Section 1221. Van Buren.
A. Intent. The intent of the Van Buren Character Area is to establish a dense, vibrant, urban mixed-use area that is a center for commerce and high-rise urban living. This area comprises some of the tallest height entitlements within the City. The close proximity to government buildings and commercial offices makes this an ideal location for future hotels and iconic residential buildings with a strong urban focus. The active streetscape will connect the primarily residential neighborhoods to the north with the amenities and services provided within the Business Core and Van Buren Character Areas.
B. Development Standards.
1. Maximum height.
a. Main building: Governed by the height map, Section 1202.C.
(1) Height bonus: None.
b. Accessory structures: 30 feet.
2. Maximum density.
a. Governed by the density map, Section 1202.D.
(1) Bonus: 50%.
3. Maximum lot coverage.
a. Lot coverage: 55%.
(1) Bonus: maximum 100%.
b. Accessory building.
(1) Maximum footprint: 25% of net lot area.
4. Minimum side and rear setbacks.
a. Primary building.
(1) Side: Ten feet.
(2) Rear: Ten feet.
b. Accessory buildings.
(1) Side: 0 feet.
(2) Rear: 0 feet.
5. Required parking: Governed by Section 1206
a. Parking bonus:
(1) Increase: Maximum 50%.
(2) Decrease: Maximum 100%.
6. Fences.
a. Side yard: Maximum height 6 feet.
b. Rear yard: Maximum height 6 feet.
(1) When a fully dedicated alley is present view fencing shall be provided above 40 inches in height.
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. Above 65 feet, tall buildings 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 twenty (20) percent.
6. The uppermost floors of high rise buildings should be articulated to achieve a distinctive skyline profile.
7. Base guidelines.
a. 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.
b. The base of a building(s) should be placed parallel, and not at an angle, to the street.
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, except for properties that are required to develop the Taylor Street Pedestrian Paseo.
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. Taylor Street Pedestrian Paseo Standards.
1. Easement dedication.
a. A 20-foot wide public pedestrian easement (hereafter referred to as "Paseo") shall be dedicated in accordance with the approved alignment as follows:
2. Development standard bonus.
a. Sites that are required to dedicate and construct the Taylor Street Paseo shall have no maximum lot coverage, maximum density requirements or required minimum open space.
3. Deviation from approved alignment:
a. The Paseo’s alignment may be deviated by up to 50 feet either north or south of the approved alignment under the following conditions:
(1) The deviation shall not result in a misalignment of more than 90 feet.
(2) A north or south connector Paseo, designed in accordance with this section, shall be provided on site when a deviation results in more than 20 feet of misalignment within the block.
(3) The revised easement location shall be dedicated prior to final site plan approval.
4. A minimum of 50% of the ground floor along the Paseo shall be active uses.
5. The optional alignment can be used in place of the approved alignment. For sites with an optional alignment two easements are not required.
F. Taylor Street Pedestrian Paseo Guidelines.
1. An ADA compliant walkway a minimum of 8 feet in width and clear of obstructions should be provided within the Paseo.
2. The Paseo should be a minimum of 50 percent shaded at plant maturity.
3. The Paseo should be as straight as possible and avoid meanders.
4. Decorative paving (e.g. pavers, permeable pavement, colored and textured concrete) should be provided within the Paseo.
5. Building frontage along the Paseo should be maximized.
6. Ground floor active uses should be oriented to the Paseo.
7. Each ground floor commercial suite adjacent to the Paseo should provide a primary entrance on the Paseo side.
8. Building facades adjacent to the Paseo should be designed with the following elements:
a. Clear glass windows (allowing at least 75 percent of visible light as specified by the manufacturer) for a minimum of 60 percent of the ground floor facade between three feet and eight feet.
b. A minimum of one primary entrance on each Paseo frontage.
9. Parking (surface and structured) and vehicular maneuvering along the Paseo should be minimized.
10. The Paseo should be clearly separated from vehicular maneuvering areas.
11. A minimum 15-foot by 15-foot visibility triangle should be provided at any intersection with the Paseo and vehicular traffic.
12. Parking garage entrances/exits should be oriented to minimize vehicular traffic crossing the Paseo.
13. Paseo segments that cross drive aisles should provide a minimum 20-foot wide crosswalk demarcated to contrast with the drive aisle.
14. Fencing within 50 feet of the edges of the Paseo should not be higher than 40 inches. (excluding temporary fencing in accordance with subsection 18.).
15. Paseo segments that cross surface parking areas should be designed with the following elements:
b. A minimum of 6-foot wide landscape strips on each side of walkway (or 12 feet on one side).
16. The following lighting treatment should be provided within the Paseo:
a. 15-foot maximum height of lighting fixtures.
b. A minimum of 1-foot candle illumination should be maintained throughout the Paseo.
c. Uniform lighting should be placed along entire Paseo, avoiding bright high glare areas and low visibility dark areas.
d. Lighting within the Paseo should be illuminated from dusk until dawn.
17. One of the following identifying markers should be provided at each street entrance to the Paseo.
a. Bollard path light.
b. Public art.
c. Decorative directional signage.
d. Building design elements that emphasize the Paseo entrance.
18. Temporary security gating. In the event that a block’s Paseo is not fully developed, temporary removable fencing may be erected at the entrances to the Paseo under the following conditions:
a. A pedestrian gate is provided that is unlocked during business hours.
b. A revocable permit is obtained.
c. The fencing is removed upon completion of the block’s Paseo.
G. 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 |
|
Fillmore Street Alley west of 7th Ave. to 7th Ave. |
0' |
5' |
Minimum 50% |
ALL |
5' |
7' |
|
Fillmore Street 7th Ave. to 3rd Ave. |
0' |
5' |
Minimum 50% |
ALL |
5' |
10' |
|
Van Buren Street 7th Ave. to 3rd Ave. |
0' |
5' |
Minimum 75% |
SF |
5' |
5' |
|
Woodland Avenue 9th Ave. to alley west of 9th Ave. |
12' |
20' |
Minimum 75% |
AFY, SD, DY, S |
5' |
10' |
|
Monroe Street 7th Ave. to 3rd Ave. |
0' |
5' |
Minimum 75% |
SD, DY, S |
8' |
10' |
|
Adams Street 4th Ave. to 7th Ave. |
0' |
5' |
Minimum 75% |
SD, DY, S, GA |
5' |
10' |
|
Adams Street 7th Ave. to 5th Ave. |
0' |
5' |
Minimum 75% |
SD, DY, S, GA |
8' |
5' |
|
9th Avenue Adams St. to Van Buren St. |
0' |
5' |
Minimum 50% |
ALL |
5' |
20' |
|
7th Avenue Adams St. to Fillmore St. |
0' |
5' |
Minimum 75% |
SD, DY, S |
7' |
7' |
|
6th Avenue Adams St. to Van Buren St. |
0' |
5' |
Minimum 75% |
ALL |
East 5' West 5' |
East 5' West 8' |
|
6th Avenue Van Buren St. to Fillmore St. |
0' |
5' |
Minimum 50% |
SD, DY, S, GA |
East 5' West 5' |
East 8' West 5' |
|
5th Avenue Adams St. to Van Buren St. |
0' |
5' |
Minimum 75% |
ALL |
7' |
7' |
|
5th Avenue Van Buren St. to Fillmore St. |
0' |
5' |
Minimum 50% |
SD, DY, S, GA |
5' |
10' |
|
4th Avenue Monroe St. to Van Buren St. |
0' |
5' |
Minimum 75% |
ALL |
7' |
7' |
|
4th Avenue Van Buren St. to Fillmore St. |
0' |
5' |
Minimum 50% |
SD, DY, S, GA |
5' |
15' |
|
3rd Avenue Monroe St. to Van Buren St. |
0' |
5' |
Minimum 75% |
ALL |
5' |
5' |
|
3rd Avenue Van Buren St. to Fillmore St. |
0' |
5' |
Minimum 50% |
SD, DY, S, GA |
5' |
10' |
|
Taylor Street Paseo 7th Ave. to 3rd Ave. |
0' |
5' |
Minimum 65% |
SD, S |
See Paseo Guidelines |
See Paseo Guidelines |
(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
(Ord. No. G-5480, 2010; Ord. No. G-5777, 2013; Ord. No. G-6287, 2017; Ord. No. G-6409, 2018)