Section 3-130 89A Corridor Commercial Overlay District
(Revised by Ord #368; Res 1507; Adopted 10/13/15; Eff 11/13/15)
A. Intent and Purpose:
The purpose and intent of the 89A Corridor Overlay Zone is to allow for the application and implementation of special design standards with the intent of achieving a sense of place by fostering a scale and form of development that emphasizes sensitivity to the pedestrian environment while accommodating the automobile and providing for efficient traffic movement. This is to be accomplished by providing for the sensitive placement of open spaces in relationship to building masses, shared use pathways, street furniture and landscaping features in a manner otherwise not insured by the application of the conventional bulk, landscaping and parking standards of the underlying zones.
B. Overlay Designation:
The 89A Corridor Overlay District shall be created which will encompass an area five hundred feet either side of the center line of Highway 89A from the Clarkdale Parkway intersection to the Town of Clarkdale boundary.
C. Viewshed Definition:
A viewshed is an area of land, water, and other environmental element that is visible from a fixed vantage point. The term is used widely in such areas as urban planning, archaeology, and military science. In urban planning, for example, viewsheds tend to be areas of particular scenic or historic value that are deemed worthy of preservation against development or other change. The preservation of viewsheds is a goal in the designation of open space areas, green belts, and community separators.
D. Design Guidelines:
Commercial development shall use the site analysis and landscape inventory to determine the building/construction envelope for the building, parking area, driveway, and all accessory buildings. Areas outside of the building/construction envelope shall remain permanent undisturbed desert
A site analysis shall be required with any development plan. The site analysis is a tool to assist in determining areas to be retained in a natural undisturbed state and areas that may most easily be developed, which include areas with minimal vegetation or previously graded areas. Areas proposed for development by the applicant are to be identified on the plans through use of concept diagrams.
Similarly, areas to be maintained in an undisturbed state are also to be identified on all plans.
1. Land contours at two-foot intervals or smallest interval available.
2. Wash corridors and preliminary hydrological information (cfs flows, onsite and off-site, and velocity).
3. Identify specimen plants and significant stands of vegetation.
4. Identify potential view corridors.
5. Identify potential development areas.
6. Identify potential street alignments.
7. Identify the one hundred year floodplain boundary as defined by the Federal Emergency Management Act (FEMA) and one hundred year twenty-four-hour flow boundaries for washes not addressed by FEMA.
8. Identify and coordinate trail locations with the City using the City's recreational trails plan.
Lot coverage allowed for building, parking, driveways, and accessory buildings is fifty percent, with fifty percent of the parcel's gross area maintained as permanent undisturbed desert.
Construction envelope setbacks shall be fifty feet in the front yard. Side and rear yard setbacks for the overall master planned limited commercial node shall be limited to the exterior boundary of the master planned area. This shall be a minimum of fifty feet. Side and rear yard setbacks for interior parcels may be zero so that building development may occur in clusters. The Community
Development Department shall base placement of the construction/building envelope on the results of the site analysis and a determination of the location of any significant vegetation, specimen vegetation and/or topographical features such as washes.
Parking areas for commercial development shall be landscaped with landscape material from the Town of Clarkdale Plant List and shall have twenty-five percent landscape area over the parking area, including drive aisles. A minimum of fifty percent of the required landscaped area is to be living vegetation. This plant material shall be maintained in a healthy condition. Parking shall not comprise more than forty percent of the front yard behind the required landscaped setback.
Signage shall be minimal and shall consist of either wall signs or monument signs. Wall signs shall not exceed eight feet in height and monument signs no greater than four feet in height.
Wash corridors containing regional, primary, or secondary washes shall be maintained as permanent undisturbed open space and incorporated into the site design, except at wash crossings which must be restored as closely as possible to a natural appearing state, both upstream and down, in accordance with plans approved by the Community Development Department.
1. Regional wash corridors: Flows of seven hundred fifty cfs or greater during the one hundred-year storm. Characterized as large and picturesque. The area within this boundary is to be maintained as permanent undisturbed open space with the exception of wash crossings.
2. Primary washes: Flows of fifty cfs or greater during the one hundred- year storm. The area within this boundary is to be maintained as permanent undisturbed open space with the exception of wash crossings.
3. Secondary washes: Flows from ten cfs to fifty cfs during the one hundred-year storm event. Setbacks for any structures, fences or walls shall be no less than an average of twenty-five feet with a minimum of ten feet from the wash top of the uppermost bank hinge. A secondary wash is to be maintained undisturbed and incorporated into the site design as an amenity.
4. Minor washes: Flows less than ten cfs during the one hundred-year storm event. Washes this size, not supporting any significantly thriving vegetation as determined by the Community Development Department may be incorporated into the parcel drainage plan. Where significant vegetation does exist, washes shall be maintained in existing condition or flows may be accommodated in another acceptable way as determined by the Community Development Department. Setbacks for any structures, fences or walls shall be a minimum of ten feet.
Street patterns and lot design shall allow direct access to washes or open space areas for maintenance of annual and non-native vegetation to prevent fire hazards and allow fire department access in case of fire.
Any development occurring in the 89A Corridor District shall be required to participate in the Town of Clarkdale Trails Plan by providing appropriately designed pathways that meet the Town of Clarkdale hardscape design standards.
1. Clearly defined pedestrian connections shall be provided
-Between a public right-of-way and building entrance
-Between parking lot or structure and building entrances
-Between adjacent properties
2. Pedestrian connections shall not be less than 5 feet wide
3. Pedestrian connections should be clearly defined by textured paving across vehicular lanes and pedestrian scale lighting, bollard lighting, accent lighting or a combination
E. Permitted Land Uses:
The range of land uses permitted with the 89A Corridor Commercial Overlay District shall be those afforded by the underlying zoning districts as established by the Town of Clarkdale Zoning Ordinance and the Official Zoning Map.
F. Variation of Conventional Standards:
Cluster development is encouraged to provide for flexibility of design and development of land in such a manner as to promote the most appropriate use of land, to facilitate the adequate and economical provision of streets and utilities, and to preserve the natural and scenic qualities of open lands.
Design in the 89A Corridor is intended to reflect Contemporary Clarkdale: An area in which architectural features shall include traditional textures and colors in harmony with more contemporary materials, textures and colors. (Prior code § 3-13)