Planning and Zoning Commission Meeting

PLANNING & ZONING COMMISSION MEETING AGENDA - REVISED* Monday, December 1, 2025 6:00 PM Sahuarita Town Hall 375 W. Sahuarita Center Way, Sahuarita, AZ 85629 In accordance with A.R.S. § 38-431.02, notice is hereby given to the public that the Sahuarita Planning & Zoning Commission will hold a meeting on the date, time, and location specified above. Members of the Planning & Zoning Commission will attend either in person or virtually. To better serve our community, the Sahuarita Council Chambers is wheelchair accessible. Individuals with disabilities may request reasonable accommodations, such as a sign language interpreter, by contacting the Town Clerk’s Office at 520-822-8801. Requests should be made no later than three working days prior to the meeting to allow for proper arrangements. All attendees are expected to observe rules of propriety, decorum, and good conduct. Unauthorized comments from the audience, signs, and disruptive behavior will not be tolerated in the Sahuarita Council Chambers. Violations may result in being banned from this and future meetings. Please remember to turn off or silence all electronic devices during the meeting. 1. Call to Order 2. Pledge of Allegiance 3. Roll Call 4. Commissioners' Brief Summary of Current Events 5. Approval of Minutes Approval of the November 3, 2025, Planning & Zoning Commission Meeting Minutes. 6. Presentations 6.a Study Session - Zoning Code Amendment for RV use and storage 7. * Public Hearing, Discussion and Possible Action 7.a Zoning Code Text Amendment – STC 18.69 Subdivision Standards Public hearing, discussion, and possible action amending the Sahuarita Town Code, Title 18 (Zoning) by amendment Chapter 18.69 (Subdivision Standards) streamlining the process for final plat approval and achieving compliance with state law requiring an administrative approval process for final plats. 8. Community Development Director's Report 9. Future Agenda Items 10. Adjournment PLANNING & ZONING COMMISSION MEETING MINUTES Date: November 3, 2025 Time: 6:00 PM Location: Sahuarita Town Hall 375 W. Sahuarita Center Way, Sahuarita, AZ 85629 Members Present: Commissioner Kevin Rau, Vice Chair Daniel Millet, Chair Mark Ferguson, Commissioner Lori Brown Members Absent: Commissioner Aaron Escamilla 1. Call to Order The meeting was called to order by Chair Mark Ferguson at 6:00 PM. 2. Pledge of Allegiance The Commission and the attending audience led the Pledge of Allegiance. 3. Roll Call Roll call was called and a quorum confirmed. 4. Election of Commission Chairperson and Vice Chairperson Discussion and appointment of a Chairperson and Vice Chairperson. The Commission proceeded with the selection of its officers. Staff explained the standard process, noting that nominations may be made either by self-nomination or by nominating another member. Mark Ferguson was nominated, accepted the nomination as Chairperson. Daniel Millett was then nominated and accepted the nomination as Vice Chairperson. MOTION was made to elect Mark Ferguson, as Chairperson and Daniel Millett as Vice Chairperson for a term of two years. MOVER: Commissioner Kevin Rau SECONDER: Commissioner Lori Brown AYES: (4): Commissioner Kevin Rau, Vice Chair Daniel Millet, Chair Mark Ferguson, and Commissioner Lori Brown ABSENT: (1): Commissioner Aaron Escamilla RESULT: APPROVED (4 to 0) November 3, 2025 Planning & Zoning Commission Meeting Minutes Page 1 of 4 Page 2 of 23 5. Approval of Minutes Approval of the June 2, 2025 Planning & Zoning Commission meeting minutes. MOTION was made to approve the minutes as presented. MOVER: Vice Chair Daniel Millet SECONDER: Commissioner Kevin Rau AYES: (4): Commissioner Kevin Rau, Vice Chair Daniel Millet, Chair Mark Ferguson, and Commissioner Lori Brown ABSENT: (1): Commissioner Aaron Escamilla RESULT: APPROVED (4 to 0) 6. Public Hearing and Possible Action 6.a Zoning Code Text Amendment to Sahuarita Town Code Chapter 18.05 (SA8- 25-00005) Public hearing, presentation, discussion and possible action regarding Zoning Code Text Amendment to Sahuarita Town Code Chapter 18.05 ( Zones, Maps, and Boundaries). The Commission held a public hearing to consider a zoning code text amendment to Chapter 18.05 to ensure consistency in zoning names within the Town Code. Staff explained this was a cleanup amendment following the 2023 residential zoning updates, removing obsolete zoning references and updating terminology (e.g., “trailer home site” to “manufactured home site”), with no zoning changes being made. The amendment was properly noticed, and no public comments were received. The public hearing opened and closed with no speakers. MOTION was made to recommend approval of Zoning Code Text Amendment Case No. SA-825-00005 to the Town Council. MOVER: Commissioner Kevin Rau SECONDER: Commissioner Lori Brown AYES: (4): Commissioner Kevin Rau, Vice Chair Daniel Millet, Chair Mark Ferguson, and Commissioner Lori Brown ABSENT: (1): Commissioner Aaron Escamilla RESULT: APPROVED (4 to 0) November 3, 2025 Planning & Zoning Commission Meeting Minutes Page 1 of 4 Page 3 of 23  6.b Zoning Code Text Amendment to Sahuarita Town Code Chapter 18.09.020 (SA8-25-00007) Public hearing, presentation, discussion and possible action regarding Zoning Code Text Amendment to Sahuarita Town Code Chapter 18.09.020 related to reasonable accommodations for group care homes. Community Development Director Anna Casadei presented a text amendment required by Senate Bill 1308 to establish a “reasonable accommodation” process for sober living homes classified as Group Care Homes (7–10 residents) under Sahuarita Town Code (STC) Chapter 18.09. The amendment allows case-by- case administrative adjustments by the Zoning Administrator to either the 1,200- foot separation between group care homes or the maximum number of residents when warranted, consistent with state law and the Federal Fair Housing Act; denials may be appealed by the applicant to the Board of Adjustment. Staff noted meeting attachments were omitted from the packet but provided at the dais and highlighted the proposed redline language in STC Chapter 18.09.020(C). Legal counsel explained such decisions are administrative (fact- specific) rather than legislative and typically do not involve public notice due to confidentiality protections; code enforcement remains available for operational issues. Commissioners discussed decision authority, transparency, notice practices, and avoidance of neighborhood clustering; staff referenced criteria (e.g., not creating a de facto social services district) that the Zoning Administrator must apply. The public hearing opened and one speaker asked why the change was needed — staff clarified it is mandated by state law. No additional comments were received; the hearing was closed. MOTION was made to recommend approval of Zoning Code Text Amendment Case No. SA-825-00007 to the Town Council. MOVER: Vice Chair Daniel Millet SECONDER: Commissioner Kevin Rau AYES: (4): Commissioner Kevin Rau, Vice Chair Daniel Millet, Chair Mark Ferguson, and Commissioner Lori Brown ABSENT: (1): Commissioner Aaron Escamilla RESULT: APPROVED (4 to 0) 7. Community Development Director's Report Deputy Director, Nathan Barrett provided a report on a few items. 8. Future Agenda Items No items were proposed for consideration at a future Commission meeting. November 3, 2025 Planning & Zoning Commission Meeting Minutes Page 1 of 4 Page 4 of 23 9. Adjournment The Chair adjourned the meeting at 7:06 PM. November 3, 2025 Planning & Zoning Commission Meeting Minutes Page 2 of 4 Page 5 of 23  Planning & Zoning Commission Staff Report Case No. SA8-25-00004 Commission Meeting Date: December 1, 2025 Agenda Item No. 6.a PREPARED BY: Orlanthia Henderson, Planning and Zoning Manager REVIEWED BY: Anna Casadei, AICP, Community Development Director RECOMMENDATION: N/A SUBJECT: Study Session: A Text amendment addressing the parking and storage of private Recreational Vehicles. APPLICANT: Town of Sahuarita BACKGROUND: Earlier this year, the Planning Commission discussed RV storage on residential properties during the text amendment for Temporary Use Permits. At that time, it was decided that a separate text amendment directly addressing RV parking and storage on residential properties was needed. The Zoning Code covers (RVs) Recreational Vehicles in section 18.09.020.B. General Residential and Rural Zoning Provisions. Over the years, Planning staff has been challenged when asked to interpret this section for code enforcement complaints and when researching customer questions. ANALYSIS: RV ownership has increased over the years, and the Town is part of the national RV growth trend. As ownership increases, homeowners often look for dedicated storage for long-term RV parking or they choose to store their RVs on their property. For those that park the RV on their property, the current code has the following requirements: 1. Any recreational vehicle not in use for residential purposes may be stored or parked in any rural or residential zone only if said recreational vehicle is located to the rear of the principal dwelling on the lot, parcel or tract where said recreational vehicle is to be stored, and is stored in a garage or ramada or behind planting of sufficient height to shield said recreational vehicle from view from the adjoining properties; and 2. One such recreational vehicle may be parked on any rural or residential lot, parcel or tract by right. 3. Additional recreational vehicles may be parked on a rural or residential property subject to a Type 1 conditional use permit. The current code is very limited and does not address the following: Page 1 of 4 Case No. SA8-25-00004 December 1, 2025 Page 6 of 23   Storage using a ramada does not include screening from the sides. Ramadas typically have only a roof with the sides exposed, leaving questions as to the intent of the screening requirements.  Sufficient height for plants is not measurable and in cases where the property owner is willing to plant vegetation, we do not have a defined time limit or plant quantity.  Screening using a wall or fence is not addressed.  Family and friends visiting with RVs is not included  Temporary staging of RVs while cleaning and prepping for travel is not addressed. In response to the limited section of the RV code, staff researched jurisdictions in the Tucson region as well as other cities and towns in Arizona, looking for examples of how others approach RV storage and parking. The following proposed changes come from the research carried out by Planning staff, the discussion that took place with the Planning Commission, and staff code enforcement experience with RV storage and parking. The proposed changes are to simplify and define situations where the current code is silent. RV STORAGE While the current code addresses RV storage on residential lots, it is silent on several issues, as previously noted. This code amendment proposes the following updates to the code related to long-term storage of RVs.  Setback information for a stored RV is not provided. Parking of RVs is limited to the rear of the property and does not provide flexibility for those that could accommodate RV parking at the front of their property and meet proposed setbacks. It also does not provide the required distance from adjacent structures or properties. o The text amendment proposed will require a minimum 5-foot setback from the side and rear property line or it is required to meet all the accessory structure setbacks for that zone. o Depending on the zone, RV storage setbacks can range from:  Front: 35 – 100 feet  Side: 4 – 10 feet (5-feet would be the default)  Rear: 4 -10 feet  RV storage for properties that are vacant and do not have a primary/main structure is not defined. It is assumed in the current code that a primary structure is in place. Staff has been approached in the past by property owners that have vacant properties and want to store their RVs onsite. In addition, living in an RV while building the primary structure has also been a question. Page 2 of 4 Case No. SA8-25-00004 December 1, 2025 Page 7 of 23  o The text amendment simplifies and requires an occupied primary residence structure for an RV to be stored onsite. If the site is vacant an RV cannot be parked or stored onsite.  The text amendment defines use of an RV for residential purposes when pop-outs are deployed, utility connections like water, electric, sewer, generator, or cable connections are made to the RV.  Screening using different methods or material, different from vegetation is not mentioned in the current code. o The text amendment defines screening using a solid 6-foot wall or fence as a screening requirement.  Storage of additional RVs is permitted with a CUP Type 1, but it does not address if the additional space can be leased or rented to others. o The text amendment restricts the leasing or selling RV storage space for payment. This is to curb storage of multiple RVs on a single property. RV GUEST USE In addition to the limited requirements on storage of RVs onsite, the code does not provide direction in cases when short-term guests park their RVs and visit the property owner. This section of the text amendment would permit:  Temporary guest-occupied RV parking for a length of time. The permitting process would require a Town Zoning Clearance application; these are typically processed over the counter the same day they are requested. o Visitors that visit between 1-4 days are part of a grace period that would not require a zoning clearance.  The date range took into consideration weekend stays and short holiday visits.  If the guest anticipates exceeding 4 days, a zoning clearance application would be required. o A zoning clearance application and fee ($80) would be required for stays that range between 5-10 days. Ten consecutive days at a time is permitted. A maximum of 15 days in a 6-month period is permitted.  Only one RV is allowed to be occupied onsite at a time. Occupied vehicles are defined as the RV connected to utilities with all pop-outs deployed.  The RV must be set back from the front property line at least 20 feet.  Additional temporary guest occupied RVs can be permitted with a Conditional Use Permit Type 1 process. The CUP Type 1 would allow the property owner an additional temporary guest to park onsite. Page 3 of 4 Case No. SA8-25-00004 December 1, 2025 Page 8 of 23 RV CLEANING AND PREP The last item added as part of the text amendment addresses the temporary parking of an RV onsite when cleaning or prepping the vehicle for travel.  Two consecutive days are permitted for loading, unloading, and cleaning of the RV and are exempt from screening and setback requirements.  The RV cannot encroach into the right-of-way or sidewalk when parked; all activities are required to take place on the property. The goal of the text amendment was to provide guidelines for RV parking and storage and define the process needed for long- and short-term parking. PROCEDURAL INFORMATION: The text amendment requires one public hearing with the Planning & Zoning Commission and one public hearing with the Town Council. A study session was scheduled to allow for discussion on the changes to take place prior to the required public hearing. PUBLIC NOTICE and COMMENT: Information item for study session REQUIRED ACTION: No action required for a study session. RECOMMENDATION: Commission members are invited to provide feedback to staff during the study session. SUGGESTED MOTION: No motion is required for a study session. SUPPORTING DOCUMENTS ATTACHED: 1. Redlined Zoning Code Section Page 4 of 4 Case No. SA8-25-00004 December 1, 2025 Page 9 of 23  Chapter 18.09 GENERAL RESIDENTIAL AND RURAL ZONING PROVISIONS Sections: 18.09.010 Reserved. 18.09.020 General requirements and exceptions. 18.09.030 Home-based businesses. 18.09.040 Cluster development option. 18.09.050 Model home permits. 18.09.060 Reserved. 18.09.070 Repealed. 18.09.080 Reserved. 18.09.090 Repealed. 18.09.010 Reserved. [Ord. 2016-107 § 1; Ord. 2015-105 § 1; Ord. 2011-048 § 1; Ord. 1995-06 § 2.] 18.09.020 General requirements and exceptions. *** B. Parking and Storage of Recreational Vehicles. 1. Any recreational vehicle not in use for residential purposes may be stored or parked in any rural or residential zone only if; a. The said recreational vehicle shall be parked is located to the side of or rear of the principal dwellingmain structure and shall meet all setbacks for accessory structures as established for the zone in which the property is located, or a minimum of 5 feet to the side and rear property lines, whichever is greater. on the lot, parcel or tract where said recreational vehicle is to be stored, and is stored in a garage or ramada or behind planting of sufficient height to shield said recreational vehicle from view from the adjoining properties; and b. The property must have an occupied primary residential structure. c. 2. No more than Oone such recreational vehicle may be parked on any rural or residential lot, parcel or tractproperty by right. d. The recreational vehicle shall be screened by a solid 6-foot wall or fence. Page 10 of 23  e. Such recreational vehicle shall not be used for residential purposes except as may be specifically allowed by this code. Pop-outs deployed, utility connections like water, electric, sewer, generator, or cable connections to a recreational vehicle creates an assumption that the recreational vehicle is being used for residential purposes. f. 3. An AAdditional single recreational vehicles may be stored parked on a rural or residential property subject to STC 18.97.030, a Type 1 conditional use permit, with a notification area of 300 feet. The additional recreational vehicle storage space cannot be leased or sold for payment. 2. Recreational vehicles in a rural or residential zone may be occupied by guests on private property for 5 to 10 days, with the following requirements: a. Only one occupied RV is allowed at a time. A recreational vehicle is considered occupied if it is kept with pop-outs deployed or is connected to a utility (ex: water, electric, sewer, cable or generator). b. The recreational vehicle may be occupied onsite for a maximum of 10 consecutive days and no more than 15 days total in any 6-month period. A grace period from 1 to 5 days is permitted, a zoning clearance application must be approved within the grace period if the guest exceeds 5 days. c. The recreational vehicle must be setback from the front property line at least 20 feet. d. The review process and fees will be in accordance with the zoning clearance application process. e. Additional recreational vehicles occupied by guests may be permitted subject to STC 18.97.030, a Type 1 conditional use permit, with a notification area of 300 feet. 3. Temporary parking of a recreational vehicle for up to two consecutive days shall be exempt from the screening and setback requirements of this section for the purpose of active loading, unloading, or otherwise cleaning or preparing the recreational vehicle. No portion of the recreational vehicle shall encroach upon any sidewalk or right-of-way. *** Page 11 of 23 Planning & Zoning Commission Staff Report COMMISSION MEETING DATE: December 1, 2025 Agenda No. 7.a CASE TITLE: Zoning Code Text Amendment – STC 18.69 Subdivision Standards CASE NO.: SA8-25-00006 Prepared by: Anna Casadei, AICP, Community Development Director Reviewed by: Nathan Barrett, Community Development Deputy Director Recommendation: Staff recommends that the Commission forward a recommendation of approval to the Town Council. SUBJECT: Public hearing, discussion, and possible action amending the Sahuarita Town Code, Title 18 (Zoning) by amendment Chapter 18.69 (Subdivision Standards) streamlining the process for final plat approval and achieving compliance with state law requiring an administrative approval process for final plats. LOCATION: Town-wide APPLICANT: Town of Sahuarita PROPOSAL: Town staff proposes an amendment to Chapter 18.69 of the town zoning code, Subdivision Standards, to remove the requirement for Town Council approval of final plats and instead establishing an administrative approval process. The amendment also removes the requirement for the Town Council to pre-approve subdivisions that include private streets. BACKGROUND: HB 2447 was signed into law in 2025 requiring cities and towns to establish an administrative approval process for final plats and several other application types. Of the specified application types, the Town of Sahuarita only required Town Council approval for final plats. This amendment will bring the subdivision approval process into compliance with the state law by eliminating the requirement for Town Council approval of final plats and instead establishing an administrative approval process. STAFF RECOMMENDATION: Staff recommends that the Commission forward a recommendation of approval to the Town Council. Page 12 of 23 REQUIRED ACTION: Hold a public hearing and determine whether this amendment is in the best interest of the Town of Sahuarita. Forward a recommendation to the Town Council. RECOMMENDED MOTION: I move to forward a recommendation of approval of the zoning code text amendment as presented by staff for Case No. SA8-25-00006. ATTACHMENTS: 1. STC 18.69 redlines 2. HB 2447 Page 13 of 23  House Engrossed self-certification program; administrative review State of Arizona House of Representatives Fifty-seventh Legislature First Regular Session 2025 CHAPTER 31 HOUSE BILL 2447 AN ACT AMENDING SECTION 9-500.49, ARIZONA REVISED STATUTES; RELATING TO MUNICIPAL ADMINISTRATIVE REVIEWS. (TEXT OF BILL BEGINS ON NEXT PAGE) - i - Page 14 of 23  H.B. 2447 1 Be it enacted by the Legislature of the State of Arizona: 2 Section 1. Section 9-500.49, Arizona Revised Statutes, is amended 3 to read: 4 9-500.49. Administrative review and approval; 5 self-certification program; expedited approval; 6 definitions 7 A. Notwithstanding any other law, the legislative body of a city or 8 town may SHALL by ordinance do the following: 9 1. Authorize administrative personnel to review and approve site 10 plans, development plans, land divisions, lot line adjustments, lot ties, 11 preliminary plats, final plats and plat amendments without a public 12 hearing. 13 2. Authorize administrative personnel to review and approve design 14 review plans based on objective standards without a public hearing. 15 3. Adopt a self-certification program allowing registered 16 architects and professional engineers to certify and be responsible for 17 compliance with all applicable ordinances and construction standards for 18 projects that the ordinance identifies as being qualified for 19 self-certification. 20 4. 3. Allow at-risk submittals for certain on-site preliminary 21 grading and drainage work or infrastructure. 22 5. 4. Allow applicants with a history of compliance with building 23 codes and regulations to be eligible for expedited permit review. 24 B. NOTWITHSTANDING ANY OTHER LAW, THE LEGISLATIVE BODY OF A CITY OR 25 TOWN MAY BY ORDINANCE ADOPT A SELF-CERTIFICATION PROGRAM ALLOWING 26 REGISTERED ARCHITECTS AND PROFESSIONAL ENGINEERS TO CERTIFY AND BE 27 RESPONSIBLE FOR COMPLIANCE WITH ALL APPLICABLE ORDINANCES AND CONSTRUCTION 28 STANDARDS FOR PROJECTS THAT THE ORDINANCE IDENTIFIES AS BEING QUALIFIED 29 FOR SELF-CERTIFICATION. 30 B. C. Applications for a license pursuant to this section are 31 subject to chapter 7, article 4 of this title. 32 C. D. For the purposes of this section: , 33 1. "LICENSE" HAS THE SAME MEANING PRESCRIBED IN SECTION 9-831. 34 2. "Objective" means not influenced by personal interpretation, 35 taste or feelings of a municipal employee and verifiable by reference to 36 an adopted benchmark, standard or criterion available and knowable by the 37 applicant or proponent. 38 Sec. 2. Effective date 39 This act is effective from and after December 31, 2025. APPROVED BY THE GOVERNOR MARCH 31, 2025. FILED IN THE OFFICE OF THE SECRETARY OF STATE MARCH 31, 2025. - 1 - Page 15 of 23 Chapter 18.69 SUBDIVISION STANDARDS … 18.69.040 Design standards. A. Streets. 1. Streets developed within subdivisions serving four or more separate properties shall be designed for acceptance by the town of Sahuarita. Any developer wishing to develop a subdivision with private streets shall be required to obtain written approval from the town council prior to submission of any tentative plat for the subdivision in which private streets are proposed. 2. All subdivision streets shall be designed in conformance with the town of Sahuarita subdivision street standards, or as approved by the town engineer and consistent with good engineering practice. 3. The arrangements, character, extent, width, grade, and location of all streets shall conform to the master plan, and with due consideration to their relation to existing and other planned streets, to topographical conditions, to surface drainage in and through the subdivision, to public convenience and safety, and appropriate relation to the proposed uses of the land to be served by such streets. 4. Arrangements and other features of streets shall: a. Provide for appropriate continuation of existing principal streets in surrounding areas where essential for circulation and access to community facilities; b. Conform to a plan for a neighborhood approved or adopted by the town council to meet a particular situation where topographical or other conditions make continuance or conformance to such principal streets impracticable; c. Be so arranged as to discourage through traffic in residential districts, insofar as practicable; d. Provide sufficient right-of-way for local service or access streets along major streets and routes, or other treatment to protect residential properties by separation of through and local traffic; e. Along a railroad right-of-way or limited access highway right-of-way, provide a parallel street at a distance suitable for the appropriate use of the intervening land, such as for park purposes in residential districts or for commercial or industrial purposes in appropriate locations; such distances also to be determined with due regard for the requirements of approach grades and future grade separations; Page 16 of 23 f. Avoid street jogs with centerline offsets of less than 135 feet; g. When the centerline of connecting neighborhood streets deflect from each other at any one point by more than 10 degrees, connect the same by a curve with a radius which meets or exceeds the adopted subdivision street standards; h. Have intersections as nearly as possible at right angles and in no case at less than 75 degrees, in accordance with the adopted subdivision street standards; i. Have property lines at street intersections rounded with a radius of 25 feet, or of a greater radius where necessary, to allow maintenance of sight distance; provided, however, comparable cutoffs or chords may be used instead of rounded corners; j. Provide street right-of-way widths in compliance with adopted town of Sahuarita standard street cross-sections or as approved by the town engineer. The town engineer: (1) Shall not require street right-of-way widths greater than those shown on adopted town of Sahuarita standard street cross-sections for the appropriate administrative or functional classification of the highway or street, (2) May reduce street right-of-way width requirements for streets or highways when it is demonstrated that adequate provisions have been made for: (a) Traffic capacity, (b) Utility accommodation, (c) Off-street parking, (d) Pedestrian safety, (e) Drainage, and (f) The highway or street is not included in or identified on any major transportation corridor plan and would not be included in any such plan in the future; k. Avoid half streets, except where essential to the reasonable development of the subdivision in conformity with these standards and where dedication of the other half will be practicable when the adjoining property is subdivided. Wherever a half street is found adjacent to a tract to be subdivided, the other half shall be platted within such tract; l. Include no dead-end street that is longer than 600 feet and designed to permanently remain a dead-end street. All dead-end streets must be provided at the closed end with a turnaround area which has a street property line radius of at least 40 feet and returns of the same radius; however, where the terrain is such that it is not practical to serve an area by a loop street or a street from another direction, or where the shape of the parcel Page 17 of 23 of land and adjacent conditions would not permit the reasonable continuation of a street, and where the cul-de-sac will serve no more than 22 lots, and the planning and building department and the town engineer agree that this is the most practical design, a cul-de- sac may be a maximum of: (1) Eight hundred feet in R-3; (2) Nine hundred feet in R-2; (3) One thousand feet in R-1; (4) One thousand three hundred twenty feet in SR and SR-2; m. Names of streets to be consistent with natural alignment and extensions of existing streets; new street names to be used which will not duplicate in whole or in part, or be confused with, existing names. B. Access to Major Arterial and Collector Highways. 1. Access Streets. a. Prior to approval of a final plat or development plan by the town council, the town engineer shall approve the number and location of intersections of major arterial or collector highways with internal access streets in residential subdivisions and commercial and industrial developments. b. Individual direct access for residential units fronting on the highway shall not be permitted in single-family detached residential subdivisions. Paved all-weather access to the units shall be provided by internal subdivision streets having a minimum number of intersections with the highway. c. Multifamily residential subdivisions and commercial and industrial developments shall have no more than two access streets intersecting with a highway. 2. Access Features. Prior to approval of final plats or development plans by the town council for residential subdivisions and commercial and industrial developments adjacent to major arterial and collector highways, the town engineer shall determine the need for and approve the number and location of: a. Access of an uncurbed highway; b. Curb depressions on a curbed highway; c. Median openings on a divided highway; d. Center two-way left turn lanes on a highway; and e. Other associated access features. Page 18 of 23 … 18.69.060 Review procedures. A. Preliminary Review. 1. Since agreement on the tentative plat is deemed a step of primary importance in these proceedings, it is strongly recommended that the subdivider review the initial proposal for the subdivision with the DRC in a preapplication meeting prior to preparation of the required tentative plat while the plans for the proposed subdivision are still flexible, it being the purpose of this stage to make available general advice on the purpose and effect of this chapter, the master plan, zoning, and other town and county planning, engineering, drainage, sewerage, water system and similar standards, requirements and plans. 2. It is further recommended that the subdivider also consult with other agencies, utilities, and Pima County regarding site conditions and requirements for development. B. Tentative Plat Submittal. 1. The subdivider shall submit a tentative plat of the proposed subdivision and other exhibits as required by the planning and building department together with application and fees. 2. Outline of Protective Covenants. A preliminary draft or outline of protective covenants proposed by the subdivider may be submitted as evidence of the proposed character of development. 3. The planning and building department shall accept or reject a submittal for completeness within five working days of submittal and shall provide the applicant notice. C. Departmental Review of Tentative Plat. 1. The planning and building department shall cause to be transmitted copies of the tentative plat to other departments and agencies involved in the development review process, such as public works and utilities. 2. Comments and recommended conditions will be provided to the applicant within 20 working days of acceptance of the submittal. 3. The applicant will revise the submittal per the comments and recommendations provided. 4. Only when the plan has been approved for compliance with town standards and other agency requirements is it deemed approved. Page 19 of 23 D. Time Limits. 1. Approval of the tentative plat shall be valid for a period of two years. 2. A one-time 12-month extension may be granted by the planning and zoning director provided: a. The applicant files for the extension prior to the approval becoming void; b. In the opinion of the director, there is no change in regulation or in conditions within or adjoining the tentative plat area which would warrant a revision; and c. The applicant shall pay a fee as set forth in Chapter 3.10 STC. 3. In no case shall a tentative plat approval exceed a total of three years from the original approval date. 4. If tentative plat approval expires prior to application for final plat approval, the plat shall be resubmitted as a new case and the subdivider shall be required to pay a new fee. E. Initiation of Grading and Improvements. Upon approval of the tentative plat, the subdivider may proceed with grading or street and utility improvements in accordance with such approval of the tentative plat and approved plans for the grading or improvements. F. Maintenance. 1. The subdivider, including contractors and any and all agents, shall be responsible for the keeping and maintenance, in a clean and sanitary manner, of all the described platted area. 2. Said maintenance shall include, but not be limited to, the removal from the premises of all debris, rubbish, weeds and dust-producing materials. G. Final Plat Submittal. 1. Before the sale of any lots in a subdivision, the subdivider shall cause to be prepared a final plat in form for recording as provided in STC 18.69.050(B), and shall submit four copies to the planning and building department. 2. A copy of protective covenants in form for recording shall be submitted with the final plat when the same has been made a condition of the approval of the tentative plat. H. Final Plat Review and Approval. Procedure for approval of the final plat shall be the same as for approval of the tentative plat; provided, that if the planning and building director finds that final plat conforms to the tentative plat as approved in accord with this Page 20 of 23 chapter, the director shall so certify and transmit the final plat to the town council for final approval and recordation. I. Assurances. As required by STC 18.69.070. J. Final Plat Recordation and Transmittal. 1. Recordation. Upon final approval, the town clerk shall record the approved final plat in the office of the county recorder. 2. Transmittal. The clerk shall provide recording information a record of the town council action to the following: a. The subdivider; b. The subdivider’s engineer; c. The town engineer; and d. The planning and building director. [Ord. 2015-098 § 1; Ord. 2012-067 § 1; Ord. 2011- 056 § 2; Ord. 2011-048 § 1; Ord. 1995-06 § 2.] 18.69.070 Assurance requirements. A. Scope. An agreement, which shall be recorded by the town, for appropriate improvement assurances shall be provided by the developer to assure the installation of all subdivision improvements prior to the recordation of any plat. B. Term. Assurances shall specify the date by which the improvements shall be completed. C. Beneficiary. The town of Sahuarita shall be named as beneficiary of the assurance. D. Exceptions. 1. No assurances shall be required for subdivisions which have had all required improvements completed in accordance with this chapter. 2. The subdivision plat shall have an assurances waiver block indicating that no assurances are required. E. Posting of Assurances. The approved forms of assurances are as follows: 1. Cash or certified check; 2. Surety (performance) bonds executed by a company authorized and licensed to do business in the state of Arizona, ensuring the performance of the principal (developer or owner) as required by this chapter; Page 21 of 23 3. Certificate of deposit, United States Treasury bills, or any security guaranteed by the United States Government, state of Arizona, or any political subdivision thereof; 4. A deposit of money or negotiable bonds, of the kind approved for securing deposits of public monies, with a responsible escrow agent or trust company authorized and licensed to do business in the state of Arizona; 5. An irrevocable letter of credit in favor of the town of Sahuarita from a third-party financial institution authorized and licensed to do business in the state of Arizona; 6. The placement of the title to the subdivision in trust with a third-party escrow agency or trust company authorized and licensed to do business in the state of Arizona along with an agreement between the trustee and the town of Sahuarita that title to any lot or parcel within the subdivision shall not be transferred until all improvements required by these regulations have been installed, accepted by the town of Sahuarita, and written approval for release has been granted by the town of Sahuarita to the escrow agency or trust company holding the property in trust. The agreement shall contain a condition authorizing the town of Sahuarita to abandon the subdivision and resubdivide the property should the required improvements fail to be installed in compliance with the town of Sahuarita’s standard specifications; 7. A trust account in the name of the town of Sahuarita in a bank or trust company authorized and licensed to do business in the state of Arizona. Periodic withdrawals may be made from the trust account for a progressive payment of installation costs by a trustee selected or approved by the town. The amount of such withdrawals shall be based upon progress work estimates and shall be approved by the town engineer and the trustee. F. Town Council’s Approval. The approval of the town council shall be endorsed in writing on the plat and shall include specific identification of an approval of the assurances required by these regulations. Reserved G. Substitute Assurances. The town engineer is authorized to execute substitute assurances in a form approved by the town attorney, if the town engineer and planning and building director are satisfied that the substitute assurances protect the town to an extent equal or greater than the original assurances. H. Release of Assurances. 1. Requests to release subdivision assurances shall be submitted in writing to the town of Sahuarita for review by the planning and building and public works departments; 2. The full release of assurances shall be processed once improvements have been completed and accepted by the town engineer and the planning and building director Page 22 of 23 after town staff have completed a field inspection. [Ord. 2022-160 § 1 (Exh. A); Ord. 2015-098 § 1; Ord. 2014-085 § 1; Ord. 2011-048 § 1; Ord. 1995-06 § 2.] … Page 23 of 23