Part 3 Chapter 6 - Performance Standards for the Grasslands Zoning District Part 3 Chapter 8
Required Improvements, Installation, and Maintenance

Part III - NE Santa Cruz County Development Code

Chapter Seven - Performance Standards for the Crossroads Zoning District

This chapter presents the performance standards with which all development in the Crossroads Zoning District must comply. Chapter 5 explains how these performance standards work.

VII.A. Annotation. As explained in Chapter 5, there are two types of performance standards: absolute and relative. Absolute performance standards are denoted by an "A" in the type column. They have no importance factor (abbreviated imp). Relative performance standards are denoted by an "R" in the type column and an importance factor ranging from one to five in the importance column. The range of points that may be assigned on each relative performance standard appears in the range column.

Performance Standards Protecting Natural Resources and Open Space

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VII.B. Riparian and Wetland Buffers.   
1. Perennial Stream Corridors. A 100-foot buffer shall be provided along perennial stream corridors and around wetlands.A---- 
2. Intermittent Stream Corridors. Provision of a 70-foot buffer along intermittent stream corridors shall be encouraged. Development rights may be transferred from stream corridors as provided by VII.DD.2 or VII.EE.2R4-2<>+2
3. Ephemeral Stream Corridors. Provision of a 50-foot buffer along ephemeral stream corridors shall be encouraged. Development rights may be transferred from stream corridors as provided by VII.DD.2 or VII.EE.2

EXCEPTION. Approved roads and utility lines may cross riparian corridors and wetland buffers, but only where such crossings are minimized and conditioned upon final approval of any permits required, including permits required by ¤404 of the Clean Water Act.

R2-2<>+2
VII.C. Flood Hazard Areas. Compliance with Santa Cruz County Ordinance #2001-03, the floodplain ordinance, shall be required. A---- 
VII.D. Slopes.    
1. Open space use of slopes over 15% shall be encouraged. R2-2<>+2
2. Disturbance Limit. Where development is permitted on slopes over 15%, disturbance shall be limited to 20% of the slope affected where the soil survey rates the erosion hazard as moderate and 10% of the slope affected where it rates the erosion hazard as severe.A---- 
VII.E. Runoff and Erosion. Developments that may reasonably be expected to result in the disturbance of more than 0.5 acre of slopes exceeding eight percent or the creation of 5,000 square feet or more of impervious surface shall be required to submit a runoff and erosion control plan that complies with the detailed performance standards of Appendix L.A---- 
VII.F. Wildfire Hazards. SEESI review of developments, as required by VI.DD, shall include consideration of wildfire hazards. Development approval may be conditioned on the maintenance of defensible space and other measures that reduce or mitigate wildfire hazards.A---- 
VII.G. Native Vegetation. Use of native vegetation in mixtures similar to native plant communities in runoff and erosion control work, site reclamation, or landscaping required for compliance with this code shall be encouraged.R2-2<>+2
VII.H. Night Sky. Outdoor lighting shall comply with the detailed performance standards of Appendix M.A---- 
Performance Standards Promoting Land Use Compatibility
VII.I. Glare/Heat. No development shall direct hazardous glare or heat beyond its property line. Welding equipment and similar sources of intense glare or heat shall be shielded from neighboring properties and public ways by enclosure in a building, location on the site, or an opaque fence or wall.

EXCEPTION: This performance standard applies to glare or heat generated by the occupancy or operation of a development. It is not intended to prevent the temporary use of portable welding equipment for construction or repair.

A---- 
VII.J. Noise. No development shall create excessive levels of noise beyond its property line. Excessive noise, as measured at the property line of the receiving use, exceeds the standards of Table VI.1. This performance standard applies to sounds generated by the occupancy or operation of a development, including sound generated by the operation of motor vehicles and heavy equipment on a site. It does not apply to movement of motor vehicles on public roads, operation of farm machinery, or other sources of noise that are not attributable to a development.

EXCEPTION: The maximum sound levels of Table VI.1. may be exceeded by construction, repair, and maintenance activities, and by holiday celebrations, but excessive noise generated by these activities is restricted to the hours between 7:00 A.M. and 10:00 P.M. There are no exceptions allowed between 10:00 P.M. to 7:00 A.M.

A---- 
VII.K. Solid Waste.   
1. Solid waste shall be stored in an enclosed building or in covered containers and handled in a way that does not attract rodents, flies, or other animals; generate odors perceptible beyond the property line or liquid runoff; or permit blowing of paper and other lightweight waste.A---- 
2. Solid waste handling and storage areas serving commercial, industrial, and high density residential uses shall be effectively screened from public view by enclosure in a building, location on the site, or an opaque fence or wall.A---- 
VII.L. HazMat. Compliance with state and federal requirements for the storage and handling of hazardous substances, materials, or wastes shall be required.A---- 
VII.M. Livestock. Keeping livestock shall be prohibited except for the duration of events at the Santa Cruz County Fairgrounds or as a nonconforming use.A---- 
VII.N. Signs. Signs shall comply with the detailed performance standards of Appendix K.A---- 
VII.O. Compatibility. Compatibility with neighboring uses shall be evaluated using the following factors.
1. Lot coverage should be consistent with the Crossroads Development Strategy and neighboring uses. It shall be presumed that lot coverages of 60% or less are compatible, but this presumption may be challenged by a developer who is complying with VI.BB or CC or by the owners or tenants of adjoining properties. Where such a challenge is made, compliance with this performance standard shall be determined based on the scoring guidance of V.C.2.R3-2<>0
2. Building height should be consistent with the Crossroads Development Strategy and neighboring uses. It shall be presumed that building heights of 35 feet or less are compatible, but this presumption may be challenged by a developer who is complying with VI.BB or CC or by the owners or tenants of adjoining properties. Where such a challenge is made, compliance with this performance standard shall be determined based on the scoring guidance of V.C.2.R3-2<>0
3. Building bulk and scale should be consistent with the Crossroads Development Strategy and neighboring uses.R3-2<>0
4. The proposed activity level should be consistent with the Crossroads Development Strategy and neighboring uses. The level of activity shall be evaluated on the basis of projected traffic generation, proposed hours of operation, proposed size and number of signs, proposed or possible use of solid waste or hazardous materials or wastes, proposed or possible use of outdoor materials handling or materials or merchandise storage, and similar factors. R3-2<>0
5. These compatibility standards do not prohibit mixing uses in the same building, for example, retail commercial on the ground floor and residential units, including employee housing, above. Where mixed uses are proposed, use of appropriate architectural techniques to ensure compatibility is encouraged.R3-2<>+2
6. Commercial and high density residential developments should be sited and designed to route traffic directly to collector or arterial roads, rather than through neighboring areas of single-family homes.R32<>0
VII.P. Landscaped Buffers. Installation and maintenance of landscaped buffers in compliance with Table VII.2 and Appendix P shall be required.A---- 
VII.Q. Connections. Developments should be designed to maximize functional connections with adjoining developments, including shared access to arterial roads, shared parking and service access, shared runoff and erosion control, shared buffering and open space, and shared pedestrian circulation.R3-2<>+2
VII.R. Home Businesses. Home businesses shall comply with the detailed performance standards of Appendix N.A---- 
Performance Standards Ensuring Adequate Provision of Public Facilities and Services
VII.S. Water and Sewerage. This performance standard assumes that central water and sewerage systems will eventually be available in the Crossroads. Until central utilities are available, developments shall comply with VI.U, V, and W.   
1. All developments and all lots or parcels within a development shall be connected to the special improvement district's water and sewer utilities, with water and sewerage service being extended to all lots before the street surface is constructed.A---- 
2. Commercial developments shall provide pretreatment in accordance with the district's standards.A---- 
3. Provision of utilities, including any necessary extension of mains, lift stations, etc., shall be the responsibility of the developer, but the district may choose to bear the additional costs of constructing larger facilities to prepare for future development.A---- 
VII.T. Private Utilities. Private utilities include power and telephone service.   
1. Adequate rights-of-way or easements for service by private utilities shall be required. A written statement of compliance with this performance standard shall be obtained from each utility.A---- 
2. Written certification that capacity to serve the proposed development is available shall be obtained from the proposed private utilities.A---- 
3. Power and telephone utilities shall be underground. Underground utilities shall be provided to each lot before road surfaces are constructed.A---- 

Table VII.2 - Landscaped Buffer Requirements

Proposed UseAdjoining UseMinimum Buffer WidthFence or Wall?
Commercial, enclosed or with outdoor diningCommercial with outdoor activity or storage10 feetYes
Commercial, enclosed or with outdoor diningHigh density residential20 feetNo
Commercial, enclosed or with outdoor diningSingle family dwellings20 feetNo
Commercial with outdoor activity or storageCommercial with outdoor activity or storage10 feetYes
Commercial with outdoor activity or storageHigh density residential30 feetYes
Commercial with outdoor activity or storageSingle family dwellings40 feetYes
High density residentialCommercial, enclosed or with outdoor dining20 feetNo
High density residentialCommercial with outdoor activity or storage30 feetYes
High density residentialSingle family dwellings20 feetNo
Single family dwellingsCommercial, enclosed or with outdoor dining20 feetNo
Single family dwellingsCommercial with outdoor activity or storage40 feetYes
Single family dwellingsHigh density residential20 feetNo

When uses are mixed in the same structure, the lower minimum buffer width applies. For the purposes of this table, institutional uses are treated as commercial. See Appendix P for detailed performance standards for the design and installation of buffers.

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VII.U. Construction in Easements. No structure shall be placed in a utility easement, public or private, except with written permission of the utility. Wire or rail fences, or solid wood fences with a removable section across the easement may be constructed across easement, with permission of the utility.A---- 
VII.V. Off-Street Parking and Loading.    
1. Off-street parking and loading areas shall be provided as required by Appendix O.A---- 
2. Providing more parking spaces than required by Appendix O shall be discouraged.R3-2<>0
3. Parking areas containing more than 24 spaces should be broken into smaller "cells" separated by landscaped areas or open space areas, pedestrian ways, or buildings. A---- 
4. Devoting at least 10% of the interior of any parking area containing more than 24 spaces to landscaping shall be encouraged. Landscaping shall comply with the detailed performance standards of Appendix P.R3-2<>+2
VII.W. Safe Access.    
1. Points of access to public highways shall be constructed in compliance with the standards of Appendix G and Santa Cruz County Ordinance #1999-3.A---- 
2. Developments with points of access to a state highway shall obtain approval for those points of access from the Arizona Department of Transportation.A---- 
3. The number of points of access to arterial highways should be minimized.A---- 
VII.X. Roads.    
1. There shall be safe all-weather road access to all developments and all lots in all developments. The design and construction of roads shall be in compliance with Santa Cruz County Ordinance #1999-3. The naming and numbering of roads shall be in accordance with the Santa Cruz Ordinance that supersedes Ordinance #89-1. A---- 
2. The location of major roads should be consistent with the Crossroads Commercial Strategy.R3-2<>0
VII.Y. Pedestrian/Bicycle Circulation. Provision of sidewalks, or pedestrian and Bicyle trails shall be encouraged. Sidewalks and trails shall be designed and constructed in compliance with the detailed performance standards of VII.W and X.R3-2>+2
VII.Z. Fire Protection-Emergency Medical Services. Applications for permits shall be referred to Sonoita-Elgin Emergency Services, Inc. (SEESI) for review and comment. If comments are not received before or at the scheduled hearing, it shall be assumed that SEESI had none.A---- 
VII.AA. Large-Scale Development. A large-scale development is a residential or mixed-use project, or a series of adjacent or related residential or mixed-use projects, that will contain 20 or more residential lots or units, or a commercial, industrial, or mixed-use project, or series of adjacent or related commercial, industrial, or mixed-use projects, that will contain more than 5,000 square feet of commercial or industrial space. Large-scale developments shall provide, or make a fair, proportional contribution to the provision of, any new public facilities or improvements to existing public facilities necessitated by their development. Such facilities shall be provided in compliance with this ordinance and may include: off-site runoff and erosion control measures; public or fire-fighting water supplies; community sewerage systems; off-site road improvements, including deceleration or acceleration lanes, left turn lanes, signs or signals, and bridges or culverts; solid waste transfer stations; emergency services buildings and apparatus, including fire engines and ambulances; neighborhood parks; and school sites or buildings. Compliance with this performance standard shall be based on a large-scale development study, which shall be conducted as follows:
  1. The commission shall determine whether a proposed development is a large-scale development at the preapplication review required by III.J.1.
  2. If the proposed development is large-scale, the developer shall place a deposit with the county in the amount required in the resolution setting fees for the administration of this ordinance. The administrator shall retain appropriate professional assistance for the study, drawing against the deposit as necessary. Unused funds shall be returned to the developer upon completion of the study, which shall:
    1. project the additional need for public facilities that will be generated by the proposed development;
    2. inventory facilities that will serve the proposed development and their existing condition and capacity;
    3. combine the projections and the inventory to show what, if any, additional or improved facilities will be needed to serve the proposed development; and
    4. estimate the costs of those additional or improved facilities. Where new or improved facilities will also serve other developments (existing or new), the study shall calculate the fair proportional contribution of the large-scale development to the total costs of the new or improved facilities.
  3. An application shall be considered complete and ready for review only after completion of a large-scale development study.
A---- 
Plat Amendments
VII.BB. Plat Amendments.   
1. All lots resulting from a proposed plat amendment shall be capable of accommodating a use permitted by this ordinance,A---- 
2. No plat amendment shall adversely affect road or utilities access to any adjoining lot or parcel.A---- 
Development Patterns
VII.CC. Employee Housing. Large-scale commercial, industrial, and mixed use developments are encouraged to include employee housing units.R30<>+2
VII.DD. Commercial Development. Commercial development shall be limited to 60% lot coverage, but coverage may be increased to as much as 80% via:
  1. provision of employee housing, with an additional 2.5% lot coverage permitted for each unit provided;

    AND/OR

  2. purchase of development rights from sensitive lands. Each development right purchased shall permit a 1.0% increase in lot coverage.
   
VII.EE. Residential Development. Residential development shall be limited to two units per acre, except that:
  1. Density may increased to as much as 12 units per acre where at least 20% of the units created will be offered at a price or rent affordable to a family of three that earns up to 110% of the Santa Cruz County median income. Sale of such units shall include a deed restriction limiting inflation of the unit's resale price to the same rate as inflation of the Santa Cruz County median income.

    AND/OR

  2. Density may be increased to as much as 12 units per acre by the purchase or transfer of development rights from sensitive lands. Development rights purchased or transferred from sensitive lands shall be doubled. This means that a developer who wishes to build at 12 units per acre could acquire five development rights, which is doubled to become 10, and added to the two units per acre allowed by VII.EE.
   


Part 3 Chapter 6 - Performance Standards for the Grasslands Zoning District Part 3 Chapter 8
Required Improvements, Installation, and Maintenance
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