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HomeMy WebLinkAboutOV120630Clear Day Page 1 of 1 Gay, Shirley From: Linda Thompson [Thompson@wlbgroup.com] Sent: Wednesday, January 30, 2008 12:16 PM To: Gay, Shirley Subject: RE: Old Projects Shirley, As far as I know, we are going to continue with both. The Lodge at Vistoso is temporarily on hold — I am not sure for how long. Stone Canyon V they are still doing some design work. I think something should be submitted on that project within the next couple of months. bmda 390-1086 From: Gay, Shirley [ma i Ito: sgay@orovalleyaz.gov] Sent: Wednesday, January 30, 2008 12:10 PM To: Linda Thompson Subject: Old Projects Importance: High Linda I have two projects that are over 6 months old can you tell me if there are going anywhereOV12-06-30 The Lodge at Vistoso and OV1207-07 Stone Canyon V for a private gated neighborhood. Shirley Gay Development Coordinator 520-229-4849 sgaY@orovaI1eya-z g_ov Please note new email address No virus found in this incoming message. Checked by AVG Free Edition. Version: 7.5.516 / Virus Database: 269.19.16/1251 - Release Date: 1/30/2008 9:29 AM No virus found in this outgoing message. Checked by AVG Free Edition. Version: 7.5.516 / Virus Database: 269.19.16/1251 - Release Date: 1/30/2008 9:29 AM 01/30/2008 Page 1 of 1 Gay, Shirley From: Pelletier, Pamela Sent: Monday, January 28, 2008 9:24 AM To: Gay, Shirley; Moran, Debbie; Widero, Dee Subject: close out items Ha! I'm getting you back for putting all those projects in my inbox... The following are items that need close out reminders sent to applicant — as it has been much longer then 6 months since activity... Pre -application, OV 12-06-30, The WLB Group, representing Vistoso Partners/Fairfield Homes, request review of a proposal for Lodge at Vistoso, consisting of a hotel and condominium, located at the northwest corner of Rancho Vistoso Boulevard and Vistoso Highlands Drive, Parcel #219-20-004M. Pre -application, OV12-88-01A, Acorn Associates, representing Easy Care, request review of a development plan Phase II of the "Easy Care" facility, located 2300 E Vistoso Commerce Loop, Parcel # 223-02-0150. Pre -application, OV 12-03-09A, Leadstar Engineering requests review of "Villa Milagro Phase II, located on El Conquistador Way and Oracle Road, the parcel number is 224-33-131B. Pre -application, OV 12-07-07, The WLB Group, Inc, representing Rahft Holdings LLC., request review of a proposal for Stone Canyon phase V, for a private, gated neighborhood within Stone Canyon featuring single-family detached homes with Casitas and Single-family attached units clustered to the center of the site, located off Tortolita Mountain Circle. Love ya! Pamela Pamela J. Pelletier Planner 520.229.4813 Please Note New Email Address: pp elletierPoroyalleyaz.gov 01/28/2008 PROJECT STATUS Date Received: % - _C Project Type: Project # l_� V !:� �- 3 Parcel # 19 fah - Contact Person S 4 F, o c C PH ss i - '7 Y � c' Fax: '% L/ 1q E-mail: > i a u r, o iC Ln3 c7 r r. 0 j,,_ Planne� �:, , , , 4 _ Date To Principal Planner Pre-App Mtg: Comment Letter Mailed Formal Submittal Datc. Date To Principal Planner Transmittal Due Date: (4 week review time) Certification Date: Letter Mailed: Resubmittal Date: Date To Project Planner - Transmittal Due Date (4 week review. time) Comment Letter Mailed Scheduled for Meeting (DRB,P&Z, TC, PARC, BOA) Notice Due: Received Notice Date: Sent to Paper. Labels Prepared: Area Map Printed showing the area noticed: Notice mailed out: Property Posted: Cancellation Notice Notice Due: Received Notice Date: Sent to Paper. Labels Prepared: Area Map Printed showing the area noticed: Notice mailed out: Property Posted: Action from meeting? Approved Denied Action letter mailed to applicant: Resubmittal Date: Date To Project Planner Transmittal Due Date: (4 week review time) Comment Letter Mailed Scheduled for Meeting (DRB,P&Z, TC, PARC, BOA) Executive Summary sent to Clerks Office: Notice Due: Received Notice Date: Sent to Paper. Labels Prepared: Area Map Printed showing the area.noticed: Notice mailed out: Property Posted: Action from meeting7 Approved Denied Action letter mailed to applicant: Final Submittal Date: PP Signed: FP Signed: LP Signed: DP Signed: Received Trust Agreement Sent to Project Manager:, Received CC&R's Received Bond Estimates: Sent estimates to Senior Zoning Inspector Approved / Denied Date: Sent Bond estimates to Public Works Approved / Denied Date: If approved send copy of approved estimates to developer and to Linda in Public Works: Date sent: Received Bonds Date: Type & Amount of bonds: IVIYLAR PROCESS Reviewine Agency Date Received Approve / Corrections Date Project Manager Senior Zoning Inspector Town Engineer Wastewater Signature Town Clerk Zoning Administrator RECORDING PROCESS Assurance: CC&R's: Date Recorded: Call repro for copies (2 black lines I photo copy mylar for addressing): Page 1 of 2 Moran, Debbie From: More, Sarah Sent: Wednesday, January 24, 2007 3:56 PM To: 'Steve Oliverio' Cc: Tara Miller; Gustav Paul Oland; Welsh, David; Widero, Dee; Vella, Bayer; Keesler, Paul Subject: RE: Lodge at Vistoso (RV 10J) Steve, I understand your interest in having a visible presence during the winter visitor and special event season. But, you want to get approval for a temporary sales and/or construction building when neither sales nor construction can occur on the site yet. I do hope that you are familiar with the Town's sign code. This may all be a waste of your time and effort. I disagree with your interpretation of Sec. 22.9.A.1 a & b, a development plan is required. There is no Section 25.1.X.4. But, Sec. 25.3.0 clearly does provide for Temporary buildings "that are used in conjunction with construction work only." And, Sec. 23.3 Table of Permitted Uses does provide for "temporary real estate offices" as a permitted use in residential zones. The RV PAD though, does allow for "mobile unit for temporary office use: Only during the construction of a permanent building not to exceed a period of 12 months." All of these provisions are consistent — first development plan, then construction and sales office — and, they all lead one to the same answer. I am sorry that staff even accepted the application for a temporary sales building on this site, but it is clear to me that it must be rejected. We will be happy to quickly review this request when it is allowed. Sarah S. More, FAICP Planning & Zoning Director Town of Oro Valley 11000 N La Cahada Dr Oro Valley, AZ 85737 520-229-4807 520-742-1022 (fax) 520-869-8189 (cell) smore@orovalley.net From: Steve Oliverio [mailto:soliverio@wlbgroup.com] Sent: January 24, 2007 2:05 PM To: More, Sarah Cc: Tara Miller; Gustav Paul Oland; Welsh, David Subject: Lodge at Vistoso (RV 103) Sarah, We are still trying to find an avenue to allow Fairfield to acquire the Temporary Sales Trailer Permit that is in process with Staff. In reviewing Section 22.9 1 a & b, we understand real estate law prohibits sale of non platted parcels and Fairfield Homes understands this and is only requesting the trailer to have a presence in the area with all the activity set to take place in Tucson over the next few months i.e.: The Match -play Golf Tourney, Street of Dreams, Spring Training, Rodeo, etc. The nature and magnitude of this Condo/Hotel requires a long lead time for marketing and information dispersal and Fairfield feels to wait until a Development Plan is approved or construction commences 01 /25/2007 Page 2 of 2 would not leave enough lead time to adequately market and sell this product in time for the grand opening. Section 22.9 1 b seems to refer more towards permanent construction and we would refer to Section 25.1 X4, which seems to allow the placement of a temporary sales trailer at the discretion of the Planning and Zoning Administrator. It is important to note that Fairfield will not be performing any site related construction activities within the temporary trailer until we have achieved approvals of the Development Plan and Improvement Plans as per Town procedures. Visibility of this upcoming project is crucial to its success as our winter visitors are soon to be leaving. This has proven to be the case and a lesson well learned during Fairfields Lodge at Canoa project located in Green Valley which features a similar product/sales/ownership program to what is being proposed here. We appreciate your time and attention to this matter and look forward to continuing this dialogue to come to a mutually agreeable solution. Thank you. Steve Oliverio Senior Project Manager The WLB Group, Inc. 4444 E. Broadway Tucson AZ 85711 (520)881-7480 Ext. 134 Fax (520)881-7492 Cell (520)850-4665 Oiivedo@wlbgroup.com 01/25/2007 6� 17,-C) � - ; Z) VISTOSO RESORT & SPA NEIGHBORHOOD MEETING #1 SUMMARY Prepared for: TOWN OF ORO VALLEY Planning & Development 11000 N. La Canada Dr. Oro Valley, AZ 85737 (520) 229-4800 June 2007 Prepared by: THE WLB GROUP, INC. 4444 East Broadway Boulevard Tucson, Arizona 85711 (520) 881-7480 WLB No. 185050-F-H02 WrL�eBP. Introduction Current planning efforts began for the Vistoso Resort and Spa in the summer of 2006. This roughly 20-acre development will feature a quality condo -hotel resort and extensive commons including a restaurant, conference center, and spa. A neighborhood meeting was held on Thursday April 5, 2007 at 6 o'clock in the evening at Oro Valley Town Hall, Council Chambers. This meeting allowed surrounding residents an opportunity to ask questions, offer opinions and obtain more information on this project. All residents located within a subdivision that is at least partially within a quarter mile of the subject property were invited to this meeting to obtain information on the project and ask questions. A copy of the invitation letter is included in this report. Approximately fifty people attended the meeting. In addition, ten people contacted The WLB Group via telephone or email prior to the meeting to inquire about the project. Copies of the site plan were subsequently emailed to several people in response to specific requests. Most of these people are seasonal residents and thus were not able to attend the neighborhood meeting. During the meeting Mr. Frank Thompson, representing Fairfield Homes, Mr. Bob Lara of SBBL Architecture, and Mr. Steve Oliverio of The WLB Group gave an informal. presentation about the project. During the presentation, a number of surrounding residents posed questions to the speakers, resulting in a very interactive discussion. Major topics of discussion included site design and grading, site lighting, noise, traffic, landscape palette, ownership structure, room rental rates, and building height and architecture. The majority of questions were related to building architecture. The overarching sentiment expressed by attendees is a desire to see a quality development that compliments the surrounding neighborhoods, the Rancho Vistoso community, and Oro Valley as a whole. This public participation report includes the notification letter mailed out for the meeting, a list of all persons notified of that meeting, and a copy of the conceptual site plan for the project as presented at the meeting, and a copy of the sign -in sheet from the meeting. March 21, 2007 Re: Rancho Vistoso Neighborhood 10, Parcel IOJ Northwest Corner of Rancho Vistoso Boulevard and Vistoso Highlands Drive Lodge at Vistoso WLB No. 185050-F-HO2 Dear Neighbor: The owners of Parcel IOJ, located on the northwest corner of Rancho Vistoso Boulevard and Vistoso Highlands Drive, are proposing the development of a luxury resort hotel/condo. We would like to take this opportunity to discuss the_ project with adjacent landowners. A neighborhood meeting will be held from 6 p.m. to 8 p.m. on Thursday, April 5, 2007 at the Oro Valley Town Hall, 11000 N. La Canada, Oro Valley, Arizona in the Council Chambers. This meeting will allow surrounding residents an opportunity to provide input, ask questions, offer opinions and obtain more information on this project. Should you have any questions in the meantime, please email me at gpoland@wlbgroup.com or call. me at (520) 881-7480. You may also contact Steve Oliverio at sliverio@wlbgroup.com. Sincerely, THE WLB GROUP, INC. Gustav Paul Oland Project Manager Land Planning Department C: Pamela Pelletier, Town of Oro Valley SIGN IN SHEET Vistoso Resort and Spa (Rancho Vistoso 1OJ) Neighborhood Meeting - Thursday, April 5, 2007, 6:00 PM Name Address Phone Email R�t��Arr"� 1,t��t�� tif�l�tV ��+ � � J`t � use �. ►'�� � �� ���� . - ` � � " & '�,�J��.-1 1--• 1T� Engineering - Planning - Surveying - Urban Design - Landscape Architecture Offices located in Tucson, Phoenix, Las Vegas - E-mail tucson@wlbgroup.com 4444 East Broadway, Tucson, Arizona - (520) 881-74BO - (520) 881-7492 fax SIGN IN SHEET Vistoso Resort and Spa (Rancho Vistoso IOJ) Neighborhood Meeting - Thursday, April 5, 2007, 6:00 PM Name Address Phone mail. �� . � C> 1.��C:. G� •'°i '�. AL at -,dlotat-if f-lAegf- aFew-Ao 6fs 0.,F .._� F'J� R - Planning • Surveying • Urban Design • Landscape Architecture Offices located in Tucson, Phoenix, Las Vegas • E-mail tucson@Wbgroup.com 4444 East Broadway, Tucson, Arizona • (520).881-7480 • (520) 881-7492 fax Page 1 of 1 Pelletier, Pamela From: carol surowiec [ Sent: Wednesday, June 06, 2007 2:59 PM To: Pelletier, Pamela Subject: Lodge at Vistoso Pam Pelletier, I have recently received a status report on the Economic Development Commercial Projects for Oro Valley. In reviewing the report I noticed two issues that concern me. The Lodge at Vistoso is represented as 200 units and the notation that a neighborhood meeting was held on April 5Th. In fact a neighborhood meeting was called by the developer during a week that many residents in the surrounding areas were out of town for holiday celebrations. Representation from the developer had no answers to the multitude of questions and concerns expressed by those who were in town and able to attend the "information" meeting. In fact the developer said that the proposal was for a 400 unit project of combined hotel and condos rooms, dining and a rooftop bar as well as a banquet facility accommodating 800. The numerous questions regarding traffic safety, noise, height of buildings, landscaping, lighting, water usage and number of employees were all left un-answered. To date; two months later, no further contact from the developer has been made with the residents in the surroundings areas to clarify any of the questions presented at the meeting. A request was made by many residents to have the developer make sure that adequate notice be given on any future meeting and that the questions posed at the April meeting be answered at any future meeting. It was also requested that any"future meetings not be called over holiday weeks where again residents may not be able to express their concerns in person. I am noting this for your records and appreciate that these concerns be kept in a file noting residential comments on the Lodge at Vistoso. Thank you, Carol Surowiec The fish are biting. Get more visitors on your site using Yahoo! Search Marketing. 06/06/2007 Page 1 of 3 Pelletier, Pamela From: Michels, Matthew Sent: Wednesday, April 18, 2007 8:26 AM To: 'carol surowiec' Cc: Pelletier, Pamela Subject: RE: Vistoso Hotel/Condo resort. Ms. Surowiec: Thank you for your input. Please keep in mind that the Planning and Zoning Commission recommended approval of including hotels as an allowable use in the Campus Park Industrial (CPI) and the proposed development standards, but limiting the maximum height to the existing 36-foot height limit (not the 75 feet requested). Their recommendation will go to the Town Council, who has the final decision -making authority, for another public hearing. This will most likely be on June 6th. I will keep you informed of the date and time of this hearing. I will foward your comments regarding the proposed Lodge at Vistoso to Pamela Pelletier who is the staff planner for the project. As you are aware, your comments will be included in the file for the proposed Lodge at Vistoso. Thank You, Matt Michels Matt Michels Senior Planner Town of Oro Valley, Arizona Tel. 520.229.4822 From: carol surowiec [ma i Ito: Sent: Tuesday, April 17, 2007 8:03 PM To: Michels, Matthew Cc: Subject: RE: Vistoso Hotel/Condo resort. Dear Mr. Matthew, I appreciate the reply to my comments about proposed projects in the Rancho Vistoso areas. Since I attended the planning meeting I am aware that the proposal for the amendment was voted down by the planning commissioners. My most serious concern is about a new development, the project now being referred to as the "Lodge" at Vistoso. Placing massive structures and over 400+ rooms in an existing residential neighborhood surely changes the character of the neighborhood as well as presents residents with serious traffic safety issues. The plans presented to the neighborhood residents by a representative of the developers surely would cause the destruction of one of the most scenic views in Rancho Vistoso. Rarely do you find a piece of property that overlooks a golf course, water and the most dramatic view of the Catalina's found in Oro Valley. Scaring this area with such massive structures as proposed would not be in the best interest of a Community of Excellence. You would be turning Rancho Vistoso Blvd. and Vistoso Highlands into a Street of Nightmares. You have the opportunity to demand that any development be of a higher caliber than what was presented to its. Walls of 3 story structures do nothing but leave a permanent scar on this landscape. Massive is not better and we do not need to become a Scottsdale to be a Community of Excellence. We can expect that mistakes made by other 04/20/2007 Page 2 of 3 communities and most recently by Oro Valley do not get repeated. Sincerely, Carol Surowiec "Michels, Matthew" 4nmiche1s@oroval1ey.net> wrote: Dear Ms. Surowiec: Thank you for your comments regarding the proposed PAD amendment for the hotel on Tangerine. This correspondence will be provided to all of the Town Council members with their packets for their consideration. Please feel free to contact me should you have any questions. Matt Michels Matt Michels Senior Planner Town of Oro Valley, Arizona Tel. 520.229.4822 -----Original Message ----- From: carol surowiec [ Sent: Wednesday, April 11, 2007 6:29 PM To: Pelletier, Pamela Subject: Vistoso Hotel/Condo resort. Pamela Pelletier, Recently I attended a planning commission meeting considering a hotel on Tangerine and then a neighborhood meeting with developers of a proposed condo/hotel/convention- center project. I have heard these developers and their representatives promote their plan to make Oro Valley look like Scottsdale. Proposing a Keirland style development or a 400+-room resort hotel/condo convention center is their vision of improving our community. Do we really want or need to see our community change that much? Do we want to see buses filled with convention guests brought into existing quiet, residential neighborhoods? Is that preserving or promoting our quality of life? If that is the goal of the elected and appointed officials here in Oro Valley, it is truly disappointing and does not seem to fit into the stated Strategic Plan for the Town of Oro Valley. Did I not read that Oro Valley is a Community of Excellence. What does that mean? Did I not read that high on the list of what we value as a community is our UNIQUE SONORAN DESERT SETTING? We do not need to be a Scottsdale like community to be a Community of Excellence. Do our officials realize that many who have settled here as permanent residents and seasonal residents could have settled in Scottsdale but chose not to. We deserve projects that benefit our community without changing the character of existing neighborhoods; without creating traffic safety issues, without losing our quiet, peaceful star lite evenings and without the destruction of pristine scenic areas. We do not need to become a Scottsdale where the Sonoran Desert landscape no longer exists for residents to treasure and enjoy. Scottsdale; while very lovely, is a totally different environment and doesn't offer the 04/20/2007 Page 3 of 3 magnificent natural beauty that Oro Valley still has. We all; residents and governing officials should work to protect this beauty for now and for future generations. We must do better than Scottsdale. The proposed 10+ 3-story Hotel/Condo buildings planned for Vistoso Highlands appears to be a Splendido " Look Alike" that will adversely alter the priceless mountain views from the neighborhoods to the north, south, east and west as well as the views from the Golf Club of Vistoso. What merit is there in scaring such an aesthetically beautiful part of Rancho Vistoso and Oro Valley with massive structures? I would surely hope that a better designed project than this can be offered to the citizens of Rancho Vistoso and Oro Valley; a project that doesn't leave a permanent scar on this incredibly scenic site. Let's hope that the mistakes that have been made in other communities and most recently here do not get repeated. Oro Valley and Rancho Vistoso does deserve better. Better is not making us into a Scottsdale. Thank you, Carol Surowiec Now that's room service! Choose from over 150,000 hotels in 45,000 destinations on Yahoo! Travel to find your fit. BEGIN: VCARD VERSION:2.1 N:Michels;Matthew FN:Michels, Matthew ORG:;Planning & Zoning EMAIL;PREF;INTERNET:mmichels@orovalley.net REV :20061129T202827Z END:VCARD Ahhh... imagining that irresistible "new car" smell? Check out new cars at Yahoo! Autos. 04/20/2007 Proposed Condominium Hotel 500 W. Vistoso Highlands Drive Oro Valley, Arizona 85755 The Vistoso Highlands Communities are comprised of one and two story structures, primarily single-family residences, condominiums, villas and timeshares. Property values range from the lower $100,000's to several million dollars. They are situated in a scenic area located primarily to the west of Rancho Vistoso Boulevard surrounded by the Tortolita Mountains and the Catalina Mountains with views encompassing the Tucson Mountains and distant views of downtown Tucson and the Santa Rita Mountains beyond. The area is typical Sonoran Desert landscape populated with many native plant and animal species. There are several washes in the area containing native vegetation and providing valuable natural corridors for drainage and for animals living in and passing thru the area. Additionally, two exceptional golf courses are tastefully interwoven into the surrounding landscape. All in all, this is a very residentially favorable environment providing all the amenities of Sonoran Desert living within a well thought out master planned community. ' The residents of the Vistoso Highlands Communities are very interested in preserving the character and amenities of the area and would lice to meet with the developer of the captioned development to better understand their plans and to provide input that can retain this anew as one of the premier areas in Oro Valley. It is our understanding that appropriate zoning exists with respect to the planned development and our interests are to ensure its integration into the existing communities in the most appropriate manner. Some of our concerns fall into the following areas: • Any structures exceeding one or two stories and too densely situated on the property would not be in keeping with the character of the Vistoso Highlands Communitics. • Architectural style should blend with those already established in the area. • Natural features such as washes, native vegetation and sufficient wildlife comdom to ensure native species survival must be preseaved and not encroached upon. • Elevations and property line setbacks need to be planned such that established view sheds are not adversely impacted and the character of the surrounding areas is adequately preserved. • Ambient lighting levels due to public areas such as pools tennis courts, parking areas and shpW must be in keeping with, and not negatively impact, the surrounding areas. • Traffic into and through time area must be analyzed and planned so as to mitigate traffic impact and not increase an already high traffic flow. We must not create additional hazards for our residents. e Noise pollution caused r� ofpublic armed for the . Po � � 1?i needs to be designed. so as to not impact surrounding propoties. Ugly located to the cast of Rambo Vistoso Boulevard and the Vistoso Highlands Communities lies the Spicu ido project While clegant in concept, Splendido, violatcs all the norms established for our master planned community. The mass duty and height of this develepromt don not fit into the cuviromiient and cm be from miles any as a negative impact to the area. We would not h1W lo. S e awther development having tlic same negative impact on the area. Our desire is not to prevent the appropriate development of the ccrndorniiriirrrn howl property bua t to ensure its appropriateness for the Vistoso Highlanids Commumuties auk to come the it fins comfinMy into tle chanxtw and feel of our communities. In this respect, early discussions And sharing of plans and concerns are vital to the acceptance of the project and to the continued well being of our communities. Vistoso Neighborhood Association PO Box 69276, Oro Valley, AZ 95737 520-544-8282 emaif@vistosoneighborhood.org March 11, 2007 David Williamson, President & CEO Fairfield Homes, Inc. 6420 E. Tanque Verde Road, Suite 150 Tucson, Arizona 85715 Re: Vistoso Hotel Condominium Project Dear Mr. Williamson: Mr. Parr advises me that you have not responded to his letter of February 19 (copy enclosed), which requested a prompt reply concerning a meeting with you and/or your involved staff to discuss ways in which to accomplish your plans here while ensuring that the project fits comfortably into the character and feel of Rancho Vistoso. I will call you the morning of March 15, 2007 to discuss such a meeting. I believe that it would be in your best interest to receive this call or, if you are not available then, to direct it to someone who can commit to such a meeting. Thank you. Sincerely, VWrOSO NEIGHBORHOO ASSOCIATION Patrick Strap y President MAR 1 3 2007 Vistoso Neighborhood Association PO Box 69276, Oro Valley, AZ 95737 email@ vistosoneighborhood. org February 19, 2007 David Williamson, President & CEO Fairfield Homes, Inc. 6420 E. Tanque Verde Road, Suite 150 Tucson, Arizona 85715 Dear Mr. Williamson: Along with most residents of Rancho Vistoso, we have just learned of your proposed condominium hotel in Rancho Vistoso. We are very much interested in matters that affect quality of life our community and would like to know that Fairfield also has this interest. Toward that end we would like to meet with you and/or your involved staff very soon to discuss ways in which to accomplish your plans while ensuring that the project fits comfortably into the character and feel of Rancho. Vistoso. Our Vistoso Highlands neighborhood, which is adjacent to your project, has prepared a list of interests and concerns (attached) and I suggest you view that as a preliminary agenda for our meeting. Thank you for your prompt attention and we look forward to hearing from you concerning available early meeting date options. Y can be reached at 877.3007. Sincerely, VISTOSO NEIGHBORHOOD ASSOCIATION Mike Parr._:...-- - -- --- Director Eric B. Fletcher SBBL Architecture + Planning 1001 North Alvernon Way #105 Tucson, Arizona 85711-1019 t:520.620.0255 f:520.620,0535 e: efletcher@sbbl.biz CHAPTER 27: GENERAL DEVELOPMENT STANDARDS Section 27.7 Off -Street Parkina Section. No occupancy permit shall be issued until the Planning and Planning and Zoning Administrator has approved the parking requirements for the new use. Expansions All projects that propose 25 percent or more cumulative addition or structural modifications such as changes in square footage, gross floor area, building fapade, etc. shall meet the requirements of this code for the entire property. In addition, a 25 percent or more cumulative modification or replacement of parking spaces or parking lot area shall meet the requirements of this code. C. General Provisions Parking Required for Uses Not Listed Required parking for uses not listed in this Section shall be determined by the Planning and Planning and Zoning Administrator based on similar uses listed in this Section. Alternative Compliance Upon written request by the applicant, the Development Review Board (DRB) may approve an alternative -parking ratio. Review Criteria: To approve an alternative plan, the Development Review Board must find that the proposed alternative plan accomplishes the purpose of this Section equally well or better than the standards of this Section. The Development Review Board shall consider: i. The number of employees occupying the building or land use and the number of expected customers or clients. ii. The availability of nearby parking (if any). Purchased or leased parking spaces in a municipal or private parking lot meeting the requirements of the Town; trip reduction programs (if any). iv. Any other factors that may be unique to the applicant's development request. Continuity and convenient proximity for pedestrians between or among existing or future uses in the vicinity. Zoning Code/Oro Valley AZ May 2005 315 CHAPTER 27: GENERAL DEVELOPMENT STANDARDS Section 27.7 Off -Street Parkins vi. Visual and aesthetic impact along the public street by placing parking lots to the rear or along side of buildings, to the maximum extent feasible. Visual and aesthetic impact of the surrounding neighborhood. vii. Impact on any facilities serving alternative modes of transportation. viii. Impact on natural areas or features. ix. Maintenance of mobility -impaired parking ratios. 3. Multiple Principal Uses: Where there are multiple principal uses in a development, the sum of the number of parking spaces required for the individual uses applies unless shared parking is approved per Section 27.7.D.3, Shared Parking. 4. Maintenance: The property owner shall be responsible for maintaining any vehicular use area in good condition and free of refuse and debris. 5. Fractional Amounts: When the final result of the calculation of required vehicle or bicycle spaces results in a fractional number, a fraction is adjusted to the next higher whole number. 6. Areas that May Not be Used for Required Parking: Spaces in service bays, stacking areas, car wash bays at gasoline pumps or other hose locations, or those used for the storage or display of vehicles for sale or rent to the public are not considered off- street parking spaces and fire lanes. Off-street parking required by this chapter shall not be located within any public right-of-way. 7. Building Permits: No building permit shall be issued until the applicant has presented satisfactory evidence that sufficient property to provide parking to serve the intended use as required in this Chapter is permanently available 8. Control of Parking Lots: Property used for parking shall be under the same ownership as and contiguous to the generating use. When the property is not under the same ownership as the generating use or is not contiguous to the generating use, the following shall apply: a. It shall be zoned for parking only or the same district classification as the generating use. b. . A recommendation for approval by the Development Review Board shall be obtained regarding the parking relationship to the generating use. C. The owner(s) shall record restrictive covenants running with the land on the generating use and parking 316 May 2005 Zoning Code/Oro Valley AZ CHAPTER 27: GENERAL DEVELOPMENT STANDARDS Section 27.7 Off -Street Parking Recreational Uses Neighborhood Parks: For each recreational use/park located in any district, there shall be three (3) parking spaces per acre of park area. All neighborhood parks of less than one (1) acre shall provide a minimum of three (3) parking spaces. Non -Residential Parking Requirements: Non- residential uses shall provide parking spaces as defined by the standards below. Any increase or decrease in parking shall be in accordance with Section 27.7.13.5 of this Section. 2. The table below sets forth the number of allowed parking spaces based on the square footage of the gross leasable area and of the occupancy of specified uses. TABLE 27-14: ALLOWED PARKING SPACES Use Required Parking Sq. Ft. Restaurants a. Convenience Use 15/1000 b. Standard 10/1000 Bars, Taverns and Nightclubs 10/1000 Community Parks 5/acre Commercial Recreational a. Limited Indoor Recreation 6/1000 b. Outdoor .3/ erson c. Bowling Alley 5/1000 Theaters 1/3 seats General Retail 4/1000 Service Shop 4/1000 Shopping Center 5/1000 Medical Office 4.5/1000 Financial Services 3.5/1000 Grocery Store, Supermarket 611000 General Office 3/1000 Vehicle Servicing and Maintenance 5/1000 Repair Service 2/1000 Lodging Establishments 1/unit Employees 1 per 2 Health Facilities a. Hospitals 1/bed b. Long Term Care Facilities .33/bed, 1 per employee based on maximum shift Schools, Places of Worship or Assembly 1 per 4 seats and 2 per 3 employees Child Care Centers 1/1000 and 2 per 3 employees Industrial Employee Parkin .75/em to ee 3. Shared Parking: When a mix of non-residential uses creates staggered peak periods of parking demand, shared parking 318 May 2005 Zoning Code/Oro Valley AZ CHAPTER 27: GENERAL DEVELOPMENT STANDARDS Section 27.7 Off -Street Parking calculations shall be made to reduce the total amount of required parking for retail, office, institutional and entertainment uses. E. Mobility -Impaired Accessible Spaces 1. Design Standard: Width eight (8) feet with a five (5) foot wide adjacent aisle for access to and from the side of a vehicle. Other dimensions; same as those for standard vehicles. C. The parking space and adjacent aisle shall have a slope less than 1:50 (2 percent). . 2. Location: Mobility -impaired parking spaces shall be located as close as possible to the nearest accessible building entrance, using the shortest accessible route of travel possible. When practical, the accessible route of travel shall not cross lanes for vehicular traffic. When crossing vehicle traffic lanes is necessary, the route shall be designated and marked as a crosswalk. 3. Marking: Every mobility -impaired parking space shall be identified by a sign, centered between three (3) feet and five (5) feet above the parking. surface, at the head of the parking space. The sign shall include the international symbol of accessibility and state RESERVED or equivalent language. 4. Number of Spaces: Each parking lot shall contain at least the minimum specified number of mobility -impaired spaces as provided in the table below. TotalTABLE 27-15: NUMBER OF MOBILITY ..Number 1-25 IMPAIRED PARKING SPACES Accessible Spaces 1 26-50 2 51-75 3 76-100 4 101-150 5 151-200 6 201-300 7 301-400 8 401-500 9 501-1000 2 % of totals ace Over 1000 20 spaces plus 1 space for every 100 spaces or fraction thereof over 101 Zoning Code/Oro Valley AZ May 2005 319 Revised: 3/16/2007 NASF / Current Needs GASF Units i Area/Room/Function Unit QTY NASF GASF Notes Factor w�'Grand Ball Room �� Large Ballroom 15 300 3,000 0 Junior Ballroom 15 100 1,500 0 Junior Ballroom 15 100 1,500 0 Junior Ballroom 15 100 1,500 0 total first floor - Junior Ballroom 15 100 1,500 0 9,000 Prefunction Foyers 9,000 1 1,800 0 total first floor prefunction and storage= Storage 9,000 1 1,350 0 3,150 Subtotal Interior Ballroom Areas 12,150 0 GSF Totals (gasf*1.54) 12,150 1.00 Nasf/gsf factor: Efficiency Ratio: F4�5s6Y U'r*r- W space needs —Rancho Vistoso Page: 1 03/19/2007 11:22 AM Revised: 3/16/2007 NASF / Current Needs GASF Units Area/Room/Function Unit QTY NASF GASF Notes Factor Conference' Rooms _ First Floor Conference (A) 15 100 1,500 0 First Floor Conference (B) 15 100 1,500 0 total first floor - First Floor Conference (C) 15 100 1,500 0 4,500 First Floor Prefunction Foyer 4,500 1 900 0 total first floor= First Floor Storage 4,500 1 675 0 1,575 Second Floor Conference(A) 15 100 1,500 0 Second Floor Conference(B) 15 100 1,500 0 total second floor - Second Floor Conference(C) 15 100 1,500 0 4,500 Second Floor Prefunction Foyer 4,500 1 900 0 total second floor prefunction and storage= Second Floor Prefunction storage 4,500 1 675 0 1,575 Subtotal Interior Conference Areas 12,150 0 1.00 GSF Totals (gasfk1.54) _ 12,150 Nasf/gsf factor: Efficiency Ratio: Qss i b %4tt1 6 I k� space needs —Rancho Vistoso Page: 2 03/19/2007 11:22 AM tj� M�b Revised: 3/16/2007 Current Needs NASF GASF Units I Area/Room/Function Unit QTY NASF GASF Notes Factor PublicSupport Areas for Ballroomand Conference Lounge Seats and Tables Area 36 20 720 0 20 seats total Phones 30 1 30 0 Women's Restrooms(Ballroom) 350 1 350 0 Men's Restrooms(Ballroom) 350 1 350 0 Women's Restrooms(Conference) 300 1 300 0 Men's Restrooms(Conference) 300 1 300 0 Janitor 60 2 120 0 Guest Services 1 0 0 Baggage 450 1 450 0 Valet 100 1 100 0 Concierge 250 1 250 0 Coatroom 300 1 300 0 (� Business Center 415 1 415 0 Retail 0 0 Fitness Shop 200 1 200 0 Golf Pro Shop/storage 400 1 400 0 (SI Subtotal Support SF Totals (gasf 1.54) 4,285 0 w 6,599 1.54 sf/gsf factor: E iency Ratio: 65 c M space needs —Rancho Vistoso Page: 3 03/19/2007 11:22 AM u,IVII- coo 5 nl b� b` Revised: 3/16/2007 Current Needs NASF GASF Units I Area/Room/Function Unit QTY NASF GASF Notes Factor Check in Office Lobby/Front Desk 400 1 400 0 Office 200 1 200 0 Storage 80 1 80 0 Work Area/Mail 80 1 80 0 0 0 Subtotal Check in Office 760 0 GSF Totals (gasf*1.54) 1,170 1.54 Nasf/gsf factor: Efficiency Ratio: Back of House Support 6c; Administration Area 1 0 0 Reception 250 1 250 0 Front Office Manager 140 1 140 0 (� Reservation 100 1 100 0 ti Safety Deposit Box 80 1 80 0 Storage 80 1 80 0 Executive Offices 1 0 0 L Manager 200 1 200 0 �Q J Conference 200 1 200 0 Assistant 150 1 150 0 Files 80 1 80 0 Storage 80 1 80 0 Janitor 60 3 180 0 0 0 Subtotal Check in Office 1,540 0 1.54 GSF Totals (gasf"1.54) 2,372 Nasf/gsf factor: 0�� Efficiency Ratio: Restaurant ._vim r �_�a� Specialty Restaurant 15 200 3,000 3,000 40 exterior seats 1.00 Kitchen 10 400 4,000 0 1.00 0 0 1.00 p� Subtotal Restaurant 7,0007 TM 7 000 Ll*'.eneeds—RanchoVistoso Page: 4 03/19/2007 11:22 AM Revised: 3/16/2007 Current Needs NASF GASF Units I Area/Room/Function Unit QTY NASF GASF Notes Factor GSF Totals (gasf"1.54) 0 Nasf/gsf factor: DO Efficiency Ratio: ..... .... _.... Bar/Loungeµ Specialty Bar 15 200 3,000 3,000 1.00 / 0 0 1.00 Subtotal Restaurant 3,000 3,000 GSF Totals (gasfk1.54) 0 Nasf/gsf factor: ' Efficiency Ratio: Spal Fitness � �� _ � Entrance Lobby 300 1 300 0 Administration 0 Spa Director 140 1 140 0 f, Superviser abd Staff 300 1 300 0 Exercise Areas 0 0 a Aerobics Room 500 1 500 0 Cardio/free weights 1,500 1 1,500 0 f Wet and Treatment Areas 0 0 S Attendant and Storage 100 2 200 0 Mens Locker Area 400 1 400 0 ,-01 Womens Locker Area 400 1 400 0 Toilet Areas 300 2 600 0 Grooming Areas 300 2 600 0 ` Shower Areas 300 2 600 0 Indoor Spa/Cold Plunge 350 2 700 0 Steam Room 180 2 360 0 Saunas 100 2 200 0 Massage/Treatment 140 2 280 0 Storage 240 1 240 0 Linen staging 300 1 300 0 Dirty linen 140 2 280 0 Subtotal Spa/Fitness 7,900 0 1.00 GSF Totals (gasf`1.54) 12,166 1.54 space needs —Rancho Vistoso Page: 5 03/19/2007 11:22 AM Revised: 3/16/2007 NASF Current Needs GASF Units I Area/Room/Function Unit QTY NASF GASF Notes Factor Nasf/gsf factor: Efficiency Ratio: t Employee Facilities (� Personnel 0 0 Reception 80 1 80 0 Files/Storage 80 1 80 0 First Aid 100 1 100 0 Facilities Men's Lockers/restrooms 600 1 600 0 Women's Locker/restrooms 600 1 600 0 Lunch Room 400 1 400 0 Maintenance Engineer 110 1 110 0 Assistant Engineer 100 1 100 0 General Shop 0 0 Tools 125 1 125 0 Plumbing Shop 125 1 125 0 Electrical Shop 125 1 125 0 Paint Shop 125 1 125 0 Key Shop 120 1 120 0 Energy Management Computer 120 1 120 0 Engineering Storeroom 100 1 100 0 General Service Areas Covered Loading Dock 400 1 400 0 Receiving Area 200 1 200 0 Purchasing Receiving Office 200 1 200 0 Locked Storage 150 1 150 0 Grounds Equipment Storage 150 1 150 0 General Storage 500 2 1,000 0 Janitor 60 4 240 0 Subtotal Back of House 5,010 0 GSF Totals (gasf"1.54) 7,715 1.54 Nasf/gsf factor: space needs —Rancho Vistoso Page: 6 03/19/2007 11:22 AM J Revised: 3/16/2007 NASF / Current Needs GASF Units I Area/Room/Function Unit QTY NASF GASF Notes Factor Efficiency Ratio: / Laundry 0 0 ,,,�JHousekeeping !Laundry 0 0 Laundry 2,300 1 2,300 0 Soiled Linen Staging 120 1 120 0 Laundry Supervisor 100 1 100 0 Valet 0 1 0 0 Supplies Storage 0 0 0 0 Housekeeping 0 0 Housekeeper 120 1 120 0 Assistant Housekeeper 100 1 100 0 Linen Storage 300 1 300 0 Uniform Issue 400 1 400 0 Supplies Storage 100 1 100 0 Lost and Found 120 1 120 0 V Sewing Room 50 1 50 0 Subtotal Housekeeping 3,710 0 GSF Totals (gasf"1.54) rr 5,713 1.54 Nasf/gsf factor: Efficiency Ratio: Pool Equipment 0 0 Main Pool Equip/filters 400 1 400 400 1.00 Hotel Exterior Covered Public Areas 4,500 1 4,500 5,625 1.25 Arcades 200 1 200 250 1.25 Trellises 80 1 80 100 1.25 0 0 1.25 Subtotal Check in Office 4,780 5,975 GSF Totals (gasf*1.54) 8,066 1.35 Nasf/gsf factor: Efficiency Ratio: TOTALGSF Totals 70,036 space needs —Rancho Vistoso Page: 7 03/19/2007 11:22 AM Revised: 3/16/2007 Area/Room/Function NASF / Unit Current Needs Notes GASF Factor Units QTY NASF GASF Nasf/gsf factor: Efficiency Ratio: Approximate SF /Floor Program Summary - NASF Description gasf Current Grand Ball Room Prefunction First. Floor Conference Prefunction and Storage First Floor Public Support Areas for Ballroom and Conference Second Floor Conference Prefunction and Storage Second Floor Check in Office Back of House Support Restaurant Bar/Lounge Spa/ Fitness Employee Facilities Housekeeping / Laundry Pool Equipment Hotel Exterior 9,000 3,150 4,500 1,575 6,599 4,500 1,575 1,170 2,372 7,000 3,000 12,166 71715 5,713 400 8,066 9,000 12,150 60 12,150 9,000 30,899 / 3,542 l 10,000 10 12,166 I 13,429 0 6 space needs_Rancho Vistoso Page: 8 03/19/2007 11:22 AM T�! Engineering • Planning w� �I Surveying • Urban Design COB June 23, 2005 Landscape Architecture Inc. Bryant Nodine, AICP Planning & Zoning Administrator Town of Oro Valley 11000 N. La Canada Drive Oro Valley, AZ 85737 Subject: Rancho Vistoso Boulevard — Vistoso Highlands Drive Condo -Hotel Project APN 219-20-004M WLB No. 185050 Dear Mr. Nodine: Thank you for your continued attention to this matter. The proposed condo -hotel project on Parcel 10-J is based on a new product configuration that the resort hotel industry recently has found to be very popular. The basic premise is that individuals may actually purchase condominium -style units within a resort hotel complex rather than a more standard time-share arrangement. Unit owners have the opportunity to stay at the resort when they please and sublet the units during other times. A condo -hotel management company would be established to facilitate unit janitorial/maintenance contracts on individual units as well as to offer rental management services. We understand from your previous letters that while a resort hotel would be allowed within the C-1 district, such rental units are not specifically allowed although the PAD provides opportunity to present similar and compatible uses to the Town Council for consideration. Therefore, we respectfully request that this issue be submitted to the Town Council for interpretation and consideration. We believe a resort condo -hotel would be not only appropriate, but beneficial to the area. The nearby "Vistoso Golf Casitas", "Vistoso Resort Casitas", and Trendwest's Worldmark "The Club at Rancho Vistoso" are all similar projects in that they involve individual ownership of resort condo -style units. All three have experienced continued high demand and popularity, accentuating the appropriateness of the 10-J condo -hotel project proposal. In addition to boasting another destination project, the Town would benefit from tax revenues generated by the hotel and short-term visitors residing in the condos. A nearly identical project has recently been approved in Pima County. The "Canoa Ranch Lodge" concept was found to be not only a quality project, but also an excellent investment opportunity and thus a sound proposal because of the fractional interest ownership structure that would result in individual deeds and secured financing. The condo -hotel project put forth to you now is a similarly sound proposal. VV:\185050 - RANCHO VISTOSO\NEIGH10\10J CONDO -HOTEL NODINE LTR 20050623.DOC Engineering • Planning • Surveying • Urban Design • Landscape Architecture Offices located in Tucson, Phoenix, Las Vegas • E-mail: tucson@wlbgroup.com 4444 East Broadway • Tucson, Arizona 85711 • (520) 881-7480 • FAX (520) 881-7492 Bryant Nodine, AICP Rancho Vstoso Boulevard — Vstoso Highlands Drive Condo -Hotel Project June 23, 2005 Page 2 The Group Inc. Lastly, the C-1 district within the Rancho Vistoso PAD allows "other similar enterprise or business of the same class, which in the opinion of the Town Council is not more obnoxious or detrimental to the welfare of the community" than other uses permitted within the district. We would hasten to suggest that a resort condo -hotel would not be at all obnoxious or detrimental, and would certainly be less so than many of the other uses permitted in the C-1 district. We understand from discussions with you that this project fits very well with the Town's goals and is the type of development that you encourage. As such, we hope this zoning interpretation can be accomplished in the manner described above so that we can proceed with this exciting project. Please feel free to contact me should you wish to discuss this further. Sincerely, THE V LB GROUP, INC. William C. Walker Principal Copy: David Williamson Frank Thomson File W:\1 E5050 - RANCHO VISTOSo\NEIGH10\10J CotiDO-HOTEL NODINE LTP. 20050623.DOC 3 0 100 The WLB Group Inc. June 29, 2005 Robert M. Conant, Jr. Senior Planner Town of Oro Valley 11000 N. La Canada Drive Oro Valley, AZ 85737 Engineering • Planning Surveying • Urban Design Landscape Architecture Subject: Rancho Vistoso Boulevard — Vistoso Highlands Drive Condo -Hotel Project APN 219-20-004M W LB No. 185050-A-029 Dear Mr. Conant: Thank you for your letter dated June 24 responding to our request for Town Council determination for the above referenced project. To address your further questions and requests for additional information, we offer the following: ❖ "Describe what a condo -hotel is and how it operates." ➢ Enclosed with this letter is an information packet that offers additional information about the proposed condo -hotel use. This packet was assembled from materials relating to the similar condo -hotel project approved in Canoa Ranch. ❖ "Describe how it fits within one of the land uses for C-1 within the Rancho Vistoso PAD." ➢ Permitted use #14 of the C-1 district within the Rancho Vistoso PAD is a motel or hotel together with several allowable accessory uses. Permitted use #109 is other similar enterprise or business of the same class, which in the opinion of the Town Council is not more obnoxious or detrimental to the welfare of the community than other permitted uses. The proposed condo -hotel, including all condo units, will be managed and operated as a hotel. Registration/check-in/check-out, concierge, housekeeping and rental services for the individually and fractionally owned condo units will be handled by the hotel management entity. Because of this ownership/management structure we believe that the proposed condo -hotel is essentially a resort style hotel and thus fits within the allowable hotel use of the C-1 district. Engineering - Planning - Surveying - Urban Design • Landscape Architecture Offices located in Tucson, Phoenix, Las Vegas • E-mail: tucson®wlbgroup.com 4444 East Broadway • Tucson, Arizona 85711 • (520) 881-7480 • FAX (520) 881-7492 Robert M. Conant, Jr. Rancho Vistoso Boulevard — Vistoso Highlands Drive Condo -Hotel Project June 29, 2005 Page 2 TM Group ❖ "Further describe the economic benefits to the Town if the project is developed." ➢ The proposed condo -hotel will generate sales tax revenue from restaurant/shop/spa uses within the main hotel facility. Such services will be available to the general public as well as to people residing in the condo units. Bed tax revenue will also be generated from the rental of the condo units. Both tax revenue streams will be continuous and long-term. At the beginning of the project, the Town will also collect substantial review and permitting fees. Should it become necessary, we would be willing to generate a brief economic impact assessment to provide a more detailed estimate of the economic impacts of the proposed condo -hotel. ❖ "Describe and provide the Town with the determination made by either the Pima County Zoning Administrator and/or the Board of Supervisors on the project currently under construction at Canoa Ranch in Green Valley." ➢ Also enclosed with this letter are several documents from the approval of the Canoa Ranch project in Pima County. Among them are the staff report, approval letter, agenda item summary, and hearing minutes. You will find more details about the proposed condo -hotel use as well as insight into the County's rationale for supporting the project. In addition to the materials described above, we have included with this letter copies of recent correspondence with yourself and Mr. Nodine regarding this project. We believe that this project fits very well with the Town's goals and is the type of development that is and should be encouraged. As such, we hope this zoning interpretation can more forward and be considered at the August 3`d Town Council hearing. Please feel free to contact me should you wish to discuss this further. Sincerely, THE WLB GROUP, INC. 41illiam ��; C. Walker Principal Copy: Bryant Nodine, AICP David Williamson Frank Thomson File VV.:%.185050 - RANCHOVISTOSG`,r1EIGH10',1OJ CONDO -HOTEL COiiAtir RESFOFiSc LTfi 20050629.DOC 3. The owner or the owner's successors in interest shall provide prospective property owners with a copy of the current approved development plan and conditions of approval of the subdivision plat waiver. 4. The property owners shall be responsible for the maintenance, control, safety, and liability of all privately owned roads, parking areas, drives, physical barriers, drainage improvements/drainage .ways, and drainage _easements. 5. A property owner's association shall be formed to care for the parking lot, private sewers, landscaping, and other common elements. 6. A Recreation Area Plan (RAP) shall be submitted and approved by Natural Resources, Parks and Recreation staff prior to the issuance of building permits. The elements of the RAP shall include total acreage of project and total number of units, a map that depicts location of subdivision in regional context, map of project, a demographic profile of the proposed users, the location and size of the recreation area(s) and features, and pathways on the perimeter of the site and throughout the project, which* are interconnected. 7. The recreation improvements depicted on the RAP shall be completed at the time assurances are JV/ released for 50% of the total units. r . A subdivision public report is required for the sale of residential condominiums. A timeshare public report would be required if the property was subjected to a timesh are hare plan. L9. Compliance with the Condominium Act, A.R.S. 33-1201 et seq. is required. Q A new development plan for each block created by the lot split shall be submitted, or alternatively, that all of the infrastructure elements , such as drainage ve lanes and landscaping features, could be maintained by the property owner tructures, parking t owner for the b nf' etof all fof the blocks through a recorded easement instrument. PLANNING REPORT The site is a portion of a 1,261 acre rezoning and associated subdivision plat for the Canoa Ranch. The Board of Supervisors approved the rezoning from RH (Rural Homestead Zone) to CB-2 (General Business Zone) in March of 2001 (C09-01-01). The Board approved the final plat for the Canoa Ranch subdivision in May of 2001. A lot split of about 50 acres, of Block 8, was approved by the Board of Supervisors in December 2004 to locate a Hotel on approximately 14.83 acres. Applicants are now applying for a subdivision plat waiver in order to make the hotel a condominium hotel and be able to sell units. The plat waiver is to split the building footprints only. The common areas will remain under one ownership. TRANSPORTATION AND FLOOD CONTROL REPORT Transportation and Flood Control issues have been addressed by the approved Development Plan, P1204- 020, The Lodge at Canoa Ranch. The common elements of the development have not been included within common area for the Blocks within the Record of Survey and have not been addressed within the submittal. The Common Element shown on Sheet 4 should continue through the Blocks, either on the Survey or with a separate agreement that reflects the following: The property owners shall be responsible for the maintenance, control, safety, and liability of all privately owned roads, parking areas, drives, physical barriers, drainage improvements/drainage ways, and drainage easements. Staff has no objection to the request provided the common areas within the Blocks are also addressed in the same manner as the where buildings 5, 6 and 12 are located. PPW05-03 Page 2 of 3 COMPREHENSIVE PLAN SECTION REPORT The planned land use designations for the plat waiver site are Multifunctional Corridor (MFC), Neighborhood Activity Center (NAC), and Low Intensity Urban 3.0 (LIU 3.0). The CB-2 zone conforms with the MFC and NAC designations. The site is the subject of a rezoning policy RP-31. The existing planned land use designation results from the plan amendment case Co7-99-19 Pima County - Canoa Ranch. There have been no other requests for Comprehensive Plan amendments near the subject property. WASTEWATER MANAGEMENT REPORT Some of the buildings on this site are served by private sewers located within the parking lot and parking area access lanes that discharge to the public sewer system. A property owner's association should be formed to care for these common elements if the waiver of subdivision plat is approved. CULTURAL RESOURCES REPORT No report. NATURAL RESOURCES - PARKS AND RECREATION REPORT Staff has no objection to the request for a waiver of the requirements of a subdivision plat subject to conditions number 6 and 7. ENVIRONMENTAL QUALITY REPORT The Department has no objection provided the property is served by public or private sewer. The Department's Air Quality Control District requires that air quality activity permits be secured by the developer or prime contractor before constructing, operating or engaging in an activity, which may cause or contribute to air pollution. ENVIRONMENTAL PLANNING REPORT No report. ARIZONA DEPARTMENT OF REAL ESTATE REPORT This is in response to your April 19, 2005 request for comment concerning a proposed plat waiver. 1. A subdivision public report is required for the sale of residential condominiums. A timeshare public report would be required if the property was subjected to a timeshare plan. 2. Compliance with the Condominium Act, A.R.S. 33-1201 et seq. is required. CP/EJ/ct Attachments c: Chris Poirier, Zoning Administrator Maggie Shaw, Development Review Sherry Ruther, Environmental Planning Manager Fairfield CR Investments, LLC, 6420 E Tanque Verde Road, Tucson, AZ 85715 Fairfield CR Commercial, 6420 E Tanque Verde Road, Tucson, AZ 85715 Bourn Property Advisors, No 5, LLC, 3915 E. Broadway Blvd., Suite 400 Tucson, AZ 85711, The WLB Group, Attn: Ed Roll, 4444 E. Broadway Blvd., Tucson, AZ 85711 PPW05-03 File PPW05-03 Page 3 of 3 � or gRr�o�1' RECEIVED MAY 1 4 2005 BY: PIMA COUNTY DEVELOPMENT SERVICES DEPARTMENT PLANNING DIVISION 201 North Stone Avenue, Second Floor Tucson, Arizona 85701-1207 Carmine DeBonis Director May 13, 2005 Fairfield CR Investments, LLC 6420 E Tanque Verde Road Tucson, AZ 85715 PH: (520) 740-6800 FAX: (520) 623-5411 RE: PPW05-03 CANOA RANCH RESORT A HOTEL CONDOMINIUM - CAMINO DEL SOL On May -10, 2005 the Pima County Board of Supervisors approved your request to waive the requirements of a subdivision plat in accordance with Section 18.69.080 of the Pima County Zoning Code which allows a waiver of any or all code standards for a subdivision which is not subject to or which has received an order of exemption from the public report requirements administered by the Arizona Department of Real Estate. Condition #10 was deleted and Condition # 6 was modified as follows: 6. A Recreation Area Plan (RAP) shall be submitted and approved by Natural Resources, Parks and Recreation staff prior to the issuance of building permits for Phase II. The elements of the RAP shall include total acreage of project and total number of units, a map that depicts location of subdivision in regional context, map of project, a demographic profile of the proposed users, the location and size of the recreation area(s) and features, and pathways on the perimeter of the site and throughout the project, which are interconnected. If you have any questions about your case, please call the Rezoning and Appeals Section at 740- 6800. For a certified copy of the official action of the Board, please call the Clerk of the Board of Supervisors at 740-8449. Si Chris Poirier Zoning Administrator Letter to Fairfield CR Investments, LLC Page 2 May 13, 2005 CP/ct cc: Lois Berndt, Tucson Electric Power Company, 4350 E. Irvington Road, Tucson, AZ 85714 County Assessor's Office, Land Department Robin Brigode, The Clerk of the Board's Office Maggie Shaw, Development Review - Transportation and Flood Control Tim Rowe, Development Review - Wastewater Management Sherry Ruther, Environmental Planning Manager Fairfield CR Commercial, 6420 E Tanque Verde Road, Tucson, AZ 85715 Bourn Property Advisors, No 5, LLC, 3915 E. Broadway Blvd., Suite 400 Tucson, AZ 85711 The WLB Group, Attn: Ed Roll, 4444 E. Broadway Blvd., Tucson, AZ 85711 PPW05-03 File Book ♦- Letter to Fairfield CR Page 2 May 13, 2005 Ients, LLC CP/ct cc: Lois Berndt, Tucson Electric Power Company, 4350 E. Irvington Road, Tucson, AZ 85714 County Assessor's Office, Land Department Robin Brigode, The Clerk of the Board's Office Maggie Shaw, Development Review - Transportation and Flood Control Tim Rowe, Development Review - Wastewater Management Sherry Ruther, Environmental Planning Manager Fairfield CR Commercial, 6420 E Tanque Verde Road, Tucson, AZ 85715 Bourn Property Advisors, No 5, LLC, 3915 E. Broadway Blvd., Suite 400 Tucson, AZ 85711 The WLB Group, Attn: Ed Roll, 4444 E. Broadway Blvd., Tucson, AZ 85711 PPW05-03 File Book S_BBL Architecture + Planning 1001 No; Ili Alvomon Way #105, Tucson, Arizona 85711-1019 I: 520.620.0255 f: 520.620.0535 e: sbbI@sbbl,biz RANCHO VISTOSO RESORT BUILDING 206 Units 9,000 S.F. Ball Room - 2 (4,500 S.F.) Junior Ball Room 3,000 S.F. Restaurant 3,000 S.F. Bar/Patio Employees (60 @ peak shift) PARKING Units = 206 (1.5) = 309 Parking Ball Rooms = 18,000/24 = 188 Parking 4 Restaurant/Bar = 6,000/100 = 60 Parking Employees = 60/2 = 30 Total Parking = 587 587 (30% mixed reduction) = 411 SBBL No. 06153 March 21, 2006 MAR 16 2007 The J Engineering • Planning �B L� Surveying • Urban Design OUp Landscape Architecture CPInc. �" `� �_ �, n j `� 4f � r)'J March 21, 2007 Re: Rancho Vistoso Neighborhood 10, Parcel 10J Northwest Corner of Rancho Vistoso Boulevard and Vistoso Highlands Drive Lodge at Vistoso WLB No. 185050-F-H02 Dear Neighbor: The owners of Parcel 10J, located on the northwest corner of Rancho Vistoso Boulevard and Vistoso Highlands Drive, are proposing the development of a luxury resort hotel/condo. We would like to take this opportunity to discuss the project with adjacent landowners. A neighborhood meeting will be held from 6 p.m. to 8 p.m. on Thursday, April 5, 2007 at the Oro Valley Town Hall, 11000 N. La Canada, Oro Valley, Arizona in the Council Chambers. This meeting will allow surrounding residents an opportunity to provide input, ask questions, offer opinions and obtain more information on this project. Should you have any questions in the meantime, please email me at gpoland@wlbgroup.com or call me at (520) 881-7480. You may also contact Steve Oliverio at soliverio@wlbgroup.com. Sincerely, THE WLB GROUP, INC. ustav Paul Oland Project Manager Land Planning Department C: Pamela Pelletier, Town of Oro Valley L:1,18505'MNeigi-IM arJ':Neighf oYhood fit iP eigi 1Aeeting ue er.dc Engineering • Planning • Surveying • Urban Design • Landscape Architecture Offices located in Tucson, Phoenix, Las Vegas • E-mail: tucson@wlbgroup.corn 4444 East Broadway • Tucson, Arizona 85711 • (520) 881-7480 • FAX (520) 881-7492 Page 1 of 2 Pelletier, Pamela From: Pelletier, Pamela Sent: Wednesday, March 07, 2007 9:57 AM To: 'Gustav Paul Oland' Cc: Vella, Bayer; Oliverio, Steve Subject: RE: Lodge at Vistoso Neighborhood meeting Paul, After discussing this project with our Community Relations personnel, we feel that utilizing a distance of 1/4 mile would be more appropriate. We also felt that not splitting neighborhoods or streets would also be appropriate, i.e.: notifying an entire neighborhood, if the 1/4 distance touches that neighborhood. The following entire neighborhoods should be included (as well as their HOA representatives): • Stone Canyon VI Rancho Vistoso Neighborhood 1i; • Vistoso Golf Casitas; • Vistoso Golf Casitas II; • Vistoso Village Rancho Vistoso Neighborhood io; • Worldmark, The Club at Rancho Vistoso; • Vistoso Resort Casitas Units; • Monterey at Vistoso; and • Rancho Vistoso Neighborhood 11 & 13 However, I have some additional addresses of concerned residents that should be included on the mailing. They are as follows: i. The Rancho Vistoso HOA 2. Lewis Management Company 3. Curtis Finster 13779 N. Eddington Place Tucson, AZ 85755 520.797.7492 4. Richard Surowiec 13774 N. Keystone Springs Drive Oro Valley, AZ 520.297.9823 Please email me a copy of the mailing and the address labels utilized in the mailing. Thanks, Pamela Pamela J. Pelletier Planner Town of Oro Valley 520.229.4813 ppelletierPorovalley.net -----Original Message ----- From: Gustav Paul Oland [mailto:gpoland@wlbgroup.com] Sent: Friday, March 02, 2007 4:01 PM To: Pelletier, Pamela 03/07/2007 Page 2 of 2 Cc: Vella, Bayer; Oliverio, Steve Subject: RE: Lodge at Vistoso Neighborhood meeting Hi Pamela: We'll run the meeting, and I'll certainly copy you on the letter I send out. I'd be happy to add your additional names to our mailing list. What is the policy regarding notification distance? (I usually go out 600 feet unless special circumstances exist.) -Paul From: Pelletier, Pamela[mailto:ppelletier@orovalley.net] Sent: Friday, March 02, 2007 10:08 AM To: Gustav Paul Oland Cc: Vella, Bayer Subject: Lodge at Vistoso Neighborhood meeting Paul, I have reserved the Council Chambers for April 5' , 2007 for the neighborhood meeting, to be gin at 6 pm. Will you be utilizing our facilitation serves as well? Do you need our staff to determine the extent of the mailing? If not, may I also have a copy of the addresses utilized in the notification of the neighborhood meeting, as I have a few additional notification requests from people about all neighborhood meetings and we will need to mail them a copy. Perhaps I could provide you with these additional addresses for your mailing as well. Please let me know. Also, please email me a copy of the letter you will be mailing out to the neighbors. Thanks, Pamela Pamela J. Pelletier Planner Town of Oro Valley 520.229.4813 ppelletier@ orovalley. net 03/07/2007 GOLDERRANCH FIRE DISTRICT Communitv Services Div! to make our community a better, safer place to International Fire Code 2003 Edition TO: Town of Oro Valley Planning and Zoning Division FROM: James Tucker, Fire Prevention Specialist II DATE: December 28, 2006 PROJECT: OV1206-30 The Lodge at Vistoso PLAN REVIEW: Fire Code Review of Preliminary Application Documents SOLD R S e r 9ANGN The Golder Ranch Fire District has no comments at this preliminary stage of the above referenced project. Please email or call me with any questions regarding the understanding of any of the above Fire Code Review comments. James Tucker, Fire Prevention Specialist 11 Golder Ranch Fire District 520-818-1017 itucker c-Dgolderranchfire.org Golder Ranch Fire District - Community Services Division 3885 E. Golder Ranch Rd.; Tucson, Arizona 85739 520-818-1017 Fax520-825-8043 www.golderranchfire.org prevention(agolderranchfire.org Proudly Serving Our Community with Strong Hands & Caring Hearts Since 1977. Serving as the Fire Marshal for the Town of Oro Valley since 1999. TOWN OF ORO VALLEY COMMUNITY DEVELOPMENT DEPARTMENT Planning and Zoning • Building Safety 11000 N. La Canada Drive, Oro Valley, AZ 85737 • (520) 229-4800 • Fax (520) 742-1022 Oro Valley Public Library 1305 W. Naranja Drive, Oro Valley, AZ 85737 • (520) 229-5300 - Fax (520) 229-5319 January 161h, 2oo6 Steve Oliverio The WLB Group 4444 E Broadway Tucson, Arizona 85711 881.748o Fax: 881.7492 R/A llt�6�L RE: Pre -application, OV12-o6-30, The WLB Group, representing Vistoso Partners/Fairfield Homes, request review of a proposal for "Lodge at Vistoso", consisting of a hotel and condominium, located at the northwest corner of Rancho Vistoso Boulevard and Vistoso Highlands Drive, Parcel #219- 20-004M. Dear Steve, Thank you for submitting the pre -application conference request for the above - mentioned project. At this time, staff has prepared the following preliminary comments for your use. Please note that these comments are preliminary in nature and more detailed comments will be provided at the time of a formal submittal. This site is zoned Rancho Vistoso PAD C-1. Where the Rancho Vistoso PAD is silent regarding development standards, the OVZCR shall apply. The condominium hotel use is permitted on this site, per the Town Council resolution from August 3rd, 2005 (OV12-05-18). The development standards for this proposal per the Rancho Vistoso PAD are as follows: 1) Building Height: 34 ft., three stories 2) Setbacks: Where the Commercial Zone abuts a residential zoning district; adequate screening between zones shall be provided. a) Front: 20 feet b) Rear: 25 feet 3) Distance between Buildings: 10 feet 4) Open Space Requirements: There shall be a minimum of 10 percent of the total area retained as open space. Please note, as shown on the attached zoning map, that a portion of the site is zoned as designated Open Space and as such, cannot be utilized for condominium www.townoforovalley.com hotel space. Please clearly demark this area on all plans as designated Open Space. ■ Section 24.6 A 2 c: "The overlay district shall include all properties/parcels, whether vacant or developed, which are adjacent to a golf course fairway, tee box, green or driving range. Properties which do not lie immediately adjacent to golf course fairways or driving ranges are exempt from these requirements". This project is subject to the Golf Course Overlay District and shall comply with all applicable requirements. ■ Section 24.6 C 3: "Golf Course Design Standards. The following standards shall act to control the design, maintenance and operation of golf courses in the Town of Oro Valley: a. Fringe and/or transition areas shall be provided to assure minimum setbacks from adjacent existing and future residential property lines. Golf hole "envelopes" or boundaries and driving range boundaries shall be created and clearly indicated on the development plan. Envelopes shall observe the following distances to adjoining existing and future residential properties: i. Adjacent to landing areas (150 - 250 yards from the tee boxes) and all turning points: 200 feet from the centerline of the fairway, ii. Adjacent to tees: too feet minimum from the center tee box of the tee area or 50 feet from the edge of nearest tee box, whichever is greater, iii. Adjacent to greens: 200 feet minimum from the center of greens, or 150 feet from the edge of greens, whichever is greater. When the center tee box of the tee area is 15o yards or less from the green, setbacks from center of green will be ioo feet. iv. Adjacent to driving range boundaries: 200 feet from landing areas and too feet from tee areas. v. The Town Council, upon the recommendation of the golf course architect, hired by the Town to review plans (See Section 24.6.E), and the Development Review Board, may approve smaller setbacks, where deemed appropriate for any golf course type, including executive and pitch -and -putt golf courses. Criteria to be considered when permitting setback reductions include, but are not limited to, significant stands of existing vegetation to be preserved in place, grade separation between fairway and properties to be developed and prevailing winds". These envelopes areas shall be clearly marked on all plans. Per Section 24.6 E, a golf course architect shall be hired to shall serve as a professional consultant to the town in its review of the project. 2 ■ Section 24.7 Riparian Habitat Protection Overlay District A portion of the Oro Valley Adopted Riparian Habitat Protection Overlay District cuts through the property on the western boundary. As such, the applicant must make a decision as to whether encroachment will, or must, occur within the riparian habitat. In the event that the applicant commits to no encroachment into the designated riparian habitat and preservation/re-vegetation of the required 15 foot apron area is required around the entire riparian habitat (Section 24.7.B.2 for further clarification), the requirement for a Riparian Habitat Study may be waived. However, the applicant must commit, in writing, to erecting temporary fencing (Section 24.7.D.2) around the entire habitat and said fencing shall be placed prior to any grubbing, grading or construction occurs on the project site. The fencing shall remain in place until all construction has been completed. If it is determined that encroachment into identified riparian areas is to occur, a Riparian Habitat Study and Mitigation Plan must be prepared in accordance with submittal requirements established by the Planning and Zoning Administrator. Said study and plan must accompany any application for development. ■ Parking calculations Per Section 27.7 & Table 27-14, the parking calculations for a lodging establishment are one space per unit and additionally, one space is required per two employees. If the parking calculations proposed differ from the OVZCR requirement, the code provides a provision for requesting an alternative -parking ratio (review Section 27.7 C 2). Please also review all applicable components of Section 27.7, with attention to bicycle and mobility parking requirements. ■ Passenger drop-off points & Loading zones for hotel Please Pleareview Section 27-8, Table 27-18 for the required number of loading zones. Loading zones shall be located in a manner to not interfere with traffic circulation, as well as be placed close to the buildings they will serve. Per Section 27.7, passenger drop-off points shall also be provided, and shall be placed close to the buildings they will serve. ■ Landscape Plan, SRI, and NPP are required for review with formal submittal. Per Sections 27.4 and 27.6, landscape plans, site resource inventory plans, and native plant preservation plans shall be provided for review. Please review these OVZCR section, as well as Addendums 'Wand "C - E". ■ Pedestrian circulation onsite Pedestrian circulation shall be designed in a manner to promote connectivity between the complexes and the hotel amenities. Safe, visible passages shall be demarked on all plans. 3 ■ Neighborhood Mitigation Staff strongly encourages neighborhood meetings to discuss the proposed project. Staff would recommend holding at least two neighborhood meetings prior to heading to the Development Review Board. The first meeting provides the neighbors a chance to voice their concerns and issues about the site. The first meeting provides the opportunity for the applicant to broadly present their proposal. The second meting would provide the opportunity for both groups to work together to work on problem resolution. Staff is available to provide facilitation services and the use of our facilities. The proposed site is directly across from the Monterey at Vistoso neighborhood. This neighborhood was zoned for High Density Residential (HDR), but was developed at a much lower density. As such, staff suggests as a neighborhood mitigation tactic utilizing two-story condominiums along Rancho Vistoso Boulevard and Vistoso Highlands Drive to mitigate for the views of the neighborhoods. While the parcel to the south has not yet been developed, it is zoned Medium Density Residential (MDR). Several of the adjoining neighborhood homes to the east are one- and two-story dwelling units. Again, the multiple neighborhood meetings are imperative for input as to the design and layout of the project. ■ General Plan 202o and Addendum "A" Design Guidelines General Plan Focus 2020 will be utilized to review this proposal. Additionally, we suggest reviewing Addendum "A" Design Guidelines when developing this proposal. The following are noteworthy General. Plan Policies and Addendum "A" Design Guidelines. General Plan Policies: Policy 1.1.3: "The Town shall continue to avoid development encroachment into washes, riparian areas, designated natural open space and environmentally sensitive lands. In cases where encroachment is unavoidable, such as in the case of utility or public safety, require compensation or trade to offset the loss of natural area". Policy 1.3.2: "The Town shall encourage new development to locate uses that depend on convenient transportation access (e.g., higher density residential and commercial) near major arterial streets". Policy 1.5.4: "The Town shall ensure that areas appropriately zoned and planned for neighborhood commercial use are developed". Policy 7.1.3: "The Town shall continue to require apartment and condominium developments to incorporate recreational facilities and other amenities to serve residents. In addition, include a consideration of day care facilities in development review". 4 Addendum "A" Design Guidelines: Addendum "A" C 1 d: "Open spaces should be designed to be meaningful and useable. i. Provide pedestrian trails within new communities. ii. Connect with the Town's overall trails and parks. iii. Distribute usable open space to encourage pedestrian access. vi. Location and design of open space should take advantage of views, existing vegetation and land compatibility". Addendum "A" C 6 Q "Loading and service areas should be screened from public view. i. Design loading and service so entire operation is on -site. No loading vehicles may extend beyond site boundaries. I Screen loading and service areas from the street and design as an integral part of the building architecture". If you have any questions, please contact me. We look forward to the successful completion of this project. Most Cordially, Pamela J. Pelletier Planner 520.229.4813 upelletierPorovalleet Attachments: Zoning map; Overlay Map; and Staff comments. F:\OV\OV12\2oo6\OV12-o6-3o\Correspondence 5 TOWN OF ORO VALLEY Department of Public Works 11000 N. La Canada Drive Oro Valley, Arizona 85737 (520) 229-4880 Fax (520) 229-4899 www.townoforovalley.com January 16, 2007 Steve Oliverio The WLB Group 4444 E Broadway Tucson, Arizona Re: Pre -Application Conference, OV12-06-30, Lodge at Vistoso Town of Oro Valley Department of Public Works staff offers the comments listed below. Note these comments are preliminary in nature and subject to change upon receipt of more detailed information. These comments are. for guidance and are not a substitute for all applicable Town of Oro Valley, Pima County, State of Arizona and Federal codes, regulations, ordinances and/or laws. 1. DRAINAGE A professional civil engineer registered in the state of Arizona will be required to prepare a hydraulic and hydrologic drainage report that conforms to the Town's Drainage Criteria Manual. If the engineer desires, a scoping meeting can be arranged with us prior to preparing the drainage report. Critical drainage criteria to be addressed in the drainage report are as follows: a. The Town does not allow storm water retention; provide detention instead. b. Storm run-off shall be detained and released at pre -developed rates and flow conditions. c. Provide detention routing. d. First Flush System will be required to remove contaminants from the PAAL storm water run-off. e. Show drainage concept on the Development Plan for the planned development. f. For each drainage course entering or leaving the subdivision, the 100-year frequency flow must be shown for pre- and post -development. g. Show all points where off -site drainage enters this site. h. For internal drainage carried in the streets and PAALs, flow arrows with Qioo values sufficient to show drainage pattern, the 100-frequency flows at points of discharge must be shown. i. Drainage must be collected and released from a proposed developed parcel at the locations and in the manner indicated by the original topography. j. If drainage is to be disturbed outside the boundaries of the proposed developed parcel, arrangements must be made with adjacent owners and documentation submitted. k. Indicate all pad grades, street grades, finished floor elevations and building envelopes. 2. SOILS A geotechnical soils report containing all geotechnical engineering information and recommendations applicable to this project. The minimum geotechnical information to be included in the report is as follows: a. Soil stability of all proposed cut and fill slopes. b. Angle of shear and maximum recommended slope ratio of all proposed cuts or fills. c. Erosion vulnerability of all graded areas and created slopes. d. Storm water siltation potential of soils for all graded areas and created slopes. e. Description of soil constraints on the structural design of all foundations footings and walls. f. Recommended compaction treatment of all fill areas. g. Identification of any potentially hazardous geotechnical areas where construction is proposed. h. Recommended treatment for stability, erosion and siltation control of all new graded areas and created slopes. i. Determination of a pavement design section for driveway, parking areas and roadways. j. Foundation design recommendations. Soils classification and design bearing capacity shall be shown on the grading plan for all areas where structures are proposed. 3. LANDSCAPING Ensure that sight visibility triangles appear on landscape plans. Section 4.8 of the Town of Oro Valley Subdivision Street Standards explains limitations to improvements within the triangles. Also, Landscape Plans must show and clearly delineate all existing and proposed underground utilities and drainage structures that are portrayed on the Development Plan for determination of planting clearances and conflicts. Ensure that there is coordination between the landscape architect and the engineer preparing the drainage and grading plans. 4. GRADING A Type 2 Grading Permit will be required to construct private driveways, PAAL parking lots, drainage structures, utilities and the proposed building pad and general site improvements for this project. The grading shall conform to the Rancho Vistoso Planed Area Development design guidelines. 5. TRAFFIC/CIRCULATION A Traffic Impact Analysis (TIA) will be required for this project. The current accesses to Innovation Park Drive and Vistoso Village Drive to the south shall be utilized. Align the internal PAAL system to align common lot entrance points. Jogs in lot to lot entrances should be offset by minimum of 64'. Also provide and delineate a service traffic corridor used to service the condominium area. 6. TITLE REPORT Submit two (2) legible copies of the current Title Report, updated to within 30 days of submittal. Also, submit detailed copies of the recorded easements with their individual docket and page numbers as stated in Schedule B list of the Title Report. 7. GENERAL INFORMATION Restoration Assurances approved by the Planning and Zoning Department will be required prior to the issuance of a grading permit, see Chapter 26.6 of the OVZCCA. The Development Plan for this lot shall be prepared per Chapter 22.9 of the OVZCCA. The Development Plan shall be completed to delineate the amount of information that is typical on industry accepted Design Development, (DD) level of completion. This should represent approximately a 50% Construction Level Document,. (CD). General Comments: 12. Complete all missing areas of public sidewalk adjacent to the entire frontage of this project. 13. Development Plan sheets must be drawn to a scale at which all necessary details are clearly shown (one inch equals 40 feet). 14. Provide one (1) copy of Boundary Calculations with coordinate reference to identifiable points shown on the Development Plan. 15. Provide two (2) complete copies of the Hydraulic and Hydrology Report prepared and sealed by a professional engineer. 16. Provide two (2) copies of the Geotechnical Soils Report. If you have any questions, please call me. Sincerely, ��e Paul Keesler, P.E. Development Review Division Manager xc: S. Gay, Development Coordinator File TOWN OF ORO VALLEY COMMUNITY -DEVELOPMENT DEPARTMENT Planning and Zoning • Building Safety IF 11000 N. La Canada Drive, Oro Valley, AZ 85737 • (520) 229-4800 • Fax (520) 742-1022 01 Oro Valley Public Library 1305 W. Naranja Drive, Oro Valley, AZ 85737 • (520) 229-5300 • Fax (520) 229-5319 Parks and Recreation 680 W. Calle Concordia, Oro Valley, AZ 85737 • (520) 229-5050 • Fax (520) 797-2202 June 17, 2005 BillWalker The WLB Group, Inc. 4444 East Broadway Boulevard Tucson, Arizona 85711 6 0 � —3 c) -W Re: Rancho Vistoso Boulevard Desert Highlands Drive Condo -Hotel Project (parcel #219-20-004Nv Dear Bill; - Per my letter of November 23, 2004, the proposed project does not meet the current zoning. As neither the PAD nor the Zoning Code allow for interpretations of similar uses by the Planning and Zoning Administrator and because the PAD is specific in giving this authority to the Town Council, the. recommended approach is for you to request approval of the use through the Town Council... . Your request should be in letter form including. 1. The standard, generic application form attached herewith. 2. A copy of this letter. 3. A location map of the property. 4. A description of the proposed use. 5. The way in which this use is similar to other C-1 uses allowed within the PAD. Specifically: a. How it is of a similar business class (zoning, taxes, etc). b. How is it not more obnoxious or detrimental to the welfare of the community than the allowed uses. Please submit the request through Shirley Gay. Using the standard submittal calendar for resubmittals to the Council, we can get this item on the Council agenda approximately 45 days after you submit the request Please call me or Bob Conant if you have any questions. We look forward to working with you. Resy, r Bry t odine, AICP P g and.Zoning Administrator c: Brent Sinclair Jeff Weir Bob Conant www.townoforovalley.com TOWN OF ORO VALLEY COMMUNITY DEVELOPMENT DEPARTMENT Planning and Zoning • Building Safety 11000 N. La Canada Drive, Oro Valley, AZ 85737,(520) 229-4800 • Fax (520) 742-1022 Oro Valley Public Library 1305 W. Naranja Drive, Oro Valley, AZ 85737 • (520) 229-5300 • Fax (520) 229-5319 UtU February 26th, 2007 Steve Oliverio The WLB Group 4444 E Broadway Tucson, Arizona 85711 881.748o Fax: 881.7492 �- I XA,_ RE: OVi2-o6-30, The WLB Group, representing Vistoso Partners/Fairfield Homes, request review of a proposal for "Lodge at Vistoso", consisting of a hotel and condominium, located at the northwest corner of Rancho Vistoso Boulevard and Vistoso Highlands Drive, Parcel #219-20- 004M. Dear Steve, The following is an excerpt from the August 3rd, 2005 Town Council regarding what exactly the Town understands that the proposed project entails: `A condo -hotel is like a time share in theory, where you pay to use a unit in a resort or complex in a vacation spot. But with a condo hotel, the buyer owns the unit outright, rather than just buying a week or two of use each year like in a time share. And unlike a vacation home, where the owner is responsible for all maintenance, the company that owns the complex or resort hires a property manager to handle general maintenance of the property. The unit owner can then enter into a contract with the rental manager for maintenance and rental of the unit itself". In response to your request about the platting process regarding the condominium hotel, staff has formulated the following response. First, staff reviewed the definition of a "subdivision" per the OVZCR. That definition is as follows: "Subdivision: Shall mean improved or unimproved laud or lands divided for the purpose of financing sale or lease, whether immediate or future, into four (4) or more lots, tracts or parcels of land or, if a new street is involved, any such property which is divided into two (2) or more lots, tracts or parcels of land or any such property, the boundaries of which have been fixed by recorded plat which is divided into more than two (2) parts. "Subdivision" shall also include any condominium, cooperative, www.townoforovalley.com 1 community apartment, townhouse or similar project containing four (4) or more parcels in which an undivided interest in the land is coupled with the right of exclusive occupancy of any unit located thereon, but plats of such projects need not show the buildings or the manner in which the buildings or air space above the property shown on the plat are to be divided. Subdivision shall not include the following: a. The sale or exchange of parcels of land to or between adjoining property owners if such sale or exchange does not create additional lots. b. The partitioning of land in accordance with other statutes regulating the partitioning of land held in common ownership. c. The leasing of apartments, offices, stores, or similar space within a building or trailer park, nor to mineral, oil, or gas leases". In particular, staff was interested in the following excerpt: "The partitioning of land in accordance with other statutes regulating the partitioning of land held in common ownership". Staff then researched the Arizona Department of Real Estate regarding exceptions to subdivision platting. In this research, one exception would be acceptable per the OVZCR subdivision definition — an order of exception of the public report requirement. This exception would require the applicant to request and receive this exception from the Arizona Department of Real Estate. However, this exception is only granted if the Town agrees to waive their subdivision requirements. Staff has determined that the proposed condominium hotel meets the definition of a "subdivision", per the OVZCR. Therefore, a waiver from the subdivision platting process would not be granted. The condominium hotel is required to go through the development plan/preliminary plat process, as well as the final plat process. If you have any questions, please contact me. We look forward to the successful completion of this project. Most Cordially, Pamela J. Pelletier Planner 520.229.4813 ppelletierPorovalley.net F:\OV\OV12\2Oo6\OV12-o6-3o\Correspondence 2 JPL%_EY .4,,y o b FUNDED 1g1 TOWN OF ORO VALLEY COMMUNITY DEVELOPMENT DEPARTMENT Planning and Zoning • Building Safety 11000 N. La Canada Drive, Oro Valley, AZ 85737 - (520) 229-4800 - Fax (520) 742-1022 Oro Valley Public Library 1305 W. Narania Drive, Oro Valley, AZ 85737 - (520) 229-5300 - Fax (520) 229-5319 January 161h, 2oo6 Steve Oliverio The WLB Group 4444 E Broadway Tucson, Arizona 85711 881.748o Fax: 881.7492 RE: Pre -application, OV12-o6-30, The WLB Group, representing Vistoso Partners/Fairfield Homes, request review of a proposal for "Lodge at Vistoso", consisting of a hotel and condominium, located at the northwest corner of Rancho Vistoso Boulevard and Vistoso Highlands Drive, Parcel #219- 20-004M. Dear Steve, Thank you for submitting the pre -application conference request for the above - mentioned project. At this time, staff has prepared the following preliminary comments for your use. Please note that these comments are preliminary in nature and more detailed comments will be provided at the time of a formal submittal. This site is zoned Rancho Vistoso PAD C-1. Where the Rancho Vistoso PAD is silent regarding development standards, the OVZCR shall apply. The condominium hotel use is permitted on this site, per the Town Council resolution from August 3rd, 2005 (OV12-05-18). The development standards for this proposal per the Rancho Vistoso PAD are as follows: i) Building Height: 34 ft., three stories 2) Setbacks: Where the Commercial Zone abuts a residential zoning district, adequate screening between zones shall be provided. a) Front: 20 feet b) Rear: 25 feet 3) Distance between Buildings: io feet 4) Open Space Requirements: There shall be a minimum of io percent of the total area retained as open space. Please note, as shown on the attached zoning map, that a portion of the site is zoned as designated Open Space and as such, cannot be utilized for condominium www.townoforovalley.com hotel space. Please clearly demark this area on all plans as designated Open Space. Section 24.6 A 2 c: "The overlay district shall include all properties/parcels, whether vacant or developed, which are adjacent to a golf course fairway, tee box, green or driving range. Properties which do not lie immediately adjacent to golf course fairways or driving ranges are exempt from these requirements". This project is subject to the Golf Course Overlay District and shall comply with all applicable requirements. Section 24.6 C 3: "Golf Course Design Standards. The following standards shall act to control the design, maintenance and operation of golf courses in the Town of Oro Valley: a. Fringe and/or transition areas shall be provided to assure minimum setbacks from adjacent existing and future residential property lines. Golf hole "envelopes" or boundaries and driving range boundaries shall be created and clearly indicated on the development plan. Envelopes shall observe the following distances to adjoining existing and future residential properties: i. Adjacent to landing areas (150 - 250 yards from the tee boxes) and all turning points: 200 feet from the centerline of the fairway, H. Adjacent to tees: ioo feet minimum from the center tee box of the tee area or 50 feet from the edge of nearest tee box, whichever is greater, iii. Adjacent to greens: 200 feet minimum from the center of greens, or 150 feet from the edge of greens, whichever is greater. When the center tee box of the tee area is i5o yards or less from the green, setbacks from center of green will be ioo feet. iv. Adjacent to driving range boundaries: 200 feet from landing areas and ioo feet from tee areas. v. The Town Council, upon the recommendation of the golf course architect, hired by the Town to review plans (See Section 24.6.E), and the Development Review Board, may approve smaller setbacks, where deemed appropriate for any golf course type, including executive and pitch -and -putt golf courses. Criteria to be considered when permitting setback reductions include, but are not limited to, significant stands of existing vegetation to be preserved in place, grade separation between fairway and properties to be developed and prevailing winds". These envelopes areas shall be clearly marked on all plans. Per Section 24.6 E, a golf course architect shall be hired to shall serve as a professional consultant to the town in its review of the project. ■ Section 24.E Riparian Habitat Protection Overlay District A portion of the Oro Valley Adopted Riparian Habitat Protection Overlay District cuts through the property on the western boundary. As such, the applicant must make a decision as to whether encroachment will, or must, occur within the riparian habitat. In the event that the applicant commits to no encroachment into the designated riparian habitat and preservation/re-vegetation of the required 15 foot apron area is required around the entire riparian habitat (Section 24.7.B.2 for further clarification), the requirement for a Riparian Habitat Study may be waived. However, the applicant must commit, in writing, to erecting temporary fencing (Section 24.7.D.2) around the entire habitat and said fencing shall be placed prior to any grubbing, grading or construction occurs on the project site. The fencing shall remain in place until all construction has been completed. If it is determined that encroachment into identified riparian areas is to occur, a Riparian Habitat Study and Mitigation Plan must be prepared in accordance with submittal requirements established by the Planning and Zoning Administrator. Said study and plan must accompany any application for development. ■ Parking calculations Per Section 27.7 & Table 27-14, the parking calculations for a lodging establishment are one space per unit and additionally, one space is required per two employees. If the parking calculations proposed differ from the OVZCR requirement, the code provides a provision for requesting an alternative -parking ratio (review Section 27.7 C 2). Please also review all applicable components of Section 27.7, with attention to biacle and mobility parking requirements. ■ Passenger drop-off points & Loading zones for hotel Please review Section 27-8, Table 27-18 for the required number of loading zones. Loading zones shall be located in a manner to not interfere with traffic circulation, as well as be placed close to the buildings they will serve. Per Section 27.7, passenger drop-off points shall also be provided, and shall be placed close to the buildings they will serve. ■ Landscape Plan, SRI, and NPP are required for review with formal submittal. Per Sections 27.4 and 27.6, landscape plans, site resource inventory plans, and native plant preservation plans shall be provided for review. Please review these OVZCR section, as well as Addendums "A" and "C - E". ■ Pedestrian circulation onsite Pedestrian circulation shall be designed in a manner to promote connectivity between the complexes and the hotel amenities. Safe, visible passages shall be demarked on all plans. 3 ■ Neighborhood Mitigation Staff strongly encourages neighborhood meetings to discuss the proposed project. Staff would recommend holding at least two neighborhood meetings prior to heading to the Development Review Board. The first meeting provides the neighbors a chance to voice their concerns and issues about the site. The first meeting provides the opportunity for the applicant to broadly present their proposal. The second meting would provide the opportunity for both groups to work together to work on problem resolution. Staff is available to provide facilitation services and the use of our facilities. The proposed site is directly across from the Monterey at Vistoso neighborhood. This neighborhood was zoned for High Density Residential (HDR), but was developed at a much lower density. As such, staff suggests as a neighborhood mitigation tactic utilizing two-story condominiums along Rancho Vistoso Boulevard and Vistoso Highlands Drive to mitigate for the views of the neighborhoods. While the parcel to the south has not yet been developed, it is zoned Medium Density Residential (MDR). Several of the adjoining neighborhood homes to the east are one- and two-story dwelling units. Again, the multiple neighborhood meetings are imperative for input as to the design and layout of the project. ■ General Plan 202o and Addendum "A" Design Guidelines General Plan Focus 2020 will be utilized to review this proposal. Additionally, we suggest reviewing Addendum "A" Design Guidelines when developing this proposal. The following are noteworthy General Plan Policies and Addendum "A" Design Guidelines. General Plan Policies: Policy 1.1.3: "The Town shall continue to avoid development encroachment into washes, riparian areas, designated natural open space and environmentally sensitive lands. In cases where encroachment is unavoidable, such as in the case of utility or public safety, require compensation or trade to offset the loss of natural area". Policy 1.3.2: "The Town shall encourage new development to locate uses that depend on convenient transportation access (e.g., higher density residential and commercial) near major arterial streets". Policy 1.5.4: "The Town shall ensure that areas' appropriately zoned and planned for neighborhood commercial use are developed". Policy 7.1.3: "The Town shall continue to require apartment and condominium developments to incorporate recreational facilities and other amenities to serve residents. In addition, include a consideration of day care facilities in development review". 4 Addendum "A" Design Guidelines: Addendum "A" C :t d: "Open spaces should be designed to be meaningful and useable. i. Provide pedestrian trails within new communities. ii. Connect with the Town's overall trails and parks. iii. Distribute usable open space to encourage pedestrian access. vi. Location and design of open space should take advantage of views, existing vegetation and land compatibility". Addendum "A" C 6 C: "Loading and service areas should be screened from public view. i. Design loading and service so entire operation is on -site. No loading vehicles may extend beyond site boundaries. ii. Screen loading and service areas from the street and design as an integral part of the building architecture". If you have any questions, please contact me. We look forward to the successful completion of this project. Most Cordially, ��� �)- �11� Pamela J. Pelletier Planner 520.229.4813 ppelletieroorovalley.net Attachments: Zoning map; Overlay Map; and Staff comments. F:\OV\OV12\2Oo6\OV12-o6-3o\Correspondence E F �,-,��itf zut OV12-06-30 LDR Proposed Condominium Hotel Site OV12-o6-30 r W '%'"ga b AF � eft 51 • 4 Y' z f 'r. x - . Ao M yyyggq e t c •f `k ' x a ate:; gj Al . L.F af.&*v tr a}'F 1/x, r 'ry C '2k �t , �^, SS ,y't• irh ' d � �'� h � '� $• .F e1 =Iq- ? ' t ,r" i - 5 r. ��' �=r � }���rY� �`g'l�`ti�"' d`� �'� � •{`� , }�d � #� r d BPS x i . V YA E f � . � j` �* h " `� g �► i t 'sf f ""''�" r ����� fr ' �'7- Y •3 g �; °'°" �s"s+ i {rr r � � _ • �r �,!' * 'tea'* ti.a OV12-06-30 771 ot 44( oms j In vrae 9 'rko' ly 60C Im e- paces '0 ME R z 1, Ards Ww"ll 22 Tu.l Pit k . eie�A L" M n ar, TC.A 6 �IPu►�d� sItuA 40,U# 10 •ram I a, s1, 1 Cip FEDiVA -Du,-<-L i , A7- �U I C �G�iI.J um �evArJe- INe�t+rr, s� tAtyucat, -CA a Li, SL, ES C-Rr Ao n SU �lT-iLI�G.. �t-vJ$2Yv��1 Lz..,44 S5 Ca�s�LS� Blow Akart� 1. - go-u Uwhl{o-l&►,i,tl' cow � FEB 2 6 2007 _ _ _ M. l M I _AN f) C:ApF ati�nr.inr. Bnx 41Fi VaIIPv A7 f35rn�� (��nl (n�.r�-f3rnrn� r - mma b a PRICE LIST N/YNDHAM HOTELS & RESORTS UNIT # PLAN # PLAN NAME PURCHASE PRICE COLOR PACKAGE Building #5 5102 1729 Catalina S461,000 Lodge 5108 1503 Rincon $445,000 Bahama 5112 1-29 Catalina S532,000 Lodge 5212 129 Catalina 553 71,000 Lodge 5308 1503 Rincon S490,000 Bahama 5312 1729 Catalina 5562,000 Bahama Building #6 First Floor — Ground Level 6102 1729 Catalina S438,000 Lodge 6104 1561 Santa Rita SOLD 6106 1503 Rincon SOLD 6108 1561 Santa Rita SOLD 6110 1729 Catalina SOLD Second Floor — Middle Level 6202 1729 Catalina S462,000 Resort 6204 1561 Santa Rita S409,000 Lodge 6206 1503 Rincon SOLD 6208 1561 Santa Rita S409,000 Lodge 6210 1729 Catalina 5471,000 Bahama Third Floor — Top Level 6302 1729 Catalina SOLD 6304 1561 Santa Rita S434,900 Resort 6306 1503 Rincon SOLD 6308 1561 Santa Rita SOLD 6310 1729 Catalina SOLD Building #12 First Floor — Ground Level 12102 1729 Catalina $436,000 Bahama 12104 1561 Santa Pita $374,000 Lodge 12106 1503 Rincon $369,000 Resort 12108 1503 Rincon S409,000 Resort 12110 1561 Santa Rita $434,000 Lodge 12112 1729 Catalina 4.97 ,000 Bahama Second Floor — Middle Level 12202 1729 Catalina S467,000 Resort 12204 1561 Santa Rita $434,000 Resort 12206 1503 Rincon SOLD 12208 1503 Rincon SOLD 12210 1561 Santa Rita S469,000 Resort 12212 1729 Catalina S520,000 Resort Third Floor — Top Level 12302 1729 Catalina SOLD 12304 1561 Santa Rita S449,000 Bahama 12306 150:3 Rincon SOLD 12308 1503 Rincon SOLD 12310 1561 Santa Rita S489,000 Bahama 12312 1729 Catalina f" Lodge Square footages are approximate. Prices and features are subject to change without notice. Effective March 13, 2007 Wyndham Hotels and Resorts is not a participant in the offer or sale of Canoa Ranch Resort Condominium units. CATALINA 1729 square feet 2 bedroom, 2 1 /2 bath M - L7 0 �EE1= Standard Features for all Units Interior Features Designer lighting package 9 to 10 foot ceilings (per plan) Rounded drywall corners Raised panel interior doors with lever handles Ceramic the flooring Heavy -wear rated carpet and padding Hand -troweled textured walls and ceilings Sealed gas log fireplace Card access entry doors Decora® Rocker light switches -ivory color HVAC Systems electric heat pump Digital thermostats Three ceiling fans Deadbolts on lock -out doors Battery back-up smoke alarms 50 gallon electric water heater Soft water to all outlets Three voiceover IP telephones Insinkerator®1/3 HP Disposal at kitchen sink Single control American Standard® Kitchen sink faucet with escutcheon and sidespray Kindred® 18-gauge stainless steel undermount Double sink in kitchens Quality raised panel maple cabinetry throughout kitchen and baths Under -cabinet kitchen fluorescent lighting Natural granite countertops with built—up edge detail in kitchen Lock -out guest suites High -Speed Internet access, voice over IP phones and cable TVs throughout Designer Bathrooms American Standard® garden rub with separate shower in master bath 42" high vanity cabinets American Standard® pressure balanced designer faucets in bath/shower TOTO® designer lavatory sinks American Standard® designer wide spread lavatory faucets CATOO "Monet" water saving elongated toilets in all baths Clear glass shower enclosures Artist conception ofiront elevation. Exterior Design Features Lobbies and corridors Thyssen Krupp® commercial elevator for access to upper floors Spanish lace exterior stucco finish Concrete rile roofs on all buildings Dual glazed windows with powder coated aluminum frames Appliances Kenmore® stainless steel self-cleaning 30" electric range Kenmore® stainless steel microwave oven Kenmore® stainless steel range hood Kenmore® stainless steel side -by -side refrigerator with ice maker Kenmore® stainless steel built-in dishwasher GE® white stacked washer/dryer Kenmore® black compact refrigerator in lockout unit Coffee maker: Automatic Drip, white Toaster: 2 slice, cool touch, extra wide slot; white Blender: Proctor/Silex©; white Great Room 142" flat screen digital television Master Bedroom 1 mattress set per plan 1 27" flat screen television Patio Exterior patio furniture with serving cart Lockout Bedroom 1 mattress set per plan 1 flat screen television Dinnerware Furnished to include: table settings for eight Cookware/Accessories & Toots Cookware set to include: seven piece stainless steel cookware set, 10" skillet and sauce pan Cleaning, ironing & utility Vacuum cleaner 112This is not an offer to sell, nor a solicitation of an offer to buy. to residents of any state or province in vAich restrictions and other legal requirements have 1 not been fulfilled. This offer is void where prohibited by law. The plans. amenities. availability and improvements shown are subject to change Without notice. RINCON 1503 sgLl.are feet 2 bedroom, 2 bath lz 5775 - 6.7 RPM- ' � r -- - -- 1 ■ 112 r 5775 Am- lww--4.-- ..i.c.xa.py� I V �s 0 1 tw low Air 1wv v oil LO Ile, 11F, T".1" RI, µ T -- - a nth PROJECT DATA �I TOTAL # OF BUILDINGS = 11 TOTAL # OF UNITS = 206 TOTAL # OF PARKING SPACES = 395 4—� 60' 0' 60, 120' SCALE: 1 INCH = 60 FEET SBBL Architecture + Planning 1001 North Alvemon Way #105. Tucson, Arizona 85711 t: 520.620.0255 f: 520.620.0535 e: sbblpsbbl.blz = oU 0 I— V1 LU O V) <n = w w I-) ry- ~ Z V) Q rY Dale: 02.14.07 0:\2006 Projects\06153 Rancho Vistoso Resort\06153.W SP\Drawings\CD\Skelche5\06153-01 SK6.dwg r-� 1 1 t< 0:\2006 Projects\06153 Rancho Vistoso Resort\06153.00 SP\Drawhgs\CD\Sketches\0615M1 SK6.Cw0 r y 22 PLEX rj ! -41 r/ v / 16 PLEX / JJJ Y / i� r. PROJECT DATA TOTAL # OF BUILDINGS = 11 TOTAL # OF UNITS = 206 TOTAL # OF PARKING SPACES = 395 4-7 60' 0' 60, 120' SCALE: 1 INCH = 60 FEET E35� G SBBL Architecture + Planning 1001 North Alvernon Way #105, Tucson, Arizona 85711 t: 520.620.0255 1: 520.620.0535 e: sbbl@sbbl.biz = O t > N 0O LL1 = U Cx Q Dae: 02.14.07 PfOI'+' 06153.01 Sheet - of SK6 OVIVDED 1s, u� Planning and Zouing Division 11000 N. La Canad9 Drive, ON Valley AZ 85737 Phone: (520) 229-a00 Fax: (520) 741-1072 Web Sitc Address; www.townoforovalley.conl REQUEST FOR PREAPPLICATION CONFERENCE PROJECT DESCRIPTI N: ; J LOCATION: /1ll�� C � _ VJ ZZI : , //1,.7 L f7'C✓ S ,�� PARCEL NUMBER: TYPE OF REQUEST: APPLICANT NAME/FIRM: r ADDRESS: TELEPHONE NO.. FAX NO.. MAIL• SU ic�1'/U �C PROPERTY OWNER: SIGNATURE: >i DATE: PREAPPLICATION CONFERENCE DATE REQUESTED: f (Office use only) o SUBMITTALS MUST BE RECEIVED BY THE PLANNING DEPARTMENT AT LEAST TEN (10 WORKING DAYS IN ADVANCE OF THE DESIRED PREAPPLICATION CONFERENCE DATE. ) o SUBMITTAL REQUIREMENTS "ALL PLANS MUST BE FOLDED PER PIMA COUNTY FOLD." o TWENTY (20) COPIES (24X36) OF THE PROJECT CONCEPT PLAN, WITH LOCATION MAP. o TWO (2) COPIES OF SITE RESOURCE INVENTORY PER SEC.14.104 OF OVZCR. Received Time Jan,26, 4:47PM