Develop a subdivision or nonresidential project

Development review is required for all new residential and nonresidential projects in Town, except for individual detached single-family custom homes or as otherwise specified in the Zoning Code. Development review is a two-step process: conceptual design review and final design review. Please see below for more information about each step. 

 

Conceptual Design Review

Conceptual design review is required for new developments or amendments and expansions to existing developments meeting the criteria in Section 22.9.D except for the following may proceed to final design review:

  • Developments or expansions within the Economic Expansion Zone per Section 24.9 of the Zoning Code.
  • Developments without significant changes from a design approved through the rezoning process within the past five years
  • Developments with an approved modified review process

Step 1.Review the conceptual design requirements

  • Review the conceptual design zoning requirements in Section 22.9.D.2 of the Zoning Code.
  • Review other applicable zoning requirements. The Zoning Code can be viewed here.

Step 2.Submit a pre-application packet

  • The purpose of this meeting is to introduce your project to town staff
  • During the meeting, staff will provide preliminary comments regarding process and code compliance
  • Download and fill-out a pre-application form HERE(PDF, 2MB).
  • Submit the application to planning@orovalleyaz.gov
  • Applications received by Wednesday at 5 PM will be scheduled for consideration the following Thursday. Applications received after the deadline will be scheduled for consideration 2 Thursday's from the date received.

Step 3.Present and answer questions during a neighborhood meeting

  • A formal neighborhood meeting is required prior to submittal of the formal application
  • The purpose of this meeting is to:
    • Summarize the review process
    • Introduce the application to neighbors
    • Provide an opportunity for neighbors to give feedback and identify any concerns to help inform the formal application

Step 4.Submit a formal application

Step 5.Staff review

  • All applicable departments will review your submittal for code compliance
  • Staff comments will be provided within 20 working days of a complete submittal
  • A revised application addressing staff comments must be resubmitted. Additional revised submittals may be necessary if code issues are not adequately addressed 

Step 6.Present and answer questions at a 2nd neighborhood meeting (if applicable)

  • The purpose of the 2nd meeting is to:
    • Present your revised submittal to neighbors
    • Provide the applicant the opportunity to discuss any changes or mitigation measures incorporated to address prior concerns
    • Discuss any remaining issues or concerns to strive toward consensus
  • Additional neighborhood meetings may be necessary if unresolved issues remain

Step 7.Planning and Zoning Commission Public Meeting

  • Conceptual design review requires consideration by the Planning and Zoning Commission
  • Staff will provide a staff report regarding General Plan and Zoning Code compliance and any neighborhood mitigation measures prior to the meeting
  • A staff presentation will be provided outlining the proposed application followed by staff’s recommendation
  • The applicant will be provided an opportunity to present their application
  • The general public, including neighbors, will similarly be provided an opportunity to speak during the public meeting

Step 8.Town Council Public Meeting

  • Following a recommendation from the Planning and Zoning Commission, Town Council will consider the application
  • Staff will provide a staff report regarding General Plan and Zoning Code compliance and any neighborhood mitigation measures prior to the meeting
  • A staff presentation will be provided outlining the proposed application followed by the Planning and Zoning Commission’s recommendation
  • The applicant will be provided an opportunity to present their application
  • The general public, including neighbors, will similarly be provided an opportunity to speak during the public meeting

Step 9.Next steps

  • Upon Town Council approval, the next step is to proceed with final design review.

 

Final Design Review

Final design review is required upon completion of conceptual design review and the following:

  • Developments or expansions within the Economic Expansion Zone per Section 24.9
  • Developments without significant changes from a design approved through the rezoning process within the past five years
  • Developments with an approved modified review process

Step 1.Review the final design requirements

  • Review sections of code applicable to your development. View the Zoning Code here.

Step 2.Submit a formal application

Step 3.Staff review 

  • All applicable departments will review your submittal for code compliance 
  • Staff comments will be provided within 20 working days of a complete submittal

Step 4.Submit a revised application

  • A revised application addressing staff comments must be resubmitted
  • Additional revised submittals may be necessary if code issues are not adequately addressed 

Step 5.Staff review and approval

  • Staff will issue an approval once all comments have been addressed and the request is code compliant.
  • Approved documents will be available for pick-up from the Community and Economic Development Department

Step 6.Next steps

  • Upon administrative approval, the applicant may proceed with acquiring the necessary permits to start construction.