HomeMy WebLinkAboutOV1602088oQo�P`'EY y9 TOWN OF ORO VALLEY
DEVELOPMENT & INFRASTRUCTURE SERVICES DEPARMENT
E 11000 N. LA CANADA DRIVE, ORO VALLEY, AZ. 85737
PHONE: (520) 229-4800 FAX: (520) 742-1022
www.orovallem.gov/dis
FUNDED 191ta
1.2 GENERAL APPLICATION FORM Office
OV Case #: M i
Application
Type
❑
Major General Plan Amendment
❑
Final Plat 5
❑
Rezoning/PAD Amendment
❑
Pre -Application
AUG
❑
Planned Area Development
ElZoning
Verification 9 20 i L.,
❑
Conditional Use Permit
❑
Sign Criteria
❑
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
M Other Grading Exception
Subject Property Information:
Address: N/A Parcel/Tax Code: 220-03-0300 through 220-09-1000 and 220-09-016A
Subdivision / Commercial Center Name: Existing plat, Rooney Ranch, Area 7"
Book / Page or Sequence Number: Book 62, Page 4 Lot Number(s) 1 through 68
Legal Description: Rooney Ranch Area 7" (Lots 1 through 68 and common areas "A", "B", and "C" and Rooney Ranch Area "A" (PTN E2 SW4 NW4 ADJ WASH 3.01 AC SEC 6-12-14).
Section/Township/Range: Township 12S, Range 14E, Section 7 Area of Property: 79.5±
Existing Land Use: Vacant Proposed Land Use: Continuing care retirement community
Applicant Information:
Applicant *:
Name: Rob Longaker
Address: 4444 East Broadway Blvd.
Firm: The WLB Group Inc.
City: Tucson
* If more than one, attach list
State: AZ Zip: 85711
Telephone: 520.881.7480 Fax: 520.881.7492 Email: rlongaker@wlbgroup.com
Property Owner(s) if different from Applicant *:
Name: Lisa Israel Firm: La Posada
Address: 350 E. Morningside City: Green Valley State: AZ Zip: 85614
Telephone: 520.648.7909 Fax: Email: LISAQLAPOSADAGV.COM
Consultant: Engineer
(Discipline)
Name: Rob Longaker Firm: The WLB
Address: 4444 East Broadway Blvd. City -Tucson
Telephone: 520.881.7480
Fax: 520.881.7492 Email: rlongaker@wlbgroup.com
State: AZ Zip: 85711
Project Description/Narrative:
Please see attached narrative and exhibits.
I hereby certify that I have read and examined this application and know the same to be true and correct. I am the owner
of the property or the Owner's authorized representative, and if not the owner, I have obtained the owner's permission to
perform stated work. All provisions of laws and ordinances governing this type of work will be complied with whether
specified herein or not. The approval of this application does not presume to give authority to violate or cancel the
provisions of any other federal, state or local law for which this project may be subject to.
Notice: It is the applicant/owner's responsibility to ensure all private rules and regulations (such as Covenants, Conditions
& Restrictions (CC&R's)) of the subdivision and/or commercial center are adhered to. Contact your Home Owners
Association or property management to determine applicable requirements.
It is al a ppli nt's responsibil' to coordinate with all outside agencies to secure their acceptance or clearance.
Fail a to o s y delay issuan of permits. See attached list of agencies.
Rob Longaker—�
Ap icant's Signature Print Name Date
Important Note: All mittals received after 4:00 p.m. will be processed the next day
Submittals will be rejected if:
• Not folded using Pima County fold & collated;
• There are missing items on the checklist unless otherwise approved by Planning Division Manager or Town Engineer.
• Re -submittals cannot be accepted without a transmittal and a written narrative summary describing the purpose of
submittal.
rlongaker@wlbgroup.com
2
ovIUo2o$g
Narrative to Accompany Application for Grading Exception
Nakoma Sky Project
79.5+/- Acres Located Near the Intersection of 11t Avenue and Lambert Lane
Oro Valley, AZ
August 18, 2016
AUG J
I. Introduction
This narrative accompanies an application requesting a Grading Exception for the
Nakoma Sky project. Please refer to the attached Exhibit A showing the location of
the property subject to this Grading Exception. This narrative serves to summarize
this request and provide responses to the five required findings per the Oro Valley
Zoning Code, Section 22.10.E Exceptions and Interpretation Review.
Please note that a Grading Exception was previously approved for the former owner
of this property. It was approved on January 10, 2006 by the Development Review
Board (Oro Valley case number OV12-05-25A).
11. Request
This request for Grading Exception is to seek relief from the maximum cut and fill
requirements of the Oro Valley Zoning Code in several locations on the property.
Section 27.9.E.1.a of the Oro Valley Zoning Code states the following:
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.
Section 27.10.D.3.g.v.g.2.B: of the Oro Valley Zoning Code further states the
following:
Cut and Fill Limits. The maximum cut or fill restrictions in Section 27.9 may be
increased and shall not exceed twelve (12) feet measured vertically from
existing grade to finished grade elevation.
Section 27.10.D.3.g.v.g.1:
1
1) Applicability
Flexible design options may be applied to property or portions of property
with slopes of fifteen percent (15%) and greater, but less than twenty percent
(20%), and ridge features when:
A) Visually significant slopes and ridges are ninety-five percent (95%)
conserved.
8) The cumulative size of designated hillside view conservation areas is five
(5) acres or greater.
C) There are no demonstrable adverse impacts to other ESOS areas on site
or to a riparian area downstream.
We request a Grading Exception for this property in order to allow for the following:
1. Additional cuts and fills in certain areas of the site beyond the 8 feet that are
permitted by Section 27.9 Grading of the Oro Valley Zoning Code; and
2. Additional cuts and fills beyond the 12 feet in certain areas of the site that are
permitted by 27.10.D.3.g.v.g.2.B of the Oro Valley Zoning Code.
lll. Areas on Site Subiect to the Grading Exception
This Grading Exception would apply to the areas of the property as shown on the
attached Exhibit B:
(1) The area near the intersection of 1st Avenue and Lambert Lane. This area of the
site sits anywhere from approximately 10 to 15 feet below the existing grade of
11t Avenue. This area would receive between approximately 10 and 15 feet of fill
to bring it to the elevation of the _adjacent grades on 11t Avenue. This area is
located in a bowl -like area. As such, the fill would be placed against the adjacent
slopes, thereby minimizing the amount of exposed slope.
(2) The street to be constructed between Development Areas A/B and C (labeled
"Street "B" on the Conceptual Site Plan). In order to construct this street to
Town of Oro Valley roadway design standards, approximately 100 lineal feet of
the street will be in a 12 to 15 foot deep cut where the roadway passes through
the ridge of an existing hill. This street is critical to the internal circulation of the
site and allows for the central and eastern portions of the site to have two points
of access to 11t Avenue. This street will be shielded from view from 1st Avenue
by intervening topography and based on its location over 600 feet from 11t
Avenue.
2
(3) Development Area C underground parking and site development. This area is
planned with a two -level parking structure, with the lower lever to be
underground. It is located just west of the main entrance to the senior
apartment building. This parking structure is located in an area that cannot be
seen from any public offsite areas
(4) Street in Development Area B. This street will serve a residential area and cuts
and fills required to construct this road will likely exceed the 8-foot code limit.
IV. Findings and Responses to the Five Findings for a Grading Exception
1. The exception meets the intent and purpose of this code:
As is stated in Section 27.9 Grading of the Oro Valley Zoning Code, "The purpose
of this ordinance (grading) is to provide for the public health, safety and general
welfare and to protect and preserve aesthetics of the natural environment
through regulation of all types of excavation and earthwork on private and/or
public land."
The grading on this site will be in conformance with the regulations and
development standards in the Nakoma Sky Planned Area Development (PAD),
the Oro Valley Zoning Code (with the exception of the requested revisions
herein) and the Design Guidelines for the Town of Oro Valley. All of these
documents will act to provide for the public health, safety and general welfare as
it relates to this property and this Grading Exception will not detract from these
items.
The Nakoma Sky PAD and the Design Guidelines of the Town of Oro Valley
contain regulations that protect and preserve the aesthetics of the natural
environment. Those regulations include the following items:
• The general idea of the grading concept is to utilize contour grading and
landscaping techniques in the creation of cut slopes to achieve
appearances that emulate natural, undisturbed slopes.
• All exposed disturbed areas will be re -vegetated with plant material and
treated to create a natural appearance.
• Long slopes may be designed to include bench terraces.
• Tops and toes of slopes shall be rounded to smoothly transition with the
natural grades.
3
• Cut slopes will be sculpted and re -vegetated to emulate naturally existing
slopes.
• Seeding and erosion control techniques will be employed.
• Where possible, shielded cuts will be utilized.
• Retaining walls greater than 6 feet in height will be designed with 4-foot
minimum planting areas between terraces to provide a grading
transition.
• Retaining walls greater than 10 feet in height will be designed with 8-foot
minimum planting areas between terraces to provide a grading
transition.
• Constructed slopes will be built using materials and colors such that they
will blended in to the natural environment to the greatest degree
possible.
• Slopes will be landscaped in accordance with the Design Guidelines of the
Town of Oro Valley and the Nakoma Sky PAD.
• Material used on the slopes and retaining walls will be consistent with
the materials and colors used for the buildings on the site.
2. Granting the exception constitutes the minimum to allow the proposed
improvement.
The project as designed cannot be constructed as planned and as currently
shown on the Conceptual Site Plan being processed without this requested
Grading Exception. Also, due to the nature of the existing topography, and the
design of the site, the presence of exposed slopes is limited, making the
additional cuts and fills less perceivable.
3. The conditions on the property area unique such that strict adherence to
this section would cause an unnecessary hardship which substantially limits
the preservation and enjoyment of property rights.
This property is located in a unique area and has unique conditions that
necessitate this Grading Exception. These conditions are as follows:
4
A. 11 Avenue was constructed in a manner that placed it above the elevation
of the surrounding land, particularly at the intersection of 15t Avenue and
Lambert Lane. The road is in some places 10 to 15 feet higher than the
adjacent elevations on the subject property. As such, in order to develop
the property adjacent to 111 Avenue and construct a street on the site
that would connect with 15t Avenue, the area must be filled in excess of
the 8 feet as permitted by the Oro Valley Zoning Code.
B. The site contains several hills and ridges and slopes that exceed 25%. In
order to provide a safe and efficient vehicular circulation system that
meets the street design standards of the Town of Oro Valley, Golder
Ranch Fire District and the needs of the property owner, the maximum of
8 feet of cut or fill will be exceeded in certain locations as described in
this application.
C. The site is located adjacent to the Canada del Oro Wash and contains
washes that flow through the site from north to south. In order to
adequately raise the site and protect it from the harmful effect so
flooding.
D. The site has been designed to include underground parking in order to
reduce surface parking and provide additional area for building and
recreational amenity area. The height of the lower level of the parking
garage (the portion of the garage that is below ground) and the location
of the garage near a ridge necessitates this Grading Exception.
4. The exception imposes conditions so as not to constitute a granting of a
special privilege.
The Grading Exception, if approved, will allow a unique project with high quality
development standards to be constructed. The following conditions would be
applicable to this Grading Exception:
A. With the exception of the cut and fill requirements, grading would be in
compliance with the grading standards in the Oro Valley Zoning Code.
B. Cut and fill slope treatment would be in compliance with the exhibits
contained within this application, including the 8-foot terrace between
retaining walls or constructed slopes that will allow for ample
landscaping to be installed on such terrace.
5
C. The slope treatments would also be constructed in full compliance with
the high quality standards and development regulations of the Nakoma
Sky PAD.
D. The construction of retaining walls would emulate the colors and
materials that are to be used for the buildings on site.
E. The Grading Exception would allow for the construction of a structure
that is unique to Oro Valley, and that is a below grade parking structure.
This structure allows for a more efficient use of the land and reduces the
amount of surface parking.
5. The exception will not be materially detrimental to persons residing in the
vicinity, to adjacent property and to the neighborhood or the public
welfare in general.
As previously discussed, this property has few residential neighbors. The
surrounding properties are as described below:
West: Existing neighbors to the west have their views to the site
screened by intervening topography. The distance between these
homes and the subject property varies from approximately 300 feet
to 700 feet. Also, requested fills at 1St Avenue and Lambert Lane
would have limited exposed slopes that would be visible to those
neighbors and those traveling on 1st Avenue.
• Northeast: Residential lots within the Palisades Point subdivision are
located over 800 feet from the northeast corner of the site. The lots
in the southern portion of this subdivision cannot see the site due to
intervening topography. Lots in the northern portion of Palisades
Point can see the site, but the areas proposed to be subject of this
Grading Exception will be minimally visible and also will be located
over % mile away.
East: Pima County owns property to the east and it is not anticipated
that this property will be developed.
North: There is intervening topography between the site and the
planned residential community to the north. The proposed
exception areas would largely not be visible from the north.
• South: The Canada del Oro Wash is located to the south of the site
and commercial property is located adjacent to the wash. As such,
this property will not be materially affected by this exception. Those
who may be using the river path along the south side of the Canada
del Oro Wash would be located over. 800 feet from the site and this
distance would minimize any impacts of the requested Grading
Exception.
The general public would be minimally affected by the Grading Exception
primarily due to limited visibility of the site, described as follows:
Views of the site from 11t Avenue would be screened by intervening
topography and exposed slopes as seen from 1st Avenue would be
minimal.
Views from the river path along the Canada del Oro Wash would be
limited by intervening topography and vegetation and due to the fact
that the site is over 800 feet from the river path.
Views from Steam Pump Ranch recreational facility would be limited
by intervening topography and vegetation and due to the fact that
the site is over 800 feet from the recreational facility.
7
M
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The EXHIBIT A o.1e�4
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GRADING DEPTH LEGEND
COLOR BEGIN DEPTH END DEPTH
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12.00' 16.00'
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�\NAKOMA SKY PROJECT
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SCALE 1"= 200'
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Tucson, Arizona (520) eei-74eo \\ \ \ \ (/ / CONTOUR INTERVAL. 5' APPLICATION FOR GRADING EXCEPTION