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Abutting: The condition of two (2) adjoining properties having a common property line or boundary, including cases where two (2) or more lots adjoin only at a corner(s).

Access point: Emergency or permanent all-weather access.

Alley: A public way, other than a street, which affords a secondary means of vehicular access to abutting property and not intended for general traffic circulation.

All-weather road: Shall be designed and constructed to support a loaded scraper during a “proof roll.” A scraper may be substituted with other equipment as approved by the city engineer.

A.R.S.: The Arizona Revised Statutes, as they may be amended from time to time.

Basin, drainage: A geographical area that contributes surface runoff to a particular concentration point.

Block: A piece or parcel of land or group of lots entirely surrounded by public or private streets, streams, washes, parks, or a combination thereof of sufficient magnitude as to interrupt the continuity of development.

Building setback line: The required minimum distance, as prescribed by the zoning ordinances, between the property line and the closest point of any building or structure.

CC&Rs: Covenants, conditions and restrictions placed on the ownership of the property.

Commission: The City of Show Low’s planning and zoning commission.

Committee, development review: An informal review panel consisting primarily of representatives from the planning and zoning and engineering departments.

Comprehensive development plan: A single plan cumulatively illustrating all proposed lots in a land division, including all utilities and drainage features and structures.

Conceptual master plan: The planning level master plan submitted for first review of a large-scale development with multiple phases.

Council: The city council of the City of Show Low.

Dedication: The intentional conveyance appropriation having the effect of conveyance of land by its owner for any general or public use, with no special rights reserved to said owner.

Department: The City of Show Low’s planning and zoning department.

Developer: A person, firm, partnership, joint venture, trust, syndicate, association, corporation, limited liability company or other legal entity who desires to improve or otherwise engage in any development of property within the City of Show Low, including the owner of the property.

Development: The utilization of land for public or private purposes.

Director: The planning and zoning director of the City of Show Low.

Easement: A grant by the owner of the use of land by the public, a corporation or person for the specific uses designated.

Exception: Any parcel of land that is not owned by the developer or not included in the recorded plat.

Fill: Soil, rock, or other material deposited at a location by man that raises the grade at that location.

Final plat: A final plat of a subdivision, including supporting data, in substantial conformance to an approved preliminary plat and all stipulations or conditions placed upon it by the commission or city council, prepared by a registered land surveyor, in accordance with this title and the A.R.S.

Finished grade: The final grade and elevation of the ground surface after grading is completed and in conformance with the approved grading plans.

Floodplain: Low lands adjoining the channel of a river, stream or watercourse, lake or other body of water, which have been or may be inundated with floodwater, and those other areas subject to flooding. A floodplain may be that area further defined as shown on Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRM) or an approved flood control study.

Flood-prone area: Any area within a floodplain.

Highway: A roadway owned, operated and maintained by the Arizona Department of Transportation.

Improvement plans: A set of plans setting forth the profiles, cross-sections, details, specifications, instructions and procedures to be followed in the construction of public or private improvements in the city that are prepared and bear the seal of an Arizona-registered land surveyor, engineer, architect or landscape architect in accordance with the approved preliminary plat and zoning stipulations and in compliance with standards of design and construction that are to be approved by the city engineer, other city departments and all applicable utilities.

Improvement standards: A set of regulations and exhibits setting forth the details, specifications and instructions to be followed in the design and construction of required improvements.

Improvements: Required installations, pursuant to this title and any zoning stipulations, including, but not limited to, grading, sewer, water, utilities, streets, curbs, gutters, sidewalks, trails, street lights, traffic control devices and landscaping as a condition to the approval of the final plat, before recordation.

Land division: Any change in an existing property line involving subdivision, a regulated land split or a lot line adjustment.

Land split, exempt: A division of a property larger than two and one-half (2-1/2) acres, which does not involve a subdivision, into two (2) or three (3) separate lots.

Land split, regulated: A division of a property of two and one-half (2-1/2) acres or less, which does not involve a subdivision, into two (2) or three (3) separate lots.

Lot: A single piece of property having frontage on a publicly dedicated and accepted street or a private road approved and accepted by the city and which has been established by a plat, recorded subdivision or otherwise established by some legal instrument of record which is described and noted as such.

Lot corner: The intersection of two (2) or more lot lines, or angle point or change in direction of a lot line.

Lot, corner (corner lot): A lot located at the intersection of two (2) or more streets.

Lot, flag: A lot that has the shape of a flag with a pole, the pole being the driveway.

Lot, interior: A lot other than a corner lot.

Lot line: A line dividing one (1) lot from another or from a street or any public place.

Lot line adjustment: The relocation of a line dividing two (2) properties.

Lot, through: A lot that abuts a street along its front and rear property lines.

Neighborhood: An area of twenty (20) acres or more, including at least twenty (20) lots, that can be identified as a whole on the basis of its topography, surrounding land uses or other identifying elements.

Notice to Proceed: A notice issued by the planning and zoning director informing the applicant for approval to proceed with the next stage in the subdivision process.

Open space: Any parcel or area of land or water, natural or improved and set aside, dedicated or reserved for the use and enjoyment of all the residents of the development or the public in general. Open space does not include vacant or undeveloped lots, bike lanes or sidewalks attached to the back of the curb.

Owner: The person or persons holding title by deed to land, or holding title as a vendor under a land contract, or holding any other title of record.

Parcel: A property described by metes and bounds or aliquot description by the government rectangular survey system, and not included in any subdivision.

Planning and zoning director: The City of Show Low’s planning and zoning director, or a designee.

Plat: A plat meeting the provisions of this chapter that provides for changes in land use or ownership.

Pre-application conference: An initial meeting between developer and development review committee that affords the developer the opportunity to present his proposals informally and discuss the project and address any items of controversy or requirements before the preliminary plat is submitted.

Preliminary plat: A plat including supporting data, indicating a proposed subdivision design, prepared by a registered civil engineer, or a registered land surveyor, in accordance with this title and the A.R.S.

Private access way: A private way of access dedicated as a tract to one (1) or more lots or air spaces, which is owned and maintained by an individual or group of individuals and has been improved in accordance with city standards and plans approved by the city engineer.

Public works director: The City of Show Low’s public works director, city engineer, or a designee.

Recorded plat: A final plat bearing all certificates of approval required by this title and the A.R.S. and duly recorded in the Navajo County recorder’s office.

Recorder: The recorder of Navajo County.

Replat: Resubdivision.

Resubdivision: A change in the boundaries of a lot or tract of land which has previously been described in a recorded subdivision.

Right-of-way: Any public or private access way required for ingress or egress, including any area required for public use pursuant to any official plan; rights-of-way may consist of fee title dedications or easements.

Sidewalk: A pedestrian way constructed of Portland cement concrete, and may be four (4) or five (5) feet wide.

Sketch plan: A preliminary presentation of a proposed subdivision or site plan of sufficient accuracy to be used for discussion purposes and identification of any items of controversy or issues of concern.

Street: As defined in A.R.S. § 9-463(8), as amended.

Street, arterial: As shown on the city’s general plan, or a heavily traveled street of considerable continuity and used primarily as a traffic artery for intercommunication between areas.

Street, collector: As shown on the city’s general plan, or Master Streets and Route Plan.

Street, cul-de-sac: A local street having one (1) end permanently terminated in a vehicular turnaround, or an equally convenient form of turning, with backing areas as may be recommended by the city engineer.

Street, frontage: A local street parallel to an arterial or collector street or road which intercepts the residential traffic and controls access to the arterial and collector roads.

Street, local: Provides for direct access to residential or other abutting land and serves local traffic movement with connections to roadways of higher classification.

Street, private: Any road or street that is not publicly maintained providing access to lots or units over a common parcel, primarily by the owners or occupants of the common parcel, and necessary service and emergency vehicles, but from which the public may be excluded.

Street, public: A street that has been dedicated to the city for public use and either meets city design and construction standards, or was dedicated to the city prior to the adoption of such standards.

Subdivision: Improved or unimproved land or lands divided for the purpose of financing, sale or lease, whether immediate or future, into four (4) or more lots, tracts or parcels of land, or, if a new street is involved, any such property which is divided into two (2) or more lots, tracts or parcels of land, or any such property, the boundaries of which have been fixed by a recorded plat, which is divided into more than two (2) parts. “Subdivision” also includes any condominium, cooperative, community apartment, townhouse or similar project containing four (4) or more parcels, in which an undivided interest in the land is coupled with the right of exclusive occupancy of any unit located thereon, but plats of such projects need not show the buildings or manner in which the buildings or airspace above the property shown on the plat are to be divided. “Subdivision” does not include the following:

(1) The sale or exchange of parcels of land to or between adjoining property owners if such sale or exchange does not create additional lots.

(2) The partitioning of land in accordance with other common ownership.

(3) The leasing of apartments, offices, stores or similar space within a building or trailer park, nor to mineral, oil or gas leases.

Technical review: The detailed review of the development master plans, site plans, preliminary plats, improvement plans and final plats by the development review committee, for compliance with city codes, ordinances, standards or conditions of approval by the commission or city council. Other utilities and public agencies are invited to review the plat as it relates to their conditions of service or need.

Tract: A parcel of land in a subdivision which is dedicated for a specific use other than as a lot. Uses may include common areas, private roads, drainage facilities, recreation sites, parks, open space or other uses.

USC&GS: The United States Coastal and Geodetic Survey.

Utility easement: A public easement for the installation of public utilities; also known as a public utility easement, or “PUE.”

Water supply, adequate: A written statement from the water company providing water to the subdivision, that states the water supply and flows are adequate and in accordance with city and fire department requirements.

Watercourse: Any lake, river, stream, creek, wash, arroyo or other body of water or channel having banks and bed through which waters flow at least periodically.

Zone: A district classification established by the zoning ordinance of the City of Show Low that limits or permits various or specific uses.

Zoning district: A zone area in which the same zoning ordinances apply throughout the district.

Zoning ordinance: The most recent version of the zoning ordinance for the City of Show Low. (Ord. No. 2008-12, §§ 1, 2, 9-16-08; Ord. No. 2019-02, § 1, 2-5-19. 1976 Code § 12-6-2)