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A. Purpose

The purpose of the Planned Residential Development District is to encourage imaginative and innovative planning of residential neighborhoods, to encourage the preservation of open space and significant natural features, to offer a wide variety of dwelling unit types, to permit greater flexibility in design of residential neighborhoods and to enable development of parcels of property that would be difficult to develop under conventional zoning and subdivision regulations.

B. Applicability

These provisions apply to any application for a rezoning to the PRD District.

C. Property Development Standards

1. General

All land uses in a PRD District shall conform to the allowable uses and standards of the underlying zoning districts.

Modification of the underlying district’s development standards may be allowed, as specifically permitted in this section, where that modification will produce a living environment, landscape quality, and lifestyle superior to that produced by the existing standards.

2. Maximum Property Size

No Planned Residential Developments shall be established on any parcel in excess of one hundred sixty (160) acres of gross land area.

3. Minimum Number of Units and Maximum Density Requirements

a. There shall not be less than six (6) dwelling units in any Planned Residential Development.

b. The density regulations of the zone in which the Planned Residential Development is located are applied to the total area of the Planned Residential Development rather than separately to individual lots.

c. A PRD development will have a maximum base density as follows:

Table 24-2. 

Zone

Maximum Dwelling Units per Gross Acre

R1-36

1.0

R1-43

0.8

d. The density of a PRD development may be increased from the base density as allowed by the criteria shown in the following table. Upon finding that one or more of the criteria set forth in the table is exceeded to an extraordinary degree, the Town Council may approve a density increase greater than that specified in any single criteria but in no case to exceed a combined total of 20%.

Table 24-3. 

Activity

Increase from Base Density

Requirements

Preservation of natural features

5%

Preservation of natural features shall include the preservation of major washes, significant stands of native vegetation or other topographic or scenic natural features, provided such features are left in their undisturbed natural state.

Provision of common open space

5%

This shall mean the provision of common open space which is distinguishable by its quantity or quality and which is readily accessible to the residents of the development.

Innovative site plan

5%

An innovative site plan shall mean a site plan which features a street pattern which discourages through traffic, ensures the privacy of the residents of the development and is in harmony with the topography and other natural features. An innovative site plan could also include a variety of lot sizes and dwelling unit types.

Interior amenities

5%

Interior amenities shall mean the provision of private recreational facilities such as tennis courts, recreation centers, bike paths and equestrian trails which are accessible to the residents of the development.

Substantial public benefit

5%

Substantial public benefit shall mean the provision of public facilities that are both unusual in character and serve the needs of an area greater than the immediate development. No density increase for substantial public benefit may be approved unless the public facilities provided are in excess of the typically required street improvements, sidewalks, bike paths, equestrian trails and drainage facilities.

4. Building Height

Building height shall not exceed 18 feet and shall not exceed 1 story within 50 feet of any R-1 district boundary line.

5. Parking Requirements

Parking shall be provided as follows:

a. Efficiency and 1 bedroom dwelling units shall provide a minimum of 1 on-site resident parking space plus 1 off-street guest parking space.

b. Dwelling units with 2 bedrooms shall provide a minimum of 2 on-site resident parking spaces plus 1 off-street guest parking space.

c. Dwelling units with 3 or more bedrooms shall provide a minimum of 2 on-site resident parking spaces plus 2 off-street guest parking spaces.

d. The required on-site resident parking shall be covered parking.

e. Adequate parking facilities for recreational vehicles shall be provided.

6. Design Criteria

The Planned Residential Development shall observe the following design criteria:

a. The overall plan shall be comprehensive, embracing land, buildings, landscaping and their interrelationships and shall conform in all respects to all adopted plans of all governmental agencies for the area in which the proposed development is located.

b. Within the Planned Residential Development, units may be established of any size whatever but shall be logical in size and shape and shall function by themselves and in relationship to other development units within the district or adjacent property.

c. The plan shall provide for adequate open space, circulations, off-street parking and pertinent amenities. Buildings, structures and facilities in the parcel shall be well integrated, oriented and related to the topographic and natural landscape features of the site.

d. The proposed development shall be compatible with existing and planned land use and with circulations patterns on adjoining properties. It shall not constitute a disruptive element to the neighborhood and community.

e. The internal street system shall not be a dominant feature in the overall design; rather it should be designed for the efficient and safe flow of vehicles without creating a disruptive influence on the activity and function of any common areas and facilities.

f. Common areas and recreational facilities shall be so located so as to be readily accessible to the occupants of the dwelling units and shall be well related to any common open spaces provided.

g. Architectural harmony within the development and within the neighborhood and community shall be obtained so far as practicable.

D. Application

The rezoning application shall follow the requirements of Section 22.3 with the following additions to enable the Planning and Zoning Commission and the Town Council to make the determination that the modification will produce a living environment, landscape quality, and lifestyle superior to that produced by the existing standards:

1. A written narrative and graphic material to illustrate the conditions that the modified standards will produce.

2. A general landscape plan.

E. Review and Required Findings

The rezoning review shall follow the procedures of Section 22.3. Before approval of an application for a proposed PRD District, the Planning and Zoning Commission and Town Council must find:

1. That the development proposed is in substantial harmony with the General Plan of the Town of Oro Valley and can be coordinated with existing and planned development of surrounding areas.

2. That the streets and thoroughfares proposed are suitable and adequate to serve the proposed uses and the anticipated traffic which will be generated thereby.

3. The Planning and Zoning Commission and Town Council shall further find that the facts submitted with the application and presented at the hearing will establish beyond a reasonable doubt that the Planned Residential Development will constitute a residential environment of sustained desirability and stability that will be in harmony with the character of the surrounding area; and that the sites proposed for public facilities such as schools, playgrounds and parks are adequate to serve the anticipated population.