MONTEREY - Nabr Network › files › 547...The Sonoran Desert is home to many indigenous species of trees and shrubs as well as several varieties of wildflowers and other cacti. This

MONTEREY AT

MIRABEL VILLAGE

A Resident’s Guide To Landscaping

Monterey at Mirabel Village Architectural Guidelines Page | 1

Living In Harmony with Nature From its inception, Mirabel was planned as a community built among the native desert leaving much of the surrounding native vegetation intact for residents to enjoy. That's probably one of the reasons you selected to live here. Mirabel is located within a specific zoning district that contains environmental features that the City of Scottsdale is interested in protecting. The zoning required that a percentage of land be preserved as a Natural Undisturbed Area Open Space (NAOS). The required NAOS areas are predetermined on each lot as well as in common areas throughout the community. This project is also protected under the Environmentally Sensitive Land Ordinance (ESLO) that was created to maintain the unique desert character within north Scottsdale. The ESLO Guidelines outline protected plants that must be salvaged within development areas and restrict plant materials to native varieties along streets and common areas (Exhibit F). A copy of the ESLO Guidelines is included in this document. Each homeowner is required to submit two complete sets of landscape plans to the Monterey at Mirabel Village Community Association Architectural Committee (the "Committee") for approval prior to completion of the house. Landscape installation is required within 90 days from close of escrow. Understanding the Desert

The Sonoran Desert is home to many indigenous species of trees and shrubs as well as several varieties of wildflowers and other cacti. This variety of plant life also provides a habitat for a similar diversity of indigenous wildlife. Few ecological systems foster this level of natural beauty. Homeowners are required to landscape all areas within their lot that are disturbed by construction, upon completion of the home. Landscape areas are broken down into zones that are intended to reinforce the natural character of the desert. In this booklet we have identified four (4) basic zones that apply to landscaping of this project.

Native Areas - Those areas preserved beyond limits of development. Undisturbed areas are to be protected to the greatest extent possible. Many lots have dedicated NAOS areas that are required by City of Scottsdale ordinances to remain untouched. Rear yards may be extended beyond the building pad to the restricted envelope area identified for each lot on the builder provided plot plan. Any revegetation within native or NAOS areas must conform to the select plant list (Exhibit D).


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Transition Area - Front yards, side yards, unfenced and non-enclosed areas disturbed by construction are considered a transition area. Planting within these areas shall use native or near native Varieties outlined in the select plant list. Grades shall blend with adjacent native landforms with softened contouring. Planting must include 40% Turpentine and 10% Jojoba of total plant density required on page 6, paragraph 1, “Creating a Natural Desert Landscape”.

Semi-enclosed Areas - Areas identified as directly along the foundation of the home, unit entries or semi-enclosed by low courtyard walls. These areas may incorporate a more liberal palette of low water use plants that add a greater diversity of color and texture. Refer to select plant list. Any additional near indigenous varieties requested will be reviewed on a case by case basis.

Enclosed Areas - Defined as landscape areas within a completely walled-in rear yard area. Homeowner may install turf and a wider variety of plants including all those on the restricted plant list plus others requested by the homeowner on a case by case basis. Plant types and sizes within these areas are governed by City of Scottsdale ESLO Ordinance restrictions and may not exceed 25' in height.

This guideline also identifies a list of prohibited plants that may not be used under any circumstance. It is the homeowners/landscape designers' responsibility to become familiar with the City of Scottsdale guidelines for planting in high desert environments.


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Street

TYPICAL LANDSCAPE ZONE LAYOUT

i I I I I I I I I I I I I I I

REAR'l'ARD ENCLOSED

VARIES FROM PROPERTY

I I

ALL FRONT, SIDE PND REAR AREA'S OUTSIDE

BY CON5T1.ICTION.

NntiYe Arca

DEDICATED NAOS AREA PRESERVE NATIVE WHEN POSSIBLE

BUILDING ENVELOPE LIMIT OF REARYARD DEVELOPMENT

ENCLOSED AREA COMPLETELY WALLED IN YARD

REARYARD ENCLOSED CONTAINED WITHIN BUILDING ENVELOPE

SIDEYARD SETBACK VARIES FROM PROPERTY LINE. VERIFY ACTUAL LOT LAYOUT

SEMI-ENCLOSED AREA WITHIN LOW WALL OR BETWEEN SIDEWALK AND HOUSE TRANSITION AREA ALL FRONT, SIDE AND REAR AREAS OUTSIDE OF ENCLOSURE DISTURBED BY CONSTRUCTION

NATIVE AREA UNDISTURBED OR NATIVE REVEG.

DRAINING AND NAOS EASEMENT


The Benefits of Natural Landscaping

If you moved to Mirabel to be close to nature, you are not alone. Many homeowners have found that living in the Sonoran Desert is a unique experience not found in most man-made environments. Now, what happens when you blend your home into the desert? For one thing, you can observe the silent wonders of nature from the comfort of your own home. Animal life of all descriptions will be your nearest neighbors. You can enjoy the natural sounds of life in the desert. For another thing, you are also increasing the value of your property by preserving its environment. While the value of your property is a long-term consideration, there are some more immediate benefits that you should consider as well.

Privacy- Natural plant growth can act as a visual screen and a sound baffle between you and your neighbor.

Energy Conservation -Landscaping can be beneficial in reducing heat gains or losses by reducing direct solar radiation and by reducing air leakage (by lowering the wind velocity and by reducing the heat transmission of windows.) Air conditioning in a partially shaded house works less than in a house with walls or roofs completely exposed to the sun.

Water Conservation - Native and low water use plant material has a much lower demand of water than traditional ornamental landscape.

Shade - Besides helping in keeping your home cool in the summer, your naturally landscaped yard will be a shaded haven for you and your family throughout the hottest months of the year.

Landscape Maturity - Native plants will mature faster than non-native shrubs that must be pruned and manicured. Your landscape will have that "seasoned", natural look in a relatively short time.

Convenience - Quite simply, it's easier to maintain a naturally landscaped home. Natural landscape, once established, will require nothing more than occasional weeding, debris removal, and light pruning.

Wildlife - Native areas provide shelter and food supply for birds and other residents of the desert that would not normally be present in a conventionally landscaped yard.


Beauty - You will be pleasantly surprised by the unique beauty and seasonal variations of your natural landscape. The forces of nature will supplement your efforts to create a perfect composition of color, texture and form with very little effort on your part.

During the construction of your home, much effort was put into preserving and honoring the existing vegetation. Before you begin to design the landscape for your yard, or remove the small grasses and existing understory planting, please stop and consider the natural resource that you may already have. With a little planning you can share in the overall commitment to respect the natural beauty of the desert. Plan Before You Act

The desert that surrounds your home can give you a significant head start in landscaping. Unfortunately, adding, removing, and relocating plants is often done without proper planning. You are required to select a qualified landscape designer that is familiar with native environments, understands NAOS and ESLO restrictions and respects the overall vision of this community. The first step in preparing a landscape plan is to make a written list of your needs, desires, the site limitations and resources available. Some factors to consider: A. Document existing plant material on the site. What small trees, cactus and

shrubs naturally occur on the site? B. Drainage, soil and sun orientation. What areas of your lot serve as drainage

during a rain? What are the natural landforms and how can your landscape plan be sensitively blended with surrounding conditions?

C. Identify the location of your home's doorways, windows, patios, walks,

utility areas, neighboring homes, streets, pathways, etc. Should native vegetation be preserved or enhanced to intensify privacy considerations?

Start with the grading and drainage plan provided by the builder, then document your property with conditions and plant material as it actually exists. The plan should illustrate all man-made features, including underground utility lines. It may be apparent that an area of native vegetation that you had previously considered clearing actually serves as a privacy screen between you and your neighbor.

Next, using a complete overlay of your site plan (preferably at 1" = 1O'-0"), develop a planting plan. Indicate on your site plan the locations of preserved native and/or revegetated areas. If the lots on· each side of your property are developed, you must consider making your landscape design compatible with those of your neighbors. What you plant will, of course, depend on your needs and desires. How you create that landscape will depend on the specific site limitation listed above.


Creating a Natural Desert Landscape

Within areas of disturbance the amount and type of landscape will be determined by the select plant list identified for various zones (Exhibit D). The landscape guidelines require as a minimum of six (6) trees consisting of one (1) 48" box and five (5) 36" box multi-trunk trees to be placed in the front and back yard (where applicable) Transition Area as defined in the "Typical Landscape Zone Layout". Additionally, each landscape zone shall have ten (10) shrubs of five (5) gallon size per 500 square feet of space within that distinct zone, distributed in such a manner as approved by the Architectural Committee. Meaning the aforementioned ratio will be applied to each landscape zone defined in the “Typical Landscape Zone Layout” and not the lot as a whole. Turf is only allowed to be in confined areas enclosed with walls and not visible to any surrounding neighbors or from the street. The use of trees is preferred in areas close to the house to help blend buildings with the site, accentuate entry areas, provide for shade or help to define outdoor spaces. Between trees, supplement by adding sun-tolerant cactus, shrubs, and groundcovers. Revegetation of NAOS areas is the responsibility of each individual lot owner and should include a mix of trees, shrubs, cacti and ground covers to achieve a consistent approach to desert revegetation. This material should be planted in a random manner that mimics the adjoining desert character. All lots impacted by disturbance shall install a minimum of (1) 36" box tree per 2000 square feet of Natural area outside the building area. The approved species for trees include Cercidum floridum (Blue Palo Verde), Cercidum microphyllum (Foothills Palo Verde) and Prosopis velutina (Velvet Mesquite). The foundation of your landscape area will of course be the desert floor. Mirabel has a native fine granular character that should be preserved in revegetation areas. Although, granite of ¼” minus Madison Gold may be used when first approved by the Architectural Committee in front yard areas. Larger granite may also be approved for rear yard areas at the committee’s discretion. With native granular soils preserved, you should give Mother Nature a chance to show you just how much plant life will volunteer by the end of the first growing season. As the native seedlings begin to surface, the process of natural revegetation is underway. In a conventionally landscaped yard these seedlings would have been removed and never been given a chance to restore the indigenous character of the site. The time that it takes to get the landscape results you desire will be determined by the amount and size of the plant material that you initially install. If you want a more immediate effect, then you should start out with larger plants and densities beyond the minimum· standards. The guidelines specify minimum size and quantities of plant material.


Enhancing the Desert

Generally, the desert has a restricted palette of naturally occurring species and densities. Respect the native simplicity of the overall site but also introduce accents of color and texture into your landscape. As you consider enhancing your natural desert, become familiar with the seasonal changes of the plants you are considering. Knowing the species of plants that are naturally growing on your property will help in determining which varieties will do well and blend. Always consider the colors, form, and textures of the native plants as the backdrop of your added plant material. Many plants available in nurseries just don't look like they belong in the desert. Ornamental, non-indigenous plants usually do not blend well with a natural setting. Similarly, tropical looking plants also tend not to fit the native character and often are not adapted to our arid climate. It is a good idea to choose plants that will naturally grow to the shape and size you desire. When using accent shrubs or flowers, try to plant in natural groups or "plant colonies". Avoid single "spot planting", or straight lines. It is a good idea to stick with a restricted pallet to avoid a scattered "fruit salad" look. Some of the most dramatic yards have a predominantly natural landscape theme with only a few seasonal flowering species planted as accents within the landscape, typically adjacent to patios or outdoor living areas. Look around and observe how the models and established areas of Mirabel have successfully blended naturally and now compliment the natural desert. It is your community, so use responsible judgement in selecting plants that are compatible with the natural setting that you are striving to create. Erosion Protection Native granular soils have a tendency to erode when freshly landscaped, on excessive slopes and with concentrated flows. Erosion is a natural occurrence and can actually enhance the naturalistic character of revegetation in open areas. Erosion along driveways, walks, walls and foundations may necessitate minor bank protection to prevent undermining and hazardous conditions. The initial landscape design and installation should anticipate problematic areas. Erosion protection should be used as a last result. The enclosed detail (Exhibit A) shows an acceptable method to control runoff and minimize its appearance. The concept of buried erosion protection allows necessary stabilization with minimal visibility. Any eroded granular fines will partially expose the erosion control rocks in a more naturalistic character.


The native seed mix applied to finish erosion protection will allow incremental vegetation to re-grow and minimize erosion. Meandering rock beds through the landscape are strictly prohibited. Rear Yard Enclosure Walls Homeowners are responsible to include side and rear yard wall enclosures as necessary to address specific design and layout. Walls shall have radius comers and be located no closer than 5' from NAOS areas and 10' from property lines. Exceptions to this requirement may be made for hardship situations (e.g. excessively narrow lot) in the sole discretion of the Committee. Refer to individual grading and drainage plans provided by the builder for specific lot conditions. Rear yard walls can be a combination of masonry and view fencing. Full height view fence up to 6' will be allowed and should follow the natural terrain when installed. Refer to Exhibits B & C. Walls shall be freeform in layout with radius corners, within specified setbacks. Retaining walls may not exceed 3' in height, step rear yards if required to transition grade offsets. Walls shall be painted all sides to match the main body color of the house, view fence to be Dunn Edwards DE B02 (Dark Earth). All pool and spa equipment shall be located behind masonry stucco walls and not be visible to adjacent neighbors. Sport Courts Sport courts may be incorporated into rear yard landscape design when fully contained within rear yard walls. Design and location shall be submitted with the landscape plan. Lighting is discouraged, but may be granted if it is in accordance with the City of Scottsdale ESLO residential requirements and specifically approved by the Committee. Colors selected shall be similar to that of the home. Placement of the sport court on the home site shall not encroach any side yard or building setback. Play Sets Per the CCR's, no basketball goal, backboard, swing set, trampoline, batting cage or other play structure shall be placed or constructed on a Lot without the prior written approval of the Architectural Committee. These items may be placed on the home site so as not to be visible to surrounding neighbors or from the street. Plans submitted to the Committee for approval should include the appearance, dimensions and location of each item and include appropriate plant screening to shield from neighboring views.


Lights Low voltage accent lighting along walks, patios, accent trees and focal points is allowed. Downlights are preferred in trees as opposed to uplights. 'Runway' lights along a driveway are prohibited. Lamps may not exceed 20 watt/each. Pursuant to the ESLO, spot lights or other lights shall not be installed, maintained or used in a manner which causes glare to neighboring property or be an annoyance to the Owner or Occupant of neighboring homes. Design Review Homeowners are required to submit a complete landscape package for approval of all proposed site improvements prior to construction to the Committee. Plans shall include front, rear and side yards, indicate all supplemental planting, site walls, pools, sport courts, play sets, lighting or grading manipulations to the existing site. The enclosed planting, irrigation and wall guidelines are intended to outline the required design and installation requirements.

The guidelines shall serve as minimum standards for landscape submittal. Enforcement of reviews is intended to provide a consistency of quality that will benefit the overall community. Refer to landscape design standards.


Landscape Plan Submittal and Requirements Submittal/Fees • Each homeowner shall supply the Architectural Committee with two (2) complete sets of

scaled landscape plans prior to initiating landscape related work (scale l" = 10'- O"). • Landscape submittals shall be accompanied by a $500.00 review fee and submitted to the

Monterey at Mirabel Village Community Association. Review fees cover the professional design review process and installation inspections.

• Separate Front yard and Rear yard submittals are discouraged, but will be provided with an additional review fee of $300.00, payable upon the second submittal.

• Submit one completed landscape submittal worksheet (Exhibit G).

Review Process • The Committee will issue a written review within 30 days following receipt of your submittal

and review fee. • Reviews will not occur without all the required design elements and payment included. • Plans may require a second submittal if requested in first review. • Conditionally approved plans will require a written response from the homeowner or

landscape designer, back to the Architectural Committee acknowledging comments made are acceptable and will be implemented with construction.

• Failure to obtain approval within two reviews, resulting in a third submittal, will require the applicant to pay an additional review fee of $200.00.

Completion • A final installation review will occur upon notification to the Committee to ensure landscaping

has been installed in accordance with approved plans. • Homeowners are responsible for completing landscaping prior to requesting an installation review. • A final inspection with written response will be performed by the Committee within 30 days of

request. • Homeowner shall be responsible for notifying their installation professional for items requiring

correction. • Final approval will be by the Committee upon correcting installation review comments.

Plan Requirements Base-Mapping • Generate base map from City approved grading and drainage plan provided by the builder. • Include date, scale, north arrow, lot number, and street name. • Show property lines, building envelope, dedicated NAOS (natural open space), utilities and

existing plants as shown on City approved site plan. • Show City approved established drainage routes.

Site Walls The enclosed details (Exhibits B, C) and notes are considered standards for wall enclosures along residential units. The intent is to maintain a consistency throughout the community.

Additional specifications include the following: • All changes in wall directions shall be achieved through radius corners. Rectilinear geometry

is not acceptable. • All wall construction shall occur 5' from any NAOS area or 10' from property lines. Refer

to grading and drainage plan provided by the builder. • Graphically delineate solid walls, view fence and screen walls. • The homeowner/designer is responsible for achieving wall layouts, which conform to

project stipulations and local pool requirements, if applicable.


• All walls shall meet the standard wall details (enclosed). • Note heights and finishes. • Walls shall be split face (on exterior side) with stuccoed interior side and painted on all sides. • Masonry wall paint color shall be painted to match the main body color of the home. • View fence color shall be Dunn Edwards DE B02 (Dark Earth). • Wall construction shall occur on resident side to minimize disturbance in native areas. • Walls shall not obstruct drainage considerations through the site without appropriate

mitigation. Verify specific condition on each lot. • Native area to be preserved or restored to natural condition following wall construction.

Remove all debris, backfill footings and blend with natural grades. • Mechanical and pool equipment shall be screened from adjacent residences and/or open

space with masonry screen wall. (Painted and stuccoed to match the main body color of the home).

Landscape Plan Grading/Contouring • Show or note your grading concepts. • Grades shall be subtle with no more than 4:1 slopes maximum and 6:1 preferred to

transition to natural or engineered grade. • Grades shall blend into adjacent native areas. • Abrupt mounding is to be avoided. Direct drainage flows through soft subtle swales. • All granular topdressing material shall be noted. • Broomed native soils shall be the finish grade surface within all semi-enclosed, transition

and native areas. • Granite of ¼” minus Madison Gold may be used when first approved by the Architectural

Committee in front yard areas. Larger granite may also be approved for rear yard areas at the committee’s discretion.

• Grade offset shall be l 1' below curb and walks.

Boulders and Rock • If boulders are to be utilized, they shall be kept away from the streets (10' min.) and be

surface select granite of 1 ton or greater. Boulders shall match native color and character.

• They must be clustered in groups of three (3) or more and buried 1/3 deep, within lower lying areas and side slopes. Boulders placed on top of high points will not be acceptable.

• Uniformly spaced rock delineating areas is prohibited. • An overabundance or sporadic "here and there" placement will not be approved. • River rock "stream beds" will not be approved. Buried rip rap will be allowed in severe

conditions when grading or walls will not accommodate specific condition. See Erosion Protection Detail (Exhibit A)

• The engineered drainage will typically not require stabilization through the use of rip-rap or rock. If your lot requires such treatment, rock shall be angular, variable in size and located primarily on the side slopes and bottom of swale to mimic a natural character. To further naturalize the character, backfill 2/3 depth with native granular soils to help stabilize rock and soften visual impact. These treatments will be approved on a case by case basis.

Planting • Provide plant legend keyed to match plans. Draw plants at mature size. • Note that trees will be multi-trunk with upright character • Show sizes and quantities for all plants. • Select plant material for each zone from the plant list within these guidelines. Plants not listed

will be reviewed on a case by case basis.


• It is encouraged that homeowners select a simplified palette that visually extends the adjacent native plant species, patterns and densities into their yard.

• Select flowering plants for alternating seasonal color displays and textures. • Planting should be located to screen equipment. • Applying the approved native seed mix is encouraged· within native and transition zones to

further restore the desert floor. Note: Only the pre-selected mix within the guidelines is approved.

• Pre-emergent weed control shall not be applied within native or transition zones or seed mix areas.

• Clearing the natural undergrowth (grasses and small shrubs) within NAOS is prohibited. • Polyethylene film is prohibited. • Ornamentation such as driftwood, skulls, wagon wheels, sculpture, etc. is not permitted in

front yard areas exposed to the street.

Irrigation • Homeowners shall irrigate all supplemental plants by an automatic drip (emitter) irrigation

system. • Rear yard irrigation equipment and design is at homeowners' discretion. • All backflow devices shall be installed per local code requirements. • All valves (including flush end caps) shall be located within a Tan box. • All valve build-ups including flush cap assemblies shall be located away from the street

frontage and visibly mitigated with plant material. • Designs shall consider appropriate water requirements of plant material and sun exposures. • Wall mounted equipment shall be painted to match the wall to which it is mounted. • Emitter tubing shall be buried and concealed below grade a minimum of 12". • Installation shall recognize good design sense such as locating emission points on the uphill

side of plants and away from the root ball.

Lighting • Lighting is not required, however if utilized shall be low voltage (maximum of 25 watts) and

must comply with the City of Scottsdale lighting ordinance. • Submit cut sheets or photos of the fixtures you propose using. • Lighting must be subtle and avoid delineation or outlining of driveways. • Locate any lighting fixtures a minimum of 15' away from the streets. • No up-lighting is allowed in this community without shielding. • Colored lamps and lenses are prohibited. • Pole lighting is prohibited. • Light sources shall not produce glare onto adjacent properties or streets. • Softening fixture glare with plants is encouraged.

Maintenance Considerations • It is each homeowner’s responsibility to maintain their property including debris within NAOS

areas of the home site. Guidelines are written to provide a seamless transition between lots. • To further promote and respect the natural character of the community, homeowners are

encouraged to allow plants to naturalize. • Seasonal pruning to "cut back" plants is allowed to promote fullness the following season. • Pre-emergent weed control is prohibited for non-enclosed areas. • Raking of the natural desert floor is discouraged. Again, the intent is to naturalize the

appearance. Landscape areas may be broomed to blend with adjacent conditions upon installation or major clean-ups.


TRANSITION FLUSH TO ADJACENT GRADES

EXHIBIT A

section

.

PROVIDE VARIABLE SHAPE TO ROCK STABILIZATION – LINEAR INSTALLATIONS ARE UNACCEPTABLE

Erosion Protection

plan NOTE EROSION PROTECTION ONLY TO BE USED IN SEVERE GRADING CONDITIONS WITH CONCENTRATED FLOWS OR GRADES OF 3:1 OR STEEPER THAT CANNOT BE MITIGATED BY FEATHERING GRADE OR RETAINING WALLS

CONCENTRATE TREES AND VEGETATION ALONG EDGES TO MITIGATE VISIBILITY

PARTIALLY BURY EROSION PROTECTION TO BLUR EDGES AND NATURALIZE

BUILD EROSION CONTROL AREAS INTO GRADES

FILTER FABRIC BASE WITH TURNDOWNS

4”-12” CRUSHED ROCK

NATIVE GRANULAR SOILS IN VOIDS AND TO PARTIALLY COVER ROCK

HYDROSEED TO NATURALIZE AND STABILIZE FINISH SURFACE


LOT SIDE

EXHIBIT B

1" .,·: ;!', -:: ·.

-

.

STREET SIDE

R

elevation section

F R

6’- 0” Masonry Perimeter Wall

8" x 4" x l6" SPLlTFACE CAP

6” SPLITFACE BOND BEAM WITH (1) #4 CONTINUOUS

PAINT OPEN SPACE SIDE AND TOP OF WALL

6” SPLITFACE BLOCK WITH (1) #4 AT 48” O.C.

DURO WALL AT 16” O.C. FINISH GRADE

CONCRETE FOOTING WITH (1) #4 CONTINUOUS

95% COMPACTED SUBGRADE

NOTE:

• REFER TO ENGINEERING PLANS FOR RETAINING WALL CONSIDERATIONS

• PERIMETER WALLS BUILT ON TOP OF RETAINING WALLS SHALL BE FLUSH ON OPENSPACE SIDE OF WALL

• RETAINING WALLS SHALL BE SPLITFACE AND PAINTED TO FOOTING CONTROL JOINTS AT 20’ O.C.

3”

8”

5’

8” (M

INIM

UM

)

FOOTING CONCRETE

CAP TO EXTEND 2” ALONG FACE AND ENDS. SPLITFACE BLOCK WALL TO TRANSITION IN 8” INCREMENTS IF

CAP TO EXTEND 2” ALONG FACE AND ENDS

SPLITFACE BLOCK WALL TO TRANSITION IN 8” INCREMENTS IF REQUIRED


EXHIBIT C.

WROUGHT IRON VIEW FENCE

.

Full Height Wrought Iron View Fence

POST AT 3'-0“ 0.C. (TYP)

1’-

9” V

IEW

FE

NC

E

FULL HEIGHT MA50NRY PERIMETER WALL BEYOND REFER TO DETAIL A. 1 ½ SQ. TOP AND BOTTOM RAIL AND POST AT 8’ O.C. 5/8” SQ. T.S. PICKETS AT 4” O.C. 6” SPLITFACE CMI WITH 1 - #4 AT 48” O.C. EXTEND SHELF 24” BEYOND WALL

FINISH GRADE CONCRETE FOOTING WITH (1) #4 CONTINUOUS

PAINT COLOR: WROUGHT IRON DE-B02 (DARK EARTH) SPLITFACE BLOCK TO MATCH BODY COLOR OF HOME

POST MOUNT INTO MASONRY FINISH GRADE VARIES

NOTE: REFER TO ENGINEERING PLANS FOR RETAINING WALL CONSIDERATIONS RETAINING WALLS SHALL BE SPLITFACE AND PAINTED TO FOOTING

elevation

REFER TO MASONRY PERIMETER WALL DETAIL SIDEMOUNT BRACKET AT TOP

RAIL (SEE DETAIL)


EXHIBIT D

APPROVED PLANT LIST

Botanical Name * Protected Plant

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TREES Acacia abyssinica Abyssinian Acacia • *Acacia constricta White Thorn Acacia • • Acacia farnesiana Sweet Acacia • *Acacia greggii Catclaw Acacia • • • *Canotia holacantha Crucifixion Thorn • • • *Celtis palllida Desert Hackberry • • • Celtis reticulata Net Leaf Hackberry • *Cercidium floridum Blue Palo Verde • • • *Cercidium microphyllum Foothills Palo Verde • • • *Chilopsis linearis Desert Willow, Desert Catalpa • • *Juniperus monosperma One-Seed Juniper • *Olneya tesota Ironwood • • Pithecellobium flexicaule Texas Ebony • Prosopis alba Argentine/White Mesquite • Prosopis glandulosa Honey Mesquite • Prosopis pubescens Screwbean Mesquite • *Prosopis velutina (juliflora) Velvet Mesquite • • • Quercus turbinella Scrub Oak • • • SHRUBS Acacia angustissima Fern Acacia • Acacia craspedocarpa Leather Leaf Acacia • Acacia greggii Catclaw Acacia • • •



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SHRUBS (Continued) Agave species Century Plant • Aloysia wrightii Wright’s Beebrush • Ambrosia ambrosioides Giant Bursage • Ambrosia deltoidea Triangle Leaf Bursage • • • Ambrosia dumosa White Bursage • Anisacanthus thurberi Desert Honeysuckle • • Asclepias subulata Desert Milkweed • Asclepias tuberosa Butterfly Weed • *Berberis haematocarpa Red Barberry • • Buddleja davidii Summer Lilac • Buddleja marrubiifolia Woolly Butterfly Bush • Bursera fagaroides Fragrant Bursera • Caesalpinia gilliesii Yellow Bird of Paradise • Caesalpiniia mexicana Mexican Bird of Paradise • Calliandra eriophylla Pink Fairy Duster • • • Calliandra californica Red Fairy Duster • Cassia artemisioides Feathery Cassia • Cassia leptophylla Gold Medallion Tree • Cassia nemophila Green Feathery Cassia • Cassia phyllodenia Silver Cassia • Cassia wislizeni Shrubby Cassia • Ceanothus greggii Desert Ceanothus • Cercocarpus montanus Mountain Mahogany • Cordia parvifolia Little Leaf Cordia • Dalea bicolor Indigo Bush • Dalea formosa Feather Dalea • Dalea greggii Gregg Dalea • Dalea pulchra Smokebush • Dalea wislizeni Wislizenus Dalea •



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SHRUBS (Continued) Dodonaea viscosa Hopbush • Dyssodia pentachaeta Dogweed • Encelia farinosa Brittlebush • • • Ephedra species Mormon Tea • • • Ericameria laricifolia Turpentine Bush • • • Eriogonum fasciculatum Flattop Buckwheat • • Eriogonum wrightii Wright’s Buckwheat • Fallugia paradoxa Apache Plume • Hesperaloe funifera Coahuilan Hesperaloe • Holacantha emoryi Crucifixion Thorn • Hyptis emoryi Desert Lavender • • Jatropha cardiophylla Limber Bush • Justicia californica Chuparosa • • • Justicia candicans Firecracker Bush • Justicia ghiesbreghtiana Desert Honeysuckle • Justicia spicigera Mexican Honeysuckle • Krameria grayi White Ratany • Larrea tridentata Creosote Bush • • • Leucaena retusa Gold Lead Ball Tree • Leucophyllum fructescens Texas Sage, Texas Ranger • Leucophyllum laevigatum Chihuahuan Sage • Leucophyllum species • Lotus rigidus Deer Vetch • • • Lycium brevipes Thornbush • Lycium fremontii Wolfberry, Tomatillo • Mimosa biuncifera Catclaw • Mimosa dysocarpa Velvet Pod Mimosa • Mimulus cardinalis Monkey Flower • Nolina bigelovii Bigelow Nolina •



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SHRUBS (Continued) Nolina microcarpa Bear Grass • Rhamnus californica Coffeeberry • Rhamnus crocea Redberry Buckthorn • Ruellia peninsularis Ruellia • Salvia chamaedryoides Blue Sage • Salvia greggii Autumn Sage • Salvia species • Senecio douglasii Threat Leaf Groundsel • Senecio salignus Willow Leaf Groundsel • Senna covesii Desert Senna • Simmondsia chinensis Jojoba • • • Sophora arizonica Arizona Sophora • Sophora secundiflora Texas Mountain Laurel • Tecoma stans Arizona Yellow Bells • Trixis californica Trixis • • Vauquelinia californica Arizona Rosewood • Viguiera deltoides Golden Eye • • Zinnia grandiflora Prairie Zinnia • Zizyphus obtusifolia Greythorn • • VINES Antigonon leptopus Coral Vine • Cissus trifoliata Arizona Grape Ivy • Clematis drummondii Old Man’s Beard • Mascagnia lilacina Lilac Orchid Vine • GROUND COVERS Acacia redolens “prostrata” Trailing Acacia • • Dalea greggii Trailing Indigo Bush • •



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GROUND COVERS (Cont.) Verbena peruviana Peruvian Verbena • • Verbena pulchella • • PERENNIALS Baileya multiradiata Desert Marigold • • • Cassia Covesii Desert Senna • • • Castilleja chromosa Indian Paintbush • Delphinium scaposum Bare-Stemmed Larkspur • Dichelostemma pulchellum Blue Dick • Dyssodia pentachaeta Dysodia • Machaeranthera species Aster • • Melampodium leucanthum Blackfoot Daisy • • Menodora scabra Menodora • Mirabilis multiflora Desert Four O’clock • Muhlenbergia rigens Deer Grass • • Oenothera Evening Primrose • • Pentemon eatonii Beard Tongue • Penstemon parryi Parry’s Penstemon • • Penstemon species • • Penstemon superbus Beard Tongue • • Phlox tenuifolia Phlox • Psilostrophe cooperi Paperflower • • • Salvia farinacea Mealycup Sage • Senecio douglasii Groundsel • Sphaeralcea ambigua Globemallow • • • Tagetes lemmonii Mt. Lemmon Marigold • Verbena (Glandularia) Verbena • • Verbena gooddingii Goodding’s Verbena • • Verbena rigida Verbena • •



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ANNUALS Datura meteloides Sacred Datura • Erigeron species Fleabane Daisy • Eschscholzia mexicana Mexican Poppy • Gilia flavocincta Gilia • Kallstroemia grandiflora Arizona Poppy • Lupinus arizonicus Lupine • Lupinus sparsiflorus Lupine • • Lupinus densiflorus Lupine • Mentzelia species Stickleaf, Blazing Star • Oenothera species Evening Primrose • Phacelia crenulata Scorpionweed • Rafinesquia species Desert Chicory • Salvia columbanae Chia • • • SUCCULENTS & CACTI Agave species Century Plant • Aloe species • *Carnegiea gigantea Saguaro • • • Cereus greggi Night-Blooming Cereus • Dasylirion wheeleri Desert Spoon • • Echinocactus grusonii Golden Barrel Cactus • • Echinocereus engelmannii Hedgehog Cactus • • • *Ferocactus acanthodes Compass Barrel • • • *Ferocactus wislizeni Fishhook Barrel • • • Fouquieria spendens Ocotillo • • • Hersperaloe parviflora Coral Yucca • Mammillaria microcarpa Fishhook Pincushion • • • Opuntia acanthocarpa Buckhorn Cholla • • •



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SUCCULENTS & CACTI Optuntia basilaris Beavertail Prickly Pear • • Opuntia bigelovii Teddy Bear Cholla • • • Opuntia chlorotica Pancake Prickly Pear • • Opuntia engelmannii Englemann’s Prickly Pear • • • Opuntia fulgida Chain Fruit Cholla • • • Opuntia leptocaulis Desert Christmas Cholla • • • Opuntia violacea Purple Prickly Pear • • Yucca baccata Banana Yucca • • • *Yucca elata Soaptree Yucca • • •


EXHIBIT E

PROHIBITED PLANT LIST

The following plants are prohibited within Mirabel. Prohibited species in general may reach heights of over 20’ at full maturity, are invasive, weedy, and may produce noxious pollens:

Botanical Name Common Name

Baccharis sarothroides Desert Broom

Chamaecyparis species Pine Tree

Citrus species

Cupressus species Cypress

Cynodon dactylon Bermuda grass

Olea europaea Olive

Nerium oleander Oleander

Palmae species Palm

Parkinsonia aculeatra Mexican Palo Verde

Pennisetum setaceum Fountain Grass

Pinus species Pine

Thevetia species Oleander

ESLO III Citizens Guide

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CITIZEN’S GUIDE TO ENVIRONMENTALLY SENSITIVE LANDS

Third Amendment to the ESL Ordinance – Effective May 21, 2004

The Environmentally Sensitive Lands Ordinance (ESLO) is an overlay district. The underlying zoning districts that define the allowed uses and development standards for each property still exist (residential, commercial, etc) and are modified by the specific provisions included within the ESL Ordinance. Where there is a conflict between the regulations of the ESL Ordinance and an underlying district, ESLO provisions have precedence. ZONING ORDINANCE REFERENCE:

Article VI. Supplementary Districts Section 6.1010. Environmentally Sensitive Lands Ordinance

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CONTENTS Overview 2 Key Considerations 3 Major Components 5 Special Considerations 10 Related Resources 11

OVERVIEW History/Background The Environmentally Sensitive Lands Ordinance (ESLO) is a set of zoning regulations adopted by the City Council in 1991 (amended in 2001, 2003 and 2004) to guide development throughout the 134 square miles of desert and mountain areas of northern Scottsdale. These areas are generally located north and east of the Central Arizona Project canal (see map at right). Purpose The intent and purpose of the ESLO is to identify and protect environmentally sensitive lands in the City and to promote public health and safety by controlling development on these lands. The ordinance requires that a percentage of each property be permanently preserved as Natural Area Open Space and that specific environmental features be protected, including vegetation, washes, mountain ridges and peaks, to assure appropriate development. Goals The Environmentally Sensitive Lands Ordinance has been established in order to: • Encourage the protection of unique and sensitive

natural features in the Upper Sonoran Desert, including but not limited to the mountains and hills, large rock formations, native landscape, archeological and historical sites and significant washes,

• Encourage development that blends with the character and nature of this special desert setting,

• Protect the public and property from the special hazards that can be found in this desert setting, and

• Minimize the costs to build and maintain the public infrastructure needed to sustain the use of the land.

This ordinance is not intended to deny the reasonable use of the land, but rather guide its use in ways that are sustainable and recognize the unique opportunities this setting provides. Community Benefit The ESLO has a direct impact on the residents of Scottsdale by determining the location and design of residential, commercial, industrial and institutional development in almost two-thirds of the City. Application of the ESLO, and its predecessor the Hillside Ordinance, has resulted in the preservation of over 9,000 acres of Sonoran Desert open space while protecting our residents from potential flooding, erosion and detrimental visual impacts.

ESLO Citizens Guide

www.scottsdaleaz.gov/codes/ESLO 3

KEY CONSIDERATIONS ESLO Landform Areas Many of the provisions of ESLO are organized by Landform Areas. A Landform Area is one where the geological structure, soil types, land slopes, natural vegetation and drainage patterns are relatively consistent and are distinctive from other areas. For the purposes of the ESLO there are three Landform Areas.

Lower Desert Landform Lower Desert valley floors are generally characterized by relatively flat land slopes (less than 5%), deep fine grained soils with little or no exposed bedrock present, widely scattered washes that do not have distinctive channels and relatively sparse vegetation.

Upper Desert Landform There are two somewhat distinct sub-units within the Upper Desert landform: bajada areas at the base of the mountains and pediment areas across an elevated plain. Bajada areas are the sedimentary outfall deposits from the nearby mountains and have moderate land slopes of 5% to 35%, granular, relatively deep soils that often have strong caliche hardpan layers below the surface, and a wide variety of vegetation that is relatively dense, particularly closer to the mountains. The pediment areas are eroded remnants of mountains and hills that form rolling plains and ridges that have moderate slopes of 5% to 35%, shallow well drained soils over a granitic bedrock outcrops and are covered with lush desert vegetation.

Hillside Landform This landform is the significant peaks, mountains, buttes, and hills of the northern parts of the city. Some of the notable features include the McDowell Mountains, Troon Mountain, Pinnacle Peak, Brownie’s Butte, Fraesfield Mountain, Granite Mountain, Lone Mountain, Apache Peak, Continental Mountain and Gold Hill. The topography in these areas features steep (15% to over 50%) slopes, shallow or non-existent soils, rock outcrops and a variety of high desert and mountain types of vegetation.

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Special Features In addition to the major landform areas as described above, the ESLO also provides focus on and protection for Peaks and Ridges and Boulder Features. These are:

• Peaks and Ridges – The tops of mountains and hills that provide “skylining” on the horizon for large areas of the city, and

• Boulder Features – Very large boulders and clusters of boulders that are prominent in local areas.

The key peaks and ridges in the city are identified on ESL Landform maps that can be viewed on-line at www.scottsdaleaz.gov/codes/ESLO.

ESLO Citizens Guide


Land Slopes Land slope is a key factor in determining how the ESLO is applied. Land slope is the ratio of the vertical rise of the land across a specified horizontal distance. For the purposes of this ordinance this is measured as a percentage. For example, a rise of ten feet vertically in a 100 feet distance would equal a 10% slope.

The City uses the slope of the property to determine the amount of dedicated Natural Area Open Space (NAOS) that is required by ordinance. Generally, the amount of NAOS required is determined by the slope of the land and the landform in which the site is located. Watercourses Although Scottsdale’s desert has no streams that flow year round, there are a great number of natural watercourses, (usually called washes) which cross over the desert floor and carry periodic stormwater flow. Wash features are important not only because they carry storm flows, but because they support more dense and mature vegetation than the rest of the desert and therefore are the habitat for many desert animals. There are two categories of watercourses that are important in ESLO: major and minor. The basic distinction is the amount of storm flow that typically occurs in a specified storm event. The flows are measured in cubic feet per second (cfs), which is a standard way to describe the magnitude of stream flows, i.e. major watercourses have a storm flow of 750 cfs or more while minor watercourses have a storm flow of between 50 and 750 cfs. The type of storm used to calculate the size of the watercourse is a 100-year event. In general, there are some key distinctions in the character of the natural watercourses within each of the landform areas. In the Hillside Landform the watercourses are located at the bottom of deep canyons or in rock-strewn routes running straight down the steep slopes. In the Upper Desert Landform the watercourses are typically located in well-defined channels and have fairly distinct divides between the basins or watersheds feeding into each channel.

Watercourses in the Lower Desert Landform often have low banks that can be easily topped in storm flows, and there is little distinction in the basin divides from one to the next. Draft 50 CFS Wash Map (incomplete)

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ESLO Citizens Guide


MAJOR COMPONENTS Applicability of Regulations This first section of ESLO identifies what and how the ordinance is applied to properties. In general, all properties located within the ESL overlay area must comply with the ESL Ordinance. Since development has occurred over the past two decades under the both the Hillside and ESL ordinances and there have been significant changes made to the ESL requirements since their initial adoption in 1991. Because of this, existing projects and neighborhoods are allowed to follow the rules that were in force at the time the development was approved, with minor exceptions (Section 6.1022.A-C). In addition, there is a Hardship Exemption review process that can allow properties to follow an earlier version of the ordinance if it can be shown that the application of the current ESL standards results in a significant hardship and that using an earlier set of rules will still achieve the purposes of the ordinance (Section 6.1022.D).

ESLO Hardship Exemption Criteria

Hardship Exemptions are heard by the City Council, and are only granted if applicants demonstrate that they meet the four criteria: 1. A Substantial Hardship reduces the ability to use the

parcel(s). 2. The exemption is consistent with the intent and

purpose of the ESL Ordinance. 3. The application of the new ESLO standards does not

achieve significant benefit for protection of the environment and community.

4. The proposal conforms to a previously adopted version of the ESL Ordinance.

Approvals Required The ordinance identifies the types and standards of approvals that are required for different forms and stages of development. Due to the sensitive nature of the terrain, developments in some areas have additional approvals or requirements than developments in other areas of the city. Intensity of Development The intensity of a development is the amount of land use and building that occurs within a specific amount of land area. For residential land uses this is typically measured in units (residences) per overall gross acreage of the property and is referred to as density. For other types of land use, the intensity is most often measured by Floor Area Ratio (FAR), which is the total floor area on the property divided by the area of the parcel. For example, a lot with a FAR of 0.25 would permit the total floor area of on-site buildings to be up to ¼ of the net lot area of the site. In the Lower Desert and Upper Desert Landforms there are no additional limits on the land use intensity from what is allowed by the underlying zoning district. However, there are additional limits that apply in the Hillside Landform. In Hillside landforms the amount of use and development that is allowed decreases as the slope of the land becomes steeper (see example below).

Hillside Slope Density Allowed Less than 25% 1 home per 5 acres

25% - 35% 1 home per 20 acres

Greater than 35% 1 home per 40 acres These density limits recognize the difficulties, hazards and costs associated with developing on steep terrain. Exceptions to these limits may be granted by the City Council subject to certain limitations and qualifications. Open Space Requirements In the ESLO there are requirements for providing open space. This takes the form of Natural Area Open Space (NAOS). NAOS areas are either natural desert that has been undisturbed by development activity or where development has restored the desert terrain and vegetation to its natural condition. These open spaces are generally different than those required by the underlying zoning districts, but in some cases it may be possible for an open space area to meet requirements for both the ESLO and zoning district requirements. The amount of NAOS required to be set aside with each development is based upon two factors -- the landform area and land slopes. The NAOS requirement increases

ESLO Citizens Guide


from the Lower Desert to the Hillside landform areas and from land slopes of under 2% to those over 25%. The NAOS requirement ranges from a low of 15-20% to a high of 80% of the total property area.

Land Slope Lower Desert

Upper Desert Hillside

0--2% 20% 25% 50%

Over 2% up to 5% 25% 25% 50%

Over 5% up to 10% 30% 35% 50%

Over 10% up to 15% 30% 45% 50%

Over 15% up to 25% 30% 45% 65%

Over 25% 30% 45% 80%

Minimum NAOS after reductions* 15% 20% 40%

(*If applicable. See Sec. 6.1060B & Sec. 6.1060F) In subdivisions and master planned developments, this requirement may be calculated as a whole for the project and then redistributed within the project, provided that no single property or project receiving an allocation shall have less than 15% of its area provided as NAOS. In many cases individual lots and properties will have an NAOS allocation, however where the lots are smaller than 22,000 square feet in size NAOS cannot be placed on the lot and must be located in tracts.

To encourage preservation of certain key features, ESLO provides incentives to set aside Conservation areas, revegetate old scars such as off-road trails and preserve archeological and historic sites. In such cases it may be possible to reduce the total NAOS requirement, subject to conditions and limitations. A related incentive, subject to specific conditions, allows for an increase in the allowed density of a property proportionate to additional dedication of NAOS.

Undisturbed vs. Revegetated (Disturbed) There are two forms of landscape that can be found in NAOS areas:

1. Natural and untouched desert, known as undisturbed NAOS areas; and

2. Scarred or graded areas that have been revegetated and restored to natural desert conditions, known as re-vegetated NAOS. The land should be contoured to match the slopes and character of nearby natural desert areas and the plant mix should match the surrounding desert.

As natural desert, NAOS areas are intended to be sustainable and unmanaged areas of desert vegetation and terrain. Therefore, regular raking, pruning, thinning and other such activities should not occur within NAOS areas. Minimal clearing of fire prone annual plant materials, such as grass and weeds, within 30 feet of an occupied building or the pruning of dead material that might endanger adjacent construction if it were to fall over may be accepted (Refer to Fire Department guidelines for brush fire prevention). In order to provide NAOS areas that are large enough to be self-sustaining, any single NAOS area mist be at least 4,000 square feet and at least 30 feet across (or 20 feet across if located next to a street). Under certain conditions, two adjoining property owners may each dedicate 15 ft of NAOS area along a common property line to obtain the minimum required 30 ft NAOS width.

In order to assure that the provision for NAOS retains meaningful retention of the desert within a development site, ESLO provides guidelines and priorities about the location and placement of NAOS. Because they provide the greatest source of habitat in the desert and the greatest opportunity for establishing continuous, connected open space between projects, the highest priority for locating NAOS is along watercourses. It is very important to provide continuous open spaces along the washes in order to sustain both the desert plants and animals.

ESLO Citizens Guide


Other priorities include: • Along the edge of the McDowell Sonoran Desert

Preserve; • Along major roadways and scenic corridors; • Around boulder features; • Along connected routes in and through

neighborhoods; • Along areas of steep slopes and potentially hazardous

land for normal development; and • NAOS areas should not be located in places hidden

from the adjacent properties and streets. Design Standards and Guidelines ESLO includes a number of standards and guidelines intended to achieve development designs that are sensitive to the special features of the Sonoran Desert and encourage development that blends into and respects the character of this natural desert setting. Some of these standards/guidelines relate to how development is placed into the existing desert landscape and others focus on the visual character of structures.

In order to minimize the disturbance of the natural desert and better protect key natural features: a. Streets should be kept to a minimum on steeper

slopes and should be designed to avoid unnecessary exposed cuts and fills and locating cul-de-sacs and intersections within watercourses.

b. NAOS areas should not be placed in front yards that are less than 40 feet deep.

c. Grading and construction should be kept within clearly identified building envelopes so that NAOS areas are not damaged.

d. Development should be kept away from and below protected peaks and ridges.

e. In general, development should not intrude on or damage boulder features or major boulders. If allowed, construction that is in physical contact with boulders should be designed and conducted in a manner that minimizes any potential threat to the boulder or property adjacent to the boulder.

f. Washes should be left in their natural state wherever this is feasible. If it is necessary and appropriate to modify a natural watercourse, the modifications should be minimal and the watercourse should be restored to a natural condition.

g. Development of buildings and structures is not allowed within the 100-year flood plain limits of inundation of major or minor watercourses.

Other standards seek to blend buildings and landscaping into the character of the desert setting by: a. Keeping building heights to a maximum of 24 feet in

single-family residential districts. b. Measuring the allowed building height from the natural

grade, which encourages buildings to follow the form of the natural topography.

ESLO Citizens Guide


c. Discouraging the use of subdivision perimeter walls d. Requiring rear and side walls on larger lots to be set

back from the property lines to allow for wildlife movement and stormwater flow.

e. Not allowing walls to cross watercourses. f. Reducing the glare and reflection of buildings

materials by not allowing mirror-like or shiny materials and limiting the brightness of colored materials to a Light Reflective Value (LRV) of 35%.

g. Using restrained lighting, pole heights and fixtures that do not spill glare onto adjacent properties.

h. Limiting use of non-native plants to enclosed yard areas (enclosed by a solid wall); non-native plants with the potential of reaching over 20-ft in height are not allowed.

Sensitive Design Options A number of different development techniques can be used to maximize the protection of significant and sensitive natural features. Among the major techniques provided in the ordinance are: Density Transfer, Clustering and Amended Development Standards. Density Transfer Density Transfer is a technique where development potential is moved off of sensitive environmental features and relocated onto less sensitive areas. Once the development potential is removed from an area, the area becomes designated as a Conservation Area either by special easements or by rezoning the area to the Conservation Open Space district. Often the area to which the development potential is moved will need to be rezoned to a different zoning district in order to reflect and allow the changed intensity of land use. This technique is most often used on large properties.

Density Allowed by underlying zoning without ESL overlay:

Option 1 - Density Transfer from mountain to flatter land:

Option 2 – Build on mountain at reduced intensity:

ESLO Citizens Guide


Clustering Clustering is similar to Density Transfer but is typically done at a smaller scale. With this technique the allowed density is concentrated on those portions of a property that are less sensitive. In so doing, sensitive features are protected while the allowed development potential is not diminished. The overall character of the developed areas of the site is not changed into a different type of housing although lot areas may be reduced as sensitive portions of the site remain as open space. This technique works well on medium sized to larger properties and illustrated by the following examples. 34 Lot Subdivision, without ESL overlay – no open space requirement:

34 Lot Subdivision, with ESL overlay – Natural Area Open Space (NAOS) required:

Amended Development Standards Amended Development Standards are changes to the setbacks, lot sizes and widths, which may be approved in order to allow development yet protect sensitive areas. Typical development standards are based on a grid street pattern with lots that are the same size and orientation; this approach is not sensitive to the irregular patterns of washes, steep slopes and boulders in the desert setting. Allowing minimum lot sizes and dimensions and setbacks to be modified can encourage more sensitive lot layouts that respect such features. If the modifications are 25% or less from the typical zoning district standards, the Development Review Board (DRB) may approve them as a part of their approval of a preliminary plat. Requests for modifications over this amount need City Council approval. Submittal Requirements ESLO includes an extended list of items to be included with plan submittals to assure provisions of the ordinance are met. Checklists with these and other requirements are available in the Planning and Development Services Department offices, many of which area included in the handouts as a part of a pre-application meeting.

ESLO Citizens Guide


SPECIAL CONSIDERATIONS

What rules apply to areas that were platted before the area was annexed into the city? Since subdivisions recorded under County authority did not have a comparable zoning to the ESLO, these areas are required to follow the regulations included in the latest version of ESLO. ESLO does provide a “Hardship” process that enables the City Council to grant exemptions from the latest ESLO version, but still requires the use of an earlier version of the ordinance.

What rules apply for additions to existing homes and buildings? If the home is in a subdivision that has been recorded and has amended development standards, or is within a master planned community, additions or expansions are allowed to develop under the amended development standards. New buildings in other properties must conform to ESLO standards unless a hardship exemption is granted by City Council. Planning Staff can assist you in determining the regulations that apply to your property.

Does ESLO apply to accessory buildings and structures? ESLO applies to any buildings, structures or other improvements that are required to have a permit or otherwise regulated by the provisions contained in the ordinance.

Does ESLO apply to model home complexes and standard plan home designs? ESLO regulations do apply to these types of buildings, but there may be considerations to allow for interim parking areas, temporary information and sales centers, collective grading techniques and partial reviews where the site plan is reviewed separately from the building plans. In general, model homes should be used as examples of how ESLO will be applied to future project development.

What building permits are considered exempt as identified on the ESLO Exemptions Schedule? This exemption is a one-time only process that applies to any buildings that received construction permits prior to the effective date of the ordinance (May 21, 2004). This allows those buildings to proceed without having to be redesigned to meet the latest revisions.

Which lots fall under the “Individual Lot Walls” provisions of the ESLO Exemptions Schedule? Any lot that has at least 35,000 square feet in area, regardless or location or zoning district.

What are the penalties for not following the regulations of the ESLO? For sites where the violation is in association with approved on-site construction, a violation of these provisions may result in re-inspections, requests to remedy, re-submittal of plans, or possibly a “stop work order”. For properties that are already built, violations of these regulations are considered a violation of the Zoning Ordinance and may be processed through the notice, ticketing, court proceedings and fines sections as provided by this ordinance.

ESLO Citizens Guide


RELATED RESOURCES There are a number of other ordinances and policies that support the environmental sensitivity of the ESLO, but focus on other policies and issues as well:

• Native Plants Ordinance – This section of the zoning ordinance focuses of the consideration for the protection and transplanting of major native plant specimens. This section not only applies to lands within the ESLO overlay, but to all parts of the city. -- http://www.scottsdaleaz.gov/codes/NativePlant/

• Water Conservation Ordinance – This ordinance focuses on standards and approaches that help to conserve the limited water resources available to the city. -- http://www.scottsdaleaz.gov/water/ -- http://www.scottsdaleaz.gov/codes/

• Foothills Overlay Ordinance – This section of the zoning ordinance was created to maintain the open, rural character of certain neighborhoods in the city. -- http://www.scottsdaleaz.gov/codes/ -- http://eservices.scottsdaleaz.gov/cosmap/

• Scenic Corridors Design Guidelines – This document focuses on design and operational standards for special setbacks along key major roads in the city -- http://www.scottsdaleaz.gov/design/CorridorPlans/

• Desert Foothills Character Area Plan – This policy document outlines design guidelines for development to ensure a good fit with the established character of the Desert Foothills area. -- http://www.scottsdaleaz.gov/Design/AreaPlans/

• Dynamite Foothills Character Area Plan – This policy document is similar to the previous described plan but focuses on a different neighborhood -- http://www.scottsdaleaz.gov/Design/AreaPlans/

Special Maps In support of ESLO, the city has established a series of maps that depict information that can help an applicant for a development proposal prepare their submittal. These include:

• Aerial photographs of the entire city -- http://eservices.scottsdaleaz.gov/cosmap/

• Topographic contour maps with 2 foot contours -- http://eservices.scottsdaleaz.gov/cosmap/

• ESL Landform Maps that show the locations of the landform areas and protected peaks and ridges -- http://www.scottsdaleaz.gov/codes/ESLO/

• ESLO NAOS Priority Maps that show the locations of significant environmental and open space features that show be given priority in the placement of NAOS areas -- http://www.scottsdaleaz.gov/codes/ESLO/

Questions or Comments? Contact the Planning Department

Customer Relations Division. Call 480-312-7800 or e-mail

[email protected].

Customer Relations (480) 312-7800 [email protected] Current Planning Services (480) 312-7000 Coordinates review of all development requests Plan Review (480) 312-7080 Review of final plans for construction projects Inspections and Land Survey Services (480) 312-5750 Field inspections and compliance with building codes Permit Services (480) 312-2500 Permits and plan submittal Records (480) 312-2356 Recorded documents and plat information

City of Scottsdale Planning & Development Services One Civic Center, First Floor 7447 E Indian School Road, Suite 105 Scottsdale, AZ 85251

June 2004

NATURAL AREA OPEN SPACE

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GUIDE TO

What is NAOS?A Natural Area Open Space ease-ment essentially restricts what can bedone with a piece of land. NAOSeasements are areas of continuousnatural desert. Easements are dedi-cated in common tracts within sub-divisions or on an individual lot-by-lot basis. Land that is designated NAOS must be preserved in its nat-ural desert state and remain free ofobstruction. No grading, filling,clearing or excavation of any kind ispermitted in the NAOS easement.Structures, including walls, pools,barbecues, etc. may not be built within an NAOS easement.

Who owns the NAOS?Although the City of ScottsdaleZoning Ordinance mandates thededication of NAOS, the land isowned by a homeowners associationor individual and is private property.However, the easement acts as a deed restriction and serves to achieve the goals of the city’s Environmentally Sensitive Lands Overlay.

IntroductionThe City of Scottsdale has anongoing interest in preservingthe unique qualities of theSonoran Desert. Thisincludes native vegetation,scenic corridors, animal habi-tats, boulder outcroppings, and washes. Scottsdale con-tains an abundance of diverse native plant and animalspecies that contribute to itscharacter and beauty. Theymerit protection under theEnvironmentally SensitiveLands Overlay (ESL), as well as the former HillsideOrdinance.

An important part of the ESL regulations is the Natural Area Open Space(NAOS) requirement. TheNAOS requirements aredesigned to preserve thedesert in its natural state.NAOS is an effective preser-vation tool, but its integritycan only be protected andmaintained with the assis-tance of a well-informedpublic.

The following guidelines are written in accordance withthe city’s Environmentally Sensitive Lands Overlay.They are general in natureand may not fit all situations.For case specific questions, orif you have an unusual situa-tion, please contact theCurrent Planning Departmentat (480) 312-2500 or [email protected].

NAOS easementsare areas of

continuousnatural desert.

How do I know if there is an NAOSeasement on my property?

The owner of the underlying property is responsible for maintenance.Consult the original dedicationinstrument. This is either theapproved final plat if the NAOS is incommon tracts throughout your sub-division or a separately recordedsigned document. These should out-line maintenance responsibilities.Maintenance is very minimal and isthe responsibility of a homeownersassociation. An NAOS that has beendedicated on an individual lot is the responsibility of that property owner.

How do I know who is responsible formaintenance of the NAOS?

The NAOS easement is dedicatedagainst the property and should show up on the current completetitle report under Schedule B or onthe subdivision plat. Once the dedi-cation is made, it stays with theproperty even after a change in own-ership. For more information onNAOS locations, you can utilize the Parcel Information Maps at www.ScottsdaleAZ.gov and search ‘parcel information maps’.

NAOS maintenance isgenerally limited tothe removal of man-made debris, washobstructions, invasiveplants, parasitic plant growth and thecreation of defensiblespace per the FireDepartment guidelines.

Can an NAOS easement bereconfigured?In such cases where proposed siteimprovements such as pools or guesthomes may desire to extend into anNAOS area, a Release of Easementmay be an option. A portion of an NAOS easement may be released ifan additional, equal amount of naturaldesert can be dedicated as replace-ment and it still meets the require-ments set forth in the ESL Overlay.The Release of Easement processshould be completed in advance ofany other type of plan submittal toassure that the lot still meets its NAOS requirements. For more infor-mation on the Release of Easementprocess, visit www.ScottsdaleAZ.govand search ‘release of easement’.

Can I clean up an NAOS easement that is on my property?NAOS maintenance is limited to theremoval of man-made debris, washobstructions, invasive plants includingdesert broom, parasitic plant growth only as it relates to the health of the host plant, and the creation of defen-sible space as recommended by the Fire Department. Dead plants, such as saguaros that have fallen over, serve as animal habitat and are to be left in place unless it is determined that they pose a health and safety concern.

Can I create a firebreak in NAOS?

Trimming of shrubs, perennialgrasses and removal of deadbranches and limbs allowed.

NAOSRemoval of fallen deadbranches and limbs onlyallowed in this area.

REAR YARD

NAOSNAOS

STREET

MAIN HOUSE

5’

5’

5’

15’

5’

15’

15’

15’

15’15’

D SEFENSIBLE PACE

Trim LiveVegetation

VegetationRemove Dead

Total DefensibleDimensions 30 feet

5 feet

15 feet

20 feet

Homes Walls & Streets

15 feet

15 feet

Trimming of shrubs, perennialgrasses and removal of deadbranches and limbs allowed.

Removal of fallen deadbranches and limbs onlyallowed in this area.

ENCLOSED REAR YARD

NAOS

15’

15’

15’15’

PROPERTY LINEPROP

ERTY

LINE

PERI

MET

ER SI

TE W

ALL

D SEFENSIBLE PACE

Trim LiveVegetation

VegetationRemove Dead

Total DefensibleDimensions 30 feet

5 feet

15 feet

20 feet

Homes Walls & Streets

15 feet

15 feet

HOUSE

5’

5’

15’

PERIMETER SITE WALL

STREET

15’PROPERTY LINE

PROPERTY LINE

NAOS

NAOS

In cooperation with the Fire Department, it has been determined that a defensible zone may be maintained within 30 feet of a habitable structure with city approval. Contact the Fire Department at (480) 312-FIRE with questions.

15’

HOUSE

5’

5’5’

5’

5’

15’15’

5’PROPERTY LINE

Can a portion of the total NAOSeasement be disturbed? Unless designated on City approvedconstruction documents asRevegetated, NAOS should not be disturbed. Upon final site plan approval from the City of Scottsdale, a small percentage of land dedicated as NAOS can be disturbed with theunderstanding that these areas willbe restored once construction opera-tions have ceased. This area is referred to as Revegetated NAOSand is shown on the approved siteplan. Some examples of areas thatwould be designated as RevegetatedNAOS include land that was previ-ously scarred prior to construction,retention/detention basins, and pub-lic utility easements.

How is disturbed NAOS arearevegetated?Once construction operations arecompleted, disturbed NAOS areasthat were called out on the approvedplans must be revegetated under theguidance of a city inspector.Revegetated NAOS areas shouldmatch the closest adjacent undis-turbed desert area. The most effec-tive way to restore a disturbed area isto take an inventory of and salvagethe vegetation, including smallshrubs and cacti, prior to distur-bance. Salvaged plants are betteradapted to the harsh dry environ-ment and are therefore more likely to survive and not be consumed bywildlife. This is also the simplest and fastest method of recreating thedesert environment. Plants shouldbe watered with a temporary irriga-tion system until they are estab-lished. Non-native plants may notbe planted within an NAOS ease-ment.

May I add decomposed granite to NAOS?Decomposed granite or mulch of anykind is not allowed. It is recom-mended that the “desert pavement”, i.e. small rocks, pebbles, and seeds,be salvaged off of the desert floorand scattered into the revegetatedNAOS areas.

Decomposed granite or mulch of anykind is not allowed in NAOS.

Can I prune trees and shrubs in NAOS? NAOS areas are not to be confusedwith landscaped areas and are notmeant to appear manicured. Treesand shrubs shall not be pruned orsheared unless it can be determinedthat they are blocking the right-of-way or as recommended in theDefensible Space guidelines from the Fire Department.

Can I remove native plants from theNAOS?No, all native plant material located in the NAOS is protected by ordi-nance regardless of its condition. Deceased plant material serves as animal habitat and is required to be left alone except in accordancewith the Defensible Space recom-mendations from the Fire Department.

Mistletoe is a parasitic plant thatgrows in many native trees includingPalo Verde and Ironwood. It pro-duces a red berry that attracts birds and is an excellent food source fornative animals. Excessive mistletoemay eventually harm the tree andmay be removed only as it relates tothe health of the plant.

What are invasive plants and can Iremove them from my NAOS?Invasive plants are typically notindigenous to the area and may com-pete with the existing native vegeta-tion and eventually take over an area.Specific plants have been identifiedas invasive by the City and are listedin the City’s brochure Invasive PlantsIn and Near the McDowell SonoranPreserve.

...all native plantslocated in the NAOSare protected byordinance...

What is mistletoe and can I remove itfrom trees?

NAOS preserves/protects habitats for native animals.

Can I add plants to an NAOS easement?For NAOS areas that are sparselyvegetated due to man-made or otherdisturbances, plants may be addedafter obtaining City approval. A plan shall be provided showing the proposed planting site, native plant material to be installed, access points, and installation and irrigation metho-dology. All plants must occur naturally within the planting region. Vegetation ‘walls’ or any proposal that creates an unnatural density of plant material will not be considered for approval. For more information or for a copy of the city’s Indigenous Plant List, visit www.ScottsdaleAZ.gov and search ‘ESL indigenous plant list’.

What should I do if I believe there is anNAOS violation in my neighborhood?To report a possible violation, con-tact the city’s Code EnforcementDepartment at (480) 312-2546. Beprepared to provide an address alongwith a description of the problem.

May I set traps or use pesticides in anNAOS area?Pesticides, chemicals, or traps of anykind shall not be introduced in NAOS. The introduction of traps and hazard-ous household or industrial chemicalsin the environment may producelarger unintended harmful ecologicalconsequences including, but not limit-ed to, disease, poisoning the food chain, and sterilizing the soil.

Other related brochures available at www.ScottsdaleAZ.gov

Planning and Development Services

7447 E. Indian School Rd.Scottsdale, AZ 85251480.312.2500www.ScottsdaleAZ.gov

Updated May 2017

TM


MONTEREY AT

MIRABEL VILLAGE

LANDSCAPE SUBMITTAL WORKSHEET

Date: Lot#

Landscape Designer:

Homeowner: Address:

Address:

Phone:

Phone: Contact:

The following checklist is intended to serve as a guide for Landscape Submission for the Mirabel Homeowners Association Review. This worksheet must be complete and included with each submission. Incomplete worksheets will not be reviewed.

Plan Submittal Worksheet

Plan Review Checklist

Approved Incomplete

Design Review Fee ($500) Paid Check Number:

Base Information Complete , Scale, property line, floorplan, adjacent condition, building envelope

Hardscape (Non-Builder) Dimension, detail, finishes, elevations

Grading (Shaping) Plan Flow lines, contours, spot elevation, native

Planting Plan Layout, topdressing, plant legend

Irrigation Plan Point of connection, controller, backflow, valves, labels

Lighting Plan Layout, equipment, details, spec sheets

Overall Submittal

* Shaded Areas - Plan Review Use Only

Approved Incomplete

* Frontyard Landscape Area = Sq. Ft.

1 Plant per 50 Sq. ft. (minimum) = Supplemental trees (I per 1500 Sq. Ft.) = 40% of all frontyard plants Turpentine & 10% Jojoba =

Total number of plants provided = Grading Plans or notes

Hardscape upgrades/lighting

Rearyard Walls

Height of wall: Height of retaining wall:

Radius corners/Material split faced (exterior) 5' from NAOS areas and 10' from Property Lines

Walls to be combination of masonry and view fencing. Walls painted to match main body color of house/view fencing to be DE B02 (Dark Earth)

Documents

MONTEREY - Nabr Network › files › 547...The Sonoran Desert is home to many indigenous species of trees and shrubs as well as several varieties of wildflowers and other cacti. This