The purpose of this Chapter is to define the requirements, approval process, design elements and appeals process for commercial, industrial, manufacturing, research and development projects and site plans. It is the intention of this Chapter to provide an efficient, yet thorough development review and allow the applicant to obtain approval of a building permit in a timely manner.

Each commercial, industrial, manufacturing, or research and development project reviewed under this Chapter is also subject to the requirements of the zone in which the proposed project is located. Except as approved in accordance with PCC 13.14.240, no residential use shall be allowed in a new commercial structure or a non-conforming residential structure that has been converted into a commercial use.

Any commercial or industrial development may be subject to more specific development and improvement standards approved by the City Council. In the case of conflict, the stricter of either this Chapter or the specific development standards will apply. More specific development regulations include, but are not limited to:

1. The Payson City Business Park Guidelines and Development Standards
2. The Economic Development Area Plan
3. The Redevelopment Area Plan
4. The Main Street Program as approved by the City Council for historic downtown Payson
5. Project development agreements approved by the City Council
6. Payson City Business License Ordinance

The applicant shall post a performance guarantee in the form of a cash bond or irrevocable line of credit at the time of development approval for all improvements, project amenities (i.e. fencing, trails, playground equipment, clubhouse or other buildings owned in common and required project landscaping), and any other items specifically included in a Development Agreement between the City and the applicant for development approval. The estimated amount shall be reviewed by the City Engineer and shall be sufficient to assure to the municipality the satisfactory construction, installation, and dedication of the uncompleted portion of required improvements and completion of project landscaping. The amount of the guarantee shall be equal to one hundred ten (110) percent of the estimated cost of the required improvements, amenities and project landscaping as determined by the City Engineer.

The posting of guarantees is in lieu of actual construction and are therefore established for the benefit of and to insure to the public at large. As such, the guarantee shall not to be used for satisfying contractor or mechanics liens or other unrelated obligations. The performance guarantee shall comply with all statutory requirements and shall be satisfactory to the City Attorney as to form, sufficiency, and manner of execution as set forth by the City Attorney.

The period within which required improvements must be completed shall be one (1) year unless otherwise specified by the City Council upon development approval and shall be incorporated in the guarantee. The City Council may, given a valid reason, extend the completion date set forth in such guarantee for a maximum period of one additional year. The City Council may at any time during the period of such guarantee accept a substitution of principal or sureties.

All projects that require a performance guarantee in accordance with this ordinance are subject to payment of a public works inspection fee for the inspection and approval of the required improvements consistent with PCC 13.06.070.

Under some circumstances, the City may authorize the actual construction of required public improvements in-lieu of posting a performance guarantee as outlined in PCC 12.50.030. Once a bonding option is selected, the applicant is not permitted to move from an in-lieu guarantee to a traditional guarantee or vice versa. The applicant and the City acknowledge that the bonding option chosen will remain the same for the duration of the project.

Any applicant or person aggrieved by any application processed under this Chapter shall appeal the decision to the City Council within fourteen (14) days of the decision.

The site plan review process is established to help ensure that new development and improvements for existing properties will be consistent with the Payson City General Plan, adopted ordinances and standards, and will contribute to the overall health, safety and general welfare of Payson City. To that end, site plan review shall be required for:

1. All new commercial and industrial development;
2. All new additions to existing sites which increase the floor area of the premises by more than twenty (20) percent or increase the original floor area of the premises by over twenty (20) percent when combined with one (1) or more previous expansions;
3. Any change of use or intensity of an existing use on the site.
4. A site that contains an existing structure that has been vacant for a continuous period in excess of one (1) year.
5. Any significant change proposed after site plan approval has been granted by the land use authority.

Any construction activities not in conformance with an approved commercial site plan shall be considered a violation of this Title. Any building permit issued shall ensure that development is undertaken and completed in conformity with the plans as approved, which will be reviewed to ensure that all alterations will result in compliance with all building and fire code regulations and satisfaction of all provisions of the Payson City development ordinances including, but not limited to the following:

1. Roadway improvements along all frontage areas of a public right-of-way to include curb, gutter and sidewalk.
2. Landscaping consistent with the provisions of this Chapter.
3. Utility service lateral upgrades where determined necessary.
4. Access delineation or limitation as needed to improve vehicular safety.
5. Accommodation of storm water generated on the project site.
6. Adherence to any design guidelines established by the Payson City Council.
7. Accommodation or identification of adequate off-street parking.

The City Council may choose to enter into a Deferred Improvement Agreement with the property owner to establish a schedule and guarantees for the installation of required improvements. At a minimum, the agreement shall include a description of required improvements, time frame for completion, and remedies to ensure completion of improvements. The agreement shall be recorded in the office of the Utah County Recorder and shall run with the land.

Each applicant for review of a site plan shall submit a complete application form available from the Development Services Department and submit payment of the associated development review fee(s) in accordance with the adopted fee schedule resolution of Payson City. The application shall include a title report that indicates any covenants, declarations, easements, right-of-ways, dedications, or other similar encumbrances that must be accommodated or addressed prior to improvement of the property.

Any applicant subject to the provisions of this Chapter must submit a business statement that provides detail about the anticipated business activities, the expected number of employees, demonstration of zoning compliance, future expansion plans, and any other information that can be used to ensure proper review. The business statement should represent both the immediate and anticipated future business practices and will be reviewed regularly to ensure that the business complies with the business statement. Future uses may be limited to those indicated in the business statement.

Any proposed commercial, industrial, manufacturing, or research and development building or site plan may be approved administratively by City staff in accordance with all local, state, and federal laws, ordinances, and resolutions provided the use of the structure(s) is a permitted use in the zoning district. On large commercial projects, staff will provide information to the Planning Commission and City Council at their regular meetings regarding the proposed site plan, building locations and, if known, types of businesses.

Any project determined by staff likely to have a significant impact on traffic, environmental quality, lighting, compatibility of uses, or the health, safety, or general welfare of the surrounding properties, property values, or residents shall be submitted to the Planning Commission and City Council for their review. The Planning Commission may recommend and the City Council may hold a public hearing on any proposed commercial or industrial development in any zone of Payson City.

The following list represents development approvals that will not be processed administratively. The developments must receive a recommendation from the Planning Commission following a public hearing and approval from the City Council.

1. Subdivisions of land. All subdivisions are approved by the City Council in accordance with PCC 12, Subdivision Ordinance.
2. Any project determined by staff likely to have a significant impact on traffic, environmental quality, lighting, compatibility of uses, or the health, safety, or general welfare of the surrounding properties, property values, or residents.
   1. Any project determined by staff likely to have significant impact on the surrounding properties, property values, or residents shall be submitted to the Planning Commission for review and recommendation. The Planning Commission recommendation will be presented to the City Council for final approval.
   2. The City Council may choose to schedule a public hearing on any project likely to have significant impact on the surrounding properties, property values, or residents.

In accordance with PCC 13.20.270, the City Council may choose to enter into a development agreement to clarify the obligations of Payson City and the applicant for development approval. If a development agreement is deemed necessary by the City Council, failure by the applicant to enter into a development agreement may be grounds for denial of the development proposal.

Any lot or parcel with any primary use requires a primary building on a permanent foundation except for any temporary or transient business authorized by PCC 3, Business License Ordinance, or any use listed in Appendix A under “Communications Facilities”, “Bus passenger terminals”, and “Utilities.

For more than one hundred and fifty years, the community has been shaped by the location of major thoroughfares and the built environment. Over time both of these defining elements have significantly transformed, but remain critical in the development pattern of the City. The construction of Interstate 15 has pulled from the central commercial core of historic Main Street and extended commercial corridors to the high volume interchanges on north Main Street and 800 South. The traditional State Route 198 entering from the east through Salem City and exiting the community heading south toward Santaquin City continues to serve as an important commercial corridor. Industrial development encouraged west of Interstate 15 by the General Plan is reasonably separated from current residential development, but encroachment of incompatible land uses is a concern.

The purpose of these design elements is to link these areas together with effective transportation patterns, architectural cohesiveness, appropriate land use transitions, and a balance of the architectural heritage and modern design of the built environment. Together, the existing and anticipated structures will retain and create the fabric of the City. Transitions between zoning districts and architectural styles should seem natural and rational. Finally, the design elements will provide mechanisms to blend the commercial and industrial development into the primarily residential nature of the City.

The intention of this Section includes an effort to determine the appropriate amount of area in each commercial and industrial zone to serve the City now and in the future, and the desirable amount of each commercial use. Other intentions include an effort to avoid congestion, create a healthy business environment with ample competition but lack of over-saturation, and to improve the quality of life for the residents of the community by balancing the tax base, providing employment opportunities, and a variety of retail options. In order to accomplish these intentions, this Section provides general elements for all commercial and industrial development in the City.

As a development site plan is created, there are many considerations that should be incorporated including, but not limited to, the following:

1. Consideration Of The Surrounding Area Character And Development Pattern. Each site plan must be created that accounts for existing development in terms of architecture, access and compatible land uses. The plan will accommodate the general topography, physical attributes, and other elements that may be unique to the surrounding area and create appealing gathering places that will attract patrons and other businesses thus increasing the viability of the area. Views, mature trees, riparian habitat, streams and other waterways, and similar features unique to the area will be preserved and incorporated.
   
   New buildings, or exterior renovations to existing structures, shall be designed to relate in size, scale and massing with surrounding development. Building materials, height, architectural time period, and other design features must be elements incorporated into the development site.
2. Site Characteristics. A site plan must be created that accounts for existing development in terms of architecture, access and compatible land uses. The plan will accommodate topography, physical attributes, and other elements that may be unique to the development site and create interesting development features and improve the aesthetics of the site. Some of these attributes may include existing trees, streams and waterways, slopes, and historical structures. Rather than remove these attributes as obstacles in the development process, they may be required to be incorporated as amenities in the development.
   
   Building design shall be consistent in size, scale and massing with surrounding or anticipated development. Quality materials, architectural motif and other design considerations must be found to be compatible with surrounding development or the anticipated future design elements of the vicinity.
   1. Structures that are historic or otherwise distinctive by age, cultural significance or unique architectural style will be preserved and incorporated into development proposals.
   2. Buildings will be designed to take advantage of planned or existing amenities such as parks, trails, open space and water features. High activity areas such as restaurant dining areas or major pedestrian routes should be oriented to create a connection between the amenity and the project.
   3. Development of sloped properties will generally follow the natural contours of the land. Terraced parking lots, stepped building pads and larger setbacks will be used to preserve the general shape of natural landforms and minimize grade differentials with adjacent streets and adjoining properties.
3. Land Use Transition. Structures and development activities will be located and designed to avoid the creation of nuisances, hazards and other potential impacts on adjoining properties, particularly residential properties. Each development that borders, or is within five (500) hundred feet of, another zoning district shall be required to provide a use transition plan indicating the measures that will be incorporated to minimize potential impacts on the existing or anticipated future development pattern. At a minimum, the use transition plan will address the following items:
   1. Activities that may create noise, traffic or odors will be eliminated to the extent possible. Any of these activities that are imperative to the development proposal and allowed by this Title will be located in an area that will minimize the impact on surrounding properties and uses.
   2. Loading areas, access and circulation facilities, trash and storage areas, and other appurtenances will be located as far as practicable from adjacent properties and in particular from residential development. If the location of a loading and service area adjacent to a residential area cannot be avoided, the residential area shall be separated by a concrete or block wall a minimum of six (6) feet in height. The loading and service area shall not have light spillage onto the residential property. Loading and unloading shall satisfy the noise ordinance of Payson City.
   3. To maintain the existing residential environment, commercial and industrial development adjacent to residential uses shall incorporate masonry walls, landscaping, berms, building orientation and activity limitations (i.e. limited hours of operation, lighting, etc.) or other methods to create a separation between residential and non-residential uses. Each applicant must demonstrate to the satisfaction of the City that the methods integrated will effectively mitigate potential negative impacts.
   4. Window orientation in non-residential buildings will preclude a direct line of sight into adjacent residential private yards or open spaces within one hundred (100) feet.
   5. In order to provide a visual barrier between commercial and residential uses, evergreen trees should be planted no further apart than thirty (30) feet on center, depending on species, to screen parking lots and large commercial building walls.
   6. When commercial or industrial buildings back onto common open space areas, the rear setback area will be landscaped to function with the open space where possible.
   7. When adjacent uses can mutually benefit from connection rather than separation, applicable connective elements such as walkways, common landscape areas, building orientation, public safety cross connection, and unfenced property lines should be employed and are strongly encouraged. Likewise, public non-motorized trails may be an appropriate use in the transition area.
4. Building Placement. Buildings should generally be oriented parallel to streets or access ways and, with some exceptions, should be placed as close to the street as established setbacks allow so that buildings, rather than parking lots, define the street edge. A build-to-line may be imposed that represents the distance from the property line that a structure may be constructed.
   1. Parking lots dominating the street edge are not desirable. Development proposals will be designed to either place the structures near the street edge or a significant landscaped area along the street edge will need to be provided.
   2. Blank walls or loading areas will not face public streets. Elevations facing public streets will incorporate design features consistent with the motif approved for the development.
   3. Multiple buildings in a single project must be designed to create a positive functional relationship. The scale and mass of the buildings will relate and take into consideration pedestrian links, visual continuity, and shared improvements such as parking lots and access. In all instances, the design of the project will avoid the creation of repetitive buildings in a “barrack-like” setting. Often, a link can be accomplished through the use of a trellis, colonnade or other open structures.
   4. Buildings and, in particular, buildings along transit routes should have entrances oriented toward bus stops or rail stations for convenient access to the buildings by transit passengers.
   5. Make open space area useable. On sites of five (5) acres or more, open space areas will be grouped into larger, prominent landscape areas rather than equally distributing the open space into areas of low impact such as building peripheries, minimal side yard setbacks, behind a structure, storm drainage facilities or areas of little impact to the public view. Instead, the project open space should be used for activities such as eating areas, public trails, and gathering spaces.
   6. Projects will use the space between buildings and recognize the importance of spaces between buildings as meaningful areas of the site. These spaces will have clear, usable shapes that are not simply left over areas between buildings.
   7. Loading facilities will not be allowed to be located at the front of the building where it is difficult to appropriately screen the facilities from view. Such facilities are more appropriate at the rear of the site where special screening may not be required. Loading facilities will not be accessed from public parking areas.
5. Developments Traversed By Non-Motorized Trail. Any trail indicated on the Trails Master Plan of Payson City shall be incorporated into the development design and appropriate vehicular and pedestrian separations or crossing shall be provided. All trails intended to be dedicated to Payson City in accordance with the Trails Element of the Payson City General Plan shall be constructed in a manner consistent with the Development Guidelines of the City. Any development located near a public trail may be required to provide a concrete or asphalt connection to the trail system in the most practical location.

A properly functioning parking lot is a benefit for the property owner, tenants, and customers. A parking lot needs to allow customers and deliveries to reach the site, circulate through the parking lot, and exit the site easily. Clear, easy to understand circulation should be designed into the project to allow drivers and pedestrians to move through the site without confusion.

The requirements in this Section apply to all parking lots for commercial and industrial use. It is intended that the requirements of this Section complement the standards set forth in PCC 13.10. If any two requirements are inconsistent, the stricter of the two requirements shall govern.

1. General Requirements. Parking and circulation standards are intended to create safe, efficient and predictable movement of traffic throughout a development site. The following issues will be addressed for each commercial or industrial project:
   1. Parking lots will be accessed from streets that have been designated for commercial purposes. Access to commercial or industrial development directly from streets designated for residential purposes may not be allowed.
   2. Entry drives, or access to projects from public streets, into a large commercial or industrial development (100 or more parking stalls) will include a minimum six (6) foot wide landscaped median to separate incoming and outgoing traffic and textured paving such as stamped concrete or brick work to generate visual interest at entry points to the development.
   3. Entry drives, or access to projects from public streets, will align with access to projects on the opposite side of a street or entrance to other businesses on site. Entry drives will also be coordinated with existing or planned median openings.
   4. Shared parking lots for large commercial projects are encouraged. Parking areas will be designed with cross connections so that a vehicle is not required to enter a public street to move between locations within the same parking area. The minimum parking stall requirements of PCC 13.10 will need to be satisfied for each business; however, the Development Services Director, or designee may approve a reduction in total required parking based on a parking study completed by a licensed transportation engineer proving that total peak-hour demand for all uses is net by the shared parking area.
   5. Drop-off locations, where the vehicle is removed from the flow of traffic, will be located near the entry to major buildings and plaza areas for projects that include more than one hundred thousand (100,000) square feet of enclosed space. This area may be used for drop-off areas for public transit functions. These areas shall be identified through design elements, such as stamped concrete, and curbing to delineate the drop-off location.
   6. Large parking areas will be divided into a series of connected smaller lots using raised landscape planters at least six (6) feet wide. The raised landscape planter may include, and is required for all parking lots with more than two hundred (200) parking stalls, a walkway provided there is at least three (3) feet of landscaping on each side of the walkway. The landscape planters will be included in the calculation of the parking lot landscaping requirements outlined in the Payson City Development Guidelines.
   7. Access to parking lots shall be located as far from intersections, and access to other developments, as practicable to ensure that adequate automobile stacking space is provided and safe turning lanes are created.
   8. Wherever possible, multiple access points for a project shall be at least two hundred (200) feet apart and at least one hundred (100) feet from the intersection of two public streets. The access points should align with the access points across each public street from the project. When the required spacing is not possible, the access shall be as far from the intersection as practicable.
   9. Projects that generate more average daily vehicle trips than ten (10) equivalent residential units shall provide two (2) points of ingress and egress. Furthermore, commercial and industrial developments shall not limit access to adjacent properties anticipated to contain commercial or industrial development. The circulation pattern for adjacent non-residential properties and accommodation for all utilities shall be incorporated into the project design.
   10. The number of access points to a project may be limited after considering the traffic circulation pattern and traffic volume of the street, and in accordance with the limited access requirements of PCC 12, Subdivision Ordinance. Furthermore, all access points shall be at least twenty (20) feet from the property line, unless the access points are shared by adjoining property owners.
   11. The first parking stall that is perpendicular to an entry drive or the first aisle juncture that forms an intersection must be at least twenty-five (25) feet back from the entry to the site to provide adequate queuing distance from the entrance to the site. With larger centers, significantly more setback area may be required.
   12. Parking areas shall be designed to provide adequate fire access, fire lanes and turning movements for fire apparatus and all public safety vehicles and equipment. Large parking areas with more than one hundred (100) parking stalls shall provide police and ambulance parking near the entrance to the building.
2. Patron Accommodation. Onsite automobile parking and circulation systems should be convenient and understandable to the users. Each parking area shall address the following considerations:
   1. Each parking area will be designed with a hierarchy of circulation: Major access drives from the public street with no parking; major internal circulation drives with limited or no parking; and aisles for direct access to parking spaces. Small projects may need to combine components of the hierarchy.
   2. Parking areas will include directional signs, where appropriate, to improve traffic circulation. Directional signs shall be consistent with PCC 13.32.
3. Delivery Vehicles. Truck routes should provide easy access to the loading and service areas of the site. Negative impacts on adjoining properties by loading and service areas and associated activities shall be addressed. The following design elements will be included for all areas used by delivery vehicles:
   1. Service vehicle traffic will be separated from the main customer circulation paths by providing separate access to loading areas.
   2. Loading and service areas will be designed to avoid interference with circulation or parking, and to permit trucks to fully maneuver on the property without backing from or onto a public street.
   3. Delivery vehicles will use streets designated for commercial purposes. Delivery vehicles will not use street designated for use as residential streets.
   4. Delivery vehicles, trailers, and other automobiles shall not be placed in parking areas for the purpose of advertising. All delivery vehicles shall be parking in loading and service areas.
4. Pedestrian And Bicycle Circulation. Safe and convenient facilities and means of access will be provided for pedestrians and bicyclists. Each development design will address the following:
   1. In large projects with more than one hundred thousand (100,000) square feet of enclosed space, pedestrian walkways will be provided through parking areas. Clearly defined pedestrian access should be provided from transit stations and bus stops.
   2. The overall project design shall comply with the requirements of the Americans with Disabilities Act (ADA).
   3. Pedestrian crossings will be offset from the parking lot surface using methods such as patterned concrete, diagonal striping, raised crossings, or brickwork. Projects will connect interior pedestrian facilities to the public sidewalk and/or trail system adjacent to the development.
5. Service, Storage And Solid Waste Facilities. Providing adequate service facilities is critical to the efficient functioning of buildings. These facilities also present the greatest challenge in preventing nuisances such as noise, odor, and visual problems in the future. Each development proposal will include the following:
   1. A service yard used for loading and storage activities will be generally located where the activities will not create a nuisance for adjacent uses. It must be demonstrated that the service yard is directly related to and clearly incidental to the primary use of the property. Service yards will not be used for items such as salvage yards, or the long-term storage of refuse, non-functioning vehicles, machinery or equipment.
      1. Service yards will include provisions for loading, trash containers, storage areas, utility cabinets, utility meters, etc.
      2. Service yards, storage areas, and all areas for storage of maintenance equipment or vehicles will be enclosed or completely screened from view from outside the service yard or area. Screening may include walls, buildings, landscaping, berming or appropriate combinations thereof. The screening method must be consistent with the design features of the development.
      3. Service yards will be located and designed for easy access by service vehicles and for convenient access by each tenant. The yards will be located to minimize circulation conflicts with other site uses and may not create a nuisance for adjacent uses.
      4. Service yards should not be located adjacent to residential areas. If the location of a service yard adjacent to a residential area cannot be avoided, the residential area shall be separated by a concrete or block wall a minimum of six (6) feet in height. The service yard shall not have light spillage onto the residential property.
   2. Adequate provisions will be included for storing the anticipated number of garbage containers for the development in a manner that does not create a nuisance for adjacent uses and in an area that will allow efficient collection by Payson City.
      1. The location of trash containers will be indicated on the Site Plan for the development and approved by the Payson City Solid Waste Department.
      2. All trash and garbage containers will be stored in an approved enclosure unless containers are stored in an approved service yard.
      3. All garbage containers will have a solid cover to reduce odors and reduce blowing debris.
      4. Trash enclosures will provide convenient access for each tenant of the project and should not be blocked by parking spaces.
      5. Trash containers should be located away from residential uses and will not create a nuisance for adjacent property owners.
      6. Trash enclosures will be constructed of masonry materials or materials that reflect the architecture of the primary structures in the development and include screening gates to conceal the garbage container(s). Chain link fencing with vinyl slats may be used for the access gate of the enclosure, but will not be used on the remaining three sides of the enclosure. The trash containers will be placed on a concrete pad with an apron that extends no less than ten (10) feet in front of the enclosure to prevent pavement damage from collection vehicles.
      7. Trellis or other architectural covers over an enclosure are encouraged to reduce wind- blown litter and reduce the number of birds, animals and rodents rummaging through the garbage. If an enclosure is located adjacent to a public street or a residential area, a trellis or architectural cover will be required.
   3. Adequate loading spaces including docks will be designed to avoid becoming a nuisance to surrounding properties.
      1. Loading and delivery areas will not be located in a required setback area.
      2. Loading areas will not be visible from public streets. All screening will be consistent with the design of the structures in the development. Highly concentrated landscaping may be used as a screen if it can be demonstrated that the screening will be appropriate in all climatic seasons.
      3. Delivery vehicles with refrigerators or that are anticipated to idle for an extended period of time may not be parked adjacent to any residential area beyond the time needed to load or unload the vehicle. In all cases, the delivery vehicle must satisfy the noise ordinance of Payson City.
   4. Provisions will be made for storage needs of occupants of the development. Outdoor storage and outdoor promotional displays must be approved by Payson City in accordance with the standards set forth in this Section.
      1. Outdoor storage will only occur within approved storage areas and must be permanently screened from public view. Storage areas will be located behind a sight obscuring fence, no less than six (6) feet in height, constructed of materials used to construct the primary structures in the development. Chain link fencing is not allowed for screening of storage areas.
      2. Screening materials and fencing used for storage areas should include architectural features used on the primary structures in the project. The storage area should appear as part of the overall development and not as an afterthought.
      3. Parking or loading areas may not be used for outdoor storage.
      4. If an outdoor promotional display area is approved by Payson City for seasonal items such as nursery and landscaping materials, Christmas tree lots, or other approved temporary uses in accordance with PCC 13.24, the area shall be kept tidy, clean, and free of refuse and garbage.
   5. Utility equipment and mechanical appurtenances will not be visible from public view. Mechanical equipment will be located and operated in a manner that does not disturb adjacent occupants and will be screened from public view. The screening materials will be consistent with the design of the project.
      1. All mechanical equipment such as compressors, air conditioners, antennas, pumps, heating and ventilating equipment, emergency generators, chillers, water tanks, standpipes, satellite dishes and communication equipment, and any other equipment for the building will be concealed from view of public streets and neighboring properties.
      2. Mechanical equipment should not be located on the roof of a structure unless the equipment can be hidden by building elements that are designed to screen the equipment as an integral part of the building design.

If enacted in a particular zone, all developments shall satisfy the design elements and standards adopted by the City. Design requirements may include restrictions on building size, colors, styles, lighting, and other design criteria. The Design Standards for the Payson City Business Park shall be followed for any development in the park.

If specific design standards have not been imposed by the City Council, all developments shall be reviewed for compatibility with surrounding uses in respect to building size, traffic circulation, massing, uses, colors, lighting and any other appropriate design review. Each applicant for site plan review will submit a colors and materials board together with a color rendition of all proposed structures for review and approval in accordance with this Title.

Landscaped areas are used to frame and soften structures, to define site functions, to enhance the quality of the environment, and to screen undesirable views. Landscaping should express the three dimensions of the project and should continue patterns of landscaping in the surrounding area.

1. General Landscaping Standards. Landscaping should complement the buildings and surroundings to make a positive contribution to the aesthetics and function of both the specific site and the area. The following characteristics will need to be addressed in the design of each commercial or industrial project:
   1. Landscaped areas should generally incorporate planting utilizing a three tiered system; 1) grasses and groundcovers; 2) shrubs and vines; and 3) trees. Landscape design and construction should emphasize drought tolerant landscaping where possible.
   2. All areas not covered by approved buildings and structures or required parking, must be completely landscaped and maintained using an automatic irrigation system.
   3. Landscaping will be in scale with the structures in the development and be of appropriate size at maturity to accomplish the intended design goal.
   4. Landscaping around the entire base of buildings is encouraged to soften the edge between the parking lot and the structure. The landscaping should be accented at entrance areas to provide focus to the entryway.
   5. Plant materials will be placed in a manner that avoids interference with project lighting or restriction of access to emergency apparatus such as fire hydrants or fire alarm boxes. Landscaping should preserve the clear view area defined in this Title.
   6. Planting areas will be protected from vehicular and pedestrian encroachment by raised planting surfaces or the use of curbs.
   7. Plants in containers or planter boxes are encouraged for areas adjacent to store fronts along walkways if the containers or planter boxes do not obstruct pedestrian or vehicular circulation.
   8. Vines and climbing plants integrated upon buildings, trellises, and perimeter walls are not only attractive, but also help discourage graffiti and are encouraged in appropriate areas.
   9. Existing mature trees, riparian corridors, and view sheds should be preserved and incorporated into the project landscaping.
   10. Storm drainage facilities should be incorporated into the landscape design and appear to be a part of the overall project.
   11. Each project will incorporate landscaping and roadway improvements such as sidewalks and lighting along all public streets to provide a canopy and streetscape design consistent with the improvement plans and goals of Payson City.
   12. Connective elements such as pathways, trellis, and planting materials should be included in the landscaping plan rather than hardscape connections.
   13. All required landscaping must be properly maintained. Assurances for proper watering, replacement of dead planting materials, weeding, fertilization and other typical maintenance activities will be provided by each applicant for a commercial or industrial project.
2. Perimeter And Internal Project Landscaping. The following guidelines are minimum parameters for project landscaping. Landscaping should be provided to frame buildings and to separate the buildings from the surrounding pavements. Parking areas should be landscaped as described in the Payson City Development Guidelines to minimize summer glare and heat build-up and to generally reduce the negative impacts associated with large areas of paving. The perimeter of the site should be landscaped to provide parking lot screening, a buffer for adjacent uses, and an attractive view from the street. A complete landscaping plan is considered part of an application for Site Plan review and shall include:
   1. All applicable requirements of this Section and any specific zoning regulations of PCC 13.14.
   2. The types and sizes of all planting materials along with plans for an automatic underground irrigation system. The irrigation system will be designed to prevent runoff and overspray.
   3. A minimum of one evergreen tree no less than eight (8) feet in height or deciduous tree with no less than one and one half (1½) inch caliper for every four hundred (400) square feet of land not covered by an approved building or required parking. Each plan should include a variety of planting materials and a mixture of evergreen and deciduous trees.
      1. The number of trees required may be reduced if the applicant is willing to plant larger shade trees or more mature evergreen trees rather than decorative trees.
      2. The number of trees in the industrial zones may be reduced to one tree per six hundred (600) square feet of land not covered by an approved building or required parking.
   4. A minimum of one five gallon or larger shrub for every four hundred (400) of land not covered by an approved building or required parking.
      1. The number of shrubs in the industrial zones may be reduced to one shrub per six hundred (600) square feet of land not covered by an approved building or required parking.
   5. All areas not covered by an approved building, required parking, trees or shrubs shall be covered by grass or another acceptable ground cover such as bark, wood chips, or decorative rocks. Dirt, weeds and similar materials are not considered acceptable ground cover.
   6. No species of trees or large shrub should be planted under overhead lines or over underground utilities if its natural growth may interfere with the installation or maintenance of any public or private utility.
   7. Planting areas should be at least six (6) feet wide and located within a raised planting area protected by concrete curbing. In order to provide a separation between businesses a perimeter landscape planter at least six (6) feet wide on each parcel will be included when a site adjoins other commercial or industrial uses. Likewise, when commercial or industrial uses are located adjacent to a residential use, a landscape area at least ten (10) feet wide will be included on the landscaping plan.
   8. The placement of trees in the development to create a canopy, especially in parking areas and along public streets.
   9. At the discretion of Payson City, and at the expense of the applicant, the landscaping plan may be reviewed by a licensed landscaped architect to ensure consistency with this Chapter and appropriateness of the planting materials in relation to the local climatic environment.
3. Parking Lot Landscaping And Screening. Landscaping to improve aesthetics, reduce thermal islands, and provide areas of shade for vehicles within parking areas is required in accordance with PCC 13.10. Required parking lot landscaping and screening of parking areas that is encouraged may be achieved using the following methods:
   1. Parking areas will include landscaping that accents the importance of the driveways from the street, frames the major circulation aisles, and highlights pedestrian pathways. Driveways should have visual cues for drivers such as distinctive landscaping or directional signs. Parking lot landscaping will be consistent with the requirements of PCC 13.10.
   2. Large canopy trees and shade trees are required in parking areas as outlined in the Payson City Development Guidelines.
   3. The installation of masonry walls, approximately four (4) feet in height, consisting of stone, patterned concrete, brick, or other similar types of solid masonry materials.
   4. Shrubs planted close together to grow into a dense hedge or living wall approximately four (4) feet in height.

There are accessory design elements that serve to provide details that create a pleasing and attractive project. When properly included in the design of the development, these details will improve the experience for patrons, employees, and visitors to the site.

1. Project Furniture And Fixtures. Outdoor furniture and fixtures should be compatible with the project architecture and should be carefully considered as integral elements of the project design.
   1. Outdoor furniture and fixtures such as lighting, trellises, raised planters, benches, newspaper racks, bus stops, telephone booths, fencing etc. are integral elements of the project and landscape design, and will be included in and shown on all site and landscape plans. Newspaper racks will be consolidated into a single unit to reduce visual clutter.
   2. The outdoor furniture will be compatible with the design, including colors of the primary structure. The furniture will be located so that it will not conflict with the circulation patterns of the site.
   3. All traffic regulatory and directional signs shall incorporate design and scale into the appearance and placement of the sign. The signpost shall be decorative and promote the design features of the project. The sign shall be an appropriate size to fit the scale of the intended purpose.
2. Walls And Fences. Walls and fences are generally used for security purposes and to screen areas from public view. If a wall or fence is not used as a site-planning tool to accomplish the intentions of this Chapter, the wall or fence should not be constructed.
   1. The height of the wall or fence should be as low as possible while performing the intended screening or security function.
   2. Walls viewed from the street or parking areas should be designed to blend with the architecture of the project using similar materials and colors.
   3. Landscaping shall be used in combination with walls and fences to soften the otherwise blank surfaces.
   4. When security fencing is required, it should be a combination of solid walls with pillars and offsets, or short solid wall segments and segments with simple wrought iron grill work.
   5. Walls and fences should be offset every one hundred (100) feet and architecturally designed to reduce monotony. Landscape pockets along the wall should be provided at regular intervals.
   6. Except in industrial zones, chain link fence is not allowed. Furthermore, chain link fencing is not encouraged in industrial zones.
   7. Walls and fences will be painted and properly maintained at all times.
3. Project Lighting. Lighting levels should be sufficient for the safety of site occupants and visitors, but should not spill onto adjacent properties. All project lighting shall be consistent with the regulations of the Payson City Power Department. A lighting plan is considered part of an application for Site Plan review and shall address the following:
   1. A complete electrical plan, prepared by a licensed electrical engineer, will be submitted for review by the Payson Power Department for compliance with the Development Guidelines of Payson City.
   2. Lighting will be provided in all loading, storage, and circulation areas.
   3. All project lighting shall be directional lighting that guides light onto the project site without light pollution onto adjacent properties. The light source from a light fixture should not be visible from off-site.
   4. Lighting in parking areas will be located to assure adequate light levels and avoid the displacement of required landscaping.
   5. The lighting fixtures on the building and throughout the development will complement the project architecture in relation to color and design style.
   6. Each project will provide street lighting consistent with the street lighting requirements of Payson City.
   7. Roof lights, wall washes, lighted roof panel, internally illuminated awnings, and other methods of lighting buildings are discouraged.
4. Flags, Lights, And Other Advertising Devices. All promotional and advertising devices are subject to the regulations of PCC 13.32. A sign package must be submitted to staff for review prior to ordering or authorizing the manufacturing of any advertising device, and prior to the installation of any advertising device the sign package for the development must be approved by Payson City. The sign package will be reviewed for project-wide consistency, how project signage will complement the architectural features of the development, and if the signage is overly distractive to the traveling public in the highest traffic volume areas of the community. Flags (non-organizational or insignia), neon lighting and lighting that distract from the architectural features of the project are highly discouraged and may not be allowed.
5. Address Indicators. Each business shall maintain a separate address approved by the Development Services Director. The address shall be displayed on a prominent area of the building and should be backlit or composed of a highly reflective material for easy public safety recognition. The address indicators shall be uniform throughout a project in terms of size, color and location.
6. Newspaper, Real Estate, Trade Leaflet And Other Similar Distribution Racks. Prior to the placement of a newspaper, real estate, trade leaflet or other similar distribution rack, the owner of the rack shall obtain a permit from the Development Services Department. Before approval for placement of the rack is granted, the Development Services Department shall ensure that the following issues are appropriately addressed:
   1. The rack shall be placed on private property and shall not be located in any public right-of-way or within any clear view area.
   2. The owner of the rack shall provide written permission from the property owner for the placement of each rack on the premises and specifically where each rack may be placed.
   3. The owner of the rack must acknowledge, by signature on the application, the requirement to clean the general vicinity on a daily basis removing all paraphernalia that has been discarded by patrons.
   4. If it can be documented that the area has not been cleaned for a period of more than forty-eight (48) consecutive hours, the rack may be removed by the City and the permit may be revoked. If the rack is removed, the rack will be impounded for the period of one (1) week or until the owner of the rack retrieves the rack from the City whichever is sooner. If the rack is not retrieved within one (1) week, disposal of the rack by the City may occur.
   5. Any rack placed in the public right-of-way or placed on private property without a permit issued by the Development Services Department is subject to removal, impoundment, and disposal by the City. The City will make a good faith effort to contact the owner based upon the information provided on the rack or the paraphernalia placed within the rack.

The City is not obligated to approve the request to locate newspaper, real estate, trade leaflet, or other similar distribution racks in any location if it is determined that there is an overabundance of racks in a particular location, the racks are inconsistent with the objectives of the development, the racks are adjacent to or near residential properties, or the racks may cause unsafe driving practices for patrons frequenting the racks.