§ 6.1070. Design Standards.

A.

General Standards.

1.

Development projects shall employ design techniques which reduce the disruption of the severely constrained areas (SCA) of a parcel defined in Section 6.1081.A.1., reduce the amount of streets and pavement, maximize open space, reduce the length of water and sewer systems, and minimize the restructuring of natural drainage systems.

Figure 6.1070.A.

2.

The intensity calculated in Sections 6.1050 and 6.1080 shall be the maximum permitted intensity. A construction envelope that is located in more than one (1) density category in Section 6.1050.B. and C. shall be considered as located in the higher density area if the majority of the floor area or construction envelope area (over fifty (50) percent) is in the less restricted condition and the incursion into a lower intensity area extends less than twenty (20) feet for structures or thirty-five (35) feet for construction envelopes.

Figure 6.1070.B.

Figure 6.1070.C.

3.

Construction envelopes are required when NAOS is proposed on individual lots.

4.

Underground utility corridors and drainage improvements not located in construction envelopes shall be included in the revegetated areas.

5.

The NAOS shall be clearly identified and protected during building by methods and techniques approved by the City.

6.

On-lot NAOS shall be designed with consideration of the surrounding context to connect with existing or planned open space on adjacent properties so that continuous areas of meaningful open space are formed.

7.

On-lot NAOS shall not be located within the required front yard where the front yard depth is less than forty (40) feet.

B.

Building heights.

1.

The maximum building height is that prescribed by the underlying district except as modified by the following:

a.

The maximum building height in the ESL shall be established by a plane measured vertically above the existing natural terrain elevation prior to grading; as the natural grade rises, the maximum height will rise accordingly. Small areas of rugged terrain inconsistent with this plane will not increase or reduce building height. Small areas are those features with a maximum width of twenty-five (25) feet.

b.

The maximum building height for all buildings in single-family residential (R1) districts including the Foothills Overlay, shall be twenty-four (24) feet unless exempted pursuant to Section 6.1022.

Figure 6.1070.D.

c.

The maximum building height in the hillside landform shall be the height prescribed by the underlying district or thirty (30) feet whichever is lower, except as modified by Section 6.1070.B.1.d. below.

d.

The Development Review Board may permit additional building heights in the hillside landform up to forty (40) feet where the additional height will reduce the visual impact of the structure or site work from established viewpoints, and will reduce the area required for grading, or other land disturbance activities, on sensitive conditions.

C.

Hillside Landform Site Design Criteria: Hillside lands are prone to natural hazards. In order to protect lives and property from disasters resulting from poorly designed hillside development and to mitigate the potential for increased erosion, boulder rolling, rockfalls, and landsliding, the Development Review Board shall review the site plans located within the hillside landform that are not part of a subdivision plat against the following criteria:

1.

All construction shall be set back a minimum of twenty (20) feet from boulder features. The Development Review Board may approve exceptions to these criteria where specific design solutions protect public safety.

Figure 6.1070.E.

2.

Unprotected slopes shall be protected from focused stormwater flows.

3.

All storm runoff shall be directed towards natural channels using best practices for erosion control.

4.

Minimize removal of native vegetation from areas not located in construction envelopes.

5.

Minimize incidental impact from other natural hazards including erosion, subsidence, boulder rolling, rockfalls, flooding, flood related mud slides, unstable slopes and landsliding relating to the site and surrounding property.

D.

Protected Peaks and Ridges.

1.

All building projects shall be set back an average of three hundred (300) feet horizontally and a minimum of two hundred (200) feet from a protected peak or a protected ridge.

Figure 6.1070.F.

2.

The maximum elevation of any structure within four hundred (400) feet horizontally of a protected peak or ridge shall be at least twenty-five (25) feet below the elevation of the nearest point of a protected peak or ridge.

3.

Protected peaks and ridges shall be identified on ESL Protected Peaks and Ridges Maps prepared by the City, and may be revised as follows:

Request for map refinement shall include a visual analysis from viewpoints as defined in Section 3.100, and be subject to subsection E., below.

4.

Protected peaks and ridges on a property shall be shown on final plats at the time of City Council approval.

E.

Revisions of ESL Landform and Protected Peaks and Ridges Maps. Landforms are identified on the ESL Landforms and Protected Peaks and Ridges Maps by the City. The maps may be revised as follows:

1.

Applicants for a specific development project may request a change in all or part of the landform boundaries on the ESL Landforms and Protected Peaks and Ridges Maps prior to or concurrently with a development project application. The applicant shall submit technical data to support the request. If the request represents more than a minor refinement, the requested landform boundary change shall be prepared by an Arizona State registered geologist and shall include a technical analysis to support the requested map revision. The definitions of the three (3) landform areas shall be used by consulting geologists for their analysis of changes in the landform boundaries.

2.

Minor refinements to the ESL Landforms and Protected Peaks and Ridges Maps shall be subject to the approval of the City.

3.

Major revisions of the ESL Landforms and Protected Peaks and Ridges Maps shall be subject to Development Review Board approval. Development Review Board approval shall occur prior to the Planning Commission and City Council public hearings if the request is made concurrently with a submittal for a rezoning or use permit approval.

4.

A property owner may request a revision of the ESL Landforms and Protected Peaks and Ridges Maps on their property independently from a submittal for a specific project. Such submittals shall follow all processes and requirements in Section 6.1070.E.1. and shall be subject to approval of the Development Review Board.

F.

Boulder Features. Development shall not be permitted on or immediately adjacent to boulder features within the ESL District and a setback of twenty (20) feet is required around the boulder feature unless otherwise approved by the Development Review Board. The Development Review Board may permit development on boulder features which meet this definition where the applicant demonstrates that the proposed construction will meet the following criteria:

1.

When a proposed structure will be occupied, the applicant shall submit a technical analysis prepared by an Arizona State registered geologist demonstrating that the boulder feature is stable and does not present a threat to the proposed structure.

2.

The applicant has demonstrated that the proposed construction will blend into the boulder feature so that the boulder feature is still substantially visible from public or private streets, and the structure does not detract significantly from the character of this special feature.

G.

Site and Structure Development Design Standards.

1.

Within the ESL:

a.

Mirrored surfaces or any treatments which change ordinary glass into a mirrored surface are prohibited.

b.

Reflective building and roofing materials (other than windows) including materials with high gloss finishes and bright, untarnished copper, aluminum, galvanized steel or other metallic surfaces, shall be textured or have a matte or non-reflective surface treatment to reduce the reflection of sunlight onto other property.

c.

Materials used for exterior surfaces of all structures shall blend in color, hue, and tone with the surrounding natural desert setting to avoid high contrast.

d.

Surface materials of walls, retaining walls or fences shall be similar to and compatible with those of the adjacent main buildings.

e.

Development design and construction techniques should blend scale, form and visual character into the natural landform and minimize exposed scars.

f.

Exterior lighting should be low scale and directed downward, recessed or shielded so that the light source is not visible from residential development in the area or from a public viewpoint.

g.

No paint colors shall be used within any landform that have a LRV greater than thirty-five (35) percent.

h.

Exterior paint and material colors shall not exceed a value of six (6) and a chroma of six (6) as indicated in the Munsell Book of Color.

i.

Plant materials that are not indigenous to the ESL area shall be limited to enclosed yard areas and non-indigenous plants that have the potential of exceeding twenty (20) feet in height are prohibited. A list of indigenous plants is available from the City. Outdoor community recreation facilities, including parks and golf courses shall be allowed turf as specified in Section 6.1070.G.1.j.

j.

Turf shall be limited to enclosed areas not visible offsite from lower elevation. Outdoor recreation facilities, including parks and golf courses, shall be exempt from this standard.

k.

All equipment appurtenant to underground facilities, such as surface mounted utility transformers, pull boxes, pedestal cabinets, service terminals or other similar on-the-ground facilities, shall have an exterior treatment that has a LRV of less than thirty-five (35) percent or otherwise screened from view from the adjoining properties.

l.

It is the intent of this Ordinance to leave washes in place and in natural conditions where practical. When necessary, modifications to natural watercourses and all walls and fences crossing natural watercourses shall be designed in accordance with the standards and policies specified in Chapter 37 (Floodplain and Stormwater Regulation) of the Scottsdale Revised Code, and the Design Standards & Policies Manual. Requests to modify, redirect, or divert watercourses of fifty (50) cfs or greater flow in a one hundred-year event shall include the following:

i.

Justification for the request.

ii.

Plans showing:

(1)

That the application will result in an equal or enhanced quality of open space.

(2)

That any proposed wash modification will include restoration of the watercourse with vegetation of the same type and density removed for the modifications.

(3)

If a wash is being redirected or modified that it enters and exits the site at the historic locations, and that the result will not impact drainage considerations for adjacent properties.

(4)

If a wash is being diverted into a structural solution (e.g. underground pipe), that the change will not impact the drainage conditions on adjacent properties and will not reduce the integrity of any upstream or downstream corridor as meaningful open space.

An application for the modification of a wash mentioned above, may be granted by the Zoning Administrator subject to approval of the design solution for the drainage facilities and subject to the finding that the purpose of this overlay district (Section 6.1011.) has been achieved. However, in no event shall the provisions of this section require greater area of NAOS dedication than currently required by Section 6.1060.A., B. and C. of this Ordinance.

(Ord. No. 2305, § 1, 2-19-91; Ord. No. 3395, § 1, 12-11-01; Ord. No. 3501, § 1, 4-1-03; Ord. No. 3540, § 1(Exh. 1), 4-20-04; Ord. No. 3920, § 1(Exh. §§ 79—81), 11-9-10; Ord. No. 4005, § 1(Res. No. 8947, Exh. A, §§ 188—191), 4-3-12; Ord. No. 4143, § 1(Res. No. 9678, Exh. A, §§ 164, 165), 5-6-14)