A. All proposed retail, service, commercial, wholesale, transportation, industrial or multifamily developments, re-developments or expansions, that are subject to site plan review, pursuant to the provisions of Chapter 2 shall be subject to design review and approval by the same person or entity responsible for approving the site plan prior to the issuance of any special use permit or building permit in connection with such development, redevelopment 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 the ordinance codified in this chapter, has been authorized by the Town by the issuance of an approved building permit. However, any extension or amendment to 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 as determined by the Zoning Administrator. (25-09, Amended, 11/18/2025)

A. Integration with Adjacent Development. Projects shall, when practical, provide direct pedestrian and vehicular connections to adjacent commercial or mixed-use developments where existing or planned infrastructure allows. Site plans must demonstrate compatibility with surrounding land uses, topography and street patterns. Applicants shall submit a minimum of four full-color renderings photographic or computer-generated, full-color illustrations showing the proposed development (in at least four (4) different views) and landscaping in context with adjacent buildings and site features. Drive-through facilities shall be located to avoid pedestrian conflict and must provide minimum stacking capacities as follows:

A reduction in the required stacking capacity may be considered if the applicant submits a queuing analysis or traffic operations study prepared by a qualified professional. The study must demonstrate, to the satisfaction of the Community Development Director or designee, that the proposed stacking capacity is sufficient to accommodate peak demand without causing on-site circulation issues or spillover onto adjacent streets or properties.

Applicants shall submit a minimum of four (4) full-color renderings or computer-generated illustrations showing the proposed development and landscaping in context with adjacent buildings and site features.

B. Pedestrian-Oriented Environment. Projects shall include pedestrian walkways that are a minimum of five (5) feet in width and separated from vehicular traffic by a landscape buffer at least three (3) feet wide or a physical barrier. Covered walkways, arcades or similar structures shall be provided along at least seventy-five percent (75%) of the building frontages that face parking areas or pedestrian routes. Where pedestrian paths intersect vehicular drive aisles, a change in paving material, textures or colors is required to clearly delineate the crossing. Building placement shall minimize gaps between structures to promote pedestrian activity. Building entries must be oriented toward pedestrian areas and may include outdoor dining and storefront windows to activate the space.

C. Parking and Vehicular Circulation. Parking areas shall be located no closer than ten (10) feet from primary building entrances. Parking lots must be divided into bays of no more than ten (10) spaces, separated by landscape islands at least six (6) feet wide. Parking aisles shall be oriented to minimize direct access to major entry drives unless no alternative exists. On sites larger than two (2) acres, traffic calming features such as raised crosswalks or speed tables shall be incorporated for pedestrian safety. Parking structures and large surface parking areas shall be located behind buildings when feasible. Reciprocal access between adjacent private lots is required unless physically impractical.

D. Site Design Variety. Projects with either more than one (1) building or with a single building over twenty thousand (20,000) square feet in size shall incorporate at least two (2) of the following design strategies to avoid visual monotony and enhance site interest:

Grading shall preserve natural topography where feasible. Mass grading that eliminates natural landforms is discouraged unless necessary for drainage or structural stability.

E. Loading, delivery, and service areas shall be physically separated from customer and pedestrian areas. These functions must be located at the side or rear of buildings and screened from public view using a six (6) foot masonry wall or dense landscaping. Screening must fully obscure the use from adjacent streets, parking areas, and pedestrian paths.

F. Visual Screening and Appearance. Service areas, including trash enclosures, ground-mounted equipment, and delivery zones shall be screened using materials that match or complement the primary building. Shopping cart storage must be located within the tenant space or behind a decorative wall at least six (6) inches taller than the carts. Parking lot cart corrals must be constructed of durable, decorative materials consistent with the building design. Open space shall be consolidated into larger, functional areas rather than dispersed into small, isolated pockets.

G. Outdoor Sales Areas. Permanent outdoor sales areas including walk-up ATMs, propane cages, vending machines, outdoor dining and seasonal displays must be clearly identified on the site plan. These areas shall not obstruct pedestrian walkways, encroach into required landscape setbacks, or be located in drive aisles or fire lanes. (25-09, Amended, 11/18/2025)

A. Facade Articulation and Visual Interest. All building facades visible from public streets or adjacent properties shall include a minimum of three (3) of the following design elements:

Building massing shall be broken into smaller components to reduce visual bulk and maintain compatibility with surrounding development. Contrasting design elements must demonstrate equal or superior quality and contextual fit through submitted architectural renderings. All visible building sides must incorporate consistent architectural detailing.

B. Color and Material Variation. Building facades shall incorporate a minimum of three (3) colors and/or textures. Color transitions must be clearly distinguishable but not excessively contrasting. Primary facade colors must have a light reflectance value (LRV) between twenty (20) and sixty (60). Bright or saturated colors may be used only as accents and shall not exceed ten percent (10%) of any single façade. Repetitive spacing of facade elements shall be avoided; instead, varied spacing and depth shall be used to create visual interest through light and shadow.

C. Energy Efficiency and Shading. Buildings shall incorporate at least two (2) of the following energy-efficient design strategies:

Misting systems and canopies are permitted when consistent with the building’s architectural style. Awnings must align with the scale, proportion and rhythm of windows and doors.

D. Transparency and Security. Building designs shall promote natural surveillance by window and entrances that face public areas. Employee service doors must include a vision panel or security device to allow visibility of the area surrounding the door. Fixed exterior security grilles are prohibited. If security grilles are necessary, they must be installed inside the building and behind display windows.

E. Accessibility. All buildings and pedestrian routes must comply with the Americans with Disabilities Act (ADA) and applicable accessibility standards. Sidewalks shall be a minimum of five (5) feet wide and shall not include abrupt elevation changes exceeding 0.25 inches. Additional design features such as tactile paving, visual cues, and reduced auditory distractions are encouraged for accessibility.

F. Screening of Utilities and Equipment. All roof-mounted mechanical equipment must be fully screened on all sides by parapets or architectural elements integrated into the building design that extend to at least the height of the mechanical equipment. Ground-mounted equipment must be screened by masonry walls or dense landscaping. Electrical service panels must be recessed and screened with landscaping, walls or architectural doors. Vacuum tubes must be internalized or placed underground. Roof drains must be concealed within the building or integrated into architectural features.

G. Corporate Branding and Design Consistency. Corporate architectural themes must be adapted to reflect the regional southwest context. Standardized or prototypical designs that do not incorporate local materials, colors, or forms are prohibited. Branding elements must be integrated into the overall architectural design and must not dominate the building’s appearance.

H. Infill and Contextual Compatibility. New infill development and renovations must be compatible with adjacent buildings in terms of massing, scale, height (± ten percent (10%) of adjacent structures), facade rhythm and articulation, placement and proportion of doors and windows, color and material palette, and roof form and slope. Buildings wider than 60 feet must be divided into structural bays no wider than 30 feet using columns, piers, or similar vertical elements. Blank walls facing public streets are prohibited. (25-09, Amended, 11/18/2025)

A. Street Landscaping. All projects shall provide landscaping along street frontages that includes:

All landscaping must comply with the minimum plant quantities and species requirements outlined in the Town’s Zoning and Subdivision Ordinances.

B. Pedestrian Amenities. Projects shall include outdoor seating areas with the following features:

C. Water Conservation. All landscaped areas must use plant species appropriate for the Sonoran Desert climate. At least seventy-five percent (75%) of plant materials shall be drought-tolerant. Turf is prohibited except in designated recreational areas. Natural vegetation shall be preserved and integrated into the site design where feasible. Water features, if proposed, must be located in pedestrian areas and shall use recirculating systems.

D. Parking Lot Landscaping and Screening. In parking areas with more than twenty (20) spaces:

E. Screening Walls. All masonry walls used for screening purposes shall include integral color and architectural texture, and a finish that is compatible with the primary building’s materials and color palette.

F. Stormwater Detention Areas.

G. Signage Integration. Freestanding signs must be:

Wall signs must:

Directional and wayfinding signs must be consistent in style and color with the overall development. A signage plan showing all proposed sign types, locations, and materials is required. Sign plans as provided for in Section 6.06 of the Zoning Ordinance are encouraged for multi-tenant developments. All signage must comply with Chapter 6 of the Zoning Ordinance.

H. Lighting. All exterior lighting must:

A complete lighting plan must be submitted, including fixture types, locations, mounting heights, and illumination levels.

I. Public Art Requirement. All development proposals subject to design review under this chapter shall be required to comply with the “Percent for Public Art Requirement for Development,” as set forth in the Town of Fountain Hills Public Art Master Plan, adopted March 3, 2020, and as may be thereafter amended, prior to the issuance of a certificate of occupancy. (25-09, Amended, 11/18/2025)

A. Use High-Quality, Durable Materials. Primary exterior building materials shall be high-quality and durable. Acceptable materials include:

All materials must be suitable for exterior use in the Sonoran Desert climate and must be installed per manufacturer specifications.

B. Materials and Color Submittal. All development applications must include a materials and color board showing:

Materials must be durable, weather-resistant, and appropriate for the building’s function. Color selections must demonstrate compatibility with each other and with surrounding development.

C. Use Natural and Regional Materials. Projects shall incorporate materials that reflect the regional desert environment. Wood may only be used as a trim or accent material and shall not be used as a primary exterior finish. The use of authentic adobe, stucco, or similar materials is encouraged for projects with a southwestern architectural theme.

D. Reflectivity and Glare Control. Highly reflective materials and glare-inducing finishes are prohibited. Acceptable materials must have a matte or low-sheen finish. Glass must be nonreflective and not heavily tinted. Large glass areas must be recessed a minimum of four (4) inches to create shadow and reduce glare.

E. Prohibited Exterior Finishes.

F. Encouraged Surface Materials for Hardscape.

If specialty paving materials are proposed within public rights-of-way or on public property, the applicant must provide a maintenance agreement that includes:

G. Environmentally Sensitive Color Selection. Primary building colors shall be selected from a palette that reflects the natural desert environment, including earth tones such as tan, brown, rust, sage, and sandstone. Bright or intense colors may be used only as accents and shall not exceed ten percent (10%) of any facade. Projects shall not be painted with a single color when the project contains:

A. Design Review Process. All development subject to this chapter shall undergo architectural and site design review as part of the site plan review process outlined in Chapter 2.

B. Role of the Zoning Administrator. The Zoning Administrator is interpreting the provisions of this chapter. Interpretation of this chapter includes:

C. Appeals. Decisions made by the Zoning Administrator regarding architectural design may be appealed to the Planning and Zoning Commission. Appeals of decisions made by the Planning and Zoning Commission may be appealed to the Town Council. Appeals must be filed in writing within thirty (30) calendar days of the date the decision was rendered and must clearly state the basis for the appeal, including specific standards in question. (25-09, Amended, 11/18/2025)