OPTIMA KIERLAND CENTER PHASE II · Exhibit 5, Site Plan r Typical Residential provides a typical...

First Submittal: June 17, 2020Second Submittal:Hearing Draft:City Council Adoption:

OPTIMA KIERLAND CENTER PHASE II

CASE Z-___-20-2

LOCATED 415’ NORTH OF THE INTERSECTION OF KIERLAND BVLD AND SCOTTSDALE ROAD

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Principles and Development Team

Developer/Architect/General ContractorDeveloper: DCH Development, Inc.Architect: David Hovey and Associates Architect, Inc.General Contractor: DCH Construction, Inc.Optima7157 East Rancho Vista DriveSuite 109Scottsdale, AZ 85251www.optima.inc

Civil EngineerHilgartWilson2141 East Highland AvenueSuite 250Phoenix, AZ 85016www.hilgartwilson.com

Traffic EngineerCivTech10605 N Hayden RdScottsdale, AZ 85260480 659 4250www.civtech.com

Zoning AttorneyNick Wood, Esq.Snell & Wilmer, LLPOne Arizona Center19th Floor602 382 6269www.swlaw.com

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Table of Contents Page

A. Purpose and Intent 5B. Land Use Plan 6C. List of Uses 7D. Development Standards 8E. Design Guidelines 12F. Signs 13G. Sustainability 14H. Infrastructure 16I. Comparative Zoning Standards 17J. Legal Description 18

Exhibits Page

Exhibit 1 – Surrounding Vicinity Map 19Exhibit 2 – Aerial Site Plan 20Exhibit 3 – Open Space Diagram 21Exhibit 4 – Site Plan – Ground Floor 22Exhibit 5 – Site Plan – Typical Residential 23Exhibit 6 – Site Plan – Roof Level 24Exhibit 7 – Garage Plans 25Exhibit 8 – Materials and Examples 28Exhibit 9 – Conceptual Elevations 30Exhibit 10 – Landscape Plan 32

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A. Purpose and Intent

1. Project Overview and Goals.

The original “Optima Center Kierland” project was approved via Case Z 22 14 in 2014. Nowknown as “Optima Kierland Center,” the original project was a four (4) building mid risedevelopment of high quality multi family residential dwellings, with the opportunity for a fifthtwo (2) story building consisting of potential office for Optima’s Arizona operations.

Optima Kierland Center, Phase II annexes the former “La Maison” site into the 2014 plan byadding an additional 2.28 acres to the 9.42 acres of the original master plan for a full project sizeof 11.70 gross acres. Intended to be a simple expansion of the original master plan, this PUDutilizes the same development standards, design guidelines and other provisions applicable toCase Z 22 14 to govern development of this final phase of “Optima Kierland Center.” This PUD isto be viewed and implemented as part of the overall master plan for Optima Kierland Center andthat application of development standards, etc., are all done with the intent of developing onemaster planned project. This is critical given the shared open space, integrated parking garageand the seamless appearance of the overall development.

The goal of this PUD is to provide for the final phase of the Optima Kierland Center, a uniquehigh quality modern high rise urban living experience. Optima Kierland Center Phase II will be anexpansion of the existing pedestrian friendly project that will incorporate meaningful andappropriate open space, landscaping, pedestrianmobility, access to shopping and entertainmentas well as continuing the iconic architectural style of the overall development.

2. Overall Design Concept.

The overall design concept is to sensitively integrate the new building into the existing OptimaKierland Center buildings by utilizing the same quality materials and integrating “on building”vegetative planting technology to provide visual excitement and dynamic visual interest. Withall parking below grade, the buildings are designed to float over the grade level “park like setting”that incorporates extensive pedestrian friendly open space. The site becomes a welcomingpedestrian oasis with significant landscaping and shade provided by the buildings floating above.

The creative use of quality materials combined with the creation of a seamless transition fromindoor to outdoor spaces to permit the maximum enjoyment of the Sonoran Desert climate. TheProject utilizes a glass and concrete structure featuring generous landscaped balconies to bringa living edge to each dwelling unit as well as meaningful private outdoor space.

Roof top gardens visually soften the buildings, reduce the heat island effect and provide livingamenity space that can be enjoyed year round. Exterior sunshades accent the building whileenhancing the sustainable design.

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B. Land Use Plan

1. Proposed Land Uses.

Up to 288 Multifamily Dwelling Units, with associated open space and resident amenities.

2. Conceptual Site Plan Overview.

Exhibits provided at end of this PUD narrative.

Exhibit 7, Garage Plan. The Project provides three (3) levels of below grade parking:

Lower Level 3 provides 143 parking spaces for 7190; a total of 342 parking spaces providedwith elevator lobby access.



Overall parking totals 464 parking spaces for the new 7190 building (subject of this PUD); a totalof 1,922 parking spaces will be provided for the overall Optima Kierland Center project at finalbuild out. Please note that the final parking garage is fully integrated into the overall projectdesign so that parking and internal circulation is provided for the benefit of all phases of theentire project.

Exhibit 4, Site Plan Ground Floor is the location of the open space for the project, with gardens,vegetation and interconnected open space. The building features amenity areas as well as themain lobby. As with the other site towers, the ground level will not include any units, onlyamenities such as the gym/fitness center, meeting spaces and function rooms. Facilities locatedwithin the residential buildings are for the use of the residents (and their authorized guests) only.

Exhibit 5, Site Plan Typical Residential provides a typical representation of the upper levels ofthe buildings. These floors are all residential dwellings, there are no common/public amenitieson these levels (2 through 10). It is anticipated that each floor will contain 32 residences, subjectto final design and unit mix.

Roof Level is shown on the Site Plan. This area will be a “green roof” with generous amenityspaces incorporating a large pool, spas, seating areas and sunbathing areas with gardens.

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C. List of Uses

1. Permitted Uses.1

Residential (and accessory uses thereof) – Up to a Maximum 288 Dwelling Units

and

All of those uses permitted in the C 2, Intermediate Commercial District as codified in Section623 of the City of Phoenix Zoning Ordinance, as modified by this PUD.

2. Temporary Uses.

Construction related activities such as parking and materials/equipment storage fordevelopment of the Project.

Sales offices for the Project.

1 Note: The Site is subject to specific use standards as per the Kierland Master Association Covenants, Conditionsand Restrictions (CC&R’s); while those provisions are not enforced by the City of Phoenix, this PUD does not intendto override or otherwise alter those CC&R’s and/or other applicable private agreements, restrictions or othercontrols on the use of the Site. The CC&R standards are more restrictive than the standards of the City of PhoenixZoning Ordinance.

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D. Development Standards

1. Development Standards Table.

a.Density and Number of DwellingUnits Permitted 288

b. Minimum Lot Width/Depth No Minimum Standard

c. Building Setback StandardsEast, Scottsdale Road

Minimum Setback 55 Feet

North, Perimeter Property LineMinimum Setback 20 Feet

West & South, Internal Property LinesMinimum Setback 0 Feet

d. Building SeparationAs Per City of Phoenix AdoptedBuildingCode

e. Height Permitted Height 104 Feet

f. Lot Coverage2 Maximum 70%

Note #: The rooftop pool and amenities deck will be installed up to five (5) feet above the structural deck. Thepermitted height excludes the rooftop pool and amenities deck and pool/spa surfaces and all enclosed amenity andrestroom areas on top of the rooftop pool and amenities deck.

Note #2: The permitted roof height excludes the mechanical screen and support walls, shade awnings, roof trellises,elevator lobby and overrun, stair and penthouse enclosures, and raised planters and planting enclosures.

Note #3: Mechanical, electrical and utility equipment and enclosures shall be permitted to exceed the permittedheight by 25% so long as such areas are limited to no greater than 30% of the total roof area and are architecturallyintegrated into the structure’s elevation.

2 For calculation of total Lot Coverage, the developer shall provide an overall calculation for both areas covered bythe Optima Kierland Center (Case No. Z 22 14) and this PUD. The total shall be inclusive of the area of both PUDs.

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2. Landscape Standards.

a. StreetscapeMinimum Standard is compliance with standardsapplicable to C 2 (Section 623) uses

b. Perimeter Property LinesMinimum Standard is compliance with standardsapplicable to C 2 (Section 623) uses

c. Adjacent to BuildingsMinimum Standard is compliance with standardsapplicable to C 2 (Section 623) uses

d. Parking AreasMinimum Standard is compliance with standardsapplicable to C 2 (Section 623) uses

e. Common and Retention AreasProvision of Open Space at Grade Level of no lessthan 70%3 of the total net lot area

f. Below Grade LandscapingLandscape planters located below grade, if provided,shall include landscaping that is generally consistentwith the “at grade” or “above grade” vegetation, withdeviations as appropriate to respond to the growthchallenges of such locations.

Note: Open space is to be calculated as the total net Site areaminus any enclosed building spaces at the base/groundlevel. Open space includes areas of landscaping, vegetation, hardscape, fountains, public art and/or related areasthat are not enclosed by walls and roof.

3 As with D.1.f, for calculation of total Open Space, the developer shall provide an overall calculation for both ofthe areas covered by the Optima Center Kierland (Case No. Z 22 14) and this PUD. The total shall be inclusive ofthe area of both PUDs.

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3. Parking.

The development of the Site shall comply with Section 702 of the Phoenix Zoning Ordinance,except as provided for below.

Automotive Parking: As with the original “Optima Kierland Center” PUD, parking for the Projectshall be provided per the parking report prepared byWalker Parking Consultants, which proposesthe following minimum requirements:

The parking calculations provided prior are subject to change if the unit configurations are alteredor otherwise modified in the final building configuration.

Please note that the above provided parking requirements are customized to reflect the uniquenature and operational characteristics of the development. A detailed shared parking analysishas been prepared by Walker Parking Consultants documenting the site parking requirements.This document is on file with the City of Phoenix. Parking for the Project shall be provided asrequired by the shared parking analysis.

Bicycle Parking: 0.25 per unit (maximum required 50)

Bicycle parking to be installed in conformancewith Section 1307.H, except as follows: (i) invertedU style bicycle racks or artistic style racks consistent with the City of Phoenix preferred designs(see Comprehensive Bicycle Master Plan, Appendix K) shall be provided and (ii) secure residentbike storage may be located within the lower level parking garage.

Loading Bay: None required, provisions for loading have been provided within the first phase ofthe “Optima Kierland Center” PUD.

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4. Amenities.

The building shall provide:

a. Swimming Pool and/or Spab. Party Room/Event Space for Resident Use Onlyc. Fitness Facilities

5. Shade.

The provision of shade to enhance the pedestrian experience is recognized as a critical elementin planning spaces within the Sonoran Desert environment. Final plans should include shadingfeatures in the building design and/or landscaping to provide for pedestrian comfort. Variousshading strategies may include:

A. Physical Shade via Umbrellas and/or Shade SailsB. Use of Vegetation (such as Trees)C. Integrated Structural OverhangsD. Awnings and/or Shade Trellis Features

Shading Examples

Furthermore, the use of patios to create depth to shelter exterior glass as well as the outdoorliving space will create shade for each individual residential dwelling unit.

In order to minimize heat gain and retention caused by paved parking surfaces, all parking is tobe provided below grade.

6. Lighting Plan.

All site lighting will comply with the standards of the Phoenix Zoning Ordinance.

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E. Design Guidelines

The Project proposes elevations that provide exceptional design and a unique visual appearanceas well as a unique site plan and building placement, resulting in a high quality visual gatewayinto the commercial heart of Kierland. The following standards are provided to guide thedevelopment of the Project and will be reflected in the final design.

At its core, the Project is intended as a modern urban development which contains verticallystacked courtyard houses in conjunction with grand civic courtyards and open space reminiscentof classical era planning. The private courtyard residences are a unique blend evocative ofSonoran Desert Native American housing with the functionality of southwest indoor/outdoorliving. Each dwelling is designed as a dynamic combination of layered interior space expandinguninterrupted into lushly landscaped private terraces. Other buildings and spaces on the site shallharmonize with these residences.

To achieve that harmony, the following design guidelines/expectations shall be provided for inthe final plans for each structure:

1. Exterior Materials – Exterior materials will include expansive landscaping, glass,concrete, CMU, and non reflective coated metals.

2. Exterior Façade – The exterior façade of all buildings will contain architecturalshading devices and a vertically integrated architectural landscaping system.

3. Color Palette – Materials will utilize colors present in the desert landscape.

4. Site Connectivity – Open space at grade level is encouraged. The developmentcelebrates open courtyards, plazas, and walkways and should network buildingson the site.

5. Private Terraces – Private shaded terraces will be integrated with the residencesand will include an architectural vertically integrated landscaping system.

In summary, the Overall Design Vision provided at the beginning of this PUD narrative isimplemented by the inclusion of the above guidelines into the architectural design of the Project.

The result will be a development that is in general conformance with the elevations found in thisnarrative as Exhibits 9 – Conceptual Elevations.

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F. Signs

The Project will be subject to the standards of Chapter 7 of the City of Phoenix Zoning Ordinance.

Note that the Project is subject to a comprehensive site plan (“CSP”) adopted pursuant to Section705.E.2. that is applicable to the greater Kierland area. All signage is subject to said CSP and anyamendments thereto.

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G. Sustainability

1. City Enforced Standards.

None

2. Developer Enforced Standards.

Optima Kierland Center will be a pedestrian friendly mixed use multi family residential projectincorporating meaningful and appropriate open space, landscaping, pedestrian mobility, accessto shopping and entertainment, and provide a variety of architectural styles to the dynamicKierland area.

Optima Kierland Center was the first project in the City of Phoenix to comply with the PhoenixGreen Construction Code (amended version of the International Green Construction Code IGCC)which was adopted by the City in 2012 as a voluntary code to promote community sustainabilityin line with the City of Phoenix sustainability initiatives.

Phoenix Green Construction Code is designed to reduce the adverse environmental impactsassociated with development in the areas of heat island mitigation, material resources, energyconsumption, water depletion and indoor environmental quality. The Phoenix GreenConstruction Code enhances Phoenix’s environmental quality of life for residents, businesses andvisitors. It adds economic, environmental and community value while responding to the growingdemand for a 21st century green lifestyle involving open space, mixed use and pedestrianconnectivity.

Optima will work with the City and leverage 41 years of experience in development, architecture,and construction to help develop the most appropriate standards for green construction inPhoenix. Optima’s partnership with the City of Phoenix in obtaining certification under thePhoenix Green Construction Code will revolutionize sustainable construction practices. The costfor a developer to build a project of this size to green building standards is approximately anadditional 6%.

By complying with the Phoenix Green Construction Code, the Optima Kierland Center willcontribute to the City of Phoenix initiatives by addressing the following:

• Vegetated courtyards, terraces and roofs that provide for heat island mitigation,sound mitigation, and improved air quality

• A pedestrian friendly mixed use multi family residential project with undergroundparking and pedestrian connectivity providing mitigation of transportation impacts

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• Energy efficient construction.

• Resource efficient building materials and waste diversion with easy resident access torecycling bins and chutes

• Reduced water use plumbing fixtures and drought resistant landscape

• Healthy interiors with low emissions from material content and finishes

• Connectivity to plants and daylighting with floor to ceiling glazing that help stressreduction, comfort, and well being

Building upon experience gained from using the International Green Construction Code in theCity of Scottsdale on Optima Sonoran Village, Optima Kierland Center will use the Phoenix GreenConstruction Code to adapt to local conditions and environmental priorities of the City ofPhoenix.

By following Phoenix's 3rd party verification and inspection process, the project approval will bestreamlined and a Green Designation and Certification will be achieved in compliance with thePhoenix Green Construction Code.

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H. Infrastructure

The surrounding public roadways (71st Street, Kierland Boulevard and Scottsdale Road) are allbuilt to a full public standard and are at their final build out size and configuration. The trafficimpact assessment concluded that there are no additional improvements required to nearbypublic roads and that there is sufficient capacity to accommodate the Project as proposed. A copyis on file with the City of Phoenix.

Grading and Drainage for the Site will be designed to meet all City of Phoenix standards.

Water and wastewater systems exist in the immediate area and already service the Site. There issufficient capacity for the Project as proposed. The design and construction of any facilitiesneeded to connect to the existing infrastructure shall be the responsibility of the developer.

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I. Comparative Zoning Standards

Comparative Zoning Standards Table

Development Standard R 3 PRD Standards Proposed PUD Standards

a. Maximum Density15.23 du/ac; 17.40du/ac with bonus 288 Dwelling Units, Maximum

b. Minimum Lot Width/Depth No Standard No Standardc. Minimum Building Setbacks

North No Standard 0'South No Standard 25'East No Standard 55'

West (Front) 10' 25'd. Maximum Building Height

2 stories or 30' forfirst 150'; 1' in 5'

increase to 48' high, 4story maximum

104'

e. Maximum Lot Coverage 45% 70%

f. Minimum Bicycle Parking No Standard

.25 per unit and4 visitor spaces

Maximum 50 spaces requiredg. Minimum Landscape Setbacks

North 20 C 2 StandardsSouth 5 C 2 StandardsEast 5 C 2 StandardsWest 20 C 2 Standards

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J. Legal Description

15450 North Scottsdale Road (APN 215 42 006C) as Per Deed 2019 0355976:

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