Brownfield Redevelopment Opportunities and Strategies: RIVERMARK

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Brownfield Redevelopment Opportunities and
Strategies RIVERMARK Mark Day, AIA Principal
DEVELOPING MASTER-PLANNED COMMUNITIESSCOTTSDALE,
ARIZONAJUNE 2-3, 2003
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A NEW URBAN INFILL RESIDENTIAL COMMUNITY
THE MASTER PLAN 225 acre site Over 3000
homes 115 Seniors Homes 100 Homes of affordable
family 450 Apartments Other Misc. Parcels THE
PROJECT Approx 154 Acres 1,889 For Sale
homes 140,000 sq ft of retail / commercial 18
acre K-8 school and joint use park Police
Substation Branch Library Fire station
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SITE LOCATION CONTEXT

Pedestrian Bridge
Open SpacePreserve
Guadalupe RiverCorridor
Located in the Golden Triangle The heart of
Silicon Valley. Site of the former Agnews State
Mental Hospital Area is underserved in housing
stock as well as neighborhood retail
RiveroaksLight Rail Station
Tasman Light Rail Local 58 59 Bus Line
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ENTITLEMENT PROCESS

• Change in PD Ordinance to allow for the creation
  of a Planned Development Master Community (PD-MC)
• Creation of a new zoning district (we wrote our
  own Design Guidelines Dev. Standards)
• Creation of DAP submittals (10 acre min) for
  specific architecture and landscape review
• Development Agreement w/ the City
• Toxic cleanup (residual pesticides)
• Entire Phase One submitted at one time (9 DAPS,
  including 6 for sale neighborhoods, commercial,
  seniors, and affordable family

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MASTER COMMUNITY PLAN
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PRODUCT MIX PHASING PLAN
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DEVELOPMENT SCHEDULE

• Planning started Jan 1999
• Site purchased Aug 15 2001
• Construction started
• Land development July 2001
• Housing const (models) Dec 2001
• Sales started June 2002
• First closing Sept 2002
• Phase one completed ongoing
• Project completion est 2006

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DESIGN PRINCIPLE 1
Traffic calming, pedestrian friendly streets
sociable public realm

• The project has created a hierarchy of street
  designs that shape sociable public realm
  including
• Detached sidewalks with planting strips
• Tree wells and parking pockets
• Carriageways (alleys)
• Tree canopies over the streets
• Reduced paving and R.O.Ws
• Necking down at intersections
• Porches and front door to streets, not garages.
• All of these strive to calm traffic and reinforce
  pedestrian oriented features over those of a
  conventional subdivision.

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DESIGN PRINCIPLE 2
Urban Relief Pocket Parks Tot Lots
Public Pocket parks, interspersed throughout the
plan offer visual relief at key vistas, and are
linked together via sidewalks and paseos.
In selected locations alley garaged homes form
the perimeter of contained and secure pocket
parks .
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DESIGN PRINCIPLE 3
Dispersion of Residential Product Throughout
Whole Community
The plan mixes a variety of product types over a
wide range of single family attached and
detached. Rather than hide each type behind
entry monuments and project walls, we have
reversed that and addressed the streets. This
mix is typical of small towns that have evolved
over time.
S.F. detached _at_ 9/acre
S.F. attached _at_ 14/acre
S.F. attached_at_ 21/acre
Housing types have been designed to break at
alleys or paseos.
THE GOAL When builders remove their signage, a
cohesive interwoven community is left behind.
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DESIGN PRINCIPLE 4
Homes Front Open Space and Paseos
Housing fronts onto the park, putting porches,
front doors and living room windows as a form of
eyes on the street for added security.
Paseos are turned perpendicular to the streets,
and serve to separate the public arrival to front
doors from the private auto access of a motor
court.
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DESIGN PRINCIPLE 5
Eclectic Architectural Design

• Architecturally, the project has created a series
  of eclectic housing styles that pay homage to the
  regions past.
• References are made to the pre-war styles found
  around the quad and across the freeway in the
  Rose Garden area including
• Spanish eclectic
• Mission
• Monterey

• Bungalow
• French or English cottage
• Victorian

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DESIGN PRINCIPLE 6
Public Facilities as Amenities and Focal Points
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THE RETAIL CENTER
The retail mixes both a main street central drive
with traditional storefronts, sidewalk cafes, and
flower kiosks, with more conventional and
commercially proven parking-oriented convenience
retail. Structured parking is buried behind
storefront retail, hidden from view. Angled
street parking provides a traditional main street
feel.
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THE RETAIL CENTER
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THE RETAIL CENTER
Originally designed as a three story façade with
office and retail, the main street architecture
sets the tone for the eclecticism of the
community through the varying façades and bold
use of color. Grocery anchored convenience
retail and a mid-rise hotel serve and address
surrounding residential and business demand.
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FOR SALE RESIDENTIAL PRODUCT

• 3 builders, 2 products each
• Promenade, SF det _at_ 8-9 du/acre
• Glen, SF det _at_ 9-10 du/acre
• Arbors, SF det _at_ 12 du/acre
• Greens, SF det _at_ 14 du/acre
• Landings, attached town homes _at_ 18 du/acre
• Park, attached town homes _at_ 21 du/acre
• Designed simultaneously with market segmentation
  in mind, offering different price points, variety
  of buyers, and increased absorption.

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THE PROMENADE NEIGHBORHOOD
8 9 du/acre - detached

• A carriage lane to the rear of these 38 x 90
  boulevard lots provides
• garage access
• eliminates curb cuts
• produces full lot architecture

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THE PROMENADE NEIGHBORHOOD
8 9 du/acre - detached
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THE PROMENADE NEIGHBORHOOD
8 9 du/acre - detached
Raised 24 Building pads allow for tighter front
setbacks and a clear public/private space
separation.
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THE PROMENADE NEIGHBORHOOD
8 9 du/acre - detached
Zero lot design with floor plans that open to the
side yards integrates indoor/outdoor uses.
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THE PROMENADE NEIGHBORHOOD
8 9 du/acre - detached
Homes range from 2,400 to 3,000 sq ft on 38 x
90 lots
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THE GLEN NEIGHBORHOOD
9 10 du/acre - detached
40 x 80 lots designed as zero lots with
borrowed easements to give useable private
yards. Garages alternate between the front and
rear of the lots with living spaces pulled
forward. Architecture forward concept pushes
garage doors back. Use of Hollywood driveways
eliminates wide curb cuts.
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THE GLEN NEIGHBORHOOD
9 10 du/acre - detached
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THE GLEN NEIGHBORHOOD
9 10 du/acre - detached
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THE GLEN NEIGHBORHOOD
9 10 du/acre - detached
Eclectic palette of architecture pays homage to
the citys pre-war heritage. Architecture
forward concept de-emphasizes garage doors.
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THE GLEN NEIGHBORHOOD
9 10 du/acre - detached
Homes range from 2,400 to 2,650 sq ft on 40 x
80 lots
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THE ARBORS NEIGHBORHOOD
12 du/acre detached
The Arbors features two-story single family
homes. The intimate neighborhood is a patchwork
of quaint carriageways and common
walkways. Homes are arranged in groups of 8,
specifically designed to separate public and
private arrival. Guests arrive via a common
paseo to front door and porches, with private
arrival garages off an enhanced common driveway
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THE ARBORS NEIGHBORHOOD
12 du/acre detached
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THE ARBORS NEIGHBORHOOD
12 du/acre detached
Paseo view
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THE ARBORS NEIGHBORHOOD
12 du/acre detached
Lots are 35 wide by 75 and 85 deep. Outside
living space is to the side yard, with reciprocal
easements to increase size and provide privacy.
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THE ARBORS NEIGHBORHOOD
12 du/acre detached
Homes range from 1,750 to 2,100 sq ft on 35 x
75 85 lots
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THE GREENS NEIGHBORHOOD
14 du/acre - detached
Two and three story homes are arranged to
separate public and private circulation. Front
doors face a short paseo perpendicular to the
street, and a short auto court serves six garages.
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THE GREENS NEIGHBORHOOD
14 du/acre - detached
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THE GREENS NEIGHBORHOOD
14 du/acre - detached
The eclectic mix of elevations enhances these two
to three story homes on lots ranging from 1700 to
2700 sq ft.
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THE GREENS NEIGHBORHOOD
14 du/acre - detached
Borrowed side easements and raised front patio
give useable outdoor living. Side elevations
are enhanced to become the prime street presence.
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THE GREENS NEIGHBORHOOD
14 du/acre - detached
Homes range in size from 1,600 to 2,000 sq ft.
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THE LANDINGS NEIGHBORHOOD
18 du/acre - attached
Carriage lanes serving two-car garages keep
public/private spaces separate. When not facing
public streets, buildings face each other and are
accessed via pedestrian paseos. The homes
are designed to look like individual units
built over time in an urban setting with its own
separate address and elevation style.
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THE LANDINGS NEIGHBORHOOD
18 du/acre - attached
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THE LANDINGS NEIGHBORHOOD
18 du/acre - attached
The homes are designed to look like individual
homes built over time in an urban setting with
its own separate address and elevation style.
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THE LANDINGS NEIGHBORHOOD
18 du/acre - attached
Carriage lanes serving two car garages keep
public/private spaces separate. When not facing
public streets, buildings face each other and are
accessed via pedestrian paseos.
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THE LANDINGS NEIGHBORHOOD
18 du/acre - attached
Homes range in size from 1,400 to 1,900 sq ft
Large glass expanses bring light deep into
these homes.
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THE PARK NEIGHBORHOOD
20 du/acre - attached
Situated near the park and closest to the
shopping district, these 2 ½ to three-story town
homes offer gracious living at entry price
points.
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THE PARK NEIGHBORHOOD
20 du/acre - attached
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THE PARK NEIGHBORHOOD
20 du/acre - attached
These homes are designed to look like individual
units built over time in an urban setting, with
its own separate address and elevation style.
When not facing public streets, buildings face
each other and are accessed via pedestrian
paseos.
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THE PARK NEIGHBORHOOD
20 du/acre - attached
Full flight walk-ups over tandem garages, unique
eclectic architecture, and reduced front setbacks
reinforce the urban infill feeling.
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THE PARK NEIGHBORHOOD
20 du/acre - attached
Homes range from 1,400 to 1,750 sq ft
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RIVERMARK
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Brownfield Redevelopment Opportunities and
Strategies RIVERMARK Mark Day, AIA Principal
DEVELOPING MASTER-PLANNED COMMUNITIESSCOTTSDALE,
ARIZONAJUNE 2-3, 2003