Attachment B - Staff Report - GPA-DSTV-1-23-2.pdf

City of Phoenix — Formal (2023-10-18)

Extracted text (via pymupdf) 87355 characters

*REVISED
GENERAL PLAN AMENDMENT
STAFF ANALYSIS
July 24, 2023
Application:
GPA-DSTV-1-23-2
Applicant:
Nick Wood, Snell & Wilmer, LLP
Owner:
Arizona State Land Department
Location:
Generally located south of the 101 Freeway, east of
56th Street, west of 64th Street, and north of the
Reach 11
Acreage:
417.63 acres
Proposal:
Amend the Desert Ridge Specific Plan text for
Development Parcels 3.CP/BP.1 and 3.CP/BP.2 to
facilitate the Mayo Clinic expansion including
integrated clinical practice, education and research,
as well as the creation of a new “Discovery Oasis”
biotech and healthcare corridor.
Desert View Village Planning
Committee Meeting Date:
August 1, 2023
Staff Recommendation:
Approval, as shown in the recommended text in
Exhibit A
FINDINGS:
1)
The proposed amendment to the Desert Ridge Specific Plan will reinforce
Superblock 3 as a future destination for investment within the Loop 101
employment corridor.
2)
The proposal updates permitted uses and development standards to allow the
development of a medical campus with enhanced design guidelines.
3)
The subject site is appropriate for additional height and floor area, as it is
strategically located near a freeway and undeveloped land, away from single-
family residential uses.
ATTACHMENT B

Staff Analysis
GPA-DSTV-1-23-2
Page 2

BACKGROUND

Desert Ridge is an approximately 5,700-acre master planned community located in
northeast Phoenix generally bounded by the Central Arizona Canal, Pinnacle Peak
Road, 32nd Street, and 64th Street. At its inception, the planning area consisted entirely
of undeveloped land held in trust by the Arizona State Land Department. The Desert
Ridge Specific Plan was approved by the Phoenix City Council in July 1990 and is the
governing land use document for Desert Ridge. Desert Ridge is divided into
Superblocks, each with their own individual land uses and regulations.

Desert Ridge Location Map
Source: Planning and Development Department

This amendment pertains to the entirety of Superblock 3, which encompasses the future
Mayo Clinic medical campus, containing Development Parcels 3.CP/BP.1 and
3.CP/BP.2, generally located south of the 101 Freeway, east of 56th Street, west of
64th Street, and north of the Reach 11. The parcel is owned by the Arizona State Land
Department and is primarily vacant, undeveloped land, except for the existing Mayo
Clinic Hospital and the ASU Health Futures Center. The site is designated as Mixed

Staff Analysis
GPA-DSTV-1-23-2
Page 3

Use (Commercial / Commerce/Business Park) on the General Plan Land Use Map and
is located within the Desert Ridge/Kierland Major Employment Center in the General
Plan. The Desert Ridge Specific Plan currently allows development in Superblock 3
pursuant to the Commerce Park (Business Park Option) zoning district with a modified
use list and modified development standards, including a height limit of 56 feet (250 feet
for hospital and clinic uses in Development Parcel 3.CP/BP.2) and a maximum floor
area ratio of 0.2 for Development Parcel 3.CP/BP.1.

Aerial Location Map
Source: Planning and Development Department

Staff Analysis
GPA-DSTV-1-23-2
Page 4

General Plan Land Use Map
Source: Planning and Development Department

Major Employment Centers Map
Source: Planning and Development Department
SITE
SITE

Staff Analysis
GPA-DSTV-1-23-2
Page 5

The proposal, as shown in the draft language attached as Exhibit A, is to amend the
Desert Ridge Specific Plan by changing the development regulations that apply to
Development Parcel 3.CP/BP.1, in order to allow the same type of development that is
mostly permitted for Development Parcel 3.CP/BP.2, in addition to other modifications
and additions to the development regulations for both development parcels, which make
up Superblock 3 of the Desert Ridge Specific Plan. The proposal updates the regulatory
framework for Superblock 3 to promote investment surrounding the existing Mayo Clinic
Hospital, including updates to permitted uses and development standards, and the
addition of new design guidelines, to facilitate cohesive development across the
proposed Mayo Clinic campus.

The updated regulatory framework is split into two sections to accommodate long-term
growth of the campus – “Base Permitted Uses and Development Standards”, which
includes the uses and standards already allowed with the existing zoning entitlements,
and “Enhanced Permitted Uses and Development Standards”, which includes more
intense zoning entitlements that can only be used upon complying with certain
conditions.

The “Base Permitted Uses and Development Standards” section includes uses
permitted in the Commerce Park District (Business Park Option) of the Phoenix Zoning
Ordinance, commercial uses permitted in the Commercial C-1 District – Neighborhood
Retail (Section 622) of the Phoenix Zoning Ordinance, and the manufacturing of
medical, pharmaceutical, and biotechnical products or equipment. The base
development standards include a floor area ratio (FAR) of 0.20 overall for the
development parcel and a FAR of 0.25 for individual developments. Additionally, a
maximum building height of 56 feet, exclusive of rooftop mechanical facilities and
associated screening, is permitted. On top of these base development standards,
additional standards were added to enhance the overall development of the campus,
including minimum open space, detached sidewalk standards, shared-use path
standards, a multi-use trail standard, minimum landscape standards, electric vehicle
(EV) parking standards, bicycle infrastructure standards, minimum shade standards,
green stormwater infrastructure standards, and recycling standards. A condition of
approval for use of the base section was also added to clarify that master plans for the
overall campus are required and must be updated with each phase of development.

The “Enhanced Permitted Uses and Development Standards” section mainly includes
uses currently permitted in Development Parcel 3.CP/BP.2, in addition to multifamily
residential uses up to the R-5 Multifamily Residence District standards, single-family
residential up to the R-3 Multifamily Residential District standards, and mobile food
vending as an accessory use. The enhanced development standards include an FAR of
0.85 for the overall development parcel and a maximum building height of 250 feet
(limited to 10 percent of the net area of the development parcel), a maximum building
height of 70 feet (limited to 75 percent of the net area of the development parcel), and a
maximum building height of 35 feet (limited to 15 percent of the net area of the
development parcel). The “Enhanced Permitted Uses and Development Standards”

Staff Analysis
GPA-DSTV-1-23-2
Page 6

section can only be used if the following conditions are met:
1. Submittal and approval of a conceptual master development parcel site plan for
the overall Mayo Clinic campus with individual development unit boundaries, floor
area ratio calculations for each individual development unit and the entire Mayo
Clinic campus, proposed building heights, proposed dwelling units, and land uses
for each development unit.
2. Submittal and approval of conceptual master plans for the entire area with
regional roadway infrastructure improvements assigned to each development
unit.
3. Submittal and approval of a Traffic Impact Study (TIS) prior to any preliminary
site plan approvals for the entire area.
4. Execution of conceptual master plans and a development agreement with details
of funding obligations for regional infrastructure improvements.

The proposal also includes a new section to the Superblock 3 chapter of the Desert
Ridge Specific Plan, titled “Superblock 3 – Overall Design Guidelines”. This section
applies to both development parcels of Superblock 3 to facilitate a cohesive and
enhanced development of the campus. This section includes design guidelines taken
from Section 507 Tab A of the Phoenix Zoning Ordinance that were elevated either from
a Consideration (C) or a Presumption (P) to a Requirement (R). Additionally, the
proposal includes other design guidelines that will enhance the overall development of
the campus.

SURROUNDING LAND USES

The area surrounding Superblock 3 is
primarily a freeway and undeveloped
land. The Loop 101 freeway is
directly north of the site. South of the
subject site is the Reach 11
recreation area. East of the site,
across 64th Street, is vacant land.
West of the site, across 56th Street,
is also vacant land, in addition to the
American Express Corporate
Campus.
Land Use
North
Loop 101 Freeway
South
Recreation area/park
(Reach 11)
East (across
64th Street)
Vacant
West (across
56th Street)
Vacant and American
Express Corporate Campus

RELATIONSHIP TO GENERAL PLAN CORE VALUES AND PRINCIPLES

STRENGTHEN OUR LOCAL ECONOMY

• JOB CREATION (EMPLOYERS); LAND USE PRINCIPLE: Support General
Plan Land Use Map and zoning changes that will facilitate the location of
employment generating uses in each of the designated employment

Staff Analysis
GPA-DSTV-1-23-2
Page 7

centers.

The subject site is located within the Desert Ridge/Kierland Major Employment
Center, as designated by the General Plan. The proposed amendment to the
Desert Ridge Specific Plan will strengthen the employment center by attracting
job-generating uses to the subject site, through adjustments to the permitted
uses and development standards, making the site more attractive for employers.

CONNECT PEOPLE & PLACES

• OPPORTUNITY SITES; LAND USE PRINCIPLE: Encourage development of
the taller and larger buildings in Areas of Change away from Single-family
and low-rise, multifamily housing.

The subject site is located adjacent to the Loop 101 freeway to the north and the
Reach 11 recreation area to the south. The site is also buffered from residential
uses to the east by vacant land across 56th Street.

CELEBRATE OUR DIVERSE COMMUNITIES & NEIGHBORHOODS

• CERTAINTY & CHARACTER: LAND USE PRINCIPLE: Locate land uses with
the greatest height and most intense uses within limits based on village
character, land use needs, infrastructure and transportation system
capacity.

The subject site is located within a large area designated as Commercial and
Commerce/Business Park on the General Plan Land Use Map and is within a
designated Major Employment Center. The proposal concentrates higher
intensity commerce park development within this area, in close proximity to
transportation options, and away from residential uses. The area to the west has
been developed with non-residential uses.

INTERDEPARTMENTAL COMMENTS

The Community and Economic Development (CED) Department commented that the
department is very supportive of this request.

The Water Services Department commented that the property has existing water and
sewer mains that can potentially serve the development. In addition, the Water Services
Department commented that capacity is a dynamic condition that can change over time
due to a variety of factors.

The Street Transportation Department (STD) commented that STD and the Planning
and Development Department (PDD) have worked together closely to draft components
of the “Enhanced Permitted Uses and Development Standards” section of the proposed

Staff Analysis
GPA-DSTV-1-23-2
Page 8

amendment language (Attachment A) for the GPA entitlement request, which addresses
initial concerns from STD regarding intensity of the zoning entitlement request and
impact on the regional transportation system without a Traffic Impact Study (TIS) having
been submitted for review at this stage. STD also commented that the subject
superblock was stipulated to infrastructure improvements by the City as part of an
Arizona State Land Department (ASLD) land sale and that any development on the site
will require that the superblock conform to those requirements, or the requirements of a
subsequent development agreement, as approved by the City of Phoenix.

* THE CITY OF SCOTTSDALE AVIATION DEPARTMENT REQUESTED THAT THE
DEVELOPER PROVIDE NOTICE TO PROSPECTIVE PURCHASERS OF THE
EXISTENCE AND OPERATIONAL CHARACTERISTICS OF THE SCOTTSDALE
MUNICIPAL AIRPORT (SDL) AND PROVIDE DOCUMENTATION THAT FORM 7460
HAS BEEN FILED WITH THE FAA WITH AN FAA RESPONSE OF “NO HAZARD
DETERMINATION”.

COMMUNITY INPUT SUMMARY

As of the writing of this staff report, staff has not received any letters in support or
opposition to this amendment to the Desert Ridge Specific Plan.

CONCLUSION AND RECOMMENDATION

Staff recommends approval of GPA-DSTV-1-23-2, as shown in the recommended text
in Exhibit A. The proposed amendment to the Desert Ridge Specific Plan promotes
economic development in an area that is within close proximity to a freeway and within
a Major Employment Center.

Writer
Adrian Zambrano
July 24, 2023

Team Leader
Racelle Escolar

Exhibits
Location Map
Aerial Map
A: Proposed Amendment Language (40 pages)

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S:\Information Systems\GIS\Projects\Desert Ridge Superblock 3\Desert_Ridge_Superblock_3.mxd
GPA-DSTV-1-23-2
Desert Ridge Specific Plan Area
Superblock 3 ( 417.63 a.c.)
3.CP/BP.1 (186.18 a.c.)
3.CP/BP.2 ( 231.45 a.c.)
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S:\Information Systems\GIS\Projects\Desert Ridge Superblock 3\Desert_Ridge_Superblock_3_Aerial.mxd
GPA-DSTV-1-23-2
Desert Ridge Specific Plan Area
Superblock 3 ( 417.63 a.c.)
3.CP/BP.1 (186.18 a.c.)
3.CP/BP.2 ( 231.45 a.c.)
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EXHIBIT A

GPA-DSTV-1-23-2: Desert Ridge Specific Plan Amendment

Proposed Language:

Amend Chapter 6 (Development Parcel Regulations), Section C.4.D (Non-Core
Parcel Regulations, Modified City of Phoenix Commerce Park/Business Park
Regulations Imposed by Desert Ridge Specific Plan), Pages 6-10 to 6-11 as
follows:

Site Plan Requirement

1.
A site plan is required for all CP/BP development parcels.

Design Standards

1.
All parcels, EXCEPT AS NOTED.

a.
Building Height/Setback Relationship: Height is limited to 18 feet within 30
feet of lot lines, with one additional foot of height for every additional foot of
setback to the otherwise permitted maximum height. DEVELOPMENT
PARCELS IN SUPERBLOCK 3 ARE EXEMPT.

b.
Required Parking Lot and Wall Setbacks:

1)
Tatum Boulevard, 56th Street, 64th Street and Avenue K MAYO
BOULEVARD (FORMERLY AVENUE K): 50 feet minimum from
street right-of-way.

2)
52nd Street, Pima Freeway and all other streets: 30 feet minimum
from right-of-way, EXCEPT FOR THE PORTION OF PIMA
FREEWAY WHICH ABUTS SUPERBLOCK 3 SHALL BE 10 FEET
MINIMUM FROM RIGHT-OF-WAY.

3)
All other lot lines except lot lines which abut Reach 11: Parking lots
must be 10 feet minimum from all lot lines; there is no minimum
setback from lot lines for walls. NO MINIMUM SETBACK FOR
SUPERBLOCK 3 PARCELS.

c.
Landscaping: Landscaping shall be required in all street rights-of-way,
building and parking lot setback area, parking areas and open space areas
pursuant to City of Phoenix requirements, except that a minimum of 25% of
the required trees shall be 24-inch box or larger.

GPA-DSTV-1-23-2 – Proposed Amendment Language
Page 2 of 40

d.
Walls and Fences: Walls and fences located within or adjacent to a building
or parking lot setback which is adjacent to Tatum Boulevard, 56th Street,
64th Street, MAYO BOULEVARD (FORMELY AVENUE K), and 52nd
Street shall not exceed eight feet in height. Walls and fences adjacent to all
other streets and interior and perimeter lot lines shall not exceed eight feet
in height.

e.
Screening: Loading, service, storage, delivery, refuse collection and parking
area must be screened with landscaping, walls or berming (or combinations
thereof) so as to be non-visible when standing six feet in height on the
boundary lines of adjacent streets and properties. Rooftop treatment shall
screen exposure of pipes and mechanical equipment from view so as to be
non-visible when standing six feet in height on the boundary lines of
adjacent streets and properties. Exhaust stacks are exempt from these
screening requirements.

2.
Developments Abutting Reach 11: Reach 11 will be developed as a regional
recreational area with a variety of facilities which will provide active and passive
recreational opportunities. Development adjacent to Reach 11 should be
encouraged to consider the recreational facilities as site amenities that have the
long term potential to enhance adjacent land uses. Where a development abuts
Reach 11, the following standards shall apply:

a.
Setbacks and Building Height: Buildings shall be set back an average of
100 feet from the Reach 11 property line. If any portion of a building is over
56 feet in height, the setback for the portion of the building shall be
increased one foot for every one foot of height over 56 feet, up to the
maximum permitted height. The first 60 feet of setback from Reach 11 shall
remain as a buffer of open space with native-plant landscaping. Parking and
walls may be placed with a maximum of 50% of the balance of the setback
area. Any buildings with window treatments, architectural facades/building
designs, landscape designs, etc., which focus on Reach 11 may reduce the
required average setback to 60 feet, as approved by the PLANNING AND
Development Services Department. DEVELOPMENT PARCELS IN
SUPERBLOCK 3 ARE EXEMPT, EXCEPT THAT A MINIMUM 65-FOOT
SETBACK SHALL BE REQUIRED FROM REACH 11 REGARDLESS OF
BUILDING HEIGHT.

b.
Fencing: If fencing is used at the perimeter of the property or within the
required setback as permitted in the immediately preceding paragraph, it
should be view fencing or an acceptable substitute as permitted by the
PLANNING AND Development Services Department, and Parks AND
Recreation DEPARTMENT, and Library Department. Chain link fencing is
prohibited, except where used within the interior of the site and only where
it is not visible from the exterior property boundaries, as approved by the
PLANNING AND Development Services Department.

GPA-DSTV-1-23-2 – Proposed Amendment Language
Page 3 of 40

c.
Building Architecture/Screening: All building evaluations ELEVATIONS
shall include a mix of building material, vertical and horizontal elements
around the entire building, and shall maintain a campus continuity. Loading,
service, storage, deliver, refuse collection and parking areas which face
Reach 11 must be screened from view. Rooftop treatment shall screen
exposure of pipes and mechanical equipment form view of Reach 11.
Exhaust stacks are exempt from these screening requirements.

***

Amend Chapter 6 (Development Parcel Regulations), Section C.5. (Development
Regulations by Superblock), Pages 6-18 to 6-24 as follows:

SUPERBLOCK 3

Superblock 3 is located south of the Pima Freeway, between 56th Street, 64th Street and
Reach 11. This superblock is an area designated for medically-related commerce park
economic development efforts. The uses, zoning, and development standards, AND
DESIGN GUIDELINES included in this amendment are specifically intended to address
these issues SUPPORT SUCH USES.

3.CP/BP.1 – Development Parcel 3.CP/BP.1

Size: 210 186.18 acres
Uses Permitted: Permitted uses shall be as indicated in Section 626, Commerce
Park District (Business Park Option), of the City of Phoenix Zoning Ordinance
(Supp. dated 4/19/95) (Ref. Appendix A.7), as modified below.

Potential APPLICABLE Zoning to Be Applied: CP/BP as per Section 626 of the
City of Phoenix Zoning Ordinance as modified below and per Section C.4.D of this
chapter. This zoning is to be WAS applied upon City Council approval of the 1995
Major Amendment to the Desert Ridge Specific Plan relating to this superblock.

Special Conditions and Requirements BASE PERMITTED USES AND DEVELOPMENT
STANDARDS:

1.
Commerce Park uses are allowed subject to the standards described in
Section C.4.D of this chapter.

2. 1. Additional Permitted Uses/Development Conditions: The following is a list
of modifications to the permitted uses included in Section 626, Commerce
Park District (Business Park Option), of the City of Phoenix Zoning
Ordinance which shall apply exclusively to Development Parcel 3.CP/BP.1:

GPA-DSTV-1-23-2 – Proposed Amendment Language
Page 4 of 40

a.
Manufacturing related to medical, pharmaceutical and biotechnical
products or equipment. Manufacturing shall include the fabrication
and assembly of finished products or sub-assemblies, so long as the
primary use of the property is not the basic processing and
compounding of raw materials or food products.

COMMERCE
PARK
(BUSINESS
PARK
OPTION)
USES,
SUBJECT TO THE STANDARDS DESCRIBED IN SECTION C.4.D
OF THIS CHAPTER.

b.
Multiple family attached residential uses at a minimum density of
17.0 dwelling units per gross acre.

c. B. Retail uses. The maximum gross leasable area for any one
tenant/user shall be 5,000 square feet. The maximum aggregate
gross leasable area of retail uses in Development Parcel 3.CP/BP.1
shall be 50,000 square feet.
USES PERMITTED PER SECTION 622, COMMERCIAL C-1
DISTRICT, OF THE PHOENIX ZONING ORDINANCE, SUBJECT
TO THE FOLLOWING LIMITATIONS:

1) SUCH USES ARE LIMITED TO NO MORE THAN 5% OF
THE NET AREA OF THE DEVELOPMENT PARCEL.

2) OF THE 5% OF THE NET AREA OF THE DEVELOPMENT
PARCEL, 50% OF SUCH USES ARE LIMITED TO BEING
INTERNAL TO A BUILDING (NOT STAND-ALONE USES).

3) THE MAXIMUM GROSS FLOOR AREA FOR ANY ONE
TENANT OR USER SHALL NOT EXCEED 10,000 SQUARE
FEET.

4) EACH NEW DEVELOPMENT SHALL UPDATE THE MAYO
CLINIC MASTER SITE PLAN TO TRACK THESE
PERCENTAGES.

C.
MEDICAL,
PHARMACEUTICAL
AND
BIOTECHNICAL
PRODUCTS OR EQUIPMENT, MANUFACTURING

3. 2. Building Setbacks: Buildings must be setback a minimum of 100 feet and
an average of 125 feet from 56th Street, 64th Street and Avenue K.
Buildings must be setback 50 feet from all other streets, and the Pima
Freeway. Buildings must be setback 30 feet from all other lot lines.

A. ADJACENT TO MAYO BOULEVARD, 56TH STREET AND 64TH
STREET: MINIMUM 100 FEET, AVERAGE OF 125 FFET

GPA-DSTV-1-23-2 – Proposed Amendment Language
Page 5 of 40

B. ALL OTHER PUBLIC STREETS: MINIMUM 50 FEET

C. PRIVATE STREETS: MINIMUM 25 FEET

D. INTERIOR LOT LINES: 0 FEET

E. ADJACENT TO REACH 11: PER SECTION C.4.D, DESIGN
STANDARDS 2.A, OF THIS CHAPTER.

4. 3. Floor Area Ratio: .20 overall limit for development parcel; individual
developments may be up to .25.

4.
MAXIMUM BUILDING HEIGHT: 56 FEET. MAXIMUM BUILDING
HEIGHTS ARE EXCLUSIVE OF (DO NOT INCLUDE) THE MECHANICAL
FACILITIES ON TOP OF BUILDINGS. CONSEQUENTLY, THE TOTAL
HEIGHT OF THE STRUCTURE MAY EXCEED THE HEIGHTS
SPECIFIED BELOW TO ACCOUNT FOR THESE MECHANICAL
FACILITIES AND ASSOCIATED SCREENING.

5.
LOT COVERAGE: MAXIMUM 50% FOR DEVELOPMENT PARCEL.

6.
COMMON OPEN SPACE: MINIMUM 10% OF GROSS DEVELOPMENT
PARCEL AREA, ALLOCATED THROUGHOUT THE DEVELOPMENT
PARCEL AREA.

7.
STREET STANDARDS:

A. MAYO BOULEVARD CROSS SECTION: THE 24-FOOT-WIDE
LANDSCAPE MEDIAN ALONG MAYO BOULEVARD MAY BE
REDUCED TO ALLOW FOR WIDENED AND BUFFERED BIKE
LANES, AS APPROVED BY THE STREET TRANSPORTATION
DEPARTMENT. LANDSCAPE MEDIANS SHALL BE PLANTED
TO THE
STREETSCAPE
LANDSCAPE
STANARDS
PER
SECTION 8.D.1 OF THIS CHAPTER AND MAINTAINED WITH A
WATERING SYSTEM, AS APPROVED BY THE PLANNING AND
DEVELOPMENT DEPARTMENT.

B. SIDEWALK
EASEMENTS
AND
SHARED-USE
PATH
EASEMENTS: SIDEWALK EASEMENTS AND SHARED-USE
PATH
EASEMENTS
SHALL
BE
DEDICATED
WHERE
NECESSARY TO PERMIT DETACHED SIDEWALKS AND
SHARED-USE PATHS, AS APPROVED BY THE PLANNING AND
DEVELOPMENT DEPARTMENT.

GPA-DSTV-1-23-2 – Proposed Amendment Language
Page 6 of 40

C. MAYO BOULEVARD (NORTH SIDE): A DETACHED SIDEWALK
SEPARATED BY A MINIMUM 10-FOOT-WIDE LANDSCAPE
STRIP LOCATED BETWEEN THE BACK OF CURB AND
SIDEWALK SHALL BE CONSTRUCTED ALONG THE NORTH
SIDE
OF
MAYO
BOULEVARD,
PLANTED
TO
THE
STREETSCAPE LANDSCAPE STANDARDS PER SECTION 8.D.1
OF THIS CHAPTER AND MAINTAINED WITH A WATERING
SYSTEM,
AS
APPROVED
BY
THE
PLANNING
AND
DEVELOPMENT DEPARTMENT.

D. MAYO BOULEVARD (SOUTH SIDE): WITH RESPECT TO
DEVELOPMENT PARCEL 3.CP/BP.2, A MINIMUM 8-FOOT-WIDE
DETACHED SIDEWALK SEPARATED BY A MINIMUM 10-FOOT-
WIDE LANDSCAPE STRIP LOCATED BETWEEN THE BACK OF
CURB AND SIDEWALK SHALL BE CONSTRUCTED ALONG THE
SOUTH SIDE OF MAYO BOULEVARD, EXCEPT WHERE THERE
ARE EXISTING SIDEWALKS, PLANTED TO THE STREETSCAPE
LANDSCAPE STANDARDS PER SECTION 8.D.1 OF THIS
CHAPTER AND MAINTAINED WITH A WATERING SYSTEM, AS
APPROVED
BY
THE
PLANNING
AND
DEVELOPMENT
DEPARTMENT.

E. 56TH STREET (SOUTH OF MAYO BOULEVARD): THE EXISTING
LANDSCAPE STRIP ON THE EAST SIDE OF 56TH STREET
ADJACENT TO THE DETACHED SIDEWALK SHALL BE
REPLENISHED AND PLANTED TO THE STREETSCAPE
LANDSCAPE STANDARDS PER SECTION 8.D.1 OF THIS
CHAPTER AND MAINTAINED WITH A WATERING SYSTEM, AS
APPROVED
BY
THE
PLANNING
AND
DEVELOPMENT
DEPARTMENT.

F. 56TH STREET (NORTH OF MAYO BOULEVARD): A MINIMUM 10-
FOOT-WIDE DETACHED SIDEWALK, WHICH MAY BE LOCATED
WITHIN AN EASEMENT, SEPARATED BY A MINIMUM 10-FOOT-
WIDE LANDSCAPE STRIP LOCATED BETWEEN THE BACK OF
CURB AND SIDEWALK SHALL BE CONSTRUCTED ALONG THE
EAST
SIDE
OF
56TH
STREET,
PLANTED
TO
THE
STREETSCAPE LANDSCAPE STANDARDS PER SECTION 8.D.1
OF THIS CHAPTER AND MAINTAINED WITH A WATERING
SYSTEM,
AS
APPROVED
BY
THE
PLANNING
AND
DEVELOPMENT DEPARTMENT.

G. 64TH STREET: A DETACHED SIDEWALK SEPARATED BY A
MINIMUM
10-FOOT-WIDE
LANDSCAPE
STRIP
LOCATED
BETWEEN THE BACK OF CURB AND SIDEWALK SHALL BE
CONSTRUCTED ALONG THE WEST SIDE OF 64TH STREET,

GPA-DSTV-1-23-2 – Proposed Amendment Language
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PLANTED TO THE STREETSCAPE LANDSCAPE STANDARDS
PER SECTION 8.D.1 OF THIS CHAPTER AND MAINTAINED
WITH A WATERING SYSTEM, AS APPROVED BY THE
PLANNING AND DEVELOPMENT DEPARTMENT.

H. PRIVATE AND PUBLIC LOCAL STREETS: MINIMUM 5-FOOT-
WIDE DETACHED SIDEWALKS SEPARATED BY A MINIMUM 5-
FOOT-WIDE LANDSCAPE STRIPS LOCATED BETWEEN THE
BACK OF CURB AND SIDEWALK SHALL BE CONSTRUCTED
FOR PRIVATE AND PUBLIC LOCAL STREETS, PLANTED TO
THE STREETSCAPE LANDSCAPE STANDARDS PER SECTION
8.D.1 OF THIS CHAPTER AND MAINTAINED WITH A WATERING
SYSTEM,
AS
APPROVED
BY
THE
PLANNING
AND
DEVELOPMENT DEPARTMENT.

I. SHARED-USE PATH ON NORTH SIDE OF MAYO BOULEVARD:
A MINIMUM 12-FOOT-WIDE SHARED-USE PATH EASEMENT
(SUPE) SHALL BE DEDICATED AND A MINIMUM 12-FOOT-WIDE
SHARED-USE PATH (SUP) SHALL BE CONSTRUCTED WITHIN
THE
EASEMENT
IN
ACCORDANCE
WITH
THE
MAG
SUPPLEMENTAL DETAIL AND AS APPROVED OR MODIFIED
BY THE PLANNING AND DEVELOPMENT DEPARTMENT. THE
SUP MAY BE PROVIDED IN LIEU OF THE REQUIRED
DETACHED SIDEWALK WITHIN THE RIGHT-OF-WAY IF THE
LANDSCAPE STRIP IS PROVIDED PER SECTION 7.C OF THIS
CHAPTER.

J. SHARED-USE PATH ON WEST SIDE OF 64TH STREET:
SUBJECT TO ANY APPLICABLE ADOT STANDARDS NORTH
OF MAYO BOULEVARD, A 10-FOOT-WIDE SHARED-USE PATH
EASEMENT (SUPE) SHALL BE DEDICATED AND A MINIMUM
10-FOOT-WIDE
SHARED-USE
PATH
(SUP)
SHALL
BE
CONSTRUCTED WITHIN THE EASEMENT IN ACCORDANCE
WITH THE MAG SUPPLEMENTAL DETAIL AND AS APPROVED
OR MODIFIED BY THE PLANNING AND DEVELOPMENT
DEPARTMENT. THE SUP MAY BE PROVIDED IN LIEU OF THE
REQUIRED DETACHED SIDEWALK WITHIN THE RIGHT-OF-
WAY IF THE LANDSCAPE STRIP IS PROVIDED PER SECTION
7.G OF THIS CHAPTER.

K. MULTI-USE TRAIL CONNECTING TO REACH 11: A 10-FOOT-
WIDE MULTI-USE TRAIL EASEMENT (MUTE) SHALL BE
DEDICATED WITHIN THE EASTERN EDGE OF DEVELOPMENT
PARCEL 3.CP/BP.2, AND A MINIMUM 10-FOOT-WIDE MULTI-
USE TRAIL (MUT) SHALL BE CONSTRUCTED WITHIN THE

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EASEMENT TO CONNECT SOUTH TO REACH 11 TRAILS IN
ACCORDANCE WITH THE MAG SUPPLEMENTAL DETAIL AND
AS APPROVED OR MODIFIED BY THE PLANNING AND
DEVELOPMENT DEPARTMENT.

L. LANDSCAPE STRIP REDUCTION OR ELIMINATION: IN AREAS
WHERE DRAINAGE CULVERTS, RIGHT TURN LANES AND BUS
BAYS OCCUR AND LIMIT AVAILABLE RIGHT-OF-WAY, THE
REQUIRED LANDSCAPE STRIPS OF THIS SECTION MAY BE
REDUCED OR ELIMINATED BY THE STREET TRANSPORATION
DEPARTMENT TO ENSURE SIDEWALKS AND SHARED USE
PATHWAYS MAY BE PROVIDED IN SUCH AREAS WITHOUT
SIGNIFICANT OFFSET.

8.
LANDSCAPE STANDARDS:

A. MILKWEED OR NATIVE NECTAR SPECIES FOR MONARCH
BUTTERFLIES: A MINIMUM OF 10% OF THE REQUIRED
SHRUBS SHALL BE A MILKWEED OR OTHER NATIVE NECTAR
SPECIES AND SHALL BE PLANTED IN GROUPS OF THREE OR
MORE,
AS
APPROVED
BY
THE
PLANNING
AND
DEVELOPMENT DEPARTMENT.

B. MINIMUM LANDSCAPE SETBACKS:

1) ADJACENT TO PUBLIC AND PRIVATE STREETS AND
REACH 11: 25 FEET

2) ADJACENT TO PIMA FREEWAY: 10 FEET

3) ADJACENT
TO
PROPERTY
LINE
ADJACENT
TO
DEVELOPMENT WITH NO SHARED PARKING OR
SHARED DRIVEWAY: 5 FEET

4) ADJACENT
TO
PROPERTY
LINE
ADJACENT
TO
DEVELOPMENT WITH SHARED PARKING OR SHARED
DRIVEWAY: 0 FEET

C. PARKING LOT AREAS: MINIMUM 10% OF INTERIOR SURFACE
AREA, EXCLUSIVE OF PERIMTER LANDSCAPING AND ALL
REQUIRED SETBACKS.

D. MINIMUM LANDSCAPE PLANTING STANDARDS:

1) STREETSCAPE:

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A) TREES
FOR
10-FOOT-WIDE
OR
WIDER
LANDSCAPE STRIPS: MINIMUM 3-INCH CALIPER
SINGLE-TRUNK
LARGE
CANOPY
DROUGHT-
TOLERANT SHADE TREES PLANTED 20 FEET ON
CENTER OR IN EQUIVALENT GROUPINGS.

B) TREES FOR 5-FOOT-WIDE, LESS THAN 10-FOOT-
WIDE, LANDSCAPE STRIPS: MINIMUM 2-INCH
CALIPER
SINGLE-TRUNK
LARGE
CANOPY
DROUGHT-TOLERANT SHADE TREES PLANTED
20 FEET ON CENTER OR IN EQUIVALENT
GROUPINGS.

C) LIVE
COVERAGE:
DROUGHT-TOLERANT
SHRUBS,
ACCENTS
AND
VEGETATIVE
GROUNDCOVERS MAINTAINED TO A MAXIMUM
HEIGHT OF 36 INCHES TO ACHIEVE A MINIMUM
OF 75% LIVE COVERAGE AT MATURITY.

D) UTILITY CONFLICTS: WHERE UTILITY CONFLICTS
EXIST, THE DEVELOPER SHALL WORK WITH THE
PLANNING AND DEVELOPMENT DEPARTMENT
ON
AN
ALTERNATIVE
DESIGN
SOLUTION
CONSISTENT
WITH
A
PEDESTRIAN
ENVIRONMENT.

2) LANDSCAPE SETBACKS:

A) TREES FOR 10-FOOT OR WIDER LANDSCAPE
SETBACKS: MINIMUM 50% 2-INCH CALIPER, 25%
3-INCH CALIPER AND 25% 4-INCH CALIPER
LARGE CANOPY DROUGHT-TOLERANT SHADE
TREES PLANTED 20 FEET ON CENTER OR IN
EQUIVALENT GROUPINGS.

B) TREES
FOR
LESS
THAN
10-FOOT-WIDE
LANDSCAPE
SETBACKS:
MINIMUM
2-INCH
CALIPER LARGE CANOPY DROUGHT-TOLERANT
SHADE TREES PLANTED 20 FEET ON CENTER OR
IN EQUIVALENT GROUPINGS.

C) LIVE
COVERAGE:
DROUGHT-TOLERANT
SHRUBS,
ACCENTS
AND
VEGETATIVE
GROUNDCOVERS TO ACHIEVE A MINIMUM OF
50% LIVE COVERAGE AT MATURITY.

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3) UNCOVERED PARKING AREAS:

A) TREES:
MINIMUM
2-INCH
CALIPER
LARGE
CANOPY DROUGHT-TOLERANT SHADE TREES
DISPERSED THROUGHOUT THE PARKING AREA
TO ACHIEVE MINIMUM SHADING REQUIREMENTS
PER SECTION 13 OF THIS CHAPTER.

B) LIVE
COVERAGE:
DROUGHT-TOLERANT
SHRUBS,
ACCENTS
AND
VEGETATIVE
GROUNDCOVERS MAINTAINED TO A MAXIMUM
HEIGHT OF 36 INCHES TO ACHIEVE A MINIMUM
OF 50% LIVE COVERAGE AT MATURITY.

4) COMMON OPEN SPACE AND RETENTION AREAS:

A) TREES:
MINIMUM
2-INCH
CALIPER
LARGE
CANOPY DROUGHT-TOLERANT SHADE TREES
DISPERSED THROUGHOUT THE PARKING AREA
TO ACHIEVE MINIMUM SHADING REQUIREMENTS
PER SECTION 13 OF THIS CHAPTER.

B) LIVE
COVERAGE:
DROUGHT-TOLERANT
SHRUBS,
ACCENTS
AND
VEGETATIVE
GROUNDCOVERS MAINTAINED TO A MAXIMUM
HEIGHT OF 36 INCHES TO ACHIEVE A MINIMUM
OF 50% LIVE COVERAGE AT MATURITY.

9.
VEHICULAR PARKING: OFF-STREET PARKING AND LOADING
REQUIREMENTS MAY BE MODIFIED BY THE PLANNING AND
DEVELOPMENT
DEPARTMENT
WHEN
SUPPORTED
BY
AN
APPROPRIATELY DOCUMENTED STUDY.

A. EV INSTALLED SPACES: A MINIMUM OF 2.5% OF THE
REQUIRED PARKING SPACES, LOCATED WITHIN PARKING
STRUCTURES,
SHALL
BE
ELECTRIC
VEHICLE
(EV)
INSTALLED SPACES, DEFINED AS A PARKING SPACE THAT
INCLUDES ACCESS TO AN EV CHARGER, AS APPROVED BY
THE PLANNING AND DEVELOPMENT DEPARTMENT.

B. EV CAPABLE SPACES: A MINIMUM OF 2.5% OF THE
REQUIRED PARKING SPACES, LOCATED WITHIN PARKING
STRUCTURES, SHALL BE EV CAPABLE SPACES, DEFINED AS
A PARKING SPACE THAT INCLUDES ACCESS TO ELECTRICAL
WIRING TO ALLOW FOR A FUTURE JUNCTION BOX AND
APPROPRIATE VOLTAGE FOR AN OUTLET CAPABLE OF

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CHARGING A VEHICLE, AS APPROVED BY THE PLANNING
AND DEVELOPMENT DEPARTMENT.

10.
BICYCLE INFRASTRUCTURE:

A. BUFFERED AND WIDENED BIKE LANES: EXISTING BIKE
LANES SHOULD BE WIDENED AND SHALL BE BUFFERED ON
BOTH SIDES OF MAYO BOULEVARD, AS APPROVED BY THE
STREET
TRANSPORTATION
DEPARTMENT
AND
THE
PLANNING AND DEVELOPMENT DEPARTMENT.

B. ON-SITE
BICYCLE
CIRCULATION:
BIKE
LANES,
BIKE
BOULEVARDS, OR OTHER DESIGN STANDARDS TO MAXIMIZE
BICYCLIST VISIBILITY, SAFETY AND BICYCLIST CIRCULATION
ON SITE THROUGHOUT THE DEVELOPMENT PARCEL SHALL
BE
PROVIDED
AND
INSTALLED
PER
THE
RECOMMENDATIONS IN THE BICYCLE & PEDESTRIAN
DESIGN
GUIDANCE
ELEMENT,
CHAPTER
3
(BICYCLE
TOOLBOX), OF THE ACTIVE TRANSPORTATION PLAN, AS
APPROVED
OR
MODIFIED
BY
THE
PLANNING
AND
DEVELOPMENT DEPARTMENT.

C. BICYCLE PARKING: BICYCLE PARKING SHALL BE PROVIDED
PER THE REQUIREMENTS OF SECTION 1307.H.6 OF THE
PHOENIX ZONING ORDINANCE, IN ADDITION TO THE
FOLLOWING. BICYCLE PARKING SHALL BE PROVIDED
THROUGH INVERTED U AND ARTISTIC RACKS LOCATED
NEAR ALL BUILDING ENTRANCES, OR AS OTHERWISE
SPECIFIED
BELOW,
AND
INSTALLED
PER
THE
REQUIREMENTS OF SECTION 1307.H OF THE PHOENIX
ZONING ORDINANCE.

1) MULTIFAMILY
RESIDENTIAL
SHALL
PROVIDE
SECURED BICYCLE PARKING SPACES AT A MINIMUM
RATE OF 0.25 SPACES PER DWELLING UNIT AND
GUEST BICYCLE PARKING SPACES AT A MINIMUM
RATE OF 0.05 SPACES PER DWELLING UNIT.

2) SINGLE-FAMILY RESIDENTIAL USES SHALL PROVIDE
BICYCLE PARKING LOCATED IN IMPROVED OPEN
SPACE AREAS AT A MINIMUM RATE OF 0.05 SPACES
PER DWELLING UNIT.

D. BICYCLE REPAIR STATIONS: BICYCLE REPAIR STATIONS
(“FIX IT STATIONS”) SHALL BE PROVIDED, MAINTAINED AND
EVENLY DISTRIBUTED THROUGHOUT THE DEVELOPMENT

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PARCEL
AND
SHALL
BE
LOCATED
ADJACENT
TO
SIDEWALKS, WALKWAYS, SHARED-USE PATHS AND MULTI-
USE TRAILS, SPACED A MINIMUM OF A QUARTER MILE
APART. THE BICYCLE REPAIR STATIONS (“FIX IT STATIONS”)
SHALL BE PROVIDED IN AN AREA OF HIGH VISIBILITY AND
SEPARATED FROM VEHICULAR MANEUVERING AREAS,
WHERE APPLICABLE. THE REPAIR STATION SHALL INCLUDE,
BUT NOT BE LIMITED TO:

1) STANDARD REPAIR TOOLS AFFIXED TO THE STATION.

2) A TIRE GAUGE AND PUMP AFFIXED TO THE BASE OF
THE STATION OR THE GROUND.

3) A BICYCLE REPAIR STAND WHICH ALLOWS PEDALS
AND WHEELS TO SPIN FREELY WHILE MAKING
ADJUSTMENTS TO THE BIKE.

E. ELECTRIC BICYCLE CHARGING: A MINIMUM OF 10% OF THE
REQUIRED BICYCLE PARKING SPACES SHALL INCLUDE
STANDARD ELECTRICAL RECEPTACLES, OR STANDARD
ELECTRICAL OUTLETS FOR SECURED BICYCLE PARKING,
FOR ELECTRIC BICYCLE CHARGING CAPABILITIES.

11.
SHADE STANDARDS:

A. SHADE
CALCULATIONS
AND
SHADE
STUDY:
SHADE
CALCULATIONS SHALL BE BASED ON THE SUMMER
SOLSTICE AT NOON, AS SHOWN ON A SHADING STUDY TO
BE SUBMITTED FOR REVIEW AND APPROVAL BY THE
PLANNING AND DEVELOPMENT DEPARTMENT.

B. SOURCE OF SHADE: SHADE SHALL BE FROM A STRUCTURE,
LANDSCAPING AT MATURITY, OR A COMBINATION OF THE
TWO, UNLESS OTHERWISE SPECIFIED.

C. PUBLIC SIDEWALKS AND SHARED-USE PATHS: MINIMUM 75%

D. PUBLIC AND PRIVATE OPEN SPACE AREAS: MINIMUM 50%

E. UNCOVERED PARKING AREAS: MINIMUM 25%, SHADED PER
SECTION 8.D.3 OF THIS CHAPTER.

F. OCCUPIABLE ROOF AREAS: MINIMUM 50%

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G. BICYCLE
REPAIR
STATIONS
AND
BICYCLE
PARKING
SPACES: MINIMUM 75%

H. BIKE LANES: MINIMUM 50%

I. CORNERS OF TRAFFIC LIGHTS: MINIMUM 75%, TO ALLOW
PEDESTRIANS TO WAIT COMFORTABLY FOR THE SIGNAL TO
CHANGE,
AS
APPROVED
BY
THE
PLANNING
AND
DEVELOPMENT DEPARTMENT. ALL SHADE STRUCTURES
WITHIN THE RIGHT-OF-WAY SHALL REQUIRE A REVOCABLE
PERMIT FOR ENCROACHMENT IN THE RIGHT-OF-WAY AND
SHALL COMPLY WITH VISIBILITY TRIANGLES.

12.
GREEN STORMWATER INFRASTRUCTURE: EACH PROJECT WITHIN
THE DEVELOPMENT PARCEL SHALL IMPLEMENT A MINIMUM OF
TWO
GREEN
INFRASTRUCTURE
(GI)
TECHNIQUES
FOR
STORMWATER MANAGEMENT, PER THE GREATER PHOENIX
METRO
GREEN
INFRASTRUCTURE
AND
LOW
IMPACT
DEVELOPMENT
DETAILS
FOR
ALTERNATIVE
STORMWATER
MANAGEMENT, AS APPROVED OR MODIFIED BY THE PLANNING
AND DEVELOPMENT DEPARTMENT.

13.
WASTE STATIONS: WASTE STATIONS INCLUDING A LANDFILL
RECEPTACLE
AND
RECYCLING
RECEPTACLE
WITH
INFORMATIONAL SIGNS INDICATING WHAT TYPE OF WASTE
SHOULD GO IN WHICH RECEPTACLE SHALL BE PROVIDED AT ALL
BUILDING ENTRANCES/EXITS (EXCEPT FOR EMERGENCY ONLY
EXITS) AND SHALL BE ALLOCATED THROUGHOUT THE SITE IN
COMMON OPEN SPACE ARES AND ALONG SIDEWALKS, SHARED-
USE PATHS AND PEDESTRIAN PATHWAYS AT CONVENIENT
LOCATIONS, TYPICALLY WITHIN A QUARTER MILE OF EACH OTHER.
ADDITIONALLY, RECYCLING CONTAINERS SHALL BE PROVIDED
FOR EACH GARBAGE CONTAINER PROVIDED.

14.
SIGNAGE: THIS DEVELOPMENT PARCEL IS EXEMPTED FROM THE
DESERT RIDGE COMPREHENSIVE SIGN PLAN IF A SEPARATE
COMPREHNESIVE SIGN PLAN FOR THE DEVELOPMENT PARCEL IS
APPROVED.

15.
RESIDENTIAL DEVELOPMENT ON A LOT ADJACENT TO (WITHIN 100
FEET OF) THE LOOP 101 FREEWAY: IN THE EVENT THAT
RESIDENTIAL DEVELOPMENT OCCURS NEAR THE LOOP 101
FREEWAY, THE FOLLOWING STANDARDS SHALL APPLY:

A. INDOOR NOISE LEVELS OF RESIDENTIAL UNITS SHALL NOT
EXCEED A DECIBEL DAY NIGHTLEVEL (DNL) OF 45 DECIBELS,

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AS APPROVED BY THE PLANNING AND DEVELOPMENT
DEPARTMENT. A SEALED AND SIGNED ANALYSIS BY AN
ENGINEER LICENSED IN ARIZONA WITH A PROFICIENCY IN
RESIDENTIAL SOUND MITIGATION OR NOISE CONTROL
SHALL BE INCLUDED WITH THE BUILDING PLANS SUBMITTED
FOR
PHOENIX
BUILDING
CONSTRUCTION
CODE
COMPLIANCE
REVIEW
TO
THE
PLANNING
AND
DEVELOPMENT DEPARTMENT. THE ENGINEER SHALL NOTE
IN THE ANALYSIS THAT THE BUILDING DESIGN IS CAPABLE
OF ACHIEVING THE REQUIRED NOISE LEVEL REDUCTION

B. NOISE MITIGATION WALLS SHALL BE PROVIDED ALONG THE
NORTH
SIDE
OF
DEVELOPMENT
PARCEL
3.CP/BP.1
ADJACENT TO THE LOOP 101 FREEWAY. THE WALL HEIGHT
SHALL BE DETERMINED THROUGH A NOISE ANALYSIS
PREPARED BY A REGISTERED PROFESSIONAL ENGINEER.
THE WALL SHALL BE CONSTRUCTED OF MINIMUM 8-INCH-
THICK CONCRETE MASONRY UNITS (CMU) OR OF CAST-IN-
PLACE CONCRETE AND CONTAIN NO OPENINGS UNLESS
THEY ARE ABOVE THE MINIMUM HEIGHT REQUIRED FOR
ADEQUATE NOISE MITIGATION OR FOR DRAINAGE. NOISE
WALLS SHALL BE CONSTRUCTED TO WRAP AROUND
CORNER LOTS AND AREAS NEAR INTERSECTIONS. WRAP
AROUND WALLS, UPON TURNING A CORNER, SHALL
CONTINUE FOR AT LEAST 120 FEET (APPROXIMATELY TWO
LOT WIDTHS), AS APPROVED BY THE PLANNING AND
DEVELOPMENT DEPARTMENT.

C. NOISE WALLS SHALL VARY BY A MINIMUM OF FOUR FEET
EVERY 400 LINEAL FEET TO VISUALLY REFLECT A
MEANDERING OR STAGGERED SETBACK, AS APPROVED BY
THE PLANNING AND DEVELOPMENT DEPARTMENT.

D. THE NOISE WALL, SHALL INCORPORATE STONE VENEER,
STONEWORK, OR INTEGRAL COLOR CMU BLOCK, AS
APPROVED
BY
THE
PLANNING
AND
DEVELOPMENT
DEPARTMENT.

E. THE DEVELOPER SHALL RECORD DOCUMENTS THAT
DISCLOSE TO PROSPECTIVE PURCHASERS AND RENTERS
OF PROPERTY WITHIN THE DEVELOPMENT THE EXISTENCE
OF NOISE FROM THE LOOP 101 FREEWAY. THE FORM AND
CONTENT OF SUCH DOCUMENTS SHALL BE REVIEWED AND
APPROVED BY THE CITY PRIOR TO RECORDATION.

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16.
MASTER PLANS: MASTER PLANS, PER THE REQUIREMENTS OF
CHAPTER 4 OF THIS PLAN, AND PER THE PLANNED COMMUNITY
DISTRICT (PCD), SECTION 636 OF THE PHOENIX ZONING
ORDINANCE, SHALL BE SUBMITTED, AND SHALL BE UPDATED
WITH EACH PHASE OF DEVELOPMENT, AS APPROVED BY THE
STREET TRANSPORTATION DEPARTMENT AND PLANNING AND
DEVELOPMENT DEPARTMENT. THE INITIAL MASTER PLANS
SUBMITTED BY THE MASTER DEVELOPER SHALL INCLUDE THE
FOLLOWING:

A. COMPLETE
BUILD-OUT
OF
DETACHED
SIDEWALKS,
LANDSCAPE WITHIN LANDSCAPE STRIPS, BUFFERED BIKE
LANES, AND SHARED-USE PATHS ALONG 56TH STREET,
MAYO BOULEVARD AND 64TH STREET PER SECTION 7 OF
THIS CHAPTER, TO BE INCLUDED ON THE MASTER OPEN
SPACE, PEDESTRIAN, BICYCLE AND TRAILS PLAN AND
MASTER LANDSCAPE PLAN.

B. COMPLETE BUILD-OUT OF BICYCLE REPAIR STATIONS PER
SECTION 10.C OF THIS CHAPTER, TO BE INCLUDED ON THE
MASTER OPEN SPACE, PEDESTRIAN, BICYCLE AND TRAILS
PLAN.

C. A PEDESTRIAN AND BICYCLE CIRCULATION PLAN TO
INCLUDE
INTERNAL
PEDESTRIAN
AND
BICYCLE
CIRCULATION ON SITE THAT ENHANCES PEDESTRIAN AND
BICYCLIST CONVENIENCE, SAFETY AND COMFORT, WITH A
FOCUS ON CONNECTING THE EAST AND WEST SIDES OF
DEVELOPMENT
PARCEL
3.CP/BP.1
NORTH
OF
MAYO
BOULEVARD.

17.
ADDITIONAL STIPULATIONS FOR DEVELOPMENT:

A. THE DEVELOPER SHALL CONSTRUCT ALL STREETS WITHIN
AND ADJACENT TO THE DEVELOPMENT WITH PAVING, CURB,
GUTTER, SIDEWALK, CURB RAMPS, STREETLIGHTS, MEDIAN
ISLANDS, LANDSCAPING, AND OTHER INCIDENTALS, AS PER
PLANS APPROVED BY THE PLANNING AND DEVELOPMENT
DEPARTMENT. ALL IMPROVEMENTS SHALL COMPLY WITH
ALL ADA ACCESSIBILITY STANDARDS.

B. A RED BORDER LETTER SHALL BE SUBMITTED TO THE
ARIZONA DEPARTMENT OF TRANSPORTATION (ADOT) FOR
THIS DEVELOPMENT.

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C. THIS PARCEL IS IN A SPECIAL FLOOD HAZARD AREA (SFHA)
CALLED ZONE AO, ON PANEL 1315 L OF THE FLOOD
INSURANCE RATE MAPS (FIRM) DATED JANUARY 4, 2021. THE
FOLLOWING REQUIREMENTS SHALL APPLY, AS APPROVED
BY THE PLANNING AND DEVELOPMENT DEPARTMENT:

1) THE ARCHITECT/ENGINEER IS REQUIRED TO SHOW
THE
FLOODPLAIN
BOUNDARY
LIMITS
ON
THE
GRADING AND DRAINAGE PLAN AND ENSURE THAT
IMPACTS TO THE PROPOSED FACILITIES HAVE BEEN
CONSIDERED, FOLLOWING THE NATIONAL FLOOD
INSURANCE PROGRAM (NFIP) REGULATIONS (44 CFR
PARAGRAPH 60.3). THIS INCLUDES, BUT NOT LIMITED
TO PROVISIONS IN THE LATEST VERSIONS OF THE
FLOODPLAIN ORDINANCE OF THE PHOENIX CITY
CODE.

2) A COPY OF THE GRADING AND DRAINAGE PLAN SHALL
BE SUBMITTED TO THE FLOODPLAIN MANAGEMENT
SECTION
OF
THE
STREET
TRANSPORTATION
DEPARTMENT FOR REVIEW AND APPROVAL OF
FLOODPLAIN REQUIREMENTS.

3) THE DEVELOPER SHALL PROVIDE AN ELEVATION
CERTIFICATE (FEMA FORM 086-0-33) BASED ON
CONSTRUCTION
PLANS
TO
FLOODPLAIN
MANAGEMENT FOR APPROVAL PRIOR TO ISSUANCE
OF GRADING AND DRAINAGE PERMITS.

4) THE DEVELOPER SHALL PROVIDE AN ELEVATION
CERTIFICATE (FEMA FORM 086-0-33) BASED ON
BUILDINGS UNDER CONSTRUCTION AND A MINIMUM
95% COMPACTION TEST RESULTS FOR THE BUILDING
PADS TO FLOODPLAIN MANAGEMENT FOR APPROVAL
PRIOR TO ISSUANCE OF BUILDING PERMITS.

5) THE
DEVELOPER
SHALL
PROVIDE
ELEVATION
CERTIFICATE (FEMA FORM 086-0-33) BASED ON
FINISHED
CONSTRUCTION
TO
FLOODPLAIN
MANAGEMENT FOR APPROVAL PRIOR TO ISSUANCE
OF A CERTIFICATE OF OCCUPANCY.

D. THE PROPERTY OWNER SHALL RECORD DOCUMENTS THAT
DISCLOSE
THE
EXISTENCE
AND
OPERATIONAL
CHARACTERISTICS
OF
THE
SCOTTSDALE
MUNICIPAL
AIRPORT (SDL) TO FUTURE OWNERS OR TENANTS OF THE

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PROPERTY. THE FORM AND CONTENT OF SUCH DOCUMENTS
SHALL
BE
ACCORDING
TO
THE
TEMPLATES
AND
INSTRUCTIONS PROVIDED WHICH HAVE BEEN REVIEWED
AND APPROVED BY THE CITY ATTORNEY.

E. THE
DEVELOPER
SHALL
PROVIDE
A
NO
HAZARD
DETERMINATION FOR THE PROPOSED DEVELOPMENT FROM
THE
FAA
PURSUANT
TO
THE
FAA’S
FORM-7460
OBSTRUCTION ANALYSIS REVIEW PROCESS, PRIOR TO
CONSTRUCTION
PERMIT
APPROVAL,
AS
PER
PLANS
APPROVED
BY
THE
PLANNING
AND
DEVELOPMENT
DEPARTMENT.

F. IF
DETERMINED
NECESSARY
BY
THE
PHOENIX
ARCHAEOLOGY OFFICE, THE APPLICANT SHALL CONDUCT
PHASE I DATA TESTING AND SUBMIT AN ARCHAEOLOGICAL
SURVEY REPORT OF THE DEVELOPMENT AREA FOR REVIEW
AND APPROVAL BY THE CITY ARCHAEOLOGIST PRIOR TO
CLEARING AND GRUBBING, LANDSCAPE SALVAGE, AND/OR
GRADING APPROVAL.

G. IF PHASE I DATA TESTING IS REQUIRED, AND IF, UPON
REVIEW OF THE RESULTS FROM THE PHASE I DATA TESTING,
THE CITY ARCHAEOLOGIST, IN CONSULTATION WITH A
QUALIFIED ARCHAEOLOGIST, DETERMINES SUCH DATA
RECOVERY
EXCAVATIONS
ARE
NECESSARY,
THE
APPLICANT SHALL CONDUCT PHASE II ARCHAEOLOGICAL
DATA RECOVERY EXCAVATIONS.

H. IN
THE
EVENT
ARCHAEOLOGICAL
MATERIALS
ARE
ENCOUNTERED DURING CONSTRUCTION, THE DEVELOPER
SHALL IMMEDIATELY CEASE ALL GROUND-DISTURBING
ACTIVITIES WITHIN A 33-FOOT RADIUS OF THE DISCOVERY,
NOTIFY THE CITY ARCHAEOLOGIST, AND ALLOW TIME FOR
THE ARCHAEOLOGY OFFICE TO PROPERLY ASSESS THE
MATERIALS.

I. PRIOR TO PRELIMINARY SITE PLAN APPROVAL, THE
LANDOWNER SHALL EXECUTE A PROPOSITION 207 WAIVER
OF CLAIMS FORM. THE WAIVER SHALL BE RECORDED WITH
THE
MARICOPA
COUNTY
RECORDER'S
OFFICE
AND
DELIVERED TO THE CITY TO BE INCLUDED IN THE REZONING
APPLICATION FILE FOR RECORD.

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CONDITIONS FOR ENHANCED PERMITTED USES AND DEVELOPMENT
STANDARDS:

DEVELOPMENT
WITHIN
PARCEL
3.CP/BP.1
CAN
UTILIZE
THE
DEVELOPMENT STANDARDS OF THIS SUBSECTION ONLY UPON THE
FOLLOWING CONDITIONS BEING APPROVED AND ACCEPTED BY THE
CITY:

1. BEFORE PRELIMINARY APPROVAL OF DEVELOPMENT PLANS FOR
ANY INDIVIDUAL BUILDING, PROJECT OR USE BY THE CITY WITHIN
THE
DEVELOPMENT
PARCEL,
A
CONCEPTUAL
MASTER
DEVELOPMENT PARCEL SITE PLAN (CMDPSP) FOR THE ENTIRETY OF
SUPERBLOCK 3 AND THE MAYO CLINIC PUD SITE SHALL BE
SUBMITTED FOR CITY APPROVAL. THIS MEANS, FOR EXAMPLE, THAT
BEFORE ANY PLANS FOR ANY INDIVIDUAL BUILDING, PROJECT OR
USE WITHIN PARCEL 3.CP/BP.1 ARE PROCESSED FOR APPROVAL BY
THE CITY, A CMDPSP FOR THE ENTIRETY OF SUPERBLOCK 3 AND THE
MAYO CLINIC PUD SITE MUST BE FILED WITH THE CITY. THE CITY WILL
THEN PROCESS THE CMDPSP THROUGH A STAFF APPROVAL
PROCESS.
AT
A
MINIMUM
THE
CMDPSP
SHALL
PROVIDE
INFORMATION REGARDING THE FOLLOWING:

A. INDIVIDUAL DEVELOPMENT UNIT BOUNDARIES WITHIN THE
SUPERBLOCK.

B. FLOOR AREA RATIO (FAR) CALCULATIONS FOR EACH
INDIVIDUAL DEVELOPMENT UNIT AND THE ENTIRE SUPER
BLOCK AND MAYO CLINIC PUD AREA.

C. PROPOSED BUILDING HEIGHTS.

D. PROPOSED DWELLING UNITS.

E. LAND USE FOR EACH DEVELOPMENT UNIT.

2. FOR ANY DEVELOPMENT UNITS WITHIN THE DEVELOPMENT PARCEL,
THE INITIAL APPLICANT SHALL SUBMIT CONCEPTUAL MASTER PLANS
FOR THE ENTIRE SUPERBLOCK AND MAYO CLINIC PUD SITE, AS
DESCRIBED IN THE PLANNED COMMUNITY DISTRICT (PCD) SECTION
OF THE PHOENIX ZONING ORDINANCE, AND AS FURTHER CLARIFIED
IN
THIS
SECTION.
THE
INITIAL
DEVELOPER
WITHIN
THE
DEVELOPMENT PARCEL WILL BE REQUIRED TO IDENTIFY THE
REGIONAL
ROADWAY
INFRASTRUCTURE
IMPROVEMENTS
NECESSARY TO SERVE THE ENTIRE DESERT RIDGE SPECIFIC PLAN
DEVELOPMENT AREA WITH ASSIGNMENT OF CONTRIBUTION FUNDS

GPA-DSTV-1-23-2 – Proposed Amendment Language
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AND ROADWAY IMPROVEMENTS TO EACH DEVELOPMENT UNIT
WITHIN SUPERBLOCK 3 AND THE MAYO CLINIC PUD, WHICH SHALL
INCLUDE, BUT IS NOT LIMITED TO:

A. 64TH STREET CONNECTION TO BELL ROAD.

B. ULTIMATE MAYO BOULEVARD FROM TATUM BOULEVARD TO
66TH STREET.

C. TATUM BOULEVARD FROM PINNACLE PEAK ROAD TO THE
SOUTH SIDE OF THE CENTRAL ARIZONA PROJECT (CAP)
CANAL BRIDGE.

D. 56TH STREET FROM RANGER DRIVE TO PINNACLE PEAK
ROAD, AND OTHER AFFECTED CORRIDORS.

E. 64TH STREET FROM LOOP 101 FREEWAY TO PINNACLE PEAK
ROAD.

ANY SUBSEQUENT DEVELOPMENT UNITS CREATED WITHIN A
DEVELOPMENT PARCEL SEEKING AMENDMENT TO THE OVERALL
CONCEPTUAL DEVELOPMENT PARCEL MASTER PLANS, SHALL BE
REQUIRED TO SUBMIT REVISED DEVELOPMENT PARCEL MASTER
PLANS AND OBTAIN CITY APPROVAL TO AMEND, ASSIGN OR PHASE
ANY IMPROVEMENTS ASSIGNED TO THE DEVELOPMENT PARCEL.

3. A TRAFFIC IMPACT STUDY (TIS) SHALL BE SUBMITTED TO THE CITY
FOR THE ENTIRE SUPERBLOCK 3 AND MAYO CLINIC PUD SITE TO
SUPPORT THE CONCEPTUAL DEVELOPMENT MASTER PLANS AS
DETERMINED BY THE CITY OF PHOENIX STREET TRANSPORTATION
DEPARTMENT. NO PRELIMINARY PLANS WITHIN A DEVELOPMENT
PARCEL SHALL BE SUBMITTED UNTIL THE STUDY IS REVIEWED AND
APPROVED BY THE CITY OF PHOENIX STREET TRANSPORTATION
DEPARTMENT. THE DEVELOPER SHALL ALSO BE RESPONSIBLE FOR
TIS
SUBMISSION
TO
AND
COORDINATING
TRANSPORTATION
INFRASTRUCTURE MASTER PLANS AND IMPROVEMENTS WITH THE
ARIZONA DEPARTMENT OF TRANSPORTATION (ADOT).

4. PRIOR TO PRELIMINARY SITE PLAN APPROVAL, THE DEVELOPER
SHALL HAVE EXECUTED CONCEPTUAL DEVELOPMENT MASTER
PLANS AND A DEVELOPMENT AGREEMENT WITH THE CITY OF
PHOENIX THAT DETAILS FUNDING OBLIGATIONS AND COMMITMENTS
FOR CODE REQUIRED AND REGIONAL STREET, WATER, SEWER AND
DRAINAGE INFRASTRUCTURE FOR EACH DEVELOPMENT UNIT, AS

GPA-DSTV-1-23-2 – Proposed Amendment Language
Page 20 of 40

REQUIRED BY THE APPROVED MASTER PLANS RELATED TO THAT
DEVELOPMENT UNIT.

ENHANCED PERMITTED USES AND DEVELOPMENT STANDARDS:

1. PERMITTED USES: IN ADDITION TO THE BASE PERMITTED USES IN
DEVELOPMENT PARCEL 3.CP/BP.1, THE FOLLOWING SHALL BE
PERMITTED:

A. MULTIFAMILY RESIDENTIAL, PER R-5 MULTIFAMILY RESIDENCE
DISTRICT, PLANNED RESIDENTIAL DEVELOPMENT OPTION,
SECTION 615 OF THE PHOENIX ZONING ORDINANCE

B. SINGLE-FAMILY RESIDENTIAL, ATTACHED OR DETACHED, PER
R-3
MULTIFAMILY
RESIDENTIAL
DISTRICT,
PLANNED
RESIDENTIAL DEVELOPMENT OPTION, SECTION 613 OF THE
PHOENIX ZONING ORDINANCE

C. COMMUNITY RESIDENCE CENTER OR HOME

D. BIOMEDICAL AND MEDICAL RESEARCH OFFICES AND/OR
LABORATORY

E. HOSPICE

F. MEDICAL SCHOOLS AND ASSOCIATED DORMITORIES AND
MEDICALLY RELATED EDUCATIONAL FACILITIES

G. MOBILE FOOD VENDING AS AN ACCESSORY USE, SUBJECT TO
THE FOLLOWING LIMITATIONS:

1) SUBJECT TO ALL CONDITIONS OF SECTION 624.D.87.A
THROUGH M OF THE PHOENIX ZONING ORDINANCE, AS
MODIFIED BELOW

2) NO MORE THAN FIVE (5) MOBILE FOOD VENDING UNITS AT
A TIME

3) TO BE PARKED AND LOCATED ON A DUSTPROOFED,
PAVED SURFACE ON PRIVATE PROPERTY

4) SHALL NOT BE LOCATED WITHIN 100 FEET OF MAYO
BOULEVARD, 56TH STREET OR 64TH STREET RIGHTS-OF-
WAY

GPA-DSTV-1-23-2 – Proposed Amendment Language
Page 21 of 40

5) THE USE IS LIMITED TO THE HOURS OF 7:00 AM TO 10:00
PM.

H. MUSEUMS AND GALLERIES ONLY WITH SUBJECT MATTER
RELATED TO THE MEDICAL PROFESSION

2. FLOOR AREA RATIO (FAR): .85 OVERALL LIMIT FOR DEVELOPMENT
PARCEL.

3. MAXIMUM BUILDING HEIGHT: MAXIMUM BUILDING HEIGHTS ARE
EXCLUSIVE OF (DO NOT INCLUDE) THE MECHANICAL FACILITIES ON
TOP OF BUILDINGS. CONSEQUENTLY, THE TOTAL HEIGHT OF THE
STRUCTURE MAY EXCEED THE HEIGHTS SPECIFIED BELOW TO
ACCOUNT FOR THESE MECHANICAL FACILITIES AND ASSOCIATED
SCREENING.

A. 250 FEET LIMITED TO 10% OF TOTAL NET AREA OF
DEVELOPMENT PARCEL.

B. 70 FEET LIMITED TO 75% OF TOTAL NET AREA OF
DEVELOPMENT PARCEL.

C. 35 FEET LIMITED TO 15% OF TOTAL NET AREA OF
DEVELOPMENT PARCEL.

3.CP/BP.2 – Development Parcel 3.CP/BP.2

Size: 205 231.45 acres
Uses permitted: Permitted uses shall be as indicated in Section 626, Commerce
Park District (Business Park Option), of the City of Phoenix Zoning Ordinance
(Supp. dated 4/19/95) (Ref. Appendix A.7), as modified below.

Potential APPLICALBE Zoning to Be Applied: CP/BP as per Section 626 of the
City of Phoenix Zoning Ordinance as modified below and per Section C.4.D of this
chapter. This zoning is to be WAS applied upon City Council approval of the 1995
major amendment to the Desert Ridge Specific Plan relating to this superblock.

Special Conditions and Requirements:

1. Commerce Park uses are allowed subject to the standards described in Section
C.4.D of this chapter.

2.
The development of uses in Development Parcel 3.CP/BP.2 shall occur only
in the following sequence:

GPA-DSTV-1-23-2 – Proposed Amendment Language
Page 22 of 40

a.
Construction of a hospital structure with a minimum of 125 beds
(hospital defined pursuant to the Phoenix Zoning Ordinance, Ref.
Appendix A.9), including accessory retail wholly within the hospital
structure.

b.
Construction (which may occur simultaneously with the hospital
structure defined above) of other medical facilities as defined in
special condition and requirements 3.a.2 below.

c.
After the completion of construction of the hospital structure, as
evidenced by the issuance of a Certificate of Occupancy,
construction will be allowed to commence for any other use allowed
in Development Parcel 3.CP/BP.2.

3 1.
The following is a list of modifications to certain design/development
standards and the list of permitted uses included in Section 626,
Commerce Park (Business Park Option), of the City of Phoenix Zoning
Ordinance which shall apply exclusively to Development Parcel
3.CP/BP.2) PERMITTED USES: PER THE BASE PERMITTED USES
AND ENHANCED PERMITTED USES OF DEVELOPMENT PARCEL
3.CP/BP.1, INCLUDING REQUIRED CONDITIONS TO USE THE
ENHANCED PERMTTED USES, EXCEPT AS MODIFIED BELOW:

A. HOSPITAL

B. MEDICAL SCHOOLS AND ASSOCIATED DORMITORIES AND
MEDICAL

C. NURSING HOME

D. DEPENDENT CARE FACILITIES

1)
IF FREESTANDING, SUBJECT TO AREA LIMITATIONS OF
SECTION 1.B.

E. MUSEUMS AND GALLERIES ONLY WITH SUBJECT MATTER
RELATED TO THE MEDICAL PROFESSION

F. MEDICAL APPLIANCE AND OTHER MEDICALLY RELATED
SALES

a.
Additional Permitted Uses/Development Conditions:

1)
Hospitals (as defined in Appendix A.9)

2)
Medical facilities, including

GPA-DSTV-1-23-2 – Proposed Amendment Language
Page 23 of 40

a)
The provision of diagnostic services, extensive medical
treatment including but not limited to surgical and other
hospital services, as well as continuous nursing
service, and including but not limited to general
medical and surgical hospitals, specialty hospitals,
medical clinics, medical laboratories, outpatient care
facilities, medical schools and associated dormitories,
medically related educational facilities, medical and
associated accessory offices, pharmacies, and similar
uses.

b)
Facilities for conducting research in the natural or
physical sciences, or engineering and development as
an extension of investigation with the objective of
creating end products on a contract or fee basis, and
including pilot plant operation.

c)
Manufacturing related to medical, pharmaceutical and
biotechnical products or equipment. Manufacturing
shall include the fabrication and assembly of finished
products or sub-assemblies, so long as the primary use
of the property is not the basic processing and
compounding of raw material or food products.

d)
The provision of intermediate or long term nursing and
health related care to individuals, typically classified as
nursing homes.

e)
Dwelling providing shelter and services for the elderly
or for disabled persons, which may include meals,
housekeeping, personal care assistance and minor
medical services including intermediate, long term or
extended nursing care for residents.

f)
Food services for the employees, visitors and patients
of the medical facility

g)
Non-freestanding
retail
uses
within
a
medical
facility/hospital building are allowed subject to the
following conditions:

(1)
The maximum gross leasable area for any one
tenant/user shall be 5,000 square feet.

(2)
All retail sales occur only within the walls of the

GPA-DSTV-1-23-2 – Proposed Amendment Language
Page 24 of 40

medical facility/hospital building. The entrance
to a retail sales business shall be from within the
walls of the medical facility/hospital building. No
external signage of any kind shall be permitted
so as to be visible from any public thoroughfare
or adjacent property.

h)
Helistops or heliports.

i)
Clubs, private or public, qualifying by law as a non-
profit entity.

j)
Dependent care facilities, subject to the following
conditions:

(1)
If the dependent care facility is a freestanding
structure, it shall be subject to the conditions for
freestanding retail uses as described in 3.a.4
below.

k)
Wellness centers/clinics.

l)
Museums and galleries only with subject matter related
to the medical profession.

m)
Places of worship, only in non-freestanding and
integrated into a hospital or a medical facility building.

n)
Places of assembly, only if indoors, non-freestanding
and integrated into a hospital or a medical facility
building.

3)
Medical appliance and other medically related sales.

4)
Freestanding retail uses are allowed in Development Parcel
3.CP/BP.2 subject to the following conditions:

a)
The maximum gross leasable area for any one
tenant/user (other that a restaurant) shall be 5,000
square feet.

b)
Freestanding retail uses must be located set back a
minimum of 300 feet from 56th Street, 64th Street and
Avenue K. External signage must not be visible from a
public thoroughfare or adjacent property. (It is intended
that the freestanding retail and restaurant uses in

GPA-DSTV-1-23-2 – Proposed Amendment Language
Page 25 of 40

Development Parcel 3.CP/BP.2 be used primarily by
the employees, patients and visitors of the hospital and
medical facilities. These freestanding retail uses are
not intended to be used by persons not working or
visiting within Development Parcel 3.CP/BP.2.)

c)
The maximum aggregate gross leasable area or
freestanding
retail
uses
and
freestanding
restaurants/bars/cocktail lounges in Development
Parcel 3.CP/BP.2 shall be 50,000 square feet.

5)
Accessory uses with hotels/motels: Non-freestanding retail
newsstands, gift shops or other customary services,
restaurants and cocktail lounges are allowed as accessory
uses within hotels and motels, provided that the entrance to
such uses shall be from within the exterior walls of the building
only.

6)
Multiple family attached residential dwellings. A maximum of
300 multiple family dwellings shall be allowed in Development
Parcel 3.CP/BP.2.

7)
Single-family detached residential dwellings. A maximum of
20 single-family dwelling shall be allowed in Development
Parcel 3.CP/BP.2.

b.
Modifications of Permitted Building Heights.

The heights of buildings in Development Parcel 3.CP/BP.2 shall be
governed by the table presented below. The maximum building
heights are exclusive of (do not include) the mechanical facilities on
top of the buildings. Consequently, the total height of the structure
may exceed the heights specified below to account for these
mechanical facilities.

2.
DEVELOPMENT STANDARDS: PER THE BASE DEVELOPMENT
STANDARDS AND CONDITIONS FOR ENHANCED DEVELOPMENT
STANDARDS OF DEVELOPMENT PARCEL 3.CP/BP.1, EXCEPT AS
MODIFIED BELOW.

A. MAXIMUM BUILDING HEIGHT:

THE HEIGHTS OF BUILDINGS IN DEVELOPMENT PARCEL
3.CP/BP.2 SHALL BE GOVERNED BY THE TABLE PRESENTED
BELOW. THE MAXIMUM BUILDING HEIGHTS ARE EXCLUSIVE OF
(DO NOT INCLUDE) THE MECHANICAL FACILITIES ON TOP OF

GPA-DSTV-1-23-2 – Proposed Amendment Language
Page 26 of 40

THE BUILDINGS. CONSEQUENTLY, THE TOTAL HEIGHT OF THE
STRUCTURE MAY EXCEED THE HEIGHTS SPECIFIED BELOW TO
ACCOUNT
FOR
THESE
MECHANICAL
FACILITIES
AND
ASSOCIATED SCREENING.

Use
Maximum Building Height
Hospitals

250 feet
Clinics

250 feet
Hotels/motels

56 feet
Medical facilities,
except hospitals/clinics

56 feet
Office building for non-
two stories, not to
exceed medical
facilities

40 feet
Retail and restaurant
uses

40 feet
Multifamily residential

56 feet
All other uses
40 feet

4.
Building Setbacks: Buildings must be setback a minimum of 100 feet and
an average of 125 feet from 56th Street, 64th Street (if applicable) and
Avenue K. Buildings must be setback 100 feet from all other streets.
Buildings must be setback 30 feet from all other lot lines. Reach 11 setbacks
are governed by Section C.4.D, Design Standards 2.a, of this chapter.

5
B. Floor Area Ratio: .85 overall limit for development parcel.

6
Parking. Off-street parking and loading requirements may be modified by
the Development Service Department when supported by an appropriately
documented study.

7
Signage.: This development parcel may be exempted from the Desert
Ridge Comprehensive Sign Plan if the city approves a separate
comprehensive sign plan for this development parcel.

8. 3. Relationship of Parcel 3.CP/BP.2 to balance of Specific Plan. In the event
that Parcel 3.CP/BP.2 is developed with a minimum 125 bed hospital, then

GPA-DSTV-1-23-2 – Proposed Amendment Language
Page 27 of 40

after the completion of such hospital, the THE DEVELOPMENT parcel shall
be treated as a separate and distinct entity within the Desert Ridge Specific
Plan. Specifically, a single development entity may be designated by the
owner of Parcel 3.CP/BP.2 at the owners’s discretion to be responsible to
the City of Phoenix for all matters related to the specific plan, including but
not limited to reporting on development progress within the parcel, applying
for major and minor amendments, and acting in the place of the Master
Developer with regard to Parcel 3.CP/BP.2. The relationship between
Parcel 3.CP/BP.2 and the Desert Ridge Master Developer shall be
governed by the CC&R’s, design guidelines, and other contractual
documents that may be entered into by the property owner and the Master
Developer. This specific plan shall continue to control land uses, design
standards within Parcel 3.CP/BP.2 as described above in Section C.4.D of
this chapter, and the permitted 25 percent increase or decrease in area of
Parcel 3.CP/BP.2 as described in Chapter 4 of this specific plan.

4.
MASTER PLANS: MASTER PLANS, PER THE REQUIREMENTS OF
CHAPTER 4 OF THE DESERT RIDGE SPECIFIC PLAN AND PER THE
PLANNED COMMUNITY DISTRICT (PCD), SECTION 636 OF THE
PHOENIX ZONING ORDINANCE, SHALL BE SUBMITTED, AND SHALL
BE UPDATED WITH EACH PHASE OF DEVELOPMENT, AS
APPROVED BY THE STREET TRANSPORTATION DEPARTMENT AND
PLANNING AND DEVELOPMENT DEPARTMENT. THE INITIAL
MASTER PLANS SUBMITTED BY THE MASTER DEVELOPER SHALL
INCLUDE THE FOLLOWING:

B. COMPLETE BUILD-OUT OF BICYCLE REPAIR STATIONS PER
SECTION 10.C OF THIS CHAPTER, TO BE INCLUDED ON THE
MASTER OPEN SPACE, PEDESTRIAN, BICYCLE AND TRAILS
PLAN.

GPA-DSTV-1-23-2 – Proposed Amendment Language
Page 28 of 40

9
The development of Parcel 3.CP/BP.2 as a medically-related commerce
park is intended to occur in an integrated manner over a period of years. In
order to assure that Parcel 3.CP/BP.2 develops in accordance with the
provisions of the 1995 Major Specific Plan Amendment creating this
development parcel, the following regulations are established. In the event
that construction of a hospital structure, as defined in Appendix A.9, has
commenced by December 31, 1996, the commencement and completion of
such construction shall be permitted pursuant to those applicable provisions
of the 1995 Major Specific Plan Amendment in effect as of the effective date
of said amendment, governing permitted and accessory uses, height of
buildings, lot coverage limitations, floor area ratios, and off-street parking
and loading standards (hereinafter, the “current regulation”), and the
development of the balance of Development Parcel 3.CP/BP.2 may be
completed pursuant to the current regulations subject to the following
conditions:

a.
That within 180 days of the adoption of the 1995 Major Specific
Plan Amendment creating this development parcel, the owner of
Development Parcel 3.CP/BP.2 shall file with the city a conceptual
site plan (the “site plan”), which plan shall describe, at a minimum
and with a reasonable degree of certainty, all of the following:

1)
A conceptual layout of this entire development parcel
showing individual development units which shall list the use
or uses intended in each individual development unit.

2)
The height of the buildings in each individual development
unit.

3)
The total square footage of all buildings proposed for Parcel
3.CP/BP.2, together with the proposed allocation of the total
square footage to each individual development unit.

4)
The boundaries of Parcel 3.CP/BP.2, together with the total
gross land area and net land area of Parcel 3.CP/BP.2, as
defined in Section 202 of the City of Phoenix Zoning
Ordinance.

5)
The required off-street parking facilities indicating the
number of parking spaces provided for each use within each
individual development unit.

6)
The location of any proposed loading space or dock within
any individual development unit.

GPA-DSTV-1-23-2 – Proposed Amendment Language
Page 29 of 40

b.
All construction and development within Parcel 3.CP/BP.2 shall be
in accordance with the site plan, as may be revised from time to
time as set forth in this paragraph 9.

c.
Prior to the completion of construction of the hospital structure, the
owner of Parcel 3.CP/BP.2 shall submit to the city a revised site
plan showing the hospital structure and any changes to the square
footage of buildings. Changes to the square footage shall be limited
to a reallocation of the total square footage of all buildings to
different development units within Parcel 3.CP/BP.2, or within an
existing individual development unit, but the total square footage of
buildings in Parcel 3.CP/BP.2 as shown on the original site plan
shall not be changed. Following the submittal of the revised site
plan, the owner of Parcel 3.CP/BP.2 shall be permitted to
commence and complete construction of another building or
buildings or structure or structures in any one of the individual
development units pursuant to the current regulations, so long as
the commencement of construction of said building(s) or
structure(s) shall occur not later than 7 years from the submittal of
the revised site plan.

Prior to the completion of the second building or structure, and
each building or structure thereafter, the owner of Parcel 3.CP/BP.2
shall submit to the city a revised site plan showing all buildings
completed and any changes to the allocation of the total square
footage of buildings between different development units within
Parcel 3.CP/BP.2, or within an existing individual development unit.
Following the submittal of each revised site plan, the owner of
Parcel 3.CP/BP.2 shall be permitted to commence and complete
construction of the next building or structure, and each building or
structure thereafter, under the current regulations, so long as the
commencement of said construction occurs not later than 7 years
after the submittal of each
revised site plan. Construction of each building or structure within
Parcel 3.CP/BP.2 shall follow this procedure.

d.
Whenever the owner of Parcel 3.CP/BP.2 submits a site plan to the
city in accordance with this paragraph 9, the owner of Parcel
3.CP/BP.2 shall provide a copy of the submitted site plan to the
Master Developer.

e.
If the owner of Parcel 3.CP/BP.2 fails to comply with the provisions
of subparagraphs 9.a, 9.b and 9.c above, then future development
of Parcel 3.CP/BP.2 shall be governed by the regulations relating to
permitted and accessory uses, height of buildings, lot coverage
limitations, floor area ratios, and off-street parking and loading

GPA-DSTV-1-23-2 – Proposed Amendment Language
Page 30 of 40

standards then in effect.

SUPERBLOCK 3 – OVERALL DESIGN GUIDELINES

THE FOLLOWING DESIGN GUIDELINES FROM SECTION 507 TAB A OF THE
PHOENIX
ZONING
ORDINANCE
SHALL
BE
ELEVATED
FROM
CONSIDERATIONS (C) AND PRESUMPTIONS (P) TO REQUIREMENTS (R):

A. SITE DESIGN/DEVELOPMENT.

1. DESERT PRESERVATION.

(1.1) DEVELOPMENT SHALL MINIMIZE THE REMOVAL OF EXISTING
HEALTHY SONORAN DESERT VEGETATION (TREES OVER 4"
CALIPER IN DIAMETER) AND CACTI OVER 3' IN ACCORDANCE WITH
CITY NATIVE PLANT PRESERVATION STANDARDS (TABLE 1). IF
REMOVAL IS NECESSARY, MATURE TREES AND CACTI SHALL BE
SALVAGED AND UTILIZED ON SITE. (R)

PROTECTED NATIVE PLANTS SHALL MEAN CACTI, WHICH ARE
THREE (3) FEET, OR GREATER IN HEIGHT AND TREES WHICH ARE
FOUR (4) INCHES OR GREATER IN CALIPER OF THE FOLLOWING
SPECIES:

TABLE 1. PROTECTED NATIVE PLANT PRESERVATION STANDARDS

TREES:
BOTANICAL NAME
COMMON NAME
ACACIA CONSTRICTA
WHITETHORN ACACIA
ACACIA GREGGII
CATCLAW ACACIA
BERBERIS HAEMATOCARPA
RED BARBERY
CANOTIA HOLOCANTHA
CRUCIFIXION THORN
CELTIS PALLIDA
HACKBERRY
CERCIDIUM FLORIDUM
BLUE PALO VERDE
CERCIDIUM MICROPHYLLUM
FOOTHILL PALO VERDE
CHILOPSIS LINERARIS
DESERT WILLOW
JUNIPERUS SPECIES
JUNIPER
OLNEYA TESOTA
IRONWOOD
POPULUS FREMONTII
COTTONWOOD
PROSOPIS SPECIES
MESQUITE
QUERCUS SPECIES
SCRIB OAK
RHUS OVATA
SUGAR SUMAC

GPA-DSTV-1-23-2 – Proposed Amendment Language
Page 31 of 40

VAUQUELINEA CALIFORNICA ARIZONA ROSEWOOD
CACTI:
BOTANICAL NAME
COMMON NAME
CARNEGIEA GIGANTEA
SAGUARO
FEROCACTUS SPECIES
BARREL
FOUQUIERIA SPLENDENS
OCOTILLO
PENICEREUS GREGGII
NIGHT-BLOOMING CEREUS

2. GRADING/DRAINAGE.

(2.2) SURFACE, SITE DRAINAGE AND RETENTION SHALL BE
DESIGNED TO AVOID HARD LINED CHANNELS. (R)

(2.3) SURFACE SITE DRAINAGE AND RETENTION SHOULD BE
INTEGRATED WITH THE OVERALL LANDSCAPE DESIGN. (R)

(2.5) REQUIRED LANDSCAPE SETBACKS ADJACENT TO PERIMETER
STREETS MAY UTILIZE THE REQUIRED SETBACK FOR RETENTION
PROVIDED:

- A MAXIMUM 50% OF THE REQUIRED LANDSCAPE SETBACK IS
DEVOTED TO RETENTION.

- THE MAXIMUM DEPTH OF RETENTION WITHIN 20 FEET OF RIGHT-
OF-WAY IS 24-INCHES.

- SIDE SLOPES ARE A MAXIMUM 4:1 (R)

3. LANDSCAPE ARCHITECTURE.

(3.1) PLANT MATERIALS.

3.1.1 DEVELOPMENT SHOULD MINIMIZE THE REMOVAL OF
EXISTING, NON-NATIVE HEALTHY PLANTS (TREES 4" CALIPER IN
DIAMETER) OR GREATER) AND CACTI (6' HIGH OR GREATER). IF
REMOVAL IS NECESSARY, MATURE TREES SHOULD BE SALVAGED
AND UTILIZED ON SITE. (R)

3.1.3 LOW WATER USE PLANTS THAT REFLECT AND ENHANCE THE
IMAGE OF THE SONORAN DESERT SHALL BE USED. (R)

3.1.5 ANY PROPOSED LANDSCAPE TREATMENT SHALL BE
COMPATIBLE
WITH
AND
RELATE
TO
ANY
ESTABLISHED
DISTINCTIVE CHARACTER IN THE SURROUNDING CONTEXT AREA.
(R)

GPA-DSTV-1-23-2 – Proposed Amendment Language
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3.1.9 COORDINATE SITE UTILITY ELEMENTS SUCH AS OVERHEAD
POWER LINES, TRANSFORMERS, METER BOXES, BACKFLOW
PREVENTERS, AND FIRE PROTECTION DEVICES, WITH LANDSCAPE
DESIGN TO EFFECTIVELY DIMINISH THE IMPACT OF SUCH
ELEMENTS ON THE SITE CHARACTER. (R)

3.1.10 TREES SHALL BE LOCATED ADJACENT TO PUBLIC AND
PRIVATE WALKWAYS, AND MULTI-USE TRAILS AND PATHS, TO
PROVIDE A MINIMUM OF 50 PERCENT SHADE AND A MINIMUM
CANOPY CLEARANCE OF SIX FEET EIGHT INCHES. (R)

3.1.11
PEDESTRIAN
SAFETY
AND
COMFORT
SHALL
BE
CONSIDERED WHEN SELECTING TREES AND PLANT MATERIAL. (R)

3.1.13 NO MORE THAN 50% OF THE LANDSCAPED AREA AT
MATURITY OR 10% OF THE NET LOT AREA, WHICHEVER IS LESS,
SHALL BE PLANTED IN TURF OR HIGH-WATER USE PLANTS.
FUNCTIONAL TURF AREAS SUCH AS IN PARKS, SCHOOLS,
MULTIPLE-FAMILY AND
SINGLE-FAMILY COMMON
AREAS,
INDIVIDUAL SINGLE-FAMILY LOT, AND GOLF COURSES ARE
EXEMPT. (R)

3.1.14 A MINIMUM 50% OF THE LANDSCAPED AREA AT MATURITY
(EXCLUDING HARDSCAPE AREAS) SHALL BE TREATED WITH
LIVING VEGETATION INCLUDING GROUNDCOVER, SHRUBS AND
TREES, AS WELL AS INORGANIC MATERIAL AND AN AUTOMATIC
IRRIGATION SYSTEM. (R)

3.1.15 IF ALLOWED BY SPECIFIC PROVISIONS OF THE ZONING
ORDINANCE, THE PLACEMENT OF RECYCLING CONTAINERS IN A
REQUIRED LANDSCAPE SETBACK OR REQUIRED LANDSCAPED
ISLAND SHALL NOT RESULT IN THE ELIMINATION OF ANY
REQUIRED TREES. (R)

(3.2) MAINTENANCE OF LANDSCAPE AREAS.

3.2.1 NATIVE SONORAN DESERT VEGETATION SHALL NOT BE
PRUNED OR REMOVED FROM AREAS IDENTIFIED ON APPROVED
PLANS AS PERMANENT UNDISTURBED OPEN SPACE UNLESS
DEMONSTRATED TO THE CITY THAT A HEALTH, SAFETY OR
WELFARE ISSUE EXISTS. THIS INCLUDES REMOVAL OF DEAD
TREES OR CACTI. (R)

3.2.3 A PERMANENT AUTOMATIC IRRIGATION SYSTEM SHALL BE
INSTALLED TO WATER ALL TREES, CACTI, AND PLANTS INSTALLED

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IN ACCORDANCE WITH THE APPROVED LANDSCAPE PLANS OR
OTHER
DEVELOPMENT
REVIEW
DOCUMENTS
TO
MINIMIZE
MAINTENANCE AND WATER CONSUMPTION, AND TO MAXIMIZE
PLANT
HEALTH,
SURVIVABILITY,
AND
VIABILITY,
UNLESS
OTHERWISE APPROVED BY THE PLANNING AND DEVELOPMENT
DEPARTMENT. (R)

(3.4) ART/WATER ELEMENTS.

3.4.1 WATER FEATURES, INCLUDING FOUNTAINS, SHALL BE SITED
TO
ALLOW
SIGNIFICANT
ENVIRONMENTAL
ENHANCEMENT
PRIMARILY TO ON-SITE AND INCIDENTALLY TO OFF-SITE USERS
AND TO MINIMIZE WATER CONSUMPTION. (R)

3.4.2 IF THERE IS PUBLIC ART, IT SHALL BE INTEGRATED INTO THE
OVERALL DESIGN OF A PROJECT. (R)

4. OPEN SPACE/AMENITIES.

(4.1) IMPROVED OPEN SPACES, PLAZAS AND COURTYARDS SHALL
BE SHADED A MINIMUM 50 PERCENT AND FUNCTIONAL IN TERMS
OF AREA, DIMENSIONS, LOCATION AND AMENITIES TO PROMOTE
SAFE HUMAN INTERACTION. (R)

(4.2) USABLE PUBLIC SPACE SHALL INCORPORATE A MINIMUM OF
50 PERCENT SHADING THROUGH THE USE OF TREES OR
STRUCTURES THAT PROVIDE SHADING, OR A COMBINATION OF
THE TWO UNLESS OTHERWISE PROHIBITED BY SITE VISIBILITY
TRIANGLES OR OTHER TECHNICAL CONSTRAINTS. (R)

6. PARKING/CIRCULATION.

(6.1) SURFACE PARKING DESIGN.

6.1.3 PARKING AREAS SHALL BE BUFFERED FROM ADJACENT
RESIDENTIAL PROPERTIES AND SCREENED FROM STREETS SO
THAT CARS ARE NOT VISIBLE BELOW THE AVERAGE HEIGHT OF
THE HEADLIGHTS. (R)

6.1.7 SURFACE PARKING DESIGN SHALL UTILIZE SHARED ACCESS
DRIVES WITH ADJACENT, SIMILARLY ZONED PROPERTIES. (R)

6.1.9
EXCESSIVE ASPHALT/HARDSCAPE
NOT
NEEDED
FOR
ADEQUATE VEHICULAR MANEUVERING OR PARKING, STAGING OR
MATERIAL STORAGE SHALL BE MINIMIZED. (R)

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(6.2) PARKING STRUCTURE DESIGN.

6.2.3 THE PARKING STRUCTURE EXTERIOR SHALL BE FINISHED
WITH ARCHITECTURAL EMBELLISHMENTS AND DETAILING THAT
WILL CREATE VISUAL INTEREST FOR ADJOINING PROPERTIES. (R)

6.2.4 LIGHTING WITHIN THE PARKING STRUCTURE SHALL PROVIDE
SAFETY AND SECURITY AND BE INTEGRATED INTO THE
ARCHITECTURAL CHARACTER BOTH IN TERMS OF ILLUMINATION
AND FIXTURES. (R)

6.2.7 APPROPRIATE VISIBILITY TRIANGLES AND PEDESTRIAN
CROSSING AT EXITS AND ENTRANCES SHALL BE PROVIDED IN ALL
PARKING STRUCTURES. (R)

6.2.10 THERE SHALL BE A CONVENIENT, CLEAR, SAFE AND
EFFICIENT INTERNAL CIRCULATION SYSTEM WITHIN THE PARKING
STRUCTURE FOR BOTH VEHICULAR AND PEDESTRIAN TRAFFIC
INCLUDING
APPROPRIATE
SIGNAGE
AND
PLACEMENT
OF
PEDESTRIAN CIRCULATION CORES (ELEVATORS AND STAIRS). (R)

(6.3) ACCESS/CIRCULATION.

6.3.2 THE SITE PLAN SHALL CLEARLY EXPRESS THE SEPARATION
BETWEEN PEDESTRIAN AND VEHICULAR TRAFFIC. (R)

7. WALLS/FENCING.

(7.1) WALLS ADJACENT TO ARTERIAL AND COLLECTOR STREETS
SHALL
HAVE
A
FINISHED
APPEARANCE.
UNTEXTURED,
UNFINISHED BLOCK AND REINFORCED, MORTAR-FREE CONCRETE
WALLS SHALL BE AVOIDED. (R)

(7.2) WALL LENGTHS EXCEEDING 50 FEET ADJACENT TO
ARTERIAL AND COLLECTOR STREETS SHALL BE ARTICULATED OR
CONTAIN
SUBSTANTIAL
LANDSCAPING
TO
BREAK
THE
CONTINUOUS WALL SURFACE AND CREATE VARYING SHADING
PATTERNS. (R)

8. SITE LIGHTING.

(8.1) ALL ON-SITE LIGHTING SHALL BE SHIELDED TO PREVENT
DIRECT VISIBILITY OF THE LIGHT SOURCE FROM ADJACENT
PROPERTY. (R)

(8.2) LIGHTING SHALL BE SHIELDED WITH CUT-OFF FIXTURES AND

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DEFLECTORS TO DIRECT LIGHT DOWNWARD AND LIMIT ON-SITE
LIGHTING LEVELS TO A MAXIMUM OF ONE (1) FOOT CANDLE AT
THE PROPERTY LINE. (R)

(8.5) SERVICE AREAS AND OTHER SCREENED AREAS SHALL HAVE
PROPER SECURITY LIGHTING. (R)

(8.6) LIGHTING FIXTURES AND ILLUMINATION SHALL BE OF
SIMILAR DESIGN AND CHARACTER AS THE PROJECT’S BUILDING
COMPONENTS. (R)

(8.7) SITE LIGHTING SHALL BE PROVIDED TO ENSURE PERSONAL
SAFETY
AT
BUILDING
ENTRANCE/EXITS,
AND
IN
PUBLIC
ASSEMBLY AND PARKING AREAS. (R)

(8.8) RECOMMENDED LIGHTING LEVELS AND UNIFORMITY RATIOS
ESTABLISHED BY THE ILLUMINATION ENGINEERING SOCIETY OF
NORTH AMERICA (IESNA), AS MAY BE MODIFIED BY THE CITY OF
PHOENIX, SHALL BE INCORPORATED IN LIGHTING DESIGN FOR ON-
SITE NON-RESIDENTIAL AND MULTI-FAMILY DEVELOPMENT. (R)

B. BUILDING DESIGN/CONSTRUCTION.

1. PLACEMENT/ORIENTATION.

(1.2) THE PROPOSED BUILDING ORIENTATION SHALL RESPECT
THE
ORIENTATION
OF
SURROUNDING
BUILDINGS
AND
SURROUNDING STREETS BY MAINTAINING CONTINUITY OF
PEDESTRIAN ROUTES AND PROMOTING OPPORTUNITIES FOR
PEDESTRIAN INTERACTION AT THE STREET LEVEL. (R)

(1.4) THE PROPOSED BUILDING ORIENTATION SHALL RESPECT
CLIMATIC
CONDITIONS
BY
MINIMIZING
HEAT
GAIN
AND
CONSIDERING THE IMPACT OF SHADE ON ADJACENT LAND USES
AND AREAS. (R)

(1.5) NATURAL SURVEILLANCE SHALL BE MAXIMIZED IN PROJECT
DESIGN TO ENCOURAGE EASY OBSERVATION OF PEOPLE AND
PROPERTY NEAR ENTRYWAYS, PATHWAYS, PUBLIC SPACES AND
PARKING LOTS. (R)

(1.6) PROJECTS OR PORTIONS OF PROJECTS IN PUBLIC VIEW
(ADJACENT TO STREETS AND RESIDENTIAL AREAS) SHALL
DEMONSTRATE A GREATER LEVEL OF DESIGN SENSITIVITY AND
DETAIL TO VISUAL IMAGE THAN OTHER DEVELOPMENT. (R)

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2. HEIGHT, BULK, AND AREA.

(2.2) PARAPET WALLS SHALL NOT EXTEND BEYOND THE
BUILDING HEIGHT MORE THAN FIVE FEET (5') FOR A BUILDING
THAT IS TWENTY FEET (20') OR LESS IN HEIGHT OR SEVEN FEET (7')
FOR A BUILDING ABOVE TWENTY FEET IN HEIGHT UNLESS
GREATER
HEIGHT
IS
NEEDED
TO
SCREEN
MECHANICAL
EQUIPMENT. (R)

3. ARCHITECTURE.

(3.1) ARCHITECTURE AND APPLIED TREATMENTS THAT EXPRESS
CORPORATE IDENTITY SHALL BE TEMPERED TO PROVIDE UNIQUE
STRUCTURES THAT COMPLIMENT AND BLEND WITH THEIR
IMMEDIATE CONTEXT. (R)

(3.2) PARKING SHADE AND CANOPY STRUCTURES SHALL BE
COMPLIMENTARY TO THE ARCHITECTURE OF THE PRIMARY
BUILDINGS AND HAVE MINIMAL VISUAL IMPACT TO THE PUBLIC
STREETSCAPE AND ADJACENT RESIDENTIAL AREAS. (R)

4. ARTICULATION.

(4.1) BUILDING FACADES VISIBLE FROM PUBLIC STREETS AND
ADJACENT TO RESIDENTIAL PROPERTY THAT EXCEED 100-FEET
SHALL
CONTAIN
ARCHITECTURAL
EMBELLISHMENTS
AND
DETAILING SUCH AS TEXTURAL CHANGES, PILASTERS, OFFSETS,
RECESSES, WINDOW FENESTRATION, SHADOW BOXES AND
OVERHEAD/CANOPIES. (R)

(4.2) THE BUILDING FACADE SHALL BE DESIGNED TO PROVIDE A
SENSE OF HUMAN SCALE AT GROUND LEVEL BY PROVIDING A
CLEAR ARCHITECTURAL DISTINCTION BETWEEN GROUND FLOOR
LEVELS AND ALL ADDITIONAL LEVELS. (R)

(4.3) BUILDING
ENTRANCES
SHALL
BE
IDENTIFIABLE
AND
DIRECTLY ACCESSIBLE FROM A PUBLIC SIDEWALK. (R)

5. COLORS/MATERIALS.

(5.1) ALL SIDES OF A STRUCTURE SHALL EXHIBIT DESIGN
CONTINUITY
AND
CONTAIN
MULTIPLE
EXTERIOR
ACCENT
MATERIALS THAT EXHIBIT QUALITY AND DURABILITY. EXAMPLES
INCLUDE MATERIALS SUCH AS BRICK, STONE, COLORED
TEXTURED CONCRETE OR STUCCO. ROOF MATERIALS MAY
INCLUDE TREATED METAL, CONCRETE, AND CLAY TILES,

GPA-DSTV-1-23-2 – Proposed Amendment Language
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DECORATIVE WOOD, OR SIMILAR MATERIALS. (R)

(5.2) MULTIPLE BUILDINGS ON THE SAME SITE SHALL BORROW
AND INCORPORATE (NOT DUPLICATE) ARCHITECTURAL STYLES,
MATERIALS, FORMS, FEATURES, COLORS AND COMPATIBLE
ELEMENTS FROM THE SAME SITE. THESE SHALL INCLUDE:
CONTINUATION OF DISTINCTIVE ROOFLINES, COVERED WALKWAY
ALIGNMENTS, CONSISTENT DETAILING OF FINISH, ACCENT
FEATURES ON ALL VISIBLE SIDES OF STRUCTURES, COMPATIBLE
SHAPES, MATERIAL, WALL AND LANDSCAPING TREATMENT. (R)

(5.3) THE EXTENSIVE USE OF THE FOLLOWING ARCHITECTURAL
TREATMENTS AND DETAILS ARE STRONGLY DISCOURAGED AND
SHALL BE LIMITED IN THEIR PROPOSED APPLICATION:

- COLORED PLASTIC OR FIBERGLASS

- SHINY METAL DETAILS OR REFLECTIVE MATERIALS

- UNTEXTURED CONCRETE, UNFINISHED BLOCK, STEEL PANELS,
OR ASPHALT SHINGLES AS A PREDOMINANT EXTERIOR MATERIAL.
(R)

(5.4) CORPORATE COLORS, ASSOCIATED GRAPHICS, AND HIGHLY
CONTRASTING BANDS OF VIBRANT COLORS ON BUILDINGS AND
ON ACCESSORY STRUCTURES (EXCLUDING SIGNAGE) SHALL BE
USED AS AN ACCENT FEATURE WITH RESTRAINT AS A MINOR
ELEMENT OF THE BUILDING’S EXTERIOR. (R)

(5.5) PRE-ENGINEERED METAL BUILDINGS VISIBLE FROM PUBLIC
STREETS OR RESIDENTIAL AREAS SHALL HAVE AT LEAST 30% OF
EXTERIOR ELEVATIONS COMPOSED OF ALTERNATIVE BUILDING
MATERIALS SUCH AS GLASS, BRICK, MASONRY, STONE AND
STUCCO. (R)

6. PUBLIC AMENITIES/ENVIRONMENTAL PROTECTION.

(6.1) PUBLIC
AND
PRIVATE
PEDESTRIAN
WALKWAYS
AND
GATHERING AREAS SHALL BE SHADED (MINIMUM 50 PERCENT AT
MATURITY) FOR THE HEALTH, SAFETY, AND WELFARE OF
PEDESTRIANS AND TO ENCOURAGE USE. (R)

(6.2) OVERHANGS AND CANOPIES SHALL BE INTEGRATED IN THE
BUILDING DESIGN ALONG ALL PEDESTRIAN THOROUGHFARES.
FOR PLANNED COMMERCIAL SHOPPING CENTERS WITH EXTERIOR
PEDESTRIAN CIRCULATION, CONTINUOUS SHADE PROTECTED

GPA-DSTV-1-23-2 – Proposed Amendment Language
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WALKWAYS SHALL BE PROVIDED. (R)

(6.3) THERE SHALL BE CONVENIENT ACCESSIBLE PEDESTRIAN
WALKWAYS BETWEEN BUS STOP/SHELTER AND THE BUILDING
ENTRY AND/OR ACTIVITY AREA(S). (R)

7. SCREENING.

(7.1) SERVICE AREAS SHALL BE LOCATED AWAY FROM PUBLIC
VIEW. (R)

(7.3) ALL SCREENING SHALL BE ARCHITECTURALLY COMPATIBLE
WITH THE PRIMARY STRUCTURE. (R)

(7.5) ALL NEW OR RELOCATED ELECTRIC LINES 12 KV AND
SMALLER, COMMUNICATIONS AND CABLE TELEVISION AND ALL
ON PREMISE WIRING SHALL BE PLACED UNDERGROUND IN ALL
DEVELOPMENTS WHERE VISIBLE FROM STREETS OR ADJOINING
PROPERTIES. (R)

ADDITIONAL DESIGN GUIDELINES.

THE FOLLOWING ARE ADDITIONAL DESIGN GUIDELINES APPLICABLE TO
ALL DEVELOPMENT WITHIN SUPERBLOCK 3, USING THE SAME
IMPLEMENTATION STANDARDS PER SECTION 507.C OF THE PHOENIX
ZONING ORDINANCE:

1.
A MAXIMUM OF 60% OF EXTERIOR BUILDING FACADES SHALL BE
FINISHED WITH STUCCO MATERIAL. (R)

2.
LIGHTING SHALL BE PROVIDED ADJACENT TO ALL PUBLIC AND
PRIVATE SIDEWALKS, SHARED-USE PATHS, AND PEDESTRIAN
WALKWAYS PER SECTION 1304.H.5 OF THE PHOENIX ZONING
ORDINANCE. (R)

3.
LIGHTING SHOULD BE PROVIDED ADJACENT TO ALL MULTI-USE
TRAILS PER SECTION 1304.H.5 OF THE PHOENIX ZONING
ORDINANCE. (P)

4.
WHERE PEDESTRIAN WALKWAYS CROSS A VEHICULAR PATH, THE
PATHWAY SHALL BE CONSTRUCTED OF DECORATIVE PAVERS,
STAMPED OR COLORED CONCRETE, OR OTHER PAVEMENT
TREATMENTS, THAT VISUALLY CONTRASTS PARKING AND DRIVE
AISLE SURFACES. (R)

5.
PRIMARY ENTRY/EXIT DRIVES SHALL INCORPORATE DECORATIVE

GPA-DSTV-1-23-2 – Proposed Amendment Language
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PAVERS, STAMPED OR COLORED CONCRETE, OR SIMILAR
ALTERNATIVE MATERIAL. (R)

6.
PRIMARY ENTRY/EXIT DRIVES SHALL INCORPORATE ENHANCED
LANDSCAPING ON BOTH SIDES WITHIN MINIMUM 250-SQUARE-
FOOT LANDSCAPE AREAS AND SHALL INCORPORATE A MINIMUM
5-FOOT-WIDE LANDSCAPE MEDIAN, PLANTED WITH A VARIETY OF
AT LEAST THREE PLANT MATERIALS, AND MINIMUM 2-INCH
CALIPER SINGLE-TRUNK LARGE CANOPY DROUGHT-TOLERANT
SHADE TREES PLANTED 20 FEET ON CENTER OR IN EQUIVALENT
GROUPINGS WITH THE LANDSCAPE MEDIAN. (R)

7.
TRAFFIC CALMING MEASURES SHALL BE PROVIDED AT ALL SITE
ENTRIES AND EXITS TO SLOW DOWN VEHICULAR SPEEDS AS THEY
APPROACH SIDEWALKS. (R)

8.
INTERIOR WALLS AND PRIVACY FENCING SHALL USE MATERIALS
AND COLORS THAT BLEND WITH THE NATURAL DESERT
ENVIRONMENT. (R)

9.
A COMBINATION OF VIEW WALLS/FENCING AND PARTIAL VIEW
WALLS/FENCING SHALL BE INCORPORATED ALONG PROPERTY
LINES ADJACENT TO DEDICATED PUBLIC OR PRIVATE OPEN
SPACE AREAS, NATURAL AND/OR IMPROVED DRAINAGEWAYS OR
RECREATIONAL AREAS. (R)

10.
DRAINAGE CHANNELS SHALL BE DESIGNED TO LOOK NATURAL IN
THE
DESERT
SETTING
THROUGH
COLOR,
TEXTURE,
LANDSCAPING, OR OTHER MEANS. (R)

11.
ENHANCED PEDESTRIAN CONNECTIONS SHALL BE DESIGNED AND
CONSTRUCTED AT ALL PUBLIC STREET CROSSING LOCATIONS TO
INTERCONNECT THE PEDESTRIAN TRAILS THROUGHOUT THE
ENTIRETY OF THE SITE. (R)

12.
WASTE STATIONS SHOULD INCLUDE A COMPOST RECEPTACLE
WHENEVER POSSIBLE, WITH INFORMATIONAL SIGNS INDICATING
WHAT TYPE OF WASTE SHOULD GO IN WHICH RECEPTACLE. (P)

***

Amend Appendices A.2 (Plant Lists), Page A-2 as follows:

A.2
Plant Lists

The Staff Recommended Plant List was prepared by the City of Phoenix Planning

GPA-DSTV-1-23-2 – Proposed Amendment Language
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Department staff with assistance from the staff botanist/horticulturalist in the Water
Conservation and Resources Division of the Water and Wastewater Department. The
list includes a combination of native and introduced plants that are suitable to the
Sonoran Desert. Suitability includes drought tolerance and mature height similar to
Sonoran Desert vegetation. These plants were also selected for their adaptability to the
climatic conditions, lower winter nighttime temperatures and more frequent frosts in
Area C.

A Supplemental Plant List is included which identifies six specific development areas in
the Desert Ridge project. In each of the six development areas, additional plant
materials are listed that can be used to supplement the recommended plant list.
Compliance with the Desert Ridge Plant List and the Supplemental Plant List will be
enforced by the Desert Ridge Review Board. Tall palm trees (i.e., Date Palm, Fan Palm,
Mexican Blue Palm) shall be located only in the Village Core, and resort areas;,
SUPERBLOCK 3 DEVELOPMENT PARCELS, AND parcels 4RH and 5A.

***

Amend Appendices A.2 (Plant Lists. Supplemental Plant List), Page A-9 as
follows:
***

SUPERBLOCK 3

PALMS

DATE PALMS

TREES

HERITAGE LIVE OAK
EVERGREEN ELM
RED PUSH PISTACHE

***