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:

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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 and enhances the unique climate, topography, vegetation and historical context of Scottsdale’s Sonoran Desert environment, all of which are considered amenities that help sustain our community and its quality of life.

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▪ Promote, evaluate and maintain the Scottsdale Sensitive Design Principles that when followed will help improve and reinforce the quality of design in our community.

Our response: Landscaping will incorporate Sonoran Desert vegetation while complimenting the building architecture, provide screening from parking, and respond to specific conditions. Please reference the Scottsdale Sensitive Design Principles on page 34 of this document for a detailed response to each principle.

CD4. Encourage “streetscapes” for major roadways that promote the City’s visual quality and character, and blend into the character of the surrounding area.

▪ Design Old Town / Urban areas to concentrate on those elements that will provide pedestrian comfort, such as arcade-covered walkways, shade, decorative paving and landscaping, so that a comfortable setting can be created for this use-intensive area.

▪ Blend different streetscape categories where they join to prevent a marked difference between opposing sides of streets.

Our response: Landscape is an important part of this project and will be a primary component of both buildings’ presence on Indian School Road, the Canal, 5th Street, and the adjacent alley. This project will capitalize on the existing visual character of the 5th Avenue and Indian School Road intersection.

Existing Streetscape on 5th Ave looking East, with buffered setbacks, decorative paving patterns, and streetscape Design themes.

Stockdale Capital Partners 8 CANALSIDE Significant infrastructure and some streetscape improvements are already in place along 5th Ave and Indian School Road and the proposed landscaping plans will further improve upon on this identifiable corner/intersection. Landscaping plans at this location will include strategies for streetscape improvements such as; matching existing paving patterns, street furniture, and plantings.

Traffic calming elements such as on street parallel parking and landscaping bump outs, will also be further improved. The landscape along the Arizona Canal will also be considered. Landscaping between the canal and the project will integrate existing canal scape improvements as well as add vegetation that promotes privacy and connections to the canal from the project site. Landscaping elements will also acknowledge the role the canal plays for circulation and mobility providing an alternative to automobile traffic and recreation and promote these unique elements of the canalscape.

Pedestrian circulation along both the perimeter as well as internally in the site is an important feature of this Downtown project, as numerous retail, restaurant, entertainment, and cultural uses are within walking distances from this site. This part of Downtown Scottsdale is unique, offering a rich pedestrian focused environment with active night life destinations, all close-by and accessible via the canal, 5th Avenue and the Indian School Road. Dense local landscape, Major opportunities exist for landscaping shading, and layering of materials are all along the canal. strategies that will be integrated into the project.

Landscaping will also provide connectivity linking the public ROW with the interior of the project, the Arizona canal, and create easily identifiable public and private settings. Ground cover vegetation will be utilized along the street edge to provide a sense of human scale where appropriate to create a buffer between parking, and pedestrian and vehicular circulation. Site wall materials will engage with the street, incorporate public art, and provide screening. Overall, the proposed landscaping site layout, will highlight the architectural character of this project, and engage the urban context.

In addition, residents will be within walking distance of significant destinations such as the Valley Ho Resort, Scottsdale’s Museum of the West, SMOCA, Scottsdale Center for Performing Arts, Scottsdale Stadium, Scottsdale Fashion Square Mall and the Waterfront. Landscape at the pedestrian realm along the street frontages

Stockdale Capital Partners 9 CANALSIDE will be provided by a variety of vegetation accented with desert appropriate ground cover consistent with the Downtown Design Guidelines.

CD6. Recognize the value and visual significance that landscaping has upon the character of the community and maintain standards that result in substantial, mature landscaping that reinforces the character of a city.

▪ Require substantial landscaping be provided as part of new development or redevelopment.

▪ Maintain the landscaping materials and pattern within a character area.

▪ Encourage the use of landscaping to reduce the effects of heat and glare on buildings and pedestrian areas as well as contribute toward better air quality.

▪ Discourage plant materials that contribute substantial air-borne pollen.

▪ Encourage landscape designs that promote water conservation, safe public settings, erosion protection, and reduce the “urban heat island” effect.

▪ Encourage the retention of mature landscape plant materials.

Our response: The landscape character of the proposed multi-family building is that of ornamental desert design with a variety of plants that will provide year-round color, shade, and texture for the site. The proposed plant palette incorporates hardy plants known to thrive in the intense heat and sun of the desert climate. These will create a shaded vegetative pedestrian experience at the ground level. Plant selection and intentional planting design will allow the development to use water efficiently throughout the site. The proposed planting design limits lush and dense planting patterns to areas with the most human interaction such as entries, amenity areas and pedestrian areas. Trees and shrubs will be used to create a comfortable microclimate as well as provide visual relief that will enhance the pedestrian experience along the street edge and encourage the use of sidewalks, stimulating Downtown as a mixed-use destination.

CD7. Encourage sensitive outdoor lighting that reflects the needs and character of different parts of the City.

▪ Encourage lighting designs that minimize glare and lighting intrusions into neighborhood settings.

Stockdale Capital Partners 10 CANALSIDE ▪ Encourage creative and high-quality designs for outdoor lighting fixtures and standards that reflect the character of the local context.

▪ Allow for lighting systems that support active pedestrian uses and contribute to public safety.

Our response: Lighting will be designed in a manner that is respectful of the surrounding context while maintaining safety for future residents. Lighting designs will be commensurate with the quality architectural style proposed for the multi- family building; low-level with no glare and intrusion on neighboring properties. Lighting will be placed in a thoughtful way to provide safe pedestrian wayfinding at night and highlight paths leading along both street frontages, the canal, and through the residential development. The site contains several existing streetlights along Indian School Road, the canal and 5th Avenue that will remain in place.

Land Use (LU) Element

LU1. Recognize Scottsdale’s role as a major regional economic and cultural center, featuring business, tourism, and cultural activities.

▪ Strengthen the identity of Scottsdale by encouraging land uses that contribute to the character of the community and sustain a viable economic base.

▪ Encourage land uses that preserve a high quality of life and define Scottsdale’s sense of place within the region.

Our response: A sustained and viable economic base requires live, work and play environments that activate the economy throughout the day and throughout the year. Although this project only provides 54 residences, a residential population is key to maintaining an economic base and creating a sense of place.

LU4. Maintain a balance of land uses that support a high quality of life, a diverse mixture of housing and leisure opportunities and the economic base needed to secure resources to support the community.

▪ Allow for diversity of residential uses and supporting services that provide for the needs of the community.

Stockdale Capital Partners 11 CANALSIDE ▪ Provide a variety of housing types and densities and innovative development patterns and building methods that will result in greater housing affordability.

Our response: The Downtown District (Multiple Use Type 2 category) supports a variety of land uses including, but not limited to, multiple story residential, office, retail shops, and restaurants consistent with the intensity of uses which are typically found in the Downtown Scottsdale. Additionally, revitalizing and redeveloping properties is a critical part of the economic vitality of the community as it matures. Integrating additional housing options in Downtown is essential for the continuing economic growth and sustainability of Scottsdale as a whole. This project exemplifies this revitalization component by developing a vacant site and providing a mixed-use residential community with nearby access to supporting services and transportation corridors. The integration of a commercial space further enhances the site by providing an opportunity for activity, at the corner of 5th Avenue and Indian School Road. Providing a mixed-use development adds a diversity of housing options and increases the quality of life for the residents of Scottsdale.

LU5. Develop land use patterns that are compatible with and support a variety of mobility opportunities / choices and service provisions.

▪ Integrate the pattern of land use and mobility systems in ways that allow for shorter and fewer automobile trips and greater choices for mobility.

▪ Encourage non-motorized (pedestrian and bicycle) access/circulation within and to mix-use centers to reduce reliance on the automobile.

Our response: This mixed-use project promotes connectivity, and alternative modes of transportation largely through its location straddling Indian School Road and the Arizona Canal. The canal presents an important opportunity to capitalize on multi-modal recreational trail. Penetrations through the site, views, and

Stockdale Capital Partners 12 CANALSIDE landscaping that supports connections, and wayfinding will further enhance the pedestrian experience to the canal, along 5th Avenue, or to Indian School Road.

The project sited along the canal trail

Further, the site is approximately one-quarter mile west of Scottsdale Road, a major north/south arterial, and is approximately 2.5 miles west of Loop 101, which provides regional access. By creating a comfortable and inviting pedestrian experience along 5th Avenue and the Canal, this proposed project will encourage alternative modes of transportation, by foot, bicycle, bus and/or trolley. Encouraging alternative means of transportation is important as the property is located near numerous employment and cultural destinations including the Museum of the West,, Honor Health Osborn campus (Scottsdale’s largest employer) and the City of Scottsdale’s civic complex including Civic Center Library, Center for Performing Arts, SMOCA and City offices. Additionally, the Indian Bend Wash (a multi-use path network) is located approximately 1 mile directly east of the site.

Economic Vitality (EV) Element

EV7. Sustain the long-term economic well-being of the city and its citizens through redevelopment and revitalization efforts.

▪ Encourage and support the renovation and reuse of underutilized or vacant parcels, buildings, & shopping centers.

▪ Promote residential revitalization to maintain quality housing and thus maintain quality of life and stability of the local economy.

Stockdale Capital Partners 13 CANALSIDE

Our response: The project is perfectly aligned with this guiding principle. An awkward infill site previously slated for a substation for Salt River Project will be developed with a more appropriate and beneficial use. The once vacant parcel will contribute towards the economic stability of Scottsdale by providing additional housing options in the heart of Downtown Scottsdale. Integrating residential and incorporating commercial will bring physical and economic synergy and enliven the city center consistent with the goals and policies of the General Plan and Old Town Scottsdale Character Area Plan while providing housing for the growing number of urban dwellers.

Neighborhood Involvement (NI) Element

NI1. Seek early and ongoing involvement in project / policy-making discussions.

▪ Encourage that project developers/owners, realtors and the real estate industry, corporations, and other public entities take responsibility for sharing information, framing issues surrounding projects, and shows accountability for being responsive to constructive citizen comments. (The responsibility of citizens and project sponsors for deliberation and dialogue is a shared one).

Our response: Public awareness and input regarding this project is of paramount concern to the development team. We recognize that this will be an ongoing effort as the project progresses, but the efforts are well underway. The outreach team began communicating with neighboring property owners, downtown merchants, and community members by door- to-door contact and one-on-one meetings as early as November 2019. In late December, open house invite letters were sent to surrounding property owners, HOA’s and interested parties. The distribution area exceeded the City’s requirements. An open house was held prior to the submittal of this application. An additional open house and outreach are also planned.

Housing (H) Element

H4. Encourage housing development that provides for “live, work, and play” relationships as a way to reduce traffic congestion, encourage economic expansion and increase overall quality of life for our residents.

Stockdale Capital Partners 14 CANALSIDE ▪ Encourage a variety of housing densities throughout Scottsdale, with mixed-use in areas of major employment and transit hubs, to offer greater live-work choices to a broader economic range of households.

▪ Consider a variety of strategies to increase housing intensity and diversity in appropriate locations, such as around commercial areas, near transit centers and major employers.

Our response: This project will promote an urban lifestyle by a providing a mixed- use development and the opportunity for residents to access services and entertainment options in downtown Scottsdale. Downtown zoning allows for the ability to develop a range of residential densities in a mixed-use setting to promote an urban lifestyle and encourage pedestrian connectivity. The site is surrounded by a variety of retail, live/work, cultural, entertainment, residential, and service- related business and is within close proximity to major employment opportunities. Additionally, this site is close to major arterials with access to public transportation.

Small scale commercial and landscaping along 5th Ave. Project along Indian School Road

Conservation, Rehabilitation, and Redevelopment CR) Element

CR1 Support high-quality, context-appropriate redevelopment, rehabilitation, and conservation to promote long-term neighborhood stability.

▪ Support redevelopment that is sensitive to the identity and character of Scottsdale’s maturing neighborhoods.

▪ Protect established areas/neighborhoods by promoting context-appropriate infill development; sensitive neighborhood and property assemblage; and

Stockdale Capital Partners 15 CANALSIDE innovative adaptive reuse of existing community resources and historic properties.

Our response: The project represents context-appropriate, infill development. The use, scale and massing of the project is appropriate for the Old Town location and provides and appropriate buffer to the more mature neighborhoods to the west and south. Scottsdale has made major investments in turning the Arizona Canal into an amenity and those efforts are seen all along the Canal. This project helps to maximize that investment by placing residents in close proximity to the amenity while filling a vacant and unsightly gap in the Canal frontage development.

View along the canal

Growth Area (GA) Element

GA2. Make automobile transit and other multimodal circulation more efficient.

▪ Encourage physical planning and design techniques that facilitate the access to and use of transit services and pedestrian amenities.

Our response: The placement of residences in close proximity to transit options and pedestrian amenities is a major way of creating a more efficient multimodal system. Due to the project location, and with the creation of a comfortable and inviting pedestrian experience along the canal and adjacent streets, this project

Stockdale Capital Partners 16 CANALSIDE will encourage alternative modes of transportation, such as by foot, bicycle, bus and/or trolley

Community Mobility (CM) Element

CM8 Emphasize live, work and play land use relationships to optimize the use of citywide systems and reduce the strain on regional and local / neighborhood systems.

▪ Encourage the development of redevelopment of areas that support a balance of live, work and play land use relationships and alternative modes of transportation that reduces reliance on the automobile.

Our response: As previously mentioned, the project represents the redevelopment of an infill site and does so in a manner which support the desired live, work and play relationship in the Old Town area. By placing residents in close proximity to downtown’s employment centers and amenities, less and shorter vehicular trips are required, reducing the strain on the transportation system.

CM11 Provide opportunities for building “community” through neighborhood mobility.

▪ Emphasize strong pedestrian orientation (e.g. shaded safe paths, links to civic spaces) to foster a strong sense of community.

Our response: As previously discussed above, pedestrian connections to the 5th Avenue, the Arizona Canal, and Indian School Road will all be emphasized. Human scale landscaping, site walls, and the plaza will serve to create an accessible and comfortable pedestrian environment. Pushing the building towards Indian School Road also creates a more pedestrian friendly pathway and shade along this busy frontage.

Stockdale Capital Partners 17 CANALSIDE 4. OLD TOWN CHARACTER AREA CONFORMANCE

The Old Town Character Area Plan (previously the “Downtown Character Area”) serves as the comprehensive policy document that guides growth and development decision for Downtown Scottsdale. The Old town Character Area designates the property as a Type-2 development type. This designation was assigned prior to the Council update of the Area Plan in 2018 and remains unchanged. In other words, this site has always been planned and envisioned for “higher scale” development, but not the “highest scale” provided to Type-3 designated properties.

The proposed rezoning is completely in line with the Old Town Character Area Plan designation of Downtown Multiple Use, Type-2, as well as the Arizona Canal District designation. The Downtown Plan’s goals and policies which relate specifically to the proposed Development Plan for subject Property are identified as follows:

1. Land Use 2. Character and Design 3. Mobility 4. Arts and Culture 5. Economic Vitality

New street edge along Indian School Road

Stockdale Capital Partners 18 CANALSIDE 1. Land Use

Goal LU 1 Maintain Old Town Scottsdale as the commercial, cultural, civic, and symbolic center of the community.

Policy LU 1.3 Maintain Old Town as a year-round, seven days a week, 18-hour Mixed-Use Neighborhood that supports the needs of Scottsdale’s residents, businesses and visitors.

Our response: The proposed urban residential development will further strengthen Downtown’s urban environment and 24-hour mixed-use character by integrating mixed use development, into pre-existing urban fabric, consisting of commercial, entertainment, cultural and employment land uses. Note Character & Design Goal 1 (and subsequent goals & policies) below regarding the specific design elements that will create a vibrant, interactive urban development on the Property.

Goal LU 2 Encourage the development of Old Town as a collection of mixed land uses and districts.

Policy LU 2.3 Encourage new development, redevelopment and infill that strengthens Old Town Scottsdale’s mix of activities through the development of mutually supportive land uses within Downtown Multiple Use areas. The majority of the properties within the Old Town Plan boundary are Downtown Multiple Use.

Our response: The rezoning request is for an undeveloped vacant lot immediately surrounded by a variety of land uses including: the Hotel Valley Ho, health club services, professional office, numerous bars and restaurants and a variety of cultural amenities. The project represents an infill opportunity with a mutually supportive land use. Adding new residences provides a mix of uses, activity and patrons to support these existing uses as well as future uses which will develop as the area continues to grow.

Goal LU 5 Promote Diversity in Old Town Housing Options.

Policy LU 5.2 Recognize the need for housing developments that are large scale projects with numerous units and amenities, as well as small infill projects with a limited number of units.

Stockdale Capital Partners 19 CANALSIDE Policy LU 5.3 Encourage residential development for a variety of income groups.

Our response: The project helps achieve the desired diversity of housing options in the Old Town area. The project fits a niche size not often seen, especially in newer multifamily project. Many new developments feature over 200 units and zero commercial space. This project will provide 54 residences and associated ground floor commercial uses open to the public. The units will range from 600 sf to 1,200 sf providing a range of lifestyle options and price points for future residents.

Goal LU 6 Encourage a mix of land uses to support a walkable and sustainable Downtown.

Policy LU 6.1 Encourage development to provide a mix of uses and active street frontages, particularly in the Downtown Core, along Scottsdale Road, adjacent to primary open space areas and within the more active Old Town districts.

Goal LU 6.2 Support downtown sustainability by encouraging vertical mixed-use development with land uses near one another.

Policy LU 6.3 Encourage development to make use of existing urban resources such as infrastructure systems, under-utilized sites, buildings, and transportation networks.

Our response: This project provides an urban residential living experience that integrates with the existing Downtown fabric and the variety of entertainment, arts, employment, and retail opportunities. Development of this site from a vacant lot, will revitalize this corner of 5th Avenue and activate this part of Downtown Scottsdale, while capitalizing on existing infrastructure systems and transportation networks that run near and adjacent to the property.

2. Character and Design

Goal CD 1 Strengthen and enhance Old Town district character with contextually compatible development.

Policy CD 1.1 Incorporate the distinctive qualities and character of the surrounding, and/ or evolving district context into building and site design.

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Policy CD 1.2 Encourage public and private development to establish new urban design and architectural character in areas where downtown development patterns are fragmented or are in transition.

Policy CD 1.4 Protect prominent historic resources and promote innovative new development that respectfully coexists with the character and context of these historic assets.

Policy CD 1.5 Maintain the pedestrian oriented small town character and human scale in the Downtown Core. Incorporate similar elements of pedestrian character and scale at the street level in all downtown districts.

Our response: The area clearly represents a fragmented and transitioning area. To the west of the site is a Salt River Project irrigation well and the property itself was previously slated for a substation for Salt River Project. A wide array of architectural styles exists, as evidenced by the all-glass, two-story office building immediate across 5th Avenue, followed by the beauty of the Hotel Valley Ho. Some smaller redevelopment has occurred along 5th Avenue, but many of the site will likely be redeveloped as the area continues to mature.

The proposed project provides character defining elements of a successful downtown – including human scale and pedestrian oriented design on the street level. The building design is characterized by clean lines - referencing Scottsdale history as an early adopter of contemporary art and design.

Below is a detailed summary of the development which addresses the Character & Design considerations in the Old Town Scottsdale Character Area Plan. Also see pages 6-8 above for more design details regarding the pedestrian realm and human scale elements.

The Multi-family Residence Building Design

This project is a 54 unit, 3-story building with 3 stories of units over a ground floor parkin. Parking entries are only from the alley eliminating the need for any new curb cuts along 5th Ave or Indian School Road. Queuing space in the alley will also alleviate the potential for traffic congestion. Elimination of curb cuts on 5th Avenue and Indian School Road reduces potential car/pedestrian conflicts.

Breaking-down the Mass

This will be a transitional project mediating between the single family residential located approximately. 300 feet to the north across the elevated canal, to the

Stockdale Capital Partners 21 CANALSIDE larger building mass of the Valley Ho to the south. It will also provide a transition between the fine-grained, layered developments along 5th Avenue. In order to address this dichotomy and articulate a human scale to the massing, the building utilizes two strategies:

On the Street

Site landscaping, site walls, commercial/retail space, and a small open space/plaza will help to define new gathering and urban spaces at the street level. Ground floor parking is effectively screened from view, through multiple strategies, and street presence is activated through commercial. Perforated screening elements in conformance with City guidelines will be added to these areas for visual as well as acoustical reprieve. This approach addresses Scottsdale’s requirement for variation of expression on the street.

Elevated Mass

The residential apartments begin on level 2, and stack three levels above parking. The building mass aligns with the site and follows the linear elements of the canal, providing a strong presence along the canal and Indian School Road. The project utilizes a layered density strategy along 5th Avenue, gradually stepping density by placing the one-story commercial along the street and stepping the residential building back from the street.

All units have access to a private balcony, allowing residents to activate these spaces. A few balcony spaces along the canal will be designed larger than the minimum 60 sqft and are intended to be large enough for furniture and flexible programing to allow for indoor/outdoor living space. The balconies further help to create large zones of relief along the street addressing the City’s requirement for street articulation along.

The building will utilize a muted color palette. The focus will be on the quality and detailing and a reduction in palette versus an over-abundant material selection.

Five-Sided Architecture

Each side of the Scottsdale Residences project is designed to respond to its particular urban, environmental and programmatic orientation. This is not a project with a singular front façade or a service back-of-house area. Strategies for each of the exposure include:

(North Elevation)

The main mass of the building is aligned on the site against with the canal and elongated in the east-west orientation to maximize good solar orientation and

Stockdale Capital Partners 22 CANALSIDE views to Camelback Mountain. Deep balconies on level 2 offer a large amount of livable outdoor space where the interior life of each unit can extend out and activate this north façade. This strategy further addresses the City’s requirement for articulation along the street/canal scape.

At the ground floor, the entire building is recessed below the level of the canal trail, by an approximate depth of 6 feet and further setback distance behind a public utility easement by 16’. Ground level parking is screened by a decorative site wall, penetrated intermittently by openings providing visual relief. Primary entrance to the building is through the vertical core element located towards the center of the site.

An existing step-down transformer set below the canal already exists at the north east corner of the site. Existing overhead electrical lines will be buried and meters will be located inside of the covered parking away from main pedestrian circulation routes.

(South Elevation)

Massing along the southern edge from level 2-4 is located at the 30’ setback line, providing a strong building mass along Indian School Road. The balconies for these units along Indian School are larger than the minimum 60 sq ft and are continuous; dividers provide privacy from other units. The balconies help to highlight the building architecture, shifts in mass, and activate the streetscape along Indian School Road. These units along Indian School Road also feature large amounts of glass, further activating the streetscape.

Planting and landscape are an important component, providing shade trees, and defining public and private space. Site walls further shield ground floor parking from the street. The parking spaces are accessed through the alley. The alley is 24 feet wide in order to accommodate maneuvering in and out of the covered parking. The large amount of parking provides more than the City of Scottsdale requires for parking. This project will bring 6 extra parking spaces to the site.

(West Elevation)

The west edge utilizes all of the same strategies as the north and south facades. Landscape along the west will serve to buffer the project from the SRP site and define public/private space and enhance the massing of the building. A pedestrian connection to the canal is also proposed along the west of the building.

Stockdale Capital Partners 23 CANALSIDE (East Elevation)

The alley will provide the primary means of vehicular access to the site. Landscaping at islands will soften the parking and provide a buffer. Architecture will also feature balconies and activate the alley, with living space. Residents will be able to utilize the alley as a pedestrian connection to the building and be able to access the canal. The alley easement will also be the means by which trash is picked up from the site. A dumpster enclosure will be positioned near the north east corner of the site allowing easy access for trash pick-ups without interfering with pedestrian focused areas.

Goal CD 2 Development should sensitively transition in scale, height, and intensity at the Old Town boundary and between different development types.

Policy CD 2.1 The scale of existing development adjacent to the Old Town boundary should be acknowledged and respected through a sensitive edge transition buffer. This buffer, established on a location specific basis, may include transitional development types, landscape buffers, and/or sensitive architectural design solutions to mitigate the larger building mass and height of downtown development.

Our response: See design summary above under Goal CD 1.

Goal CD 3 Old Town development should respect and respond to the unique climate and context of the southwestern Sonoran Desert.

Policy CD 3.2 Enhance outdoor pedestrian comfort through microclimate design that incorporates a variety of shade, trees, and other drought tolerant landscape features to create passively cooler temperatures.

Policy CD 3.4 Public realm and site design should incorporate techniques for efficient water use. Water, as a landscape element or design feature, should be used judiciously and placed in locations with high pedestrian activity.

Our response: The landscape character of the proposed residential community is that of ornamental desert design with a variety of plants that will provide year- round color, shade, and texture for the site. The proposed plant palette incorporates hardy plants known to thrive in the heat and sun of the desert climate. Plant selection and intentional planting design will allow the development to use

Stockdale Capital Partners 24 CANALSIDE water efficiently throughout the site. The proposed planting design limits lush and dense planting patterns to areas with the most human interaction such as entries, amenity areas and pedestrian areas.

Goal CD 4 Create a dynamic and connected walkable downtown through urban and architectural design.

Policy CD 4.1 Encourage urban and architectural design that is human scale and provides pedestrian comfort.

Policy CD 4.3 Improve the pedestrian experience on arterial roadways with features such as increased and consistent sidewalk width, shade, trees, on-street parking, landscape buffers, landscape medians, and pedestrian refuge islands.

Goal CD 5 Establish an inviting and interconnected downtown public realm and open space network that is useful, safe, interesting, walkable, and comfortable to all.

Policy CD 5.1 Provide high-quality, multi-functional open space areas within Old Town that include central gathering places, a series of smaller, intimate spaces, as well as active and passive recreational use opportunities.

Policy CD 5.2 Private and public development should contribute to the creation of new, and/or the expansion of existing, public realm and open space areas throughout Old Town.

Policy CD 5.3 Provide a variety of public realm and open space areas that accommodate multiple activities and special events for downtown residents, visitors and workers of all ages.

Our response: Special consideration is given to the ground level building/pedestrian interface including the commercial project located at the south east corner, and the plaza at this corner. This development is intended to encourage street interaction, provide an amenity for residents and the community and expand the public realm.

Pedestrian circulation along both the perimeter, internally, and through the alleyway to the residential community is an important feature of this Downtown

Stockdale Capital Partners 25 CANALSIDE project, as numerous retail, restaurant, entertainment, and cultural uses are within walking distances from this site.

The new sidewalk improvements as well as trees and shrubs, will create shade and a comfortable microclimate for the pedestrian. This will act as a continuation of the streetscape along 5th Avenue and provide an activity node. These practices will encourage the use of sidewalks to get from one destination to the next. Direct pedestrian access from the ground level will allow residents to engage the pathways providing for a more urban living experience.

Goal CD 6 Create safe, comfortable, and interesting street spaces.

Policy CD 6.1 Create a unified public realm experience through the design of downtown streets, building setback areas, and building frontages.

Policy CD 6.2 Connect downtown street spaces with other pedestrian spaces and linkages.

Our response: The proposed plant materials palette complements the evolving character of the urban built environment surrounding the site. Incorporating sculptural plantings will create more attractive and inviting spaces for pedestrians and will provide an appropriate balance / transition between the urban hardscape and proposed residential development.

Goal CD 9 Implement high quality urban and architectural design in Old Town.

Policy CD 9.2 Incorporate the “Scottsdale Sensitive Design Principles” and the Old Town Urban Design and Architectural Guidelines in all development.

Policy CD 9.3 Achieve high quality urban and architectural design through the development review process.

Policy CD 9.4 Integrate art into downtown urban design and architecture.

Our response: The development will promote the Scottsdale Sensitive Design Principles and comply with the applicable Downtown Urban Design & Architectural Guidelines. Taking cues from modern architectural design, indigenous building materials and native landscaping materials that were approved with more recent

Stockdale Capital Partners 26 CANALSIDE developments such as The Douglas located at 69th & 1st Avenue and Eldorado on 1st located at 69th & 1st Street to the south, this project will provide a pedestrian-oriented urban environment with a modern, contemporary vibe. Complementary textures, colors and plant varieties will create strong aesthetic connections between existing and newly constructed developments while still maintaining a unique and identifiable character.

Goal CD 9 Development should incorporate sustainable building practices and products.

Policy CD 9.1 Development should strive to incorporate sustainable planning, design strategies, building techniques, and the use of durable indigenous materials, to minimize environmental and maintenance impacts, and endure over time.

Policy CD 9.2 Encourage green building design strategies such as building orientation, passive solar response, natural day lighting, passive cooling techniques, and the integration of regional plant materials.

Policy CD 9.3 Promote the use of energy efficient systems, construction methods, and alternative energy sources.

Our response: Sustainable strategies and building techniques, which minimize environmental impact and reduce energy consumption, will be emphasized. The developer intends to incorporate sustainable design elements into the building design and plans to develop in accordance with green building standards where feasible.

3. Mobility

Goal M 1 Develop complete streets through public and private infrastructure investments and improvements.

Policy M 1.1 Maintain a well-connected downtown circulation grid, comprised of complete streets that are designed and operated of complete streets that are designed and operated to enable safe access for all users, including pedestrians, bicyclists, motorists and transit riders of all ages and abilities.

Stockdale Capital Partners 27 CANALSIDE Policy M 1.2 Provide pedestrian and bicycle facilities within large projects and connect them to adjacent and connect them to adjacent development and the greater downtown circulation system.

Our response: See CD Goals and Policies above and Goal M 2 below. The proposed residential community will provide a comfortable and safe streetscape with adequate access, shade and visibility. These practices will enrich the pedestrian experience on the streets and encourage the use of the sidewalks to get from one destination to the next and enjoy the mixed-use character of Downtown. Special emphasis will be given to access to the Arizona canal.

Goal M 2 Create complete, comfortable, and attractive pedestrian circulation systems.

Policy M 2.1 Design the public realm to include wide sidewalks that accommodate meeting and passing other pedestrians, queuing, pedestrian waiting areas, street furniture, pocket parks, patio areas and other desired levels of activity.

Our response: The sidewalk improvements combined with trees, ground cover, and native vegetation will generate a more comfortable and inviting pedestrian space along the streetscape. This will allow use of the site’s circulation system regardless of solar orientation. Direct pedestrian access from ground level will allow residents to immediately engage the pathways. Successful Downtown revitalization and redevelopment focuses on creating synergy as a result of mixed- use development, both horizontally and vertically, and quality pedestrian level design and linkages. One of the primary draws to creating this quality pedestrian environment is locating residential in the Downtown core. The range of surrounding land uses coupled with the pedestrian enhancements noted above will increase foot traffic in, out, and around this site as well as throughout Downtown.

Additionally, by internalizing the parking with access off the alley, the site design has removed the pedestrian obstacle of parking lots and curb cuts from the streetscape and reinforced the ideas of alternative means of transportation. Direct access to the streets and sidewalk connections encourages residents to engage the community.

4. Arts and Culture

Goal AC 1 Invest in current and create new opportunities to advance Old Town Scottsdale as an arts and cultural hub with regional, national, and international significance.

Stockdale Capital Partners 28 CANALSIDE

Policy AC 1.1 Support a diverse range of arts and culture.

Policy AC 1.2 Revitalize, expand and develop new arts, cultural, and educational facilities that enhance Old Town Scottsdale’s artistic landscape.

Our response: The Applicant will participate in the Cultural Improvement Plan as noted in Ordinance Section 6.1309 which requires artwork or in-lieu payments equal to at least 1% of the building valuation for all floor area. The Total Construction Cost Estimate of the project is currently estimated at $9M. The Applicant is currently analyzing the potential of original art installations along property frontage or on the building façade. This art may manifest in a stand-alone sculptural element or a wall mounted feature. Should art installations prove to be functionally or otherwise prohibited, an appropriate contribution to the Cultural Improvement Program will be made.

5. Economic Vitality

Goal EV 1 Support Old Town’s prominent economic role as a hub for arts, culture, retailing, dining, entertainment, tourism, events, and employment.

Policy EV 1.1 Encourage land uses, activities, and special events that support downtown as a primary commercial, cultural and tourism destination, to maintain downtown’s economic role in the community.

Our response: The D/DMU-2 district supports a variety of land uses including, but not limited to, multiple story residential, office, retail shops, and restaurants consistent with the intensity of uses which are typically found in the Downtown Scottsdale. Additionally, revitalizing and developing properties is a critical part of the economic vitality of the community as it matures. Integrating additional housing options in Downtown is essential for the continuing economic growth and sustainability of Scottsdale as a whole. This project exemplifies this revitalization component by assembling a collection of older, obsolete commercial office properties and creating a thriving residential community with nearby access to support services and transportation corridors. Thus, providing greater housing options and increasing quality of life for the residents of Scottsdale. The increased number of residents in this area will serve to support restaurants, galleries and other retailers in the area.

Stockdale Capital Partners 29 CANALSIDE Goal EV 2 Promote private investment in, and attract new development to, Old Town.

Policy EV 2.2 Promote a mix of daytime/nighttime activities year-round through residential and commercial development in Old Town.

Our response: Over the last year Scottsdale, similar to other parts of the Phoenix metro area, has experienced a boom in multi-family development in or near their urban core. Industry experts indicate pent-up demand is attracting everyone from college students to boomers to locate in this hub of activity verses the once more sought-after suburbs. This is in part due to the change in mindset about home ownership after the last market downturn. Urban dwellers of all ages are drawn to the close range of support services, restaurants, jobs, nightlife and entertainment found in the Downtown core.

Stockdale Capital Partners 30 CANALSIDE 5. DOWNTOWN URBAN DESIGN CONFORMANCE

A. Site Development

Relationship of New to Existing Development The proposed development has sensitive edge buffering through the implementation of appropriate setbacks per the Downtown Ordinance. The proposed development also provides continuity between the newly proposed and existing architecture of the surrounding area, providing contextually appropriate redevelopment and visual fluidity along the street frontages. See Site Plan and Site Sections for setbacks. The only amendment to the Downtown standards being requested with this application, is for the stepback requirement at Indian School Road. The maximum height allowed per the requested D/DMU-2 district is 66’ (with bonuses up to 90’). The proposed development is requesting 56’ for the multi- family building and 40’ for the townhomes with the majority of the building being at 36’.

Active Street Frontages Active street frontages are created through the commercial component of the project, new sidewalks, the plaza, and shade trees for the pedestrians and shading elements on the buildings (balcony overhangs). In addition to landscaping, a series of vertical and horizontal building elements will not only provide solar relief to the windows and doors, but will provide contemporary styling and a vibrant urban character.

Parking Facilities The project is served by an internal parking that is largely screened from the street and canal, accessed via the alley. Parking entrance is solely from the alley eliminating curb cuts along Indian School Road and 5th Ave. Queuing space in the alley will also alleviate the potential for traffic congestion. Elimination of curb cuts on Indian School Road, and 5th Ave. also allows patrons to walk at ease in the east-west direction, not worrying about ground level plane changes or pedestrian/vehicle conflict.

Building Equipment & Services All services and loading areas will be obscured from public street view. Mechanical and electrical equipment and appurtenances will be concealed from public view and neighboring properties.

The Continuity of Street Spaces & the Building Setback Zone The project has been designed to maintain and enhance an active street frontage. This mixed-use context includes restaurants, services, live/work, retail, galleries, a resort, cultural opportunities and employment all within walking distance to the property. As mentioned previously, the residential and commercial will have direct

Stockdale Capital Partners 31 CANALSIDE access to the streetscape and sidewalk. Additionally, landscape and hardscape elements will favor pedestrian scale contributing towards the activation of the street frontages and continuity of the urban context.

The Linkage of Neighboring Developments Pedestrian circulation is an important feature of this Downtown residential development, as numerous retail, live/work, restaurant, entertainment, and cultural uses are within walking distances from this site. Units will have direct access to the streetscape to encourage walkability and social interaction. Additionally, quality hardscape surfaces and tree canopies will be provided along the street edge protecting the pedestrian realm and providing connectivity to neighboring properties.

B. Building Form

Reduction of Apparent Size and Bulk Indian School Road and 5th Ave. both provide a variety of architectural types, in terms of massing, proportion, material contrast, and architectural detailing. The proposed development also provides continuity between the new and existing architecture of the surrounding area, providing contextually appropriate redevelopment and visual fluidity along the street frontages with setbacks and stepbacks that respect the Downtown Ordinance and integrates the existing and evolving urban context.

C. Architectural Character

Proportion and Scale The building design provides variation, movement, various textures and hierarchy of massing to create visual interest and varied proportions.

Building Materials & Architectural Detail The proposed materials, colors, textures and detailing are indicative of Downtown Scottsdale and include a wide range of elements reflecting the vibrancy and character of this urban Sonoran Desert location. The overall project massing has been developed to create multiple areas that optimize the buildings opportunities for natural light and ventilation while provide a contemporary architectural style.

D. Landscape Character

Streets The street trees proposed will be consistent with the Downtown Design Guidelines providing appropriate spacing, theming and shade for the pedestrians.

Stockdale Capital Partners 32 CANALSIDE

Plant Selection Plant selection will include low-water use, desert appropriate trees with a range of sizes to provide hierarchy in scale, year-round color and a variety of textures.

Stockdale Capital Partners 33 CANALSIDE 6. SCOTTSDALE SENSITIVE DESIGN CONFORMANCE

The Character and Design Element of the General Plan states that “Development should respect and enhance the unique climate, topography, vegetation and historical context of Scottsdale's Sonoran Desert environment, all of which are considered amenities that help sustain our community and its quality of life.” The City has established a set of design principles, known as the Scottsdale’s Sensitive Design Principles, to reinforce the quality of design in our community. The following Sensitive Design Principles are fundamental to the design and development of the Property.

1. The design character of any area should be enhanced and strengthened by new development.

Our response: The building character is complementary to the surrounding development including several newer projects in the area such as The Standard at Valley Ho, Eldorado on 1st, and the Douglas. The proposed development will utilize a variety of desert appropriate textures and building finishes, incorporate architectural elements that provide solar shading and overhangs, and celebrate the Southwestern climate by creating large outdoor living spaces for each unit and common amenities for its residents.

2. Development, through appropriate siting and orientation of buildings, should recognize and preserve established major vistas, as well as protect natural features.

Our response: Although the setting of this Downtown site is urban in character and does not have natural features such as washes and natural area open space, the developer has taken special consideration in providing interaction with the streetscape via small scale commercial and pedestrian plaza.

3. Development should be sensitive to existing topography and landscaping.

Our response: The property is a Downtown redevelopment site. All landscaping will consist of low-water use desert appropriate landscaping materials. The current topography of the site is flat and therefore will be maintained.

4. Development should protect the character of the Sonoran Desert by preserving and restoring natural habitats and ecological processes.

Stockdale Capital Partners 34 CANALSIDE Our response: The proposed redevelopment will preserve and restore natural habitats and ecological processes through the inclusion of additional desert appropriate landscaping as well as integration of native plants. Additional landscaping will contribute to the urban habitat for wildlife and improved air quality. Also, desert appropriate plants will be able to withstand the variations of the local climate and as they mature, they will become self-sustaining relative to water demand.

5. The design of the public realm, including streetscapes, parks, plazas and civic amenities, is an opportunity to provide identity to the community and to convey its design expectations.

Our response: Pedestrian circulation along both the perimeter and through the alleyway is an important feature of this Downtown project, as numerous retail, live/work, cultural, restaurant, resort/hotel, and entertainment uses are within walking distances from this site.

6. Developments should integrate alternative modes of transportation, including bicycles and bus access, within the pedestrian network that encourage social contact and interaction within the community.

Our response: The property is within walking distance to an established Downtown core with a range of land uses and also within close proximity to major employers, such as Honor Health and City of Scottsdale. As such, the site plan has been designed with an emphasis on a pedestrian network enhancing the connectivity land use goals for this area. Developing housing in Downtown with established transportation options reduces the number and distance of automobile trips and improves air quality, thereby enhancing the quality of life for surrounding residents.

7. Development should show consideration for the pedestrian by providing landscaping and shading elements as well as inviting access connections to adjacent developments.

Our response: The proposed development will incorporate design elements that respect human scale, providing shade and shelter through building, site and landscape design.

8. Buildings should be designed with a logical hierarchy of masses.

Our response: Variation in massing, proportion, material contrast, and architectural detailing will be provided with the two product types (residential

Stockdale Capital Partners 35 CANALSIDE and commercial units) establishing a hierarchy. The proposed development also provides continuity between the newly proposed and existing architecture in the surrounding area, providing contextually appropriate redevelopment and visual fluidity along the street frontages with setbacks and stepbacks that respect the Downtown Ordinance and integrate well the existing urban context.

9. The design of the built environment should respond to the desert environment.

Our response: The proposed development will utilize a variety of desert appropriate textures and building finishes, incorporate architectural elements that provide solar shading and overhangs, and celebrate the Southwest climate by creating large outdoor living spaces and amenities for its residents.

10. Developments should strive to incorporate sustainable and healthy building practices and products.

11. Landscape design should respond to the desert environment by utilizing a variety of mature landscape materials indigenous to the arid region.

Our response: Context appropriate, mature arid-region plant materials will be utilized with the redevelopment of the property. The desert character will be upheld through the careful selection of plant materials in terms of scale, density, and arrangement.

12. Site design should incorporate techniques for efficient water use by providing desert adapted landscaping and preserving native plants.

Our response: The proposed development will maintain a low-water use plant palette (see Landscape Plan for specific plant materials). Context appropriate desert plant materials will be utilized with the development of the Property, consistent with the established vegetative pattern found throughout Downtown.

13. The extent and quality of lighting should be integrally designed as part of the built environment.

Stockdale Capital Partners 36 CANALSIDE Our response: Lighting will be designed in a manner that is respectful of the surrounding context while maintaining safety for future residents and Downtown visitors and residents.

14. Signage should consider the distinctive qualities and character of the surrounding context in terms of size, color, location and illumination.

Our response: Project identification will be contextually appropriate and processed under a separate approval and permit process.

Stockdale Capital Partners 37 CANALSIDE 7. PLANNED BLOCK DEVELOPMENT CONFORMANCE

As noted in Ordinance Section 6.1301, the purpose of the Planned Block Development Overlay District (PBD) is “to allow for development flexibility in the Downtown Area to assist the City in achieving the Downtown Plan… and adding land uses that would further promote the Downtown Area as a twenty-four (24) hour community”. The project is perfectly aligned with this purpose. The PBD overlay has been requested to enable flexibility with one (1) development standard which in turn creates a better project for the site and helps the City receives a distinct, high-quality development that helps promote downtown as a 24-hour community. Currently, the only proposed Amended Standard pertains to the required stepback along Indian School Road. The Amendment reads as follows:

The stepback plane shall incline at a ratio of 1:1, beginning thirty (30) FORTY-FIVE (45) feet above (i) the minimum setback from the public street (except alleys), and (ii) all other property lines, to forty-five (45) feet; and beginning at forty-five (45) feet, incline at a ratio of 2:1.

Per the requirements of the PBD district, this zoning map amendment application is accompanied by a Development Plan which provides development parameters and demonstrates compliance with the PBD goals and requirements. The proposal meets numerous PBD Overlay criteria, including, but not limited to the following:

6.1304.A.1 - Criteria of a PBD Overlay District application in the Type 1 Area:

• Not applicable.

6.1304.A.2 - Criteria of a PBD Overlay District application in the Type 2 Area or Type 2.5 Area:

a. The Development Plan shall reflect the goals and policies of the Character & Design chapter of the Downtown Plan;

• As noted in Section 4 above, the proposal reflects the goals and policies of the Character & Design chapter of the Old Town Plan - (formerly the “Downtown Plan”).

b. The site development standards and building form shall be in conformance with the Downtown Plan Urban Design & Architectural Guidelines;

• As noted in Section 5 above, the development standards and building form are in conformance with the Old Town Urban Design & Architectural Guidelines - (formerly the “Downtown Urban Design & Architectural Guidelines”).

Stockdale Capital Partners 38 CANALSIDE c. The building form shall reflect the planned character of the development within which the development will be located;

• The character of the area is somewhat fragmented, but the proposed development is fully in-line with the planned character of the area. The site has a Type 2 designation while immediately across 5th Avenue is the more intense Type 2.5 designation. The building is designed to perfectly fit the awkward shaped site while fully complying with nearly every building form requirement of the City Ordinance (height, density, setbacks, etc.). The project also provides all parking within an on-site garage that is fully masked within the project. d. The Development Plan shall incorporate standards for development within 350 feet of the Downtown Boundary that addresses appropriate transitions in heights and building massing between the proposed development and the zoning districts abutting or adjacent to the development;

• The Property is designed to perfectly transition from greater building height and massing which exists or is planned to the east and south of the site, towards the lower, single family developments to the north or west of the site. The nearest single-family property line is nearly 200 ft away and located across the elevated Arizona Canal bank. The vast majority of other lower-scale development are even further away. The project is a perfect transitionary design and use for this site. e. The Development Plan for development within one hundred (100) feet of a Type 1 Area shall address appropriate building heights, building massing, and landscape materials between the proposed development and the Type 1 Area;

• The Property is not within 100 feet of a Type Area. f. The Development Plan shall incorporate standards for development adjacent to public streets that include sidewalks, pedestrian linkages, building forms and architectural features that address the human scale and pedestrian orientation;

• The Development Plan includes standards for vastly improving the adjacent public realm and providing architectural design and features that address the human scale and pedestrian orientation. Pedestrian links to the adjacent sidewalks, as well as the Arizona Canal are provided. New hardscape and landscaping and the overall building design, including setback and stepback provisions, are a marked improvement over the existing conditions and will provide a new, comfortable and inviting pedestrian real.

Stockdale Capital Partners 39 CANALSIDE g. The pedestrian circulation shall be accessible and easy to navigate, and incorporate open space and pedestrian linkages to the public pedestrian circulation network;

• The new project will provide seamless and comfortable linkages to the existing public circulation network including Indian School Road, 5th Avenue and the Arizona Canal pathway.

6.1304.A.3 - Criteria of a PBD Overlay District application in the Type 3 Area

• Not applicable.

6.1304.B – Additional Applicable Criteria for a PBD Overlay District

1. Standard Criteria

a. The proposed development supports the land use elements of the General Plan and the Downtown Plan.

• As noted in Section 3 and Section 4 above, the proposal supports the land use elements of the General Plan and Old Town Plan (formerly the “Downtown Plan”).

2. Criteria to add land uses for each Sub-district of the Downtown District.

• No new land uses are proposed by the application.

3. Criteria to achieve bonus(es):

a. The proposed Development Plan reflects noteworthy investments to provide public benefits, improve the quality of life in the community, and assist in achieving the goals and policies of the General Plan, Downtown Plan and City objectives, primarily in the immediate vicinity of the neighborhood where the development will be located.

• Bonus height and/or bonus density is not being sought with this application. The Type-2 designation permits 66 feet of building height without bonus (and up to 90 ft with bonus). The proposed project is roughly 50 feet tall. The Type-2 designation permits up to 50 dwelling units per acre, or 58 units for this site (and unlimited density under the bonus provisions). The proposed project provides 54 new residential units.

Stockdale Capital Partners 40 CANALSIDE 8. CONCLUSION

Downtown Scottsdale is a community where residents and visitors enjoy an enhanced standard and quality of life. The cultural amenities, shops, restaurants, resorts and range of employment opportunities found within Downtown contribute to Scottsdale’s well-earned reputation as a premier destination and place to live, play and work. The assemblage and redevelopment of these parcels will play a meaningful role in the fabric of Scottsdale’s Downtown by implementing the goals and policies set forth in both the General Plan and Downtown Plan. This project is dedicated to reinvesting in Downtown Scottsdale by creating a residential development that will continue to build upon the existing successful urban character in an evolving mixed-use core.

Stockdale Capital Partners 41 CANALSIDE

6824 E Indian School Rd, Scottsdale, AZ 85251 AZ Scottsdale, Rd, School Indian E 6824 STOCKDALE PARTNERS STOCKDALE Sheet Drawn Author

Drawing Checker Checked

ISSUANCE SITE PLAN 68TH AND ISR MFR ISR AND 68TH Job Number A1.0 Project Number Copyright © 2019 by CCBG Inc. Architects, CCBG by © 2019 Copyright DATE REV FOR ISTANCE SPACES 51,393 SQ AC) 51,393 FT (1.17 SQ 41,885 FT 54 SQ 15,979 FT SQ 16,014 FT SQ 16,014 FT SQ 48,007 FT SQ 38,160 FT 1.3 SQ 900 FT FT 66 49'-6" ACRE DU 50 30' 25' 0 0 3 TOTAL 61 51 6 3 6 TOTAL 66 12 173-48-048J;173-48-048G E RD, INDIAN 6824 SCHOOL SCOTTSDALE AZ 85251 (DOWNTOWNDO C-2 OVERLAY) 2 WITHD/DMU-TYPE PBD OVERLAY ITS E (22,672x0.15) = 3401 SF = 3401 (22,672x0.15) .25) = 9,540 SQ .25) = 9,540 FT OT Table 9.103.B Table = 9422 SF = 9422 PROVIDED OPEN = 24.7% SPACE = 2730 SF = 2730 TOTAL = 12% PARKING LOT LANDSCAPE PROVIDED LANDSCAPE LOT PARKING = 12% NET AREA TOTAL ALLOWABLE DU/AC): UNITS (1.17x50 TOTAL UNITS PROVIDED: AREABUILDING (W/OUT FLOOR 3RD BALCONY) (W/OUT FLOOR 4TH BALCONY) AREA GROSS BUILDING 58 NET LEASEABLE AREA PROVIDED GFR (48,007 SF/51,393 SF) COMM/RETAIL HEIGHT LIMIT HEIGHT BUILDING DENSITY MAX 5.3006.C. Table OF CURB) (FROM BACK SETBACKS REQ'D AVE.5TH D SRP CANAL .93 PARKING TOTAL PARKING = REQUIRED PROVIDED: PARKING UNIT PER 1 -BEDROOM PER TWO UNITS BEDROOM PARKING COMMERCIAL GUEST PARKING TOTAL PARKING PROVIDED ACCESSIBLEMIN. PARKING 4% REQ'D OF 54BIKE PARKING REQ'D SPACES(2 EVERYFOR SPACES)CAR 10 BIKE PARKING PROVIDED PER SEC. (C) 5.4007 OPEN REQUIRED SPACE 3 4 PROJECT INFO PROJECT SITE GROSS): AREA (APPROX. RESIDENTIAL (W/OUT FLOOR 2ND BALCONY) RD: INDIAN SCHOOL REQ'D RESIDENTIAL: 1 = SPACEUNIT 1 BDRM PER (51) 2 SPACES UNITS = 2 BDRM PER (3) REQ'D COMMERCIAL: 1 PERSF SF) 300 (900 51 6 TOTAL OPEN SPACE 25% MIN. OF NET AREALOT (38,160x PROVIDED OPEN SPACE OPEN SPACEFRONTAL SF : 5308 OPEN SPACE OPEN SPACE THAN FRONTAL OTHER SF : 4042 TOTAL OPEN SPACE PROVIDED : SFSF 5380 + 4042 SF 9,422 OPEN SPACE /SF 38,160 NET AREA LOT LANDSCAPE LOT PARKING REQUIRED TOTAL PARKING LOT LANDSCAPE 15% MIN. OF PARKING LOT LANDSCAPE LOT PROVIDED PARKING PER CITY OF SCOTTSDALE,EVERYFOR 1 ENCLOSURE 20 UN APARTMENT UNITS = 54/20 2 CONTAINERS REQ'D @2 CONTAINERS YDS.4 CU. = 8 CU. YDS. REQ'D RATIORAT OF w/ 1:4 COMPACTION COMPACTOR 1 EXTERIOR 8/4 8/4 YDS.CU. = YDS.2 CU. REQ'D 2 CU. YDS PROVIDED (1) CONTAINERS 2730 SF PARKING2730 LANDSCAPE LOT /SF 22,672 PARKING L REFUSE CALCULATIONS PROJECT ADDRESS: ZONING: CURRENT RE-ZONING SITE ALLOWABLE GFR ACCESSIBLE PARKING PROVIDED 3 APN:

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ELEC. GEN.

19' - 2" - 19'

SITE WALL SITE A

" 1

70' - 10" - 70' -

' 5 2

L 0" - 10'

A 0" -6'

N L

P A

A 1 N

5 6 7 8 O

Z 35

I 3

R A A ISR ROW 4 2 2 3.5 A4.0

N SRP

R A 1" = 20'-0" SITE PLAN 1

PLEASE RECYCLE PLEASE

1 / 5 1 / 2 0 1

2 2 0 : 1 2 P M 7

4 : PLEASE RECYCLE PLEASE 68TH AND ISR MFR ISR AND 68TH 6824 E School Indian 6824 Rd, Scottsdale, AZ 85251 STOCKDALE PARTNERS 8' - 0" 8' - 0" 8' -

FINISHED GRADE 0" FINISHED GRADE 0"

DUMPSTER ENCLOSURE 2 DUMPSTER ENCLOSURE 1 7 6 1/8" = 1'-0" 1/8" = 1'-0" 9 DATE REV FOR ISSUANCE

Drawn LEVEL 02.5 LEVEL 02.5 LEVEL 02.5 LEVEL 02.5 LEVEL 02.5 16' - 0" 16' - 0" 16' - 0" 16' - 0" 16' - 0" Author

LEVEL 02.5 LEVEL 02.5 Checked 14' - 0" 14' - 0" LEVEL 02 LEVEL 02 LEVEL 02 LEVELLEVEL 02 02 Checker 12' - 0" 12' - 0" 12' - 0" 12' - 0"12' - 0" LEVEL 02 LEVEL 02 Job Number 12' - 0" 12' - 0" Project Number Drawing BUILDING ELEVATIONS

FINISHED GRADE FINISHED GRADE FINISHED GRADE FINISHEDSITE GRADE PLAN FINISHED GRADE FINISHED GRADESITE PLAN 0" 0" 0" 0" 0" 0" 0" Sheet SOUTH EAST ELEVATION AT SOUTH EAST ELEVATION AT NORTH ELEVATION AT COMMERCIAL WEST ELEVATION AT COMMERCIAL SOUTH ELEVATION AT COMMERICIAL COMMERICIAL COMMERCIAL 5 3 4 2 1 1/8" = 1'-0" 1/8" = 1'-0" 1/8" = 1'-0" 1/8" = 1'-0" 1/8" = 1'-0" A4.02

4.05 4.01 4.09 4.01

TO MECH. SCREENING 50' - 0"

ROOF 44' - 0"

LEVEL 04 33' - 0"

LEVEL 03 22' - 6"

4.06

LEVEL 02 12' - 0" 68TH AND ISR MFR ISR AND 68TH 6824 E School Indian 6824 Rd, Scottsdale, AZ 85251 STOCKDALE PARTNERS

FINISHED GRADE 0"

SOUTH EAST ELEVATION 2 2 1/8" = 1'-0"

4.05 4.01 4.09 PROPERTY LINE

TO MECH. SCREENING TO MECH. SCREENING 50' - 0" 50' - 0"

ROOF ROOF 44' - 0" 44' - 0"

4.01 LEVEL 04 LEVEL 04 33' - 0" 33' - 0"

LEVEL 03 LEVEL 03 22' - 6" 22' - 6"

DATE REV FOR ISSUANCE 4.06 4.05 LEVEL 02 LEVEL 02 12' - 0" 12' - 0" Drawn Author Checked Checker 9' - 0" 9' - 8' - 0" 8' - Job Number FINISHED GRADE FINISHED GRADE Project Number 0" 0" PARKING SCREEN WALL Drawing BUILDING ELEVATIONS 4.06

NORTH ELEVATION Sheet 1 1/8" = 1'-0" A4.01

4.01 EXTERIOR STUCCO WALL SYSTEM - SMOOTH FINISH 4.03 WOOD CLADDING SYSTEM 4.05 TYPICAL BALCONY RAILING-MIN 5 6 7 8 42" HIGH PRE-FINISHED METAL GUARDRAIL SYSTEM 4 3.5 3 2 1 0 4.06 8"X8"X16" CMU WALL WITH INTEGRAL COLOR 4.07 LANDSCAPING BERM AT AZ CANAL 4.08 BIKE RACK 4.05 4.09 4.01 4.03 4.05 4.09 P S R 4.09 METAL SCREEN ON STL FRAME T O E P 4.10 SLATTED WOOD BALCONY P O PROPERTY LINE BACK OF CURB B S DIVIDER TO MECH. SCREENING A E 50' - 0" C D S K T E P 4.01 B TO MECH. SCREENING A 50' - 0" 30' 30' SETBACK ROAD C AT INDIAN SCHOOL K ROOF ROOF 44' - 0" 44' - 0"

LEVEL 04 LEVEL 04 33' - 0" 33' - 0" 45' - 0" - 45'

LEVEL 03 LEVEL 03 22' - 6" 22' - 6"

4.07

LEVEL 02 LEVEL 02 12' - 0" 12' - 0"

PARKING DRIVE AISLE 11' - 0" - 11'

FINISHED GRADE FINISHED GRADE

0" WALL SCREEN PARKING 0"

71' - 2" 24' - 4" 5' - 8" WEST FACADE LANDSCAPE SIDEWALK MFR ISR AND 68TH

4.06 30' - 0" 4.07 4.06 4.06 6824 E School Indian 6824 Rd, Scottsdale, AZ 85251

EAST ELEVATION WEST ELEVATION STOCKDALE PARTNERS 4 2 1/8" = 1'-0" 1/8" = 1'-0"

8 7 6

CK A

PRPOPESEDTEPB I J K L S 4.01 4.09 4.03 4.01 4.05

4.10 BACK OF CURB PROPERTY LINE PROPERTY LINE 30' 30' SETBACK ROAD TO MECH. SCREENING AT INDIAN SCHOOL TO MECH. SCREENING 50' - 0" 50' - 0"

STEPBACK ROOF ROOF 44' - 0" 44' - 0" 4.10

4.05

LEVEL 04 LEVEL 04 33' - 0" 33' - 0"

LEVEL 03 LEVEL 03 22' - 6" 22' - 6" 45' - 0" - 45'

DATE REV FOR ISSUANCE

LEVEL 02 LEVEL 02 12' - 0" 12' - 0" Drawn Author Checked LANDSCAPE Checker AREA PARKING Job Number Project Number FINISHED GRADE FINISHED GRADE 0" 0" Drawing

SIDEWALK 83' - 3" BUILDING BUILDING FRONTAGE ALONG INDIAN SCHOOL ROAD 8' - 5" ELEVATIONS 4.07 4.06 SIDEWALK LANDSCAPING AT BUILDING 30' - 0" 4.08 Sheet

SOUTH ELEVATION PARTIAL EAST ELEVATION 3 1 1/8" = 1'-0" 1/8" = 1'-0" A4.0

CITY OF SCOTTSDALE GENERAL NOTES SCOTTSDALE PLAN REVIEW AND PERMIT SVCS NOTES 1. AREAS OF SALVAGED DESERT SURFACE SOIL WITHOUT PLANT MATERIALS / GROUNDCOVER SHALL NOT 1. ALL LANDSCAPE AREAS AND MATERIALS, INCLUDING THOSE IN RIGHTS-OF-WAY, SHALL BE MAINTAINED EXCEED DIMENSIONS OF MORE THAN 7 FEET IN ANY ONE DIRECTION, MEASURED BETWEEN PLANT IN A HEALTHY, NEAT, CLEAN, WEED-FREE CONDITION, ANSI A300 STANDARD PRACTICES FOR PRUNING, CANOPIES AND / OR COVERAGE. SUPPORT SYSTEMS & SAFETY SHALL BE USED FOR MAINTENANCE CRITERIA PER D.S. & P.M. 2. A MINIMUM OF 50 PERCENT OF THE PROVIDED TREES SHALL BE MATURE TREES, PURSUANT TO THE CITY 2. ALL LANDSCAPE AND IRRIGATION WILL BE INSTALLED AND MAINTAINED BY PROPERTY OWNER. OF SCOTTSDALE'S ZONING ORDINANCE ARTICLE X, SECTION 10.301, AS DEFINED IN THE CITY OF SCOTTSDALE'S ZONING ORDINANCE ARTICLE III, SECTION 3.100. 3. TREE CALCULATION PER SEC 10.501B CITY OF SCOTTSDALE ORDINANCE: 50% MATURE TREES (AS DEFINED IN ARTICLE III) REQUIRED 3. A SINGLE TRUNK TREE'S CALIPER SIZE THAT IS TO BE EQUAL TO OR LESS THAN 4 INCHES SHALL BE TOTAL TREES PROVIDED: DETERMINED BY UTILIZING THE SMALLEST DIAMETER OF THE TRUNK 6-INCHES ABOVE THE FINISHED MATURE TREES REQUIRED: GRADE ADJACENT TO THE TRUNK. A TREE'S CALIPER SIZE, FOR SINGLE TRUNK TREES THAT ARE TO MATURE TREES PROVIDED: HAVE A DIAMETER GREATER THAN 4-INCHES, SHALL BE DETERMINED BY UTILIZING THE SMALLEST DIAMETER OF THE TRUNK 12-INCHES ABOVE FINISHED GRADE IF ALL TRUNKS ORIGINATE FROM THE 4. WATER INTENSIVE LANDSCAPE/TURF CALCULATION PER SEC 49-246 CITY OF SCOTTSDALE CODE: SOIL. TOTAL WATER INTENSIVE LANDSCAPE/TURF PERMITTED: TOTAL WATER INTENSIVE LANDSCAPE/TURF PROVIDED: 4. AREA WITHIN THE SIGHT DISTANCE TRIANGLES IS TO BE CLEAR OF LANDSCAPING, SIGNS, OR OTHER VISIBILITY OBSTRUCTIONS WITH A HEIGHT GREATER OF 1.5 FEET. TREES WITHIN THE SIGHT TRIANGLE 5. FLAGPOLES, IF PROVIDED, SHALL BE CONICAL, AND TAPERED. SEPARATE REVIEW AND APPROVAL.. SHALL HAVE A SINGLE TRUNK AND A CANOPY THAT BEGINS AT 8 FEET IN HEIGHT UPON INSTALLATION. ALL HEIGHTS ARE MEASURED FROM THE NEAREST STREET LINE ELEVATION. 6. MAINTENANCE RESPONSIBILITY FOR PLANTING IN MEDIANS IN THE PUBLIC R.O.W. IS NOT PER DSPM. 5. NO TURF AREAS ARE TO BE PROVIDED. 7. THORNY TREES, SHRUBS AND CACTI SHALL BE PLANTED SO THAT THEIR MATURE SIZE/CANOPY WILL BE AT LEAST 4 FEET AWAY FROM ANY WALKWAYS OR PARKING AREA CURBING. 6. RETENTION / DETENTION BASINS SHALL BE CONSTRUCTED SOLELY FROM THE APPROVED CIVIL PLANS. ANY ALTERATION OF THE APPROVED DESIGN (ADDITIONAL FILL, BOULDERS, ETC,) SHALL REQUIRE CITY OF SCOTTSDALE NOTES ADDITIONAL FINAL PLANS STAFF REVIEW AND APPROVAL. 7. ALL RIGHTS-OF-WAY ADJACENT TO THIS PROPERTY SHALL BE LANDSCAPED AND MAINTAINED BY THE PROPERTY OWNER. 1. ALL DISTURBED AREAS ARE TO HAVE 'DESERT FLOOR' DECOMPOSED GRANITE. MATCH COLOR AND SIZE OF SURROUNDING AREAS. 8. PRIOR TO THE ESTABLISHMENT OF WATER SERVICES, NON-RESIDENTIAL PROJECTS WITH AN ESTIMATED 2. ALL BERMS ARE TO HAVE MAXIMUM 4:1 SIDE SLOPES. ANNUAL WATER DEMAND OF TEN (10) ACRE-FEET OR MORE SHALL SUBMIT A CONSERVATION PLAN IN CONFORMANCE WITH SECTION 49-245 THROUGH 49-248 OF THE CITY CODE TO THE WATER 3. BOULDERS ARE TO BE SURFACE SELECT SITE BOULDERS, 1/3 BURIED IN SOIL, TYP. CONSERVATION OFFICE. 4. FIFTY PERCENT OF PROPOSED TREES SHALL BE MATURE, AS DEFINED IN ARTICLE III, DEFINITIONS, OF THE 9. TURF SHALL BE LIMITED TO THE MAXIMUM AREA SPECIFIED IN SECTIONS 49-245 THROUGH 49-248 OF THE ZONING ORDINANCE. INDICATE BOTH THE COMPLIANT CALIPER AND INDUSTRY STANDARDS BOX SIZE FOR CITY CODE AND SHALL BE SHOWN ON LANDSCAPE PLANS SUBMITTED AT THE TIME OF FINAL PLANS. 68TH AND ISR MFR THAT CALIPER IN THE PLANT PALETTE. 5. ALL SPECIES SHALL BE SELECTED SOLELY FROM THE ARIZONA DEPT. OF WATER RESOURCES LOW WATER 10. NO LIGHTING IS APPROVED WITH THE SUBMITTAL. USE / DROUGHT TOLERANT PLANT LIST & INDIGENOUS PLANT LIST AS PREPARED BY THE CITY OF SCOTTSDALE. 11. THE APPROVAL OF THESE PLANS RECOGNIZE THE CONSTRUCTION OF A LOW VOLTAGE SYSTEM AND 6824 E Indian School Rd, Scottsdale, AZ 85251

DOES NOT AUTHORIZE ANY VIOLATION OF THE CURRENT CITY OF SCOTTSDALE ADOPTED ELECTRICAL STOCKDALE PARTNERS SUBMITTAL HISTORY VICINITY MAP 6. NO SHRUB OR GROUNDCOVER WITHIN SIGHT VISIBILITY TRIANGLE SHALL EXCEED 2'-0" IN HEIGHT AT CODE. MATURITY, TYP. DATE DESCRIPTION / COMMENTS 7. MEDIANS LANDSCAPING SHALL BE PROVIDED IN ACCORDANCE WITH THE DS&PM. 12. THE LANDSCAPE SPECIFICATION SECTIONS OF THESE PLANS HAVE NOT BEEN REVIEWED AND SHALL NOT BE PART OF THE CITY OF SCOTTSDALE'S APPROVAL. 01/14/2020 SCOTTSDALE ZONING SUBMITTAL 8. EMERGENCY ACCESS TO BE KEPT CLEAR. 13. ALL SIGNS REQUIRE SEPARATE PERMITS AND APPROVALS. 9. PLANTS INSTALLED IN DETENTION BASINS AND DRAINAGE CHANNELS TO CONFORM TO CITY OF SCOTTSDALE DS&PM, SECTION 2-1.903 14. NEW LANDSCAPING, INCLUDING SALVAGED PLANT MATERIAL, AND LANDSCAPING, INDICATED TO REMAIN 10.LANDSCAPE PLAN CONFORMS WITH ZONING ORDINANCE SECTION 10.200.B WHICH IS DAMAGED, DESTROYED, OR EXPIRES DURING CONSTRUCTION SHALL BE REPLACED LIKE SIZE, KIND, AND QUANTITY PRIOR TO THE ISSUANCE OF THE CERTIFICATION OF OCCUPANCY / LETTER OF 68TH STREET 11.LANDSCAPE DESIGN GUIDELINES FOR NEW LONE MOUNTAIN PARKWAY TO BE INSTALLED PER DSPM ACCEPTANCE TO THE SATISFACTION OF THE INSPECTION SERVICES STAFF. ARIZONA CANAL SITE SECTION 8-1.100 AND 8-1.203 12.CUL-DE-SAC LANDSCAPE SHALL BE PLANTED PER ZONING ORDINANCE SECTION 1-303 REFER TO PLAN AND 15. ALL REVEGETATED NAOS SHALL BE WATERED FOR 3 YEARS. AT THE END OF 3 YEARS THE IRRIGATION REPORTS REQUIREMENTS FOR DEVELOPMENT APPLICATIONS. SYSTEMS TO THE REVEGETATED NAOS SHALL BE PERMANENTLY DISCONNECTED. E 5TH AVENUE 13.SITE LINE TRIANGLES SHALL BE IDENTIFIED PER SCOTTSDALE DESIGN STANDARDS AND POLICIES MANUAL 16. NO IRRIGATION SHALL BE PROVIDED TO BE UNDISTURBED NATURAL AREA OPEN SPACE (NAOS) AREAS. SECTION 5-3.119. REFER TO ZONING ORDINANCE SECTION 1.303. 17. PROVIDE THE NATURAL AREA OPEN SPACE (NAOS) AND LIMITS OF CONSTRUCTION (LOC) PROGRAM ON 14. ALL ABOVE GROUND UTILITY EQUIPMENT AND VAULTS ARE SHOWN PER ZONING ORDINANCE SECTION THE PLANS. 1.303. SEE DESIGN POLICIES MANUAL SEC. 2-1.401.1

E INDIAN SCHOOL ROAD 15.ESL PLANT MATERIALS SHOWN WITHIN BENCHES OR TERRACES WALLS PER DSPM SEC. 2-2.405.1C 16.PER THIS DSPM SEC. 2-1.504, HEAD WALLS, SHOT-CRETE AND DRAINAGE APPLICATIONS SHALL BE INTEGRALLY COLORED (ADOBE-DAVIS COLOR) NATURAL AREA OPEN SPACE (NAOS) AND LIMITS OF RE-VEGETATION TECHNIQUES AND IRRIGATION METHOD: CONSTRUCTION (LOC) PROTECTION PROGRAM: 1. NO BUILDING, GRADING, OR CONSTRUCTION ACTIVITY SHALL ENCROACH INTO AREAS DESIGNATED AS 1. PLANT SPECIES SELECTED FOR THIS PROJECT WILL BE CHOSEN FROM A NATIVE SONORAN DESERT NAOS, OR OUTSIDE THE DESIGNATED LIMITS OF CONSTRUCTION ENVELOPE. PALETTE AS REFERENCED IN THE DESIGN GUIDELINES AND POLICIES FOR ENVIRONMENTALLY SENSITIVE LANDS MANUAL. FOR RE-VEGETATED PORTIONS OF THE SITE, A HYDROSEED MIX WILL BE USED TO 2. ALL NAOS AND AREA OUTSIDE OF THE LOC SHALL BE PROTECTED FROM DAMAGE PRIOR TO, AND PROJECT TEAM SHEET INDEX ALLOW QUICK, EFFICIENT RE-GROWTH OF PLANT MATERIAL WITHIN DISTURBED LANDSCAPE AREAS. DURING CONSTRUCTION BY THE FOLLOWING METHODS: HYDROSEED PLANTING AREAS MAY ALSO BE SUPPLEMENTED WITH CONTAINERIZED PLANTS TO ENHANCE A. A REGISTERED LAND SURVEYOR SHALL STAKE ALL NAOS AND LOC DISTURBANCE BASED ON DISCIPLINE CONTACT INFORMATION NUMBER DESCRIPTION VISUAL AESTHETICS. THIS EXHIBIT. B. +/- THREE (3) FOOT TALL STEEL REBAR, OR CITY OF SCOTTSDALE INSPECTION SERVICES ARCHITECT CCBG ARCHITECTS, INC. L1.0 COVER SHEET 2. ALL RE-VEGETATED NAOS AREAS SHALL BE WATERED FOR THREE YEARS MAXIMUM. AT THE END OF APPROVED SIMILAR, SHALL BE SET ALONG THE NAOS AND LOC, AND CONNECTED WITH GOLD CHRIS GRITZMACHER THREE YEARS (OR THE PLANT MATERIAL LOCATED WITHIN THE NAOS AREAS HAVE BECOME ROPING BY THE CONTRACTOR PRIOR TO ANY CLEARING OR GRADING. 102 E. BUCHANAN STREET L2.0 LANDSCAPE PLAN ESTABLISHED), THE IRRIGATION SYSTEM TO THE NAOS AREA SHALL BE PERMANENTLY DISCONNECTED. PHOENIX, ARIZONA C. ALL CACTUS SUBJECT TO THE CITY OF SCOTTSDALE'S NATIVE PLANT ORDINANCE DIRECTLY 602.258.2211 ADJACENT, WITHIN TWO FEET OF THE NAOS AND LOC LINE SHALL BE FENCED WITH WIRE 3. IRRIGATION METHODS WILL VARY DEPENDING UPON PLANT TYPES. CONTAINER-GROWN PLANT MATERIAL FENCING TO PREVENT DAMAGE. SHALL BE IRRIGATED WITH DRIP IRRIGATION. DEPENDING UPON THE SEASON AT TIME OF HYDROSEED LANDSCAPE RVi PLANNING + LANDSCAPE ARCHITECTURE D. THE CONTRACTOR SHALL MAINTAIN THE STAKING, ROPING, AND FENCING INTACT DURING INSTALLATION, EITHER TEMPORARY SPRAY HEADS MAY BE INSTALLED OR WATERING FROM WATER ARCHITECT DOUG CRAIG, P.L.A. THE DURATION OF THE CONSTRUCTION ACTIVITY. 120 S. ASH AVENUE TRUCKS MAY BE USED TO ASSIST HYDROSEED GERMINATION. TEMPE, ARIZONA 85281 3. THE CONTRACTOR SHALL REMOVE STAKING, ROPING, AND FENCING AFTER RECEIPT OF THE LETTER OF 480.994.0994 ACCEPTANCE/CERTIFICATE OF OCCUPANCY FROM THE CITY OF SCOTTSDALE FOR ALL CONSTRUCTION WORK. Drawn KWN Checked DWC Job Number 19003722 Drawing LANDSCAPE PLAN

Sheet L1.0

Parkinsonia macrophylla 24" BOX 13 FOOTHILLS PALO VERDE

SHRUBS & ACCENTS ITEM SIZE QTY. COMMENTS

Agave murpheyi 5 GAL. 74 MURPHEY'S AGAVE Aloe barbadensis 5 GAL. 57 MEDICINAL ALOE Aloe 'Blue Elf' 5 GAL. 133 BLUE ELF ALOE Dasylirion wheeleri 5 GAL. 36 DESERT SPOON Echinocactus grusonii 5 GAL. 60 GOLDEN BARREL CACTUS Fouquieria splendens 5 GAL. 8 OCOTILLO Leucophyllum langmaniae 'Lynn's Legacy' 5 GAL. 8 TEXAS SAGE Muhlenbergia capillaris 'Lenca' 5 GAL. 24 REGAL MIST MUHLY GRASS

GROUNDCOVERS ITEM SIZE QTY. COMMENTS

Lantana 'New Gold' 1 GAL. 8 NEW GOLD LANTANA

MISCELLANEOUS ITEM SIZE QTY. COMMENTS

ROCK MULCH 1/2" 7,157 S.F. 2" DEPTH, FIELD VERIFY S.F., 'PALOMINO GOLD' SCREENED

EXISTING TREE 1 TO REMAIN

ARIZONA CANAL NOTE: · Tags for registered or trademarked (®, ™) material are to remain on plants.

PAVING SCHEDULE QCP 'FLATWORX' PAVERS w/ 'QUAIL HILL RED' and 'LATTE' COLOR & PORTERO PATTERN 68TH AND ISR MFR 6824 E Indian School Rd, Scottsdale, AZ 85251 STOCKDALE PARTNERS

5TH AVENUE

DO NOT EDIT THIS FILE

EXISTING TREE TO REMAIN EXISTING LANDSCAPE NOTES 1. BEFORE WORK BEGINS ON THE PROJECT, THE LANDSCAPE CONTRACTOR SHALL SCHEDULE A PRE-CONSTRUCTION CONFERENCE WITH OWNER AND/OR THE GENERAL CONTRACTOR TO REVIEW THE PROJECT. THE OWNER AND/OR OWNER'S AUTHORIZED REPRESENTATIVE IS TO APPROVE ANY CHANGES PRIOR TO THE START OF ANY WORK.

2. ALL DEMOLITION AREAS SHALL BE FLAGGED FOR APPROVAL PRIOR TO DEMOLITION.

3. ALL EXISTING PLANT MATERIAL SHALL REMAIN UNLESS OTHERWISE NOTED. SHOULD ANY CONFLICTS ARISE BETWEEN THE EXISTING PLANT MATERIAL ON-SITE AND PROPOSED IMPROVEMENTS SHOWN ON THE PLANS THE CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT IMMEDIATELY. EXISTING SIGN TO REMAIN

E. INDIAN SCHOOL ROAD

Drawn KWN Checked DWC Job Number N 19003722 Drawing LANDSCAPE PLAN

LANDSCAPE PLAN Sheet 1 1" = 20'-0" L2.0