Section 1215. Evans Churchill West.
A. Intent. The primary intent of the Evans Churchill West Character Area is to serve as a transition between the mixed-use neighborhoods to the north and east, the Downtown Gateway Corridor to the west, and the Biomed Cluster to the south. Ideally the area should embrace architecturally innovative high-density residential buildings and offer a dynamic mix of commercial and retail uses. It is the home of the downtown public market and will develop into a destination for retail, restaurants and nightlife. Adjacency to major destinations creates the potential for this area to serve as a major pedestrian thoroughfare. New developments should reflect the innovation of the area and incorporate shade structures and landscaping to create comfortable and inviting pedestrian thoroughfares. Outdoor dining and retail shops will enhance the pedestrian experience and encourage exploration and patronage. Buildings oriented to the street with ample sidewalk space allow for pedestrian amenities in addition to the tree-shaded sidewalks in parkway-like strips.
B. Development Standards.
1. Maximum height.
a. Main building: Governed by the height map, Section 1202.C.
(1) Height bonus: A maximum of 100-foot height bonus is permitted if a sustainability bonus is approved by the Design Review Committee for properties located between Fillmore Street and Pierce Street.
2. Maximum density.
a. Governed by the density map, Section 1202.D.
(1) Bonus: Maximum 100% increase in density.
3. Maximum lot coverage.
a. Lot coverage: 75%.
(1) Bonus: Maximum 100% lot coverage.
4. Minimum side and rear setbacks.
a. Primary building.
(1) Side: 0 feet.
(2) Rear: 0 feet.
5. Required parking: Governed by Section 1206
a. Parking bonus:
(1) Increase: Maximum 100%.
(2) Decrease: Maximum 100%.
6. Fences.
a. Side yard: Maximum height 6 feet.
b. Rear yard: maximum height 6 feet.
7. Signage. Signage subject to the regulations of Phoenix Zoning Ordinance Section 705, Table D-1, Commercial/Industrial Right-of-Way Low Volume Street Standards.
C. Building Form Guidelines.
1. Standards applicable to building taller than 65 feet in height.
a. General standards.
(1) Above 65 feet, tall building should not have massing that is boxy, bulky, and elongated.
(2) Upper floors should be served by common entrance lobbies that should be accessed from the Pedestrian Street.
(3) Large floor plates should be articulated to break down the mass of the building, create "street interest" and enhance sky line character.
(4) Building towers should have a minimum separation of 20 feet.
(5) The reflectivity of windows should be limited to 20 percent.
b. Base standards.
(1) All buildings over four stories in height should be designed with a base that is differentiated from the remainder of the building in order to relate to the street. The base may be between one and four stories in height, and should be scaled to the immediate context.
(2) The base of a building(s) should be placed parallel, and not at an angle, to the street.
c. Top.
(1) The uppermost floors of high rise buildings should be articulated to achieve a distinctive skyline profile.
2. Architectural elements—Accent materials and building design should contribute to creating a coherent architectural concept that is consistent with the surrounding design character of the area. (e.g. architectural lighting and signage, grilles, railings, downspouts, window and entry trim and moldings, shadow patterns and exterior lighting).
D. Open Space Guidelines.
1. For sites of 50,000 net square feet or larger, open space in an amount of at least five percent of the net lot area should be provided.
a. Open space should be a minimum 500 square feet with a minimum dimension of 20 feet.
b. The open space should connect or be visible from a Pedestrian Street.
c. Landscape:
(1) The portions of open space not landscaped should be surfaced in textured concrete, bricks, pavers, or similar material.
d. Fences/walls.
(1) Height: Six feet maximum.
(2) Materials: Wrought iron, brick, or decorative masonry.
E. Frontage Modifications.
1. Dooryard and stoop/door well.
a. Facades should exhibit varying building design to appear as multiple units.
b. No more than two consecutive facade designs should use the same color paint or method of articulation.
2. Active front yard. The permanent hardscape area should be constructed as a traditional covered porch or patio built to the following specifications.
a. Depth: Minimum 8 feet.
b. Width: Minimum 75% of the facade.
c. Elevation above grade: Maximum 2.5 feet.
d. Roof type: Consistent with primary structure.
F. Streetscape Standards.
|
Streetscape Standards Matrix |
||||||
|---|---|---|---|---|---|---|
|
Street Section |
Minimum Building Setback |
Maximum Building Setback |
Building Frontage |
Allowed Frontage Types |
Minimum Sidewalk Width |
Minimum Streetscape Zone Width |
|
Moreland Street 1st St. to 3rd St. |
5' |
15' |
Minimum 50% |
SD, DY, S, GA |
5' |
15' |
|
Portland Street Alley east of Central Ave. to 3rd St. |
5' |
15' |
Minimum 50% |
SD, DY, S, GA |
5' |
15' |
|
Roosevelt Street Alley east of Central Ave. to 4th St. |
5' |
15' |
Minimum 75% |
SD, DY, S |
12' |
6' |
|
Garfield Street Alley east of Central Ave. to 4th St. |
5' |
15' |
Minimum 50% |
SD, DY, S, GA |
5' |
15' |
|
McKinley Street Alley east of Central Ave. to 4th St. |
5' |
15' |
Minimum 50% |
SD, DY, S, GA |
5' |
15' |
|
Pierce Street Alley east of Central Ave. to 2nd St. and 3rd St. to 4th St. |
5' |
15' |
Minimum 50% |
SD, DY, S, GA |
5' |
10' |
|
Fillmore Street Alley east of Central Ave. to 5th St. |
5' |
15' |
Minimum 50% |
DY, S, GA |
8' |
6' |
|
Fillmore Street 1st St. to 2nd St. |
5' |
15' |
Minimum 50% |
DY, S, GA |
5' |
10' |
|
Fillmore Street 2nd St. to 3rd St. |
5' |
15' |
Minimum 50% |
DY, S, GA |
5' North 8' South |
5' North 7' South |
|
Fillmore Street 3rd St. to 5th St. |
5' |
15' |
Minimum 50% |
DY, S, GA |
8' North 5' South |
7' North 10' South |
|
1st Street Moreland St. to Fillmore St. |
0' |
5' |
Minimum 75% |
SD, DY, S, GA |
(1) |
(1) |
|
2nd Street Moreland St. to McKinley St. |
0' |
5' |
Minimum 75% |
SD, DY, S, GA |
5' |
20' |
|
2nd Street McKinley St. to Fillmore St. |
0' |
5' |
Minimum 75% |
SD, DY, S, GA |
5' |
10' East 20' West |
|
3rd Street Moreland St. to Portland St. |
5' |
15' |
Minimum 75% |
SD, DY, S, GA |
5' |
10' |
|
3rd Street Portland St. to alley north of Roosevelt St. |
5' |
15' |
Minimum 75% |
SD, DY, S, GA |
5' |
15' East 5' West |
|
3rd Street Alley north of Roosevelt St. to Roosevelt St. |
5' |
15' |
Minimum 75% |
SD, DY, S, GA |
5' |
5' |
|
3rd Street Roosevelt St. to Fillmore St. |
5' |
15' |
Minimum 75% |
SD, DY, S, GA |
5' |
10' |
|
4th Street Roosevelt St. to Fillmore St. |
5' |
15' |
Minimum 75% |
SD, DY, S, GA |
5' |
10' |
(AFY) Active Front Yard, (SD) Stoop/Door Well, (DY) Dooryard, (S) Storefront, (GA) Gallery/Arcade, (CE) Common Entry, (FC) Forecourt, (PO) Porch, (ALL) All Frontage Types
1. Per plans approved by Street Transportation Department.
(Ord. No. G-5480, 2010; Ord. No. G-5777, 2013; Ord. No. G-6409, 2018)