Fountain Hills commission adopts ordinance to convert subjective architectural guidelines into objective standards

The Fountain Hills Planning & Zoning Commission on a 6-0 vote adopted Ordinance 2509, amending Chapter 19 of the town zoning ordinance to convert discretionary architectural design guidelines into objective, measurable design standards.

The change is staff-initiated and framed as a response to state legislation (HB 2447). During the presentation, a staff member told the commission the amendment is intended "to replace those subjective design guidelines ... with objective measurable standards" and to "enable administrative approval of those objective standards." The ordinance updates definitions in Chapter 1 and renames Chapter 19 from "architectural design guidelines" to "architectural design standards."

Commissioners and staff discussed several specific elements that will become measurable standards, including sidewalk width, facade composition, color reflectivity (LRV) limits and drive‑through stacking. Staff noted examples: facades would be required to include three materials rather than use permissive language, walkways would be specified (for example, a five‑foot width), and facade LRVs for certain facades would be in the 20–60 range. The staff presentation also said the ordinance will allow more administrative approvals where plans meet objective criteria, which staff said should reduce delays.

Several commissioners raised concerns about particular numeric standards during the hearing. One commissioner questioned the existing requirement that drive‑through stacking be 11 vehicles per lane and observed that neighboring jurisdictions require far fewer cars; a commissioner said neighbors to the south require about four. Staff and other commissioners suggested splitting requirements per lane in multi‑lane facilities (for example, reducing the per‑lane expectation if there are two lanes). Another commissioner recommended adding a maximum LRV cap to address glare and driver safety; staff pointed to proposed LRV language that would not exceed 60 in commercial settings.

Commissioners discussed the need to meet the state statutory timeline; staff said the statute's effective date requires council action in November so the changes can take effect by Dec. 30. Several commissioners said they were comfortable approving the ordinance now and asking staff to return with refinements to numeric values (stacking, precise LRV caps) prior to Town Council review. One commissioner urged staff to compare local numbers to neighboring jurisdictions (Mesa, Scottsdale, Queen Creek, Chandler) when adjusting figures.

A motion "to adopt Ordinance 2509 as written" was made and seconded. The commission recorded the motion as passing, 6-0.

The commission also noted that the redline of Chapter 19 reorganizes the existing text into numbered, measurable line items (site planning, facade articulation, materials and colors, energy efficiency/shading, transparency and safety, landscaping and signage, administrative appeals) rather than paragraph‑format guidance. Staff recommended approval of the draft amendments and addition of two definitions ("design review plan" and an aligned "site plan" definition) to Chapter 1 to match statutory terminology.

Next steps: staff will prepare a version for Town Council and return in November. Commissioners requested staff review and, where appropriate, adjust specific numeric standards before council consideration.