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Design Review Regulations
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Design Review Regulations



Council Review Dates
February 12, 2004
February 26, 2004
Effective Date
March 29, 2004
Amended Date
April 19, 2007

Ordinance 713
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Resolution 2258

Table of Contents



Section Page
#


Purpose and Intent .. 3
Applicability 3
Exemptions 3
Application Procedures 3
Site Plan 4
Written Narrative.. 4
Building Elevations... 4
Application Checklist 4
Review Procedures.. 4
Site Layout. 4
Architectural Character 4
Landscaping.. 5
Outdoor Signage.. 5
Overall Compliance with Development Standards. 5
Appeal Procedures.. 5
Development Standards. 6
Pedestrian & Vehicular Circulation 6
Building Setbacks. 6
Parking Facilities.. 6
Multiple Buildings. 7
Driveways.. 7
Structural Design.. 7
Architectural Features. 7
Building Materials. 7
Building Colors.. 7
Building Height.. 7
Roof Design.. 7
Façade Treatment 8
Side Walls. 8
Signage. 8
Lighting.. 9
Utility Areas.............. 9
Landscaping. 9
Hardscape. 10
Street Furniture. 10
Fences & Walls. 10
Overhead Structures 10
Exhibit A Map Area of Application... 11
Exhibit B Architectural Preferences 12
Exhibit C Color Chart ... 13



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Payson Unified Development Code
Section 15-02-013 (Special Plan District, Green Valley Redevelopment Area)

F.
Design Review *79

1. Purpose and Intent

The purpose of this section is to provide design standards for commercial and
residential development that provide an aesthetically pleasing business and
residential environment. The intent of this section is to provide for development
which is appropriately designed to accommodate pedestrian and bicycle traffic,
as well as, help to preserve the historical building and development styles.

2. Applicability

This section shall be applicable to that area of the Green Valley Redevelopment
Area as depicted in Exhibit #A. These regulations shall apply to the following
activities:

a. All new building construction
b. Modifications to existing buildings
c. Modifications to signage or new signage
d. All outside display or storage areas

3. Exemptions

The provisions of this section shall not apply to the following activities:

a. Maintenance of the exterior of an existing structure such as repainting,
reroofing, residing, where the same materials and colors are used
b. Interior remodeling
c. Existing nonconforming aspects of a building or site not addressed in an
application for a design review permit

4. Application Procedures

Applicable development shall be required to submit seven (7) packets with the
following information for design review:

a. Site Plan that provides the following:

(1) Pedestrian & Vehicular Circulation
(2) Building floor plans showing orientation of windows & doors
(3) Location and description of signage
(4) Landscaping (location and type)
(5) Exterior Lighting
(6) Fences, walls, surface textures
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b. Written Narrative which provides the following:

(1) Consideration of impact to surrounding buildings
(2) Photographs of the site and immediate surrounding properties
(3) The proposed use of the property

c. Building Elevations which provide the following:

(1) Façade Treatment
(2) Architectural Design
(3) Building Height
(4) Color Board
(5) Building Materials
(6) Design Detail for windows and doors

d. Design Review Application Checklist

5. Review Procedures

Upon submittal of a completed Application, the Design Review Board shall
review and approve or disapprove such Application unless such Application
requests a Minor Change. For Minor Changes the Community Development
Director shall review and approve or disapprove such Application. Minor
Changes shall mean any of the following: (i) any and all resurfacing of existing
vertical structures, (ii) all signs that are otherwise in compliance with this Code,
(iii) a building or vertical structure that (1) is an addition or accessory structure to
an existing building and does not exceed the lesser of 25% of the existing
building floor area or five thousand (5,000) square feet and (2) is complimentary
with surrounding properties as well as the existing building, or (iv) an addition or
accessory building that does not substantially or detrimentally alter the
appearance of the site as seen from off-site.

The following criteria shall be used in reviewing the application:

a. Site
Layout:

(1) Orientation & location of buildings and landscaped areas in relation to
physical characteristics of the site, neighborhood character, and the
appearance and harmony of adjacent buildings
(2) The comfort and safety of the proposed pedestrian system

b. Architectural
Character:

(1) Suitability of the building for its intended use
(2) The consistency of the applications of the design with approved design
guidelines
(3) The compatibility of the character of the design with adjacent
structures and the intent of these regulations
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(4) Preservation of historical structures


c. Landscaping:

(1) The location, height and material of walls, fences, hedges, trees, and
xeriscape to ensure harmony with the overall atmosphere and
ambiance of the area and the intent of these regulations
(2) The planting of groundcover to prevent dust and erosion
(3) The preservation of healthy trees
(4) Open, pedestrian friendly landscaping

d. Outdoor
Signage:

The number, location, color, size, lighting, and landscaping of outdoor
advertising signs in relation to pedestrian and vehicular traffic and
appearance and harmony with the existing adjacent structures, and the
intent of these regulations

e.
Overall Compliance with Development Standards

The Design Review Board or the Community Development Director, on a
case by case basis, may make exceptions to Section 7, Development
Standards due to unique characteristics of the site or economic hardship
to the applicant.

6. Appeal Procedure:

a. Any person aggrieved by a decision of the Design Review Board or the
Community Development Director to approve or disapprove a Design
Review application may file a letter of appeal to the Green Valley
Redevelopment Area Committee within 30 calendar days of the decision.
If a decision of the Design Review Board or the Community Development
Director is appealed, the Green Valley Redevelopment Area Committee
shall conduct a hearing as soon as is reasonably practical. The Green
Valley Redevelopment Area Committee may reverse, affirm or modify the
decision of the Community Development Director following the conclusion
of the hearing.

b. Any person aggrieved by a decision of the Green Valley Redevelopment
Area Committee reversing, affirming, or modifying the decision of the
Design Review Board or the Community Development Director may file a
letter of appeal to the Council within 30 calendar days of the date of the
decision of the Green Valley Redevelopment Area Committee. If a
decision of the Green Valley Redevelopment Area Committee is appealed,
the Council shall conduct a public hearing as soon as is reasonably
practicable in accordance with provisions of the Arizona Revised Statutes
pertaining to requirements for public hearings. The Council may reverse,
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affirm or modify the decision of the Green Valley Redevelopment Area
Committee following the conclusion of the public hearing.




7. Development Standards:

a. Pedestrian and Vehicular Circulation

(1) Circulation patterns shall be obvious and simple. All likely
pedestrian routes should be considered in the design phase to
eliminate short cuts that damage landscaped areas.
(2) Circulation systems shall avoid conflicts between vehicular,
bicycle and pedestrian traffic.
(3) New driveways should be sited away from or immediately
opposite street intersections.
(4) Where pedestrian routes cross vehicular routes the following
shall be provided; a change in grade; materials; textures or
colors.
(5) Pedestrian systems shall be provided to the front entrance.
(6) Bicycle parking facilities may be substituted for automobile
parking spaces required at a ratio of five (5) bicycle spaces for
one required vehicle parking space. A maximum of 5% of the
total required parking spaces may be reduced.
(7) Bicycle parking facilities shall include provisions for locking of
bicycle in secure racks. Bicycle spaces shall be as convenient as
the most convenient auto space.

b. Building Set Backs

(1) Buildings shall be placed on the front property line except where
buildings on adjoining lots have larger set backs. Where adjoining
buildings have a larger set back t