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The Urban Land Institute’s Ten Principles for Successful Development Around Transit outline a vision and strategy for the creating successful TODs. However, it is ultimately the location and appropriate combination of height, density, transitions, mixed uses, affordable housing, circulation, access, public spaces and art in different patterns that establish vibrant TODs
It is the responsibility of the Board of MPNA to be sure that each new commercial property complies with the TOD within 1/4 mile of Central and Camelback and surrounding historic districts match the very low intensity TOD for the City (lowest of 8 in city).
Here is a critical component they say for the Four Corners Historic TOD
Create public spaces (Such as the park on the SW corner of Central and Camelback)
Overall, Phoenix is lacking in quality public spaces. TOD in general, and the Camelback Corridor specifically, represent opportunities to establish such spaces. Designing an inviting streetscape is a potential solution and certainly, one over which the city has significant control. However, as development occurs, the City should be conscious of opportunities to create public spaces throughout the Corridor. Public spaces that include plazas, courtyards, urban parks and other gathering spots for the community can and should be developed. These spaces help to enhance a sense of community and when combined with public art, can create a unique identity for an area. While there are not many spaces within the Corridor that would be able to incorporate these types of developments on a large scale, numerous opportunities exist for small, intimate public spaces. The field study identified a number of locations within the Corridor well-suited for the development of small urban open spaces. These could be incorporated into new development, such as a mixed-use project or developed as an urban pocket park. A certain percentage of public space can also be dedicated to new development. A few of these spaces could be integrated into private developments, but their public status must be clearly understood. An explicit mandate for public space in all new development is not necessarily an effective strategy for creating a sufficient number of areas for public spa.
PHOENIX TOD PLANNING TEAM
Urban Land Institute plan for Camelback/Central TOD - Small-Scale Development
Small-scale development could be located within the Camelback Corridor at areas that are directly adjacent to residences. By creating “step-back” transitions from node to smaller-scale development or from medium-scale to small-scale development, the established neighborhoods are buffered somewhat from the larger-scale developments that we suggest along both Camelback Road and Central Avenue. Due to the proximity of existing neighborhoods, it is recommended that smallscale development be less intense and have a maximum height of three stories. Primary uses could consist of residential, with commercial uses on the ground floor where sufficient access and space is available. These developments could include townhomes, apartments and/or condominiums as well as livework spaces. These structures act as connectors between neighborhoods and medium-scale developments by incorporating compatible uses in a transitional form.