HomeMy WebLinkAboutRes 2006-59 L
RESOLUTION NO. 2006-59
A RESOLUTION OF THE MAYOR AND COUNCIL OF THE TOWN OF
FOUNTAIN HILLS, ARIZONA, DECLARING AS A PUBLIC RECORD THAT
CERTAIN DOCUMENT FILED WITH THE TOWN CLERK AND ENTITLED
THE "COMMERCIAL/MULTI-FAMILY ARCHITECTURAL DESIGN
REVIEW GUIDELINES."
BE IT RESOLVED BY THE MAYOR AND COUNCIL OF THE TOWN OF
FOUNTAIN HILLS as follows:
SECTION 1. That certain document entitled the "Commercial/Multi-Family
Architectural Design Review Guidelines" of which three copies each are on file in the office of
the Town Clerk and open for public inspection during normal business hours, is hereby declared
to be public record, and said copies are ordered to remain on file with the Town Clerk.
PASSED AND ADOPTED BY the Mayor and Council of the Town of Fountain Hills,
Arizona,December 7, 2006.
L FOR THE TOWN FOUNTAIN HILLS: ATTESTED TO:
W. . Nichols Mayor Bevelyn J. Ben r, T n Clerk
REVIEWED B APPROVED AS TO FORM:
Imickx.„„v
Timothy G. Pickering, Town Ma ger Andrew J. McGuire, Town Attorney
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ARCHITECTURAL REVIEW GUIDELINES
Sections:
19.01 PURPOSE AND INTENT.
19.02 APPLICABILITY.
19.03 SITE PLANNING.
19.04 ARCHITECTURE.
19.05 LANDSCAPING & SIGNAGE.
19.06 MATERIAL & COLORS.
19.07 ADMINISTRATION.
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Section 19.01 Purposes and Intent
The Town of Fountain Hills has a desire to continually upgrade commercial,
industrial and multi-family projects and has identified a number of
characteristics to achieve the objective. The guidelines in this document are
to advise developers, property owners and users on the criteria that will be
used in reviewing commercial development plan applications.
The guidelines set forth herein are purposefully general in nature and avoid
dictating specific design treatment although the preference is to encourage
projects that support styles associated with the southwest environment. The
belief is that creativity and design expertise lies more appropriately with the
private sector and that the proper role of the Town is to ensure uniform and
fair application of these design guidelines.
These guidelines are applicable for commercial, industrial and multi-family
projects. Because of the extreme variance in the size and nature of such
projects, it is not possible to develop a list that can be used for every site.
Therefore, not all of these guidelines will apply to every application. Some
guidelines describe situations that will only occur in large projects and will
clearly not be applicable to small projects on small parcels. Other guidelines it
will only be used for specific types of commercial uses or at specific locations. sold
However, most of these guidelines can still be achieved, regardless of project
size, type or location.
Section 19.02 Applicability
A. All proposed retail, service, commercial, wholesale, transportation,
industrial or multi-family developments, re-developments or
expansions, which are subject to site plan review, a Special Use Permit
or a Concept Plan review pursuant to the provisions of Chapter 2 shall
be subject to Design Review and approval by the Planning & Zoning
Commission prior to the issuance of any Special Use Permit or Building
Permit in connection with such development, re-development or
expansion. Likewise, prior to the issuance of a Certificate of
Occupancy, all conditions of said Design Review and approval must be
met.
B. The Design Review requirements established by this Chapter shall not
apply to any development that, prior to the effective date of this
chapter, has been authorized by the Town by the issuance of an
approved building permit. However, any extension or amendment to
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Chapter 19
(600 said permit prior to the completion of construction shall require Design
Review approval as above.
C. Where an existing building or site that is being added to or externally
remodeled does not currently meet these design guidelines, the
project shall conform to these guidelines to the extent practical given
the nature and extent of the alteration.
Section I9.O3 Site Planning
A. Integrate with surrounding area: To the extent possible and where
land use and street patterns allow, integrate project with adjacent
areas to provide easy pedestrian and vehicular access. New
developments will be reviewed with respect to their response to the
physical characteristics of the site and the contextual influences of the
surrounding area. Drive-through uses shall be located to minimize
conflicts with pedestrian routes and overall vehicular circulation and
adequate stacking for the intended use shall be provided (minimum of
11 vehicles). Where practical, provide pedestrian and vehicular
connections to/from existing commercial uses. Applicants shall submit
a photographic or computer-generated, full-color illustration showing
the proposed development (in at least four different views) as it would
(111w. appear if constructed as proposed. The proposed development and
landscaping, as well as the immediately surrounding buildings and
landscaping, must be shown.
B. Create a pedestrian-oriented environment: Create a pedestrian-
oriented environment within projects with usable outdoor areas.
Provide safe walkways separated from vehicles and protected from
weather through the use of covered walkways, arcades or other
methods that may serve the same purpose. Minimize the use of
driveways and parking aisles for walk routes. Where pedestrian paths
cross vehicular routes, provide a change in paving materials, textures
or colors to emphasize the conflict points. Create continuous
pedestrian activity in an uninterrupted sequence by minimizing gaps
between buildings. Entries that face onto outdoor dining opportunities
and storefront windows that attract pedestrian activity are
encouraged.
C. Provide reasonable parking and vehicular circulation: Provide
parking that creates reasonable walking distances to buildings, but not
directly abut buildings. Preference will be given to layouts where
parking areas are divided from one another by landscaping. Where
(61.- possible, vary the direction of parking aisles or angle them to the
street. To reduce impeding overall traffic flow, parking spaces shall
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Chapter 1.9
not directly access major entry drives, unless no other drive serves the It
property. On large lots, traffic calming devices are encouraged to Noe
enhance safety. Parking lots and future parking structures shall be
located to the rear of buildings whenever reasonable. Adjacent
parking lots shall be designed so that vehicles can travel from one
private lot to the other (reciprocal access) without having to enter the
street.
D. Avoid monotony: Projects with more than one building or with a
single building over 20,000 SF in size shall create different angles of
buildings to the street to avoid monotony in site design unless other
architectural treatments can achieve the desired result. Avoid leveling
large areas, as natural contouring is preferred.
E. Separate uses: Physical separation of loading/delivery/service uses
from other uses is suggested. Loading and storage facilities shall be
located at the rear or side of buildings and screened from public view.
Design solutions should minimize visual impacts of uses and provide
an attractive appearance. Loading areas should not detract from the
aesthetic quality of the surroundings, even in parking areas or at the
rear of buildings.
F. Create attractive appearance: Create attractive appearance by vti)
emphasizing the views of landscaping and buildings and by minimizing
the view of parking areas and vehicles. Locate delivery areas and
support services (trash receptacles and ground-mounted equipment)
in screened and less visible places. Provide long-term storage of
shopping carts either within the tenant space or adjacent to it, behind
decorative screening walls exceeding the height of the carts. Provide
parking lot shopping cart corrals using durable, decorative materials
that compliment the building design; avoid using striped parking
spaces for corrals. Open space areas shall be clustered into larger,
more meaningful areas rather than equally distributing them into
smaller individual areas of lesser significance.
G. Identify outdoor sales areas: Permanent outdoor sales along
sidewalks, in parking areas and landscaped zones are discouraged.
However, when the activity such as walk-up ATM's, propane sales,
vending machines, outdoor dining and seasonal sales are essential to
the business, the locations shall be identified as part of the site plan.
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Section 19.04 Architecture
A. Create visual interest: Create visual interest through distinctive
structures, articulation of wall planes, variation of roof forms and other
similar methods such as angling buildings. Building elevations and
materials should have design characteristics that are contextually
appropriate (massing, rhythm, scale, height, roof form, etc.). Building
mass should be broken into smaller elements to reduce the apparent
bulk of large structures, consistent with the proportions of the
architectural style and surrounding uses. Where contrasting design
elements are proposed, the applicant must demonstrate how the
design is equal or superior to surrounding uses. All sides of buildings
that are visible to adjoining uses shall be treated.
B. Provide different elements: All buildings should contain color
change that is recognizable, but not strongly contrasting, with texture
and material changes at appropriate intervals, either horizontally or
vertically. Predominant façade colors should possess low reflectivity
characteristics. The use of bright color schemes must be justified and
may not be appropriate in many contexts. It is desirable that the
spacing of elements in facades be varied rather than repetitive, with a
high priority placed on the three (3) dimensional interplay of light and
shadow. A minimum of three colors and/or textures must be
incorporated in designs.
C. Enhance energy conservation: Where feasible, use architectural
features to enhance energy conservation. Orient and design new
structures and additions for minimum solar gain, reflectivity and glare.
Shelter entries, walkways and windows and use architectural shading
devices and landscaping to minimize cooling losses. Mitigate urban
heat island effects. Provide ample shade for pedestrians and
employee areas. Misting systems and canopies may be considered
when consistent with the design character of the building. Awnings
shall respond to the scale, proportion and rhythm of windows and
doors.
D. Provide open design: Building designs should support pedestrian
activity and provide natural surveillance of spaces from key locations
inside and next to buildings with the appropriate placement of
windows, entrances and lighting. Employee service doors shall be
equipped with a security device or vision panel to allow viewing of the
area surrounding the service door. Permanent, fixed security grates or
grilles in front of windows are discouraged. If security grilles are
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Town of Fountain
deemed necessary, they shall be placed inside the building, behind the *ft)
window display area.
E. provide accessibility: Buildings should be accessible for every
person, consistent with the Americans with Disability Act and its
implementing standards and guidelines. Additional consideration
should be given to including extra sidewalk widths, physical cues and
limited audio distractions for the visually impaired. Minimize surface
texture and elevation changes for persons using wheelchairs.
F. Conceal utilities, equipment and services: All roof-mounted
mechanical equipment shall be concealed on all sides by elements that
are an integral part of the building design. Ground-mounted
equipment shall be screened using masonry walls or other similar
materials. Equipment that cannot be concealed due to unique
functional requirements shall be made visually subordinate with
architectural features that blend with the design of the main building.
Electrical service panels shall be recessed into the building elevation
and screened with landscaping, walls or doors. Vacuum tubes shall be
internalized or placed underground. Roof drain elements shall be
concealed within the building or an architectural feature.
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G. Avoid standardized corporate design themes: Any literal
transplant of architectural styles not indigenous or compatible to the
southwest environment is strongly discouraged. To the extent
possible, corporate branding should be incorporated into designs
compatible with the surrounding area.
H. Provide compatible infill structures: New infill and/or renovations
to existing structures must be compatible with existing surrounding
buildings in terms of mass, scale, height, façade rhythm, placement of
doors and windows, color, roof shapes and use of materials without
duplicating outdated architectural styles. When a new or infill building
is proposed that is much wider than the characteristic facades of
adjacent buildings, the facade shall be broken down into series of
appropriately proportioned "structural bays" or components. Typical
solutions are segmented bay series of columns or masonry piers that
frame windows, doors and bulkhead components. Long blank or
unarticulated wall facades that face the street are strongly
discouraged.
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Chaplet 19
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Section �. . �� Landscaping �.�:cnae
A. Provide landscaping ft. Along streets, provide substantial
landscaping features with special planting and hardscape treatment to
enhance the appearance from the street. Emphasize entry drives with
landscaped medians, sculptures or other similar treatments that
maintains site visibility for vehicular traffic. Provide special accent
planting around freestanding signs. Abide by the landscaping
requirements in the Town's Zoning and Subdivision Ordinances,
wherein the minimum quantity and types of plantings are outlined.
B. Encourage pedestrian use: Provide outdoor seating areas with
summer shade, trash receptacles and other features to encourage
pedestrian use. Orient outdoor seating areas for winter sun and
include seasonal plantings. Incorporate a mix of structures such as
colonnades, canopies or trellis structures in combination with desert
varieties of canopy shade trees.
C. Provide for water conservation: Select plant materials that are
suited for our desert environment; xeriscape should be considered for
planting areas. Drought-tolerant trees, shrubs and groundcovers shall
be used as required in this Ordinance. Use a combination of plants for
yearlong color and interest. Retain natural vegetation and incorporate
it into the project whenever practical. Any proposed water features
should be located in pedestrian areas.
D. Integrate visual relief: In large parking areas, provide canopy trees
for shade and visual relief. Provide significant plantings adjacent to
buildings to accent building features. Use landscape treatments to
enhance the screening of outdoor storage and mechanical equipment
areas. Screen the paved areas of vehicle-intense uses, such as service
stations and convenience stores, from streets and major public use
areas with a three (3) foot high wall (with accompanying vegetation)
or a dense vegetative buffer.
E. Provide textured walls: All masonry walls intended for screening
functions shall have an architectural texture, color and finish
compatible with the primary building.
F. Provide storm water detention: Design retention areas to meet
technical requirements, as approved by the Town Engineer, while still
providing attractive landscaped areas with a natural appearance.
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G. Mi,egrate signage: Locate freestanding signs on low planter walls or **1)
design monument signs to incorporate distinctive elements of the
architectural style or theme of the development. Façade sign
materials shall be compatible with the design of the face of the façade
where they are placed. Signs shall not interfere with an already
established pattern of sign locations in relation to where other
adjacent buildings have placed their signs. Directional signs shall be
harmonious with the area. Provide building signage that is
proportional to the scale of the tenant façade and consistent with the
overall architecture. Sign colors should compliment the colors used on
the structures and the project as a whole; contrast is an important
influence on the legibility of signs. Provide signage plans showing the
proposed locations and materials of all signs. Master signage plans
are encouraged for multi-tenant developments. All signage shall
comply with the provisions of Chapter 6 of this Zoning Ordinance.
H. Provide appropriate lighting: Lighting should enhance the
architecture of a project, comply with Chapter 8 of this Ordinance, be
functional and not be offensive to its viewers or to adjacent properties.
Lighting practices, including indirect lighting to minimize light
pollution, glare and light trespass are strongly encouraged. Provide a
complete site lighting plan including security lighting; include
information on all specific light fixtures as well as locations and
illumination levels in accordance with the provisions of this Zoning
Ordinance.
Public Art Requirement:
1. All development proposals subject to Design Review under this
Chapter shall be required to provide one of the following prior to
the issuance of a Certificate of Occupancy:
a. Exterior public art of an appraised or invoiced value equal to
or greater than 1% of the cost of building construction and
associated site work and signage. Water features using
recycled water are preferred; or
b. A donation to the Fountain Hills Public Art Fund in an amount
equal to or greater than 1% of the cost of building
construction and associated site work and signage.
2. The value of construction costs will be determined by the Town
using standard valuation procedures at the time of application.
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3. Applicants are encouraged to meet with the Fountain Hills
Cultural Council for recommendations when considering exterior
public art selections.
Section 19.06 Materials and Colors
A. Use high-quality, durable materials: Predominate exterior building
materials should include, but are not limited to: stucco, brick, stone,
textured masonry, styled concrete masonry units, textured tilt-up
panels, architectural metal, clear and tinted glass, clay tile roofs and
other building and roof materials of similar quality and durability.
B. Provide palette of proposed materials and colors: With the
development application provide a palette of proposed materials and
colors. Select materials that are durable and appropriate for their
intended use. Choose colors that relate well to one another and the
surroundings. Restraint should be used in the number of different
building materials selected.
(taiie C. Use natural materials: Use natural materials appropriate to the
southwest desert setting. Wood should not be used as an exterior
finish, except as a trim component. The use of authentic adobe bricks
or stucco in projects with a southwestern theme is encouraged.
D. Avoid highly reflective materials: Avoid highly reflective materials
and glare-inducing colors. As a general principle, coarse and highly
textured materials that create shadow patterns are preferred. To
reduce glare, windows and large areas of glass should be recessed in
deep shadow. In order to reduce mirror effects, glass must be non-
reflective and not heavily tinted.
E. Discouraged exterior finishes:
1. Colored plastics and fiberglass.
2. Exposed unfinished foundation walls.
3. Un-plastered exposed standard concrete masonry units.
4. Glass curtain walls; highly reflective glass.
(kw' 5. Shiny acrylic and fluorescent paint finishes.
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6. Dark colors, except where appropriately utilized on trim. *4•10)
7. Wood, except as a trim material.
8. Pre-fabricated steel panels.
9. Corrugated metal.
10. Asphalt shingles.
F. Encouraged surface materials:
1. Interlocking pavers.
2. Stamped and/or colored and textured concrete.
3. Matte finishes.
Any proposal that indicates specialty surface materials other than concrete or
asphalt to be located within a public right-of-way or located on public property
must contain an agreement, executed by the property owner, that such areas
will be (a) privately maintained, (b) insured, including indemnity to the Town,
in an amount and a form acceptable to the Town Attorney and (c) replaced
when necessary.
G. Select environmentally sensitive colors: The primary colors should
be sensitive to the colors found in the area's natural environment. The
appropriateness of any given color shall depend on a number of factors
including adjacent buildings. Bright or intense colors are discouraged,
unless used on appropriate architectural styles and reserved for more
refined detailing and transient features; colors must be harmonious
with colors found on adjacent buildings. Appropriate varying colors
can be used to articulate and reduce the apparent scale of building
masses. Projects shall not be painted with a single color when such
project contains (1) more than one building, (2) any multi-story
building(s) and (3) any single building in excess of 20,000 SF in size.
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Sectic ..
A. When exercising its powers of Design Review under this section, the
Planning & Zoning Commission shall hold concurrent hearings with the
Concept Plan review. All reviews, hearings and decisions shall be
completed in conjunction with the Concept Plan review, unless
specifically requested otherwise by an applicant.
B. Interpretation & Enforcement: The Zoning Administrator is charged
with the responsibility of interpretation and enforcement of this
Chapter. Interpretation of this Chapter includes, but is not limited to,
clarification of intention and the delegation of processing procedures
and requirements.
C. Appeals: Any applicant may appeal a decision of the Planning &
Zoning Commission to approve, conditionally approve or deny an
application for Design Review under this Chapter to the Town Council.
Said appeal shall be filed within 30 days of the date the decision was
rendered by the Planning and Zoning Commission.
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