Christown Spectrum Pud 1
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CHRISTOWN SPECTRUM PUD 1 PRINCIPALS AND DEVELOPMENT TEAM Property Owner: Christown 1755, LLC A Delaware Limited Liability Company Managed by Kimco Realty Corporation. Developer: Kimco Realty Corporation 2429 Park Avenue Tustin, CA 92782-2705 Contact: Mark Wendel Director of Development | Western Region Phone: (949) 252-3870 E-mail: [email protected] Architect: Streetsense / TBD 3 Bethesda Metro, #140 Bethesda, MD 20814 Contacts: Stephen Miller, Project Designer John Huntzinger, Senior Director of Planning Phone: (240) 479-7201 E-mail: [email protected] E-mail: [email protected] Attorney: Earl & Curley, PC 3101 North Central Avenue, Suite #1000 Phoenix, AZ 85012 Attorney: Taylor Earl Principal Planner: Ricardo Toris Phone: (602) 265-0094 E-mail: [email protected] E-mail: [email protected] Civil Engineering and Landscape Architecture: Kimley-Horn and Associates, Inc 1001 West Southern Ave, Suite 131 Mesa, AZ 85210 Contact: Heather Roberts, PE Phone: (623) 552-3171 Contact: Chuck Wright, PE Phone: (602) 944-5500 Contact: Anne DeBoard, PLA Phone: (602) 906-1106 E-mail: [email protected] E-mail: [email protected] E-mail: [email protected] 2 PLANNED UNIT DEVELOPMENT DISCLAIMER Regulatory Provisions This PUD has been prepared pursuant to Section 671 of the Zoning Ordinance of City of Phoenix, Arizona (Planned Unit Development) to establish the regulatory framework for the Christown Spectrum PUD development by utilizing the City of Phoenix Zoning Ordinance Chapter 13, Walkable Urban Code (“WU”), Transect District: T5:5 development standards to fit future development(s) within the context of the area. This PUD is a stand-alone document comprised of project specific zoning regulations, including permitted uses, conditions/limitations, development standards, building heights, landscaping, outdoor storage, parking (e.g., bicycle and automobile) standards, and signage. Zoning provisions not specifically regulated by this PUD are governed by the Zoning Ordinance of the City of Phoenix, Arizona. In the event of a conflict between a provision of this PUD and a provision of the Zoning Ordinance of the City of Phoenix, then this PUD prevails. This PUD does not modify other City Code provisions or requirements. Specific site plan(s) for an individual development project or for the entire PUD property will be processed in the future through the City of Phoenix site plan review process. 3 TABLE OF CONTENTS PAGE A. PURPOSE & INTENT…………………….………………………..……………. 6 1. Project History…………………………………………………….………… 6 2. Tenant Leases and Control Areas……………………...…………………. 7 3. Overall Design Vision……………………………………..……………….. 8 B. GENERAL PLAN CONFORMANCE…………………………………………… 11 C. LAND USE PLAN……………………………………………..………………… 21 1. Land Use Categories………………………..……………………………… 21 2. Conceptual Land Use Plan……………………..…………………………. 21 D. PUD COMPLIANCE……………………………...……..……………………….. 23 E. DEVELOPMENT STANDARDS………….…………..………………………… 55 F. DESIGN GUIDELINES…………………….…………..………………………… 61 1. Introduction……………………………………………………….………… 61 2. Site Design Guidelines………………………………………….……….… 62 2.1 Building Orientation………………………………………….………….…. 62 2.2 Vehicular, Pedestrian, & Bicycle Circulation + Parking……………….…. 65 2.3 Service and Loading Facilities………………………………..…………... 68 2.4 Accessibility…………………………………………………..…...………... 69 3. Open Space & Shade Guidelines………………………………….….…. 70 3.1 Streetscapes + Paseos…………………………………………….……... 71 3.2 Open Spaces……………………………………………...……….………. 78 3.3 Landscaping…………………………………………………….………….. 82 3.4 Site Furnishings………………………………………………….………… 83 4. Architectural Design Guidelines…………………………….……………. 84 4.1 Building Massing + Form…………………………………….…….……… 85 4.2 Architectural Character……………………………………….…………… 87 4.3 Parking Structures…………………………………………….…………… 101 4.4 Materials………………………………………….………….……………… 103 G. SIGNS………………………………….………………………….….….…..……. 106 H. SUSTAINABILITY………………….………………………………..…………... 107 I. INFRASTRUCTURE……………….……………………………………..……… 109 J. LEGAL DESCRIPTION……………..……………………………..…………….. 112 CHRISTOWN SPECTRUM PUD 4 Figures Exhibits: Page A Existing Conditions……………………………………………………… 118 B Buildout Scenario - Phase 1……………………………….…………… 119 C Buildout Scenario - Phase 2……………………………….…………… 120 D Full Buildout - Ground Level…………………………………………… 121 E Full Buildout - Upper Level…………………………………………….. 122 F Proposed Zoning…………………………………………………………. 123 G Proposed Land Use……………………………………..….……………. 124 H Proposed Frontage Implementation…………………..……………... 125 I Proposed Circulation…………………………………………...……….. 126 J Proposed Landscape + Open Space………………………………….. 127 K Proposed Parking Demand……………………………………………... 128 L Development Standards – N. 19th Avenue…………………………… 129 M Development Standards – Bethany Home Road……….…………… 130 N Development Standards – N. 15th Avenue……………………………. 131 O Development Standards – Montebello Avenue……………………… 132 P View of Community Plaza/Green………………………………………. 133 Q View of Pocket Park……………………………………………………… 134 R New Spine Street – Retail Sidewalk Zones……….………………….. 135 S New Spine Street – Residential Zones………………………………… 136 CHRISTOWN SPECTRUM PUD 5 A. PURPOSE & INTENT The Christown Spectrum PUD represents the evolution of this property from a large regional suburban mall to a central core area that is envisioned to have high density multi-family housing, employment, retail, entertainment, and enhanced transit opportunities. It should be noted, this PUD will follow the City of Phoenix Zoning Ordinance Chapter 13, Walkable Urban Code, Transect District: T5:5, except as modified within this PUD, for applicable development standards. This PUD accomplishes these endeavors envisioned by this “primary” core for the Alhambra Village by encouraging new development/redevelopment to be compatible with the surrounding area both currently and in the future; making the area more walkable/accessible for pedestrians; providing/encouraging multimodal transportation options; encouraging greater intensity/density/height; providing for a greater mix of uses; enhancing signage and creating an identifiable identity for the Village. The primary goals of this PUD are to: 1. Facilitate development of a proposed mixed-use development. 2. Expand development options. 3. Create flexible and appropriate development standards that promote the city’s goals/policies. 1. Project History Located at 1703 W. Bethany Home Road in Phoenix, Arizona (southeast corner of Bethany Home Road and 19th Avenue), Christown Spectrum Mall (“Christown”) was the first air- conditioned mall in Arizona and is the oldest operating indoor shopping mall in Phoenix. It was developed utilizing Planned Shopping Center (“PSC”) zoning and the superblock concept which eliminates intervening minor streets to create a large block of land to develop multiple uses and density. When Christown opened in 1961, it measured 1,000 feet from end to end. The area of the site has not changed from its original 98 gross acres. Christown is primarily owned by Christown 1755, LLC, a Delaware Limited Liability Company a subsidiary of Kimco Realty Corporation (“Kimco”), who proposes a multi-phase approach to evolve and expand upon the existing mix of uses (retail, service, entertainment, and office) to be CHRISTOWN SPECTRUM PUD 6 much more urban in nature. Going forward, Kimco plans to retain and add to the basic mix of uses while adding a residential component to truly create a live/work/play destination. Contributing to this is that the Light Rail runs along the 19th Avenue frontage, adding a true urban context to the site. In the 1970’s, the City of Phoenix (“the City”) developed the concept of villages and village cores for the City as a whole to plan and guide the future growth of the City. The village cores are intended to contain a full mix of uses at highest concentration of development density in each particular village. Four of the original nine village cores were designated on existing suburban regional shopping malls which utilized the superblock design, including Christown. These malls had the consolidated land area and potential for development intensity that the City desired for village cores. Christown’s superblock design had enabled the development of large amounts of retail, entertainment, and restaurants in one consolidated location which immediately satisfied one of the foundational goals of a village core. In 2003, the City was about to adopt the Transit Oriented Development overlay (“TOD-1”) regulations and start construction of the light rail system. However, the TOD-1 overlay was not compatible with the existing conditions at Christown. At that time, the mall’s previous owner, Developer Diversified Realty Corporation (“DDRC”), reached an agreement to dedicate necessary right-of-way for the light rail to the City in exchange for the City postponing the implementation of the TOD-1 regulations until such time as the Gross Leasable Area (GLA) of the mall was increased by 30% or 350,000 square feet. This agreement, which still applies today and is codified in the TOD-1 overlay district, was made because DDRC did not want the TOD-1 regulations to create non-conformities on the property. In 2015, the City adopted the WU Code which is intended to eventually supersede the TOD-1. The WU Code, through its regulations, seeks to foster and create the typical downtown environments of small blocks, narrower streets, and walkable spaces. Many WU Code regulations are however fundamentally at odds with designation of village cores on superblock style shopping centers that the City later