Project Narrative

____________________________________________ 
  
Award-Winning Commercial Architecture Firm 
Licensed in all 50 states & Saskatchewan, Canada 
 
 
 
 
 
 
 
 
 
 
 
 
     
                                 
2233 East Thomas Road 
Phoenix, AZ 85016 
Office: (602) 955-3900 
rkaa.com 
 
1151 Dove Street, Suite #175 
Newport Beach, CA 92660 
Office: (949) 954-8785 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
                                              Principals: 
               Robert W. Kubicek, CEO, AIA 
Neil A. Feaser, President, AIA 
Kathleen D. Rieger, VP 
Randy E. Haislet, VP 
Tyler J. Carr, OFC, AIA 
Rudy Rodriguez, OFC 
Pam Vickers, OFC 
 
 
 
TO: City of MESA Planning Department 
 
RE: Project Narrative 
 
Justification – DR/BOA Submittal: 
6720 E. Broadway Rd. 
Mesa, AZ 85206 
 
 
Hello, 
On behalf of the property owner, we are submitting plans to renovate an existing 
neighborhood shopping center that has been vacant and underutilized. The scope of work 
focuses on architectural refresh and site improvements intended to reintegrate the plaza 
into the surrounding community. 
 
Proposed improvements include: 
• 
Updated building elevations, including redesign of the three existing tower 
elements 
 
• 
A new, cohesive color palette applied to all elevations 
 
• 
Preservation and repainting of existing architectural roof elements 
 
• 
Addition of new parking lot landscape islands and upgraded landscaping 
throughout the site 
 
These improvements are intended to enhance the visual quality of the center, improve site 
functionality, and bring the development closer into compliance with current Mesa Zoning 
Ordinance (MZO) standards. 
 
Justification: 
 
Building Elevations: 
The project proposes new exterior colors and refinements to an existing commercial 
shopping center. The selected color palette is intended to visually unify the center and is 
compatible with the architectural character of adjacent PAD developments on the shared 
site.

The three existing tower elements will be updated to modernize the overall appearance and re-
establish a strong architectural identity for the center. Existing metal-framed roof structures will 
remain, as they provide architectural interest and character, and will be repainted to match the 
proposed elevation colors. 
 
Downspouts will remain as existing where feasible, primarily located along rear service elevations. Any 
new downspouts required will be internal to minimize visual impact on public-facing elevations. 
 
Alternative Compliance Request: 
MZO Section 11-6-3(B)(7) 
As proposed, portions of the existing building do not meet the current MZO requirement limiting any 
single exterior material to no more than 50 percent of an elevation. The building is an existing 
shopping center with stucco exceeding this threshold on multiple elevations. 
 
The Applicant respectfully requests Alternative Compliance pursuant to MZO Section 11-6-3(B)(7)(b), 
consistent with Criterion (iv), based on the following: 
 
1. The structure is an existing building, and full compliance would require extensive demolition 
disproportionate to the scope of improvements. 
 
2. Large portions of rear elevations with higher stucco percentages are substantially screened 
from public view by existing perimeter block walls. 
 
3. Rear elevations function exclusively as loading and service areas, with no pedestrian retail 
entrances. 
 
4. The project proposes significant architectural improvements to primary street-facing 
elevations, along with a comprehensive color update across all elevations to create a cohesive 
and compatible appearance with adjacent PAD developments. 
 
5. The proposed renovations and existing structures are consistent with the surrounding context, 
as several adjacent buildings appear to contain exterior finishes exceeding the current 50% 
maximum permitted by code. Below are examples of buildings adjacent to the subject 
property. 
 
a. Rear of Albertsons east of property

b. Long John Silver’s east of Power Rd. (street facing) 
c. Post office west of Property along Broadway (Street Facing) 
d. Medical Building adjacent to the north 
 
The proposed alternative meets the intent of the design standards by improving architectural quality, 
enhancing visual compatibility, and upgrading the overall character of the center without reducing 
building code or zoning requirements 
 
Substantial Conformance Improvement Permits (SCIP) 
Improvements:  
MZO Section 11-73-3 
The site is currently a vacant shopping center with extensive surface parking and limited landscaping that 
does not meet current code standards. The proposed improvements significantly increase compliance with 
current MZO requirements and qualify as Substantial Conformance Improvements. 
 
Site Improvements: 
1. Parking areas south of Anchor A (EOS) will be upgraded to include two landscape diamonds per eight 
parking spaces, per MZO 11-33-4(B)(7). 
• 
Minimum interior curb dimension: 5’ x 5’ 
• 
Each island to include one tree and three shrubs

2. New half-diamond landscape islands (5’ x 5’ interior) will be installed along Broadway 
Road frontage parking areas, with new landscaping provided 
 
3. Parking reduction, provided traffic study shows parking provided is substantial for the proposed use 
and future uses. 
 
Landscaping Improvements: 
  
1. Existing landscaping will be protected and maintained; any dead or missing plant material will 
be replaced. 
 
2. New trees and shrubs will be installed within parking lot landscape islands in accordance with 
MZO 11-33-4(B)(5). 
 
3. Foundation landscaping will be improved where feasible and permitted per MZO 11-33-5(B). 
 
4. New perimeter landscaping will be added to bring the site closer into conformance with MZO 
11-33-3. 
 
Existing Non-Conformance: 
 
MZO Section 11-73-3(A) 
 
The following site conditions cannot reasonably be brought into full conformance due to existing 
constraints: 
 
1. Parking: Existing parking was constructed in accordance with the zoning requirements at the 
time of development. Additional parking cannot be added to meet current standards 
applicable to gym uses without significant site reconfiguration. 
 
2. Foundation Landscaping: Portions of existing foundation landscaping along frontage, sides and 
rear, cannot be fully retrofitted due to building placement and existing site conditions. 
 
Despite these limitations, the proposed improvements substantially enhance compliance, 
functionality, and visual quality of the site. 
 
 
RKAA Architects;  
Steven Brune 
602-955-3900        
Sbrune@rkaa.com