HomeMy WebLinkAboutOV81504TOWN OF ORO VALLEY
DEVELOPMENT & INFRASTRUCTURE SERVICES DEPARMENT
11000 N. LA CANADA DRIVE, ORO VALLEY, AZ. 85737
.': PHONE: (520) 229-4800 FAX: (520) 742-1022
www.orovalleyaz.govldis
1.2 GENERAL APPLICATION FORM office use:
Application Tvpe:
❑ Major General Plan Amendment ❑ Final Plat 9' Tnn'�i
❑ Rezoning/PAD Amendment ❑ Pre -Application t V �9
❑ Planned Area Development Cl Zoning Verification MAY 19 101�
54 Conditional Use Permit ❑ Sign Criteria s._
❑ Zoning Code Amendment ❑ Sign - PAD Exemption
❑ Conceptual Site Plan ❑ Master Sign Program ""..
❑ Conceptual Public Art ❑ Communication Facility — Tier 1 and 2 Minor
❑ Conceptual Architecture ❑ Communication Facility — Major
❑ Final Site Plan ❑ Revised Development Plan
❑ Conceptual Landscape Plan ❑ Other
Subject Property Information:
Address:`)GAS- N. Oracle VOC4 Parcel/TaxCode: ZZq 31' Olt 4:31
Subdivision / Commercial Center Name: Omc LE V i-5jN Cep, +er
Book / Page or Sequence Number: Lot Number(s) ?Oc'4' M o P Ldl- 4-
Legal Description: Pdr+;&, Loi- 4, LY 6r W br ad)LAcev i fa S(Z ii
SectionFrownship/Range: Area of Property: (e. (v3 Aches
Existing Land Use: Vaco'4' Proposed Land Use: CoVAMertio.t
Applicant Information: * If more than one, attach list
Applicant*:
Name: ckeis A(exowv� r Firm: _MS aro Votkec , PLC
Address: M 0 C lc%V _7e %'rC-.Q-_ Vycj. d 5�E. ZOS City; Car'wtQI State: )14 zip: lGon
Telephone: 317' S Z Z • G4Z16 Fax: Email: CG I9_xc ..^ de r (0 yHu.. n , nvc5i-. Cd w,
Property Owner(s) if different from Applicant*: `'
Name:_ 2i61. Vlelner Firm: V�Ctey►:5�' ivtc..
Address: 25 710 PCl�i e_ H I LI.S (7r`. City; M; WNM V in 0 State: C A zip: 92 G92
Telephone: S4(.-774S Fax: SZO.54(0'Z-1911 Email: r'lat2%v%er-wr. Cov.,
Consultant*: Ee4'%n2er Cc i V, O (Discinline)
Name: TecX Lv�LtEr Firm: _ Cote ic,y, IrUlp, (" 1C
Address: 2e(t. • City: i.o@�k State: A Z zip: $SUl (C.
Telephone: (DOZ•79S'4tll Fax: Email: +lu+(ner& CaleS+l. Cou•1
6
CONDITIONAL USE PERMIT
NARRATIVE
MAINSTREET TRANSITIONAL HEALTH CARE
- FACILITY
9645 9669 N. ORACLE ROAD
MAY 19 2015 Oro Valley, AZ 85737
Prepared fora
Oro Valley
Community Development Department
11,000 N. La Canada Dr.
Oro Valley, AZ 85737
Project applicant:
MS Oro Valley, LLC
14390 Clay Terrace Blvd., Suite 205
Carmel, IN 46032
Ph: 317-582-6925
Property Owner. -
Oracle Vista, Inc.
25710 Pacific Hills Drive
Mission Viejo, CA 92692
Prepared by:
Cole Design Group, Inc.
2701 E. Camelback Road, Suite 175
Phoenix, AZ 85016
Ph: 602-795-4111
Date:
May 18, 2015
Conditional Use Permit Narrative
1
DETAILS:
Mainstreet Transitional Health Care Facility
9645 — 9669 N. Oracle Road
400' North of Linda Vista Road/Oracle Road intersection
Oro Valley, Arizona, 85737
Site Area: 6.63 +/- Acres
Zoning: CM
Building Area: 77,426 SF new construction
Contact Information
Property Owner: MS Oro Valley, LLC
Contact Person: Christopher Alexander, (317) 582-6925
Project Consultant: Cole Design Group, Inc.
Contact Person: Ted Luther, (602) 795-4111
PROPOSED OPERATION:
Mainstreet is proposing to build a 106 bed rehabilitation facility consisting of 70
transitional care and 36 assisted living beds located at 9645 — 9669 N. Oracle Road in
Oro Valley, AZ. The health center will offer hotel -like amenities in a one-story 77,000+/-
square foot building. It will cater to guests that require short-term medical therapy after
a hospital stay, prior to going home.
The healthcare landscape is rapidly changing, with a heavy focus on efficiency, lower
costs, and better outcomes for consumers. Post -acute care — also known as
transitional care (short -stay rehabilitation and therapy — under 30 days) — is the coming
wave of healthcare. Care for aging Americans is different today and is quickly evolving.
It's no longer just long-term care. Post -acute care is emerging as a very real need for
guests that require physician -directed rehabilitation after a hospital intervention and/or
surgery for cardiac events, strokes, and hip/knee replacements. Mainstreet's Next
Generation properties are an ideal solution to meet the needs of their guests by
providing high quality post —acute care prior to going home. Therefore, the facility will
remain open 24 hours a day, 7 days/week.
Conditional Use Permit Narrative
2
The average project investment creates about $20 million in total economic impact in
the local community the year the project is built. Out of that total, the average
investment value of $13.5-$14 million and over $9.4 million annual operations impact to
the community. On average, each property creates approximately 400 construction jobs
and about 100 full-time employees for an estimated $3.4 million in direct payroll and
$1.2 million in indirect payroll.
SITE IMPROVEMENTS
Mainstreet intends to construct a one story building with various architectural features
that blend in well with the adjoining development. The Oro Valley design guide will be
followed to insure compatibility with Town standards.
Site improvements include one right in, right out access onto Oracle Road, connections
to existing interior drives for the memory care and Golder Fire Station, new wall to
connect to the existing wall west of the memory care, joint detention basin, native plant
preservation and landscaping. The proposed basin will be a continuation of the existing
basin behind memory care to provide a whole development drainage solution to
drainage concerns.
PUBLIC HEALTH, SAFETY & WELFARE
The proposed use of a transitional care facility will not pose a public health safety and/or
welfare risk to the surrounding community. We do not anticipate damage or nuisance
arising from noise, smoke, odor, dust, vibration or illumination of the property.
Explosives or other hazardous materials will not be stored on site. This use is
reasonably compatible with other types of uses permitted in the surrounding area.
ORACLE ROAD SCENIC CORRIDOR OVERLAY DISTRICT
Please refer to the Site Analysis Document for items pertaining the ORSCOD including
setbacks and view shed analysis photos.
Conditional Use Permit Narrative
ors '-�3/s G
mainstreet°
development I health I investments
[12/8/20151
VIA EMAIL
Development and Infrastructure Services
Town of Oro Valley `
Attn: Rosevelt Arellano 4 '
11000 N. La Canada Drive
Oro Valley, AZ 85737
rare] lano(a)oroval leyaz. gov
Re: Formal notice to withdraw applications for project OVI 15-017 from the planning
process.
Dear Mr. Arellano:
Please withdraw all applications for the proposed Senior Care Facility at Oracle Vista Centre,
located on the southwest corner of Desert Sky Road and Oracle Road, OV 115-017 from the planning
process. The applications include, but are not limited to, the Conditional Use Permit, Revised Rezoning
and Master Development Plan, Conceptual Design applications, etc.
Should you have any questions, please feel free to call me at (317) 582-6925 or email me at
calexander(a?,maininvest. com.
Sincerely,
Christopher B. Alexan r
Senior Development Director
Cc: India Ballard-Bonfitto (iballard(,i),maininvest.com)
Ted Luther (tluther(a)colestl.com}
Dev Pawar (d awar mart-team.com
MAIN STREETI NVESTMENT.COM 1 14390 CLAY TERRACE BLVD, SUITE 205, CARMEL, IN 46032 1 317.582.6200
MAINSTREET TRANSITIONAL HEALTH CARE FACILITY
Conditional Use Permit/
Conceptual Site Plan/Conceptual Landscape Plan
OV815-004, OV915-004, OV1215-17
Engineering Comments, 1st Submittal
Josh Potter, P.E.
July 6, 2015
The Town of Oro Valley Permitting Division has completed the first review of the
Conditional Use Permit, Rezoning requests and Conceptual Site Plan submittal package
and has provided comments below:
GENERAL COMMENTS
1. A Final Plat is required for this parcel to be split into 2 lots.
2. A condition of the approved rezoning is to dedicate 30' of additional right-of-way on
Linda Vista Blvd. Please verify if this has been completed or process the dedication
of the additional right-of-way.
3. Approvals and permits required from the Arizona Department of Transportation
(ADOT) are the applicant's responsibility to coordinate and obtain directly with
ADOT. This includes any utility connections that may be required.
4. The maximum cut or fill from existing grade is 6'. It is difficult to determine based on
the contours on the Master Development Plan if this limits is exceeded at the
northwest corner of the building. Verify compliance with this requirement.
5. The developer of the property "EL Corredor" located east of this project on Oracle
Road is making improvements to Linda Vista Blvd. on both the east and west
approaches. The applicant is highly encouraged to coordinate improvements on
Linda Vista with the developer of "El Corredor".
6. The title report that was provided with submittal does not appear to be for the
project property. Provide a title report for this project. The title report shall also
include the expanded schedule B's.
7. The approved development plan for the project shows a right turn lane into the
driveway at Linda Vista. Revise the plans to show this improvement in accordance
with the approved development plan. Alternatively, address the warrant for this turn
lane in the traffic statement.
CONDITIONAL USE PERMIT
8. Please address in the narrative how the project conforms to the CUP criteria. See
Planning comments for additional detail regarding submittal requirements.
REZONING/MASTER DEVELOPMENT PLAN
9. All conditions of the previous rezoning request approval are applicable to this
project and revised Master Development Plan.
eng-csp-01-20150706
10. Stormwater retention is not permitted in Oro Valley. Remove all references to
retention and provide stormwater detention to reduce post -developed run-off
volumes.
11. This project shall be designed in accordance with the 2012 International Codes with
local amendments. Revise code references as necessary.
12. The Master Development Plan is not a construction document. Remove
construction related Engineer's Design Notes and Engineer's Paving Notes.
Provide general notes as shown on the approved Master Development Plan.
13. Revise the Oro Valley Case Number to "OV1215-17".
14. Provide the name and email addresses for the Owner/Developer, Civil Engineer,
Architect, and Land Surveyor.
15.Add the Oro Valley Case Number "OV1215-17" to the title block in the lower right
corner of each sheet.
16.Add reference numbers "OV115-017", "OV1206-25", "OV1206-2513", "OV815-004",
and "OV915-004" to the lower right
17.The matchlines on the project overview do not match the interior sheet layouts.
18. There are several areas that appear to have ponding based on the proposed
contours. Revise grading or provide additional detail. See the redlines for additional
information.
19.The sidewalk on the north side of the building appears to exceed ADA standards
based on the contours provided. Please verify compliance with the ADA standards
or revise as necessary.
20. Retention is not permitted in Oro Valley. Revise the basin design to provide
detention only. Provide outfalls locations and structures that mimic existing
drainage patterns.
21. Identify the location of the sewer connection point for the new parcel that is created
east of the existing fire station.
22. Add the western property line for the Catalina Springs memory care parcel.
23. Add Sight Visibility Triangles at all intersections shown on the plan.
24. Based on the contours shown on the plan it appears that the slope at the trash
enclosure is steep. In addition, the slope of the parking spaces near the northwest
corner of the building appears steep. Revise the grading in these areas.
25. It appears that the northern water line connection point is connecting at an existing
power pole location.
26. In section E.2 and E.3 add a statement that the site design will meet the
requirements of the TOV Drainage Criteria Manual.
CONCEPTUAL SITE PLAN
27.Address all redlined comments within the attached Conceptual Site Plan (CSP)
and Conceptual Landscape Plan (CLP). Provide a comment response letter and
Eng-cspdp-01-20130426
return all redlined originals to the Town of Oro Valley. (Town Zoning Code Section
22.9.D.2.a)
28.There are several areas that text is overlapping or illegible. Revise text as
necessary. The minimum font size is 0.12". (CSP Chklst)
29. Provide plan formatting per the Conceptual Site Plan Checklist. See Planning
comments for additional detail. (CSP Chklst)
30. Please make the redlined corrections to the Title Block on each CSP and CLP
sheet. (e.g., Town of Oro Valley Case Number OV1215-17) (CSP Chklst)
31. Please make the redlined correction to the "Ref. Case #" as redlined in the lower
right hand corner of each sheet. (CSP Chklst)
32. Please show all existing zoning classifications on and adjacent to the project
which also includes, lot lines, and lot numbers. (CSPChklst)
33.The maximum depth of a cut or fill shall not exceed six (6) feet measured
vertically from the existing grade to the finished elevation. The depth of a cut or
fill slope may be increased to eight (8) feet when terracing is utilized in
conformance with Illustration 27.9 - 3. The terraces shall be landscaped to the
satisfaction of the Town. For any construction, the height of exposed, constructed
slopes shall not exceed 12 feet in vertical dimension. It appears that the
northwestern portion of the building and site may exceed the requirement. Clarify
the grading in this area and provide additional detail on the plan to demonstrate
conformance. (CSP Chklst)
34. Provide the right-of-way width, edge and limits of existing paving, and street
elements such as medians, curbs, sidewalks, etc ... for all road adjacent to the
Site. (CSP Chklst)
35. Indicate the location and size of any proposed monument signs. (CSP Chklst)
36. Indicate location of dumpsters, screening location and materials. (CSP Chklst)
37. Permission from adjacent and property owners and construction and
maintenance easements are required for any proposed offsite drainage
improvements. (Town Zoning Code Section 22.9.D.2.a)
38. Provide dimensioned SVT's throughout the plan at all PAAL/PAAL and
PAAL/Street intersections. (Town Subdivision Street Standards: Sec 4.8)
39. Please note for future submittals that shared access easements and common
drainage easements will be required at all locations that cross lot lines.
Maintenance responsibilities will need to be detailed in the easement language.
(Town Zoning Code Section 22.9.D.2.a)
40. Please note that it is the applicant's responsibility to coordinate directly with Pima
County Regional Wastewater Reclamation Department to obtain necessary
sewer capacity allocation and approvals. (Town Zoning Code Section 22.9.D.2.a)
41. Please note that it is the applicant's responsibility to coordinate directly with Pima
County Addressing and Assessor's Offices for any address approvals and/or lot
combinations required. (Town Zoning Code Section 22.9.D.2.a)
Eng-csp-Ip-01-20130426
Sheet 1
42. Provide a location map with the elements required in the CSP Checklist. (CSP
Chklst)
43. Provide the contact names and email addresses for the owner/developer,
architect, and land surveyor. (CSP Chklst)
44. This project shall be designed in accordance with the 2012 International Codes with
local amendments. Revise code references as necessary. (CSP Chklst)
45. The Conceptual Site Plan is not a construction document. Remove construction
related Engineer's Design Notes and Engineer's Paving Notes. Provide general
notes as required on the Conceptual Site Plan checklist. (CSP Chklst)
Sheet 2
46. Please check the legend and the lines/symbols depicted on the plans sheets for
consistency. (CSP Chklst)
47. Provide only abbreviations that are applicable to this plan. (CSP Chklst)
48. Revise the abbreviations text and legend that are overlapping. (CSP Chklst)
Sheet 3
49. Retention is not permitted in Oro Valley. Revise the basin design to provide
detention only. Provide outfalls locations and structures that mimic existing
drainage patterns. (TOV Drainage Criteria Manual)
50. There are several areas that appear to have ponding based on the proposed
contours. Revise grading or provide additional detail. See the redlines for additional
Information. (Town Zoning Code Section 22.9.D.2.a)
51. The sidewalk on the north side of the building appears to exceed ADA standards
based on the contours provided. Please verify compliance with the ADA standards
or revise as necessary. (2010 ADA Standards)
52. Identify the location of the sewer connection point for the new parcel that is created
east of the existing fire station. (CSP Chklst)
53. Add the western property line for the Catalina Springs memory care parcel. (CSP
Chklst)
54. Based on the contours shown on the plan it appears that the slope at the trash
enclosure is steep. In addition, the slope of the parking spaces near the northwest
corner of the building appears steep. Revise the grading in these areas. (Town
Zoning Code Section 22.9.D.2.a)
55. It appears that the northern water line connection point is connecting at an existing
power pole location. (Town Zoning Code Section 22.9.D.2.a)
56. The maximum cross -slope at the cross -walk area in the driveway at Oracle Road is
2%. Revise grading as necessary. (2010 ADA Standards)
57. Verify the direction of the drainage flow arrows. Some do not appear to be
consistent with the proposed contours. (Town zoning Code Section 22.9.D.2.a)
Eng-csp-ip-01-20130426 4
58. Indicate the location of proposed and existing curb openings and catch basins. (CSP
Chklst)
CONCEPTUAL LANDSCAPE PLAN
59. Provide formatting per the CSP checklist and Planning comments. (CSP Chklst)
60. Please show and identify all water harvesting basins. (CSP Chklst)
61. Provide notes on the CLP per the CSP checklist. (CSP Chklst)
62.Trees shall be located a minimum of 7.5' from wet utilities or root barriers shall be
provided. (CSP Chklst)
TRAFFIC IMPACT STATEMENT
63. Comments on the TIS will be forthcoming.
If you have any questions, please call (520) 229-4824.
Eng-csp4p-01-20130426 5
OJPLIEY ARi2
AFpUN�a1
Development and Infrastructure Services
June 17, 2015
Ted Luther Karen Novak
Cole Design Group, Inc. Novak Environmental, Inc.
2701 E. Cambelback Road, Suite 175 4574 N. First Ave., Suite 100
Phoenix, AZ 85016 Tucson, AZ 85718
Via e-mail: tluther(cDcolestl.com Sent via email karen cDnovakenvironnnental.com
RE: Main Street Senior Care Facility
CUP, CSP, CLP, CA, SRI Plan, NPPP, Revised TDP and MDP
SWC of Desert Sky Road and Oracle Road
Case No's. OV815-004, OV915-004 and OV1215-17
Dear Chris,
Thank you for submitting the above -referenced applications for a proposed senior care facility, located
on the southwest corner of Desert Sky and Oracle Roads. Based on your submittal, staff offers the
following comments to be addressed in a revised application. A copy of the Zoning Code (ZC) is
available online at www.orovalleyaz.gov.
Conditional Use Permit (CUP) - OV815-004
1. In the narrative, please explain how the project conforms with the CUP criteria related to the
following potential nuisances and activities (Section 22.5.A.1.c):
a. Noise: Traffic, AC units, emergency generators, outdoor activity and emergency vehicles
b. Smoke: Chimneys and outdoor fire place
c. Odors: Cooking equipment
d. Dust: During construction and normal business operations
e. Vibration: AC units and emergency generators
f. Illumination: Parking lights and signage
g. Hazards associated with unusual volume or character of traffic
Revised Tentative Development Plan (TDP) — OV915-004
2. In the title blocks, please identify the project as "Revised Tentative Development Plan.
3. Show the existing and future developments for the entire property.
4. To save time, the applicant may use the Revised Master Development Plan as a Tentative
Development Plan.
5. In the Site Analysis, please make the following revisions:
a. Please make sure all drawings are consistent with the second submittal.
b. On Pages 4 and 7, the correct Landscape Buffer Yard Type is "B" and not "D."
Significant Resource Inventory (5R1) Plan — OV1215-17
6. In the title blocks, identify the project number as OV1215-17 and not OV1206-25.
7. Please confirm that the proposed mitigation accounts for all native protective plants listed in
Addendum C, Table C-1 and Table C-2 of the Zoning Code (Sections 27.6.B.2.a and 27.6.B.4.a of
the ZC).
8. On the drawing, identify the proposed sidewalk located along the east property line.
9. The significant vegetation located in both the landscape buffer yards and outside the disturbed
areas (i.e. building envelope, parking areas, drainage basins, etc.) must be preserved in place
(Rezoning Condition No. 7).
10. Under the Significant Vegetation Mitigation Summary Table, the correct number of mitigation
trees is four (4) for the Parkinsonia microphylla (Table 27-1 of the ZC).
Native Plant Preservation Plan (NPPP) — OV1215-17
11. See above Staff Comments No's. 6, 7 and 8.
12. Under the Native Plant Tabulations Table, please identify the total number of trees and shrubs
to be preserved in place and removed from the site. Also, identify the total number and types of
healthy cacti available for a Save -A -Plant event.
13. Add a general note stating that the shrubs meeting the salvage criteria but are destroyed will be
replaced on a one-to-one ratio with the same species and size as that destroyed (Section
27.6.B.4.d of the ZC).
Conceptual Landscape Plan (CLP) — OV1215-17
14. Please separate the Landscape Plan from the Conceptual Site Plan drawings, and refer to the
Conceptual Design Process Guide for the required format and content.
15. On the drawing, please make the following revisions and/or additions:
a. The sidewalk located along the east property line should meander around the existing
vegetation to be preserved in place.
b. As a pedestrian amenity, please provide shade trees near the proposed sidewalk
located along the east property line.
c. Shaded seating areas are required along walkways and in courtyards. A minimum of two
shaded seating areas are required along walkways over 400' in length (Sections
23.8.B.3.d of the ZC and Section 2.1.P.1.b of Addendum "A").
d. Provide landscape materials in the landscape islands located immediately east of the
main entry along Oracle Road (Section 27.6.C.2.a of the ZC).
e. Show the public art location being in accordance with Sections 27.3 and 23.8.B.3.b of
the ZC.
f. Please identify the following landscape buffer yards:
i. West: 40', Type B
ii. East: 30', Type B
g. To improve the project's compatibility with the adjacent townhomes to the west, please
provide additional vegetation within the westerly landscape buffer yard.
h. The proposed parking improvements (i.e. PAAL's, parking spaces, curbs, etc.) cannot be
located within the 40' landscape bufferyard located along the west property line (Section
27.6.C.4.d.2 of the ZC). Please revise and/or address accordingly.
i. A ten (10') foot-WIMe landscaped area is required on all Lr (4) sides of the building
(Section 27.6.C.7.d of the ZC).
j. A 3.5' tall screen wall is required along the landscape buffer adjacent to Oracle Road.
k. The proposed loading area must be screened from Oracle Road with a six (6') foot tall
wall (Section 27.6.C.6.b.6 of the ZC).
I. The proposed development must incorporate a pedestrian connection (i.e. sidewalks,
crosswalks, etc.) to the surrounding building pads (Section 27.6.C.7.c of the ZC).
Conceptual Site Plan (CSP) — OV1215-17
16. Please refer to the Conceptual Design Process Guide for the required format and content.
17. On the Cover Sheet, please make the following revisions and/or additions:
a. Under General Landscape Note No. 2, please correctly spell the word "surveyed."
b. Identify the project number as OV1215-17 and not OV115-017.
c. On the drawing, please make the following revisions:
i. Show the building pads for the entire site.
ii. Include the zoning designation for the adjacent parcels.
d. Provide the calculations for the required courtyard (Section 23.8.B.3.c of the ZC).
e. Under the parking table, the correct number of required and provided parking spaces is
113 and not 112. See drawing.
f. Add the rezoning conditions.
g. Remove the General Landscape Notes because they are not applicable to the site plan
design.
h. Identify the proposed uses (i.e. assisted living, skilled nursing, etc.)
i. See above Staff Comment No. 15h.
j. Under the General Notes, please list the following building setbacks:
i. North:25'
ii. South:25'
iii. West:25'
iv. East: average 120'
18.On the drawing, please make the following revisions and/or additions:
k. Show the public art location being in accordance with Sections 27.3 and 23.8.B.3.b of
the ZC.
I. The proposed sidewalk located near the northeast corner of the building should connect
to 1) The sidewalks located along the north building elevation and to the 2) Existing
sidewalks located around the Catalina Springs Memory Care Facility.
m. See above Staff Comment No. 15f.
19. Staff offers the following comments related to Oracle Road Scenic Corridor Overlay District
(ORSCOD):
a. Please provide a calculation demonstrating how the proposed floor area ratio conforms to
the floor area ratio requirements of the overlay district (Section 27.10.D.3.f.vi.a.1.C.3.B of
the ZC).
20. Provide an explanation on how the proposed parking design minimizes noise and light pollution
on the adjacent properties to the west (Section 23.8.B.7.c of the ZC).
21. On Sheet C2.0, the Legend is not legible in the top right hand corner.
22. The building height (i.e. 16' —18') shown on the drawing is not consistent with the building
height (i.e. 25') shown on the Conceptual Architecture application. Please revise and/or address
accordingly.
23. Staff offers the following comments for informational purposes only.
n. The sidewalk on the east side of the site shall be designed to meet ADA standards, and
shall be located within a pedestrian easement (Rezoning Condition No. 20).
o. Exterior lighting shall be designed with low-pressure sodium fixtures and the light poles
shall be no taller than eighteen (18') feet or the height specified in the ZC — whichever is
less (Rezoning Condition No, 27).
p. All proposed crosswalks located in the PAAL's must consist of a raised and/or textured
concrete material (Section 2.1.C.2.b of Addendum "A" of the ZC).
q. Light poles shall not be located within parking islands (Section 27.6.C.6.b.4 of the ZC).
r. Trees shall not be planted under outdoor lighting structures (Section 27.6.C.2.k of the ZC).
s. Service and delivery operations are allowed only between 6:00 a.m. and 9:00 p.m.,
Monday through Saturday and 7:00 a.m. to 7:00 p.m. on Sundays. These hours must be
posted in all service and delivery areas. Hours may be extended with a Conditional Use
Permit (Section. 23.8.B.5 of the ZC).
t. Outdoor speakers are prohibited. Outdoor entertainment shall be limited to 9:00 a.m. to
10:00 p.m., seven (7) days a week (Section. 23.8.13.5 of the ZC).
u. The walkways within the courtyard area must be paved, lighted and ADA accessible
(Section 2.1.P.1.a of Addendum "A").
Conceptual Architecture (CA) — OV1215-17
24. The Planning Staff has concerns with the proposed twenty-five (25') feet building height meeting
the spirit of the rezoning condition of an eighteen (18') foot tall maximum building height.
25. To highlight the varying wall planes, the applicant should use the same color on similar wall
planes and provide a more contrasting color palette (Section 2.2.D.1.g of Addendum "A").
26. Label the proposed colors on the building elevations.
27. The west building elevation does not contain the same level of architectural detail as the other
sides of the building as required by Section 2.2.A.1.b.1 of Addendum "A", Design Standards, of
the ZC. To address the zoning provision, please provide the following architectural features:
a. To allow a more varied roofline, raise the height of the wall plane containing an exterior
door to 18' (2.2.B.1, of Addendum "A").
b. Add exposed wood beams on the wall plane containing an exterior door.
c. Provide a shaded trellis and an additional stone veneered wall.
d. Make the right side of the building containing the exposed wood beams the same wall
plane as the left side of the building containing the exterior door.
28. To improve the building architecture, the applicant should consider installing 4" recessed
windows and other shapes consistent with the proposed pueblo style architecture (Section
2.2.D.2.a of Addendum "A").
29. To improve energy conservation, the project must incorporate shade devices along the south
and west building elevations (Section 2.2.G.3 of Addendum "A").
30. On the colors and materials palette, please identify the light reflectance value (LRV) for each
31. Identify the AC wall units.
32. Staff offers the followiwLmments for informational purposes only.
e. The maximum LRV for exterior finishes is 60% (Section 25.1.A.2.b of the ZC).
f. Mechanical equipment must screened from public view. Screening shall be
accomplished through the use of landscaping, walls, parapets, undergrounding and/or
concealed placement (Section 2.2.F of Addendum "A").
g. Signs must be a copper patina color (Rezone Condition No. 29).
h. The maximum height of wall -mounted lights is nine (9') feet, except for those used to
illuminate the parking area. (Section 27.5.F.4 of the ZC).
Revised Master Development Plan (MDP) — OV1215-17
33. The correct project number is OV1206-25 and not OV115-017.
34. Add the following information:
i. General Notes shown on the approved Master Development Plan.
ii. Revise parking calculations for the entire property.
iii. Show all building pads, parking areas, pedestrian connections, setbacks,
landscape bufferyards, drainage basins, easements, and future buildings.
35. On the Cover Sheet, the Location Map should show the entire property.
Conceptual Public Art
36. The proposed development is subject to the public art provisions of the ZC. To meet these
requirements, please see Section 27.3 of the ZC.
Summary
Please submit five (5) copies of the following documents for a second submittal:
• CUP Narrative
• 24" x 36" sheets of SRI and NPPP
• 11" x 17" colored sheets of CA
• 24" x 36" sheets of CSP and CLP
• 24" x 36" sheets of revised TDP and MDP
• One (1) disk containing pdf copies of the above documents
Response letter
The Planning Staff will determine whether a second neighborhood meeting is required upon review of
the second submittal.
Please feel free to contact me with any questions.
Sincerely,
Q. 4a o(--
Rosevelt Arellano
Senior Planner
Cc: File