HomeMy WebLinkAboutOrd 2010-04 ORDINANCE NO. 10-04
AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE TOWN OF
FOUNTAIN HILLS, ARIZONA, RELATING TO THE ZONING ORDINANCE
OF THE TOWN OF FOUNTAIN HILLS, ADOPTING THE "TOWN OF
FOUNTAIN HILLS DESIGN REVIEW REGULATIONS FOR SINGLE
FAMILY TRACT HOUSING" BY REFERENCE; ADOPTING
AMENDMENTS TO THE ZONING ORDINANCE OF THE TOWN OF
FOUNTAIN HILLS; AND PROVIDING PENALTIES FOR VIOLATIONS.
BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE TOWN OF
FOUNTAIN HILLS as follows:
SECTION 1. That certain document known as the "Town of Fountain Hills Design
Review Regulations for Single Family Tract Housing" (the "Regulations") three copies of which
are on file in the office of the Town Clerk of the Town of Fountain Hills, Arizona, which
document was made a public record by Resolution No. 2010-02 of the Town of Fountain Hills,
Arizona, is hereby referred to, adopted and made a part hereof as if fully set out in this
Ordinance.
SECTION 2. The Town of Fountain Hills Zoning Ordinance is hereby amended by
creating a new Chapter 22, Tract Housing Regulations, the text of which shall be the Regulations
adopted herein by reference.
filw SECTION 3. Any person found guilty of violating any provision of the Regulations
shall be guilty of a class one misdemeanor. Each day that a violation continues shall be a
separate offense punishable as herein above described.
SECTION 4. If any section, subsection, sentence, clause, phrase or portion of this
Ordinance or the Regulations is for any reason held to be invalid or unconstitutional by the
decision of any court of competent jurisdiction, such decision shall not affect the validity of the
remaining portions of this Ordinance or the Regulations.
PASSED AND ADOPTED BY the Mayor and Council of the Town of Fountain Hills,
Arizona, October 21, 2010.
FOR THE TOWN OF FOUNTAIN HILLS: ATTESTED TO:
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y . Schlum, Mayor Bevelyn J. B der, wn Clerk
REVIEWED BY: APP ED AS TO FORM:
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(iiiiv Richard L. Davis, Town Manager Andrew J. McGuire, Town Attorney
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Town of Fountain Hills
Design Review Regulations
For Single Family Tract Housing
Chapter 22
TRACT HOUSING REGULATIONSNed
Administrative Design Review
Sections:
22.01 Purpose and Applicability
22.02 Definitions
22.03 Administrative Design Review-Residential Standard Plan
22.04 Administrative Design Review- Standard Plan Content Requirements
22.05 Project Data Sheet—Standard Plan
22.06 Standard Plan Conditions
22.07 Standard Plan Transfer Policy
Section 22.01 Purpose and Applicability
A. Purpose. The purpose of Administrative Design Review is to protect public health, safety
and general welfare of residential areas with significant amounts of Tract Housing and to
preserve an enhance property values by promoting and maintaining a functional and
aesthetic community character founded in the principles of sound site planning, urban
design, architecture, landscape design and sensitivity to the desert environment.
B. Applicability. Administrative Design Review under this Chapter is required for all new
Tract Housing construction.
Section 22.02 Definitions:
Administrative Design Review: The process by which town staff reviews Tract Housing,
including Standard Plans.
Standard Plan: The plan of one or more Tract Housing units that is intended to be replicated
throughout a subdivision. Standard Plans do not include landscaping, exterior utilities,
foundations, slabs or other features below the bottom plate or sill of the structure.
Tract Housing: Also known as "Production" Housing, Tract Housing is a detacted, single-
family residential housing product utilizing multiple houses that are similar in appearance,
floorplan and size and which generally follow approved Standard Plan designs.
Section 22.03 Administrative Design Review- Residential Standard Plan
An applicant desiring to build Tract Housing must receive Administrative Design Review
approval for all Standard Plans related to Tract Houses in a subdivision prior to issuance of a
building permit for any Tract House.
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A. Application Filing. For an application to be accepted, the applicant must provide all of
the required information described in the submittal checklist set forth in Section 22.04
Lir below and the Project Data Sheet requirement set forth in Section 22.05 below, at the
time of formal submittal. Incomplete applications will not be accepted.
B. Staff Review. Upon receiving a complete application, the submitted application will be
routed to Town staff and affected agencies for review and comments. After this review is
completed, the comments are consolidated and returned to the applicant. The applicant is
responsible for addressing staff comments and submitting revised plans in a timely
manner.
C. Notice of Decision. The Zoning Administrator will approve, approve with conditions, or
deny the application and will set forth any proposed findings and decision on a Notice of
Administrative Decision. The decision of the Zoning Administrator regarding
Administrative Design Review may be appealed by the applicant to the Board of
Adjustment for review and action.
D. Building Permits. Only after the project has received all approvals through the Town
processes can construction documents be submitted for review. All construction
documents for a project must conform to the exhibits approved during Administrative
Design Review, including any conditions of approval.
E. Inactive Cases. All applications need to be actively pursued to a decision. If no activity
has occurred on an application for one hundred eighty (180) days, the application will be
determined to be inactive, deemed to be withdrawn and the file will be closed. Not later
than thirty (30) days prior to the withdrawal date the staff will notify the applicant in
writing. The applicant may submit a written request that the application remain active,
with an explanation for the inactivity. The Zoning Administrator may grant an extension
for up to one hundred eighty (180) days for good cause if there is a reasonable belief that
the application will be actively pursued during the extension period.
Section 22.04 Administrative Design Review- Standard Plan Content Requirements
A. Project Narrative
❑ Describe how the application adheres to this Chapter.
B. Submitted Final Plat
❑ Copy of stamped approved final plat.
C. Lot Fit Analysis
❑ Identify the fit of each Standard Plan for all lots, based on the required development
standards (i.e. setbacks, lot coverage, hillside protection).
❑ Include all possible options and the required patio cover for the Standard Plan.
I Include the number of lots (or which specific lots) on which the approved set of
Standard Plans are requested to be approved.
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Example matrix of lot fit analysis:
Plan 1 Plan 2
Lot# Plan 1 w options Plan 2 Plan 3
w options
1 Y Y Y Y N
2 N N Y Y N
3 Y Y Y Y Y
D. Plot Plan
❑ Scale and dimensions.
❑ Plan number.
❑ Minimum lot area.
❑ Typical lot lines.
❑ Location of ground mounted mechanical equipment.
❑ All plan options identified with a hidden line.
❑ Required building setbacks.
❑ Proposed and allowed building lot coverage.
❑ Location of typical driveway.
❑ Home builder and subdivision name.
E. Floor Plans
❑ Scale and dimensions.
❑ Interior space distribution with dimensions.
❑ Exterior walls and interior partitions.
❑ Fenestration.
❑ Stairs.
❑ Other elements of the building design.
❑ Home builder and subdivision name.
LI Registered design professional signature and seal.
F. Elevations
❑ Scale and exterior dimensions.
❑ Minimum of three different architectural elevations per Standard Plan showing
building elevations for all sides.
❑ Minimum of two different garage doors designs for each Standard Plan.
❑ All elevations must be oriented consistently with the floor plans.
❑ All elevations must include a notation of materials proposed.
❑ Standard Plan notes attached to this application are applicable to all residential
Standard Plans. These must be placed on the elevation plans and subsequent
construction document submittal.
❑ Home builder and subdivision name.
❑ Registered design professional signature and seal.
G. Materials/Color Board
❑ True color photograph or catalog pages of proposed materials and actual color chips
mounted on a maximum 24" x 36" foam or cardboard, noting the color and material
name and manufacturer's number.
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NOTE: Actual samples of the materials should not be submitted. If the colors proposed are
different from the approved colors, a separate application will be required to be submitted for
approval.
Section 22.05 Project Data Sheet- Standard Plan
An applicant shall provide the following information, on forms approved by the Zoning
Administrator or authorize designee, for all lots upon which Tract Houses are intended to be
built:
A. Lot areas, including but not limited to the zoning classification, minimum lot area and
minimum lot width.
B. Required building setbacks and lot coverage, including but not limited to zoning
classification, minimum building setbacks (front, side and rear) and maximum lot
coverage.
C. Standard Plan details, including but not limited to the plan number and designation, the
total square footage, the width, the length and the height.
Section 22.06 Standard Plan Conditions
The Zoning Administrator shall not approve a Standard Plan for Tract Housing unless the
applicant's submittal includes all of the following:
A. A minimum of three (3) architecturally distinct covered patio designs shall be provided
for each Standard Plan. The designs will incorporate differing rooflines such as a parapet
design, a gabled design or other appropriate design given the main structure roof lines.
All patio columns shall be of substantial dimensions (i.e. 12" stucco column or larger)
and constructed of materials compatible with the exterior elevations.
B. A minimum of two (2) different garage doors shall be offered as a standard feature for
each Standard Plan. Different designs may include short vs. long panels and decorative,
divided-light panels.
C. No house product of the same floor plan and elevation shall be built adjacent or across
from one another.
D. The same color scheme is not permitted on adjacent residences.
E. Provide reverse elevations, where possible, on abutting lots to keep the garage doors from
being adjacent to the same lot line.
F. Detailing (i.e. veneer stone, brick, shutters, window mullions, decorative corbels, etc)
shall be provided as standard features and shall be shown on the approved elevations and
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on the construction documents. Substantial deviations from the approved elevations must
be reviewed by the Zoning Administrator.
G. No similar rear elevations shall be allowed adjacent to one another along open spaces or
public rights-of-way. Window detailing shall be applied to the side or rear elevations that
side or back onto open space or a public street. The detailing shall be clearly noted on
the construction documents.
H. Wainscoting, pop-outs and other horizontal banding details applied to the front elevation
shall be wrapped around the corner of the house to the return wall or to a prominent end-
column feature.
I. All exposed metal roof vents and utility equipment shall be painted to match the adjacent
roof or building color. This shall be clearly noted on the construction documents.
J. All ground-mounted mechanical equipment within a side or rear yard of a lot shall be
fully screened from view by a finished, opaque wall.
K. These conditions and any additional conditions approved by the Zoning Administrator
shall be placed on the cover sheet of each house construction plan submittal for each
individual Standard Plan.
Section 22.07 Standard Plan Transfer Policy
A. The intent of the Standard Plans transfer policy is to provide an effective, customer
friendly administrative review process to allow for the use of approved Standard Plans in
a different subdivision. Concerns regarding sameness in the community and new design
requirements over time are addressed by establishing minimum criteria. Minimum
criteria for administrative review, submittal requirements and process are outlined below.
B. Minimum criteria for consideration of transfer of Standard Plans:
1. Standard Plans must have received approval by the Zoning Administrator within
the last two (2) Years.
2. The maximum number of lots for the originally approved Standard Plans, plus the
number of lots in subsequently approved projects (including any prior transfers),
for all Standard Plans shall not exceed three hundred(300) lots.
3. The lot size for the approved Standard Plans shall be comparable to the lot size of
the proposed transfer subdivision. Product designed for smaller lots may have a
limited amount of detail and massing. Product designed for larger lots requires
additional detailing. Staff may require additional design features for approved
Standard Plans to be acceptable for a lot size that is larger than the original lot
size.
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4. The original approval must have a minimum of three (3) Standard Plans approved
by the Zoning Administrator.
5. Approved Standard Plans from separate projects may be combined to form a
proposed set of Standard Plans to transfer. A minimum of three Standard Plans is
required for the proposed subdivision. Building elevations for this new set of
Standard Plans must be compatible and provide a unified design theme.
6. All stipulations for the approved Standard Plans shall be maintained.
7. Additional stipulations may be required by staff to comply with design policies
related to the proposed transfer.
8. The approved Standard Plans shall meet zoning standards in the proposed transfer
subdivision. Additional stipulations may be required to comply with the zoning
standards of the parcels to which the Standard Plans are to be transferred.
9. No zoning ordinance amendment will be supported to accommodate the product
transfer.
C. Submittal and Processing Requirements:
1. A completed application for administrative review of the transfer.
2. Payment of the fee for an administrative review of the transfer.
3. A project narrative describing how the proposal meets the criteria stated above for
consideration of transferring Standard Plans.
4. If additional design requirements are requested by staff to comply with
Subsection 22.07(B)(3) above, the new set of Standard Plans must be approved by
the Zoning Administrator. If a new Standard Plan is submitted for review to add
to the set of Standard Plans already approved, the applicant shall submit this for
administrative review and pay a separate administrative fee.
5. Provide a lot fit analysis that includes zoning setbacks and lot coverage. Provide
information on the number of lots the approved set of Standard Plans were
originally approved for, total number of lots approved in subsequent Standard
Plan transfers (if applicable), and the total number of lots requested with this
proposal.
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