of design exemplified in Oro Valley through project creativity and design excellence.

2) Building scale, height and mass shall be consistent with the Town-approved intensity of the site, designated scenic corridors, and valued mountain views. Buildings shall be designed to respect the scale of adjoining areas and should mitigate the negative and functional impacts that arise from scale, bulk and mass.

3) All building facades shall be fully articulated, including variation in building massing, roof planes, wall planes, and surface articulation. Architectural elements including, but not limited to, overhangs, trellises, projections, awnings, insets, material, and texture shall be used to create visual interest that contributes to a building’s character.

4) Building design and screening strategies shall be implemented to conceal the view of loading areas, refuse enclosures, mechanical equipment, appurtenances, and utilities from adjacent public streets and neighborhoods.

iv. In addition to the design principles, architecture shall be reviewed for conformance with the design standards in Addendum A, planned area development design standards and scenic corridor standards, if applicable.

c. Expiration of Approval and Extensions

i. Architecture design approval shall not expire.

8. Step 8 – Sign Design

a. Applicability and Significance

i. A sign criteria or master sign program is required for nonresidential multiple-occupancy buildings, resorts and commercial, office, and/or industrial centers in accordance with Section 28.3.

ii. A sign permit is required if a property does not have an approved sign criteria or master sign program in accordance with Section 28.3.

iii. Sign design approval constitutes authorization for the developer to proceed with preparation of construction plan documents for permit issuance.

b. Review Process, Contents and Principles

i. A sign permit, sign criteria or master sign program shall proceed through the review and approval steps as provided in Table 22-9D.

ii. The preparation and submittal of the sign application shall include the sign types, design and other supporting data as specified by the Planning and Zoning Administrator.

iii. The following design principle provides primary guidance to inform staff, the Planning and Zoning Commission and Town Council actions for sign design review.

1) Sign colors, design and placement shall be complementary and integral to the project’s architectural and site design themes.

iv. In addition to the design principles, signs shall be reviewed for conformance with Section 28.3 and the applicable design standards in Addendum A.

c. Expiration of Approval and Extensions

i. Sign permit, sign criteria and master sign program approval shall not expire.

9. Step 9 – Artwork Plan

a. Applicability and Significance

i. Artwork is required for all nonresidential developments in accordance with Section 27.3.

ii. Artwork plan approval constitutes authorization for the developer to proceed with preparation of building plan documents.

b. Review Process, Contents and Principles

i. Art shall proceed through the review and approval steps as provided in Table 22-9D.

ii. The preparation and submittal of the artwork application shall include the design of art pieces and supporting data, as specified by the Planning and Zoning Administrator.

iii. Artwork shall be in conformance with the design principles in Section 27.3 and the applicable design standards in Addendum A.

c. Expiration of Approval and Extensions

i. Artwork approval shall not expire.