Article 5 / Overlay Districts
Sec. 5.1 / General Purposes
The overlay zoning districts of this article are intended to apply in combination with the underlying base zoning district to impose regulations and standards in addition to those required by the base district. The requirements of an overlay district shall apply whenever they are in conflict with or are more stringent than those in the base district.
Sec. 5.2 / Airport Noise Overlay (ANO)
The Airport Noise Overlay (ANO) District provides standards for the mitigation of impacts created by aviation related activity at Ernest A. Love Field.
5.2.2 / District Applicability
ANO District standards apply to properties located within the boundaries of the Noise Compatibility Zones near, or adjacent to Ernest A. Love Field as shown on the Official Zoning Map.
A. Noise Compatibility Zones
Noise compatibility zones established for areas around Ernest A. Love Field are based on the Ldn contours for aircraft noise, as identified in the September 1990 Environmental Impact Assessment. Due to the averaging inherent in making Ldn calculations and the necessary assumptions relating to the forecasting procedure, the Ldn contour lines cannot be precisely defined in the field. Therefore, the boundaries between the noise compatibility zones, while bearing a very close relationship to the Ldn contour lines, have been adjusted to facilitate understanding and agreements as to the location of the boundaries.
1. N-1 Zone
The N-1 zone generally corresponds to the area with an Ldn of 65 and below.
2. N-2 Zone
The N-2 zone generally corresponds to the area between the Ldn 65 and 70 contours.
3. N-3 Zone
The N-3 zone generally corresponds to the area between the Ldn 70 and 75 contours.
4. N-4 Zone
The N-4 zone generally corresponds to the area with Ldn contours above 75.
Uses are allowed in the ANO district in accordance with the following Land Use Compatibility Table.
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LAND USE COMPATIBILITY STANDARDS FOR THE ANO DISTRICT |
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|---|---|---|---|---|---|---|
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Yearly Day & Night Average Sound Level Ldn (Decibels) |
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|
|
Below 65 |
65-70 |
70-75 |
75-80 |
80-85 |
OVER 85 |
|
Residential |
|
|
|
|
|
|
|
Residential, Other Than Mobile Homes, Manufactured Homes and Transient Lodgings |
Y |
N(1) |
N(1) |
N |
N |
N |
|
Mobile homes and manufacture home parks |
Y |
N |
N |
N |
N |
N |
|
Transient lodgings |
Y |
N(1) |
N |
N(1) |
NN |
N |
|
Public Use |
|
|
|
|
|
|
|
Schools |
Y |
N(1) |
N(1) |
N |
N |
N |
|
Hospitals and Nursing Homes |
Y |
25 |
30 |
N |
N |
N |
|
Churches, Auditoriums, and Concert Halls |
Y |
25 |
30 |
N |
N |
N |
|
Transportation |
Y |
Y |
Y(2) |
Y(3) |
Y(4) |
Y(4) |
|
Parking |
Y |
Y |
Y(2) |
Y(3) |
Y(4) |
N |
|
Commercial Use |
|
|
|
|
|
|
|
Offices, Business and Professional |
Y |
Y |
25 |
30 |
N |
N |
|
Wholesale & Retail-Building Materials, Hardware & Farm Equipment |
Y |
Y |
Y(2) |
Y(3) |
Y(4) |
N |
|
Retail Trade, General |
Y |
Y |
25 |
30 |
N |
N |
|
Utilities |
Y |
Y |
25 |
30 |
N |
N |
|
Communication |
Y |
Y |
25 |
30 |
N |
N |
|
Manufacturing, General |
Y |
Y |
Y(2) |
Y(3) |
Y(4) |
N |
|
Photographic and Optical |
Y |
Y |
25 |
30 |
N |
N |
|
Agriculture (Except Livestock) and Forestry |
Y |
Y(6) |
Y(7) |
Y(8) |
Y(6) |
Y(8) |
|
Livestock Farming and Breeding |
|
|
|
|
|
|
Notes:
[1] Where residential or school uses are allowed, measures to achieve outdoor to indoor Noise Level Reduction (NLR) of at least 25 dB and 30 dB shall be required. Normal residential construction can be expected to provide a NLR of 20 dB, thus, the reduction requirements are often stated as 5, 10, or 15 dB over standard construction and normally assume mechanical ventilation and closed windows year round. However, the use of NLR criteria will not eliminate outdoor noise problems.
[2] Measures to achieve NLR 25 dB must be incorporated into the design and noise sensitive areas or where the normal noise level is low.
[3] Measures to achieve NLR 30dB must be incorporated into the design and buildings where the public is received, office areas, noise sensitive areas or where normal noise level is low.
[4] Measures to achieve NLR 35dB must be incorporated into the design and construction of portions of buildings where these buildings where the public is received, office areas, noise sensitive areas or where normal noise level is low.
[5] Land use compatibility provided special sound reinforcement systems are installed.
[6] Residential buildings require an NLR of 25.
[7] Residential buildings require an NLR of 30.
[8] Residential buildings not permitted.
KEY TO TABLE 5.2.4, ABOVE
SLUCM = Standard Land Use Coding Manuel
Y (Yes) = Land Use and related structures compatible without restrictions
N (No) = Land Use and related structures are not compatible and should be prohibited.
NLR = Noise Level Reduction (outdoor to indoor) to be achieved through incorporation of noise attenuation into the design and construction of the structure.
25, 30, or 35 dB must be incorporated into design and construction of structures.
In addition to base district standards, all uses in the ANO district shall be subject to standards provided in the following sections.
Reduction of noise levels shall be required for construction or establishment of certain land uses in the noise overlay zones as shown in the Table of Land Use Compatibility Standards (Table 5.2.4). The standards also shall apply to reconstruction, remodeling or additions to existing buildings of the types referenced in Table 5.2.4 when the value of the improvement exceeds 50 percent of the value of the existing structures. Where noise sensitive activities are carried on in only a portion of a new or reconstructed commercial building, only those areas that are noise-sensitive need be protected, as identified by Ldn contours and land use compatibility guidelines. Where soundproofing is required, no building permits shall be issued until the builder has demonstrated that the building design is capable of achieving the Noise Level Reduction required in the Table 5.2.4, Land Use Compatibility Standards. This requirement can be met by meeting the standards described in the following subsections:
A. Soundproofing Design Standards
If the building design incorporates the requirements of Sec. 5.2.7, Soundproofing Design Standards, the design shall be considered to have met the required soundproofing standards.
B. Performance Standards
The builder may choose to use design features other than those described in Sec. 5.2.7, Soundproofing Design Standards, provided that the final design is capable of achieving the Noise Level Reduction required in the Table 5.2.4, Land Use Compatibility Standards. Noise attenuation capability shall be certified on the building plans by a registered architect, structural engineer, or acoustician and shall be approved by City Staff prior to building permit issuance.
5.2.7 / Soundproofing Design Standards
The construction methods and materials described in this Section shall be considered to satisfy the Noise Level Reductions standards set forth in Table 5.2.4, Land Use Compatibility Standards:
A. Noise Level Reduction of 25 Decibels (dB)
To achieve Noise Level Reduction of 25 dB, the following methods shall be utilized:
1. If wood frame construction is used, all exterior stud walls shall have interior and exterior surfaces of material at least as massive as half-inch thick gypsum wallboard, and the intervening space shall contain fibrous thermal insulation at least 3 inches thick.
2. The design for a habitable room shall be such that any exterior door or window can be kept closed when the room is in use.
3. Means of ventilation shall be available to afford a minimum of 2 complete air changes per hour.
4. Any air duct or connection to out-of-doors shall contain an interior sound absorbing lining acoustically equivalent at least to a 1-inch fiberglass duct liner with length greater than 5 times the diameter of the duct.
5. The ceiling below an attic space shall include gypsum board or plaster at least 1/2 inch thick; fibrous thermal insulation at least 3 inches thick shall be laid between the ceiling joists.
6. A forced air circulation system shall be provided that will give a minimum of 2 complete air changes per hour, of which at least 1/5 is fresh air.
7. A ceiling or exhaust duct shall be provided with a bend in the duct such that there is no direct sunlight through the duct from outside to inside. The bend shall be lined with the equivalent of a 1-inch fiberglass duct liner.
8. There shall be no direct openings, such as mail slots, from the interior to the exterior of the building. All chimneys shall be provided with well-fitting dampers with gaps no greater than 1/16 of an inch.
9. Exterior hinged doors shall be solid-core construction. Jalousie windows shall not be permitted. The total area of glass windows and of any exterior door to a sleeping space shall not exceed 20 percent of the gross floor area of a room.
10. Workmanship on doors and operable windows shall be such that the doors and windows are as close fitting as possible. Weather stripping seals shall be incorporated on all edges to eliminate gaps. Air gaps and rattling shall be prevented.
11. Masonry walls, if used, shall be at least equivalent in weight to 6-inch lightweight concrete blocks, at least one surface of which is painted or plastered.
12. The roof deck (sheathing and shingles) shall weigh at least 7 pounds per square foot, containing a solid core at least 11/2 inches thick.
B. Noise Level Reduction of 30 Decibels (db)
To achieve Noise Level Reduction 30 dB the following construction methods shall also be utilized in addition to those listed in Sec. 5.2.7A, above.
1. Window glass shall be set in an elastomer gasket. Double-glazing shall be installed, with airspace of at least 3/4 of an inch between the 2 panes of glass.
2. Windows of dome skylights shall not be permitted, unless they have a sound transmission class (STV) of at least 30.
3. The top-floor ceiling construction shall consist of plaster or gypsum board at least 5/8-inch thick supported on resilient clips or channels. A non-hardening caulking compound shall be provided around the entire perimeter of the suspended ceiling.
4. The floor of the lowest room or area containing the uses to which those insulation requirements apply shall be a concrete slab, or otherwise designed to reduce exterior noise.
5. Masonry walls, if used, shall be at least equivalent in weight to 8-inch lightweight concrete blocks, at least one surface of which shall be painted or plastered.
6. The roof deck shall weigh at least 12 pounds per square foot. Wood roof sheathing shall be continuous and at least 3/4-inch thick.
C. Noise and Avigation Easement Required
Prior to issuance of any building or development permit for property within the noise compatibility zones, the owner of said property shall provide the City of Prescott with an avigation easement over the subject property and release the City of Prescott from all liability for any and all claims for damages including, but not limited to, dust, noise, vibration, fumes, fuel and lubricant particles. The avigation easement and release form shall be available from the City of Prescott. The same avigation easement shall be required within the Airport Influence Area, as authorized by the City. (See legal description in Appendix A).
D. Noise Pressure Measures
Whenever any reference is made to noise pressure measures in this Section, any values expressed therein reference the dBa scale, notwithstanding any reference to the contrary, the dBa scale being that which most closely takes into consideration human hearing.
Sec. 5.3 / Commercial Corridor Overlay (CCO)
The Commercial Corridor Overlay (CCO) District is intended to promote quality commercial, industrial, and multi-family development that is compatible with surrounding natural areas and/or developed and developing residential neighborhoods. All new development in the CCO District should:
A. Minimize the impacts of new commercial development on nearby neighborhoods;
B. Protect and enhance the character of highway and arterial corridors, which are mainly defined by surrounding residential neighborhoods and scenic natural features;
C. Create pleasing places to view and experience through thoughtful building orientation, parking placement, pedestrian access, landscaping and screening;
D. Integrate new development, functionally, internally and externally to the site and to surrounding neighborhoods;
E. Preserve safe and logical access, and the carrying capacity of designated corridors;
F. Promote the provision of usable pedestrian areas, such as plazas with street furniture, public art, and etc.; and
G. Ensure the provision of public services and facilities needed to accommodate planned land uses and population densities, as well as vehicular-, pedestrian- and bike- access.
CCO District standards apply to the development of the following on properties located within the boundaries of the CCO District as identified on the Official Zoning Map. Any parcel split by a CCO boundary line shall be subject, in its entirety, to the CCO standards.
A. New multi-family residential and nonresidential construction; or
B. Any addition to an existing multi-family residential or nonresidential structure, or an interior or exterior remodeling, equal to 50 percent or more of the building’s size or value at the time of permit application.
5.3.3 / Administrative Adjustment
The Community Development Director may approve an administrative adjustment to the standards of this section pursuant to the requirements of Sec. 9.16, Administrative Adjustments, under any of the following circumstances:
A. Where due to special physical characteristics applicable to a property, the strict application of requirements of this section would create an undue hardship; and
B. Where adjustment by up to 10% of the standard or requirement will enhance achievement of Sec. 5.3.1, Purpose; and
C. Where such adjustment is the minimum necessary to achieve the desired purpose.
5.3.4 / Public Informational Meetings
A. Meetings Required
Public informational meetings shall be required before the City Council for projects that:
1. Exceed 100,000 square feet in gross floor area; and
2. Exceed 400 parking spaces.
B. Timing of Informational Meetings
All Informational Meetings shall be held after a Pre-Application meeting has been held, yet early enough in the design process to allow consideration of citizens’ suggestions.
C. Required Information
The applicant shall provide the following information for all Informational Meetings:
1. Scaled site plan no smaller than 24" by 36" showing access points, parking, landscaping, any required buffering and screening, building footprints, service areas and equipment locations;
2. Scaled building elevations (both 24" x 36" and 8 ½” x 11" reductions) depicting proposed, front, sides and rear;
3. Color chips with the Light Reflectance Value (LRV) specified (the provided color elevations need to only approximate the proposed colors); and
4. Descriptions of roof treatments, building finish materials and colors, and the types of skylights if used.
5.3.5 / Optional Planning and Zoning Commission Site Plan Review
The Community Development Director may require a Planning and Zoning Commission Site Plan Review pursuant to the requirements of Sec. 9.8. In such cases, an Informational Meeting may be required pursuant to Sec. 5.3.4.
Uses are allowed in the CCO overlay district in accordance with the underlying zoning district in accordance with the requirements of Sec. 2.3, Use Table.
5.3.7 / Density and Dimensional Standards
All development in the CCO overlay district is subject to the density and dimensional standards of underlying zoning district standards specified in Sec. 2.7, Density and Dimensional Standards, including but not limited to the Major Streets Setbacks of Sec. 2.7.3D.9, other applicable provisions of this Code.
In addition to standards of the underlying zoning district and other applicable standards of this Code, the following standards shall apply in the CCO district:
A. Minimum Lot Area: per underlying zoning district requirements
B. Off-Street Parking
The Community Development Director may:
1. Approve an Administrative Adjustment pursuant to Sec. 9.16, reducing Side and Rear Setbacks where shared parking is provided pursuant to Sec. 6.2.10B, Shared Parking.
2. Require that up to 5 percent of the required parking area be reserved for park-and-ride within commercial developments of 100,000 square feet or more of gross floor area.
C. Pedestrian Access and Amenities
1. Paved pedestrian accessways shall be provided within and between business use sites pursuant to the requirements of Sec. 7.4.6, Pedestrian and Biking Facilities.
2. Provision for outdoor seating and pedestrian plaza areas are encouraged to serve employees and clientele and to promote pedestrian activities.
D. Architectural Standards
The following standards are intended to promote creative and high quality architectural design that offers interest, variety, and human scale, and complement the natural backdrop and terrain of the CCO district. Designs should be sensitive to commercial and nearby residential neighborhoods as well as to human scale and pedestrian needs. Building features, signage and landscaping should be coordinated and integrated.
1. Building Façade/Fenestration
To promote creativity and high quality building design, architectural style is not limited. Building massing, shape, and color shall be used to minimize the visual scale and bulk of large projects and buildings, and more specifically:
a. Exhibit a unity of design for buildings within multi-building complexes through the use of similar elements such as rooflines, materials, window arrangement, sign location, and details.
b. Incorporate, within all walls over 100 feet in length or higher than 35 feet, at least 4 recesses, wall off-sets, balconies, angular forms, windows, canopies, arcades, colonnades, color changes, and material bands and other features within each 100-foot length to provide a visually interesting shape.
c. Contiguous to streets and residential areas, side and rear façades shall be compatible with the overall building design concept and treated architecturally to avoid blank walls and monotonous elevations unless otherwise obscured from view.
2. Building Materials
Low maintenance and high quality building materials shall be required in all cases. Metal siding and glass curtain walled buildings are discouraged.
3. Building Colors
Utilize medium to darker earth tones and non-reflective materials on all structures, including roofs, to minimize contrast and blend with the surrounding natural landscape, specifically:
a. Buildings, roofs, and fences shall be constructed, finished, and/or painted so that the light reflectivity is no greater than 60 Light Reflectance Value (LRV); except:
b. Trim work using colors greater than 60 LRV may be allowed by the Community Development Director if kept to no more than 10 percent of the building façade area where glass coverage is less than 1/3 of the total square footage of the façade;
4. Roofs
Roof designs shall minimize daytime glare and illumination visible from surrounding streets, properties, and residential neighborhoods.
a. Roof surfaces shall have a maximum 60 LRV.
b. Metal roofs shall be coated in a matte finish to reduce glare and light reflectivity to no greater than 60 LRV;
c. Roofs that are visible from contiguous streets shall have a minimum 3:12 pitch, parapet walls or some other form of screening a flat roof.
d. Commercial building skylights visible from surrounding residential areas shall be shielded, tinted, or otherwise visually subdued as necessary to control both daytime glare and nighttime glow.
e. Roof-mounted equipment shall be screened in a manner integrated with the roof structure and color, and in accordance with the requirements of Sec. 6.5.8E, Mechanical Equipment.
f. Flat roofs shall be painted or rocked the color similar to that of the building.
E. Sign Lighting
All sign lighting shall be turned off one hour after closing of business or by 10PM, whichever is later. Provided, however, that identification signs for multi-tenant commercial centers may remain on throughout the night.
Sec. 5.4 / Historic Preservation Overlays (HPO)
The design guidelines, provisions and district maps of the Historic Preservation Code, as said Code may be amended from time to time, shall be incorporated herein by reference. The Historic Preservation Code shall apply to all development within the established historic preservation overlay districts (HPO). Whenever there is conflict between the specific guidelines and provisions administered by the Preservation Commission and this LDC, the more restrictive shall apply. 
5.4.2 / District Standards and Procedures
All development in designated HPO Districts shall be in accordance with the specific guidelines, provisions, and procedures of the respective districts, as set forth in Sec. 5.4.3 below.
HPO Districts designated by the Prescott Preservation Commission, incorporated by reference, include the following:
A. #1 Courthouse Plaza District (Ord. 3744, adopted April 14, 1998, as amended by Ord. 4119, June 26, 2001)
B. #2 Elks Theater, #3 Edmund Wells House, #3 Sam Hill Warehouse, #7 Hassayampa Inn District (Amended by Ord. #3535, Sept. 24, 1996)
C. #12 Fort Necessity Site District (Ord. 3434, adopted Nov. 14, 1995)
D. #10 Pine Crest District (Ord. 3272, adopted Sept. 27, 1994)
E. #11Prescott Armory District (Ord. 3279, adopted Nov. 8, 1994)
F. #9 Rev. E. Meany House District (Ord. 3432, adopted Nov. 14, 1995)
G. #8 Santa Fe Depot District (Ord. 1986, adopted March 22, 1988)
H. #13 Southeast Prescott District (Ord. 3433, adopted Nov. 14, 1995)
I. #6 Union Street District (Ord. 1482, adopted Nov. 10, 1980)
