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Planning commission adopts ordinance to convert architectural guidelines into objective standards
Summary
The Fountain Hills Planning & Zoning Commission approved Ordinance 25‑09 to replace subjective architectural design guidelines with measurable standards and permit administrative approval of design review plans, a change driven by state legislation (HB 2447). Commissioners raised questions about specific numeric limits — including drive‑thru queue
The Fountain Hills Planning & Zoning Commission adopted Ordinance 25‑09 at its meeting, authorizing changes to Chapter 19 (formerly "architectural design guidelines") to create objective, measurable architectural design standards and add a definition for “design review plan.” The ordinance also clarifies that certain design review approvals may be handled administratively.
The change implements language requested by state legislation earlier this year, House Bill 2447, and is intended to replace discretionary design language with measurable standards such as minimum walkway widths and defined light‑reflective values. Planning staff described the amendment as "staff initiated," and said the ordinance renames Chapter 19 to "architectural design standards," adds objective line‑item criteria (for example, specifying minimum walkway widths and material counts), and inserts a definition for “design review plan” into Chapter 1 so the local code aligns with state statute.
Staff said the amended chapter uses terms such as "shall" and numeric requirements so reviews are verifiable and administratively enforceable. Staff gave examples included in the redline: a facade requirement listing the number of permitted materials; a minimum five‑foot walkway width; and measurable color reflectivity ranges (LRV values) for facades. Staff also described retaining other existing review aims — including context sensitivity and safety by design — but presented them in objective, line‑item form rather than paragraph guidance.
Commissioners generally supported converting subjective language to objective standards but flagged several numeric values for further review. Multiple commissioners questioned the ordinance's existing drive‑thru stacking standard that requires 11 vehicles per lane for a pickup window, noting neighboring jurisdictions require fewer vehicles per lane and that many local operators use two‑lane configurations. Commissioners also discussed setting a maximum LRV (light reflectivity value); staff noted the redline sets a facade LRV range between 20 and 60 for facades and said the range was intended to address glare concerns.
Rather than delaying approval, several commissioners proposed approving the ordinance to meet the state compliance timeline and directing staff to return with revised numeric parameters (stacking, LRV limits, and similar values) for final review before Town Council consideration. Planning staff confirmed the ordinance must be approved by the council in November to meet the state deadline for implementation by year’s end.
Action: A motion to adopt Ordinance 25‑09 "as written" was made and seconded; the commission voted to approve the ordinance with a 6‑0 tally. The motion carried.
What changes: The adopted redline reorganizes Chapter 19 into itemized, measurable standards (site planning, facade articulation, color/LRV limits, energy‑efficiency/shading measures, screening, landscaping and signage, and administrative appeals), adds a definition for "design review plan" to the Chapter 1 definitions section, and clarifies that administrative approvals are permissible where objective criteria are met.
Next steps: Staff will prepare the ordinance package for Town Council review and will return to the commission with recommended numeric refinements (stacking counts, LRV maximums and related figures) before council consideration so the commission can confirm the numeric standards it prefers.
