HomeMy WebLinkAboutRES 04-06 RESOLUTION NO. 04-06
A RESOLUTION OF THE MAYOR AND CITY COUNCIL OF THE CITY OF
APACHE JUNCTION, PINAL AND MARICOPA COUNTIES, ARIZONA, FOR
THE ADOPTION OF THE DESIGN DICTIONARY AND THE COMMERCIAL
DESIGN GUIDELINES.
WHEREAS, the City of Apache Junction General Plan calls for
implementation measures for the beautification of the community; and
WHEREAS, the "Town Hall 2002 Downtown.Alive" developed a
community wide consensus of the need for design guidelines within the
downtown business redevelopment area: and
WHEREAS, the Apache Junction Main Street Program values
innovation and flexibility for emerging commercial developments: and
WHEREAS, the Apache Junction Main Street Program has developed
Commercial Design Guidelines and a Design Dictionary: and
WHEREAS. the Apache Junction Main Street Program embraces the
goals , objectives and achievements of Commercial Design guidelines: and
WHEREAS, City staff has reviewed the Design Dictionary and
Commercial Design Guidelines and anticipates presenting a zoning text
amendment to the City Council before the end of Calendar Year 2004: and
WHEREAS, the Mayor and City Council support the City wide
application of the Main Street Design Dictionary and Commercial Design
Gui del i nes .
NOW, THEREFORE, BE IT RESOLVED that the Mayor and City Council of
the City of Apache Junction , Arizona hereby adopts by reference the
Design Dictionary as attached in Exhibit "A" , and the Commercial Design
Guidelines as attached in Exhibit "B".
PASSED AND ADOPTED BY THE MAYOR AND CITY COUNCIL OF THE CITY OF APACHE
JUNCTION , ARIZONA, THIS 17TH DAY OF AUGUST 2004.
RESOLUTION NO. 04-06
PAGE 1 OF 2
SIGNED AND ATTESTED TO THIS 17TH DAY OF At1Gt1ST 2004..
DOUGLAS CO EMAN
Mayor
ATTEST:
KATHLEEN CONNELLY
City Clerk
APPROVED AS TO FORM:
Richard J. STERN
City Attorney
RESOLUTION NO. 04-06
PAGE 2 OF 2
City ofApache Junction
Guidelines
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Mission
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TABLE OF CONTENTS
CommercialDesign Guidelines......................................................Section 1
- Elements of Southwest Architecture
-Apache Junction Southwest Color Palette
BigBox Design Guidelines.............................................................Section
Gas Station and Convenience Store Design Guidelines...................Section 3
Restaurant Design Guidelines.......................................................Section 4
Apache 3unction Main Street Design Dictionary.............................Section 5
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CITY OF APACHE JUNCTION
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COMMERCIAL
DESIGN GUIDELINES
PURPOSE
Apache Junction is a community with unique character and many desirable aesthetic qualities
Although these attributes are valued by the community,increasing development pressure for
standardized and corporate-driven design solutions threaten the very essence of what makes
Apache Junction a desirable and unique place..
These guidelines are intended to promote good design that reflects the Southwestern character of
Apache Junction.. The Guidelines outline the City's expectations with regard to the design of
commercial retail establishments and are intended to assist residents,applicants,decision
makers,and staff in the development, review,and consideration of commercial retail proposals.
The Guidelines apply to commercial development(retail and service): Commercial development
includes,but is not limited to the following:
• large and medium size "boy," stores
• inlin (strip)multiple tenant retail
• multiple tenant stropping centers that incorporate infine shops and larger anchor tenant
spaces
• commercial pad sites associated with a larger center and freestanding commercial
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buildings
These commercial guidelines are intended to provide direction to commercial developers on
1.
appropriate building and landscape design. They will be applied throughout the City.'
The Guidelines build upon the principles illustrated in the Apache Junction Design
Dictionary and highlight the importance of weaving Southwestern design into our community.
Southwestern design could encompass the following motifs:
Native American Style,
i i.e. Pueblo Buildings,Adobe
Frontier, Territonial Style
Spanish Colonial Style,
with arches
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Additional guidelines supplementing thm commercial guidelines apply to gas stations/convenience stores/
restaurants and businesses which fall into the,category of"big box"in order to address issues unique to those types
of business establishments.
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Monterey , with red tiled roofs
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All of these styles could be incorporated into our City°s design template,and reflect the variety
inherent in Southwestern Design..
KEY QULILC I E
• Support the intent of the Apache Junction Design Dictionary.
• Protect and enhance the character and quality of commercial areas while maintaining and
strengthening an identity and character that is unique to Apache Junction.
• Enhance the human scale of commercial developments and respect the scale and character of
residential neighborhoods that adjoin commercial uses,
• Mtigate the negative visual impact sing from the scale,bulk and mass inherent to large
commercial buildings and centers.
• Strengthen the pedestrian environment,support pedestrian mobility in the downtown and
facilitate access to future transit.
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• Provide flexibility to respond to the unique characteristics and constraints inherent to
commercial development and evolving commercial development configurations.
• Promote building designs and practices that are adaptable to multiple uses for extended
building lifecycles.
• Minimize negative impacts of on-site activities on adjacent uses.
• Balance the economic requirements of the development with aesthetic concerns of the
community.
CHARACTERICONTEXT
While a variety of character/contextual settings exist in Apache Junction,the City places a high
value on the architecture and site design of projects in the commercial downtown area. Projects .
must contribute to the establishment of a design character which reinforces the downtown as a
commercial center and focuses on pedestrian activity in the community.
DESIGN GUIDELINES
The Guidelines are intended to assist both new construction and renovation project proposals.
Proposals will be reviewed with respect to these Guidelines,as well as to other applicable
development regulations.
The Guidelines are organized into the following categories:
• Site Design
• Architecture
• Landscape
• Lighting
• Signage/Identification sections
Site Design
The site design of commercial development is one of the most critical aspects of a successful
project. This section lists of some of the more common components of commercial site
development, as well as key site characteristics and contextual influences.
Site Components
The main components of commercial site design that should be considered throughout the design
development process include:
• Buildings, walls and other architectural'features;
• Service,loading,refuse collection and storage areas;
• Utility and wireless communications infrastructure;
• Required open spaces and special user amenities (i.e. pedestrian plazas,enhanced
pedestrian zones)as well as other special features(i.e. focal architectural elements,
landscape features and public art);
• Parking Iots,parking structures, parking canopies and vehicular circulation access;
• Pedestrian circulation systems with provision for bicycle facilities and public transit;
• Drive-through facilities including associated equipment, signage and circulation;
• Ancillary uses(i.e. -ATM's, retail kiosks, vending equipment and news racks);
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structures.
Significant site features should be(such as rock outcroppings, washes and prominent
views)enjoyed by key locations within the public realm should influence site design.
2 Site designs should respond to surrounding vicinity and to the site designs of adjoining
developments.Elements that could be coordinated between adjacent sites include:
Shared driveways for accessing perimeter-streets
Links of internal vehicular circulation systems
• Links of interior pedestrian systems with the systems of adjoining sites
Links/continuation of open space systems
• Perimeter open space and landscape buffers zones
• Areas and access for service and refuse collection
• Drainage and retention facilities;and
• Links with other functional areas where a coordinated site design approach will
benefit the cohesiveness of the larger area.
Development Patterns and Relationship to the Public Realm
3. Proposals should follow local development patterns (i.e.geometry of street system,open
space and view corridors, common setbacks, streetscapes).The continuation of such
patterns should contribute to a unified visual appearance within an area.
4. Not all established development patterns present opportunities for a desirable interface.
Applicants should be prepared to address such situations with respect to the current
design proposal and how departure from the existing pattern benefits the community.
5. Building entries should be easily identifiable and should acknowledge the importance of
visibility from the street.
6. Unless constrained otherwise, buildings should have a strong visual and pedestrian
relationship to the street and should be clustered around,and connected to, public space.
7. Where buildings are required to beset back far from the street,a strong pedestrian
element should be developed to connect pedestrians to the local businesses and other uses
in the surrounding area.
Parking Facilities
8. Commercial developments are encouraged not to exceed parking requirements imposed
by the City and to seek opportunities to incorporate features that either reduce
dependence on the automobile or decrease the percentage of the development area which
is dedicated to automotive needs. -
9. Surface parking and other expansive paved surface areas should be broken up with
landscape planting. Ideally, in larger commercial developments, surface parking should
be planned in sub-areas accommodating no more than 250 to 300 vehicles. Each parking
sub-area should be separated by a 15 to 20-foot wide landscape planting area or a more
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significant Iandscape/building area.
10. In areas where natural desert is the predominant context, staggered parking landscape
islands and curved parking aisles should be incorporated to further break the rigid
geometry of parking areas.'
11. Where parking structures have a strong relationship to the street or other pedestrian areas,
the lower level of the structure should be activated with pedestrian-related improvements,
storefronts or alternate uses, and enhanced landscape treatments to soften the structure.
Other sides of parking structures should.also be landscaped. The more visible the
parking structure is from surrounding uses the more intense the landscaping should be.
12. Top deck lighting of parking structures should strive to eliminate glare and visibility of
pole mounted fixtures by employing full cut-off fixtures and minimizing pole heights.
13. Parking structures with full roofs, varied parapet heights or other roof form variations to
eliminate top deck Iighting concerns and to create a more finished appearance are
recommended.
14. Where parking areas occur adjacent to outdoor activity areas,a landscape buffer should
be provided to reduce the impact of the parking area.
15. Consider providing electric vehicle hookup stations in parking areas.
Pedestrian, Transit and Bicycle Facilities
17 Clearly visible and direct pedestrian paths should be established between neighboring
buildings, between buildings and outlying parking areas and between buildings and future
transit facilities(see Landscape Section).
18. Where pedestrian circulation paths cross vehicular routes,a change in paving materials,
textures or colors should be provided to emphasize the conflict point,improve visibility,
enhance safety and provide added aesthetic appeal (see color palettes in Supplemental
Guide).
19 Bicycle parking should be provided at locations that do not obstruct the flow of
pedestrians,are easily identifiable and visible,and convenient to customer entrances.
On-site Amenities and Special Features
20. In a downtown urban environment good design should incorporate enhanced pedestrian
amenities. Pedestrian paths should connect major building entrances with parking lots. As
a rule of thumb,all parking sub-areas,which will accommodate more than 250 vehicles,
should have separate pedestrian paths. Well-designed pedestrian path areas can also be
used for landscape buffer and to accommodate on site retention. Commercial centers
should also feature pedestrian space(s)scaled with respect to the size and demands of the
particular use.The space(s) should incorporate landscaping,shaded areas and seating
opportunities for customers and employees.
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21. The best area(s)for pedestrian enhancements should be those area(s)that provides the
greatest benefit to the most users and encourage access throughout the developed area.
. 22. Outdoor dining areas are encouraged and, when part of the development program,should
be used to activate-plazas, the edges of open space,building frontages and street
frontages. Outdoor dining areas should be oriented away from off-site uses that are
sensitive to noise or nighttime activity.
23. The placement of patios, plazas and similar spaces (including outdoor dining areas)
should take into consideration the impact of solar orientation. Spaces having a southern
or western orientation should incorporate landscape and architectural shading. If a site
exists such that natural landscaping cannot possibly be incorporated,only then should
shading occur singularly as architectural shading.
24. Enhanced pedestrian areas should incorporate the following features and elements:
• Protection and relief from the vehicular environment;
• Structured and/or informal seating or waiting opportunities;
• Flexibility for special events, vendors and/or promotions;
• Active edges and adjoining dining areas;
• Lighting and power;
• Street furnishings (trash, information kiosks);
• A focal element (water feature,sculpture,landscape,or other architectural or natural
site feature);
Landscaping and decorative hardscape areas;
• Shaded and sunny areas;
« Public art;and
• Featured views outward.
• Covered walkways.
Service Refuse Collection and Utilities
25. Service areas,storage areas and refuse enclosures should be oriented away from public
view and screened from public areas. In larger commercial developments,trash
collection,service and loading areas should be separated from main circulation and
parking areas.
26. In highly developed settings or when a proposed refuse area adjoins a residential
property,commercial uses that dispose of wet organic refuse should utilize odor
controlling trash compactors.
27, Service and refuse areas of nearby buildings should be clustered together when possible.
28. Shopping carts should be stored within the building or screened with a wall that is
integral to the architectural design of the adjoining building.
29. Ideally all utilities should be located below ground. In locations where this is not
possible, the location of above ground utilities needs to be identified early in the design
process. When possible, locate utility facilities where they do not conflict with featured
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views,outdoor dining areas and/or site circulation. Facilities should be accessible for
maintenance and service requirements.
30. Utility cabinets and pedestals should not be located within parking lot landscape islands
or public rights-of-way where they cannot be screened, are exposed to damage from
vehicles and/or they present a visual hazard to drivers or pedestrians. Utility cabinets,
transformers,cable boxes, irrigation control boxes,pedestals and other above-ground
utility infrastructure should be clustered and screened to the extent allowable by
operation requirements, and should be painted or integrally colored a tone that is neutral
to its setting. Consideration should also be given to accessibility of such facilities for
required service and maintenance.
31. Consider any potential need for wireless communication facility sites early in the design
process.Current proposed facilities and future facilities should be fully screened and
integrally designed with the site.
Drive-through Facilities
32. Drive-through windows, menu boards,equipment,and associated stacking lanes should
be located to minimize impacts on adjacent residential areas and should be adequately
screened from public view and the view of adjacent sites.
33. Circulation should allow for adequate length of stacking for drive-through facilities that
do not interfere with the movement of traffic (on or off-site)and/or pedestrian areas.
34. Consider drive-through windows that incorporate an architectural covering consistent
with the design theme of the building. Coverings over drive-through windows can help
achieve more variation to building mass and added comfort for users.
Open Air Display and Sales
35. Outdoor display and sales (i.e. propane sales,firewood displays,news racks, vending
machines etc.)should be well organized, within a designated zone and not prominent
from off-site views.
ATM's, Sales Kiosks and Other Ancillary Uses
36. Walk-up ATM's,vending machines and similar uses should be integrated into existing or
planned buildings. Freestanding sales kiosks are generally discouraged.
Architecture
The intent of the architectural guidelines is to ensure a base level of quality architecture that is
responsive to the surrounding area and builds upon the aesthetic identity of the community rather
than a standardized formula or market.The architectural guidelines encourage proposals that
will fit within, and contribute to, the established or planned architectural character and context of
the.main commercial area of the City, and meet the design vocabulary of the Apache Junction
Design Dictionary.
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Character and Context
1. Building design should take into consideration the unique qualities and the dominant
character of the surrounding area.
2. Buildings that derive their image primarily from applied treatments that express corporate
identity are discouraged.
3. Buildings that are stylized in an attempt to use the building,or portion of the building to
identify a particular user is generally discouraged,particularly where the proposed
architectural design is the result of a corporate or franchise prototype design.
4. The design of a building that occupies a pad or portion of a building within a planned
project or shopping center should share similar design characteristics and design
vocabulary. Precise replication is not desirable;instead similar colors,materials and
textures, as well as repeating patterns,rhythms and proportions found within the
architecture of other buildings in the center can be utilized to achieve unity.
Scale and Proportion of Development
1. New development should respect the predominant scale of development in the
surrounding area by designing with elements of similar scale and providing a gradual
transition to any larger-scaled buildings proposed.
2. Taller buildings or portions of a building should be located internally to a site with
buildings stepping down in height as they reach the edges of a site adjoined by smaller-
scaled development.
Massie
1. The design of a building should serve to reduce its perceived height by dividing the
building mass into smaller-scale components. One way to achieve this breakdown is to
provide a well-defined base, noddle and top to the building. For instance:
• A solid building base may be achieved by elements such as low planters and walls,
base planting,a base architectural veneer banding(wainscot)and treatments defined
by a different material, texture or color. The addition of covered walkways,trellises
or architectural awnings that provide deep shadow at ground level are also
encouraged;and
• Using features such as distinct and multiple architectural roof forms,clearly
pronounced eaves, and distinct parapet designs and cornice treatments may achieve a
well-defined building top.
Other approaches to establishing building definition exist and will be considered if the
resulting design achieves a.sense of scale and character consistent with the surrounding
contexts.
2. The design of a building should reduce its apparent bulk by dividing the building into
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smaller masses.Ideally, the distinction of each mass should relate to the internal function
of the building. -
The apparent mass of a building may be further reduced by the following techniques:
Variations in roof form and parapet heights;
• Incorporating clearly pronounced recesses and projections;
• Introduction of wall plane offsets(dimension established by building module);
• Use of reveals and projections and subtle changes in texture and color of wall
surfaces;
• Use of deep-set windows with mullions ;
• Use of ground level arcades and second floor galleries/balconies;
• Use of protected and recessed entries; and
• Use of vertical accents or focal points.
3. As a general rule,parapet heights should not exceed one-fourth of the dimension of the
adjacent grade to structural roof element measurement.
4. Buildings or portions of a building mass over 50 feet wide are encouraged to divide their
elevations into smaller parts. A pronounced change in.massing, pronounced changes in
wall planes and introducing significant variations in the cornice/roofline are all possible .
methods to accomplish the desired divisions of elevations into smaller parts.
5. Decorative detail should be complementary to buildings in the surrounding area.
Design of Pedestrian Frontages
6. The orientation of all buildings should be towards pedestrian activities(access)and not
vehicles and parking lots. Building frontages and sides of buildings oriented to the street
or other public areas (i.e. parks, open spaces,trails or vista corridors)should incorporate
a combination of arcades, pedestrian-level display windows, storefronts, and store
entrances.
7. Building frontage entrances should be located at intervals of 50,or a maximum of 75,
feet. Consider all of the following approaches (and others as they may apply)to further
enhance the pedestrian's experience and the visual appearance of building frontages:
• In large stores,consider expressing internal functions (i.e. bank,deli, and florist)as
minor storefronts
• Incorporate two(or more)entrances along the front of all major users (i.e. grocers,
discount or department stores, warehouses,etc.). If two entrances are not possible,
consider partially wrapping the front of a major user with smaller stores
If none of the conditions above are met,long storefronts should incorporate design features,
which address the impacts on pedestrians resulting from extensive inactive pedestrian frontage.
Remedies may include:
• specially enhanced pedestrian areas
• generous landscaped areas
• site walls and raised planters
I1
• variations in planes, material and color
• other features or elements intending to address the comfort of the pedestrian
Long continuous wall planes should be avoided.
8. Buildings frontages should exhibit human-scale detail, windows and other openings
along ground floor pedestrian areas.
Renovations of Existing Centers
When renovations are considered to introduce new uses into existing retail formats,the following
should be considered:
9. When a new use/addition is proposed to an existing commercial development,the newly-
constructed portion of the building should appear as an originally conceived part of the
design. New additions should match the current scale and proportions of the existing
buildings.
10. New additions should also match the existing architecture. The extension of covered
walkway elements, lighting, pathways, building protrusions,structural elements and use
of materials should exhibit a seamless transition between the existing and new
construction.
Climatic Response: lmpleinent passive cooling features within the building structures and
development site landscape site.
11. Building elements that speak to the desert environment and climate,such as architectural
shade devices,a strong relationship to the ground plane,deeply recessed windows and
the use of materials and textures associated with the region,are encouraged in order to
define project identity within the context of the Arizona Sonoran Desert.
12. Covered walkways and arcades should be an important part of Apache Junction's
architectural design. They are a response to climate,provide a sense of protection and
can help articulate the mass and minimize the apparent bulk of a building. Covered
walkways should be provided on all building frontages where pedestrian traffic is likely.
13. Buildings should respond to solar heat gain,reflectivity and glare through building
orientation and the use of architectural shading devices such as pronounced eaves;
covered walkways,and low reflective material treatments.
14. Where awnings are used, they should be functional and provide maximum shade to the
window area. Awnings should be of opaque architectural material and should not be
internally lit. Metal awnings are preferred over fabric awnings for reasons of durability
and strength of appearance. Awnings of a single color are preferred;those that utilize
corporate colors and logos should be addressed under site signage needs.
Architectural Details.Materials and Colors
15. Primary entrances to buildings should be distinguished with fagade variations,porticos,
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roof variations, recesses or projections, or other integral building forms.
16. Building colors should emphasize muted earth tones or illustrate compatibility with the
changing colors of the Sonoran Desert and Superstition Mountains. The use of highly
reflective or glossy materials should be limited and is not appropriate except in special
situations(see color palettes in Supplemental Guide). '
17. Using a variety of materials is desirable on the wall planes,roofs and ground planes. If
stone or decorative block veneers are incorporated,the material used should highlight
significant building features and size elements.
18. All sides of a building should express consistent architectural detail and character. All
site walls and screen walls should be architecturally integrated with the building,or
approved as part of an overall master plan area.
19. Screening devices, site walls,and enclosed service, loading and refuse areas should also
be designed to be an integral part of the building architecture.
20. Use of materials that reflect the use of indigenous color and form is encouraged.
Miscellaneous
21. Drive-through elements should be architecturally integrated into the building,rather than
appearing to be applied or "stuck on" to the building.
22. The following architectural treatments are generally discouraged:
Gradation in paint color applied to one unbroken surface or the use of large
graphics not identified as public art;
« Extended bands of vibrant and/or highly contrasting corporate colors unrelated to
the architecture, and
« Long uninterrupted expanses of glass or extensive use of floor to ceiling glass
Storefronts.
Landscape Design
Landscaping should be integral to the overall design concept and should be carefully planned to
serve more than one purpose. Landscape design should contribute to the overall appearance and
function of the site, as well as reinforce the streetscape.
1. Landscaping should blend with the existing or planned streetscape and character of the
area.
2. Landscaping should be provided along and against all buildings to anchor them to the
surrounding environment and to soften the structures. In-ground landscaping should
comprise the majority of the landscaping, but raised planters are acceptable when
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designed to accentuate the architecture and/or enhance or buffer pedestrian areas.
3. Storefront areas should incorporate significant landscaping(including drought-tolerant
canopy trees). Frontage design and signage locations need to be coordinated with the
placement of plant material.
4. Trees should be used throughout paved areas and along pedestrian pathways to provide
shade and to reduce heat build-up and glare. Landscape that adjoins parking areas should
be a minimum of twenty feet in width when a parking module exceeds 250 cars.
5. A landscape buffer should be provided to screen commercial uses from residential areas.
6. Dense landscaping and/or architectural treatments should be provided to screen
unattractive views and features such as storage areas,trash enclosures, utility cabinets
and other similar elements.
7. The site design for projects located at street corners should provide special landscape
treatment at street intersections to anchor the corner.
8. The use of mature trees is encouraged to provide an immediate impact,especially when
used in buffering adjacent uses.
9. Proper maintenance and timely replacement of plant material is expected and required by
ordinance.
10. Curbing should be installed at the edges of all planter areas adjacent to automobile
circulation and parking areas.
11. Relief should be provided from direct and reflected sun by incorporating canopy trees and
intermittent planting strips within parking areas. Plant material should be resilient to the
difficult growing conditions inherent to parking areas, as well as protected from damage
by vehicles.
12. Primary pathways linking site features should be a minimum of six (6)feet wide and
should incorporate landscape and/or architectural shading.
Lighting
Site lighting,security lighting and architectural/landscape lighting should provide the user with
illumination levels appropriate for the designed activity(i.e.parking,walking,outdoor dining).
Dlumination levels should also be reasonably uniform throughout the site and shall strive to
minimize glare while meeting the requirements of the City Dark Sky Ordinance.
General Lighting Standards
1. Avoid competing light levels and maintain balanced light levels on-site and between
adjacent properties. The exterior lighting design must take into account the background
lighting Ievels, lighting from other sources,and characteristics of the surrounding area.
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2. Recommended light level guidelines and uniformity ratios established by the Illumination
Engineering Society of North America(IESNA)Lighting Handbook(current edition)
should be considered, along with the predominant lighting characteristics of the
surrounding area when determining appropriate solutions to lighting design.
3. Light glare or excess brightness should be minimized. -Cut-off fixtures,mounting heights,
and the elevation of potential viewers must all be considered for effectively controlling
glare by directing light below the horizontal. All exterior lighting must comply with the
City of Apache Junction Dark Sky Ordinance.
4. Light trespass beyond property lines should be controlled by shielding or aiming fixtures
away from residential properties. Light trespass should not exceed ambient levels.
5. Security lighting and lighting of service areas should meet the standards listed above.
Architectural and Landscape Lighting
6. Architectural lighting should be used to highlight special features only. Lighting of
expansive wall planes, or the use of architectural lighting that results in bright spots on
walls or roof planes, should be avoided.
7. Landscape lighting and lighting specifically directed towards pedestrian needs is
encouraged.
8. Lighting on the top deck of parking structures should be shielded and mounted to keep a
low profile to the garage.
SignagdCorporate Identi€ication
The architecture of the building should be viable and appropriate for its location and use,
regardless of the business identity. Commercial signage plans should reflect a balance between
allowing adequate signage for business identification-and protecting the visual aesthetics of the
Apache Junction's streetscape. Forms of branding or business identity not falling under the sign
ordinance will be viewed as architectural elements and features and evaluated as such.
Standard corporate architecture, which presents the image of a corporate or business model or is
generic to the Phoenix Metropolitan Area is to be avoided.The City's design expectations
include stand-alone architecture that incorporates historic styles and their various hybrid
mixtures, and the uniqueness of the Desert Southwest to the Metropolitan Area.
1. Business identity,either by awnings, accent bands,paint or other applied color schemes,
signage, parapet details, decorative roof details or materials should not be the dominant
architectural feature. Accent colors should be used judiciously.
2. All signage should be architecturally integrated with the surroundings in terms of size,
shape, color,texture,and Ighting so that it does not visually compete with the
architecture of the building and design of the site. Signs should be integrated so that they
become a natural part of the building fagade.
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3. When multiple tenants share one site,monument signs should be integrated into one unit
to create shared identity for the property to the extent permitted by the ordinance, or to be
located and/or designed as a package where signs do not visually compete with each
other.
4. New construction design should anticipate signage. Designs should provide logical sign
areas, and allow flexibility for new users,as businesses relocate over time.
5. Repetitious sign information on building frontages should be avoided.
6. Signs composed of individual letters are encouraged: Back Iit or indirectly lit individual
letters are generally desirable,.while visible raceways and transformers for individual
letters are discouraged.
Defining Southwest Architecture:
The Southwestern style wasn't invented,it has developed over a millennium. The style is a
blend of Native American and western cultures.Established styles from Europe,various regions
of the United States and Mexico have evolved in this region by adopting to the early frontier
economy and construction techniques such as adobe.For example,the southwest style involves
Greek Revival developing into the Territorial style. Victorian and Spanish architecture have
been adopted and blended. Art Deco,Pueblo,and other Native American motifs create a style
referred to as Pueblo Deco. These architectural adaptations and evolution help to explain the
ambiguity in defining the style of"Southwestern Architecture". For the purpose of architectural
submittals to the following section the Commercial Design Guidelines is being developed.
The following illustrations portray Elements of Southwest Architecture,Styles,Themes, and a
Southwest Color Palette.These representations meet the expectations of the City of Apache
Junction for the evolving Southwest Architectural landscape.
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Adobe Veneer_
Cnale
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Corbels
Craw Skulls
Door Hardware
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Appendix A: Southwest Architectural Styles
Pueblo Architectural Style
The sketch below illustrates the Pueblo architectural style. Typical vocabulary of this archi-
tectural style can be applied to single family and multi-family residences as well as to com-
mercial i 'ngs.
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Elements of Puebla architecture include:
1. Simple strong one and two story volumes
with softly rounded corners
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and canales to drain water
3. Portales and loggias are typical entry -
features
4. Stucco(smooth texture)
5. Brick or masonry are also used �
6. Desert earth colors: beige, tan and sand PIT
are typical colors.
7. Trim is slightly darker tone
8. Doors and windows deeply set and and
defined with a wood lintel
A. Doors typically of heavy paneled wood Parapbt ivatti'with flat roofs,exposed viges,
10. Windows have straight tops and wood is heavy timtavr ffMet'anii stay or wood cana►es
the preferred material
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wood gate with driftwood trim
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14 U E 5 FR HUE i ,
CITY OF APACHE JUNCTION
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BIG BOX
DESIGN GUIDELINES
PURPOSE
Apache Junction is concerned with the future development standards in its downtown area;
specifically, with the growth of Big Box stores. At the same time, it is important to encourage
this type of economic development. Creating Design Guidelines for Big Box Stores helps to
mitigate unwanted design,while encouraging developers to incorporate design that is reflective
of Apache Junction's Southwestern character.
These guidelines are intended to supplement the City of Apache Junction Commercial Design
Guidelines and provide additional detail and clarification as they apply to retail businesses
identified as "big box"in nature. The purpose of the Guidelines is to promote good design for
these establishments which locate within the City's main commercial area and to outline the
City's expectations with regard to the development of larger-scale commercial development in a
downtown area of predominantly smaller businesses. These Guidelines are intended to assist
residents, applicants,decision-makers,and staff in the development,review,and consideration of
big box commercial retail projects.
These guidelines are to be applied throughout the City and are intended to respond to the varying
conditions and constraints inherent to individual sites. Where these Guidelines conflict with
guidelines established for a specific planned area development(PAD),the guidelines associated
with the existing planned area shall apply.
All of the Guidelines build upon the principles illustrated in the current Apache Junction Design
Dictionary.
I
WHAT DEFINES BIG BOX RETAIL
The following criteria could place a building in the"big box"category
• Occupy more than 50,000 square feet,usually ranging between 90,000 and 200,000 square
feet, but overall several times the size of a traditional outlet in that category.
• Derives profit from high sales volume rather than from price mark-up.
• Large, windowless,rectangular, single-story buildings.
• Standardized facades.
• Relies exclusively on auto-borne shoppers.
•' Parking is the most noticeable aspect of the site other than the building.
• No-frills development, exhibiting minimal or no pedestrian amenities.
• No identity connection to location or local environment.
• Serves varying market niches rather than a broad spectrum of the community.
• A single building with a size and character that could have'a profound impact upon the
neighborhood in which it is located.or the community as a whole.
AESTHETIC CHARACTER
Facades and Exterior Walls
Facades should be designed to reduce the massive scale and the uniform,impersonal appearance
of large retail buildings,and to provide visual interest consistent with the community's identity,
character and scale.The intent is to encourage a small,more human scale with which residents of
Apache Junction/Pinal County will be able to identify. The result will ensure a greater likelihood
of reuse of the structure.
Developments with a facade over 100 feet in length shall incorporate wall projections or
recesses, a minimum of 3-feet in depth at a.minimum of 20 feet within each 100 feet of facade
length and shall extend over 20 percent of the facade.Developments shall use animating features
such as arcades,display windows, entry areas,or awnings along at least 60 percent of the facade.
Where principal buildings contain additional,separately owned stores which occupy less than
twenty thousand(20,000)square feet of gross floor area with separate exterior customer
entrances:
a. The street level facade of such stores shall be placed between the height of three feet and
eight feet above the walkway grade for no less than 60 percent of the horizontal length of
the building facade of such additional stores.
b. Windows shall be recessed and should include visually prominent sills, shutters,or other
such forms of framing.
2
Detail Features
Buildings should have architectural features and patterns that provide visual interests,at a
pedestrian scale,reduce massive aesthetic effects, and recognize the character of the local area.
The elements in the following standard should be integral parts of the building fabric and not
superficially applied through trim, graphics,or paint.
Building facades shall include a repeating pattern with no less than three of the elements listed
below.At least one of these elements shall repeat horizontally.All elements shall repeat at
intervals of no more than thirty (30) feet,either horizontally or vertically.
• Color change ,
• Texture change.
• Material module change
• Expression of architectural or structural bay through a change in plane no less than 12 inches
in width, such as an offset, reveal, or projecting rib.
Roof Lines
Variations in roof lines should be used to add interest to,and reduce the massive scale of, large
buildings. Roof features should compliment the character of any site built adjoining a
neighborhood.
Rooflines shall be varied,with a change in height every 50 linear feet in the building length.
Parapets,mansard roofs,gable roofs, hip roofs, or dormers shall be used to conceal flat roofs and
roof top equipment from public view. All rooftop equipment will be concealed from public right-
of-way view adjacent to the property. Alternating lengths and designs may be acceptable and can
be addressed during the preliminary development plan.
Materials and Colors
Exterior building materials and colors comprise a significant part of the visual impact of a
building.Therefore,they should be aesthetically pleasing and compatible with materials and
colors used throughout the downtown, or as identified in the current edition of the Apache
Junction Design Dictionary
As an overall guide:
a. Predominant exterior building materials shall be high quality materials.These include,
without limitation:
a Brick
• Wood
• Sandstone
• Other native stone
• Tinted, textured concrete masonry units
3
b. Facade colors shall be low-reflectance, subtle,neutral or earth tone colors. The use of high
intensity colors,metallic colors, black,bright white or fluorescent colors is prohibited.
c. Building trim and accent areas may feature brighter colors,including primary colors,but
neon tubing while acceptable for signage, shall not be an acceptable feature for building trim
or accent areas
d. Predominant exterior building materials—as well as accents—should not include the
following:
• Smooth-faced concrete block
• Tilt-up concrete panels
• Pre-fabricated steel panels
Entryways: The design.elements and variations at entryways should give orientation and
aesthetically pleasing character to the building.The principal entrances to each of the major
buildings on a site shall have clearly defined,highly visible customer entrances featuring no less
than three of the following:
• canopies or porticos
• arcades
• recesses/projections
• raised corniced parapets over the door
• peaked roof forms
• arches
• outdoor patios
• display windows
• 'architectural details such as the work and moldings which are integrated into the
building structure and design
• integral planters or wing walls that incorporate landscaped areas and/or places for
sitting
BIG BOX R.ELATIONSHIIP TO THE SURROUNDING COMMUNITY
Entrances
Large-scale retail buildings should feature multiple entrances. Multiple building entrances should
provide the following:
• reduce walking distances from cars
• facilitate pedestrian and bicycle access from public sidewalks
• provide convenience where certain entrances offer access to individual stores,or
identified departments in a store
• mitigate the effect of unbroken walls and neglected areas which often characterize
building facades that face parking lots and/or bordering other land uses.
All sides of a principal building that directly face an abutting public or private right-of-way shall
feature at least one customer entrance. Where a principal building directly faces more than two
4
abutting public or private rights-of-way,this requirement shall apply only to two sides of the
building, including the side of the building facing the primary street,and another side if the
building faces a secondary street.
The number of entrances for the principal building shall be addressed at the preliminary
development plan stage. Where additional occupancies will be located in the principal building,
each such occupancy shall have at least one exterior customer entrance.
Parking Lot Orientation
Parking areas should provide the following details:
• safe, convenient,and efficient access for vehicles and pedestrians
distributed around large buildings in order to shorten the distance to other buildings and
public sidewalks,and to reduce the overall scale of the paved surface.
If buildings are located closer to streets, the scale of the complex is reduced,pedestrian traffic is
encouraged, and architectural details take on added importance.
Importantly,parking should be organized so as to not take away from the facade of the building.
Parking should allow for the following:
No more than 60 percent of the off-street parking area for the entire property shall be
located between the front facade (within the front yard)of the principal building(s)and
the primary abutting street unless the principal building(s)and/or parking lots are
screened from view by other developments(such as restaurants) and additional tree
plantings and/or landscaping features which diminish the visual impression of a massive
parking lot from the public right-of-way.
Building sides and backs
The rear or sides of buildings often present an unattractive view of blank walls,loading areas,
storage areas, HVAC units,garbage receptacles,and other such features. Architectural and
landscaping features should mitigate these impacts. Any back or side of a building visible from a
public or private right-of-way shall have visually mitigating features incorporated into the
design.
Where the facade faces adjacent residential uses a landscape strip inside the property line shall
be installed with planting in compliance Ordinance 940(Landscape and Screening
requirements), and Main Street Program addendums shall also apply.
Outdoor Storage,Trash Collection, and Loading Areas
Loading areas and outdoor storage areas have visual and noise impacts on surrounding
neighborhoods. These areas,when visible from adjoining properties and/or public streets,should
be screened,recessed or enclosed. Appropriate locations for loading and outdoor storage areas.
include areas between buildings, and on those sides of buildings that do not have customer
entrances.
5
As a guide:
a. Areas for outdoor storage, truck parking,trash collection or compaction, loading,or
other such uses shall not be visible from public or private rights-of-way.
b. No areas for outdoor storage, trash collection or compaction,loading,or other such uses
shall be located within 20 feet of any public street,public sidewalk,or internal
pedestrian way.
c. Loading docks,truck parking, outdoor storage,utility meters,HVAC equipment,trash
dumpsters,trash compaction, and other service functions shall be incorporated into the
overall design of the building and the landscaping so that the visual and acoustic impacts of
these functions are fully contained and out of view from adjacent properties and public
streets, and no attention is attracted to the functions by the use of screening materials that are
different from,or inferior to, the principal materials of the building and landscape.
d. Areas not inside a building for the storage and sale of seasonal inventory shall be
permanently defined and screened with walls and/or fences. Materials,colors,and designs of
screening walls and/or fences and covers shall conform to those used as predominant
materials and colors for the building. If such areas are to be covered,then the covering shall
conform to those used as predomihant.materials and colors on the buildings.
e. Temporary sales/display areas of seasonal materials such as Christmas trees and seasonal
landscape plant material, loading areas and outdoor storage areas shall be incorporated into
the overall plan for the business and shall not encroach into the established parking areas or
restrict the traffic flow onto or through the site.
Pedestrian Flows
Pedestrian accessibility opens auto-oriented developments to adjacent neighborhoods, thereby
reducing traffic impacts and enabling the development to project a friendlier,more inviting
image. Public sidewalks and internal pedestrian circulation systems can provide user-friendly
pedestrian access as well as pedestrian safety, shelter,and convenience within the center
grounds.
To accommodate pedestrian flow:
a. Sidewalks at least four feet in width shall be provided along all sides of the lot that abut a
public right-of-way.
b. Continuous internal pedestrian walkways,no less than 8 feet in width,shall be provided from
the public sidewalk or right-of-way to the principal customer entrance of all principal
buildings on the site.At a minimum, walkways shall connect focal points of pedestrian
activity such as, but not limited to, transit stops, street crossings,building and store entry
points and shall feature adjoining landscaped areas that include trees, shrubs, benches,flower
beds,ground covers,or other such materials.
c. Sidewalks, no less than 8 feet in width, shall be provided along the full length of the building
6
along any.facade featuring a customer entrance, and along any facade abutting public parking
areas. Such sidewalks shall be located at least six (6)feet from the facade of the building to
provide planting beds for foundation landscaping,except where features such as arcades or
entryways are part of the facade.
d. Internal pedestrian walkways shall provide weather protection features such as awnings or
arcades in front of the main entrances and on each side of all customer entrances of the
building,constructed parallel and extending to cover I/3 of the length of the facade of the
building.This is not intended to extend into the driving aisles or parking areas.
e. All internal pedestrian walkways shall be distinguished from driving surfaces through the use
of durable,low maintenance surface materials such as pavers,bricks or scored concrete,in
order to enhance pedestrian safety and comfort, as well as the attractiveness of the walkways.
Signs mayl be installed to designate pedestrian walkways.
Central Features and Community Spaces
Buildings should offer attractive and inviting pedestrian-scale features, spaces and amenities.
Entrances and parking lots should be configured to be functional and inviting,with walkways
conveniently tied to logical destinations. Bus stops and drop-off/pick-up points should be
considered integral parts of the configuration.Pedestrian ways should be anchored by special
design features such as towers, arcades,porticos,pedestrian light fixtures, bollards, planter walls,
and other architectural elements that define circulation ways and outdoor spaces.The features
and spaces should enhance both the building and the center as integral parts of the community
fabric.
Each big box retail establishment shall contribute to the enhancement of the community and
public spaces by providing at least two of the following:
e patio/seating area
e a pedestrian plaza with benches. transportation center
• window shopping walkways
• outdoor play area
• kiosk area
• a water feature,clock tower, steeple, or other such deliberately shaped area and/or a focal
feature or amenity that,in the judgment of the design review authority,adequately enhances
community and public spaces.
Any such areas shall have direct access to the public sidewalk network and such features shall
not be constructed of materials that are inferior to the principal materials of the building and
landscape but are compatible with public right-of-way landscaping elements of the project.
Although Apache Junction does not currently maintain a public transit system,areas should be
provided or designed to accommodate possible future transit service as well as the current and
growing number of private transportation services (i.e.,Mobile Home Parks,Nursing/Assisted,
Living Facilities,Pinal County, Housing Authorities etc.)offered throughout the community
7
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CITY OF APACHE,JUNCTION
s'ty %---
GAS STATION AND CONVENIENCE STORE
DESIGN GUIDELINES
PURPOSE
Apache Junction wants to preserve its small town, Southwestern feel,and create for itself a
unique design character in community development. This sentiment holds true for all
commercial development,specifically gas station and convenience stores
These Guidelines are intended to supplement the City of Apache Junction Commercial Design
Guidelines. The purpose of the Gas Station/Convenience Store Guidelines is to promote good
design for these establishments which locate within the City.The practical purpose of this
publication is to provide guidance for applicants,decision-makers, and staff in the development,
review, and consideration of gas station and convenience store proposals. In cases where
restaurant activities are co-located with gas station/convenience store functions,elements of the
Apache Junction Restaurant Guidelines should also be addressed.
These Guidelines are general in nature and build upon elements articulated in the Apache
Junction Design Dictionary.They are applicable to all gas stations and convenience stores
located within the City Central Business and are structured to respond to the varying conditions
inherent to individual sites within the contextual setting of a downtown urban environment.
KEY OBJECTIVES
• Protect and enhance the character and quality of the Apache Junction main commercial
district where gas stations and convenience stores are located..
• Strengthen the pedestrian environment and provide options for safe pedestrian access.
• Create a high level of expectation in the quality of gas station and convenience store
architecture.
• Minimize the negative impacts to adjacent uses from on-site activities resulting from locating
a gas station/convenience store in the downtown, while strengthening a recognizable identity
and character unique to Apache Junction.
i
CHARACTER AND CONTEXT IN THE GENERAL PLAN
A variety of character/contextual settings exist in Apache Junction,ranging from urban settings
in the Downtown to nM outlying areas. Each setting warrants a different response in terns of
site development and design. The following Guidelines strive to achieve a balance between
possible community concerns:and the business requirements of gas station and convenience store
design. Site-specific review, along with the effective implementation of these Guidelines,is
intended to support the guiding principles of the City's General Plan and the Apache Junction
Design Dictionary.
DESIGN GUIDELINES
These Guidelines are intended to address exterior elements of gas station and convenience store
design to help promote an overall cohesiveness and enable comprehensive review. The
Guidelines are organized into sections including.Site Design,Architecture,Pump Islands,
Landscape Design,Lighting, and Signage/Corporate Identification.
Site Design
The optimal layout of any individual site requires an in-depth understanding of local context and
a thorough site analysis. The components of a gas station and convenience store to be
considered in site design include, but are not limited to:
• Primary structure/retail sales building/single or multiple tenants;
• Pump island and canopy structure;
• Refuse, service and storage area;
• A circulation and parking plan so that the fueling function(gas,propane etc.)does not
conflict with other uses;
• Service bays;
• Car wash and other ancillary uses; and
• Drive-through uses,such as ATMs and telephones.
1. All development proposals should show evidence of coordination with regard to
arrangement of buildings, and planning elements of neighboring properties within the site
plan. They should:
Respond to local development patterns and the streetscape through the use of
consistent building setbacks, orientation and relationship of structures to the street
and linkages to pedestrian facilities;
• Seek shared access with adjoining commercial uses where feasible to minimize curb
cuts and enhance pedestrian and vehicular circulation; and
• Minimize cross-traffic conflicts within parking areas.
2. Proposals should include measures to mitigate the negative impacts from site activities on
adjoining uses,such as:
• Service areas,storage areas and refuse enclosures that are oriented away from public
view and screened from adjacent sites;
Orient drive-through windows, menu boards and associated stacking lanes away from
residential areas and screen from public view;and
• Orient auto repair bay openings and car-wash openings away from public view.
2
3. ATMs should be located within the primary retail building. Freestanding and/or exterior
wall-mounted ATMS are discouraged. Automatic payment points at the pump island are
covered under the guidelines for Pump Islands.
Architecture
The intent of the following architectural guidelines is to encourage creative architecture that is
responsive to local and regional context, and contributes to the aesthetic identity of the
community.
1 Building design should take into consideration the character of the surrounding area.
2. Building elements that speak to the desert environment and climate,such as architectural
shade devices,a strong relationship to the ground plane,deeply recessed windows, and
the use of materials and textures that are associated with the region are encouraged to
define the project identity with the Arizona Sonoran Desert.
3. Buildings that derive their image solely from applied treatments that emphasis corporate
identity are discouraged.
4 The design of stand-alone gas stations and convenience stores should conform to the
dominant existing or planned character of the surrounding neighborhood. This can be
accomplished through the use of similar forms,materials and colors.
5. The design of a facility that occupies a pad or portion of a building within a larger
commercial center should be designed to reflect the design elements of that center.
6. Drive-through elements should be architecturally integrated into the building rather than
appearing to be applied or "stuck on" to the building.
7. All sides of a building should express consistent architectural detail and character. All
site walls,screen walls, and pump island canopies or other outdoor covered areas should
be architecturally integrated with the building by using similar material,color and
detailing.
8. Visually interesting roofs, variations in the roofline,and treatments such as extended
eaves and parapet walls with cornice treatments are encouraged.
9. Buildings should respond to solar heat gain,reflectivity and glare through proper solar
orientation and the use of architectural shading devices such as pronounced eaves and
covered walkways.
10. Buildings should reduce their perceived height and bulk by dividing the building mass
into smaller-scaled components. Possible treatments to avoid excessive bulk and height
include:
• Low-scale planters and site wall wainscoting treatment;
Reveals and or projections of building massing;
• Clearly pronounced eaves or cornices;
3
• Subtle changes in material color and texture;
• Variation in roof forms;
• Covered pedestrian frontages and recessed entries;and
• Deeply set windows with mullions.
• Pop-outs and pop-ins.
11. Storefronts should be broken into smaller individual windows or groupings of windows.
12. Building accents should be expressed through differing materials and/or architectural
detailing and not through applied finishes such as paint.
13. Building colors should emphasize earth tones. The use of highly reflective or glossy
materials should be limited and is usually not appropriate (see color palette example in
Supplemental Guide).
14. Canopy guidelines include:
• Integration of the pump canopy to building and site walls is desirable. Multiple
canopies or canopies that express differing architectural masses are encouraged;
• Canopy height,as measured from the finished grade to the lowest point on the canopy
fascia should not exceed 13'9". The clearance height of canopies should be clearly
indicated on the structure or through use of a telltale bar.The overall height of
canopies should not exceed 17;
• Canopy ceiling should be textured or have a flat finish,glossy or highly reflective
materials are not recommended; and
• Lighted bands or tubes or applied bands of corporate color are discouraged.
15. All display items for sale should be placed within the main building or within designated
areas that are screened from public streets.
16. Gas tank vents shall be an integral part of the building design in terms of form,color and
texture.
Pump Islands
The intent of this section is to encourage pump island designs that are well organized and
consolidated to minimize visual clutter. Pump island components consist of:
• Fuel dispensers;
Refuse containers;
• Automated payment points;
• Safety bollards;and
• Other appurtenances.
1. The design of pump islands should be architecturally integrated with other structures on-
site using similar colors, materials and architectural detailing.
2. The colors of the various components of the pump island,including dispensers,bollards
and all appurtenances, are encouraged to be muted.
4
3. All elements of the pump island,or canopy that are not operational should be
architecturally integrated by use of color,material,and architectural detailing.
4. The use of translucent materials and internally lighted cabinets are discouraged as
finishes or as applied treatments at the pump island or on the canopy.
5. Both pump island curbs and bollards are required for the protection of dispensing units.
Landscape Design
Landscaping should be integral to the overall design concept and should be carefully planned to
serve more than one purpose. The intent of these guidelines is to ensure that,landscape design
contributes to the overall appearance and function of the site.
1. Landscaping should blend with the dominant existing or planned streetscape and character
of the area.
2. All landscaping should utilize only living plant material.
3. Landscaping should be provided near the primary building to anchor it to the surrounding
environment and to soften the structure. In-ground landscaping should comprise the
majority of the landscaping requirement. Raised planters are acceptable when designed to
accentuate the architecture and or create pedestrian seating areas.
4. Trees should be used throughout paved areas and along pedestrian pathways to provide
shade, to reduce heat build-up and to cut glare.
5. A landscape buffer should be provided to buffer and screen.facility uses from adjacent
residential uses.
6. Dense landscaping and/or architectural treatments should be provided to screen unattractive
views and features such as storage areas, trash enclosures, utility cabinets and other similar
elements.
7. The site design for projects located at street corners should provide special landscape
treatment at-street intersections to emphasize the corner.
8. The use of mature trees is encouraged to provide an immediate impact,especially when
used in buffering adjacent uses.
Lighting
Site lighting of gas stations and convenience stores should enhance the visual process for users
and increase the safety of the area while providing the following:
• luminance levels appropriate for the visual task;
reasonable uniformity ratios;
and minimal glare and light trespass.
1. Avoid competing light levels. Maintain balanced light levels both on-site and between
adjacent properties. The exterior lighting design must take into account the background
5
lighting levels,lighting from other sources, and characteristics of the surrounding area.
2. Recommended luminance level guidelines and uniformity ratios established by the
Illumination Engineering Society of North America(IESNA)Lighting Handbook
(current edition) should be utilized for lighting designs.
3 Direct and reflected glare and excess site brightness should be minimized.
4 Minimize light trespass beyond property.lines. The maximum horizontal luminance at
grade and the maximum vertical luminance at five feet above grade should not exceed
IESNA recommended practice for light trespass. Guidelines include:
• Individual luminaries lamp wattage should not exceed 250 watts;
• Light fixtures mounted under canopies should be completely recessed into the
canopy with flat lenses that are translucent and completely flush with the bottom
surface(ceiling) of the canopy;
• The sides(fascias) of the canopy should extend 12 inches below the lens of the
fixture to block the direct view of the light sources and lenses from property line;
and
• Lights should not be mounted on the top or sides(fascias)of the canopy,and the
sides (fascias) should not be illuminated.
5. Parking Lot and Site Lighting:
• All luminaries should be a fully shielded and aimed downward and away from
the property line; and
• All lighting must comply with the Apache Junction Dark Sky Ordinance.
6. Building-Mounted Lighting:
• All luminaries should be a fully-shielded,aimed downward and not directly visible.
from the property Iine.
Signage/Corporate Identification
Gas station and convenience store signage plans should reflect a balance between allowing
adequate signage for business identification and protecting the visual aesthetics of the Apache
Junction streetscape. Other forms of branding or business identity not falling under the sign
ordinance will be viewed as architectural elements and features.
I. Business identity,either by awnings, accent bands,paint or other applied color schemes
signage, parapet details, or materials should not be the dominant architectural feature. The
architecture of the building should be viable and appropriate for its location and use
regardless of.the business identity.
2. The use of super-graphics and freestanding signs advertising price is not allowed.
3. All signage should be architecturally integrated with its surroundings in terms of size,
shape and lighting,so that it does not visually compete with architecture of the building
and design of the sight. Signs should be integrated such that they become a natural part of
the building facade.
6
4. When multiple corporations share one site,signs should be integrated as one unit to create
shared identity for the property to the extent pennitted by the ordinance or be located
and/or designed as a package where signs do not visually compete with each other.
S. Ground-mounted monument signs are encouraged over canopy fascia signs.
6. Signage at the pump island apparatus' should be limited to oil company or convenience
store name/logo. Safety, operational,and product-labeling signs are allowable but should
be scaled for the visibility of the immediate user only.
7 New construction design should anticipate signage. Designs should provide
logical sign areas,allowing flexibility for new users as the building is re-used over time.
8. Repetitious signage should be avoided, regardless of the sign area square footage allowed
for by ordinance.
9. Signs composed of individual letters are encouraged. Back lit or indirectly lit individual
letters are desirable and visible raceways and transformers for individual letters are
discouraged.
4
i
7
CITY OF APACHE JUNCTION
RESTAURANT
DESIGN GUIDELINES
PURPOSE
Apache Junction is a vibrant, growing community that wants to move forward without losing its
rural, Southwestern charm. To help preserve this charm and provide its community with
appealing dining options,the City proposes establishing design guidelines. The best way to do
this is to maintain high aesthetic principles and incorporate Restaurant Design Guidelines.
These Guidelines are intended to be a supplement to the City of Apache Junction Commercial
Design Guidelines and to promote good design in restaurants which locate in the City.The
Guidelines outline the City's expectations with regard to restaurant design and are intended to
assist applicants,decision-makers, and staff in the development,review,and consideration of
restaurant proposals.
These Guidelines are applicable to all restaurant types and are to be applied throughout the City.
They are intended to respond to the varying conditions and constraints inherent to individual
sites within a downtown urban setting while building on the principles articulated in the Apache
Junction Design Dictionary.
KEY OBJECTIVES
• Protect and enhance the character and quality of designated downtown area while
strengthening a recognizable identity and character unique to Apache Junction.
• Strengthen the pedestrian environment and provide options for safe pedestrian access.
• Create a high level of expectation in the quality of restaurant architecture.
• Provide needed flexibility to respond to the unique conditions and constraints inherent to
the downtown area while allowing flexibility for changing restaurant formats.
• N inimize the negative impacts of on-site activities to adjacent uses.
1
• Promote a balance between community concerns over aesthetics and the business
requirements of the facility.
CHARACTER AND CONTEXT WITH THE GENERAL PLAN
A variety of character/contextual settings exist in Apache Junction,ranging from the Downtown
area to rural outlying areas. Apache Junction wants to encourage top of the line architectural
design that responds well to the surrounding elements. Restaurant architecture should contribute
to the establishment of a desired character and identity for Apache Junction while supporting the
guiding principles of the City's General Plan.
DESIGN GGIDLEMS
These Guidelines are intended to address exterior elements of restaurant design to help promote
cohesive design and enable comprehensive review. The Guidelines are intended for all new
buildings and major renovations. All proposals should be in accordance with the Zoning
Ordinance and standards(if applicable). The Guidelines are organized into sections,to include
Site Design, Architecture, Landscape Desigir,Lighting,and Signage/Corporate Identification.
Site Design
The optimal layout of any individual site requires an in-depth understanding of the surrounding
area thorough careful site analysis. The components of a restaurant to be considered
in development of the site design include,but are not limited to:
• Primary structure;
• Outdoor Dining;
• Entry and associated outdoor waiting area;
• Service, utility infrastructure, refuse and storage areas;
• Pedestrian and vehicular circulation systems,parking and valet areas;and
• Drive-through windows, associated equipment and stacking lanes.
1. All development proposals should show evidence of co-ordination with the elements and
contextual influences of neighboring properties within the site plan. Proposals should
respond to local development patterns and the public streetscape through the use of
building setbacks,orientation, and relationship of structures to the street as well as to each
other. The layout of the site should respect and build upon the arrangement of buildings,
open spaces and landscape elements of adjacent sites.
Where a common setback from the street is evident,new buildings should respect the
established setback. Note that:
• Variation to an established setback is allowed if the resulting arrangements of
buildings defines a useful public space such as a plaza or open space;
• Building entries should be convenient to parking but should also acknowledge the
importance of the public realm;
• The development proposal should seek to establish pedestrian linkages between
2
adjacent properties; and
The proposal should, where feasible, seek and develop shared vehicular access
points with adjoining sites.
2. Service areas,storage areas and refuse enclosures should be screened from public view
and screened from adjacent sites. When adjacent to residential or other public or private
outdoor use areas, the use of trash compactors with deodorizers is encouraged.
3. Where similar uses are adjacent,clustering service and refuse areas is encouraged.
4. Drive-through windows through facilities without significant mitigation and buffering are
discouraged. The following points should be considered:
• If the business model requires drive-through windows,menu boards and stacking
lanes,they should all be carefully located to minimize impacts on adjacent residential
areas and should be screened from adjacent sites,as well as from the public right-of-
way;and
a Circulation shall allow for adequate stacking for drive-through facilities so that the
stacking will not interfere with traffic or pedestrian movement,either on or off the
site.
S. Site design shall accommodate a logical and safe vehicular and pedestrian circulation
pattern that minimizes conflict. Linkages for pedestrians should be direct and easily
understood.Pedestrian linkages to public sidewalks are required.
6. Parking and expansive paved surfaces should be broken up with landscape planting. In
cases where parking lots are expansive,pedestrian paths between parking and restaurant
entrances should be clearly defined and marked.
7. Outdoor dining areas are encouraged. A natural flow between indoor and outdoor spaces
is desirable and can be,facilitated by operable doors which serve the outside areas,
separate from main entrances. Outdoor dining areas should be located away from
adjacent parking,residential areas and other sensitive use areas. In cases where the
outside dining area must be located adjacent to parking areas or street frontage,a buffer
wall of sufficient height and mass to protect diners from vehicular impacts (noise, safety,
fumes, etc.)is desired. When possible,the outside dining area will be located to
maximize views of the natural terrain or vistas.
8. Above-ground utility facilities such as utility cabinets,transformers,cable boxes or
irrigation control boxes, as well as other above ground infrastructure;should be located
where they do not conflict with featured views,outdoor dining areas or traffic circulation
patterns. Utility cabinets should not be located within parking lot landscape islands or in
highly visible locations within the right-of-way. All utility facilities should be screened
to the.maximum extent allowable by operation requirements.
Architecture
The intent of these architectural guidelines is.to encourage creative architecture that is responsive
to the local environment and contributes to the aesthetic identity of the community. Each
3
building will be evaluated with regard to the following guidelines in order to achieve a building
of good proportion,mass, and scale within its unique context.
1. Building design should take into consideration the unique qualities and character of the
area, as suggested in the Design Dictionary.
2. Building elements should speak to the desert environment and climate with features such
as architectural shade devices, a strong relationship to the ground plane, sheltered and
deeply recessed windows and the use of local materials and textures that are associated
with the region.
3. Architectural designs which define the project as being in the Arizona Sonoran Desert are
strongly encouraged.
4. Buildings that derive their image predominantly from applied treatments that express
corporate identity are discouraged. A building should respond first to its context in a
desert community.
5. When awnings are used, they should be functional and provide maximum shade to the
window area. Awnings should be of opaque architectural grade material and should not
be internally lit. Metal awnings are preferred to fabric awnings for reasons of durability
and flexibility.
6. The design of stand-alone restaurants should conform to the dominant planned character
of the commercial downtown. This can be accomplished through designs that reflect the
color, forms,materials, proportional relationships and patterns of the area as articulated
in the Apache Junction Design Dictionary.
7. The design of a restaurant that occupies a pad or portion of a building within a planned
shopping center should share a similar design and characteristics of the center. While
precise replication is not necessary or desirable,the use of similar color,material and
texture found within the architecture of the primary building is desirable. The proportion
and mass, as well as the use of details and special features found on the primary structure,
should be appropriate to the smaller scale of the proposal.
8. All sides of a building should express a unifying element of architectural'detail and
character. All site and screen walls should be architecturally integrated with the building.
8. Buildings should respond to the desert environment and address solar heat gain,
reflectivity and glare,through building orientation and use of architectural shading and
cooling devices such as pronounced eaves, walls and covered walkways.
9. Shading for outdoor dining should be architecturally integrated with the main structure or
compliment the mass of the building. Use of accent fountains,landscaping and misting
systems for outdoor dining area cooling is encouraged.
10. Buildings should reduce their perceived height and apparent bulk by dividing the building
mass into several smaller-scaled components to reduce their visual impact and provide a
4
more human scale to the project.
Possible treatments to avoid excessive height include:
• Low-scale planter and site walls;
• Architectural wainscot treatment;
• Clearly pronounced eaves or cornices;
• Subtle changes in material color and texture;
• Breakdown of the building into distinct masses;and
• Covered pedestrian frontages and recessed entries.
Possible treatments to avoid excessive bulk include:
• Low planter walls and site walls;
• Variation in roof forms and heights,including variations in parapet height allowed
when mechanical units can be clustered;
• Areas of shadow created by the division of horizontal planes.with recesses and
projections;
• Covered pedestrian frontages and recessed entries; and
• Deeply set windows with mullions.
11. The following architectural treatments are generally discouraged:
• Gradation in paint color applied to one surface;
• Use of large graphics;
• Extended bands of vibrant and/or highly contrasting corporate colors;and
• Long,uninterrupted expanses of wall,or floor-to-ceiling glass storefront
treatments.
12. .Building colors should emphasize muted tones. The use of highly reflective or glossy
materials should be limited and is generally not appropriate.
13. Drive-through elements should be architecturally integrated into the building, rather than
appearing to be applied or "stuck on" to the building.
Landscape Design
Landscaping should be integral to the overall design concept and should be carefully planned to
serve more than one purpose. The intent of these guidelines is to ensure that the landscape
design contributes to the overall appearance and function of the site and unifies the site with the
public streetscape.
1. Landscaping should blend with the dominant existing or planned streetscape and
character of the downtown.
2. Landscaping should be provided at the base of buildings to anchor them to the
surrounding environment_ and soften the structure. In-ground landscaping should
comprise the majority of the landscaping requirement.Raised planters are acceptable
when designed to accentuate the architecture,create pedestrian seating areas or buffer
5
dining areas from parking areas.
3. Trees should be used throughout paved areas and along pedestrian pathways to provide
shade and to reduce heat build-up and glare.
4. A landscape buffer should be provided to screen restaurants uses from adjacent.
residential uses.
5. Dense landscaping and architectural treatments used in combination should be provided
to screen unattractive views and features such as storage areas,trash enclosures, utility
cabinets,and other similar elements.
6. Site design for projects located on street corners should provide special landscape
treatment at street intersections to anchor the corner where the built form is not in
evidence.
7. The use of mature trees is encouraged to provide an immediate impact.This is especially
important to buffering the restaurant use from adjacent areas.
8. In a restaurant setting, the use of thornless,drought-tolerant landscape material is
encouraged. Proper maintenance and timely replacement of plant material is expected
and required by ordinance.
Lighting
Site lighting and architectural lighting of restaurants should provide the user with illumination
levels appropriate for the designed activity(i.e. parking,walking,outdoor dining). Illumination
levels should also be reasonably uniform throughout the site for safety and to provide an absence
of glare.
1. A lighting design and plan must accompany all applications for new development or
redevelopment. The lighting plan must include,but is not limited to: the type of lighting
equipment,the lamp source and wattage,fixture locations,mounting height,shielding,
mounting details,and photometric data,including point-by-point horizontal illumination
at ground level. All illumination of the site—even that from architectural lighting--.
should be taken into account in the lighting plan.
2. Avoid competing light levels and maintain balanced light levels on the site and between.
adjacent properties. The exterior Iighting design must take into account the background
lighting levels and lighting from other source, as well as the characteristics of the
surrounding area.
3. Recommended light level guidelines and uniformity ratios established by the Illumination
Engineering Society of North America (IESNA)Lighting Handbook(_current edition)should
be considered and incorporated for all lighting designs.
4. Light glare or excess brightness should be minimized. Cut-off fixtures,mounting heights,
and the elevation of potential viewers must all be considered for effectively control glare
by directing light below the horizontal. All lighting must comply with the Apache
6
Junction Dark Sky Ordinance.
5. Light trespass beyond property lines by shielding or aiming fixtures away from
residential properties should not exceed ambient light levels.
6. Lighting fixtures outside of the building envelop should be compatible with fixtures
utilized in the Apache Trail Streetscape design.
Signage and Corporate Identification
The architecture of the building should be appropriate to its location and use,regardless of the
business identity. Restaurant signage plans should reflect a balance between allowing adequate
signage for business identification and protecting the visual aesthetic of the Apache Junction
Streetscape. Other forms of branding or business identity not falling under the sign ordinance
will be viewed as architectural elements and features and evaluated as such.
1. Applied treatments used to achieve business identity,either by awnings, accent bands,
paint or other applied color schemes,signage,parapet details,decorative roof details or
materials should not be the dominant architectural feature. Accent colors should be used
judiciously.
2. All signage should be architecturally integrated with the surroundings in terms of size,
shape, color,texture, and lighting so that it does not visually compete with the
architecture of the building and design of the site. Signs should be integrated such that
they become a natural part of the building facade. Refer to the existing Sign Ordinance
for size limits.
3. When multiple businesses share one site, signs should be integrated into one unit to create
a shared identity for the property to the extent permitted by the Apache Junction Sign
Ordinance,or should be located and/or designed as a single sign package.This includes
emphasis on monument signs.
4. Building design should anticipate signage. Designs should provide logical sign areas and
allow flexibility for new.users as businesses relocate over time.
5. Repetitious signage information on the same building facade should be avoided.
6. Signs composed of individual letters are encouraged.While back lit or indirectly lit
individual letters are preferred front illuminated signs should be avoided and visible
raceways and transformers for individual letters are discouraged.
7
Table of Contents
Introduction........................................................................................1
Setting.......................................................................................................... 1
Purpose........................................................................................................1
TheDictionary......................................................:....................................... 1
Goals of Design Dictionary.............:............:.....................................2
Overall Theme Experience........................................................................2
Southwest Regional Setting .............................................................2
Apache Junction Vision.....................................................................2
Vocabulary of Design Dictionary......................................................3
Syntaxof Elements....................................................................................3
Hardscape......................................................:............................................3
Paving...............................................................................................3
Walls..................................................................................................5
Landscape...............................:..................................................................6
CityEntryways...................................................................................6
Buffers Between Dissimilar Uses ......................................................6
Commercial Developments ...............................................................6
PlantMaterials...................................................................................7
Structures...................................................................................................8
Facades.............................................................................................8
AccentFeatures.:...........................................................................I.............9
ArtOpportunities ...............................................................................9
Implementation of Design Dictionary...............................................10
Design Review Committee........................................................................10
Purpose.............................................................................................10
Composition of the Design Review Committee .................................10
Duties of the Design Review Committee...........................................10
APACHE JUNCTION DESIGN DICTIONARY i
introduction
Setting encourage infill development and new
construction that is compatible with the
Apache Junction continues to grow, develop City's vision and goals. The design
and attract both housing and commercial dictionary provides design direction to be
implemented by developers,architects,
interests. As metropolitan Phoenix also engineers,landscape architects,builders and
expands, it is important Apache Junction other professionals to assure consistent
maintain its sense of place. community character and appearance, and
This Design Dictionary specifically land use compatibility within the
addresses development along Apache
development area.
Junction's Main Street,Apache Trail. The Emphasis of the following guidelines is
dictionary will assist in providing a framework, or a syntax for development FLEXIBILITY. The guidelines represent
along the major arterial and the "heart"of general definitions and each situation needs
to be addressed individually. Design
Apache Junction. solutions should be weighed to best promote
the spirit and intent of the City's vision for
Purpose direction along the Apache Trail,the main
street of Apache Junction.
The purpose of the design dictionary is to
provide a mechanism to ensure continued The Dictionary
quality development,market success, and to
enhance Apache Junction's natural The design dictionary is not regulatory and
resources. These guidelines will reinforce does not supersede the City's codes and
the area's unique qualities,and guide and standards. Some of the definitions may
prompt amendments to various City plans,
r�A � x. -i codes and development standards. The
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extent of the amendments or modification of
changes will depend on the desired
preference of the visual quality along main
fr.A , r# t Street, Apache Trail. This may affect
codes/standards related to elements within
street rights-of-way,signage,drainage,
utilities, vehicular corridors,parking,
' building heights and setbacks,and land use
entitlements.
At best, the Design Dictionary will provide a
vocabulary of design ideas and techniques
for quality projects along Main Street. At a
minimum,the definitions convey the intent
Vistas to the Superstition Mountains are an Integra! and Spirit of the City Vision.
part of Apache Junction.
APACHE JUNCTION DESIGN DICTIONARY 1
Goalsbf the
Oak Design Dictionary
Specific goals of the Design Dictionary for ,
Apache Junction are:
1. Provide direction to individual
design efforts so Apache Junction's
Main Street maintains high quality
developments with cohesive
community identity and character. Entry monumentation surrounded by Sonoran
Desert landscape
2. Ensure quality design, thereby
maintaining property values and
enhancement of investments.
3. Incorporate natural features and Apache Junction Vision(from "Visualize
maximize balance of the desert Downtown Apache Junction and The
ecosystem. Apache Trail in the Year 2020")
4. Encourage imaginative and As the home of the Superstition Mountains,
Apache Junction thrives as a community
innovative planning or
redevelopment of facilities and sites with many reminders of its roots in
and flexibility to respond to changes prospecting and rural desert living. Apache
in market demand. Junction has a vision to meld its unique
heritage, retaining the western ideals, with a
future to invoke a"New West" appeal.
Downtown and the Apache Trail is a
Overall Theme Gateway. It is a gateway for opportunities,
Experience economic and educational; for tourism,
recreation,culture and environment; and for
Southwest Regional Setting residents to explore,learn and enjoy. This
vision is based on the premise that the
The Sonoran Desert landscape is a collaboration between City, businesses,
magnificent and fragile environment. citizens, and property owners is the essence
Understanding the environment and its of preserving rural, desert living while
ecosystem is to enjoy the southwest Arizona facilitating the development of a Town-scale
lifestyle. Introducing the urban environment Downtown. This vision reflects the broad
in this setting is to utilize existing patterns of desires of the people.
the natural systems,i.e.,hydrology,
topography,vegetation,suitable building
materials, and developing harmonious site
plans.
APACHE JUNCTION DESIGN DICTIONARY 2
Vocabulary of the
Design Dictionary
Syntax of Elements edge—this needs to be clearly
defined when the building is
Overall ambiance along Apache Trail is separated from the sidewalk by a
depend on various individual elements parking lot
comprising a development. The major E
elements include those physical
features readily observable by the visitor ,
or resident such as: y
Building fagade
Introduced Landscaping
Surrounding natural features ;
O Streetscape and street .-
paraphernalia/furniture
,x
Experience of the space is dependent Pedestrian walkways can be defined by change in
on how the elements are composed into paving pattern or material.
a design. Apache Junction deems it Opportunities for commercial
important to convey ideas to: developments to combine street
Regain connection between signage with pedestrian node/resting
businesses and the street via area
design continuity • Provide pedestrian refuge/PELICON
• Preservation and re-use of (Pedestrian Linkage CONnection—a
historic buildings to strengthen a type of mid-road pedestrian refuge
"sense of place" and crossing area)crossings across
Main Street corridor should tape Apache Trail at several strategic
locations
advantage of existing views of
natural features
Hardscape
This includes constructed elements, vertical
or horizontal. - --
Paving
Safe pedestrian crossings are critical across
For a pedestrian-friendly environment: major roadways
• Well-defined pedestrian walkways
should connect the building's main
entry to the sidewalk at the street
APACHE JUNCTION DESIGN DICTIONARY 3
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Vocabulary of the Design Dictionary
�.: 0 row of clerestoryAccent Features
windows or
overhang/awning
s/arcade to create Art OpporWrtifies
an inviting street-
level facade Public should include themes consistent with
decrease the area cultural history. Elements for potential art
height of the incorporations include:
building * Pedestrian paving patterns/materials
• Street furniture i.e.,benches, seatwalls,
City 'welcome' signage,trash receptacles,
• Maintain views of the Superstition banners,free-standing artworks)
Mountains by:
o providing view corridors via site design
of building clusters
o liniiting building height, where
appropriate
e wary building setback
Art provides another di»aension to a surface that also
includes color and texture,
& s
r ,
0 Walls
• �5
* Bollards
µ. Specialty
lighting
a
t
1 'aintaining visual connection to hnportant natural surroundings
strengthens the development of'the t wn's sense of place .�
F
a x
• Maintain sense of wide open, spacious
desert surrounding b ;
o limiting building height
o clustering of development
o providing open space/plaza and public
areas xA
Light style can be a Lighting can include
catalogue selection special artist designed
•zxtures
APACHE JUNCTION E DICTIONARY
Implementation of
Design Dictionary
Design Review Committee All meetings are open to the public. Applicants are
encouraged to attend the meetings and present their
Purpose designs.
Recommendations
The Design Review Committee shall review all
proposals for construction and ensure that the The DRC recommendations shall be submitted to
proposals meet the intent of the goals for Main the Mayor and Council as part of the final building
Street. The DRC has the authority to interpret the plat
Guidelines in the event the Guidelines are not
explicit in a particular situation.
Composition of the Design Review
Committee
The Mayor or any member of the City Council
may make recommendations for appointment. A
member will be appointed by a majority vote of the
Mayor and Council. The appointment shall be for a
period of three(3) years. No more than two
consecutive appointments may be served at a time.
The Design Review Committee consists of seven
(7) members with a minimum of the following:
• architect
• landscape architect
• business representative
• neighborhood citizen representative
A staff Planner shall be assigned by the Planning
Division to participate and be a member of the
Design Review Committee.
Duties of the Design Review Comrruttee
Meeting
The DRC shall hold meetings as necessary or as
requested by the Planning Division or applicant to
review proposed developments along Apache Trail.
APACHE JUNCTION DESIGN DICTIONARY 10
Design Dictionary
Oak, Area Map
APACHE JUNCTION DESIGN DICTIONARY 10