VIew 202 Design Guidelines

ELLSWORTH & POINT TWENTY TWO
DESIGN GUIDELINES
A 74.1-acre mixed-use community located
at the southwest corner of Ellsworth
Road & Starfire Avenue.
FEBRUARY, 2020
SEPTEMBER, 2026

Development Team
SUNBELT INVESTMENT HOLDINGS, INC.
8095 Othello Avenue
San Diego, California 92111
(858) 495-4905
RVI PLANNING & LANDSCAPE ARCHITECTURE
120 South Ash Avenue
Tempe, Arizona 85281
(480) 994-0994
BUTLER DESIGN GROUP
5017 East Washington Street #107
Phoenix, Arizona 85034
(602) 957-1800 x 202
BEUS GILBERT MCGRODER, PLLC
701 North 44th Street
Phoenix, Arizona 85008
(623) 606-0532
ELLSWORTH & POINT TWENTY TWO Design Guidelines 2

Table of Contents
1. Introduction 4
1a. Site Location and Existing Conditions 5
1b. Proposed Zoning Request 6
1c. PAD Overlay 7
8
2. Primary Design Palette 9
2a. Primary Color and Material Palette 10
2b. Parking Area Screen Wall 11
2c. Parking Area Lighting 13
2d. Parking Area Planting Islands 14
2e. Streetscapes - Ellsworth Road
2f. Streetscapes - Starfire Avenue & Point Twenty Two 15
3. Site Plan Design Guidelines 16
3a. Pedestrian Connectivity 18
3b. Parking 20
4. Architecture Design Guidelines 22
4a. Building Forms 23
4b. Facade Treatment 24
4c. Colors & Materials 25
4d. Shading Elements 26
4e. Entry Statement 27
28
4f. Building Lighting 29
4g. Screening
5. Landscape Design Guidelines 30 32
5a. Human Interaction 33
5b. Open Space 34
5c. Planting & Hardscape Design 35
5d. Landscape Zones 40
6. Conformance with the Mesa Gateway Strategic Development Plan
41
6a. MGSDP Mixed Use District Standards 42
6b. MGSDP Building Form Standards
7. Conclusion 44
ELLSWORTH & POINT TWENTY TWO Design Guidelines 3

1. Introduction
This conjunction Design Guidelines with a rezoning document request has been for an prepared in
approximately side of Ellsworth 74.1-acre Road generally property between located Point on the Twenty west
Two to the to west the in south, Mesa, Starfire Arizona. Avenue The rezoning to the north, request and will SR-24
allow development for the development in conformance to be wth a horizontal the Mesa General mixed-use Plan
and feature associated two land Sub-Area use types: Plans. employment/light The development industrial will
(LI), taken and through commercial/retail the site planning use process (LC). to Care ensure has that been the
land buffering uses where achieve necessary appropriate to establish integration a and harmonious
development with all uses in balance.
The ongoing Design compatibility Guidelines between serve as a the critical uses tool as the to ensure project
develops. sections: Conceptual The Design Site Guidelines Planning are broken Guidelines, into four
Architectural Guidelines, and Design Design Guidelines Guidelines, consistent Landscape with Design the Mesa
Gateway these guidelines Strategic will Development establish the Plan overall (MGSDP). character Together, the
development attractve project. and contribute to establishing a cohesive,
ELLSWORTH & POINT TWENTY TWO Design Guidelines 4

1a. Conditions Site Location and Existing
The See Figure Site is positioned 1: Context Aerial between or Ellsworth the Site location Road, Starfire and surrounding Avenue and context. Point Twenty Two.
e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e ee ee ee ee ee ee ee ee ee ee ee ee ee ee ee ee ee e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e
e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e
e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e e
Figure 1:Context Aerial
Figure 2: Site Aerial SITE 5

1b. Zoning Request
In 2020, the Design Guidelines accompanied a request to amend the Site’s zoning to 45.7 acres of Light Industrial (LI) on the western portion of the Site, 19.8 acres of Multiple Residence (RM-4) within the central
portion of the Site with some frontage along Ellsworth Road, and 8.7 acres of Limited Commercial (LC) on the northeast corner of the Site along Ellsworth Road.
In 2026, the zoning on Parcels B and C were changed as follows:
-17.5 acres of RM-4 and 4.1 acres of limited commercial was rezoned to:
-17.011 acres of light industrial and 4.1 acres of limited commercial
See Figure 3: 2026 Proposed Zoning Map for the location and configuration of each proposed zoning district.
2260' STARFIRE STARFIRE STARFIRE STARFIRE STARFIRE STARFIRE STARFIRE STARFIRE STARFIRE STARFIRE STARFIRE STARFIRE STARFIRE STARFIRE STARFIRE STARFIRE STARFIRE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE AVENUE
1262'
346'
566'
PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL A A A A A A A A A A A A A A A A A 938' PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL B B B B B B B B B B B B B B B B B ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD ROAD
LI LI LI LI LI LI LI LI LI LI LI LI LI LI LI LI LI RM-4 RM-4 RM-4 RM-4 RM-4 RM-4 RM-4 RM-4 RM-4 RM-4 RM-4 RM-4 RM-4 RM-4 RM-4 RM-4 RM-4
PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL PARCEL C C C C C C C C C C C C C C C C C
478' LC LC LC LC LC LC LC LC LC LC LC LC LC LC LC LC LC ELLSWORTH ELLSWORTH ELLSWORTH ELLSWORTH ELLSWORTH ELLSWORTH ELLSWORTH ELLSWORTH ELLSWORTH ELLSWORTH ELLSWORTH ELLSWORTH ELLSWORTH ELLSWORTH ELLSWORTH ELLSWORTH ELLSWORTH
639'
891'
POINT POINT POINT POINT POINT POINT POINT POINT POINT POINT POINT POINT POINT POINT POINT POINT POINT TWENTY TWENTY TWENTY TWENTY TWENTY TWENTY TWENTY TWENTY TWENTY TWENTY TWENTY TWENTY TWENTY TWENTY TWENTY TWENTY TWENTY TWO TWO TWO TWO TWO TWO TWO TWO TWO TWO TWO TWO TWO TWO TWO TWO TWO
SITE DATA: PARCEL A: PARCEL B: PARCEL C:
GROSS AREA: 74.1 AC. GROSS AREA: 45.7 AC. GROSS AREA: 19.8 AC. GROSS AREA: 8.7 AC.
NET AREA: 68.8 AC. NET AREA: 44.5 AC. NET AREA: 17.7 AC. NET AREA: 6.6 AC
Figure 3: 2026 Proposed Zoning Map
ELLSWORTH & POINT TWENTY TWO Design Guidelines 6

1c. PAD Overlay
A Planned Area Development (PAD) Overlay approved in June of 2020 established a phasing plan and
defined specific enhanced development standards that elevate the design of this community.
PHASING
Chapter 7 of the Mesa 2040 General Plan identifies the Character Area designation for this Site as Employ-
ment/Mixed-Use Activity District (MUAD). Employment districts are primarily used for employment-
type uses and MUAD is primarily for retail and entertainment uses but may also include office and multi-
family residential uses. To ensure that both employment and MUAD uses can successfully develop on this
Site, a PAD overlay had required the industrial to develop first. In the current proposed update, the
proposed industrial and commercial areas comply with the proposed 2050 General Plan.
PAD DESIGN REQUIREMENTS
Planned area developments are intended to allow for innovative design and flexibility but are held to
higher level of design requirements. This PAD includes several added design features that will enhance to
overall PAD development.
• Screening: All loading docks shall be internal to the site. The site plan has been
strategically designed to ensure all loading docks are screened from perimeter streets
as well as the adjacent freeway corridor to the west by the buildings. Additionally, screen
walls will be used at the access points to all loading docks to further screen these areas.
• Design Guidelines: Development of this project shall conform to the principles and
features outlined within this Design Guidelines document. Adherence to these Design
Guidelines shall establish an elevated and cohesive look and feel for the development.
One of the primary goals of the Design Guidelines is to ensure a higher design quality
and compatibility and consistency in colors, materials, landscaping, lighting, and edge
treatment throughout the development.
• Pedestrian Connectivity: The three development parcels, while each distinct in its use,
shall be horizontally linked through connected open space and pedestrian connectivity.
An overall pedestrian circulation system provides a common thread that unites all
three development parcels and connects open spaces for the use and enjoyment of all
visitors and workers within the development.
ELLSWORTH & POINT TWENTY TWO Design Guidelines 7

2. Primary Design
Palette
The Ellsworth & Point Twenty Two project will encompass
several uses and building types while remaining a unified
development project. Site elements will be united not only
through robust pedestrian and vehicular circulation
networks, but through the application of a consistent primary
design palette. Each parcel shall utilized creativity in it's
construction and design to create unique and authentic
character while also following the primary design palette
elements and the Mesa Zoning Ordinance requirements
throughout the development.
• Primary Colors and Materials Palette
• Parking Area Screen Wall
• Parking Area Lighting
• Parking Area Planting Islands
• Streetscapes - Ellsworth Road
• Streetscapes - Starfire Avenue & Point Twenty Two
ELLSWORTH & POINT TWENTY TWO Design Guidelines 8

2a. Primary Color & Material Palette
The colors and materials identified below shall be the primary materials within the Ellsworth &
Point Twenty Two development. Additional complementary colors and materials may be utilized
in accordance with Section 4c of this document and as approved through design review.
ELLSWORTH & POINT TWENTY TWO Design Guidelines 9

2b. Parking Area Screen Wall
To ensure a level of visual consistency across the project, screen
walls throughout the development shall conform to the detail
below and Mesa Zoning Ordinance screening requirements.
Stacked bond CMU block,
Trendstone Pebble Beach
10

2c. Parking Area Lighting
To ensure a level of visual consistency across the project, parking
area lighting throughout the development shall conform to the
detail below, or similar as approved through the design review
process.
11

Parking Area Lighting, Continued
12

2d. Parking Area Planting Islands
The industrial, and commercial parcels within the Ellsworth & Point Twenty
Two development will each include parking areas that meet Mesa
Zoning Ordinance requirements. Parking areas within each development
parcel are to utilize the parking lot planter landscape detail below.
• Trees within planting islands to be a minimum 36” box.
• Shrubs/accents/vines to be a minimum of 5 gallons in size.
• Decomposed granite -5/8” screened express painted desert to be provided
at a minimum 2” thickness in all landscape areas.
13

2e. Streetscape - Ellsworth Road
The site’s Ellsworth Road frontage will be planted per the diagram and planting legend
provided below and are required to meet Mesa Zoning Ordinance requirements. Street trees
provided along Ellsworth Road include Mulga Acacias and Palo Breas to be planted 25 feet on
center.
14

2f. Streetscapes - Starfire Avenue &
Point Twenty Two
The site’s Starfire Avenue and Point Twenty Two streetscapes will be
planted per the diagram and planting legend provided below and are
required to meet Mesa Zoning Ordinance requirements. Street trees
provided along Starfire Avenue and Point Twenty Two include Mulga
Acacias and Palo Breas to be planted 25 feet on center.
Mulga Acacia Palo Brea
15

3. Site Plan Design
Guidelines
The Ellsworth & Point Twenty Two project has been designed
as a horizontal mixed-use community. While these Site Plan
Design Guidelines do not impose a specific development plan
on the site, this section describes the key design aspects that
will set the tone for the overall site. The following elements
will guide the site design across the multiple parcels and use
types that make up this project.
• Site Plan Guidelines
• Pedestrian Connectivity
• Parking
ELLSWORTH & POINT TWENTY TWO Design Guidelines 16

Site Plan Guidelines
PARCEL GUIDELINES
COMMERCIAL
The commercial area is located on both sides of the primary intersection at
Ellsworth Road and Point Twenty Two, providing superior visibility and access
from Ellsworth Road. Buildings within the commercial area have been placed
between the street and parking area along Ellsworth Road and Point Twenty
Two to provide an attractive street scene and pedestrian connectivity from the
major pedestrian corridors leading into the site. The commercial buildings
have been oriented to open up on a central paseo courtyard, providing an
inviting connection between the different users in the development. In addition
to this primary pedestrian connection, several additional pedestrian
connections will be provided into the commercial parcel around the perimeter
and interior of the property, promoting walkability and alternative modes of
transportation to and from the commercial parcel.
LIGHT INDUSTRIAL
The light industrial property is located on the easternmost portion of the
property. This property has been designed as an employment
center with large buildings and storefronts’ architecture oriented
toward Point Twenty Two and Starfire Avenue. All loading docks
are internalized and screened from public streets and public view. Parking
will be distributed and will provide a buffer between the buildings and the
adjacent streets and uses.
ELLSWORTH & POINT TWENTY TWO Design Guidelines
17

3a. Pedestrian Connectivity
GUIDING PRINCIPLES
The overall pedestrian circulation system will
provide a common thread that ties the development
parcels together in a coordinated and cohesive way and
meet Mesa Zoning Ordinances. The pedestrian
circulation system should meet the following
guidelines:
• Provide sidewalks along all public streets,
including Ellsworth Road, Point Twenty
Two, and Starfire Avenue with appropriate
connections internal to the development to
promote non-vehicular modes of travel;
• Provide pedestrian connectivity between the
development parcels in locations that are
safe, accessible and convenient for the user;
• Provide a looped, recreational trail system
around the industrial buildings and
commercial areas , creating a recreational
amenity for the entire development;
• Promote landscaping and other shade
elements along all pedestrian corridors to
provide pedestrian comfort, particularly
during the hot summer months.
• Provide direct pedestrian connectivity between
the industrial area, commercial areas, and
through prominent pedestrian paseos, plazas, or
courtyards central to both developments.
18

Pedestrian Connectivity
PARCEL GUIDELINES
COMMERCIAL
The commercial parcel will include sidewalks along the
building frontages and within the central parking area
to provide shade and comfort for pedestrians. Multiple
pedestrian paths will provide connectivity to the adjacent
development.
LIGHT INDUSTRIAL
The Light Industrial parcels will include sidewalk
connections from Starfire Avenue and Point Twenty Two,
as well as from parking areas adjacent to the storefront
side of each building. A recreational walking/jogging trail
will be provided within the light industrial development
parcels, providing opportunities for employees, and
visitors to get outdoors and go for a walk, jog or stroll
around the property. This recreational trail will connect
at multiple points along Starfire Avenue, and Point
Twenty Two providing a common amenity for the entire
commerical and industrial site development.
19

3b. Parking
GUIDING PRINCIPLES
The site plan guidelines have been designed to
promote an appropriate distribution of
parking throughout each development
parcel, while minimizing the impact along
the perimeter of the site, particularly along
Ellsworth Road and Point Twenty Two.
Where appropriate, buildings have been
pushed up toward the street with parking
behind. Along Starfire Avenue, a landscape
strip and parking is provided between the
street and buildings to provide an additional
buffer between the proposed building and
the parking development shall meet north Mesa of Starfire Zoning Avenue. Ordinance All
requirements.
• Where appropriate, provide buildings
and/or landscape buffers
between perimeter roads and parking
areas;
• Where parking is adjacent to the street,
provide screening using a combination
of screen wall, solid landscape hedge
and/or berm to a height of 36”.
• Provide parking in proximity to its
intended use, with parking areas
distributed throughout the site.
20

4. Architecture
Design Guidelines
The Architectural Design Guidelines are intended to ensure an
attractive, high quality mixed use development with a
consistent look and feel across the Site. These
standards will provide continuity throughout the
development while incorporating a variety of
architectural styles, color and materials. Styles may and
should vary to create individual identities while maintaining
common threads that establish compatibility between
buildings and land uses. Design vocabularies should be
respectful of adjacent uses, allowing architectural
expressions to flow from site to site, avoiding abrupt
transitions in style or character. Variation in texture,
contrast, color and materials should be utilized to create
visual interest.
The Architectural Design Guidelines are centered on seven Key
Design Characteristics that will establish visual consistency,
quality, and architectural interest across the site. These Key
Design Characteristics include:
• Building Forms
• Façade Treatments
• Colors & Materials
• Prominent Entries
• Shade Canopies
• Lighting
• Screening
ELLSWORTH & POINT TWENTY TWO Design Guidelines 21

Architecture
Design
Guidelines
ARCHITECTURAL
CHARACTER
IMAGERY
22

Key Design Characteristic
4A. BUILDING FORMS
Building form refers to the shape and
configuration of a building. Care should be
taken to design structures across the project
that take shape, mass, scale, proportion,
rhythm, articulation, texture, color and light
into consideration. All buildings shall meet Mesa
Zoning Ordinance requirements. Building forms
should be informed by the following guidelines:
• Each buildings relationship to one
another in their architectural design
shall be considered;
• Building elevations and façade
elements shall undulate to break up
building masses;
• Shall vary roof forms and parapet
treatments;
• Shall use building elements to create
scale at the pedestrian level;
• Shall provide pedestrian protection
from the sun by using building
overhangs and canopies;
• Shall provide heightened level of
detail at building entries;
• Shall accent architectural features
with appropriate lighting;
23

Key Design Characteristic
4B. FACADE TREATMENT
Building facades serve as a viewer’s first interaction with
a building and can bring a greater degree of architectural
interest to a structure. Facades are also essential components
of building environmental efficiency. Building facades
should utilize the following principles:
• Shall vary building volumes, planes, and
materials to create dynamic textures and
variations with light and shadow;
• Shall employ sun shading elements such as
projecting canopies, and awnings that provide
cover and shade along the length of the street and
that shade building facades, thereby reducing
solar heat gain;
• Shall enhance street frontages by using refined
materials and strong entry elements;
• Window and door openings shall have primarily
vertical proportions;
• Ground floor building façades shall utilize
transparency when abutting pedestrian areas.
24

Key Design Characteristic
4C. COLORS & MATERIALS
In addition to the colors and materials identified within
the Primary Design Palette described in Section 2 of this
document. Additional complementary colors and materials
may be used in moderation.
Additional recommended colors are as follows:
• Desert hues and other “earth tones”;
• Muted shades of blues, greens, and reds found in
the natural desert color vocabulary;
• Colors appearing in natural stone utilized in
buildings;
• Bright and jewel-tone colors may be utilized as
accent colors in limited areas to enhance entries,
focal points or other prominent building features.
Buildings within this development may include, but are not
limited to the following materials:
• Wood: Wood is best used in areas with minimal
weather exposure. Synthetic systems may be used
as an alternative to wood.
• Brick: If using thin brick, corner pieces must be
used to create the appearance of full brick.
• Concrete: Cast-in-place, board-formed and precast
architectural concrete are all acceptable variations
of this material.
• Natural Stone: Slate, flagstone or other natural
stone.
• Manufactured Stone: Manufactured stone of high
quality and style is permitted.
• Stucco/EIFS: Stucco or EIFS (exterior insulated
finish systems) to be finished with smooth or sand
finish.
• Tile: Ceramic, porcelain, or similar tile.
• Metal Panels: Architectural metal panels including
standing seam, panels, and limited use of
corrugated.
25

Key Design Characteristic
4D. SHADING ELEMENTS
Sun protection is an essential design element to promote
both pedestrian comfort and energy efficiency. Shading
elements such as suspended canopies, posted canopies,
awnings, building overhangs, screen walls, window
eyebrows, shade sails, and pergolas should be utilized on
all structures. These shading elements have the power to
accent the building massing and create a functional and
dynamic visual experience for patrons all while limiting
solar heat gain. Shade elements are particularly important
for glass openings, balcony areas, and at the sidewalk
pedestrian area. Shade elements should be integrated into
the building and storefront designs as part of the
overall building design. The following shade strategies
shall be utilized:
• Suspended canopies, posted canopies, and
awnings shall be integrated into building designs;
• Large overhangs shall be carefully utilized to
accent the massing of the building and shall
create a functional and dynamic visual
experience for patrons;
• Trees and landscaping shall be integrated as part
of the overall shading strategy.
26

Key Design Characteristic
4E. ENTRY STATEMENT
Clear building entries create a sense of arrival
and can elevate a building’s architecture.
Entries should be prominent and obvious to
assist in circulation and wayfinding across
the site. Entry statements shall be
established in multiple ways:
• Building massing (vertical elements)
shall be differentiated for
building envelopes.
• Shall evaluate use of a special or different
façade material;
• Shall utilize accent lighting and/or creative
signage;
• Doorway openings and hardware shall
address human scale and comfort.
27

Key Design Characteristic
4F. BUILDING LIGHTING
Given that this is a mixed use project with both industrial and commercial uses, lighting design
must respond to both daytime and nighttime lighting needs. While the employment uses
may be primarily functional during the day, the restaurant, retail, industrial, and commercial
uses will promote activity that extend into the evening. Architectural lighting is an essential
component of building and landscape elements. The lighting strategies for this project should
be designed with the goal of creating a welcoming early morning and evening environment
that prioritizes safety and security as well as aesthetics. All exterior lighting design requires
approval from the City of Mesa.
• Dramatic lighting should enhance primary architectural features;
• Accent lighting should be incorporated on secondary building elements such as blank
walls to highlight their texture or on columns to reveal their cadence on a façade;
• Special consideration should be given to creating an ambiance with mood lighting such as
overhead string lights or up lighting/down lighting on walls;
• Lighting shall almost exclusively use warmer temperatures. Cool temperature lighting is
discouraged;
• Lighting on the exterior wall immediate to the storefront area is encouraged to help
increase tenant identity and to provide an appropriate level of comfort and rhythm for the
pedestrian;
• Low-level down-lighting integrated into building canopies should be provided to
promote visibility and security;
• Lighting should enhance or be an extension of the design intent of the architecture;
• Utilize full cut-off or fully shielded fixtures and set mounting heights as required to
effectively control glare, light trespass, and maintain dark skies;
• Fixtures and strategies are to promote energy conservation;
• Use automatic controls systems to eliminate excessive light during non-active hours of site
and building operation.
28

Key Design Characteristic
4G. SCREENING
Screening shall be utilized in a variety of
applications throughout the project and shall meet Mesa
Zoning Ordinance. Screening should be used to conceal
unsightly building/site elements from view. It should also
be used per City of Mesa standards to screen parking
areas and can also be used as at architectural feature to
provide additional building articulation and interest.
Options for screening materials may include the
following: wood or metal louvers, metal panels with
attractive patterns of voids and perforations, decorative
masonry blocks and/or strategically located plantings.
• Architectural Screening: Architectural screens
shall be used to provide layering and depth
to building planes while also protecting
interiors from sun exposure.
• Mechanical Equipment: All mechanical
equipment, whether at grade or on a building’s
roof, shall be screened from public view with
architectural and/or landscape materials or they
shall be located so as not to be visible from any
public pathways.
• Utility Equipment: All utility equipment and
associated protective materials shall be
screened and painted to blend in with the roof or
building.
• Service Areas: All service areas (trash, recycling,
mechanical areas, storage, utility, and meter
rooms) shall be architecturally integrated within
the body of the building or at the back of buildings
screened from public view.
• Parking Areas: Parking areas adjacent to
roadways shall utilize 3’ screen walls, dense
plantings, and/or landscape berms as screening.
• Landscape Elements: Shgall use a variety of
year-round plant species is ideal when
screening equipment. Plants used for
screening are to be compatible with Arizona’s
climate and should be regularly maintained.
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5. Landscape Design
Guidelines
The following landscape design guidelines provide a framework
for the overall landscape character of the development.
These guidelines shall be applied to all areas of the site
including edge treatments, entrances, vehicular circulation
routes, pedestrian plazas and promenades, open spaces, and
parking areas.
While this mixed-use project encompasses a variety of uses, the
landscape design guidelines will ensure that future
development of the site reflects the overall theme of the
area, creating a unifying aesthetic that provides for meaningful
spaces that relate to the adjacent buildings and meets Mesa
Zoning Ordinance. Unique, yet cohesive plant palettes have been
developed for each landscape zone. See Figure 6: Landscape
Zones Plan for a visual depiction of where each landscape zone is
located. In addition to these landscape zones addressed
further below, the following Key Landscape Design Characteristics
will set a consistent landscape theme across the Site:
• Human Interaction
• Open Space
• Planting and Hardscape Design
• Landscape Zones
ELLSWORTH & POINT TWENTY TWO Design Guidelines 30

Landscape
Design
Guidelines
LANDSCAPE
CHARACTER
IMAGERY
31

Key Design Characteristic
5A. HUMAN INTERACTION
The landscape design for this project should center on
promoting human connectivity. This can be achieved through
providing dynamic open space areas that spur interaction,
designing alluring pathways that connect all areas of the
development, and by using planting design to create beautiful
outdoor environments that inspire users to be outside and
foster human connections. Landscape design should promote
human interaction by incorporating the following guidelines:
• Connections to, from, and within the site to support
pedestrian activity and other mobility options to
enhance the interconnectivity within the project shall
be provided.
• Enhanced pedestrian plazas and promenades
within the commercial parcels shall be provided.
• Shall utilize covered or shaded walkways,
passageways, courtyards, and plazas.
• Design street-spaces that shall support the
pedestrian by incorporating safe and comfortable
pedestrian amenities such as seating, lighting,
shade, landscape and hardscape, crosswalk refuge
areas, and curb and sidewalk extensions.
• Shall coordinate the design of pedestrian, auto,
parking and service areas to minimize pedestrian
interruption and pedestrian-vehicular conflicts.
• Shall provide open space for public and private outdoor
activities, special events, and day to day activities.
32

Key Design Characteristic
5B. OPEN SPACE
Open space areas provide the opportunity for humans to
experience the natural environment. Open space is of vital
importance to the desirability of the project as a place to
visit, work, live or recreate. Open space areas are used
for buffering adjacent land uses, establishing pedestrian
circulation routes, providing gathering spaces, active and
passive recreation, site beautification, and as storm water
retention areas. These areas should be treated to provide
a network of green spaces throughout the site that will
provide a common aesthetic and include amenity spaces
for residents, visitors and employees. Open spaces should
conform to the following guidelines:
• Shall visually and physically connect uses by
providing walkways, gathering and activity
areas, greenways and employee gathering areas.
• Shall connect neighboring land uses through
common entry courts, linked plazas and
amenity areas, and coordinated landscape.
• Open space shall be provided at intersections to
promote pedestrian mobility and visual interest.
33

5C. PLANTING & HARDSCAPE DESIGN
Integration of development into the natural and built
environments is critical to strengthening continuity and
character throughout the site. People-oriented urban
design should be reinforced through landscape planting,
street furniture, decorative paving, and lighting. These
elements should provide an abundance of shade, color,
and varied textures and forms. Planting and hardscape
design should utilize the following principles:
• Landscape forms should create pedestrian
environments that are protected from vehicular
traffic.
• Accent lighting should promote ambiance,
character, and safety.
• Hardscape and special paving should be
integrated into the site at key focus areas
including building entrances, pedestrian
crossings, pathways and amenity areas.
• Use masses of native plants to provide color,
texture, and pattern.
• Spotlight distinctive areas with one large
specimen tree.
• Use the height of date palms or other vertical
landscape elements to identify entrances and
prominent pedestrian areas.
• Use planting palettes to distinguish zones
throughout the site.
• Utilize native plants that promote sensitivity
to the environment and allow for water
conservation.
34

5d. Landscape Zones
This mixed-use project encompasses a variety of zones and uses each with unique planting needs. Various landscape zones are located throughout
the site to spark a distinct look and feel within specific areas of the Site. Each plant in the zone palette has been selected to enhance the amenities
in the space. Figure 6: Landscape Zones Plan, below, identifies each zone within the project.
STARFIRE AVENUE
ROAD
ELLSWORTH
POINT TWENTY TWO
COMMERCIAL RESIDENTIAL INDUSTRIAL STREETSCAPES SR-24 FRONTAGE ENTRIES
Figure 6: Landscape Zones Plan
***Not to Scale
ELLSWORTH & POINT TWENTY TWO Design Guidelines 35

Landscape Zone Summaries
I. COMMERCIAL III. STREETSCAPES
Commercial parcels within the site Streetscapes shall have themed street trees
shall include low maintenance, and a structured landscape
drought-tolerant plants. Planting appearance. Roadway intersections
patterns around the building should be signaled with upgraded
perimeter will be simple and placed in landscape treatments. These may
geometric orientations. Pots or other include palms or other vertical landscape
landscape/hardscape enhancements may elements, turf areas, site walls, and
be utilized as well. Building entries will directional signage. Sidewalks should be
have more dense, lush planting. Plant shaded by street trees and pedestrian
materials should not cover tenant amenities including benches and
signage and should reflect the character lighting where appropriate.
of the architecture.
IV.ENTRIES
II. INDUSTRIAL
The gateway points into the Site and
Industrial parcels within the site development parcels shall be clearly
shall include low maintenance, drought- identified as project entrances through the
tolerant plants. Enhanced vertical use of enhanced landscape and hardcape
plantings should be provided treatments. These shall include increased
at building entries. Shade trees and plant densities, themed plant species, as
seating areas should be provided well as architecturally themed monument
periodically along the looped signage and site walls. Tall plant species such
recreational trail corridor as date palms or other vertical landscape
elements should be used for wayfinding and
to highlight these key gateways and entries.
Enhanced paving materials and rumble
strips may also be used to signify project
entries.
36

Landscape Zones Palette
This mixed-use project encompasses a variety of zones and uses each with unique planting
needs. Various exterior nodes and zones are located throughout the site to spark a distinct
look and feel within specific areas of the Site. Each plant in the zone palette has been selected
to enhance the amenities in the space. The list below identifies each zone within the project.
See Table 1: Landscape Zones Palette.
FRONTAGE
COMMERCIAL RESIDENTIAL INDUSTRIAL STREETSCAPES
TABLE 1: LANDSCAPE ENTRIES
ZONES PALETTE SR-24
TREES
Acacia anurea Mulga Tree ◆ ◆ ◆ ◆ ◆ ◆
Acacia salicina Willow Acacia ◆ ◆ ◆
Acacia willardiana Palo Blanco ◆ ◆
Chitalpa tashkentensis Chilitapa ◆ ◆ ◆
Cercidium ‘Desert Hybrid Palo Verde ◆ ◆ ◆ ◆ ◆ ◆
Museum’
Cercidium floridum Blue Palo Verde ◆ ◆ ◆ ◆ ◆ ◆
Cercidium microphyllum Foothills Palo Verde ◆ ◆ ◆ ◆ ◆ ◆
Cercidium praecox Palo Brea ◆ ◆ ◆ ◆ ◆ ◆
Chilopsis linearis Desert Willow ◆ ◆ ◆ ◆ ◆ ◆
Phoenix Dactylifera Date Palm ◆ ◆ ◆ ◆ ◆ ◆
Ebenopsis flexicaule Texas Ebony ◆ ◆ ◆ ◆
Pistachia chinensis Chinese Pistache ◆ ◆ ◆ ◆
Prosopis glandulosa “Maverick” ◆ ◆ ◆ ◆
Prosopis hybrid ‘AZT’ Thornless Mesquite ◆ ◆ ◆ ◆ ◆ ◆
Prosopis hybrid ‘Phoenix’ Thornless Mesquite ◆ ◆ ◆ ◆ ◆ ◆
Prosopis veluntina Thornless Mesquite ◆ ◆ ◆ ◆ ◆ ◆
(juliflora)
Tipuana tipu Tipu Tree ◆ ◆ ◆
Vitex agnus-castus Chaste Tree ◆ ◆
Washingtonia filifera California Fan Palm ◆ ◆
37

FRONTAGE
COMMERCIAL RESIDENTIAL INDUSTRIAL STREETSCAPES
ENTRIES
SR-24
SHRUBS
Anisicathus quadrifidus Mountain Flame ◆ ◆ ◆
Bauhinia lunaroides Anacho Orchid ◆ ◆
Caesalpinia pulcherrima Desert Bird of ◆ ◆ ◆ ◆ ◆ ◆
Paradise
Calliandra eriophylla Native Fairy Duster ◆ ◆ ◆ ◆ ◆
Cordia boisserii Texas Olive ◆ ◆ ◆ ◆ ◆ ◆
Cordia parvifolia Littleleaf Olive ◆ ◆ ◆ ◆ ◆ ◆
Dalea frutescens ‘Sierra Sierra Negra Dalea ◆ ◆ ◆ ◆
Negra’ TM
Dodonaea viscose Hopbush ◆ ◆ ◆ ◆
Dodonaea viscose Purple Hopbush ◆ ◆ ◆ ◆ ◆
‘Purpurea’
Eremophila glabra Outback Sunrise ◆ ◆ ◆ ◆ ◆
Eremophila hygrophana Valentine Bush ◆ ◆ ◆ ◆ ◆ ◆
Eremophila laricifolia Turpentine Bush ◆ ◆ ◆ ◆
Euphorbia biglandulosa Gopher Plant ◆ ◆ ◆ ◆
Justicia californica Chuparosa ◆ ◆ ◆ ◆ ◆ ◆
Justicia spicigera Mexican ◆ ◆ ◆ ◆
Honesuckle
Larrea tridentate Creosote ◆ ◆ ◆ ◆
Leaucophyllum laevigatum Chihuahuan Sage ◆ ◆ ◆ ◆ ◆ ◆
Muhlenbergia capillaris Pink Muhley ◆ ◆ ◆ ◆
Muhlenbergia rigens Deer Grass ◆ ◆ ◆ ◆
Muhlenbergia rigida Nashville Grass ◆ ◆ ◆ ◆
‘Nashville’
Russelis equisetiformis Coral Fountain ◆ ◆ ◆
Salvia species Sage Varieties ◆ ◆ ◆ ◆
Salvia greggii Autumn Sage ◆ ◆ ◆ ◆
Simmondsia chinensis Jojoba ◆ ◆ ◆ ◆ ◆
Sophora secundiflora Texas Mountian ◆ ◆ ◆ ◆
Laurel
Tecoma stans Yellow Bells ◆ ◆ ◆ ◆ ◆ ◆
Tecoma stans ‘Gold Star’ Gold Star Tecoma ◆ ◆ ◆ ◆ ◆ ◆
Tecoma stands ‘Orange Orange Tecoma ◆ ◆ ◆ ◆ ◆ ◆
Jubilee’ Stans
ELLSWORTH & POINT TWENTY TWO Design Guidelines 38

FRONTAGE
COMMERCIAL RESIDENTIAL INDUSTRIAL STREETSCAPES
ENTRIES
SR-24
ACCENTS
Agave sp. Agave Varieties ◆ ◆ ◆ ◆ ◆
Aloe sp. Aloe Varieties ◆ ◆ ◆ ◆
Ascelepias subulata Desert Milkweed ◆ ◆ ◆ ◆ ◆
Carnegiea gigantea Saguaro ◆ ◆ ◆ ◆
Cereus sp. Cereus Varieties ◆ ◆ ◆ ◆
Dasylirion acrotriche Green Desert Spoon ◆ ◆ ◆ ◆ ◆ ◆
Dasylirion longissimum Toothless Desert ◆ ◆ ◆ ◆ ◆ ◆
Spoon
Dasylirion wheelerii Desert Spoon ◆ ◆ ◆ ◆ ◆ ◆
Ferocactus wislizenii Native Barrel Cactus ◆ ◆ ◆ ◆ ◆
Fouquieria splendens Ocotillo ◆ ◆ ◆ ◆ ◆
Hesperaloe funifera Giant Hesperaloe ◆ ◆ ◆ ◆ ◆
Hesperaloe nocturna Night Blooming ◆ ◆ ◆ ◆ ◆
Hesperaloe
Hesperaloe parviflora Yellow Yucca ◆ ◆ ◆ ◆ ◆ ◆
Opuntia sp. Prickly Pear ◆ ◆ ◆ ◆ ◆ ◆
Varieties
Pachycereus marginatus Mexican Fencepost ◆ ◆ ◆ ◆
Pedilanthus macrocarpus Lady’s Slipper ◆ ◆ ◆ ◆
Yucca Sp. Yucca Varieties ◆ ◆ ◆ ◆ ◆ ◆
ELLSWORTH & POINT TWENTY TWO Design Guidelines 38

FRONTAGE
COMMERCIAL RESIDENTIAL INDUSTRIAL STREETSCAPES
ENTRIES
SR-24
PERENIALS, GROUNDCOVERS, AND GRASSES
Baileya multiradiata Desert Marigold ◆ ◆ ◆ ◆ ◆ ◆
Bouteloua curtipendula Sideoats Grama ◆ ◆ ◆ ◆
Bouteloua gracilis Blue Grama ◆ ◆ ◆ ◆
Carpobrotus chilensis Ice Plant ◆ ◆ ◆
Coreopsis bigelovii Desert Coreopsis ◆ ◆ ◆
Gazania rigens ‘Sun Gold’ Gazania ◆ ◆ ◆
Lantana ‘New Gold’ New Gold Lantana ◆ ◆ ◆ ◆ ◆
Lantana montevidensis sp. Trailing Lantana ◆ ◆ ◆ ◆ ◆
Malephora lutea Rock Point Ice Plant ◆ ◆ ◆
Mulenbergia sp. Mulenbergia ◆ ◆ ◆ ◆
Varieties
Penstemon Sp. Penstemon Varieties ◆ ◆ ◆
Rosemarinus officinalis Dwarf Rosemary ◆ ◆ ◆
‘Prostratus’
Ruellia ‘Katie’ Katie Ruellia ◆ ◆ ◆
Verbena gooddingii Native Verbena ◆ ◆ ◆
Wedelia trlobata Yellow Dots ◆ ◆ ◆ ◆ ◆
Zephryanthes candida White Rain Lily ◆ ◆ ◆
VINES
Antigonon leptopus Queen Wreath Vines ◆ ◆ ◆
Ficus pumila Creeping Fig ◆ ◆ ◆
Macfadyena unguis-cati Cat’s Claw Vine ◆ ◆ ◆
Mascagnia macroptera Yellow Orchid Vine ◆ ◆ ◆
Merremia aurea Yellow Morning ◆ ◆ ◆
Glory
Rosa banksiae Lady Bank’s Rose ◆ ◆ ◆
Trachelospermum Star Jasmine ◆ ◆ ◆
jasimiodes
39

6. Conformance
with the Mesa
Gateway Strategic
Development Plan
This project is governed by the Mesa Gateway Strategic
Development Plan (MGSDP). The Mesa Gateway Strategic
Development Plan was adopted in 2008 and was established to
enhance area assets, recognize the value of the airport, integrate
land use and transportation, create fiscally responsible solutions,
and promote innovative development in this unique area of
Mesa. This section identifies key ways in which this project will
be in conformance with the elements of the MGSDP.
ELLSWORTH & POINT TWENTY TWO Design Guidelines 40

6a. MGSDP Mixed Use
District Standards
The MGSDP’s Vision and Expectations document
outlines specific standards for the Mixed-Use District as
identified in the plan. All development within the Site
shall conform to the following mixed-use standards
outlined within this document.
• Circulation Character: Roadways are generally
either collectors or local. Ellsworth is classified as
a boulevard. All roadways consist of 11-foot travel
lanes. Through traffic will be directed to Ellsworth
to allow for internal trips on connector and local
roadways.
• Landscape Character: Low water use plants must
be used except in high pedestrian activity areas.
Irrigation systems will be designed to efficiently
utilize water resources. Trees will provide shade,
pedestrian scale, and heat absorption. Native
plants will provide drought resistance as well as a
consistent desert character.
• Lighting Character: Lighting will vary, with
lower illumination in residential areas. Streets
with greater nighttime traffic activity shall be
illuminated to meet City standards. LED lighting
shall be encouraged.
• Signage Character: Size, scale, and style of signage
will be determined by the scale of the building that
they relate to as well as the scale and speed of the
intended viewer
41

6b. MGSDP Building Form Standards
The Mesa Gateway Strategic Development Plan functions as a form-based code, setting
standards for various building types. In addition to the general design standards for
mixed use areas listed above, the proposed development plan will conform to the
various building types as defined within the MGSDP as outlined below:
I. LIGHT INDUSTRIAL 3
1. Storefront architecture along
public street frontages
2. Parking distributed with 1
landscape islands to break up
large asphalt areas.
3. Loading in rear or 2
internalized and screened
from public streets.
3
1
2
42

II. COMMERCIAL
1. Parking distributed and
screened from public streets
with landscape islands to
break up large asphalt areas.
2. Public plazas, outdoor dining 2
and other outdoor gathering 4
spaces.
3. Shaded walkways throughout
the commercial center. 3
4. Pedestrian connectivity
between uses.
1
III. INTEGRATED OPEN SPACE CONNECTIVITY
1. Provide pedestrian connectivity between uses.
2. Streets that are easy to cross with marked crosswalks or alternative paving patterns to
signify pedestrian crossings.
3. Tree-lined streets to provide shaded sidewalks for pedestrian comfort and overall
aesthetics.
1 3
2
43

7. Conclusion
The application of these design guidelines will
enable the development of a dynamic mixed use
development within the with Mesa Gateway
Strategic Development Plan area that features a
mix of uses consistent with the General Plan
and associated Sub-Area Plans. These design
guidelines ensure connectivity and compatibility
between uses, while ensuring appropriate buffers to
protect all users within the development. The
proposed development will benefit future users and
the community by providing uses that are all in
high demand within this high growth area.
48