Southwest Growth Study/Laveen: A Guide for Development ...Design guidelines Southwest Growth Study/Laveen draft plan Southwest Growth Study/Laveen draft plan Southwest Growth Study/Laveen

Acknowledgments

Goal and Objectives

Land Use

Introduction

. . . . . . . . 2

. . . . . . . . 3

. . . . 3

. . . . . . . . 4

. . . . . . . . 6

. . . . . . . . . . 7

. . . . . . . . 8. . . . . . 8

. . . . . 10

. . . . 11

. . . . . . . . . . 11Residential Densities . . . . . . . 13

. . . . 14. . . 14

. . 14. . . . . . 14

Commercial . . . . . . . . 15Commerce Park . . . . . . . . 15Public/Quasi-Public . . . . . . . 16Hillside. . . . . . . . . . 16Parks/Open Space. . . . . . . . 16Conservation Community . . . . . . 17Planned Community . . . . . . . 17Parkway . . . . . . . . . 17Watercourse/Greenbelt . . . . . . 17Multiple Use Trails . . . . . . . 18Transit Oriented Development . . . . . 18Resort . . . . . . . . . 19

. . . . . . . . . . 19Commercial Development . . . . . . 19Residential Development . . . . . . 20Conservation Community . . . . . . 20Streetscape . . . . . . . . 20Signage . . . . . . . . . 21

. . . . . . 22

Commercial Development . . . . . . 22Signage . . . . . . . . . 27Residential Development -All Densities/Hillsides . . 27Single Family Residential 0-10 Dwelling Units/Acre . 30Single Family Residential 2-5 Dwelling Units/Acre . . 31Single Family Residential 5-10 Dwelling Units/Acre . 33

General Plan for PhoenixMaricopa County Land Use Plan

Lifestyle Compatibility TransitionRural Development and Density TransitionOpen Space Transition

Plan Boundaries andArea Description

Applicable Plans

Planning Process

Vision for the Future - Land Use and Design

Land Use

Design Policies and Standards

Rural Development Area Guidelines

Design

Southwest Growth Study/Laveen: A Guide for DevelopmentTABLE OF CONTENTS

1

Multiple Family Residential 10-15 Dwelling Units/Acre . . 35Streets . . . . . . . . . . 36Gateways . . . . . . . . . . 39Conservation Community . . . . . . . 39

. . . . . 40

. . . . . . . 40Design Guidelines . . . . . . . . 40Conservation Community . . . . . . . 40Regulations for Residential Development . . . . 40Sign Code . . . . . . . . . . 41

. . . . . . . . . . 41

. . . . . . . . . . . 41Laveen Elementary District . . . . . . . 41Phoenix Union High School District . . . . . 42

. . . . . . . . . . . 42

. . . . . . . . . . . 42

. . . . . . . . 43

. . . . . . . . . . 43

. . . . . . . . 43

. . . . . . . . 44

. . . . . . . . . . . 44

. . . . . . . . . . 44

. . . . . . . 44

. . . . . . . . 44Sanitary Sewer . . . . . . . . . 45Water . . . . . . . . . . 45Streets . . . . . . . . . . 45Scenic Drives . . . . . . . . . 45South Mountain Loop . . . . . . . . 47Flood Control . . . . . . . . . 48

. . . . . . . . 48Regional Park/Mountain Preserve . . . . . . 48Community Park . . . . . . . . 48Neighborhood Park . . . . . . . . 48Recreational Trails System . . . . . . . 49

Implementation Strategies/Action Plan

Safety

Village Planning Committee

Zoning Ordinance Revisions

Public Transit

South Mountain Loop

Schools

Gateways

Public Infrastructure

Library

Accessways

Sanitary Sewer and Water

Flood Control

Street Improvements

Existing Conditions . . . . . . . . . 44

Parks and Recreation

Schools . . . . . . . . . 49Laveen Elementary District . . . . . 49Roosevelt Elementary District . . . .Phoenix Union High School District. . . .

. . . . . . . . 51Fire Protection . . . . . . . 51Law Enforcement . . . . . . 51

. . . . . . . . 51

. . . . . . . . 52Characteristics of the Populations . . . . 53Family Structure and Household Size . . . 54EducationalAttainment . . . . . 54Income and Employment Characteristics . . 55Housing Characteristics . . . . . 56

Figure 1Appendix of Public Meetings . . 5Figure 2 City & County Boundaries . . . 5Figure 3 Existing Land Use . . . . . 7Figure 4 Existing Land Use Table . . . . 8Figure 5 Phoenix General Plan . . . . 9Figure 6 Phoenix General Plan Table . . . 9Figure 7 Maricopa County Land Use . . . 10Figure 8 Maricopa County Land Use Table . . 11Figure 9 City CouncilApproved Land Use . . 12Figure 10 Land Use Recommendation Table . . 13Figure 11Southwest Growth Study TransitionArea . 15Figure 12Hypothetical Square Mile . . . 19Figure 13 City & County Boundaries . . . 45Figure 14 Existing Sewer Lines . . . . 46Figure 15 Existing Water Lines . . . . 46Figure 16 Drainage Improvement Project. . . 48Figure 17 Public Schools/School District Boundaries. 49Figure 18 Laveen Census Tracts & Block Groups . 52Figure 19 1980 Laveen Census Tracts & Block Groups 52Figure 20 1990 Census Tract & Block Groups . . 52Figure 21 Language Spoken . . . . . 53Figure 22Age Distribution . . . . . 53Figure 23 Ethnicity . . . . . . 53Figure 24 Household Composition . . . 54Figure 25 EducationalAttainment . . . . 54Figure 26Average Household Income . . . 55Figure 27 Income Groups . . . . . 55Figure 28 Employed Laveen Residents . . . 56Figure 29 Date of Construction of Housing Stock . 56Figure 30Average Value of Owner-Occupied Housing 57Figure 31 Median Contract Rent . . . . 57Figure 32 Owner-Occupied vs Renter-Occupied Housing 57

Public Safety

Public Transit

Demographics

List of Figures & Tables

5050

2

Southwest Growth Study/Laveen: A Guide for DevelopmentACKNOWLEDGMENTS

CITY COUNCIL

Skip Rimsza, MayorDave Siebert, Vice Mayor

Tom MiltonPeggy BilstenPhil GordonJohn NelsonSal DiCiccioDoug LingnerCody Williams

Mo Stein, Chairman

Frank A. Fairbanks

Jack Tevlin

David E. Richert

Joy A. Mee, AICPRay Quay, AICP

PLANNING COMMISSION

CITY MANAGER

DEPUTY CITY MANAGER

PLANNING DIRECTOR

ASSISTANT PLANNING DIRECTORS

SOUTH AREA PLANNING TEAM

Dean BrennanMichelle Dodds

Heidi DrostDonna GadboisLorry Kuiper

Gonzalo MosqueraWilliam Allison*

Stephen J. Mocek, Jr., Planning Tech. SupervisorDiana M. Moissonnier, Planning Graphic Designer

Diane Rogers

*Previous project manager

This publication is available in the following alternative formats;large print, Braille, audio-tap, or computer diskette by calling thePlanning Department, Theresa Damiani, at Voice number 602-262-6368 or Fax number 602-495-3793. The City of Phoenix TTY/TDDis 602-534-5500.

GRAPHICS

SECRETARIAL

INTRODUCTION

Located in the southwest Valley, Laveen is a place unique in bothnatural beauty and agricultural heritage. Nestled between SouthMountain and the Salt River, from 27th Avenue to the Gila RiverIndian Community, the area has long been valued by farmers,equestrians, and those looking for solitude and mountain access. Asdevelopment pressures increase throughout the Valley and cityleaders continue to focus on infill of properties near central Phoenix,the area’s proximity to downtown and access to the future SouthMountain Loop will bring increased growth impacts to Laveen. Thearea contains approximately 28 square miles of largely undevelopedand agricultural property within a ten to twenty minute commute ofthe Interstate 10 corridor and downtown. This Plan seeks toaccommodate a reasonable amount of future growth while payingattention to protecting the area’s special attributes. Innovativeimplementation tools such as watercourses/greenbelts, multi-usetrails/open space features, pedestrian-friendly land use and designelements, and design guidelines for ensuring quality development,are all components of the Plan.

In March, 1995, the city of Phoenix annexed approximately 5.6square miles in Laveen at the request of farmers with large landholdings. These property owners are interested in developing theiracreage rather than continuing to farm. The City Council directedstaff to prepare this plan with input from area residents and propertyowners. The most recent planning efforts in Laveen, by the city in thelate 1980s and Maricopa County in the early 1990s, needed to berevisited to address the possibility of the South Mountain Looptraversing the area and to examine, and revise where necessary,planned residential densities and proposed commercial locations.

The development of the Plan is based on an analysis of existingconditions, market trends, meetings with outside agencies (MaricopaCounty Department of Transportation, Maricopa County

Southwest Growth Study/Laveen: A Guide for Development

3

Department of Planning and Development, the Gila River IndianCommunity, and the Flood Control District of Maricopa County),and significant input from area residents and property owners.Important components of this plan are the actions required forimplementation. The Plan outlines these implementation tasks andsets forth a schedule for their completion.

Laveen is largely a blank slate which will experience development incoming years. The majority of the area is agricultural with irrigatedfields of cotton, corn and other crops and dairy farms. Pockets oflarge lot residential development with horse privileges are scatteredthroughout the area but are concentrated near the Laveen TownCenter at 51st Avenue and Dobbins Road and in a neighborhood at67thAvenue between SouthernAvenue and Baseline Road. The areaaround the Carver Foothills and extending to South Mountain Parkhas a Sonoran Desert character with some large agricultural lots onthe west end. The desert and the agricultural properties define theopen, rural feeling of the Laveen area.

The Plan covers all land bounded by 27th Avenue, South MountainPark, the Gila River Indian Community, and the Salt River. This 28square mile area encompasses property both in Phoenix and inunincorporated Maricopa County. The unincorporated acreage isincluded for three primary reasons: 1) a rational plan for developmentin Phoenix cannot ignore property outside the city limits which isinterspersed with city annexed areas; 2) the city will use the Plan todevelop infrastructure for the area and must consider theunincorporated area as some of it will request annexation to receivecity services; and 3) Maricopa County, through its comprehensiveplanning program, will follow city plans for unincorporatedproperties within the city’s Metropolitan PlanningArea if the city hasinvolved county residents in a recent planning effort.

PLAN BOUNDARIES AND AREA DESCRIPTION

4

ideas during the project’s 20 public meetings. These sessionscovered a wide variety of topics and applied different meetingtechniques. Some meetings were informational with staff providingdemographic, infrastructure, and market information; other meetingswere designed to solicit input from participants. The city designed aninclusive public input process with mailings to all post office boxholders in Laveen, all individuals who attended the public meetings,and targeted mailings to large land holders. In addition, the projectreceived significant coverage in the in mid-1997.A list of all meeting dates, topics, and numbers of participants isincluded in Figure 1.

In addition to the formal public meetings, the city made otheroutreach efforts. Staff attended a Laveen area barbeque and also metwith residents and property owners at their properties to betterunderstand their concerns. The South Mountain Village PlanningCommittee and the Laveen Planning Committee received briefingson the Plan on an as-needed basis. The chairperson of the villageplanning committee and several members of the Laveen committeewere active participants in the planning process. Staff also held manymeetings with concerned individuals or groups at City Hall to learnmore about particular issues.

As noted above, the city had meetings or other contacts with publicagencies. These organizations included the Maricopa CountyDepartment of Planning and Development, the Maricopa County

Arizona Republic

Some of the land adjacent to the Salt River is industrial with sand andgravel extraction and related uses. As the Rio Salado projectprogresses westward from the initial sites between 24th Street and19th Avenue, the properties along the river could provide asignificant statement that complements the open character of thearea. The most dense residential development in Laveen is also nearthe Salt River, at the Cash neighborhood at 35th Avenue andBroadway Road.

Recreational opportunities in Laveen, iare at Cesar Chavez Park, Mountain View Golf

Course, and Playa Margarita Park. Ball fields at Laveen and Cashelementary schools are also available for sporting activities.

Access to Laveen is via surface streets. Travel to the east is possibleon Broadway Road, Southern Avenue, Baseline Road, and DobbinsRoad. Fifty-first Avenue and 35th Avenue provide all-weathercrossings of the Salt River for access to Interstate 10 to the north.

n addition to the trails ofSouth Mountain Park,

Area residents and property owners have been an invaluable resourceduring the Plan’s preparation. Over 500 persons gave their time and

PLANNING PROCESS

Dairy farming is an important agricultural use in Laveen.Growing cotton and other field crops is a majoragricultural activity in Laveen.

LEGEND

CITY BOUNDARY

COUNTY BOUNDARY

STUDY AREA BOUNDARY

Figure 2

SOUTHWEST GROWTH STUDY

LAVEEN

CITY & COUNTY BOUNDARIES IN 1997

BASELINE RD.

DOBBINS RD.

ELLIOT RD.

ESTRELLA DR.

BROADWAY RD.

SOUTHERN AVE.

83

RD

AVE.

75

THA

VE.

67

THA

VE.

59

THA

VE.

51

ST

AVE.

43

RD

AVE.

35

THA

VE.

27

THA

VE.

0 1/2 1

GRAPHIC SCALE IN MILES

NORTH

5

Figure 1 Southwest Growth Study/LaveenPublic Meetings

Meeting

1

2

3

4

5

6

7

8

9

10

11

12

13

14

15

16

17

18

19

20

6/12/95

7/25/95

9/26/95

10/18/95

2/26/96

4/29/96

10/22/96

11/16/96

1/27/97

2/1/97

2/24/97

3/19/97

4/2/97

4/30/97

6/9/97

6/23/97

8/5/97

8/25/97

10/13/97

11/17/97

60

61

45

39

53

86

60

65

200

51

39

65

49

10

50

40

34

51

91

202Purpose of the Southwest Growth Study/Laveen andSouth Mountain Freeway planning efforts

Economic development issues

Residential development issues

Nominal group workshop

Southwest Growth Study/Laveen Status Report

Land use issues (including a review of previous planningefforts in the area)

Presentation and discussion of land use alternatives

Small group discussion of land use alternatives

Land Use Alternative F; Conservation Community andMixed-Use Agricultural District initial concepts; and 51stAvenue traffic issues

Laveen Barbecue

Visual preference survey

Review visual preference survey results

Land use and design issues

Recommended land use

Recommended land use (Alternative I) and designguidelines

Design guidelines

Southwest Growth Study/Laveen draft plan



Expansion of the planned community; modifications to theconservation Community; and land use issues west of 67thAvenue between Southern Avenue and Baseline Road

MeetingDate

Topic CitizensPresent

6

Department of Transportation, the Flood Control District ofMaricopa County, the Laveen Elementary School District, PhoenixUnion High School District, and the Gila River Indian Community.Staff also solicited data and comments from several city departmentsincluding Water Services, Street Transportation, Fire, Police, andParks, Recreation and Library.

As part of the process, staff developed a goal and accompanying listof objectives to guide development of the Plan. The goal andobjectives were discussed and refined by meeting participants asfollows. The goal and objectives are in addition to those in the

and the

Revise, reevaluate, and complement the existing(Maricopa County, 1992) and the

(City of Phoenix, July 1988) based on:

Issues identified through the preparation of a Status Reportfor the area;

Issues identified through meetings with landowners,residents, city departments, and other governmentalagencies;

The city’s recent annexation of 5.6 square miles;

Potential for future annexations in the area;

The Rio Salado Project Study; and

The South Mountain Loop.

No jurisdiction has taken a comprehensive look at planning for theLaveen area since 1992. The Maricopa County plan, which wasadopted that same year, does not include city property. It alsocontains land use categories that are difficult to apply, such as a

General Plan for Phoenix South Mountain Village Plan.

Laveen LandUse Plan General Plan Laveen

I. Goal

GOAL AND OBJECTIVES

residential category that is appropriate for densities from 0 (large lot)to 25 (apartment complex) dwelling units per acre. The 1988 cityplan did not consider the proposed South Mountain Loop. Neitherplan adequately acknowledged the special character of the area.

A. Establish an appropriate land use and balanced housing mix;encourage development which protects existing residentiallifestyles and natural resources.

Amixture of land uses will be needed in Laveen at build out tohave a balanced community that provides options forhousing, work, and commerce. Development thatcomplements existing uses and rural character can helpmaintain Laveen as a special and unique area.

B. Identify needs and methods for providing public services andfacilities.

The prospects for Laveen depend on adequate andappropriate public services and facilities in addition to qualityprivate development. Infrastructure planning must considerdevelopment of both city and unincorporated land inanticipation of future requests for annexation.

C. Prepare design guidelines/development standards whichencourage development that responds and is sympathetic tothe cultural, historic, and agricultural assets of the area.New design guidelines and development standards arerequired if new development in Laveen is to contributepositively to the special character of the area. Some of theexisting standards that apply throughout Phoenix are eithertoo restrictive or too permissive to allow the flexibility of usesand designs necessary to encourage development thatcomplements Laveen’s assets.

II. Objectives

7

D. Propose a comprehensive transportation network for the area.A good transportation network and transit system are neededto get people to and from Laveen. Transit OrientedDevelopment (TOD) can facilitate use of the transit systemand help address air quality issues.

E. Propose a comprehensive recreation/open space amenity forthe area.

Important features of Laveen are its open, rural character andthe ease with which residents can travel the area by foot, onhorseback, or via bicycle. Arecreation/open space element iskey to maintaining these features.

F. Propose a planned community for a portion of the area.

Use of a planned community for a significant portion ofLaveen can help ensure a balance of quality development.

G. Prepare an implementation strategy/action plan.

The city, area residents, and property owners anticipatefulfillment of the Plan. The implementation strategies andaction plan will help realize this goal.

The Laveen study area encompasses approximately 16,700 acres thathave a predominantly rural character. The primary land uses in thearea consist of agricultural land (devoted to citrus, cotton, corn, othercrops, dairies, and stockyards) and vacant desert. According to the1990 MAG (Maricopa Association of Governments) land usedatabase, these land uses make up approximately 79% of the area; allother land uses (including industrial, commercial, residential,education and parks/open space) make up the remaining 21%.Industrial uses are concentrated along the south side of the Salt River.The largest commercial activity is the Manzanita Raceway at thesoutheast corner of 35thAvenue and Broadway Road. Retail uses inthe area consist of a few convenience markets. Residential land uses,

LAND USE

EXISTING LAND USESOUTHWEST GROWTH STUDY

LAVEEN

0 1/2 1

September 22, 1997

LEGEND

INDUSTRIAL

0-2 DU/AC

2-5 DU/AC

EDUCATION

PARKS/OPEN SPACE

COMMERCIAL VACANT

AGRICULTURE

0-1 DU/AC

Figure 3

ELLIOT RD.

ESTRELLA DR.

DOBBINS RD.

BASELINE RD.

SOUTHERN AVE.

BROADWAY RD.

83

RD

AVE.

75

THA

VE.

67

THA

VE.

59

THA

VE.

51

ST

AVE.

43

RD

AVE.

35

THA

VE.

27

THA

VE.

with densities of up to five dwelling units per acre, are dispersedthroughout the area. In addition, four schools, two parks, and a golfcourse are located in Laveen. Existing land use is shown on Figure 3(on previous page) and summarized in Figure 4.

The Phoenix City Council amended the in1988 for Laveen. The Land Use Map adopted in 1988 designatesmost of Laveen as residential. Some areas of commerce park,commercial, public/quasi-public and parks/open space are plannedin the area. The Southwest Growth Study/Laveen is the firstcomprehensive city review of the area since 1988.

General Plan for Phoenix

General Plan for Phoenix

APPLICABLE PLANS

8

The General Plan Map for Laveen is shown in Figure 5. The land usecategories are summarized in Figure 4. The factors used to convertplanned acres into new housing units, population, and projectedstudents are as follows:

To project dwelling unit counts, the following numbers ofunits per acre were used, based on existing developmentpatterns in the area:

0-2 dwelling units/acre: 12-5 dwelling units/acre: 3.55-15 dwelling units/acre: 10

The population multiplier used was 2.7 persons per dwellingunit, the approximate city-wide average. Staff used thisnumber based on the assumption that household size inLaveen will closely resemble other parts of Phoenix as itdevelops.

To project new students per dwelling unit, staff used thefollowing multipliers. The Planning Department uses thesenumbers for all General Plan analyses.

0-2 dwelling units/acre: .65 elem .37 high school2-5 dwelling units/acre: .65 elem .37 high school5-15 dwelling units/acre: .33 elem .14 high school

As the General Plan Map and table show, the General Plan proposesthat Laveen develop primarily with single family neighborhoods oflow (0-2 dwelling units/acre) to medium (2-5 dwelling units per acre)densities. Low density acreage would exceed medium, standardsingle family densities by approximately 300 acres. At build out, thepopulation of Laveen could be 87,000 people living in 32,000dwelling units. Planned commercial acreage would be insufficient tosupport the area. Based on the Valley-wide average of 31 square feetof commercial development per resident and an average commerciallot coverage of 25%, Laveen residents should have 247 acres ofcommercial land; only 160 acres are designated on the General Plan.

(1997)

FIGURE 4Southwest Growth Study/Laveen

Existing Land Use

Land Use

0-1 dwelling unit/acre 2,989

336

372

8,651

101

95

363

897

2,900

16,704 100

17

5

2

1

1

52

2

2

18

0-2 dwelling units/acre


Agriculture

Pulic/quasi public

Commercial

Parks/open space

Industrial

Vacant

TOTAL

Acreage Percentage

The General Plan is inconsistent with many residents’ goals forLaveen. Some owners of large holdings would like a variety ofresidential densities on their property even though it is classified aslow or medium density. Many residents of neighborhoods with lotsthat exceed one acre want a plan that reflects that density and protectsit with a buffer of similar or slightly more dense development. TheGeneral Plan does not take advantage of the South Mountain Loop;the proposed freeway is used only to separate low from mediumdensity housing. The freeway area would be appropriate foremployment opportunities and a significant commercial node. TheGeneral Plan also fails to acknowledge the potential of the Rio SaladoProject; the majority of the acres adjacent to the river is classified forindustrial use. Although some industrial activities are located alongthe river today, over time many of them, particularly the sand and 9

BASELINE RD.

DOBBINS RD.

ELLIOT RD.

ESTRELLA DR.

PECOS RD.

BROADWAY RD.

SOUTHERN AVE.

83

RD

AVE.

75

THA

VE.

67

THA

VE.

59

THA

VE.

51

ST

AVE.

43

RD

AVE.

35

THA

VE.

27

THA

VE.

0 1/2 1


NORTH

PHOENIX GENERAL PLAN

Figure 5


LAVEEN

0-2 DU/ACRE

2-5 DU/ACRE

5-15 DU/ACRE

COMMERCIAL

PUBLIC/QUASI-PUBLIC

COMMERCE PARK

PARKS/OPEN SPACE

LEGEND

Land Use

0-2 dwellingunits per acre



Commercial

Parks/openspace

Industrial

Public/quasipublic

TOTAL

Acres

6,460 39 6,460 17,442 4,199 2,390

7,91413,90357,75021,389376,111

426 3 4,260 11,502 1,406 596

160

1,160 6

142,352

35

10

LEGEND

0-1 DU/ACRE

0-4 DU/ACRE

0-6 DU/ACRE

2-5 DU/ACRE

0-12 DU/ACRE LIGHT INDUSTRIAL

CONVENIENCE COMMERCIAL

0-25 DU/ACRE

OPEN SPACE

MULTI-NEIGHBORHOOD COMMERCIAL

BASELINE RD.

DOBBINS RD.

ELLIOT RD.

ESTRELLA DR.

BROADWAY RD.

SOUTHERN AVE.

83

RD

AVE.

75

THA

VE.

67

THA

VE.

59

THA

VE.

51

ST

AVE.

43

RD

AVE.

35

THA

VE.

27

THA

VE.

Figure 7MARICOPA COUNTY


LAVEEN

0 1/2 1


NORTH

LAND USE PLAN1992

gravel extraction operations, will cease. In the long term, other usesof this land could help the Rio Salado become a reality. The GeneralPlan makes no provisions for the continuation of any agricultural usesexcept through large lot subdivisions. The community discussedeach of these issues at length as it gave input into the creation of thisnew Plan.

density multiple familydevelopment. The Maricopa County plan does not address anyproperty which Phoenix had annexed at the time of plan adoption.

The Maricopa County Land Use Map for Laveen is shown in Figure7. The land use categories are summarized in Figure 8. The factorsused to convert planned acres into new housing units, population, andprojected students are as follows:

To project dwelling unit counts, the following numbers of units peracre were used:

0-1 dwelling unit/acre: 0.5 2-5 dwelling units/acre: 3.50-4 dwelling units/acre: 3.5 0-6 dwelling units/acre: 5.00-12 dwelling units/acre: 10.0 0-25 dwelling units/acre: 20.0

Maricopa County Land Use Plan

The Maricopa County Board of Supervisors approved its land use mapfor Laveen in 1992. This map, like the Phoenix General Plan, designatesmost of the Laveen area as residential. It also designates some areas aslight industrial, commercial, and open space. Some acreage could be

either low density single family or medium

11

FIGURE 8Southwest Growth Study/Laveen: Maricopa County Land Use Plan (8/1/97)

Land Use

0-1 dwelling units/acre 3,728 26 1,864 5,033 1,212 690

4,375 31 15,313 41,345 9,953 5,666

2,914 21 10,199 27,537 6,629 3,774

154 1 770 2,079 501 285

212 1 2,120 5,724 700 297

53 0.5 1,060 2,862 127 74

10

12

To project dwelling unit counts, the following numbers of units peracre were used, based on existing development patterns in the area:

0-1 dwelling unit/acre: 0.50-2 dwelling units/acre: 1.02-5 dwelling units/acre: 3.55-10 dwelling units/acre: 7.010-15 dwelling units/acre: 13.0Conservation Community: 1.0

The population multiplier used was 2.7 per dwelling unit, theapproximate city-wide average. Staff used this number based on theassumption that household size in Laveen will closely resemble otherparts of Phoenix as it develops.

live in Laveen. Development of school, park, and

The basis for the land use plan is the concept that new development,although inevitable, should reflect the open and agriculturalcharacter of Laveen and impact to the smallest degree possible thelifestyles of Laveen’s residents. This Plan does not suggest that theentire 28 square miles of Laveen should be maintained as anagricultural preserve; it also does not support the idea thatdevelopment here should match that found inAhwatukee Foothills ornortheast Phoenix. Instead, Laveen should become a communitywith a mix of varying residential densities, the opportunity foremployment for current and new residents, and the ability forresidents to obtain goods and services without traveling longdistances to other parts of the Valley.

At build out, Laveen will primarily be a residential area of low andmedium density subdivisions. The South Mountain Loop willprovide quick and easy access to and from the area and will be thefocus of an employment/commerce center. Baseline Road will be thetransit corridor with development designed to take advantage oftransit opportunities. Laveen’s northern border will include housingthat takes advantage of the Rio Salado’s trails and water features.The southern portion of the area, from the Carver Foothills to SouthMountain Park, will be very low density housing in a Sonoran Desertenvironment. An extensive trail system, which includes awatercourse/ greenbelt, will help people travel through the area toboth the Rio Salado and South Mountain Park. Approximately93,000 people will

CONSERVATION COMMUNITY

PARKS/OPEN SPACE

HILLSIDE

SCHOOL

WATER COURSE/MULTI-USE TRAIL

PARKWAY

PLANNED COMMUNITY

MULTI-USE TRAIL

PUBLIC/QUASI-PUBLIC

COMMERCE PARK

COMMERCIAL

10-15 DU/ACRE

5-10 DU/ACRE

2-5 DU/ACRE

0-2 DU/ACRE

0-1 DU/ACRE

Existing Sand & Gravel totransition to Residential

OPEN SPACE FEATURE

CP

LEGEND

/20 1 1

CP

CP

CP CP

CP CP

CP

CP CP

CP

CP CP

CP

LAND USE PLAN


AVEENL

FIGURE 9

January, 1998

CITY COUNCIL APPROVED

83

RD

AVE.

BROADWAY RD.

SOUTHERN AVE.

BASELINE RD.

DOBBINS RD.

ELLIOT RD.

ESTRELLA DR.

75

THA

VE.

67

THA

VE.

59

THA

VE.

51

ST

AVE.

43

RD

AVE.

35

THA

VE.

27

THA

VE.

* See current adopted General Plan for revised land use plan.

13

watercourse/greenbelt properties will decrease developable acreageand build out density.

The land use plan uses a range of residential densities from 0-1 to 10-15 dwelling units per acre. These ranges are similar to those used inthe city’s General Plan in Laveen. Of the 12,500-plus acres plannedfor residential use, only 926 are shown for densities higher than fivedwelling units per acre (du/ac).

The 0-1 classification is new for Phoenix with this Plan. It is placedon existing low density areas and on properties adjacent to the CarverFoothills and South Mountain Park. The latter parcels areappropriate for low density development due to the topography ofslopes and washes and to the desert vegetation. The majority of the 0-

Residential Densities

* These acreages will increase as development occurs and decisions are maderegarding placement of schools and parks. The residential acreages willdecrease accordingly.

** See Page 11 for conversion factors

Figure 10Southwest Growth Study/Laveen: Land Use Recommendation

Land Use

0-1 dwelling unit/acre 3,660

1,342

6,637

667

259

334

1,486

1,527*

199*

593

16,704

22

8

39

4

2

2

9

9

1

4

100

1,830

1,342

23,230

4,669

3,367

NA NA NA NA

NA

NA

NA

NA

NA

NA

385 219

10,87819,492

NA

NA

NA

NA

NA

NA

593 1,601

94,58335,031

4,941

3,623

62,721

12,606

9,091

1,190

872

15,100

1,541

404

677

497

8,595

654

236





Commercial

Commerce park

Parks/open space

Public/quasi public

Conservation community

TOTAL

Acres % DwellingUnits **

Population ** ElementaryStudents **

High SchoolStudents **

2 property is to serve as a buffer between existing lower density lotsand new subdivisions with the more standard 2-5 du/ac - the mostcommon density range for new residential areas in the Valley.Owners of large lots with animals and other agricultural uses believea buffer is important to limit the impacts and potential for conflictswith new neighbors. The Plan supports the ability to have guesthouses/granny flats accessory to detached single family homes. The0-2 classification on the west side of 67th Avenue between SouthernAvenue and Baseline Road shall be 500 feet in width (east to west)provided that any residential lot adjoining 67th Avenue shall have adepth of not less than 200 feet.

The higher density residential classifications are used near the RioSalado, along a proposed watercourse/greenbelt system, and aroundplanned commercial/transit nodes on Baseline Road. As the GeneralPlan states, it is important to have a variety of housing typesthroughout the city. Apartment living can offer an introduction tothe area for new residents who might transition to home ownership.Different types and densities of housing also help attract a broaderrange of income groups to an area. The higher densities in Laveen areintended to take advantage of amenities such as trails, the river, andtransit opportunities.

Caesar Chavez High School

14

In some areas it may be appropriate to use density transitionsto mitigate potential land use conflicts. For those portionsdesignated 0-1 or 0-2 du/ac the minimum lot size will be35,000 sq. ft. for RE-35. For those portions of the RuralDevelopment Area designated 2-5 du/ac, there shall be amixture of 12,000 sq.ft. lots (R1-10) to 18,000 sq. ft. lots (R1-18) configured in such a manner as to maintain an overall areamaximum density of 2.5 du/ac. Generally the S-1 zoning willmeet Zoning Ordinance standards.

In some instances where there are washes, hillsides, andsimilar natural features or manmade obstacles such aseasements or canals, the PRD option may be utilized. If thePRD option is utilized, under no circumstances shall there beany residential lots approved at less than 10,000 sq. ft., andthe maximum overall density will not exceed 2.5 du/ac.Where physical features such as wash corridors, majorsutility easements, drainage facilities, watercourse-multi usetrails, and irrigation canals and laterals exist, the minimum lotsize with the PRD Option shall be 6000 sq. ft. with aminimum lot width of 70 feet.

In some areas it may be appropriate to use open spacetransitions where there are natural and manmade features,such as canals or arterial streets. It may also be appropriate tocreate transitions by developing areas for passive and activerecreational activities.

Examples of open space transitions include multi-useequestrian/pedestrian trails, small urban or hobby farms,neighborhood community gardens and orchards, andlandscape buffers. Areas along canals are also importantopportunities to create open space. Consideration should begiven to creating water features that replicate the canallaterals that currently serve the agricultural area. Open space

Rural Development and Density Transition

Open Space Transition

Rural DevelopmentArea Guidelines (added in 1999)

An important element of Laveen is the rural agricultural character ofthe area. One of the primary goals of the Laveen Plan is to focus onthe preservation of that rural heritage. There is a potential that urbantype development may have negative impacts on existing and futurerural type development.

That portion of Laveen designated 2-5 du/ac south of Baseline Roadand east of the South Mountain Freeway alignment will be developedat a maximum average density of 3.0 du/ac. A Rural DevelopmentArea shall occur according to the Rural DevelopmentArea Transitionidentified below.

That portion of Laveen located north of Baseline Road and thatportion of Laveen located west of the South Mountain Freewayalignment shall be allowed to develop within the densities providedin the Southwest Growth Study - Laveen Plan. Where newdevelopments will be adjacent to existing rural development in theseareas, the Rural DevelopmentArea Transition may be considered, butis not required.

A transition area can include both residential and/or non-residentialuses. The following guidelines should be considered on a case-by-case basis. Depending on the situation, the guidelines can be usedindividually or in combination. Where and how each guideline isused will be determined and identified as shown in Figure 11. Inorder to help preserve the rural heritage of the area, the option ofkeeping livestock within the Rural Development Area will beencouraged.

Lifestyle Compatibility Transition

In some areas where land use conflicts might be created, itmay be appropriate to provide lifestyle compatibilitytransitions. New land uses should mimic existing land usesand create a sense of community and commonality amongexisting and new residents. This compatibility willencourage the development of similar land uses and minimizepotential conflicts.

15

associated with community facilities such as school should bedirected toward existing and/or developed residences withinthe transition area.

Commercial

The Plan would permit sufficient commercial acreage to serveLaveen residents and workers at build out. The land use planincludes the potential for almost 3.6 million square feet ofcommercial development in Laveen, providing enough retail spacefor 117,000 people based on the Valley average. Offices can absorbsome of the excess square footage. The extra area can also addresspart of the commercial area deficit found east of 27th Avenue. Twosites shown as commercial are Corona Ranch and the ManzanitaSpeedway. Neither of these businesses is a retail use; they also willdecrease some of the projected excess commercial land. A finalreason for allotting some extra commercial acreage is the desire toallow some competition for commercial sites rather than givingowners of that property a guarantee of such development and theability to demand excessive prices.

The main commercial nodes are planned at 51st and 35th Avenuesand Baseline Road and at the South Mountain Loop and Dobbins.The Baseline sites are intended to be part of a transit oriented designwith adjacent multiple family development that transitions to singlefamily subdivisions. The Dobbins location will serve the freewayinterchange and the adjacent commerce park. Other locations alongthe South Mountain Loop are less desirable for development givenpotential impacts on existing neighborhoods.

The commerce park designation is used for properties along theSouth Mountain Loop and the Rio Salado. Commerce parkdevelopment allows lower intensity industrial activities and someoffice and commercial uses in a park-like setting. The parcels nearthe Loop are well situated for commerce park given the proximity tothe transportation network. They also will buffer any homes fromfreeway noise.

Commerce Park

BROADWAY RD.

SOUTHERN AVE.

BASELINE RD.

DOBBINS RD.

ELLIOT RD.

ESTRELLA DR.

83R

DA

VE.

75TH

AV

E.

67TH

AV

E.

59TH

AV

E.

51ST

AV

E.

43R

DA

VE.

35TH

AV

E.

27TH

AV

E.

0-1 DU/AC.

0-2 DU/AC.

2-5 DU/AC.

5-10 DU/AC.

10-15 DU/AC.

COMMERCIAL

INDUSTRIAL

COMMERCE PARK

PUBLC/QUASIPUBLIC

PARKS/OPENSPACE

HILLSIDE

CONSERVATION COMMUNITY

COMMERCE PARK TRANSITION TORESIDENTIAL

LAND POTENTIALLY IMPACTED BYTRANSITION LANGUAGE

WATERCOURSE/MULTI-USE TRAIL

CANALS

VILLAGE CORE

PROPOSED SCHOOL SITE

PROPOSED PARK SITE

LEGEND

October, 1999

Proposed South Mountain Fwy.

Figure 11SOUTHWEST GROWTH STUDY

TRANSITION AREA

LAVEEN

NORTH

16

Hillside

Parks/Open Space

The hillside designation is used for the Carver Foothills. It indicatesthe special nature of the site and the potential for developmentconstraints due to the slopes. The city has no plans to acquire theFoothills for the Mountain Preserve. The hillside designation onlyon the Foothills is not intended to suggest that no other property inLaveen is considered hillside and subject to special hillside standardsin the Zoning Ordinance.

The land use plan adds parks/open space land with the golf coursesouthwest of Baseline Road and 61st Avenue in the plannedcommunity. Other parks/open space land will be needed as Laveendevelops. The plan has an “open space feature” symbol thatrepresents this need. Development of parks and open space willreduce the number of dwelling units built and the build outpopulation.

The sites along the Rio Salado are being used for industrial purposes,such as sand and gravel extraction. Some of these parcels are stripedwith the 2-5 dwelling units per acre density. The designationindicates that, in the long term, the land would be used best forresidential projects that can build on the amenities of the Rio Salado.The former sand and gravel sites could be landscaped and possiblyreused as residential developments utilizing the old pits for wateringfeatures.

The owners/operators of the designated commerce park acreagenortheast of 35th Avenue and Broadway Road and east and west of75thAvenue on both sides of SouthernAvenue have demonstrated nointention of moving in the short or long term. The commerce parkland in the planned community area south of Southern Avenue near75th Avenue will provide a buffer from existing uses including anammunition plant. That use, which would not be permitted in thecity, must be separated from residential subdivisions. Although otheruses might be preferable on the parcels near the Rio Salado, the Planreflects the reality that the industrial facilities will probably remainuntil 2020 unless a private interest purchases them.

The public/quasi public classification covers government buildings,utility facilities, places of worship, and schools. The land use planshows the Laveen Elementary School, Laveen Middle School, CashElementary School, Cesar Chavez High School, and ArizonaLutheran Academy sites in this category. As Laveen develops, moreland will be used for public/quasi-public purposes. For example, thearea could need as many as 24 more schools at build out. Thepotential for new schools is shown on the land use plan with schoolsymbols. Laveen will also have more places of worship, some ofwhich will have lots that exceed ten acres. Staff and the communitydid not select sites for public/quasi-public facilities. These uses arepermitted in most residential areas and need the flexibility to satisfytheir own siting criteria. The city will amend the General Plan asneeded when these uses are established. Development of sites forthese uses will reduce the number of dwelling units built and the buildout population.

Public/Quasi-Public

The City of Phoenix Aquila Municipal Golf Course with a view ofSouth Mountain Park

17

Conservation Community

A new land use designation and concept introduced to Phoenix withthis Plan is the conservation community. This land use categorycombines residential and commercial with agricultural uses. Aportion of the acreage in the community would remain in agriculturalopen space devoted to fields and community pastures, gardens, andequestrian exercise areas. The remainder of the land would be usedfor medium density residential, low intensity commercial, and resortuses.

The conservation community concept is density neutral; a developercan achieve the same density available on the entire site but mustconcentrate it on a portion of the acreage, leaving the balance as openspace/agricultural use. In Laveen, the overall density for theconservation community is calculated as a 0-2 dwelling units per acrearea; the location at the southern section of Laveen makes this densitymost appropriate. Midwest and East Coast developers have appliedthis idea to land to preserve prime farm land, wooded areas, historicsites, and unprotected steep slopes.

The conservation community is one tool to balance the competinginterests of lifestyle/agricultural preservation and development inLaveen. To apply the concept, it is necessary to identify property tobe preserved and land on which to build. Subdivision design willbuild around preserved areas and follow the natural landscape ratherthan use a grid street pattern. Limited neighborhood retail uses canbe located in the interior of a project; more community or regionaloriented commercial uses that relate to the community, such as afarmer’s garden, can be sited at the community’s edge.

Advantages of the concept include reduced cost for infrastructuregiven the clustering of uses, visual attractiveness of the open designand the preserved agricultural land, and social advantages of thecommunity facilities. A conservation community can also attractvisitors who want a taste of the agricultural lifestyle.

To be successful, the conservation community will require specialdesign use, and development standards in the Zoning Ordinance. Theconcept would be implemented only through a planned community

district for the entire area and would involve public hearings forrezoning and processing through site plan/design review. If theowners of land within the conservation community choose not toparticipate in a planned community district, they would be required tofile a General Plan Amendment for their property to establish anappropriate land use before filing for rezoning.

The land use plan incorporates a planned community section centeredon the South Mountain Loop and generally west of 51st Avenue.Staff identified large land holdings that a master plan developer couldassemble for a large community. The city would prefer this type ofdevelopment to a piecemeal approach as planned communitiestypically include better community facilities and amenities to attractnew residents to high quality homes. The selected boundary is asuggestion rather than a requirement. The land uses on the map canwork with or without a planned community; acreage could be addedto or subtracted from the boundary.

A parkway could provide a good transportation route through theplanned community from 51st Avenue and Baseline Road to 51stAvenue and Olney Road. This system could be the focal point of thecommunity; with landscaped median and edges, the road could be agrand boulevard through the planned community. Gateway featureswould be appropriate at each access on 51stAvenue.

A watercourse/greenbelt system that parallels the parkway andmakes other connections in the community would identify thecommunity as something special. A wide, shallow watercoursewould reflect the agricultural heritage of Laveen and its use of thecanal system. As proposed, the watercourse would have a series ofponds, shown on the map with blue dots. Flowing water and pondsare significant amenities that can help ensure the success of newdevelopment.

Planned Community

Parkway

Watercourse/Greenbelt

18

Transit Oriented Development (TOD)

The land use plan focuses on Baseline Road as a transit corridor.Baseline continues east from Laveen through Tempe and Mesa;transit on this route can connect Laveen to other parts of the Valleywith transfers to north/south routes. The plan for the square miles atthe northwest corners of 35th and 51st Avenues and Baseline Roadplaces commercial uses at the intersections and transitions throughmultiple family densities to single family sites and centrally locatedschools/parks. A trail connection is envisioned for these areas toprovide access between the uses and to transit stops on Baseline Roadwithout requiring travel on major streets.

A hypothetical square mile neighborhood for transit orienteddevelopment is shown in Figure 12. The residential areas areconnected by an internal trail network that should be accessible easilyfrom most locations in the neighborhood. The trail system wouldprovide a safe, non-automotive link to the neighborhood school,park, commercial uses, and transit. It can help knit the community

Staff has had initial, exploratory meetings with Salt River Project(SRP) regarding a watercourse and has received input from the city’sWater Services Department. Two issues will need resolution for thewatercourse to become a reality: the engineering and the watersource. Given Laveen’s topography, a flowing water system couldbe an engineering challenge that requires some pumping of water. Awater source other than that now used to irrigate fields in Laveen willbe required. A possible source is SRP water that will be delivered tothe Gila River Indian Community. If an agreement can be reached,the watercourse could be part of the delivery system.

An alternative to the watercourse is a landscaped greenbelt along thesame alignment. A greenbelt would provide relief from surroundingdevelopment and provide an amenity. As part of the greenbelt, someindividual ponds would help convey the feeling intended with thewatercourse.

Both the watercourse and the greenbelt would incorporate a multipleuse trail system. The trails would let walkers, bicyclists, andequestrians enjoy the water/open space amenity and travel safelythrough the community. The trails would connect to the larger trailssystem in Laveen and provide access to South Mountain Park and theRio Salado.

Although not a land use category, multiple use trails are a keycomponent of the land use plan. The trails will provide alternativetransportation routes throughout Laveen. Trails will makeconnections to South Mountain Park at 27th Avenue, 35th Avenueand Estrella Drive. Access to the Rio Salado will be at 27th Avenue,43rd Avenue and 71st Avenue. An east/west trail is included as partof the Baseline Road Scenic Drive cross section. In addition, thecanal banks provide a trail system for part of Laveen. Trails are alsoplanned from the commercial nodes at 35th and 51st Avenues andBaseline Road northwest through the higher density residential tosuggested school sites. These trails will provide access from singlefamily subdivisions and schools to commercial centers and transitstops without requiring travel on major streets.

Multiple Use Trails

Many current residents keep horses on their property

19

together. Figure 12 is based on a single family density of 3.3dwelling units per acre; the concept is applicable to areas of bothhigher and lower densities.

A significant amount of discussion during the public input process ofthis Plan involved the desirability/appropriateness of a resort inLaveen. Property owners proposed potential resort sites at 35thAvenue and Ceton Drive and at 51st Avenue and Estrella Drive.Neither owner had a detailed concept to present. The community hadconcerns about the impacts on the 35thAvenue site as it is adjacent tolarge lot development and it contains a large stand of saguaro andother cacti. Many residents questioned how a resort could be builtthat did not harm the environment and the area. Area residentsexpressed fewer reservations about the 51st Avenue site. Afterexchanging many thoughts on the topic, residents and propertyowners were not convinced to place a resort designation on the map.They did say more discussion on the issue would be acceptable whenresort plans are more definite for each location.

Figure 12 - Hypothetical Square Mile

Resort

The city commissioned Young Warnick Cunningham to study theviability of a resort in the South Mountain Village in 1995 andreported that a resort in Laveen would be a challenge. The area needsa better entrance with a gateway road. Access to the interstatecorridors, the airport, and cultural/athletic facilities without agateway road or the South Mountain Loop would be a concern for theresort industry.

Design policies are needed to guide the physical development ofland; these policies complement the land use plan’s statement of thedesired land uses for Laveen. Without specific design anddevelopment standards, an appropriate land use could be conductedin a structure or on a site which has a design that conflicts with theintended character of the planned area. This Plan proposes a set ofdesign policies to preserve and build on Laveen’s agriculturalcharacter.

All parts of the built environment impact the general character of anarea. This Plan focuses on commercial development, residentialdevelopment, the conservation community, signage, and streetscape.Illustrations of some policies follow the narrative. Many of thepolicies are conceptual and will need refinement and more input fromaffected parties when they are put in Zoning Ordinance form.

To emphasize Laveen’s agricultural character and heritage,commercial development should not resemble the blank facadebuildings separated from the street with extensive parking lots, whichare found throughout the city. Use of deep landscape setbacksbetween streets, and any buildings or parking, shaded arcades,pitched roofs and a variety of building materials will achieve thedesired character for Laveen. Views to South Mountain Park, theCarver Foothills, the Estrella Mountains, and downtown Phoenixshould be preserved; design with varying building heights can protectthe view corridors.

Commercial Development

DESIGN

20

agricultural character. Laveen residents are also concerned aboutdesign of detached accessory structures such as garages, barns,sheds, and guest houses/granny flats. Such structures should reflectthe architecture of the main house and be in context with the area.

Although attached housing can contribute to the variety of housingavailable and preserve open space, improper or poor design of thisproduct can have negative impacts. Residential developmentsshould have useable common open space unobstructed by buildings.Housing units should have landscaping separating them frominternal streets and softening building edges. A deep setback frompublic rights-of-way will also minimize the impact of high densitysingle family housing in Laveen.

Apartment development in Laveenshould be at a scale which does not dominate the environment. Asuccessfully designed apartment complex will use berming andheavy landscaping to separate parking and buildings from the streetand place only low scale buildings at the property’s edge. Thecommunity would prefer apartments that do not exceed two stories inheight. Apartments should not obstruct views to South MountainPark, the Carver Foothills, the Estrella Mountains, and downtownPhoenix; varying building heights can achieve this objective.

Multiple Family Development

Conservation Community

Streetscape

Given the breadth of possible land uses in the conservationcommunity and the role it can play in preserving Laveen’sagricultural character, design policies applying only to thisclassification are needed. Special policies address signage, widesetbacks from rights-of-way, avoidance of parking between the streetand any structures or parking areas, clustering of buildings, and useof open fencing. All of the policies are intended to maintain a veryopen, agricultural atmosphere even as uses expand beyond thosefound in most agricultural regions near Phoenix.

The Plan includes design policies for the Baseline Road ScenicDrive, medians, minor collector and local streets, and gatewayfeatures.

Residential Development

The Plan proposes general design guidelines for all residentialdevelopment and specific policies for different densities. Housingshould vary in lot layout and design of individual units; it should be ata scale which complements rather than overwhelms the area.Appropriate perimeter treatment of residential projects is critical topreserving Laveen’s character at the perimeter and will be the mostvisible to, and have the greatest impact on, those passing by the area.

A common feature of most recent residentialdevelopment of any density is a perimeter wall. Such walls create acanyon-like, closed off effect even when separated from the street bylandscaping. Use of open fencing, other than chain link, to the extentpossible can help maintain Laveen’s open character. When openfencing is not an option, the walls must have breaks to avoid a long,blank face which is often used as a canvas for graffiti. Wallsconstructed of varying materials throughout Laveen will also addvisual interest and appeal.

Many single and multiple family projects have gated entries. If a gateis part of a development, it should be setback from the street withlandscaped edges and a landscaped median to soften its appearance.Residential developments that do not have gates are also encouragedto have entry features to identify themselves; those features shouldincorporate landscaping with the entry sign.

The common theme proposed for single familydevelopment is that it should contain more variety than standardsubdivisions being built throughout the Valley. Many designtreatments can satisfy this objective, including use of a variety offacades, driveway orientations, and lot layouts. Some ideas forsubdivision design are using short cul de sacs opposite each other andclustering attached and detached houses around a common openspace.

A common criticism of both attached and detached single familyhouses is the predominance of the garage as part of the front facade.The width of the garage should be minimized to avoid “garagescape”neighborhoods, which are inappropriate in an area with an

General Features

Single Family

Signage

Laveen residents are concerned about signs for new commercial usesin the area. Little commercial development exists in Laveen; unlikeolder sections of Phoenix, the area has not experienced a proliferationof signs or sign clutter. Since few signs are present, new businesssigns will not compete with old, large structures. The Plan suggestsmore stringent sign controls for Laveen than those in the city’s SignCode. The policies are intended to have low profile, well spaced, andsmall ground signs. Prior to inclusion in the Zoning Ordinance, thesign standards will require more input from Laveen residents,business owners, and the sign industry.

Baseline Road Scenic Drive

Gateway Features

Medians

The cross section for the scenic drive isintended to continue the agricultural character of the road throughdeep setbacks and use of many trees. The proposal is the same as thatplanned in the Baseline Road corridor east of Central Avenue.However, the Laveen cross section does not include the citrus treesshown for the eastern section of the scenic drive; the trees in thesetback should be pecan,Arizona ash, evergreen elm, heritage oak, orsimilar varieties.

This treatment of Baseline Road will let drivers or trail users knowthey are in a special area. Drought tolerant trees in the median and atthe edge of the right-of-way will reflect the Sonoran Desertenvironment of South Mountain Park, meet Arizona requirementsregarding landscape in the right-of-way, and provide shade topedestrians. Bicycle lanes in the right-of-way will serve commuters.Off-street trails will provide an alternative transportation route forbicyclists, joggers, walkers, and equestrians. The decomposedgranite sidewalk and bike ways on the south side of Baseline Roadsatisfies requirements of the Americans with Disabilities Act andblends better with the character of the area than paving. A pavedsidewalk on the north side of Baseline Road will be an alternativesurface for pedestrians who prefer concrete. The median in BaselineRoad is an important element adding to the aesthetic appeal of thedrive. This proposal is a modification of the citizen approved crosssection for East Baseline, which the city produced in 1988. Anunresolved issue for Baseline Road improvements in Laveen istreatment of the power lines that are on alternate sides of the street.

Gateway features at major entrances to Laveencan announce arrival to a unique place. Features of varying scale butconsistent design should be located at the designated intersections.

If medians are used in either public or private streets, theyshould contain a variety of plant materials for visual interest yetpermit unobstructed views, particularly close to intersections. Asingle row of date palms would not constitute an effective designtreatment for a median.

21

22

quartz lamps are highly discouraged in the rural area ofLaveen.

Development in Laveen should avoid:

Use of plastic, plywood, unpainted concrete block, or glazedbrick.

High contrast and vibrant colors as primary building colors.

Monolithic building mass and undifferentiated form.

In addition to the illustrated design concepts below, commercial sitesshould be subject to the following design and use standards:

A use permit shall be required for any drive-through on thestreet side of a building. When a street side drive-through isnecessary and permitted, a 4' minimum landscape moundshould screen the view from the perimeter street.

Pad buildings should match the architectural character of themajor buildings on the site.

Pedestrian circulation on the perimeter of commercialbuildings will be 10-15 feet wide.

Arcades and overhangs should be incorporated into thebuilding design along all pedestrian thoroughfares. Patios,trellises, and recesses provide other ways of breaking thebuilding mass to provide shade.

Mechanical equipment and refuse containers must bescreened on all four sides, with the screening treatment as anintegral part of the elevations, and constructed of the same orcompatible materials as the primary building. Electrical andother service boxes should be painted to match the buildingand/or screened from view.

Commercial Development

DESIGN POLICIES AND STANDARDS

The design policies and standards for this Plan are based upon theunique character of Laveen with its agricultural heritage and SonoranDesert areas such as property in southeast Laveen located west of27thAvenue between Elliot Road and the Carver Foothills and SouthMoutain Park. These guidelines are intended to ensure that newdevelopment will enhance the character of the area, relate to thenatural and environmental context of Laveen, contribute to the visualharmony of the area, provide clear and convenient access throughoutthe area, and provide comfort and amenities for the residents ofLaveen.

New development that incorporates the following general principleswill maintain the agricultural and desert character of Laveen:

Development in Laveen is encouraged to use:

Durable, permanent, high-quality material.

Building materials of native stone, burnt adobe, texturedbrick, wood (when shaded by overhangs or deep recesses),slump block, ceramic tile (matte finish), stucco, exposedaggregate concrete.

Natural and subdued desert colors and tones.

Trim and accent colors that complement the main buildingcolors.

Scuppers and downspouts that are integrated into the buildingdesign.

Native plant materials in desert, nonagricultural areas.Conservation of existing trees, cacti and other vegetation,through good site planning and careful construction.

Low pressure sodium lamps - the preferred light source tominimize light emission into the night sky. Metal halide and

23

COMMERCIAL DEVELOPMENT10 or More Acres

Pedestrian circulation on the perimeter of commercialbuildings should not be obstructed with planters,columns, or other objects.

Building

Landscaping ArcadesPedestriancirculation

Padbuilding

Drive-through

Arterial

Whenever a drive-through is necessary,a 4' (min.) mound should screen the viewfrom the perimeter street.

4'

Padbuilding

Arterial R.O.W.40'

A 40' (min.) landscaped setback is required betweenperimeter street R.O.W. and commercial pad.

All air conditioning compressors, pool motors, andmechanical equipment shall be ground mounted to minimizenoise. All electrical and large satellite equipment over 24’shall be ground mounted. Roof-mounted equipment, ventsand stacks must be completely screened by parapets ordecorative shielding that is visually compatible with theprimary building.

At least 10% of the surface parking lot must be landscaped,and this landscaping shall be dispersed throughout theparking area.An absence of landscaped area creates an imageof aesthetic aridity on the site.

Parking structures should have tubular or box beam columnswith fascia to conceal the roof deck edge.

24

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200 100 50 0

Scale in Feet

Arterial

Art

eria

l

Split large parking areas into two smaller parking lots bylocating main building across the site.

Create internalpedestrian walkways.

Group pads into one or two areas to reduce paved surfacesaround them. Do not place parking areas between pad andperimeter street. When needed, only a drive-through shouldbe between pad and perimeter street.

Provide pedestrian linkagesbetween main buildings,pads and perimeter streetsvia sidewalks.

A landscaped access way tothe main entrance of theproject adds character and apleasing aesthetic image tocommercial development.

200 100 50 0

Scale in Feet

Main buildings set backagainst rear of site createextensive areas of asphaltcontributing to feeling of"sea" of parking lots.

Scattered commercial pads surrounded by parking lots or drive-throughs are unfriendly to pedestrians.

Absence of landscapedareas creates image ofesthetic aridity on the site.

AVOID!

25


Parking Lots

Shadedwalkway

Pa

rkin

gLo

t

PedestrianPedestrian

150' 150'

<15'

<15'

<150'

<150'

Street

Anchor AnchorMajor

Pedestrianwalk

Distance between shaded walkways inparking lots shall not be greater than 150'.

Walkway islands from parking lotsto the main buildings should beshaded and raised to protectpedestrians from solar exposureand from vehicular traffic.

20'

16.5

'

20'

16.5

'10.0

'

2.5

'

Overhang

Landscape Landscape

7.5

'5'7

.5'


Encourage the useof pitched roofs.

Create landscaped access way to mainentrance of commercial center.

Broken roof line provides visualvariety and attractiveness tolarge commercial projects.

Plant trees on west side of buildings toprotect pedestrians from direct solarexposure.

Westernexposure

Landscapeelements

Waterfeatures

Pedestrian path10'-15' wide

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Arcade

Provide shaded arcadesalong the perimeter ofcommercial buildings.

CHANTAL'S

BOUTIQUE DesertFlowers

PARTY

STORE

MAGGIE'S

BAKERY Pet

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ParkingCOMMERCIAL DEVELOPMENT

Lighting in parking lots within 150 feet of a residential area is limited to 15 feet in height. On site

lighting should be shielded to prevent direct visibility of the light source.

Lighting adjacent to non-residential property is limited to 25 feet in height.

25’

15’

Signage

COMMERCIAL BUILDINGS

One square foot of sign area for each linear foot of building frontage, at a height no closer to

the roof line than one-half the vertical dimension of the sign.

One ground sign is permitted for each 300 linear feet of street

frontage, not to exceed 6 feet in height or 16 square feet in sign

face area.

Roof mounted signs are not permitted.

Temporary and portable signs will be allowed by permit only.

6’

Less than16 s.f. Face

300’

1 signper 300’

½ vertical dimensionof sign

1 square foot signper linear foot of frontage

X

ParkingCOMMERCIAL DEVELOPMENT

Screening can be accomplished through a 3’ masonry wall, or through

landscaping of comparable height such as solid plant material, hedges, or

construction of a planted berm.

3’ Wall

Landscaping/Berm

Screening is required for all parking lots.

27

corrugated metal, and barbed wire are not permitted wherevisible from public streets.

In desert areas, solid wall enclosures are discouraged exceptfor privacy areas attached to the residence, such as pool areas.In areas where view over the property is not desirable forprivacy reasons, a combination of wrought iron and blockwall is suggested.

Garages, carports and canopies should be compatible with themain building in color, texture, and detailing. Garage andcarport roofing should be prefinished non-reflective material.

All mechanical equipment should be located away from anyfront and street side yards and screened from view. Roofmounted mechanical units are not permitted in residentialareas.

In addition to the illustrated design concepts, hillside developmentshould be subject to the following design and use standards:

To maintain the harmony of the natural landscape, use ofnative stone is encouraged. Typical local materials such asexposed masonry, textured stucco or exposed concrete aredurable, able to withstand the sun, and are visuallycompatible with the desert hillside. Use of wood should beminimized and used only in small areas protected from theelements.

Building patterns and roadways should follow the naturaltopography of the terrain. Use of the grid pattern isdiscouraged.

Utility tanks and mechanical equipment should be screenedfrom view, through the use of walls, building mass, or byconcealing them underground. Roof-mounted equipment isnot allowed in residential areas and must be screened innonresidential areas.

Use design principles such as clustering, terracing and low-profile massing. Building forms that step with the hillside

Signage

Residential DevelopmentAll Densities/Hillside

In addition to the illustrated design concepts to the bottom left, signsshould be subject to the following design standards:

Signs should be designed to be attractive, low in profile, andconsistent with the rural character of Laveen.

Outdoor advertising off-site signs are not permitted.

Abusiness may display window signs on the ground floor of abuilding so long as the aggregate area of such signs does notexceed 10% of each window area.

Where several commercial activities exist in a single area,multiple tenant identification signs are not permitted. Tenantslocated in the same complex are allowed to identify theirbusiness on the building wall adjacent to the space theyoccupy only.

Signage for multiple use parcels must have a consistent themeand go through the city of Phoenix’s comprehensive signprogram.

There shall be no back-lit awning signs in Laveen.

Banners and balloons should not be used adjacent to multipleuse trails.

In addition to the illustrated design concepts to the right, allresidential development should be subject to the following designand use standards:

Recommended fencing materials are concrete block, stucco,decorative concrete, brick, stone, adobe, wrought iron, wood,split rail, metal corral or pasture fencing, or a combination ofthese materials with block-stucco walls. Chain link fencing,

28

RESIDENTIAL DEVELOPMENTEntry Features

A mix of mature trees, shrubs, andflower beds are recommendedlandscape at entry areas.

Gated communities shouldhave a landscape median toseparate egress from ingress.

Entry feature walls shouldnot exceed 6' in height.

6'

RESIDENTIAL DEVELOPMENTFencing

Recommended fencing materials arewrought iron, wood, or a combinationof the above with block-stucco walls.

and low-profile roofs help maintain the visual integrity andcharacter of hillside areas.

All hillside structures visible from the surrounding landscapeshall use colors which blend with the natural terrain, primarilydesert and earth tones. Highly reflective surfaces are notpermitted as a primary finish on exterior buildings.

29

Opaque fences such as masonry walls may not

exceed 3 feet in height in required front yards, or 54

inches in front yards adjacent to major streets.

Alternatives, and other options for enclosure could

include:

A 3’ masonry wall, in combination with a 3’ wrought

iron.

6’ wrought or curved iron

Hedge with gated entrance

Hedge or fence with side entry off driveway

Landscaping or construction berm

FencingRESIDENTIAL DEVELOPMENT

Breaks and staggered walls, and the use ofplanters are encouraged to avoid monotonyand continuity on back-up walls alongarterials. Caution: avoid creating hiding spotsin wall cutouts.

Any segment of a perimeter wall thatexceeds 50 feet should be brokendown into smaller segments.

Split-facedColored,painted, orstucco overCMU's.

Standardbrick

VoidsStucco

Fluted CMU's

Half blocks turnedto side.

6' 4' 2'

20% 20% 60%

In areas where view over theproperty is not desirable forprivacy reasons, the followingcombination of wrought iron andblock walls is suggested.

>50'

AVOID!

ENCOURAGE

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50' 50' 50' 50' 50' 50'

AVOID!

Street

50'

ENCOURAGE

Street

90' 80' 60' 70'

Provide a variety of lot widths in the same block. Itcreates opportunity for a richer mix of buildingconfigurations and staggered setbacks.

Angledbuildingorientation

Side entrance de-emphasizesgarages and allows side yardaccess.

Stagger the front yard setback lines to achievea range of ten feet offset from house to house.

Promote streetscape diversity by providinga mix of driveway orientations, e. g. elbow,circular, or angled. No more than 40% of alldriveways should be straight.

20'

32'30'24'28'

1-Story 1-Story 2-Story

2-Story

Patiocover

18'24'28'

22'

Building DesignRESIDENTIAL DEVELOPMENT

Subdivision LayoutRESIDENTIAL DEVELOPMENT

Subdivision LayoutRESIDENTIAL DEVELOPMENT

Include front porches and entry patios as part of residential design. These architectural

features can serve as transitional elements from public street to private residence.

Local Street

Public

Private

Single Family Residential Development0-2, 2-5, 5-10 Dwelling Units Per Acre

Single family residential development of densities between 0and 10 dwelling units per acre should be subject to thefollowing illustrated design standards.

31

Emphasize house front (not garages)as prominent architectural features.

Length of garage door should notexceed 40% of total facade length.

40% 60%

Single Family Residential Development2-5 Dwelling Units Per Acre

In addition to the illustrated design concepts below, residentialdevelopment between 2-5 dwelling units per acre should be subject tothe following design and use standard:

Accessory structures located in front of the setback line shallnot be used for living and sleeping purposes and shall requirea use permit.

Common Open SpaceRESIDENTIAL DEVELOPMENT

Building DesignRESIDENTIAL DEVELOPMENT

Garage DoorsRESIDENTIAL DEVELOPMENT

Different facadedesign.

Different roof materials.

Vary facade design and materials, roof materials,height of buildings - every third house at least.

House type A House type AHouse type B House type C

StreetR.O.W. line

Ridgeline

Ridgeline Ridge

line

To avoid monotony and to add variety andattractiveness to neighborhood image,change facade design, facade and roofmaterials, building heights, and roof ridgeorientation at least every third house.

Pedestrian connections within and toother developments must be an integralpart of their design. These pedestrianlinkages must exist at all densities.

Pedestrian Linkages

0-2DU/Ac.

15+DU/Ac.

10-15DU/Ac.

5-10DU/Ac.

Pedestrianlinkages

Pedestrianlinkages

Recreational vehicles should be screened from view.

In addition to common open space, small parcel developments should provide a

common area for the parking of recreational vehicles, boats, or trailers.

CommonOpen Space

CommonParking Area

32

RESIDENTIAL DEVELOPMENTCommon Open Space

A short cul-de-sac helpsto break continuity offacade design and toform common openspace.

Central open space

20' 20'30' 30'115'

200 100 50 0

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Clustering houses around acentral open space offers asense of communi ty,privacy, and direct accessto a park-like environment.

Density: 4.15 DU/Ac.

Lot size: 6,400 sq. ft.

Density: 3.5 DU/Ac.


RESIDENTIAL DEVELOPMENTOptional Single Family Lot Layout/Open Space

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Open spacerecreational use

Clustering units aroundsmall parking areas freesopen space that can beused for recreationalpurposes.

Scale in feet

200' 100' 50' 0'

Density: 4.3 DU/Ac.Lot size: 40' x 70' = 2,800 sq. ft.

12'22'60'24'18'

Parking island

La n d s c a p e d p a r k i n gislands offer a park-likeenvironment for parkingareas.

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RESIDENTIAL DEVELOPMENTCommon Open Space

20' 20'30' 22'80'

200 100 50 0

Scale in Feet

Central common open space

Central commonopen space

Clustering development around a central common open spacepromotes a sense of openness in high density developments.

Encourage visibilityof central commonopen space frommain entrance.

Density: 8.8 DU/Ac.


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Documents

Southwest Growth Study/Laveen: A Guide for Development ...Design guidelines Southwest Growth Study/Laveen draft plan Southwest Growth Study/Laveen draft plan Southwest Growth Study/Laveen