A. Development goals: protect investment in the community by encouraging consistently high quality development and promote projects that are suitable in the context of a southwest environment.
B. Applicability: to achieve these goals, the design concepts apply to all new commercial developments and redevelopment or remodeling of existing commercial developments where more than 50% of the exterior of the structure will be substantially modified.
1. Site planning. The relationship to existing residential development:
a. Position trash enclosures, compactors, truck loading areas and outdoor storage away from residential uses to the extent practical.
b. Locate drive-through lanes away from adjoining single-family and multi-family developments. Locate speakers and menu boards so that noise is not directed toward residential uses and incorporate a screen wall and landscaping to lessen noise.
c. Construct a masonry wall to separate a residential development from a proposed commercial development and plant large evergreen trees in the required landscape area to buffer the residential use.
d. Strive to minimize driveway cuts on State Route 89 and arterial streets by providing vehicular cross-access easement s and shared access driveways between adjacent commercial projects.
2. Signage:
a. Screen restaurant menu boards from adjacent public rights-of-way and adjacent properties.
3. Landscaping: provide landscaping that is ten (10) percent above the requirements of the minimum landscaping pattern requirements.
4. Lighting:
a. Locate light poles in landscaped areas. Paint concrete light pole bases to match the primary color of the building or finish the bases to match parking screen walls.
b. Highlighting of unique or special features of the site. Such as architectural features. Specimen trees and artwork with accent lighting should be considered.
c. Use decorative wall-mounted sconces or light fixtures when building lighting is proposed on elevations away from residential uses.
C. Building design:
1. Massing: the visual impact of a building depends not only on its size, but also on the relationship between its length, width and height.
a. Building mass should be broken into smaller elements, consistent with the proportions of the architectural style selected and surrounding uses.
b. In large multi-building projects, vary the size, massing and height of the buildings in relation to each other.
c. Reduction of building mass may be achieved by using a combination of the following techniques:
i. Variation in the rooflines and form.
ii. Use of ground level arcades and covered areas.
iii. Use of protected and recessed entries.
iv. Use of vertical elements on or in front of expansive blank walls.
v. Addition of windows on elevations facing streets.
2. Design:
a. Provide weather and sun protection, such as overhangs, awnings and canopies.
b. Predominant exterior building materials should be of high quality and durable. These include, but are not limited to:
i. Brick, adobe, mortar washed slump block.
ii. Stone, natural or faux.
iii. Integral color, sand blasted or stained textured masonry.
iv. Split-face or scored concrete masonry units.
v. Textured tilt-up concrete panels.
vi. Stucco.
vii. Metal roofs.
viii. Concrete and clay tile roofs.
ix. Clear and tinted glass.
x. Architectural metal.
c. Predominant exterior building materials should not include the following:
i. Un-textured tilt-up concrete panels.
ii. Pre-fabricated steel panels.
iii. Corrugated metal.
iv. Highly reflective glass.
v. Grooved plywood.
d. The front elevation colors should possess low reflectivity characteristics, and respect the diversity of color in the southwest.
(Ord. 10-729, passed 7-22-2010; Ord. 15-798, passed 6-23-2015)