HomeMy WebLinkAboutOV101310MOTION carried, 3-1 with Member Schoeppach opposed.
3. REQUEST FOR A VARIANCE BY MERITAGE HOMES AT 13060 NORTH
ARTIFACT CANYON LANE TO ALLOW GRADING INTO 4,100 SQUARE FEET
OF PROTECTED HILLSIDE AREA FOR CONSTRUCTION OF A HOUSE,
OV1013-10.
Patty Hayes, Senior Planning Technician, presented a Staff Report detailing the
following:
-Vicinity Map
-Request Details
-Aerial Photo
-Applicant's Proposal
-Details
-Rancho Vistoso PAD
-Site Photo
-Public Notice
-Variance Criteria
-Summary
Meritage Representatives, Jeff Grobstein - Oro Valley Resident, and Jeff Garrett,
Tucson Resident, presented the builder's case for the variance.
Heather Nenadovich, Oro Valley Resident, expressed her opposition to the
proposed variance, as it may set a precedence for other developers.
Don Bristow, Oro Valley Resident, is also opposed to the proposed variance. Mr.
Bristow believes the builder knew the limitations of this particular lot, and the builder has
not met the required variance criteria in their request.
John Musolf, Oro Valley Resident, feels the approval of this request would be a display
of preferential treatment as he believes there are other properties in Rancho Vistoso
which have similar land situations, however they do not have a variance.
MOTION: A motion was made by Chair Adler and seconded by Member Schoeppach to
Approve the variance for 13060 North Artifact Canyon Lane, for Meritage Homes,
OV1013-10
MOTION carried, 4-0.
August 7, 2013 Board of Adjustment Meeting July 23, 2013 Page 3 of 5
PO J,ayEY�q�O
Board of -Adjustment Staff Report
---CASE-NUMBER: OV1013-10
MEETING DATE: July 23, 2013
AGENDA ITEM: 3
STAFF CONTACT: Patty Hayes, Senior Planning Technician
phayes(@-orovallevaz.gov (520) 229-4819
Applicant: Meritage Homes, Rebecca Gordon 520-225-6892
Request: Grade 4,100 square feet of protected hillside for construction
of a single family home.
Location: 13060 North Artifact Canyon Lane
SUMMARY:
The applicant, Meritage Homes, proposes to build a model home on Lot 128 in the
Hohokam Mesa subdivision as shown in Attachment 1. Lot 128 is the only ungraded lot
in the mass graded subdivision. This ungraded lot contains hillsides with 25% slopes and
several natural washes which limit the buildable area of the lot. The Rancho Vistoso
Planned Area Development (PAD) limits grading encroachments into 25% slope areas.
Due to the natural constraints on this lot, the applicant has requested a variance to allow
an additional 4,100 square feet of grading into the 25% sloped areas on the lot.
BACKGROUND:
Existing Site Conditions
• Undisturbed vacant lot
Proposed Improvements
Build a model home
Related Approvals
• Hohokam Mesa final plat approved in 2006
The existing zoning for the property and the surrounding area is Planned Area Development
(PAD) and developed as a single-family detached home subdivision. The PAD zoned property
abutting the east side of the subject lot is open space.
OV1013-10 Meritage Homey Page 2 of 5
Board of Adjustment Staff Report
ANALYSIS:
The Hohokam Mesa subdivision is located in Rancho Vistoso Neighborhood 6 as shown
in Attachment 2. The subdivision is a 128 lot single family detached home subdivison
which was mass graded in 2006. The mass grading included 127 of the 128 lots. Lot
128, the subject lot, was not graded when the other 127 lots were graded.
Lot 128 has a total of 59,550 square feet of property.
The area that contains hillside slopes of 25% or greater is 26,845 square feet.
• 32,705 square feet of land remains outside of the 25% sloped area.
Two natural washes further impact the gradable area below the 25% slope line.
The Rancho Vistoso Planned Area Development (PAD) Hillside District provides the
following grading standards:
o 0-5% of gradable area can encroach within the 25% slopes with a Type 1 grading
permit. For this lot that would be 1,635 square of the gradable land.
o 5-10% of gradable area can encroach within the 25% slopes with Council
approval. For this lot that would be 3,270 square feet of gradable land.
o Anything greater than 10% encroachment into the 25% slopes requires a
variance. The proposed encroachment into the 25% slopes is 4,100 square feet
which is 12% of the gradable area.
The area of slope encroachment is highlighted in yellow on the applicant's site plan in
Attachment 1.
The applicant proposes to grade 15,150 square feet of land which includes the 4,100
square feet of the area with 25% slopes which is 15% of the sloped area. A total of
21,655 square feet of gradable area is proposed to remain ungraded.
FINDINGS OF FACT:
• Lot 128 remained undisturbed during the mass grading of the other 127 lots.
• Several washes and steep slopes exists on the lot as shown in Attachment 3.
• The proposed finish pad elevation of Lot 128 is 2847.
• Lot 127, the northern adjacent lot, has a finished pad elevation of 2859.
• The lots west of the subject lot along the ridge have an average elevation of 2870.
• The proposed house is a single story home which may range in height from 20' to
22' depending on the exterior elevation chosen.
DISCUSION:
State Law and the Oro Valley Zoning Code require the Board of Adjustment agrees that
all of the following variance findings have been met in order to grant a variance. The
required five findings are shown in italics below, followed by staff comment as to whether
the findings, in staff's view, have been met. Based on individual Board member analysis
OV1013-10 Meritage Homes
Board -of Adjustment -Staff -Report
Page 3 of 5
and public testimony, the Board may reasonably have a different determination than staff
as to whether the findings have been met by the applicant or not.
1. That there are special circumstances or conditions applying to the property referred to
in the application including its size, shape, topography, location or surroundings which
do not apply to other properties in the district;
The applicant refers to the existing wash and steep slopes as restricting the buildable
area on the lot and not providing space for a home similar in size to others in the area.
Staff Comment:
The subject lot was left ungraded and therefore must be custom graded to provide a
building pad among the existing hillsides and wash areas. Although 37,000 square
feet of the property is located outside of the designated hillside area, the existing
slopes that are less than 25% and washes limit the buildable area to a small portion of
the lot as shown in Attachment 3. The other lots in this development were mass
graded in preparation for building homes. The significant topography and washes
constitute a special circumstance which does not apply to other properties.
2. That special circumstances were not created by the owner or applicant;
The applicant references the platting of the subdivision as leaving this one lot in an
area of steep slopes.
Staff Comment:
The natural topography and wash areas are unique circumstances not created by the
owner.
3. That the authorizing of the variance is necessary for the preservation and enjoyment
. of substantial property rights
The applicant states that without the variance they cannot build a home on this lot that
is similar to the other homes subdivision.
Staff Comment:
The proposed use of lot 128 is no different than the home building that has taken
place within the development. The other 127 lots were graded at one time providing
building pads for similar homes. The request meets this finding.
4. That any variance granted imposes such conditions as will assure that the authorizing
of the adjustment shall not constitute a grant of special privileges inconsistent with the
limitations upon other properties in the vicinity and zone in which such property is
located,
OV1013-10 Meritage Home, —
Board of Adjustment Staff Report
Page 4 of 5
The applicant refers to the mass grading of the other 127 lots in the development as
not presenting special challenges for those lots while the natural state of lot 128
provides challenges to build the same home on the only ungraded lot in the
development.
Staff Comment:
The subdivision contains 128 lots which range in size from 5,100 square feet to
17,000 square feet. The subject lot is 56,550 square feet in size. Although the
subject lot is the largest lot in the subdivision the applicant is proposing to grade only
15,150 square feet to build a model home which has been previously built in the
neighborhood. The area proposed for grading and the size of the proposed home is
within the standards of the neighborhood.
5. That the authorizing of the variance will not be materially detrimental to persons
residing in the vicinity, to adjacent property, to the neighborhood or the public welfare
in general.
The applicant states the proposed site plan is the minimal grading necessary to build a
home.
Staff Comment:
The steep slopes, even with the proposed grading, and the cul-de-sac location of this
lot provides a secluded lot that should not impose on neighboring lots. As mentioned
previously the proposed area to be graded and the size of the proposed home is not
out of the ordinary for this neighborhood.
PUBLIC PARTICIPATION
All property owners within 300 feet of the subject property were notified of this hearing by
mail. The property is posted with a notice of hearing, was posted online at
www.orovalleyaz.gov and was advertised in the Daily Territorial. To date, there have
been no objections to this case.
STAFF RECOMMENDATION
Based on conformance with the five variance findings, staff recommends approval of this
variance request. The natural slopes and existing wash create challenges on this lot that
were not present for other lots in the development. The proposed grading is within the
standards of the development and will not create adverse drainage to other lots in the
development.
OV1013-10 Meritage Homes - Page 5 of 5
Board_of Adjustment Staff Report
SUGGESTED MOTIONS:
I move to approve OV1013-10, a Variance to allow grading into 4,100 square feet of
protected hillside based on the finding that the five criteria have been met.
I move to deny OV1013-10, a Variance to allow grading into 4,100 square feet of
protected hillside based on the finding that the five criteria have not been met, specifically
ATTACHMENTS:
1. Applicant's Submittal
2. Location Map
3. Aerial Photo of lot
Chad Daines, Principal Planner
O�PLIEY
oP �9 Development and Infrastructure Services
Planning Division
11000 N La Ca6ada Drive, Oro Valley, Arizona 85737 • 520-229-4800 • 520-742-1022 (Fax)
UNDED �9�p
BOARD OF ADJUSTMENT APPLICATION
NOTICE TO APPLICANT— It is the applicantiowner's responsibility to ensure all private rules and
regulations of the subdivision are adhered to. Con your HOA or property management company to
determine all applicable requirements. Initials
FOR X Zoning Variance Note: Submittals are due by noon
Zoning Interpretation
_ Appeal of Administrative Decision CASE NO.:
NATURE OF REQUEST:
Request for Variance to allow grading in excess of 10% of the 25% or greater slope area.
See AttacheU7
If necessary, please attach a written narrative
APPLICANT: Meritage Homes - Becky Gordon
PHONE: 520-225-6822 FAX: 520-225-6892
ADDRESS: 3275 W. Ina Rd., Suite 220
City Tucson State AZ Zip 85741 Email becky.gordon@meritagehomes.com
OWNER: Meritage Homes of Arizona, Inc.
ADDRESS: 17851 N. 85th St., Suite 300
City Scottsdale State AZ Zip 85255
PROPERTY LOCATION FOR VARIANCE REQUEST: 13060 N. Artifact Canyon
PARCEL #: 219-54-4580 LEGAL DESCRIPTION: Lot 128, Bk 61 Pg 84
CURRENT ZONING: APPLICABLEEE:
ATTACHMENTS: Attachment A & Grading/Site Plan
Y�A��TURE OF APPLICANT (ALSO PRINT NAME) DATE
Z,622Q Q 6/7/2013
attachment l
SUPPLEMENTAL QUESTIONS FOR APPLICATION FOR A VARIANCE
Please provide the following information addressing 1 — 5 in the Findings from
Section 21.6 1 of the Oro Valley Zoning Code Revised (OVZCR). In order to
authorize a variance request, the Board will be searching for sufficient evidence in
accordance with the findings. Please answer the questions below in a narrative
format.
1. Are there special circumstances or conditions applying to the property referred
to in the application including its size, shape, topography, location or
surroundings which do not apply to other properties in the district?
See Attached
2. Are there special circumstances that exist that are not self imposed or created
by the owner/applicant?
See Attached
Is the authorizing of the variance necessary for the preservation and
enjoyment of substantial property rights?
See Attached
4. If granted, will the variance impose such conditions as will assure that the
authorizing of the adjustment shall not constitute a grant of special privileges
inconsistent with the limitations upon other properties in the vicinity and zone
in which such property is located?
See A
5. If granted, will the variance be the minimum necessary to afford relief and will
not materially affect the health, safety, and welfare of the neighborhood or
surrounding properties.
See Attached
Attachment A
Nature of Request: On October 25, 2006, the Hohokam Mesa, Vistoso Town Center - Block A,
Rancho Vistoso Neighborhood 6 Plat was recorded with Pima County. The plat includes Lots 1-128, and
Common Areas "A", "B1", "132", & "D".
Meritage Homes acquired Hohokam Mesa in 2012 with lots 1-127 previously graded and developed. Lot
128, also known as 13060 N. Artifact Canyon, or Parcel ID# 219544580, was not previously developed or
graded due to special circumstances including natural features such as a wash and the surrounding
topography.
Meritage Homes is requesting a variance to the Rancho Vistoso PAD Grading ordinance for Lot 128 in
Hohokam Mesa, to grade in excess of 10% of the greater than 25% slope area. Currently the grading
restriction prevents reasonable use of the property, and without the aforementioned variance use of
the property will be inconsistent in nature and unsuitable for the type of development already occurring
throughout the subdivision.
1J Yes, the property currently has a wash that dissects the lot. This wash provides natural
drainage, is a desirable feature for the area. Therefore the wash restricts the developable area, and the
remaining buildable area encroaches on the 25% or greater slope area by more than 10%. The other
properties and lots were and are currently mass graded, and are not subjected to the circumstances that
prevent the reasonable use of Lot 128 — Hohokam Mesa.
2) Yes, the property was previously platted and recorded in 2006. The manner in which it was
previously platted and recorded, forces grading of the 25% or greater slope area in excess of 10% in
order to reasonably use the property in a manner consistent and suitable with the rest of the
development. In order to avoid the wash that currently dissects the property, grading of slope area
greater than 25% is necessary.
3) Yes, without the grading, the enjoyment and ability to construct a single family home consistent
with the surrounding development is significantly impaired.
4) No. The variance will not constitute a grant of special privileges inconsistent with the limitation
upon the other properties in the development. Lots 1-127 were mass graded and previously developed,
therefore no longer face the natural, special circumstances that currently exist for Lot 128 — Hohokam
Mesa.
5J Yes, if granted the variance will be the minimum necessary to afford relief and the ability to
construct in a reasonable and consistent manner. The granted variance and subsequent grading will not
affect the health, safety or welfare of the neighborhood, as it is specific to Lot 128 - Hohokam Mesa.
anViG IV 4
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SCALE 1'=20'
20, 20, 20,
EXISTING CONTOUR INTERVAL-2'
PROPOSED CONTOUR INTERVAL=l'
SILT FENCE
• �.A.� ter.
TOP MFM
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DESCRIPTION
A TEMPORARY BARRIER OF GWTDMLE FABRIC (FILTER CLOTH) USED
EONENT HE INTCRCFPT SUOEN RUNOFF FROM SMALL DRAINAGE AREAS
WITH DISTURBED SO4L
DO NOT INSTALL SEDIMENT FENCE ACROSS YMRMITTENT OR
PERMMINT STREWS, CFMNNEI5. OR ANY LOCAICN WHERE
CONCENTRATED FLOW IS ANTICIPATED.
INSTALLATION DETAILS
1. LOCATE THE SILT FENCE AT LEASE 10 FEET FROM THE TOE OF
STEEP SLDES AND NEARLY LEVEL THROUGHOUT ITS LENGTH.
2. MG A TRENCH APPROXIMATELY B INCHES DEEP AND A INCHES
WIDE. OR A V-TRENCH. N THE UNE OF THE FENCE.
3. DRIVE POSTS SECURELY AT LEAST 18 INCHES INTO THE CROU D
ON THE DOWNS PE SIDE OF TRENCH. SPACE POSTS A M CMULI OF
10 FEET APART IF FENCE IS SUPPORTED BY RARE: B FEET IF EXTRA
STRENGTH FABRIC IS USED WITHOUT SUPPORT WRE
A,IUST SPACING TO PLACE POSTS AT LOW POINTS M13NO THE
♦. FASTEN SUPPORT WORE FENCE TO UPSLOPE SEE OF POSTS,
EXTENMNG B KNFS N10 THE TRENCH. ATTACH CONTINUOUS
LENGTH OF FABRIC TO UPSLOPE SEE OF FENCE MUD
E
.,ORRIS, PARTICULARLY ARLY AT LOW POEM IN TFENCE lNE WHERE
JOINTS ARE NECE M. FASIIIN FABRIC SECURELY TD SUPPORT
POSTS AND OVERLAP TO THE NEXT POST.
S. RACE THE FABRIC N THE TRENCH SD THE BOTTOM F
ACROSS THE BOTTOM OF THE TRENCH. PIAAE BACIORL IN THE
TRENCH OVER THE FABRIC to ME CROUNOLNE AND COMPACT WITH A
POWER TAMPER.
MAMENWCE
1. INSPECT 50EMENT FEN= PERIODICALLY AND AFTER EACH
RAINFALL EVENT.
2. SHOULD FABRIC TEAR DECOMPOSE OR IN ANY WAY BECOME
INFPFECTVE, REPLACE R IMMEDIATELY.
3. REMOVE SEDIMENT DEPOSITS PROMPTLY TO PROVIDE ADEOLMTE
STORAGE VOLMIE FOR THE TEXT RAN AND REDUCE PRESSURE ON
FENCE TARE CARE TO AWED UNDFNMIINC FENCE DURING CLiVAUT
M, ROAM ALL FENCING MATERIALS AND UNSTABLE SEMENT
DEPOSITS AFTER THE CONrRIMANC DRNNAGE AREA HAS BEEN
PROPERLY STABILIZED, NSPECRD. AND APPROVED. WADE AND
SDUILIM THE DISTURBED AREA AS SHOWN IN THE VEGETATION PUN.
CONTACT
JEFF GEREKE
2200 E. RIVER RD. STE. 105
(520) 577-7800
STANDARD GRADING NOTES
m
EXIST PHONE PEDESTAL
1.
CUT = 610 CY / FILL = 1295 CY
m
EXIST. TRANSFORMER
2,
BASIS OF BEARING, NORTH LINE OF THE NE 1/4 OF SECTION 36, T-II-S,
®
EXIST. CABLE PEDESTAL
R-13-E, BEARING BEING N89.50'40'E
m
EXIST. WATER METER
3.
BASIS OF ELEVATION, THE CENTERLINE INTERSECTION OF RANCHO VISTOSO
BOULEVARD AND MOORE ROAD BEING A BRASS DISK MONUMENT, ELEV=2884.11 (NAVD 29)
TIC
EXIST. GAS HOOKUP
4,
UNIMPROVED DISTURBED AREAS RESULTING FROM
[Gil
PROPOSED SEWER PUMP
OPERATIONS ON THIS LOT SHALL BE RESTORED TO THEIR
AND VAULT
NATURAL STATE BY UTILIZING DROUGHT -RESISTANT
VEGETATION AS STATED BY THE TOWN OF ORO VALLEY
25X AND GREATER SLOPE
ZONING CODE. ALL UTILITY TRENCHES AND/OR LEACH
O
FIELDS ARE TO BE RESTORED TO THEIR ORIGINAL NATURAL
CONDITIONS.
5. EXCESS SOIL GENERATED FROM EARTHWORK OPERATIONS
SHALL BE REMOVED FROM THE SITE AND LAWFULLY
DISPOSED OF OR, IF ALLOWED AND APPROVED BY THE TOWN
ENGINEER, SITE MATERIALS MAY BE PLACED SO AS TO
BECOME AN INTEGRAL PART OF THE SITE DEVELOPMENT, ALL
IN ACCORDANCE WITH THE HILLSI➢E DEVELOPMENT REGULATIONS.
6. ALL ROOF DRAINAGE WILL BE CONTROLLED BY SPLASH PADS
AND /OR RIVER ROCK,
7. CUT AND FILL SLOPE AND SLOPE TREATMENT TO BE IN
COMPLIANCE WITH THE REQUIREMENTS OF THE
ACCEPTED GEOTECHNICAL ENGINEERING INVESTIGATION
OR THE TOWN OF ORO VALLEY REVEGETATION REQUIREMENTS,
8. EXCESS SOIL MATERIALS GENERATED FROM THE EARTHWORK
OPERATIONS SHALL NOT BE DISPOSED OF BY PUSHING OR
PLACING SAID MATERIAL INTO THE AREAS DESIGNATE➢ AS 100
YEAR FLOOD PLAIN AREAS.
9. THE CONTRACTOR IS RESPONSIBLE FOR ASSURING PROPER AND
ADEQUATE DRAINAGE,
10. ELEVATION OF FINISH PAD SHALL BE CERTIFIED BY A REGISTERED
LAND SURVEYOR PRIOR THE POURING FOUNDATIONS. A COPY OF
THE CERTIFICATION MUST BFAPPROVED BY THE TOWN OF ORO VALLEY
INSPECTION AND COMPLIANCE DIVISION PRIOR TO CALLING FOR BUILDING
INSPECTIONS,
11. THE GROUND IMMEDIATELY ADJACENT TO THE FOUNDATION SHALL
BE SLOPED AWAY FROM THE BUILDING AT A SLOPE OF NOT LESS
THAN ONE UNIT VERTICAL IN 20 UNITS HORIZONTAL (5-PERCENT
SLOPE) FOR A MINIMUM DISTANCE OF 10 FEET MEASURED
PERPENDICUAR TO THE WALL. IF PHYSICAL OBSTRUCTIONS DR
LOT LINES PROHIBIT 10 FEET OF HORIZONTAL DISTANCE, A 5-PERCENT
SLOPE SHALL BE PROVIDE➢ TO AN APPROVED ALTERNATIVE
METHOD OF DIVERTING WATER AWAY FROM THE FOUNDATION,
SWALES USED FOR THIS PURPOSE SHALL BE SLOPED A MINIMUM OF
2-PERCENT WHERE LOCATED WITHIN 10 FEET OF THE
BUILDING FOUNDATION.
12. ADDITIONAL GRADING INFORMATION,
FINISHED SLOPES MUST CONFORM TO THE FOLLOWING TOWN ZONING CODE
RESTRICTINS,
IE3,1 (HORIZONTAL -VERTICAL) OR FLATTER SHALL BE REVEGETATED
.SLOPES 2,1 OR FLATTER BUT STEEPER THAN 311 SHALL BE STABILIZED
WITH ROCK RIPRAP OVER FILTER FABRIC.
WSLOPES STEEPER THAN 2,1 SHALL BE STABILIZED WITH GROUTED RIPRAP
OR RETAINING WALLS AS APPROPRIATE. SLOPES SHALL NOT EXCEED III.
*ALTERNATIVE METHODS OF STABILIZATION MAY BE ALLOWED WHEN SUPPORTED
BY A GEOTECHNICAL REPORT PREPARED BY AN ARIZONA REGISTRANT.
13. PRIOR TO ANY BUILDING FINALS, A FINAL GRADING INSPECTION MUST
BE OBTAINED FROM THE TOWN OF ORO VALLEY. CALL THE ORO
VALLEY INSPECTION AND COMPLIANCE DIVISION AT (520) 229-4898 FOR
FOR A FINAL GRADING INSPECTION AT LEAST 24 (TWENTY-FOUR) HOURS
IN ADVANCE,
14, ACS = .0023 x I x L / PAD AREA (ACRES)
ACS = 0023 x 1 x 442, 80 / 0.11
ACS = 9. 26%
15. ARIZONA GAME AND FISH ➢EPARTMANT'S GUIDELINES FOR HANDLING DESERT
TORTOISE SPECIMANS SHALL BE FOLLOWED IF THESE ANIMALS ARE ENCOUNTERED
DURING CONSTRUCTION
16, LANDSCAPING WITHIN THE DRIVEWAY SIGHT VISIBILITY TRIANGLE OF ALL
HOMES IS LIMITED TO 30 INCH MAXIMUM HEIGHT FOR ALL SHRUBS AND GROUND -
COVER AND THAT ANY TREES PLANTED WITHIN THE SIGHT VISIBILITY TRIANGLE
SHALL MAINTAIN THE ENTIRE CANOPY 6 FEET ABOVE GROUND LEVEL.
17. TOTAL GRADING = 15,150 SF, 1,950 SF WITHIN DRIVEWAY
AREA OF 25X AND GREATER SLOPE = 26,945 SF
AREA GRADED WITHIN 25% AND GREATER SLOPE = 4,015 SF OR 14,967 OF 25% AND GREATER SLOPES
ANY AND ALL AREAS OUTSIDE OF GRADING OMITS ARE TO BE CONSIDERED AS 'TRADE" AREAS.
NO FURTHER DISTURBANCE TO BE ALLOWED ON THIS LOT.
OWNER/DEVELOPER
MERITAGE HOMES
3275 W. INA ROAD STE. 220
TUCSON, AZ. 65741
(520) 225-6800
920 SF 1:1
GROUTED RIP
LOWER LEVEL
470 SF 1:1
GROUTED R
UPPER LEVI
35 LF X 3' WIDE X 8" DEEF
GROUTED RIP RAP V-DiTCH
WATER ROUTE
150 SF 1:1
GROUTED RIP RAP
115 SF GROUTED RIP RAP
SURROUNDED BY 8" WIDEN
BY 12" DEEP TOE D(r
2-24LF 24" CMP'S
02.08%
INV. IN = 43.0
)ASV. OUT = 42.5
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ARTIFACT CANYON PLACE
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START SILT FENCE
51 LF 8" X 24"
NC. TOE DOWN ,
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AROUND ARD & N T
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314 LF EW FENC
TOP-T OF SLOP
5% FOR
FIRST 10' FROM
FG=2847.20 STRUCTURE
FF=2847. 54
VARIES ( 1Z MIN. )
TYPICAL GRADING AROUND HOUSE
NTS
GRADING / SITE PLAN FOR
LOT 128 HOHOKAM MESA
WISTOSO TOWN CENTER
BOOK 61, PAGE 84
MODEL 3285
13060 N, ARTIFACT CANYON PL,
SHEET 1 OF 1
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oQoPev AR/>% Location Map
Meritage Homes (OV1013-10)
�__9 Attachment 2
F8UNDED + a
Ct f „F.: ti+bpi ��` ", ' IC4
M
Blue = Approximate location of washes
Red = 2'topography lines
-1%-
= Location of proposed house
Aerial Photo
Meritage Homes (OV1013-10)
Attachment 3
Hohokam Mesa Lot 128
Zoning Variance
OV1013-10
Engineering Comments, 1st Submittal
David Laws, P.E.
July 5, 2013
The Town of Oro Valley Permitting Division has no Engineering comments regarding
the proposed zoning variance. The grading into the 25% and greater slope area has
been reviewed to verify that it will not create a drainage or safety issue. Verification of
engineering code requirements for items such as the conveyance of drainage and slope
stabilization within the graded areas will take place during review of the
Building/Grading Plan submittal for permit.
If you have any questions, please call David Laws at (520)229-4808.
Eng-var-01-20130705
Permitted Uses Include
Governmental offices
Post Office
Library
Museum
Art Gallery
Restaurants
Community commercial uses
Amphitheatre
Offices
Maximum of 300 residential units at a maximum of 21 RAC
Churches
Hotel /conference center
Recreational facilities
The Town Center is proposed to be a pedestrian -oriented space with
public plazas and parking located on the periphery as shown on the
accompanying illustratives.
J. Hillside District and Grading
The purpose of the Hillside District, together with the Grading Design
Standards, is to protect the mountains and hillsides in Rancho Vistoso. In
combination, these documents are intended to accommodate
development on the hillsides while protecting the area's natural
character, resources and aesthetic value. They also encourage
innovative hillside development while minimizing hillside disturbance and
potential problems.
The Rancho Vistoso site is characterized by a variety of slopes. Slopes
range from gentle (less than 2%) in Big Wash to extremely steep (25% or
greater) in the foothills of the Tortolita Mountains. The area has been
analyzed and considered for development suitability. Those areas with
slopes of 25 percent or greater are unsuitable for development and will
be set aside as Hillside District Area as shown on the Hillside District
Map. All of the area included within the Hillside District is also designated
as Hillside Conservation Area and the land shall be set aside for the
conservation of permanent natural space. Development in areas with
slopes of less than 25 percent shall be subject to the requirements set
forth in Grading Design Standards for Rancho Vistoso, found in Volume
B.
The Grading Design Standards provide direction for grading design in
order to reduce the visual impact of excavation and make the final
graded land form and development appear natural. Grading is the
mechanical modification and sculpturing of the existing land surface to
create special topographic features, or to solve visual and technical
problems associated with development. The Grading Design Standards
include guidelines which have been prepared to illustrate desirable
approaches to grading and contain standards for design and construction
of slopes, terracing, stabilization methods, dust control, drainage and
revegetation.
102
Development in areas in Rancho Vistoso PAD that have naturally
occurring slopes 25% and greater is generally prohibited, but limited
encroachment may be allowed under the following criteria:
Encroachment is allowed, without a trade, in sloped areas 25%
or greater that are less than 6 feet vertical from toe to top of
edge, and are less than or equal to thirty (30) feet in any
horizontal direction.
2. Encroachment is allowed, without a trade, in rock outcrops of no
greater than ten (10) feet high and ten (10) feet in any horizontal
direction.
3. Encroachment is allowed, without a trade, for a roadway if no
economically feasible alternative route exists or the road is
shown on the Rancho Vistoso PAD map.
4. Minor encroachments of up to 5% of the gradable area are
allowed, with a trade area, by Planning and Zoning Administrator
approval during the review of Type 1 grading permits.
5. Minor encroachments of up to 10% of the gradable area are
allowed, with a trade area, for development plans with
Town Council approval.
Minor encroachments up to 5% of the gradable area may be
allowed in new subdivisions, provided a mitigation plan as
required per this policy is provided.
7. No such encroachment is allowed into areas that are designated
as open space in the PAD.
8. No such encroachment is allowed if the encroachment would
violate other provisions of the Planned Area Development or
Zoning Code.
9. Trade areas required to offset encroachments into 25% and
greater sloped areas must be at least a 1:1 ratio, and they must
contain "meaningful' open space. Meaningful open space may
be defined as, among other criteria, open space that reduces
fragmentation, has recreational value, improves overall
subdivision design, or creates buffers along environmentally
sensitive areas.
10. All encroachment into 25% or greater sloped areas must be
mitigated to reduce the visual impacts of the encroachment.
Landscaping used to reduce the visual impact shall include
understory vegetation and reseeding to mimic the natural
environment.
11. This policy applies only to areas with slopes 25% and greater
and does not apply to any other open space encroachment
and/or trades.
(Ord. 02-18)
103
NOTICE OF PUBLIC HEARING
Oro Valley Board of Adjustment
The Board of Adjustment will hold a public hearing on
Tuesday, July 23, 2013, 3:00 p.m.
Oro Valley Town Hall, 11000 N. La Canada Dr.
Oro Valley, Arizona
Request for a Variance for the Bramble residence at 10709 North Hewitt Place to reduce
the required rear yard setback from 10' to 0' for a porch addition and spa, case number
OV1013-06.
Request for a Variance by Meritage Homes at 10360 North Artifact Canyon Lane to
allow grading into 4,100 square feet of protected hillside area for construction of a
house, case number OV1013-10.
Request for a Variance for the Ying property at 10645 North Pistachio Ave. to increase
the building height from 18' to 21' for a portion of the house, case number OV1013-
11.
The hearing will be in the Town Council Chambers. The public is encouraged to attend and will
be invited to speak. Site plans are available for review during normal business hours at the Oro
Valley Town Hall, Development and Infrastructure Services Department. An agenda for this
meeting will be made available at least 24 hours prior to meeting time and can be viewed at
www.orovalleyaz.gov. For questions and additional information, please contact Patty Hayes,
Senior Planning Technician, at (520) 229-4819 or phayes@orovalleyaz.gov.
DATE: 07/05/2013
TIME: 8:00 AM
BY: rmf
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