Official Web Site of the City of Phoenix

ITEM 4

58

DISTRICT 2

Z-87-00-2 - BETWEEN NORTH VALLEY PARKWAY AND THE 6TH AVENUE ALIGNMENT, NORTH OF THE JOMAX ROAD ALIGNMENT

 

Request to hold a public hearing and approve the modification for the following item by adopting the Planning Commission's recommendation.

 

Application:	Z-87-00-2 - (Appealed by Opposition)
Existing Zoning:	PCD (RE-35, R1-18, R1-10, R1-8, R1-6, R-2, C-2) NBCC
Acreage:	973.5
Location:	Between North Valley Parkway and the 6th Avenue alignment, north of the Jomax Road alignment
Proposal:	Modification of Stipulation 25 regarding percentage of housing to be one-story abutting open space areas.

 

Applicant:	Stephanie Kinsey - CMX
Owner:	Greg Abrams - Pulte Homes
Representative:	Stephanie Kinsey - CMX
PHO Action:	August 6, 2008 - Approved deletion of Stipulation 25.
VPC Action:	North Gateway - July 10, 2008 - Denied. Vote 8-0 September 11, 2008 - Approved. Vote 7-0
PC Action:	October 7, 2008 - Upheld the Planning Hearing Officer's decision to delete Stipulation 25. Vote 8-0

 

The following stipulations are subject to discussion at the meeting and the City Council may add, delete, or amend stipulations.

 

Stipulations
1.	That within 90 days of approval of zoning by the City Council, the developer shall submit to the Planning Department for review and approval an updated General Development Plan, including Land Use Table and Map, reflecting the approved zoning, acreage, and densities.
2.	That prior to submittal of a site plan for individual parcels, the applicant shall submit to the Development Services Department a complete hillside slope analysis for review and approval. This analysis shall be used to determine the limits of the greater than ten percent slope identified in Stipulation 4 regarding density limitations on hillsides.
3.	That the Union Hills range and associated valleys and washes be developed in a manner consistent with the proposed Sonoran Desert Preserve:
	a) a.	That the scenic view sheds of the mountains will be preserved by following a consistent development pattern with regard to slope and contours.
	b) b.	Locate local and collector streets adjacent to the preserve to allow common visibility of the preserve, where feasible.
	c) c.	That the significant natural drainage through these parcels be preserved in accordance with the standards of the Development Services Department.
4.	That to ensure an appropriate mix of executive housing opportunities, there shall be a minimum of 80 executive lots within Section 31. The 80 lots are to be hillside lots of Section 31 (ten percent slope line or greater) consisting of 14,000 square feet of area and a minimum 120-foot lot frontage located within Parcels 31 (A, B, C, D, E1, E2, E3, F1, F2, F3, G) and/or lots of Section 31 consisting of 18,000 square feet of area and a minimum 100-foot lot frontage. The developer may do an attached product on a lot of no greater than 6,000 square feet in size within Parcel 31 E1. Parcels 31C, 31E3, and 31F3 are to be developed to RE-35 zoning district requirements, with the exception that setbacks will be those of the R1-10 zoning district.
5.	That prior to approval of the first subdivision plat or site plan, Covenants, Conditions and Restrictions (CC&R's) shall be developed, submitted to, and reviewed by Planning Department and Development Services Department staff and are to address the following:
	A. a.	Describe maintenance of landscape areas, open space, washes, specialty paving or lighting, dry well filters, and of trails and drainage ways under common ownership.
	B. b.	Inform prospective residential buyers of the proximity to the mining operation to the north of the property, that is an active mine, has the potential to be active seven days a week, 24 hours a day, and is anticipated to continue until the rock resources are exhausted, which could be for 20 or more years.
	C. c.	Inform prospective residential buyers of the proximity to properties where horses are kept and the resultant odor and flies.
	D. d.	Include a list of allowable plant materials and those prohibited as approved in the Master Landscape Plan.
6.	That a Master Homeowner's Association (HOA) representing all development within the PCD boundaries shall be formed and it (or its designee) shall be responsible for the maintenance of all (non-dedicated) landscape areas (including landscape located in rights-of-way), open space, washes, specialty paving or lighting, private drives/ streets, and trails/bikeways and drainage ways and dry wells under common ownership. The HOA (or its designee) shall also be responsible for the maintenance of landscaping located in rights-of-way. All areas dedicated to the City, except for landscaping located in the rights-of-way, shall be maintained by the City.
7.	That the developer shall preserve as open space the Skunk Creek Wash within the floodway as designated by FEMA. A 12-foot-wide trail shall be included along top of bank on both sides of the Creek as approved by the Parks, Recreation and Library PARKS AND RECREATION Department through the Master Pedestrian/Bike/Trails Circulation Plan. The City of Phoenix will consider proposals to dedicate the open space to the City subject to approval by the Parks, Recreation and Library PARKS AND RECREATION Department.

 

8.	That the developer shall preserve as open space, as a continuous parcel or parcels, the mountains and hillside located above the 15 percent slope line, as approved by the Development Services Department Landscape Architect and Parks, Recreation and Library PARKS AND RECREATION Department. The developer may elect to reserve this open space under private ownership provided a conservation easement is utilized prohibiting any development above the 15 percent slope line. Any such conservation easement established shall be regulated by a third-party organization, as approved by the Parks, Recreation and Library PARKS AND RECREATION Department and the Site Planning Division of the Development Services Department. For hillside areas along the eastern boundary, the City will consider proposals to dedicate contiguous open space to the City of Phoenix subject to approval by the Parks, Recreation and Library PARKS AND RECREATION Department; provided that private property ownership does not extend beyond the 15 percent slope line.
9.	That the developer shall preserve as open space the northern-most wash corridor that connects Skunk Creek and Sonoran Wash, from a point just south of Dixileta to the mountains at the east edge of the site. This corridor is to be designated as a multi-use trail (MUT) for dedication to the City of Phoenix. Width of the multi-use trail corridor will be dependent upon the result of an approved slope analysis and review by the Parks, Recreation and Library PARKS AND RECREATION Department, with a minimum width at no less than 110 feet. The City will consider proposals to dedicate the open space to the City of Phoenix subject to approval by the Parks, Recreation and Library PARKS AND RECREATION Department.
10.	That the developer shall dedicate a 20-foot multi-use easement to the HOA with a minimum 10-foot-wide public trail along the Jomax Road alignment from the CAP canal to the wash near the southeast corner of Section 31, as shown on Exhibit C, then northeasterly along the wash to the 7th Avenue alignment, allowing access into the Sonoran Preserve (API) Lands to the north and east. The developer will also dedicate to the City a 20-foot multi-use easement with a minimum 10-foot-wide public trail along the east side of North Valley Parkway alignment.
11.	That Parcels 1, 76, and 77 be reserved for a potential community park site for a period of one year after approval of any site plan within the PCD. The Parks, Recreation and Library PARKS AND RECREATION Department will need to determine whether there is recreational value for these sites for a district park, and then attempt to work with the agencies having jurisdiction over the adjacent flood control parcels for a long-term management agreement.

 

12.	That within Parcel 31G a maximum density of two units to the acre shall be provided within a transition buffer that shall be a minimum of 350 feet in depth from the Jomax Road alignment property line proceeding to the north. Grading shall be limited to a building area as determined by the Development Services Department and no perimeter wall shall be permitted. The trail referred to in Stipulation 10 shall be located along the north side of the Jomax Road alignment if approved by the Parks, Recreation and Library PARKS AND RECREATION Department.
13.	That any development within Parcel 31C be included as part of the final phase of development within the overall PCD. Access to the site shall be along the northern portion of Section 31. The roadway shall be designed to minimize cut and fill slopes. Indigenous rock material shall be used to reduce the visual impact of fill slopes or be used as a fascia to retaining walls or other similar screening methods, as approved by the Development Services Department. All cut slopes shall be chemically color treated to blend with the natural terrain. Development within Parcel 31C shall include open space (streets or open space tracts) adjacent to the Sonoran Preserve area along the north and east property line.
14.	That a development agreement shall be submitted, reviewed, and approved before vesting of the PCD and shall address the development phasing schedule, public improvement phasing schedule, and the master street plan. This development agreement must include at least provisions for construction of the 54-inch water main, sewer lines, 23rd Avenue, 19th Avenue, improvements to Happy Valley Road, and improvements to the I-17/Happy Valley Road Interchange. (Note: This stipulation was met with Phase 1 development.)
15.	That the developer shall submit on a parcel by parcel basis for review and approval at the time of development of a given parcel, a landscape inventory of the developable portion of the site, excluding areas to be dedicated to the City of Phoenix. This includes a preliminary landscape inventory prior to the Map of Dedication submittal for the arterial and collector streets as well as ten feet on either side of these proposed streets. The exact nature of this preliminary landscape inventory shall be determined by the applicant and the Development Services Department Landscape Architect. Vegetation along the edge of the dedicated portion shall be delineated through tagging and identified as belonging to the dedicated land. Fencing or another approved method of protection will be required between the land to be developed and dedicated as required by the Development Services Department Landscape Architect. A salvage plan will be required for each site and       roadway as developed and shall delineate the method of removal, route vehicles will travel and disturb, nursery area for plants, and other requirements specified by the Development Services Department Landscape Architect.
16.	That the minimum density on the R-3 and R-3A parcels be 15 dwelling units per acre. (Except CHI Phase A, Parcel 7)
17.	That a future transit network be laid out in the Master Street Circulation Plan to achieve a reduction in automobile trip generation, as approved by the Public Transit Department. The network must include transit routes, stations, and stops.
	· a.	That future transit stop locations, as approved by the Public Transit Department, shall be identified and shown on the Master Street Circulation Plan.
	· b.	That the local street network layout and building orientations should provide a direct route for pedestrians and bicyclists to access the nearest transit route.
	· c.	That proposed development adjacent to future transit locations shall integrate the transit stop/shelter with the site, providing convenient access to pedestrians and persons with disabilities.
18.	That all development within the PCD shall use CPTED (Crime Prevention through Environmental Design) principles in their design.
19.	That development of the parcels along the PCD boundaries will be planned with consideration of the type of development proposed on the adjacent Arizona State Land (State Land). Specifically, the triangular area at the southwest corner of the Dynamite Boulevard alignment and the 19th Avenue alignment, and the irregularly shaped piece south of the CAP aqueduct. Access into Section 31 from the west is limited to a loop collector that accesses Section 31 in two locations. No other stub out connections into Section 31 will be permitted if Section 31 is gated. Access into the triangular piece of State Land from Section 25 will be limited to the access road for the water storage tank (Stipulation 35F3). The PCD boundaries to the east are also against Arizona State Land holdings (east of 19th Avenue alignment, north of Dynamite Boulevard alignment, and east of 7th Avenue alignment). These State Land holdings have been approved by the State in this vicinity per the City of Phoenix's API application. Development adjacent to preserve land and access shall be integrated with the City's trail and open space system, as approved by the Parks, Recreation and Library PARKS AND RECREATION Department.

 

20.	That landscape plant material selection be of native plant species as identified in the three plant material lists under Section 4: Plant Material Management of the "Area C and D Zoning Guidelines Manual Draft", dated September 1995. (See Stipulation 35, Design Guidelines)
21.	That on hillside lots (ten percent slope or higher), subdivision perimeter walls shall not be allowed. Walls for the individual lots will be allowed only along the edge or inside the building envelope. There should be no perimeter walls within hillside common open space areas or along un-graded portions of hillside lots. (See Stipulation 35, Design Guidelines)
22.	That all individual projects within the development shall be required to make accommodations necessary to implement the associated PCD Master Plans.
23.	Parcels east of 23rd Avenue which are permitted to be mass graded shall be subject to the following: mass grading within any particular development parcel shall be limited to the areas as shown and approved on a plan which is submitted and reviewed by the Development Services Department. Where mass grading occurs, development design shall be encouraged to follow the natural contours of the land and incorporate and protect natural features to cause the minimum amount of disturbance. The above mentioned mass-grading plan shall designate for preservation those natural areas (hillside and washes) and open space areas adjacent to said natural areas. For those areas to be preserved, a method approved by the Development Services Department including fencing or roping, prior to the commencement of any grading operations, is required.
24.	That development on each residential parcel within the Planned Community District (PCD) shall conform to the residential design standards as approved by the Phoenix City Council.
25.	That a minimum of 50 percent of the houses abutting trails and natural or enhanced amenities such as a preserved wash/drainage way or reserved common area hillside shall be one-story.
26. 25.	That the use of pedestrian-scaled lighting should be encouraged wherever possible. Required lights are to be of minimum heights, utilizing shoe box type fixtures with maximum shielding or other fixtures, as approved by the Development Services and Street Transportation Departments. Placement of lighting in the area east of 19th Avenue should meet rural standards.

 

27. 26.	That the following natural features are to be preserved in an undisturbed natural state and integrated into the subdivision design unless it can be shown to be detrimental to the community and subdivision design:
	· a.	Washes as identified on Exhibit C, Major Washes. (See Stipulation 35, Design Guidelines)
	· b.	The mountains and hillside described in Stipulation 8.
	· c.	Significant stands (if any) of vegetation covered by the Native Species Act.
28. 27.	That those portions of washes not identified in the Exhibit C, Major Washes, which exceed the 100-year rainfall runoff of 200 cubic feet per second (cfs) shall be either preserved in an undisturbed state or consolidated in a naturalized drainage way (no concrete or channelized drainage facilities), as approved by the Development Services Department and reviewed by the Parks, Recreation and Library PARKS AND RECREATION Department. The area along the washes to be preserved or re-vegetated is defined by the area inundated by the 100-year rainfall runoff.
29. 28.	That the five percent open space requirements for single-family PRD development should be adjacent to the reserved common area hillside, Skunk Creek, useable common retention areas, and network of drainage ways/trails as provided for the PCD as a whole. These are to be identified in the related master plans. This is intended to provide more useable open space rather than small disconnected tracts providing minimal amenities. This stipulation is not intended to limit the total dedicated open space to the five percent required for PRD developments.
30. 29.	That prior to vesting, a final traffic impact study and development phasing plan shall be submitted to the City for review and approval. These plans shall show how development phasing will be linked to provision of adequate transportation facilities.
31. 30.	That the developer shall submit or re-submit Master Development Plans as necessary for review and approval by appropriate City departments prior to development of the first parcel or as otherwise noted. The Plans are to address, at a minimum, the following:

 

	A. a.	General Development Plan
		To address the following:
		1)	Land use map showing zoning, land use, approximate acreage of each development unit as well as the approximate location of arterial and collector streets.
		2)	Land use table listing zoning, land use, approximate acreage, and densities of each development unit.
		3)	The approximate location of any public uses (schools, parks, trails, drainage ways, or other recreational facilities). Also show proposed private open space reservations and trails.
		4)	Land use map as noted in 1) above, showing the 10 percent, 15 percent, and 20 percent slope lines. The establishment of these slope categories at this time is intended for use with review of all Master Development Plans.
	B. b.	Master Development Phasing Plan
		This phasing plan should be submitted as per Stipulation 14.
	C. c.	Master Infrastructure Plans
		That the developer must submit for review and approval of the Water Services Director, master infrastructure plans for potable water, wastewater, and reclaimed water facilities (if applicable). Such plans must meet the terms and conditions set forth in the development agreement, and be in conformance with the Water Services Department's master water, wastewater, and reclaimed water master plans for the area.
	D. d.	Master Street Circulation
		The Street Transportation Department has the following requirements for submittal and approval:
		1)	The proposed development of the Dynamite Mountain Ranch property shall conform to all of the zoning regulations of a Planned Community District. The following documents shall be submitted to the Street Transportation Department for review and approval prior to vesting of the PCD:
			a)	A final revised Traffic Impact Study as discussed in Stipulation 14.
			b)	A Master Street Plan addressing capacity and phasing as provided in Stipulation 14.
			c)	A Street Lighting Plan (rural and urban standards).
		2)	Right-of-way requirements will be based upon an approved Master Street Plan and the approved Traffic Impact Study.
		3)	The applicant shall cause all streets within and adjacent to the development to be constructed with paving, curb, gutter, sidewalk, curb ramps, streetlights, median islands, landscaping, and other incidentals as per plans approved by the City. All improvements shall comply with all Americans with Disabilities Act accessibility standards.
		4)	The applicant shall file the project with the Maricopa Association of Governments Transportation Improvement Program. Construction of the arterial streets cannot be approved unless and until the streets have been subjected to an air quality analysis. All annual submittals must be made a year prior to the planned construction and must include all projects planned within a three year timeframe.
		5)	Cross section standards for collector streets should incorporate design features which promote pedestrian safety, including the use of detached sidewalks and landscaping.
	E. e.	Master Grading and Drainage
		Prior to vesting of the Planned Community District, the applicant shall submit a master drainage plan to be approved by the City Engineer. The drainage plan shall include, but not be limited to, the following:
		1)	All natural washes and/or drainage ways that are to remain in the natural state.
		2)	Proposed man-made drainage channels or wash realignments. Identify wash corridor to be preserved as a MURT to provide connection between Skunk Creek Wash and the Union Hills on the east.

 

		3)	Any proposed flood control facilities, such as storm water detention dams.
		4)	Submit an "Off-Site Drainage Report". The report should provide the 2-, 10-, and 100-year rainfall run-off for all offsite water entering and being routed through the project. Show sections of all streets and/or channels carrying this water. Discuss any drainage concerns with the project and any proposed methods of addressing the concerns. The report should use HEC-1 for generating the flow amounts and HEC-2 for calculating the water surface elevations through the site. Flows should be provided for the 2-year, 10-year, and 100-year events. Where washes are to remain natural, the limits of the 100-year flooding with water surface elevations should be shown on the site plan/ plat, the landscape plan, and the grading and drainage plan. The water surface elevations will be used for setting finish floor elevations on the grading plan. For areas smaller than 160 acres, the rational method may be used to compute run-off. For 100-year flows less than 100 cfs, the slope/area method may be used to estimate water surface elevations. Provide a table in the report (not in the appendix) which lists the drainage basin, area in acres, 100-, 10-, and 2-year flow rates in cfs, and the ratio of cfs (100-year) per acre. Provide recommendations or comments as needed.
	F. f.	Master Pedestrian/Bike/Trails Circulation
		The Master Pedestrian/Bike/Trails Circulation Plan shall be submitted to the Planning Department for review and approval by the Parks, Recreation and Library PARKS AND RECREATION Department, Planning, Development Services, and Street Transportation Departments prior to vesting of zoning for the first development unit and is to address:
		1)	Show all proposed pedestrian walkways, equestrian trails, and bikeways within and abutting the site.
		2)	Coordinate the location of trails with drainage ways to provide a trail network throughout the PCD.

 

		3)	That a trail plan shall be submitted showing private and public trails. The trail layout and construction shall meet Parks, Recreation and Library PARKS AND RECREATION Department standards and guidelines. One vehicle entry point to the Sonoran Desert Preserve shall be provided at the selected water tank location (with the preferred location) as shown on Exhibit H, subject to approval by the Water Services Department, Parks, Recreation and Library PARKS AND RECREATION Department, and Arizona State Land Department. If this location proves to be unacceptable, then an alternate access shall be provided, as approved by the Parks, Recreation and Library PARKS AND RECREATION and Water Services Departments. Trail access points into the Sonoran Desert Preserve shall be as approved by the Parks, Recreation and Library PARKS AND RECREATION Department. Contact Trails Coordinator at (602) 534-5292 for further information.
	G. g.	Master Landscape and Conservation Plan
		The Master Landscape and Conservation Plan shall be submitted to the Planning Department for review and approval by the Parks, Recreation and Library PARKS AND RECREATION Department, Planning, Development Services, and Planning Departments prior to vesting of zoning for the first development unit and is to include, but not be limited to, the following:
		1)	Plant lists addressing: areas of landscaping to include only native and near-native vegetation and areas that may be planted with other arid types of vegetation.
		2)	List of plants not allowed in development (i.e. palms, pine trees, eucalyptus, etc.) due to their incompatibility.
		3)	Define areas to be reserved as open space.
		4)	Define how Skunk Creek Wash banks will be stabilized and restored to natural appearance in channelized areas.
		5)	Coordinate the landscape conservation plan with master drainage plans and trails plan.

 

	H. h.	Master Site and Architectural Design Plan
		The Master Site and Architectural Design Plan shall be submitted to the Planning Department for review and approval by the Development Services and Planning Departments prior to submittal of the first development unit to the Development Services Department, and is to address the following:
		a. 1)	Specific concepts proposed for residential design in order to meet the residential subdivision stipulations stated in this report.
		b. 2)	Specific concepts proposed for commercial development.
		c. 3)	The Comprehensive Sign Plan shall be processed in accordance with Section 705.F.2 of the Zoning Ordinance. Signs are to be monument type (maximum ten-foot height, with architectural embellishments not to exceed three times the area of the sign) and should be designed to integrate into the adjacent streetscape through use of colors, materials, and textures in the surrounding natural environment as well as the built environment.
32. 31.	That Parcel 44 shall be changed from C-O to R-2.
33. 32.	That east of the CAP no streets shall extend south of the Jomax Road alignment. Subdivisions within this area shall not be designed with stub out streets to the south.
34. 33.	That all C-2 acreage located generally at the northeast corner of 23rd Avenue and Dynamite Boulevard develop under a unified development plan regardless of ownership pattern. The vesting of commercial zoning on this site shall not occur until such time as a comprehensive commercial feasibility study of the North Black Canyon Corridor that includes this particular site and all other adjacent commercial designated locations is completed.
35. 34.	That all new development conforms to the North Black Canyon Corridor Design Guidelines as approved by the Phoenix City Council. If development of any parcels occurs prior to City Council action on the Design Guidelines, development shall be required to address the following design concepts and issues, as approved by the Development Services Department:

 

	a) a.	That a minimum of 60 percent of the cumulative frontage of designated public wash corridors (with multi-use trails) and adjoining State Land (designated for preservation under the API), and a minimum of 30 percent of all other wash corridors and areas adjacent to hillside slopes of 15 percent (or greater) shall remain open. For example, single-loaded street, retention areas, parks, and common open space should be utilized in residential parcels to meet these 30 percent/60 percent open space requirements. Unfenced portions of a residential lot (14,000 square feet or greater) adjacent to any of these required areas may be counted toward the minimum 30 percent/60 percent requirement as long as the width of the open area is no less than 40 feet.
	b) b.	Hillside building pads shall be stepped to follow the site topography. Pad and roofline elevation shall vary to the extent possible without increasing cut and fill to avoid a hard visual line of rooftops adjacent to hillside areas.
	c) c.	Grading on hillside lots shall be determined at the time of platting except that grading for hillside lots over 14,000 square feet shall be on a lot-by-lot basis. Conceptual grading plans for these lots will be permitted prior to time of platting (as long as no grading outside public rights-of-way and public utility easements occur). Shared access drives for two or more lots are encouraged within hillside areas.
	d) d.	Grading on hillside lots (including building pads and all disturbed areas) shall be limited to a maximum of 50 percent or 15,000 square feet (whichever is less) plus 5 percent for re-vegetation for lots of 14,000 square feet or greater.
	e) e.	Roof materials and exterior wall and fence colors for hillside lots shall be chosen to blend in with the hillside to minimize visual impacts, as approved by the Development Services Department.
	f) f.	In instances where stabilizing materials are necessary, the materials and vegetation shall be colored and sized to blend with the Sonoran Desert. Areas that have been disturbed should be re-vegetated to blend with the Sonoran Desert.
	g) g.	Any walls that back to or are along arterial and collector streets (except as restricted by Stipulation 21) shall meander and be offset to prevent a monotonous solid wall along streets, and that wall colors should blend with the desert.

 

	h) h.	All visible concrete structures shall be of a concrete color to match the surrounding undisturbed desert floor. Sidewalks along arterial streets shall be colored the same and provided with a salt or brush finish. The color identified for areas in Phoenix north of the Central Arizona Project Canal is Davis Colors(tm), harvest gold. The curb and gutter may be of standard gray/white concrete.
	i) i.	View fencing shall be used adjacent to the open space, including parks, retention or detention areas, and trails, except for residential lots where the trail lies between the side or backyard of residential lots and arterial or collector streets. The solid non-retaining portion of the wall shall not exceed two feet from the finished grade of the lot.
	j) j.	That landscape plant material selection be of native plant species as identified in the three plant material lists under Section 4: Plant Material Management of the "Area C and D Zoning Guidelines Manual Draft", dated September 1995. The Plant Materials lists include:
		1. 1)	Sonoran Native Plant List for Critical Landscape Areas.
			a. a)	That native plant materials [plant materials from List 1)] are used in the landscaped areas adjacent to the Sonoran Desert Preserve and the washes.
			b. b)	That Native Sonoran Desert vegetation shall not be pruned or removed from areas identified as undisturbed open space on hillsides or in washes, except as provided for construction of infrastructure and trails, and as needed for wash maintenance where debris collects at the base of culverts or bridges.
		2. 2)	American Southwest Desert Plant List for Public Areas.
		3. 3)	Sonoran Image Plant List for Private Landscape Areas.
	k) k. </