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HomeMy WebLinkAboutPackets - Planning and Zoning Commission (192)       AGENDA ORO VALLEY PLANNING AND ZONING COMMISSION REGULAR SESSION June 7, 2022 ORO VALLEY COUNCIL CHAMBERS 11000 N. LA CAÑADA DRIVE The Town has modified its public comment procedures in the newly renovated Town Council Chambers. For more details, please see the instructions for in person and/or virtual speakers at the end of the agenda.   To watch and/or listen to the public meeting online, please visit https://www.orovalleyaz.gov/town/departments/town-clerk/meetings-and-agendas Executive Sessions – Upon a vote of the majority of the Planning and Zoning Commission, the Commission may enter into Executive Sessions pursuant to Arizona Revised Statutes §38-431.03 (A)(3) to obtain legal advice on matters listed on the Agenda.        REGULAR SESSION AT OR AFTER 6:00 PM   CALL TO ORDER   ROLL CALL   PLEDGE OF ALLEGIANCE   CALL TO AUDIENCE - at this time, any member of the public is allowed to address the Commission on any issue not listed on today’s agenda. Pursuant to the Arizona open meeting law, individual Commission members may ask Town staff to review the matter, ask that the matter be placed on a future agenda, or respond to criticism made by speakers. However, the Commission may not discuss or take legal action on matters raised during "Call to Audience." In order to speak during "Call to Audience", please specify what you wish to discuss when completing the blue speaker card.   COUNCIL LIAISON COMMENTS   REGULAR SESSION AGENDA   1.REVIEW AND APPROVAL OF THE MAY 3, 2022 REGULAR SESSION MEETING MINUTES   2.DISCUSSION AND POSSIBLE ACTION ON A CONCEPTUAL ARCHITECTURE REQUEST FOR A NEW URGENT CARE AND MEDICAL OFFICE BUILDING LOCATED IN THE SAN DORADO SHOPPING CENTER, 2200689   3.DISCUSSION AND POSSIBLE ACTION ON A REQUEST FOR A REVISION TO THE APPROVED CONCEPTUAL MODEL HOME ARCHITECTURE FOR A NEW RESIDENTIAL SUBDIVISION LOCATED NORTH OF MOORE ROAD AND EAST OF LA CANADA DRIVE ADJACENT TO LA CHOLLA AIRPARK   4.PUBLIC HEARING: DISCUSSION AND POSSIBLE ACTION FOR PROPOSED CODE AMENDMENTS TO ALIGN AND CLARIFY STANDARDS IN THE MULTI-FAMILY ZONING DISTRICTS, CHAPTER 23, PROVISIONS FOR RECREATION AREA, CHAPTER 26, DEFINITIONS, CHAPTER 31 AND OTHER RELATED ITEMS   PLANNING UPDATE (INFORMATIONAL ONLY)   ADJOURNMENT     POSTED: 5/31/2022 at 5:00 p.m. by dt When possible, a packet of agenda materials as listed above is available for public inspection at least 24 hours prior to the Commission meeting in the Town Clerk's Office between the hours of 8:00 a.m. – 5:00 p.m. The Town of Oro Valley complies with the Americans with Disabilities Act (ADA). If any person with a disability needs any type of accommodation, please notify the Town Clerk’s Office at least five days prior to the Commission meeting at 229-4700.     PUBLIC COMMENT ON AGENDA ITEMS   The Town has modified its public comment procedures for its public bodies to allow for limited remote/virtual comment via Zoom. The public may provide comments remotely only  on items posted as required Public Hearings, provided the speaker registers 24 hours prior to the meeting. For all other items, the public may complete a blue speaker card to be recognized in person by the Chair, according to all other rules and procedures. Written comments can also be emailed to Recording Secretary Jeanna Ancona at jancona@orovalleyaz.gov, for distribution to the Board of Adjustment prior to the meeting. Further instructions to speakers are noted below.     INSTRUCTIONS TO IN-PERSON SPEAKERS Members of the public shall be allowed to speak on posted public hearings and during Call to Audience when attending the meeting in person. The public may be allowed to speak on other posted items on the agenda at the discretion of the Chair. If you wish to address the Board on any item(s) on this agenda, please complete a blue speaker card located on the Agenda table at the back of the room and give it to the Recording Secretary. Please indicate on the blue speaker card which item number and topic you wish to speak on, or, if you wish to speak during Call to Audience, please specify what you wish to discuss. Please step forward to the podium when the Chair calls on you to address the Commission.  For the record, please state your name and whether or not you are a Town resident.1.Speak only on the issue currently being discussed by the Board. You will only be allowed to address the Commission one time regarding the topic being discussed.2. Please limit your comments to 3 minutes.3.During Call to Audience, you may address the Commission on any matter that is not on the agenda.4.Any member of the public speaking, must speak in a courteous and respectful manner to those present. 5. INSTRUCTIONS TO VIRTUAL SPEAKERS FOR PUBLIC HEARINGS    Members of the public may attend the meeting virtually and request to speak virtually on any agenda item that is listed as a Public Hearing.  If you wish to address the Board virtually during any listed Public Hearing, please complete the online speaker form by clicking here  https://forms.orovalleyaz.gov/forms/bluecard at least 24 hours prior to the start of the meeting. You must provide a valid email address in order to register. Town Staff will email you a link to the Zoom meeting the day of the meeting. After being recognized by the Chair, staff will unmute your microphone access and you will have 3 minutes to address the Commission. Further instructions regarding remote participation will be included in the email.    Thank you for your cooperation.    Planning & Zoning Commission 1. Meeting Date:06/07/2022   Requested by: Bayer Vella, Community and Economic Development  Case Number: N/A SUBJECT: REVIEW AND APPROVAL OF THE MAY 3, 2022 REGULAR SESSION MEETING MINUTES RECOMMENDATION: Staff recommends approval. EXECUTIVE SUMMARY: N/A. BACKGROUND OR DETAILED INFORMATION: N/A. FISCAL IMPACT: N/A. SUGGESTED MOTION: I MOVE to approve (approve with changes), the May 3, 2022 meeting minutes. Attachments 5-3-22 Draft Minutes  D R A F T MINUTES ORO VALLEY PLANNING AND ZONING COMMISSION REGULAR SESSION May 3, 2022 ORO VALLEY COUNCIL CHAMBERS 11000 N. LA CAÑADA DRIVE            REGULAR SESSION AT OR AFTER 6:00 PM   CALL TO ORDER Chair Gambill called the meeting to order at 6:00 p.m.   ROLL CALL Present: Hal Bergsma, Commissioner Jacob Herrington, Vice Chair Joe Nichols, Commissioner Skeet Posey, Commissioner Daniel Sturmon, Commissioner Celeste Gambill, Chair Staff Present:Michael Spaeth, Principal Planner Bayer Vella, Planning Manager David Laws, Permitting Manager Joe Andrews, Chief Civil Deputy Attorney  Commissioner Nichols attended via Zoom.   PLEDGE OF ALLEGIANCE Chair Gambill led the Commission and audience in the Pledge of Allegiance.   CALL TO AUDIENCE    The following individuals spoke in opposition to the Oro Valley Church of the Nazarene rezoning case: - Oro Valley resident Tim Tarris - Oro Valley resident Tim Fagen - Oro Valley resident Doug Dalby - Oro Valley resident Anthony Ferrera Oro Valley resident Raymond Bryant began speaking on the Morning Vista development (Agenda Item #2). He was informed that he would need to wait for the public comment period when the agenda item is presented.     COUNCIL LIAISON COMMENTS The council liaison was not present.   REGULAR SESSION AGENDA   1.REVIEW AND APPROVAL OF THE APRIL 5, 2022 REGULAR SESSION MEETING MINUTES       Motion by Commissioner Hal Bergsma, seconded by Commissioner Daniel Sturmon to approve the April 5, 2022 meeting minutes.    Vote: 6 - 0 Carried   2.DISCUSSION AND POSSIBLE ACTION REGARDING A PROPOSED 18-UNIT RESIDENTIAL SUBDIVISION LOCATED ON THE EAST CORNER OF RANCHO VISTOSO BLVD AND MORNING VISTA DR INTERSECTION (CASE NO. 2102029) ITEM A: PROPOSED CONCEPTUAL SITE PLAN AND CONCEPTUAL LANDSCAPE PLAN ITEM B: PROPOSED CONCEPTUAL MODEL HOME ARCHITECTURE       Planner Kyle Packer provided a presentation that included the following: - Purpose - Location - Existing Zoning - Item A: Conceptual Site Design - Open Space Requirements - Item A: Conceptual Landscape Design - Item B: Conceptual Model Home Architecture - Summary and Recommendation Keri Silvyn, with Lazarus & Silyvn, P.C., introduced the project team. Developer Michael Sarabia, provided background and updates to the project. Ms. Silvyn also provided background on the project and a presentation that included the following: - Original conceptual site/landscape plan - Public outreach comments - Revised conceptual site/landscape plan - Materials and color palette - Architectural design, including front elevation and street view, and views from the northeast, southeast and southwest Chair Gambill opened public comment portion for the previous blue card speaker (Oro Valley resident Raymond Bryant) from the Call to Audience. Mr. Bryant responded that he already stated his comments. Chair Gambill closed the public comment portion, as there were no other speaker requests. Discussion ensued among the Commission and staff. In response to the Commission's concerns for parking regarding lots 14-17, staff drafted a condition to add to the motion, which Principal Planner Michael Spaeth read for the Commission and audience: "Driveways for lots 14 through 17 are to be widened, and/or the distance to the rear property line shall be reduced to the minimum setback to better accommodate a standard vehicle." Further discussion continued among the Commission.    Motion by Commissioner Hal Bergsma, to recommend approval of the conceptual site plan and conceptual landscape plan for the proposed 18-unit residential subdivision located on the east corner of the Rancho Vistoso Boulevard and Morning Vista Drive intersection, based on the finding that the proposal complies with the Rancho Vistoso PAD, Oro Valley Zoning Code revised, Design Principles and applicable design standards with the condition that the driveways for lots 14-17 be at least 20 feet deep as all the other driveways in the development.    Principal Planner Michael Spaeth explained the challenges and reasons for the current site layout, including minimizing disturbance of the wash to the north and honoring requests from neighbors to provide an additional buffer. He also explained the current parking configuration does meet the multi-family residential parking requirement. The condition, as accepted by the applicant, will balance these factors and allow staff to further work with the applicant to maximize parking space as much as possible. Discussion ensued among the Commission and staff. Commissioner Bergsma withdrew his motion.    Motion by Commissioner Hal Bergsma, seconded by Commissioner Daniel Sturmon to recommend approval of the conceptual site plan and conceptual landscape plan for the proposed 18-unit residential subdivision located on the east corner of the Rancho Vistoso Boulevard and Morning Vista Drive intersection, based on the finding that the proposal would comply with the Rancho Vistoso PAD, Oro Valley Zoning Code revised, Design Principles and applicable design standards, with the condition as suggested by staff.    Planning Manager Bayer Vella stated that he wanted to make it clear that the site design meets code as currently presented. The purpose of the condition is not to make the design code compliant; the condition goes beyond code requirements. Commissioner Bergsma stated that he disagreed with Mr. Vella. Chief Civil Deputy Attorney Joe Andrews stated that the Commission has the option to go into Executive Session to discuss and review the law. Discussion ensued among the Commission.    Motion by Vice Chair Jacob Herrington, seconded by Commissioner Skeet Posey to move into Executive Session.    Vote: 6 - 0 Carried    The Commission entered into Executive Session at 6:49 p.m. The Commission resumed the Regular Session at 7:11 p.m. A roll call was taken when the meeting resumed: Commissioner Bergsma - present Vice Chair Herrington - present Commissioner Nichols - present Commissioner Posey - present Commissioner Sturmon - present Chair Gambill - present Commissioner Bergsma withdrew his previous motion, with Seconder Commissioner Sturmon agreeing to the withdrawal.    Motion by Commissioner Hal Bergsma, seconded by Commissioner Daniel Sturmon to recommend approval of the conceptual site plan and conceptual landscape plan for the proposed 18-unit residential subdivision located on the east corner of the Rancho Vistoso Boulevard and Morning Vista Drive intersection, based on the finding that the proposal complies with the Rancho Vistoso PAD, Oro Valley Zoning Code revised, Design Principles and applicable design standards, with the condition agreed to by the applicant, that driveways for lots 14 through 17 are to be widened, and/or the distance to the rear property line shall be reduced to the minimum setback to better accommodate a standard vehicle.    Vote: 6 - 0 Carried    Motion by Commissioner Hal Bergsma, seconded by Vice Chair Jacob Herrington to approve the conceptual model home architecture plan for the proposed 18-unit residential subdivision located on the east corner of the Rancho Vistoso Boulevard and Morning Vista Drive intersection, based on the finding that the proposal complies with the Design Principles and design standards of the Oro Valley Zoning Code Revised.    Vote: 6 - 0 Carried   3.DISCUSSION REGARDING PROPOSED CODE AMENDMENTS TO ALIGN AND CLARIFY STANDARDS IN THE MULTI-FAMILY ZONING DISTRICTS, CHAPTER 23, PROVISIONS FOR RECREATION AREA, CHAPTER 26, DEFINITIONS, CHAPTER 31 AND OTHER RELATED ITEMS       Principal Planner Milini Simms provided a presentation that included the following: - Purpose - Background - Key points - Housing in Oro Valley - Proposed code amendment - Define housing types - Detached dwelling units - Attached dwelling units - Multi-level dwelling units - Summary of revised housing definitions Discussion ensued among the Commission and staff. Ms. Simms continued with the presentation: - Align and clarify existing standards for each housing type - Application of recreation standards Discussion continued among the Commission and staff. Ms. Simms further continued with the presentation: - Application of recreation amenities - Align parking standards by housing type - Summary of code alignment and clarification - Revise R-6 setbacks for consistency with other OV multifamily zones - Proposed R-6 setbacks - General Plan compliance - Summary and next steps Further discussion continued among the Commission and staff.   PLANNING UPDATE (INFORMATIONAL ONLY) Principal Planner Michael Spaeth provided an update on agenda items for the next Commission meeting on June 7, 2022 and an upcoming Town Council study session for the Oro Valley Marketplace project on May 18, 2022.   ADJOURNMENT Chair Gambill adjourned the meeting at 7:57 p.m.   I hereby certify that the foregoing minutes are a true and correct copy of the minutes of the regular session of the Town of Oro Valley Planning and Zoning Commission of Oro Valley, Arizona held on the 3rd day of May 2022. I further certify that the meeting was duly called and held and that a quorum was present. ___________________________ Jeanna Ancona Senior Office Specialist    Planning & Zoning Commission 2. Meeting Date:06/07/2022   Requested by: Bayer Vella, Community and Economic Development  Case Number: 2200689 SUBJECT: DISCUSSION AND POSSIBLE ACTION ON A CONCEPTUAL ARCHITECTURE REQUEST FOR A NEW URGENT CARE AND MEDICAL OFFICE BUILDING LOCATED IN THE SAN DORADO SHOPPING CENTER, 2200689 RECOMMENDATION: Staff recommends approval of the conceptual architecture for the new medical service building in the San Dorado Shopping Center as shown in Attachment 1. EXECUTIVE SUMMARY: The purpose of this request is to consider Conceptual Architecture for an approximately 6,800 square foot urgent care and medical office building located on a vacant parcel in the San Dorado Shopping Center (Attachment 1). The shopping center is located east of Oracle Road and south of 1st Avenue as shown on the map to the right and outlined in yellow.  The property is zoned for commercial uses (Area 1) in the Oro Valley Town Centre Planned Area Development (PAD) with additional development standards detailed in the approved Final Site Plan for the center (Attachment 2).  The proposed building uses similar architectural and design features found throughout the existing shopping center. A final site plan revision to accommodate the new building is currently under review by staff and will be subject to administrative approval. The proposal is in conformance with the Design Principles and Design Standards of the Zoning Code and the PAD architectural guidelines, and staff recommends approval. This case requires a recommendation by the Planning and Zoning Commission for ultimate consideration by Town Council. As a reminder to the Commission, this case is focused on the architectural design only.  BACKGROUND OR DETAILED INFORMATION: Related Approvals   2002: Oro Valley Town Centre PAD approved by Town Council which included the subject parcel 2013: Conceptual Site Plan for the San Dorado Shopping Center approved by Town Council 2013: Final Site Plan for the San Dorado Shopping Center approved by Town Staff 2017: Final Site Plan revision approved by Town Staff for the OneAZ Credit Union 2022: Final Site Plan revision under review for proposed urgent care and medical office building for administrative approval Existing Site Conditions   Zoning: Area 1 in the Oro Valley Town Centre PAD Area of development: 27.82 acres Existing Uses: Restaurants, retail, offices, apartments, parking areas, civic area, and vacant building pads for future development Public art Proposed Improvements  Construct a new approximately 6,800 sf urgent care and medical office building Parking Landscaping The proposed medical service building will be located adjacent to an existing access drive and directly south of the existing Verizon Wireless store as shown in the image to the right. It uses consistent architectural elements and colors as existing commercial buildings in the center. The proposed location is in conformance with the previously approved Final Site Plan (Attachment 2).  The following is a list of noteworthy Design Principles in italics followed by staff commentary: Conceptual Architectural Design Review Principles, Zoning Code Section 22.9.D.5.b.i : Design: building architectural design shall be appropriate for the climate and characteristics of the Sonoran Desert, including indigenous and traditional textures, colors, and shapes found in and around Oro Valley. All development shall maintain and strengthen the high quality of design exemplified in Oro Valley through project creativity and design excellence. The proposed medical service building incorporates architectural styles, materials, and colors found in the Oro Valley area and compliments the existing buildings and overall style of the shopping center, creating a cohesive design theme. The medical service building uses similar colors and materials as the existing buildings including mortar washed slump block, pre-cast concrete along the building base, and metal canopies over the windows that promote energy conservation and a design appropriate to the Sonoran Desert environment. Entrances to the building are also covered. Photos of the existing shopping center and surrounding development can be found in Attachment 3 and a rendering of the proposed front elevation is shown below. Section 22.9.D.5.b.ii : Scale, Height and Mass: building scale, height and mass shall be consistent with the Town-approved intensity of the site, designated scenic corridors, and valued mountain views. Buildings shall be designed to respect the scale of adjoining areas and should mitigate the negative and functional impacts that arise from scale, bulk and mass. The height of the proposed medical service building is 26 feet to the top of the parapet. The approved site plan permits commercial buildings to be up to 45-feet tall, so the proposed height is well within this allowance. Existing commercial buildings in the center range from 24-feet to 30-feet high. The subject property is also located within the Oracle Road Scenic Corridor Overlay District (ORSCOD). The proposed architecture is consistent with the design requirements of ORSCOD by using natural colors that blend into the surrounding environment and varying the building roofline to provide visual relief to the Santa Catalina Mountains. The proposed building is a similar size to adjacent commercial buildings and conforms to the allowed square footage in the approved final site plan. The applicant has provided covered entryways, brick columns, inset arches, windows, and a varied roofline that all serve to break up the mass of the building, particularly on the front facade which is visible from Oracle Road. All mechanical equipment, such as air conditioning units, will be mounted on the roof and fully screened by parapets. Section 22.9.D.5.b.iii : Facade Articulation: all building facades shall be fully articulated, including variation in building massing, roof planes, wall planes, and surface articulation. Architectural elements including, but not limited to, overhangs, trellises, projections, awnings, insets, material, and texture shall be used to create visual interest that contributes to a building’s character. The proposed building utilizes varied wall planes by providing brick columns and inset arches on all four facades and a covered entryway on the front and rear facades. All four sides of the building also use a variety of colors and materials that add visual interest and compliments the larger shopping center, and are also consistent with the architectural standards in the PAD. Windows are provided on all four sides of the building and include metal canopies for energy conservation and additional visual interest. The main entrance to the building is on the west elevation facing Oracle Road, and the applicant has included a covered entry-way that adds dimension to the prominent facade and provides a shaded pedestrian amenity. Varied rooflines are provided on all four sides of the building to fully articulate the facades. The east elevation is the rear of the building and will be the least visible. However, this elevation still incorporates a covered entrance and architectural elements found on all other sides of the building. The south elevation will be visible from the access drive, and the applicant has added privacy windows higher up to provide articulation and includes consistent architectural treatments as the rest of the building. Overall, the applicant has used a variety of colors, materials, and variations of the wall planes and rooflines that successfully articulate all facades of the building and break up its mass and bulk. As shown, the proposed conceptual architecture complies with the Zoning Code, the PAD design standards, and approved site plan. Design Standards Analysis The proposed medical service building is in conformance with the Design Standards found in Addendum A of the Town Zoning Code by providing four sided architecture, articulated facades, varied rooflines with the use of parapets, and a varied material and color pallette consistent with the existing center. The mass of the proposed building is also minimized by using varied wall planes and rooflines, window canopies, and covered entryways, and the use of different materials, such as slump block and concrete, that provide variety of texture. The design of the building compliments the existing color, massing, and materials of existing structures at the San Dorado commercial center and surrounding area. Summary and Recommendation This proposal has been reviewed for conformance with both the Design Principles and Design Standards of the Zoning Code and Town Centre PAD. Staff has found that the request complies with the review criteria and recommends approval.  FISCAL IMPACT: N/A SUGGESTED MOTION: I MOVE to  recommend approval of the Conceptual Architecture for the proposed medical service building at the San Dorado Commercial Center, based on the findings that the request complies with the Design Principles and Design Standards of the Zoning Code. OR I MOVE to recommend denial of the Conceptual Architecture for the proposed medical service building at the San Dorado Commercial Center, based on a finding that ____________. Attachments Attachment 1: Applicant Submittal  Attachment 2: Approved Site Plan  Attachment 3: Photos of Surrounding Architecture  155 E. Rudasill Rd., Building 2 ~ Tucson, AZ 85704 ~ t 520 407 1344 ~ www.hightoncompany.com March 18, 2022 Town of Oro Valley Development & Infrastructure Services Department 11000 N. La Canada Drive, Oro Valley, AZ 85737 RE: Project Narrative – Urgent Care/Medical Office Building @ San Dorado, Pad E 10568 N. Oracle Road Oro Valley, AZ 85737 Town of Oro Valley, Architectural Design Context: The building elevations offer multi-dimensional planes, a variety of massings and canopy structures, and are articulated through the use of different colors, textures and materials. Variations in roof lines add visual interest, while keeping rooftop mechanical units fully concealed. A recessed main entry offers an inviting, covered environment, with landscaped features for plaza pedestrians and patients alike. Fenestration is incorporated judiciously to bath interior open areas in light while allowing privacy where needed for optimal patient care. Contextual Design: This building will join the other contemporary structures within San Dorado, combining desert- hued stucco planes, mortar washed adobe slump block columns and pre-cast concrete details to create an energy efficient envelope. The main entry façade provides a curved parapet return and enriched paving at pedestrian nodes and around the building are intended to express the San Dorado vernacular. Care has been taken to preserve as much existing vegetation as possible and new native Sonoran Desert species enhance the visual character and accentuate building entrances and amenities. Respectfully, Gary Highton, RA, CPA, LEED AP Highton Company, LLC gary@hightoncompany.com REVISED 4.18.22 SAN DORADO SITE ELEMENTS INCORPORATED ON THIS PROJECT: 1. MORTAR WASHED SLUMP BLOCK 2. PRECAST CONCRETE BASE 3. PRECAST CONCRETE CORNICE 4. EIFS PARAPET CORNICE FORMED & SCORED TO LOOK LIKE PRECAST 5. EIFS WALL FINISH - COLORS D,E & F UTILIZED 6. INSET ARCH DETAIL 7. CURVED PARAPET WITH LIGHTED SIGNAGE 1 2 9 3 6 6 10 11 8 8 7 12 2 3 1 4 4 5 6 11 9 . METAL AWNING 8. SIDEWALK SCORING & COLORED CONCRETE DETAIL 9. WALL SCONCE LIGHT FIXTURE 10. EIFS BASE DETAIL (TO LOOK LIKE PRECAST BASE) 11. YUCCA PLANTS AND DECORATIVE ROCK 12. SITE BENCH 13 13 13 VIOLATES SAID LAWS AND WILL BE SUBJECT TO LEGAL THESE DOCUMENTS ARE INSTRUMENTS OF SERVICE AND ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. REPRODUCTION OF THE MATERIAL HEREIN WITHOUT PROTECTED BY THE COPYRIGHT ACT OF 1976 AND WRITTEN CONSENT OF HIGHTON COMPANY, LLC Revisions:PROSECUTION.GoeICCommOHTmparcialArchitecturalNnyServiceswww.hightoncompany.comBuilding 2Tucson, Arizona 85704Telephone: 520 407 134403.18.22 #2122155 East Rudasill RoadTOWN OF ORO VALLEY CONCEPTUAL ARCHITECTURAL SUBMITTAL MEDICAL OFFICE BUILDING @ SAN DORADO, PAD E 10568 N. ORACLE ROAD ORO VALLEY, AZ 85737 E BUILDING SECTION 1/8" = 1'-0" F BUILDING SECTION 1/8" = 1'-0" FFE=2558.2' ORACLE ROAD SECTION NORTH-SOUTH FFE=2558.2'FFE=2560.3' SECTION EAST-WEST COPIER REF BLOOD DRAW MATERIALPRODUCT - N A M E FIXTURE-NUMBERBRANDMATERIAL PRODUC T - N AM E FIXTURE - N U MB E R BRAND MATERIALPRODUCT-NAMEFIXTURE-NUMBERBRAND BLOOD DRAW COPIERCOPIER WH SCALE SCALE WH REF PROCEDURE ROOM EXAM 1 WAITING (15) EXAM 2 EXAM 4 X-RAY CHECK-IN CHECK-OUT EXIT ENTER RECEPTION R.R. R.R. SOILED/ EVS OFFICE MGR. RECEP. CHECK-IN CHECK-OUT R.R. WAITING (26) M.A. M.A. BREAK RM. I.T. CLEAN LAB I.T. EXAM 1 EXAM 2 EXAM 4 EXAM 3 EXAM 5 EXAM 6 EXAM 8 EXAM 7 EXAM 9 PROCEDURE ROOM R.R. STAFF SOILED/ EVS CLEAN MEDS. LAB BREAK RM.PROV. OFFICE (3) Fire Riser CRASH CART ELECTRICAL SES EXAM 3 STOR. CABS. STOR. CABS. EXIT2' X 10' BENCHF EEF BUILDING & SITE SECTIONS 07 NORTHORACLE ROAD10580 N. ORACLE - SAN DORADO NORTHEAST NEIGHBORS 10580 N. ORACLE - VIEW TO SOUTHWEST ELEVATION 10580 N. ORACLE - VIEW TO SOUTHEAST ELEVATION WELLS FARGO BANK VIEW FROM WEST TO SAN DORADO SOUTH ENTRY DRIVE VACANT PARCEL TO SOUTHWEST VIEW ACROSS DRIVE TO PUSCH RIDGE VIEW TO WEST ROONEY RANCH SHOPPING CENTER ROONEY WASH 10211 N. ORACLE ROAD (NOT ON AERIAL IMAGE)THISPROJECT11005 N. ORACLE ROAD (NOT ON AERIAL IMAGE)11065 N. ORACLE ROAD (NOT ON AERIAL IMAGE)THIS PROJECT10568 N ORACLE San Dorado Conceptual Architecture, 2200689 Surrounding Architecture Attachment 3 Existing buildings in San Dorado Center San Dorado Conceptual Architecture, 2200689 Surrounding Architecture Attachment 3 Existing buildings in San Dorado Center San Dorado Conceptual Architecture, 2200689 Surrounding Architecture Attachment 3 Bank across Oracle Road Building across Oracle Road in the Oro Valley Retail Center NORTHORACLE ROAD10580 N. ORACLE - SAN DORADO NORTHEAST NEIGHBORS 10580 N. ORACLE - VIEW TO SOUTHWEST ELEVATION 10580 N. ORACLE - VIEW TO SOUTHEAST ELEVATION WELLS FARGO BANK VIEW FROM WEST TO SAN DORADO SOUTH ENTRY DRIVE VACANT PARCEL TO SOUTHWEST VIEW ACROSS DRIVE TO PUSCH RIDGE VIEW TO WEST ROONEY RANCH SHOPPING CENTER ROONEY WASH 10211 N. ORACLE ROAD (NOT ON AERIAL IMAGE)THISPROJECT11005 N. ORACLE ROAD (NOT ON AERIAL IMAGE)11065 N. ORACLE ROAD (NOT ON AERIAL IMAGE)THIS PROJECT10568 N ORACLE    Planning & Zoning Commission 3. Meeting Date:06/07/2022   Requested by: Bayer Vella, Community and Economic Development  Case Number: 2000189 SUBJECT: DISCUSSION AND POSSIBLE ACTION ON A REQUEST FOR A REVISION TO THE APPROVED CONCEPTUAL MODEL HOME ARCHITECTURE FOR A NEW RESIDENTIAL SUBDIVISION LOCATED NORTH OF MOORE ROAD AND EAST OF LA CANADA DRIVE ADJACENT TO LA CHOLLA AIRPARK RECOMMENDATION: Staff recommends approval of the revision to the approved conceptual model home architecture as shown in Attachment 1. EXECUTIVE SUMMARY: The purpose of this request is to consider a revision to the approved Conceptual Model Home Architecture from Fairfield Homes as shown in Attachment 1. The subdivision, known as Vermillion at Rancho Vistoso, is a new 29-lot residential subdivision currently under construction located approximately 1/4-mile north of Moore Road and west of La Cañada Drive as shown in the map to the right. There are currently five model homes approved for the subdivision, each with three elevations. These elevations are called Desert Modern, Sonoran, and Desert Classic. The Desert Modern elevation was approved by the Planning and Zoning Commission in 2020 with stone veneer and is included in Attachment 2. The full staff report can be found here. Due to the preference of homeowners in the subdivision, the applicant is proposing to remove the front facade stone veneer on the Desert Modern elevation only as an additional option for homebuyers in the subdivision. The proposed change to the approved Conceptual Model Home Architecture is a substantial enough change that it requires Planning and Zoning Commission approval and is reviewed for conformance with the Design Principles and applicable Design Standards of the Zoning Code. As such, staff finds the proposed revision to the model home architecture meets the Design Principles and applicable Design Standards and recommends approval. BACKGROUND OR DETAILED INFORMATION: Related Approvals  1987: Rancho Vistoso Planned Area Development approved  2015: Conceptual Site Plan and Conceptual Landscape Plan approved by Town Council 2019: Final Site Plan approved by Town staff 2019: Final Plat approved by Town Council 2020: Conceptual Model Home Architecture approved by the Planning and Zoning Commission 2021: Additional model 3300 administratively approved by Town Staff for the subdivision Existing Site Conditions  Zoning: Rancho Vistoso PAD Very Low Density Residential and Open Space  Gross area of development is 20.37 acres 29-lots Proposed Improvements  Total of five (5) single-story models Architectural Styles: Desert Classic, Sonoran, and Desert Modern Eight (8) color schemes Three (3) garage door styles Due to the preference of homebuyers, the applicant is requesting to add the option of no stone veneer on the front elevation for only the Desert Modern elevation for all five models. The Planning and Zoning Commission had previously approved this elevation with stone. Below is a representation of the model 2700 plan as previously approved and the change the applicant is proposing. The applicant is only proposing to add this revision as an option for the Desert Modern elevation, so homebuyers will still be able to choose the stone veneer for their home if they wish. The following is a list of noteworthy Design Principles in italics followed by staff commentary: Conceptual Architectural Design Review Principles, Zoning Code Section 22.9.D.5.b.i: Design: building architectural design shall be appropriate for the climate and characteristics of the Sonoran Desert, including indigenous and traditional textures, colors, and shapes found in and around Oro Valley. All development shall maintain and strengthen the high quality of design exemplified in Oro Valley through project creativity and design excellence. The proposed revision incorporates architectural styles, materials, and colors commonly found in the Oro Valley area. The option to have no stone on this elevation still compliments nearby existing architectural styles and designs in the community and the desert landscape, as it is common to see model homes without stone veneer. The option of no stone on the Desert Modern elevation also increases the diversity of the home design in the subdivision. The applicant has revised the color and material pallette (Attachment 1) to provide more contrast in the proposed revision, and three different hues that blend in with surrounding community and natural environment are still provided. The revision incorporates stucco pop-outs on the front facade instead of stone and uses contrasting colors for articulation. Recessed windows are still provided for energy conservation appropriate to the Sonoran Desert climate.  Section 22.9.D.5.b.ii: Scale, Height and Mass: building scale, height and mass shall be consistent with the Town-approved intensity of the site, designated scenic corridors, and valued mountain views. Buildings shall be designed to respect the scale of adjoining areas and should mitigate the negative and functional impacts that arise from scale, bulk and mass. The applicant has not changed the height or mass of the Desert Modern elevations with the proposed revision. The revision does not affect the Town approved height and complies with all Town requirements. Section 22.9.D.5.b.iii: Facade Articulation: all building facades shall be fully articulated, including variation in building massing, roof planes, wall planes, and surface articulation. Architectural elements including, but not limited to, overhangs, trellises, projections, awnings, insets, material, and texture shall be used to create visual interest that contributes to a building’s character. The proposed revision provides facade articulation with varied rooflines, stucco pop-outs, and contrasting color hues that add depth and interest to the facades of the Desert Modern elevations. Rear facades have not been changed and include covered patios and pop-outs, which add dimension to rear elevations. The Modern side elevations still include pop-outs painted with an accent color and a varied rooflines. The only change on the side elevations is that where the stone veneer wrapped around from the front facade before, this will now be a stucco pop-out. Design Standards Analysis The proposed revision is in conformance with the Design Standards found in Addendum A of the Town Zoning Code by providing four sided architecture, articulated facades and rooflines, and a varied material and color pallette. The proposed revision still incorporates colors and textures found in the area and compliment nearby architectural designs.   Conclusion In summary, the applicant's revision simply provides homebuyers the option of having no stone on the Desert Modern elevation for all models, and instead having stucco pop-outs. Homebuyers may still choose the stone if they wish. Staff finds the proposed model home architecture revision meets the Design Principles and applicable Design Standards of the Zoning Code and recommends approval. FISCAL IMPACT: N/A SUGGESTED MOTION: I MOVE to approve the revision to the Conceptual Model Home Architecture for the Desert Modern elevations, based on the findings that the request complies with the Design Principles and Design Standards of the Zoning Code. OR I MOVE to deny the revision to the Conceptual Model Home Architecture for the Desert Modern elevations as it does not meet ____________. Attachments Attachment 1: Applicant Submittal  Attachment 2: Planning and Zoning Commission Approved Conceptual Architecture  4578 N. FIRST AVE., SUITE 140 • TUCSON, AZ • 85718 PHONE: (520) 408-8117 • CELL: (520) 878-8689 • FAX: (520) 408-8028 MOORADIAN & ASSOCIATES, INC. January 14, 2020 Town of Oro Valley 11000 N. La Canada Drive Oro Valley, AZ 85737 Project: Rancho Vistoso Parcel 10A Subject: Project Narrative This document is to describe the proposed four (4) model plans being submitted for Rancho Vistoso Parcel 10A and how they conform to the Design principles and Design Standards set out in the Oro Valley Zoning Code. Parcel 10A contains 29 residential lots along La Canada Drive, north of Moore Road. The lots are generally 100’x146’ or 108.5’x134’. Lots 16-18 and 26-29 have height restrictions based on the La Cholla Airpark glide path. The height restrictions on Lots 26-28 are above the 22’-4” peak height of the tallest model/option combination while the balance of these restricted lots can be addressed by a variety of the available models and elevations. The proposed model plans each feature three different elevations: Desert Modern, Desert Classic and Sonoran. All elevations feature inset front, side and rear windows with large rear patios and multiple garage configurations including side-load garages. The Desert Modern elevations comprise of a flat roof with parapet surround at varying heights, horizontal projections above the window and door openings at the front elevations and vertical elements that can be either stucco or stone accents. These elevations feature more modern linear designs while blending with the materials and scale of the other available elevations while incorporating some of the aesthetic seen in the larger properties to the west of the subdivision and three properties immediately to the east. The Sonoran elevations include a hip roof with concrete tile and overhangs with wood fascia. These elevations are similar to what is seen on many homes in the existing subdivisions to the south, east and north of this parcel. Stucco corbels at deep-set garage doors and front porch openings and classic front door and garage door designs complete this timeless desert architecture. The Desert Classic elevations bridge the other two designs with flat roof and parapets featuring more ornamentation than the Desert Modern at the front of the home combined with a hip roof with concrete tile at the rear of the home. It combines some of the building blocks of each of the other two elevations but retains a unique look of its own grounding the other two styles to round out the neighborhood. Model 2200 has a base livable square footage of 2202 with three bedrooms, two baths and a two- car garage with various building extensions and additional garage options available. 4578 N. FIRST AVE., SUITE 140 • TUCSON, AZ • 85718 PHONE: (520) 408-8117 • CELL: (520) 878-8689 • FAX: (520) 408-8028 Model 2700 has a base livable square footage of 2746 with three bedrooms, 2.5 baths and both a two-car front and one-car side entry garage with various internal configurations, building extensions and additional garage options available. Model 3200 has a base livable square footage of 3292 with four bedrooms, 3.5 baths and a three- car tandem garage recessed behind the livable area with various internal configurations and additional garage options available. Model 3800 has a base livable square footage of 3770 with five bedrooms, 3.5 baths and both a two-car front and one-car side entry garage with various internal configurations, additional garage options and a wrap-around rear patio available. All models and elevations feature a minimum of 3-4 massing elements from the front view and have textured stucco walls with some stone accent options available. All four models are single story to keep the building mass low and spread out, retain privacy and mountain views to the greatest extent and provide a pleasing streetscape. Where possible and wherever a side-load garage is present the front facing garage door is set back between 2’-0” and 10’-0” from the front face of the other side of the structure to minimize apparent garage dominance. All third garage bay options are recessed back of the standard garage face. Sincerely Yours, Mooradian & Associates, Inc. Dan Cucci 2200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A0.0 COVER SHEET STRUCTURAL MECHANICAL & DRAWINGS ARCHITECTURAL DESIGN ENERGY CODE VALUES FR. DR. -OR- SGD XO WINDOW 0.23 SHGC 0.23 SOLID DOOR --- 0.32 U-VALUE 0.34 0.39 SH WINDOW 0.230.34 FXD WINDOW 0.250.32 (Including all applicable adopted amendments and/or ordinances) ADOPTED CODES: I.R.C.I.M.C. 2018 N.E.C. 2018 2017 I.P.C. 2018 I.F.C. 2018 MUNICIPALITY ORO VALLEY I.E.C.C. 2018 I.F.G.C. 2018 I.B.C. 2018 O.L.C. 27.2 SHEET LIST FAIRFIELD HOMES 2200 LIVABLE DESERT CLASSIC & SONORANDESERT MODERN PATIO 2-CAR GARAGE PORCH 2' EXTENSION 3-CAR PATIO 2-CAR GARAGE PORCH 2' EXTENSION 3-CAR LIVABLE 1-CAR GARAGE 1-CAR GARAGE 2' EXTENSION 4' EXTENSION 2' EXTENSION 2' EXTENSION 4' EXTENSION 2' EXTENSION AREA CALCULATIONS TOTAL LIVABLE 2202 COVERED ENTRY 81 REAR COVERED PATIO 276 GARAGE (DESERT MODERN)458 GARAGE (DESERT CLASSIC & SONORAN)432 TOTAL UNDER ROOF (STANDARD)2988 LIVABLE W/ OPT. SIDE ENTRY GARAGE 2185 OPT. SIDE ENTRY GARAGE 222 OPT. 2'-0" OWNER'S BEDROOM EXTENSION 30 OPT. 2'-0" BEDROOM 3 EXTENSION 32 OPT. 2'-0" 2-CAR GARAGE EXTENSION 40 OPT. 4'-0" 2-CAR GARAGE EXTENSION 80 OPT. 3-CAR GARAGE (DESERT MODERN)625 OPT. 3-CAR GARAGE (DESERT CLASSIC & SONORAN)632 OPT. 2'-0" 3-CAR GARAGE EXTENSION 60 OPT. 4'-0" 3-CAR GARAGE EXTENSION 120 OPT. 2-CAR GARAGE W/ 18' GARAGE DOOR (DESERT MODERN)681 OPT. 2-CAR GARAGE W/ 18' GARAGE DOOR (DESERT CLASSIC & SONORAN)689 OPT. 2'-0" 18' DOOR GARAGE EXTENSION 44 OPT. 4'-0" 18' DOOR GARAGE EXTENSION 88 OPT. R.V. GARAGE (DESERT MODERN)1062 OPT. R.V. GARAGE (DESERT CLASSIC & SONORAN)1069 OPT. 2'-0" R.V. GARAGE EXTENSION 70 OPT. 4'-0" R.V. GARAGE EXTENSION 140 TOTAL UNDER ROOF (MAXIMUM)4005 R.V. GARAGE R.V. GARAGE 2200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A0.1 ARCHITECTURAL GENERAL NOTES MECHANICAL: CARPENTRY: SITEWORK: CONCRETE: INSULATION: FACTORY-BUILT CHIMNEYS AND FIREPLACES: TILE ROOFING: STUCCO: PAINT: DRYWALL: FLASHING: BUILT UP ROOF: DOORS AND WINDOWS: SAFETY GLAZING: GENERAL: ELECTRICAL: FLOOR PLAN NOTES FLOOR PLAN KEYNOTES FLOOR PLAN DESERT MODERN (ELEVATION A) PARTIAL FLOOR PLAN DESERT CLASSIC (ELEVATION B) PARTIAL FLOOR PLAN SONORAN (ELEVATION C) OPT. 16'-0" SGD AT GREAT ROOM ALL ELEVATIONS 2200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A1.1 FLOOR PLAN ELEVATIONS A, B & C FLOOR PLAN NOTES FLOOR PLAN KEYNOTES K-804-LKATHRYNBATHSKOHLER CAST IRON OPT. OWNER'S BATH ALL ELEVATIONS OPT. 3-CAR GARAGE PARTIAL FLOOR PLAN D.C. & SONORAN (ELEVATIONS B & C) OPT. 3-CAR GARAGE PARTIAL FLOOR PLAN DESERT MODERN (ELEVATION A) OPT. 2'-0" OWNER'S SUITE EXTENSION ALL ELEVATIONS OPT. 2'-0" BEDROOM 3 EXTENSION DESERT MODERN (ELEVATION A)2200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A1.2 FLOOR PLAN OPTIONS OPT. CARRIAGE GARAGE PARTIAL FLOOR PLAN DESERT CLASSIC (ELEVATION B) OPT. CARRIAGE GARAGE PARTIAL FLOOR PLAN SONORAN (ELEVATION C) FLOOR PLAN NOTES FLOOR PLAN KEYNOTES OPT. CARRIAGE GARAGE PARTIAL FLOOR PLAN DESERT MODERN (ELEVATION A)2200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A1.3 FLOOR PLAN OPTIONS OPT. 18' GARAGE DOOR PARTIAL FLOOR PLAN D.C. & SONORAN (ELEVATIONS B & C) OPT. R.V. GARAGE PARTIAL FLOOR PLAN DESERT MODERN (ELEVATION A) OPT. R.V. GARAGE PARTIAL FLOOR PLAN D.C. & SONORAN (ELEVATIONS B & C) OPT. 18' GARAGE DOOR PARTIAL FLOOR PLAN DESERT MODERN (ELEVATION A)2200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A1.4 FLOOR PLAN OPTIONS ELEVATION KEYNOTES RIGHT ELEVATION DESERT MODERN LEFT ELEVATION DESERT MODERN REAR ELEVATION DESERT MODERN OPT. 3-CAR GARAGE PARTIAL RIGHT ELEVATION DESERT MODERN FRONT ELEVATION DESERT MODERN OPT. 3-CAR GARAGE PARTIAL FRONT ELEVATION DESERT MODERN 2200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A2.1 ELEVATION A DESERT MODERN ELEVATION KEYNOTES FRONT ELEVATION DESERT CLASSIC RIGHT ELEVATION DESERT CLASSIC LEFT ELEVATION DESERT CLASSIC REAR ELEVATION DESERT CLASSIC OPT. 3-CAR GARAGE PARTIAL RIGHT ELEVATION DESERT CLASSIC OPT. 3-CAR GARAGE PARTIAL FRONT ELEVATION DESERT CLASSIC 2200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A2.2 ELEVATION B DESERT CLASSIC ELEVATION KEYNOTES FRONT ELEVATION SONORAN RIGHT ELEVATION SONORAN LEFT ELEVATION SONORAN REAR ELEVATION SONORAN OPT. 3-CAR GARAGE PARTIAL RIGHT ELEVATION SONORAN OPT. 3-CAR GARAGE PARTIAL FRONT ELEVATION SONORAN 2200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A2.3 ELEVATION C SONORAN ELEVATION KEYNOTES RIGHT ELEVATION DESERT MODERN LEFT ELEVATION DESERT MODERN REAR ELEVATION DESERT MODERN OPT. 3-CAR GARAGE PARTIAL RIGHT ELEVATION DESERT MODERN FRONT ELEVATION DESERT MODERN OPT. 3-CAR GARAGE PARTIAL FRONT ELEVATION DESERT MODERN 2200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A2.4 OPT. 12' PLATE ELEVATION A DESERT MODERN ELEVATION KEYNOTES FRONT ELEVATION DESERT CLASSIC RIGHT ELEVATION DESERT CLASSIC LEFT ELEVATION DESERT CLASSIC REAR ELEVATION DESERT CLASSIC OPT. 3-CAR GARAGE PARTIAL RIGHT ELEVATION DESERT CLASSIC OPT. 3-CAR GARAGE PARTIAL FRONT ELEVATION DESERT CLASSIC 2200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A2.5 OPT. 12' PLATE ELEVATION B DESERT CLASSIC ELEVATION KEYNOTES FRONT ELEVATION SONORAN RIGHT ELEVATION SONORAN LEFT ELEVATION SONORAN REAR ELEVATION SONORAN OPT. 3-CAR GARAGE PARTIAL RIGHT ELEVATION SONORAN OPT. 3-CAR GARAGE PARTIAL FRONT ELEVATION SONORAN 2200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A2.6 OPT. 12' PLATE ELEVATION C SONORAN OPT. CARRIAGE GARAGE FRONT ELEVATION 'A' DESERT MODERN OPT. CARRIAGE GARAGE FRONT ELEVATION 'B' DESERT CLASSIC OPT. CARRIAGE GARAGE FRONT ELEVATION 'C' SONORAN ELEVATION KEYNOTES 2200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A2.7 OPT. CARRIAGE GARAGE ALL ELEVATIONS ELEVATION KEYNOTES OPT. R.V. GARAGE PARTIAL FRONT ELEVATION DESERT MODERN OPT. R.V. GARAGE PARTIAL FRONT ELEVATION DESERT CLASSIC OPT. R.V. GARAGE PARTIAL FRONT ELEVATION SONORAN OPT. R.V. GARAGE PARTIAL RIGHT ELEVATION DESERT MODERN OPT. R.V. GARAGE PARTIAL RIGHT ELEVATION DESERT CLASSIC OPT. R.V. GARAGE PARTIAL RIGHT ELEVATION SONORAN 2200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A2.8 OPT. R.V. GARAGE ALL ELEVATIONS 10' STANDARD ROOF PLAN ELEV. A DESERT MODERN 12' OPTION ROOF PLAN ELEV. A DESERT MODERN OPT. CARRIAGE GARAGE PARTIAL ROOF PLAN ELEV. A DESERT MODERN OPT. R.V. GARAGE W/ 12' PLATE PARTIAL ROOF PLAN ELEV. A DESERT MODERN OPT. 18' GARAGE DOOR PARTIAL ROOF PLAN ELEV. A DESERT MODERN OPT. R.V. GARAGE W/ 10' PLATE PARTIAL ROOF PLAN ELEV. A DESERT MODERN 2200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A3.1 ROOF PLAN ELEVATION A 10' OPTION ROOF PLAN ELEV. B DESERT CLASSIC 12' OPTION ROOF PLAN ELEV. B DESERT CLASSIC OPT. CARRIAGE GARAGE PARTIAL ROOF PLAN ELEV. B DESERT CLASSIC OPT. 18' GARAGE DOOR PARTIAL ROOF PLAN ELEV. B DESERT CLASSIC OPT. R.V. GARAGE W/ 10' PLATE PARTIAL ROOF PLAN ELEV. B DESERT CLASSIC OPT. R.V. GARAGE W/ 12' PLATE PARTIAL ROOF PLAN ELEV. B DESERT CLASSIC 2200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A3.2 ROOF PLAN ELEVATION B 10' OPTION ROOF PLAN ELEV. C SONORAN PARTIAL ROOF PLAN 2'-0" GARAGE EXTENSION ELEV. C SONORAN PARTIAL ROOF PLAN 4'-0" GARAGE EXTENSION ELEV. C SONORAN OPT. CARRIAGE GARAGE PARTIAL ROOF PLAN ELEV. C SONORAN OPT. R.V. GARAGE W/ 10' PLATE PARTIAL ROOF PLAN ELEV. C SONORAN OPT. 18' GARAGE DOOR PARTIAL ROOF PLAN ELEV. C SONORAN 2200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A3.3 ROOF PLAN ELEVATION C 12' OPTION ROOF PLAN ELEV. C SONORAN PARTIAL ROOF PLAN 2'-0" GARAGE EXTENSION ELEV. C SONORAN PARTIAL ROOF PLAN 4'-0" GARAGE EXTENSION ELEV. C SONORAN OPT. R.V. GARAGE W/ 12' PLATE PARTIAL ROOF PLAN ELEV. C SONORAN OPT. 18' GARAGE DOOR W/ 12' PLATE PARTIAL ROOF PLAN ELEV. C SONORAN 2200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A3.4 ROOF PLAN ELEVATION C 12' PLATE OPT. SECTION 'A' DESERT MODERN K-T13140-3BPINSTRIPEFAUCETSBRASS SECTION 'B' DESERT MODERN K-T13140-3BPINSTRIPEFAUCETSBRASSK-T13140-3BPINSTRIPEFAUCETSBRASS 'A' - OWNER'S BATH ELEVATION K-T13140-3BPINSTRIPEFAUCETSBRASS 2200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A4.1 BUILDING SECTIONS AND ARCHITECTURAL DETAILS SECTION KEYNOTES SECTION 'A' DESERT CLASSIC/SONORAN SECTION 'B' SONORAN SECTION 'B' DESERT MODERN K-T13140-3BPINSTRIPEFAUCETSBRASS SECTION 'B' DESERT CLASSIC SECTION 'B' DESERT CLASSIC/SONORAN K-T13140-3BPINSTRIPEFAUCETSBRASS 2200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A4.2 BUILDING SECTIONS SECTION KEYNOTES SECTION 'A' SONORAN SECTION 'A' DESERT MODERN SECTION 'A' DESERT CLASSIC 2200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A4.3 BUILDING SECTIONS ELECTRICAL PLAN OPT. CARRIAGE GARAGE PARTIAL FLOOR PLAN DESERT MODERN (ELEVATION A)2200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028E1.1 FIRST FLOOR & GARAGE OPTION ELECTRICAL PLAN ELECTRICAL NOTES ELECTRICAL LEGEND ONE LINE DIAGRAM (200 AMP SERVICE) ONE LINE DIAGRAM (300 AMP SERVICE) OPT. OWNER'S BATH OPT. 3-CAR GARAGE OPT. 2'-0" OWNER'S SUITE EXTENSION OPT. 2'-0" BEDROOM 3 EXTENSION K-804-LKATHRYNBATHSKOHLER CAST IRON 2200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028E1.2 ELECTRICAL PLAN OPTIONS ELECTRICAL NOTES ELECTRICAL LEGEND ONE LINE DIAGRAM (200 AMP SERVICE) ONE LINE DIAGRAM (300 AMP SERVICE) NOMIMAL VOLTAGE SINGLE PHASE ELECTRICAL LOAD CALCULATIONS AMP ELECTRICAL SERVICE200USE LOAD AMPACITY CONDUCTOR FOR DESIGN PURPOSES ONLY - ACTUAL FIELD CONDITIONS MAY VARY. WIRE SIZES NOTED IN CU/AL OR CU ONLY AS APPLICABLE 39. 35. 37. 33. EXTERIOR GFI / LTG. BATH GFI 40. 38. 36. 20 20 20 20 20 20 20 20 20 PANEL BOARD SCHEDULE 20 203. 17.GENERAL ARC-FAULT 31. 29. 27. 25. 21. 23. 19. GENERAL ARC-FAULT GENERAL ARC-FAULT15. 13. 11. FURNACE 1 IN GARAGE9. 7. 5. A/C 1 COMPRESSOR1. 4. KITCHEN GFI 1 18.DW/ DISP. 1 1 1 1 28. 30. 26. 24. 20. 22. KITCHEN GFI MICROWAVE GAS DRYER 1 1 1 1 1 1 WASHER 16. 14. 12. 10. 6. 8. 2. MOUNTING: MAINS:PHASE: TYPE: VOLT:120, 240 200 v. SURFACE SINGLE SQUARE D OR EQUAL # 1 1 15 15 1 15 1 20 2 40 BRKR BRKR WIRE SIZE 8 # 12 14 14 14 12 12 12 12 12 12 12 12 12 12 12 DESCRIPTIONDESCRIPTION DINING GFCI 30 2 ELECTRIC DRYER 40 2 " " " " 2 40 " " OPT. 220V OUTLET SMOKE DET. - ARC-FAULT " " CUAL 6 8 6 8 6 8 6 10 8 10 8 CU -OR- 8 6 8 6 GAS RANGE/COOKTOP ELECTRIC RANGE SPARE SPARE SPARE SPARE OPT. GAS OVEN 34. 32. 20 112 LAUNDRY GFI 20 112 30 2" " 10 8 10 8 OPT. ELECTRIC OVEN GENERAL ARC-FAULT 15 1 14 SPARE EXTERIOR GFI / LTG.20 112 SPARE SPARE SPARE BB A EXT. LAMP LOCATIONS (STD.) A A A A A AB B B GENERAL ARC-FAULT 15 1 14 FUTURE SOLAR ELECTRIC FUTURE SOLAR ELECTRIC A 2200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028E1.3 ELECTRICAL CALCS AND OUTDOOR LIGHTING G GASGASPLUMBING PLAN GAS GAS GAS GAS GAS GAS GAS GASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASOPT. OWNER'S BATH GASGASGASGASGASGASGASGASGASGASGASGAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGAS GAS GAS GASGASGASGASGASGASGASGASGASGASGAS GAS GAS GAS GAS GASGASGASGASGASGASGASGASGASK-804-LKATHRYNBATHSKOHLER CAST IRON 2200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028P1.1 PLUMBING PLAN PLUMBING NOTES WASTE RISER DIAGRAM STANDARD WATER DISTRIBUTION FIXTURE UNIT CALCULATIONS (P2903.6) WATER CLOSETS & LAVATORIES HOT WATER PIPE INSULATION GAS SUPPLY RISER DIAGRAM STD. PLAN STANDARD KITCHEN GAS PIPE SIZE DRAINAGE FIXTURE UNIT CALCS (P3004.1) GAS SUPPLY RISER DIAGRAM STD. PLAN GOURMET KITCHEN GAS PIPE SIZE GASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGAS GAS GAS GAS GAS GAS GAS DISTRIBUTION APPLIANCE GA S GA S GA S GA S GA S GAS DISTRIBUTION APPLIANCE INPUT INPUTGASGASGASGAS G A S GA S GA S GA S GA S GA S GAS GAS GAS GAS GAS GAS GA S GA S GA S GA S GA S GA S GAS GAS GAS GAS GAS GAS GASGASGASGA S GA S GA S GA S GA S GA S GAS GAS GAS G A S GA S GA S GA S GA S GA S GASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGAS GAS GAS GAS GAS GAS GA S GA S G A S GA S GA S GASGASGASGAS GA S GA S GA S GA S GA S GA S GAS GAS GAS GAS GAS GAS GAS GA S GA S GA S GA S GA S GA S GAS GAS GAS GAS GAS GAS GASGASGASGASGASGASGA S GA S GA S GA S GA S GA S GAS GAS GAS GA S GA S GA S GA S GA S GA S 2200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028P1.2 PLUMBING RISER DIAGRAMS AND PIPE SIZE CALCULATIONS PLUMBING NOTES 2700a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A0.0 COVER SHEET STRUCTURAL MECHANICAL & DRAWINGS ARCHITECTURAL DESIGN ENERGY CODE VALUES FR. DR. -OR- SGD XO WINDOW 0.23 SHGC 0.23 SOLID DOOR --- 0.32 U-VALUE 0.34 0.39 SH WINDOW 0.230.34 FXD WINDOW 0.250.32 (Including all applicable adopted amendments and/or ordinances) ADOPTED CODES: I.R.C.I.M.C. 2018 N.E.C. 2018 2017 I.P.C. 2018 I.F.C. 2018 MUNICIPALITY ORO VALLEY I.E.C.C. 2018 I.F.G.C. 2018 I.B.C. 2018 O.L.C. 27.2 SHEET LIST FAIRFIELD HOMES 2700 DESERT CLASSIC & SONORANDESERT MODERN AREA CALCULATIONS TOTAL LIVABLE (STANDARD)2746 COVERED ENTRY 61 REAR COVERED PATIO 274 2-CAR GARAGE ELEV. 'A' (ELEVS. 'B' & 'C')526 (521) 1-CAR GARAGE ELEV. 'A' (ELEVS. 'B' & 'C')271 (270) TOTAL UNDER ROOF (MINIMUM)3872 OPT. TEEN RETREAT OR BDRM 4 I.L.O. GARAGE 271 (270) OPT. 2'-0" DINING EXTENSION 29 OPT. 4'-0" DINING EXTENSION 58 OPT. 2'-0" OWNER'S SUITE EXTENSION 35 OPT. 4'-0" OWNER'S SUITE EXTENSION 70 OPT. 2'-0" 2-CAR GARAGE EXTENSION 45 OPT. 4'-0" 2-CAR GARAGE EXTENSION 91 OPT. 3-CAR GARAGE ELEV. 'A' (ELEVS. 'B' & 'C')749 (741) OPT. 2'-0" 3-CAR GARAGE EXTENSION 65 OPT. 4'-0" 3-CAR GARAGE EXTENSION 131 OPT. R.V. GARAGE (DESERT MODERN)1112 OPT. R.V. GARAGE (DESERT CLASSIC & SONORAN)1106 TOTAL LIVABLE (MAXIMUM)3145 TOTAL UNDER ROOF (MAXIMUM)4592 LIVABLE PATIO 2-CAR GARAGE PORCH 2' EXTENSION 3-CAR 4' EXTENSION 2' EXTENSION 4' EXTENSION 1-CAR GARAGE LIVABLE PATIO 2-CAR GARAGE PORCH 2' EXTENSION 3-CAR 4' EXTENSION 2' EXTENSION 4' EXTENSION 1-CAR GARAGE R.V. GARAGE R.V. GARAGE 2' EXTENSION 4' EXTENSION 2' EXTENSION 4' EXTENSION 2700a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A0.1 ARCHITECTURAL GENERAL NOTES MECHANICAL: ARPENTRY: SITEWORK: ONCRETE: NSULATION: FACTORY-BUILT CHIMNEYS AND FIREPLACES: TILE ROOFING: TUCCO: PAINT: DRYWALL: LASHING: BUILT UP ROOF: DOORS AND WINDOWS: SAFETY GLAZING: GENERAL: ELECTRICAL: FLOOR PLAN NOTES FLOOR PLAN KEYNOTES FLOOR PLAN DESERT MODERN (ELEVATION A) PARTIAL FLOOR PLAN DESERT CLASSIC (ELEVATION B) PARTIAL FLOOR PLAN SONORAN (ELEVATION C) OPT. 16'-0" SGD AT GREAT ROOM ALL ELEVATIONS 2700a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A1.1 FLOOR PLAN ELEVATIONS A, B & C FLOOR PLAN NOTES FLOOR PLAN KEYNOTES OPT. OWNER'S BATH ALL ELEVATIONS OPT. ON-SUITE BATHROOMS ALL ELEVATIONS K-804-LKATHRYNBATHSKOHLER CAST IRON OPT. TEEN RETREAT DESERT CLASSIC (ELEVATION B) OPT. TEEN RETREAT SONORAN (ELEVATION C) OPT. TEEN RETREAT DESERT MODERN (ELEVATION A) OPT. 3-CAR GARAGE PARTIAL FLOOR PLAN D.C. & SONORAN (ELEVATIONS B & C) OPT. 3-CAR GARAGE PARTIAL FLOOR PLAN DESERT MODERN (ELEVATION A)2700a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A1.2 FLOOR PLAN OPTIONS OPT. BEDROOM 4 PARTIAL FRONT ELEVATION DESERT CLASSIC (ELEV. B) OPT. BEDROOM 4 DESERT CLASSIC (ELEVATION B) OPT. BEDROOM 4 SONORAN (ELEVATION C) OPT. BEDROOM 4 DESERT MODERN (ELEVATION A) OPT. BEDROOM 4 PARTIAL FRONT ELEVATION DESERT MODERN (ELEV. A) FLOOR PLAN NOTES FLOOR PLAN KEYNOTES OPT. BEDROOM 4 PARTIAL LEFT ELEVATION DESERT MODERN (ELEV. A) OPT. BEDROOM 4 PARTIAL LEFT ELEVATION DESERT CLASSIC (ELEV. B) OPT. BEDROOM 4 PARTIAL LEFT ELEVATION SONORAN (ELEV. C)2700a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A1.3 FLOOR PLAN OPTIONS AND PARTIAL OPT. ELEVATIONS OPT. R.V. GARAGE PARTIAL FLOOR PLAN ALL ELEVATIONS OPT. R.V. GARAGE PARTIAL FRONT ELEVATION DESERT MODERN OPT. R.V. GARAGE PARTIAL FRONT ELEVATION DESERT CLASSIC OPT. R.V. GARAGE PARTIAL FRONT ELEVATION SONORAN OPT. R.V. GARAGE PARTIAL RIGHT ELEVATION DESERT MODERN OPT. R.V. GARAGE PARTIAL RIGHT ELEVATION DESERT CLASSIC OPT. R.V. GARAGE PARTIAL RIGHT ELEVATION SONORAN FLOOR PLAN NOTES FLOOR PLAN KEYNOTESELEVATION KEYNOTES FLOOR PLAN KEYNOTES 2700a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A1.4 FLOOR PLAN OPTIONS AND PARTIAL OPT. ELEVATIONS ELEVATION KEYNOTES RIGHT ELEVATION DESERT MODERN LEFT ELEVATION DESERT MODERN REAR ELEVATION DESERT MODERN OPT. 3-CAR GARAGE PARTIAL RIGHT ELEVATION DESERT MODERN FRONT ELEVATION DESERT MODERN OPT. 3-CAR GARAGE PARTIAL FRONT ELEVATION DESERT MODERN 2700a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A2.1 ELEVATION A DESERT MODERN ELEVATION KEYNOTES FRONT ELEVATION DESERT CLASSIC RIGHT ELEVATION DESERT CLASSIC LEFT ELEVATION DESERT CLASSIC REAR ELEVATION DESERT CLASSIC OPT. 3-CAR GARAGE PARTIAL RIGHT ELEVATION DESERT CLASSIC OPT. 3-CAR GARAGE PARTIAL FRONT ELEVATION DESERT CLASSIC 2700a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A2.2 ELEVATION B DESERT CLASSIC ELEVATION KEYNOTES FRONT ELEVATION SONORAN RIGHT ELEVATION SONORAN LEFT ELEVATION SONORAN REAR ELEVATION SONORAN OPT. 3-CAR GARAGE PARTIAL RIGHT ELEVATION SONORAN OPT. 3-CAR GARAGE PARTIAL FRONT ELEVATION SONORAN 2700a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A2.3 ELEVATION C SONORAN ELEVATION KEYNOTES RIGHT ELEVATION DESERT MODERN LEFT ELEVATION DESERT MODERN REAR ELEVATION DESERT MODERN OPT. 3-CAR GARAGE PARTIAL RIGHT ELEVATION DESERT MODERN FRONT ELEVATION DESERT MODERN OPT. 3-CAR GARAGE PARTIAL FRONT ELEVATION DESERT MODERN 2700a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A2.4 OPT. 12' PLATE ELEVATION A DESERT MODERN ELEVATION KEYNOTES FRONT ELEVATION DESERT CLASSIC RIGHT ELEVATION DESERT CLASSIC LEFT ELEVATION DESERT CLASSIC REAR ELEVATION DESERT CLASSIC OPT. 3-CAR GARAGE PARTIAL RIGHT ELEVATION DESERT CLASSIC OPT. 3-CAR GARAGE PARTIAL FRONT ELEVATION DESERT CLASSIC 2700a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A2.5 OPT. 12' PLATE ELEVATION B DESERT CLASSIC ELEVATION KEYNOTES FRONT ELEVATION SONORAN RIGHT ELEVATION SONORAN LEFT ELEVATION SONORAN REAR ELEVATION SONORAN OPT. 3-CAR GARAGE PARTIAL RIGHT ELEVATION SONORAN OPT. 3-CAR GARAGE PARTIAL FRONT ELEVATION SONORAN 2700a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A2.6 OPT. 12' PLATE ELEVATION C SONORAN ROOF PLAN - 10' PLATE ELEV. A DESERT MODERN ROOF PLAN - 12' PLATE OPT.ELEV. A DESERT MODERN 2700a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A3.1 ROOF PLANS ELEVATION A ROOF PLAN - 10' PLATE ELEV. B DESERT CLASSIC ROOF PLAN - 12' PLATE OPT.ELEV. B DESERT CLASSIC 2700a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A3.2 ROOF PLANS ELEVATION B ROOF PLAN - 10' PLATE ELEV. C SONORAN ROOF PLAN - 12' PLATE OPT.ELEV. C SONORAN PARTIAL ROOF PLAN - 3-CAR GARAGE AT OPT. 12' PLATE ELEV. C SONORAN OPT. 3-CAR w/ 2' GAR. EXT.ELEV. C SONORAN OPT. 3-CAR w/ 4' GAR. EXT.ELEV. C SONORAN 2700a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A3.3 ROOF PLANS ELEVATION C SECTION 'B' - 12' PLATE OPT. DESERT CLASSIC/SONORAN INTERIOR ELEVATION 'A' SECTION 'B' - 10' PLATE STD. DESERT CLASSIC/SONORAN 2700a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A4.1 BUILDING SECTIONS AND ARCHITECTURAL DETAILS SECTION KEYNOTES SECTION 'A' - 12' PLATE OPT. DESERT MODERN SECTION 'B' - 12' PLATE OPT. DESERT CLASSIC SECTION 'A' - 10' PLATE STD. DESERT MODERN SECTION 'B' - 10' PLATE STD. DESERT CLASSIC 2700a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A4.2 BUILDING SECTIONS SECTION KEYNOTES SECTION 'A' - 12' PLATE OPT. DESERT MODERN SECTION 'B' - 12' PLATE OPT. SONORAN SECTION 'A' - 10' PLATE STD. DESERT MODERN SECTION 'B' - 10' PLATE STD. SONORAN 2700a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A4.3 BUILDING SECTIONS SECTION KEYNOTES ELECTRICAL PLAN OPT. BEDROOM 4 2700a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028E1.1 FIRST FLOOR & SECOND FLOOR ELECTRICAL PLAN ELECTRICAL NOTES ELECTRICAL LEGEND ONE LINE DIAGRAM (200 AMP SERVICE) ONE LINE DIAGRAM (300 AMP SERVICE) OPT. OWNER'S BATH OPT. ON-SUITE BATHROOMS OPT. 3-CAR GARAGE PARTIAL FLOOR PLANOPT. TEEN RETREAT K-804-LKATHRYNBATHSKOHLER CAST IRON 2700a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028E1.2 ELECTRICAL PLAN OPTIONS BB AA NOMIMAL VOLTAGE SINGLE PHASE ELECTRICAL LOAD CALCULATIONS AMP ELECTRICAL SERVICE200USE LOAD AMPACITY CONDUCTOR FOR DESIGN PURPOSES ONLY - ACTUAL FIELD CONDITIONS MAY VARY. WIRE SIZES NOTED IN CU/AL OR CU ONLY AS APPLICABLE 39. 35. 37. 33. GARAGE GFI / LTG. BATH GFI 40. 38. 36. 20 20 20 20 20 20 20 20 20 PANEL BOARD SCHEDULE 20 203. 17.GENERAL ARC-FAULT 31. 29. 27. 25. 21. 23. 19. GENERAL ARC-FAULT GENERAL ARC-FAULT15. 13. 11. FURNACE 1 IN GARAGE9. 7. 5. A/C 1 COMPRESSOR1. 4. KITCHEN GFI 1 18.DW/ DISP. 1 1 1 1 28. 30. 26. 24. 20. 22. KITCHEN GFI MICROWAVE GAS DRYER 1 1 1 1 1 1 WASHER 16. 14. 12. 10. 6. 8. 2. MOUNTING: MAINS:PHASE: TYPE: VOLT:120, 240 200 v. SURFACE SINGLE SQUARE D OR EQUAL # 1 1 15 15 1 15 1 20 2 40 BRKR BRKR WIRE SIZE 8 # 12 14 14 14 12 12 12 12 12 12 12 12 12 12 12 DESCRIPTIONDESCRIPTION DINING GFCI 30 2 ELECTRIC DRYER 40 2 " " " " 2 40 " " OPT. 220V OUTLET SMOKE DET. - ARC-FAULT " " CU AL 6 8 6 8 6 8 6 10 8 10 8 CU -OR- 8 6 8 6 GAS COOKTOP ELECTRIC COOKTOP SPARE SPARE SPARE SPARE GAS OVEN 34. 32. 20 112 LAUNDRY GFI 20 112 30 2" " 10 8 10 8 ELECTRIC OVEN GENERAL ARC-FAULT 15 1 14 EXTERIOR GFI / LTG.20 112 SPARE SPARE SPARE GENERAL ARC-FAULT 115 14 GENERAL ARC-FAULT 15 1 14 FUTURE SOLAR ELECTRIC FUTURE SOLAR ELECTRIC EXT. LAMP LOCATIONS (STD.) A A B A A A B B A 2700a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028E1.3 ELECTRICAL CALCS AND OUTDOOR LIGHTING PLUMBING PLANGASGASGAS G GASGASGAS GAS GAS GAS GASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGAS OPT. ON-SUITE BATHROOMS OPT. BEDROOM 4 GAS GAS GASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGAS 2700a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028P1.1 FIRST FLOOR PLUMBING PLAN PLUMBING NOTES WASTE RISER DIAGRAM STANDARD WATER DISTRIBUTION FIXTURE UNIT CALCULATIONS (P2903.6) WATER CLOSETS & LAVATORIES HOT WATER PIPE INSULATION DRAINAGE FIXTURE UNIT CALCS (P3004.1) K-804-LKATHRYNBATHSKOHLER CAST IRON OPT. TEEN RETREAT OPT. OWNER'S BATH GAS SUPPLY RISER DIAGRAM STD. PLAN STANDARD KITCHEN GAS PIPE SIZE GAS SUPPLY RISER DIAGRAM STD. PLAN GOURMET KITCHEN GAS PIPE SIZEGASGASGASGASGASGASGASGASGASGASGASGASGA S GA S GAS GAS GAS GAS GAS GA S GA S GA S GA S GA S GAS GAS GAS GAS GAS GASGASGASG A S GA S GA S GA S GA S GAS DISTRIBUTION APPLIANCE INPUT GAS DISTRIBUTION APPLIANCE INPUTGASGASGASGAS GA S GA S GA S GA S GA S G A S GA S GA S GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GASGASGASGASGASGASGASGASGASGASGASGASGA S GA S GAS GAS GAS GAS GAS GA S GA S GA S GA S GA S GAS GAS GAS GAS GAS GASGASGASGA S G A S GA S GA S GA S GASGASGASGAS GA S GA S GA S GA S GA S GA S GA S GA S GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GASGASGAS2700a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028P1.2 PLUMBING RISER DIAGRAMS AND PIPE SIZE CALCULATIONS PLUMBING NOTES 3200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A0.0 COVER SHEET STRUCTURAL MECHANICAL & DRAWINGS ARCHITECTURAL DESIGN ENERGY CODE VALUES FR. DR. -OR- SGD XO WINDOW 0.23 SHGC 0.23 SOLID DOOR --- 0.32 U-VALUE 0.34 0.39 SH WINDOW 0.230.34 FXD WINDOW 0.250.32 (Including all applicable adopted amendments and/or ordinances) ADOPTED CODES: I.R.C.I.M.C. 2018 N.E.C. 2018 2017 I.P.C. 2018 I.F.C. 2018 MUNICIPALITY ORO VALLEY I.E.C.C. 2018 I.F.G.C. 2018 I.B.C. 2018 O.L.C. 27.2 FAIRFIELD HOMES 3200 AREA CALCULATIONS TOTAL LIVABLE (STANDARD)3292 COVERED ENTRY 140 REAR COVERED PATIO 209 3-CAR TANDEM GARAGE ELEV. 'A' (ELEVS. 'B' & 'C')701 (698) TOTAL UNDER ROOF (MINIMUM)4342 OPT. 2'-0" GARAGE EXTENSION 43 OPT. 4'-0" GARAGE EXTENSION 87 OPT. 4-CAR GARAGE ELEV. 'A' (ELEVS. 'B' & 'C')922 (918) OPT. 2'-0" 4-CAR GARAGE EXTENSION 63 OPT. 4'-0" 4-CAR GARAGE EXTENSION 127 OPT. R.V. GARAGE (DESERT MODERN)1319 OPT. R.V. GARAGE (DESERT CLASSIC & SONORAN)1314 TOTAL UNDER ROOF (MAXIMUM)4960 LIVABLE DESERT CLASSIC & SONORANDESERT MODERN PATIO 3-CAR GARAGE PORCH 4-CAR LIVABLE PATIO 3-CAR GARAGE PORCH 4-CAR SHEET LIST R.V. GARAGE R.V. GARAGE 3200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A0.1 ARCHITECTURAL GENERAL NOTES MECHANICAL: ARPENTRY: SITEWORK: ONCRETE: NSULATION: FACTORY-BUILT CHIMNEYS AND FIREPLACES: TILE ROOFING: TUCCO: PAINT: DRYWALL: LASHING: BUILT UP ROOF: DOORS AND WINDOWS: SAFETY GLAZING: GENERAL: ELECTRICAL: FLOOR PLAN NOTES FLOOR PLAN KEYNOTES FLOOR PLAN ELEV. A DESERT MODERN OPT. 16'-0" SGD AT GREAT ROOM ALL ELEVATIONS 3200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A1.1 FLOOR PLAN ELEVATION 'A' FLOOR PLAN NOTES FLOOR PLAN KEYNOTES K-804-LKATHRYNBATHSKOHLER CAST IRON OPT. OWNER'S BATH ALL ELEVATIONS OPT. BEDROOM 5 DESERT MODERN (ELEVATION A) OPT. 4-CAR GARAGE BAY DESERT MODERN (ELEVATION A) PARTIAL FLOOR PLAN D.C. & SONORAN (ELEVATIONS B & C) OPT. 4-CAR GARAGE BAY D.C. & SONORAN (ELEVATIONS B & C) OPT. BEDROOM 5 D.C. & SONORAN (ELEVATIONS B & C)3200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A1.2 FLOOR PLAN OPTIONS OPT. R.V. GARAGE PARTIAL FLOOR PLAN ALL ELEVATIONS OPT. R.V. GARAGE PARTIAL FRONT ELEVATION DESERT MODERN OPT. R.V. GARAGE PARTIAL FRONT ELEVATION DESERT CLASSIC OPT. R.V. GARAGE PARTIAL FRONT ELEVATION SONORAN OPT. R.V. GARAGE PARTIAL RIGHT ELEVATION DESERT MODERN OPT. R.V. GARAGE PARTIAL RIGHT ELEVATION DESERT CLASSIC OPT. R.V. GARAGE PARTIAL RIGHT ELEVATION SONORAN 3200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A1.3 FLOOR PLAN OPTIONS ELEVATION KEYNOTES FRONT ELEVATION DESERT MODERN RIGHT ELEVATION DESERT MODERN LEFT ELEVATION DESERT MODERN REAR ELEVATION DESERT MODERN OPT. 3-CAR GARAGE PARTIAL RIGHT ELEVATION DESERT MODERN OPT. 3-CAR GARAGE PARTIAL FRONT ELEVATION DESERT MODERN 3200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A2.1 ELEVATION A DESERT MODERN ELEVATION KEYNOTES FRONT ELEVATION DESERT CLASSIC RIGHT ELEVATION DESERT CLASSIC LEFT ELEVATION DESERT CLASSIC REAR ELEVATION DESERT CLASSIC OPT. 3-CAR GARAGE PARTIAL RIGHT ELEVATION DESERT CLASSIC OPT. 3-CAR GARAGE PARTIAL FRONT ELEVATION DESERT CLASSIC 3200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A2.2 ELEVATION B DESERT CLASSIC ELEVATION KEYNOTES FRONT ELEVATION SONORAN RIGHT ELEVATION SONORAN LEFT ELEVATION SONORAN OPT. 3-CAR GARAGE PARTIAL RIGHT ELEVATION SONORAN OPT. 3-CAR GARAGE PARTIAL FRONT ELEVATION SONORAN REAR ELEVATION SONORAN 3200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A2.3 ELEVATION C SONORAN FRONT ELEVATION DESERT CLASSIC FRONT ELEVATION DESERT MODERN FRONT ELEVATION SONORAN OPT. 3-CAR GARAGE PARTIAL FRONT ELEVATION DESERT MODERN OPT. 3-CAR GARAGE PARTIAL FRONT ELEVATION DESERT CLASSIC OPT. 3-CAR GARAGE PARTIAL FRONT ELEVATION SONORAN ELEVATION KEYNOTES 3200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A2.4 OPT. 12' PLATE FRONT ELEVATION A - DESERT MODERN B - DESERT CLASSIC C - SONORAN ELEVATION KEYNOTES RIGHT ELEVATION DESERT MODERN LEFT ELEVATION DESERT MODERN REAR ELEVATION DESERT MODERN OPT. 3-CAR GARAGE PARTIAL RIGHT ELEVATION DESERT MODERN 3200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A2.5 OPT. 12' PLATE ELEVATION A DESERT MODERN ELEVATION KEYNOTES RIGHT ELEVATION DESERT CLASSIC LEFT ELEVATION DESERT CLASSIC REAR ELEVATION DESERT CLASSIC OPT. 3-CAR GARAGE PARTIAL RIGHT ELEVATION DESERT CLASSIC 3200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A2.6 OPT. 12' PLATE ELEVATION B DESERT CLASSIC ELEVATION KEYNOTES RIGHT ELEVATION SONORAN LEFT ELEVATION SONORAN OPT. 3-CAR GARAGE PARTIAL RIGHT ELEVATION SONORAN REAR ELEVATION SONORAN 3200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A2.7 OPT. 12' PLATE ELEVATION C SONORAN ROOF PLAN - 10' PLATE ELEV. A DESERT MODERN ROOF PLAN - 12' PLATE OPT.ELEV. A DESERT MODERN 3200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A3.1 ROOF PLANS ELEVATION A ROOF PLAN - 10' PLATE ELEV. B DESERT CLASSIC ROOF PLAN - 12' PLATE OPT.ELEV. B DESERT CLASSIC 3200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A3.2 ROOF PLAN ELEVATION B PARTIAL ROOF PLAN 2'-0" GARAGE EXTENSION ELEV. C SONORAN PARTIAL ROOF PLAN 4'-0" GARAGE EXTENSION ELEV. C SONORAN ROOF PLAN - 10' PLATE ELEV. C SONORAN 3200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A3.3 ROOF PLAN ELEVATION C STD. 10' PLATE PARTIAL ROOF PLAN 2'-0" GARAGE EXTENSION ELEV. C SONORAN PARTIAL ROOF PLAN 4'-0" GARAGE EXTENSION ELEV. C SONORAN ROOF PLAN - 12' PLATE OPT.ELEV. C SONORAN 3200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A3.4 ROOF PLAN ELEVATION C OPT. 12' PLATE K-11453KELSTONTOILETSVITREOUS CHINA K-T13140-3BPINSTRIPEFAUCETSBRASS SECTION 'B' - 12' PLATE OPT. DESERT MODERN K-T13140-3BPINSTRIPEFAUCETSBRASS INTERIOR ELEVATION 'A' K-11453KELSTONTOILETSVITREOUS CHINA K-T13140-3BPINSTRIPEFAUCETSBRASS SECTION 'B' - 10' PLATE STD. DESERT MODERN 3200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A4.1 BUILDING SECTIONS AND ARCHITECTURAL DETAILS SECTION KEYNOTES K-T13140-3BPINSTRIPEFAUCETSBRASSK-T13140-3BPINSTRIPEFAUCETSBRASS SECTION 'A' - 12' PLATE OPT. DESERT MODERN SECTION 'B' - 12' PLATE OPT. DESERT CLASSIC K-11453KELSTONTOILETSVITREOUS CHINA K-T13140-3BPINSTRIPEFAUCETSBRASS K-T13140-3BPINSTRIPEFAUCETSBRASSK-T13140-3BPINSTRIPEFAUCETSBRASS SECTION 'A' - 10' PLATE STD. DESERT MODERN SECTION 'B' - 10' PLATE STD. DESERT CLASSIC K-11453KELSTONTOILETSVITREOUS CHINA K-T13140-3BPINSTRIPEFAUCETSBRASS 3200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A4.2 BUILDING SECTIONS SECTION KEYNOTES K-11453KELSTONTOILETSVITREOUS CHINA K-T13140-3BPINSTRIPEFAUCETSBRASSK-T13140-3BPINSTRIPEFAUCETSBRASS K-T13140-3BPINSTRIPEFAUCETSBRASS SECTION 'A' - 12' PLATE OPT. DESERT CLASSIC/SONORAN SECTION 'B' - 12' PLATE OPT. SONORAN K-11453KELSTONTOILETSVITREOUS CHINA K-T13140-3BPINSTRIPEFAUCETSBRASSK-T13140-3BPINSTRIPEFAUCETSBRASS K-T13140-3BPINSTRIPEFAUCETSBRASS SECTION 'A' - 10' PLATE STD. DESERT CLASSIC/SONORAN SECTION 'B' - 10' PLATE STD. SONORAN 3200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A4.3 BUILDING SECTIONS SECTION 'A' - 12' PLATE OPT. DESERT MODERN SECTION 'A' - 10' PLATE STD. DESERT MODERN COURTYARD ELEVATION 'B' DESERT MODERN COURTYARD ELEVATION 'B' DESERT CLASSIC COURTYARD ELEVATION 'B' SONORAN ELEVATION KEYNOTES COURTYARD ELEVATION 'C' DESERT MODERN COURTYARD ELEVATION 'C' DESERT CLASSIC COURTYARD ELEVATION 'C' SONORAN 3200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A4.4 BUILDING SECTIONS AND COURTYARD ELEVATIONS SECTION 'A' - 12' PLATE OPT. DESERT CLASSIC/SONORAN COURTYARD ELEVATION 'B' DESERT MODERN COURTYARD ELEVATION 'B' DESERT CLASSIC COURTYARD ELEVATION 'B' SONORAN COURTYARD ELEVATION 'C' DESERT MODERN COURTYARD ELEVATION 'C' DESERT CLASSIC COURTYARD ELEVATION 'C' SONORAN SECTION 'A' - 10' PLATE STD. DESERT CLASSIC/SONORAN ELEVATION KEYNOTES 3200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A4.5 BUILDING SECTIONS AND COURTYARD ELEVATIONS ELECTRICAL PLAN 3200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028E1.1 FIRST FLOOR & SECOND FLOOR ELECTRICAL PLAN ELECTRICAL NOTES ELECTRICAL LEGEND ONE LINE DIAGRAM (200 AMP SERVICE) ONE LINE DIAGRAM (300 AMP SERVICE) OPT. OWNER'S BATH OPT. 4TH GARAGE BAY PARTIAL FLOOR PLANOPT. BEDROOM 5 K-804-LKATHRYNBATHSKOHLER CAST IRON 3200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028E1.2 ELECTRICAL PLAN OPTIONS BB AA NOMIMAL VOLTAGE SINGLE PHASE ELECTRICAL LOAD CALCULATIONS AMP ELECTRICAL SERVICE200USE LOAD AMPACITY CONDUCTOR FOR DESIGN PURPOSES ONLY - ACTUAL FIELD CONDITIONS MAY VARY. WIRE SIZES NOTED IN CU/AL OR CU ONLY AS APPLICABLE 39. 35. 37. 33. GARAGE GFI / LTG. BATH GFI 40. 38. 36. 20 20 20 20 20 20 20 20 20 PANEL BOARD SCHEDULE 20 203. 17.GENERAL ARC-FAULT 31. 29. 27. 25. 21. 23. 19. GENERAL ARC-FAULT GENERAL ARC-FAULT15. 13. 11. FURNACE 1 IN GARAGE9. 7. 5. A/C 1 COMPRESSOR1. 4. KITCHEN GFI 1 18.DW/ DISP. 1 1 1 1 28. 30. 26. 24. 20. 22. KITCHEN GFI MICROWAVE GAS DRYER 1 1 1 1 1 1 WASHER 16. 14. 12. 10. 6. 8. 2. MOUNTING: MAINS:PHASE: TYPE: VOLT:120, 240 200 v. SURFACE SINGLE SQUARE D OR EQUAL # 1 1 15 15 1 15 1 20 2 40 BRKR BRKR WIRE SIZE 8 # 12 14 14 14 12 12 12 12 12 12 12 12 12 12 12 DESCRIPTIONDESCRIPTION DINING GFCI 30 2 ELECTRIC DRYER 40 2 " " " " 2 40 " " OPT. 220V OUTLET SMOKE DET. - ARC-FAULT " " CU AL 6 8 6 8 6 8 6 10 8 10 8 CU -OR- 8 6 8 6 GAS COOKTOP ELECTRIC COOKTOP SPARE SPARE SPARE SPARE GAS OVEN 34. 32. 20 112 LAUNDRY GFI 20 112 30 2" " 10 8 10 8 ELECTRIC OVEN GENERAL ARC-FAULT 15 1 14 EXTERIOR GFI / LTG.20 112 SPARE GENERAL ARC-FAULT 115 14 GENERAL ARC-FAULT 15 1 14 FUTURE SOLAR ELECTRIC FUTURE SOLAR ELECTRIC FURNACE 2 IN GARAGE 1 15 14 1 20 12A/C 2 COMPRESSOR EXT. LAMP LOCATIONS (STD.) A A B AA B B A 3200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028E1.3 ELECTRICAL CALCS AND OUTDOOR LIGHTING PLUMBING PLANGASGASGASGASGASGASGASGASGASGASGASGAS G GASGASGAS GAS GAS GAS GASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGAS OPT. OWNER'S BATH OPT. BEDROOM 5 K-804-LKATHRYNBATHSKOHLER CAST IRON GAS GAS GAS GAS GAS GAS GAS GAS 3200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028P1.1 FIRST FLOOR PLUMBING PLAN PLUMBING NOTES WASTE RISER DIAGRAM STANDARD WATER DISTRIBUTION FIXTURE UNIT CALCULATIONS (P2903.6) WATER CLOSETS & LAVATORIES HOT WATER PIPE INSULATION DRAINAGE FIXTURE UNIT CALCS (P3004.1) GAS SUPPLY RISER DIAGRAM STD. PLAN STANDARD KITCHEN GAS PIPE SIZE GAS SUPPLY RISER DIAGRAM STD. PLAN GOURMET KITCHEN GAS PIPE SIZEGASGASGASGASGASGASGASGASGASGASGASGASGA S GA S GAS GAS GAS GAS GAS GA S GA S GA S GA S GA S GAS GAS GAS GAS GAS GASGASGASG A S GA S GA S GA S GA S GAS DISTRIBUTION APPLIANCE INPUT GAS DISTRIBUTION APPLIANCE INPUT GASGASGASGAS GA S GA S GA S GA S GA S GA S GA S GA S GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GASGASGASGASGASGASGASGASGASGASGASGASGA S GA S GAS GAS GAS GAS GAS GA S GA S GA S GA S GA S GAS GAS GAS GAS GAS GASGASGASGA S G A S GA S GA S GA S GASGASGASGAS GA S GA S GA S GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GASGASGASGASGA S GAS GAS GAS GAS GAS GA S GA S G A S GA S GA S GAS GAS GA S GA S GA SGASGASGAS GASGASGASGAS GAS GA S GA S GA S 3200a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028P1.2 PLUMBING RISER DIAGRAMS AND PIPE SIZE CALCULATIONS PLUMBING NOTES 3800a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A0.0 COVER SHEET STRUCTURAL MECHANICAL & DRAWINGS ARCHITECTURAL DESIGN ENERGY CODE VALUES FR. DR. -OR- SGD XO WINDOW 0.23 SHGC 0.23 SOLID DOOR --- 0.32 U-VALUE 0.34 0.39 SH WINDOW 0.230.34 FXD WINDOW 0.250.32 (Including all applicable adopted amendments and/or ordinances) ADOPTED CODES: I.R.C.I.M.C. 2018 N.E.C. 2018 2017 I.P.C. 2018 I.F.C. 2018 MUNICIPALITY ORO VALLEY I.E.C.C. 2018 I.F.G.C. 2018 I.B.C. 2018 O.L.C. 27.2 FAIRFIELD HOMES 3800 DESERT CLASSIC & SONORANDESERT MODERN PATIO A 2-CAR GARAGE PORCH 3-CAR LIVABLE AREA CALCULATIONS TOTAL LIVABLE 3770 COVERED ENTRY 161 REAR COVERED PATIO 'A'390 REAR COVERED PATIO 'B'216 REAR COVERED PATIO 'C'120 2-CAR GARAGE (DESERT MODERN)567 1-CAR GARAGE (DESERT MODERN)275 2-CAR GARAGE (DESERT CLASSIC & SONORAN)577 1-CAR GARAGE (DESERT CLASSIC & SONORAN)279 OPT. 3-CAR GARAGE (DESERT MODERN)850 OPT. 3-CAR GARAGE (DESERT CLASSIC & SONORAN)859 OPT. R.V. GARAGE (DESERT MODERN)1214 OPT. R.V. GARAGE (DESERT CLASSIC & SONORAN)1225 TOTAL UNDER ROOF (STANDARD)5163 TOTAL UNDER ROOF (MAXIMUM)6161 PATIO C PATIO B 1-CAR GARAGE R.V. PATIO A 2-CAR GARAGE PORCH 3-CAR LIVABLE PATIO C PATIO B 1-CAR GARAGE R.V. SHEET LIST 3800a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A0.1 ARCHITECTURAL GENERAL NOTES MECHANICAL: CARPENTRY: SITEWORK: CONCRETE: INSULATION: FACTORY-BUILT CHIMNEYS AND FIREPLACES: TILE ROOFING: STUCCO: PAINT: DRYWALL: FLASHING: BUILT UP ROOF: DOORS AND WINDOWS: SAFETY GLAZING: GENERAL: ELECTRICAL: FLOOR PLAN NOTES FLOOR PLAN ELEV. A DESERT MODERN FLOOR PLAN KEYNOTES 3800a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A1.1 FLOOR PLAN ELEVATION 'A' FLOOR PLAN NOTES FLOOR PLAN KEYNOTES OPT. OWNER'S BATH ALL ELEVATIONS K-804-LKATHRYNBATHSKOHLER CAST IRON OPT. 4-BEDROOM W/ ON-SUITES, TEEN LOUNGE AND DEN DESERT MODERN (ELEVATION A) OPT. 6-BEDROOM DESERT MODERN (ELEVATION A)3800a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A1.2 FLOOR PLAN OPTIONS FLOOR PLAN ELEV. C SONORAN FLOOR PLAN ELEV. B DESERT CLASSIC FLOOR PLAN NOTES FLOOR PLAN KEYNOTES 3800a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A1.3 FLOOR PLAN OPTIONS OPT. R.V. GARAGE ELEV. B & C DESERT CLASSIC & SONORAN OPT. R.V. GARAGE ELEV. A DESERT MODERN OPT. 3-CAR GARAGE ELEV. B & C DESERT CLASSIC & SONORAN OPT. 3-CAR GARAGE ELEV. A DESERT MODERN FLOOR PLAN KEYNOTES 3800a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A1.4 FLOOR PLAN OPTIONS FRONT ELEVATION DESERT CLASSIC FRONT ELEVATION DESERT MODERN FRONT ELEVATION SONORAN OPT. 3-CAR GARAGE PARTIAL FRONT ELEVATION DESERT MODERN OPT. 3-CAR GARAGE PARTIAL FRONT ELEVATION DESERT CLASSIC OPT. 3-CAR GARAGE PARTIAL FRONT ELEVATION SONORAN ELEVATION KEYNOTES 3800a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A2.1 FRONT ELEVATION A - DESERT MODERN B - DESERT CLASSIC C - SONORAN ELEVATION KEYNOTES RIGHT ELEVATION DESERT MODERN LEFT ELEVATION DESERT MODERN REAR ELEVATION DESERT MODERN OPT. 3-CAR GARAGE PARTIAL RIGHT ELEVATION DESERT MODERN 3800a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A2.2 ELEVATION A DESERT MODERN ELEVATION KEYNOTES RIGHT ELEVATION DESERT CLASSIC LEFT ELEVATION DESERT CLASSIC REAR ELEVATION DESERT CLASSIC OPT. 3-CAR GARAGE PARTIAL RIGHT ELEVATION DESERT CLASSIC 3800a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A2.3 ELEVATION B DESERT CLASSIC ELEVATION KEYNOTES RIGHT ELEVATION SONORAN LEFT ELEVATION SONORAN OPT. 3-CAR GARAGE PARTIAL RIGHT ELEVATION SONORAN REAR ELEVATION SONORAN 3800a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A2.4 ELEVATION C SONORAN ELEVATION KEYNOTES RIGHT ELEVATION DESERT MODERN LEFT ELEVATION DESERT MODERN REAR ELEVATION DESERT MODERN FRONT ELEVATION DESERT MODERN 3800a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A2.5 12' PLATE OPTION A - DESERT MODERN ELEVATION KEYNOTES RIGHT ELEVATION DESERT CLASSIC LEFT ELEVATION DESERT CLASSIC REAR ELEVATION DESERT CLASSIC FRONT ELEVATION DESERT CLASSIC 3800a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A2.6 12' PLATE OPTION B - DESERT CLASSIC ELEVATION KEYNOTES RIGHT ELEVATION SONORAN LEFT ELEVATION SONORAN REAR ELEVATION SONORAN FRONT ELEVATION SONORAN 3800a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A2.7 12' PLATE OPTION C - SONORAN ELEVATION KEYNOTES OPT. R.V. GARAGE PARTIAL FRONT ELEVATION DESERT MODERN OPT. R.V. GARAGE PARTIAL FRONT ELEVATION DESERT CLASSIC OPT. R.V. GARAGE PARTIAL FRONT ELEVATION SONORAN OPT. R.V. GARAGE PARTIAL RIGHT ELEVATION DESERT MODERN OPT. R.V. GARAGE PARTIAL RIGHT ELEVATION DESERT CLASSIC OPT. R.V. GARAGE PARTIAL RIGHT ELEVATION SONORAN 3800a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A2.8 OPTIONAL R.V. GARAGE ROOF PLAN 10' STD.ELEV. A DESERT MODERN ROOF PLAN 12' OPT.ELEV. A DESERT MODERN 3800a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A3.1 ROOF PLAN ELEVATION A ROOF PLAN 10' STD.ELEV. B DESERT CLASSIC ROOF PLAN 12' OPT.ELEV. B DESERT CLASSIC 3800a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A3.2 ROOF PLAN ELEVATION B ROOF PLAN 10' STD.ELEV. C SONORAN ROOF PLAN 12' OPT.ELEV. C SONORAN 3800a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A3.3 ROOF PLAN ELEVATION C SECTION 'A' DESERT MODERN SECTION 'A' DESERT CLASSIC/SONORAN 3800a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A4.1 BUILDING SECTIONS SECTION KEYNOTES SECTION 'A' SONORAN SECTION 'A' DESERT MODERN SECTION 'A' DESERT CLASSIC 3800a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A4.2 BUILDING SECTIONS SECTION KEYNOTES K-T13140-3BPINSTRIPEFAUCETSBRASS INTERIOR ELEVATION 'B' COURTYARD ELEVATION 'C' DESERT MODERN ELEVATION KEYNOTES COURTYARD ELEVATION 'D' DESERT MODERN COURTYARD ELEVATION 'D' DESERT CLASSIC COURTYARD ELEVATION 'D' SONORAN K-T13140-3BPINSTRIPEFAUCETSBRASSK-T13140-3BPINSTRIPEFAUCETSBRASS INTERIOR ELEVATION 'A' COURTYARD ELEVATION 'C' DESERT CLASSIC COURTYARD ELEVATION 'C' SONORAN 3800a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028A4.3 ARCHITECTURAL DETAILS ELECTRICAL PLAN 3800a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028E1.1 FIRST FLOOR & SECOND FLOOR ELECTRICAL PLAN ELECTRICAL NOTES ELECTRICAL LEGEND ONE LINE DIAGRAM (200 AMP SERVICE) ONE LINE DIAGRAM (300 AMP SERVICE) OPT. OWNER'S BATH ALL ELEVATIONS OPT. 4-BEDROOM W/ ON-SUITES, TEEN LOUNGE AND DEN DESERT MODERN (ELEVATION A) OPT. 6-BEDROOM DESERT MODERN (ELEVATION A) K-804-LKATHRYNBATHSKOHLER CAST IRON 3800a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028E1.2 ELECTRICAL PLAN OPTIONS BB EXT. LAMP LOCATIONS (STD.) A A B A A B B AA A NOMIMAL VOLTAGE SINGLE PHASE ELECTRICAL LOAD CALCULATIONS AMP ELECTRICAL SERVICE200USE LOAD AMPACITY CONDUCTOR FOR DESIGN PURPOSES ONLY - ACTUAL FIELD CONDITIONS MAY VARY. WIRE SIZES NOTED IN CU/AL OR CU ONLY AS APPLICABLE 39. 35. 37. 33. GARAGE/EXT. GFI / LTG. BATH GFI 40. 38. 36. 20 20 20 20 20 20 20 20 20 PANEL BOARD SCHEDULE 20 203. 17.GENERAL ARC-FAULT 31. 29. 27. 25. 21. 23. 19. GENERAL ARC-FAULT GENERAL ARC-FAULT15. 13. 11. FURNACE 1 IN GARAGE9. 7. 5. A/C 1 COMPRESSOR1. 4. KITCHEN GFI 1 18.DW/ DISP. 1 1 1 1 28. 30. 26. 24. 20. 22. KITCHEN GFI MICROWAVE GAS DRYER 1 1 1 1 1 1 WASHER 16. 14. 12. 10. 6. 8. 2. MOUNTING: MAINS:PHASE: TYPE: VOLT:120, 240 200 v. SURFACE SINGLE SQUARE D OR EQUAL # 1 1 15 15 1 15 1 20 2 35 BRKR BRKR WIRE SIZE 8 # 12 14 14 14 12 12 12 12 12 12 12 12 12 12 12 DESCRIPTIONDESCRIPTION DINING GFCI 30 2 ELECTRIC DRYER 40 2 " " " " 2 40 " " OPT. 220V OUTLET SMOKE DET. - ARC-FAULT " " CU AL 6 8 6 8 6 8 6 10 8 10 8 CU -OR- 8 6 8 6 GAS COOKTOP ELECTRIC COOKTOP SPARE SPARE SPARE GAS OVEN 34. 32. 20 112 LAUNDRY GFI 20 112 30 2" " 10 8 10 8 ELECTRIC OVEN GENERAL ARC-FAULT 15 1 14 EXTERIOR GFI / LTG.20 112 GENERAL ARC-FAULT 115 14 GENERAL ARC-FAULT 15 1 14 FUTURE SOLAR ELECTRIC FUTURE SOLAR ELECTRIC FURNACE 2 IN GARAGE 1 15 14 25A/C 2 COMPRESSOR B B B A A A GENERAL ARC-FAULT 115 14 2 10 8 10 8" "3800a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028E1.3 ELECTRICAL CALCS AND OUTDOOR LIGHTING PLUMBING PLAN G GASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGASGAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GASGASGASGASGASGASGAS3800a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028P1.1 PLUMBING PLAN PLUMBING NOTES OPT. OWNER'S BATH OPT. 4-BEDROOM W/ ON-SUITES, TEEN LOUNGE AND DEN OPT. 6-BEDROOM K-804-LKATHRYNBATHSKOHLER CAST IRON G GASGASG GASGAS3800a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028P1.2 PLUMBING PLAN OPTIONS PLUMBING NOTES WASTE RISER DIAGRAM STANDARD WATER DISTRIBUTION FIXTURE UNIT CALCULATIONS (P2903.6) WATER CLOSETS & LAVATORIES HOT WATER PIPE INSULATION DRAINAGE FIXTURE UNIT CALCS (P3004.1) GAS SUPPLY RISER DIAGRAM GAS PIPE SIZEGASGASGASGASGASGASGASGASGASGASGASGAS GAS DISTRIBUTION APPLIANCE INPUT GASGASGASGASGASGASGAS GAS GAS GAS GAS GA S GA S GA S GA S GA S GA S GA S GA S GA S GA S GAS GAS GAS GAS GAS GAS GAS GAS GAS GA S GA S GA S GA S GA S GA S G A S GA S GA S GA S GA S GASGASGASGAS GAS GAS GAS GAS GASGASGASGA S GA S GA S GA S GA S WASTE RISER DIAGRAM ON-SUITE OPTION GAS GAS 3800a PLANRancho Vistoso 10ATown of Oro Valley, ArizonaFAIRFIELD HOMESMOORADIAN& ASSOCIATES4578 N. First Avenue, Suite 140 Tucson, AZ 85718T: (520) 408-8117 F: (520) 408-8028P1.3 PLUMBING RISER DIAGRAMS AND PIPE SIZE CALCULATIONS PLUMBING NOTES RANCHO VISTOSO PARCEL 10-A SEQ # 20193170002 RECORDED: NOVEMBER 13, 2019 *** THE FOLLOWING PLAT IS AN ANNOTATED VERSION OF THE ORIGINAL DOCUMENT. IT HAS BEEN ALTERED BY PIMA COUNTY DEVELOPMENT SERVICES TO SHOW ADDITIONAL INFORMATION. ORIGINAL COPIES MAY BE OBTAINED FROM THE PIMA COUNTY RECORDER *** ANNOTATED COPY ANNOTATED COPY ANNOTATED COPY ANNOTATED COPY ANNOTATED COPY ANNOTATED COPY ANNOTATED COPY ANNOTATED COPY ANNOTATED COPY ANNOTATED COPY ANNOTATED COPY ANNOTATED COPY Rancho Vistoso Exterior Colorizations Scheme 1 Sherwin Williams Mexican Sand SW7519 - LRV32 Main Sherwin Williams Tree Branch SW7525 - LRV19 Front Door Sherwin Williams Meadowlark SW7522 - LRV25 Pop-outs Paint Grade Four Panel Garage Door Match Main Color Roof Tile Malibu 2549 - Santa Paula Tan Vinyl Windows AZ Stone Clay Brick Cornwall Optional Brick AZ Stone Coronado Honey Ledge Sioux Falls Optional Stone Scheme 2 Sherwin Williams Smoky Beige SW9087 - LRV40 Main Sherwin Williams Utaupeia SW9088 - LRV29 Front Entry Sherwin Williams Caraibe SW9090 - LRV12 Pop-outs Paint Grade Four Panel Garage Door Match Main Color Tan Vinyl Windows AZ Stone Quickstack Coastal Brown Optional Stone Roof Tile Malibu 2581 Arcadia Canyon Brown AZ Stone Town Series Clay Newcastle Optional Brick Scheme 3 Sherwin Williams Sands of Time SW6101 - LRV39 Main Sherwin Williams Portabello SW6102 - LRV21 Pop-outs Sherwin Williams Tea Chest SW6103 - LRV14 Front Entry Paint Grade Four Panel Garage Door Match Main Color Tan Vinyl Windows Roof Tile Malibu 2530 Weathered Adobe AZ Stone Drystack Idaho Antique Buff Optional Stone AZ Stone Town Series Canyon Optional Brick Scheme 4 Sherwin Williams Sandy Ridge SW7535 - LRV28 Pop-outs Sherwin Williams Resort Tan SW7550 - LRV22 Front Door Entry Sherwin Williams Studio Taupe SW7549 - LRV35 Main Paint Grade Four Panel Garage Door Match Main Color Tan Vinyl Windows Roof Tile Bel Air 4690 Pewter Bronze Blend AZ Stone Clay Brick Cornwall Optional Brick AZ Stone Coronado Honey Ledge Shasta Optional Stone Scheme 5 Sherwin Williams Palisades SW7635 - LRV35 Main Sherwin Williams Sticks and Stones SW7503 - LRV31 Pop-outs Sherwin Williams Pavestone SW7642- LRV34 Front Entry Tan Vinyl WindowsPaint Grade Four Panel Garage Door Match Main Color AZ Stone Quickstack Antique Cream Optional Stone Roof Tile Bel Air 4687 Brown Gray Range AZ Stone Belgian Brick Bear Creek Optional Brick Scheme 6 Sherwin Williams Hardware SW6172 - LRV23 Main Sherwin Williams Cocoon SW6173 - LRV15 Entry Wall Sherwin Williams Muddled Basil SW7745 - LRV10 Roof Line and Pouts Roof Tile Bel Air 4690 Pewter Bronze Blend Paint Grade Four Panel Garage Door Match Main Color Tan Vinyl Windows AZ Stone Quickstack Aspen Optional Stone AZ Stone Clay Brick Carmel Mountain Optional Brick Scheme 7 Sherwin Williams Hammered Silver SW2840 - LRV26 Main Sherwin Williams Homestead Brown SW7515 - LRV12 Front Door Entry Sherwin Williams Foothills SW7514 - LRV19 Pop-outs Paint Grade Four Panel Garage Door Match Main Color Tan Vinyl Windows Roof Tile Malibu 2581 Arcadia Canyon Brown AZ Stone Belgian Brick Bear Creek Optional Brick AZ Stone Drystack Idaho Cape Cod Grey Optional Stone March 31, 2020 Plans: 29 Lots Front: 20' (25' average) Sides: 8' Rear: 25' Height: 30' 2-Story Height 14-16: 1-Story 1 R Left Y Y Y Y 2 L Left/Right Y Y Y N 3 R Left/Right Y Y Y Y 4 L Left/Right Y Y Y Y 5 R Left/Right Y Y Y Y 6 L Left/Right Y Y Y Y 7 R Left/Right Y Y Y Y 8 R Left/Right Y Y Y Y No RV 9 R Left/Right Y Y Y Y No RV 10 R Left/Right Y Y N N 11 L Left/Right Y Y Y Y 12 R Left/Right Y Y Y Y 13 L Left/Right Y Y Y Y 14 R Left/Right Y Y Y Y 15 L Left/Right Y Y Y Y 16 R Left/Right Y No B/C; No RV Y No B/C; No RV; No A 12' Opt. Y No B/C; No RV; No A 12' Opt. Y No B/C; No RV 17 L Left/Right Y No B/C w/ 12' Opt. Y No B/C Y No B/C Y No B/C 18 L Left/Right Y No B/C w/ 12' Opt. Y No B/C w/ 12' Opt. Y No B/C w/ 12' Opt. Y No B/C w/ 12' Opt. 19 R Left/Right Y Y Y Y 20 L Left/Right Y Y Y Y 21 R Left/Right Y Y Y Y 22 R Left/Right Y Y Y Y No RV 23 R Left/Right Y Y Y Y 24 L Left/Right Y Y Y Y 25 L Left/Right Y Y Y Y 26 R Left/Right Y Y Y Y 27 L Left/Right Y Y Y Y 28 R Left/Right Y Y Y Y 29 L Right Y Y No B/C w/ 12' Opt. Y No B/C w/ 12' Opt.Y 2200 A - 2202 Sq. Ft. - 45'x72.5' (15'-16' High) 2200 B/C - 2202 Sq. Ft. - 45'x72' (18'-20' High) 2200 A (Carriage) - 2185 Sq. Ft. - 45'x80'(15'-16' High) 2200 B/C (Carriage) - 2185 Sq. Ft. - 45'x80' (18'-20' High) 2200 A (3-Car) - 55' W (RV) - 60'-4" W x 18' H 2200 B (3-Car) - 55' W (RV) - 60' W x 18' H 2200 C (3-Car) - 55' W (RV) - 60' W x 18'-1" H 2700 A - 2746 Sq. Ft. - 55'-4"x86' (15'-17' High) 2700 B/C - 2746 Sq. Ft. - 55'x86' (18'-10" - 20-10" High) 2700 A (3-Car) - 65' W (RV) - 70' W x 18' H 2700 B (3-Car) - 65' W (RV) - 70' W 2700 B (3-Car) - 65' W (RV) - 70' W 3200 A - 3292 Sq. Ft. - 55'-4"x86'-6" (15'-17' High) 3200 B/C - 3292 Sq. Ft. - 55'x86' (19'-8"-22'-4" High) 3200 A (3-Car) - 65' W (RV) - 70' W x 18' H 3200 B (3-Car) - 65' W (RV) - 70' W 3200 B (3-Car) - 65' W (RV) - 70' W 3800 A - 3770 Sq. Ft. - 70'x89' (14'-16' High) 3800 B/C - 3770 Sq. Ft. - 70'x89' (19'-21' High) 3800 A (3-Car) - 82' W (RV) - 86' W x 18' H 3800 B (3-Car) - 82' W (RV) - 86' W 3800 B (3-Car) - 82' W (RV) - 86' W Lot sizes (average): East: 100'x146' West: 108.5'x134' Rancho Vistoso 10A Lots 1-29 Setbacks: Plan 3200 Plan 3800LotPlan 2200Ufer CommentsGarage Handing Plan 2700 Height Max = 16.33' Height Max = 19.83' Height Max = 18.43' Height Max = 25.53' Height Max = 28.47' Height Max = 22.63' Height Max = 21.13' RV 10a Lot Fit Page 1 of 1 Revised 3/31/2020    Planning & Zoning Commission 4. Meeting Date:06/07/2022   Requested by: Bayer Vella, Community and Economic Development  Case Number: 2200629 SUBJECT: PUBLIC HEARING: DISCUSSION AND POSSIBLE ACTION FOR PROPOSED CODE AMENDMENTS TO ALIGN AND CLARIFY STANDARDS IN THE MULTI-FAMILY ZONING DISTRICTS, CHAPTER 23, PROVISIONS FOR RECREATION AREA, CHAPTER 26, DEFINITIONS, CHAPTER 31 AND OTHER RELATED ITEMS RECOMMENDATION: Staff recommends approval.  EXECUTIVE SUMMARY: The purpose of this item is to consider proposed code amendments (Attachment 1) to clarify and align existing zoning standards as they apply to an array of permitted housing types. The main purpose of the proposed code amendment is to ensure accurate application of existing zoning standards to various housing types, including developments with a mix of detached and attached units.  The background and specifics of the proposed code amendment were discussed with the Planning and Zoning Commission during a study session held on May 3 (for staff report see Attachment 2, and for minutes, see  Attachment 3). A complete list of the Commission's questions and staff responses is included in the Discussion section of this report. New information and key points of clarification is provided below:  NEW: R-6 internal setbacks (distance between buildings) - Revised to maintain the existing 20-foot distance between two-story multi-level (apartment) buildings but allow 10 feet between two-story detached or attached (townhome) units for consistency with other OV multifamily zoning districts.  1. NEW: Nonresidential development is permitted in R-S and R-6 zoning districts. Upon further review, the existing open space requirements were applicable only to residential development. The proposed code amendment specifies 25% open space is required for all non-residential developments in these zones. This is the same amount of open space required in commercial zones.  2. Clarification: The only R-6 perimeter setback (distance between the development and surrounding uses) proposed for change is the distance between the high-density development and higher intensity or similar uses (from 20 feet to 10 feet). Furthermore, the existing allowance giving the Planning and Zoning Commission and Town Council the authority to reduce the height of buildings to single-story within 50 feet of similar residential zoning district is maintained.  3. The proposed code amendment represents a first step in applying code requirements to an array of housing types. Upcoming code amendments to the design standards and recreation standards may propose additional changes related to each housing type. The next General Plan will also include a housing element. The upcoming housing study will be foundational in creating policies to address housing goals and needs in the community.  The proposed code amendment was reviewed for conformance with the General Plan and meets several goals and polices related to supporting diverse housing types. Therefore, staff recommends approval.  BACKGROUND OR DETAILED INFORMATION: Recently, the Town received four applications to develop residential complexes with a mix of detached and Recently, the Town received four applications to develop residential complexes with a mix of detached and attached housing units. These low-rise, high-density developments represent "missing middle" housing types, which is a national term used to describe housing products that bridge the gap between low density, single-family residential and high-density, multifamily residential.  Upon review of these applications, it was apparent the existing zoning standards are unclear on which are applicable to residential developments with a mix of detached and attached housing types. Additionally, the current code applies a "one-size fits all" approach to an array of different housing types. This results in applying requirements not suitable for the housing type (e.g. applying recreation requirements best suited for compact apartments to single-family subdivisions) and inconsistent treatment of the same housing type.  The proposed code amendment (Attachment 1) aims to ensure accurate application of existing standards to an array of housing types. To do so it includes:  Redefining housing terms based on built characteristics rather than industry terms.1. Aligning existing recreation, parking and design standards to the applicable housing type. No changes are proposed to the parking or design standards at this time. Minor changes to the recreation standards are proposed for clarification and to ensure the intent of the code is met with regard to distribution of rec space and amenities in multifamily districts. 2. Clarifying the R-6 setbacks to ensure distance is maintained from roadways and lower-density uses and the same standard is applied to each housing type consistently. For example, a two-story attached housing development in an R-4 district only requires a 10-foot separation between each building, whereas, it would require a 20-foot separation in an R-6 district.  3. Details of the proposed code amendment are included in Attachment 2. The primary purpose of this report is to address the Planning and Zoning Commission's questions and feedback provided during the May 3 study session (Attachment 3).  DISCUSSION: The Planning and Zoning Commission's questions are grouped by element and shown in bold below, followed by staff commentary and updates.  1. Housing definitions - Is this a step towards form-based code? Since industry terms are not used [e.g., apartment or townhome], how will the public understand the proposed terms? The proposed code amendment bases the housing definitions on built characteristics rather than industry terms (see image below). Although focusing on the built form rather than industry terms is a concept of form-based code, this approach is unique. The benefits of this approach is it eliminates overlap between each housing type and will remain relevant over time; both of which are issues with using industry terms.  Since this is a unique approach and to help reduce confusion, the common industry terms applicable to each housing type are included in the proposed definitions (see underlined wording below).   Attached- A building designed for occupant by two or more families living independently of each other in units joined side by side or front to back by structural elements. Structural elements include party walls, roofs or other similar items. Elements like trusses, beams and patio walls are not included. This term includes duplexes, patio homes, townhomes, condominiums and other similar housing types. Detached- A building designed for occupancy by one family. This term includes freestanding homes. Multi-level - A building designed for the occupancy by two or more families living independently of each other in units stacked on top of one another. Nonresidential uses may be located on the ground floor as permitted by the zoning district. This term includes apartments, mixed-use buildings, condominiums and other similar housing types. 1A. Is a two-story attached product (townhome) different from a two-story multi-level product (apartment)? To differentiate between a two-story attached product (townhome) and a two-story multi-level product (apartment), the phrase "families living independently of each other in units" and the configuration of the units are important. Per the definitions above, a two-story building housing different families in units stacked on top of each other is a multi-level product, whereas, a two-story building housing different families in units joined side by side or front to back is an attached product. The graphic below illustrates the difference between a two-story attached product and a multi-level product.   2. Recreation area - When was the last time the amount of recreation area was updated? Should the amounts be updated as well? The last substantial change to the recreation standards was in 1996. The proposed code amendment focuses on aligning the existing recreation standards rather than revising the amount of rec space required. The minor changes proposed are to add clarity and ensure the intent of the code is being met with regard to distribution of recreation space and amenities in multifamily districts. However, staff acknowledges the need to research and possibly update the amount of shared recreation space required. This effort is being done as part of a larger code amendment to the recreation standards, which is currently being worked on by staff and will be presented to the Commission at a later date. 3. R-6 Perimeter Setbacks - What is the reasoning for reducing the setback from 20 feet to 10 feet next to non-residential uses? The proposed code amendment aligns the existing R-6 perimeter setback to adjacent uses rather than the sides of the property (e.g. front, rear, side) to ensure more distance is maintained from roadways and lower-density uses. It only reduces the setback from 20 feet to 10 feet from higher intensity or similar uses. Minimizing the distance between high-density residential developments and non-residential developments/analogous residential districts increases walk-ability and creates a sufficient transition between compatible land uses. To increase compatibility between developments, the existing code language allowing the Planning and Zoning Commission and Town Council to reduce the building height to single-story when within 50 feet of a similarly zoned residential development (including all multifamily districts) is maintained. An example of when this may apply is if the proposed two-story attached development abuts an R-S zoning district built with single-story detached homes.  4. R-6 internal setbacks - What is the reason for reducing the distance between 2-story buildings to 10 feet? Prior to 1997, all multifamily zoning districts required a 10-foot distance between 1 and 2-story detached buildings. In 1997, the R-6 internal setbacks were revised to reduce building mass and "promote openness." Since 1997, the Town adopted the Design Principles and Standards related to mitigating building scale and mass for all housing types. Additionally, the types of housing products in an R-6 zoning district has evolved to allow detached, attached and multi-level.  Since the Commission study session, staff refined the proposed code amendment to further differentiate the setbacks for each housing type. As proposed, the existing distances ranging from 10-20 feet will still apply to multi-level housing developments. However, only a 10-foot distance will be required for all (1 or 2 story) detached or attached housing units. This is consistent with the intent of the 1997 setback change and treatment of detached and attached housing products in other OV multifamily zoning districts.  4A. Are there safety issues related to fire by moving the buildings closer to each other? Staff reached out to Golder Ranch Fire District who confirmed that reducing the distance between detached and attached units from 20 feet to 10 feet results in more building code requirements to maintain fire protection. Examples include requirements for fire flow and possibly sprinklers in each building. Therefore, they do not have any issues with the proposed code amendment.  4B. Is the distance between 2-story buildings the same in an R-S district? The distance between 2-story attached products is 10 feet in both an R-4 and R-S zoning district. However, the R-S zoning district currently does not specify a distance between detached units, including multi-level building. The proposed code amendment adds the R-6 requirements to the R-S district to maintain the 20-foot separation for two-story multi-level buildings.   4C. Can buildings taller than 2-story be only 10 feet apart? The maximum height in an R-6 zoning district, which is the only district affected by the revised setbacks is 25 feet, or two-stories.  The proposed code amendment ensures accurate application of existing zoning standards. It has been refined since the Planning and Zoning Commission study session to further apply appropriate standards to each development type; specifically with regard to setbacks and open space requirements.  GENERAL PLAN COMPLIANCE The proposed code amendment was reviewed for compliance with the General Plan. By clarifying housing definitions and applying standards to support a variety of housing products, the proposed code amendment meets the following:  Goal D: A community with a wide range of services, amenities, shopping and dining opportunities and housing types that meet the needs of current and future residents. Goal X: Effective transitions between differing land uses and intensities in the community. CC.2: Provide appropriate park facilities and services for residents of all ages in the communities. CC.7: Support the development of diverse housing types within the community. LU.5: Provide diverse land uses that meet the Town's overall needs and effectively transition in scale and density to adjacent neighborhoods. PUBLIC NOTICE Public notice has been provided as stated below.  All HOAs in Town were notified of this hearing Ad in the Daily Territorial Newspaper Public hearing notices were posted at Town Hall and on the Town's websites.  SUMMARY AND RECOMMENDATION Application of the existing zoning requirements related to recreation space, parking and design standards are unclear when a mix of housing types, such as detached and attached homes are proposed. Additionally, the current code's "one-size fits all" approach to an array of different housing types results in applying requirements not suitable for the housing type (e.g. applying recreation requirements best suited for compact apartments to single-family subdivisions) and/or inconsistent treatment of the same housing type.  To ensure accurate application and reduce confusion, the proposed code amendment aligns and clarifies the existing zoning standards as they apply to various permitted housing products, included developments with a mix of products. The proposed code amendment was discussed with the Planning and Zoning Commission during a study session on May 3. It has been refined to differentiate setbacks between detached/attached products and multi-level (apartments) products and open space for non-residential developments in R-S and R-6 zoning districts. In conclusion, staff finds the proposed code amendment is in conformance with the General Plan and recommends approval.  FISCAL IMPACT: N/A SUGGESTED MOTION: The Planning and Zoning Commission may consider the following motions: I MOVE to recommend approval of the proposed code amendments to revise Chapter 23, multifamily standards, Chapter 26, provisions for recreation area standards, Chapter 31, definitions and other related sections based on the finding the code amendments are in conformance with the General Plan. OR  I MOVE to recommend denial of the proposed code amendments to revise Chapter 23, multifamily standards, Chapter 26, provisions for recreation area standards, Chapter 31, definitions and other related sections based on the finding _________________. Attachments ATTACHMENT 1 - PROPOSED CODE AMENDMENT  ATTACHMENT 2 - PZC STAFF REPORT 5.3.2022  ATTACHMENT 3- DRAFT PZC MINUTES 5.3.2022  Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 1 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. Section 22.9 Design Review 1.Design Review Authorities a. The Planning and Zoning Commission shall review all applications prescribed in Section 21.3. The Planning and Zoning Commission shall have the authorities granted within this section, and additional authorities as may be expressly granted in other sections of the zoning code. b. The Planning and Zoning Commission shall make recommendations to the Town Council regarding conceptual design submittals for all residential or non-residential development, conceptual non- residential architectural design, conceptual public art (for non-call to artists projects), master sign programs, pad sign exemptions, and Tier II minor communications facilities that exceed the height requirement of the zoning district and major communications facilities. c. The Planning and Zoning Commission is authorized to approve, conditionally approve or disapprove the design of Tier II minor communications facilities (that meet the height requirement of zoning district), conceptual model home architecture, DETACHED AND ATTACHED DWELLING UNIT ARCHITECTURE and sign criteria. Planning and Zoning Commission decisions are subject to Town Council appeal in accordance with subsection D.8 of this section. The Planning and Zoning Commission shall base its decision on the design principles in subsection D of this section and the design standards within Addendum A of the zoning code. Section 23.1 Districts and Boundaries Thereof Section 23.1.A – No Changes B. Purpose of Districts 1. R1-300 Single-Family Residential District This district is intended to promote and preserve rural, single-family residential development. The district permits airparks and other uses that are compatible with the large single-family lots predominated by open space. 2. R1-144 Single-Family Residential District This district is intended to promote and preserve suburban-rural single-family residential development. The large lot size permits agricultural uses and promotes open space. 3. R1-72 Single-Family Residential District This district is intended to promote and preserve suburban-rural single-family residential development, with lots large enough to accommodate on-site sewer systems. 4. R1-43 Single-Family Residential District Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 2 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. This district provides for low-density residential development with lots large enough to accommodate on- site sewer systems. 5. R1-36 Single-Family Residential District This district provides for low-density residential development. 6. R1-20 Single-Family Residential District This district provides for low-density detached single-family residential development. 7. R1-10 Single-Family Residential District This district provides for medium density detached single-family residential development. 8. R1-7 Single-Family Residential District This district provides for medium high-density detached single-family residential development. 9. SDH-6 Site Delivered Housing District THIS DISTRICT PROVIDES FOR SITE-DELIVERED HOUSING DEVELOPMENT. The purpose of this zone is to provide for properly planned and orderly developed manufactured or site delivered housing subdivisions. The principal land use is single-family dwellings and uses incidental or accessory thereto. 10. R-4 Townhouse MIXED Residential District This district is intended primarily for TWO-FAMILY AND MULTI-FAMILY RESIDENTIAL DEVELOPMENTS. DETACHED DWELLING UNITS ARE PERMITTED AS A COMPONENT OF A TWO-FAMILY OR MULTI-FAMILY DEVELOPMENT. to provide for relatively low-density development having individual ownership and built- in privacy, either in the form of party wall construction or enclosed courtyards. 11. R-4R Resort District The Resort District THIS DISTRICT is intended primarily to provide for accommodations for seasonal visitors. The controlled access, deep setbacks, and landscaping requirements are intended to enhance the value, safety, and aesthetic quality of both the highway ENTRY frontage and the adjacent propertIESy. 12. R-S Residential Service District This district is composed of certain land and structures used primarily to provide administrative, clerical and professional offices of a residential scale and character to serve nearby residential and commercial areas as well as the Town as a whole. These uses are characterized by low volume of direct daily customer contact. Secondarily, this district provides for medium density residential uses. Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 3 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. This district is designed to be a transitional zone and should be used to buffer low density residential uses from more intense land uses, districts and heavily traveled transportation routes. The property development standards, while strict in order to protect adjacent low density residential uses, are designed to be flexible enough to allow experimentation in office and housing design and to allow housing constructed within this district to incorporate its own protection from more intense adjacent uses. 13. R-6 Multi-Family Residential District This district is intended to support multi-family residential development, to accommodate an increased density of population and to provide recreational and aesthetic amenities, which enhance the residential character of a multi-family project and produce a high quality environment. This district also furnishes employment opportunities, by providing for business and professional office complexes on a residential scale, with low silhouettes, a variety of separate building masses and landscaped open space, to be compatible with surrounding residential uses. 14. C-N Neighborhood Commercial District This district provides small office and service centers within walking/biking distance or a short drive from adjacent neighborhoods. The center shall be designed to fit into the adjacent neighborhoods, serve as a neighborhood activity center, and provide a combination of uses that offer basic goods and services that meet the needs of the nearby residents. A mixture of office, retail, and residential is enabled in the C-N zone and is anticipated to provide a physically and functionally integrated combination of uses. Sites should be designed to accommodate multiple, smaller uses rather than a single, large use. C-N zoning may be found along multi-use paths, near parks, immediately between or among higher density residential developments and municipal service sites. It is most appropriate at the intersection of collector streets or a collector street and an arterial road. 15. C-1 Commercial District This district provides for large scale office complexes and medium sized retail centers, located on a major arterial. Through buffering and other mitigation measures, C-1 centers must be compatible with adjoining residential neighborhoods, while satisfying commercial and service business needs of nearby neighborhoods. 16. C-2 Commercial District This district provides for commercial activities designed to serve a regional area with emphasis on shopping centers and group commercial developments. Uses must incorporate extensive mitigation Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 4 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. measures to harmoniously co-exist with nearby neighborhoods. C-2 uses are substantial traffic generators and should be located near the intersection of two principal arterials. 17. PS Private Schools District This district provides for religious facilities and private educational facilities. 18. T-P Technological Park District This district is intended to provide high quality employment opportunities, such as research and development, biotechnology, and other similar industries. Uses include a mix of light industrial, professional office, warehouse, assembly and distribution, ancillary retail services and related uses. These uses generally occur in a business park-type environment with clustered buildings and inward focused activity intended to be compatible to adjacent residential areas. 19. Parks and Open Space District This district is primarily for those areas of the Town where it is desirable and necessary to provide permanent park, public open space, and in general, areas to be preserved in their present or managed state. Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 5 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. Single-Family TWO-FAMILY AND Multi- Family Commercial Other USE CATEGORY SPECIFIC USE TYPE R1- 300 R1- 144 R1- 72 R1- 43 R1- 36 R1- 20 R1- 10 R1 -7 S D H 6 R- 4 R-4R R-S R-6 C-N C-1 C-2 PS T-P P O S NOTES RESIDENTIAL USES Residential Apartments DWELLING UNITS, MULTI-LEVEL P P P 23.7 26.5 Assisted Living Home P P P P P P P P P P 25.1.B.1 Dwelling Units, Single-Family DETACHED P P P P P P P P A P P 25.1.B.24 23.6 23.7 26.5 Dwelling Units, Site- Delivered, Single- Family P Dwelling Units, Attached, Including Condominium, Patio Home or Townhouse P P P P P 26.5 23.7 Home Occupations P P P P P P P P P P P P P P 25.2.D Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 6 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. Section 23.4 Table of Dimensional Requirements All primary and accessory structures shall be subject to the intensity and dimensional standards set forth in the following Tables 23-2. These intensity and dimensional standards may be further limited or modified by other applicable sections of this Code. Additional regulations and rules of measurement are set forth immediately following the table. A “*” indicates that these additional regulations and rules of measurement are applicable. Table 23-2A. Dimensional Requirements (Residential) Zoning District Minimum Property Size Minimum Lot Area (square feet) Yard Setbacks (feet) Building Height Minimum Distance Between Bldgs Addl Regs Area Width Front Side Rear (feet) R1-300 - 300,000 300 50 20 50 34 5 23.6.B R1-144 - 144,000 150 50 20 50 18 5* 23.6.C R1-72 - 72,000 150 50 35 50 22 5* 23.6.D R1-43 - 43,560 150 30 20 40 18 5* 23.6.E R1-36 - 36,000 120 30 15 40 18 5* 23.6.F R1-20 - 20,000 80 30 15 30 18 ft. or 2 stories 5* 23.6.G R1-10 - 10,000 80 25 10 25 25 ft. or 2 stories 5* 23.6.H R1-7 - 7,000 70 20 7.5 20 25 ft. or 2 stories 5* 23.6.I SDH-6 - 6,000 50 20* 15* (1st side) 5* (2nd side) 25* 18* 20* 23.6.J R-4 1 acre * - * * * 25 feet or 2 stories 10* 23.7.B R-4R 50 acres prior to * - * * * 34 feet 10* 23.7.C Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 7 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. Zoning District Minimum Property Size Minimum Lot Area (square feet) Yard Setbacks (feet) Building Height Minimum Distance Between Bldgs Addl Regs Area Width Front Side Rear (feet) street dedications R-S - - * * * 25 feet or 2 stories* 10* 23.7.D 23.7.E R-6 5 acres (residential) 1 acre (business and professional offices or other permitted or conditional use) * - 30* 20* 20* 25 feet or 2 stories* 10* 23.7.E Section 23.7 Property Development Standards for TWO-FAMILY AND Multi-Family Residential Districts A. Common Regulations of TWO-FAMILY AND Multi-Family Districts 1. Alternative development standards in Section 27.10.B.3 (environmentally sensitive lands) may be applied at the request of the property owner upon satisfaction of applicable ESL review criteria. 2. SECTION 23.5.C.2, SECTION 23.6 AND SECTION 25.2 SHALL APPLY TO SUBDIVISIONS WITH DETACHED AND/OR ATTACHED DWELLING UNITS WITH THE EXCEPTION OF SECTION 23.6.A.1. (MULTIPLE DWELLING UNITS) AND SECTION 25.2.A.4 (SETBACKS FOR ACCESSORY STRUCTURES). 1. Walls and Fences a. Section 23.6.A.3 shall apply to individual townhome lots or properties built with a single-family home. 2. Setback Exceptions a. Section 23.5.C.2 shall apply to single-family home properties built in a multi-family residential district. B. R-4 Townhouse MIXED Residential District Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 8 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. The provisions of Section 23.4 and the following additional requirements shall apply in this district. 1. Density The minimum gross land area per dwelling unit shall be five thousand four hundred fifty (5,450) square feet. 2. Open Space AND RECREATION Requirements THE RECREATION AND OUTDOOR LIVING REQUIREMENTS IN SECTION 26.5 SHALL APPLY. a. A minimum of ten percent (10%) of the total gross land area of the development shall be set aside for recreation uses or other common landscaped areas unless the overall density of the development is less than five (5) units per acre. The Town Council may waive this requirement because of the relationship of the development to an existing public park or recreation area. b. All accessory buildings for recreational purposes shall not occupy more than fourteen percent (14%) of the total area reserved for recreation uses and other common landscaped areas. 3. Setbacks i. Wherever an R-4 development abuts an R-1 District or an alley abutting R-1 Districts, the following shall apply: i. FOR SINGLE STORY STRUCTURES, A setback of not less than thirty (30) feet shall be maintained FROM ANY R-1 DISTRICT OR AN ALLEY ABUTTING A R-1 DISTRICT for single-story structures. An additional depth of ten (10) feet shall be provided for each additional story. i. A SETBACK OF NOT LESS THAN TWENTY (20) FEET SHALL BE PROVIDED FROM ALL PUBLIC OR PRIVATE STREETS SURROUNDING THE DEVELOPMENT. ii. Wherever an R-4 development abuts any district other than R-1, or abuts an alley adjacent to such other district, a A setback not less than ten (10) feet in depth shall be maintained FROM ALL OTHER PROPERTY LINES. d. No building or part thereof shall be erected or altered in this district that is nearer a dedicated street or private street than twenty (20) feet, except that the average setback from any dedicated street shall be at least twenty-five (25) feet. iii. A minimum distance of ten (10) feet shall be provided between all detached units. Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 9 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. C. R-4R Resort District The provisions of Section 23.4 and the following additional requirements shall apply in this district. 1. Density a. The minimum gross land area per guest room shall be four thousand two hundred fifty (4,250) square feet. b. The minimum gross land area per dwelling unit shall be fifteen thousand (15,000) square feet. c. The total acreage required by subsections B.1.a and b of this section shall not exceed the gross acreage of the property. 2. Open Space Requirements a. Buildings may cover an aggregate area of twenty-five percent (25%), excluding parking areas. b. SITES DEVELOPED WITH RESIDENTIAL USES SHALL MEET THE RECREATION REQUIREMENTS IN SECTION 26.5. RECREATIONAL FACILITIES ASSOCIATED WITH A RESORT MAY BE CREDITED TOWARDS THE RECREATION REQUIREMENTS AS APPROVED BY THE PLANNING AND ZONING ADMINISTRATOR. 3. Site Perimeter Setbacks and Yards a. From perimeter streets: One hundred (100) feet b. From the property line of any R-1 district: One hundred (100) feet c. From the property line of any district other than R-1: Fifty (50) feet d. Exceptions: i. The above setbacks do not apply to buildings which meet the following: a) Used only for guest rooms that are detached from central hotel facilities or for dwelling units. b) A maximum of one (1) story in height. e. All buildings shall meet the following minimum setbacks: Thirty (30) feet adjacent to all perimeter property lines, including property lines abutting perimeter streets, except that the minimum setback shall be only twenty (20) feet adjacent to those perimeter property lines that abut districts other than R-1. Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 10 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. f. The yards adjacent to perimeter streets shall be maintained as open space except for pedestrian and vehicular access ways and buildings as allowed in the exceptions. g. Walls, Fences, and Screening i. Walls, fences and walled driveway entrances shall not exceed three AND A HALF (3 1/2) feet in height in the required one hundred (100) foot yard along street frontages and in the ten (10) feet adjacent to the street where a thirty (30) foot setback is allowed along street frontages. Those yards must be maintained as landscaped open space and may be penetrated by pedestrian and vehicular access ways only. Walled driveway entrances not to exceed six (6) feet in height shall be permitted within the setback requirements if such entrance is compatible with the surrounding development. ii. Tennis courts shall have a fence a maximum height of twelve (12) feet and shall have a natural vegetated buffer or landscape screen a minimum of ten (10) feet wide provided and maintained on any abutting lot line. D. R-S Residential Service District The provisions of Section 23.4 and the following additional requirements shall apply in this district: 1. Standards for Townhouses ATTACHED DWELLING UNITS i. THE STANDARDS IN SECTION 23.7.B SHALL APPLY TO Whenever RESIDENTIAL SUBDIVISIONS OR DEVELOPMENTS dwelling units are to be built WITH as townhouses ATTACHED DWELLING UNITS, OR A COMBINATION OF ATTACHED AND DETACHED UNITS., the development standards in Section 23.7.B shall apply. 2. Density The minimum gross land area per dwelling unit shall be five thousand four hundred fifty (5,450) square feet. 3. Open Space Requirements A. SITES DEVELOPED WITH NONRESIDENTIAL USES SHALL PROVIDE A MINIMUM OF TWENTY-FIVE PERECENT (25%) OF THE NET LOT AREA AS OPEN SPACE. B. SITES DEVELOPED WITH RESIDENTIAL USES, OR A COMBINATION OF RESIDENTIAL AND NON- RESIDENTIAL USES SHALL MEET THE RECREATION REQUIREMENTS IN SECTION 26.5. There shall be a minimum of thirty-six percent (36%) of the net lot area in open space. b. Open space shall be provided in the following proportions: Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 11 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. i. A minimum of twelve percent (12%) of the net lot area shall be provided as frontage open space to provide a setting for the building, visual continuity within the community and a variety of spaces in the streetscape, except that the frontage open space shall not be required to exceed fifty (50) square feet per one (1) foot on public street frontage excluding drives. Exception: Where a lot has two (2) or more street frontages, there shall be no less than twenty (20) square feet of open space per one (1) foot of street frontage for one (1) street and no less than ten (10) square feet of open space per one (1) foot of street frontage excluding drives for other street(s). In no case shall a building be closer than twenty (20) feet to the front lot line. ii. A private outdoor living space shall be provided adjoining each dwelling unit equal to a minimum of twenty percent (20%) of the gross size of the dwelling unit, except that dwelling units above the first story shall provide space equal to a minimum of ten percent (10%) of the gross size of the dwelling unit. Outdoor living space on the ground level may be included in the open space requirements. iii. The remainder of the required open space shall be provided in common open space. 4. Building Height a. If the R-S development abuts a Single-Family Residential R-1 District or an alley abutting a Single- Family Residential R-1 District, the Town Council may limit the building height to one (1) story. The Planning and Zoning Commission shall provide a recommendation to the Town Council regarding the building height limitation. 5. Yards and Setbacks a. Wherever an R-S development abuts an R-1 or R-4 District, or an alley abutting any of those districts, a building setback of not less than forty (40) feet shall be maintained, except that covered parking may be constructed adjacent to the required bufferyard. b. Wherever an R-S development abuts any district other than R-1 or R-4 or abuts an alley adjacent to such other district, a building setback of not less than twenty (20) feet shall be maintained except that covered parking may be constructed adjacent to the required bufferyard. c. Larger setbacks may be required if the existing or future development of the area around the site warrants such larger setbacks. d. A MINIMUM DISTANCE OF TEN (10) FEET SHALL BE PROVIDED BETWEEN ALL DETACHED DWELLING UNITS ONLY, EXCEPT MULTI-LEVEL DWELLING UNITS ARE SUBJECT TO THE FOLLOWING: I. BETWEEN TWO (2) SINGLE-STORY STRUCTURES: TEN (10) FEET; Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 12 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. II. BETWEEN A SINGLE-STORY AND A TWO (2) STORY STRUCTURE: FIFTEEN (15) FEET; III. BETWEEN TWO (2) TWO (2) STORY STRUCTURES: TWENTY (20) FEET. e. All areas between a building and a street frontage, except for access drives and walks, shall be open space. Where parking occurs between a building and street, an area thirty-five (35) feet in depth between the street and parking shall be maintained in a landscaped setting. This depth may be decreased to a minimum of twenty (20) feet if special circumstances warrant approval by the Planning and Zoning Commission, such circumstances being: i. Depressed parking. ii. Wall and berming. e. Walls and Fences i. Walls and fences within the required frontage open space may not exceed three AND A HALF (3 1/2) feet in height or except as otherwise approved by the Building Official and the Planning and Zoning Administrator. Decisions may be appealed to the Town Council. E. R-6 Multi-Family Residential District The provisions of Section 23.4 and the following additional requirements shall apply in this district. 1. Standards for Townhouses Whenever dwelling units are to be built as townhouses, the development standards in Section 23.7.B shall apply with the exception of density (Section 23.7.E.2) and building height (Section 23.7.E.4). 2. Density The minimum gross land area per dwelling unit shall be three thousand five hundred (3,500) square feet, except that: the minimum gross land area per dwelling unit may be increased if based on conditions unique to the site as recommended by the Planning and Zoning Commission and approved by the Town Council. 3. Open Space AND RECREATION Requirements C. SITES DEVELOPED WITH NONRESIDENTIAL USES SHALL PROVIDE A MINIMUM OF TWENTY-FIVE PERECENT (25%) OF THE NET LOT AREA AS OPEN SPACE. D. SITES DEVELOPED WITH RESIDENTIAL USES, OR A COMBINATION OF RESIDENTIAL AND NON- RESIDENTIAL USES SHALL MEET THE RECREATION REQUIREMENTS IN SECTION 26.5. Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 13 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. Development of all R-6 zoned property shall provide a minimum of thirty-five percent (35%) of the net lot area as open space in the following proportions: a. Each lot shall contain a minimum of two hundred fifty (250) square feet of usable outdoor living space for each dwelling unit, exclusive of front yards. b. Not less than fifty percent (50%) of said required space shall be provided in a single common area, with a minimum dimension of twenty (20) feet at any point. i. Portions of yards (excluding the front yards) which are contiguous with and an integral part of the outdoor living space may be included in calculating the area and minimum dimensions of such space. ii. Pools and paved recreation areas may be developed in the required common space. c. A private outdoor living space shall be provided adjoining each dwelling unit equal to a minimum of twenty percent (20%) of the gross size of the dwelling unit, except that dwelling units above the first story shall provide such space equal to a minimum of ten percent (10%) of the gross size of the dwelling unit. Outdoor living space on ground level may be included in the open space requirement. d. Outdoor living areas shall be reasonably accessible to dwelling units served. e. Driveways and landscaping within driveway areas shall not be included in calculations of outdoor space. f. The remainder of the required open space shall be provided in landscaped or natural open space. 4. Building Height a. If the R-6 development abuts an R1-144, R1-43, R1-36, or R1-20 Single-Family Residential District the building height shall be limited to single story with a maximum exterior height of eighteen (18) feet within one hundred (100) feet of these districts. b. If the R-6 development abuts an R1-10, R1-7, R-4, R-S, R-4R, or another R-6 Residential District, building height may be limited to single story, with a maximum exterior building height of eighteen (18) feet, within fifty (50) feet as may be recommended by the Planning and Zoning Commission and approved by Town Council. 5. Minimum Distance Between Buildings SETBACKS a. Between two (2) single-story structures: Ten (10) feet; b. Between a single-story and a two (2) story structure: Fifteen (15) feet; Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 14 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. c. Between two (2) two (2) story structures: Twenty (20) feet. A. A SETBACK OF NOT LESS THAN TWENTY (20) FEET SHALL BE MAINTAINED FROM ANY R-1 DISTRICT OR AN ALLEY ABUTTING A R-1 DISTRICT. B. A SETBACK OF NOT LESS THAN THIRTY (30) FEET SHALL BE PROVIDED FROM ALL PUBLIC OR PRIVATE STREETS SURROUNDING THE DEVELOPMENT. C. A SETBACK NOT LESS THAN TEN (10) FEET IN DEPTH SHALL BE MAINTAINED FROM ALL OTHER PROPERTY LINES. D. A MINIMUM DISTANCE OF TEN (10) FEET SHALL BE PROVIDED BETWEEN ALL DETACHED DWELLING UNITS ONLY, EXCEPT MULTI-LEVEL DWELLING UNITS ARE SUBJECT TO THE FOLLOWING: I. BETWEEN TWO (2) SINGLE-STORY STRUCTURES: TEN (10) FEET; II. BETWEEN A SINGLE-STORY AND A TWO (2) STORY STRUCTURE: FIFTEEN (15) FEET; III. BETWEEN TWO (2) TWO (2) STORY STRUCTURES: TWENTY (20) FEET. 6. Walls, Fences and Required Screening a. Walls and fences within the required front setback are limited to three (3) feet, unless otherwise approved by the Building Official or Planning and Zoning Administrator. Decisions may be appealed to the Town Council. b. All areas between a building and a street frontage except for access drives and walks shall be open space. Where parking occurs between a building and the PERIMETER street, an area thirty-five (35 30) feet in depth between the street and parking shall be maintained in a landscaped setting. This depth may be decreased to a minimum of twenty (20) feet if special circumstances warrant approval by use permit or THE Planning and Zoning Commission approval, such circumstances being: i. Depressed parking; ii. Wall and berming. 7. Recreational Facilities a. Wherever there is constructed on a lot, or contiguous lots, multiple dwellings which have fifty (50) or more dwelling units, an active outdoor recreational facility shall be provided for the occupants of said units. In addition to the active outdoor recreation area, an indoor recreational facility shall also be provided for the occupants of said dwelling units. The recreational facility may be used as the leasing, sales, or manager’s office, but that use may not exceed thirty percent (30%) Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 15 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. of the gross floor area. The balance of the facilities shall include group meeting facilities and facilities for exercise, table sports, and games. b. Wherever there is constructed a multiple dwelling which has twenty (20) or more dwelling units, there shall be provided on the lot site of said multiple dwellings a play area for children. Said play area shall be separated from any private access ways and public streets by a fence or wall. The tot lot requirement shall be excluded from a senior citizens development. Section 23.8 Property Development Standards for Nonresidential Districts A. Common Regulations of Nonresidential Districts Alternative development standards in Section 27.10.B.3 (environmentally sensitive lands) may be applied at the request of the property owner upon satisfaction of applicable ESL review criteria. B. C-N Neighborhood Commercial District 1. Floor Area Limits a. Commercial uses shall be no greater than five thousand (5,000) square feet of gross floor area per individual business, except that drug stores, grocery stores and hardware stores shall be no greater than nine thousand (9,000) square feet. b. Expansions of commercial uses beyond these floor area limits may be allowed with a conditional use permit. c. The aforementioned square footage limits do not apply to buildings used for residential, public, institutional, civic, office, and senior care purposes. d. Residential units may comprise no more than fifty percent (50%) of the total gross floor area of the development nor occupy more than fifty percent (50%) of the site by area. e. The minimum gross land area per residential dwelling unit shall be three thousand five hundred (3,500) square feet. 2. Building Height a. If a contiguous residential district has a more restrictive height standard, all buildings within eighty-five (85) feet of the property line of contiguous R-1 single-family residentially zoned property shall conform to that more restrictive standard of the contiguous zone. Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 16 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. b. Architectural design features such as cornices, lintels, caps, parapets or other similar elements to vary the roof line or screen mechanical equipment may exceed this limitation by no more than ten (10) feet. 3. Courtyards and Pedestrian Malls a. The design of the site shall include a landscaped courtyard(s) or pedestrian mall with buildings enclosing the courtyard and opening onto the courtyard from at least two (2) sides. b. The courtyard or mall should contain all or a portion of the required public art. c. The courtyard(s) or pedestrian mall shall be a minimum of two percent (2%) of the net lot area of the site in square feet, which shall be considered to be part of any required open space. d. The courtyard or pedestrian mall shall contain shaded seating areas for employees and patrons, and may include benches or seat walls, planters with specimen landscape trees, and potted plants to provide shade and visual interest. 4. Site Perimeter Yards and Setbacks Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 17 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. Front: twenty (20) feet or where adjacent to a residential district, the front setback regulations of the residential district shall apply; whichever is greater. a. Side and Rear Setbacks i. Fifty (50) feet or 3:1 (setback to building height) where the lot abuts a property used or intended for residential purposes, whichever is greater. ii. Twenty-five (25) feet where the lot abuts a multi-family residential or nonresidential district. 5. Service and Delivery Outdoor Activities Hours of Operation a. Service and delivery operations are allowed only between 6:00 a.m. and 9:00 p.m., Monday through Saturday and 7:00 a.m. to 7:00 p.m. on Sundays. These hours must be posted in all service and delivery areas. Hours may be extended with a Conditional Use Permit. b. Outdoor speakers are prohibited. Outdoor entertainment shall be limited to 9:00 a.m. to 10:00 p.m., seven (7) days a week. 6. Commercial Site Design a. Where feasible, buildings shall be placed to the front of the property to visually reinforce the streetscape and promote a human-scale, pedestrian and bicycle friendly design. b. Buildings may only be set back beyond the setback line as necessary to accommodate shop entrances, arcades, plazas, sidewalk dining areas, or other approved amenities, parking areas, or landscaping. Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 18 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. c. Parking in front of buildings is limited to fifteen percent (15%) of the total required off-street parking spaces. d. Well-defined pedestrian sidewalks, bicycle lanes, or shared-use paths shall connect to existing walks, lanes, or paths to adjacent developments. 7. Parking a. A minimum of eighty-five percent (85%) of the required parking shall be placed behind or to the side of buildings. source: Casas Adobes Plaza b. Parking placed in front of the buildings shall be accessed from a single access lane or may be provided on-street in front of the building, subject to approval by the Engineering Division. c. Parking design shall minimize noise and light pollution impacts to adjacent residential properties. 8. Residential Site Design a. Residential uses, which include condominiums, townhomes, and apartments, shall be physically and functionally integrated with commercial uses by utilizing one (1) or more of the following design strategies: i. Attached Dwelling Units with First Floor Office or Retail Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 19 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. source: www.rosecrestvillage.com ii. Nonresidential uses shall provide pedestrian paths linking them with multi-family THE residential uses on the property. source: www.internest.com b. A shared or private outdoor living area of at least one hundred fifty (150) square feet shall be provided for each residential unit. Covered porches and patios may be provided to satisfy this requirement. c. Private outdoor living areas shall be screened from parking areas and adjacent uses with an architecturally compatible opaque fence or wall with a minimum height of five (5) feet. d. Underground parking or first floor garages are encouraged. For each two (2) square feet of underground or first floor garage, one (1) square foot of additional floor area is permitted. 9. Architecture Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 20 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. The development shall reflect the architectural themes and colors of adjacent residential developments utilizing materials appropriate for commercial construction. The architecture shall comply with all design standards and guidelines. source: amreit.com Section 24.4 Planned Area Development (PAD) A. Purpose The purpose of this Section is to improve and protect the public health, safety, and welfare by pursuing unified planning and development and provide for development proposals, which are superior to that which may occur under conventional zoning regulations and the following objectives: 1. To ensure that future growth and development which occurs is in accord with the adopted goals and elements of the general plan and all planning policies of the Town. 2. To encourage innovative site planning by providing: a. Variety in individual lot sizes, b. Variety in land uses, c. Open space, d. Preservation of natural topography, e. Integrated circulation systems which provide for safe vehicular and pedestrian traffic interaction. f. Solar design and water conservation features such as water harvesting, minimizing or eliminating use of turf in landscaping, incorporating design features which enhance and protect solar access and providing for solar orientation of structures. Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 21 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. 3. To foster the safe and efficient use of the land. 4. To facilitate greater efficiency in design and provision of adequate public services and infrastructure. 5. To avoid the inappropriate development of lands and provide for adequate drainage and reduction of flood damage. 6. To encourage patterns of land use which decrease trip length of automobile travel and encourage trip consolidation. 7. To increase public access to mass transit, bicycle routes and other alternative modes of transportation. 8. To reduce energy consumption and demand. 9. To minimize adverse environmental impacts of development. 10. To foster a rational pattern or relationship between land uses for the mutual benefit of the community. 11. To protect existing neighborhoods from harmful encroachment by intrusive or disruptive development. B. Applicability These provisions apply to any application for a rezoning to the PAD District. C. General Provisions The following standards and requirements apply to all PAD Districts: 1. Minimum district size: 20 acres 2. Minimum open space requirement: 20 percent of gross acreage of the PAD district. 3. Underlying zoning districts established: a. All PAD development plans shall include underlying zoning designations. The underlying or base zoning districts are to be derived from existing Oro Valley zones and reflect the most logical designation in consideration of the proposed land use for a particular parcel, tract, block, or planning unit. The development standards of the underlying zoning districts will prevail where the PAD does not specifically modify said standards. b. Underlying zoning districts shall be assessed by Town staff in determining adequacy for proposed land uses. Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 22 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. 4. Modifications to the development standards of the underlying district may be permitted if they are found to offer a desirable improvement over the conditions produced by conventional zoning standards. The following standards may be modified: a. Permitted and conditional uses, b. Area/volume ratios, c. Density, d. Building height, e. Distance between buildings, f. Landscaping, g. Yards and setbacks, h. Walls, fences and required screening, i. Access. D. Application The rezoning application shall follow the requirements of Section 22.3 with the following additions: 1. A tabular summary comparing all requested modifications to the normal underlying district standards shall be included in the PAD text. The summary will include rationale supporting the requested modifications. 2. A separate landscape concept plan shall be prepared which addresses the treatment of vehicular use, open space, pedestrian areas, and buffering of adjacent properties and uses including landscape buffer widths. 3. A text furnishing additional information as needed, including background information, appropriate detailing of development concepts incorporating architecture, open space, support data, and market studies, shall be submitted. The text shall, for each underlying zoning district within the PAD, include a listing of the proposed permitted and prohibited land uses and a statement indicating the variance of those land uses to the underlying zoning district. Schedules of development shall be included in the PAD text. If development and construction of the entire PAD is not to occur simultaneously, a plan showing the boundaries of each development phase shall also be provided. Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 23 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. 4. Open space details, including allocation, dedication, floodplain preservation and percentages, by type. The amount of open space, both natural and landscaped, shall be specified, and treatments, purposes and ultimate ownership and maintenance of open space shall be described. E. Review Process The rezoning review shall follow the procedures of Sections 22.3 and 22.15, with the following additions/modifications: 1. Public Hearings A minimum of two (2) public hearings before the Planning and Zoning Commission shall be required in order to ensure adequate review time for Commissioners and interested members of the public. The final Commission public hearing shall not be scheduled prior to the submittal of the final PAD development plan. F. General Plan Compatibility As a component of approval, all proposed PADs must be found to be consistent with the adopted Oro Valley General Plan and any other applicable, adopted area, neighborhood or specific plans. Compatibility is required for all applicable General Plan elements and shall be determined in accordance with subsection G of this section. Lack of compliance with the General Plan or its subsets may, solely, form the basis for PAD denial. Any PAD applicant who recommends deviation from the General Plan or other adopted plans shall concurrently apply for, and process, a plan amendment. Only upon approval of such an amendment may a non-complying PAD be subsequently approved. G. General Plan Criteria The following criteria are derived from the adopted Oro Valley General Plan. All PAD applications shall be evaluated utilizing these criteria. In order to approve a PAD, the Town Council must find eighty percent (80%) of the applicable criteria are adequately addressed in the PAD plan and text documents. All absolute criteria (shown in bold typeface) must be met by the proposed PAD. 1. Land Use Element a. Varied types and intensities of development have been incorporated. b. Site analysis information completely supports the land use proposals contained in the PAD. Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 24 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. c. A mix of housing types, such as DETACHED, ATTACHED OR MULTI-LEVEL DWELLING UNITS single- family attached and detached, single-family cluster homes, patio homes, townhouses and apartments, is incorporated in the PAD. d. The PAD promotes clustered (average density) developments to protect environmentally sensitive areas. e. Higher density or intensity developments abutting lower density or intensity areas include buffering and shall substantially mitigate any negative impacts. f. Residential neighborhoods are afforded multi-modal access to, and are in close proximity to, activity centers to minimize travel times. g. Activity centers provide a wide range of appropriate services. h. The PAD protects natural features through transfer of development densities and similar strategies. i. Office, technical and corporate employment facilities are scaled to the surrounding area. j. Campus-type employment is incorporated. k. TWO-FAMILY AND Multi-family residential development, at moderate to higher unit densities, has access to arterial or collector roadways. l. TWO-FAMILY AND Multi-family (apartment or condominium) developments have planned-in recreational facilities and other amenities. m. Recreational facilities and appropriate links to open space amenities are provided. 2. Transportation Element a. The Oracle Road Corridor is de-emphasized for high intensity development. b. Bike lanes are included in all planned arterial improvements and on collectors deemed appropriate in the development review process. c. Homeowners associations are required to maintain pedestrian-bicycle paths, within approved master-planned communities. d. Bicycle parking facilities are provided. e. Safe pedestrian/bicycle access to schools and parks is provided within the boundaries of the PAD. f. Curvilinear residential streets patterns are incorporated. Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 25 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. g. Sidewalks or related pedestrian facilities are incorporated within neighborhoods. h. All new roadway and future pedestrian-bicycle improvements meet public design standards. i. Park-and-ride lots are incorporated with planned facilities. j. Projects larger than 100 acres in size provide direct access to an arterial. 3. Economic Development Element a. A favorable fiscal impact analysis. 4. Public Services and Facilities Element a. School site planning has been addressed in large-scale planned communities. b. One elementary school site of at least ten (10) acres has been reserved within developments for every 500 elementary school level students forecasted to live within the development. c. Park/school combination site dedications are incorporated. 5. Community Design Element a. Building height and bulk are moderate to low intensity, in harmony with individual site attributes. b. Parking lots with greater than 20 car capacity are screened from adjacent uses and public thoroughfares. 6. Open Space/Recreation Element a. Pedestrian, equestrian and bicycle trails are designated including picnic/rest areas. b. Handicapped accessible facilities are provided to users. c. Recreation and open space facilities are linked to the community open space network where appropriate. d. Gateway treatments are incorporated at appropriate locations along the open space network. e. Neighborhood scale recreation (at a suggested standard of three (3) acres per 1000 population) and appropriate linkages to existing and planned trail systems are provided. 7. Natural Resources Conservation Element Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 26 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. a. The floodplains of washes with a discharge greater than 1000 cubic feet per second (cfs) during the 100-year flood event and associated riparian habitats are preserved as natural open space except as stipulated in number 7.b. b. Washes with a discharge greater than 100 cfs during the 100 year flood event and associated riparian habitats are preserved if vegetation and habitat quality are found to be unique by the Planning and Zoning Commission and Town Council. c. Hydrologic studies of washes greater than 100 cfs discharge during the 100 year flood event are provided which include effects on riparian habitats. d. Only native plant materials and approved Southern Arizona Water Resources Association plants are utilized. e. Only floodplain compatible uses are proposed in flood prone areas. f. When erosion protection is required, environmentally sensitive alternatives including geotextiles or gunite containing integral desert colors are utilized as opposed to concrete lining of water courses. g. Indigenous (native desert) vegetation and riparian habitats are maintained and enhanced where possible. h. Select native plant material, which is to be transplanted within the development or to approved sites outside the project limits. i. Mass grading techniques are minimized for project development. 8. Safety Element a. Bike paths are constructed, where feasible and appropriate, to separate pedestrian and bike traffic from motorized vehicles in order to provide safe access to schools and parks. b. The PAD adheres to the “Suggested Policies for Fire Management in the Wildland Urban Interface,” published by the National Forest Service, May 1990. 9. Cultural/Historic Element a. A cultural resource survey has been performed where cultural/archaeological resources are determined likely to occur according to the Arizona State Museum. b. The PAD provides for protection of cultural resources discovered during construction. c. Cultural resources sites are left generally undisturbed and not identified to the public. Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 27 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. Section 26.5 Provision of Recreational Area A. Applicability The provision of recreational facilities shall be required of all residential PROJECTS subdivisions, except those located within the R1-36, R1-43, R1-144, and R1-300 Zoning Districts. B. Recreational Area Plan Submittal and Approval 1. The developer shall submit a recreational area plan as part of the CONCEPTUAL DESIGN REVIEW preliminary plat. This recreational plan shall include minimum improvements for recreational purposes as required by subsection D of this section. 2. The recreational area plan shall be submitted at the time of preliminary plat submittal and shall be reviewed by the Town Council concurrent with the CONCEPTUAL SITE PLAN preliminary plat. 3. Approval of the plan by the Town Council, after review and recommendations by the Parks and Recreation Advisory Board (for public recreational areas) and the Planning and Zoning Commission (for private recreational areas), shall be a prerequisite to approval of the final plat OR FINAL SITE PLAN. 4. All recreational area plans shall be reviewed by the Oro Valley Police Department (OVPD) for conformance to Crime Prevention Through Environmental Design (CPTED) design elements contained in subsection D.5 of this section. 5. Modification of Facilities and Amenities Depicted on the Approved Recreational Area Plan a. Modifications deemed necessary and beneficial to provide for the recreational needs of residents are subject to approval by the Parks Recreation, Library and Cultural Resources (PRLCR) Director and Planning and Zoning Administrator. b. All modifications shall conform to the provisions of this code. C. Minimum Recreation Area Standards 1. THE MINIMUM AMOUNT OF SHARED RECREATION AREA AND PRIVATE OUTDOOR SPACE ARE ESTABLISHED IN TABLE 26-1 AND SUBJECT TO THE FOLLOWING: A. SHARED RECREATION AREAS SHALL BE PROVIDED IN A SINGLE OR TWO COMMON AREAS. FURTHER DISTRIBUTION OF THE RECREATION AREA REQUIRES APPROVAL BY THE PLANNING AND ZONING COMMISSION. THE FOLLOWING FACTORS SHALL BE CONSIDERED FOR APPROVING MORE THAN TWO RECREATION AREAS: i. TOPOGRAPHY Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 28 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. ii. DISTANCE TO UNITS THE RECREATION SPACE IS SERVING iii. THE VARIETY OF AMENITIES PROVIDED B. PRIVATE OUTDOOR SPACE SHALL ADJOIN THE UNIT IT SERVES. COVERED PATIOS AND BALCONIES MAY BE PROVIDED TO SATISFY THIS REQUIREMENT. RESIDENTIAL DEVELOPMENT TYPE MINIMUM SHARED RECREATION AREA MINIMUM PRIVATE OUTDOOR SPACE ADJOINING EACH UNIT SUBDIVISIONS WITH DETACHED OR ATTACHED UNITS, OR A COMBINATION THEREOF 1 ACRE PER 85 UNITS 250 SF. DEVELOPMENTS WITH DETACHED OR ATTACHED UNITS, OR A COMBINATION THEREOF WITH EACH UNIT NOT ON AN INDIVIDUAL LOT 10% OF THE GROSS LAND AREA 20% OF THE GROSS SIZE OF ALL UNITS DEVELOPMENTS WITH MULTI- LEVEL UNITS 50% OF 35% OF THE GROSS LAND AREA 20% OF THE GROSS SIZE OF ALL GROUND FLOOR UNITS AND 10% OF THE GROSS SIZE OF ALL OTHER UNITS. AN INDOOR RECREATIONAL FACILITY, SUBJECT TO SECTION 26.5.H., IS REQUIRED FOR DEVELOPMENTS WITH 50 UNITS OR MORE. A TOT LOT, SUBJECT TO SECTION 26.5.F. IS REQUIRED FOR DEVELOPMENTS THAT HAVE 20 OR MORE, TWO (2) + BEDROOM UNITS, UNLESS THE DEVELOPMENT IS FOR SENIOR CITIZENS. An area shall be devoted to and designated as “recreational area” on the conceptual site plan which equals a ratio of one (1) acre to every eighty-five (85) dwelling units. 2. The recreational area(S) shall be usable and accessible by all subdivision residents and shall provide amenities that best serve the needs of the development. 3. Upon review and recommendations from the Parks and Recreation Advisory Board, the Town Council may allow environmentally sensitive open space (ESOS) to be credited toward the recreation requirements of this section, WHICH ARE BEYOND THE ALLOWANCES PERMITTED IN SECTION 27.10 AND Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 29 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. subject to the provisions of the environmentally sensitive lands ordinance (ESLO). The applicant may receive a credit for this property at a one to one (1:1) ratio for a maximum of one hundred percent (100%) of the required recreational area. Credit may be obtained only when the following criteria are met: a. The area shall be determined to contain significant, unique and desirable environmental, scenic or cultural features. b. The area shall be delineated as common area, designated with a conservation easement, with ownership to be held in common by the homeowners’ association or the town. c. The area shall be accessible via sidewalk, walking path, trail, and/or bicycle or shared use path by all residents within the project. D. Recreational Area Plan Standards 1. Site Location a. Recreational areas shall be a focal point for passive and active recreational activities, and provide a meaningful place for neighborhood gatherings and activities. Recreation areas shall be placed in a highly visible area of the DEVELOPMENT subdivision that is accessible via sidewalk, walking path, trail, and/or bicycle or shared use path by all residents within the project. b. Linear parks, as defined by this code and described in subsection D.2.h of this section, are acceptable when they serve to improve access to recreational amenities and open space networks. c. Passive recreation areas should be located in proximity to natural open space areas and conserved, environmentally sensitive lands. d. Recreational areas shall not include land, such as peaks, ridges, land fragments, land restricted by Town policy, condition or ordinance, and land determined unusable for recreational purposes by the Mayor and Town Council. Shallow retention basins (flood-prone areas) may be approved for use as recreational areas subject to recommendations by the Town Engineer and Planning and Zoning Administrator. Decisions may be appealed to the Town Council. e. In cases where a recreational area lies adjacent to a trail identified within the Eastern Pima County Trails System Master Plan and/or the Oro Valley Trails Task Force Report and their subsequent updates, a connection shall be provided between the recreational area and said trail. 2. Recreational Facilities Improvement Standards Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 30 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. a. Recreational area improvements shall be appropriate to the anticipated needs of the development. b. Equipment installed within the recreational areas shall comply with the provisions of the Americans With Disabilities Act (ADA). c. Provision of one (1) active and one (1) passive amenity for the first one-half (1/2) acre or portion thereof. For every additional one-half (1/2) acre (not fractions), an additional passive and active use shall be provided up to the maximum provided by the following subsections: i. A single park area may contain up to five (5) passive amenities. Examples of passive amenities include turf areas, benches, picnic tables, shade structures, barbecue grills, pathways, etc. ii. A single park area may contain up to three (3) active amenities. Examples of active amenities include basketball courts, volleyball courts, bocce courts, horseshoe pits, par courses, etc. d. Detailed schematics shall be provided for each proposed amenity with the LANDSCAPE PLAN final plat. e. Credit for Enhanced Amenities OR ENVIRONMENTALLY SENSITIVE OPEN SPACE (ESOS) 1. Credit for the additional cost of enhanced recreational amenities, including community swimming pools, splash pads, skate/BMX parks, fully improved sports fields, and other amenities approved by the Planning and Zoning Administrator, may be obtained against the recreation area requirement in subsection C.1 of this section based on the following criteria: i. The applicant shall submit a cost estimate summarizing the following: a) Value of the land and cost of the improvements and amenities that would be required by this code. b) Value of the land and cost of the improvements and enhanced amenities proposed as alternative means of compliance. ii. Credit for the additional cost of the enhanced amenities may be received in the form of a reduction to the required recreation land area. iii. The extent of the credit shall be determined by the value of the enhanced amenity as determined by the Town. The maximum reduction of recreation area requirement is one-half (1/2) acre. Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 31 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. 2. Credit for improved indoor recreational space IN SUBDIVISIONS may be obtained subject to the following criteria: i. Improved community recreation rooms, community centers, gymnasiums, performance space, or other recreation space accessible to all residents of a development shall receive credit at a ratio of three to one (3:1) against the area requirement contained in subsection B.1 of this section. ii. Each active and passive amenity contained within an indoor recreational space shall receive a credit to the recreational amenity requirements contained in subsections D.2.b, D.2.c, and D.2.d of this section at a one-to-one (1:1) ratio. 3. UPON REVIEW AND RECOMMENDATIONS FROM THE PARKS AND RECREATION ADVISORY BOARD, THE TOWN COUNCIL MAY ALLOW ENVIRONMENTALLY SENSITIVE OPEN SPACE (ESOS) TO BE CREDITED TOWARD THE AMOUNT OF SHARED RECREATION SPACE REQUIREMENTS OF THIS SECTION, BEYOND THE ALLOWANCES PERMITTED IN SECTION 27.10 AND SUBJECT TO THE PROVISIONS OF THE ENVIRONMENTALLY SENSITIVE LANDS ORDINANCE (ESLO). THE APPLICANT MAY RECEIVE A CREDIT FOR THIS PROPERTY AT A ONE TO ONE (1:1) RATIO FOR A MAXIMUM OF ONE HUNDRED PERCENT (100%) OF THE REQUIRED RECREATIONAL AREA. CREDIT MAY BE OBTAINED ONLY WHEN THE FOLLOWING CRITERIA ARE MET: i. THE AREA SHALL BE DETERMINED TO CONTAIN SIGNIFICANT, UNIQUE AND DESIRABLE ENVIRONMENTAL, SCENIC OR CULTURAL FEATURES. ii. THE AREA SHALL BE DELINEATED AS COMMON AREA, DESIGNATED WITH A CONSERVATION EASEMENT, WITH OWNERSHIP TO BE HELD IN COMMON BY THE HOMEOWNERS’ ASSOCIATION OR THE TOWN. iii. THE AREA SHALL BE ACCESSIBLE VIA SIDEWALK, WALKING PATH, TRAIL, AND/OR BICYCLE OR SHARED USE PATH BY ALL RESIDENTS WITHIN THE PROJECT. f g. When appropriate to the needs of the residents, tot lot amenities shall be required. Tot lots shall include, at a minimum: i. Play equipment area. ii. Drinking fountain. iii. Seating area (may include benches or seat walls) oriented towards the play equipment. iv. Trash receptacle(s). Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 32 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. v. Bicycle parking with a four (4) bicycle minimum capacity. vi. Picnic table. vii. Limited turf area for activity areas only (less than fifteen percent (15%) of total recreational area) may be provided. gh. Linear parks may be utilized to satisfy the recreational requirements of this section. Required amenities include, at a minimum: i. A shared use path for pedestrians and bicyclists. ii. Seating area. iii. Landscaping. iv. Drinking fountain, if located within one hundred (100) feet of a potable water line. v. Trash receptacle(s). vi. Pet waste removal station(s). vii. Exercise stations may be located within linear parks. VIII. The location of the amenities along a linear park is subject to the approval of the Planning and Zoning Administrator and PARKS AND RECREATION PRLCR Director. H. INDOOR RECREATION IS REQUIRED FOR TWO-FAMILY OR MULTI-FAMILY DEVELOPMENTS WITH MORE THAN 50 MULTI-LEVEL DWELLING UNITS, SUBJECT TO THE FOLLOWING: i. THE INDOOR RECREATIONAL FACILITY MAY BE USED AS THE LEASING, SALES, OR MANAGER’S OFFICE, BUT THAT USE MAY NOT EXCEED THIRTY PERCENT (30%) OF THE GROSS FLOOR AREA. ii. THE REMAINDER OF THE SPACE SHALL INCLUDE PASSIVE OR ACTIVE AMENITIES SUCH AS GROUP MEETING SPACE OR COMMUNITY RECREATION ROOMS WITH EXERCISE EQUIPMENT, TABLE SPORTS, GAMES OR OTHER SIMILAR ELEMENTS. 3. Play Equipment Standards a. Applicant shall submit evidence that play equipment complies with the current American Society for Testing and Materials (ASTM) safety standards for playground equipment. Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 33 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. b. Playground surface materials, including certified wood fiber, shredded rubber, poured-in-place surfacing, or other acceptable material approved by the PARKS AND RECREATION PRLCR Director, shall be placed at a minimum depth of twelve (12) inches under the equipment. c. No play equipment shall be located within thirty (30) feet of any road right-of-way, driveway or alleyway, parking area, or single-family residential lot or single-family residential zone unless an acceptable barrier is provided. d. Play equipment or apparatus with a footprint of two hundred fifty (250) square feet or less must be fully shaded with a UV-resistant sun shade or other appropriate shading material or structure as approved by the Planning and Zoning Administrator and Permitting Division. e. At least fifty percent (50%) of play equipment or apparatus must be fully shaded with a UV- resistant sun shade or other appropriate shading material or structure as approved by the Planning and Zoning Administrator and Permitting Division. This requirement shall be applied only to play equipment or apparatus with a footprint of two hundred fifty (250) square feet or greater. f. To maximize the safety of children, play spaces shall be located as to provide maximum visibility from surrounding homes. g. Play equipment shall not be located on a slope greater than four percent (4%). 5. Crime Prevention Through Environmental Design (CPTED) Elements a. Recreational area design shall consider the following CPTED elements: i. Natural Surveillance Emphasis on visibility of the recreational facilities, also known as “eyes on the street,” to deter unauthorized users and activities. ii. Access Control Use of design elements to deny entrance to recreational facilities to unauthorized users and activities. 6. All recreational areas shall post at least one (1) sign at the primary entrance(s) stating: a. Hours of operation. b. Park/recreational area rules. c. Trespassing notice for unauthorized users, including citation of applicable ordinances/statutes. Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 34 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. d. Notice that all dogs must be kept on a leash (unless an approved off-leash area has been designated). e. Emergency (911) contact information to report suspicious or criminal activity. f. If recreational area is privately operated, homeowners association contact information to report maintenance or safety issues. 7. If a neighborhood watch exists, a sign shall be posted at the primary entrance(s) to the recreational area. 8. If the recreational area abuts an environmentally sensitive lands (ESL) area, a sign shall be posted every one hundred (100) feet at the border of the ESL area. The sign shall conform to the ESL sign requirements per the environmentally sensitive lands ordinance (ESLO). 9. If provided, restroom facilities shall be located in a highly visible area and shall be free of shrubs that reach a mature height greater than three (3) feet. 10. All lighting shall be consistent with the standards of Section 27.5 and must be turned off by 10:00 p.m. 11. If no lighting is provided, recreation area hours shall be limited to daylight hours only and shall be posted on the informational sign(s) at the park entrance(s) required by subsection D.6 of this section. E. Facilities Installation, Ownership and Maintenance 1. Private Recreational Facilities a. In cases where the recreational facility is to be privately owned recreational facilities and parking improvements shall be completed and in place by the time thirty-five percent (35%) of the building permits are issued. Prior to release of the required bond or assurance, the developer shall provide written documentation to the Town that all mechanisms are in place to protect the rights of the homeowners (i.e., liability insurance). b. Private recreational areas, and improvements shall be owned and maintained by a mandatory membership homeowners association (HOA) created by covenants. If the HOA fails to adequately maintain the required recreational facilities, the Town may cause the property to be maintained and may cause a lien to be placed on the property, subject to and inferior to the lien for general taxes and to all prior recorded mortgages and encumbrances of record. 2. Public Park Facilities Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 35 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. a. In cases where the required recreational area is at least three (3) acres in size and is located adjacent to a public thoroughfare, dedication to the Town may be accepted. In this case, the park land shall be owned and maintained by the Town. The subdivider shall, without credit: i. Provide full street improvements and utility connections including, but not limited to, curbs, gutters, street paving, traffic control devices, lighting, street trees, and sidewalks to land which is dedicated pursuant to this section; ii. Provide solid masonry fencing along the property line of that portion of the subdivided lots contiguous to the dedicated land; iii. Provide improved drainage through the site; and iv. Provide other improvements and amenities that the Town Council determines to be essential to the acceptance of the land for recreational purposes. Subsequent improvements, if any, shall be developed and maintained by the Town. b. When park land is dedicated to and accepted by the Town, the provisions of subsection B.1 of this section shall not apply. F. In-Lieu Fee Option 1. In lieu of the required private recreational area or public park land dedication and required recreational facilities, the Town Council may approve an alternative proposal for an in-lieu fee that aids in the development or improvement of Town parks or recreational facilities. All DEVELOPMENTS subdivisions containing forty-three (43) UNITS lots OR less may utilize the in-lieu fee option. 2. DEVELOPMENTS Subdivisions of eighty-five (85) UNITS lots or more may elect to utilize the in-lieu fee option for up to fifty percent (50%) of the total cost of recreation area improvements as determined by the recreation area in-lieu fee calculation definition. The remaining portion of the recreation improvement obligation shall be applied to on-site recreation area(s) and amenities per the provisions of this code. 3. In-lieu fee proposals shall meet all of the following conditions: a. The DEVELOPMENT subdivision has or can provide legal and physically constructed access to an existing Oro Valley public park, a park location identified in the Town Parks, Open Space and Trails Master Plan, or other location approved by the PRLCR Director. b. The total amount of the in-lieu fee determined by the recreation area in-lieu fee calculation is, in the opinion of the Planning and Zoning Administrator (PZA) and PARKS AND RECREATION PRLCR Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 36 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. Director, sufficient to fund a specific park development or improvement project for an existing facility. 4. The recreation area in-lieu fee shall be determined by the town, with a written appraisal report prepared by an appraiser acceptable to the town. The determination of the recreation area in-lieu fee shall consider, but not necessarily be limited to, the following: a. Approval and any conditions of the conceptual site plan. b. The general plan c. Conditional zoning d. Property location e. Off-site improvements facilitating use of the property f. Site characteristics of the property 5. The recreation area in-lieu fee calculation shall be based on the improved value of the land, including structures and facilities required by Section 26.5, design, construction costs, and having the necessary infrastructure (i.e., roadways, drainage water, electric, telephone and sewer) installed to serve the park areas. 6. The proposal shall be prepared by the applicant and submitted to the Planning and Zoning Administrator and PARKS AND RECREATION PRLCR Director who shall forward their recommendations to the Town Council for its action after an advertised public hearing. 7. The terms of the agreement shall be made a matter of public record and a condition of approval of any final plat or issuance of any permits for the subdivision. 8. In evaluating a proposal under this section, the Town Council shall consider the impact on the property resulting from a change in the standard requirements for recreational space, the advantages and disadvantages of the proposed alternatives, the benefits afforded to the subdivision from the alternative proposal and the relative values to the community afforded by the alternative proposal as compared with the standard requirements. 9. The agreement shall provide for the funding of equivalent of park land and/or recreational facilities to the Town as would have been provided by a recreational area in the subdivision. 10. If the subdivider objects to the determined in-lieu fee, he/she may appeal to the Town Council, with the burden of proof lying with the subdivider. Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 37 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. 11. The Town Council may waive requirements for an appraisal when the DEVELOPER subdivider provides acceptable alternative information to the Planning and Zoning Administrator (PZA), PRLCR Director, and the Finance Director as a means of determining the improved value that is presented and accepted at a Town Council public hearing. Section 27.7 Off-Street Parking Section 27.7.A thru C. No Changes D. Parking Lots – Required Number of Spaces for Type of Use 1. Residential Parking Requirements: Residential uses shall provide a minimum number of parking spaces as defined by the standards below. Any increase or decrease in parking shall be in accordance with subsection C.2 of this section. a. DEVELOPMENTS WITH MULTI-LEVEL UNITS, Attached UNITS, OR A COMBINATION OF DETACHED AND ATTACHED UNITS WITH EACH UNIT NOT ON AN INDIVIDUAL LOT Dwellings: For each two (2) family and multifamily dwelling, there shall HAVE be parking spaces provided as indicated by the following table: Table 27-13. TWO-FAMILY AND MULTI-FAMILY Attached Dwelling Parking Unit Number of Bedrooms/Dwelling Unit Parking Spaces per Dwelling One or less 1.5 Two 1.75 Three 2.0 Four 2.5 Plus one (1) space per every four (4) units for guest parking. b. Guest Parking: Off-street guest parking spaces in multifamily developments shall be distributed proportionally to effectively serve the dwelling units that they are intended to serve. Such parking shall not be located more than two hundred (200) feet from any dwelling unit that is intended to be served. c. Single-Family: For each single-family dwelling, there shall be at least two (2) parking spaces and two (2) guest spaces. Parking of any vehicle in the front yard of a lot shall be prohibited unless parked on a surface of asphalt, concrete, rock, or other similar inorganic material with a permanent border. Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 38 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. d. Mobile Homes: There shall be two (2) parking spaces per dwelling unit and one (1) space per four (4) units for guest parking. 2. Nonresidential Parking Requirements: The table below sets forth the number of required parking spaces for nonresidential uses within the Town. Table 27-14. Required Parking Spaces Permitted Use Parking Spaces/Square Feet (Unless Otherwise Noted) Accessory buildings and uses Not applicable Commercial stables 0.75/employee and 0.75/horse stall Farms and ranches 1 per 2 employees Marketing of products raised on the premises 4/1,000 Plant nursery 4/1,000 Bars 20/1,000 Distillery 0.75/employee and 20/1,000 for bar Entertainment at bars or restaurants Not applicable Microbrewery 0.75/employee and 20/1,000 for bar Mobile food units, including food trucks Not applicable Restaurant 10/1,000 Restaurant with drive-in/drive-thru See Table 27-15 Food processing, artisanal 0.75/employee and 4/1,000 for public use areas Food processing, large scale 0.75/employee and 4/1,000 for public use areas Manufacturing services, heavy 0.75/employee Manufacturing services, light 0.75/employee Warehousing, heavy 0.75/employee Warehousing, light 0.75/employee Communication studios 3/1,000 Offices 3/1,000 Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 39 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. Permitted Use Parking Spaces/Square Feet (Unless Otherwise Noted) Research and development 3/1,000 Convenience market 8/1,000 Drive-thru uses See Table 27-15 General retail 4/1,000 Grocery store 5/1,000 Marijuana establishment 4/1,000 Wholesaling 4/1,000 Animal services 4.5/1,000 Commercial or fine arts studio 3/1,000 Daycare 0.75/employee and 3/1,000 Drive-thru uses, not including banks See Table 27-15 Financial services 3.5/1,000 Funeral services 1 per 4 seats and 2 per 3 employees Household services 0.75/employee and 4/1,000 for public use areas Medical services 4.5/1,000 Personal services 0.75/employee and 4/1,000 for public use areas Private clubs without entertainment 10/1,000 Private clubs with entertainment 10/1,000 Self storage 1 per 50 units Senior care facility See Table 27-16 Sexually oriented businesses 4/1,000 Technical services 4/1,000 Theater 1/3 seats Gas stations 8/1,000 Parts store 0.75/employee and 4/1,000 for public use areas Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 40 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. Permitted Use Parking Spaces/Square Feet (Unless Otherwise Noted) Rental establishments, less than 10 vehicles 0.75/employee and 1 per 10 vehicles stored on premises Rental establishments, over 10 vehicles 0.75/employee and 1 per 10 vehicles stored on premises Rental establishments, moving services 0.75/employee and 1 per 10 vehicles stored on premises Vehicle repair facilities 5/1,000 Vehicle sales 3/1,000 Vehicle storage facility, including parking garage 0.75/employee and 1 per 10 vehicles stored on premises Vehicle washes/detailing 0.75/employee Boarding house or lodging house 1/unit Guest ranches 1/unit Hotels/motels 0.75/employee and 1/unit Resorts 0.75/employee and 1/unit Short-term rental properties Applicable residential standards apply Arts and cultural use 3/1,000 Cemetery Offices: cemetery offices shall be parked as an office use Grounds: 0.75 spaces per nonoffice employee shall be provided and internal roadways or access drives shall accommodate parallel parking Fire stations and rescue facilities, private 3/1,000 of office space General aviation 0.75/employee and 1/1,000 for public use areas Golf course Parking for golf courses shall be provided through a shared parking analysis including all associated uses Golf driving range or miniature golf, stand alone 2 per bay Government services 1 per 4 seats and 2 per 3 employees Religious institutions 1 per 4 seats and 2 per 3 employees Schools, private 1 per 4 seats and 2 per 3 employees Schools, public including charter schools None required Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 41 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. Permitted Use Parking Spaces/Square Feet (Unless Otherwise Noted) Utilities, privately owned 0.75/employee Utility poles and above ground wires, new Not applicable Buildings and facilities, not-for-profit community service organizations, such as Boys & Girls Clubs or YMCA 4/1,000 Buildings and facilities, private, including fitness centers or health spas 4.5/1,000 Apartments, MULTI-LEVEL RESIDENTIAL DEVELOPMENTS See Table 27-13 Assisted living home See Table 27-16 Dwelling units, single-family RESIDENTIAL SUBDIVISIONS WITH DETACHED OR ATTACHED UNITS, OR A COMBINATION THEREOF. 2 parking and 2 guest spaces Dwelling units, site-delivered single- family RESIDENTIAL DEVELOPMENTS 2 parking and 2 guest spaces; or in SDH-6: 2 parking spaces per dwelling unit and 1 space per 4 dwelling units for guest parking Dwelling units, attached, including condominium, RESIDENTIAL DEVELOPMENTS WITH DETACHED OR ATTACHED WITH EACH UNIT NOT ON AN INDIVIDUAL LOT patio home or townhouse See Table 27-13 Home occupations Existing parking provided on property shall be used to accommodate vehicles related to the home business. Additional regulations provided in Section 25.2.E.3.e. Model homes, including temporary real estate office Applicable residential standards apply Antennas None required Recreation area (100 or fewer homes) 1 parking space for every 20 dwelling units or portion thereof Recreation area (greater than 100 homes) 1 additional parking space for every 40 dwelling units or portion thereof over 100 Communication facilities, major 1 space per facility Communication facilities, minor None required Section 27.7.E Thru G – No Changes CHAPTER 31 – DEFINITIONS Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 42 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. Apartments - A residential use, which is occupied as the home or residence of three (3) or more families living independently of each other. Dwelling - A building, or portion thereof, designed exclusively for residential purposes. Multiple – A building, or portion thereof, designed for occupancy by three (3) or more families. Single-Family - A building designed for occupancy by one (1) family. Two-Family (Duplex) - A building designed for occupancy by two (2) families. Family - A person living alone, up to but no more than ten (10) persons unrelated to each other by blood, marriage or legal adoption, living together in a dwelling unit existing solely as a single housekeeping unit, with common access to all living, eating, kitchen and storage areas within the dwelling unit. Dwelling Unit - A building, or portion of a building, arranged, designed or used as living quarters, including bathroom and kitchen facilities, sleeping and living areas, for a family. ATTACHED – A BUILDING DESIGNED FOR OCCUPANCY BY TWO (2) OR MORE FAMILIES LIVING INDEPENDENTLY OF EACHOTHER IN UNITS JOINED SIDE BY SIDE OR FRONT TO BACK BY STRUCTURAL ELEMENTS. STRUCTURAL ELEMENTS INCLUDE PARTY WALLS, ROOFS OR OTHER SIMILAR ITEMS. ELEMENTS LIKE TRUSSES, BEAMS, AND PATIO WALLS ARE NOT INCLUDED. THIS TERM INCLUDES DUPLEXES, PATIO HOMES, TOWNHOMES, CONDOMINIUMS AND OTHER SIMILAR HOUSING TYPES. DETACHED – A BUILDING DESIGNED FOR OCCUPANCY BY ONE (1) FAMILY. THIS TERM INCLUDES FREESTANDING HOMES. SITE DELIVERED – A BUILDING THAT IS NOT CONSTRUCTED ON THE SITE ON WHICH IT IS LOCATED. THIS TERM APPLIES TO MANUFACTURED HOUSING AND MOBILE HOMES BUT DOES NOT INCLUDE RECREATION VEHICLES. MULTI-LEVEL – A BUILDING DESIGNED FOR THE OCCUPANCY BY TWO (2) OR MORE FAMILIES LIVING INDEPENDENTLY OF EACHOTHER IN UNITS STACKED ON TOP OF ONE ANOTHER. NON-RESIDENTIAL USES MAY BE LOCATED ON THE GROUND FLOOR, AS PERMITTED BY THE ZONING DISTRICT. THIS TERM INCLUDES APARTMENTS, MIXED-USE BUILDINGS, CONDOMINIUMS AND OTHER SIMILAR HOUSING TYPES. Patio Home - An attached or detached single-family dwelling constructed with no side yard on one (1) side of the lot. Townhouse - A dwelling with party walls and no side yards between abutting dwellings. Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 43 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. Site-Delivered Dwelling - A dwelling that is not constructed on the site on which it is located. Site-delivered homes include prefabricated housing, manufactured housing, and mobile homes. Site-delivered homes do not include recreation vehicles. ADDENDUM A – DESIGN STANDARDS Chapter 3: Single-Family Residential Development DETACHED AND ATTACHED RESIDENTIAL Design Standards Applicability: These development design standards shall apply to all single-family RESIDENTIAL PROJECTS WITH attached and AND/OR detached residential projects and housing types within the Town of Oro Valley, DWELLING UNITS, EXCLUDING CUSTOM HOMES including production home subdivisions and custom homes, unless specific Planned Area Development design guidelines apply. Chapter 4: Multi-Family MULTI-LEVEL Residential Development Design Standards Applicability: These Multi-Family Residential Development Ddesign Sstandards shall apply to all multi- family MULTI-LEVEL attached and detached residential projects and housing types within the Town of Oro Valley, including townhomes, apartments, condominiums and attached single-family residential development unless specific Planned Area Development design guidelines apply. Addendum H: Scenic Resource Area Design Guidelines 3. Design Guidelines Section A – No changes. b. Architectural Design i. General Design a. Buildings constructed in scenic corridors and park viewsheds should be low and of colors, materials and textures, which blend with natural desert vegetation, leaving large areas of open space between developments. Buildings that are visible from scenic corridors should seem to be a part of, or in, the landscape rather than appearing to be an imposition on the site. The buildings should follow the natural contours of the existing topography. b. Building Colors a) Building colors should relate to one another and the natural environment on the basis of pigment, color value, and/or intensity. In scenic corridors, earth tones and pastels are encouraged, especially in areas of high visibility. Desert/mountain colors that blend with the natural background are encouraged. Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 44 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. b) In areas upslope from scenic corridors, darker, geologic colors to blend with mountain slopes. c) In locations upslope from the ultimate scenic corridor roadway right-of-way, richer, earth tone or geologic colors and rougher textures are preferred, especially those which complement background views, downslopes, darker earth colors with more dense landscaping clusters. d) Color schemes should avoid jarring juxtapositions with primary colors. e) In more private area, away from scenic corridors, homeowners and business owners are permitted more freedom in color selections. f) Bright colors should not be visible from scenic corridors or other public rights-of-way. g) Foreground colors should harmonize and blend with existing vegetation, natural rock/earth forms or built background. c. Include architectural detailing on all structure facades. ii. Residential Review of all residential developments other than CUSTOM HOME individual, detached, single-family home construction shall consider the following criteria to assure design consistency with Scenic Resource intent and character: a. Building heights should be varied, preferably mixing one and two-story homes to enable views across the site from the scenic corridor right-of- way. b. Consistent, finished rooftop treatments, without visible roof-mounted equipment. c. Noise Mitigation should be addressed by masonry construction, double-paned windows, and limited window openings and recreational yard uses facing scenic corridors. d. Structural screening of access or frontage roads and parking visible from scenic corridors, and structural integration with terrain, such as building lower floors into slopes. Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 45 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. e. Thematic architectural detailing should be included. ADDENDUM I. Hillside Development Zone in Effect Prior to Implementation of the Environmentally Sensitive Lands Ordinance on 7/19/11 (formerly codified in Section 24.2) Sections A-E. No Changes F. Development Criteria The following development criteria apply to all parcels that are affected by this zone. Any parcel created must meet slope/size requirements of Table 24-1. All development is subject to the Oro Valley Grading Ordinance. 1. Single-Family Residential Development RESIDENTIAL SUBDIVISIONS WITH DETACHED AND/OR ATTACHED DWELLING UNITS a. This paragraph applies to an existing parcel where no land division has occurred, nor is land division proposed, since the adoption of this ordinance. The average cross slope (ACS) is calculated for the entire parcel. If the ACS is 15 percent or greater, Columns A and D of Table 24 -1 apply. b. This paragraph applies to any parcel of property or lot where land division is proposed or has occurred since the adoption of this ordinance. The average cross slope is calculated for the parcel prior to land division. If the ACS is 15 percent or greater, columns A and C of Table 24-1 apply. Natural open space may be designated on the parcel in accordance with Section24.2.G, to reduce the ACS percentage. Such natural open space will be excluded from the ACS calculation, but will be included in the land area for the parcel. i) If a subdivision plat is required, all 25 percent or greater slopes (as defined in24.2.C.1.b) within the proposed lots, except for those within natural open space areas, are delineated. These sloped areas then determine the design of the development according to the following criteria. a) Where the areas of 25 percent or greater slope are located outside the buildable area, the minimum lot size requirements of the underlying zone apply. The buildable area may be redefined by the applicant to exclude areas of steeper slope in order to comply with this requirement. Grading may occur only within the buildable area and access to the buildable area. Grading for roadway or driveway access shall not cross a 25 percent or greater sloped area unless no Amendments to Chapter 23, Chapter 24, Chapter 27 and Chapter 31 of the Zoning Code. Deletions shown with strikethrough and ADDITIONS shown in all CAPS. Page 46 of 46 The Oro Valley Zoning Code is current through Ordinance (O)22-01, passed January 5, 2022. alternative routes exist. Driveway clearing and grading may be no wider than 30 feet. b) Where the buildable area contains areas of 25 percent or greater slope, the minimum size required for that proposed lot is 43,560 square feet unless a greater size is required by the underlying zone. The amount of grading permitted is the amount indicated in Column D of Table 24-1, based on the area of the lot, Column B. ii) If a subdivision plat is not required, the land area of each parcel created must comply with Columns A, B and D of Table 24-1. 2. Multi-Family Residential Development RESIDENTIAL DEVELOPMENTS WITH MULTI-LEVEL OR ATTACHED UNITS, OR A COMBINATION OF ATTACHED AND DETACHED UNITS WITH EACH UNIT NOT ON AN INDIVIDUAL LOT. a. All grading is subject to the provisions of the Oro Valley Grading Ordinance. b. The ACS is calculated for the entire parcel. If the ACS is 15 percent or greater, columns A, B, C, and D of Table 24-1 apply. c. Natural open space may be designated on the parcel, in accordance with Section24.2.G to reduce the ACS percentage. Such natural open space will be excluded from the ACS calculation, but will be included for density calculation. If the ACS of the remaining portion of the parcel, after natural open space designation is: i) Less than 15 percent and contains no areas of 25 percent or greater slope, 100 percent of that portion may be graded. ii) Less than 15 percent, but contains areas of 25 percent or greater slopes, no more than 80 percent of that remaining portion may be graded. iii) Fifteen percent or greater, columns B, C, and D of Table 24-1 apply, based on the entire area of the parcel. 5/27/22, 4:58 PM Agenda - View Meetings https://destinyhosted.com/agenda_publish.cfm?id=67682&mt=ALL&fp=swagit&get_month=5&get_year=2022&dsp=agm&seq=4420&rev=0&ag=699&l…1/7 Planning & Zoning Commission Return to the Agenda Go to the Previous Agenda Item AGENDA ITEM: 3. Meeting Date:05/03/2022 Requested by:Bayer Vella Case Number:N/A SUBJECT: DISCUSSION REGARDING PROPOSED CODE AMENDMENTS TO ALIGN AND CLARIFY STANDARDS IN THE MULTI-FAMILY ZONING DISTRICTS, CHAPTER 23, PROVISIONS FOR RECREATION AREA, CHAPTER 26, DEFINITIONS, CHAPTER 31 AND OTHER RELATED ITEMS RECOMMENDATION: This item is for information and discussion purposes only. It will be scheduled for consideration by the Planning and Zoning Commission at a later date. EXECUTIVE SUMMARY: In March 2022, the Planning and Zoning Commission approved initiation of a zoning code amendment to review and update the R-6 setback and recreation development standards as they relate to an array of housing types. During staff's research for the code amendment, it was apparent other gaps existed with regard to applying standards to low-rise, high-density housing developments, also knows as the "missing middle" housing. As depicted in the image below, the term "middle missing" housing describes attached products (e.g. duplexes and townhomes), which are compatible in scale and form to single-family homes and create a transition between single-family subdivisions and multifamily complexes. The Town currently has four multifamily zoning districts: R-4 and R-4R permit attached housing products such has patio homes, townhomes, duplexes, casita and cottages R-S and R-6 permit the full range of housing products including detached units, attached units, or a mixture thereof, multi-level units which includes apartments, or live-work developments. Recently, the Town received four applications for developments with a mixture of detached and attached housing products. Upon review of these applications, it was apparent clarification is needed to apply existing zoning standards to these various housing developments. Additionally, the same type of housing development is illogically subject to different standards based on its zoning. For example, a residential development with the same housing product requires a different amount of recreation space if built in an R-4 zoning district instead of an R-6 zoning district. The proposed code amendment (Attachment 1) aims to ensure consistent application of existing code requirements is achieved by doing the following: 1. Define housing types based on built characteristics rather than industry terms 5/27/22, 4:58 PM Agenda - View Meetings https://destinyhosted.com/agenda_publish.cfm?id=67682&mt=ALL&fp=swagit&get_month=5&get_year=2022&dsp=agm&seq=4420&rev=0&ag=699&l…2/7 Issue: Industry terms, such as patio homes, casita, cottages, townhomes, apartments etc. have overlapping definitions and change over time. Proposed amendment: Redefine housing types based on the characteristics of the structure by using terms such as detached, attached, and multi-level. 2. Align existing recreation, parking and design standards with the applicable housing development type. Housing developments either separate each unit on an individual lot (typical subdivision) or have units on a commonly owned parcel(s). A typical subdivision design offers private rear and side yards, front yards and on-lot parking with either detached or attached units. Whereas, a typical residential leasing complex has small rear yards/patios, no front or side yards and offers shared parking with either a mix of detached and attached units or multi-level units. Existing recreation requirements Issue: Currently, multifamily recreation requirements are based on the zoning district rather than the type of housing development proposed. The issue with this "one-size" fits all approach is a wide range of housing products are permitted in multifamily zoning districts. The challenge is best explained using the R-6 district as an example, which permits a range of housing types from detached units (typical subdivision design) to multi-level units (apartments). However, the R-6 recreation standards are most suitable for the highest density product, or compact apartments. They are not suited for low-rise, high-density products (detached or attached units), which tend to be more spread out on the site. Issue: The current code is not definitive on the recreation space and amenities required when residential projects are developed in an R-S (Residential-Service) or R-4R (Resort District) zoning district. Both of which permit the site to be developed with housing only. Proposed amendment: Align the existing recreation standards to the applicable type of housing development (e.g. subdivision); regardless of zoning. For instance, all subdivisions (detached, attached or a mixture with each unit on an individual lot) will have the same requirement for shared recreation space. Additionally, the proposed code amendment clarifies the amenities required in a recreation space for all types of housing developments. Existing parking and design standards: Issue: The code has specific parking and design standards for detached housing products and attached/multi-level housing products. However, it is unclear which parking or design standards are applicable to developments with a mix of detached and attached units. Proposed amendment: Similar to the recreation standards, the proposed code amendment aligns the existing parking and design standards with the housing development type. 3. Update the R-6 setbacks for consistency with other OV multifamily zoning districts Issue: The R-6 setbacks are unlike any other multifamily residential zoning districts. The setbacks are not based on adjacent uses, like the other multifamily districts but a standard distance regardless if the surrounding use is a road, lower-density or non-residential. Issue: The distance between buildings internal on the site is currently based on height, with larger distances for taller buildings. All other zoning districts, including single-family residential have an internal setback that applies to all building heights. This includes districts with the same height allowance as R-6 (25 feet, 2 stories). Proposed amendment: Clarifies the existing setbacks are for the perimeter of the site and requires more distance from roadways and lower-density uses and less distance from analogous or higher intensity uses. It also requires a 10' distance between all buildings, regardless of height. The distance between buildings is derived from other OV multifamily districts, which allow the same or more height than the R-6 zoning district. The proposed code amendment supports several goals and policies in the General Plan regarding diverse housing types, amenities for housing developments and transitions between land uses. It represents a first step in addressing a variety of housing products such as low-rise, high-density housing. The update to the design standards anticipated for later this year will bolster design requirements for attached products (e.g. townhomes, duplexes, etc.). Additionally, the upcoming housing study, anticipated for completion by the end of the year/early next spring may recommend further code amendments to have diverse housing types for current and future residents. 5/27/22, 4:58 PM Agenda - View Meetings https://destinyhosted.com/agenda_publish.cfm?id=67682&mt=ALL&fp=swagit&get_month=5&get_year=2022&dsp=agm&seq=4420&rev=0&ag=699&l…3/7 This item is for information and discussion purposes only. It will be scheduled for consideration by the Planning and Zoning Commission at a later date. BACKGROUND OR DETAILED INFORMATION: According to the Urban Land Institute's Arizona Chapter, low-rise, high-density housing products will increase in demand throughout the State. These housing products are either detached, attached, or a mixture thereof. Consistent with this statewide trend, Oro Valley has recently received four applications to develop both attached and detached housing products. Upon review of these applications three issues in applying the existing code surfaced: 1. The code's current housing definitions overlap and do not clearly define which type of housing is applicable to a development with a mixture of detached and attached products. Understanding the housing development type is important to determine which standards (e.g. recreation standards) are most applicable. 2. The recreation, parking and design standards are based on zoning or specific to detached or multi-level (apartment) units. The "one-size" fits all approach is not suitable to all housing types permitted in multifamily zones and excludes developments with mixed unit types. 3. The setback in an R-6 zoning district are not based on adjacent uses and the internal setbacks are based on building height. Both of which are unlike other multifamily residential zoning district. This includes equivalent zoning districts in Planned Area Developments (PADs). Staff reviewed other jurisdictions' definitions and resources relative to the "missing middle housing" to propose the following: 1. Add clarity and reduce overlap by defining housing types based on the built characteristics rather than industry terms. 2. Align the existing recreation, parking and design standards to the applicable housing development type; regardless of zoning. 3. Require larger setbacks from adjacent roadways and lower-density uses in an R-6 zoning district. Apply the same distance between each building as other multifamily districts; regardless of height. The proposed code amendments (Attachment 1) represent a first step to apply existing standards to a variety of housing types. Additional code amendments may be proposed with the upcoming design standards update and/or once the Oro Valley housing study is complete later this year/early next Spring. DISCUSSION/ANALYSIS: 1. Updating the definitions for housing types The zoning code currently includes definitions of housing types based on industry terms. However, these industry terms evolve with market trends. For instance, patio home is antiquated while the term casita is gaining popularity. As depicted below, a larger issue with the existing definitions is they overlap. For instance the difference between a patio home, townhouse and apartment is not very clear. The proposed code amendment aims to resolve both issues by focusing the definitions on the built characteristics. By doing so, the new terms will prevail over time, encompass a broad range of industry types and clearly delineate one housing type from another by highlighting each type's unique characteristics. The chart depicts the existing definitions and proposed changes. 5/27/22, 4:58 PM Agenda - View Meetings https://destinyhosted.com/agenda_publish.cfm?id=67682&mt=ALL&fp=swagit&get_month=5&get_year=2022&dsp=agm&seq=4420&rev=0&ag=699&l…4/7 2. Align existing recreation, parking and design standards with the applicable housing development types Currently, each multifamily zone has its own recreation requirement for all housing types permitted within the respective district. An example of when this becomes challenging is with the R-6 zoning district. R-6 allows a range of housing types from detached units to multi-level units, however, it requires a recreation standard that is most applicable to larger, compact complexes. Applying the current R-6 standard, which requires a single, large outdoor rec space, indoor rec space and a tot lot is difficult to meet in subdivisions with detached or attached units. Basing the recreation requirements on zoning rather than housing development type also means the same housing development is subject to different recreation requirements if they develop in an R-4 zone instead of an R-6 zone. Lastly, some zoning districts such as R-S (Residential-Service) and R-4R (Resort) are unclear about the recreation amenities required when the sites are developed solely with housing; as permitted by code. In addition to recreation, applying existing parking requirements and design standards is clear for subdivisions with detached units or multi-level (apartment) complexes. However, applying existing standards for residential subdivisions or complexes with a mix of detached and attached units (missing middle housing) is less clear. To resolve these issues, the proposed code amendment aligns the existing standards to the type of housing being developed. Detached or attached or multi-level units are either developed with each unit on an individual lot (typical subdivision) or with each unit on a common lot/parcels (typical housing complex). Residential subdivisions have similar characteristics whether the units are detached, attached or a mixture of both. Residential complexes also have similar characteristics whether the units are detached, attached or multi-level. As proposed, the most suitable standards will be applied to developments with similar characteristics as depicted below. By doing so, residential subdivisions and residential complexes are treated the same regardless of underlying zoning or housing type. 5/27/22, 4:58 PM Agenda - View Meetings https://destinyhosted.com/agenda_publish.cfm?id=67682&mt=ALL&fp=swagit&get_month=5&get_year=2022&dsp=agm&seq=4420&rev=0&ag=699&l…5/7 3. Update the R-6 setbacks for consistency with other OV multifamily zoning districts Most multifamily residential zoning districts' perimeter setbacks are based on the adjacent property's use to require more distance from roads or lower-density uses. However, the current R-6 setbacks require 30' to the front (property line along the street the development it is addressed from) and 20' along the side and rear; regardless of adjacent use. An internal setback is the distance between each detached building/unit. Typically, these are minimal (5-10 feet) to create a compact, high-density development; regardless of height. However, the existing R-6 internal setbacks require larger distances between taller buildings. For instance, two, two-story apartment buildings require 20 feet between them yet two, single-story apartment buildings only require 10 feet between them. Basing the distance between buildings on height is unique to the R-6 district. Other multifamily zoning districts with similar height allowances provide one distance between buildings regardless of height (see table below) and perimeter setbacks based on surrounding uses: The proposed code amendment aligns the existing perimeter setbacks with the applicable adjacent use. Additionally, it applies the same distance required between all buildings regardless of height as shown below. 5/27/22, 4:58 PM Agenda - View Meetings https://destinyhosted.com/agenda_publish.cfm?id=67682&mt=ALL&fp=swagit&get_month=5&get_year=2022&dsp=agm&seq=4420&rev=0&ag=699&l…6/7 The aspects explained above add the clarity needed to apply existing zoning requirements to a variety of housing types. GENERAL PLAN COMPLIANCE The proposed code amendment was reviewed for compliance with the General Plan. By clarifying housing definitions and applying standards to support a variety of housing products, the proposed code amendment meets the following: Goal D: A community with a wide range of services, amenities, shopping and dining opportunities and housing types that meet the needs of current and future residents. Goal X: Effective transitions between differing land uses and intensities in the community. CC.2: Provide appropriate park facilities and services for residents of all ages in the communities. CC.7: Support the development of diverse housing types within the community. LU.5: Provide diverse land uses that meet the Town's overall needs and effectively transition in scale and density to adjacent neighborhoods. SUMMARY AND NEXT STEPS In summary, the proposed code amendment aims to align and clarify the application of multifamily zoning district requirements to a range of housing types already permitted within the Town. This includes low-rise, high-density housing products developing statewide and being proposed in Oro Valley. To ensure consistent application of the existing standards, the proposed code amendment: 1. Updates the Town's housing type definitions to clearly distinguish between different low-rise, high-density housing types and apartments. 2. Focuses on the characteristics of the development to apply existing recreation, parking and design standards best suited for each housing type rather than using the current "one-size" fits all approach. This also clarifies the appropriate standards for developments with a mix of detached and attached products. 3. Updates the R-6 setbacks for consistency with other OV multifamily zones to maintain a transition between the development and roads or lower-density uses. The proposed code amendment is a first step in applying code requirements to an array of housing types, often referred to as the "missing middle housing." The upcoming design standard update and housing study may recommend further amendments to address housing for current and future residents. This item is for information and discussion purposes only. It will be scheduled for consideration by the Planning and Zoning Commission at a later date. FISCAL IMPACT: N/A SUGGESTED MOTION: This item is for information and discussion purposes only. It will be scheduled for consideration by the Planning and Zoning Commission at a later date. Attachments ATTACHMENT 1 - DRAFT CODE AMENDMENT GO TO THE TOP OF THE PAGE 5/27/22, 4:58 PM Agenda - View Meetings https://destinyhosted.com/agenda_publish.cfm?id=67682&mt=ALL&fp=swagit&get_month=5&get_year=2022&dsp=agm&seq=4420&rev=0&ag=699&l…7/7 AgendaQuick ©2005 - 2022 Destiny Software Inc. All Rights Reserved. D R A F T MINUTES ORO VALLEY PLANNING AND ZONING COMMISSION REGULAR SESSION May 3, 2022 ORO VALLEY COUNCIL CHAMBERS 11000 N. LA CAÑADA DRIVE            REGULAR SESSION AT OR AFTER 6:00 PM   CALL TO ORDER Chair Gambill called the meeting to order at 6:00 p.m.   ROLL CALL Present: Hal Bergsma, Commissioner Jacob Herrington, Vice Chair Joe Nichols, Commissioner Skeet Posey, Commissioner Daniel Sturmon, Commissioner Celeste Gambill, Chair Staff Present:Michael Spaeth, Principal Planner Bayer Vella, Planning Manager David Laws, Permitting Manager Joe Andrews, Chief Civil Deputy Attorney  Commissioner Nichols attended via Zoom.   PLEDGE OF ALLEGIANCE Chair Gambill led the Commission and audience in the Pledge of Allegiance.   CALL TO AUDIENCE    The following individuals spoke in opposition to the Oro Valley Church of the Nazarene rezoning case: - Oro Valley resident Tim Tarris - Oro Valley resident Tim Fagen - Oro Valley resident Doug Dalby - Oro Valley resident Anthony Ferrera Oro Valley resident Raymond Bryant began speaking on the Morning Vista development (Agenda Item #2). He was informed that he would need to wait for the public comment period when the agenda item is presented.     COUNCIL LIAISON COMMENTS The council liaison was not present.   REGULAR SESSION AGENDA   1.REVIEW AND APPROVAL OF THE APRIL 5, 2022 REGULAR SESSION MEETING MINUTES       Motion by Commissioner Hal Bergsma, seconded by Commissioner Daniel Sturmon to approve the April 5, 2022 meeting minutes.    Vote: 6 - 0 Carried   2.DISCUSSION AND POSSIBLE ACTION REGARDING A PROPOSED 18-UNIT RESIDENTIAL SUBDIVISION LOCATED ON THE EAST CORNER OF RANCHO VISTOSO BLVD AND MORNING VISTA DR INTERSECTION (CASE NO. 2102029) ITEM A: PROPOSED CONCEPTUAL SITE PLAN AND CONCEPTUAL LANDSCAPE PLAN ITEM B: PROPOSED CONCEPTUAL MODEL HOME ARCHITECTURE       Planner Kyle Packer provided a presentation that included the following: - Purpose - Location - Existing Zoning - Item A: Conceptual Site Design - Open Space Requirements - Item A: Conceptual Landscape Design - Item B: Conceptual Model Home Architecture - Summary and Recommendation Keri Silvyn, with Lazarus & Silyvn, P.C., introduced the project team. Developer Michael Sarabia, provided background and updates to the project. Ms. Silvyn also provided background on the project and a presentation that included the following: - Original conceptual site/landscape plan - Public outreach comments - Revised conceptual site/landscape plan - Materials and color palette - Architectural design, including front elevation and street view, and views from the northeast, southeast and southwest Chair Gambill opened public comment portion for the previous blue card speaker (Oro Valley resident Raymond Bryant) from the Call to Audience. Mr. Bryant responded that he already stated his comments. Chair Gambill closed the public comment portion, as there were no other speaker requests. Discussion ensued among the Commission and staff. In response to the Commission's concerns for parking regarding lots 14-17, staff drafted a condition to add to the motion, which Principal Planner Michael Spaeth read for the Commission and audience: "Driveways for lots 14 through 17 are to be widened, and/or the distance to the rear property line shall be reduced to the minimum setback to better accommodate a standard vehicle." Further discussion continued among the Commission.    Motion by Commissioner Hal Bergsma, to recommend approval of the conceptual site plan and conceptual landscape plan for the proposed 18-unit residential subdivision located on the east corner of the Rancho Vistoso Boulevard and Morning Vista Drive intersection, based on the finding that the proposal complies with the Rancho Vistoso PAD, Oro Valley Zoning Code revised, Design Principles and applicable design standards with the condition that the driveways for lots 14-17 be at least 20 feet deep as all the other driveways in the development.    Principal Planner Michael Spaeth explained the challenges and reasons for the current site layout, including minimizing disturbance of the wash to the north and honoring requests from neighbors to provide an additional buffer. He also explained the current parking configuration does meet the multi-family residential parking requirement. The condition, as accepted by the applicant, will balance these factors and allow staff to further work with the applicant to maximize parking space as much as possible. Discussion ensued among the Commission and staff. Commissioner Bergsma withdrew his motion.    Motion by Commissioner Hal Bergsma, seconded by Commissioner Daniel Sturmon to recommend approval of the conceptual site plan and conceptual landscape plan for the proposed 18-unit residential subdivision located on the east corner of the Rancho Vistoso Boulevard and Morning Vista Drive intersection, based on the finding that the proposal would comply with the Rancho Vistoso PAD, Oro Valley Zoning Code revised, Design Principles and applicable design standards, with the condition as suggested by staff.    Planning Manager Bayer Vella stated that he wanted to make it clear that the site design meets code as currently presented. The purpose of the condition is not to make the design code compliant; the condition goes beyond code requirements. Commissioner Bergsma stated that he disagreed with Mr. Vella. Chief Civil Deputy Attorney Joe Andrews stated that the Commission has the option to go into Executive Session to discuss and review the law. Discussion ensued among the Commission.    Motion by Vice Chair Jacob Herrington, seconded by Commissioner Skeet Posey to move into Executive Session.    Vote: 6 - 0 Carried    The Commission entered into Executive Session at 6:49 p.m. The Commission resumed the Regular Session at 7:11 p.m. A roll call was taken when the meeting resumed: Commissioner Bergsma - present Vice Chair Herrington - present Commissioner Nichols - present Commissioner Posey - present Commissioner Sturmon - present Chair Gambill - present Commissioner Bergsma withdrew his previous motion, with Seconder Commissioner Sturmon agreeing to the withdrawal.    Motion by Commissioner Hal Bergsma, seconded by Commissioner Daniel Sturmon to recommend approval of the conceptual site plan and conceptual landscape plan for the proposed 18-unit residential subdivision located on the east corner of the Rancho Vistoso Boulevard and Morning Vista Drive intersection, based on the finding that the proposal complies with the Rancho Vistoso PAD, Oro Valley Zoning Code revised, Design Principles and applicable design standards, with the condition agreed to by the applicant, that driveways for lots 14 through 17 are to be widened, and/or the distance to the rear property line shall be reduced to the minimum setback to better accommodate a standard vehicle.    Vote: 6 - 0 Carried    Motion by Commissioner Hal Bergsma, seconded by Vice Chair Jacob Herrington to approve the conceptual model home architecture plan for the proposed 18-unit residential subdivision located on the east corner of the Rancho Vistoso Boulevard and Morning Vista Drive intersection, based on the finding that the proposal complies with the Design Principles and design standards of the Oro Valley Zoning Code Revised.    Vote: 6 - 0 Carried   3.DISCUSSION REGARDING PROPOSED CODE AMENDMENTS TO ALIGN AND CLARIFY STANDARDS IN THE MULTI-FAMILY ZONING DISTRICTS, CHAPTER 23, PROVISIONS FOR RECREATION AREA, CHAPTER 26, DEFINITIONS, CHAPTER 31 AND OTHER RELATED ITEMS       Principal Planner Milini Simms provided a presentation that included the following: - Purpose - Background - Key points - Housing in Oro Valley - Proposed code amendment - Define housing types - Detached dwelling units - Attached dwelling units - Multi-level dwelling units - Summary of revised housing definitions Discussion ensued among the Commission and staff. Ms. Simms continued with the presentation: - Align and clarify existing standards for each housing type - Application of recreation standards Discussion continued among the Commission and staff. Ms. Simms further continued with the presentation: - Application of recreation amenities - Align parking standards by housing type - Summary of code alignment and clarification - Revise R-6 setbacks for consistency with other OV multifamily zones - Proposed R-6 setbacks - General Plan compliance - Summary and next steps Further discussion continued among the Commission and staff.   PLANNING UPDATE (INFORMATIONAL ONLY) Principal Planner Michael Spaeth provided an update on agenda items for the next Commission meeting on June 7, 2022 and an upcoming Town Council study session for the Oro Valley Marketplace project on May 18, 2022.   ADJOURNMENT Chair Gambill adjourned the meeting at 7:57 p.m.   I hereby certify that the foregoing minutes are a true and correct copy of the minutes of the regular session of the Town of Oro Valley Planning and Zoning Commission of Oro Valley, Arizona held on the 3rd day of May 2022. I further certify that the meeting was duly called and held and that a quorum was present. ___________________________ Jeanna Ancona Senior Office Specialist