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HomeMy WebLinkAboutOV120619ORO VALLEY POLICE DEPARTMENT Community Resources Unit 1171 E. Rancho Vistoso Blvd. suite 115 Oro Valley, AZ 85737 (520) 229-5081 Fax (520) 229-5090 W**LIC **E Development Review Committee D.R.C. Date: Friday August 18, 2006 Comment Submittal Date: Monday August 21, 2006 Project Number: OV12-06-19 Project Title: WLB/AK&M Investment Properties Location: Oracle Road and Calle Concordia Comments: Due to the conceptual nature of the submittal viewed on Friday, August 18, 2006 during the Development Review Committee meeting, my comments will be more general in nature. As discussed in DRC, my review is based upon the Crime Prevention Through Environmental Design (CPTED) model/theory. In looking at your proposed project and it's proximity to the surrounding neighborhoods, Canyon del Oro High School and James Kriegh Park, I would highly encourage you to keep in mind the high likelihood of pedestrian and bicycle traffic accessing the property. I would like to see a pedestrian friendly environment (signs, sidewalks or designated paths) to avoid inappropriate and hazardous usage of roadways and desert area. Of course this would be well balanced with the vehicular traffic flow both accessing the property on while on the property. This display of community mindedness may also help you ease into the good graces of the established surrounding community as well as be a successful contributor to the Oro Valley Community at large. Any Questions please feel free to contact me. Sgt. 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MVO O�ir�/L���IN,M Yf../IM I•Y�f/. �u oe�am� rn , . r1Ay I MQ [ NAlI N/M rWuIOnN m' � �p�YAryp t1«A11 IMV/61G+/ Mf i.Wtd Afl' NA9 oNNQ' s }�.y�� .IOMV;6 G ff.,.IIN/M f//fari 7 t affm 1 R waviv/6/ON OF LOT 99, I NOR V ST14 CAlrr J�R� a P. P/Mp L?XJN7kf7PJZ. . swot Mt SHICT I OF 9 m 'C E T S A 1 R #9 ClUb: ROW 2.102,PINk.' C n f d.; ..T Con;n Anzo (5290)t*-621,94'97-62, Fax '-�-,512-10)-. 768-3341 I I m I FMWI Fl! F6 P� -- W-k.."Ww. 0 M, in w 07% p .000 . qw 0 VI'l Now W7 m 225-11Aug. 21. 2006,( 9:09AMsess(Pima County Assessor No. 0204 P. 2s 1 oft Current 2001 Pima CauntV Assessor Property tnq*y Search P=912006 Parce12005 MalorYNotleeCapd Tax. Summar Genealogy Phi AW tm PARCEL 225112960 i „appraiser Eric Howard i. a ,s' SPECIAL CHECK HELP Book -Map -Parcel: 225-11-2960 Taxpayer Information CCN INVESTMENTS LLC 6481 N MIRAMIST WAY TUCSON AZ 85750 1315 TaxArea; ],.Q,I TaxYear: 2007 Recording Information Docket .1.2614 Page 47-7-4 Date Aug-11-2005 WARRANTY DEED Legal Description ABAND SUB PEAT LINDA VISTA TOWNHOUSES LOTS 1-63 &PRIVATE STREETS AKA LOT 33 LINDA VISTA CITRUS TRACT Secondary Valuation Data Lxg'slativeClass Land VACANT/AC(4 0) Improvements None(0 0) 2007 Personal Property Cross Value Totals 2007 LMTD/SCND Exemptions Net Value Totals Miscellaneous Section 24 Twn12.0S Rng13.0E Mu t6 / 48 LandMeasure 390298.00C MarketAren: CAM ADORES (11) Tract BlockO Lot 00001 GroupCode CensusTract 4607 ]UseCodeOOII Pile -Id 1 Date of Last Change Mar-24-2006 VACANT RESIDENTIAL URBAN SUBDIVIDED FullCash .Percentage Assessed $1,170,894, 16.0 $187,343 $0 .0 S L 170,894 $187,343 $1,170,894 $187,343 PriorLimitedValue: $248,775 Current'R.E. Ltd Value: $479,305 SerWiCes Municipality TOWN OF ORO VALLEY School AMPHITHEATER SCH DIST 10 Recordings 7554A ?0 9.I01A17840 Affidavit of FeeNumber Parcels SaleDate PropertyType Sales CashS Validation Financing Sale 20051550877 1 042005 Vacant Land $1,560,000 S1,$60,Q00 X EH None DEED,, Special Warranty Deed ( X = Good Sale) http://www.asr2.co.pima,az.us/apiq/asrsglyy.cfm?inyear=2007 8/18/2006 225-11Aug.21. 2006:1 9:09A9sess(Pima County Assessor No, 0204 P, 3, 2 of2 Map Selections 20ALTIE 602 48.dwg 2007 'valuation in Progress. Pima County Assessor -115 N. Church N Tucson Az, 85701 Authorization: County Assessor-159.233.220AGG - www,asr2.ao,pima.az.us 0 http://www.asr2.co.pima.az.us/apiq/asrsglyy.cfm?inyeaz---2007 8/18/2006 Aug.21. 2006 9;10AM Pima County Assessor Arizona Department of Revenue Div:slon of Property Valuation & Equalization W, AFFIDAVIT OF PROPERTY VALUE OPVE Form 52102 1, ASSESSOR'S PARCEL, NUMBER(s) (Primary Parcel Numbcr) (a) 235-11-2460 BOOK MAP PARCEL SPLIT NOTE: If the sale involves multiple parcels, bow many are included? (b) List the number of additional parcels other thin the primary parcel that are Included in sale (c) (d) (e) (0 7. SELLER'S NAME der ADDRESS; Ad>b abbeyh gpd Entisar 6abbas!h 5290 N Crne Ladero Tuciun_ AZ 35719 3, BUYER'S NAME & ADDRESS: Cl landMIL LLC 141919WAWA way. Tucson. AZ 85730 Buyer and Seller related 7 Yes 0 No RL If yes, state relationship: 4. ADDRESS OF PROPERTY: Tucson, AZ 5. MAILa TAX BILL TO: .CCtY In MtL LLC (p N Mirandil, av . Tues��112 6. TYPE OF PROPERTY (Check one): a. Ed Vacant Land f, 13 Commorcial/Industrial b. 0 Single Fana.Ra3. g. 0 AgriouIMM c. 0 Condotrownhouse IL l3 Mobile Homo d. E3 2.4 Plex Affixed 0 e. 0 Apartment Bldg i. 0 Other, Specify. 7. RESIDENTIAL BUYER'S INTENDED USE (Answer if you checked b, c, d, or h above) (Check One): 0 To be occupied by owner or "family member." G To be coaled to someone other d= "f umly member." S. PARTY COMPLETINO AFFIDAVIT (Name, jWdresOfft THE UNDERSIONED BEING DULY SWORN, t STATEM ENT OF THE FACTS PERTAINING TO V- A- m Signature of Seller/Agent.{; 4 y State fr� Subs k�t� hisday20 0 Notary Public No. 0204P. AFFIDAVIT OF PROPERTY VALUE (al) County of RecordatioAs >r nIA (b) Docket a page khars 12614-4774 (a) ran/Recording Nwabart 2005-ISS0977 (d) Date of Recordings 08/11/2005 10. TYPE OF DEED OR INSTRUMENT (Check One): a. 0 Warranty Deed d. 0 Contract or Agrcement b. la Special Warranty Dodd e. 0 Quit Claim Deed c. 0 Joint Tenancy Deed f. 0 Other 11, 'TOTAL SALES PRICE: 12. PERSONAL PROPERTY: Did the buyer receive any personal properly that has a value greater than 5% of the sales priw7 (a) Yes 13 No Id If yes, briefly descnbe: Approximate value: (b) S 13. DATE SALE: g4 Os Month Year NOTE: This is the data of the contract of sale, If you arc recording title In fblflllment of a previously recorded oontractt you need not complete this affidavit. 14. CASH DOWNPAYMENT: $1,560.000.00 15. METHOD OF FINANCING (check all that apply): a. fir? None b. L3 Exchange or trade c. 13 Assumption of existing loan(®) d. 0 New loan from seller e. 0 New Loan(s) from financial (Seller Carryback) in®tit4on: 1.13 Conventional 2. ©'VA 3.13 FHA f. L] Other: Explain: 16, PARTIAL INTEMSTS: is only a partial interest (e.g.,1/3 or 1/2) being transferred? Yes 0 No If yes, explain 17. SOLAR ENERGY (check all that apply): e. ® None b. E7 Hot Water e. ❑ Heatirrtr-Passive d. 13 Heatinit-Active 19. LEGAL DESCRIPTION Approa SM Acres - Ptn of Lot SZ Linda Tracts No. 2 AT THE THE AB! Notary Notary Expiration Date (C7-7 V `' -_..—LL- Notary Expiration I-r.�� 7 A TRUE Aug.21. 2006 9:10AM Pima County Assessor No.0204 P. 9 Exhibit A All that portion of the Northeast quarter of Section 24, Township 12 South, Range 13 East, Gila and Salt River Base and Meridian, Pima County, Arizona, described as follows; Beginning at the Northwest corner of Lot 52 of Linda Vista Citrus Tracts No. 2, Pima County, Arizona, according to the plat of record In the office of the County Recorder, in Book 6 of Maps, page 79, said point being the True Point of Beginning; Thence North 00 degrees 10 seconds 41 seconds West a distance of 661.74 feet of record (662.05 feet measured) to a point; said point being the Southwest corner of Lot 32 of said LINDA VISTA CITRUS TRACTS NO.2; Thence North 89 degrees 56 minutes 19 seconds East, a distance of 601.28 feet of record (600.94 feet measured) to a point; Thence South 00 degrees 06 minutes 01 seconds East, a distance of 463.05 feet to a point; Thence South 19 degrees 42 minutes 08 seconds West, a distance of 211.67 feet to a point; Thence South 89 degrees 57 minutes 36 seconds West;& distance of 52833 feet to a point, said point being the True Point of Beginning. EXCEPT all coal and other minerals as reserved in the patent from tho United States of America. Chapter 3 PROCEDURES ARTICLE 3-1. AMENDMENTS AND REZONR4GS Section 3-100 Zoning in Conformance with the General Plan In order to ensure the orderly implementation of the Town's adopted General Plan, the following procedures shall be observed: A. Zoning Conformance Analysis: the Planning Connnnission shall initiate a yearly analysis of zoning conformance with the adopted Oro Valley General Plan. The analysis may include all or part of the Town boundaries, as established by the Commission's work plan (as adopted by Council). The Commission shall forward the Zoning Conformance Analysis to the Town Council no later than December 1 st of each year. The analysis shall include the following components: 1. Parcel Inventory: an inventory of individual parcels with zoning not in conformance with the adopted General Plan. 2. Zonji Status: tatus: the current zoning status of the parcels not in conformance with the adopted General Plan. Zoning status will be accorded one of the following designations: a. Conditional zoning: zoning which has been granted subject to conditions which have not yet been satisfied. b. "Hard" zoning: zoning for wlvch the property owner has satisfied all conditions of the Town. C. Vested zoning: zoning that has been established by the issuance of a building pennit and the property owner's substantial expenditures in reliance on the building permit. Problem Statement: for each parcel with zoning not in conformance with the adopted General Plan, a Problem Statement shall be prepared, by the designated Town Staff, stating the threats that the existing zoning poses to orderly development of the community. The problem statement shall address the following issues, as pertinent: a. Environmental/Service System Issues (1) Environmental impacts (noise, air quality, riparian impacts, sensitive landforms, adverse soils) - Town Engineer and Planning Director (2) Impacts to groundwater supplies - Town Engineer (3) Effects on surface water - Town Engineer (4) Traffic impacts relative to existing roadway systems - Town Engineer (5) Adequacy of wastewater facilities - Town Engineer and Pima County Wastewater (6) Impacts public safety/police and fire protection - Police Chief (7) Adequacy of potable water - Town Engineer b. Design Issues (1) CompatibiIity with adjacent uses (2) Building height and viewshed considerations 3-5 Chapter 3 PROCEDURES (3) Density and lot coverage issues (4) Parknig and lighting concerns B. Conflict Priority List: along with the yearly Zoning Conformance Analysis, the Commission shall forward a prioritized list of specific parcels, having zoning not in conformance with the adopted General Plan, that pose the most significant threats to the orderly development of the Town. The most significant threats will be those judged to present significant environmental and service system issues, as outlined in Section 3-100.A.3.a. The prioritized list of conflicts shall form the basis for an Action Plan. C. Action Plan: the Action Plan shall make recommendations to the Town Council to resolve zoning conflicts with the General Plan. The Action Plan shall recommend one or more possible actions from the following list: 1. Additional Performance Standards: for conflicts consisting, primarily of design issues (Section 3-100.A.3.b.) on parcels with hard zoning or vested zoning, the Commission may recommend enhanced performance standards for the appropriate district or to the individual rezoning application. Additional perfonnance standards may include, but are not limited to, setback requirements, height limitations, buffer requirements, cluster incentives, or any other standard with a direct relationship to the design issues at hand. '-.—Transfer- of-D-evelopment-Ripbts:--for-conflicts-based-on-signif4cant-,an-Nqromnental-and- service system issues, the Commission may recommend, and the Council may adopt provisions enabling the transfer of development rights to a parcel or parcels that have demonstrated service capacity and appropriate natural characteristics with agreement of the property owner(s). 3. Change in Zoning Designation: in the case of parcels with conditional zoning, or parcels that pose an extreme danger to public health and/or safety due to environmental or service, system issues, the Commission may initiate, and the Council may approve, a change in zoning designation to a category compatible with the General Plan Land Use Element. Any recommendation by the Planning and Zoning Commission for a change in the zoning designation of a parcel must be accompanied by the following documentation: a. Legal Analysis: a legal analysis, prepared by the Town's attorney, analyzing the defensibility of the Problem Statement prepared for the parcel and verifying the zoning status of the property. b. Supporting Documentation: the designated Town Staff is responsible to provide the supporting documentation, as specified by the Problem Statement. 4. Town Acquisition of Property: in the case of parcels with conditional zoning, or hard zoned and vested parcels that pose an extreme danger to public health and/or safety due to environmental or service system issues, but in which the Town has limited ability to effect a zoning change, the Conunission may recommend, and the Council may approve, the purchase of the property. 3-6 Chapter 3 PROCEDURES Any recommendation by the Planning and Zoning Commission for the purchase of a property must be accompanied by the following documentation: a. Legal Analysis: a legal analysis, prepared by the Town's attorney, analyzing the defensibility of the Problem Statement prepared for the parcel and verifying the zoning status of the property. b. Supporting Documentation: the designated Town Staff is responsible to provide the supporting documentation, as specified by the Problem Statement. Sec. 3-101 Ordinance May Be Amended The provisions of this ordinance may be amended, supplemented, modified or repealed. Such amendments may apply to the zoning map or to the regulations as set forth in this code. Sec. 3-102 Initiation of Application to Amend, Filing A. Amendments to the zoning map (rezonings) may be initiated by the Planning Commission or the Town Council or a real property owner in the area included in the proposed amendment. Applications for rezonings shall be made in the office of the Town Clerk on a form provided therefor. The Zoning Administrator shall verify that the application is complete before accepting it for filing. A pre - application conference with the Zoning Administrator is required. B. Amendments to general requirements and uses may be submitted by members of the Planning Connrussion or members of the Town Council. The Planning Commission shall order such amendments to public hearing, duly noticed as hereinafter provided. Real property owners and/or residents of the Town of Oro Valley and Town personnel may request amendments to the general requirements and uses, in writing, to the Planning Commission. The Planning Commission or the Town Council shall consider such amendments and may: (1) order such amendments to public hearing, duly noticed as hereinafter provided; or (2) deny the request. A denial of public hearing by the Planning Corrvnission may be appealed to the Council. Sec. 3-103 Requirements for Application A. The application for amendment shall be signed by the owner of the real property which is the subject of the application or by the agent or attorney for the owner of such property. The application shall show the name and address of every person, firm and corporation represented by the applicant including every real party and interest, whether a beneficiary under a trust, or otherwise. Where any application covers land held under a trust agreement or by a corporation, the applicant shall list the names of the parties to the trust and the corporate officers. In addition, the applicant shall file an affidavit signed by the owners to attest that he is authorized and empowered to act for them in such proceeding. B. In the event that an application for amendment includes properties other than that owned by the applicant, then before the application will be accepted for processing, the applicant shall file, on a form provided by the Town Clerk, a petition in favor of the request signed by the real property owners or their agents or attorneys representing at least 75% of the land area not owned by the applicant that is to be included in the application. Said petition shall bear the property owners' signatures and addresses, the legal description and .the land area of individual properties included in the application. 3-7 Chapter 3 PROCEDURES A copy of the proposed amendment shall be sent by certified mail to the last known address of the remaining 25% of the property owners of that land area included in the application whose names are not on the petition. C. Applications initiated by the Planning Conunission and Town Council to change the zoning map shall conform to the General Plan, but none of the requirements of this section shall apply to amendments initiated by the Planning Commission or Town Council. Sec. 3-104 Site Analysis and Tentative Development Plan with Application (Amended 11/90) A. Site Anal 1. Purpose The Site Analysis is to serve as a tool which will enable the public, elected officials, the Planning Commission, staff and developers to comprehensively evaluate the suitability of the physical and man-made resources of a site for rezoning and development. This tool will have two parts: Part I - Inventory and Analysis and Part II - Land Use Proposal. 2. General Requirements a. General (1) Applicability. A Site Analysis shall be submitted with an application for rezoning of any parcel of land according to the requirements specified in Table 1. Table l Property Size Paragraph Applicability Less than or All Part I and II Equal to 10 acres paragraphs apply except c(1), c(2) and c(3) 10.1 to 39.9 Acres All Part I and II paragraphs apply except c(2) and c(3) 40 Acres or More All Part I and II paragraphs apply Prior to submittal of the Site Analysis, it is strongly recommended that the petitioner meet with the Oro Valley Planning and Zoning Department staff to discuss the concept and requirements of the Site Analysis. Descriptions and/or maps for those requirements of this document relating to characteristics of the site or development that are insignificant or absent may be deleted or modified on a preliminary basis with staff consent pending review and concurrence by the Planning Commission and/or Town 3-8 Chapter 3 PROCEDURES Council in the public hearing process. Deletions or modifications to specific requirements shall include supporting rationale. Either the Planning Commission and/or the Town Council, through the public hearing process, may reinstate specific requirements which have been deleted or modified on a preliminary basis by staff, as necessary. (2) A Site Analysis and rezoning application may be submitted prior to the Tentative Development Plan. (3) The Tentative Development Plan required for rezoning hearings is included in Part II of the Site Analysis. Items to be shown on that plan are listed in the Oro Valley Zoning Code Revised (Sec. 3-10413) and also in a Code excerpt available from staff. Any substantial change to the • Tentative Development Plan per Section 3-104C, as approved by the Town Council, will require a new public hearing before both the Planning Commission and the Town Council; therefore, the Town Council recommends that the Site Analysis be professionally prepared by land -use planners, landscape architects, architects and/or engineers. (4) Three (3) copies of the Site Analysis shall be submitted at the time of application for rezoning. Ten (10) copies of the final approved document will be required two weeks prior to the scheduled date for Commission public hearing. (5) The Site Analysis shall be submitted in an orderly format, 8-1/2" by 11", bound so as to open flat for review (e.g. "spiral" binding is preferred to "vello" or staples). (6) The Site Analysis shall be formatted identically to the listed requirements. All discussions and answers shall use the same symbols and ordering as the appropriate paragraphs of these requirements. (7) The Site Analysis shall include a table of contents which lists all maps and exhibits. (8) The Site Analysis shall include a bibliography of all contributors and literature referenced in the generation of the document. (9) The name and signature of a designated contact person shall appear at the beginning of the report. b. Maps and Illustrations (1) All maps and illustrations shall be clearly identified with descriptive legends, titles, north arrow, scale, dimensions and contour intervals. (2) All aerial photographs used shall be current within two years of submittal and include the scale, the date the photograph was taken and a north arrow. 3-9 Chapter 3 PROCEDURES (3) All topographic maps shall be prepared using one or two foot contour intervals. (4) Maps shall be located at the end of the sub -paragraphs in which they are discussed (e.g., topography, hydrology). (5) The size of maps and illustrations may be determined by the petitioner. However, all exhibits must be a consistent size throughout to facilitate review of the complete document. (8-1/2" by I I" or 11" by 17" maps with title and number visible when folded are preferred. 18" by 24" maps provide good detail on larger projects so long as a Tentative Development Plan overlay of the same size is provided. Any larger "accordion" exhibits, either bound or in pockets, are discouraged). (6) Map scale may also be determined by the petitioner. However, all maps shall be represented at the largest scale possible to clearly identify those characteristics of concern. Those maps not providing a legible resolution of detail, as determined by staff, shall be detenmined inadequate. (7) Composite Map. The composite map is intended to show the cumulative number of characteristics that apply to specific locations on the site. Any of the features listed under the general sub -paragraph (i.e. topography, hydrology, vegetation, wildlife and viewsheds) shall be combined under that general sub -paragraph as one characteristic. For example, the existence of a rock outcrop and 15% slopes in a particular area shall be considered as one "topographic" characteristic. The composite map shall show either specific characteristics (e.g. hydrology and topography) which are represented differently and overlaid for those areas exhibiting multiple characteristics or simply the number of characteristics that are found in a given location. For example, if an area contains both topographic and vegetative characteristics, it would receive a graphic that represents two characteristics. An area that contains 15% slopes (topographic), wildlife habitat (wildlife), high visibility (viewsheds) and Federally mapped floodway (hydrology) would be marked with a different graphic that represents four characteristics. In addition, any area in which site disturbance would be prohibited by any Oro Valley ordinance or policy shall be shaded black. C. Table of Required Maps (1) "TDP scale" means the map is to be the same size and scale as the Tentative Development Plan overlay. "Variable scale" means another scale may be used. (2) "Topo" means topographc contours are to be shown. (3) Maps from the following paragraphs may be combined: 3-10 Chapter 3 (4) PROCEDURES PART I - Inventory and Analysis: Vegetation (I-d) [means Part I, paragraph d] and Wildlife (I-e) Traffic (I-g), Recreation (I-h), Schools (I j), Water (I-k), and Sewers I-1) PART H - Land Use Proposal: Vegetation (II-f) and Wildlife (II-g) Buffer Plan (II-h) and Viewsheds (II-i) Map Table PART I - Inventory and Analysis Existing Land Uses: a(1) (variable scale, non-topo) a(2) (TDP scale, non-topo) a(3)/a(4) (variable scale, non-topo) Topography: b(1) (TDP scale, topo) Hydrology: c(1) (variable scale, non-topo, aerial photograph) c(4) (TDP scale, topo) Vegetation: d(1)/d(2) (TDP scale, topo) Wildlife: e(2) (TDP scale, topo) Viewsheds: f(1) (variable scale, non-topo) f(2) (TDP scale, topo) Traffic: g(l)/g(2)/g(3) (variable scale, non-topo) Recreation: h(1)(variable scale, non-topo) Cultural: i(1) (TDP scale, topo) Schools: j(l) (variable scale, non-topo) Sewers: l(2) (variable scale, non-topo) Composite: m (TDP scale, topo) PART II - Land Use Proposal Tentative Development Plan*: b(1) (overlay, must be topo) Existing Land Uses: c(1) (TDP scale, non-topo) Topography: d(4) (TDP scale, topo) d(4)/d(5)/d(6) (TDP scale, topo) Hydrology: e(3)(variable scale, non-topo, aerial photograph) e(4) (TDP scale, topo) Wildlife: g(1) (TDP scale, topo) 3-11 Chapter 3 PROCEDURES Buffer Plan: h(1) (TDP scale, topo) Viewsheds: i(1) (TDP scale, topo) Recreation/Trails: ](1) (TDP scale, topo) ](3) (variable scale, non-topo) ki The Tentative Development Plan overlay must be prepared on clear, transparent material, be removable from the report and be labeled with the petitioner's name and the name of the development. PART I - INVENTORY AND ANALYSIS The purpose of Part I, Inventory and Analysis, serves to identify and describe existing characteristics and conditions of the site. This step in the process will identify both development constraints and development opportunities provided by the site prior to the actual site design process. a. Existing Land Uses (1) Describe and map the site location in a regional context. (2) Describe and map the existing land uses on the site. (3) For all property within 114 mile of the site, describe and map: (a) Existing zoning, (b) Existing land use, (c) The number of stories of existing structures, (d) Pending rezonings, (e) Conditionally approved rezonings, (1) Subdivision and/or development plans approved, and (g) Arclvtectural styles used in adjacent projects. (4) Locate and identify the ownership of existing wells or well sites within 100 feet of the site. b. Topograuhy (1) Describe and map the topographic characteristics of the site including: (a) "Hillside Conservation" areas, (b) Rock outcrops, (c) Slopes of I S% or greater, and (d) Any other significant topographic features. (2)' State the pre -development average cross slope of the total site and show all calculations and values used in its detennination as set forth by the methodology of the Hillside District, Article 10-1 of the Oro Valley Zoning Code Revised. 3-12 Chapter 3 PROCEDURES C. Hydrolugy (1) Describe and map on an aerial photograph the perimeter of all off -site watersheds that affect, or are effected by, the site both upstream and downstream to their logical conclusion and note all balanced and critical basins. (2) Provide a description of any significant off -site natural features and man- made features located within the above watersheds (as mapped in item 1) above that may affect or be effected by the site. (3) Indicate the area in acres for those upstream off -site watersheds (as mapped in item 1 above) with 100 year discharges greater than 100 cubic feet per second (cfs). (4) Describe and map the characteristics of the on -site hydrology. Include all: (a) Approximate 100 year floodplains with a discharge greater than or equal to 50 cfs, (b) Sheet flooding areas with their average depths, (c) Federally mapped floodway and floodplains, and (d) Peak discharges both entering and leaving the site for 100 year events which exceed 50 cfs using approximate methods such as the regional area versus discharge graphs. (5) Provide a qualitative description of existing drainage conditions along the downstream property boundary. d. Vegetation (1) Describe and map on an aerial photo: (a) Vegetative communities and associations on the site, and (b) Federally -listed threatened and endangered species, Saguaro and other visually prominent cacti and significant individual or groups of trees. (2) Describe and map the vegetative densities in terns of approximate percentages of plant cover. e. Wildlife (1) The petitioner shall provide a letter of confirmation from the habitat specialist in the Arizona Game and Fish Department, Tucson Regional Office, with regard to the following characteristics: 3-13 Chapter 3 PROCEDURES (a) State -listed threatened or endangered species (see Threatened Native Wildlife in Arizona - Arizona Game and Fish Department publication), and (b) High densities of a given species' population (based upon Arizona Game and Fish Department data) or an unusually high diversity of species, and (c) Aquatic or riparian ecosystems. (2) If Arizona Game and Fish states any concerns, describe and map wildlife habitats of concern to the ADGF: Viewsheds (1) Looking onto and across the site from areas around the site, describe and map the views and vistas from adjacent properties that may be blocked or impaired by development of the site. Photographs shall be submitted documenting existing visual resources as seen across the proposed development site. Perspectives from both adjacent roadways and adjacent developed properties shall be included. (2)_ _ _—Describe_and_.map areas of.high visibility_ on -the site. as. seen -from adjacent_ off -site locations. Photographs shall be submitted documenting existing visual resources on the proposed development site. Perspectives from both adjacent roadways and adjacent developed properties shall be included. Utilizing a second set of the same photographs, or accurate graphic representations, the proposed structures shall be superimposed on the existing landscape. The perspective of the post -development photographs or graphics shall depict the primary view corridors across and onto the site. Note: This description should not include views from the site itself to off - site features such as the Santa Catalina Mountains. g. Traffic (1) Map all existing and proposed off -site streets between the development site to, and including, the nearest arterial streets as shown on the Oro Valley Transportation Plan. Also, map all arterial streets within one mile of the project site. For all streets identified, provide the following general information: (a) The existing and proposed rights -of -way widths, (b) Whether these rights -of -way meet minimum Oro Valley width requirements, (c) Ownership (public or private), 3-14 Chapter 3 PROCEDURES (d) Whether the rights -of -way are continuous or whether they jog, (e) The number of travel lanes, theoretical capacity and design speed on existing roads, (f) The present Average Daily Traffic (ADT) for existing streets, (g) A description of the surface conditions of the existing roadway which provides access to the site, (h) When roadway and intersection improvements which are programmed to be completed by public or private entities. (2) Map existing and proposed intersections on the arterials within one mile of the site which will likely be used by traffic generated by the development. (3) Map any existing bicycle and pedestrian ways adjacent to the site to their connections with arterial streets, parks and schools. h. Recreation and Trails (1) Describe and map all trails, parks and recreation areas within one mile of the site. State the size (in acres) and type (i.e. active or passive recreation) of the parks and recreation areas identified. i. Cultural Archaeological, and Historic Resources (1) Provide a letter report from either the Arizona State Museum (ASM), the State Historic Preservation Office (SHPO), a qualified archaeologist working under a State Antiquities Pennit, or a professional architect that reviews all of the available information for the site. This record check shall: (a) Determine whether the site has been field surveyed for cultural resources. (b) Identify any previously recorded archaeological or historic resources known to exist on the property. (c) State the probability that buried archaeological resources not visible from the surface would be discovered on the site. (d) Make an informed recommendation as to whether an archaeological survey of the site is needed. (2) If a field survey has been recommended and/or there is a high probability for the discovery of archaeological resources, a field survey shall be completed by a qualified archaeologist. Any cultural resources identified shall be entered into the Arizona State Museum site file system. If no sites are found, a letter report, stating this, shall be submitted. 3-15 Chapter 3 PROCEDURES (3) Describe and map archaeological and historic sites identified on the property in either the records check or a subsequent field survey. Detailed location maps of such sites should not be included in the site analysis, but should be available from the archaeologist or consultant for staff review if necessary. j. Schools (1) Map and identify all existing and proposed public schools within one mile of the site. (2) Describe or map the location and service areas of all existing and proposed public elementary, middle and high schools that will serve the site, if not within one mule radius of the site. k. Water (1) Indicate the name, address and contact person for the water company or provider serving the site, if the property falls within a specific service area. (2) If the property is not located within a water provider's service area, explain how domestic water supply will be provided and its adequacy for future i. Sewers (1) Map the location of the existing public sewers in relation to the project site. M. McHarg Composite Map The composite map is intended to show the cumulative number of characteristics (as described in previous paragraphs) that apply to specific locations on the site. It is used to identify areas that may require special evaluation with regard to the proposed development due to the existence of several potential site constraints. Graphics used on the map may be determined by the petitioner (examples include lines, dots, shading and/or hatching). This map is further described in paragraph 2b(7). (1) Topography (a) "Hillside Natural' areas, (b) Rock outcrops, and (c) Slopes equal to or greater than 15%. (2) H ydrology (a) 100 year floodplains with a discharge greater than or equal to 50 cfs, (b) Sheet flooding areas with flood depths greater than or equal to 1 3-16 Chapter 3 PROCEDURES foot, and (c) Federally mapped floodway and floodplains. (3) Vegetation (a) Areas of medium or high vegetative densities, (b) Federally -listed threatened or endangered species, (c) Saguaros and other visually prominent cacti, and (d) Areas where vegetation facilitates soil stabilization. (4) Wildlife. Wildlife habitats as identified in requirement 4-3-e(2). (5) Viewslheds Areas on -site that are highly visible from off -site locations as identified in requirement 34(2). 4. PART II - LAND USE PROPOSAL -, The purpose of the Land Use Proposal enables the developer to set forth design concepts derived from the analysis of the site's characteristics. This step in the process provides the developer with an opportunity to present sensitive design and mitigation techniques that respond to unique site characteristics and the character of the surrounding neighborhood. a. Proiect Overview This paragraph is incorporated to provide the petitioner an opportunity to describe the land use proposal. The information provided in this subsection will not be considered as satisfying the requirements of Part II. b. Tentative Development Plan (overlay) (1) Provide, as a removable overlay map, a Tentative Development Plan which includes all items required by Section 3-104B of the Oro Valley Zoning Code Revised. C. Existing Land Uses (1) Provide a map of proposed zoning boundaries for the development and delineate zoning districts of adjacent properties. (2) Describe the effect that the proposed development will have on existing land uses on and off -site. d. Topography (1) Describe how the Tentative Development Plan responds to the topographic 3-17 Chapter 3 PROCEDURES characteristics described in the Inventory and Analysis. (2) If any features of the development (i.e. roads, lots, building sites, building pads, driveways, walls) as shown by the Tentative Development Plan will be located on individual slopes of 15% or greater, explain why this is necessary and other alternatives that have been considered. (3) If areas are to be left natural in order to take advantage of the allowances provided for under the Hillside District Regulations, state the new average cross slope and show all calculations and values used in its deternvnation. (4) Map the perimeter of the area used in the new cross slope calculations (if done in item 3 above) and label the areas to be left natural. (5) Describe, state the percentage of total site and map all areas to be disturbed, graded and/or revegetated. (6) Map the extent of grading on the site. HydroloQy (1) Describe how the Tentative Development Plan responds to the hydrologic characteristics described in the Inventory and Analysis. (Examples include ----------- — ---building-setback s; density, building -placement; location-of-open-space--and- recreation areas). (2) If any features of the development (i.e. structures, roads, lots), as shown by the Tentative Development Plan overlay, encroach on and/or modify site drainage patterns, explain why this is necessary and other alternatives that have been considered (3) Describe and map potential drainage impacts to off -site land uses • both upstream and downstream of the proposed development. (4) Describe and map the approximate location of engineering and design features that will be used to mitigate drainage and erosion problems. (Examples include retention/detention basins, revegetation, rip -rapping and preservation of channels in their natural state. (5) Describe how the Tentative Development Plan conforms to all applicable area plans, basin management plans and Town policies. f. Ve etQ ation (1) Explain how the Tentative Development Plan responds to the vegetative characteristics described in the Inventory and Analysis. Include a discussion of the vegetation to be transplanted. g. Wildlife 3-18 Chapter 3 PROCEDURES (1) Describe and map steps that will be taken to mitigate destruction to wildlife habitat identified in requirement 3-e(1)'of the Inventory and Analysis. If no steps will be taken, or are not needed, explain why. h. Buffer Plan (1) If used, describe and map buffer areas and tecluiiques that will be used to mitigate sound, visibility, exterior lighting and traffic impacts on the proposed development. (2) Provide cross-section illustrations that depict proposed treatments to be used where new development will be located adjacent to a major street or existing residential development. The illustration should include any of the elements below that are to be a part of the proposed buffer: (a) Buffer width (b) Height of structural screening device, if used (c) Heights and general types of plants (d) . Earth berm, if used (maximum slope of 2:1) (e) Minimum setback requirement according to zone. jktiEbl..^flP-t'� Q� rvf(.IC iS!ZE.ri -t'LC:�ExTr t.we =-� i �1 i. Viewsheds (1) Describe and map how the Tentative Development Plan responds to and mitigates the impacts from structures and other development features to: (a) Views and vistas from off -site as identified in requirement 3-f(1), and (b) Areas of high visibility as identified in required 3-f(2). (c) Drawings and narrative explaining methods for roadway construction in a manner compatible with the natural terrain. Scarring shall be documented and nutigated at the completion of construction. 3-19 Chapter 3 PROCEDURES j. Traffic (1) Provide a traffic impact analysis report (attached as an appendix) which shall include: (a) A description of the proposed internal circulation and access to/from arterial streets included on the Oro Valley Transportation Plan for the project, their location and the rationale for their placement in terms of circulation. (b) If the Tentative Development Plan depends upon future off -site road improvements for access, state which roads, the projected time frame for their completion. (c) Discuss the projected ADT at "build out" for the internal circulation system and level of service to all streets and intersections discussed in requirement 3-g(l). Provide a projection of traffic volumes and capacity analyses, based upon the development's "build out", on the arterials and at the intersections described in Requirement 3-G(2). (d) Describe the impact to existing development abutting off -site streets listed in requirement 3-g(1). e Provide capacity analyses lor proposed internal streets an proposed off -site streets and describe the right-of-way and pavement widths, geometrics, design speeds and traffic control improvements which will be needed. (f) Describe the types of improvements specified in (e) above which will be needed thereat. (g) A schedule listing who the applicant believes is the responsible party or agency for making said improvements. (h) Provide evidence that proposed turning movements will meet safety standards in relationship to traffic volumes. (2) Describe proposed on -site street rights -of -way, indicate their proposed ownership and show typical roadway section(s). (a) Describe any proposed bicycle and pedestrian pathways within the development and indicate whether they are connected to external pathways, arterial streets, parks and schools. (b) For proposed developments within 1 mule of a public school, describe and map safe walk/bike paths for students. Student walk bike paths should be designed, with easements between selected lots, as required, to reduce walk/ride distances. - 3 - 20 Chapter 3 PROCEDURES (c) For proposed developments greater than .5 miles from elementary schools and greater than .8 miles from middle and high schools indicate safe bus stops and safe bus turnarounds, if required. Bus stops should be designed to allow residents to monitor the safety of children while at the same time minimizing the impact of waiting children on the adjacent residents. (d) Provide a letter from the school district indicating review of, and concurrence with, the proposed student walk paths and school bus provisions. k. Sewers (1) Describe the method of providing sewer service. (2) If Pima County Wastewater is projected to serve the site, provide a response letter from Pima County Wastewater Management addressing capacity and ability to serve the site. ]. Recreation and Trails (1) Describe, map and quantify the size of all recreation areas to be provided. (2) Describe the proposed ownership of natural and modified open space within the development (e.g. homeowner's association, individual lot owners). (3) )AThere applicable, describe and map how the proposed development will facilitate access to off -site trails. Discuss how access will be maintained. in. Cultural Archaeological and Historic Resources (1) Describe the mitigation measures to be used for the protection of any archaeological and historic resources that are known to exist on the site, based on either the records check or a subsequent field survey. (2) State how the resources will be incorporated into the development. n. Schools (1) Indicate the number of elementary, middle and high school students generated by this rezoning. (2) Indicate the remaining capacity within the area schools serving the site. (3) All proposals, which are expected to generate at least 500 elementary school level students will reserve, for a specified period, one 10-acre school site on the property for every multiple of 500 elementary school level students projected in the proposed development. Provide a letter from the affected school district indicating that this is an acceptable site. 3-21 Chapter 3 . ' oil"]IMM o. Water (1) Indicate the additional domestic water demand (average per capita consumption times projected population) that this rezoning will generate. (2) Indicate the water service capacity and current demand (expressed as a percentage of existing capacity) for service from the applicable water company. 5. DETERMINATION OF ADEQUACY a. A Site Analysis not addressing all requirements, questions or concepts outlined in Section 3-104A will be determined inadequate. b. A Site Analysis will also be determined inadequate if it is in gross non-compliance with existing ordinances or policies such that the development proposed cannot proceed to hearing without significant changes to achieve compliance. For those site analyses detemuned to be inadequate, the petitioner will receive a written list of the additional information and/or materials necessary to bring the Site Analysis into compliance. The petitioner should meet with staff to discuss items on the list. The petitioner has two options: (1) Correct any deficiencies in the Site Analysis, or (2) Allow the development proposal to proceed directly to public hearing before the Planning Commission at the earliest possible date with a negative recommendation from Town staff. d. A determination of adequacy does not constitute project approval by the Oro Valley staff. B. Tentative Development Plan All applications for rezoning shall be accompanied by a tentative overall development plan which shall show the following. A sample format is illustrated in Figure 3-1. 1. The Tentative Development Plan for rezonings shall be drawn to a scale at which all necessary details are clearly shown on sheets measuring 24" x 36" unless otherwise approved by the Zoning Administrator. Scale to be the same for all sheets. 2. Show north arrow. The north arrow shall be pointed toward the top of the sheet. Some slight rotation may be made to accommodate long narrow parcels, convenient match lines, etc., But in no case will the north arrow point downward. (In the case of multiple sheets, the north orientation will be the same on all sheets). 3. In the upper right comer of the first sheet, provide a location map, drawn to a scale of 3 3-22 Chapter 3 PROCEDURES inches equals one mile, with north oriented to the top of the sheet. This location map shall include: a. The subject property, identified and centered within an area of at least one mule on all sides of the subject property. b. The adjacent conditions; land uses, subdivisions, unsubdivided land, schools, existing zoning, etc. C. Major streets, washes, railroads, national forests, reservations, and city, town or other jurisdictional limits. d. The section, township and range of the subject property. e. Labeled section comers. f. A north arrow and scale indicated. 4. In the lower right comer or along the right margin of each sheet, provide a title block which includes: a. Name of rezoning. b. request from — to _. Z=ae.g c. d. Contour interval. e. Date (revised plans should show date of revision). f. Oro Valley case no. g. Name and address of: (1) Property owner. (2) Applicant. (3) Firm and Individual responsible for preparation of the plan. 5. Show existing topographic contours at I foot intervals labeled frequently. 2 foot or 5 foot contour intervals may approved by the Zoning Administrator. Extend contours 100 feet outside the property line. 6. Show significant physical features such as rock outcrops, slopes 15% or greater and washes. 7. Show boundary lines and dimensions. 8. Clearly indicate existing and proposed easements on and adjacent to the tract with their dimensions and purpose. 9. Show existing and proposed streets on and adjacent to the tract with their names and right-of- way width; show typical section of existing and proposed streets. Include bicycle and pedestrian paths and all provisions (pedestrian, bike, and bus) for student access to schools in accordance with the land use proposal requirements. 10. Show proposed block layouts. 3-23 Chapter 3 PROCEDURES 11. Indicate average density or permitted floor area ratio and acreage for any sub -areas or planning units within the overall development. 12. Show proposed lot layout with approximate dimensions, typical and minimum lot sizes and setbacks for residential development. 13. Show proposed reservation for parks, parkways, playgrounds, recreation areas, natural areas and other open spaces. 14. Show off-street parking space except for R-1 districts. 15. Indicate types and heights of buildings and portions of the area proposed therefor. 16. Show location and size of buildings, garages and/or parking spaces except for R-1 districts. 17. Indicate location of landscaped areas and general type of landscaping. 18. Indicate proposed drainage plan including natural drainage features, 100 year floodplains and proposed improvements. 19. Show extent of disturbed and/or graded areas, including proposed contours with elevations at -- or 5 lootcontour intervals, as approve -by the Planning and -Zoning Director. 20. Show points of ingress and egress. 21. Indicate existing utilities on and adjacent to the tract. 22. Show existing conditions on the tract affecting design of the plan; subdivision names, book and page and date of adjoining plats; unsubdivided adjacent areas labeled as such and zoning designations. 23. Show proposed buffers, screening and walls. 24. Provide legend of symbols. 25. Indicate phasing and timing of project development, including the anticipated schedule of construction (maybe provided as a supplemental text). 26. Include a block for general notes formatted as follows: General Notes a. Gross area of property to be rezoned b. Zoning request from to C. Gross floor area (commercial industrial only) �i 3 - 24 Chapter 3 PROCEDURES d. Floor area ratio (for commmercial, see sec. 8-204B; industrial, see sec. 8- 304B). Provide a table for multiple use projects describing FAR's in each planning unit. e. Building volume ratio (for commercial, see Sec. 8-204B; industrial, see Sec. 8-304B). f. Residential density R.A.C. Provide a table describing each planning unit density and acreage for multi -density proposals including the overall density. g. Number of residential lots or dwellings h. Building heights i. Total number of parking spaces provided j. Amount of area in undisturbed natural open space k. Total meaningful open'space provided 1. State if floodplains are to be altered or filled. M. Water service provider C. Any proposed changes to a Tentative Development Plan approved in conjunction with a rezoning shall be submitted to the Zoning Administrator, who shall review the item and shall ascertain whether or not the change is significant. If a change is determined to be significant, revised plans shall be submitted for reconsideration by both the Planning Commission and Town Council. A significant change shall be determined by, but not be limited to, the following criteria: 1. Any change to the permitted use or uses. Pemutted uses shall mean the primary and alternative uses as set forth in the Tentative Development Plan and conditions attached to the approved rezoning. 2. Any change to the development standards or zoning conditions relating to building heights, setbacks, open space requirements, any reduction in open space, parking, floor area ratios and density. 3. Any change to the Tentative Development Plan associated with this rezoning which would vary any material terms or conditions of the rezoning, which would modify any proposed density standards, any kinds of street or land improvements proposed affecting the standards and layout for vehicular circulation, signs and nuisance controls intended for the development. 4. Nothing in this section shall be deemed to authorize the Zoning Administrator to modify or approve any aspects of development reserved to the Development Review Board pursuant to Article 3-3 of the Oro Valley Zoning Code Revised (Rev. 3/90). Sec. 3-105 Amendments to General Requirements and Uses In the event that requests for amendments to the general requirements and uses are made, no application, posting or mailing shall be required, but all other requirements of this article shall be adhered to. When amendments include substantive matters of administration, they shall be referred to the person who is charged with that administration. Such person shall have an opportunity to present his comments, suggestions and objections, if any, prior to passage of the amendments. Sec. 3-306 Administrative Review - Rezoning 3-25 Chapter 3 PROCEDURES 0 When an application has been filed, the Zoning Administrator shall make a report based on a review of the application with regard to the requirements of this code, the General Plan and other considerations. He shall transmit, as appropriate, pertinent information on the requested zone change to the Town Engineer, County Engineer, County Wastewater and appropriate school district, the County and State Health Departments, and Arizona Department of Transportation and Rural Metro Fire Department or any other interested public agency for review and recommendation and the report shall include the recommendations of the above -mentioned agencies. The report shall be made available to the Planning Conunission, the applicant and other interested parties at least 5 days prior to the public hearing. Sec. 3-107 Notice of Planniniz Commission Hearin A. With the filing of a complete application, the Town Clerk shall set a date for public hearing before the Planning Commission, which date shall not be more than 50 days from the date of said filing. The date, time and place of such public hearing and the nature of the amendment requested shall be published in a newspaper of general circulation in the Town of Oro Valley and the notice of said hearing shall be posted on the subject property. Both the publication and posting shall give 15 days notice of such Planning Commission meeting. It shall be the responsibility of the applicant to maintain the posting. B. When the Planning Commission or the Town Council initiates an amendment that proposes a change in any zonimg district on the zoning map, the notice required to be published and posted shall also be mailed by certified mail to the last known address of all owners of property which is proposed to be rezoned by said amendment, said owners to be determined by a current list of ownership. The list of owners will be obtained not more than 45 days prior to the date of hearing before the Planning Conummission with said notices to be mailed not less than 30 days prior to time date of the first public hearing. C. Not less than 15 days before the first public hearing, copies of the notice as published and posted shall be sent by regular mail to the owners of property within the Town of Oro Valley which is within 600 feet of the property or premises on which the proposed change would take er3ect if approved. Failure of such property owners to receive such notice shall not invalidate any amendment as may be approved. The applicant shall submit to the Town Clerk a list obtained from the office of the tax assessor of Pima County giving the names and addresses of all owners of property within the Town of Oro Valley, any part of which is within 600 feet of the property or premises on which the proposed change would take effect if approved. Such list shall be made not less than 60 days prior to the date of hearing before the Town Council. The Town Clerk shall have the responsibility to secure the list of owners of property within 600 feet when the proposed change has been initiated by time Planning Commission or Town Council. Sec. 3-108 Action of Planning Commission Upon completion of the public hearing, time Planning Conmmission shall forthwith transmit copies of its findings and recommendations to the applicant and the TOwim Council. The report of the Planning Conunvssion shall become a permanent record in the office of the Town Clerk. 3 - 26 Chapter 3 PROCEDURES Sec. 3-109 Failure of Planning Commission to Report on Amendment If the Plaimnng Conmussion fails to report on any ordinance or zoning map amendment within 90 days after the filing of the complete application, such failure shall be deemed to constitute no recommendation by the Planning Commission and the matter is referred to the Town Council. Sec. 3-110 Hearing by Town Council The Town Clerk shall schedule a public hearing before the Town Council at which citizens shall have an opportunity to be heard. The date, time and place of such public hearing and the nature of the amendment requested shall be published in a newspaper of general circulation in the Town of Oro Valley and notice of said hearing shall be posted on the subject property. Both such publication and notice of such Town Council meeting shall give 15 days notice of such Town Council meeting. It shall be the responsibility of the applicant to maintain the posting. Sec. 3-111 Written Protest by Property Owners If the owners of 20% or more of the area of the property that either is included in the proposed ordinance or zoning map change, or is immediately adjacent in the rear or any side thereof extending 150 feet therefrom or is directly opposite thereto, extending 150 feet from the street frontage of the opposite lots files a protest in writing against a proposed ordinance amendment, it shall not become effective except by a favorable vote of three -fourths of all members of the Town Council. If the number of members of the Town Council who are eligible to vote after any have withdrawn from the question because of conflict of interest is three -fourths or less, then a unanimous favorable vote of those remaining members shall be required for the amendment to become effective provided that such required number of votes shall in no event be less than a majority of the full membership of the Town Council. In determining the ratio of 20%, the property of the petitioner shall not be included in the base area. Sec. 3-112 Conditional Zoning The Town Council may approve a change of zoning conditioned upon specific development requirements and/or a schedule for development of the specific use or uses for which zoning is requested. If, at the expiration of the period specified by Council, the property has not been developed according to said schedule and requirements, it shall revert to its former zoning classification without legislative action. Any request for an extension of, or amendment to, the conditions granted shall be considered a new application. Sec. 3-113 Another Application after Denial or Withdrawal If the event that an application for amendment is denied by the Town Council or that the application is withdrawn after the Planning Commission hearing, the Planning Commission shall have the authority to refuse to accept another application for the same amendment within a year of the date of the original hearing. Sec. 3-114 Annexations Whenever land previously zoned by Pima County is annexed by the Town of Oro Valley, such zoning shall continue in effect until Oro Valley zoning is applied, but, in no event, for longer than 6 months after the annexation. The zoning applied shall comply with this ordinance unless specific exceptions or modifications are made by the Town Council upon annexation and translation of the zoning. 3 - 27 Chapter 4 SUBDIVISIONS AND DEVELOPMENT PLANS equipment or appliance was originally constructed or installed, the approximate date on which it was subsequently replaced or will likely require replacement and the current estimated cost of replacement. This report shall not be construed to create any warranties, expressed or implied. ARTICLE 4-5 DEVELOPMENT PLAN Sec. 4-501 Stage I - Development Plan Preliminary subdivision plats may be submitted simultaneously with application for development plan approval when such approval is required by this code. In such instances, the provisions of this article shall apply. If the development is in the Hillside District, the application requirements of Sections 10-104 and 10-105 also apply. The development plan stage of land subdivision and/or development includes detailed planning, submittal, review and approval of the development plan and preliminary plat, if applicable. To avoid delay in processing this application, the developer shall carefully provide the Development Committee with all information essential to determine the character and general acceptability of the proposed development. Sec. 4-502 Compliance with Zoning and Proposed Rezoning Regulations The development shall be designed to meet the specific requirements for the zoning district within which it is located. In the event that amendment of zoning is deemed necessary, the rezoning shall be initiated by the property owner or his authorized agent and shall proceed according to the requirements of Article 3-1 of this code. Any change in zoning required in relation to the development plan shall have been authorized by the Town Council prior to approval of the development plan. Sec. 4-503 Information Regarding Sanitary Sewerage As a prerequisite of development plan review, the developer shall have informed the County Health Department and/or Pima County Wastewater Management Department of his tentative plans and learned the general requirements for sewage disposal as applied to his location. Sec. 4-504 Contents; Identification and Description All development plan submittals shall contain the following: A. Description 1. Copies required: 24 copies of the development plan folded to 8-1/2" x I I" (County fold) and 12 legible copies of the development plan reduced to a size of I I" x 17" 2. If it is necessary to revise and resubmit a development plan in response to staff, Development Review Board or Council comments, all comments must be addressed on the revised plan sheets and shall also be answered/discussed in an accompanying letter. 3. 1 copy of boundary closure calculations with coordinate reference to identifiable points shown on the 4 - 28 Chapter 4 SUBDIVISIONS AND DEVELOPMENT PLANS plat. 4. 2 legible copies of the current title report, updated to within 30 days of submittal. 5. 2 copies of preliminary Covenants, Conditions and Restrictions. 6. Copies of the following reports: Complete Hydrology Report (2 copies) (see note 1) Geotechnical Soils Report (1 copy) Traffic Impact Analysis (2 copies) 7. Assurances for off -site improvements and revegetation bonds must be posted prior to issuance of any grading permits. 8. l copy of P.A.D. or P.R.D. plan, if applicable. 9. Aerial photograph at a scale of I" = 200'. 10. 20 copies of the landscape, irrigation and revegetation plans prepared in accordance with Article 4-12. 11. One 3.5" or 5.25" data diskette containing parcel lines and subdivision boundaries, lot number, all dimension and street names _ 12. For resubmittals after staff plan check, submit 12 legible I V x 17" copies of the development plan and landscape plans and 6 full-sized blueline copies. NOTE 1: A complete Hydraulic and Hydrologic Drainage Report, prepared by a professional engineer must be submitted and approved prior to approval of the development plan. The scope and detail of this Report will be commensurate with the complexity of the drainage involved. NOTE 2: On all proposals involving state rights -of -way, copies of Arizona Department of Transportation approval letters will be submitted to Town Engineer prior to Town approval. B. General Instructions 1. The development plan must be drawn to a scale at which all necessary details are clearly shown (one inch equals forty feet) on sheets measuring 24" x 36". Scale to be the same for all sheets. Larger sheet size or smaller scale must be approved by Town Engineer and Zoning Administrator. 2. Show North arrow. Every effort should be made to have north oriented toward the top of the sheet. Some slight rotation may be made to accommodate long narrow parcels, convenient match lines, etc., but in no case will the North arrow point downward. (In the case of multiple sheets, the North orientation shall be the same on all sheets). In the upper right corner of the first sheet, provide a location map, drawn to a scale of 3 inches equals one mile, with North oriented to the top of the sheet. This location map shall include: a. The subject property, identified and centered within a one square mile area. 4 - 29 Chapter 4 SUBDIVISIONS AND DEVELOPMENT PLANS b. The adjacent conditions; subdivisions, unsubdivided land, schools, existing zoning, etc. C. Major streets, rivers, railroads, National Forests, nations, reservations, and city, town or other jurisdictional limits. d. The section, township and range of the subject plat. e. Labeled section corners. f. A North arrow and scale indicated. 4. In the lower right comer of each sheet, provide a Title Block which includes: a. Name of subdivision. b. "Lots through and Common Areas A through " C. Brief legal description, i.e. "Portion of Section , T S, R E, G&SRB&M, Town of Oro Valley, Puna County, Arizona. d. Scale. e. Contour interval. f. Date (revised plats should show date of revision). g. Town of Oro Valley case number. 5. Development plans must be consistent with the zoning requirements set forth in the Oco Valley Zoning Code Revised and/or the specific adopted Planned Area Development requirements. 6. Uses of all proposed areas must be identified. 7. Utility easements provided, where necessary, across lots or along rear or side lot lines shall conform to the respective utility company policies. 8. Town limits must be shown where applicable. 9. When the zoning ordinance involves the dedication of a public or private park, the Town Council must review and determine accessibility of same. 10. Cover sheet to show owner's and/or developer's name, address and phone number. 11. Each sheet to bear the seal and signature of the registered professional engineer who prepared the plat, with the firm name, address and phone number shown on the cover sheet. 12. Approval of the development plan shall be effective for two years, but may be extended upon reapplication and review by the staff and Council. 4 - 30 Chapter 4 SUBDIVISIONS AND DEVELOPMENT PLANS C. General Notes The cover sheet of all development plans must include the following information/notes: 1. Gross area of development in acres and net building area. 2. Existing zoning. 3. Building square footage. 4. Approximate area in parks, drainageways, natural open space and for any other proposed non- residential uses where applicable. 5. Amount of parking required, location, size and use of commercial pads. 6. When special zoning options apply, all pertinent calculations must appear: lot sizes, area of open space, drainageways, parking area calculations, hillside -development zone slopes, yards and setbacks, buffers, area volume ratio, building heights, screening, etc. 7. Basis of bearings, including origin bearing. Rylelm datums 4nduding4dentification and clevation ofvancb mnik used. 9. "Developer will covenant to hold Town of Oro Valley, its successors and assigns, harmless in the event of flooding." 10. 'Drainage will not be altered, disturbed or obstructed without the approval of the Oro Valley Town Council. 11. if drainageways are to be constructed, state that they will be constructed according to approved plans prior to the issuance of any permits from the Town Engineer and/or Building Official for parcels affected: These parcels to be identified either by number in note, or by outline on the development plan. 12. if lots are to be sold within a commercial subdivision: "Property's Association will be formed to accept responsibility for maintenance, control, safety and liability of private drainageways, drainage easements and common areas". 13. Access across flood prone areas to building sites will be approved by the Town Engineer and shall be the responsibility of the developer." 14. 'Development plans will be submitted for commercial lots or pads prior to the issuance of any permits by the Town Engineer and/or Building Official. 15. Include any notes required by the various affected agencies/utilities. 16. Indicate the design speed and design vehicle to be used in street design and parking lot calculations. 4 -31 Chapter 4 SUBDIVISIONS AND DEVELOPMENT PLANS 17. Approved improvement plans and approved assurances will be required prior to issuance of grading permits. 18. he property o,"mer, Ms successors or assigns agree to 1) keep all required landscaped areas maintained in a weed free, trash free condition, 2) replace any dead plant materials within 90 days and 3) maintain the irrigation system in proper working order. D. Drainage 1. All pertinent drainage information must be shown on the development plan, that is: a. For each drainage course entering or leaving the site, the 100 year frequency flow must be shown for pre- and post -development. b. Both pre -development and post -development Qs should be shown for each drainage course for which the 100 year frequency flood equals or exceeds 50 cubic feet per second at the point of entering and leaving the site, and the limits of the 100 year flood -prone area must be shown and labeled. C. Any encroachment into the 100 year floodplain limits must be in conformance with the most current Oro Valley Floodplain Management Ordinance. d. For internal drainage carried in the streets, flow arrows with Qloo values sufficient to show mage pa ern, anyear ffe_que`n-_cy__fl ows at point of disc arge must be shown. 2. All developments must be provided with at least one means of all-weather ingress and egress. Parking areas shall not be used as retention basins. 4. Drainage structures shall be constructed and installed according to Town standards and paid for by the developer. All drainage structures must be designed to handle a Qloo flow. 5. Drainageways shall not be designed to discharge onto paved streets, easements or parking areas. 6. Drainageways shall be provided where necessary to carry drainage flows through or from the development and such drainageways shall be dedicated and maintained by property owners. 7. Drainage must be collected and released from a proposed development at the locations and in the manner indicated by the original topography. 8. If drainage is to be disturbed outside the boundaries of the development, arrangements must be made with adjacent owners and documentation submitted. 9. Channel capacity calculations: a. Shall conform to accepted Pima County methods. b. Constructed channels shall be sized and provided with necessary bank protection, velocity checks, etc., to prevent erosion and to minimize maintenance. 4 - 32 Chapter 4 SUBDIVISIONS AND DEVELOPMENT PLANS 10. Drainage channels with a bottom width of less than 20 feet must have a 10 foot (min.) access and utility easement on one side (both sides, if wider than 20 feet). 11. Drainage channel side slopes shall be 3 to 1 or flatter when constructed in erodible material. Bank protection shall be required in accordance with the Pima County Drainage and Channel Design Manual. 12. Drainage channels cannot run adjacent to roadways. 13. No building site in a development will be located within the 100 year flood limits of a wash. 14. Utility easements which must necessarily cross the 100 year flood limits should cross flood limits as nearly at right angles as possible. Sewers may be so located when approved by the Pima County Wastewater Management. Utility easements within the 100 year flood limits (other than crossing) will be evaluated on a case by case basis. 15. Show all pad elevations and building envelopes for each lot. E. Cultural Archaeological and Historic Resources Requirements Provide a letter report from either the Arizona State Museum (ASM), the State Historic Preservation Office (SHPO), a qualified archaeologist working under a State Antiquities Permit, or a professional architect that reviews all of the available information for the site. This record check shall: a. Determine whether the site has been field surveyed for cultural resources. b. Identify any previously recorded archaeological or historic resources known to exist on the property. C. State the probability that buried archaeological resources not visible from the surface would be discovered on the site. d. Make an informed recommendation as to whether an archaeological survey of the site is needed. 2. If cultural resources have been found tlu-ough the records check or field survey, a cultural resources mitigation plan, in accordance with this Code's provisions for archaeology, shall be submitted as part of the development plan or preliminary plat submittal. This plan shall: a. Outline a resource assessment program to evaluate the significance of those resources to be affected by the proposed land use. b. Outline an effective preservation plan or data recovery and documentation plan for those resources determined to have significant research or other value. C. Provide a schedule for the implementation of the accepted mitigation plan. Town staff and the State Historic Preservation Office (SHPO) shall review the mitigation plan. Efforts will be made to complete a review within 21 working days after the time of submittal. Plans requiring review by SHPO may take longer. 4 - 33 Chapter 4 SUBDIVISIONS AND DEVELOPMENT PLANS F. Public Art Provisions 1. All new commercial employment related projects, as well as all existing developments that propose 25% or more expansion and/or change in use shall contribute 1% of the building construction cost towards public arts projects. 2. A note shall be included on the development plan that states that the applicant shall be responsible for allocating I % of the cost of all private projects to provide funding for public art . 3. Public Art Review Committee a. The Public Art Review Committee shall be composed of 3 to 5 members, appointed by the Planning and Zoning Administrator. Members shall include at least one artist, one architect, and one private citizen. b. A color rendering or model shall be reviewed by PARC, and a recommendation for the design and location shall be sent to the Town Council for their approval. C. The public art must be approved by the Town Council within 90 days of the issuance of building permit. 4. All financial arrangements are negotiated between the developer and the artist(s) and should be verified in a written agreement. Copies of the signed contracts between the developer and the artist(s) shall be submitted to the Town of Oro Valley Planning and Zoning Administrator for certification as complying with the dollar amount prior to issuance of the Certificate of Occupancy. Completion of the artwork is required before a Certificate of Occupancy may be issued. 5. The installation of the artwork will be done in a manner that will protect the artwork and the public. Continued maintenance of the artwork shall be the responsibility of the owner. 6. Individual owners within a conunercial center are encouraged to contribute to a coordinated art project for the entire center. Art shall be constructed upon the completion of 50% of the commercial center based on the approved development plan. 7. Public artwork: a. Shall be defined as art accessible to public viewing at least forty (40) hours each workweek. b. Shall be on -site and preferably on the exterior of the building. Art my be located within the building in a retail or hotel project, but not in an office project. C. Shall be permanently affixed. d. Examples of the kinds of art projects to be considered as public artwork include, but are not limited to: sculpture — freestanding, wall -supported or suspended; murals or paintings; earthworks, fiberworks, mosaics; and building features and fixtures, like bike racks, benches, fountains or shade screens, which are unique and/or produced in limited editions by an artist. A portion of the l % may also be used to construct performvng art facilities used for and by the 4 - 34 Chapter 4 SUBDIVISIONS AND DEVELOPMENT PLANS public for the promotion and production of the arts. e. The following generally are not considered to be art, and, therefore, should not be offered to satisfy the requirements of this ordinance: ordinary directional or standard such as graphics or color -coded location indicators; mass-produced or standard "off -the -shelf" playground equipment, fountains, or statuary; most art reproductions; ordinary landscaping, which normally would be associated with the project; and the services or utilities necessary to operate or maintain artworks over time. 8. For commercial projects where the total building construction cost is $500,000 or less, the owner may elect to contribute the 1% ($5,000) to the Oro Valley Public Arts Endowment Fund or any specifically approved art project in the Art Fund or to an approved joint art project planned for the development that contains the contributor's building. For commercial projects where the building construction cost is $10,000,000 or more, the owner may elect to contribute that portion of the 1 % over $100,000 to the Oro Valley Public Arts Endowment Fund or to any specifically approved art project in the Arts Endowment Fund. 9. Art projects may have a small plaque not to exceed 80 square inched in size identifying the work, artist and contributors. G. Additional Requirements 1. Topography - show existing contours at 1 foot intervals labeled frequently: 2 foot or 5 foot contour intervals may be used in special cases. Extend contours 100 feet outside the property line. 2. Show boundary lines, bearings and distances with at least two ties to section comers or quarter corners. 3. Clearly indicate existing and proposed easements on and adjacent to the tract with their dimensions and purpose, giving recording data of existing easements. 4. Show existing and proposed streets on and adjacent to the tract with their names and right-of-way widths. Give recording data of existing streets; show typical section for proposed streets. 5. Indicate existing and proposed utilities on and adjacent to the tract, showing size and materials of piping. 6. Other conditions on the tract: watercourses, houses, bams, shacks, fences, walls, wells, tanks, irrigation laterals and other significant features must be shown on the development plan. 7. Other conditions adjacent to the tract affecting design of the subdivision; subdivision names, book and page and date of adjoining plats; unsubdivided adjacent areas labeled as such and zoning designations. 8. Show proposed lot layout with approximate dimensions. Indicate typical and minimum lot sizes and setbacks. 9. Show all pad grades, elevations and slopes. Indicate proposed drainage patterns by flow arrows. 10. Legend of symbols Reserve Section nos. 4-505 through 4-508 for future use. 4 - 35 Chapter 4 SUBDIVISIONS AND DEVELOPMENT PLANS Sec. 4-509 Development Plan Submission A. Copies of the development plan and required supporting data prepared in accordance with the requirements set forth in Sec. 4-504, Secs. 4-601 through 4-609, Sec. 4-611, Secs. 4-1201 through 4-1212 and, if in the Hillside District, Sections 4-801 through 4-805, Secs. 10-103 through 10-107 of this Code shall be filed with the Planning and Zoning Director at least 45 days prior to the Development Review Board meeting at which the developer desires to be heard. Copies of the development plan shall be reproduced in the form of blue line or black line prints on a white background. Scheduling of the case for Development Review Board hearing shall be dependent upon adequacy of data presented and completion of processing. Sec. 4-510 Development Plan Review A. The Planning and Zoning Director shall distribute copies of the plan to the following review offices: 1. The Planning and Zoning Department for compliance to public objectives, giving special attention to design principles and standards as set forth in Article 4-6 of this code; streets and thoroughfares as related to the Town streets and highway plans and to the neighborhood circulation; utility methods and systems; existing and proposed zoning and land use of the tract and its environs; and land required for schools, parks and other public facilities. 2. - ;;;e- -own-Engineerfvr-review-of-the-proposed-street-systEm,- street -glans -and -compliance- With- Town street standards; tentative determination of street and drainage improvement and maintenance requirements; and water and sewerage disposal proposals. 3. Police Chief for review of features of proposed development related to safety and police protection. 4. Fire District for review of features of proposed development relating to fire protection. 5. County Health Department and Pima County Wastewater Management Department for review of water and sewerage disposal proposal. 6. Superintendent of the Amphitheater School District for his information. 7. Where the land abuts a state highway, to the Arizona Department of Transportation for recommendations regarding right-of-way and intersection design. Appropriate utilities for review. 9. Other agencies that may be affected. B. The reviewing offices shall transmit their recommendations in writing to the Zoning Administrator who shall present them to the Development Review Board and the Town Council with his report. Sec. 4-511 Development Plan Approval Process A. if the Zoning Adnunistrator's report indicates that the requirements of this article have been met, the Development Review Board will consider the development plan at the next regular meeting not less than 45 4 - 3-6 Chapter 4 SUBDIVISIONS AND DEVELOPMENT PLANS days after the date the filing is certified complete or as determined by the Zoning Administrator. Upon consideration, the Development Review Board shall forward the plan with its reconvnendations to the Town Council. B. The Town Council shall consider the development plan and Development Review Board recommendations at its next regularly scheduled meeting not less than 10 days after said recommendations are forwarded. C. The Town Council shall approve, disapprove or conditionally approve the development plan. The Town Clerk shall record the Council's action upon an official copy of the development plan and shall return a copy of the action to each of the following: developer, developer's engineer, Town Engineer, Zoning Administrator and private utility companies, together with any conditions for approval. D. If, in the opirvon of the Town staff, the Development Review Board or Town Council, a development plan submittal is detennined to be deficient and is rejected after the development plan submittal was certified complete (Sec. 4-509B), then any resubmittal must be made at least 15 working days prior to the meeting at which the plan will be reconsidered. Sec. 4-512 Significance and Basis of Development Plan Approval Development Plan approval constitutes authorization for the developer to proceed with preparation of engineering plans and specifications for public vnprovements and subnvttal of assurances. Development plan approval is based upon the following tenns: A. The conditions under which approval of the development plan is granted will not be changed prior to the expiration date. B. If improvements have not been started within 2 years of the date of approval of the development plan, the plan shall be deemed to have been abandoned. A request to extend the time beyond 2 years must be submitted in writing to the Town Council within 2 years of the date of approval. Before such extension is granted, the Council shall review the existing assurances to insure that the required improvements have been made. if the development plan is abandoned, the Town will return the assurances less any expenses the Town has incurred. C. When improvement plans have been completed and approved by the Town Engineer, assurances may be given to the Town as provided in Article 4-9 of this code, and, following approval and acceptance of the assurances by the Town Council, earthwork and improvements may begin. D. 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I i I � ; � , I � .1 � I I � , I , I r +111 , �'�, , , I., I �, I .�, . . �. � �� �.A , "�,� _ . � � I 11 I- I I I � , ,�il,�, , � "I I llr� , , 4 11 1, I I �� % �, , , �,7 , 11 I I I " , � "I I , �, � , N. ... I, , , , I , � I - I I � -, o�, , #* . t� w .11 x lvkvi,?� � �, ! ­ - ` � �Mft_. 11, I.. * . � , - I , .� - I'll , -1 11; - 4, ,';, . I �A�_�, I � , 1 � �,_ 7 , I 11 I - �i, � - 1 11 J f;e ,,l 11 i , ,,,, V � _ I I / �, Am- . o,�_,.. � I ,�,_ �,: k . , 4" 1 40 � 'T I Feet 400 w 7 s Rezoning, GP amendment, and TDP NWC - Calle Concordia and Oracle <Double-click to tenter text> P F_LJ__L_F____7Feet 0 40 80 160 r! � dr t � tA> y 3` to p E' .,,.,...rv,.w+wa�. wa.....,.g..,,,..,,.��.n..,�.-..a...w�.....�...n,w�....�rre..w....�,...Hwe,.� W N s E Rezon NVIC ing, - Cal GP amendment, and TDP le Concordia and Oracle 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 Parks and Recreation 680 W. Calle Concordia, Oro Valley, AZ 85737 - (520) 229-5050 - Fax (520) 797-2202 August 22, 2006 Rob Longaker The WLB Group 4444 East Broadway Tucson, AZ 85711 FAX: (520) 881-7492 Albert Moussa AK&M Investment Properties, LLC 6419 North Miramist Way Tucson, AZ 85750 RE: OV12-06-19, Pre -application conference for a development plan and rezoning for a single-family and commercial development on the northwest corner of Oracle Road and Calle Concordia, Parcel numbers 225-10-002B, 225-10-002C, 225-10-002D, 225-11-2660, 225-11-2950, and 225-11-2960 Dear Rob and Albert, Thank you for meeting with us for a pre -application conference to discuss the proposed uses on the subject properties at the northwest corner of Oracle Road and Calle Concordia. The following comments are based on a conceptual review of this project and will hopefully assist you in preparing a future submittal. My comments are below and are organized by the applicable section of the OVZCR. Comments from other agencies are attached. General Plan: The property has a General Plan designation of Commerce/Office Park (COP), which denotes areas where commercial, office, and/or light manufacturing can occur. These uses can occur in a planned business park -type of environment with clustered buildings and inward focused activity. The recommended maximum FAR in the COP designation is that of the Technological Park zoning district. Any use outside a primarily office development with ancillary retail service uses would necessitate a General Plan Amendment. The uses currently proposed most closely associated with the Neighborhood Commercial and Office designation (NCO). However, after a site visit and analysis, Oro Valley Planning and Zoning staff believes the property is best suited to remain within the COP designation. Planning Staff does not support a general plan amendment for the subject property. www.townoforovalley.com OV12-06-19 Pre -Application Conference OVZCR Section 22.3 - Rezoning: The subject parcels are currently within the R1-144 zoning district. Any use not permitted in the R1-144 district necessitates a rezoning. Oro Valley Planning and Zoning staff supports rezoning the property to Technological -Park (T-P) to align the hard zoning on this property with the General Plan. After the Development Review Committee meeting, Oro Valley and Pima County staffs further reviewed the status of the final plat approved in 1974 for parcel #225-11-2960. Per the attached letter dated August 18, 2006 by the Pima County Assessors Office, the final plat had been abandoned on October 23,1985. It appears that this action has invalidated the approved final plat and thus makes all subject to the rezoning process and the General Plan designation. Adjacent parcels: As part of the rezoning process, staff would require the tentative development plan to show how each of the parcels coordinate with one -another, especially circulation between different components of the project. OVZCR Section 23.1B.18 Purpose of T-P Technological Park District This district provides for administrative, research and specialized manufacturing activities at a low intensity. Uses include a mix of light industrial, professional office, office/showroom, office/warehouse, ancillary retail services and related uses. All uses shall be of a non -nuisance type and minimal scale have low silhouette, a variety of separate building masses and landscaped areas. This district is to provide employment near residential areas and the development standards are intended to be compatible to adjacent residential uses and provide a park -like setting for employment. Please refer to the following OVZCR sections for additional information: &- Section 23.3 for a complete table of permitted uses, conditional uses, and ancillary uses Section23.4 for Dimensional Requirements, and Section 23.8E for Property Development Standards for T-P, Technological Park Section 23.3 Table of Permitted Uses The following uses are permitted for within the Technological -Park: Permitted: business and professional offices; medical and dental offices; light manufacturing (see list in table); broadcasting stations; communication facilities (minor); laboratories, office and manufacturing that do not pose a danger or nuisance; health club; fire station and municipal services; blueprint/publishing services; communications, informational and other technical service; telephone answering service; antennas; and motion picture production Ancillary: restaurant with or without outdoor seating (no alcohol or entertainment); bank or financial institution; dry cleaning; and day care w/ drop-off within 100' of residential district Page 2 of 4 8/23/2006 OV12-06-19 Pre -Application Conference Conditional: new utility poles and above ground wires; lab (nuisance and danger potential); daycare w/ drop-off more than 100' from a residential district; self storage; major communications facilities OVZCR Section 24.5 - Oracle Road Scenic Corridor Overlay District (ORSCOD): The subject property lies within the Oracle Road Scenic. Corridor Overlay District. Additional regulations, such as the preservation of all significant vegetation within 100' of the Oracle Road right-of-way are to be enforced. Please see this section in the OVZCR for a comprehensive look at the additional regulations. OVZCR Section 24.7 Riparian Habitat Protection Overlay District — The subject parcel has a riparian area that has been adopted by Town Council. The boundary of the adopted riparian area in addition to the amount of significant vegetation and the ORSCOD regulations makes the southern most portion of the property appear to be unusable. Please also be aware that a 15' protective apron will be required on either side of the adopted riparian area. See OVZCR Section 24.7 for complete regulations. Site Access: Primary access to the site must occur from Oracle Road. Oro Valley Planning and Zoning does not support access to the site via Calle Concordia for the following reasons: 1. The section of the site between the adopted riparian area and the Calle Concordia right -of way does not appear to be developable. 2. Code limits crossing adopted riparian habitat if at all avoidable. 3. Surrounding uses along Calle Concordia are also not compatible with the level of service such an access point could generate. 4. There are ample opportunities for access along Oracle Road. Bufferigg Surrounding uses — Buffer yard areas are to be maximized where a commercial and/or office use abuts residential zoning districts or the parks and open space zoning district. A maximum -width desert buffer yard would be required along the property line abutting Kreigh Park to accommodate an overlapping tree canopy and wall along the edge of the developed area. See OVZCR Section 27.6 for additional landscaping information. Additional references: The following sections of the OVZCR will be helpful as you develop your tentative development plan (a requirement for a rezoning) and your formal development plan and landscape plan: ib- Section 22.9 Subdivision and Development Plans Section 23.6 Property Development Standards for Single -Family Residential Districts Section 23.7 Property Development Standards for Multi -Family Residential Districts t� Section 25.1 Requirements for Specific Uses Page 3 of 4 8/23/2006 OV12-06-19 Pre -Application Conference t� Section 25.1A General requirements for all non-residential uses �- Section 26.2 Design Standards Section 26.3 Required Improvements ra- Section 26.5 Provision of Recreational Area &- Section 27.2 Cultural Resource Preservation Section 27.3 Public Art Provisions t� Sections 22.11 and 27.4 Native Plant Preservation, Salvage and Mitigation Plans �- Section 27.6 Landscape, Irrigation, and Buffer Yard Plans t�- Section 27.7 Off -Street Parking �- Section 27.8 Off -Street Loading r� Addendum A — Design Guidelines (covers site planning and landscaping) t�• Addendum B - Oracle Road Scenic Corridor Specific Plan Miscellaneous A Rezoning Booklet has been enclosed, which includes a submittal calendar, submittal checklist and all application materials to assist you with the rezoning process. I have also enclosed a similar booklet for Development Plans. Keep in mind that the most recently published OVZCR does not include the formatting standards for rezoning and development plans. Please refer to Article 4-3 of the previously published code for formatting general notes, the title block, and location map. I have attached a copy for your reference. 1 strop lg u suggest an additional pre -application conference to review a conceptual plan for the entire 27 acre site prior to a formal submittal. We look forward to working with you on this project. If you have any questions, please contact me at 229-4814 or imanion- farrar@orovalley.net. Sin rely, Ji M 'on -Farrar —Planner Attachments: OV Public Works, Pima County Assessors Office, Golder Ranch Fire District, OV Police Department, Rezoning Booklet, Development Plan Booklet, previously published OVZCR: Articles 3-1 and 4-5 Cc: Sarah More, OV P&Z Administrator Paul Keesler, OV Public Works Ainsley Reeder, OV Parks and Recreation OV File F:\OV\OV12\2006\OV12-06-19\pzcommentsLpreapp—augl82006.doc Page 4 of 4 8/23/2006 14 ZAAW 44 4'. OF fix, vW!I ao A Ak :1 . Ike16, All r 111W Al� VIS 4f AV a ilk "0 Ike 41k aa -A I, 4% Us sic Sft.*Vbft& .0 ib� lgmtc,��VA -I A A6 3& dhw_ Ago- - qW 'W w 4f Xhl lul i -Nab, Mal WP111 oo If _r4r All It _2A V4 j r TF 141 vs wit AUG(fig! ry (y 4 2006 Planning and Zoning Division 11000 N. La Canada Drive, Oro Valley AZ 85737 Phone: (520) 2294800 Fax: (520) 742-1022 Web Site Address: immtownoforovalley.com REQUEST FOR PREAPPLICATION CONFERENCE PROJECT DESCRIPTION: LOCATION:0.- PARCEL NUMBER: TYPE OF REQUEST: J4AO C-v I -Stl� L--I ��IY v APPLICANT NAME/FI o ADDRESS: 4 4 EAy-DdAA- TELEPHONE O.: FAX NO.: PROPERTY WARY � Y� � s � UL 0. ��(0. � Tuc. 751`j(7 SIGNATURE4DATE: i l Le PREAPPLIC N CONFE ENCE DATE RE VESTED �� 0 CP (Office use only) ❑ SUBMITTALS MUST BE RECEIVED BY THE PLANNING DEPARTMENT AT LEAST TEN (10) WORKING DAYS IN ADVANCE OF THE DESIRED PREAPPLICATION CONFERENCE DATE. ❑ SUBMITTAL REQUIREMENTS "ALL PLANS MUST BE FOLDED PER PIMA COUNTY FOLD." o TWENTY (20) COPIES (24X36) OF THE PROJECT CONCEPT PLAN, WITH LOCATION MAP. ©oa=D aa5--1D- aa� -I D- 002� , 2,2.E 1 - A y,� H L eve �,4 ��� Pfcv, UL U L+1a 0. V ► v-ax�� s�- r1k« A7, 5 �C)