CANALSIDE 6824 E Indian School Rd, Scottsdale, AZ 85251
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CANALSIDE 6824 E Indian School Rd, Scottsdale, AZ 85251 531-PA-2019 Project Narrative January 16, 2020 Prepared for Stockdale Partners, Withey Morris, PLC George Pasquel 2525 E. Arizona Biltmore Circle, Suite A-212 Phoenix, AZ 85016 (602) 230-0600 CCBG Architects, Inc. Christopher Gritzmacher, Project Architect 102 E Buchanan Street Phoenix, AZ 85004 (602) 258-2211 Stockdale Capital Partners 1 CANALSIDE Table of Contents 1. PROPERTY INFORMATION 3 2. PROJECT OVERVIEW 4 3. GENERAL PLAN CONFORMANCE 5 4. OLD TOWN CHARACTER AREA CONFORMANCE 18 5. DOWNTOWN URBAN DESIGN & ARCHITECTURAL 31 CONFORMANCE 6. SCOTTSDALE SENSITIVE DESIGN PRINCIPLES 34 CONFORMANCE 7. PLANNED BLOCK DEVELOPMENT CONFORMANCE 38 8. CONCLUSION 41 Stockdale Capital Partners 2 CANALSIDE 1. PROPERTY INFORMATION Location: E. Indian School Road & 68th Street Property Size: Net Area 38,160 SQ FT Total Site Area: 51,393 SQ FT (1.17 AC +/- gross acres) Current Zoning: Central Business, Downtown Overlay (C-2 DO) Rezoning Designation: Downtown / downtown Mixed-Use, Type 2, Planned Block Development, Downtown Overlay (D/DMU-2, PBD, DO) WITH STREET RETAIL SPACE Stockdale Capital Partners 3 CANALSIDE 2. PROJECT OVERVIEW CANALSIDE is a new, mixed-use project designed to complement the unique downtown setting and existing neighborhood fabric. The somewhat awkward, infill site is immediately adjacent to the elevated banks of the Arizona Canal and its well-used multi-use path. The site is also in the shadow of the classic Hotel Valley Ho property and represents the terminus of the unique Fifth Avenue District. This request is for a rezoning and site plan approval on the 1.17+/- gross acre site located just east of the northeast corner of 68th Street and Indian School Road. The site is currently zoned Central Business, Downtown Overlay (C-2 DO). The applicant intends to redevelop the site with a mixed-use development consisting of 54 multi-family units and ground floor retail space. The project is in harmony with numerous City goals and polices, including the Old Town Scottsdale Character Area Plan and associated design guidelines. The Property is surrounded by a variety of retail, live/work, resort, residential, entertainment and service type businesses and is within close proximity to the gallery district and a range of employment opportunities. Stockdale Capital Partners 4 CANALSIDE 3. GENERAL PLAN CONFORMANCE The General Plan Conceptual Land Use Map designates the Property as Mixed- Use Neighborhood and as being within the Old Town Character Area Plan. Mixed- Use Neighborhoods are located in areas with strong access to multiple modes of transportation and major regional access and services and provide an opportunity for a mix of uses. The Old Town Plan provides more detailed direction for the development of the Property and is discussed further in Section 3 below; however, the General Plan does present several appropriate Goals and Approaches for the Property. Character and Design (CD) Element CD1. Determine the appropriateness of all development in terms of community goals, surrounding area character, and the specific context of the surrounding neighborhood. ▪ Respond to regional and citywide contexts with new and revitalized development in terms of: Scottsdale as a southwestern desert community; Scottsdale as a part of a large metropolitan area with a unique reputation, image, character and identity within its regional setting; Relationships to surrounding land forms, land uses and transportation corridors; Contributions to city wide linkages of open space and activity zones; Consistently high community quality expectations; Physical scale relating to the human perception at different points of experience; Visual impacts (views, lighting, etc.) upon public settings and neighboring properties; Visual and accessibility connections and separations; and Public buildings and facilities that demonstrate these concepts and “lead” by example.. ▪ Enrich the lives of all Scottsdale citizens by promoting safe, attractive, and context compatible development. ▪ Encourage projects that are responsive to the natural environment, site conditions, and unique character of each area, while being responsive to people’s needs. ▪ Ensure that all development is a part of and contributes to the established or planned character of the area of the proposed location. Character can cross land uses and zoning to include community regions containing a mixture of housing, employment, cultural, educational, commercial and recreational uses. The overall type of character that these uses are is a part of the pattern and intensity on how these uses integrate together. The property is located within an Urban Character Type and the Old Town Scottsdale Character Area: Stockdale Capital Partners 5 CANALSIDE o Urban Character Types contain higher-density residential, nonresidential, and mixed-use neighborhoods. The districts include apartments, high-density townhouses, commercial and employment centers, and resorts. Urban districts should have a pedestrian orientation with shade, activity nodes and small intimate developed open spaces that encourage interaction among people. Some examples of Urban Districts include: o Old Town Scottsdale is a highly functional mixed-use center, containing areas of different densities and the architectural styles that emphasize regional and specialty retail, office, residential / hotel uses. Our response: The project site context is a vacant lot close to the heart of downtown Scottsdale, along a major transportation corridor of Indian School Road (designated a Major Arterial) and 68th Street, as well as the Arizona Canal. This application will allow the site to be developed according to the guiding principles and better realize the goals of the General Plan. This project proposes 54 units on 1.17 acres, with a small commercial retail component of approx.1,000 sf. The property is currently vacant and has remained so for some time, indicating the difficulty of developing the irregular size and shape of the site within the current zoning classification. A mixed-use development will Revitalize this site. The project has 5 sides, with primary building elevations that occur along Indian School Road and the canal, with the canal having the longest continuous length of building frontage. A secondary street frontage occurs along 5th Ave. Despite the irregular size and shape of this lot, this site is afforded multiple unique opportunities due to this particular downtown Scottsdale location. The site straddles the canal to north, Indian School Road to the South, SRP to the west, and 5th Avenue to the southeast. An alley located directly to the east of the project will provide the primary means of vehicular access off 5th Ave. The location along the Arizona canal, offers direct access to biking, walking, and recreational opportunities leading to the heart of downtown. In addition, the project’s location along 5th Avenue, provides access to the unique pedestrian oriented 5th Ave. with access to entertainment options, including bars, restaurants and convenient angled on street parking. The project has multiple elevations that relates to the public. The façades along Indian School Road and the Arizona Canal, represent primary points of visual interest and impact. The façade along 5th Avenue is to a lesser extent. The architecture visible along Indian School Road has been embellished, with larger continuous balconies and increased window/door transparency, these are premium units. Likewise, at the ground floor a parking screen shields from direct Stockdale Capital Partners 6 CANALSIDE sight under building parking. The strategy along the canal is similar, but benefits from the raised berm of the canal. As a result, the second-floor level balconies, raised just above the head height of the canal provide a continuity of activated public and semi-public space. Balconies along the second floor at the canal have also been enlarged and are continuous, creating a strong architectural presence. Surface parking is also screened from the canal by a masonry wall. This project at approximately 49’-6” in height, fits well within the surrounding context. The Valley Ho, to the south is approximately 108’ is the tallest building in the immediate vicinity, but also represents the type and scale of development appropriate to a downtown urban district. The development to the east moving towards the Scottsdale Road business corridor, also increase in height and density, ranging from two stories west of Scottsdale Road, to three to six east of Scottsdale Road. The character of buildings along 5th Avenue are largely two- three stories in height. In addition, many new residential urban infill projects have been recently completed in the downtown core, many of which are in the 5-8 range. Site section diagram north south through canal and valley hotel. The height and scale of the building is appropriate to a corner lot, anchoring 5th Avenue, and providing a continuous façade along the canal and Indian School Road. Architectural interest is also emphasized through the expression of building mass and strong vertical fin elements that serve to separate balcony spaces. These features are further highlighted with changes in exterior cladding elements. Overhangs and balconies also create a sense of depth and provide visual shadow and shade elements. CD2. Review the design of all development proposals to foster quality design that enhances Scottsdale as a unique southwestern desert community. ▪ Promote development that respects