UNIVERSITYVILLAGE DESIGN GUIDELINES
UN I V E R S I T Y V I L L A G E
D E S I G N G U I D E L I N E S
For A
Campus Community Development
January, 1997
THE ARIZONA BOARD OF REGENTS
John F. Munger, President
George Amos III
Eddie Basha
Rudy Campbell
Arthur Chapa
Kurt Davis
Judy Gignac
Don Ulrich
Jonathan Schmitt, Student Regent
Lisa Graham Keegan, Ex-officio
Governor Fife Symington, Ex-officio
January, 1997
ADMINISTRATION
Manuel T. Pacheco
President of The University of Arizona
Paul Sypherd
Senior Vice President for
Academic Affairs and Provost
Saundra Taylor
Vice President for Student Affairs
Joel D. Valdez
Senior Vice President for Business Affairs
Robert Hatch
Deputy Vice President for Facilities
January, 1997
TABLE OF CONTENTS
I. INTRODUCTION...... 1
A. Background and Purpose...... 1
B. Location...... 1
C. The University of Arizona as Master Developer...... 2
D. Authority...... 3
II. PLANNING AND DESIGN ELEMENTS: Common Areas...... 4
A. Purpose...... 4
B. Town Center...... 4
C. Pocket Parks...... 5
D. Main Street: East-West Alignment...... 5
E. Linear Corridors: North-South Alignment...... 6
F. Alleys...... 7
G. University Village Gateways...... 7
H. Design Guidelines Summary...... 8
III. PLANNING & DESIGN ELEMENTS: General Circulation Systems and On-Tract Developments 12
A. Purpose...... 12
B. Circulation Guidelines...... 12
1. Sidewalks...... 12
2. Bicycles...... 13
3. Vehicular Parking...... 13
C. Service/Utility/Safety...... 14
1. Service Areas...... 14
2. Utilities...... 14
3. Safety/Security...... 15
E. Physically Disadvantaged Related Access...... 15
F. Exterior Furniture...... 15
1. Lighting...... 15
2. Signage...... 16
G. Environmental Considerations...... 16
1. Hydrology/Storm Water...... 16
2. Solar Design...... 17
H. Landscape Guidelines...... 17
1. General...... 17
2. Streetscape...... 18
3. Perimeter Monumentation...... 18
I. Architectural Guidelines...... 19
1. General...... 19
2. Building Program...... 19
3. Accessibility...... 20
4. Fire Safety...... 20
5. Noise...... 20
6. Exterior Building Scale...... 20
7. Colors...... 20
8. Windows...... 21
9. Roofs...... 21
10. Exterior Equipment...... 21
11. Durability and Maintenance...... 21
12. Renovations...... 21
13. Communications and Computer Wiring...... 22
IV. REVIEW AND APPROVAL PROCESS:...... 23
V. REVIEW AND APPROVAL PROCESS:...... 24
A. Purpose...... 24
B. Administration...... 24
1. Regulatory Authorities...... 24
C. Codes & Policies...... 25
D. University Approvals...... 26
1. Dean of Students...... 26
2. University Village Coordinator...... 26
E. Interpretation, Conflict, and Severability...... 26
F. Project Development Submission Requirements and Approval...... 27
VI . APPENDICES...... 36
Appendix A - Definitions...... 36
Appendix B - Technical References...... 42
Appendix C - Certificate of Occupancy Requirements Checklist...... 43
Appendix D - Sample: Certificate of Occupancy...... 45
Appendix E - Project Specific Development Criteria...... 46
Appendix F - Sample Project Specific Criteria...... 50
Appendix G - Site Eligibility Process for Greek Housing...... 51
Appendix H - Plant Palettes...... 55
Appendix I - LOW WATER USE/DROUGHT TOLERANT Plant List...... 56
UNIVERSITYVILLAGE DESIGN GUIDELINES1
I. INTRODUCTION
UNIVERSITYVILLAGE DESIGN GUIDELINES1
A.Background and Purpose
The University Village Design Guidelines are an integral part of the University Village Area Plan (UVAP). The Guidelines are to serve as a development guide for this 47 acre sub-area of The University of Arizona campus. The University Village Area Plan proposes a variety of strategies for enhancing the existing community and for guiding the University's development in the manner of a traditional neighborhood.
To ensure the appropriate implementation of the UVAP, these Guidelines provide specific steps for guiding the future design development of the UniversityVillage area. These Guidelines communicate design and development objectives, improvement standards, and specific requirements associated with land uses proposed in the University Village Area Plan.
The Guidelines apply to:
•Any development on land owned by the State of Arizona and other affiliated organizations located within the area under the jurisdiction of the University Village Area Plan.
Entities/developments that are exempt from these Guidelines area encouraged to participate in the implementation and use of these Guidelines;
•Any development of Common Areas within the UniversityVillage; and,
•Any development in the UniversityVillage on property owned or leased from the University of Arizona. The University of Arizona requires the implementation of specific lot development criteria (Project Specific Development Criteria). These criteria are incorporated in the applicable sale or lease agreement. These guidelines shall be considered prior to any sale contract, deed restriction, or lease agreement.
The University has developed these Guidelines to promote creative design responses for developing a unique UniversityVillage community. Further, these Guidelines address regulatory, planning, design and aesthetic issues.
B.Location
The UniversityVillage area is bounded by Speedway Boulevard on the north, Second Street on the south, Campbell Avenue on the east, and the alley one-quarter block west of Mountain Avenue. Property owners located within and adjacent to the University Village Area are encouraged to participate in the use and implementation of these Guidelines.
Any conflicts between these Guidelines and related documents shall be brought to the attention, in writing, of the University Village Coordinator listed in Section VI. D.2. of these Guidelines. No single document shall be assumed to take preference or priority over other documents.
C.The University of Arizonaas Master Developer
As Master Developer for the UniversityVillage Area Plan, the University of Arizona:
1.Establishes the means for promoting interaction between students and their environment, by enhancing a 47-acre area of campus to create a special "sense of place" within the broader campus environment. This is to be accomplished by developing a series of "place-making" urban design projects intended to help define or provide a sense of community value. Eventually, students and other members of the University community will develop special associations with this environment which will help develop a feeling of belonging. The University Village Area Plan supplemented by the University Village Design Guidelines provide a planning framework to:
a.provide direction and sites for future University private building and open space projects;
b.provide a sense of place for community residents and visitors;
c.strengthen the identity and legibility of this area of campus to help orient users/residents, and to create a psychological "home base;"
d.enhance the space with richness in architectural and landscape expressions; and
e.bring diverse groups of people together to share this campus community.
2.Implements the Guidelines in Common Areas and in development associated with University activities (Specific design elements for Common Areas are contained in Section II of these Guidelines);
3.provides Project Specific Development Criteria for each on-tract development (these Project Specific Development Criteria will supplement the University Village Design Guidelines and may include development criteria for building setbacks, building height limitations, and land use;
4.provides a community environment that is physically safe and aesthetically pleasing for its students, faculty, staff and visitors; and where their personal belongings are secure by ensuring that design of proposed developments complies with the principles of defensible space and does not create obstacles to the regular surveillance of public and private areas of the specific sites;
5.promotes a comfortable physical environment over the long term by establishing building and site design guidelines that recognize and contend with the elements of the natural climate in ways that conserve natural and man made resources; and
6.is responsible for the care and maintenance of common areas and of circulation systems once these are vacated by the City of Tucson and conveyed to the University.
D.Authority
These Guidelines have been developed by The University of Arizona as authorized by the University of Arizona Village Area Plan, for the purpose of guiding development of the UniversityVillage in accordance with the University Village Area Plan as adopted by The University of Arizona and the Arizona Board of Regents on March 13, 1992.
UNIVERSITYVILLAGE DESIGN GUIDELINES1
II. PLANNING AND DESIGN ELEMENTS:
UNIVERSITYVILLAGE DESIGN GUIDELINES1
A.Purpose
The Common Area functions as the primary public spaces for the village. The Purpose of this section is to communicate the general character desired in UniversityVillage by providing the design elements of the Common Areas. These design elements will serve to unify the visual and physical "sense of place" of the UniversityVillage, while allowing diversity of design in individual on-tract development.
Common Areas within the UniversityVillage are comprised of the TownCenter, Pocket Parks, Main Street, and the Warren and Highland Avenue Linear Parks/Corridors. Along with a description of each design element is a list of design Guidelines for the successful development of the element. A Summary of Design Guidelines is provided at the end of this section.
B.TownCenter
TownCenter will contain the most important public open space(s) in the UniversityVillage. It will be the focal point of both planned and impromptu community and University-wide activities. It is intended as a destination for the campus community, with the inclusion of academic, commercial, and retail uses, and the central open space developed into a stimulating and comfortable urban public space.
1.General Objectives and Considerations:
a.Development will provide spaces that are available to the entire campus community and adjacent neighborhoods.
b.This will be a "destination" public space as well as a major pedestrian circulation space.
c.Smaller spaces within this area will accommodate a wide range of activities.
2.Design Guidelines (please refer to end of Section II for guidelines):
a.Town Center North:
(A)Major Pathway
(B)Entrances to Buildings
(D)Bench and Ledge Seating
(E)Table Seating
(G)Information Dissemination/Display
(H) Decorative Landscaping
(I)Buffer or Transition Areas
(J)Special Transition/Gateways
b.Town Center South
(A)Major Pathway
(B)Entrances to Buildings
(C)Usable Lawn
(D)Bench and Ledge Seating
(E)Table Seating
(G) Information Dissemination/Display
(H)Decorative Landscaping
(I)Buffer or Transition Areas
(J)Special Transition/Gateways
C.Pocket Parks
Pocket Parks provide the gathering spaces that are important in developing neighborhood social interaction. Design of the parks need to be versatile to accommodate a broad range of activities in a relatively small space. However, it is recognized that because of the inherent nature of the proposed locations for the parks, i.e. between and among existing Greek Letter Social Organization housing, there will most likely be primary use by the neighboring properties.
It will be very important to have community involvement in the design process for the pocket parks, because whatever the advantages and disadvantages associated with primary use may be, it is recognized that neighborhoods actively involved in the development of their own park will have strong territorial feelings about its use, resulting in safer, more manageable parks.
1.General Objectives and Considerations:
a.Prepare for both planned and unplanned consequences of the design. Consider modification as park use becomes established and predictable.
b.Pocket parks will be developed as "supplemental" open space for passive recreation and urban refuge.
c.Parks will be designed to provide an open turf area for playing catch, rush activities, and community building events.
d.Parks will be visually accessible and well lighted for security.
e.The perimeter will contain trees to visually screen the adjacent buildings.
f.A sufficiently wide buffer should be established or maintained between adjacent uses and the pocket parks.
2.Design Guidelines:
(C)Usable Lawn
(D)Bench and Ledge Seating
(G)Information Dissemination/Display
(H)Decorative Landscaping
(I)Buffer or Transition Areas
(K)Turf Recreational/Informal
D.Main Street:
East-West Alignment
Main Street (First Street) will serve as a major pedestrian, bicycle, vehicular and campus shuttle circulation route for UniversityVillage. It will be the most important east-west unifying open space element.
1.General Objectives and Considerations:
a.The Main Street streetscape will be designed in a semi-formal fashion.
b.Certain elements will assist the sense of formality: common corner development at intersections, evenly spaced trees (new), common species of newly planted trees, "gateway" development at either end, wide sidewalks, tree grates (in the TownCenter), street furniture, lighting and other amenities.
c.Certain elements will assist in the sense of variety: leaving of healthy and attractive street trees, varying front yard landscapes, varying architecture, varying corner development design, and most importantly, varying implementation schedule (except for Town Center).
d. Minor streets other than Main Street will be informal.
e.Parallel parking will be retained where possible. This will promote a livelier streetscape in which there is greater community interaction, and provide a buffer to pedestrians.
f. The street tree species most prevalent in design will be Prosopis alba "Colorado".
2.Design Guidelines:
(A)Major Pathway
(B)Entrances to Buildings
(H)Decorative Landscaping
(J)Special Transition/Gateways
(L)Focal Features
E.Linear Corridors:
North-South Alignment
The Warren and Highland Avenue underpasses were constructed during the Speedway Boulevard widening project in 1990 and provide safe crossings under this major city arterial. The Warren underpass entry ramps have been fully developed, i.e. landscaping, water feature, and special paving. The Highland ramps have yet to be fully developed.
The two underpasses provide important linkages to the north from the Main Campus, and create unifying elements for the East and WestVillages. Eventually these pedestrian and bicycle corridors will serve the entire campus from north to south. Both corridors can be viewed as "linear parks" because of attributes such as areas of turf for recreation, shade trees, and sitting areas and other amenities often associated with parks rather than with widened sidewalks.
1.General Objectives and Considerations:
a.Warren Avenue:
·The Warren Avenue Linear Park/Corridor primarily serves people circulating between the Main Campus and the ArizonaHealthSciencesCenter north of Speedway Boulevard.
·The corridor also serves as the primary pedestrian access to existing and future retail and commercial development on either side of Speedway Boulevard.
·Much of the parking for special events held on the east mall, McKaleCenter and Arizona Stadium is north of Speedway Boulevard which results in high foot traffic volume on this corridor. This corridor, compared to the Highland corridor, will get more use from the general public rather than students, therefore it should be designed with the general public in mind.
·Most of the corridor will be covered with a deciduous tree canopy. The most prevalent species will be Fraxinus velutina Rio Grande"Fan-Tex Ash."
b.Highland Avenue:
·The Highland Avenue Linear Park/Corridor will serve as the major north-south pedestrian corridor in the middle of campus and the WestVillage.
·The primary users of this corridor will be the University community.
·Because of the abundance of housing and academic uses in this area, this corridor will serve as a much-needed recreational amenity in addition to being a major pathway. Therefore, areas of turf should be provided for informal recreation and gathering.
·Signs to direct pedestrians should be provided at key locations.
·A kiosk with telephone should be placed in the corridors at the alley between First and Second Streets. This will act as an information and security feature as well as visual terminus to the alley corridors.
2.Design Guidelines:
(A)Major Pathway
(D)Bench and Ledge Seating
(E)Table Seating
(G)Information Dissemination/Display
(H)Decorative Landscaping
(I)Buffer or Transition Areas
(J)Special Transition/Gateways
F.Alleys
The alleys in the existing UniversityVillage area are in need of enhancement. Along with the following guidelines for alley and adjacent area development, a program will be undertaken which monitors the use and maintenance of the alleys once they are developed. It is recognized that the alleys can provide a valuable resource that is currently under-utilized to the Village.
1.General Objectives and Considerations:
a.When an alley is redeveloped, i.e. paving, trash enclosures, lights, etc. there will undoubtedly be areas "left-over" that will require development. These areas should be carefully designed to enhance adjacent landscaped areas.
b.Vegetation will not obstruct visibility from alley termini, or other view corridors.
c.Access from alley termini to adjacent pedestrian ways will contain adequate lighting and direct access to emergency phones.
2.Design Guidelines:
(B)Entrances to Buildings
(H)Decorative Landscaping
(I)Buffer or Transition Areas
(L)Focal Features
G.UniversityVillage
Gateways
Gateways will be located at prominent access points to the UniversityVillage. Gateway features for UniversityVillage will provide identification and a sense of arrival. It is important that this community be viewed as a unique place within the Campus.
1.General Objectives and Considerations:
a.Although noticeable, the gateways should not be overbearing.
b.Gateways will not reflect popular trends in architecture and design, but will display an elegant permanence.
c.Gateways will provide an inviting sense of "entrance" into the Village but not present and exclusive appearance image.
d.Gateways will provide clear means for identifying the Village. Gateways may occupy air-space above the street, but should not impede vehicle access.
2.Design Guidelines:
(A)Major Pathway
(H)Decorative Landscaping
(I)Buffer or Transition Areas
(J)Special Transition/Gateways
(L) Focal Features
H.Design Guidelines
Summary
The following is a list of essential design components that will combine to form the village common areas. refer to the design Guidelines under each Design element for applicable components.
A. MAJOR PATHWAY:
1.Provide visual access to buildings and open spaces.
2.Provide physical access for all users including emergency and fire vehicle access.
3.Allow winter sun, provide summer shade.
4.Differentiate pathway with different paving material and texture.
5.Acknowledge tendency for "shortcutting" between pathways.
6.Provide night lighting along pathway.
7.Provide blue-light emergency phones and regular phones as well.
8.Provide visual features as focal points in key locations.
B. ENTRANCES TO BUILDING:
1.Place entry area just off major pathways, and or Town Square.
2.Entry areas should be easily identifiable.
3.Provide entry statement with welcoming qualities.
4.Provide accessible doorways.
5.Provide for the following elements near doorways; shelters, seating areas, stand-and-talk areas, bicycle parking, night lighting, accessible building identification, special paving.