§ 14.04.07. SITE AND BUILDING DESIGN STANDARDS.

A. Intent. The intent of this section is to:

1. Allow full development of properties consistent with the dimensional and other district specific standards established in Article II and § 14.04.01 while establishing basic requirements for building and site features that will create stable residential neighborhoods, mixed use, commercial, and industrial areas.

2. Enhance the public realm.

3. Reduce conflicts between existing and new structures.

4. Encourage effective development of street frontages and other public elements that enable new projects to add value to existing communities.

5. Encourage creative and sustainable design responses to contemporary opportunities.

6. Improve the overall design quality of the city through the use of objective standards that can be administered by the Department without the need for individualized design review of projects.

B. Site design.

1. Applicability. The standards of this division B. apply to all development in the city. The standards of divisions B.3. and B.4. below apply to all new development, redevelopment, and remodels, in any zoning district, except single-family detached, single-family attached, 2-family, co-housing, and live/work residential dwellings.

2. Grading and drainage.

a. Site grading and drainage system designs shall be in compliance with the adopted city Stormwater Management Plan and approved by the city.

b. Exposed graded areas shall be restored with revegetation or inert ground covers.

c. No lot may be altered to permit water from any source to flow from that lot to an adjoining lot other than as nature intended unless it is directed to an existing drainage easement.

3. Site utilities. On-site utilities that provide direct service to a property shall be installed underground. The developer or owner shall be responsible for complying with this requirement and making the necessary arrangements with the utility companies for installation of necessary facilities, unless the Commission or Council waives this requirement when approving a development project. Appurtenances and associated equipment (not including light or power poles) may be placed aboveground, provided they are not be placed in required front or side yard setbacks and are adequately screened to prevent visibility from the street.

4. Site layout. The overall layout of a proposed project site including but not limited to building placement, parking lot and loading areas, driveway access, and circulation patterns shall be designed to not adversely impact existing or future development of surrounding properties and traffic patterns on adjacent streets.

C. Building design.

1. Applicability.

a. The standards of this section apply to all new development in any zone district except:

i. Structures in which the principal use is one of the following use categories or subcategories as shown in Permitted Use Table 3-1.

(A) Single-family detached and attached residential;

(B) Two-family residential;

(C) Co-housing dwellings;

(D) Live/work dwellings;

(E) Open space, park or playground;

(F) Public utility facilities;

(G) Parking lot (primary use);

(H) Community gardens;

(I) Heavy commercial services located in the LI and I Districts; and

(J) Industrial located in the LI and I Districts.

b. A change in the principal use of an existing structure that does not alter the exterior of the structure, or only affects the signage on the exterior of the structure.

c. In the case of a conflict between the design standards in this section and design standards applicable to a particular project because of its location in a zoning district listed in §§ 14.02.03 through 14.02.05 with specific standards, an overlay district listed in § 14.02.06, or because of a use-specific standard in § 14.03.03, the provisions of the base or overlay zoning district or use-specific standard shall govern.

2. Materials. Materials used in constructing and finishing a structure shall be of high quality, adobe, brick, stone, or cementitious materials, durable under desert climate conditions, that display a similar level of quality and architectural interest as materials used in the design of structures adjacent to the proposed structure. Materials may not create shine or create glare that the Director determines will create a risk to traffic safety.

3. Colors. The color of exterior building walls and roofs, retaining walls, and accessory structures on a proposed site shall be similar to and reflect (1) the predominant natural colors of the area or (2) the colors used on the built environment adjacent to the proposed development.

4. Entries and accessibility.

a. Each principal building shall have 1 or more operating entry doors facing and visible from an adjacent public street.

b. The location of the building entry shall be emphasized by the use of different materials, wall articulation, or foundation plantings around the entry.

c. Building entries and window openings shall be protected and shaded using roof overhangs, building projections or recesses, or other similar design elements.

d. All principal entrances of principal buildings shall have direct access to a sidewalk, walkway, or pathway that leads to a public street. Each of these pedestrian connections shall comply with § 14.04.03. If a sidewalk does not currently exist, and there is a sidewalk system in place on either adjacent property with frontage on the same street, sidewalks shall be installed to connect to the existing sidewalk system.

5. Wall plane length and articulation. When the primary use of the building is not categorized as Industrial in Table 3-1, each façade greater than 100 feet in length abutting a public street shall incorporate architectural features such as wall plane projections, recesses, or other building material treatments and textures that visually interrupt the wall plane. No uninterrupted length of any façade shall exceed 100 hundred horizontal feet.

(Ord. 16-1153, passed 6-14-2016; Ord. 16-1141, passed 2-23-2016; Ord. 16-1160, passed 9-13-2016; Ord. 16-1162, passed 9-13-2016)