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APACHE JUNCTION CITY COUNCIL WORK SESSION
CITY COUNCIL CHAMBERS
300 EAST SUPERSTITION BOULEVARD
APACHE JUNCTION,ARIZONA 85219
Monday, July 18, 2011
7:00 PM
AGENDA
1 CALL TO ORDER.
2 ROLL CALL.
3 DISCUSSION ON PROPOSED FIRST AMENDMENT TO LEASE AGREEMENT WITH ATT MOBILITY
SERVICES FOR LOCATION OF COMMUNICATION EQUIPMENT ON CITY PROPERTY.
ATT seeks to add communication equipment to its cell site located on city property Pursuant to the original
agreement,ATT is required to pay additional monthly rent for the additional leased space and installation of
equipment The first amended agreement outlines the terms.
4 PRESENTATION AND DISCUSSION ON PROPOSED RESOLUTION NO. 11-16, DECLARING THAT
CERTAIN DEDICATED RIGHT-OF-WAY AND ROADWAY EASEMENTS LOCATED ON BROADWAY
AVENUE FROM IDAHO ROAD TO WINCHESTER ROAD ARE NO LONGER NECESSARY FOR PUBLIC
USE.
The City of Apache Junction entered into an Intergovernmental Agreement with Central Arizona College(CAC)dated
March 23rd,2010. The City of Apache Junction determined that Broadway Avenue from Idaho Road to Winchester
Road was not a critical route in the City's transportation master plan As a result the public purpose of this
agreement is to improve streets, neighborhood traffic,and the City's storm water management system
5 PRESENTATION AND DISCUSSION ON RESOLUTION NO. 11-20, DECLARING THAT PORTIONS OF
PUBLIC ROADWAY EASEMENTS OVER UNNAMED ROADS LOCATED WITHIN THE CASA VILLA
SUBDIVISION ARE NO LONGER NECESSARY FOR PUBLIC USE.
The City of Apache Junction became the holder of public roadway easements as described in a Development
Agreement dated April 2nd, 1982, but roadway improvements were never constructed over or upon those
easements The City of Apache Junction accepted and recorded the final plat for the Casa Villa Subdivision on
December 12,2006, in which it states that the easements were to be extinguished.
6 PRESENTATION AND DISCUSSION OF RESOLUTION NO. 11-27, AUTHORIZING THE CITY OF
APACHE JUNCTION TO ENTER INTO AN INTERGOVERNMENTAL AGREEMENT WITH ARIZONA
DEPARTMENT OF TRANSPORTATION FOR HIGHWAY SAFETY IMPROVEMENT FUNDS.
Staff respectfully requests City Council's consideration on entering into an intergovernmental agreement with the
Arizona Department of Transportation for highway safety improvement program grant funds This agreement would
provide intersection safety improvements at Idaho Road and Old West Highway.
7 PRESENTATION AND DISCUSSION REGARDING THE PROPOSED DOWNTOWN OVERLAY ZONING
DISTRICT AND THE PROPOSED DOWNTOWN OVERLAY DISTRICT DESIGN GUIDELINES.
Presentation and discussion of the proposed Downtown Overlay Zoning District and the Downtown Overlay District
Design Guidelines
8. ADJOURNMENT.
Copies of this agenda and additional information regarding any of the items listed above may
be obtained from the City Clerk's office
300 East Superstition Boulevard, Apache Junction,AZ
Monday through Friday,8 00 a m.to 5 00 p.m.,excluding holidays
If any person with a disability needs any type of accommodation,please notify the Human
Resources Office, at(480)474-2617 or(480) 983-0095(TDD)at least 72 hours prior to the
scheduled time
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TO: City Manager's Office
FROM: Ruth Giese, Assistant to the City Manager
DATE: July 18, 2011
Agenda Type : Work Session Agenda
Council Priority Focus Area: Additional Item Outside Scope of Identified Council
Priorities
TITLE OF AGENDA ITEM:
DISCUSSION ON PROPOSED FIRST AMENDMENT TO LEASE AGREEMENT WITH ATT MOBILITY
SERVICES FOR LOCATION OF COMMUNICATION EQUIPMENT ON CITY PROPERTY.
ACTION REQUESTED:
Presentation and Discussion
DISCUSSION / BACKGROUND INFORMATION:
ATT seeks to add communication equipment to its cell site located on city property. Pursuant to the
original agreement, ATT is required to pay additional monthly rent for the additional leased space and
installation of equipment The first amended agreement outlines the terms
,.lk FISCAL IMPACT:
OPTIONS/ALTERNATIVES:
RECOMMENDATION:
ATTACHMENTS:
Click to download
U first amendment-AT&T
THERE IS ADDITIONAL
INFORMATION ON THIS ITEM
IN THE REGULAR MEETING
SECTION UNDER ITEM .F
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TO: City Manager's Office
FROM: Giao Pham P.E., Interim Public Works Director
DATE: July 18, 2011
Agenda Type : Work Session Agenda
Council Priority Focus Area: Community Development
TITLE OF AGENDA ITEM:
PRESENTATION AND DISCUSSION ON PROPOSED RESOLUTION NO 11-16, DECLARING THAT
CERTAIN DEDICATED RIGHT-OF-WAY AND ROADWAY EASEMENTS LOCATED ON BROADWAY
AVENUE FROM IDAHO ROAD TO WINCHESTER ROAD ARE NO LONGER NECESSARY FOR
PUBLIC USE.
ACTION REQUESTED:
Presentation and Discussion
DISCUSSION / BACKGROUND INFORMATION:
The City of Apache Junction entered into an Intergovernmental Agreement with Central Arizona
College (CAC) dated March 23rd, 2010 The City of Apache Junction determined that Broadway
Avenue from Idaho Road to Winchester Road was not a critical route in the City's transportation master
plan. As a result the public purpose of this agreement is to improve streets, neighborhood traffic, and
the City's storm water management system.
FISCAL IMPACT:
Budgetary Approval Not Required
OPTIONS/ALTERNATIVES:
RECOMMENDATION:
Present and discuss.
ATTACHMENTS.
Click to download
U Memo to Council
0 Resolution No 11-16
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Date: July 6, 2011
To. Honorable Mayor and Members of the City Council
Through. George Hoffman, City Manager
From: Giao Pham P.E., Interim Public Works Director
Subject. Extinguishment/Vacation of Broadway Avenue between Idaho Road and
Winchester Road
Broadway Avenue, from Idaho Road to Winchester Road, is currently designated as a public
roadway. The southern half of Broadway Avenue is dedicated right-of-way, owned by the City,
and the northern half is federal patent easement. This portion of Broadway Avenue was
originally created as public roadway easements per federal patent parcel deeds in the 1950's.
Following negotiations with Pinal County Community College District("CAC")an
intergovernmental/development agreement was drafted, approved, and recorded at the Pinal
County Recorder in April of 2010. Pursuant to this agreement, Broadway Avenue, from Idaho
Road to Winchester Road, was designated for closure and abandonment in exchange for
tangible and intangible benefits related to the expansion of the Central Arizona College campus
in Apache Junction.
Pursuant to the intergovernmental/development agreement the value of Broadway Avenue is
less than the value of the easement for a storm water retention basin provided by Central
Arizona College and as such the business arrangement does not constitute an illegal gift or
subsidy. As such, it is requested that the dedicated right-of-way and public roadway easements
for that portion of Broadway Avenue between Idaho Road and Winchester Road be vacated and
extinguished, respectively.
575 E Baseline Avenue, Apache Junction, AZ 85119
• Voice (480)982-1055 • Fax (480)982-8005
RESOLUTION NO. 11-16
A RESOLUTION OF THE MAYOR AND CITY COUNCIL OF THE CITY OF
APACHE JUNCTION, ARIZONA, DECLARING THAT CERTAIN DEDICATED
RIGHT-OF-WAY AND ROADWAY EASEMENTS LOCATED ON BROADWAY
AVENUE FROM IDAHO ROAD TO WINCHESTER ROAD, AND DESCRIBED IN
EXHIBIT A AND DEPICTED IN EXHIBIT B, ARE NO LONGER
NECESSARY FOR PUBLIC USE AS ROADWAYS AND ARE HEREBY VACATED
AND EXTINGUISHED AS PRESENT OR FUTURE PUBLIC RIGHTS-OF-WAY.
WHEREAS, the City upon incorporation became the holder of
easements as described in Docket 138 Page 589 and Docket 147
Page 270 for public roadway purposes; and
WHEREAS, the City became the holder of dedicated right-of-
way as described in Docket 174 Page 227 for public roadway
purposes; and
WHEREAS, such easements and dedicated right-of-way may be
extinguished and vacated by local municipal governments pursuant
to A.R.S § 9-500.24, 9-276, 28-7214, and 28-7202; and
WHEREAS, the City has entered into an Intergovernmental/
Development Agreement (the "Agreement") between the City of
Apache Junction and Pinal County Community College District
("CAC") dated March 23rd 2010, recorded as fee number 2010-
039748, which is anticipated to result in aesthetic, planning,
economic, and other tangible and intangible benefits to the
City; and
WHEREAS, pursuant to the Agreement the City has determined
that Broadway Avenue from Idaho Road to Winchester Road is not a
critical route in the City' s transportation master plan; and
WHEREAS, pursuant to the Agreement the City Council has
determined that because 1) the public purpose of this Agreement
is to improve streets, neighborhood traffic, and the City' s
storm water management system, and 2) the value of Broadway
Avenue is less than the value of the easement for a storm water
retention basin provided by CAC, the business arrangement does
not constitute an illegal gift or subsidy; and
WHEREAS, pursuant to the Agreement the City will vacate
that portion of Broadway Avenue which is dedicated right-of-way,
from Idaho Road to Winchester Road, and convey it to CAC in fee
simple; and
RESOLUTION NO. 11-16
Page 1 of 3
Ala
WHEREAS, no opposition to the vacation/extinguishment was
received from Salt River Project, Apache Junction Water Company,
Mediacom, Superstition Mountain Community Facilities District,
City of Apache Junction Development Services Department, and
Apache Junction Fire District, and no response was received from
Qwest and Southwest Gas; and
WHEREAS, Arizona Water Company opposes the
vacation/extinguishment on grounds of owning water delivery
facilities within the portion of Broadway Avenue being vacated;
and
WHEREAS, however, pursuant to A.R.S § 28-7210 rights-of-way
or easements for utilities continue as they existed prior to the
vacation or extinguishment of public roadway easements or
dedicated right-of-way; and
WHEREAS, the vacation and extinguishment requested, if
approved, would not leave a parcel in separate ownership without
access to an established public roadway or easement connecting
such lands with another public roadway or easement.
NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY
COUNCIL OF THE CITY OF APACHE JUNCTION, ARIZONA, THAT THE ABOVE-
DESCRIBED PUBLIC RIGHTS-OF-WAY IS HEREBY VACATED AND
EXTINGUISHED AS PRESENT OR FUTURE PUBLIC RIGHTS-OF-WAY.
PASSED AND ADOPTED BY THE MAYOR AND CITY COUNCIL OF THE
CITY OF APACHE JUNCTION, ARIZONA, THIS DAY OF
2011 .
SIGNED AND ATTESTED TO THE DAY OF , 2011 .
JOHN S . INSALACO
Mayor
ATTEST:
KATHLEEN CONNELLY
City Clerk
RESOLUTION NO. 11-16
Page 2 of 3
APPROVED AS TO FORM:
RICHARD J. STERN
City Attorney
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RESOLUTION NO. 11-16
Page 3 of 3
DESCRIPTION
FOR
BROADWAY AVENUE ABANDONMENT
A parcel of land situated in a portion of Section 28, Township 1 North, Range 8 East of
Gila and Salt River Base and Meridian, Pinal County, Arizona, more particularly described
as follows
COMMENCING at the Northwest Corner of said Section 28 bearing South 89 degrees 37
minutes 03 seconds West, a distance of 1320.47 feet from the Northeast Corner of the
West half of the Northwest Quarter of said Section 28;
THENCE North 89 degrees 37 minutes 03 seconds East, along the North line of said
Section 28, a distance of 70.00 feet to a point on the East right of way line of Idaho
Road, also being the POINT OF BEGINNING;
THENCE continuing North 89 degrees 37 minutes 03 seconds East, a distance of 1220 47
feet:
THENCE South 00 degrees 15 minutes 34 seconds East, a distance of 40 00 feet;
THENCE South 89 degrees 37 minutes 03 seconds West, along a line parallel with and
40.00 feet South of said North line, a distance of 960.36 feet to a point on the East line
of the West Half of the West half of the Northwest Quarter of said Section 28 marked by
a rebar with cap marked RLS 21773,
THENCE South 00 degrees 14 minutes 49 seconds East, a distance of 10.00 feet;
THENCE South 89 degrees 37 minutes 03 seconds West, a distance of 260.13 feet to an
ADOT Aluminum Cap, also being on said East right of way line;
THENCE North 00 degrees 14 minutes 07 seconds West, along said right of way line, a
distance of 50.00 feet to the POINT OF BEGINNING.
Parcel contains a computed area of 51,421 square feet ,./
or 1.1805 acres more or less `An
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DESCRIPTION
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The South 33.00 feet of the South half of the Southwest Quarter of the Southwest
Quarter of Section 21,Township 1 North, Range 8 East of Gila and Salt River Base and
Meridian, Pinal County,Arizona.
EXCEPTING therefrom that portion conveyed to the State of Arizona by and through its
Department of Transportation in Warranty Deed Recorded in Docket 1764, Page 704,
Pinal County Recorder's.
AND
EXCEPT the East 33.00 feet thereof
Parcel contains a computed area of 40,176 square feet or 0 9223 acres more or less.
The attached EXHIBIT'A' is to be included and made part of this description.
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TO: City Manager's Office
FROM: Giao Pham P.E., Interim Public Works Director
DATE: July 18, 2011
Agenda Type : Work Session Agenda
Council Priority Focus Area: Community Development
TITLE OF AGENDA ITEM:
PRESENTATION AND DISCUSSION ON RESOLUTION NO. 11-20, DECLARING THAT PORTIONS
OF PUBLIC ROADWAY EASEMENTS OVER UNNAMED ROADS LOCATED WITHIN THE CASA
VILLA SUBDIVISION ARE NO LONGER NECESSARY FOR PUBLIC USE.
ACTION REQUESTED:
Presentation and Discussion
DISCUSSION / BACKGROUND INFORMATION:
The City of Apache Junction became the holder of public roadway easements as described in a
Development Agreement dated April 2nd, 1982, but roadway improvements were never constructed
over or upon those easements. The City of Apache Junction accepted and recorded the final plat for
the Casa Villa Subdivision on December 12, 2006, in which it states that the easements were to be
extinguished.
FISCAL IMPACT:
Budgetary Approval Not Required
OPTIONS/ ALTERNATIVES:
RECOMMENDATION:
Presentation and discussion
ATTACHMENTS.
Click to download
❑ Memo to Council
0 Resolution No. 11 20
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Date: July 6, 2011
To: Honorable Mayor and Members of the City Council
Through. George Hoffman, City Manager
From. Giao Pham P.E., Interim Public Works Director
Subject: Extinguishment of Unnamed Roadway Easements Adjacent to 16th Avenue
Between the 2700 West and 2800 West 16'h Avenue
Public roadway easements are used by citizens of Apache Junction as a means to provide
public roadway access to otherwise potentially landlocked parcels. These easements vary in
width and location and have been typically created with collaboration with the City by residents,
developers, and businesses to either mitigate parcel access issues, or for development
purposes.
Unnamed public roadway easements were created in April of 1982 as a condition of a
development agreement. These public roadways were agreed to be constructed when fifty one
percent of the adjacent parcel frontage was developed or occupied. The easements were never
opened, and named, as public roadways.
In December of 2006 the final plat for Casa Villa Subdivision was approved by the City and
recorded by the Pinal County Recorder On said subdivision plat the 1982 public easements
were shown underlying the subdivision and labeled to be extinguished by the City at the time of
final plat approval. These easements remain in force today and at the request of the current
owner of Casa Villa Subdivision the easements are hereby requested to be extinguished.
575 E. Baseline Avenue, Apache Junction, AZ 85119
• Voice (480)982-1055 • Fax (480)982-8005
i.
RESOLUTION NO 11-20
A RESOLUTION OF THE MAYOR AND CITY COUNCIL OF THE CITY OF
APACHE JUNCTION, ARIZONA, DECLARING THAT PORTIONS OF PUBLIC
ROADWAY EASEMENTS OVER UNNAMED ROADS LOCATED WITHIN THE
CASA VILLA SUBDIVISION AND DESCRIBED IN EXTINGUISHMENT CASE
EX 11-20 ARE NO LONGER NECESSARY FOR PUBLIC USE AS PUBLIC
ROADWAY EASEMENTS AND ARE HEREBY EXTINGUISHED AS PRESENT
AND FUTURE PUBLIC RIGHTS-OF-WAY
WHEREAS, the City became the holder of public roadway
easements ("Easements") as described in Docket 1114 pages 20
through 25 per development agreement on April 2nd 1982; and
WHEREAS, roadway improvements were never constructed over
or upon the Easements, and
WHEREAS, on the Final Plat for Casa Villa Subdivision,
accepted by the City and recorded in Pinal County records as
instrument number 2006-167428 on December 12 2006, the Easements
were described to be extinguished by the City of Apache
Junction; and
WHEREAS, such easements may be extinguished by local
municipal government pursuant to A.R.S. § 9-500 24 and 28-7214;
and
WHEREAS, the Easements, while remaining, have been
determined by the owners of Casa Villa Subdivision and the City
to be encumbering the platted lots within the subdivision and it
Auk is in the best interest of the City to extinguish the Easements;
and
WHEREAS, pursuant to Apache Junction City Code § 13-2-4
(I) , on April 21, 2011 Public Works staff, on behalf of the
Interim Director of Public Works, submitted copies of the
application for comment to the Development Services Director,
the Public Safety Director, the City Engineer, the Apache
Junction Fire District, as well as all affected public utility
providers; and
WHEREAS, no opposition was received from Salt River
Project, Arizona Water Company, Mediacom, and Superstition
Mountain Community Facilities District to the extinguishment
request . No response was received from Qwest Communications and
Southwest Gas, and
RESOLUTION NO.
Page 1 of 3
WHEREAS, the Interim Public Works Director/City Engineer,
the Public Safety Department, the Development Services
Department and the Fire District are not opposed to the
extinguishment of the roadway easement; and
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WHEREAS, the extinguishment request, if approved, would not
leave a parcel in separate ownership without access to an
established public roadway or easement connecting such lands
with another public roadway or easement; and
WHEREAS, the City Engineer has determined that the
Easements, because of their location upon a platted subdivision
and due to never having been opened as a public roadway, have no
or de minimis public value .
NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY
COUNCIL OF THE CITY OF APACHE JUNCTION, ARIZONA AS FOLLOWS.
1) The City Council of the City of Apache Junction, Arizona
finds that the roadway easements described and depicted in
Exhibits A and B are un-classified streets and are no longer
necessary for roadway purposes and have no or de minimis public
value
2) The above-described easements are hereby extinguished for
public roadway and right-of-way purposes .
3) Nothing in this approval extinguishes the utility easement
interests of any public utility agencies/entities .
PASSED AND ADOPTED BY THE MAYOR AND CITY COUNCIL OF THE CITY OF
APACHE JUNCTION, ARIZONA, THIS DAY OF
SIGNED AND ATTESTED TO THIS DAY OF , 2011 .
JOHN S. INSALACO
Mayor
ATTEST:
KATHLEEN CONNELLY
RESOLUTION NO.
Page 2 of 3
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City Clerk
APPROVED AS TO FORM.
Amok
RICHARD J. STERN
City Attorney
Aft
RESOLUTION NO.
Page 3 of 3
PQACHF✓G
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Print
TO: City Manager's Office
FROM: Emile Schmid, Senior Project Engineer, on behalf of Giao Pham P.E.,
Interim Public Works Director
DATE: July 18, 2011
Agenda Type : Work Session Agenda
Council Priority Focus Area: Community Infrastructure
TITLE OF AGENDA ITEM:
PRESENTATION AND DISCUSSION OF RESOLUTION NO 11-27, AUTHORIZING THE CITY OF
APACHE JUNCTION TO ENTER INTO AN INTERGOVERNMENTAL AGREEMENT WITH ARIZONA
DEPARTMENT OF TRANSPORTATION FOR HIGHWAY SAFETY IMPROVEMENT FUNDS
ACTION REQUESTED:
Presentation and Discussion
DISCUSSION / BACKGROUND INFORMATION:
Staff respectfully requests City Council's consideration on entering into an intergovernmental
agreement with the Arizona Department of Transportation for highway safety improvement program
grant funds. This agreement would provide intersection safety improvements at Idaho Road and Old
West Highway
FISCAL IMPACT.
OPTIONS/ALTERNATIVES:
RECOMMENDATION
Presentation and discussion
ATTACHMENTS:
Click to download
0 Memo to Council
❑ Resolution No. 11-27
THERE IS ADDITIONAL
INFORMATION ON THIS ITEM
IN THE REGULAR MEETING
SECTION UNDER ITEM 4c
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TO: City Manager's Office
FROM: Brad Steinke, Director of Development Services
DATE: July 18, 2011
Agenda Type : Work Session Agenda
Council Priority Focus Area: Community Development
TITLE OF AGENDA ITEM:
PRESENTATION AND DISCUSSION REGARDING THE PROPOSED DOWNTOWN OVERLAY
ZONING DISTRICT AND THE PROPOSED DOWNTOWN OVERLAY DISTRICT DESIGN
GUIDELINES.
ACTION REQUESTED:
Presentation and Discussion
DISCUSSION / BACKGROUND INFORMATION:
Presentation and discussion of the proposed Downtown Overlay Zoning District and the Downtown
Overlay District Design Guidelines.
FISCAL IMPACT:
Budgetary Approval Not Required
OPTIONS/ALTERNATIVES:
Zoning Ordinance Requirement
RECOMMENDATION:
Presentation and discussion.
ATTACHMENTS:
Click to download
0 Cover memo
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Development Services Department
To: Mayor and City Council
From: Brad Steinke, Director of Development Services
Date: July 7,2011
RE. I.Downtown Overlay Zoning District Draft
2. Downtown Overlay District Design Guidelines Draft
On July 18th, the council is scheduled to have their 3rd work session on the proposed
"Downtown Overlay Zoning District" and the "Downtown Overlay District Design Guidelines".
At the last work session, council members appeared to generally gain consensus on the proposed
zoning but suggested a few revisions Staff has revised the proposed zoning regulations based on
your suggestions and has placed the final draft into your boxes upstairs.
The following addresses the changes suggested by council members at the last meeting.
1. Require Mandatory Design Guidelines (page 4, 5 and 18). Council members discussed
the problem with a voluntary approach to design guidelines and suggested that the
proposed downtown design guidelines should be followed by all new development and
substantial improvements to existing development. As a result, the revised ordinance has
been changed to accomplish this
2. LED/Digital Signage (page 5 and 19). Council members discussed the use of LED/digital
signs in the downtown and generally appeared favorable to allowing such signage As a
result, page 5 and 19 of the revised ordinance has been changed to allow conditional use
of such signage in all three downtown zones.
Upon further research of digital sign regulations in other communities, it becomes clear
that traffic related distraction and confusion is heightened by signs displaying continuous
animation and excessively bright nighttime glare. For that reason, staff has suggested
some limitations on digital sign use on pages 5 and 19.
'Note While the council appears ready to move forward with digital signs, staff
recommends that changes to allow digital signs be temporarily delayed and considered as
part of a comprehensive Sign Code amendment,which will allow us time to address city-
wide application and lessons learned from other communities]
3. Prohibited and Conditional Uses (page 6 and 7). The revised ordinance now provides for
a listing of expressly prohibited uses and conditional uses based on council feedback at
the last meeting.
4 Temporary Uses (page 9). Table 26-2 of the revised ordinance clar►fies and better defines
certain temporary uses as suggested by the council at the last meeting
Copies of the revised Downtown Overlay District Ordinance (7/7/11 edited version) and
Downtown Design Guidelines (7/1/11 edited version) have been placed in your upstairs boxes If
you've misplaced your copy, please let me know and we will replace it.
Since we are down to these few final revisions, I w►ll be scheduling public hearings on the
ordinance and design gu►delines for your August 2"d meeting. Please feel free to call me if you
have any questions prior to the meeting.
...
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City of Apache Junction
4q, pt+ Development Services Department
To. Mayor and City Council
From. Brad Steinke, Director of Development Services
Date- July 8, 2011
RE. 1. Downtown Overlay Zoning District Draft
2 Downtown Overlay District Design Guidelines Draft
Attached are the revised copies of the Downtown Overlay Zoning District and Downtown
Overlay Distnct Design Guidelines that I have scheduled for final discussion at the July 18t
council work session. I've also attached a copy of the council cover memo for that meeting.
The revised changes are identified with strike-thru markings for deleted language (i.e.,strike-
t t) and double underline markings for added language (i e , double underline)
• The only revisions to the Downtown Overlay District Ordinance are on pages 4, 5, 6, 7,
9, 12, 18 and 19
• The only revisions to the Downtown Overlay District Design Guidelines are on pages 2,
11, 27 and 38.
Please call me if you have any questions, comments or concerns
�PQpCH��
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City of Apache Junction
4R1.O�"P
Development Services Department
To. Mayor and City Council
From: Brad Steinke, Director of Development Services
Date: July 7, 2011
RE• 1 Downtown Overlay Zoning District Draft
2. Downtown Overlay District Design Guidelines Draft
On July 18th, the council is scheduled to have their 3rd work session on the proposed
"Downtown Overlay Zoning District" and the "Downtown Overlay District Design Guidelines"
At the last work session, council members appeared to generally gain consensus on the proposed
zoning but suggested a few revisions. Staff has revised the proposed zoning regulations based on
your suggestions and has placed the final draft into your boxes upstairs
The following addresses the changes suggested by council members at the last meeting•
1 Require Mandatory Design Guidelines (page 4, 5 and 18) Council members discussed
the problem with a voluntary approach to design guidelines and suggested that the
proposed downtown design guidelines should be followed by all new development and
substantial improvements to existing development As a result, the revised ordinance has
been changed to accomplish this.
2. LED/Digital Signage (page 5 and 19) Council members discussed the use of LED/digital
signs in the downtown and generally appeared favorable to allowing such signage. As a
result, page 5 and 19 of the revised ordinance has been changed to allow conditional use
of such signage in all three downtown zones
Upon further research of digital sign regulations in other communities, it becomes clear
that traffic related distraction and confusion is heightened by signs displaying continuous
animation and excessively bright nighttime glare For that reason, staff has suggested
some limitations on digital sign use on pages 5 and 19.
[Note: While the council appears ready to move forward with digital signs, staff
recommends that changes to allow digital signs be temporarily delayed and considered as
part of a comprehensive Sign Code amendment, which will allow us time to address city-
wide application and lessons learned from other communities]
3 Prohibited and Conditional Uses (page 6 and 7). The revised ordinance now provides for
a listing of expressly prohibited uses and conditional uses based on council feedback at
the last meeting
1
4. Temporary Uses (page 9). Table 26-2 of the revised ordinance clarifies and better defines
certain temporary uses as suggested by the council at the last meeting.
Copies of the revised Downtown Overlay Distnct Ordinance (7/7/11 edited version) and
Downtown Design Guidelines (7/1/11 edited version) have been placed in your upstairs boxes. If
you've misplaced your copy, please let me know and we will replace it
Since we are down to these few final revisions, I will be scheduling public heanngs on the
ordinance and design guidelines for your August 2nd meeting. Please feel free to call me if you
have any questions prior to the meeting.
2
ARTICLE 1-26: DOD DOWNTOWN OVERLAY DISTRICT
§ 1-26-1 GENERAL INTENT AND PURPOSE
(A) Under state law (A.R.S. § 9-462.01-D), municipalities may adopt overlay zoning districts
and regulations applicable to buildings, structures and land within individual zones. An
overlay zoning district is a special zoning district that includes regulations which modify
regulations in another zoning district with which the overlay district is combined
(B) The purpose of the Downtown Overlay District ("DOD") is to encourage infill
development, redevelopment, and re-investment in areas with existing infrastructure
investments as a means of achieving balanced growth, efficient land use and cost-
effective delivery of public services The provisions of this district recognize the
economic challenges inherent in developing successful infill properties and provide an
alternative zoning option to promote private re-investment within the downtown area
The specific objectives of the Downtown Overlay District are:
(1) Provide development regulations and design standards that will set the
downtown area apart from other commercial areas within the city, consistent
with the vision expressed in the 2010 General Plan and the 2010 Downtown
Redevelopment and Implementation Strategy Plan,
(2) Accommodate growth within the downtown area by encouraging and facilitating
new development on vacant, bypassed and underutilized land within areas that
already have infrastructure, utilities, and public facilities;
(3) Allow and encourage a mixed-use pattern of development in the downtown
area;
(4) Provide development standards and incentives that stimulate infill and
redevelopment within the downtown area,
(5) Create a compact mixture of land uses, including shops, workplaces, civic
buildings, entertainment uses, and residences that satisfy market demand within
the downtown area,
(6) Provide an environment that promotes safe pedestrian access and connections
between developments, more pedestrian-scale amenities and an identifiable
downtown core area,
(7) Create the opportunity to improve the quality of development and retail services
within the downtown area,
[7-7-11 Final Draft version] Page 1
(8) Create the opportunity to enhance property values and increase economic and
financial benefits to the city, business owners and property owners,
(9) Provide clear, understandable, predictable and consistent development
standards that promote compatibility between existing and future development;
(10) Encourage development of needed housing in close proximity to downtown
employment and services,
(11) Promote downtown preservation and enhancement through redevelopment of
blighted, distressed and underutilized properties,
(12) Encourage the development of flexible space for small and emerging
businesses;
(13) Facilitate development proposals that are responsive to current and future
market conditions
§ 1-26-2 DEFINITIONS
(A) Infill Development of vacant, underdeveloped or remnant lands passed over by
previous development in urban areas.
(B) Downtown Overlay District Design Guidelines. The design guidelines approved by the
Apache Junction City Council through resolution.
(C) Redevelopment The act or process of renewing, restoring, and/or renovating pre-
existing buildings, structures and/or property in the city.
(D) Substantial Improvement Any new construction on a vacant lot. Additionally, any
reconstruction, rehabilitation, addition, or other improvement of a structure that
exceeds 50 percent of the existing structure's market value, or exceeds 50 percent of
the existing structure's floor area.The term "substantial improvement" does not include
the following:
(1) Improvement of a structure to correct existing violations of state or local health,
sanitary, or safety code specifications which have been identified by the local
code enforcement official and which are the minimum necessary to ensure safe
living conditions; or
(2) Costs of alterations or improvements whose express purpose is the mitigation of
future stormwater damage
[7-7-11 Final Draft version] Page 2
§ 1-26-3 DOWNTOWN OVERLAY ZONES
(A) The Downtown Overlay District is comprised of three zones as shown on Figure 26-1
These three zones differ in the mix of uses, development character and development
intensity. Each zone has a unique focus and role within the Downtown Overlay District.
Together the three zones are intended to create a diverse and vibrant business,
commercial and residential district within the heart of Apache Junction.The three zones
are described as follows
(1) Suburban Zone
This zone may be described as a typical suburban retail strip that is dominated by
national retail brands The development pattern reflects corporate architecture,
automobile orientation, and deep building setbacks with parking areas typically
located between the building and road. The overlay zoning and design guidelines
for this zone are intended to essentially maintain and continue the character of
development and redevelopment that has occurred in the recent past
(2)Transition Zone
This zone may be described as a mixture of older strip commercial uses including
hotels, restaurants, specialty retail, car sales, and gas stations. The properties tend
to be smaller in size, and many of the buildings reflect maintenance and structural
decline. The overlay zoning for this zone is intended to provide reasonable
flexibility to promote and encourage development and redevelopment.
Additionally, the overlay zoning for this zone promotes sign and building design
standards that reflect a western character in accordance with the 2010 Downtown
Redevelopment and Implementation Strategy Plan.
(3) Core Downtown Zone
This zone may be described as the central core of the city with a mixture of old and
new developed properties, vacant land and civic uses. The base zoning district for
much of this zone (i.e., City Center District) reflects a decidedly more urban
pattern of mixed land use, building height and intensity The overlay zoning and
design standards for this zone are intended to maintain and continue the base
zoning's urban theme and promote a mixed-use pattern of land use
[7-7-11 Final Draft version] Page 3
Figure 26-1: Downtown Overlay Zones
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§ 1-26-4 APPLICATION
(A) Downtown properties are zoned with various base zoning districts (e.g., CB 1, CB 2, CCD,
C 3/PD, and CI 1/PD). Owners of properties, buildings, and land uses that comply with
these base zoning districts may continue to develop, redevelop and operate in
accordance with the base district zoning standards, or may choose to develop,
redevelop and operate in accordance with the Downtown Overlay District zoning
standards and conditions described be4ew in Section 1 26 4 B.
Compliance With Base Zoning District Standards Downtown properties that are zoned
with both a base zoning district (e g CB-1 CB 2 CCD, C 3JPD and CI 1/PD and the
Downtown Overlay Zoning District may cou p e to develop ntin re and operate in
accordance with the base district zoning standards. If, however, a proposed structural
improvement is deemed by cit staff to be a substantial improvement the pro osed
structure and site shall coin lv with the Downtown Overla District Desi•n Guidelines.
(B) chooses to follow the Downtown Overlay District zoning
standards rather than the base zoning district standards, the owner/applicant shall
submit the appropriate Dow own -Overlay Zone application, execute and record the
[7-7-11 Final Draft version] Page 4
Proposition 207 Claim Waiver/
with the Downtown Overlay Zone standards.
Compliance With Downtown Overlay District Standards If the property owner chooses
to follow and use the more flexible Downtown Overlay District standards rather than
the base district standards, the owner/applicant shall submit the appropriate
Downtown Overlay District application, execute and record the Proposition 207 Claim
Waiver/Indemnification/Acknowledgement form, and comply with the Downtown
Overlay District zoning standards Additionally, if a proposed structural improvement is
deemed b cit staff to be a substantial improvement, the proposed structure and site
shall comply with the Downtown Overlay District Design Guidelines.
(C) Shared Benefits. All property that is zoned Downtown Overlay District shall be allowed
to take advantage of the following streamlined processes even if the property owner
does not choose to legally apply for the Downtown Overlay District standards discussed
above in Section 1-26-4-B.
(1) Optional Preliminary Development Plan ("PDR") Review. The property owner
may choose to skip, at their risk, the PDR process outlined in Article 1-25 of
the City of Apache Junction Land Development Code
(2) Administrative Approval of Temporary Uses Temporary uses are subject to
administrative approvals as identified in Section 1-26-6 of the City of Apache
Junction Land Development Code
{3) LED/Digital Sienaee LED/digital signage shall be allowed subject to the
following conditions.
(a) Location of LED/digital signage shall only be allowed within an
approved freestanding sign.
(b) The LED/digital sign portion of the freestanding sign shall not be
greater than 50% of the total freestanding sign area.
(c) The LED/digital si•n messa•e and/or •raphic display shall be chan•ed
at minimum intervals of 8 seconds. Continuous animation, motion
graphics and/or videos shall not be allowed.
(d) Maximum brightness for LED/di•ital si•ns shall not exceed an
illumination of 5000 NITS dunne daylight hours and 500 NITS during
the period from sunset to sunrise, as measured by a luminance meter
from a sign face at the .oint of maximum bri•htness.
[7-7-11 Final Draft version] Page 5
(D) PD Zoned Property Properties that are zoned Planned Development District (PD) are
governed by the terms of the PD zoning ordinance rather than the requirements of the
base zoning district or Downtown Overlay District Accordingly, any proposed changes to
a PD zoned site shall require an appropriate PD amendment.
§ 1-26-5 USE REQUIREMENTS IN THE DOWNTOWN OVERLAY ZONES
(A) Allowed Uses Business uses allowed by right within the Downtown Overlay Zones are
reflected in Table 26-1 Since it is difficult and cumbersome to attempt a complete
listing of allowed uses, Table 26-1 refers to the 2007 North American Industry
Classification System ("NAICS") as the basis for identifying uses. The North American
Industry Classification System is the standard used by federal statistical agencies in
classifying business establishments for the purpose of collecting, analyzing, and
publishing statistical data related to the U S business economy
Residential uses allowed by right within the Downtown Overlay Zones shall be limited to
stand-alone multiple-family residential buildings (i.e., 4+ dwelling units per building), or
any number of residential units constructed above the first floor commercial space.
(B) Prohibited Uses.
(1) The following uses are expressly prohibited:
(a) Stand-alone single-family residential homes (i.e., 1 dwelling unit per
building/structure).
(b) Stand-alone plex residential uses (i.e., 2 to 3 dwelling units per
building/structure).
(c) Recreational vehicles used as a dwelling.
(d) Recreational vehicle parks and campgrounds.
(2) Business uses that are not included in Table 26-1 are considered prohibited
unless the Development Services Director or designee determines that the
traffic generation, parking demand, noise impact and odor impact of the use
falls within the range of expected impacts generated by the permitted uses
allowed within the overlay zone, and that the character of the use is related
to one of the categories of uses listed in Table 26-1
Stand alone single family residential homes (i e., 1 dwelling unit per building/structure),
stand alone plex residential uses (i.e., 2 to 3 dwelling units per building/structure) and
recreational vehicles used as a dwelling shall be prohibited wi#hrin the Downtown
Overlay Zones.
[7-7-11 Final Draft version] Page 6
(C) Conditional Uses. The following uses are classified as conditional uses and subject to
approval in accordance with the conditional use permit process:
(1) Medical marijuana uses
(2) Ancillary manufacturing uses between 50% and 75% of existing building floor
area.
(3) Airplane Sales and Service
(4) Boat sales and service
(5) Recreational vehicle sales and service
(6) Manufactured home sales/display
(D) Ancillary Manufacturing Uses An ancillary use is a subsidiary or secondary use or
operation connected to the main use of a building or piece of land. Ancillary
manufacturing uses (i.e., NAICS code 31-33) shall only be allowed in the downtown
overlay district if incidental and subordinate to the primary retail, office, public or
quasi/public use, provided that not more than 50%, up to a maximum of 1,500 square
feet, of the floor area of the business is engaged in these activities. No visible outside
storage of manufacturing vehicles, equipment and inventory shall be allowed for
ancillary uses.
Ancillary uses proposed to be between 50% and 75% of the total floor area may be
approved as a conditional use permit by the Planning and Zoning Commission
Table 26-1: Business Uses Allowed in Downtown Overlay District
NAICS Business Category NAICS Code
Retail 44—45
Transportation 4851, 4853, 487, 491 and 492
Information 51
Finance and Insurance 52
Real Estate/Rental/Leasing 53
Professional/Technical 54
Management 55
Administrative and Support 561
Education 61
Health Care/Social Service 62
Arts/Entertainment/Recreation 71
Accommodation and Food Service 72
Other Services 81
Public Administration 92
[7-7-11 Final Draft version] Page 7
§ 1-26-6 TEMPORARY USES
(A) For zoning purposes, a temporary use is established for a fixed period of time and shall
not involve the construction or alteration of any permanent building or structure. A
temporary structure is a feature, device, container or vehicle without a permanent
foundation or footing and which is removed when the designated time period, activity,
or use for which temporary structure was erected has ceased.
(B) Table 26-2 lists temporary uses that may be allowed subject to approval by the
Development Services Director or designee. Table 26-3 illustrates temporary uses that
are allowed without prior city approval
(C) The following conditions and standards shall apply to temporary uses and/or structures
(1) No temporary use signs shall be allowed in the public right-of-way.
(2) No unusual risk of injury to persons, no damage to public or private property, and
no detriment to surrounding properties shall occur.
(3) No adverse noise impact, no public or private disturbances, no nuisances shall
occur.
(4) No unsafe impediments, distractions, or congestion for vehicular or pedestrian
movement shall occur
(5) Proper security and trash removal shall be provided by the operator
(6) No permanent alterations to the affected site shall be allowed.
(7) No encroachment of a temporary use into established landscaped areas of
developed sites shall be allowed
(8) Sufficient space for the temporary use and associated off-street parking and
circulation is required.
(9) Temporary use signage shall not exceed 50 square feet (combined total) in size
and 10 feet in height
(10) Unless otherwise specified by staff, hours of operation shall be limited from 8
a.m. to 10 p.m.
(11) Approval of all applicable permits and licenses prior to operation shall be
required
[7-7-11 Final Draft version] Page 8
(12) The site shall be returned to its original condition within 48 hours of its
discontinuance.
(13) A Performance bond for public infrastructure damage and repair resulting from
the temporary use may be required by the Public Works Department in
accordance with Chapter 10 of the Apache Junction Land Development Code
(14) Location of parking and temporary equipment/structures, and the appearance of
temporary signs and structures, shall be approved by Development Services
Department staff prior to the temporary use being located on the property
Table 26-2: Temporary Uses and Structures Requiring Prior Administrative Approval
Temporary Use or Structure Maximum Time Frame Location
Temporary Office Facilities (i.e,To 1 year]renewable by staff for Developed or
support existing or developing business use) additional year upon a finding developing site
of need)
Construction-Related Activities (i e., 1 year (renewable by staff for Developed or
Construction trailers, modular units and additional year upon a finding developing site
parking to support construction and land of need)
development projects)
Community Events (Applies to events 4 consecutive days per Developed or vacant
conducted,organized and sponsored by specific event per site
non-profit organizations See Volume I, calendar year
Chapter 8 of the Apache Junction City Code)
Private Events (Applies to events 4 consecutive days per Developed or vacant
conducted,organized and sponsored by for- specific event_per site
profit organizations/businesses See calendar year
Volume I, Chapter 8 of the Apache Junction
City Code)
Seasonal Holiday Sales for Christmas 30 49 days per holiday per Developed or vacant
(i.e.,trees&wreaths), Halloween (i.e., location site
pumpkins&gourds) and 4th of July (i.e..
fireworks)afx31--T-144R-ksgiv4-Ag.
Farmers Market, Fruit & Produce 3 days per week per Developed or vacant
Stands (Excludes flea markets and swap location site
meets)
Flea Markets and Swap Meets (See 3 days per week per Developed site
Volume I, Chapter 8 of the Apache Junction location
City Code)
Vendors Using Carts, Booths or 3 days per week per Developed site
Kiosks (excludes food and beverage sales) location
Food/Beverage Cart or Concession 7 consecutive days per Developed site
Trailer(See Volume I, Chapter 8 of the location
Apache Junction City Code)
[7-7-11 Final Draft version] Page 9
Car Tent Sales (i e,Applies only to city 7 consecutive days, 4 Developed site
approved new and/or used car sites) occurrences per year
Classic Car Shows 3 days per week per Developed site
location
Grand Openings (See Volume►,Chapter 14 consecutive days Developed site
8 of the Apache Junction City Code)
Art Display and/or Sales 7 days per week Developed or vacant
site
Notes:
1 City council approved special events conducted, organized and sponsored by non-profit
organizations do not require Development Services Department approval.
2 In addition to approval from the Zoning Administrator,temporary uses listed in Table 26-2
may require approval of the Building Official, Fire Marshall and/or Police Department, and
license approvals from the City Clerk's office.
3. Approval of temporary uses not listed in Table 26-2 are subject to conditional use permit or
temporary use permit approval as otherwise provided in Chapter 1 (Zoning Code) of the
City of Apache Junction Land Development Code.
Table 26-3:Temporary Uses or Structures Not Requiring Prior Approval
Temporary Use or Structure Maximum Time Frame
Temporary Vehicle Washes by Civic and 2 consecutive days per use No more than 4
Nonprofit Organizations, or by Middle occurrences per parcel per year.
and Secondary School Groups
Sidewalk Sales. Civic and Nonprofit 4 days per calendar year per occurrence. No
Organizations more than 4 occurrences per parcel per year
§ 1-26-7 DEVELOPMENT STANDARDS APPLICABLE TO DOWNTOWN OVERLAY
DISTRICT
(A) The development standards set forth in the downtown overlay district are intended to
provide site design flexibility and a mix of uses The standards listed in Table 26-4 intend
to regulate building placement, height, floor area ratio, lot coverage, residential density,
setbacks, parking and lot frontage requirements for each of the three overlay zones.
[7-7-11 Final Draft version] Page 10
Table 26-4.Zoning Standards for Downtown Overlay District
Suburban Transition Downtown
Zoning Standards Overlay Zone Overlay Zone Overlay Zone
Max Residential Density 1 30 du/ac 30 du/ac 50 du/ac
Max FAR 2 1.5 2.0 3 0
Min Lot Size(business use) 3 None None None
Min Lot Size(residential use)3 5,000 sq ft 5,000 sq ft None
Min Lot Width 50 ft Oft O ft
Min Bldg Front Setback 4 0 ft 0 ft O ft/None
Min Bldg Side Setback 5 ft 5 ft 5 ft
Min Bldg Rear Setback 5 5 5
Max Heights 35 ft 45 ft 75 ft
Min Front Parking Setback 6 10 ft 10 ft 20 ft
Min Side or Rear Parking Setback6 3 ft 3 ft 3 ft
1. Residential density shall be based on the total number of dwelling units per net acre of
land Net acreage excludes federally patented easements and public right-of-way.
2 FAR (floor area ratio) is the ratio of the total floor area of buildings of a certain location to
the size of the land at that location (i e., total building floor area square footage/net lot
area square footage) Floor area ratio shall apply to non-residential development.
Residential development intensity shall be based on residential density standards. Mixed
use development shall allow a combination of the maximum FAR for non-residential
development and the maximum density for residential development.
3 There is no minimum lot size requirements for property being used exclusively for
businesses or work/live units. There is a minimum lot size requirement for property being
used for exclusive or mixed use residential activity in the Suburban and Transition Zones
a There is no minimum front building setback in all three zones within the Downtown
Overlay District.
s Building height shall be measured from existing average grade directly in front of the
building to the highest point of the building.
6 The minimum 10 foot front parking setback is intended to promote parking areas located
to the side or rear of the buildings. Existing parking areas that comply with the base zoning
district standards and are setback less than 10 feet from the front property line are
encouraged, but not required, to comply with the 10 foot minimum front setback
requirement as a condition of substantial improvement. The 3 foot side and rear parking
[7-7-11 Final Draft version] Page 11
setback may be waived by the Development Services Director or designee if located
adjacent to shared parking on adjoining lots
§ 1-26-8 OUTSIDE USE AND DISPLAY STANDARDS
(A) The Downtown Overlay District allows outdoor use and display that is intended to
enhance the pedestrian environment through the creative use of outdoor spaces by
providing businesses the opportunity to display a sample of their products and to sell
food and beverages in a manner that enhances the public realm by creating an
interesting and comfortable shopping and dining experience
Outdoor display of merchandise allows retailers an opportunity to inform and interest
the public by offering a small sample of the products that are available inside. Outdoor
display can also be appropriate for small retail products that are meant to be used
outside, such as garden ornaments, windsocks, and pool toys.
Outdoor display of merchandise is not intended to expand retail space or to assist in
liquidating clearance or discarded items The principal purpose of outdoor display in the
Downtown Overlay District is to enliven sidewalks and pedestrian plazas by promoting
pedestrian oriented businesses
(B) Restaurants are encouraged to provide outdoor dining subject to compliance with
appropriate licensing requirements
(C) There shall not be visible outdoor storage of business inventory, inoperable and/or
unlicensed vehicles, automobile parts, loose rubbish, garbage, junk, or building
materials on the lot Building materials for use on the same premises may be stored on
the parcel during the time that a valid building permit is in effect for construction
§ 1-26-9 PARKING STANDARDS
(A) On-site parking for the Downtown Overlay District shall comply with Table 26-5 and the
standards identified below
(1) Residential parking for mixed-use and live-work units may be designed and used
as tandem parking Tandem parking is not allowed, however, for guest parking or
common parking areas
(2) Parking areas shall be located at the rear or at the side of buildings wherever
feasible
[7-7-11 Final Draft version] Page 12
(3) Parking lot layout, landscaping and screening should be designed to avoid spill-
over light, glare, noise, or exhaust fumes onto adjacent residential properties
wherever feasible.
(4) Parking lot layout shall take into consideration pedestrian circulation Walkways
shall conform to requirements of the American with Disabilities Act(ADA).
(5) Off-street loading and deliveries shall be conducted on-site. This requirement
may be waived by the Development Services Director or designee if the property
size or configuration cannot reasonably accommodate off-street loading or
deliveries
(6) Cross access easements between adjacent commercial properties shall be
required as a condition of development or redevelopment approval. Property
owners shall prepare and record a Development Services Department approved
irrevocable offer of cross-access to the adjacent parcel and must design and
build the parking lot to accommodate existing or future cross-access. This
requirement may be waived by the Development Services Director or designee if
the adjacent properties cannot physically or spatially accommodate cross access
When adjacent property owners seek development or redevelopment approval,
they shall also be required to reciprocate with a similar cross-access
agreement(s) and then must install the physical access easement connection.
(7) Individual property owners shall control all rights to the use of their own parking
spaces, but may choose to allow shared use of these spaces in accordance with
reciprocal arrangements with other parties
(B) Parking plans that do not comply with the Downtown Overlays District parking
standards may be evaluated and approved by the Development Services Director or
designee in accordance with the following:
(1) Technical evidence that the proposed use(s) generate a parking demand that is
less than the required parking standard and that the resulting reduced number
of parking stalls can be properly accommodated on-site, and/or
(2) Documentation that all or a portion of the required parking can be
accommodated with off-site shared parking that is available within 100 feet of
the property, and/or
(3) Determination that all or a portion of the required parking can be
accommodated with existing public parking that is available within % mile of the
property.
[7-7-11 Final Draft version] Page 13
Table 26-5: Parking Standards for Downtown Overlay District
Uses Minimum Number of Required Spaces
Residential Uses
1 Bedroom Units 1 spaces per dwelling unit
2+ Bedroom Units 2 spaces per dwelling unit
Guest Spaces 0 5 spaces per dwelling unit
Senior Housing Based on individual need
Commercial Uses
Retail and Office Uses 1 space per 300 sq ft of gross floor area
Personal and Business Services 1 space per 300 sq ft of gross floor area
Hotels/Motels 1 space per guest room + 1 space per 120 sq ft
of gross floor area for banquet, assembly, or
restaurant seating area
Restaurants & Bars (including patio areas) 1 space per 120 sq ft of gross floor area
Medical and Dental Offices and Clinics 1 space per 240 sq ft of gross floor area
Health Clubs 1 space per 200 sq ft of gross floor area
Misc. Uses
Other Uses Not Listed Determined by the Development Services
Director and may require applicant submittal
of a supporting parking study.
§ 1-26-10 LANDSCAPING STANDARDS
(A) Property within the Suburban Zone, and portions of the Core Downtown Zone not zoned
as City Center District ("CCD"), shall comply with the landscape standards provided in
Chapter 6 of the Land Development Code.
However, due to the unique character of property located in the Transition Zone and
the City Center District, and the public interest in creating an economic incentive to
redevelop and reinvest within these areas, the following landscape standards shall
supersede the landscaping regulations and standards provided in Chapter 6 of the Land
Development Code and shall apply to buildings and developments being planned and
processed pursuant to the Transition Overlay Zone and the Core Downtown Overlay
Zone standards:
(1) Business zoned properties adjacent to residentially zoned lots/parcels are
encouraged to provide a landscape buffer between their business site and the
residential site
[7-7-11 Final Draft version] Page 14
(2) A landscape buffer between the parking lot area and public road right-of-way is
encouraged.
(3) Properties with greater than 50 parking stalls shall be required to install 1 tree
for every 10 parking stalls to reduce the heat island effect Trees shall meet a
minimum trunk height of 6 feet and a 1 5 inch minimum caliper measured 4 feet
above the ground, and be placed within or immediately adjacent to the parking
area. Each off-street parking space shall be within 40 feet of a tree, measured
from the tree trunk to the outer perimeter of the parking space
(4) All trees and plant material shall be compatible with the desert environment, be
water-efficient landscaping and shall conform to the current recommended plant
listing of the Arizona Department of Water Resources, or alternative materials
that are drought-resistant
(5) Required landscaping shall be installed prior to the issuance of a certificate of
occupancy or final inspection, as applicable A site inspection must be conducted
by the Planning Division to verify proper installation. It is the owner's (or owner's
representative's) responsibility to arrange an inspection appointment with the
Planning Division. A surety bond, cash deposit or assured letter of credit in an
amount to guarantee the installation of the landscaping within 6 months from
the date of issuance of the certificate of occupancy or final inspection may be
permitted by the Development Services Director or designee in lieu of
immediate installation of plant materials The allowable installation period will
not be extended more than 6 months from the date of the certificate of
occupancy or final inspection.
(6) All landscaping shall be reasonably maintained and any dead plant material shall
be replaced by the property owner within 30 days. Maintenance shall include
but not be limited to removal of debris, pruning, trimming, watering or other
requirements to create an attractive appearance for the development.
Maintenance must ensure that pedestrian and vehicular traffic will not be
obstructed by any of the vegetation.
(7) The requirement for undergrounding of overhead wires and equipment shall
comply with the Land Development Code, Chapter 6, Article 6-1-6 (D)
(8) Landscape planters, pots and/or flower boxes shall be required between the
building and the road right-of-way(s), along walkways, and within parking areas,
as approved by the Development Services Director or designee The landscape
planters, and/or flower boxes shall be appropriately sized and accommodate a
minimum of two 5 gallon shrubs per 20 feet of property frontage.
[7-7-11 Final Draft version] Page 15
§ 1-26-11 MIXED USE DEVELOPMENT STANDARDS
(A) Mixed-use development shall be allowed in the Downtown Overlay District. Mixed-use
combines residential use(s) with non-residential use(s) These uses may be mixed
vertically, for example by building apartments above ground-floor commercial space, or
horizontally, by building townhomes or apartments adjacent to commercial space
The maximum intensity of a mixed-use development shall not exceed the combined
maximum FAR for non-residential development and the maximum density for
residential development(see Table 26-4)
Mixed-use developments shall comply with the zoning and design standards provided
for in the Downtown Overlay District regulations Mixed-use development is intended to
promote the following.
(1) Office, storefront retail, restaurant and entertainment that integrates with
various residential components in order to create a downtown where people
live, work, and entertain
(2) Developments that create a pedestrian environment and promote pedestrian
activities that balance day and night uses.
(3) Innovative integration of compatible uses through the conversion of existing
buildings and the development of new buildings in a manner that fosters
sensitive and sustainable site design and architectural style.
§ 1-26-12 LIVE-WORK UNIT STANDARDS
(A) Live-work units are a unique type of mixed-use development that combines residential
living space and commercial or office space within one structure for a single
owner/operator. Live-work uses enable the city to adapt to changes in the economy and
meet the needs of special groups such as artists or new businesses that need smaller,
affordable work and housing space
(B) Live-Work units are allowed in all downtown overlay zones subject to the following
standards
(1) Live-work premises shall only be used by people who live and work on the
premises Living and working spaces shall not be rented or sold separately.
(2) Live-work units and buildings must comply with life/safety requirements
administered and enforced by the Development Services, Police and Public
Works Departments intended to protect the public health, safety, and welfare
[7-7-11 Final Draft version] Page 16
(3) The minimum total floor area of a live-work space shall be 750 square feet within
each unit All floor area other than that reserved for living space shall be
reserved and regularly used for working, sales and display space.
(4) The living space within the live-work unit shall be contiguous with and an integral
part of the working space, with direct access between the two areas, and not as
a separate stand-alone dwelling unit The residential component shall not have a
separate street address from the business component
(5) Where more than one live-work unit is proposed within a single structure, each
live-work unit shall be separated from other live-work units and other uses in the
structure Access to each unit shall be provided from common access areas and
corridors.
(6) Live-work units shall comply with building code requirements
§ 1-26-13 CIVIL ENGINEERING STANDARDS
(A) Except as otherwise stated below, development or redevelopment being planned and
processed in accordance with the Downtown Overlay District standards shall comply
with the Engineering Design Guidelines and Policies Manual (see Land Development
Code, Volume II, Chapter 10)•
(1) The Development Services Engineer or designee shall review and approve all site
plan applications for best access management practice Due to the unique nature
of established development sites along Apache Trail and the need for site design
flexibility for redevelopment, the Development Services Engineer may vary the
required access management standards identified within the Engineering Design
Guidelines and Policies Manual if determined that the development or
redevelopment site can safely manage ingress and egress.
(2) Stormwater management and retention requirements identified in the
Engineering Design Guidelines and Policies Manual shall not be required unless
there is an increase in the amount of impervious surface area as a result of the
proposed redevelopment, development, or expansion. The City Engineering
Design Guidelines and Policies Manual standard for stormwater management in
this area of the city is to retain 110% of the stormwater which falls within the
development from a 10-year storm of 24-hour duration for new developments
New developments on vacant land within the Downtown Overlay District shall
adhere to this stormwater management standard Redevelopment, expansion,
replacement and renovation projects within the Downtown Overlay District shall
[7-7-11 Final Draft version] Page 17
comply with this standard for any net increase of impervious surface area that is
in excess of the existing site's impervious surface area.
(3) All developments, redevelopment, or expansion impacted by the Special Flood
Hazard Areas inundated by 100-Year flood shall comply with the federal/state
guidelines and requirements, and the City Engineering Design Guidelines and
Policies Manual for stormwater management All developments shall comply
with the requirements of the National Pollutant Discharge Elimination System
(NPDES), the Arizona Pollutant Discharge Elimination System (AZPDES), and the
Stormwater Pollution Prevention measures.
§ 1-26-14 DOWNTOWN OVERLAY DISTRICT DESIGN GUIDELINES
(A) Substantial improvements Development and redevelopment within the Downtown
Overlay District shall comply with the Downtown Overlay District Design Guidelines 4
the development or redevelopment application is planned and proceed in accordance
with the Downtown Overlay District zoning standards, and if the development,
improvement as defined § 1 26 2 D .
§ 1-26-15 SIGN STANDARDS
(A) Sign standards for the Downtown Overlay District shall comply with the standard zoning
code sign regulations provided in the Land Development Code, Chapter 1, Article 1-21,
except as follows
(1) City Center District ("CCD") zoned properties shall comply with the CCD sign
standards provided in Chapter 1, Article 1-16-7-1-(F) of the City of Apache
Junction Land Development Code
(2) A sign located within the Transition Overlay Zone shall not hereafter be erected,
re-erected, constructed, or substantially altered except in conformance with the
Old West sign character as specified and illustrated in the Downtown Overlay
District Design Guidelines Substantial alteration shall be defined as any change
in the sign or sign structure exceeding 50% of the existing sign value, according
to the appraisal thereof by competent appraisers. Reasonable maintenance and
repairs shall not be considered as a substantial alteration
(3) If the property owner/applicant is proposing a substantial improvement to their
existing building located within the Transition Zone, and has chosen to follow the
Transition Overlay Zonc standards, proposed and/or existing signage shall
comply with the Old West sign character as specified in the Downtown Overlay
District Design Guidelines.
[7-7-11 Final Draft version] Page 18
(4) LED/Digital Signage. LED/digital signage shall be allowed subject to the following
conditions:
(e) Location of LED/digital signage shall only be allowed within an
approved freestanding sign.
(f) The LED/digital sign portion of the freestanding sign shall not be
greater than 50% of the total freestanding sign area.
(g) The LED/digital sign message and/or graphic display shall be changed
at minimum intervals of 8 seconds. Continuous animation, motion
graphics and/or videos shall not be allowed.
(h) Maximum brightness for LED/digital signs shall not exceed an
illumination of 5,000 NITS during daylight hours and 500 NITS during
the period from sunset to sunrise, as measured by a luminance meter
from a sign face at the point of maximum brightness.
§ 1-26-16 EXTERIOR LIGHTING STANDARDS
(A) Exterior lighting shall comply with the outdoor light control regulations provided in the
City's Land Development Code, Chapter 1, Article 1-23.
§ 1-26-17 REBUILDING DAMAGED OR DESTROYED BUILDINGS
(A) In cases of fire or natural disaster, a structure in the Downtown Overlay District that was
damaged or destroyed may be rebuilt upon the same lot provided that the new
structure complies with the building code(s) and conforms to either the base
commercial zoning district regulations or Downtown Overlay District regulations.
§ 1-26-18 BUILDING AND SITE RENOVATION, ENLARGEMENT, REPLACEMENT,
OR REPAIR
(A) Renovation, expansion, enlargement, replacement or repair of existing buildings that
are deemed by staff to be substantial improvements and sites that have been previously
approved and ce.structed 4i accordance with the Downtown Overlay District standards
shall comply with the Downtown Overlay Zoning District standards and Downtown
Overlay District Design Guidelines
[7-7-11 Final Draft version] Page 19
(B)Any alterations, repairs or rehabilitation work necessitated by a governmental or public
agency, public utility, or private utility shall not be subject to the Downtown Overlay
District standards.
(C) All renovation, expansion, enlargement, replacement, or repair of existing structures
shall comply with the local building code(s)
§ 1-26-19 INCENTIVES
(A) In addition to the modified zoning standards provided in the Downtown Overlay District,
development and redevelopment within the Downtown Overlay District may take
advantage of the incentives provided in the Downtown Infill Incentive District plan as
approved by the City Council through Resolution No 04-25, or subsequent amendment.
§ 1-26-20 OPTIONAL PRELIMINARY DEVELOPMENT PLAN ("PDR") REVIEW.
(A) The property owner may choose to skip, at their risk, the PDR process outlined in Article
1-25 of the City of Apache Junction Land Development Code.
§ 1-26-21 FEES
(A) Administrative fees associated with plan review and approval of development or
redevelopment projects in the Downtown Overlay Districts shall be subject to Apache
Junction City Code, Volume I, Chapter 4.
[7-7-11 Final Draft version] Page 20
Downtown Overlay District Design Guidelines DRAFT
PURPOSE
Apache Junction is a community with unique western character Although this western
character is valued by the community, increasing development pressure for standardized and
corporate-driven design solutions threaten the very essence of what makes Apache Junction an
interesting and unique place.
The Downtown Overlay District Design Guidelines ("Guidelines") outline the city's expectations
regarding future development, renovation, and redevelopment within the downtown area
illustrated in Figure 1. These Guidelines are designed to promote a balance between the
community's desire for appropriate development aesthetics and the economic viability of the
respective development
The Guidelines are intended to assist residents, property owners, business owners, builders,
developers, decision makers, and staff with planning downtown development and
redevelopment proposals These Guidelines are based on the Downtown Redevelopment and
Implementation Strategy adopted by the city council in 2010
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[7-1-11 draft edited version] Page 1
APPLICATION
The Guidelines are divided up into three distinct design zones, the Suburban Zone, Transition
Zone, and Core Downtown Zone as illustrated on Figure 1. Each zone reflects a unique character
and design criteria. When applied to the downtown overlay zones, these Guidelines replace and
supersede the "City of Apache Junction Commercial Design Guidelines" previously adopted by
the city council through Resolution No. 04-06.
The Development Services Director or cies' nee shall apply these design standards to
substantial building and/or sign improvements being proposed in the downtown area
BASIC DESIGN PRINCIPLES
The following principles highlight the most important concepts in making Downtown Apache
Junction the community desired by its residents and businesses These principles are the
foundation and reference point for the specific guidelines and design criteria developed for
each of the three downtown zones.
1. Design for the Human Scale: Create a sense of neighborhood and community that is
interesting, safe, walkable, comfortable, and attractive to businesses, shoppers, and
tourists.
2. Design Character Provide design guidance to owners, architects, and designers that
result in a unique and harmonious physical downtown area The Guidelines reflect a
southwestern architectural style for the Suburban Zone, an old west architectural style
for the Transition Zone, and an urban contemporary southwestern style for the Core
Downtown Zone
3. Mixed Use: Design for a mix of residential and commercial land uses to vitalize the
community and encourage people to live, work, recreate, and play within the downtown
area
4. Property Values and Investment. Design for lasting value that protects property values
and investments.
5 Sensitivity to Individual Expression Recognize that while the design criterion establishes
the city's desired architectural character for the downtown, the review process should
encourage reasonable architectural expression of each individual business within the
technical requirements of the twenty-first century. The Guidelines were designed to be
specific enough to provide direction and ensure quality development At the same time,
they are flexible enough to foster creative design that meets individual business
requirements and current methods of construction.
[7-1-11 draft edited version] Page 2
The following images illustrate architectural terms and expressions that may be used
throughout the Guidelines
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[7-1-11 draft edited version] Page 3
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B First floor display windows
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D. Transoms above entrance doors
E Clerestory portions of display windows
F Sign bands
G Parapet walls with caps or cornices
H. Vertical window patterns, shapes, window sills on 2nd floor
I. Pilasters and decorative brick or stone
WHY HAVE DESIGN GUIDELINES?
An important purpose of the Guidelines is to inform the community and property owners about
the city's desired design policies that will help create and sustain a unique downtown identity
and character The Guidelines also provide city staff and decision makers with a basis for
making consistent and informed design decisions.
[7-1-11 draft edited version] Page 4
I. SUBURBAN ZONE DESIGN GUIDELINES
The Suburban Zone may be described as a typical suburban retail strip that is dominated by
national retail brands. The development pattern reflects corporate architecture, automobile
orientation, and deep building setbacks with parking areas typically located between the
building and road. The overlay zoning and design standards for this zone are intended to
essentially maintain and continue the character of development and redevelopment that has
occurred in the recent past.
General Building Design
Building design in this zone should generally reflect and maintain the southwest design
character of recent developments such as Harley Davidson, Starbucks Coffee, and the Jack-in-
the Box restaurant. While standard corporate branding will be accommodated, the branding
design should be modified to incorporate and reflect the southwest design character as
illustrated below in Figure 2
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[7-1-11 draft edited version] Page 5
The illustrations reflected below in Figure 3 are indicative of the types of architectural design
appropriate for the Suburban Zone.
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The following general building design criterion applies to development within the Suburban
Zone:
1. Buildings should derive their image primarily from southwestern style design
2. Buildings within the same development complex or setting should consistently use
colors, materials, textures, patterns, and rhythms of other buildings within the complex.
3 Building design should be responsive to the Sonoran Desert climate Minimizing heat
gain through building orientation, architectural shading devices such as pronounced
eaves, fin walls and covered walkways are encouraged Long continuous expanses of
glass are highly discouraged
[7-1-11 draft edited version] Page 6
4. Colors and finish materials should have a light reflective value of less than thirty-five
(35) percent and comply with the "City of Apache Junction Southwest Color Palette"
approved by the city council through Resolution No. 04-06. Larger buildings should
incorporate multiple color schemes to help reduce the perception of overall building
mass and encourage a sense of rhythm along the street
5. All elevations of the building should express consistent architectural detailing and
character.
6. The perceived mass of a large building should be broken down by using building façade
articulation, variations in roof forms, mass and void techniques, modification of textures
and colors, deep set windows, wide building arcades, the accenting of building entries,
and the use of building focal points or vertical accents (see examples in Figures 4 and 5
below
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[7-1-11 draft edited version] Page 7
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to breakup building mass.
Roof Design
1. The top of the facade should provide a visual cap and a purposeful termination to the
design. Parapets, cornice elements or sloped roofs provide detail on the upper most
edge of the facade. Varied vertical parapet/cornice shapes and heights are encouraged
as illustrated below in Figure 6 below.
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interest of a development and minimize the perception of building scale.
[7-1-11 draft edited version] Page 8
Awning and Arcade Design
1 Where awnings are used to provide maximum shade, they should consist of opaque
material
2 Awnings should generally be a single color.
3. Awnings shall not be back lit or internally illuminated.
4. Sign lettering and/or logos should comprise no more than 30% of the total exterior
surface of an awning or canopy, and shall be included in the calculation of the allowable
sign area
5. Awnings may be provided along the entire frontage of commercial buildings.
6. Awnings or canopies should be hung above the display window space at least 10-14 feet
above the public walkway with a minimum 8-foot vertical clearance. They may extend 6-
8 feet over the walkway from the building's face
7. Examples of acceptable awnings are illustrated in Figure 7 below
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[7-1-11 draft edited version] Page 9
Fenestration
1 Buildings should meet the ground with a solid base treatment that creates a visual
transition from sidewalk to building wall Glass storefront wall systems that extend to
the ground are not recommended
2 An interesting variety of window sizes and styles should be utilized in larger
developments
3. Windows shall not be opaque.
Building Materials
1. The following building materials are generally inappropriate
• Imitation masonry
• Mirrored surfaces
• Vinyl or plastic imitation wood siding, with the exception of postconsumer recycled
materials
• Application of inappropriate veneers
2 Structures should consist of durable and natural materials.
3. The use and design of materials in the composition of structures shall consider
pedestrian level durability.
Building Massing and Articulation
1 Flexibility in the division of larger buildings into smaller tenant spaces should be
considered in the design and articulation of storefront modules
2 Facades should be well composed and articulated with a variety of materials and forms.
Cornice lines, accent bands and other facade elements can create interesting shadow
effects, contributing to the visual interest of a facade
3. Building entrances should be designed in a manner which breaks up the building mass
and aids in pedestrian orientation.
Signage
Signage shall comply with the sign requirements identified in Article 1-21, Chapter 1, of the City
of Apache Junction Land Development Code, and should respect the following guidelines
1 Wall signs should be integrated to appear part of the building façade
[7-1-11 draft edited version] Page 10
2 When there are multiple tenants for commercial uses, all signs should be consistent and
architecturally integrated in the form of size, shape, color, materials, lighting, and
placement
3 Visible raceways and transformers for individual letters are discouraged
4. In general, signs should enhance the visual interest and remain subordinate to the
overall character of the downtown area
5 Wall signs should be located on the upper portion of the first floor storefront and should
be centered within an area uninterrupted by doors, windows, or architectural details.
6. Sign mounting brackets and support structures should match other fixture materials
used on the facade of the building.
7. To convey a subtle appearance, the use of back-lit or reverse channel letters with halo
illumination rather than internally-lit signs are encouraged.
8. Fin facade signs should be perpendicular to the facade of the building, and at least 8
feet above the sidewalk. The outside edge must be at least 2 feet from the curb line,
and no more than 4 feet from the face of the building
9. Window signs should be limited to 25% coverage of the window area, including
temporary and sale signs. Seasonal window displays and seasonal lighting may
temporarily exceed this coverage
10. For two story buildings a horizontal transition element should be utilized between the
first floor and upper stories. Typically, this is a location for signage, canopies or
awnings The detail should break the plane of the wall surfaces and create a frame for
the first floor storefront design.
11 The following sign types are not recommended for use in the Downtown area:
• Illuminated box signs, whether flat or projecting
• Flashing signs
• Moving signs, or signs with moving elements
12 Digital LED sign components may be allowed within free-standing signs in accordance
with the Downtown Overlay District zoning standards. Figure 23 illustrates an example
of appropriate LED signage.
13. Wall mounted front façade signs should be located above the store front area and
should be integrated into the design of the facade, taking on characteristics of the
scale, lines and features of the façade as illustrated below in Figure 8.
[7-1-11 draft edited version] Page 11
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Figure 8
Landscaping
Landscaping shall comply with Article 6-1 of the City of Apache Junction Land Development
Code, and should reflect the following guidelines:
1. Indigenous upper Sonoran Desert landscape should be used to define pedestrian spaces
and soften the visual impact of site improvements
2 Landscaping should be provided along and against all buildings to blend the building into
the surrounding environment Raised planters, planting beds, and pots are encouraged
when designed to accentuate the architecture and enhance pedestrian spaces
3 Store fronts should incorporate canopy trees that coordinate with the placement of
arcades, signage, and store front windows
4. Landscape buffers should be provided to screen commercial and mixed-use
development from single-family residential uses Mature trees should be used to further
accentuate the buffer area
5 Curbing should be installed at the edges of all planters/medians adjacent to vehicular
circulation and parking areas
6 Pedestrian walkways linking site features should be a minimum of six (6) feet in width
and should incorporate landscaping and architectural shading
[7-1-11 draft edited version] Page 12
7 Perimeter planting beds with low shrubs and groundcover should be provided when
adjacent to public rights-of-way Large expanses of exposed mulch and grass are not
desirable.
8. Landscape features should be used to highlight entryway and other freestanding
signage, and to screen sign supports and ground-mounted equipment where practical.
Lighting
Lighting shall comply with the outdoor lighting requirements identified in Article 1-23, Chapter
1, of the City of Apache Junction Land Development Code, and the following design guidelines
1. In order to maintain the community's dark skies policy, exterior lighting should be low-
keyed, and only emphasized for safety and security purposes.
2. Light glare and excessive brightness should be eliminated Reflective materials in light
fixtures are highly discouraged. Cut-off fixtures, mounting height, and the elevation of
potential viewers should all be considered to control glare effectively.
3. Lighting of building facades or the use of architectural lighting that results in hot spots
on a building wall is discouraged.
4. The use of bollard lighting for pedestrian pathways and parking areas is encouraged and
is preferable to lights mounted on walls, posts or standards.
Access, Parking and Circulation
1 Covered parking should be architecturally integrated with buildings Lighting for covered
parking spaces should be shielded to avoid glare and/or light spillage onto adjacent
properties
2. Pedestrian pathways and spaces between buildings and outlying parking areas should
be well defined and provide for safe lighting, appropriate landscape design, and
hardscaping
3. Bicycle parking should be provided at locations that are easily identifiable, visible, and
convenient to customers/ users.
4. Alleys should be efficient for service vehicles as well as attractive for pedestrians.
5. Bicycle and pedestrian access to adjoining residential neighborhoods is encouraged in
appropriate locations.
[7-1-11 draft edited version] Page 13
Open Space and Amenities
1. Outdoor dining areas should be placed away from off-site uses that are sensitive to
noise and night-time activity Restaurant seating in the pedestrian portion of the public
right-of way may be conditionally permitted. Where space allows, outdoor dining areas
should be used to help synergize plazas, courtyards, and street frontages.
2. The placement of patios and plazas should address solar orientation and incorporate
both landscaping and architectural elements to provide shade for pedestrians.
3 Outdoor common areas including hardscape plazas, green spaces, water features and
play areas are desirable elements and should be treated as visual and functional focal
points.
4 The use of public art in open space areas is encouraged.
5. A combination of landscaping and architectural features should be used to create and
define pedestrian seating areas as illustrated in Figure 9 These areas should typically be
placed at internal locations.
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Figure 9. Provide for shaded pedestrian amenities
[7-1-11 draft edited version] Page 14
•
Screening
1 Utility cabinets and pedestals should be located where they can be screened from view.
They should not be located within a landscaping island in a parking lot where they are
subject to vehicle damage. Consideration should be given to accessibility for required
service and maintenance of such facilities
2. Where feasible, loading, service and equipment areas should not be visible from public
roadways or parking areas
3. Outdoor storage areas should be located behind or beside buildings and be shielded
from view of the street
4. Dumpsters should be located in the least visible location fully screened from view with
durable building materials that are coordinated with the overall building design as
illustrated below in Figure 10• a . �7� al
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Figure 10. Simple enclosure with painted walls and wood gates.
5. Rooftop mechanical equipment should be screened by architectural elements and
painted to match the color of the roof Figure 11 illustrates what is not desired, while
Figure 12 reflects desirable screening.
[7-1-11 draft edited version] Page 15
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Figure 11. Visible heating and air conditioning
equipment can detract from the desired design goals.
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Figure 12. Roof screen compatible with the building's architectural character
is setback from roof edge and completely hides the mechanical equipment.
[7-1-11 draft edited version] Page 16
Drive Thru Facilities
1. To the extent practical, drive—thru facilities should be oriented away from public streets.
2 Adequate vehicle queuing length should be provided to ensure that stacking traffic does
not obstruct on-site or off-site pedestrian or vehicular traffic. Drive-through
covers/enclosures should be designed to add variation to the building's mass and
appear integrated with its architecture as illustrated in Figure 13
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Mixed-Use Development
1 The residential portion of a mixed use building should incorporate typical
residential features such as porches and balconies that offer façade articulation and
transparency. Residential balconies should be recessed and not overhang above the
public space.
2. Multi-family structures in the downtown area should encourage pedestrian activity
at the street level through the appearance of commercial architectural design of
the first floor
3. Additions should be designed so as not to obscure, alter or destroy the character of
the original building when viewed from a public right-of-way.
[7-1-11 draft edited version] Page 17
II. TRANSITION ZONE DESIGN GUIDELINES
The Transition Zone may be currently described as a mixture of older strip commercial uses
including hotels, restaurants, specialty retail, car sales, and gas stations The properties tend to
be smaller in size and many of the buildings reflect maintenance and structural decline. The
overlay zoning standards for this zone are intended to provide reasonable flexibility to promote
and encourage development and redevelopment. Additionally, the overlay zoning for this zone
promotes sign and building design standards that reflect an old west character in accordance
with the 2010 Downtown Redevelopment and Implementation Strategy Plan
General Building Design
Western commercial design is characterized by relatively small scale buildings when compared
to the commercial malls and big box stores that are often thought of as representing retail
development today. Rather than detached structures set back from the street with parking in
front, the western town tended to have a series of structures that adjoined each other to form
a continuous sidewalk, often covered with a porch or awnings, as historically portrayed in
Figure 14
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Structures are generally 1% to 2 stories in height (16 to 25 feet) but may vary slightly from this
standard and thus avoid a continuous cornice or parapet line. Windows would be composed of
multiple panes of glass since the technology and manufacturing processes of the 19th century
were not suitable for creating the large storefronts often utilized in commercial development
today
[7-1-11 draft edited version] Page 18
Since most old west style development is associated with an era before the automobile, the
scale of the windows, displays, entries, architectural detail and signage was proportioned for
viewing and use by the pedestrian All these features, therefore, were smaller and often more
elaborate.
The overall features of western architecture tended to be rectilinear with a dominant use of the
90 degree angle for major plan and elevation elements. This was in major part dictated by the
use of simple framing methods available to the western carpenter or builder Curves, domes,
semicircular arches, and heavy columns as represented in Spanish and Mediterranean
architectural styles based in a masonry technology were relatively rare
The illustrations reflected below in Figure 15 are indicative of the types of architectural design
appropriate for the Transition Zone
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[7-1-11 draft edited version] Page 19
The following general building design criterion applies to development within the Transition
Zone:
1 Buildings should derive their image primarily from old west style design.
2 Buildings within the same development complex or setting should consistently use
colors, materials, textures, patterns, and rhythms found with other buildings in the
complex
3. Building design should be responsive to the Sonoran Desert climate. Minimizing heat
gain through building orientation, architectural shading devices such as pronounced
eaves, fin walls and covered walkways are encouraged Long continuous expanses of
glass are highly discouraged.
4. Colors and finish materials should have a light reflective value of less than thirty-five
(35) percent and comply with the "City of Apache Junction Southwest Color Palette"
approved by the council through Resolution No. 04-06. Larger buildings should
incorporate multiple color schemes to help reduce the perception of overall building
mass and encourage a sense of rhythm along the street.
5. Buildings are encouraged to be set along the front property line (i.e., zero front
setback).
6. Use of materials which are representative of the western style should include vertical
wood board and batten, horizontal wood siding, stucco and brick masonry.
7. Pedestrian friendly amenities such as porches, benches, awnings, recessed entries, and
planters along the sidewalks are encouraged.
8. Obvious use of more modern materials such as plywood, large plate glass windows,
unfinished aluminum, and plastic should be avoided.
Awning and Arcade Design
1. Where awnings are used to provide maximum shade, they should consist of opaque
material
2 Awnings shall not be back lit or internally illuminated, and should generally be a single
color
3 Sign lettering and/or logos shall comprise no more than 30% of the total exterior surface
of an awning or canopy, and shall be included in the calculation of the allowable sign
area.
[7-1-11 draft edited version] Page 20
4. Awnings may be provided along the entire frontage of commercial buildings.
5 Awnings or canopies should be hung above the display window space at least 10-14 feet
above the public walkway with a minimum 8-foot vertical clearance They may extend 6-
8 feet over the walkway from the building's face.
6 Examples of acceptable arcades and porches are illustrated below in Figure 16.
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Building Entrances
The old west design style tended to minimize large, spacious entry courtyards or grand entry
statements which are often associated with other architectural styles such as the Romanesque
Revival of the eastern United States or Spanish Revival in the west. A sense of entry was
important, however, and merited a space to step away from the sidewalk and provide a
transition from the outside to the inside of a commercial establishment. Entries were often
treated with extra trim, accent colors, more elaborate hardware, and window signage as well as
perhaps a change in material from the sidewalk or boardwalk.The scale was geared toward the
pedestrian and the immediate environment of the adjacent sidewalk.
[7-1-11 draft edited version] Page 21
A change of pavement from that of the sidewalk is encouraged. For brick masonry buildings the
pavement might be brick or tile pavers For wood structures or steel trowelled plaster, perhaps
a textured and colored concrete or tile pavers would be appropriate depending on the
architectural design of the building.
Entryways should be set back behind the sidewalk a minimum of a projected door swing
(typically a minimum of three feet) and the width will often be dictated by handicapped access
requirements. The width of entry spaces should be adequate to accommodate several people
at one time as illustrated below in Figure 17
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Figure 17. Recessed entry with detailed painted
wood trim at sides give character at the pedestrian level.
[7-1-11 draft edited version] Page 22
Fenestration
1. Utilize multiple panes of glass rather than single large sheets.
2 Provide accent trim and framing for wood installations. If aluminum or other materials
are used,the overall character should replicate or recall wood type installations
3 Consider use of transom windows (small windows above larger storefront windows and
doors
4. Consider the use of awnings.
5. Doors should generally be solid or opaque around their perimeter with one or more
glass panels in the center. Multiple panels or panes of glass within the door are
encouraged. Slab doors without articulation, or modern tempered glass doors with or
without perimeter frames are discouraged.
6. Doors are encouraged to have more ornate hardware utilizing brass or bronze as a
material (recognizing that the configuration will have to meet accessibility
requirements)
7 Consider using sidelights adjacent to doors.
8. Use of accent colors in entry areas is encouraged as illustrated above in Figure 17.
9. Display windows on the ground floor of retail and commercial buildings shall be the
predominant surface on the first story. New commercial construction shall provide a
minimum of fifty percent of the first floor wall surface in windows that face the street.
10. Buildings should meet the ground with a solid base treatment that creates a visual
transition from sidewalk to building wall Glass storefront wall systems that extend to
the ground are not recommended
11. An interesting variety of window sizes and styles should be utilized in larger
developments
12 Upper floor windows are differentiated from the first floor in terms of size, proportion
and rhythm. However, they are organized in relationship to first floor elements Figure
18 below illustrates the desired proportion of window design.
[7-1-11 draft edited version] Page 23
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between upper and lower floors between upper and lower floors
Figure 18
[7-1-11 draft edited version] Page 24
Building Materials
1 The use of construction materials along the street facade shall be compatible with the
old west character.
Materials encouraged include the following:
• Vertical wood board and batten. Plywood with individually nailed on batten may
also be allowed if the completed character of the facade recalls the old western
style.
• Horizontal wood siding with a reveal (drop siding). Other siding materials which
replicate this character may also be used
• Brick masonry and slumpstone that compliments the western style and the
architectural character of the building
• Stucco and adobe finishes in conjunction with other building materials so that
reflect the overall western appearance
Materials strongly discouraged include the following:
• Modern aluminum and glass storefront construction
• Scored plywood
• Exposed concrete block (concrete masonry units)
• False veneers
2 Roof materials shall be compatible with those typically used in the western style and
include the following. Materials encouraged include the following.
• Composition Shingle (minimum of 40 year lifetime)
• Shakes (if permitted by fire code with fire resistive treatment.)
• Slate or flat concrete tile
• Corrugated or standing seam metal in color and finish compatible with the
western style
Building Massing, Articulation and Detail
1. Facades should be well composed and articulated with a variety of materials and forms
Cornice lines, accent bands and other façade elements can create interesting shadow
effects, contributing to the visual interest of a facade
2. Building entrances should be designed in a manner which breaks up the building mass
and aids in pedestrian orientation
3. Visible roof shapes are to be compatible with the western style. Typically these roofs are
of a shed or a single gable type with the ridgeline running perpendicular to the street
and terminating at the false front or parapet of the building
[7-1-11 draft edited version] Page 25
4 Elaborate compound forms such as those associated with Victorian Gothic (with towers,
dormers, and multiple gables) or mansard roof forms are discouraged.
5. Gutters and downspouts on the exterior of the building should be considered during the
architectural design process
6. The joining and accenting of details of various materials form a major component of an
architectural style In the old west style typical details would include the following:
• Pilasters and reveals in masonry construction.
• Cornices and corbels along parapets — usually of wood but sometimes formed of
metal, or now painted resins.
• Accent base and capitals on posts and columns.
• Champhered corners on posts and columns.
• Multiple layers of trim and moldings (often accented with different colors)
• Rounded edges on pilasters and columns.
• Shaped runners and turned wood spindles in hand rails.
Signage
Signage shall comply with the sign requirements identified in Article 1-21, Chapter 1, of the City
of Apache Junction Land Development Code, except as otherwise provided below.
1 Wall signs should be integrated to appear part of the building facade
2. When there are multiple tenants for commercial uses, all signs should be consistent and
architecturally integrated in the form of size, shape, color, materials, lighting, and
placement
3. Visible raceways and transformers for individual letters are discouraged.
4 In general, signs should enhance the visual interest and remain subordinate to the
overall character of the Transitional Zone
5 Wall signs should be located on the upper portion of the first floor storefront and should
be centered within an area uninterrupted by doors, windows, or architectural details.
6 Sign mounting brackets and support structures should match other fixture materials
used on the façade of the building
7. To convey a subtle appearance, the use of back-lit or reverse channel letters with halo
illumination rather than internally-lit signs are encouraged.
[7-1-11 draft edited version] Page 26
8. All light fixtures, conduit and shielding shall be painted a flat, dark color, or shall be
painted to match either the building or the supporting structure that serves as the
background of the sign.
9. Window signs should be limited to 25% coverage of the window area, including
temporary and "sale" signs. Seasonal window displays and seasonal lighting may
temporarily exceed this coverage.
10. Signs may incorporate graphic symbols, logos, and other elements to provide visual
interest and theme continuity. However, in order to preserve the western era
character, corporate marketing themes, logos, corporate colors, and prototypes shall
not become a dominant visual feature of the site, or building.
11 Wall mounted front facade signs should be located above the store front area, or
signage should be integrated into the design of the facade, taking on characteristics of
the scale, lines and features of the façade as illustrated in Figure 8
12 In keeping with the old west character, flashing signs, neon signs, and luminous tube
signs are strongly discouraged.
13 Signs should not cover up windows or important architectural features.
14. Hanging and projecting signs above walkways shall have a minimum of eight feet of
clearance above the pavement and should have a maximum of six square feet per sign.
15. Plastic or routed aluminum sign faces are discouraged
16 Spotlighting or halo lighting of signs are encouraged. Exposed neon may be considered
if architecturally compatible.
17 The following sign types are not recommended for use in the Downtown area:
• Illuminated box signs, whether flat or projecting
• Flashing signs
• Moving signs, or signs with moving elements
18 Digital LED sign components may be allowed within free-standing signs in accordance
with the Downtown Overlay District zoning standards Figure 23 illustrates an example
of appropriate LED signage.
19. Painted signs with external lighting are the preferred sign style for this zone Text/font
styles such as Helvetica or Arial are inappropriate for the western era. Signs can be
painted on facade elements or can be carved into, painted on, or constructed of wood,
[7-1-11 draft edited version] Page 27
wood composite or metal materials. Examples of acceptable signs are illustrated below
in Figure 19.
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Landscaping
The landscaping standards identified in the Downtown Overlay District's Transition Zone
supersede the landscaping requirements identified in Article 6-1 of the Apache Junction Land
Development Ordinance, and are intended to provide greater flexibility with minimalist
landscaping requirements. As a result, landscaping will focus on strategically placed planter
boxes, planting beds, and pots rather than regimented planting schedules typically required for
buffers, screening, and open space coverage. Figure 20 illustrates the type of landscaping
desired for the Transition Zone.
[7-1-11 draft edited version] Page 28
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Figure 20
Lighting
Lighting shall comply with the outdoor lighting requirements identified in Article 1-23, Chapter
1, of the City of Apache Junction Land Development Code, and the following design guidelines
1. In order to maintain the community's dark skies policy, exterior lighting should be low-
keyed, and only emphasized for safety and security purposes.
2 Light glare and excessive brightness should be eliminated. Reflective materials in light
fixtures are highly discouraged. Cut-off fixtures, mounting height, and the elevation of
potential viewers should all be considered to control glare effectively.
3 Lighting of building facades or the use of architectural lighting that results in hot spots
on a building wall is discouraged.
4 The use of bollard lighting for pedestrian pathways and parking areas is encouraged
and is preferable to lights mounted on walls, posts or standards
[7-1-11 draft edited version] Page 29
5 Low wattage up-lighting of building elements and adjacent trees can be an effective
and attractive lighting technique
6. Vintage lighting fixtures or replicas should be used when the lighting is visible from the
sidewalk or street The fixtures should complement the building's architecture.
7 Lighting fixtures for parking lots should not exceed 12 feet in height and should ideally
reflect an architectural character compatible with the old west style High intensity
lighting on modern poles with exposed elements (such as cobra heads) is discouraged.
Access, Parking and Circulation
1. Covered parking should be architecturally integrated with the adjacent buildings
Lighting for covered parking spaces should be shielded to avoid glare and/or light
spillage onto adjacent properties
2. Pedestrian pathways and spaces between buildings and outlying parking areas should
be well defined and provide for safe lighting, appropriate landscape design, and
hardscaping
3. Bicycle parking should be provided at locations that are easily identifiable, visible, and
convenient to customers/ users.
4. Alleys should be efficient for service vehicles as well as attractive for pedestrians
5 Bicycle and pedestrian access to adjoining residential neighborhoods is encouraged.
6. Parking to the side or rear of buildings is appropriate as illustrated below in Figure 21.
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Figure 21
[7-1-11 draft edited version] Page 30
Open Space and Amenities
1. A combination of landscaping and architectural features should be used to create and
define pedestrian seating areas. These areas should typically be placed at internal
locations or near corners of buildings which are easily accessible to the pedestrian
2. Outdoor dining areas should be placed away from off-site uses that are sensitive to
noise and night-time activity. Restaurant seating in the pedestrian portion of the public
right-of way may be conditionally permitted. Where space allows, outdoor dining areas
should be used to help synergize plazas, courtyards, and street frontages.
3 The placement of patios and plazas should address solar orientation and incorporate
both landscaping and architectural elements to provide shade for the pedestrian.
4. Outdoor common areas- including hardscape plazas, green spaces, water features and
play areas- are desirable elements, and should be treated as visual and functional focal
points
5. The use of public art is encouraged
6. Provide ornamental pedestrian scale lighting sufficient to ensure secure walking
conditions after dark, especially at sidewalks, plazas and pedestrian crossing areas.
Screening
1. Utility cabinets and pedestals should be located where they can be screened from
view. They should not be located within a landscaping island in a parking lot where
they are subject to vehicle damage. Consideration should be given to accessibility for
required service and maintenance of such facilities.
2. Where feasible, loading, service and equipment areas should not be visible from public
roadways or parking areas.
3. Outdoor storage areas should be located behind or beside buildings and be shielded
from view of the street
4. Dumpsters should be fully screened from view with durable building materials that are
coordinated with the overall building design as illustrated below in Figure 10.
5. Rooftop mechanical equipment should be screened by architectural elements and
painted to match the color of the roof Figure 11 illustrates what is not desired, while
Figure 12 reflects desirable screening
[7-1-11 draft edited version] Page 31
Drive Thru Facilities
1 To the extent practical, drive—thru facilities should be oriented away from public
streets and primary development entrances.
2. Adequate vehicle queuing length should be provided to ensure that stacking traffic does
not obstruct on-site or off-site pedestrian or vehicular traffic. Drive-through
covers/enclosures should be designed to add variation to the building's mass and
appear integrated with its architecture as illustrated in Figure 13.
Mixed-Use Development
1. The residential portion of a mixed use building should incorporate typical
residential features such as porches and balconies that offer facade articulation and
transparency Residential balconies should be recessed and not overhang above the
public space
2. Multi-family structures in the downtown area should encourage pedestrian activity
at the street level through the appearance of commercial architectural design of
the first floor Continuity of the typical storefront or commercial facade even if the
first floor is used as residential will provide a welcoming thoroughfare.
3. Additions should be designed so as not to obscure, alter or destroy the character of
the original building when viewed from a public right-of-way.
[7-1-11 draft edited version] Page 32
III. CORE DOWNTOWN ZONE DESIGN GUIDELINES
This Core Downtown Zone may be described as the central core of the city with a mixture of old
and new developed properties, vacant land, educational uses and civic uses The base zoning
district reflects a decidedly more urban pattern of mixed land use, building height and intensity
The overlay zoning and design standards for this zone are intended to maintain and continue
the base zoning's urban theme and promote a mixed-use pattern of land use.
General Building Design
The architecture of buildings in this zone should generally reflect an urban main street quality
that is distinctive from the western character in the Transition Zone While variations in
architectural style and interest will be accommodated, the built environment should be
developed to a human scale and encourage pedestrian circulation.
The examples illustrated below in Figure 22 reflect the city's targeted site and building design
for this zone:
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Figure 22
[7-1-11 draft edited version] Page 33
The following general building design criteria apply to development within this zone:
1. Buildings within the same development complex or setting should consistently use
colors, materials, textures, patterns, and rhythms found with other buildings in the
complex
2 The perceived mass of a building should be broken down by using building facade
articulation, variations in roof forms, mass and void techniques, modification of
textures and colors, deep set windows, wide building arcades, the accenting of building
entries, and the use of building focal points or vertical accents as exemplified in Figures
4 and 5
3. Building design should be responsive to the Sonoran Desert climate. Minimizing heat
gain through building orientation, architectural shading devices such as pronounced
eaves, fin walls and covered walkways are encouraged Long continuous expanses of
glass are highly discouraged
4. Colors and finish materials should have a light reflective value of less than thirty-five
(35) percent and comply with the "City of Apache Junction Southwest Color Palette"
approved by the city council through Resolution No 04-06 Larger buildings should
incorporate multiple color schemes to help reduce the perception of overall building
mass and encourage a sense of rhythm along the street.
5 All elevations of the building should express consistent architectural detailing and
character
6. Development design should encourage walking and biking rather than driving between
businesses.
7. Building design should provide visibility into commercial buildings at the ground level
and incorporate arcades and awnings to provide shade to both pedestrians and store
front windows.
8 The top of the facade should provide a visual "cap" and a purposeful termination to the
design. Parapets, cornice elements or sloped roofs provide detail on the upper most
edge of the facade Varied vertical parapet/cornice shapes and heights are encouraged
as illustrated in Figure 8.
Awning and Arcade Design
1 Where awnings are used to provide maximum shade, they should consist of opaque
material.
2. All awnings on an individual building should be a single color.
[7-1-11 draft edited version] Page 34
3. Awnings shall not be back lit or internally illuminated.
4 Sign lettering and/or logos should comprise no more than 30% of the total exterior
surface of an awning or canopy, and shall be included in the calculation of the allowable
sign area.
5 Awnings may be provided along the entire frontage of commercial buildings Marquees
are encouraged where appropriate
6 Awnings or canopies shall be hung above the display window space at least 10-14 feet
above the public walkway with a minimum 8-foot vertical clearance They may extend 6-
8 feet over the walkway from the building's face.
7 Examples of acceptable awnings are illustrated in Figure 7
Fenestration
1 Buildings should meet the ground with a solid base treatment that creates a visual
transition from sidewalk to building wall. Glass storefront wall systems that extend to
the ground are not recommended
2. An interesting variety of window sizes and styles should be utilized in larger
developments.
3. Windows shall not be opaque.
4. Building entrances should be defined for ease of use Weather protection features are
also encouraged
5. Upper floor windows are differentiated from the first floor in terms of size, proportion
and rhythm. However, they are organized in relationship to first floor elements.
6. Display windows on the ground floor of retail and commercial buildings shall be the
predominant surface on the first story New commercial construction should provide a
minimum of fifty percent of the first floor wall surface in windows that face the street as
illustrated in Figure 18.
Building Materials
1. The following building materials are generally inappropriate.
• Imitation masonry
• Mirrored surfaces
• Vinyl or plastic imitation wood siding, with the exception of postconsumer
recycled materials
[7-1-11 draft edited version] Page 35
• Application of inappropriate veneers
2. Structures should consist of durable and natural materials
3. The use and design of materials in the composition of structures shall consider
pedestrian level durability
Building Massing and Articulation
1 Flexibility in the division of larger buildings into smaller tenant spaces should be
considered in the design and articulation of storefront modules
2. Facades should be well composed and articulated with a variety of materials and forms.
Cornice lines, accent bands and other façade elements can create interesting shadow
effects, contributing to the visual interest of a facade.
3. Building entrances should be designed in a manner which breaks up the building mass
and aids in pedestrian orientation
4 Building forms should be articulated by varying roof heights and wall planes Long,
unbroken volumes and large, unarticulated wall and roof planes are not appropriate.
5. The layout of primary buildings and outlot buildings should be varied to achieve an
interesting visual environment.
6. Where a shopping street is to be created, structures should be built with minimal retail
storefront setbacks at internal roadways and plazas to create a pedestrian oriented
street wall. Structures in this alignment should include inviting storefront windows,
easily identifiable entrances, and prominent display areas.
7. Multiple-story taller buildings may be acceptable where compatible with adjoining uses
and designed to minimize the appearance of building bulk and mass This can be
accomplished through upper story setbacks, changes in building materials, and the
articulation of building details.
Signage
Non-CCD zoned property signage shall comply with the sign requirements identified in Article 1-
21, Chapter 1, of the City of Apache Junction Land Development Code. CCD zoned property
shall comply with CCD district sign standards. All Core Downtown District signs should respect
the following design guidelines.
1. Sign design for the Corp Downtown Zone is not based on a specific theme or style, but
rather should be an extension of the primary building quality and aesthetics.
[7-1-11 draft edited version] Page 36
2 Wall signs should be integrated to appear part of the building façade
3. When there are multiple tenants for commercial uses, all signs should be consistent and
architecturally integrated in the form of size, shape, color, materials, lighting, and
placement
4. Visible raceways and transformers for individual letters are discouraged
5 In general, signs should enhance the visual interest and remain subordinate to the
overall character of the downtown area
6. Wall signs should be located on the upper portion of the first floor storefront and should
be centered within an area uninterrupted by doors, windows, or architectural details
7. Sign mounting brackets and support structures should match other fixture materials
used on the facade of the building.
8. To convey a subtle appearance, the use of back-lit or reverse channel letters with halo
illumination rather than internally-lit signs are encouraged.
9. Facade mounted fin signs should be perpendicular to the facade of the building and at
least 8 feet above the sidewalk. The outside edge must be at least 2 feet from the curb
line, and no more than 4 feet from the face of the building.
10. Window signs should be limited to 25% coverage of the window area, including
temporary and "sale" signs. Seasonal window displays and seasonal lighting may
exceed this coverage for a maximum of sixty days. Internally illuminated flashing signs
in windows are also prohibited
11 Wall mounted signs located above the store front area, or signage should be integrated
into the design of the facade, taking on characteristics of the scale, lines and features
of the facade as illustrated in Figure 8.
12 For two story buildings a horizontal transition element should be utilized between the
first floor and upper stories Typically, this is a location for signage, canopies or
awnings The detail should break the plane of the wall surfaces and create a frame for
the first floor storefront design.
13 The following sign types are not recommended for use in the Downtown area:
• Illuminated box signs, whether flat or projecting
• Flashing signs
• Moving signs, or signs with moving elements
[7-1-11 draft edited version] Page 37
14. Digital LED sign components may be allowed within free-standin• si•ns in accordance
with the Downtown Overlay District zoning standards. Figure 23 illustrates an example
of appropriate LED signage_
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Figure 23
Landscaping
The landscaping standards identified in the Downtown Overlay District's Core Downtown Zone
supersede the landscaping requirements identified in Article 6-1 of the Apache Junction Land
Development Ordinance, and are intended to provide greater flexibility with minimalist
landscaping requirements As a result, landscaping will focus on strategically placed planter
boxes, planting beds, and pots rather than regimented planting schedules typically required for
buffers, screening, and open space coverage. Figure 20 illustrates the type of landscaping
desired for the Core Downtown Zone.
[7-1-11 draft edited version] Page 38
Lighting
Lighting shall comply with the outdoor lighting requirements identified in Article 1-23, Chapter
1, of the City of Apache Junction Land Development Code, and should respect the following
design guidelines
1. In order to maintain the community's dark skies policy, exterior lighting should be low-
keyed, and only emphasized for safety and security purposes
2. Light glare and excessive brightness should be eliminated. Reflective materials in light
fixtures are highly discouraged Cut-off fixtures, mounting height, and the elevation of
potential viewers should all be considered to control glare effectively.
3. Lighting of building facades or the use of architectural lighting that results in hot spots
on a building wall is highly discouraged.
4. The use of bollard lighting for pedestrian pathways and parking areas is encouraged and
is preferable to lights mounted on walls, posts or standards
Access, Parking and Circulation
1. Interconnect pedestrian destinations such as parks, trail systems, transit stations, bus
stops, and entertainment
2 Plan land use according to the 10-minute (0.25 mile/0.4 km) walk rule.
3. Provide walkways adjacent to roadways, but separate from the curb whenever possible
with landscaping, a bicycle lane, or on-street parking.
4. Encourage people to walk by creating places that use land use, destination pedestrian
facilities, and economic and cultural activities to establish walking as a primary or
secondary activity.
Open Space and Amenities
1. Outdoor common areas including hardscape plazas, green spaces, water features and
play areas are desirable elements and should be treated as visual and functional focal
points
2 The use of public art is encouraged.
3. Integrate plazas and other spaces of varying scales to provide rest, relaxation and
outdoor dining opportunities for shoppers and other visitors. Spaces should be
conveniently positioned adjacent to walkways and buildings
[7-1-11 draft edited version] Page 39
4. Site features should be varied in color, pattern and texture within a coordinated palette
that relates to the building architecture High quality materials and finishes should be
used throughout.
5. Where practical, benches, water fountains and waste receptacles should be visually and
functionally coordinated with the overall site design The location of waste receptacles
should be provided as part of the development plan
Screening
1. Utility cabinets and pedestals should be located where they can be screened from view.
They should not be located within a landscaping island in a parking lot where they are
subject to vehicle damage Consideration should be given to accessibility for required
service and maintenance of such facilities.
2. Dumpsters should be fully screened from view with durable building materials that are
coordinated with the overall building design as illustrated in Figure 10.
3 Rooftop mechanical equipment shall be screened by architectural elements and painted
to match the color of the roof. Figure 11 illustrates what is not desired, while Figure 12
reflects desirable screening.
4. Where feasible, loading, service and equipment areas should not be visible from public
roadways or parking areas
5. Outdoor storage areas should be located behind or beside buildings and be shielded
from view of the street.
Drive Thru Facilities
1 To the extent practical, drive—thru facilities should be oriented away from public
streets.
2. Adequate vehicle queuing length should be provided to ensure that stacking traffic
does not obstruct on-site or off-site pedestrian or vehicular traffic. Drive-through
covers/enclosures should be designed to add variation to the building's mass and
appear integrated with its architecture as illustrated in Figure 13.
Mixed-Use Development
1 The residential portion of a mixed use building should incorporate typical residential
features such as porches and balconies that offer facade articulation and transparency.
Residential balconies should be recessed and not overhang above the public space
[7-1-11 draft edited version] Page 40
2. Multi-family structures in the downtown area should encourage pedestrian activity at
the street level through the appearance of commercial architectural design of the first
floor. Continuity of the typical storefront or commercial facade even if the first floor is
used as residential will provide a welcoming thoroughfare.
3. Additions should be designed so as not to obscure, alter or destroy the character of the
original building when viewed from a public right-of-way
[7-1-11 draft edited version] Page 41