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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.
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
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 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