a. No person shall do any work in or over any drainage way or floodplain, nor shall any person do any grading, filling, excavating, cutting, or other site earthwork, without first obtaining the proper permit and/or authorization pursuant to the Engineering Manual.

b. In no case shall alteration of any drainage way identified as part of the 2021 Storm Water Master Plan Update, or subsequent updates, as a permanent or intermittent watercourse be permitted, except as allowed in Section 5.3.B(2), Exemptions.

c. Submittals for development of individual residential lots within flood-prone areas shall comply with the City’s Engineering Manual and with the requirements of the Arizona Department of Water Resources State Standard 6-05 and associated attachments, as they currently exist or may be amended in the future.

a. Generally

Unless otherwise provided in this Code, written authorization shall not be required, nor shall the City prohibit:

b. Existing Development

Unless otherwise provided in this Code, this section shall not apply to:

c. Liability

These exemptions do not preclude any person from liability if that person’s actions increase flood hazards to any other person or property. Neither the issuance of a building permit, nor compliance with the provisions of this this section, or with any conditions imposed in the building permit, shall relieve any person from responsibility for damage to other persons or property, nor impose any liability upon the City for damage to other persons or property. [Ord. 2023-09 § 1 (Exh. A), 10-24-23; Res. 2019-19 Exh. A, 10-8-19].

a. All buildings, structures, driveways, and roads shall, to the maximum extent practicable, follow the natural contours of the land to minimize disturbed area.

b. Grading and cut-and-fill practices shall be minimized and shall blend scale, form, and visual character into the natural landforms and minimize exposed scars. Level grading of entire lots without respect for existing landforms or neighboring development is prohibited.

c. Sharp angles shall be rounded off, in a natural manner, at the top and ends of cut and fill slopes (within approximately five feet of the sharp angle) unless steep angles are a natural character of the site. Where this would damage tree root systems, the amount of rounding off may be reduced and shrubs used instead to hide the transition.

d. Except for driveways, cut-and-fill slopes shall be entirely contained within a lot and natural grade at the lot lines shall be maintained.

e. Where the existing terrain is generally level, slopes greater than 1:3 are prohibited within five feet of property lines.

f. Finished floor elevations of buildings and parking areas shall transition with the grades of the site.

g. On sloped properties, structures shall be designed to step down with the existing topography. Building placement on slopes shall incorporate stepped vertical massing and plan view offsets to save existing vegetation and landforms.

a. Generally

b. Design measures shall be implemented to prevent nonstorm drainage flows from flowing between or off of properties.

c. All development proposals shall, to the maximum extent feasible, preserve existing drainage courses in as natural a manner as possible. Storm water may be directed into natural or landscaped areas where infiltration can occur (bio-retention basins, swales, rain gardens).

d. No obstruction, including walls and fences, shall be placed within a drainage facility, roadside ditch, wash, or drainage easement, unless authorized by the City Engineer.

e. Maintain existing riparian areas in undisturbed form unless authorized by the City Engineer.

a. Be designed in free-form shapes to blend with the natural landscape. They may be integrated into a park or recreation area with controlled access and signage that provides for the safe public use of such areas.

b. Be landscaped to serve as areas of visual interest, and to soften their appearance.

c. Incorporate landscape materials that are consistent with the overall landscape palette of the project and that comply with the standards in Section 5.6, Landscaping, Buffering, and Screening.

a. Street connectivity;

b. Emergency and service vehicle access;

c. Parking movements;

d. Loading operations;

e. Turning radii;

f. Traffic calming measures where future “cut-through” traffic is likely; and

g. Other similar issues identified by the Director.

a. Continuation and Connection to Public Roadways

The vehicular access and circulation for a development shall incorporate the continuation and connection of public street roadways and associated rights-of-way that have been extended or connected to the boundary of the development site from existing or approved abutting developments.

b. Extension of Circulation System to Site Boundaries

The vehicular access and circulation for a development shall provide for the extension or connection of proposed internal public street roadways and associated rights-of-way to those boundaries of the development site whenever such extensions or connections are or may be necessary to ensure that the development site or the abutting property will have:

c. Connection to Bikeways and Sidewalks

An extension or connection of a public street roadway and right-of-way to an abutting property, street, or right-of-way shall include the extension or connection of associated bikeways and sidewalks.

d. Temporary Turnaround

The Director and/or the City Engineer may require a temporary turnaround at the end of a roadway extension if needed to facilitate traffic flow or to accommodate emergency vehicles pending the roadway’s connection to other roadways.

e. Waiver or Modification of Connection Requirements

The Director and/or the City Engineer may waive or modify the requirements or standards for extension or connection of a public roadway from or to an abutting property if such extension is impractical or undesirable because it would:

a. Where residential developments have cul-de-sacs or dead-end streets, such streets shall be connected to the closest local or collector street or to cul-de-sacs in adjoining subdivisions via a sidewalk or shared-use path, except where deemed impractical by the Director.

b. All stub streets and temporary dead-end streets greater than 150 feet in length shall terminate in a cul-de-sac.

a. Gating of Public Streets

Public streets, sidewalks, bicycle and pedestrian pathways, and public alleys may not be gated.

b. Approval Required

No other street, driveway, sidewalk, bicycle or pedestrian pathway, or alley may be gated and no vehicular or pedestrian/bicycle (traffic) access may be otherwise restricted along any street without the City’s express written approval, in accordance with the standards of this section.

c. New Streets and Alleys

Permission to restrict access from public streets to private streets or to gate or otherwise restrict access to private streets, driveways, sidewalks, bicycle and pedestrian pathways, and alleys may be granted by the City Engineer in conjunction with the Director; provided, that the proposed design does not result in a restriction of access to any existing street, sidewalk, bicycle or pedestrian pathway, or alley. Before approval of any restriction on access to a newly created street, sidewalk, bicycle or pedestrian pathway, or alley, the City Engineer in conjunction with the Director shall forward the request to the Sedona Fire District and any other relevant agencies for their review and comment. [Res. 2019-19 Exh. A, 10-8-19].

a. Every lot shall have sufficient access providing reasonable means of ingress and egress for emergency vehicles and for those needing access to the property for its intended use.

b. All driveway entrances and other openings onto streets shall be constructed so that:

c. Unobstructed, direct, and convenient access for vehicles to and from a private or public street shall be provided for all off-street parking spaces. With the exception of single-family uses, access from any parking area to the street shall be designed to allow vehicles to enter and exit in forward drive.

d. All driveways shall be surfaced with materials that have textures and colors that would enhance visual compatibility with native site surroundings. Such materials may include paving blocks or bricks, exposed aggregate concrete and asphalt, but specifically does not include uncolored concrete.

e. All driveways from existing private or public roads that interfere with a natural or constructed drainage course shall provide a drainage culvert that meets the Engineering Standards.

a. Only one driveway access point per property shall be allowed.

b. Driveways along state highways shall not be located closer than 40 feet from another driveway.

c. Access approval from the Arizona Department of Transportation shall be obtained.

a. There shall be no direct driveway access (ingress or egress) from any single-family residential lots to any arterial street or highway unless no other legal access alternative is available.

b. Multifamily development sites shall include a minimum of two access points to the maximum extent practicable. An exception may be made by the City Engineer where a site is landlocked by existing development or other physical or legal constraints, or where existing natural features on the site require the use of protective measures that would otherwise make a second access drive infeasible, or where the small size of the site makes dual access unnecessary.

c. Driveways shall be no less than 20 feet in length over the entire width of the garage, carport or other structure intended to house vehicles, from the face of a garage, carport, or other structure intended to house vehicles to the near edge of the sidewalk or public right-of-way. This distance may include the area between the property line and the edge of the street if the City Engineer determines that it will not conflict with existing or future rights-of-way, sidewalks, pedestrian pathways or similar improvements. All required parking must be located completely within the boundaries of the residential property.

d. Within the front and exterior side setback area, each driveway at its widest point shall be not more than 30 feet in width, measured at right angles to the center line of the driveway, except as that distance may be increased by permissible curb return radii.

e. Driveways providing access to single-family residential lots shall be located a minimum of 30 feet from any road intersection.

a. Vehicle Maneuvering

Vehicles shall not be allowed to back out or otherwise maneuver from a property into a City arterial or roadway if, in the opinion of the City Engineer, a potential traffic safety concern is present.

b. General Driveway Standards

All driveways providing access to a public right-of-way shall comply with adopted City Engineering standards.

a. All streets, driveways, parking areas, and walkways shall be surfaced with gravel or other permeable surfacing except where necessary to meet ADA requirements, or where determined to be infeasible, for the scope of the project, or where the Fire District requires a different material.

b. To limit the number of access points and curb cuts on Schnebly Hill Road, developments shall take access from shared driveways to the maximum extent feasible. [Ord. 2020-04 § 1, 9-8-20 (Res. 2020-16); Res. 2019-19 Exh. A, 10-8-19].

a. Connecting streets and drives;

b. Coordinating parking structure and parking lot entrances;

c. Common service/delivery areas;

d. Legally shared parking structures and parking lots;

e. Linkages between parking lots and parking structures; or

f. Providing shared driveways for two adjacent lots from public rights-of-way to minimize curb cuts.

a. Unless exempted in subsection H(1)b of this subsection, sidewalks shall be installed on both sides of all arterials, collector streets, and local streets, including cul-de-sacs, and within and along the frontage of all new development or redevelopment.

b. Sidewalks are not required for:

a. Areas to Connect

On-site pedestrian walkways shall provide direct access and connections to and between:

b. Walkway Design

Required on-site pedestrian walkways shall be a minimum width of five feet; however, the Director and/or City Engineer may require a wider walkway based on site characteristics such as, but not limited to, anticipated pedestrian volume, street classification, zoning of adjacent properties, and location within a CFA. All required walkways shall:

a. Trails shall:

b. Shared-use trails designated in the Transportation Master Plan (TMP), Community Focus Area Plan, or other specific plan shall require a minimum width of 10 feet, unless an alternative width is required by an adopted CFA plan or the City Engineer due to site constraints.

c. In the OC District:

a. Restrictions on Use

Sidewalks, walkways, and trails are intended to provide pedestrian and bicycle access. Vehicle parking, garbage containers, merchandise storage or display, utility boxes and poles, signs, trees, and other obstructions shall not encroach into the required minimum width of any required sidewalk, trail, walkway, or other pedestrian way.

b. Maintenance and Snow Removal

Sidewalks, trails, and walkways required by this title shall be maintained in usable condition throughout the year. General maintenance and snow removal are the responsibility of the adjacent property owner.

a. The off-street parking and loading standards of this Section 5.5 apply when the gross floor area of an existing structure or use is expanded or enlarged by 15 percent or more for primary uses of the property, 25 percent or more for supportive nonprimary uses of the property, or for any expansion or enlargement that requires a conditional use permit. In such cases, the number of off-street parking and loading spaces provided for the entire use (pre-existing plus expansion) shall equal 100 percent of the minimum ratio established in Table 5.2, Required Off-Street Parking Spaces.

b. For single-family detached dwellings, any additional expanded parking provided pursuant to this section shall be restricted to covered parking.

c. For single-family detached dwellings without a garage and constructed prior to November 7, 2019, the garage requirements of subsection 5.5.D(1) do not apply to a one-time expansion of 400 square feet or less.

a. To reflect the reduced automobile use associated with mixed-use developments, all uses within a mixed-use zoning district that are part of a mixed-use development shall be eligible for the following reductions from the minimum off-street parking requirements in Table 5.2, Required Off-Street Parking Spaces:

b. The total number of parking spaces required of a use or uses may be further reduced by the Director if the applicant prepares a parking demand study that demonstrates a reduction is appropriate based on the expected parking needs of the development, availability of mass transit, and similar factors. The parking and loading demand study shall be prepared pursuant to Section 5.5.C(5), Discretionary Requirement Based on Demand Study. [Ord. 2020-04 § 1, 9-8-20 (Res. 2020-16); Res. 2019-19 Exh. A, 10-8-19].

a. Lots containing more than one use shall provide parking and loading in an amount equal to the total of the requirements for all uses.

b. The total number of spaces may be reduced if the Director approves a parking and loading demand study, prepared by a professional traffic engineer, which shows that on a single auto trip, more than one land use is employed on one lot (see “Shared Parking” published by the Urban Land Institute and Chapter 7, “Parking and Service Facilities,” published by the Institute of Transportation Engineers).

a. Apply the minimum off-street parking space requirement specified in Table 5.2, Required Off-Street Parking Spaces, for the listed use that is deemed most similar to the proposed use (based on operating characteristics, the most similar related occupancy classification, or other factors determined by the Director); or

b. Establish the minimum off-street parking space requirement by reference to parking resources published by the Institute of Traffic Engineers (ITE) or other acceptable source of parking demand data; or

c. Establish the minimum off-street parking space and loading requirements based on a parking and loading demand study prepared by the applicant according to Section 5.5.C(5), Discretionary Requirement Based on Demand Study.

a. Minimum Required Bicycle Parking

Unless exempted by Section 5.5.D(3)b, all multifamily and nonresidential development shall provide off-street bicycle parking spaces at a ratio of one bicycle parking space per 10 vehicle parking spaces, with no development providing less than two bicycle parking spaces.

b. Bicycle Parking Reduction

The Director may reduce the number of bicycle parking spaces required due to building site characteristics.

c. Bicycle Parking Location and Design

a. For parking lots with a capacity of more than 50 parking spaces, applicants shall demonstrate ability to accommodate parking for buses, recreational vehicles, and other large, oversized vehicles.

b. If separate oversized parking spaces are provided to accommodate buses and large vehicles, each oversized parking space may be credited as six standard spaces to satisfy the required number of off-street parking spaces. [Ord. 2023-03 § 1 (Exh. A), 4-25-23; Ord. 2020-07 § 1, 11-10-20 (Res. 2020-24); Ord. 2020-04 § 1, 9-8-20 (Res. 2020-16); Res. 2019-19 Exh. A, 10-8-19].

a. The Director may approve parking alternatives, credits, and adjustments to the off-street parking spaces required by Table 5.2, Required Off-Street Parking Spaces, in accordance with the standards in this subsection E.

b. Adjustments to required off-street parking spaces for multifamily dwellings shall not reduce the minimum required amount of parking by more than 20 percent.

c. Uptown In-Lieu Fee

Properties within the Uptown Sedona Business District as defined by Resolution No. 2020-17 may be eligible to pay a fee in lieu of required parking per Ordinance No. 2020-05. With the exception of shared or off-site parking, these alternatives, credits and adjustments do not apply to properties that are eligible to pay parking in-lieu fees within the Uptown Sedona Business District as defined by Resolution No. 2020-17.

a. Location

Every shared and/or off-site parking space for nonresidential uses shall be located within 500 feet (measured along a legal pedestrian route) of the property on which the shared parking is provided. The Director may authorize farther distances for shared parking facilities where shuttle services are available.

b. Parking and Loading Demand Study Required

c. Parking Agreement Required

a. Parking Requirements Reduction

The Director may reduce off-street parking requirements for developments providing structured parking.

b. Height of Parking Structure

The height of a parking structure shall not exceed the height of the principal building it is intended to serve. Where no principal building exists, the maximum height of the parking structure shall be limited to the maximum building height allowed in the zoning district in which the structure is located.

a. The Director may give credit for on-street parking spaces located on the street adjacent to the entry of the building in which the use is located. Credit may not be given for on-street parking spaces located in a residential zoning district, unless adequate shoulders, surfaces, or road width is available to ensure parking meets City Code requirements.

b. Areas within required driveway clearance areas to street corners pursuant to Section 5.4.F, Visibility Triangles, shall not be counted toward required parking.

c. On-street parking spaces shall be available for general public use at all times. No signage or actions limiting general public use of on-street spaces shall be permitted.

d. Elimination of on-street parking for any reason may result in a requirement for the applicant to provide additional off-street parking to comply with this Code.

a. Up to 10 percent of the total number of required parking spaces may be used for compact vehicle parking; provided, that the total number of required off-street parking spaces is provided on site.

b. Compact parking spaces shall be eight feet wide by 18 feet long for 90-degree parking or the equivalent dimensions required for an angle space to maintain the eight-foot-by-18-foot rectangle.

c. A total of 15 percent compact spaces may be permitted if an additional five percent of the total on-site parking spaces are provided as off-site shared parking, as approved by the Director or City Engineer.

d. Compact spaces shall be clearly signed and marked “Compact Only.” Signs shall be per the Manual on Uniform Traffic Control Devices (MUTCD) and lettering striping shall be a minimum of 12 inches in height stating “Compact Only.”

a. Up to 30 percent of the total permitted compact spaces may be motorcycle spaces.

b. Motorcycle parking space shall be a minimum of four feet wide by six feet long for 90-degree parking, or the equivalent dimensions required for an angle space to maintain the four-by-six-foot rectangle.

c. Motorcycle spaces shall be clearly signed and marked “Motorcycle Only.” Signs shall be per the MUTCD and lettering striping shall be a minimum height of four inches stating “Motorcycle Only.”

a. Because of the unique nature of the specific existing or proposed land use or due to an unusually large number of pedestrian or transit trips, below-normal parking demands will be generated; and

b. The reduced parking supply will still accommodate the vehicular traffic without increasing traffic or on-street parking problems in adjacent areas and neighborhoods. [Ord. 2021-03 § 1, 6-8-21; Ord. 2020-04 § 1, 9-8-20 (Res. 2020-16)].

a. No required off-street parking or loading space shall be used for any purpose other than the parking of vehicles, unless otherwise allowed by this Code. Off-street parking spaces provided in excess of the number required may be used for any legal purpose within the respective zoning district. If a required off-street parking space is converted to another use or can no longer be used for off-street parking, it shall be deemed a violation of this Code.

b. Parking shall be prohibited in aisle ways, fire lanes or similar areas not officially designated for parking purposes. These areas shall be posted with “No Parking” signs and/or other means as required by the Director.

c. Required parking spaces and areas shall not be used for the sale, display or repair of motor vehicles or other goods and services unless authorized by a temporary use permit issued in accordance with Section 8.4.D, Temporary Use Permit.

d. Parking lots shall not be used for overnight occupancy and parking of recreational vehicles, campers, trailers, buses, vans, motor homes, moving vans, refrigerator trucks or similar vehicles, except as authorized by the Director.

e. Municipal parking areas shall not be used for commercial purposes.

a. For single-family and duplex dwellings in all districts, off-street parking areas for operable motor vehicles, not including recreational vehicles and buses, shall be located in a garage or on a driveway.

b. For all other uses in all other zoning districts, off-street parking areas shall not be located between the front building façade and the adjacent street frontage.

c. When residential uses are located to the rear of a proposed commercial or office development on a corner site, parking and service areas may be located to the front or side of the building; provided, that they are adequately screened, so that the building acts as a buffer between the parking areas and residential uses.

d. Required off-street parking, loading, and vehicle stacking spaces shall be located on the same lot as the principal use, except as otherwise provided in this subsection or as allowed in Section 5.5.E, Parking Alternatives, Credits, and Adjustments.

a. All parking and maneuvering areas shall be constructed according to the standards set forth in the administrative manual and the Land Development Code.

b. If the applicant can provide different acceptable standards based on the Institute of Transportation Engineers (ITE) Standards (current edition), or other professionally recognized sources, the Director may approve alternative standards pursuant to Section 8.8.B, Minor Modification. However, any alternative standards must also meet the intent and purpose of this Code.

a. Aisle widths shall comply with the minimum widths listed in conventional and interlocked parking design standards and general parking standards. When stall sizes utilized are greater than minimum size, the City Engineer may, at his discretion, increase the required aisle width.

b. Length of aisle or island separating adjacent parking spaces shall have a maximum length of 300 feet.

c. Curbs shall be installed at a minimum of three feet from the face of walls, fences, buildings and other structures adjacent to the exterior boundaries of the property. These areas shall be landscaped except for required pedestrian walkways.

d. The curb radius for landscape islands shall be a two-foot minimum.

e. Individual ingress/egress access drives shall be in accordance with the provisions set forth in Section 5.4, Access, Connectivity, and Circulation, and constructed to the specifications of the City Engineer.

f. Walkway openings four feet in width shall be provided in islands separating adjacent parking spaces at seven-space intervals.

g. A 12-foot deep backup-turnaround shall be required on all dead-end parking lanes.

h. Traffic circulation on one-way angle parking shall be designed for counter-clockwise traffic flow and directional arrows shall be painted on the pavement to help assure the correct flow.

i. No inside turning radius at the curb shall be less than 15 feet.

j. No outside turning radius at the curb shall be less than 35 feet.

k. Parking stalls shall be striped according to the specifications of the City Engineer, with the center of the stripe as the point of measurement.

l. Ends of island parking nodes where angled parking is provided shall be a minimum of 10 feet average width.

m. The inside radius to a parking stall on a curve approach shall not be less than 15 feet.

a. Required parking areas, aisles, turn-arounds and driveways shall be paved with colored concrete or asphalt, constructed to standards on file in the Public Works Department, unless an alternative material is approved by the City Engineer pursuant to subsection F(6)b below.

b. Dust-free permeable materials such as permeable pavers, gravel, or other porous materials are encouraged, and may be used for parking area surfacing where appropriate, instead of colored concrete or asphalt, with approval by the City Engineer. In reviewing appropriateness of proposed alternative materials, the City Engineer shall consider:

c. Permanent surfacing shall be installed prior to receiving a certificate of occupancy.

d. Bumpers, wheelstops, stall markings and/or other vehicular control devices shall be provided to the specifications of the City Engineer.

a. Traffic control signs and/or striping shall be provided within all parking areas as necessary to minimize vehicular and pedestrian conflicts.

b. If vehicular and pedestrian conflicts are apparent, the Director may require an alternative design of parking areas to resolve potential conflicts.

a. The Director may approve a variation from the required loading space requirements if warranted by the building use.

b. The minimum turning radius for truck traffic areas shall be 40 feet.

c. A minimum stacking distance of 40 feet shall be provided at all ingress/egress access drives intersecting with a street. Other distances may be approved by the Director if warranted by lot size and configuration.

a. Required off-street loading spaces shall not be permitted in any front setback area or in any required street side setback area.

b. Off-street loading spaces may occupy all or any part of a required rear setback area where visibility from public streets and windows of neighboring buildings will be minimized.

c. Loading areas shall not interfere with parking lot maneuvering areas.

d. State and City streets or rights-of-way shall not be used for loading and unloading purposes.

a. A new primary structure is constructed; or

b. An existing primary structure is relocated on the lot or parcel.

a. The gross floor area of an existing structure is expanded or enlarged by 25 percent or more; or

b. There is a change of use of the existing building that requires an increase of off-street parking by 25 percent or more; or

c. Any expansion or enlargement of a structure or land use that requires a conditional use permit, as determined by the Director.

a. In the event one or more landscaping standards in this section conflict one with another, the Director shall determine which standard shall prevail.

b. In the event two or more landscaping standards overlap, the same landscape treatment may be counted toward meeting the requirements of both standards.

a. A landscape plan with designed landscaped areas shall be submitted with all development applications where landscaping, buffering, or screening is required pursuant to Section 5.6.B, unless the relevant decision-making authority determines that compliance with the provisions of this Section 5.6 can be demonstrated without the use of a landscape plan.

b. A landscape plan may be combined with other required application materials if compliance with this Section 5.6 can be demonstrated in the combined materials.

c. The landscape plan shall show existing trees drawn to scale and proposed trees after 10 years of growth.

d. The landscape plan shall incorporate the tree removal plan as described in Section 5.6.C(5)a, Plan Required.

a. Alternatives Authorized

A reduction in the count, configuration, or location of required landscaping materials may be allowed when alternatives are justified by site or development conditions. The applicant shall provide justification for the use of alternatives and shall demonstrate how compliance with the standard(s) from which a deviation is sought will be achieved to the maximum extent practicable. Conditions that may justify approval of an alternative landscape plan include:

b. Alternative Landscape Plan Approval Criteria

The Director may approve alternative landscape plans that do not meet the specific requirements stated in this Section 5.6, when the applicant demonstrates and the Director determines that the alternatives meet all of the following criteria:

a. Site Area Landscaping

b. Landscape Materials

c. Landscape Variety

Vegetation shown on the landscape plan shall meet the following standards:

d. Minimum Plant Specifications

All vegetation installed to satisfy the requirements of this section shall meet the following minimum size requirements at the time of planting:

e. Protecting Visibility Triangles

Landscaping shall meet all required standards in Section 5.4.F, Visibility Triangles.

f. Protection from Vehicles

All landscaped areas shall be protected from vehicular encroachment by curbs, wheel stops, or other barriers located two feet outside the landscaped area, with openings to accommodate surface collection of storm water runoff.

g. Coordinated Development

Where development is coordinated on two or more abutting sites, or where multiple parking areas are located on a single lot, or on planned development areas controlled by site plans, landscaping requirements shall be based on the entire development site, unless otherwise approved by the decision-making body.

h. Existing Vegetation Credit and Bonus

i. Planting Near Utilities

j. Storm Water Management Features

k. Water Conservation

l. Water Features

Water features used for landscaping and design amenities, except for misting devices, shall recirculate water.

a. Street Frontage Landscaping

2. Parking Lot Screening Adjacent to a Street Frontage

Off-street parking areas in multifamily residential, mixed-use, and commercial development projects shall be screened from all frontages facing a public or private right-of-way, exclusive of driveways, according to the following standards:

i. A landscape buffer a minimum of five feet in width; or

ii. A landscaped earthen berm a minimum of three feet in height with a slope no greater than 3:1 (see Figure 5-4); or

iii. An opaque decorative wall a minimum of three feet in height with openings six to eight feet wide to allow passage of bicycles and pedestrians from the street into the parking area (see Figure 5-5); or

iv. Any combination of the above screening treatments.

b. Parking Lot Landscaping

Landscaping is required to reduce the visual impacts created by parking areas in multifamily residential, mixed-use, and commercial development projects.

a. Where Required

To mitigate the impacts of significant differences in property use, size, or scale, landscaped buffers shall be provided along rear and side lot lines on multifamily or nonresidential properties where such uses abut:

b. Exemptions

c. Buffer Options

Required side and rear buffers shall conform to one or a combination of the following options:

a. Landscape Area Use

b. Installation

Prior to the issuance of a Certificate of Occupancy, the applicant shall:

c. Landscape Irrigation

All required landscaped areas shall be provided with a permanent and adequate means of underground irrigation.

d. Landscape Maintenance

It shall be the responsibility of the owner, lessee, heirs, assigns, agent, homeowners association or other liable entity of the property to permanently maintain all approved landscaping in accordance with the approved landscape plan.

a. Plan Required

b. Tree Removal Plan Requirements

No existing trees shall be removed from any lot or parcel except those that meet one or more of the following criteria:

c. Tree Protection During Construction Activities

Trees not specifically authorized for removal from a property shall be protected during construction activities to prevent root damage, soil compaction, and trunk damage. The following standards shall apply:

d. Tree Replacement Required

e. Disposal of Removed Trees

Trees that are cut down shall be removed from the lot or parcel within two weeks, chipped on site, or cut and stored for firewood on the property in a manner that does not encourage the propagation of insects or risk of wildfire. [Res. 2019-19 Exh. A, 10-8-19].

a. Roof-mounted mechanical equipment shall be screened by a parapet wall or similar feature that is an integral part of the building’s architectural design.

b. The parapet wall or similar feature shall be sufficient to screen the mechanical equipment from all sides when viewed from ground level.

c. The color of roof-mounted equipment and vents shall comply with exterior color standards in Section 5.7.F(5), Building Color, and compatible with the roof or adjacent wall color, screened, or integrated into the design of the structure.

d. Facilities for the operation of active or passive solar energy systems and other alternate energy systems shall be exempt from the screening requirements.

a. Outdoor ground-mounted mechanical equipment (e.g., subpanels, air conditioners, heating, cooling and ventilating equipment, kitchen hoods and vents, swimming pool equipment, pumps and heaters, propane tanks), and all other mechanical equipment shall be located where it is not visible from public open space, public trails, public streets, or from adjacent properties to the maximum extent practicable.

b. In cases when ground-mounted mechanical equipment is visible from a public open space, public trail, public street, or adjacent property, the equipment shall be screened from view by a solid wall or fence or a vegetative screen that satisfy the following criteria:

c. Screening of ground-mounted solar energy equipment is not required when it can be clearly demonstrated that required screening would reduce the efficiency or effectiveness of the solar energy equipment.

a. Outdoor loading, service, and refuse areas shall be integrated into the building design if possible, or shall be located where they are not visible from public open space, public trails, public streets, or from adjacent properties, to the maximum extent practicable.

b. In cases when loading, service, and refuse areas are visible from a public open space, public trail, public street, or adjacent property, the loading, service, and refuse areas shall be screened from view by a solid wall or fence a minimum of eight feet in height that incorporates at least one of the primary materials and colors of the nearest wall of the primary building (but excluding unfinished CMU block). Dense, mature landscaping may be used to satisfy the screening requirement with approval by the Director, providing the screening achieves a similar level of screening as the previous options. (See Figure 5-7.)

a. Outdoor storage areas that are adjacent to a residential zoning district, a lot containing a residential use in a mixed-use zoning district, public open space, public trail, or public street, shall be screened from view by a solid wall or fence. Dense, mature landscaping may be used to satisfy the screening requirement with approval by the Director, providing the screening achieves a similar level of screening as the previous options.

b. The wall or fence shall be a minimum of six feet in height, but in any event the wall or fence shall be higher than the screened outdoor storage and 100 percent opaque.

c. The fence or wall design shall incorporate at least one of the primary materials and colors of the nearest wall of the primary building (but excluding unfinished CMU block). [Ord. 2023-03 § 1 (Exh. A), 4-25-23; Ord. 2021-03 § 1, 6-8-21].

a. Enhance the visual appearance of the built environment in the City;

b. Establish an attractive streetscape;

c. Ensure visual compatibility with public spaces; and

d. Promote street and neighborhood character.

a. The provisions of this section shall not apply to a wall or fence required by any law or regulation of the state of Arizona or any state or federal agency.

b. Fences are not considered an accessory use for purposes of the use regulations of this Code, and may be erected prior to establishment of a primary use.

a. Front Setback Area

Walls and fences within a required front setback area shall not exceed four feet in height, with the following exceptions:

Properties in the CF and IN zoning districts may install a fence up to six feet in height within the front setback area.

Properties in the RS-70 and RS-35 zoning districts may install a fence that is a minimum 50 percent transparent up to six feet in height within a required front setback area.

b. Side and Rear Setback Areas

Walls and fences along the interior side or rear lot lines shall not exceed six feet in height; provided, that the wall or fence does not extend into any required front setback area.

c. Corner Lots

In single-family residential districts, walls and fences located in exterior (street) side setback areas between the front of a primary structure to the rear property line shall not exceed six feet in height, and shall not exceed four feet in height between the front of a primary structure and the front property line. In all other districts, walls and fences located in exterior (street) side setback areas shall comply with the height limitations applicable to front setback area walls.

d. Fences and Walls Outside of Required Setbacks

Any fence or wall that is not located within a required setback shall comply with the maximum height requirements for primary structures and buildings.

a. Walls and Fences up to Eight Feet in Height

Walls and fences up to eight feet in height may be allowed if:

a. Compatible Design

b. Materials and Texture

c. Articulation and Alignment

Portions of walls or fences that exceed four feet in height and face any public street right-of-way, public open space, or public trail shall incorporate the following features to break up the massing:

a. Maximum Height

The height of retaining walls supporting either cut or fill conditions shall not exceed 16 feet in height measured vertically from the lowest point at natural grade to the highest point of the wall.

b. Terracing Required

Retaining walls greater than eight feet in height shall be terraced to minimize visual impacts on residents, neighboring properties, and the public realm by:

c. Recessions and/or Projections Required

d. Fence or Wall On Top of Retaining Wall

If a freestanding wall or fence is required or proposed on top of a retaining wall, then the following shall apply:

a. Exterior Renovation

Any exterior renovation of a building shall comply with the site and building design standards of this Section 5.7 for that renovation. If the renovation is proposed for only a portion of a building, the Director may waive compliance with the site and building design standards if that renovation would be inconsistent with the overall design of the existing structure.

Repainting more than 50 percent of the structure shall require the entire structure be painted a compliant color (Section 5.7.F(5)).

b. External Additions

Any external additions to an existing structure as calculated based on the gross floor area of that structure (and not gross floor area of all structures per lot), shall comply with the following:

c. External Damage

Structures damaged to the extent of 50 percent or more of their assessed value shall have all reconstruction or new construction fully comply with the site and building design standards of this Section 5.7. Structures damaged by an act of God shall comply with the reconstruction requirements in Section 1.6, Nonconformities.

d. Timeframe for Expansions

Any application to expand buildings or structures following the effective date of this Code shall remain on record with the City. Any subsequent application to expand structures shall be cumulative to any previous request. The total square footage of expansions shall be used by the Director to determine the necessary level of compliance with this article.

e. Removal of Square Footage

For purposes of determining the percentage of square footage added during a redevelopment project, square footage removed from a building shall not be counted toward the gross square footage prior to the addition. [Ord. 2023-03 § 1 (Exh. A), 4-25-23; Ord. 2020-04 § 1, 9-8-20 (Res. 2020-16)].

a. Ensure development relates to the physical characteristics of the site;

b. Ensure building scale, orientation, and design relates to the surrounding uses and streets, and creates a cohesive visual identity and an attractive street scene;

c. Ensure site design for efficient pedestrian, bicycle, transit, and vehicular circulation patterns, and create a high-quality pedestrian environment;

d. Promote design environments built to human scale;

e. Ensure delivery, trash, and loading facilities are located so as not to impede regular vehicular and pedestrian circulation and access routes; and

f. Ensure safe and efficient access between buildings and parking areas.

a. General

b. Retaining Walls

Where retaining walls are required, they should be faced with natural rock and/or constructed to blend with adjacent surroundings. If retaining walls are constructed of block and/or finished with stucco, they shall comply with the color requirements of Section 5.7.F(5). The use of dry stack rock walls, where structurally appropriate, is strongly encouraged.

c. Trees and Vegetation

Trees and vegetation shall be maintained to provide slope stability and prevent visual scarring wherever possible. Revegetation with native plant materials is encouraged following development. A revegetation landscape plan is required for disturbed site areas.

a. Preservation of Oak Creek

b. Open Space

Open space shall be a defining feature of the area, protected for its natural resources, wildlife habitat, riparian and scenic values, and rural character, subject to the following standards:

a. Development shall respect local development patterns and site features to the maximum extent practicable when such development patterns contribute to a unified visual appearance. Site designs shall respond to local contextual influences and to the design and layout of adjoining developments.

b. Elements that shall be coordinated between adjacent sites to the maximum extent practicable include:

a. All water, sewer, telephone, cable television, electric lines (12 KV or less), and other utilities shall be underground unless an administrative determination is made that physical barriers render undergrounding utilities infeasible. Transformers, pedestals, fire hydrants, and other appurtenances normally associated with “underground” utility installations are permitted on the surface of the ground.

b. Temporary emergency facilities may be erected and maintained above the surface of the ground for a period of four months. Other temporary aboveground utilities expected to be utilized for a longer period of time may be erected and maintained only after obtaining a temporary use permit for the use being served in accordance with the provisions of Section 8.4.D.

c. Wherever possible, underground utilities shall be located within or immediately adjacent to the disturbed areas of a lot or parcel (such as driveways and roadways). In any event, all areas disturbed by the installation of the underground utilities shall be revegetated and/or landscaped. [Ord. 2020-07 § 1, 11-10-20 (Res. 2020-24); Res. 2019-19 Exh. A, 10-8-19].

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

b. Frame and enclose parking areas on at least two sides; or

c. On sites of five acres or more, frame and enclose a “main street” pedestrian and/or vehicle access corridor within the development.

a. Ensure that new building design is sensitive to and compatible with the Sedona built and natural environment, which is achieved through compliance with this Code;

b. Ensure that multi-building or phased developments use compatible schemes of materials, colors, and architectural vocabulary to ensure consistency;

c. Ensure building materials are durable and have low-maintenance requirements in the semi-arid environment;

d. Encourage sustainable development by limiting the amount of resources necessary to construct and operate buildings and by designing buildings to be adaptable for multiple uses;

e. Ensure that buildings are compatible in architectural style and proportionate to elements within the project site, adjacent and neighboring properties, and the area within which they are located.

a. Building Massing

In order to maximize the integration of the built environment with the natural environment, and to minimize the distractions of the built environment, all new development proposals should incorporate means of reducing the apparent size and bulk of buildings by complying with the standards in this subsection.

3. Commercial and Public/Semi-Public

All commercial and public/semi-public buildings or structures 2,500 square feet or greater in gross floor area shall be composed of at least three visual building masses of differing heights and planes. (See Figure 5-13.)

i. Such visual building masses shall vary in height vertically by a minimum of three feet from any adjacent mass or masses.

ii. In plan and elevation view, the largest single building mass shall contain no more than 60 percent of the total building footprint, and the largest two building masses together shall contain no more than 80 percent of the total building footprint.

iii. In plan view, each mass shall be offset from adjacent masses with a minimum width and depth of six feet.

iv. An upper story that is recessed by a minimum depth of six feet shall qualify as a visual building mass. Depth and width dimensions shall be measured perpendicular to each other.

b. Building Proportions and Scale

c. Building Articulation

The following does not apply to Single-Family and Duplex Residential:

d. Building Length (Multifamily Residential and Lodging Uses)

a. Compatibility

Buildings shall be designed to be compatible with the predominant architectural design of the community and the surrounding area. If a project is proposed within an area with building design that does not meet this Section 5.7, then the project should propose building design that is consistent with this Section 5.7.

b. Building Design as Signage

Building elevations and/or elements used to comply with these standards shall not function as signs. The incorporation of certain design elements that are unique or symbolic of a particular business shall be unobtrusive and secondary to the overall architectural design.

c. Comprehensive and Unified Design

d. OC Zoning District Historic Resources

While some existing structures in the OC District do not exhibit sufficient architectural integrity to meet local landmark criteria, they may nevertheless retain significant architectural features and/or be located in a setting or context that conveys the events of Sedona’s history. Protection of historic resources shall be an important consideration in all development and redevelopment proposals. The following standards shall apply:

a. Exterior Materials Generally

With respect to all materials that are used on the exterior of a structure, the following apply:

b. Prohibited Exterior Finishes

a. Intent

The color contrast of structures with the natural dark green of the vegetation, and rust reds of the red rocks and soils, is a concern with respect to reducing visual impacts of the built environment and trying to blend it with the natural environment. The purpose of this subsection is to ensure that structures, walls, garage doors, roofs, fences, or other large exposed surface areas blend with the surrounding natural environment without calling undue attention to the development. The requirements of this subsection do not apply to structures with a Historic Landmark designation; however, colors for historic landmarks must be approved by the Historic Preservation Commission pursuant to subsection 8.7.B.

b. Requirements

c. Evaluation of Color

The applicant shall submit with any development application a color sample with an assigned LRV and chroma value for every color used on the subject buildings or structures. Materials without assigned LRV and/or chroma values may be accepted by the Director if such materials can be adequately compared to the Munsell templates available in the office of the Director.

d. Alternate Standards

Alternate standards may be approved pursuant to Section 2.24.E(4), Alternate Height Standards.

a. If the total cumulative increase in floor area is greater than 50 percent for single-family residential or greater than 25 percent for all other uses, or if the total cumulative cost of any exterior modification, alteration, or repair is greater than 25 percent of the valuation of the building as determined by the Director, then all exterior lighting fixtures shall comply with this Code.

b. Cumulative modification, replacement, or repair of outdoor lighting constituting 25 percent or more of the permitted lighting output level for the parcel, no matter the actual amount of lighting already on the site, shall require all exterior lighting to comply with this Code.

a. Emergency Lighting

Lighting used only under emergency conditions shall not be subject to this Section 5.8.

b. Seasonal Lighting

Temporary seasonal lighting between Thanksgiving and January 15 shall not be subject to this Section 5.8, provided such lighting does not create glare to motorists or result in light trespass onto adjacent properties.

c. Lighting Required by FAA or FCC

Lighting required by the Federal Aviation Administration or the Federal Communications Commission shall not be subject to this Section 5.8.

d. Special Events

Special events that have been issued a temporary use permit pursuant to Section 8.4.D, Temporary Use Permit, shall be allowed temporary lighting for the duration of the event, provided such lighting does not create glare to motorists or result in light trespass onto adjacent properties.

e. Street Lighting

With the exception of shielding requirements, this Code does not apply to street lighting within City and state rights-of-way.

f. Underwater Lighting

Underwater lighting used for the illumination of swimming pools and decorative water fountains shall not be subject to this Section 5.8, though they must conform to all other provisions of this Code.

a. All lighting that does not conform to all provisions of this Code shall be brought into compliance by January 1, 2028. Until this time, no modification or replacement shall be made to a nonconforming fixture unless the fixture thereafter conforms to the provisions of this Code, except that identical lamp replacement is allowed.

b. In the event that an outdoor lighting fixture is abandoned or damaged to the point of requiring repairs for safe operation, the repaired or replacement fixture shall comply with the provisions of this Code. [Ord. 2023-03 § 1 (Exh. A), 4-25-23; Ord. 2020-04 § 1, 9-8-20 (Res. 2020-16)].

a. Class 1 Lighting (High Activity Areas)

Lighting used for outdoor sales or eating areas, assembly or repair areas, signage, recreational facilities, and other similar applications where accurate color rendition is important to preserve the effectiveness of the activity.

b. Class 2 Lighting (Security and Public Safety)

Lighting used for illumination of walkways, roadways, equipment yards, parking lots, and outdoor security where general illumination for safety or security of the grounds is the primary purpose.

c. Class 3 Lighting (Decorative and Accent)

Lighting used for decorative effects such as architectural illumination, flag and monument lighting, and illumination of landscaping elements.

d. Multi-Class Lighting

Lighting used for more than one purpose such that the use falls within more than one class as defined for Class 1, 2, or 3 lighting. Multi-class lighting must conform to the standards that apply to the most restrictive included class.

a. Lighting Plan Submittal Required

b. Plan Approval

If the Director determines that any proposed lighting does not comply with this Code, the associated permit shall not be issued or the application approved unless an alternative is approved pursuant to Section 5.8.D(2)c, below.

c. Discretionary Approval of Lighting Alternatives

The Director may approve alternative lighting designs, materials, or methods of installation or operation not specifically prescribed by this Code provided the proposed alternative:

a. All Class 2 lighting shall be either low-pressure sodium (LPS) lamps, narrow spectrum amber LEDs, or warm lighting alternatives not to exceed 2,700 Kelvin.

b. For Class 1 lighting, a development may be eligible for an additional 10 percent increase in the total lighting output level allowed pursuant to Table 5.8 if 50 percent or more of the Class 1 lighting complies with subsection 5.8.E(1)a.

a. Prohibited Fixtures

b. Outdoor String Lighting (Ambience Lighting)

a. All light fixtures are required to be fully shielded, unless approved by the Director pursuant to Section 5.8.D(2)c. (See Figure 5-14.)

b. Partially shielded light fixtures approved by the Director as part of a lighting alternative pursuant to subsection 5.8.D(2)c are limited to a maximum of 3,850 initial lumens per net acre and shall not exceed 1,400 initial lumens per lamp.

c. All light fixtures shall be aimed and shielded so that the direct illumination shall be confined to the property boundaries of the source. Lighting shall not be aimed onto adjacent properties, except in cases of shared parking, shared pedestrian pathways, or for coordinated development sites spanning multiple parcels.

d. Light trespass onto adjacent public rights-of-way may be allowed subject to approval of the Director pursuant to subsection 5.8.D(2)c.

a. Motion Sensors

b. Lighting Time Limitations

a. Subject to the approval of the Director, uplighting or ground-mounted lighting may be allowed to accent unique features of a building and/or surrounding landscaping such as exceptional architectural features, specimen trees with dense year-round foliage, or large native shrub masses. Uplighting or ground-mounted lighting shall be designed and installed to minimize glare with special consideration to vehicular and pedestrian traffic.

b. All lighting shall be fully shielded to contain and direct the light onto the feature to be illuminated. (See Figure 5-15.)

c. All uplighting shall be considered partially shielded lighting for the purposes of calculating lighting output levels in Table 5.8.

a. Parking lots shall be considered Class 2 lighting.

b. All parking lot lighting shall use fully shielded fixtures.

c. Parking lot poles shall not exceed 12 feet in height.

a. Shall be considered Class 2 lighting;

b. Shall utilize fully shielded fixtures;

c. Shall use shatterproof lamp coverings;

d. Shall not cause the site to exceed the lighting output level established in Table 5.8; and

e. Shall not be located to present hazards for pedestrians or vehicles.

a. Lighting for outdoor athletic fields, courts, or tracks shall be considered Class 1.

b. If the proposed lighting exceeds the lighting output levels established by Table 5.8, the installation shall be designed to achieve no greater than the minimum illuminance levels for the activity as recommended by the Illuminating Engineering Society of North America (IESNA) and shall require approval by the Director pursuant to subsection 5.8.D(2)c. Lighting levels for community level sports activities such as soccer, softball, or Little League baseball shall be designed for Class IV levels of play as defined by IESNA.

c. Recreation facility illumination design shall be certified by an Arizona registered engineer as conforming to all applicable restrictions of this Code.

d. Lighting for recreational facilities shall be extinguished by 10:00 p.m.

e. Fully shielded lighting shall be required for fields designed for sports activity.

a. All such lighting shall be fully shielded; partially shielded fixtures shall be prohibited.

b. If the proposed lumens exceed the per acre limits, the installation shall be designed to achieve no greater than the minimum illuminance levels for the activity as recommended by the Illuminating Engineering Society of North America (IESNA) and shall require approval by the Director pursuant to Section 5.8.D(2)c.

c. Outdoor display lot illumination design shall be certified by an Arizona registered engineer as conforming to all applicable restrictions of this Code.

d. Outdoor display lot lighting shall conform to the hours of operation as established under Class 1 lighting standards pursuant to Section 5.8.E(5)b.

a. Lighting for service station canopies shall be considered Class 1 lighting.

b. All luminaires shall be flush with the lower surface of canopies and use flat glass or plastic covers.

c. All lighting mounted under the canopy shall be included in the lighting output levels for the site pursuant to Table 5.8. [Ord. 2020-04 § 1, 9-8-20 (Res. 2020-16)].

a. Development of any new mixed-use and/or nonresidential building, except for industrial uses, with 5,000 square feet of gross floor area or more;

b. Expansion of any mixed-use and/or nonresidential building, except for industrial uses, resulting in 2,500 square feet of gross floor area or more;

c. Development of any new multifamily building(s) of 20 dwelling units or more; and

d. Expansion of any existing multifamily residential building(s) by 10 dwelling units or more.

a. Federal, state, county, or city projects or structures; or

b. Residential uses other than multifamily; or

c. Multifamily projects that include strategies for achieving housing diversity, affordability, and availability to address local housing needs, as determined by the Director.

a. Generally

The minimum art investment shall take the form of either an on-site installation of developer-selected exterior artwork, or, at the developer’s discretion, an equivalent cash contribution to the City of Sedona Art in Public Places Fund may be made to be used for public art in the City of Sedona. A combination of the above options is also acceptable.