A.   The following definitions shall be used in this chapter, unless a different meaning is clearly indicated by the context:

   1.   Building form: The shape and structure of a building as distinguished from its substance or material.

   2.   In-line commercial center: Multiple commercial uses organized in an in-line fashion. Individual stores within the center are attached, sharing one or more side walls but have separate entrances. In-line commercial centers typically share a single parking area that is located at the front or front and side of the center.

B.   Purpose. These design and development standards promote high-quality, attractive development compatible with the town's general plan principles and policies.

C.   Intent. These standards are intended to:

   1.   Encourage consistency in the quality of multi-family, commercial, and industrial development within the town;

   2.   Assure the fair and consistent application of the town's design objectives for multi-family, commercial, and industrial projects; and

   3.   Ensure that multi-family, commercial and industrial development is functional and safe.

D.   Applicability.

   1.   Except where explicitly stated otherwise, these standards apply to all new multi-family, commercial, and industrial development in MR-1, MR-2, RR, NC, VC, LI, HI, and BU medium and high intensity zones.

   2.   These standards serve as the baseline for the development of any multi-family, commercial, and industrial uses incorporated into a newly established specific plan.

   3.   These standards apply to an addition, major renovation, or retrofit of an existing development. Major renovation does not include routine maintenance and repair of a structure or other feature within the development, such as roof replacement or general repairs to a parking area or other non-structural site feature.

A.   Intent. This section is intended to accomplish the following goals in multi-family, commercial, and industrial developments.

   1.   To ensure that the organization of buildings helps to define primary street frontages and development entrances; to establish a more compact, pedestrian-friendly pattern of development.

   2.   To encourage a less engineered, more passive approach to the treatment of washes, drainage basins, and other natural features.

B.   Standards.

   1.   General.

      a.   Orient the primary building entrance facing the primary public street, to the extent feasible considering topographical or other site features.

      b.   Design the layout of large developments to break the site into a series of smaller "blocks" defined by pad site buildings, pedestrian walkways, streets or other vehicular circulation routes.

   2.   Primary building entrance. Except in the HI zone, the primary building entrance must be visually prominent and provide shade for pedestrians, through the use of two or more of the following features:

      a.   A canopy, portico, archway, arcade, or similar overhang that provides architectural interest and pedestrian protection;

      b.   A raised corniced parapet over the door;

      c.   An outdoor pedestrian feature such as a seat wall with landscaping;

      d.   Architectural detailing such as tile work and moldings integrated into the building structure; and

      e.   A peaked roof form.

      f.   Other elements as determined by the planning manager.

   3.   Multi-story buildings. Multi-story buildings must incorporate changes in material, architectural accents, or other features.

   4.   Building relationships and orientation. Buildings within multi-building developments must be arranged and grouped so their primary orientation does one or more of the following:

      a.   Frames the corner of an adjacent street intersection or entry point to the development;

      b.   Frames and encloses a "main street" pedestrian and/or vehicle access corridor within the development site;

      c.   Frames and encloses parking areas, public spaces, or other site amenities on at least two sides; or

      d.   Frames and encloses outdoor dining or gathering spaces for pedestrians between buildings.

   5.   Washes and natural features. Natural topography should be integrated into the site design to the extent feasible.

      a.   Washes with significant quality vegetation or other significant natural features must be incorporated into the overall design and layout of a development as visual and functional amenities, rather than being piped and placed underground.

      b.   Finished slopes should taper or terrace to match existing grades and the grades on adjacent streets and properties.

      c.   Grade changes and berming should be used as a design element and to screen undesirable views.

      d.   Retaining walls may not exceed six feet in height.

   6.   Adjacency to AG, RA, ER, NR, and GR. When commercial or industrial development is adjacent to AG, RA, ER, NR, and GR zones or groups, side and rear setbacks must equal or exceed the height of the primary building on the site.

A.   Intent. This section is intended to accomplish the following goals in multi-family, commercial, and industrial developments.

   1.   Provide safe, efficient, and convenient vehicular and pedestrian access and circulation patterns within and between developments.

   2.   Preserve the efficiency of arterials as additional development occurs.

   3.   Ensure that service areas (delivery, trash, and loading facilities) are located and sized to function without impeding regular vehicular and pedestrian circulation and access routes.

B.   Vehicular circulation and access.

   1.   Uses shall not access local streets unless a local street provides the only legal access to the lot.

   2.   The number and location of access driveways must be approved by the town engineer.

   3.   Vehicular connections shall be provided from a development site to abutting roadways or circulation routes on adjacent properties to allow convenient access to multiple businesses and to help reduce the overall number of access points on arterials.

   4.   Circulation patterns for drive-thru facilities shall be designed to accommodate the stacking of vehicles without interfering with the movement of vehicles or pedestrians on primary circulator routes.

   5.   To the maximum extent practicable, drive aisles shall utilize a two-way traffic circulation pattern unless buildings are configured in a "main street" pattern that can efficiently accommodate on-street parking, a one-way traffic flow, or other alternative circulation pattern

   6.   The preferred parking design shall be 90-degree parking stalls, with two way traffic.

C.   Refuse containment:

   1.   All outdoor trash and refuse storage areas must be enclosed from view on all sides by opaque fencing and solid gates made of materials and colors consistent with on-site building materials and design.

   2.   Trash may be contained within an enclosable metal bin if screened from public view.

D.   Pedestrian circulation and access.

   1.   All sidewalks and pedestrian walkways must be a minimum of five feet in width. A minimum of eight feet is required where wheel stops are not used and parked vehicles overhang sidewalks.

   2.   A continuous network of on-site pedestrian walkways must be provided to allow for direct access and connections to and between the following:

      a.   The primary entrance or entrances to each commercial building on the site, including pad site buildings;

      b.   Any sidewalks or walkways on adjacent properties that extend to the boundaries shared with the commercial development;

      c.   Public sidewalk along the perimeter streets;

      d.   Adjacent land uses and developments; and

      e.   Any adjacent public park, greenway, or other public or civic use.

   3.   On-site pedestrian walkways may not end without a logical current or future connection.

   4.   At each point that a pedestrian walkway crosses a parking lot, street, or driveway, the walkway must be clearly visible to pedestrians and motorists through the use of two or more of the following methods:

      a.   A change in paving material or paving color;

      b.   A change in paving height;

      c.   Decorative bollards;

      d.   A painted crosswalk;

      e.   Signage; or

      f.   A raised median walkway buffered by landscaping.

A.   Intent. This section is intended to accomplish the following goals in commercial centers.

   1.   To provide opportunities for outdoor patio dining, plazas, and other outdoor gathering spaces that encourage pedestrian activity.

   2.   To provide opportunities for pedestrians to seek refuge from the harsh desert elements.

   3.   To provide convenient "comfort stations."

B.   Design standards for commercial centers.

   1.   Outdoor gathering spaces.

      a.   The incorporation of plazas, pocket parks, and patio dining spaces is strongly encouraged.

      b.   Outdoor gathering spaces must be integrated as part of the overall design of a commercial center.

      c.   In-line commercial centers with a limited site area must incorporate outdoor gathering spaces by expanding pedestrian walkways along the front or side of the building.

      d.   Outdoor gathering spaces must incorporate a variety of pedestrian-scaled features such as:

         i.   Tables and chairs;

         ii.   Benches;

         iii.   Seat walls and/or raised landscape planters;

         iv.   Shade trees;

         v.   Shade structures;

         vi.   Flower pots or hanging baskets; and

         vii.   Sculptures or other public art features.

   2.   Pedestrian refuge areas. Primary pedestrian circulation routes must be anchored by pedestrian refuge areas where pedestrians are physically separated from the flow of vehicular traffic and/or are protected from the desert elements.

A.   Stores must have a rear or side entrance that is accessible to a loading area or a service driveway.

B.   Service driveways must be:

   1.   A minimum of 20 feet in width.

   2.   Separate from the driveways or circulation system used by the vehicles of shoppers and/or fire lanes.

C.   The arrangement of truck loading and unloading facilities for each store may not block or extend into any fire lane or any other private or public driveway or street used for vehicular circulation.

D.   Loading and delivery zones must be clearly marked.

E.   Joint-use loading and delivery shopping spaces may be permitted as a part of the approval of a complex.

Open storage of equipment and materials is prohibited. Open storage of stock-in-trade is permitted. For purposes of this section, “stock-in-trade” is defined as the goods kept on hand by a business for the purposes of its trade.

A.   All roof mounted equipment and ductwork must be screened by an enclosure consistent with the architecture of the building.

B.   Mechanical equipment, except utility equipment owned by the providers of those utilities, may not be exposed on an exterior wall surface of a building, and must be concealed or screened to the maximum extent practicable.

C.   Use of an incinerator is permitted only in industrial zones upon the issuance of a conditional use permit (see section 17-3-2).

A.   Intent. This section is intended to accomplish the following goals in commercial centers.

   1.   To ensure that cart storage areas minimize conflicts with primary drive aisles, parking areas, and pedestrian walkways.

   2.   To ensure the appearance is consistent with the overall theme of the development in terms of materials, color, and design character.

   3.   To distribute storage areas throughout the development.

B.   Long-term cart storage areas must be located behind a decorative screening wall that is at least as high as the height of the carts.

C.   Corrals that provide short-term cart storage must be designed with durable materials and design features that complement the architectural character of the center.

A.   Intent. This section is intended to accomplish the following goals in multi-family, commercial, and industrial developments.

   1.   To achieve a unified appearance through the use of compatible materials, colors, and architectural character.

   2.   To ensure building materials are durable and have low maintenance requirements.

B.   The architectural design must provide harmony in the character, materials, texture, color, and scale used on the buildings.

C.   Buildings must include features such as, but not limited to:

   1.   Architectural shade devices;

   2.   Low-slung buildings with a strong, horizontal orientation;

   3.   Deeply recessed windows;

   4.   Covered porches or arcades;

   5.   Shed roof forms; and

   6.   The use of earthy materials, colors, and textures.

D.   Blank walls void of windows, architectural details or other variation are prohibited.

E.   Pad site buildings in a commercial center must incorporate materials and colors similar to those used on the primary building.

A.   Parking structures must be designed to incorporate a comparable level of architectural detailing and quality of materials as found on primary buildings on the site.

B.   Parking structures must be integrated with active uses.

A.   Intent. This section is intended to accomplish the following goals in commercial and light industrial developments.

   1.   To add character and visual interest to the large building forms typical of commercial and industrial development.

   2.   To break up the visual mass of large-format uses.

   3.   To establish a more pedestrian-friendly scale at the street level and at primary entrances.

B.   The perceived mass and scale of buildings must be reduced by incorporating at least four of the following design elements consistent with the development's architectural character:

   1.   Variations in roof form;

   2.   Variations in parapet heights;

   3.   Wall plane off-sets;

   4.   Distinct changes in texture and color of wall surfaces;

   5.   Ground level arcades;

   6.   Second floor galleries/balconies;

   7.   Protected or recessed entries;

   8.   Other elements as determined by the planning manager.

C.   Building walls that exceed 100 feet in length must incorporate a minimum of four of the following elements:

   1.   Distinct change in color;

   2.   Distinct change in material or texture;

   3.   Change in plane of the building wall that incorporates offsets or archways;

   4.   Windows offset from wall plain;

   5.   Awnings or pedestrian canopies;

   6.   Ground level arcades;

   7.   Other elements as determined by the planning manager.

D.   This section does not apply to industrial uses in the HI zone.

A.   Pad site buildings in commercial centers must devote a minimum of 30% of the length of the front facade to windows or transparent entrances.

B.   Commercial centers must devote a minimum of 25% of the length of each tenant space to windows or transparent entrances.

C.   A retail store containing 100,000 square feet or more (gross floor area) must devote a minimum of 10% of the length of the front facade to windows or transparent entrances.

A.   Intent.

   1.   To encourage the creative incorporation of a broad range of colors in commercial and industrial development.

   2.   To achieve a unified appearance for multi-building or phased commercial and industrial developments through the use of compatible materials and colors.

B.   Permitted materials include:

   1.   Brick;

   2.   Stone;

   3.   Integrally-colored, split face or ground face concrete masonry units;

   4.   Traditional cementitious stucco;

   5.   Exterior insulation and finish systems;

   6.   Standing seam metal roofs;

   7.   Concrete and clay tile roofs;

   8.   Clear and tinted glass;

   9.   Mosaic tile;

   10.   Wood (limited to architectural accents); and

   11.   Architectural metal.

   12.   Other materials of a comparable quality, durability, and character as approved by the planning manager.

C.   Prohibited materials (except as accent material) include:

   1.   Untextured or unarticulated tilt-up concrete panels;

   2.   Prefabricated steel panels;

   3.   Corrugated metal or plastic;

   4.   Asphalt shingle roofs; and

   5.   Mirrored or otherwise highly reflective material.

   6.   Other materials of a similar nature as determined by the planning manager.

D.   Exterior color and materials of all buildings and block walls facing residential areas must be harmonious with the residential development. All exterior walls must be either painted or surfaced with decorative materials.

E.   This section does not apply to industrial uses in the HI zone.

A.   Applicability. The requirements of this section supplement the requirements found in section 17-11-7. Where conflicts arise between the requirement of this section and the requirements of section 17-11-7, the requirements of this section shall take precedence.

B.   With a town right-of-way license and town-approved landscape design, landscaping may be located in the public right-of-way.

C.   All buffers shall contain the following minimum plant materials for each 1,500 square feet or fraction thereof: Six 15-gallon trees, 15 one-gallon shrubs and ten one-gallon ground cover plants

D.   Screen walls and landscaping shall not be located in an area that impedes site visibility for vehicles entering or exiting the site.

A.   Projects ten acres or larger in size shall incorporate prominent focal points at major entrances to the center. Focal points shall be created through the use of:

   1.   Gateway monuments;

   2.   Sculpture or other public art elements;

   3.   Intense concentrations of vertical landscape forms or seasonal color;

   4.   Distinctive landforms;

   5.   Monument signage; or

   6.   Other features as appropriate to define entrances as visual gateways to the development.

B.   Projects 15 acres or larger in size shall incorporate a landscaped median at major entrances to separate ingress and egress lanes and to enhance the appearance of the project gateway.

A.   Intent. This section is intended to accomplish the following goals in multi-family, commercial, and industrial developments.

   1.   To promote visually interesting and attractive streetscapes along the town's arterials.

   2.   To encourage creativity in the design of fencing and walls.

   3.   To ensure that fencing and walls are consistent with the character of the development they serve.

B.   Design standards.

   1.   Colors, materials, and forms used for fences and walls shall complement the architectural character of the primary building or overall development.

   2.   Materials must be durable and easily maintained to resist graffiti.

   3.   The maximum length of continuous, unbroken fence or wall plane shall be 30 feet. Walls shall be articulated using a combination of the following to break up the length of longer spans:

      a.   Decorative columns;

      b.   Diversity in texture and/or materials;

      c.   Offsets;

      d.   Landscape pockets;

      e.   Serpentine design; or

      f.   Similar features.

   4.   Screen walls located along a primary street frontage or that are visible from interstate-10 shall provide a higher level of design detail for visual interest.

   5.   The use of chain link fencing or exposed cinder block walls is not permitted in areas visible from the street or surrounding residential properties.