Request approval of a new Planned Area Development

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. 

 

Process

Requests to create a new Planned Area Development (PAD) will not be accepted if said use is not in full compliance with the adopted General Plan future land use map. Should a General Plan Amendment be required, both applications may be submitted concurrently . Click HERE for the General Plan Amendment process.
 

Step 1.Review the requirements for a Planned Area Development

  • Verify if a concurrent General Plan Amendment is required by reviewing the land use map HERE
  • Review the Planned Area Development requirements in Section 24.4 of the Zoning Code.

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 Hearing

  • 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 hearing

Step 8.Town Council Public Hearing

  • 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 hearing

Step 9.Next steps

  • Subsequent to Town Council approval, the applicant should proceed to development review. If the proposed site plan is in substantial conformance with a recently (within 5 years) approved Tentative Development Plan, the applicant may proceed to Final Design Review. For more information about the development review process, please click HERE