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Development Review Narrative

Sycamore Apartment Improvements Project No.: 919-PA-2019

1. Introduction

2. Development Plan

3. General Plan Conformance

4. Southern Scottsdale Character Area Conformance

5. Design Conformance

6. Development Review Board Criteria

7. Conclusion

May 2020

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1. Introduction

Purpose of the Request

The purpose of this request is to obtain Development Review approval to enable the

development of a new, complimentary building of residential units within an existing apartment

complex. The Sycamore Apartment community was developed in the 1980’s and has operated

continuously as a rental apartment community since inception. Regular maintenance and some

small improvements have occurred over the years. This proposal is part of a larger series of

recent investments and property improvements the owner has undertaken to stay competitive

and relevant for today discerning renters.

Existing Property and Proposal

The Sycamore is a unique apartment community, tucked back far away from the adjacent arteries

of Thomas Road and 68th Street, but with easy access to both roads. The site is developed as a

series of 2-story buildings placed among meandering pathways and open space areas with pools,

a basketball court, a pet park, barbeque and picnic areas. The buildings contain a variety of 1, 2,

and 3-bedroom floor plans for a total of 350 residential units.

Near the north property line, two (2) dilapidated tennis courts exist. Tennis courts are no longer

a sought-after amenity for most apartment projects and this area has been used primarily to

store items for maintaining the complex. This application will remove the tennis courts to add

one (1) new 2-story building with twenty (20), new 1-bedroom units. The existing open space

retention areas on the east and west of the site will be maintained, as will the existing gazebo

and mail retrieval area. The new building is roughly 13,350 sq. ft. in size and 26-feet in height to

the top of the parapet. The building is placed over 25 feet setback from the north property line.

Each unit will have a private balcony or patio.

The existing trash enclosure and parking spaces to the south of the site will be re-configured and

two (2) new ADA spaces will be added. Access to and from the new building will occur at it always

has, using the existing network of internal roads which connect to Thomas Road at two (2) points

and 68th Street at one (1) point.

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Location and Relationship to Surrounding Properties

The project is located at 6599 East Thomas Road, behind the southwest corner of Thomas Road

and 68th Street and is comprised of Assessor Parcel Nos. 129-03-001A, -003B and -004G (the

“Property”). The Property is currently zoned Multi-family Residential (R-5) and will not be

changed with this application. The roughly 18-acre site is not visible from either frontage and is

tucked behind other uses; including a commercial design center, a senior living facility and a

newer, 2-story multifamily project. To the east of the site are a series of heavy commercial uses.

Specifically:

• To the North: R-5 zoning. 2-story, multifamily residential (Diamante)

• To the East: C-2 zoning. Scottsdale Design District and miscellaneous commercial uses

• To the South: R1-7 zoning. Single family residential.

• To the West: C-4 zoning. Various commercial and storage uses including upholstery, glass

repair, trailer sales, a pawn shop, etc.

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2. Development Plan

Building Layout

This 2-story building contains (10) 1-bedroom apartments on each floor for a total of 20 new

units. The building is oriented so that the units have north/ south exposure with an entry

breezeway in the center. The building is located on existing, unused tennis courts and all parking

is existing and provided with the existing apartment complex.

Architectural Character and Materials

This project will substantially conform to the Scottsdale Design Guidelines as is discussed further in Section 5 below.

• This building has been designed to incorporate the massing and color palette of the other existing apartment units on site. While these are not identical in layout to the existing units; the height, roof material, materials and colors are all consistent with the complex as a whole.

• Building massing is broken up with the use of parapets and sloped tile roofs to mimic the adjacent building masses. The rhythm created with these roof mass changes helps to control the visual impact of the 2-story units.

• The design responds to the desert environment, with interior spaces that extend into the outdoors; materials with colors and textures associated with the region such as stucco walls and tile roofing; and features such as patio shade structures, deep roof overhangs, building pop-outs at glazing areas for additional shade and recessed windows & doors. The central entry breezeway is located in the center of the building which provides shade throughout the day. Areas are located within the building to open to the outdoor breezeway to integrate indoor and outdoor spaces for resident use. The main entrances of the residential units are located on the East and West sides of the building, recessed slightly with building pop-outs and stair/ roof overhangs for additional shade.

• All rooftop mechanical equipment and penetrations will be screened behind parapet walls.

Landscape Character and Materials

The landscaping will substantially conform to the Scottsdale Design Guidelines and is discussed further in Section 5 below.

• Landscaping has been provided in front of all north and south facing patios to provide natural shading to the residential units and walkways.

• The landscape design is consistent with the current landscaping and will include a variety of indigenous plants and trees of various sizes and maturity to blend and respond to the desert environment.

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3. Conformance to the General Plan

The Property has a General Plan designation of Urban Neighborhoods. Medium density

residential is one identifying characteristic of Urban Neighborhoods. The Property is also located

within the Southern Scottsdale Character Area Plan which provides more detailed guidance for

development and redevelopment and is discussed further in Section 4 below. However, the

General Plan does present several appropriate Goals and Approaches for the Property including:

Character and Design Element

CD1: Determine the appropriateness of all development in terms of community goals,

surrounding area character, and the specific context of the surrounding neighborhood.

• 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 type that

these uses are a part of describes the pattern and intensity of how these uses fit together.

The following general character types are found in our community:

o Suburban Suburban/Suburban Desert Character Types contain medium density

neighborhoods that include a variety of commercial and employment centers and

resorts. A wide variety of recreational and leisure opportunities are integrated into

the fabric of these districts. Pedestrian and bicycle linkages from neighborhood

to neighborhood and from neighborhood to commercial, cultural, educational and

recreational components are vital in weaving these areas into a livable

community. The physical character of these districts varies widely throughout the

community and is based on period of construction and the surrounding

topography and natural features. These districts comprise most of the southern

and central areas of the city. There are some special features within suburban

character types that embody unique land uses or physical elements:

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Response: The project provides a safe, attractive and context compatible development

and is in keeping with the planned character of the area and the recognized Urban

Character Type setting. The redevelopment consists of new residential rental unit and is

located within an existing residential apartment community. The new units will fit

seamlessly into the existing context. The project is in keeping with the medium density

of the Suburban / Suburban Desert Character Type. The design and scale of the new

building is in keeping with the existing Sycamore development as well as surrounding

projects.

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.

• Encourage creative and high-quality designs for outdoor lighting fixtures and standards

that reflect the character of the local context.

• Discourage lighting that reduces the viability of astronomical observation facilities within

Arizona.

Response: The project will utilize appropriate outdoor lighting which is in keeping with the

character of the existing development and will minimize glare and lighting intrusions. The

lighting will be shielded where applicable to minimize “light pollution” beyond the property

line in response to astronomical observation.

Housing Element

HE1: Preserve the quality of existing dwellings and neighborhoods so that people will find our

community a healthy, safe and attractive place to call home today and into the future.

• Support existing and future housing rehabilitation and neighborhood preservation

efforts.

• Encourage ongoing property maintenance to sustain neighborhood vitality, value, and

overall sense of community pride.

• Encourage rehabilitation of historic residential buildings and remodeling of older multi-

unit buildings.

Response: The project is completely aligned with this General Plan goal and approach. The

project marks a significant investment in an older, multifamily community and seeks to

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provide an attractive place for residents to call home. The improvements represent

significant maintenance of the existing property and provide clear pride of ownership.

HE2: Seek a variety of housing options that blend with the character of the surrounding

community.

• Encourage physical design, building structure, and lot layout relationships between

existing and new construction to help the new developments complement the

surrounding neighborhoods.

Response: The new building is designed to fit seamlessly within the existing context. The

building height, massing and use are all in keeping with the surroundings, both on-site and

adjacent.

Conservation, Rehabilitation, and Redevelopment Element

CR2: Sustain the long-term economic well-being through redevelopment, rehabilitation, and

conservation.

• Support and encourage public and private economic reinvestment in mature, declining

areas.

Response: This is a mature area of Scottsdale. The proposal is part of a larger reinvestment

in the Sycamore complex and represents a significant redevelopment to help ensure the

property’s long-term quality and success.

Economic Vitality Element

EV7: Sustain the long-term economic well-being of the city and its citizens through

redevelopment and revitalization efforts.

• Encourage quality redevelopment in employment areas to provide new jobs, new retail

and new entertainment opportunities in the Scottsdale market.

• Encourage and support the renovation and reuse of underutilized or vacant parcels /

buildings / shopping centers.

• Enhance the experience for visitors who evaluate the quality of their experience through

their visual impressions of the community by revitalizing the mature built environment of

businesses and neighborhoods.

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• Support and encourage appropriate public and private redevelopment and revitalization

efforts in the community.

Response: This proposed project will help revitalize an area that contains many dated

buildings and empty lots. The new development will be designed to offer more affordable

options for those that look to live, work, play and shop right in their community. The site’s

location is highly visible, and the new development will assist in the effort to enhance and

revitalize the South Scottsdale experience for both residents and visitors, turning what was

formerly a dated building and unkempt lot into a new, high-quality mixed-use development.

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4. Conformance to the Southern Scottsdale Character Area Plan

The Southern Scottsdale Character Plan has a goal “To maintain the positive attributes of

Southern Scottsdale and seize new opportunities for the area,” and in order to make that happen

it recommends “the public and private sectors should explore innovative development ideas,

encourage land use and development flexibility, and provide a coordinated approach to local and

regional development and economic revitalization”. Below are a few of the goals and policies

from this Character Area Plan with which this project aligns with.

1. Land Use, Growth & Activity Areas

Goal LU 1: Promote residential reinvestment and revitalization through regulatory flexibility.

• Policy LU 1.2. Update land use regulations to allow for the revitalization and/or expansion

of residential properties to current market standards.

• Policy LU 1.2. Encourage new residential development and revitalization that

complements the established urban form.

Response: The application is completely aligned with this Goal and Policies. The application

will allow for residential reinvestment and revitalization. Although small, the new building

exemplifies new residential development and revitalization by taking an underutilized area

of land and creating viable and compatible residential units for new residents.

Goal LU 5: Create Regional Centers and Activity Areas to guide future land use types and

intensities throughout Southern Scottsdale.

• Policy LU 5.4. Activity Areas serve the local residents and visitors. These service areas

may be accommodated by moderate intensity land uses such as medium to smaller size

stores or shopping centers. Land uses that characterize Activity Areas consist of retail,

personal services, fueling stations, financial institutions, medical and professional offices,

restaurants, fast food establishments, fresh food markets, and multi-family development.

As shown in “Conceptual Regional Centers, Activity Areas, and Corridors”, Southern

Scottsdale’s Activity Areas are comprised of:

o Policy LU 5.4.1. The Thomas/Crosscut Activity Area (located west of 68th Street

and Thomas Road) should focus on commercial, office, and mixed-use residential

development. This Activity Area encompasses the adjacent Crosscut Canal and

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associated open spaces. New development and redevelopment should be oriented

to complement and activate this unique adjacent amenity.

Response: The Property has already been developed for multi-family, in conformance with

the Thomas / Crosscut Activity Area. The new building will continue this conformance and

enable additional residents’ access to the nearby Crosscut Canal.

2. Character and Design

Goal CD 1: New and redeveloped residential housing should respect existing neighborhood

character and design.

• Policy CD 1.1. New and redeveloped residential development should be compatible in

terms of established neighborhood housing proportion, size, mass, and height.

• Policy CD 1.2. Architectural housing character should not be restricted to, but remain

complementary with, existing neighborhood design.

Response: This new building is designed to be compatible with, and complimentary to, the

existing Sycamore complex and buildings. The building is of similar massing, proportion and

height of the existing buildings, as well as the existing condo project to the north.

Goal CD 4: Site and building design of new development and redevelopment should respond to

the Sonoran Desert Climate.

• Policy CD 4.1. Encourage new development to incorporate designs such as shade

structures, deep roof overhangs and recessed windows to address passive solar cooling

opportunities.

• Policy CD 4.2. Encourage the use of a variety of textures and natural building materials to

provide architectural visual interest and richness, particularly at the pedestrian level.

• Policy CD 4.3. Support landscape design that responds to the desert environment by

utilizing indigenous and adapted landscape materials that complement the Southern

Scottsdale built environment.

Response: This new building incorporates deep roof overhang and 2nd floor patio structures

to provide solar shading at all unit patio spaces. The uses of a covered breezeway provides

shaded entry points for all users. The landscape design utilizes Mesquite tree, yucca plants,

and other native landscape materials to complement the current built environment.

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Goal CD 6: Promote, plan and implement design strategies that are sustainable.

• Policy CD 6.1. Encourage compact development design along Corridors and in Regional

Centers and Activity Areas to help reduce travel distances, encourage walking and cycling,

and stimulate public transit use.

• Policy CD 6.2. Encourage building design, orientation, and layout that reduce energy

consumption.

• Policy CD 6.3. Develop adaptable and sustainable building design strategies that could

accommodate future innovative energy and environmental technologies as they become

commercially viable.

• Policy CD 6.4. Encourage the use of sustainable design principles for remodeling and new

development projects to mitigate building construction and operational impacts on the

environment.

Response: The design creates more compact development by removing unused space and

inserting new residential units. This helps reduce commute times and encourages walking

and/or biking by providing housing within a recognized Activity Area. Utilizing existing

infrastructure as an infill project limits additional construction impacts on the environment.

The new building is also placed on an east-west orientation to help minimize solar exposure

while balconies and patios provide overhangs and shading of north/ south facing windows.

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5. Conformance with Scottsdale’s Design Guidelines

Scottsdale Sensitive Design Principles & Additional Design Guidelines

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

• Building design should consider the distinctive qualities and character of the surrounding

context and, as appropriate, incorporate those qualities in its design.

• Building design should be sensitive to the evolving context of an area over time.

Response: This building has been designed to incorporate the massing and color palette of

the other existing apartment units on site. While these are not identical in layout to the

existing units; the height, roof material, materials and colors are all consistent with the

complex.

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

• Scenic views of the Sonoran Desert and mountains

• Archaeological and historical resources

Response: The building has been designed to include as many natural vistas as possible, with

2nd Floor north facing residential units facing outwards towards Camelback Mountain and the

2nd Floor south facing units facing outwards toward Papago Buttes.

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

• A design should respond to the unique terrain of the site by blending with the natural shape and texture of the land while minimizing disturbances to the natural environment.

Response: The building will be placed where an existing paved tennis court is which will avoid any natural disturbance.

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

Response: No natural habitats or ecological processes with be affected by this development.

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

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• Streetscapes should provide continuity among adjacent uses through use of cohesive landscaping, decorative paving, street furniture, public art and integrated infrastructure elements.

Response: The building is in an existing property that is set back and shielded from any public streetscape.

6. Developments should integrate alternative modes of transportation, including bicycles and

bus access, within the pedestrian network that encourages social contact and interaction

within the community.

Response: The existing apartment complex is within walking distance to bus stops and

maintains bike parking spaces to encourage social contact.

7. Development should show consideration for the pedestrian by providing landscaping and

shading elements as well as inviting access to adjacent developments.

• Design elements should be included to reflect a human scale, such as the use of shelter

and shade for the pedestrian and a variety of building masses.

Response: Landscaping has been provided in front of all north and south facing patios to

provide natural shading to the residential units and walkways.

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

• To control the visual impact of a building's height and size

• To highlight important building volumes and features, such as the building entry

Response: Building massing is broken up with the use of parapets and sloped tile roofs to

mimic the adjacent building masses. The rhythm created with these roof mass changes helps

to control the visual impact of the 2 story units.

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

• Interior spaces should be extended into the outdoors both physically and visually when

appropriate

• Materials with colors and coarse textures associated with this region should be utilized

• A variety of textures and natural materials should be used to provide visual interest and

richness, particularly at the pedestrian level. Materials should be used honestly and reflect

their inherent qualities

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• Features such as shade structures, deep roof overhangs and recessed windows should be

incorporated

Response: The design responds to the desert environment, with interior spaces that extend

into the outdoors; materials with colors and textures associated with the region such as

stucco walls and tile roofing; and features such as patio shade structures, deep roof

overhangs, building pop-outs at glazing areas for additional shade and recessed windows &

doors. The central entry breezeway is located in the center of the building which provides

shade throughout the day. Areas are located within the building to open to the outdoor

breezeway to integrate indoor and outdoor spaces for resident use. The main entrances of

the residential units are located on the East and West sides of the building, recessed slightly

with building pop-outs and stair/ roof overhangs for additional shade.

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

• Design strategies and building techniques, which minimize environmental impact, reduce energy consumption, and endure over time, should be utilized.

Response: The apartment building will be designed to meet and/ or exceed all current energy

codes.

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

• The character of the area should be emphasized through the careful selection of planting

materials in terms of scale, density, and arrangement

• The landscaping should complement the built environment while relating to the various

uses.

Response: The landscape design is consistent with the current landscaping and will include

a variety of indigenous plants and trees of various sizes and maturity to blend and respond to

the desert environment.

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

• Water, as a landscape element, should be used judiciously

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• Water features should be placed in locations with high pedestrian activity

Response: The plants and trees in the landscape plan are indigenous to the arid region and

have been selected for their low water use and tolerance to drought conditions with lusher

landscape selected for use within the courtyard to create enhanced amenity experiences for

residents.

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

• A balance should occur between the ambient light levels and designated focal lighting

needs.

• Lighting should be designed to minimize glare and invasive overflow, to conserve energy,

and to reflect the character of the area.

Response: Lighting throughout the property will be LED or energy conscious lighting. All

lighting photometrics will be maintained at the required Scottsdale code requirements or

better, while also providing safety and security throughout the site. Building lighting will be

used as much as possible to integrate into the design of the site and be used as a feature to

enhance the overall design concept without creating harsh glare or overflow to neighboring

properties. Feature and landscape lighting will be kept to amenity areas and street frontage

with strong focus on pedestrian areas, site entry and signage visibility. All lighting will be

incorporated in accordance with Scottsdale’s Lighting Design Guidelines and all applicable

codes and ordinances.

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

• Signage should be designed to be complementary to the architecture, landscaping and design theme for the site, with due consideration for visibility and legibility.

Response: No signage will be added to this building except that which is required for addressing and identification within the complex as a whole.

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6. Development Review Board Criteria

As noted repeatedly in this document, the proposed improvements conform with numerous

goals and policies of the City of Scottsdale – this includes the following criteria noted in Section

1.904 of the Zoning Ordinance regarding Development Review Board consideration.

1. The Board shall examine the design and theme of the application for consistency with the design and character components of the applicable guidelines, development standards, Design Standards and Policies Manual, master plans, character plan, and General Plan.

Response: As outlined repeatedly in this document, the proposed addition is consistent with the applicable City guidelines, development standards, DSPM and General Plan.

2. The architectural character, landscaping and site design of the proposed development shall: a. Promote a desirable relationship of structures to one another, to open spaces and

topography, both on the site and in the surrounding neighborhood; b. Avoid excessive variety and monotonous repetition; c. Recognize the unique climatic and other environmental factors of this region to respond

to the Sonoran Desert environment, as specified in the Sensitive Design Principles; d. Conform to the recommendations and guidelines in the Environmentally Sensitive Lands

(ESL) Ordinance, in the ESL Overlay District; and e. Incorporate unique or characteristic architectural features, including building height,

size, shape, color, texture, setback or architectural details, in the Historic Property Overlay District.

Response: The new building has been designed to incorporate the massing and color palette of the other existing apartment units on site. While these are not identical in layout to the existing units, the height, roof material, materials and colors are all consistent with the complex. Building massing is broken up with the use of parapets and sloped tile roofs to mimic the adjacent building masses. The new building will be designed to meet and/ or exceed all current energy codes. The plants and trees in the landscape plan are indigenous to the arid region and have been selected for their low water use and tolerance to drought conditions with lusher landscape selected for use within the courtyard to create enhanced amenity experiences for residents. The property is not located within an ESL Overlay or within a Historic Property Overlay district.

3. Ingress, egress, internal traffic circulation, off-street parking facilities, loading and service

areas and pedestrian ways shall be so designed as to promote safety and convenience.

Response: The new project is designed with pedestrian safety in mind. New sidewalks will connect the new building to parking spaces, adjacent amenities and the existing pedestrian

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circulation pathway. New, ADA parking spaces are provided in close proximity to the building entrance of the new development. The existing vehicular ingress/egress for the remainder of the site shall remain as it is today.

4. If provided, mechanical equipment, appurtenances and utilities, and their associated screening shall be integral to the building design.

Response: No

Mechanical equipment and appurtenances located on the roof are fully screened and integrated into the building design by use of parapets and screening.

5. Within the Downtown Area, building and site design shall:

Response: The property is not located within the Downtown Area.

6. The location of artwork provided in accordance with the Cultural Improvement Program or Public Art Program shall address the following criteria:

Response: The Cultural Improvement Program and Public Art Program are not applicable to this project.

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7. Conclusion

This proposed project demonstrates how older, established properties can be reinvested in to

help provide affordable living options in Scottsdale. An underutilized area of an existing

community is used to create a well-designed and compatible residential use. As demonstrated

in the narrative, the project is in conformance with the City of Scottsdale’s General Plan and the

Southern Scottsdale Character Area Plan. This proposal, along with the recent series of

improvements the owner has undertaken, will help the complex stay competitive and relevant in

today’s rental market while providing more living options in Scottsdale.

aacevedo

Date

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A R C H I T E C T U R E7118 E. Sahuaro DriveScottsdale, AZ 85254

p: 480.264.7273www.cwarchitecture.net

Sycamore at Scottsdale Material/ Color Palette CW May 1, 2020

Material #1- LRV: 58Main Building- Smooth Stucco

Heather -DEC773

Material #4- LRV:31Doors and Door Trim

Sycamore Stand -DEC781

Material #5- LRV: 83Eybrow Pop Outs- Smooth Stucco

Swiss Coffee -DEW341

Material #3- LRV: 18Metal Trim and Railings

Boxwood -DEC778

Material #2- LRV: 18Wood Facsia/ Metal Wall Caps

Center Ridge-DE6230

Site Material #6- LRV 29Roof Tile; Boral- Mission S

Terra Cotta to match existing