HomeMy WebLinkAboutRES 11-22RESOLUTION NO. 11-22
A RESOLUTION OF THE MAYOR AND CITY COUNCIL OF THE CITY
OF APACHE JUNCTION, ARIZONA, ADOPTING THE "APACHE
JUNCTION DOWNTOWN OVERLAY DISTRICT DESIGN GUIDELINES".
WHEREAS, the "Town Hall 2002 Downtown Alive" event
developed a community wide consensus of the need for design
guidelines within the downtown business redevelopment areas of
Apache Junction; and
WHEREAS, in 2004 the Apache Junction Main Street Program
developed "Commercial Design Guidelines" and a "Design
Dictionary", applicable city-wide, to guide new and emerging
businesses in the community into developing with an innovative
and flexible, but unifying western design theme; and
WHEREAS, in 2009 and 2010 further study of the main Apache
Trail business core was conducted in the community with the help
of a redevelopment consultant, resulting in the drafting and
adoption by the City Council of the "Downtown Redevelopment and
Implementation Strategy"; and
WHEREAS, the "Downtown Redevelopment and Implementation
Strategy" called for the creation of a "Downtown Overlay
District" and "Downtown Overlay District Design Guidelines",
specific to the Apache Trail core area; and
WHEREAS, said "Downtown Overlay District Design Guidelines"
further identify and address three distinct Apache Trail core
redevelopment areas,known as the Suburban Zone, Transition Zone
and Downtown Core Zone,each with its own special characteris-
tics and challenges;and
WHEREAS, pursuant to the approval of Ordinance No. 1375,
the City Council has now adopted and added to the city's Zoning
Ordinance a new article titled, "Article 1-26: Downtown Overlay
District"; and
WHEREAS, the City Council now desires to adopt the Design
Guidelines to further implement the "Downtown Redevelopment and
Implementation Strategy" and support the Downtown Overlay
District; and
RESOLUTION NO. 11-22
PAGE 1 OF 2
WHEREAS, the new City of Apache Junction 2010 General Plan,
approved and ratified by the voters of the City in March 2011,
calls for goals, objectives and strategies to promote, encour-
age, assist and facilitate the development and redevelopment of
the city's downtown core business areas.
NOW, THEREFORE, BE IT RESOLVED that the Mayor and City
Council of the City of Apache Junction, Arizona, hereby adopts
by reference the "Downtown Overlay District Design Guidelines"
as attached in Exhibit "A".
PASSED AND ADOPTED BY THE MAYOR AND CITY COUNCIL OF THE CITY OF
APACHE JUNCTION, ARIZONA, THIS 2ND DAY OF AUGUST ,2011.
SIGNED AND ATTESTED TO THIS 2ND DAY OF AUGUST ,2011.
\..,60HN S. INSALACO
Mayor
ATTEST:
Z ./2116 7a - A i ,6 1 7X-0.411:
KATHLEEN CONNELLY
City Clerk
APPROVED AS TO FORM:
RICHARD JOEL STERN
City Attorney
RESOLUTION NO. 11-22
PAGE 2 OF 2
riAr
Exhibit A
Downtown Overlay District Design Guidelines
PURPOSE
Apache Junction is a community with unique western character.Although this western
character is valued by the community, increasing development pressure for standardized and
corporate -driven design solutions threaten the very essence of what makes Apache Junction an
interesting and unique place.
The Downtown Overlay District Design Guidelines ("Guidelines") outline the city's expectations
regarding future development,renovation,and redevelopment within the downtown area
illustrated in Figure 1. These Guidelines are designed to promote a balance between the
community's desire for appropriate development aesthetics and the economic viability of the
respective development.
The Guidelines are intended to assist residents, property owners, business owners, builders,
developers,decision makers,and staff with planning downtown development and
redevelopment proposals. These Guidelines are based on the Downtown Redevelopment and
Implementation Strategy adopted by the city council in 2010.
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APPLICATION
The Guidelines are divided up into three distinct design zones; the Suburban Zone, Transition
Zone, and Core Downtown Zone as illustrated on Figure 1. Each zone reflects a unique character
and design criteria. When applied to the downtown overlay zones, these Guidelines replace and
supersede the "City of Apache Junction Commercial Design Guidelines" previously adopted by
the city council through Resolution No. 04-06.
The Development Services Director or designee shall apply these design standards to
substantial building and/or sign improvements being proposed in the downtown area.
BASIC DESIGN PRINCIPLES
The following principles highlight the most important concepts in making Downtown Apache
Junction the community desired by its residents and businesses. These principles are the
foundation and reference point for the specific guidelines and design criteria developed for
each of the three downtown zones.
1.Design for the Human Scale:Create a sense of neighborhood and community that is
interesting, safe, walkable, comfortable, and attractive to businesses, shoppers, and
tourists.
2.Design Character:Provide design guidance to owners, architects, and designers that
result in a unique and harmonious physical downtown area. The Guidelines reflect a
southwestern architectural style for the Suburban Zone, an old west architectural style
for the Transition Zone, and an urban contemporary southwestern style for the Core
Downtown Zone.
3.Mixed Use:Design for a mix of residential and commercial land uses to vitalize the
community and encourage people to live, work, recreate, and play within the downtown
area.
4.Property Values and Investment:Design for lasting value that protects property values
and investments.
5.Sensitivity to Individual Expression:Recognize that while the design criterion establishes
the city's desired architectural character for the downtown, the review process should
encourage reasonable architectural expression of each individual business within the
technical requirements of the twenty-first century. The Guidelines were designed to be
specific enough to provide direction and ensure quality development. At the same time,
they are flexible enough to foster creative design that meets individual business
requirements and current methods of construction.
[7-1-11 version]Page 2
The following images illustrate architectural terms and expressions that may be used
throughout the Guidelines:
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A. Kick plates as base to building fronts
B. First floor display windows
C. Recessed central entrance areas or angled entrances on corners
D. Transoms above entrance doors
E. Clerestory portions of display windows
F. Sign bands
G. Parapet walls with caps or cornices
H. Vertical window patterns, shapes, window sills on 2nd floor
I. Pilasters and decorative brick or stone
WHY HAVE DESIGN GUIDELINES?
An important purpose of the Guidelines is to inform the community and property owners about
the city's desired design policies that will help create and sustain a unique downtown identity
and character. The Guidelines also provide city staff and decision makers with a basis for
making consistent and informed design decisions.
[7-1-11 version]Page 4
I. SUBURBAN ZONE DESIGN GUIDELINES
The Suburban Zone may be described as a typical suburban retail strip that is dominated by
national retail brands. The development pattern reflects corporate architecture, automobile
orientation,and deep building setbacks with parking areas typically located between the
building and road. The overlay zoning and design standards for this zone are intended to
essentially maintain and continue the character of development and redevelopment that has
occurred in the recent past.
General Building Design
Building design in this zone should generally reflect and maintain the southwest design
character of recent developments such as Harley Davidson, Starbucks Coffee, and the Jack -in-
the Box restaurant.While standard corporate branding will be accommodated, the branding
design should be modified to incorporate and reflect the southwest design character as
illustrated below in Figure 2.
Figure 2
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The illustrations reflected below in Figure 3 are indicative of the types of architectural design
appropriate for the Suburban Zone.
Figure 3
The following general building design criterion applies to development within the Suburban
Zone:
1. Buildings should derive their image primarily from southwestern style design.
2. Buildings within the same development complex or setting should consistently use
colors, materials, textures, patterns, and rhythms of other buildings within the complex.
3. Building design should be responsive to the Sonoran Desert climate. Minimizing heat
gain through building orientation, architectural shading devices such as pronounced
eaves, fin walls and covered walkways are encouraged. Long continuous expanses of
glass are highly discouraged.
[7-1-11 version]Page 6
4.Colors and finish materials should have a light reflective value of less than thirty-five
(35) percent and comply with the "City of Apache Junction Southwest Color Palette"
approved by the city council through Resolution No. 04-06. Larger buildings should
incorporate multiple color schemes to help reduce the perception of overall building
mass and encourage a sense of rhythm along the street.
5. All elevations of the building should express consistent architectural detailing and
character.
6.The perceived mass of a large building should be broken down by using building facade
articulation, variations in roof forms, mass and void techniques, modification of textures
and colors, deep set windows, wide building arcades, the accenting of building entries,
and the use of building focal points or vertical accents (see examples in Figures 4 and 5
below.
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Figure 5.Arcades, windows, roof elements, and materials are varied
to breakup building mass.
Roof Design
1. The top of the facade should provide a visual cap and a purposeful termination to the
design. Parapets, cornice elements or sloped roofs provide detail on the upper most
edge of the facade. Varied vertical parapet/cornice shapes and heights are encouraged
as illustrated below in Figure 6 below.
Figure 6.Varying rooflines and building forms add to the visual
interest of a development and minimize the perception of building scale.
[7-1-11 version]Page 8
Awning and Arcade Design
1. Where awnings are used to provide maximum shade, they should consist of opaque
material.
2. Awnings should generally be a single color.
3. Awnings shall not be back lit or internally illuminated.
4. Sign lettering and/or logos should comprise no more than 30% of the total exterior
surface of an awning or canopy, and shall be included in the calculation of the allowable
sign area.
5. Awnings may be provided along the entire frontage of commercial buildings.
6. Awnings or canopies should be hung above the display window space at least 10-14 feet
above the public walkway with a minimum 8 -foot vertical clearance. They may extend 6-
8 feet over the walkway from the building's face.
7. Examples of acceptable awnings are illustrated in Figure 7 below.
Figure 7
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Fenestration
1. Buildings should meet the ground with a solid base treatment that creates a visual
transition from sidewalk to building wall. Glass storefront wall systems that extend to
the ground are not recommended.
2. An interesting variety of window sizes and styles should be utilized in larger
developments.
3. Windows shall not be opaque.
Building Materials
1.The following building materials are generally inappropriate:
• Imitation masonry
• Mirrored surfaces
• Vinyl or plastic imitation wood siding, with the exception of postconsumer recycled
materials
• Application of inappropriate veneers
2. Structures should consist of durable and natural materials.
3. The use and design of materials in the composition of structures shall consider
pedestrian level durability.
Building Massing and Articulation
1. Flexibility in the division of larger buildings into smaller tenant spaces should be
considered in the design and articulation of storefront modules.
2. Facades should be well composed and articulated with a variety of materials and forms.
Cornice lines, accent bands and other facade elements can create interesting shadow
effects, contributing to the visual interest of a facade.
3. Building entrances should be designed in a manner which breaks up the building mass
and aids in pedestrian orientation.
Signage
Signage shall comply with the sign requirements identified in Article 1-21, Chapter 1, of the City
of Apache Junction Land Development Code, and should respect the following guidelines.
1. Wall signs should be integrated to appear part of the building facade.
[7-1-11 version]Page 10
2. When there are multiple tenants for commercial uses, all signs should be consistent and
architecturally integrated in the form of size, shape, color, materials, lighting, and
placement.
3. Visible raceways and transformers for individual letters are discouraged.
4. In general, signs should enhance the visual interest and remain subordinate to the
overall character of the downtown area.
5. Wall signs should be located on the upper portion of the first floor storefront and should
be centered within an area uninterrupted by doors, windows, or architectural details.
6. Sign mounting brackets and support structures should match other fixture materials
used on the facade of the building.
7. To convey a subtle appearance, the use of back -lit or reverse channel letters with halo
illumination rather than internally -lit signs are encouraged.
8. Fin facade signs should be perpendicular to the facade of the building, and at least 8
feet above the sidewalk. The outside edge must be at least 2 feet from the curb line,
and no more than 4 feet from the face of the building.
9. Window signs should be limited to 25% coverage of the window area,including
temporary and sale signs.Seasonal window displays and seasonal lighting may
temporarily exceed this coverage.
10. For two story buildings a horizontal transition element should be utilized between the
first floor and upper stories.Typically, this is a location for signage, canopies or
awnings. The detail should break the plane of the wall surfaces and create a frame for
the first floor storefront design.
11. The following sign types are not recommended for use in the Downtown area:
• Illuminated box signs, whether flat or projecting
• Flashing signs
• Moving signs, or signs with moving elements
12. Digital LED sign components may be allowed within free-standing signs in accordance
with the Downtown Overlay District zoning standards. Figure 23 illustrates an example
of appropriate LED signage.
[7-1-11 version]Page 11
13. Wall mounted front facade signs should be located above the store front area and
should be integrated into the design of the facade, taking on characteristics of the
scale, lines and features of the facade as illustrated below in Figure 8.
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Landscaping
Landscaping shall comply with Article 6-1 of the City of Apache Junction Land Development
Code, and should reflect the following guidelines:
1. Indigenous upper Sonoran Desert landscape should be used to define pedestrian spaces
and soften the visual impact of site improvements.
2. Landscaping should be provided along and against all buildings to blend the building into
the surrounding environment. Raised planters, planting beds, and pots are encouraged
when designed to accentuate the architecture and enhance pedestrian spaces.
3. Store fronts should incorporate canopy trees that coordinate with the placement of
arcades, signage, and store front windows.
4. Landscape buffers should be provided to screen commercial and mixed -use
development from single-family residential uses. Mature trees should be used to further
accentuate the buffer area.
5. Curbing should be installed at the edges of all planters/medians adjacent to vehicular
circulation and parking areas.
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6. Pedestrian walkways linking site features should be a minimum of six (6) feet in width
and should incorporate landscaping and architectural shading.
7. Perimeter planting beds with low shrubs and groundcover should be provided when
adjacent to public rights -of -way. Large expanses of exposed mulch and grass are not
desirable.
8. Landscape features should be used to highlight entryway and other freestanding
signage, and to screen sign supports and ground -mounted equipment where practical.
Lighting
Lighting shall comply with the outdoor lighting requirements identified in Article 1-23, Chapter
1, of the City of Apache Junction Land Development Code, and the following design guidelines.
1. In order to maintain the community's dark skies policy, exterior lighting should be low-
keyed, and only emphasized for safety and security purposes.
2. Light glare and excessive brightness should be eliminated. Reflective materials in light
fixtures are highly discouraged. Cut-off fixtures, mounting height, and the elevation of
potential viewers should all be considered to control glare effectively.
3. Lighting of building facades or the use of architectural lighting that results in hot spots
on a building wall is discouraged.
4. The use of bollard lighting for pedestrian pathways and parking areas is encouraged and
is preferable to lights mounted on walls, posts or standards.
Access, Parking and Circulation
1. Covered parking should be architecturally integrated with buildings. Lighting for covered
parking spaces should be shielded to avoid glare and/or light spillage onto adjacent
properties.
2. Pedestrian pathways and spaces between buildings and outlying parking areas should
be well defined and provide for safe lighting,appropriate landscape design,and
hardscaping.
3. Bicycle parking should be provided at locations that are easily identifiable, visible, and
convenient to customers/ users.
4.Alleys should be efficient for service vehicles as well as attractive for pedestrians.
5.Bicycle and pedestrian access to adjoining residential neighborhoods is encouraged in
appropriate locations.
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Open Space and Amenities
1. Outdoor dining areas should be placed away from off -site uses that are sensitive to
noise and night-time activity. Restaurant seating in the pedestrian portion of the public
right -of way may be conditionally permitted. Where space allows, outdoor dining areas
should be used to help synergize plazas, courtyards, and street frontages.
2. The placement of patios and plazas should address solar orientation and incorporate
both landscaping and architectural elements to provide shade for pedestrians.
3. Outdoor common areas including hardscape plazas, green spaces, water features and
play areas are desirable elements and should be treated as visual and functional focal
points.
4. The use of public art in open space areas is encouraged.
5. A combination of landscaping and architectural features should be used to create and
define pedestrian seating areas as illustrated in Figure 9. These areas should typically be
placed at internal locations.
Figure 9. Provide for shaded pedestrian amenities
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Screening
1. Utility cabinets and pedestals should be located where they can be screened from view.
They should not be located within a landscaping island in a parking lot where they are
subject to vehicle damage. Consideration should be given to accessibility for required
service and maintenance of such facilities.
2. Where feasible, loading, service and equipment areas should not be visible from public
roadways or parking areas.
3. Outdoor storage areas should be located behind or beside buildings and be shielded
from view of the street.
4. Dumpsters should be located in the least visible location fully screened from view with
durable building materials that are coordinated with the overall building design as
illustrated below in Figure 10.
Figure 10.Simple enclosure with painted walls and wood gates.
5. Rooftop mechanical equipment should be screened by architectural elements and
painted to match the color of the roof. Figure 11 illustrates what is not desired, while
Figure 12 reflects desirable screening.
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'
Figure 11.Visible heating and air conditioning
equipment can detract from the desired design goals.
Figure 12.Roof screen compatible with the building's architectural character
is setback from roof edge and completely hides the mechanical equipment.
[7-1-11 version]Page 16
Drive Thru Facilities
1. To the extent practical, drive—thru facilities should be oriented away from public streets.
2. Adequate vehicle queuing length should be provided to ensure that stacking traffic does
not obstruct on -site or off -site pedestrian or vehicular traffic.Drive -through
covers/enclosures should be designed to add variation to the building's mass and
appear integrated with its architecture as illustrated in Figure 13.
Figure 13
Mixed -Use Development
1.The residential portion of a mixed use building should incorporate typical
residential features such as porches and balconies that offer façade articulation and
transparency. Residential balconies should be recessed and not overhang above the
public space.
2.Multi -family structures in the downtown area should encourage pedestrian activity
at the street level through the appearance of commercial architectural design of
the first floor
3.Additions should be designed so as not to obscure, alter or destroy the character of
the original building when viewed from a public right-of-way.
[7-1-11 version]Page 17
II. TRANSITION ZONE DESIGN GUIDELINES
The Transition Zone may be currently described as a mixture of older strip commercial uses
including hotels, restaurants, specialty retail, car sales, and gas stations. The properties tend to
be smaller in size and many of the buildings reflect maintenance and structural decline. The
overlay zoning standards for this zone are intended to provide reasonable flexibility to promote
and encourage development and redevelopment. Additionally, the overlay zoning for this zone
promotes sign and building design standards that reflect an old west character in accordance
with the 2010 Downtown Redevelopment and Implementation Strategy Plan.
General Building Design
Western commercial design is characterized by relatively small scale buildings when compared
to the commercial malls and big box stores that are often thought of as representing retail
development today. Rather than detached structures set back from the street with parking in
front, the western town tended to have a series of structures that adjoined each other to form
a continuous sidewalk, often covered with a porch or awnings, as historically portrayed in
Figure 14.
Figure 14
Structures are generally 1%2 to 2 stories in height (16 to 25 feet) but may vary slightly from this
standard and thus avoid a continuous cornice or parapet line. Windows would be composed of
multiple panes of glass since the technology and manufacturing processes of the 19th century
were not suitable for creating the large storefronts often utilized in commercial development
today.
[7-1-11 version]Page 18
Since most old west style development is associated with an era before the automobile, the
scale of the windows, displays, entries, architectural detail and signage was proportioned for
viewing and use by the pedestrian. All these features, therefore, were smaller and often more
elaborate.
The overall features of western architecture tended to be rectilinear with a dominant use of the
90 degree angle for major plan and elevation elements. This was in major part dictated by the
use of simple framing methods available to the western carpenter or builder. Curves, domes,
semicircular arches,and heavy columns as represented in Spanish and Mediterranean
architectural styles based in a masonry technology were relatively rare.
The illustrations reflected below in Figure 15 are indicative of the types of architectural design
appropriate for the Transition Zone.
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The following general building design criterion applies to development within the Transition
Zone:
1.Buildings should derive their image primarily from old west style design.
2.Buildings within the same development complex or setting should consistently use
colors, materials, textures, patterns, and rhythms found with other buildings in the
cornplex.
3.Building design should be responsive to the Sonoran Desert climate. Minimizing heat
gain through building orientation, architectural shading devices such as pronounced
eaves, fin walls and covered walkways are encouraged. Long continuous expanses of
glass are highly discouraged.
4.Colors and finish materials should have a light reflective value of less than thirty-five
(35) percent and comply with the "City of Apache Junction Southwest Color Palette"
approved by the council through Resolution No.04-06.Larger buildings should
incorporate multiple color schemes to help reduce the perception of overall building
mass and encourage a sense of rhythm along the street.
5.Buildings are encouraged to be set along the front property line (i.e., zero front
setback).
6.Use of materials which are representative of the western style should include vertical
wood board and batten, horizontal wood siding, stucco and brick masonry.
7.Pedestrian friendly amenities such as porches, benches, awnings, recessed entries, and
planters along the sidewalks are encouraged.
8.Obvious use of more modern materials such as plywood, large plate glass windows,
unfinished aluminum, and plastic should be avoided.
Awning and Arcade Design
1.Where awnings are used to provide maximum shade, they should consist of opaque
material.
2. Awnings shall not be back lit or internally illuminated, and should generally be a single
color.
3. Sign lettering and/or logos shall comprise no more than 30% of the total exterior surface
of an awning or canopy, and shall be included in the calculation of the allowable sign
area.
[7-1-11 version]Page 20
4. Awnings may be provided along the entire frontage of commercial buildings.
S. Awnings or canopies should be hung above the display window space at least 10-14 feet
above the public walkway with a minimum 8 -foot vertical clearance. They may extend 6-
8 feet over the walkway from the building's face.
6. Examples of acceptable arcades and porches are illustrated below in Figure 16.
Figure 16
Building Entrances
The old west design style tended to minimize large, spacious entry courtyards or grand entry
statements which are often associated with other architectural styles such as the Romanesque
Revival of the eastern United States or Spanish Revival in the west. A sense of entry was
important,however, and merited a space to step away from the sidewalk and provide a
transition from the outside to the inside of a commercial establishment. Entries were often
treated with extra trim, accent colors, more elaborate hardware, and window signage as well as
perhaps a change in material from the sidewalk or boardwalk. The scale was geared toward the
pedestrian and the immediate environment of the adjacent sidewalk.
[7-1-11 version]Page 21
A change of pavement from that of the sidewalk is encouraged. For brick masonry buildings the
pavement might be brick or tile pavers. For wood structures or steel trowelled plaster, perhaps
a textured and colored concrete or tile pavers would be appropriate depending on the
architectural design of the building.
Entryways should be set back behind the sidewalk a minimum of a projected door swing
(typically a minimum of three feet) and the width will often be dictated by handicapped access
requirements. The width of entry spaces should be adequate to accommodate several people
at one time as illustrated below in Figure 17.
Figure 17.Recessed entry with detailed painted
wood trim at sides give character at the pedestrian level.
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Fenestration
1.Utilize multiple panes of glass rather than single large sheets.
2.Provide accent trim and framing for wood installations. If aluminum or other materials
are used, the overall character should replicate or recall wood type installations.
3.Consider use of transom windows (small windows above larger storefront windows and
doors.
4.Consider the use of awnings.
5.Doors should generally be solid or opaque around their perimeter with one or more
glass panels in the center.Multiple panels or panes of glass within the door are
encouraged. Slab doors without articulation, or modern tempered glass doors with or
without perimeter frames are discouraged.
6.Doors are encouraged to have more ornate hardware utilizing brass or bronze as a
material (recognizing that the configuration will have to meet accessibility
requirements).
7.Consider using sidelights adjacent to doors.
8.Use of accent colors in entry areas is encouraged as illustrated above in Figure 17.
9.Display windows on the ground floor of retail and commercial buildings shall be the
predominant surface on the first story. New commercial construction shall provide a
minimum of fifty percent of the first floor wall surface in windows that face the street.
10. Buildings should meet the ground with a solid base treatment that creates a visual
transition from sidewalk to building wall. Glass storefront wall systems that extend to
the ground are not recommended.
11. An interesting variety of window sizes and styles should be utilized in larger
developments.
12. Upper floor windows are differentiated from the first floor in terms of size, proportion
and rhythm. However, they are organized in relationship to first floor elements. Figure
18 below illustrates the desired proportion of window design.
[7-1-11 version]Page 23
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[7-1-11 version]Page 24
Building Materials
1. The use of construction materials along the street facade shall be compatible with the
old west character.
Materials encouraged include the following:
•Vertical wood board and batten. Plywood with individually nailed on batten may
also be allowed if the completed character of the facade recalls the old western
style.
•Horizontal wood siding with a reveal (drop siding). Other siding materials which
replicate this character may also be used.
•Brick masonry and slumpstone that compliments the western style and the
architectural character of the building.
•Stucco and adobe finishes in conjunction with other building materials so that
reflect the overall western appearance.
Materials strongly discouraged include the following:
•Modern aluminum and glass storefront construction
•Scored plywood
•Exposed concrete block (concrete masonry units)
•False veneers
2. Roof materials shall be compatible with those typically used in the western style and
include the following: Materials encouraged include the following:
•Composition Shingle (minimum of 40 year lifetime)
•Shakes (if permitted by fire code with fire resistive treatment.)
•Slate or flat concrete tile
•Corrugated or standing seam metal in color and finish compatible with the
western style
Building Massing, Articulation and Detail
1.Facades should be well composed and articulated with a variety of materials and forms.
Cornice lines, accent bands and other facade elements can create interesting shadow
effects, contributing to the visual interest of a facade.
2. Building entrances should be designed in a manner which breaks up the building mass
and aids in pedestrian orientation.
3. Visible roof shapes are to be compatible with the western style. Typically these roofs are
of a shed or a single gable type with the ridgeline running perpendicular to the street
and terminating at the false front or parapet of the building.
[7-1-11 version]Page 25
4. Elaborate compound forms such as those associated with Victorian Gothic (with towers,
dormers, and multiple gables) or mansard roof forms are discouraged.
5. Gutters and downspouts on the exterior of the building should be considered during the
architectural design process.
6. The joining and accenting of details of various materials form a major component of an
architectural style. In the old west style typical details would include the following:
•Pilasters and reveals in masonry construction.
•Cornices and corbels along parapets — usually of wood but sometimes formed of
metal, or now painted resins.
•Accent base and capitals on posts and columns.
•Champhered corners on posts and columns.
•Multiple layers of trim and moldings (often accented with different colors).
•Rounded edges on pilasters and columns.
•Shaped runners and turned wood spindles in hand rails.
Signage
Signage shall comply with the sign requirements identified in Article 1-21, Chapter 1, of the City
of Apache Junction Land Development Code, except as otherwise provided below.
1.Wall signs should be integrated to appear part of the building façade.
2. When there are multiple tenants for commercial uses, all signs should be consistent and
architecturally integrated in the form of size, shape, color, materials, lighting, and
placement.
3. Visible raceways and transformers for individual letters are discouraged.
4. In general, signs should enhance the visual interest and remain subordinate to the
overall character of the Transitional Zone.
5. Wall signs should be located on the upper portion of the first floor storefront and should
be centered within an area uninterrupted by doors, windows, or architectural details.
6. Sign mounting brackets and support structures should match other fixture materials
used on the façade of the building.
7. To convey a subtle appearance, the use of back -lit or reverse channel letters with halo
illumination rather than internally -lit signs are encouraged.
[7-1-11 version]Page 26
8. All light fixtures, conduit and shielding shall be painted a flat, dark color, or shall be
painted to match either the building or the supporting structure that serves as the
background of the sign.
9. Window signs should be limited to 25% coverage of the window area,including
temporary and "sale"signs.Seasonal window displays and seasonal lighting may
temporarily exceed this coverage.
10. Signs may incorporate graphic symbols, logos, and other elements to provide visual
interest and theme continuity.However,in order to preserve the western era
character, corporate marketing themes, logos, corporate colors, and prototypes shall
not become a dominant visual feature of the site, or building.
11. Wall mounted front façade signs should be located above the store front area, or
signage should be integrated into the design of the facade, taking on characteristics of
the scale, lines and features of the façade as illustrated in Figure 8.
12.1n keeping with the old west character, flashing signs, neon signs, and luminous tube
signs are strongly discouraged.
13. Signs should not cover up windows or important architectural features.
14. Hanging and projecting signs above walkways shall have a minimum of eight feet of
clearance above the pavement and should have a maximum of six square feet per sign.
15. Plastic or routed aluminum sign faces are discouraged.
16. Spotlighting or halo lighting of signs are encouraged. Exposed neon may be considered
if architecturally compatible.
17. The following sign types are not recommended for use in the Downtown area:
• Illuminated box signs, whether flat or projecting
• Flashing signs
• Moving signs, or signs with moving elements
18. Digital LED sign components may be allowed within free-standing signs in accordance
with the Downtown Overlay District zoning standards. Figure 23 illustrates an example
of appropriate LED signage.
19. Painted signs with external lighting are the preferred sign style for this zone. Text/font
styles such as Helvetica or Anal are inappropriate for the western era. Signs can be
painted on facade elements or can be carved into, painted on, or constructed of wood,
[7-1-11 version]Page 27
f 1,1
/Th I'A
In • rl •.E1 •n •'
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IMPFrib
wood composite or metal materials. Examples of acceptable signs are illustrated below
in Figure 19.
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Figure 19
Landscaping
The landscaping standards identified in the Downtown Overlay District's Transition Zone
supersede the landscaping requirements identified in Article 6-1 of the Apache Junction Land
Development Ordinance,and are intended to provide greater flexibility with minimalist
landscaping requirements. As a result, landscaping will focus on strategically placed planter
boxes, planting beds, and pots rather than regimented planting schedules typically required for
buffers,screening,and open space coverage.Figure 20 illustrates the type of landscaping
desired for the Transition Zone.
[7-1-11 version]Page 28
Figure 20
Lighting
Lighting shall comply with the outdoor lighting requirements identified in Article 1-23, Chapter
1, of the City of Apache Junction Land Development Code, and the following design guidelines.
1.In order to maintain the community's dark skies policy, exterior lighting should be low-
keyed, and only emphasized for safety and security purposes.
2.Light glare and excessive brightness should be eliminated. Reflective materials in light
fixtures are highly discouraged. Cut-off fixtures, mounting height, and the elevation of
potential viewers should all be considered to control glare effectively.
3.Lighting of building facades or the use of architectural lighting that results in hot spots
on a building wall is discouraged.
4.The use of bollard lighting for pedestrian pathways and parking areas is encouraged
and is preferable to lights mounted on walls, posts or standards.
[7-1-11 version]Page 29
5.Low wattage up -lighting of building elements and adjacent trees can be an effective
and attractive lighting technique.
6.Vintage lighting fixtures or replicas should be used when the lighting is visible from the
sidewalk or street. The fixtures should complement the building's architecture.
7.Lighting fixtures for parking lots should not exceed 12 feet in height and should ideally
reflect an architectural character compatible with the old west style. High intensity
lighting on modern poles with exposed elements (such as cobra heads) is discouraged.
Access. Parking and Circulation
1.Covered parking should be architecturally integrated with the adjacent buildings.
Lighting for covered parking spaces should be shielded to avoid glare and/or light
spillage onto adjacent properties.
2. Pedestrian pathways and spaces between buildings and outlying parking areas should
be well defined and provide for safe lighting,appropriate landscape design,and
hardscaping.
3. Bicycle parking should be provided at locations that are easily identifiable, visible, and
convenient to customers/ users.
4.Alleys should be efficient for service vehicles as well as attractive for pedestrians.
5.Bicycle and pedestrian access to adjoining residential neighborhoods is encouraged.
6.Parking to the side or rear of buildings is appropriate as illustrated below in Figure 21.
PARA/44ci -to oe
NO -fAlz-KitsiGt ON CORNEX--.5
Figure 21
[7-1-11 version]
peale-ustG -ro 6ICe—OF V-DGI .
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Page 30
Open Space and Amenities
1.A combination of landscaping and architectural features should be used to create and
define pedestrian seating areas. These areas should typically be placed at internal
locations or near corners of buildings which are easily accessible to the pedestrian.
2. Outdoor dining areas should be placed away from off -site uses that are sensitive to
noise and night-time activity. Restaurant seating in the pedestrian portion of the public
right -of way may be conditionally permitted. Where space allows, outdoor dining areas
should be used to help synergize plazas, courtyards, and street frontages.
3. The placement of patios and plazas should address solar orientation and incorporate
both landscaping and architectural elements to provide shade for the pedestrian.
4. Outdoor common areas- including hardscape plazas, green spaces, water features and
play areas- are desirable elements, and should be treated as visual and functional focal
points.
5. The use of public art is encouraged.
6. Provide ornamental pedestrian scale lighting sufficient to ensure secure walking
conditions after dark, especially at sidewalks, plazas and pedestrian crossing areas.
Screening
1.Utility cabinets and pedestals should be located where they can be screened from
view. They should not be located within a landscaping island in a parking lot where
they are subject to vehicle damage. Consideration should be given to accessibility for
required service and maintenance of such facilities.
2. Where feasible, loading, service and equipment areas should not be visible from public
roadways or parking areas.
3. Outdoor storage areas should be located behind or beside buildings and be shielded
from view of the street.
4. Dumpsters should be fully screened from view with durable building materials that are
coordinated with the overall building design as illustrated below in Figure 10.
5. Rooftop mechanical equipment should be screened by architectural elements and
painted to match the color of the roof. Figure 11 illustrates what is not desired, while
Figure 12 reflects desirable screening.
[7-1-11 version]Page 31
Drive Thru Facilities
1.To the extent practical,drive—thru facilities should be oriented away from public
streets and primary development entrances.
2. Adequate vehicle queuing length should be provided to ensure that stacking traffic does
not obstruct on -site or off -site pedestrian or vehicular traffic.Drive -through
covers/enclosures should be designed to add variation to the building's mass and
appear integrated with its architecture as illustrated in Figure 13.
Mixed -Use Development
1.The residential portion of a mixed use building should incorporate typical
residential features such as porches and balconies that offer facade articulation and
transparency. Residential balconies should be recessed and not overhang above the
public space.
2.Multi -family structures in the downtown area should encourage pedestrian activity
at the street level through the appearance of commercial architectural design of
the first floor. Continuity of the typical storefront or commercial façade even if the
first floor is used as residential will provide a welcoming thoroughfare.
3.Additions should be designed so as not to obscure, alter or destroy the character of
the original building when viewed from a public right-of-way.
[7-1-11 version]Page 32
III. CORE DOWNTOWN ZONE DESIGN GUIDELINES
This Core Downtown Zone may be described as the central core of the city with a mixture of old
and new developed properties, vacant land, educational uses and civic uses. The base zoning
district reflects a decidedly more urban pattern of mixed land use, building height and intensity.
The overlay zoning and design standards for this zone are intended to maintain and continue
the base zoning's urban theme and promote a mixed -use pattern of land use.
General Building Design
The architecture of buildings in this zone should generally reflect an urban main street quality
that is distinctive from the western character in the Transition Zone.While variations in
architectural style and interest will be accommodated,the built environment should be
developed to a human scale and encourage pedestrian circulation.
The examples illustrated below in Figure 22 reflect the city's targeted site and building design
for this zone:
",0111011MSAml•k-w
Figure 22
[7-1-11 version]Page 33
The following general building design criteria apply to development within this zone:
1.Buildings within the same development complex or setting should consistently use
colors, materials, textures, patterns, and rhythms found with other buildings in the
complex.
2.The perceived mass of a building should be broken down by using building façade
articulation, variations in roof forms,mass and void techniques,modification of
textures and colors, deep set windows, wide building arcades, the accenting of building
entries, and the use of building focal points or vertical accents as exemplified in Figures
4 and 5.
3. Building design should be responsive to the Sonoran Desert climate. Minimizing heat
gain through building orientation, architectural shading devices such as pronounced
eaves, fin walls and covered walkways are encouraged. Long continuous expanses of
glass are highly discouraged.
4. Colors and finish materials should have a light reflective value of less than thirty-five
(35) percent and comply with the "City of Apache Junction Southwest Color Palette"
approved by the city council through Resolution No. 04-06. Larger buildings should
incorporate multiple color schemes to help reduce the perception of overall building
mass and encourage a sense of rhythm along the street.
5. All elevations of the building should express consistent architectural detailing and
character.
6. Development design should encourage walking and biking rather than driving between
businesses.
7. Building design should provide visibility into commercial buildings at the ground level
and incorporate arcades and awnings to provide shade to both pedestrians and store
front windows.
8.The top of the facade should provide a visual "cap" and a purposeful termination to the
design. Parapets, cornice elements or sloped roofs provide detail on the upper most
edge of the facade. Varied vertical parapet/cornice shapes and heights are encouraged
as illustrated in Figure 8.
Awning and Arcade Design
1.Where awnings are used to provide maximum shade, they should consist of opaque
material.
2. All awnings on an individual building should be a single color.
[7-1-11 version]Page 34
3. Awnings shall not be back lit or internally illuminated.
4. Sign lettering and/or logos should comprise no more than 30% of the total exterior
surface of an awning or canopy, and shall be included in the calculation of the allowable
sign area.
5. Awnings may be provided along the entire frontage of commercial buildings. Marquees
are encouraged where appropriate.
6. Awnings or canopies shall be hung above the display window space at least 10-14 feet
above the public walkway with a minimum 8 -foot vertical clearance. They may extend 6-
8 feet over the walkway from the building's face.
7. Examples of acceptable awnings are illustrated in Figure 7.
Fenestration
1.Buildings should meet the ground with a solid base treatment that creates a visual
transition from sidewalk to building wall. Glass storefront wall systems that extend to
the ground are not recommended.
2. An interesting variety of window sizes and styles should be utilized in larger
developments.
3. Windows shall not be opaque.
4. Building entrances should be defined for ease of use. Weather protection features are
also encouraged.
5. Upper floor windows are differentiated from the first floor in terms of size, proportion
and rhythm. However, they are organized in relationship to first floor elements.
6. Display windows on the ground floor of retail and commercial buildings shall be the
predominant surface on the first story. New commercial construction should provide a
minimum of fifty percent of the first floor wall surface in windows that face the street as
illustrated in Figure 18.
Building Materials
1.The following building materials are generally inappropriate:
•Imitation masonry
•Mirrored surfaces
•Vinyl or plastic imitation wood siding,with the exception of postconsumer
recycled materials
[7-1-11 version]Page 35
•Application of inappropriate veneers
2.Structures should consist of durable and natural materials.
3.The use and design of materials in the composition of structures shall consider
pedestrian level durability.
Building Massing and Articulation
1. Flexibility in the division of larger buildings into smaller tenant spaces should be
considered in the design and articulation of storefront modules.
2. Facades should be well composed and articulated with a variety of materials and forms.
Cornice lines, accent bands and other facade elements can create interesting shadow
effects, contributing to the visual interest of a facade.
3. Building entrances should be designed in a manner which breaks up the building mass
and aids in pedestrian orientation.
4. Building forms should be articulated by varying roof heights and wall planes. Long,
unbroken volumes and large, unarticulated wall and roof planes are not appropriate.
5. The layout of primary buildings and outlot buildings should be varied to achieve an
interesting visual environment.
6. Where a shopping street is to be created, structures should be built with minimal retail
storefront setbacks at internal roadways and plazas to create a pedestrian oriented
street wall. Structures in this alignment should include inviting storefront windows,
easily identifiable entrances, and prominent display areas.
7.Multiple -story taller buildings may be acceptable where compatible with adjoining uses
and designed to minimize the appearance of building bulk and mass. This can be
accomplished through upper story setbacks, changes in building materials, and the
articulation of building details.
Signage
Non-CCD zoned property signage shall comply with the sign requirements identified in Article 1-
21, Chapter 1, of the City of Apache Junction Land Development Code. CCD zoned property
shall comply with CCD district sign standards. All Core Downtown District signs should respect
the following design guidelines.
1. Sign design for the Corp Downtown Zone is not based on a specific theme or style, but
rather should be an extension of the primary building quality and aesthetics.
[7-1-11 version]Page 36
2. Wall signs should be integrated to appear part of the building facade.
3. When there are multiple tenants for commercial uses, all signs should be consistent and
architecturally integrated in the form of size, shape, color, materials, lighting, and
placement.
4. Visible raceways and transformers for individual letters are discouraged.
5. In general, signs should enhance the visual interest and remain subordinate to the
overall character of the downtown area.
6. Wall signs should be located on the upper portion of the first floor storefront and should
be centered within an area uninterrupted by doors, windows, or architectural details.
7. Sign mounting brackets and support structures should match other fixture materials
used on the facade of the building.
8. To convey a subtle appearance, the use of back -lit or reverse channel letters with halo
illumination rather than internally -lit signs are encouraged.
9. Façade mounted fin signs should be perpendicular to the facade of the building and at
least 8 feet above the sidewalk. The outside edge must be at least 2 feet from the curb
line, and no more than 4 feet from the face of the building.
10. Window signs should be limited to 25% coverage of the window area, including
temporary and "sale"signs.Seasonal window displays and seasonal lighting may
exceed this coverage for a maximum of sixty days. Internally illuminated flashing signs
in windows are also prohibited.
11. Wall mounted signs located above the store front area, or signage should be integrated
into the design of the facade, taking on characteristics of the scale, lines and features
of the facade as illustrated in Figure 8.
12. For two story buildings a horizontal transition element should be utilized between the
first floor and upper stories. Typically, this is a location for signage, canopies or
awnings. The detail should break the plane of the wall surfaces and create a frame for
the first floor storefront design.
13. The following sign types are not recommended for use in the Downtown area:
•Illuminated box signs, whether flat or projecting
•Flashing signs
•Moving signs, or signs with moving elements
[7-1-11 version]Page 37
14. Digital LED sign components may be allowed within free-standing signs in accordance
with the Downtown Overlay District zoning standards. Figure 23 illustrates an example
of appropriate LED signage.
•••••-• •o
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••••••
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Figure 23
Landscaping
The landscaping standards identified in the Downtown Overlay District's Core Downtown Zone
supersede the landscaping requirements identified in Article 6-1 of the Apache Junction Land
Development Ordinance,and are intended to provide greater flexibility with minimalist
landscaping requirements. As a result, landscaping will focus on strategically placed planter
boxes, planting beds, and pots rather than regimented planting schedules typically required for
[7-1-11 version]Page 38
buffers, screening, and open space coverage. Figure 20 illustrates the type of landscaping
desired for the Core Downtown Zone.
Lighting
Lighting shall comply with the outdoor lighting requirements identified in Article 1-23, Chapter
1, of the City of Apache Junction Land Development Code, and should respect the following
design guidelines.
1.In order to maintain the community's dark skies policy, exterior lighting should be low-
keyed, and only emphasized for safety and security purposes.
2. Light glare and excessive brightness should be eliminated. Reflective materials in light
fixtures are highly discouraged. Cut-off fixtures, mounting height, and the elevation of
potential viewers should all be considered to control glare effectively.
3. Lighting of building facades or the use of architectural lighting that results in hot spots
on a building wall is highly discouraged.
4. The use of bollard lighting for pedestrian pathways and parking areas is encouraged and
is preferable to lights mounted on walls, posts or standards.
Access. Parking nd Circulation
1. Interconnect pedestrian destinations such as parks, trail systems, transit stations, bus
stops, and entertainment.
2. Plan land use according to the 10 -minute (0.25 mile/0.4 km) walk rule.
3. Provide walkways adjacent to roadways, but separate from the curb whenever possible
with landscaping, a bicycle lane, or on -street parking.
4. Encourage people to walk by creating places that use land use, destination pedestrian
facilities,and economic and cultural activities to establish walking as a primary or
secondary activity.
Open Space and Amenities
1. Outdoor common areas including hardscape plazas, green spaces, water features and
play areas are desirable elements and should be treated as visual and functional focal
points.
2. The use of public art is encouraged.
[7-1-11 version]Page 39
3. Integrate plazas and other spaces of varying scales to provide rest, relaxation and
outdoor dining opportunities for shoppers and other visitors.Spaces should be
conveniently positioned adjacent to walkways and buildings.
4. Site features should be varied in color, pattern and texture within a coordinated palette
that relates to the building architecture. High quality materials and finishes should be
used throughout.
5. Where practical, benches, water fountains and waste receptacles should be visually and
functionally coordinated with the overall site design. The location of waste receptacles
should be provided as part of the development plan.
Screening
1. Utility cabinets and pedestals should be located where they can be screened from view.
They should not be located within a landscaping island in a parking lot where they are
subject to vehicle damage. Consideration should be given to accessibility for required
service and maintenance of such facilities.
2. Dumpsters should be fully screened from view with durable building materials that are
coordinated with the overall building design as illustrated in Figure 10.
3. Rooftop mechanical equipment shall be screened by architectural elements and painted
to match the color of the roof. Figure 11 illustrates what is not desired, while Figure 12
reflects desirable screening.
4. Where feasible, loading, service and equipment areas should not be visible from public
roadways or parking areas.
5. Outdoor storage areas should be located behind or beside buildings and be shielded
from view of the street.
Drive Thru Facilities
1.To the extent practical,drive—thru facilities should be oriented away from public
streets.
2.Adequate vehicle queuing length should be provided to ensure that stacking traffic
does not obstruct on -site or off -site pedestrian or vehicular traffic. Drive -through
covers/enclosures should be designed to add variation to the building's mass and
appear integrated with its architecture as illustrated in Figure 13.
[7-1-11 version]Page 40
Mixed -Use Development
1.The residential portion of a mixed use building should incorporate typical residential
features such as porches and balconies that offer facade articulation and transparency.
Residential balconies should be recessed and not overhang above the public space.
2.Multi -family structures in the downtown area should encourage pedestrian activity at
the street level through the appearance of commercial architectural design of the first
floor. Continuity of the typical storefront or commercial facade even if the first floor is
used as residential will provide a welcoming thoroughfare.
3.Additions should be designed so as not to obscure, alter or destroy the character of the
original building when viewed from a public right-of-way.
[7-1-11 version]Page 41