Review of all site plans and subdivision plats in scenic corridor areas should consider the following particulars. Site Planning and Architectural guidelines are expected to be met for the approval of a subdivision plat or commercial site plan.
Employment/Institutional guidelines are in addition to consideration of Commercial guidelines for employment/institutional site plans in scenic corridor areas. Proposed resort developments are to be evaluated according to General Plan, Specific Plan and overlay district criteria to assure project excellence.
b. Architectural Design
i. General Design
a. Buildings constructed in scenic corridors and park viewsheds should be low and of colors, materials and textures, which blend with natural desert vegetation, leaving large areas of open space between developments. Buildings that are visible from scenic corridors should seem to be a part of, or in, the landscape rather than appearing to be an imposition on the site. The buildings should follow the natural contours of the existing topography.
b. Building Colors
a) Building colors should relate to one another and the natural environment on the basis of pigment, color value, and/or intensity. In scenic corridors, earth tones and pastels are encouraged, especially in areas of high visibility. Desert/mountain colors that blend with the natural background are encouraged.
b) In areas upslope from scenic corridors, darker, geologic colors to blend with mountain slopes.
c) In locations upslope from the ultimate scenic corridor roadway right-of-way, richer, earthtone or geologic colors and rougher textures are preferred, especially those which complement background views; downslopes, darker earth colors with more dense landscaping clusters.
d) Color schemes should avoid jarring juxtapositions with primary colors.
e) In more private area, away from scenic corridors, homeowners and business owners are permitted more freedom in color selections.
f) Bright colors should not be visible from scenic corridors or other public rights-of-way.
g) Foreground colors should harmonize and blend with existing vegetation, natural rock/earth forms or built background.
c. Include architectural detailing on all structure facades.
Review of all residential developments other than individual, detached, single-family home construction shall consider the following criteria to assure design consistency with Scenic Resource intent and character:
a. Building heights should be varied, preferably mixing one and two-story homes to enable views across the site from the scenic corridor right-of-way.
b. Consistent, finished rooftop treatments, without visible roof-mounted equipment.
c. Noise Mitigation should be addressed by masonry construction, double-paned windows, and limited window openings and recreational yard uses facing scenic corridors.
d. Structural screening of access or frontage roads and parking visible from scenic corridors, and structural integration with terrain, such as building lower floors into slopes.
e. Thematic architectural detailing should be included.
a. Building heights should be varied to enable views across the site from the scenic corridor right-of-way.
b. Structural height restricted to 1:4 (from natural grade) relative to width.
c. Principal structures are constructed of rough masonry, slump block, or similar materials; board and batten, untreated concrete block or metal buildings are discouraged.
d. Moving appurtenances should not be visible from scenic corridors or other public rights-of-way.
e. Rooflines are preferred to be horizontal; others are permissible.
f. Architectural detailing includes rough-cut stone accents, recessed window treatments, and vertical elements in visible walls of greater than 50 feet in length.
a. Structural height is limited to a ratio of 1:3 relative to width.
b. Provide enhanced native landscape along frontage.
c. Include rougher building material textures.
a. Provide distinctive architecture blending with the Sonoran Desert context.
b. Include creative use of light and shade in plazas.
c. Extensive use of natural materials (rough native stone, wood) is preferred.
d. Consideration of split-level entry from parking areas.
e. Mission-style, Santa Fe, or Territorial architecture is appropriate.
f. Include landscaped focal points.
c. Vegetation Preservation and Screening Guidelines
Vegetation Preservation: Innovative site planning and architectural treatments, which preserve and incorporate the maximum number of existing trees, Corridor Character Vegetation, and shrubs is encouraged in concert with compliance with native plant preservation requirements.