Narrative

DESIGN REVIEW NARRATIVE
GATEWAY CROSSING
(RETAIL SHOPS, HOTELS, & LARGE COMMERCIAL DEVELOPMENT
WITH SERVICE - GAS – STATION)
CASE NO.: DRB25-00684
(COMPANION CASES: ANX25-00682 / ZON25-00660)
LOCATION: SOUTHWEST CORNER OF WILLIAMS FIELD ROAD
AND STATE ROUTE 24 (SR-24)
(PARCEL NUMBERS: 313-25-859Z AND A PORTION OF 313-25-859Y)
SUBMITTED: AUGUST 19, 2025
2ND SUBMITTAL: NOVEMBER 14, 2025
3RD SUBMITTAL: APRIL 8, 2026
4TH SUBMITTAL: JULY 13, 2026
5TH SUBMITTAL: AUGUST 31, 2026
Overview
Pacific Proving, LLC, the property owner, in collaboration with Vestar are planning to
develop approximately 37-acres located at the southwest corner of Williams Field Road
and State Route 24 (“SR-24”) (the “Property”) for a mixed-use retail/quick service
restaurants/hotels’ development (“Gateway Crossing”). The Property encompasses
portions of Maricopa County Assessor’s Parcel Numbers: 313-25-961 & 313-25-859P.
It is worth noting that there are approximately 4-acres of the Property (i.e., Parcel
Number: 313-25-859P) that are in Maricopa County and zoned Maricopa County IND-
2 (Light Industrial Zoning District), which will need to be annexed into the City of Mesa.
A concurrent annexation request will be processed for the entire parcel with this
application request. Upon annexation the City of Mesa will assign a zoning designation
of Light Industrial (“LI”) that will be applied to the annexed property, which is consistent
with prior annexation cases approved in the area and comparable to the existing
County zoning designation of IND-2 (Light Industrial Zoning District).
It is worth noting that most of the Property is a part of what was the original zoned in
2021 (ZON20-00846) along with an approved site plan and design review approval
(DRB20-00679) for the “Legacy Sports Family and Entertainment Park” (currently
known as the “Arizona Athletic Grounds”). The majority of the Property is currently

zoned Light Industrial (LI), within Airfield Overflight Area-2 (“AOA-2”), and has an
approved Special Use Permit (“SUP”) for the following: (1) reduction in the number of
required vehicular parking spaces from 3,532 to 2,625 spaces and reduction in the
number of required bicycle parking spaces from 202 to 160 spaces; and (2) increase
to the allowed maximum height in the Airfield Overflight Area (AOA) designation on
the property from 40-feet to 58-feet for proposed buildings within the development
and 99-feet for proposed lighting structures. The initial phase of Arizona Athletic
Grounds is currently built and operating, the remaining phases/expansion are no
longer occurring, and the Property is being repositioned to allow the development of
this mixed-use development to support a variety of the existing uses in the area (e.g.,
residential areas north and east; industrial south and west; Arizona Athletic Grounds,
and Mesa Gateway Airport – the second busiest airport serving the Greater Phoenix
metro region) and the future developments planned/zoned in the immediate area.
Additionally, the Property has convenient access to the nearby State Route 24 freeway
extension and Loop 202 freeway, which are important regional transportation corridors
to the burgeoning East Valley and beyond.
The City of Mesa 2050 General Plan currently designates the Property as “Regional
Center” which supports the proposed development plan.
City of Mesa 2050 General Plan “Regional Center” Description.
Of note from the above description, Regional Centers (emphasis added):
“Regional Centers are typically developed with a common design theme or
character. The densities, building heights, and overall character of a
Regional Center will depend on its location; however, compared to other
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commercial centers, Regional Centers will have the highest intensity and
feature the largest scale of development.”
The Property is also located within the Mesa Gateway Strategic Development Plan (the
“GSDP”), specifically the Airport/Campus. Per the GSDP, the Airport/Campus District is
generally the area encompassing the ASU Polytechnic/Chandler-Gilbert Community
College Campus, the Mesa Gateway Airport, and the area immediately outside the
airport’s future main terminal. The Property is envisioned as a mixed-use district
compatible with increasing over-flight activities associated with airport. The proposed
development plan for the Property meets the intent of the GSDP as well as being
compatible with Mesa Gateway Airport’s operations. The development plan for the
Property provides opportunities and support for travelers and visitors to the area
consistent with the Airport/Campus District. The proposed development will provide
easy accommodations/services within walking distance for those visiting the Arizona
Athletic Grounds as well as residential communities across the freeway. The proposed
development will be a major contributor to the realization of the vision embodied
within the Airport/Campus District.
As noted previously, the Property is located within Airfield Overflight Area Two (AOA-
2), due to its general proximity to the Mesa Gateway Airport. The purpose of the Airfield
Overlay District is to acknowledge the proximity of the airport, the potential uses that
should be located close to the airport, the impacts from the airport, and mitigating
those impacts from the airport. Future uses encouraged by the airport, specifically for
this Property, are industrial and commercial uses, which are more compatible with
airport operations. The proposed uses are optimal/allowed (i.e., the hotels and large
retail user with approved CUP’s) within the AOA-2 and, as such, the development plan
fits within the Airfield Overflight Area.
Finally, according to Section 11-7-1(B)(2) of the City of Mesa’s Zoning Ordinance, the
purpose of the LI zoning district is to provide areas for limited manufacturing and
processing, wholesaling, research, warehousing, and distribution activities which take
place in enclosed buildings. However, the zoning district also provides a full range of
commercial activities, generally on a limited scale, including high-impact commercial
uses, outdoor display, and outdoor sales. Hotels and retail uses are permitted within
the LI district. Specifically, the proposed development of two (2) hotels, a large
(anchor) retail user with a separate service station (i.e., a gas station) located by the
Arizona Athletic Grounds, and a mix of smaller commercial/retail/quick service
restaurants (i.e., Large Commercial Development) complement and fit the LI zoning
district/context of the area.
The Requests
Note: The following requests are being processed concurrently with this Design
Review application. They are: (1) Council Use Permits for a large commercial
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development in LI and hotels when in AOA-2; (2) Special Use Permits for a maximum
height allowance of 65-feet for each of the hotels and a service station accessory to
the large retail user; (3) Master Site Plan (Note: A waiver for the quick service
restaurants or the drive-thrus was approved by the City of Mesa on September 23,
2025); (4) Administrative Use Permit to exceed required parking on-site by more than
125%; (5) A Comprehensive Sign Plan; (6) Minor Subdivision Plat, and (7) Annexation
of approximately 4-acres (Parcel Number: 313-25-859P).
With that said, the Design Review requests are for a large retail user with a separate
service (gas) station located by the Arizona Athletic Grounds, the retail shops buildings,
and the two (2) hotels proposed (i.e., Large Commercial Development). Note: The
hotels and large retail user are also seeking alternative design compliance requests
submitted separately.
The overall proposed Master Site Plan provides for the following:
 Two (2) hotels (±212 rooms, 55-feet maximum height). Note: We are seeking
a building height of 65-feet maximum to provide for any dimensional
changes to the building height for the end user(s) (e.g., floorplate
heights/number of floors, rooftop auxiliary space/architectural features, etc.)
 A large retail (anchor) user at ±164,000 sq. ft., 45-feet maximum height along
with a separate ancillary service station (gas station).
 Two (2) multi-tenant retail (shop) buildings (±28,000 sq. ft. total).
 Two (2) quick service restaurants (i.e., drive-thrus) along Williams Field Road,
conceptual site layouts only. Final design layout/architecture of each to be
approved with the individual end user via separate review process later by
the City of Mesa.
 Direct/signalized access to Williams Field Road and the Arizona Athletic
Grounds.
 A buffer/transition to State Route 24 freeway/SRP electrical easement (i.e.,
the power poles) with easy access to the regional transportation corridors.
All the proposed uses fit well within the City of Mesa General Plan, AOA-2, Arizona
Athletic Grounds, the freeway, and within the overall context of the larger area. Upon
approval of these requests the Property will be ready for future construction of
cohesive, compatible, well-designed, and needed mixed-use retail/quick service
restaurants/hotels’ development.
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The proposed Design Review package will begin the process of developing the mixed-
use development plan/vision.
The Design Review Criteria
Mesa Zoning Ordinance Section 11-71-6 sets forth the following review criteria as
outlined below.
1. The project is consistent with:
a. Applicable goals, objectives and policies of the general plan and
any applicable sub-area or neighborhood area plans;
b. All of the development standards of this Ordinance;
c. Other adopted Council policies, as may be applicable; and
d. Any specific conditions of approval placed on the zoning of the
property.
Responses to 1a.-1d:
The proposed mixed-use development directly aligns with City of Mesa
2050 General Plan designation of “Regional Center” as noted below
(emphasis added).
“Regional Centers are typically developed with a common design
theme or character. The densities, building heights, and overall
character of a Regional Center will depend on its location;
however, compared to other commercial centers, Regional
Centers will have the highest intensity and feature the largest
scale of development.”
The Property is also located within the Mesa Gateway Strategic
Development Plan, specifically the Airport/Campus District. Per the
Airport/Campus District, the Property is envisioned as a mixed-use district
compatible with increasing over-flight activities associated with airport.
The proposed mixed-use development meets the intent of the
Airport/Campus District as well as being compatible with Mesa Gateway
Airport’s operations.
As noted, the Property is located within Airfield Overflight Area Two (AOA-
2). Future uses encouraged by the airport, specifically for this Property, are
industrial and commercial uses compatible with airport operations. The
proposed uses are optimal/allowed (i.e., the hotels and large retail user
with approved CUP’s) within the AOA-2 and fits within the Airfield
Overflight Area.
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Finally, according to Section 11-7-1(B)(2) of the City of Mesa’s Zoning
Ordinance, the LI zoning district allows the full range of commercial
activities, including high-impact commercial uses, outdoor display, and
outdoor sales. Hotels and retail uses are permitted within the LI district.
The proposed development of two (2) hotels, a large (anchor) retail user
with a separate service station (i.e., a gas station) located by the Arizona
Athletic Grounds, and a mix of smaller commercial/retail/quick service
restaurants (i.e., Large Commercial Development) complement and fit
the LI zoning district/overall context of the area.
In summary, the proposed mixed-use development is consistent with the
City’s General Plan and the zoning of nearby properties. Gateway Crossing
(i.e., the mixed-use development plan) is well-suited for the immediate
area and compatible with planned and existing developments. The
Property is ideally located east of Mesa Gateway Airport – the second
major airport serving the Greater Phoenix metro region – and within easy
access to the nearby State Route 24 freeway extension and Loop 202
freeway, which are important regional transportation corridors. The
proposed uses are consistent with the desired land uses for the area as
identified in the City’s planning and policy documents, which include
evolving/compatible industrial, retail/commercial, employment, support
services, and tourism/hospitality uses. The proposal is compatible with the
increasing over-flight activity of the adjacent airport.
Gateway Crossing will deliver a compatible mix of hospitality, fueling (gas),
services, and commercial/restaurant uses consistent and conforming with
the adopted General Plan, sub-area plan, and consistent with the
development standards City of Mesa’s Zoning Ordinance/guidelines.
2. The overall design of the project including its scale, massing, site plan,
exterior design, and landscaping will enhance the appearance and
features of the project site, the street type, and surrounding natural and
built environment.
Response:
The massing and scale of the buildings will be broken up using wall
texture, color, material changes, shadow lines, roof plan
changes/overhangs, and other façade treatments. The buildings massing
and scale are compatible with existing and anticipated developments in
the area which are, currently, predominately industrial and manufacturing
in nature and the abutting Arizona Athletic Grounds/freeway/SRP power
poles, which includes enhanced building/structure heights.
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The proposed architectural vernacular provides for ample articulation
along the façades. Articulation includes the suite entries, windows,
changes in tonality and pattern, and the provision of building height/roof
changes (appropriately located) to enhance the visual overall appeal of the
buildings/pedestrian spaces/connections. Articulation provides for added
visual interest and a design theme for future users to utilize. The design
team has worked diligently to ensure that there are visual elements of
interest via colors, materials and/or texture, windows, etc. along the
façades.
The streetscape and onsite landscaping will blend naturally. Proposed
landscape standards for the development will equal or exceed the size and
quantities of plant material referenced in Chapter 11, Section 33 of the
Mesa Zoning Ordinance. The proposed landscape theme has been
prepared as a “Preliminary Landscape Plan” that illustrates the layout,
quantities, and sizes of plant material. The landscape plan has been
prepared to provide an appropriate level of detail to illustrate the
landscape theme for the common areas and the required foundation
landscape. Placement and massing are intended to show compatibility
with the architectural design and the uses proposed as well as for
pedestrian comfort.
The goals for the landscaping include the following:
 Create an attractive low water landscape design that presents a lush
and distinctive landscape, enhancing the arterial frontages and
screening.
 Allow for the spacing and concentration of required quantities to
create view corridors into the Property and at strategic locations
based on the location’s architectural features. Where public viewing
or utilitarian uses need to be screened, screen walls/fencing and a
mix of deciduous and non-deciduous plant materials are used.
 Design hardscape features and site furniture within the common
open space areas that compliment with the proposed
architecture/setting envisioned (i.e., communal outdoor play
areas/seating) in a meaningful and complementary manner.
 Design the landscaping within the common areas and beyond to make
the pedestrian network visible and convenient with as much
shade/comfort as possible.
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 Plant material selected for color, texture, scale, and seasonal
flowering placed in a thematic pattern can reinforce the landscape
theme throughout.
The common/amenity areas will be designed and arranged as usable,
functional spaces and be furnished with shaded and open-air eating,
seating, and gathering amenities.
Building/site lighting will also comply with Ordinance Section 11-30-5 and
the fixture design will complement the architectural theme. The building
entry areas will be accentuated with accent lighting to help create a focal
point. Energy efficient lighting, such as LED, will be used throughout the
development and glare will be minimized using soft or reflected lighting.
Good and proper lighting design helps to elevate the
architecture/landscaping/pedestrian experience as well as security.
Primary pedestrian circulation includes a 6’ wide minimum sidewalk with
enhanced landscaping and additional trees to provide more inviting,
cooler, shaded walkways. The primary pedestrian pathway connects the
building entries to the closest public sidewalk with public plazas placed in
key locations across the center. A secondary sidewalk connection will have
a minimum 5’ width with smaller bushes and plants. Secondary circulation
provides additional access points to the building entrances. Creating a
cohesive site-wide pedestrian circulation network.
The proposed routes provide the shortest, safest pathways, connecting
the main building entries to the primary pedestrian circulation.
Capitalizing the use of the shadier pedestrian friendly primary circulation.
A clear pedestrian hierarchy has been considered for this project which
incorporates a primary pedestrian pathway with enhanced planting with
additional shade trees and wider sidewalks. Circulation clearly
distinguishes safe and inviting zones for pedestrians from the automobile
travel zones.
Thus, the overall design will enhance the appearance and features both
onsite and offsite for the betterment of the surrounding environment.
3. The overall design will create a distinctive and appealing community by
providing architectural interest in areas visible from streets, sidewalks,
and public areas.
Response:
The overall design will contribute to the creation of an inviting and
interesting mixed-use (regional) development. The development takes
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into context its surroundings by articulating and orienting the building
entrances towards more prominent/visible areas and locating loading and
parking areas between, rear of the Property, or behind the buildings, if
possible. In addition, the buildings designs create attractive street
frontage by providing direct pedestrian connections/amenities (i.e., node
area by the hotels) from the street, enhanced building design, plenty of
open landscaped areas/entry enhancements that create an
elevate/unique (for the area) experience.
4. The project site plan is appropriate to the function of the project and will
provide a suitable environment for occupants, visitors, and the general
community.
Response:
Buildings have been placed on the site in a coordinated manner to provide
order, enhanced pedestrian circulation, comfort/interest for both
vehicles/pedestrians traversing the Property, and a “sense of place” for the
community. Outdoor public spaces for sitting, eating, gathering, etc. are
strategically provided throughout and where appropriate. The large retail
user is strategically located further in and away from Williams Field Road
or less visually appealing areas of the Property (e.g., by the SRP power
poles, closer to industrial developments, by the freeway, etc.). By locating
the large commercial development building away from and
abutting/buffering the industrial projects helps support/minimize impacts
with the smaller users proposed within the development and enhances the
streetscape.
The proposed development provides for a sufficient level of vehicle
parking spaces to accommodate the large commercial development
users’ needs as well as the retail shops/quick service restaurants/hotels.
Moreover, bicycle parking spaces for employees as well as visitors are
provided as an additional option to driving. Pedestrian
connections/circulation are designed (as much as possible) to separate car
traffic and provide a safe environment for both cars and pedestrians. The
proposed entry drive areas will be enhanced with ornamental landscaping
and/or decorative/stamped paving/asphalt to emphasize these highly
traveled access points/corridors and to slow traffic.
Specifically, primary pedestrian circulation includes a 6’ wide minimum
sidewalk with enhanced landscaping and additional trees to provide more
inviting, cooler, shaded walkways. The primary pedestrian pathway
connects the building entries to the closest public sidewalk with public
plazas placed in key locations across the center. A secondary sidewalk
connection will have a minimum 5’ width with smaller bushes and plants.
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Secondary circulation provides additional access points to the building
entrances. Creating a cohesive site-wide pedestrian circulation network.
The proposed routes provide the shortest, safest pathways, connecting
the main building entries to the primary pedestrian circulation.
Capitalizing the use of the shadier pedestrian friendly primary circulation.
A clear pedestrian hierarchy has been considered for this project which
incorporates a primary pedestrian pathway with enhanced planting with
additional shade trees and wider sidewalks. Circulation clearly
distinguishes safe and inviting zones for pedestrians from the automobile
travel zones.
5. Project details, colors, materials, and landscaping, are internally
consistent, fully integrated with one another, and used in a manner that is
visually consistent with the proposed architectural design and creates a
safe, attractive, and inviting environment at the ground floor of buildings
on sides used by the public.
Response:
The proposed robust building architecture, colors/materials, lighting, and
landscaping design provides a successful combination of aesthetics and
function. These elements provide interest, safety, etc. for both vehicles and
pedestrians alike. The buildings have both horizontal and vertical
delineations to provide visual interest. Windows, rooflines,
overhangs/structures, and doors are strategically provided to assist in
breaking down the mass and scale, where necessary, and identifying
entrances/amenities/visual interest.
The proposed landscape theme has been prepared to illustrate the layout,
quantities, and sizes of plant material. The landscape plan has been
prepared to provide a level of detail to illustrate the landscape theme for
the common open space areas and the foundation base landscaping.
Placement and massing are intended to show compatibility with the
proposed overall architectural design theme.
6. The project is compatible with neighboring development by avoiding big
differences in building scale and character between developments on
adjoining lots in the same zoning district and providing a harmonious
transition in scale and character between different districts.
Response:
The proposed mixed-use development is consistent with and compatible
with the larger buildings built or planned to be built in the area. The
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massing and scale provide a transition (i.e., character change) between
Arizona Athletic Grounds’ large buildings west and the industrial and
manufacturing buildings (over 1-million sq. ft.) being built south of the
Property. Moreover, the freeway and SRP power poles along the Property’s
east side creates a transitional edge to the residential homes further
east/north, while also maintaining easy accessibility for the end users.
Moreover, the proposed buildings abut the freeway and SRP power poles
(100-150 feet in height) enhancing the need for height (visibility). The
proposed building heights are consistent with the airport’s allowance
(200-feet), the existing Arizona Athletic Grounds approved heights (58-
feet and 99-feet), as well as surrounding industrial buildings (+60-feet).
The proposed development design and landscape theme are compatible
with and will blend/transition well with those existing/future developments
occurring in the area (as well as the residential areas further east) while
also providing a “sense of place” for the community.
7. The project contributes to the creation of a visually interesting built
environment that includes a variety of building styles and designs with
well-articulated structures that present well designed building facades on
all sides, rooflines, and building heights within a unifying context that
encourages increased pedestrian activity and promotes compatibility
among neighboring land uses within the same or different districts.
Response:
The overall design provides architectural interest and variety that relate to
the human scale in the following ways.
 Changes in plane - As identified on the elevations and on the
building plans with enlarged plan details/foundation landscaping.
Recessed entries, open space areas, overhangs/structures, etc. also
create additional visual depth/interest.
 Change in texture - Through use of materials, patterns, and colors.
 Pattern - Reveals are utilized to significantly break up large wall
expanses.
 Windows – Use of glass strategically throughout and at focal/entry
points.
The architecture is designed to be visually interesting and well-articulated
within a unifying context. The architecture along with the site design
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elements will increase pedestrian activity. Pedestrian
connections/circulation are designed (as much as possible) to separate car
traffic and provide a safe environment for both cars and pedestrians. The
proposed entry drive areas will be enhanced with ornamental landscaping
and/or decorative/stamped paving/asphalt to emphasize these highly
traveled access points/corridors and to slow traffic.
Primary pedestrian circulation includes a 6’ wide minimum sidewalk with
enhanced landscaping and additional trees to provide more inviting,
cooler, shaded walkways. The primary pedestrian pathway connects the
building entries to the closest public sidewalk with public plazas placed in
key locations across the center. A secondary sidewalk connection will have
a minimum 5’ width with smaller bushes and plants. Secondary circulation
provides additional access points to the building entrances. Creating a
cohesive site-wide pedestrian circulation network.
The proposed routes provide the shortest, safest pathways, connecting
the main building entries to the primary pedestrian circulation.
Capitalizing the use of the shadier pedestrian friendly primary circulation.
A clear pedestrian hierarchy has been considered for this project which
incorporates a primary pedestrian pathway with enhanced planting with
additional shade trees and wider sidewalks. Circulation clearly
distinguishes safe and inviting zones for pedestrians from the automobile
travel zones.
Suffice to say, the proposed Gateway Crossing works with, and
addresses/enhances, the site’s impediments/opportunities effectively and
is compatible with the zoning district, and the surrounding area.
8. The project creates visual variety and relief in buildings and avoids a
large-scale, bulky, or box-like appearance.
Response:
The hotels and large commercial development’s exterior wall design is
concrete construction, with semi-uninterrupted volumes, with focus on the
corners of the building for the suite entry points. Main entry points have
identifiable design/attributes. The use of texture, color, material changes,
glass, shadow lines, and other façade treatments will be used to add visual
interest and avoid monotonous facades.
Building facades and entries on the short sides are oriented towards, as
much as possible, the internal private drives, providing easily recognizable
entry areas and providing a more attractive look/pedestrian focus.
Additionally, foundation landscaping, special paving, lighting in the
parking lot areas, and along pedestrian walkways will enhance the
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architectural features of the building structures and reinforce design
concepts/pedestrian corridors.
The building massing and scale for the smaller retail shops is compatible
with existing and anticipated developments in the area across Williams
Field Road and the residential developments east.
9. The streetscapes, including street trees, lighting, and pedestrian
furniture, are consistent with the character of activity centers, commercial
districts and nearby residential neighborhoods.
Response:
Enhanced landscaping, buffering, and architectural quality along Williams
Field Road will contribute to an attractive and cohesive streetscape
environment. The development plan is designed to integrate seamlessly
with nearby developments, reinforce the area’s identity as a destination,
and introduce uses that are less sensitive to overflight impacts while also
servicing the area/nearby residential neighborhoods.
10. Street frontages are attractive and interesting for pedestrians and provide
for greater safety by allowing for surveillance of the street by people
inside buildings and elsewhere.
Response:
The landscape design will create an attractive street frontage along
Williams Field Road. The unique constraints of the site being within a
predominately industrial and manufacturing area, abutting Arizona
Athletic Grounds, freeway, and SRP power poles creates challenges.
However, the design team was able to provide decorative paving,
enhanced landscaping, interesting pedestrian scaled architecture that
provides a softer “edge” and transition along the streetscape as well as
onsite. The proposed mixed-use development plan avoids creating a
sterile/utilitarian environment and works to provide (to the best of its
abilities) visual interest/surveillance, pedestrian safety, and overall a safe
circulation network both internally and externally.
11. The proposed landscaping plan is suitable for the type of project and site
conditions and will improve the appearance of the community by
enhancing the building and site design; and the landscape plan
incorporates plant materials that are drought-tolerant, will minimize water
usage, and are compatible with Mesa's climate.
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Response:
Landscaping will consist of all Low Water Use Plant Materials. A lush
landscape appearance will be achieved through the careful placement of
colorful shrubs and flowering ground covers. The landscape design is a
combination of formal and semi-formal masses of singular plants in rows
with colorful accent plants that will look good year-round and create a
dynamic landscape theme. The development proposal features well-
landscaped parking areas to create a shaded pedestrian friendly
atmosphere. All parking areas include planted landscape islands to add
visual appeal and breakup the pavement. Thus, the impression is a well-
designed, lush, and interesting/biodiverse landscape environment.
12. The project has been designed to be energy efficient including, but not
limited to, building siting, and landscape design. The project also
mitigates the effects of solar exposure for users and pedestrians. For
purposes of this criterion, buildings that meet environmental standards
such as LEED™, Green Globes, or equivalent third-party certification are
considered to be energy efficient.
Response:
The buildings are designed to provide some flexibility. However, the site
lends itself nicely to allowing a north/south orientation, which is optimal in
hot climates to minimize exposure along the hottest east/west elevations.
Through this orientation areas can also be screened internally, somewhat,
by the buildings themselves, which allows for shade/cooling for
pedestrians.
The proposed landscape design provides screening, visual interest and
shade to the site using low water use desert adapted planting material and
is compliant with city of Mesa code requirements, ADA requirements, and
(where possible) crime prevention through environmental design
guidelines.
As a result of the above, the buildings and landscaping will be a successful
combination of both aesthetics and function, providing interest for
vehicles and pedestrians on the street and the users of all the adjacent
properties.
Conclusion
The design team has used a combination of design characteristics (i.e., form, color,
texture, landscaping, and materials) to provide enhanced building/site visual interest
and appropriate scale, where possible. The proposed Gateway Crossing’s overall
GATEWAY CROSSING DESIGN REVIEW NARRATIVE (RETAIL SHOPS, HOTELS, & LARGE COMMERCIAL DEVELOPMENT WITH SERVICE - GAS – STATION)
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design is appropriate for the area and consistent with prior approvals as well as
provides the necessary flexibility needed for current/future end-users. Special attention
to screening, building placement, vehicular access along with unique and interesting
architectural features/open spaces were primary design objectives when developing
the design program that can last or be modified to maintain the quality of the
development vision.
GATEWAY CROSSING DESIGN REVIEW NARRATIVE (RETAIL SHOPS, HOTELS, & LARGE COMMERCIAL DEVELOPMENT WITH SERVICE - GAS – STATION)
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