Section 3.03 Subdivision Site Design Standards
A. Site Analysis:
Narrative and graphic (mapped) representations, as applicable, shall be submitted that describe the characteristics of the development site, which includes the site location; any unusual geology or soils; topography; the presence of any endangered or threatened species or habitat as identified on federal or state lists; existing significant vegetation and rock outcroppings, structures, and road networks; unusual or extraordinary visual features; and past and present use of the site. See Article II, Section 203 H.
B. Subdivision Design:
1. Design of the development shall take into consideration the General Plan, any area specific plan approved for the site, and other regulations controlling the development of the subject land.
2. Development of the site shall be based, among other criteria, on the environmental site assessment. To the maximum extent practicable, development and other disturbance activities shall be located:
a. To preserve the natural features of the site (such as significant vegetation and rock outcroppings), and;
b. To avoid areas of environmental sensitivity (such as slopes in excess of thirty percent, and;
c. To avoid undisturbed wash channels, and to minimize disturbance and alterations of natural features.
3. The following specific areas shall be preserved as undeveloped open space, to the extent consistent with the reasonable utilization of land, and in accordance with applicable state or local regulations.
a. Significant vegetation;
b. Significant rock outcroppings;
c. Lands in the floodplain, as defined by state or local regulations;
d. Steep slopes in excess of 10 percent as measured over two-foot the contour intervals to the extent required in Article V. Appropriate engineering measures to ensure slope stability, resident safety and erosion prevention shall be required where disturbance or development activities are proposed in areas having slopes in excess of 10 percent;
e. Habitat of endangered wildlife, as identified on federal or state lists.
4. The development shall be designed to:
a. Avoid adversely affecting ground water and aquifer recharge;
b. Reduce cut and fill grading;
c. Avoiding unnecessary impervious cover;
d. Prevent flooding;
e. Provide adequate access to lots and sites, and;
f. Mitigate adverse effects of noise, traffic, drainage, and utilities on neighboring properties.
g. Conform to the Storm Water Pollution Protection Plan if one is required for the development.
5. Residential lots shall front and take all access on public or approved private streets classified as and developed to hillside local, local, minor collector or limited collector roads standards. Residential lots shall not front or take any access from streets classified as major collector or arterial streets.
6. A nonbuildable parcel, easement or additional right-of-way equal to the street side setback of the zoning district, or twenty feet, whichever is greater, shall be platted between any street side or rear-yard property line of any developable lot and the right-of-way line of any major collector or arterial street (See Exhibit 21).
7. Every lot shall have frontage onto a fully improved, publicly dedicated and accepted right-of-way that meets all Town of Fountain Hills street standards. Private streets that meet Town of Fountain Hills street standards may provide frontage to lots if the development is approved through the Planned Unit Development process.
8. The Town Council, through the Planned Unit Development process as described in Chapter 2 of The Zoning Ordinance for the Town of Fountain Hills, may vary lot areas and dimensions, yards, and setbacks from the standards specified in the zoning district(s) in effect over the area considered for subdivision. The purpose of such variations shall be to encourage and promote flexibility, economy, and environmental soundness in layout and design; provided, that the average lot areas and dimensions, yards, and setbacks within the subdivision conform to the minimum requirements of the Town of Fountain Hills development regulations, and provided that such standards shall be appropriate to the type of development permitted.
9. Commercial and industrial developments shall be designed according to the same principles governing the design of residential developments; namely, buildings shall be located according to topography, with environmentally sensitive areas avoided to the maximum extent practicable; factors such as drainage, noise, odor, and surrounding land uses considered in sitting buildings; sufficient access shall be provided; and adverse impacts buffered.
C. Circulation System Design:
1. The road system shall be designed to:
a. Permit the safe, efficient, and orderly movement of traffic;
b. Meet, but not exceed the needs of present and future population served;
c. Have a simple and logical pattern;
d. Respect natural features and topography, and;
e. Present an attractive streetscape.
2. In residential subdivisions, the road system shall be designed to serve the needs of the neighborhood and to discourage use by through vehicular traffic.
3. A pedestrian circulation system shall be located as required in Section 3.06 of this Ordinance. In Planned Unit Developments sidewalks may be placed away from the road system, but they may also be required parallel to the street for safety reasons.
4. Off-road bicycle and/or hiking trails shall be required only if specifically indicated in the General Plan.
D. Landscape Design:
1. Reasonable landscaping should be provided at site entrances, disturbed common areas, and in disturbed public areas as specified in Article VI of this ordinance. The type and amount of landscaping required shall be allowed to vary with the type of development.
2. The plant or other landscaping material that best serves the intended function shall be selected. Landscaping material shall be appropriate forthe local environment, soil conditions, and availability of water. Landscaping for projects, other than single-family or two-family residences, shall be in accordance to a landscape plan approved by the Town.
3. Extraordinary revegetation methods and materials shall be utilized to revegetate disturbed areas visible from outside of the subdivision boundaries.