SHOEMAN STORAGE

Project Narrative

Prepared by: Withey Morris, PLC

Jason B. Morris / George A. Pasquel III 2525 E. Arizona Biltmore Circle, Ste A-212

Phoenix, Arizona 85016

On behalf of: Stockdale Galleria Land Owner, LLC

Boyce O’Brien / Shawn Yari 4501 N. Scottsdale Road, Ste 201

Scottsdale, Arizona 85251

April 18, 2019

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1. Introduction Location The subject site is located at 7301 East Shoeman Lane near the intersection of Shoeman and Buckboard Trail, Assessor’s Parcel No. 173-41-265 (the “Property”). The lot is just shy of 8,000 sqft (+/- 0.18 acres), fronts onto Shoeman Lane and backs up to the existing Galleria parking garage. The Property is currently a vacant, unimproved, dirt lot.

Project Goal The goal of this project is to transform an underutilized vacant lot into an asset for nearby businesses and property owners. A new, single story, boutique storage facility will be constructed and operated to appeal to businesses within the immediate area. The proposed use has minimal parking requirements and the development of this site will help fill an eyesore, “vacant gap” currently existing along this key urban street.

Request The Property is zoned Central Business, Parking (C-2, P-3) and Parking (P-2). The zoning of the site is a bit of an anomaly in that the P-2 portion of the zoning fronts onto Shoeman Lane while the remainder of the site contains the C-2, P-3 designation. Most P-2 zoning areas are located behind building and/or front onto alleyways, instead of fronting onto a street. To correct this anomaly and enable this development, the P-2 portion of the Property will be rezoned to C-2. The remainder of the Property would maintain the existing C-2, P-3 designation.

2. 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.

General Plan Land Use Goals and Approaches

C&D No. 1 - 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: Physical scale relating to the human perception at different points of experience; Visual impacts (views, lighting, etc.) upon public settings and neighboring

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properties. Visual and accessibility connections and separations.

• Enrich the lives of all Scottsdale citizens by promoting safe, attractive, and context compatible development.

o The proposed project is in line with the surrounding area character, context and scale. The project also furthers the goal of promoting safe and attractive, context appropriate development. The existing site is anything but attractive. As a vacant, dirt lot it encourages vagrants, refuse and unsightly temporary uses. The lack of a structure onsite enables clear views to the garage and back of house operations south of the Property. The proposed project would greatly enhance the current condition and the proposed, singles-story structure is in keeping with the existing building to the east and many of the other nearby buildings. The building will be constructed of concrete masonry units with multiple colors, textures and undulation. The building design will include storefront window system and glass overhead sectional doors with spandrel glass. Steel canopies above will shade the storefront windows and overhead doors as well as provide relief to the building elevation. The design intent is to provide an appearance of retail shops. The building elevation along Shoeman Lane will vary in height and have a recessed portion to break up the building façade. The landscape along the front of the building will add color and texture with drought tolerant plant material at varying heights.

C&D No. 7 – Encourage sensitive outdoor lighting that reflects the needs and character of different parts of the city. • Respond to Encourage lighting designs that minimize glare and lighting intrusions into

neighborhood settings.

• Enrich the Allow for lighting systems that support active pedestrian uses and contribute to public safety.

o The proposed project will provide appropriate outdoor lighting, especially along Shoeman to minimize glare and allow for active pedestrian uses and public safety.

LU No. 5 – Develop land use patterns that are compatible with and support a variety of mobility opportunities/choices and service provisions. • Integrate the pattern of land uses 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

mixed-use centers to reduce reliance on the automobile.

o Currently, businesses in the area must seek storage solutions outside of the area, necessitating vehicular trips. Additionally, the standard, larger storage facilities draw customers in from a large 3 to 5-mile radius. The proposed project is vastly different. It is anticipated that most customers will come from the immediate area and be able to

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walk from adjacent businesses.

EV No. 7 – Sustain the long-term economic wellbeing 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.

o This General Plan goal and approach perfectly fits the proposal. The site is currently a vacant, eyesore of a site. The proposed use is ideal to fill this site with a low traffic generating use compatible with the existing and ongoing redevelopment. In the future, greater height or density may be sought for this parcel, but as of today, the proposal represents a perfect use of an underutilized parcel.

3. 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 Property is designated in the Character Area Plan as Downtown Multiple Use Type 3. The proposal complies with and advances numerous stated goals of the Old Town Plan as outlined below.

➢ Old Town Land Use (“LU”) Goals

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.

Response: This Goal and Policy are at the heart of this proposal. New development upon a vacant, infill site that is mutually supportive of other uses currently operating in the area. The project will not compete with, or siphon off, other businesses in the area, but rather provide a needed tangential service.

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GOAL LU 6: ENCOURAGE A MIX OF LAND USES TO SUPPORT A WALKABLE AND SUSTAINABLE DOWNTOWN.

Policy LU 6.3 Encourage development to make use of existing urban resources such as infrastructure systems, under-utilized sites, buildings, and transportation networks. Policy LU 6.4 Support interconnected, pedestrian oriented Old Town districts that are comprised of a balanced mix of activities and land uses within optimal walking distance (approximately one-quarter mile).

Response: The project makes use of existing infrastructure by transforming a small, under-utilized site into a contributing asset for the area. Roads, utilities, etc. already abut the site and the low parking demand for the proposed use will not tax the area parking demands. Additionally, filling in a blank, vacant site helps enhance pedestrian comfort and advance the overall walkability of the area.

➢ Old Town Character & Design (“CD”) Goals

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.

Response: The project transforms a property that is currently a void within the district and creates a context-appropriate development that enhances the walkability of the area. The adjacent buildings are single-story in height and pushed closed to the Shoeman Lane right-of-way. The building and site design of the new project are similar in layout and help to further connectivity along the street. The building is designed with a variety of colors, textures and undulation. A storefront window system provides the appearance of a retail use while overhead steel canopies provide shade and architectural interest.

GOAL CD 4: CREATE A DYNAMIC AND CONNECTED WALKABLE DOWNTOWN THROUGH URBAN AND ARCHITECTURAL DESIGN.

Policy CD 4.1

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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. Response: As described above, cultivating a more welcoming street-level pedestrian experience is a prime focal point of the project development and layout. Removal of a vacant lot in lieu of a single-story, human scale development with new sidewalks and hardscape will greatly enhance the pedestrian 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.

Policy CD 6.3

Streetscapes should provide continuity for the pedestrian across different developments along the same street. This continuity can be established through the provision of consistent landscape improvements, street tree themes, shade elements, decorative paving, street furniture, public art, and other integrated infrastructure elements.

Policy CD 6.4

Use development standards, related exceptions, and urban design guidelines regarding building location and setback to enhance the context, rhythm, and features of streetspaces.

Policy CD 6.6

Create, or maintain, a defined building location to establish the public realm with a clear visual identity, and activate storefront areas to increase pedestrian comfort.

Response: Again, as described above, “filling” the current void created by this vacant parcel and developing a human scaled building at a similar setback as the existing buildings will go a long way in unifying the public realm experience and connectivity along

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Shoeman Lane.

➢ Old Town Mobility (“M”) Goals

GOAL M 2: CREATE COMPLETE, COMFORTABLE AND ATTRACTIVE PEDESTRIAN CIRCULATION SYSTEMS.

Policy M 2.4 Develop an attractive, interconnected network of safe and walkable pedestrian linkages to, within, and between downtown districts.

Response: The existing public realm along Shoeman Lane is severely hindered by the condition of the existing parcel. Instead of a human scale building with interest and connectivity, the pedestrian is met with a vacant, dirt lot. The proposal will greatly improve this condition by fortifying a pedestrian linkage within this district.

4. Downtown Urban Design & Architectural Conformance

Site Development Guidelines

A1. Relationship to New and Existing Development: #1 - Site Plan Arrangement – The site organization should respect the arrangement of building, open space and landscape elements of adjacent sites.

• The proposal respects the arrangement of adjacent sites. The single-story building

is in keeping with the adjacent buildings to the east and many of the buildings within the area. the setback is also similar to those building.

#2 – Form and Height – Efforts to coordinate the form and height of adjacent structures are encouraged.

• Again, the project is single story in height, matching that of the adjacent buildings.

The setback off of Shoeman Lane is also similar. The height of the building will also provide some street-level visual buffering to the Galleria garage and unsightly back of house operations.

A2. Active Street Frontages:

Design active building frontages to create inviting indoor and outdoor spaces visible

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from the sidewalk and street.

• The main entrance to the building is located along Shoeman Lane. The building

frontage is also designed with storefront window systems for the appearance of a typical retail space with visual connection between the indoor and outdoor space. The landscape along the front of the building will add color and texture with drought tolerant plant material at varying heights to further create an inviting outdoor space along the sidewalks and street.

A3. Courtyard and Passages:

Outdoor passages and courtyards that provide links between neighboring sites and buildings are encouraged throughout the Downtown pedestrian districts.

• A new sidewalk provides a passage way between the existing building to the east

and proposed building.

A4. Parking Facilities: Minimize the visual impact of parking structures and parking lots by locating them at the rear or interior portions of building sites.

• While not directly connected with the proposed project, the development of this site

as planned will help to provide a visual buffer to the existing Galleria parking garage located to immediately south of the site.

A8. The Continuity of Street Spaces

The preferred building-street relationship is to place the buildings parallel to the street.

• The building is aligned with its frontages parallel to Shoeman Lane, providing the preferred building-street relationship. The entirety of the building is located along the setback line except for overhanging shade canopies.

A9. The Building Setback Zone The space of the setback zone should be more like a “patio” than a front lawn. It should provide pedestrians with a buffer from passing traffic, shaded protection from the sun, and a rich variety of experiences and choices.

• The setback zone in front of the building provides pedestrian shade and comfort

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through a series of overhead shade canopies and new landscape planter. This is a vast improvement over the current street conditions.

Building Form Guidelines

B2. Covered Walkways: All downtown buildings are encouraged to provide a covered walkway or other form of shaded base on street-facing elevations.

• The Shoeman building elevation provides overhanging, steel shade canopies for shade.

Architectural Character C1. Proportion and Scale: Development proposals should demonstrate evidence they have studied the predominant scale and proportions of buildings in the district and street where they are to be located.

• The district and street within which the property is locates has a variety of building

sizes and heights, both existing and forthcoming through development proposals. Although greater height and intensity could be envisioned for this site, the current proposal is in keeping with the scale of the building immediately to the east.

C2. Building Materials: Restraint should be used in the number of different building materials selected. Simplicity of palette is desired. Building materials similar to those in predominant use on the street or in the district of the new project are encouraged.

• The design of this project is intentionally limited in the number of materials. Smooth

face integral CMU, storefront glazing and metal are the primary materials. Windows will be designed with low reflectivity glazing. Shadows will be generated on the glazing by the use of horizontal shading devices.

5. Central Business (C-2) Conformance As noted in Ordinance Section 5.1400, the intent of the Central Business district is “to permit uses for recurring shopping and service needs for multiple neighborhoods. This district includes uses usually associated with office and retail shopping developments…” The proposal is aligned with this stated intent. The Property is located in an area with an abundance of office, retail

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and restaurant / entertainment uses. The use provides a boutique service need for these existing uses. The use also provides a reoccurring service need where local businesses can store items and easily and conveniently access them for future use. Lastly, the use is permitted by right in the C-2 district and the remainder of the site already has a C-2 designation.

6. Conclusion As outlined in this narrative and as seen in the application exhibits, the proposal meets and exceeds numerous stated goals of the General Plan, the Old Town Character Area Plan and the Downtown Design Guidelines. The request to rezone a segment of the Property to C-2 when the remainder of the Property is already zoned C-2 is an appropriate request that will help consolidate the Property’s zoning and development potential.

NEW STORAGEBUILDING±5,550 SF.

EXISTINGBUILDING

SHOEMAN LANE

EXISTINGPARKINGGARAGE

BUC

KBO

ARD

TRA

IL

SIZECOMMON NAMEBOTANICAL NAMESYMBOL

PLANT LEGEND

ACCENTS

BRAKELIGHTS RED YUCCAHESPERALOE PARVIFLORA 'PERPA' 5 GAL.

GROUNDCOVER

5 GAL.ALOEALOE BARBADENSIS

1/2"SADDLEBACK BROWNDECOMPOSED GRANITE

INERT GROUNDCOVER

SCREENED

PLANTING

IRRIGATION

GRADING

PRELIMINARY LANDSCAPE NOTES

THE SITE WILL BE LANDSCAPED IN ACCORDANCE WITH THE CITY OF SCOTTSDALESTANDARDS. ALL TREES AND SHRUBS ARE TO BE STAKED AND PLANTED INACCORDANCE WITH THE ARIZONA NURSERY ASSOCIATION PUBLISHED STANDARDS.

SIZES OF TREES AND SHRUBS WILL CORRESPOND WITH REQUIREMENTS SET BY THECITY OF SCOTTSDALE. ALL PLANTING AREAS WILL RECEIVE A 2" DEPTH OFDECOMPOSED GRANITE AND SHALL BE TREATED WITH PRE-EMERGENT HERBICIDE.

THE IRRIGATION SYSTEM WILL CONSIST OF DRIP EMITTERS AND PRESSUREREGULATORS CONNECTED TO AUTOMATIC VALVES AND WILL BE TIED INTOAUTOMATIC CONTROLLERS AS REQUIRED. THE IRRIGATION SYSTEM SHALL PROVIDE100% COVERAGE.

ALL EARTHWORK WILL BE DONE SO THAT ALL MOISTURE DRAINS OFF AND AWAY FROMSIDEWALKS AND STRUCTURES. THE MAJORITY OF ONSITE DRAINAGE WILL DRAIN INTOTHE RETENTION BASINS LOCATED ON SITE.

WEDELIA TRILOBATA YELLOW DOT 3 GAL.

0 10' 20' 30'

SCALE: 1" = 10'-0"

NORTH

1048 N. 44th St. #200Phoenix, AZ 85008

602.952.8585www.pdi-az.com

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