Downtown Overlay District Design Guidelines (Approved by City Council August 2, 2011)

Transcription

1 Downtown Overlay District Design Guidelines (Approved by City Council August 2, 2011) 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 Figure 1 [ version] Page 1

2 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 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. [ version] Page 2

3 The following images illustrate architectural terms and expressions that may be used throughout the Guidelines: [ version] Page 3

4 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. [ version] Page 4

5 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-inthe 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 [ version] Page 5

6 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. [ version] Page 6

7 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 Larger buildings should incorporate multiple color schemes to help reduce the perception of overall building mass and encourage a sense of rhythm along the street. 5. All elevations of the building should express consistent architectural detailing and character. 6. The perceived mass of a large building should be broken down by using building façade articulation, variations in roof forms, mass and void techniques, modification of textures and colors, deep set windows, wide building arcades, the accenting of building entries, and the use of building focal points or vertical accents (see examples in Figures 4 and 5 below. Figure 4 [ version] Page 7

8 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. [ version] Page 8

9 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 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 [ version] Page 9

10 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 Signage 1. Flexibility in the division of larger buildings into smaller tenant spaces should be considered in the design and articulation of storefront modules. 2. Facades should be well composed and articulated with a variety of materials and forms. Cornice lines, accent bands and other façade elements can create interesting shadow effects, contributing to the visual interest of a facade. 3. Building entrances should be designed in a manner which breaks up the building mass and aids in pedestrian orientation. Signage shall comply with the sign requirements identified in Article 1-21, Chapter 1, of the City of Apache Junction Land Development Code, and should respect the following guidelines. 1. Wall signs should be integrated to appear part of the building façade. [ version] Page 10

11 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 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. 8. Fin façade 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. [ version] Page 11

12 13. Wall mounted front façade signs should be located above the store front area and should be integrated into the design of the facade, taking on characteristics of the scale, lines and features of the façade as illustrated below in Figure 8. Figure 8 Landscaping Landscaping shall comply with Article 6-1 of the City of Apache Junction Land Development Code, and should reflect the following guidelines: 1. Indigenous upper Sonoran Desert landscape should be used to define pedestrian spaces and soften the visual impact of site improvements. 2. Landscaping should be provided along and against all buildings to blend the building into the surrounding environment. Raised planters, planting beds, and pots are encouraged when designed to accentuate the architecture and enhance pedestrian spaces. 3. Store fronts should incorporate canopy trees that coordinate with the placement of arcades, signage, and store front windows. 4. Landscape buffers should be provided to screen commercial and mixed-use development from single-family residential uses. Mature trees should be used to further accentuate the buffer area. 5. Curbing should be installed at the edges of all planters/medians adjacent to vehicular circulation and parking areas. [ version] Page 12

13 Lighting 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 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 lowkeyed, 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. [ version] Page 13

14 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 [ version] Page 14

15 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. [ version] Page 15

16 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. [ version] Page 16

17 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. [ version] Page 17

18 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 1½ 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. [ version] Page 18

19 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. Figure 15 [ version] Page 19

20 The following general building design criterion applies to development within the Transition Zone: 1. Buildings should derive their image primarily from old west style design. 2. Buildings within the same development complex or setting should consistently use colors, materials, textures, patterns, and rhythms found with other buildings in the complex. 3. Building design should be responsive to the Sonoran Desert climate. Minimizing heat gain through building orientation, architectural shading devices such as pronounced eaves, fin walls and covered walkways are encouraged. Long continuous expanses of glass are highly discouraged. 4. Colors and finish materials should have a light reflective value of less than thirty-five (35) percent and comply with the City of Apache Junction Southwest Color Palette approved by the council through Resolution No 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. [ version] Page 20

21 4. Awnings may be provided along the entire frontage of commercial buildings. 5. Awnings or canopies should be hung above the display window space at least 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. [ version] Page 21

22 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. [ version] Page 22

23 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 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. [ version] Page 23

24 Unacceptable: Does not distinguish between upper and lower floors Acceptable: Distinguishes between upper and lower floors Figure 18 [ version] Page 24

25 Building Materials 1. The use of construction materials along the street façade 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 façade recalls the old western style. Horizontal wood siding with a reveal (drop siding). Other siding materials which replicate this character may also be used. Brick masonry and slumpstone that compliments the western style and the architectural character of the building. Stucco and adobe finishes in conjunction with other building materials so that reflect the overall western appearance. Materials strongly discouraged include the following: Modern aluminum and glass storefront construction Scored plywood Exposed concrete block (concrete masonry units) False veneers 2. Roof materials shall be compatible with those typically used in the western style and include the following: Materials encouraged include the following: Composition Shingle (minimum of 40 year lifetime) Shakes (if permitted by fire code with fire resistive treatment.) Slate or flat concrete tile Corrugated or standing seam metal in color and finish compatible with the western style Building Massing, Articulation and Detail 1. Facades should be well composed and articulated with a variety of materials and forms. Cornice lines, accent bands and other façade elements can create interesting shadow effects, contributing to the visual interest of a facade. 2. Building entrances should be designed in a manner which breaks up the building mass and aids in pedestrian orientation. 3. Visible roof shapes are to be compatible with the western style. Typically these roofs are of a shed or a single gable type with the ridgeline running perpendicular to the street and terminating at the false front or parapet of the building. [ version] Page 25

26 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. [ version] Page 26

27 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 In keeping with the old west character, flashing signs, neon signs, and luminous tube signs are strongly discouraged. 13. Signs should not cover up windows or important architectural features. 14. Hanging and projecting signs above walkways shall have a minimum of eight feet of clearance above the pavement and should have a maximum of six square feet per sign. 15. Plastic or routed aluminum sign faces are discouraged. 16. Spotlighting or halo lighting of signs are encouraged. Exposed neon may be considered if architecturally compatible. 17. The following sign types are not recommended for use in the Downtown area: Illuminated box signs, whether flat or projecting Flashing signs Moving signs, or signs with moving elements 18. Digital LED sign components may be allowed within free-standing signs in accordance with the Downtown Overlay District zoning standards. Figure 23 illustrates an example of appropriate LED signage. 19. Painted signs with external lighting are the preferred sign style for this zone. Text/font styles such as Helvetica or Arial are inappropriate for the western era. Signs can be painted on facade elements or can be carved into, painted on, or constructed of wood, [ version] Page 27

28 wood composite or metal materials. Examples of acceptable signs are illustrated below in Figure 19. 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. [ version] Page 28

29 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 lowkeyed, 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. [ version] Page 29

30 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. Figure 21 [ version] Page 30

31 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 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. [ version] Page 31

32 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 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. 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. [ version] Page 32

33 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: Figure 22 [ version] Page 33

34 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 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 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. [ version] Page 34

35 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 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 [ version] Page 35

36 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 Signage 1. Flexibility in the division of larger buildings into smaller tenant spaces should be considered in the design and articulation of storefront modules. 2. Facades should be well composed and articulated with a variety of materials and forms. Cornice lines, accent bands and other façade elements can create interesting shadow effects, contributing to the visual interest of a facade. 3. Building entrances should be designed in a manner which breaks up the building mass and aids in pedestrian orientation. 4. Building forms should be articulated by varying roof heights and wall planes. Long, unbroken volumes and large, unarticulated wall and roof planes are not appropriate. 5. The layout of primary buildings and outlot buildings should be varied to achieve an interesting visual environment. 6. Where a shopping street is to be created, structures should be built with minimal retail storefront setbacks at internal roadways and plazas to create a pedestrian oriented street wall. Structures in this alignment should include inviting storefront windows, easily identifiable entrances, and prominent display areas. 7. Multiple-story taller buildings may be acceptable where compatible with adjoining uses and designed to minimize the appearance of building bulk and mass. This can be accomplished through upper story setbacks, changes in building materials, and the articulation of building details. 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. [ version] Page 36

37 2. Wall signs should be integrated to appear part of the building façade. 3. When there are multiple tenants for commercial uses, all signs should be consistent and architecturally integrated in the form of size, shape, color, materials, lighting, and placement. 4. Visible raceways and transformers for individual letters are discouraged. 5. In general, signs should enhance the visual interest and remain subordinate to the overall character of the downtown area. 6. Wall signs should be located on the upper portion of the first floor storefront and should be centered within an area uninterrupted by doors, windows, or architectural details. 7. Sign mounting brackets and support structures should match other fixture materials used on the façade 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 façade as illustrated in Figure 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 [ version] Page 37

38 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. 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 [ version] Page 38

39 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 lowkeyed, and only emphasized for safety and security purposes. 2. Light glare and excessive brightness should be eliminated. Reflective materials in light fixtures are highly discouraged. Cut-off fixtures, mounting height, and the elevation of potential viewers should all be considered to control glare effectively. 3. Lighting of building facades or the use of architectural lighting that results in hot spots on a building wall is highly discouraged. 4. The use of bollard lighting for pedestrian pathways and parking areas is encouraged and is preferable to lights mounted on walls, posts or standards. Access, Parking and Circulation 1. Interconnect pedestrian destinations such as parks, trail systems, transit stations, bus stops, and entertainment. 2. Plan land use according to the 10-minute (0.25 mile/0.4 km) walk rule. 3. Provide walkways adjacent to roadways, but separate from the curb whenever possible with landscaping, a bicycle lane, or on-street parking. 4. Encourage people to walk by creating places that use land use, destination pedestrian facilities, and economic and cultural activities to establish walking as a primary or secondary activity. Open Space and Amenities 1. Outdoor common areas including hardscape plazas, green spaces, water features and play areas are desirable elements and should be treated as visual and functional focal points. 2. The use of public art is encouraged. [ version] Page 39