653 Desert Character Overlay Districts. +1

A.    General Purpose of Desert Character Overlay Districts. The purpose of the Desert Character Overlay Districts is to implement the north land use plan, to define the nature of development while maintaining undisturbed areas, and to provide guidance for new development to occur within the context of the fragile undisturbed desert. The Desert Maintenance, Rural Desert and Suburban Desert Overlay Districts are designed in response to existing undisturbed conditions and pressures placed on them by increased development. The key to successful development within the three districts, which maintain interconnected undisturbed desert and washes, lies in analysis of individual subdivision sites before laying out the design of streets and lots. +1

The Desert Maintenance Overlay District is divided into Subdistricts A and B,. as illustrated on Figure A. in order to address specific requirements of this area. Subdistrict A includes approximately one mile on both sides of the Cave Creek Wash and includes the area along the wash, that is not part of any Parks, Recreation and Library Department managed open space, such as the a Sonoran Preserve. With the many washes to be maintained in an undisturbed condition crossing this area, Subdistrict A is intended to provide a transition from the preserve to areas with greater density. A very low density, scale and intensity of residential development characterize this area. The Desert Maintenance Overlay Subdistrict A is the least intensive with regards to density allowed and the most restrictive in order to maintain the fragile undisturbed areas and the wildlife corridor along the Cave Creek Wash. Subdistrict B is characterized by low density development which may be sited in clusters along with provision for an area to allow access to the Cave Buttes Recreational Area. Through clustering of development in this area the ability to maintain large connected undisturbed areas and washes becomes possible. +1

(Rural Desert Overlay District (to be completed at a later date)) +1

(Suburban Desert Overlay District (to be completed at a later date)) +1

Figure A. Desert Character District+1

B.    Desert Maintenance Overlay (Sub-Districts A and B). +1

1.    Purpose and intent. The purpose of the Desert Maintenance Overlay Sub-Districts A and B identified on Figure A is to guide development that will blend with the undisturbed desert environment rather than dominate it. Desert Maintenance Overlay Sub-District A (Sub-District A), which is located along both sides of Cave Creek Wash, is a low density inhabited natural desert area that will provide a transition to higher density more intense land uses. Desert Maintenance Overlay Sub-District B (Sub-District B) is low density with provisions for access by the general public to the cave buttes recreational area. +1

The specific intent of the district, through associated regulations and design guidelines is to: +1

a.    Allow development that will conserve the Sonoran Desert, as well as wildlife habitat and corridors providing connectivity, through use of site analyses in siting all buildings and facilities. +1

b.    Ensure maintenance of wash corridors identified on the general plan land use map in an undisturbed state. +1

c.    Ensure that identified view corridors are not obstructed. +1

d.    Identify activity areas in Sub-District B where public access may be provided to the Cave Buttes Recreational Area. +1

e.    Provide a transition between the undeveloped, undisturbed Cave Creek Wash and the areas of more intense residential and commercial development. +1

f.    Identify a network of trails, both public and private, and access points to public trails, parks and recreational facilities. +1

These regulations provide standards for dwellings built at very low densities in Sub-District A as well as in low densities and higher density clusters in Sub-District B, and with low profiles to allow structures to disappear into the undisturbed desert vegetation. Emphasis is on creating development that will blend with rather than dominate the existing Sonoran Desert within the Desert Maintenance Overlay District as identified on Figure A (Desert Character District Map). +1

2.    Applicability. The Desert Maintenance Overlay District applies to all land within the area as depicted on the Desert Character District Map (Figure A). More specifically, the Desert Maintenance Overlay Sub-District A applies to all land within the area bounded by Carefree Highway on the north, the Dynamite Boulevard alignment on the south, a line running parallel to the Cave Creek Wash connecting the 24th Street alignment at Carefree Highway to the 16th Street alignment at the Dynamite Boulevard alignment along the west, and the west boundary of Dove Valley Ranch extending south along the Black Mountain Parkway to Ashler Hills Drive and then running parallel to the Cave Creek Wash to the 32nd Street alignment at the Dynamite Boulevard alignment along the east. +1

The Desert Maintenance Overlay Sub-District B applies to all land within the area bounded by Sub-District A on the north, the Cave Buttes Recreation Area along the south and west, and Cave Creek Road (excluding the commercially designated parcel at the northwest corner of Cave Creek Road and Dynamite Boulevard) together with the south and west boundary of the Tatum Ranch Planned Community District (west of Cave Creek Road) and Black Mountain Parkway along the east. +1

A site plan approved in accordance with Section 507 of the Zoning Ordinance is required for all development, plus adherence to the design guidelines and standards detailed below and in Section 507 Tab A of the Zoning Ordinance. +1

3.    Previously zoned, subdivided, developed, or planned property. Property developed or subdivided under the underlying zoning district or having received preliminary site plan or subdivision approval, or under jurisdiction of a PCD (Planned Community Development) approval or specific plan or rezoned subject to conditions prior to the date of adoption of these regulations by City Council and not in conformance with the following list of regulations and standards set forth in this ordinance shall be considered to be conforming for purposes of future improvements. Property rezoned or developed or subdivided after the date of adoption of these regulations by City Council shall be governed by these regulations. +1

4.    Permitted uses for Sub-Districts A and B. Land and structures in the Desert Maintenance Overlay Sub-Districts A and B shall only be used for the following purposes subject to the standards and procedures in Chapters 3 and 5 of the Zoning Ordinance and the regulations and special standards set forth herein. In the event there is a conflict these provisions shall prevail. +1

a.    One single-family detached dwelling on any lot or parcel. +1

b.    In Sub-District B attached dwelling units or condominiums are allowed as well as single-family detached dwelling units. +1

c.    A guesthouse shall be allowed as a structure subordinate to a residence. It is to be sited within the building envelope. The architectural character and detailing must be consistent with the main residence and should appear to tie in to the main residence. +1

d.    Commercial uses shall be allowed in Sub-District B upon obtaining special permit zoning, in conjunction with primary and secondary access points to any open space managed by the Parks, Recreation and Library Department such as the Sonoran Preserve. Conditions of the special permit zoning include a requirement that the commercial use serve the needs of recreational users of the open space and that the architecture and structures blend with the desert environment. The following commercial uses are allowed: +1

• Restaurants +1

• Bicycle sales and rental shops +1

• Horse stables +1

• Library +1

e.    Elementary, middle and high schools in Sub-District B. +1

5.    District regulations for Desert Maintenance Overlay Sub-District A. +1

a.    Lots may vary in size based on the topography and any unusual natural features identified by the site analysis, with a minimum lot size of thirty-five thousand square feet allowed. Twenty-five percent of the lots in any development are to be greater than forty-five thousand square feet. No lot shall have a width of less than one hundred seventy-five feet or depth of less than two hundred feet. However, a flag lot may be allowed if it can be demonstrated to Planning and Development Department plan reviewers that the existing topography merits the maintenance of existing significant vegetation or topographical features in a natural undisturbed state. In the case of a flag lot, the access drive located in the pole portion of the flag should be a common drive easement shared with the adjacent parcel(s) if any. +1

b.    Improvements, including driveways, shall be located within a building envelope, occupying thirty percent of the lot up to a maximum of twenty thousand square feet area of the lot area, whichever is less. The building envelope may require greater setbacks than the minimum standards stated below due to natural elements on the site to be maintained in an undisturbed condition such as rock outcroppings, significant stands of vegetation, and/or specimen trees or saguaros. Location of the building envelope on the site shall be determined through review of the required site analysis and landscape inventory by the Planning and Development Department. The minimum setbacks defined in this ordinance are not grounds for any increases in the building envelope. The potential building envelope or gradeable area must be identified on all design review submittals. lots to be developed with building envelopes are to be designated as desert lots (DL) (PR) on the site plan and final subdivision plat. The area outside of the building envelope is to remain permanent undisturbed open space and to be designated as such on all plans submitted to the City of Phoenix. +1

Figure B. Building Envelope+1

c.    There shall be a minimum twenty-five-foot setback from any property line for the building envelope that shall remain undisturbed natural desert except for the allowed driveway. +1

d.    There shall be a maximum building height of one-story or twenty-two-feet measured to the top of the parapet or to the top of the ridge on sloping roofs. Single slope "shed" roofs shall conform to the height designated for flat roofs. The residence may be sited below grade and include basements to gain additional square footage. A chimney may be constructed to a maximum of three-feet above the highest point of the structure. +1

Method for measuring building height in this district: +1

Building height shall be measured by passing a plane vertically through the building or individual building mass at any point from existing natural grade to the highest point of the structure at the plane. +1

Figure C. Building Height+1

e.    When the building envelope is not designated on a final subdivision plat, a site or plot plan showing the building envelope is required for each lot, to be approved through the Planning and Development Department in accordance with these regulations and design guidelines. Area outside of the building envelope is to remain permanent undisturbed open space and to be designated as desert lots (PR) on all plans submitted to the City of Phoenix. +1

f.    There shall be parking provided as required in Section 702 of the Zoning Ordinance. In addition for Sub-District A, a minimum of two guest parking spaces shall be provided on the lot. All required parking and maneuvering areas must be within the limits of the building envelope in Sub-District A and all parking shall be screened from public view and view from adjacent property through use of landscape and/or walls. +1

g.    Access points shall be limited to one per parcel or lot. +1

h.    Driveways to individual lots or parcels shall be limited to a maximum of sixteen feet in width. Common access drives for two or more lots or parcels shall be limited to twenty feet in width. +1

i.    For Sub-District A and large lot development in Sub-District B, the developer shall show the location for utility runs on the landscape salvage/conservation plan or on a plot plan. These are to be located along the side of driveways or in locations to minimize the impact on the natural undisturbed desert. +1

j.    Streets within both Desert Maintenance Overlay Sub-Districts shall be designed to meet rural street standards as developed by the Street Transportation Department and approved by City Council. +1

k.    Rural lighting standards shall apply as defined by the street lighting policy adopted by the City Council. The light source shall not be visible from within adjacent property building envelopes. +1

l.    Desert washes and related habitat corridors shall be designated according to the following minimum criteria. Allowance is to be made for wash migration overtime using the most current acceptable method for watercourse management. (It is not the intent of the following criteria to replace requirements by other flood control agencies). +1

(1)    Regional wash corridors: Flows of seven hundred fifty cfs or greater. Characterized as large and picturesque. Designation as drainage/vegetation tract is required along this type of wash at the one hundred-year rainfall inundation as determined by the drainage design manual of Maricopa County or fifty feet from top-of-uppermost bank hinge whichever is greater. The area within this boundary is to be maintained as permanent undisturbed open space with the exception of wash crossings. +1

(2)    Primary washes: Flows of fifty cfs or greater during the one hundred-year storm. Designation as drainage/vegetation tract is required along this type of wash at the one hundred-year rainfall inundation as determined by the drainage design manual of Maricopa County or at an average fifty feet from top-of-uppermost bank hinge, with a twenty-five-foot minimum, whichever is greater. The area within this boundary is to be maintained as permanent undisturbed open space with the exception of wash crossings. +1

Figure D.+1

(3)    Secondary washes: Flows from ten cfs to fifty cfs during the one hundred-year storm event. Setbacks for any structures, fences or walls shall be no less than an average of twenty-five feet with a minimum of ten feet from the wash top of the uppermost bank hinge. A secondary wash is to be maintained undisturbed and incorporated into the site design as an amenity. +1

Figure E.+1

(4)    Minor washes: Flows less than ten cfs during the one hundred-year storm event. Washes this size, not supporting any significantly thriving vegetation as determined by the Planning and Development Department, may be removed. Where significant vegetation does exist, washes shall be maintained in existing condition or flows may be accommodated in another acceptable way as determined by the Planning and Development Department. Setbacks for any structures, fences or walls shall be a minimum of ten feet. +1

m.    Street patterns and lot design shall allow direct access to washes or open space areas for maintenance of annual and non-native vegetation to prevent fire hazards and allow fire department access in case of fire. Design methods may include a combination of single loaded streets and/or open spaces between lots. Points of access should be a maximum of six hundred feet apart with openings a minimum of thirty-five feet wide to allow for fire breaks and access. Openings are to be landscaped and shall maintain an access way twelve feet sixteen feet wide for fire department equipment. Rather than provide a straight line route to wash or open space, the access way shall meander somewhat through the landscaped area. The twelve-foot sixteen-foot wide access way shall be natural decomposed granite with groundcover and shall blend in with the landscaping. An effort should be made to align fire hydrants with access points (refer to graphic below). +1

Figure F.+1

n.    Access improvements to sites over scenic vista and major washes in Sub-Districts A and B using bridges, culverts or dip sections shall provide for the one hundred-year storm event, shall include a means for sediment and debris removal, and when appropriate, meet trail standards as developed by the Parks, Recreation and Library Department (PRLD). +1

o.    Individual lot grading plans shall be submitted for review and approval by the Planning and Development Department (DSD) for lots in Sub-District A and lots above eighteen thousand square feet in Sub-District B. +1

p.    A slope analysis identifying slopes five percent and greater in categorical increments of five percent is required. Section 710 (hillside ordinance) shall apply to all lots designated as hillside, with slopes of ten percent and above, with exception of Section 710.B.2 of said ordinance. design guidelines and standards of this ordinance shall also apply as well as those applicable under Section 507 Tab A of the Zoning Ordinance. In the case of conflicting regulations or guidelines the more restrictive shall prevail. +1

q.    A site analysis shall be required with any rezoning application or, if developing under existing zoning, with the planning and development preliminary submittal. The site analysis is a tool to assist in determining areas to be retained in a natural undisturbed state and areas that may most easily be developed, which include areas with minimal vegetation or previously graded areas. Areas proposed for development by the applicant are to be identified on the plans through use of concept diagrams. Similarly, areas to be maintained in an undisturbed state are also to be identified on all plans. Planning and Development Department staff shall review the applicant’s proposal and approve or make modifications for approval with regard to conceptual construction areas, areas to remain undisturbed, and road corridors. The site analysis shall include a current aerial photo at a scale of one-inch equals one hundred feet, or as determined by staff, with the following information included on acetate or similar overlays: +1

(1)    Land contours at two-foot intervals or smallest interval available. +1

(2)    Wash corridors and preliminary hydrological information (cfs flows, onsite and off-site, and velocity). +1

(3)    Identify specimen plants and significant stands of vegetation. +1

(4)    Identify potential view corridors. +1

(5)    Identify potential development areas. +1

(6)    Identify potential street alignments. +1

(7)    Identify the one hundred year floodplain boundary as defined by the Federal Emergency Management Act (FEMA) and one hundred year twenty-four-hour flow boundaries for washes not addressed by FEMA. +1

(8)    Provide evidence of a record check through the Arizona State Museum for archeological sites and identify if any. +1

(9)    Provide a hydrology study to be reviewed by Maricopa County Flood Control District or other consultant. +1

(10)    If considering the use of basements, provide a geotechnical review for soils to illustrate the site suitability for basements. +1

(11)    Identify and coordinate City trail locations using the City’s recreational trails plan available from the PRLD. +1

r.    Perimeter walls or fences around the development site or individual lot lines shall not be allowed. Walls or fences may be located around the building envelope only and shall give the appearance of disappearing into the desert as they integrate into the desert vegetation. +1

Figure G.+1

s.    Model homes are allowed prior to recording a subdivision plat, subject to submitting a final plat which shall show the following information for each model home lot as well as meet other requirements of this ordinance and Section 608.C.3 of the Zoning Ordinance. +1

(1)    Street addresses for each model home as assigned by the Planning and Development Department. +1

(2)    Finished floor and natural elevations for each model home as assigned by the Planning and Development Department. +1

(3)    Proposed lots for model homes shall be in conformance with lot lines as shown on the approved preliminary plan. +1

(4)    Each model home shall be located on each proposed lot in conformance with yard requirements of this overlay district. +1

(5)    A native plant inventory and salvage plan for the model home lot shall be reviewed and approved by the Planning and Development Department landscape architect. +1

(6)    A slope analysis identifying slopes five percent and greater in categorical increments of five percent. Section 710 (hillside ordinance) shall apply to all lots designated as hillside, with slopes of ten percent and above, with exception of Section 710.B.2 of said ordinance. Design guidelines and standards of this ordinance shall also apply as well as those applicable under Section 507 Tab A of the Zoning Ordinance. In the case of conflicting regulations or guidelines the more restrictive shall prevail. +1

(7)    A site analysis, which shall show all undisturbed formations and pre-existing conditions, including washes, previously graded areas, rock outcrops, significant stands of vegetation, and any other unusual or outstanding feature. This analysis also shall include an on-site and off-site hydrology study. +1

t.    All development in Sub-Districts A and B shall use plant materials as identified in the three plant material lists under section 4: plant material management, of the area C & D zoning guidelines manual draft, dated September 1995. These plant lists were developed through joint effort with the Planning and Development Department, Desert View Village Planning Committee and Desert Botanical Gardens. The plant material lists include: +1

a.    Sonoran Native Plant List for critical landscape areas, +1

b.    American Southwest Deserts Plant List for public areas, and +1

c.    Sonoran Image Plant List for private landscape areas. +1

6.    District regulations for desert maintenance overlay Sub-District B. +1

a.    All regulations identified under the previous section 5 of this ordinance for Sub-District A shall apply for lots of eighteen thousand square feet or greater in size developed in Sub-District B, except as identified below. +1

b.    Unless underlying zoning is more restrictive, minimum lot size allowed for single-family detached housing (building envelope required) is eighteen thousand square feet. +1

Density may be increased to five dwelling units per acre maximum (based on gross acreage) when using cluster design. Criteria for cluster housing to include the following at a minimum: +1

(1)    Attached single-family housing in patio home, townhouse or condominium format. +1

(2)    Include a centrally located common amenity such as a swimming pool. +1

(3)    Densities above three dwelling units per acre shall be located on a minimum parcel or subdivision size of forty acres. +1

(4)    Maximum of ten dwelling units per cluster. +1

Figure H.+1

c.    Building height is limited to twenty-two feet except that twenty-five percent of the building footprint square footage may be a maximum of twenty-six feet high and ten percent of the building footprint square footage may be a maximum of thirty feet high. Building height shall be for an individual single-family detached unit or for a single building with several attached units. The method for measuring building height in Sub-District B is the same as for Sub-District A as defined by 5.D of this ordinance. +1

d.    Fifty percent of the development site’s gross acreage shall remain as permanent undisturbed open space. +1

e.    Residential development within the area of the overlay Sub-District B should use a cluster development concept in order to maintain undisturbed desert in a natural state, including washes and topographical features. Cluster development shall be designed to be efficient and functional, yet provide for the aesthetics of the natural Sonoran Desert as an amenity to the development. Area outside of the building/construction envelope shall remain permanent undisturbed open space and shall be designated as such on all plans submitted to the City of Phoenix. (Figure I) +1

Figure I.+1

f.    Cluster grading plans shall be submitted for review and approval of the Planning and Development Department for sites in Sub-District when developing a cluster development concept. +1

Figure J.+1

g.    A slope analysis identifying slopes five percent and greater in categorical increments of five percent is required. Section 710 (Hillside Ordinance) shall apply to all lots designated as hillside, with slopes of ten percent and above, with exception of Section 710.B.2 of said ordinance. Design guidelines and standards of this ordinance shall also apply as well as those applicable under Section 507 Tab A of the Zoning Ordinance. In the case of conflicting regulations or guidelines the more restrictive shall prevail. +1

h.    Model homes are allowed prior to recording a subdivision plat, subject to submitting a final plat which shall show the following information for each model home lot as well as meet other requirements of this ordinance and Section 608.C.3 of the Zoning Ordinance. +1

(1)    Street addresses for each model home as assigned by the Water Services Department. +1

(2)    Finished floor and natural elevations for each model home as assigned by the Planning and Development Department. +1

(3)    Proposed lots for model homes shall be in conformance with lot lines as shown on the approved preliminary plan. +1

(4)    Each model home shall be located on each proposed lot in conformance with yard requirements of this overlay district. +1

(5)    A native plant inventory and salvage plan for the model home lot shall be reviewed and approved by the Planning and Development Department landscape architect. +1

(6)    A slope analysis identifying slopes five percent and greater in categorical increments of five percent. Section 710 (Hillside Ordinance) shall apply to all lots designated as hillside, with slopes of ten percent and above, with exception of Section 710.B.2 of said ordinance. Design guidelines and standards of this ordinance shall also apply as well as those applicable under Section 507 Tab A of the Zoning Ordinance. In the case of conflicting regulations or guidelines, the more restrictive shall prevail. +1

(7)    A site analysis, which is to show all undisturbed formations and pre-existing conditions, including washes, previously graded areas, rock outcrops, significant stands of vegetation and any other unusual or outstanding feature. This analysis shall also include an onsite and off-site hydrology study. +1

i.    On lots eighteen thousand square feet and larger, all improvements, including driveways, shall be located within the building envelope, occupying nine thousand square feet or fifty percent of the lot up to a maximum of twenty thousand square feet, whichever is less. The building envelope may require greater setbacks than those indicated in Sub-District A of this ordinance, due to natural elements on the site such as specimen vegetation, significant vegetation or topographical features. Location of the building envelope on the site shall be determined through review of the required site analysis and landscape inventory by the Planning and Development Department. The minimum setbacks defined in this ordinance are not grounds for any increases in the building envelope. Lots to be developed with building envelopes shall be designated as desert lots (DL) (PR) on the site plan and final subdivision plat. Area outside of the building envelope shall remain permanent undisturbed open space and be designated as such on all plans submitted to the City of Phoenix. +1

j.    In the event numerous minor and/or braided washes cross a parcel in Sub-District B (other than major wash corridors identified on the general plan land use map), consolidation of the washes may be considered in order to provide for cluster type development if it can be demonstrated to the Planning and Development Department to be the only solution to handle drainage across that area of the site. If this is done, the consolidation shall be done in a naturalistic manner and shall be vegetated with native materials to provide vegetation coverage consistent with existing vegetation in the context area as approved by the Planning and Development Department. +1

k.    All development in Sub-Districts A and B shall use plant materials as identified in the three plant material lists under section 4: plant material management, of the area C & D zoning guidelines manual draft, dated September 1995. These plant lists were developed through joint effort with the Planning and Development Department, Desert View Village Planning Committee and Desert Botanical Gardens. The plant material lists include: +1

a.    Sonoran Native Plant List for critical landscape areas, +1

b.    American Southwest Deserts Plant List for public areas, and +1

c.    Sonoran Image Plant List for private landscape areas. +1

l.    Commercial regulations in Sub-District B. +1

(1)    In Sub-District B commercial development shall locate only in the area of a primary or secondary type access point to the Sonoran Preserve as described in the Sonoran Preserve Master Plan as adopted by City Council. The commercial development shall be located within one thousand feet of a primary access point and within five hundred feet of a secondary access point. A master site plan for the one thousand-foot radius around the access point and/or the five hundred-foot radius shall be submitted upon initial commercial development and shall provide conceptual uses for the site. +1

(2)    For commercial development, a site plan shall be required in accordance with Section 507 of the Zoning Ordinance. Commercial design guidelines as defined in Section 507 Tab A and the general design guidelines of this ordinance shall apply. In the event of a conflict in guidelines the more restrictive shall apply. +1

(3)    Commercial development shall use the site analysis and landscape inventory to determine the building/construction envelope for the building, parking area, driveway, and all accessory buildings. Area outside of the building/construction envelope shall remain permanent undisturbed desert. +1

(4)    Lot coverage allowed for building, parking, driveways, and accessory buildings is fifty percent with fifty percent of the parcel’s gross area maintained as permanent undisturbed desert. +1

(5)    Building height shall be limited to twenty-two feet for commercial development in Sub-District B. +1

(6)    Construction envelope setbacks shall be fifty feet in the front yard. Side and rear yard setbacks for the overall master planned limited commercial node shall be limited to the exterior boundary of the master planned area. This shall be a minimum of fifty feet. Side and rear yard setbacks for interior parcels may be zero so that building development may occur in clusters. The Planning and Development Department shall base placement of the construction/building envelope on the results of the site analysis and a determination of the location of any significant vegetation, specimen vegetation and/or topographical features such as washes. +1

(7)    Commercial development shall locate on a collector street at minimum. +1

(8)    Parking areas for commercial development shall be landscaped with landscape material from the Sonoran Native Plant List (List A) and shall have twenty-five percent landscape area over the parking area, including drive aisles. A minimum fifty percent of required landscaped area is to be living vegetation. This plant material shall be maintained in a healthy condition. Parking shall not comprise more than forty percent of the front yard behind the required landscaped setback. +1

(9)    Lighting for limited commercial development shall be low level and of a pedestrian scale. (twelve feet or less) +1

(10)    Signage shall be minimal and shall consist of either wall signs or monument signs. Wall signs shall not exceed eight feet in height and monument signs no greater than four feet in height. Area allowed is thirty square feet for both sides of a monument sign and fifteen square feet for a wall sign. +1

(11)    Schools shall be subject to the same standards as limited commercial development in this ordinance with the exception of building height. Building height for schools shall comply with building height standards for residential in Sub-District B. +1

(12)    A site analysis is required with rezoning to special permit for commercial uses. +1

7.    Design guidelines and standards for desert maintenance overlay Sub-Districts A and B. The general guidelines for design review as found in Section 507 Tab A of the Zoning Ordinance shall apply in the Desert Maintenance Overlay District. If the guidelines of this section conflict with the guidelines of Section 507 Tab A, the guidelines of this section 7 shall prevail. +1

The design guidelines described below indicate specific implementation standards and consist of requirements, presumptions and considerations. Guidelines shall be administered in the manner specified in Section 507 of the Zoning Ordinance. Each guideline is followed by a (r) (p) or (c), which notes a requirement, presumption, or consideration, respectively. If a requirement (r) or presumption (p) is in conflict with any underlying district provision, it may be followed without obtaining a variance or use permit. Relief desired from a requirement (r) is subject to a variance through the Zoning Administrator. Appeals to presumptions (p) are to be heard by the Design Review Appeals Board. +1

Unless otherwise indicated in the guideline, all design guidelines listed below apply to both Sub-Districts A and B of the Desert Maintenance Overlay Districts. +1

a.    Before rezoning of any site may occur a site analysis shall be submitted with the rezoning application to the Planning and Development Department to be reviewed as part of the zoning application as defined in paragraph (r). +1

Rationale: To preserve natural undisturbed desert and archeological features when developing property, it is necessary to evaluate existing conditions on the property. In this way, areas that are appropriate to develop will be identified as well as those areas to be preserved in a natural undisturbed state. +1

b.    Properties developing under existing zoning, a site analysis shall be submitted to the Planning and Development concurrent with materials required by that department for a pre-application meeting as defined in paragraph b. 5.q. (R) +1

Rationale: In order to effectively and aesthetically design a site in the natural undisturbed desert area and preserve a significant portion of the undisturbed area, a parcel or lot required evaluation to determine the best location for developable area on the site. +1

c.    Desert washes. +1

(1)    Wash corridors containing regional, primary, or secondary washes shall be maintained as permanent undisturbed open space and incorporated into the site design, except at wash crossings which must be restored as closely as possible to a natural appearing state, both upstream and down, in accordance with plans approved by the Planning and Development Department. (R) +1

Rationale: Maintaining wash corridors in an undisturbed state furthers the goals of the north land use plan for the Sonoran Desert as well as provides an established amenity to the homeowners.

(2)    In instances where stabilizing materials are necessary, or walls used to retain one hundred-year flows, the materials should be integrally colored to blend with the desert in the area used. This applies to wash crossings in Sub-District A and for all improvements in Sub-District B, with the exception of street curbs which may be integrally colored or uncolored. (p) +1

Rationale: Manmade alterations are to be as unobtrusive as is possible so that the visual sense of the desert remains uninterrupted. +1

(3)    Rip rap or other rock type erosion control should be naturally contoured and revegetated. Spaces between rocks are to be provided to accommodate small desert plants and shrubs. (P) +1

Rationale: This method will provide the necessary engineered erosion control yet create a more natural looking drainage way in order to preserve the scenic qualities of the undisturbed desert. +1

d.    Site grading and drainage. +1

(1)    All lot grading must occur within a parcel or lots building or construction envelope. This area is to be fenced with chain link construction fencing a minimum of five feet high or equivalent fencing as approved by staff, with one access point provided that is located where the drive or driveway will be located. All parties involved in construction shall be made aware of the fence and the reason for it. Construction fence is to remain intact until completion of construction or until a building envelope wall is constructed. (R) +1

Rationale: In order to preserve fragile undisturbed desert vegetation and habitat it is necessary to restrict activity outside of the building envelope. +1

(2)    Solid walls around the entire building envelope, exclusive of privacy/pool walls/fences, should not be continuous and should be low level (four feet or less). Privacy/pool walls/ fences may extend along up to thirty percent of the building envelope boundary. All area outside of the building envelope is to be maintained, as permanent undisturbed desert except as noted in other guidelines for sparsely vegetated areas. Construction can not encroach into the area outside of the building envelope. Building envelope walls should be incorporated into or reflect the architectural design of the residence. (P) +1

Rationale: Much of the residential development that has occurred in desert areas in the past has minimized perimeter walls in order to open the residence up to the desert environment. Minimizing walls will enhance both long distance and localized views for residents by allowing the enjoyment of distant mountain as well as the localized activity of native desert dwelling creatures. +1

Figure K.+1

(3)    Visible slopes must be sculpted in shape and landscaped to imitate an undisturbed condition. These are to be located inside the building or construction envelope and are to be a maximum of 4:1 slopes. (P) +1

Rationale: Manmade changes in the site need to blend with the undisturbed desert to enhance the desert aesthetics. +1

(4)    Disturbances, including excavation or fill, shall not be permitted within the permanent natural desert area outside of the building envelopes in Sub-District A. (R) +1

Rationale: In an effort to maintain the desert in a natural undisturbed condition, disturbances can not occur outside of the lot or parcel building or construction envelope. +1

(5)    In Sub-District B disturbances outside of the building envelope, including removal of vegetation and excavation or fill, should not be allowed. Retention areas may be necessary in Sub-District B but should be minimized or avoided when other options are available that will not adversely impact the areas outside of building and cluster envelopes. (P) +1

Rationale: In an effort to maintain the desert in a natural condition, disturbances should not occur outside of the lot or parcel’s building envelope. +1

(6)    Access drives, driveways and the building envelope should be sited to minimize grading and disturbance of native vegetation, washes and topographical features. (P) +1

Rationale: Access drives, driveways and building envelopes can be sited in logical locations that disturb little of the undisturbed desert features in order to preserve undisturbed desert and provide a mature amenity to residents of the desert area. +1

(7)    Shared access drives for two or more lots or parcels may be encouraged whenever possible. (C) +1

Rationale: In order to preserve as much undisturbed desert area as possible, access drives could serve two or more lots or parcels. +1

Figure L.+1

(8)    Private driveways in Sub-District A should be composed of stabilized decomposed granite indigenous to the area or matching in color. If used, an edging, of a compatible color, is to be provided to keep the decomposed granite contained in the driveway. (P) +1

Rationale: In an effort to minimize the visual effect of residential development in the Sonoran Desert and reduce some heat gain, driveways can be designed to blend with the desert by use of indigenous or matching decomposed granite combined with a stabilizer. +1

(9)    Building pads should follow the natural undisturbed contours of the site. In the case of sloped property they should be stepped to follow the site topography. Also, the use of stem walls should be encouraged. (P) +1

Rationale: Following the contours of the land by stepping the pads or use of stem walls is sensitive to the undisturbed desert environment, as well as creates a more aesthetically pleasing environment. +1

Figure M.+1

e.    Native Sonoran Desert vegetation shall not be pruned or removed from areas identified as permanent undisturbed open space or outside of building/construction envelopes. Dead trees or cacti are not to be removed unless they are within a distance where, if they fall, they may cause harm to improvements within the built environment. No grading or other disturbance shall occur within such areas. Naturally occurring topographical features, including washes, shall remain in an undisturbed condition. Natural or stabilized decomposed granite surface trails shall be allowed, with the location hand raked so mechanized equipment does not disturb surrounding vegetation. Utility line installation shall be allowed with minimal disturbance necessary and restoration of the disturbed area mandatory. (R) +1

Rationale: Sonoran Desert wildlife is dependent on the habitat created by the native vegetation as it occurs in the natural environment. Dead trees, fallen saguaros and low growth on trees provide cover for a variety of native wildlife. +1

f.    In siting and designing a residence, the residence may consist of a minimum of three main interconnected building masses of varying heights to improve aesthetic interest and mirror the varying heights of the adjacent desert vegetation. Refer to figure N. (C) +1

Rationale: For a residence to blend with the undisturbed, natural topography and vegetation, the designer of the residence may consider mirroring the height of the adjacent natural undisturbed environment. +1

Figure N.+1

g.    In siting for development in Sub-District B, potential access points to the Cave Buttes Recreational Area and related facilities should be identified and coordinated with the Parks, Recreation and Library Department. (P) +1

Rationale: Access to the Cave Buttes Recreational Area for future users of the trail systems within the recreation area should be provided as the area develops. Facilities required may include parking areas, equestrian staging areas, restrooms, and other related facilities. These should be located outside of a Sonoran Preserve in order to preserve undisturbed wildlife habitat and Sonoran Desert along the Cave Creek Wash and in the Cave Buttes Recreational Area. The potential access locations can be identified through the site analysis. +1

h.    Surface drainage should not drain to adjoining parcels or undisturbed Sonoran Desert areas outside the building envelope except as established by existing undisturbed washes and exit flows should not be greater than flows entering the site. (P) +1

Rationale: Any retention that may be necessary should be accommodated within the building envelope within the private yard area in order to avoid erosion of off-site or undisturbed areas. +1

i.    Where trails and wildlife corridors are provided they should be identified on all plans submitted to the City and state how they relate to offsite public trails and wildlife corridors. (P) +1

Rationale: To be more useable, a network of public trails and wildlife corridors is necessary. A network will eliminate the islands that have been created in the past and will enhance diversity and sustainability of wildlife as well as provide more trails so that overuse of small areas will not be as likely. +1

j.    If an area on a lot outside of a building envelope (that is to be permanent undisturbed open space) is damaged during development or construction, it is to be restored to blend with the immediately adjacent desert area. It can be supplemented only with indigenous plants from the Sonoran Native Plant List A. (R) +1

Rationale: The permanent natural open space outside of the building envelope is to be kept in a natural undisturbed state and is not to be disturbed in any manner. However, it is understood that sometimes disturbance may occur. On those occasions the area must be restored to resemble the surrounding desert as closely as possible. +1

k.    Vegetation within the building envelope but still visible from the public realm is to be selected from the Sonoran Native Plant List (List A) or American Southwest Deserts Plant List. (List B) (R) +1

Rationale: Areas within the building envelope may still be visible from the public realm and from adjacent residences. To fit into the context of native desert plants, surrounding the building envelope, those plants indigenous to the area should be continued into the building envelope. some plant materials from the acceptable arid plant list may begin to be introduced into the building envelope. +1

l.    The private area located within the building envelope, which would typically be the rear yard or a courtyard, shall only contain plants from the Sonoran Image (List C) Plant Lists. Areas containing plants from the Sonoran Image Plant List shall not be visible to the public or adjacent residents. Palm trees shall not be allowed. (R) +1

Rationale: More lush plant materials may be appropriate when used in context of a private patio or courtyard that is not visible to the public. Plants from the American Southwest Deserts and Sonoran Image Plant Lists are among those more lush and would not be found in the Sonoran Desert. These would be inappropriate in visible locations in the Desert Maintenance Overlay Sub-Districts A and B, which are targeted with maintaining the aesthetics of the undisturbed desert and its native plant species. +1

m.    Building and wall colors should be muted and blend with rather than contrast with the surrounding desert environment. A color palette should be provided to the Planning and Development Department for review and approval. Reflective materials should not be used. accent colors should be used judiciously and with restraint. (P) +1

Rationale: The goal of the Desert Maintenance Overlay District is to maintain the character of the Sonoran Desert, which includes the muted desert colors. +1

n.    On residential parcels contiguous to open space areas managed by the Parks Recreation and Library Department (PRLD) such as the Sonoran Preserve, neighborhood access to those areas for those residents in the immediate neighborhood should be coordinated with the PRLD and located approximately every quarter mile. (P) +1

Rationale: A public trail system will be incorporated into City owned parks and open space areas managed by the PRLD, such as the Sonoran Preserve. This should be easily accessible by hikers and equestrians living within walking distance of these areas as well as by those living directly adjacent to them. +1

o.    Improvements to access points to open space areas managed by the Parks, Recreation and Library Department (PRLD), such as the Sonoran Preserve, shall be approved by the PRLD. (P) (R) +1

Rationale: The PRLD administers activities and facilities within the preserve and other City of Phoenix Parks and Park Facilities. Through their master planning process they are able to plan the types of improvements necessary with each access point. +1

p.    The exposed portion of retaining walls should be kept at a minimum. (P) +1

Rationale: When retaining walls are necessary along a building envelope boundary, alternative designs may be necessary and may include locating the wall further into the building envelope and providing a native landscape 4:1 slope from the outer edge of the building envelope to the wall in order to soften the appearance and better blend into the desert vegetation. +1

q.    Salvaged plant and landscape material should be used on-site. (P) +1

Rationale: The revegetation/salvage plan will define where plant material is to be used on the site. Should there be excess plant material as identified by the revegetation plan, the plant material should be offered to the individual lot owners or if it can be shown all areas of use are exhausted, may be offered for sale off-site. +1

r.    In Sub-District B parking may be screened from public view and view from adjacent property through use of landscape and/or low walls. (C) +1

Rationale: In order to eliminate the potential for glare from automobiles and enhance the natural desert, guest parking areas could be screened from view. +1

s.    Areas identified through the site analysis as burned or previously damaged, outside of the building envelope to be designated as permanent undisturbed open space, should be enhanced with a variety of additional native vegetation as identified on the Sonoran Native Plant List (List A), in keeping with the type, size quantity and spacing in the context area or a hydromulch consisting of native seed mix may be substituted for container plants. In selecting, keep in mind the intent is to allow the plants to grow in a natural manner. Plant material added to an area will require an artificial water source until established and should be able to maintain itself within three years. (P) +1

Rationale: Several areas have experienced fires in the past, or some other type of disturbance. For individual lots, developed with building envelopes and areas outside of the building envelope remaining undisturbed, to achieve the appearance of the adjacent more heavily vegetated areas, the addition of native vegetation is necessary. +1

t.    No development shall restrict nonmotorized access to open space areas managed by the parks, recreation and library department, such as the Sonoran Preserve, by erecting barriers to the open space. +1

Rationale: Open space areas are to be accessible to all. +1

u.    Residential neighborhoods should be encouraged to have nonmotorized access from the yards to open space areas managed by the Parks, Recreation and Library Department (PRLD), such as the Sonoran Preserve. (C) +1

Rationale: Public accessibility to open space areas managed by PRLD is essential in order to reinforce the public nature of these areas. +1

v.    Significant views of public undisturbed permanent open space from contiguous public spaces including streets and open spaces as identified through the site analysis process should be maintained. (P) +1

Rationale: Views of the undisturbed Sonoran Desert should be enhanced as part of the public realm. +1

w.    Cluster housing guidelines: +1

(1)    Provide house design with sufficient variation in elevations and access to garage entries while maintaining an identifiable image for the development project. As an example, this could be accomplished through variation of architectural materials and details with a combination of front, side and rear garage entries, yet provision of an overall architectural theme such as pueblo style with flat parapet roofs. (P) +1

Rationale: Providing variety in design and access will allow for more interesting streetscapes within a community. +1

(2)    Cluster subdivisions may use shared driveways to provide access to each unit in the cluster. Shared driveways shall have a minimum width of twenty-four feet at the intersection with public streets or private accessways and may transition to a minimum width of twenty feet within each cluster, and be maintained by a homeowners association. (P) +1

Rationale: The common interior area of clusters functions as a private space used primarily to benefit residents and their guests. As such, this area should be maintained by a homeowners association. +1

(3)    Shared driveways within individual clusters should be differentiated from adjacent public streets or private accessways by stabilized decomposed granite, a strip of decorative pavers, stamped or colored concrete or materials other than those used to pave adjoining streets. (P) +1

Rationale: Paving in the common interior area of a cluster should be different from adjoining streets. A change in material indicates that the area is semiprivate and may be used for purposes other than automobile traffic. +1

(4)    Shared driveways within individual clusters should be a maximum of one hundred fifty feet in length, measured from curb line at the intersection with the public street or private accessway to termination of the shared drive. (P) +1

Rationale: The length of a cluster driveway must be limited to accommodate safe ingress and egress requirements of emergency vehicle apparatus, provide reasonable distance for utility connections and to provide reasonable walking distances to the dwelling units at the rear of the cluster. +1

(5)    Cluster developments should provide a minimum of three parking spaces for each unit in the cluster, with at least one space per unit being non-exclusive and located within one hundred fifty feet of the cluster as measured from curbline at the intersection with the public street or private accessway to termination of the shared drive. (P) +1

Rationale: Cluster developments, because of their configuration, cannot typically furnish parking as provided in the traditional single-family homes fronting on local streets. Sufficient parking for residents and guests should be provided inside and outside the cluster. Parking provided outside the cluster should be close enough to the cluster so that guests are within reasonable walking distance. +1

(6)    If additional parking is provided internal to the cluster, driveways to accommodate such parking should be a minimum of eighteen feet long and a minimum of eight feet wide/per garage bay. If the garage door of any unit faces on a private accessway or public street serving other clusters in the subdivision, then a minimum of eighteen feet must be provided between the back of sidewalk (or curb, if no sidewalk) to the face of the garage door. (P) +1

Rationale: A length of eighteen feet is sufficient to park a typical vehicle without encroaching into a sidewalk or maneuvering area internal to a cluster. This provides more safety for pedestrians and motorists in the cluster development. +1

(7)    Each dwelling unit driveway in the cluster should be designed such that each driver backing a mid-size passenger vehicle out of the driveway can maneuver with one turning movement in order to exit the cluster and vehicles entering a garage can drive into the garage without having to back up. Driveways for sixty percent of the units in each cluster should be designed such that a large size vehicle may back out with one turning movement in order to exit the cluster without backing into the public street or private accessway as determined by the Planning and Development Department. (P) +1

Rationale: Residents of each unit in a cluster expect convenience (as in a traditional single-family home) when entering or exiting their garages. Additional turning movements can increase the chance of accidents internal to the cluster. +1

(8)    Clusters are to be clearly illustrated on the site plan. (P) +1

Rationale: Residents of units in a cluster will be required to wheel trash and recycle containers to the public street or private accessway for collection, if City collection is provided. A reasonable distance to wheel the containers is desired for the convenience of residents. +1

(9)    Lighting internal to the cluster should be from wall lights incorporated into the architecture of the units. (P) +1

Rationale: Lighting internal to the cluster is necessary to illuminate common areas, define driveway locations and provide a level of safety for residents in the cluster. +1

(10)    Surface water drainage should not be allowed to pass from one cluster to another over the shared driveway of another cluster. Surface water drainage from individual clusters, however, may pass over the driveway for that respective cluster. (P) +1

Rationale: The interior space of a cluster is perceived as private space for the residents of the cluster. +1

x.    Commercial guidelines. +1

(1)    No development shall restrict access to open space areas managed by the Parks, Recreation and Library Department (PRLD), such as the Sonoran Preserve, by building to the edge or erecting a barrier along the edges that would prevent nonvehicular access to these areas. (P) +1

Rationale: Commercial development adjacent to open space areas managed by the PRLD, is to serve the needs of recreational users of these areas and allow access to them. +1

(2)    Commercial developments that are adjacent to open space areas managed by the Parks, Recreation and Library Department (PRLD), such as the Sonoran Preserve, and that provide unrestricted access to their sites from public streets, shall also provide public access from the open space areas to the commercial sites during public hours of operation to promote use of alternative modes of transportation. (P) +1

Rationale: Commercial development adjacent to open space area managed by PRLD is to serve the needs of recreational users of these areas and allow access from them to the commercial development. +1

(3)    Commercial development shall use plant materials selected from the Sonoran Native Plant List. (List A). (R) +1

Rationale: The overall landscape character of development is to be appropriate to the Sonoran Desert and continue the natural areas adjacent to the Cave Creek Wash. +1

(4)    Commercial development lighting shall not shine directly onto nor shall the light source be visible to, private residential property. Light intensity shall not exceed one foot candle at the residential property line. (R) +1

Rationale: Commercial development is to blend into the desert as residential development does and shall not impact negatively on adjacent residential development or undisturbed desert open space. +1

C.    Rural Desert Overlay (Reserved). +1

D.    Suburban Desert Overlay (Reserved). +1

Date of Addition/Revision/Deletion - Section 653

+1 Addition on 7-5-2001 by Ordinance No. G-4380, eff. 8-4-2001