This page intentionally left blank TABLE OF CONTENTS TABLE OF CONTENTS Preface ...................................................................... iii Introduction ................................................................ 1 Scenic Corridor Overview................................................................ 2 Scenic Corridor Limitations ............................................................. 2 Background and Process .................................................. 5 Public Participation ......................................................................... 6 Study Boundary ............................................................................. 7 Research and Analysis ....................................................11 Existing Zoning and Land Use ....................................................... 11 Ownership ................................................................................... 11 Vegetation and Wildlife ................................................................. 17 Historic and Visual Resources ........................................................ 18 Hiking and Riding Trails ................................................................ 18 Parks and Wilderness Areas .......................................................... 18 Future Growth ............................................................................. 18 Design Guidelines .........................................................21 1. Landscape ............................................................................... 21 2. Natural Habitats ....................................................................... 22 3. Character/Identity .................................................................... 22 4. Building Height ........................................................................ 23 5. Lighting ................................................................................... 23 6. Signs ....................................................................................... 24 7. Fencing ................................................................................... 25 8. Miscellaneous ........................................................................... 25 Summary ....................................................................29 Appendices .................................................................31 Tables Table 1: Population Changes ........................................................... 1 Maps Figure 1: Study Boundary .............................................................. 9 Figure 2: Land Ownership ............................................................ 13 Figure 3: Major Residential Developments ..................................... 15 CASTLE HOT SPRINGS SCENIC CORRIDOR i TABLE OF CONTENTS This page intentionally left blank ii CASTLE HOT SPRINGS SCENIC CORRIDOR PREFACE PREFACE Maricopa County recognizes that urban development will continue to change land use patterns. The major factor in development, especially in Maricopa County, has been significant population growth. In fact, the Arizona Department of Economic Security projects Maricopa County will have 4.5 million people by 2020. With that population growth it is inevitable that development will continue throughout Maricopa County. However, the question that needs to be asked is … How will that development occur? Maricopa County 2020 Eye to the Future, the Maricopa County Comprehensive Plan, provides a guide for decisions concerning growth and development, and considers strategies for addressing growth-related impacts. Among the many strategies is the creation of scenic corridors for unique locations in Maricopa County. The Castle Hot Springs Road area is one of these unique locations, and thus the Castle Hot Springs Road Scenic Corridor Guidelines are established to help enhance this area’s special characteristics. CASTLE HOT SPRINGS SCENIC CORRIDOR iii PREFACE This page intentionally left blank iv CASTLE HOT SPRINGS SCENIC CORRIDOR INTRODUCTION INTRODUCTION The northwest valley is experiencing rapid growth and development. Table 1 shows past and future population growth in the communities surrounding the Castle Hot Springs Road area. Table 1: Population Changes Com m unity Proj ected 2030 Population3 % Increase over 2000 Population 1990 Population1 2000 Population2 Peoria 5 0 ,6 7 5 1 0 8 ,3 6 4 2 5 3 ,4 0 0 134% Buckeye 5 ,0 3 8 6 ,5 3 7 3 8 0 ,6 0 0 5 ,7 2 2 % Surprise 7,122 3 0 ,8 4 8 3 9 5 ,5 0 0 1 ,1 8 2 % Wickenburg 4 ,5 1 5 5 ,0 8 2 1 6 ,0 0 0 214% Maricopa County 2 ,1 2 2 ,1 0 1 3 ,0 7 2 ,1 4 9 6 ,1 4 0 ,0 0 0 100% The population increases expected in this region will impact area residents. Consequently, Maricopa County launched the study of a proposed scenic corridor for the Castle Hot Springs Road area. The scenic corridor designation will help accommodate this growth in a way that is consistent with community recommendations. The main factors that help promote Castle Hot Springs Road as a scenic corridor include: ! ! ! ! ! Varying topography, mountains at the east end of the corridor and flat land at the west end Native Sonoran Desert landscaping, including Saguaro Cactus Prominent washes, including Tribly Wash, Morgan City Wash, and Iona Wash, which provide important wildlife and vegetation habitats Lake Pleasant Regional Park, one of the major recreation areas in Maricopa County Unique views and characteristics that attract residents in search of a distinct quality of life The Castle Hot Springs Road area is a unique place to live, provides many recreational opportunities, and is considered a place of regional significance. These guidelines have been developed to guide and enhance planning of this corridor as development occurs. 1 2 3 United States Census Bureau, 1990 Census United States Census Bureau, 2000 Census Maricopa Association of Governments, Interim Projections, June 2003 CASTLE HOT SPRINGS SCENIC CORRIDOR 1 INTRODUCTION Scenic Corridor Overview Scenic corridors are used by cities and counties throughout Arizona and the United States as a way to highlight unique aspects of an area or region. There are four existing scenic corridors in Maricopa County, including Carefree Highway, Wickenburg Highway (Grand Avenue), Interstate 17, and State Route 74. Scenic corridors, including the Castle Hot Springs Road Scenic Corridor, recognize that people live in these unique areas for their high quality of life, and are intended to highlight, promote, and preserve an area’s scenic and environmental characteristics, and help reflect the character of the communities in which they are located. Although “scenic” is a subjective term, for this plan it means an inherent characteristic— existing and apparent— in the current landscape. Based on principles outlined in the Maricopa County Comprehensive Plan, scenic corridors emphasize public involvement and reflect the comments, ideas, and recommendations of the public. Therefore, they give current and future residents of an area an opportunity to voice their opinions about how future urban growth will impact their lives, and to identify a vision, ideas, and concepts about their region. Through design guidelines, scenic corridors also provide development criteria that address several issues regarding how future development can help maintain the corridor’s unique character and the residents’ quality of life. In Maricopa County, scenic corridors have neither deterred nor promoted growth. These guidelines assume that the historic pattern of urban growth and development will continue in Maricopa County. The Castle Hot Springs Road Scenic Corridor is consistent with other scenic corridors in Maricopa County that were established ahead of urban growth and development. For instance, growth within the Wickenburg Highway Scenic Corridor has increased significantly, most notably with large master planned communities. Approved and pending master planned communities in this area will add an estimated 100,000 new residents, although additional urban development will likely increase this estimate significantly. Therefore, these guidelines are intended to help integrate urban growth into the community, to minimize impacts to personal property and quality of life, and to reflect residents’ and stakeholders’ recommendations. Study Limitations While scenic corridors can give residents a greater say in the development of their region, it is important to identify their limitations. Most importantly, the design guidelines are policies, not regulations, meaning they are guides for public and private decision makers about how urban development should occur along Castle Hot Springs Road. These guidelines ONLY apply to NEW residential master planned communities, subdivisions, commercial, and industrial development. There are other limitations as well, which are briefly discussed on the next page. 2 CASTLE HOT SPRINGS SCENIC CORRIDOR INTRODUCTION This study DOES NOT: ! ! ! ! ! ! Prevent the sale or transfer of land— land can be bought and sold at the discretion of the responsible parties Prevent development of land— land can be developed in accordance with the Maricopa County Planning and Zoning policies and regulations Apply to existing homes, buildings, structures, etc.— only new residential master planned communities, subdivisions, commercial, and industrial development will be subject to the design guidelines Apply to residential development outside of recorded subdivisions— lot split property is exempt from these guidelines Designate historic land or buildings— designation of historic roadways is typically a federal process Identify future land uses— land uses are identified in county area plans. This project is a scenic corridor study and only provides design guidelines for the types of new development identified earlier. CASTLE HOT SPRINGS SCENIC CORRIDOR 3 INTRODUCTION This page intentionally left blank 4 CASTLE HOT SPRINGS SCENIC CORRIDOR BACKGROUND AND PROCESS BACKGROUND AND PROCESS Adopted in 1997, Maricopa County 2020 Eye to the Future, the Maricopa County Comprehensive Plan, connects the importance of land use planning with available infrastructure and services. The State of Arizona requires preparation of a Comprehensive Plan in order to “conserve the natural resources of the county, to ensure efficient expenditure of public funds, and to promote the health, safety, convenience, and general welfare of the public” (A.R.S. §11-806). Maricopa County 2020 Eye to the Future seeks to create strong and vibrant communities within Maricopa County by encouraging orderly development while creating a healthy environment, a vibrant economy, and an efficient transportation system. The planning process for the Comprehensive Plan was structured to emphasize public involvement and reflect the comments, ideas, and recommendations of the public. Included as part of the Comprehensive Plan, the Maricopa County Transportation System Plan (TSP) evaluates regional impacts of the transportation system and defines a comprehensive county transportation system with supporting plans, policies, and programs. The TSP identifies Castle Hot Springs Road with a scenic and recreational overlay.4 The scenic and recreational overlay acknowledges the need to minimize impacts to, or preserve, characteristics of the road’s environment, or it recognizes a road’s importance as access to recreational facilities.5 Scenic and recreational overlays recognize the special importance of roads for purposes other than mobility. The Comprehensive Plan also identifies land uses for unincorporated areas of the county. Because the county is so large, Maricopa County utilizes Area Plans that are developed and approved by the county and provide direction on land use decisions and policies for specific areas based upon community involvement and recommendations. Area plans give decision makers an understanding of how the residents of an area wish to see development occur and where they believe different types of development are appropriate. The White Tank/Grand Avenue Area Plan, adopted in 2000, is the applicable Area Plan for this area of the county over the next ten to fifteen years, and is the result of a large scale public participation plan which included input and recommendations from property owners and other stakeholders. The future land use plan identifies the area covered by the Castle Hot Springs Road Scenic Corridor for low density residential and proposed and dedicated open space in recognition of the area’s scenic beauty, but also recognizes that private land owners and the State Land Department have the right to develop their respective lands.6 New growth will be 4 5 6 Maricopa County 2020 Eye to the Future, Transportation System Plan, Figure 8, pg. 30 Maricopa County 2020 Eye to the Future, Transportation System Plan, pg. 24 White Tanks/Grand Avenue Area Plan, pg. 20 CASTLE HOT SPRINGS SCENIC CORRIDOR 5 BACKGROUND AND PROCESS accommodated in a manner that is consistent with the plan’s policies for protecting public health and safety, and for coordinating with available urban infrastructure and services. The plan’s implementation program identifies long and short-term measures that can help implement the citizen driven goals, objectives, and policies. One of the implementation measures identified is the preparation of scenic corridor guidelines for Castle Hot Springs Road.7 Public Participation To guide the process of formulating the Castle Hot Springs Road Scenic Corridor guidelines, the Maricopa County Planning and Development Department identified two stakeholder groups, each of which provided unique perspectives on how these guidelines should be structured, what they should include, and what they should achieve. First, a group of public and private stakeholders was invited to comment on the draft guidelines and provide their unique insight on issues in this area that affect their organizations. Organizations invited to participate include the following groups listed on the next page: ! ! ! ! ! ! ! ! ! ! ! US Bureau of Land Management Arizona State Land Department Arizona State Historic Preservation Office Yavapai County Arizona Game and Fish Department Arizona Department of Transportation Flood Control District of Maricopa County Maricopa County Sheriff’s Office Maricopa Association of Governments Arizona Department of Commerce Maricopa County Environmental Services Department ! ! ! ! ! ! ! ! ! ! ! Luke Air Force Base Maricopa County Parks and Recreation Department Maricopa County Department of Transportation Home Builders Association of Central Arizona Morristown Elementary School District Prescott Open Trails Association City of Peoria Planning Division City of Peoria Engineering Division Arizona Archaeological Council Whispering Sands Various property owners The other group of stakeholders included property owners and residents of the study area. To solicit their input, recommendations, and ideas, Maricopa County hosted two public meetings. An initial public meeting was held November 4, 2004 at the Morristown Elementary School to introduce the study to residents. Invitations 7 6 White Tanks/Grand Avenue Area Plan, Table 18 – Action Plan, pg. 73 CASTLE HOT SPRINGS SCENIC CORRIDOR BACKGROUND AND PROCESS announcing the meeting dates, times, and locations were sent to over 45 property owners in the study area, and meeting notices were published in the Wickenburg Sun newspaper. At this meeting, staff provided information on the study’s purpose and what it will achieve, anticipated future urban growth along Castle Hot Springs Road and the surrounding area, and the impact that other county scenic corridors have had on urban growth. Presentations were provided by county staff, and attendees were given questionnaires to solicit additional input. A second public meeting with property owners and residents was held on April 28, 2005. Prior to this meeting, property owners and residents were sent a copy of Draft 1 of the Castle Hot Springs Scenic Corridor Guidelines and given the opportunity to respond with comments. At the meeting, county staff presented proposed policies, and attendees were given the opportunity to provide comments. Attendees were also given questionnaires to provide any additional comments. Study Boundary The boundaries of the Castle Hot Springs Road Scenic Corridor extend ¼-mile on each side of the centerline of Castle Hot Springs Road in Maricopa County (Figure 1). In discussions with agencies, residents, and stakeholders, Maricopa County provided information on the widths of other scenic corridors in the County; for example, the Wickenburg Scenic Corridor extends to 2 miles on each side of the highway, while the Carefree Highway extends a quarter-mile. Based on this analysis and discussions, it was determined that a quarter-mile boundary would be most appropriate, since this is the area where future growth will most impact Castle Hot Springs Road. The scenic corridor is only applicable to unincorporated areas of Maricopa County. To help promote greater regional coordination and cooperation in this area, Maricopa County extended invitations to the City of Peoria and Yavapai County to participate in this effort. The benefit would be a consistent set of design guidelines that extend along the entire stretch of Castle Hot Springs Road. However, in its current configuration, the scenic corridor covers those areas of the road that are most likely to experience future growth first. CASTLE HOT SPRINGS SCENIC CORRIDOR 7 BACKGROUND AND PROCESS This page intentionally left blank 8 CASTLE HOT SPRINGS SCENIC CORRIDOR MARICOPA COUNTY Castle Hot Springs Scenic Corridor PLANNING AND DEVELOPMENT ad Ro Note: Project Boundary is 1/4 mile on each side of road centerline. ng s t Ca s le H o p tS Yava pai C ount Mari y copa Coun ty Lake Pleasant Regional Park ri rings R oa t Sp Ho d tle C as Peoria Av e Project Boundary Incorporated Areas Arterial Road County Park 74 187th Ave Gr an d State Route 211th Ave 235th Ave Morristown 0 Vicinity Map 1 2 Miles / Study Boundary Figure 1 Maricopa County Planning and Development Department 501 N. 44th St., Suite 100 Phoenix Arizona 85008 December 13, 2005 BACKGROUND AND PROCESS This page intentionally left blank 10 CASTLE HOT SPRINGS SCENIC CORRIDOR RESEARCH AND ANALYSIS RESEARCH AND ANALYSIS Existing Zoning and Land Use The western portion of the scenic corridor includes unincorporated areas along Castle Hot Springs Road, the majority of which is land administered by the Bureau of Land Management (BLM) and the Arizona State Land Department, but also includes some areas under private ownership (Figure 2). These unincorporated areas are located within either the Rural-190 or Rural-43 zoning districts, both of which allow residential uses, although limited to one dwelling unit per lot and minimum lot sizes of 190,000 sq. ft. (approximately 4.4 ac.) and one acre respectively, as well as some recreational and institutional uses. In the western section of the scenic corridor, Rural-43 zoning is found along approximately the first four miles of Castle Hot Springs Road north of State Route 74, with Rural-190 zoning along the remainder of the road until it reaches the county boundary. The predominant land uses along the roadway include mostly vacant open space with some rural residential uses in the southwestern part of the study area. There is also a portion of at least one sand and gravel mine within the scenic corridor near the Yavapai County boundary. In addition, there has been increased off-road vehicle use for recreational purposes as growth has moved northwest along Grand Avenue towards the Morristown area. Near the eastern portion of the scenic corridor, there are several large planned communities within the City of Peoria located near the Lake Pleasant Regional Park (Figure 3). Ownership A large portion of the land in the study area is under the jurisdiction of the U.S. Bureau of Land Management (Figure 2). The mission of the BLM is to sustain the health, diversity and productivity of the public lands for the use and enjoyment of present and future generations, and they are currently responsible for approximately 262 million acres of land in the western United States.8 The BLM has the option to dispose of public lands, and the Federal Land Policy and Management Act of 1976 identifies criteria used to distinguish land for disposal. Land identified for disposal typically falls into one of these categories:9 ! ! ! 8 9 Scattered and isolated tracts that are difficult or uneconomical to manage; Tracts acquired by the BLM for a specific purpose that are no longer needed for that purpose; or Land where disposal will serve important public objectives, such as community expansion and economic development. United States Bureau of Land Management. http://www.blm.gov/nhp/facts/index.htm, 2005. United States Bureau of Land Management. http://www.blm.gov/nhp/faqs/faqs2.htm#6b, 2005. CASTLE HOT SPRINGS SCENIC CORRIDOR 11 RESEARCH AND ANALYSIS This page intentionally left blank 12 CASTLE HOT SPRINGS SCENIC CORRIDOR MARICOPA COUNTY Castle Hot Springs Scenic Corridor PLANNING AND DEVELOPMENT CASTLE HOT SPRINGS SCENIC CORRIDOR Ca p ot S H st l e r in Yava pai C ount Mari y copa Coun ty d oa Lake Pleasant Regional Park g rings R oa t Sp Ho d tle C as Av Peoria e Project Boundary BLM Incorporated Areas State Trust Land Arterial Road Private Land County Park 74 187th Ave 13 Gr an d R o ut e 211th Ave 235th Ave Morristown State 0 Vicinity Map RESEARCH AND ANALYSIS sR Note: Project Boundary is 1/4 mile on each side of the road centerline 1 2 Miles Land Ownership / Figure 2 Maricopa County Planning and Development Department 501 N. 44th St., Suite 100 Phoenix Arizona 85008 December 13, 2005 RESEARCH AND ANALYSIS This page intentionally left blank 14 CASTLE HOT SPRINGS SCENIC CORRIDOR MARICOPA COUNTY Castle Hot Springs Road Scenic Corridor PLANNING AND DEVELOPMENT Co u Co u nty nty Lake Pleasant 5000 (Pending) ! ( Quintero (Approved) Ne w Gr an d Lake P leasan t Reems Rd Jomax Rd Bullard Ave Marisol Ranch (Approved) 60 Happy Valley Rd Douglas Ranch (Approved) Carefree Hwy Vistancia (Approved) Cotton Ln 179th Ave Lake Pleasant Heights (Pending) Dixileta Dr £ ¤ 219th 243rd Sunhaven Ranch (Approved) Walden Ranch (Pending) Saddleback Heights (Approved) 187th Ave Wittmann ! ( Lone Mountain Rd Patton Rd 211th Ave Broadstone Ranch (Pending) 227th Douglas R anch Rd ! ( Circle City Rancho Mercado (Pending) Rancho Cabrillo Tierra Del Rio (Approved) (Approved) Av e Festival Ranch (Approved) 15 Sun City West Arterial Road Project Boundary County Park Master Planned Communities Incorporated Areas 0 Vicinity Map 1 Miles 2 - RESEARCH AND ANALYSIS State Route 74 8th St Morristown Rd tle co pa Rd s Ca H Sp ot gs rin Mari Rd Lake Pleasant Regional Park Ri ve r Yava pa i Castle Hot Springs Rd CASTLE HOT SPRINGS SCENIC CORRIDOR Note: Project Boundary is 1/4 mile on each side of the road centerline Major Residential Developments Figure 3 Maricopa County Planning and Development 501 N. 44th St., Suite 100 Phoenix, Arizona 85008 December 13, 2005 RESEARCH AND ANALYSIS This page intentionally left blank 16 CASTLE HOT SPRINGS SCENIC CORRIDOR RESEARCH AND ANALYSIS Land acquisitions for Vistancia, Saddleback Heights, and Lake Pleasant Heights, residential developments in north Peoria, were part of a BLM land trade that added land to the Saguaro National Monument near Tucson. Currently there are several parcels of land west of the project boundary that BLM has identified for disposal. The Arizona State Land Department is also a large land administrator in the project area (Figure 2). State Trust Land is sold as a way for the Trust to raise money for beneficiaries. There is currently just over 9.2 million acres of Trust land in Arizona. There are 14 beneficiaries of the State Trust Land, including Common Schools (K12), holding 87% of the Trust Land, various school and university grants, hospital grants, penitentiary grants, and county bond grants. All sales of State Trust land must be in accordance with the State’s mandate to ensure the highest and best use of the land in order to maximize revenues to the beneficiaries. Therefore, lands intended for residential uses are typically sold and lands intended for commercial uses are typically leased. In Fiscal Year 2002-2003, the department had 17 land sale auctions with a total selling price of over $127 million.10 For example, Camino a Lago, a residential development in the City of Peoria, was built on former State Trust Land. Much of the Trust land in Maricopa County is in the northern portion of the county. Vegetation and Wildlife11 The plant communities adjacent to the Castle Hot Springs corridor are associated with the Arizona Upland of the Sonoran Desert. Vegetation most often appears as scrubland or low woodland leguminous trees, such as the Foothill Palo Verde. Ironwood, mesquites, and Cat-claw Acacia also can be found in abundance, as well as many varied cacti, including Cane Cholla, Staghorn Cholla, Teddy Bear Cholla, Saguaro, Senita, Fishhook Pinchusion, and Fish-hook Barrel Cactus. Shrubs include Creosote Bush, Whitehorn Acacia, Ocotillo, Jojoba, Desert Hackberry, and Fairy Feather Duster. The sloping plains and mountainous areas of the Arizona Upland support a diverse group of mammals such as the Desert Mule Deer, Javelina, California Leaf-nosed Bat, California Myotis, Black-tailed Jackrabbit, Desert Cottontail, Arizona Pocket Mouse, Cactus Mouse, White-throated Wood Rat, Gray Fox, and the Harris Antelope Squirrel. Fairly close proximity to water sources such as Lake Pleasant, the Hassayampa River, and numerous springs and stock tanks supports abundant birdlife, including the Harris Hawk, White-winged Dove, Inca Dove, Elf Owl, Wied’s Crested Flycatcher, Curve-billed Thrasher, and the Cactus Wren. Lizards and snakes, such as the Regal Horned Lizard, Western Whiptail, Gila Monster, Arizona Glossy Snake, Arizona State Land Department, Annual Report 2002-2003 Brown, David E. (ed.). (1994) Biotic Communities of the Southwestern United States and Northwestern Mexico. Salt Lake City, UT: University of Utah Press. 10 11 CASTLE HOT SPRINGS SCENIC CORRIDOR 17 RESEARCH AND ANALYSIS Arizona Coral Snake, and Tiger Rattlesnake, also are found in the Arizona Upland of the Sonoran Desert. Historic and Visual Resources The Castle Hot Springs Road Scenic Corridor study area includes many natural features. Three major washes run through the area - Tribly Wash in the western portion of the study area, Iona Wash north of Morristown, and Morgan City Wash in the eastern portion of the study area. Mountainous areas in the western part of the study area include the Shirttail Hills, Hieroglyphic Mountains, and Black Mountains. Peaks in these mountain chains include Baldy Mountain, Cholla Mountain, Saddleback Mountain, and Pike’s Peak. Located along Castle Hot Springs Road in Yavapai County is the Castle Hot Springs Resort. Between 1895 and 1940 the resort was the winter playground for many wealthy and famous people due to its beautiful location and hot springs. The resort is now closed to the public due to a devastating fire in 1976. The Castle Hot Springs Resort was added to the National Register of Historic Places in 1991. Although not located within the scenic corridor, it affects traffic patterns, because of increased tourism. Hiking and Riding Trails Approved by the Board of Supervisor’s in 2004, the Maricopa Trail is a collection of trails, paths, paths along canals and natural corridors under the jurisdiction and control of many agencies throughout the Phoenix metropolitan area. Both the eastern and western sections of the Castle Hot Springs Road Scenic Corridor contain land designated for portions of the Maricopa Trail. Another issue identified during the public participation process was ensuring compatibility between the various recreational users of Castle Hot Springs Road, including off-highway vehicle (OHV) riders and equestrians. Parks and Wilderness Areas The Lake Pleasant Regional Park, located east of the study boundary, is a major recreational destination within the county. Lake Pleasant is over 10,000 acres in size and offers activities such as camping, boating, fishing, swimming, hiking, picnicking, and wildlife viewing. Proximity to this major recreational location increases traffic on Castle Hot Springs Road, particularly in the eastern portion of the scenic corridor located within the City of Peoria. Although not located within the scenic corridor, nearby is the 9,300 acre Hells’ Canyon Wilderness, which straddles the Yavapai County and Maricopa County line and is administered by the BLM. Future Growth Future growth along Castle Hot Springs Road and in the immediate area is expected to be significant. Projections identify that the Town of Buckeye will have over 18 CASTLE HOT SPRINGS SCENIC CORRIDOR RESEARCH AND ANALYSIS 380,000 residents by 2030,12 over a 5,700% increase from their year 2000 population of 6,537.13 The City of Peoria is expected to increase from a year 2000 population of 108,36414 to over 253,000 in 2030.15 The City of Surprise is expecting a 1182% increase in population over their year 2000 population, for a 2030 population of almost 396,000.16 Wickenburg is expecting a 214% population growth over the next 25 years.17 In unincorporated Maricopa County there are four large approved or pending master planned communities in the area (Figure 3). Located north of the US 60 near Wittmann, is Sunhaven Ranch. Approved by the Board of Supervisors in 2003, this project includes various residential densities, commercial, and industrial land uses. This development will add over 9,000 homes on just over 2,100 acres. If approved, Walden Ranch, located south of the US 60 near Wittman, will add 5,600 residents to the area on just over 500 acres. Marisol Ranch, located at 155th Avenue and Dove Valley, was approved in 2003 and will add over 1,880 dwelling units to the area on 634 acres. Broadstone Ranch (previously known as Copper Mountain Ranch), located on US 60 just south of Circle City, is 2,926 acres and, if approved, will add approximately 10,000 dwelling units, adding over 27,000 new residents to the area. Combined, these projects alone will add almost 25,000 residential units and approximately 60,000 people to the area. Further growth and development is expected in the future. The Board of Supervisors also approved a plan amendment to the White Tank/ Grand Avenue Area plan in December 2004 that will allow greater residential density on land north of the State Route 74. This case was in direct relation to a privately held parcel of land, almost 5,000 acres, near 211th Avenue and State Route 74. Since approval of the plan amendment, developers have applied for a master planned community on this parcel, named Lake Pleasant 5000. This development proposes 9,800 dwelling units and approximately 22,500 residents. The City of Peoria has four major residential developments near the planning area (Figure 3). Saddleback Heights, located south of SR 74 between Cotton Lane and Litchfield Road, is situated on approximately 6,000 acres and is expected to have nearly 6,200 dwelling units. Lake Pleasant Heights, east of Saddleback Heights, is 3,267 acres and will have approximately 5,400 dwelling units. Quintero, located in between the two ends of the study area, has 283 dwelling units on over 800 acres of land. Vistancia North, located south of Saddleback Heights, is 3,118 acres and over 9,356 dwelling units. 12 13 14 15 16 17 Maricopa Association of Governments, Interim United States Census Bureau, Census 2000 United States Census Bureau, Census 2000 Maricopa Association of Governments, Interim Maricopa Association of Governments, Interim Maricopa Association of Governments, Interim CASTLE HOT SPRINGS SCENIC CORRIDOR Projections, June 2003 Projections, June 2003 Projections, June 2003 Projections, June 2003 19 RESEARCH AND ANALYSIS The northern portion of the Town of Buckeye, southwest of the planning area, is comprised of the Festival Ranch development. In total, Festival Ranch encompasses over 10,000 acres. One portion of the development in Festival Ranch is called Sun City Festival. This development will be similar to other age restricted communities in Maricopa County. Sun City Festival will have over 13,000 dwelling units on 3,700 acres. It is unknown at this point how the rest of Festival Ranch will be developed. Figure 3: Major Residential Developments shows the locations of these master planned communities in relation to the Castle Hot Springs Road Scenic Corridor. Future urban development is likely in the future throughout the region, including near Castle Hot Springs Road. 20 CASTLE HOT SPRINGS SCENIC CORRIDOR DESIGN GUIDELINES DESIGN GUIDELINES These guidelines are based on recommendations from area residents and stakeholders to help mitigate the future impacts that urban growth will have on the corridor area. As a result, residents, stakeholders, and Maricopa County helped identify guidelines for the following issues. ! ! ! ! ! ! ! ! Landscaping, including vegetation types and densities Natural habitats, such as washes and wildlife migration corridors Character/Identity, which varies along the roadway from east to west Building height, which impacts viewsheds Lighting, including streets, security and advertisements Signs, including residential monument signs and advertisements Perimeter fencing, for residential subdivisions, commercial, and industrial developments Miscellaneous, for other topics not discussed in other sections These design guidelines are only applicable to new residential subdivisions, master planned communities, commercial development, and industrial development. These guidelines are policies, not regulations, and they do not supersede the Maricopa County Zoning Ordinance. 1. Landscape Landscaping is considered an important part of scenic corridors, and the diversity of vegetation along Castle Hot Springs Road is part of what makes this area unique. Landscaping can provide wildlife habitat, a sense of open space, and a buffer between incompatible land uses. Residents expressed an interest in using landscaping to help enhance future urban development, and to help it blend into the surrounding area. Therefore, new, applicable development is encouraged to adhere to the following guidelines for landscaping. 1.1 A plant survey and salvage plan should be submitted at the time of platting or precise plan submission. 1.2 New, applicable development should provide landscape plan(s) as part of development applications. 1.3 Existing native vegetation should be retained in place to the greatest extent possible, except to provide proper sight distance. CASTLE HOT SPRINGS SCENIC CORRIDOR 21 DESIGN GUIDELINES 1.4 Where native plants must be removed, encourage transplantation of salvaged plants on site, in accordance with the salvage plan. 1.5 Plant species and densities should be consistent with the surrounding landscape character of the specific location. 1.6 Encourage native landscaping to reduce the visibility of commercial and industrial structures and blend with the natural land cover. 1.7 Native granular soils should be maintained as a top dressing on all landscape areas to provide a consistent, desirable character. 1.8 Where appropriate, new landscaping should compliment existing indigenous vegetation through the use of xeriscape design principles and water conservation irrigation. Discourage use of invasive and nonnative plant species except in identified recreation or park areas. 1.9 Landscaping materials should blend with the native vegetation in mature height and plant form at the time of planting. 2. Natural Habitats Sensitive areas, such as washes and areas of known historic significance, which serve an important purpose, should be preserved to the greatest extent possible. 2.1 Washes should be kept in their natural state or re-vegetated if previously disturbed. 2.2 Prior to the issuance of zoning clearances, an archaeological survey should be conducted with exceptions granted by the State Historic Preservation Office. 2.3 Encourage developers and recreational users to adopt segments of the road for trash collection and educational programs. 3. Character/Identity Residents and property owners expressed an interest in maintaining their quality of life, the natural beauty, and quiet charm of the area. New applicable development is encouraged to blend with these qualities. 3.1 22 Encourage the use of open space buffers along Castle Hot Springs Road and between incompatible land uses to help mitigate impacts. Berms or landscaping can provide a buffer or transition. CASTLE HOT SPRINGS SCENIC CORRIDOR DESIGN GUIDELINES 3.2 Discourage new development on 15% or greater slopes. 3.3 Development styles within the corridor boundary should reflect a southwestern style, and the Sonoran desert region. 3.4 Buildings and other structures are encouraged to adapt to the terrain in placement and appearance to avoid excessive cuts and fills. 4. Building Height Building height is an important consideration because it can impact views and the amount of natural light available to surrounding property. Development will be visible in the scenic corridor but should blend with the surrounding area to help preserve the views that support the area’s character and quality of life. Building height is encouraged to meet the following guidelines. 4.1 For new residential development in subdivisions and master planned communities within 500 feet of the centerline of Castle Hot Springs Road, encourage building height to be limited to a single story and 20 feet in height, and limited to 30 feet in height from 500 feet to onequarter mile of centerline. 4.2 For new applicable commercial development, encourage building height to be limited to 30 feet within 500 feet of the center line of Castle Hot Springs Road and limited to 40 feet from 500 feet to one-quarter mile of the center line. Development should be limited to two stories. New commercial development adjacent to any rural or residential zoning district should be limited to 20 feet in height within 100 feet of the property line and provide a landscape buffer. 4.3 For new applicable industrial development, encourage building height to be limited to 30 feet within the Castle Hot Springs Road Scenic Corridor. New industrial development adjacent to any rural or residential zoning district should be limited to 20 feet in height within 100 feet of the property line and provide a landscape buffer. 5. Lighting Lighting is important for community safety and protection. For pedestrians, automobiles, commercial businesses, and homeowners, lighting provides real and perceived safety. The intent of these guidelines is to promote a safe community, yet limit the impacts that lighting has on surrounding properties. Therefore, applicable development will be encouraged to meet the following lighting guidelines. Applicable lighting will include parking lot lighting, security lighting, and any other CASTLE HOT SPRINGS SCENIC CORRIDOR 23 DESIGN GUIDELINES lighting source, freestanding or affixed to walls if mounted higher than ten feet in new residential subdivisions, master planned communities, commercial, or industrial development. 5.1 Discourage the use of neon-type lighting, except for where appropriate for street lighting. 5.2 Street lighting should be limited to the minimum height necessary to help minimize glare and reflected light levels. New street lighting within the scenic corridor should be evaluated on a case-by-case basis. 5.3 To help minimize nighttime glare, encourage the use of muted or low level lighting. Street, security, and other prominent light sources should be directed downward. 5.4 Parking lot lighting and security lighting should not exceed 18 feet in height. 6. Signs To help maintain the character of Castle Hot Springs Road, new signs are encouraged to follow the guidelines below. These guidelines apply to freestanding signs and those attached to structures in new residential subdivisions, master planned communities, commercial, or industrial development. All new road, directional, and traffic signs will be allowed at the discretion of Maricopa County Department of Transportation and should adhere to their standards. 24 6.1 Encourage the use of non-reflective surfaces for new commercial and monument signs, except for directional, regulatory, and other signs necessary for public safety. 6.2 New billboards are discouraged inside the Castle Hot Springs Road Scenic Corridor. All signs, other than those intended for temporary purpose, should be compatible with the surrounding area. 6.3 Non-illuminated commercial signs (freestanding and wall mounted) should be no greater than twelve feet in height and no greater than 36 square feet. 6.4 Illuminated commercial signs should be no greater than ten feet in height and no greater than 24 square feet. CASTLE HOT SPRINGS SCENIC CORRIDOR DESIGN GUIDELINES 6.5 Commercial and industrial wall mounted signs: encourage no more than one sign per street frontage. 6.6 Signs elevated by a single pole are discouraged. Freestanding signs should be monument type and rural in character. 6.7 Signs should be consistent with the architectural treatment of the primaryuse building and overall character of the site. 6.8 Monument signs are encouraged to have a landscape area located adjacent to its base. 7. Fencing Fencing can impede views and reduce the sense of open space. To limit these impacts, the following fencing guidelines should be followed for new residential subdivisions, master planned communities, commercial, and industrial developments, except where noted. 7.1 View fencing is encouraged for residential subdivisions. Fencing for industrial and commercial development are subject to the Maricopa County Zoning Ordinance. 7.2 Encourage fencing that does not interfere with public views. 7.3 Perimeter fences and walls should be constructed of materials that will compliment the surrounding scenic resources and, where feasible, be combined with unobstructing landscaping. 7.4 Straight, uninterrupted walls should not exceed 150 feet in length. Walls greater than 150 feet in length should be staggered or undulating. 7.5 Perimeter fences and walls should be limited to 6 feet in height as measured from grade. CMU (non-interlocking) finished with rounded edges, integral colored or painted adobe, and/or native stone work are preferred materials for walls. 7.6 Chain link fence is discouraged. 8. Miscellaneous The following section addresses various design features, such as screening, utilities, accessory structure, color, and other issues not addressed elsewhere. Again, these CASTLE HOT SPRINGS SCENIC CORRIDOR 25 DESIGN GUIDELINES are applicable to new residential subdivisions, master planned communities, commercial and industrial development. 8.1 Service entries along Castle Hot Springs Road are discouraged. 8.2 Mechanical equipment should be ground mounted and fully screened. If roof mounted equipment is required it should be fully screened to the tallest piece of equipment. Screening should be integrated with building design and the surrounding area. 8.3 New utility lines should be located underground, except 69kv or greater electric transmission lines. 8.4 Retaining walls and other erosion control devices should be constructed of natural materials whenever possible and should, to the maximum extent possible, be designed and sited so as not to detract from the scenic quality of the area and not impede wildlife movement. 8.5 Screening should be architecturally compatible with primary structures and the surrounding area. 8.6 Trash containers, loading docks, transformers, and large mechanical and/ or electrical equipment should be screened from view with materials and/or colors that are compatible with primary structures. 8.7 Building colors should be muted and compatible with the surrounding area to reduce visual contrast, heat gain, and reflective glare. 8.8 Accessory structures should match the style and appearance of the principal building. 8.9 Reflective glass is discouraged. 8.10 Vehicle entrances and exits to non-residential development should be limited to a single point, except if traffic studies demonstrate that additional access points are necessary. Encourage the use of shared driveways and parking for commercial development wherever possible. 8.11 26 At least twenty percent of the surface areas of commercial parking lots should be landscaped with native vegetation, not including perimeter landscaping. Landscaping should involve shading to help reduce heat absorption. CASTLE HOT SPRINGS SCENIC CORRIDOR DESIGN GUIDELINES 8.12 Parking lots should be designed in groupings no larger than 200 spaces. Larger lots should be divided by buildings, plazas, or significant landscaped areas oriented for pedestrian use. 8.13 Encourage wireless communication facilities, such as cell towers, to blend with the surrounding environment. 8.14 Trails and trail access should be preserved to encourage appropriate recreational uses. CASTLE HOT SPRINGS SCENIC CORRIDOR 27 DESIGN GUIDELINES This page intentionally left blank 28 CASTLE HOT SPRINGS SCENIC CORRIDOR SUMMARY SUMMARY It is likely that urban growth eventually will occur along Castle Hot Springs Road, which will present residents and stakeholders with important changes to their lifestyles. Mitigating the potential impacts of urban growth will continue to be a high priority for Maricopa County. Because these guidelines reflect the recommendations of residents and other stakeholders, they provide a unique opportunity for these residents and stakeholders to participate in the future growth and development of their area. CASTLE HOT SPRINGS SCENIC CORRIDOR 29 SUMMARY This page intentionally left blank 30 CASTLE HOT SPRINGS SCENIC CORRIDOR APPENDICES Images 2.1 Example of a wash in the study area. 1.5 Examples of plant species and density found along the corridor. 5.3 Example of parking lot lighting directed downward. CASTLE HOT SPRINGS SCENIC CORRIDOR 3.3 Example of southwestern style development. 6.6 The use of signs elevated by a single pole is discouraged. 31 APPENDICES 6.8 An example of landscaping around the base of a monument sign. 7.1 Examples of residential view fences. 7.5 Example of preferred finish on perimeter fence. 8.6 An example of a trash container enclosure that is architecturally compatible with the primary structure. 8.10 Example of parking lot landscaping. 32 CASTLE HOT SPRINGS SCENIC CORRIDOR