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Home My WebLink AboutOV101202March 15, 2012 Ms. Karen Berchtold, AICP Senior Planner 11000 N. La Canada Drive Oro Valley, AZ 85737 Subject: OV Case 40V1012-02 WLB No. 108018-A-008 Dear Karen: On behalf of the property owners, Rivers Edge, LLC, we w 30 of the Catalina Ridge subdivision. ly GROUP, INC. G. Lotl.Wwx-91; Project Manager L:\108018\A-008 Lot 25 and 30 Variance\Berchtold Ltr 3-12.doc Engineering • Planning Surveying • Urban Design Landscape Architecture application for a variance on Lot Engineering • Planning • Surveying • Urban Design • Landscape Architecture Offices located in Tucson, Phoenix, Flagstaff, Las Vegas • E-mail: tucson@wlbgroup.com 4444 East Broadway • Tucson, Arizona 85711 • (520) 881-7480 • FAX (520) 881-7492 AGENDA ORO VALLEY BOARD OF ADJUSTMENT REGULAR SESSION FEBRUARY 28, 2012 ORO VALLEY COUNCIL CHAMBERS 11000 N. LA CANADA DRIVE CALL TO ORDER AT OR AFTER 3:00 PM ROLL CALL ORDER OF BUSINESS REGULAR AGENDA: 1. Approval of the December 20, 2011 and January 24, 2012 minutes 2. Election of Board of Adjustment Officers 3. Public Hearing: Request for a variance for Lot 25 in the Catalina Ridge development to permit the home to encroach into the rear building setback. Property is located at 420 E. Natasha Court. OV1012-01 4. Public Hearing: Request for a variance for Lot 30 in the Catalina Ridge development to permit the home to encroach into the rear building setback. Property is located at 422 E. Natalia Place. OV1012-02 5. Planning Division Manager Update ADJOURNMENT POSTED: THIS IS THE AGENDA FOR THE BOARD OF ADJUSTMENT REGULAR SESSION AND HAS NOT BEEN POSTED. WHEN POSSIBLE, A PACKET OF AGENDA MATERIALS AS LISTED ABOVE IS AVAILABLE FOR PUBLIC INSPECTION AT LEAST 24 HOURS PRIOR TO THE BOARD OF ADJUSTMENT MEETING IN THE TOWN CLERK'S OFFICE BETWEEN THE HOURS OF 8:00 A.M. — 5:00 P.M. THE TOWN OF ORO VALLEY COMPLIES WITH THE AMERICANS WITH DISABILITIES ACT (ADA). IF ANY PERSON WITH A DISABILITY NEEDS ANY TYPE OF ACCOMMODATION, PLEASE NOTIFY THE TOWN CLERK'S OFFICE AT LEAST FIVE DAYS PRIOR TO THE BOARD MEETING AT 229-4700. INSTRUCTIONS TO SPEAKERS MEMBERS OF THE PUBLIC HAVE THE RIGHT TO SPEAK DURING ANY POSTED PUBLIC HEARING. HOWEVER, THOSE ITEMS NOT LISTED AS A PUBLIC HEARING ARE FOR CONSIDERATION AND ACTION BY THE BOARD DURING THE COURSE OF THEIR BUSINESS MEETING. MEMBERS OF THE PUBLIC MAY BE ALLOWED TO SPEAK ON THESE TOPICS AT THE DISCRETION OF THE CHAIR. IF YOU WISH TO ADDRESS THE BOARD ON ANY ITEM(S) ON THIS AGENDA, PLEASE COMPLETE A BLUE SPEAKER CARD LOCATED ON THE AGENDA TABLE AT THE BACK OF THE ROOM AND GIVE IT TO THE RECORDING SECRETARY. PLEASE INDICATE ON THE SPEAKER CARD WHICH ITEM NUMBER AND TOPIC YOU WISH TO SPEAK ON, OR IF YOU WISH TO SPEAK DURING "CALL TO AUDIENCE," PLEASE SPECIFY WHAT YOU WISH TO DISCUSS WHEN COMPLETING THE BLUE SPEAKER CARD. PLEASE STEP FORWARD TO THE PODIUM WHEN THE CHAIR ANNOUNCES THE ITEM(S) ON THE AGENDA WHICH YOU ARE INTERESTED IN ADDRESSING_ 1. FOR THE RECORD, PLEASE STATE YOUR NAME AND WHETHER OR NOT YOU ARE A TOWN RESIDENT. 2. SPEAK ONLY ON THE ISSUE CURRENTLY BEING DISCUSSED BY THE BOARD. PLEASE ORGANIZE YOUR SPEECH, YOU WILL ONLY BE ALLOWED TO ADDRESS THE BOARD ONCE REGARDING THE TOPIC BEING DISCUSSED. 3. PLEASE LIMIT YOUR COMMENTS TO 3 MINUTES. 4. DURING "CALL TO AUDIENCE" YOU MAY ADDRESS THE BOARD ON ANY ISSUE YOU WISH. 5. ANY MEMBER OF THE PUBLIC SPEAKING MUST SPEAK IN A COURTEOUS AND RESPECTFUL MANNER TO THOSE PRESENT. THANK YOU FOR YOUR COOPERATION. "NOTICE OF POSSIBLE QUORUM OF THE ORO VALLEY TOWN COUNCIL, BOARDS, COMMISSIONS, AND COMMITTEES: IN ACCORDANCE WITH CHAPTER 3, TITLE 38, ARIZONA REVISED STATUTES AND SECTION 2-4-2 OF THE ORO VALLEY TOWN CODE, A MAJORITY OF THE TOWN COUNCIL, CONCEPTUAL DESIGN REVIEW BOARD, HISTORIC PRESERVATION COMMISSION, PARKS AND RECREATION ADVISORY BOARD, PLANNING AND ZONING COMMISSION, STORM WATER UTILITY COMMISSION AND/OR THE WATER UTILITY COMMISSION MAY ATTEND THE ABOVE REFERENCED MEETING AS A MEMBER OF THE AUDIENCE ONL Y. " 1 MINUTES ORO VALLEY BOARD OF ADJUSTMENT REGULAR SESSION February 28, 2012 ORO VALLEY COUNCIL CHAMBERS 11000 N. LA CANADA DRIVE CALL TO ORDER AT OR AFTER 3:00 PM Chair Adler called the meeting to order at 3:01 p.m. ROLL CALL PRESENT: William Adler, Chair Jeremy Christopher, Vice Chair Helen Dankwerth, Member Mike Zinkin, Member EXCUSED: John Bohl, Member ORDER OF BUSINESS REGULAR AGENDA: 1. Approval of the December 20, 2011 and January 24, 2012 minutes MOTION: A motion was made by Member Zinkin and seconded by Vice Chair Christopher to approve the December 20, 2011 minutes. MOTION carried, 4-0. MOTION: A motion was made by Member Dankwerth and seconded by Chair Adler to approve the January 24, 2012 minutes, as amended. MOTION carried, 4-0. 2. Election of Board of Adjustment Officers MOTION: A motion was made by Member Dankwerth and seconded by Member Zinkin to nominate William Adler as Chair of the Board of Adjustment. MOTION carried, 4-0. 02/28/12 Board of Adjustment Regular Session Minutes 1 MOTION: A motion was made by Member Zinkin and seconded by Member Dankwerth to nominate Jeremy Christopher as Vice Chair of the Board of Adjustment. MOTION carried, 4-0. 3. Public Hearing: Request for a variance for property located at 420 E. Natasha Court in Catalina Ridge development Rob Longaker, applicant, representing the WLB Group reviewed the following: g - Site, Aerial and Topography Maps - Architectural Character - Specifics on Lot 25 - Five findings and photographs Larry Appel, Long Realty realtor, commented on the characteristics and history in regard to the Catalina Ridge development. Sanjay Madhvani, builder for Sombra Homes, responded to the Board's concerns in regard to the safety railing, home size, footprint relocation, and wallp lacement. Karen Berchtold, Senior Planner, presented the following: - Variance Request - Location, Aerial and Zoning Map - Topography - Drainage - Site Photos - Applicant Justification and Staff Assessment Chair Adler opened and closed the public hearing, there being no speakers. ers. MOTION: A motion was made by Vice Chair Christopher and seconded byChair p Adler to approve 0V1012-01 variance request to allow the home on Lot 25 in the Rivers Edge/Canada del Oro Estates to encroach ten feet into the forty foot rear setback. MOTION failed, 2-2 with Member Dankwerth and Member Zinkin opposed. Joe Andrews, Chief Civil Deputy Attorney, addressed the Board'sq uestions in regard to conflicts of interest. MOTION: A motion was made by Chair Adler and seconded by Member Zinkin to continue OV1012-01 variance request to the March 27, 2012, BOA meeting to allow Member Bohl to vote. 02/28/12 Board of Adjustment Regular Session Minutes 2 MOTION carried, 4-0. 4. Public Hearing: Request for a variance for property located at 422 E. Natalia Place in Catalina Ridge development Mr. Longaker reviewed the following: - Site, Aerial and Topography Maps - Architectural Character - Specifics on Lot 30 - Five findings and photographs Ms. Berchtold presented the following: - Variance Request - Location and Aerial Map - Topography - Drainage - Site Photos - Applicant Justification and Staff Assessment There being no speakers, Chair Adler opened and closed the public hearing. MOTION: A motion was made by Member Zinkin and seconded by Chair Adler to deny OV1012-02 variance request to allow the home on Lot 30 in the Rivers Edge/Canada del Oro Estates to encroach ten feet into the forty foot rear setback finding that special circumstances have not been met. MOTION failed, 2-2 with Vice Chair Christopher and Member Dankwerth opposed MOTION: A motion was made by Member Zinkin and seconded by Vice Chair Christopher to continue OV1012-02 variance request to the March 27, 2012, BOA meeting to allow Member Bohl to vote. MOTION carried, 4-0. Mr. Andrews said he would go through an in-depth analysis with Member Bohl in regards to his recusal. 5. Planning Division Manager Update David Williams, Planning Division Manager, gave an update on the following: - Code changes to A-frame signs 02/28/12 Board of Adjustment Regular Session Minutes 3 - Resurrection Lutheran Church - Tier 2 minor wireless communication facility requests - Fry's gas station - Community Outreach Forum Mr. Williams said "Future Agenda Items" would be added to future BOA agendas and the BOA March agenda would include the following: - Rules & procedures - Format & content of BOA minutes ADJOURNMENT MOTION: A motion was made by Member Dankwerth and seconded by Member Zinkin to adjourn the meeting at 4:40 p.m. MOTION carried, 4-0. 02/28/12 Board of Adjustment Regular Session Minutes 4 91 �II BOARD OF ADJUSTMENT TOWN OF ORO VALLEY MEIG DATE: February 28, 2012 TO: BOARD OF ADJUSTMENT FROM: Karen Berchtold, AICP, Senior Planner, kberchtold(cD.orovalleyaz.gov, 229-4814 HEARING DATE: February 28, 2012 CASE NO.: OV1012-02 REQUEST: Public Hearing: Request for a variance for Lot 30 in the Catalina Ridge development from the Melcor Planned Area Development CR-2 District setbacks to permit the home to encroach into the rear building setback. Property is located at 422 E. Natalia Place. REQUEST SPECIFICS: The subject property is located in the Rivers Edge/Canada del Oro Estates subdivision in the Melcor Planned Area Development (PAD). The development is accessed from E. Naranja Drive approximately '/4 mile west of First Avenue. The lot size is 22,389 square feet. The applicant is requesting a rear yard setback variance from the Melcor Planned Area Development (PAD) standards from 40 feet to 25 feet. Specifically, the applicant proposes to build a home with 3,420 square feet of livable area that would encroach fifteen feet into the rear building setback (Attachment 1: Applicant's Submittal, Attachment 2: Location Map). The setback requirements of the property are: Front yard: 30 feet Side yard: 10 feet Rear yard: 40 feet Maximum Building Height: 34 feet, 2 stories NOTIFICATION: All property owners within 300 feet of this property were notified of this.hearing by mail. The property is posted with a notice of hearing, was posted online at www.orovallevaz.gov and was advertised in the Daily Territorial. EXISTING LAND USE AND ZONING: Direction Zoning Land Use North Melcor PAD, CR-2 District OVR1-20 District Vacant East Melcor PAD, SR District (OV R1-43 District) Riparian channel, public road, and vacant lot South Melcor PAD, CR-2 District Vacant lot West Melcor PAD, CR-2 District Cul de sac and single family homes SITE INFORMATION: The property is zoned Melcor PAD CR-2 District (Attachment 3). The Melcor PAD notes that the corresponding Oro Valley Zoning district is R1-20; however, the Pima County zoning standards are incorporated into the PAD and substitute for the Oro Valley standards. The four-sided, pie -shaped lot is TOWN OF ORO VALLEY BOARD OF ADJUSTMENT Page 2 of 4 located on a cul-de-sac. The lot has been graded and all vegetation has been cleared (Attachment 4: Aerial Map). There is an approximately six foot change in grade from the eastern to western property line, considered a moderate slope (Attachment 5). The property has been graded to create a flat area for the building pad. The lot is located in the Rivers Edge/Canada del Oro Subdivision (Attachment 6). Site photos are provided in Attachment 7. SUMMARY: Findings of Fact: • The lot is 22,389 square feet. • The lot is four-sided and pie -shaped. • The proposed home has 3,420 square feet of livable area. • The lot is in the Rivers Edge/Canada del Oro Estates subdivision which was approved in 2007. • There are 45 lots in the subdivision, which is partially built out. • The property is part of an area that was annexed by the Town in 1994. • The front lot line is 55 feet; side property lines are 148 and 237 feet; and rear property line is 239 feet. • The home is proposed to be located approximately 45 feet from the front lot line and 25 feet from the rear lot line. • There is a 15 foot wide drainage easement on the subject property within the rear yard. • There is a drainage channel along the side lot line that is located within a 20 foot wide drainage easement. The Board of Adjustment should consider the following findings in making its decision for each variance request: A. There are special circumstances or conditions applying to the property referred to in the application including its size, shape, topography, location or surroundings which do not apply to other properties in the district. The subject property is four-sided, pie -shaped lot. This shape is not an unusual for a lot that is located on a cul-de-sac. The lot size is 22,389 square feet. The subdivision plat notes that the average lot size in this subdivision is 27,453 square feet, and therefore the lot is 18% smaller than the average lot area in the subdivision. The applicant further notes that Lot 30 has less depth than other lots in the subdivision. Lot 30 is approximately 135 feet deep. The lot depths in the subdivision range from approximately 130 feet (Lot 25) to 386 feet (Lot 9), with many lots in the 160 foot to 240 foot range. Staff concurs that Lot 30 has substantially less depth than the typical lot in the subdivision. Regarding topography, the lot is graded flat to accommodate the building pad. The moderate slope is consistent with the lots on the eastern side of the subdivision, whereas the lots on the western side of the subdivision have steeper slopes. There is a drainage channel that extends along the rear of this lot and other lots on the eastern side of the subdivision. There is a 15 foot wide drainage easement in the rear yard of the subject property. The easement does not limit the proposed building location, but does reduce the useable area of the lot. TOWN OF ORO VALLEY BOARD OF ADJUSTMENT Page 3 of 4 There is also a drainage channel located at the side yard of the lot. The channel is within a 20 foot wide drainage easement on the subject property. The proposed home must be located outside the easement area. The easement imposes an additional ten foot wide area beyond the ten foot side setback where the building may not be placed. This additional limitation on the building placement is a special circumstance that reduces the useable area of the lot. B. Special circumstances were not created by the owner or applicant. The drainage easement at the side yard of the property is a special circumstance. Although the drainage easement at the rear yard does not impose additional setback requirements on the home, the easement reduces the useable area of the lot. These factors, coupled with the below average lot depth and area, may constitute a special circumstance. The applicant notes that they did not design the subdivision, so the special circumstance was not created by the applicant. C. The authorizing of the variance is necessary for the preservation and enjoyment of substantial property rights. The applicant is requesting a variance due to the limited depth of the lot. The 20 foot wide easement along at the side yard creates additional constraint on possible building locations beyond the zoning setbacks. The applicant notes that the proposed home models are desired by potential buyers. However, other alternatives for locating the building may be considered: if the footprint of the home was slightly reduced or re- oriented, the need for the variance would be eliminated. D. Any variance granted imposes such conditions as will assure that the authorizing of the adjustment shall not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which such property is located. If the variance is granted, the applicant could construct a home that encroaches fifteen feet into the forty foot rear setback. This would not constitute a grant of special privileges due to the special circumstance of the 20 foot wide drainage easement at the southern portion of the lot. E. The authorizing of the variance will not be materially detrimental to persons residing in the vicinity, to adjacent property, to the neighborhood or the public welfare in general. The adjacent properties closest to the area of encroachment are to the north, south, and east. The home to the east is separated from the subject property by a thirty foot drainage channel and a public roadway: a distance of 80 feet. The encroachment into the rear setback will be visible from these properties, but will not impact their primary views. The area of encroachment is not likely to be visible from the properties to the north and south, due to the location of the lots at varying angles around the cul-de-sac. SUGGESTED MOTIONS: The Board may wish to consider the following motions: I move to [approve or approve with conditions] OV1012-02 variance request to allow the home on Lot 30 in the Rivers Edge/Canada del Oro Estates to encroach ten feet into the forty foot rear setback, with the finding that criteria have been met. TOWN OF ORO VALLEY BOARD OF ADJUSTMENT Page 4 of 4 I move to [approve or approve with conditions] OV1012-02 variance request to allow the home on Lot 30 in the Rivers Edge/Canada del Oro Estates to encroach ten feet into the forty foot rear setback, with the finding that criteria have been met. For reference the five findings are: A variance from the provisions of this Code shall not be authorized unless the Board shall find upon sufficient evidence. - That there are special circumstances or conditions applying to the property referred to in the application including its size, shape, topography, location or surroundings which do not apply to other properties in the district; and 2. That special circumstances were not created by the owner or applicant; and 3. That the authorizing of the variance is necessary for the preservation and enjoyment of substantial property rights; and 4. That any variance granted imposes such conditions as will assure that the authorizing of the adjustment shall not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which such property is located; and 5. That the authorizing of the variance will not be materially detrimental to persons residing in the vicinity, to adjacent property, to the neighborhood or the public welfare in general. I move to deny OV1012-02 variance request to allow the home on Lot 30 in the Rivers Edge/Canada del Oro Estates to encroach ten feet into the forty foot rear setback, with the finding that the criteria have not been met. David Williams, AICP Planning Division Manager Project Manager: Karen Berchtold, AICP, Senior Planner (520) 229-4814, kberchtold(d-�orovalleyaz.gov, http://www.orovalleyaz.gov/ ATTACHMENTS: 1. BOA application and attachments 2. Location Map 3. Aerial Map 4. Zoning Map 5. Topographic plan 6. Subdivision Plan 7. Site Photos Cc: File S:\PERMPLUS\DOCS\OV1012-02\PZ_BOA staff report Lot 30 Catalina Ridge.doc NOTICE OF PUBLIC HEARING ORO VALLEY BOARD OF ADJUSTMENT In accordance with Section 21.6.H of the Oro Valley Zoning Code Revised and Arizona Revised Statutes Title 9-462.06, NOTICE IS HEREBY GIVEN that the Oro Valley Board of Adjustment will hold a public hearing on Tuesday, February 28, 2012, commencing at or after 3:00 p.m. The meeting will be held in the Town Council Chambers at the Oro Valley Town Hall, 11000 N. La Canada Drive, and the subject matter will be as further described below: OV1012-02: The WLB Group, Inc. requests a variance for Lot 30 in the Catalina Ridge development from the River's Edge Planned Area Development CR-2 District setbacks to permit the home to encroach into the rear building setback. Parcel is located at 422 E. Natalia Place, Oro Valley, AZ 85260. Site plans are available for review during normal business hours at the Oro Valley Town Hall, Development and Infrastructure Services. Persons interested may appear in person, by agent or attorney, and the petitioners must appear or be represented. Any person seeking further information on this request for a variance may contact Karen Berchtold at (520) 229-4814 or e-mail: kberchtold(cDorovalleyaz.gov DATE: 02/10/2012 TIME: 11:00 a.m. BY: rmf S:\PERMPLUS\DOCS\OV1012-01\P_NOTICE catalina ridge vars lot 30 2-28-12.doc �r Development and Infrastructure Services K� Planning Division ram_ eY� 11000 N La Canada Drive, Oro Valley, Arizona 85737 520-229 4815 520-742-1022 (Fax) BOARD OF ADJUSTMENT APPLICATION FOR: Zoning Variance Note: Submittals are due by noon Zoning Interpretation —Appeal of Administrative Decision CASE NO.: NATURE OF REQUEST: If necessary attached written narrative. APPLICANT: nN �I L_ ._—D `(\? PHONE: (1�� I �- 'I �- K6 FAX:�) S 1 — 1 "-1 C3 ADDRESS: 4 4-4-4 f--- 1F_4-v I> CityLZ �� Statek�Zip �'% Email fy1='C �hf l �C CAI OWNER: C—L C_ ADDRESS: 1 S' D D City Sc CT:�- S7(aL StateL`ZZiRS2,kod PROPERTY LOCATION FOR VARIANCE REQUEST: &2K 1 LC5T S 2 5; 61z) PARCEL #: 2 -- 2 ( LEGAL DESCRIPTION: ' S CURRENT ZONING: � � c-�2 fk`P APPL CAB E EE: ` t b`Z , 00 ATTAC;Hj :_(�l Qc-��' �l C� 1� PU�1\J S `1�1�► Z1� S,'— SII AAPPLIV'NT LSO PRINT NAME) DATE Nature of Request This request is for a modification of the rear yard setback on Lots 25 and 30 within the Catalina Ridge residential community (Rivers Edge/Canada Del Oro Estates Final Plat, Bk. 62, Pg. 37). Per the zoning on this property, the required rear yard setback is 40 feet. This request is to modify the rear yard setback for Lot 25 to 30 feet and for Lot 30 to 25 feet. General Property Information The Catalina Ridge community is located south of Naranja Drive and approximately one -quarter mile west of First Avenue in Oro Valley. It consists of 45 residential lots with an average lot size of 27,453 square feet. At the time of this application, 18 of the 45 lots have been sold and custom homes are being constructed on the lots. There are a total of 11 houses either completed or under construction. This residential community is an attractive part of the Town of Oro Valley and sales have been solid despite a soft economy. • Lot 25 is located at the east end of East Natasha Court and borders the eastern edge of the Catalina Ridge community. The reduced rear yard setback from 40 feet to 30 feet would reduce the distance between Lot 25 and the lots to the east from approximately 120 feet to 110 feet. • Lot 30 is located at the east end of East Natalia Place and also borders the eastern edge of the Catalina Ridge community. The reduced rear setback from 40 feet to 25 feet would reduce the distance between Lot 30 and the lots to the east from approximately 120 feet to 105 feet. There is a 30 foot wide common area located along the eastern boundary of the Catalina Ridge community. This common area consists of a drainage channel. The eastern property lines of Lots 25 and 30 abut this common area. This common area acts as a buffer between the Catalina Ridge community and property to its east. North Avenida Vallejo lies adjacent to and immediately east of the above - mentioned common area. This road is a two-lane paved local street and lies within a fifty foot wide right-of-way. This road acts as a buffer between the Catalina Ridge community and property to its east. • The aforementioned common area and North Avenida Vallejo right-of-way, when combined, provide an 80 foot separation between the east lot lines of Lots 25 and 30 and the west property lines of the lots located east of North Avenida Vallejo. • Sombra Homes, a local, custom -home builder who has constructed other homes in Catalina Ridge, is actively interested in constructing houses on Lots 25 and 30. There are buyers currently considering the purchase of Lots 25 and 30 and wishing to use Sombra Homes as their builder. However, the house models Sombra Homes constructs, and that are desired by these potential buyers, will not fit on these lots without modification of the rear yard setback. Supplemental Questions for Application for a Variance 1. Are there special circumstances or conditions applying to the property referred to in the application including its size, shape, topography, location or surroundings which do not apply to other properties in the district? These two lots are unique to the Catalina Ridge residential community as well as the other residential lots in the immediate area for the following reasons: • These two lots are located at the east end of cul-de-sacs in the Catalina Ridge subdivision. As such, they are oddly shaped and present challenges when attempting to fit a house onto the lots. These lots are pie shaped where the front of the lot narrows near the street — this situation means that the house must be placed further back on Lots 25 and 30 due to the narrow width in the front portion of the lots. The existing rear yard setback is a constraining factor. • The grading of the lots and the location of the utility boxes dictate the location of the driveway, and this influences directly the design of the house. It does not afford the opportunity to position the house and adhere to the required rear yard setback. • This subdivision was designed by a previous owner. The designer of the subdivision created Lots 25 and 30 such that they have less depth than the other lots in the community. After the existing setbacks are considered, the depth of Lot 30 is approximately 72 feet and the depth of Lot 25 is approximately 69 feet. • The rear portion of these lots does not back directly onto the rear of another lot. Typically, the rear portion of a lot is the area in which the homeowner spends the majority of their home outdoor time — the rear yard setback is important in creating an outdoor living space that does not feel as though it is "on top" of the outdoor living space of the adjacent lot. Since these lots do not back up to other lots, there would be no issues with encroachment on the outdoor living space of another lot. 2. Are there special circumstances that exist that are not self imposed or created by the owner/applicant? When the owner/applicant purchased this property, the subdivision lots had already been designed and the plat had been prepared and recorded. The configuration of Lots 25 and 30 was completed by a previous owner — the current owner/applicant did not design them. 3. Is the authorizing of the variance necessary for the preservation and enjoyment of substantial property rights? The Catalina Ridge community is geographically positioned such that it commands excellent views of the Catalina Mountains. The lots with backyards that face east toward the Catalina Mountains (including Lots 25 and 30) are in particular demand by prospective lot buyers in order to take advantage of this view. The limited depth of these lots has made it difficult to sell them. Also, as previously mentioned, Sombra Homes wishes to construct houses on these lots, but the limited depth is preventing them doing so. 4. If granted, will the variance impose such conditions as will assure that the authorizing of the adjustment shall not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which such property is located? The intent of the rear yard setback, or any setback for that matter, is to provide adequate separation between structures. The existence of the 30 foot wide drainage channel and the 50 foot wide right of way provide for an extended and permanent separation of structures on this lot and the lots that lie to their east. This condition, coupled with the requested reduced setback, will still allow for more than adequate separation of structures, in keeping with the low -density character of the area. S. If granted, will the variance be the minimum necessary to afford relief and will not materially affect the health, safety, and welfare of the neighborhood or surrounding properties. The reduced rear yard setback is the minimum relief required to allow for the construction of the desired homes on Lots 25 and 30. In order for Sombra Homes to fit the house models on the lots, the rear yard setback must be reduced. As previously stated, for Lot 25, the reduced rear yard setback from 40 feet to 30 feet would reduce the distance between Lot 25 and the lots to the east from approximately 120 feet to 110 feet. For Lot 30, the reduced rear setback from 40 feet to 25 feet would reduce the distance between Lot 30 and the lots to the east from approximately 120 feet to 105 feet. This decreased distance is only minimally perceivable and will not negatively impact the health, safety and welfare of the neighborhood or surrounding properties. The lots that lie adjacent to Lots 25 and 30 within the Catalina Ridge community would not be affected by this decrease in rear yard setback since the side yard setback would remain the same. There are no lots immediately behind Lots 25 and 30 that could be impacted by this decreased rear yard setback. A reduction in rear yard setback on these lots would have no negative impacts on the health, safety and welfare of the neighborhood or surrounding properties. Please refer to the following exhibits as you consider this request: • Lot 25 plot plan. • Lot 30 plot plan. • Site photographs. • Building elevations. • Final Plat for Rivers Edge/Canada Del Oro Estates, Lots 1— 45 and Common Areas A and B, Book 62, Page 37. �•r PHOTOGRAPH 5 PHOTOGRAPH 6 La n um PHOTOGRAPH 7 PHOTOGRAPH 8 I FZ1 —11 Y 7,?r v st X6 Al, • CEIN a& ow. . .L, i-,.1`a ^-4 Y J'`Vd,.G�:'t.y -_�'P f �' iy8r',„µ `•�Sk M'^w �.�. {•� =fY`j .1 r t.n./S._..:; A t.,e.i+i'�' .''�'�;..,~ �t.yF.'"�' s s a'e+•s r' 4i s`3 i Z"� ,.. �3r-,.oar�,w, �z y . v+x .-, _.,:,6 �. ... ��_ �� tirr,.z..�. ,.ri'.::_•r-per .'�-�-s --':,:":.t..t :•=i`" '"„' v: ,J' x� ..�"` y d { � Q 1r_ "=c � �•,' 6,. .�y�`4. x•:.. .t y3 't �f" (t S ^'L' �.` [ i.�c 9 - •F <;.,...t.._ .-.. - d„ v it-_ 1.. .._ _ .:_.'°',i' '"sY § _•:rc'. -r. ,.rai.. 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Y. uAI IISI /:s-IVY pa Yrano.YOA r< Ararw.Y./V ACKNOWLEDGEMENT GENERAL NOTES SI6 W WWA) ks I H AWp NC1 O Ms a9ll6Vl 6 sJa AOXS murnQ rw / t K axY aAeol a wrs 6 a K RIT"a Nsnuw aal A01"IiV Ovw Yr m on A(j-Nry iKmrA AwAV vlY ,gA76arII AO6S ^, A wlh � I�ACAA 1' <N AW at�) n.X � I 'inf AgIS 0 t H WA WXw W wv MMR Snvr7S 6 Ct laa IY. AS WSi lNW p /rSr AAawM YAf 16INAMS m. a K AwaAw IN ow a — m11AN IRS A CAIPOMI CUFUWM NAWIYIY MCI® Woof W W H 9m M6 l HAluP IOr or a flttl sow Mr. tipl! IKU-ww alma mwr a.N nn WA wmea ,tllM^4M A H mMY alma Sr a4w AKMwr .D MT Aar4rY t Ic.ry.�y " a III/ of "mi ASSURANCES AaY.y,�. ` ra1Y0 i"iu'im wRirv°flnalAas° Me[uua AY f PAwra a°AASS N maw wr. m ow o N o' Oro Way MA -a N Iw now Or w N LdAPY PAAYW A[6YYOpR RAY A Om IAv,_om la QISIM) xw a A makt D zw" 6 co -A amow w ®I Aaoltm I al low Wj ppAYlAtt Aa SAI/ IAPUgrs vo fo'aa (PW moo'ACM A10 m PAS-YA 9.AaD JAY (INfGW uma (M AAO Vaal WIaf1011f (afCwC roLNAI'f: D W rITM: m olo YAIIrY I.A0. M 7W) APo NAll Oinj. 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Kaaa %rant sA*on~n6vctw rr itworAn 0^Ycu if Aa H Llf1 CUlfiq NYdI .YCArN 1S I rJ •n 1.MP• -MIM1r I .W NR sww r C n Avila MCC no WC /r tr M M f0a WW N WX RECORDING 1YOr YA^3 At MR It AW MIAN mNn A[OYRS PYA ML ,,Mn . SIrt QA@IXA ) PECage MA el.veu J'ti WNn Ar Aw j`A cw i+' fgli.c ,AIPP, YrNAtYtMN.AY"^ SHEET INDEX p 4 wpN. ^`ram M NSm W r[m Ar 4MAD Ar w ofa w I! W roV9ArwA / allq sen Aw ret K,I(Ay NY? —Spey I / 10: M mGC 1.2 Or WPS Aa MRIr MRO! 'Z S Ymr YAW,IaAAArr W.S A, IOPow w6 N w1 QTAIS I. A. IW Inn. YAn n.nr Y.s.n.. ) uw ma O rA r. NN m Z NPun AYINn A PNA awn Aacawq YOGI DUAR A For" a, H CAST 6Yr P SCRN It rO~ 11 Sam( AAAS 13 M Ck-W row Cr om Mi" POA CM" AllmA Y • I WX LEGEND IMPr wOw w1m Aa 43 A RM0 AI' AM AI[ O 01vIA HA/YI F. RW. Ir IMIS Ado Nr G01' Y 93 A Fam n• AW ON MAST w A.&M a us SSMt: a MCA aT A fio 5 CAP s7 N CYAWW ro L YI MV C(MUM YY A WdISWO IAO.aAP*r MX.AISA)♦'AaMONMUSS YACIVLAnrrA G onnw 9I.Va Swwmt V IPr mmu-.9Q IH AW WU, WM f AmA Cr aalr a - ar &Rx WA rAafS OEM f .Yt ns nOW IYr U[ALKM- S¢ UA' OAO rAall MT P�V�wC raw um" / (A) W" war (Q ppLfl.Arw CARE C.A. —AwA J1 wrAYA®r SWr W%XrrY AAA1f rIYAO f w M NAr (SYI) l M7 PM WE Sr/ AM AG I. BY Sw SP6rr ACR3S 9.O'IrsAN 1vrnAAY Nml'gnlH/9Ofr-a-nr ------ rAIW9 -- nowtm WR — — ro"M WMD Kywlar tar --- snwuwvwtH ---- s¢1a 01 Am-Sfom IAO M AL PLAr R/vere Ec�ge/Canada Do/ Oro Eatatee LOTB I -45AW 00"1 NrAIEA9 A'AAO'r BEW A PS(EPMMN OF C AADA Ca cm eurAT= BLOCK A LOTV f 70 4 As FECCAOM N BOCK C( ~,, Fa IOU m N K USr 6Yr AK. 4C— I] mw9w n SOAN MW IJ CAS( IVW Ir qY wl" M COLW. AV" CASTE Ab OV12-0.)-18 Nlr aaIHA fmi SCVC AS 90W r r S"WTC PAU[Crw mEmtl-11) BOOK 114 PAGE fl °'D! rax pxc a AenN SAOrArM M U M MMM Y Q ACIWO aNMt SCMV I) I PROPOSED PUSCH RIDGE I VISTAS II, OYI2-03-20 x+ ................. , y 409 I ' I I $ EXISTING \\•'` rs..1pt I °f M WATER FACILITY LI I 5 >sm ��`VVVIII \•\ �� UNSUDDIVIDED a� II 2 14 1J 12 tt to 9 8 7 6 c S ET 3 t I d 15 00 rpJ' , ,�'°'" SHEET 6 16 17 SH ET 4 \ .;110 i 18 EE 5 _ J9 43 .............:.I................... : i 4 ;I 19 _ ?7 28 Im J7 4 .`+ ..I 2J Sf CA 8- 32 ` 36 40 42 I •.,., �'a�r 20 22 26 41 t ` .......; ..�.\\ 2 25 29 J5 x .sol nr JO J/ . 1 I .. `•"'� `•. `• `'+ ---'--------- -- J4 �-�)'zJf JS AVENIDA VALLEJO —' r'; / )... RyERS EDGE: .......................... .......... I LOTS 70.102 AND%.GO iFaOP�`---- 5 A al '� o M „^ yr' AR€AS A.:AND B. '....::.... \\ I'..BR. 23 a� I R az: Fv 1' 47, MBP, PG; 58 �: T^ ,+ `• ., .. 27 20 I m,.• I :..�,... 17 _........................ _.... _ ra14 '. �. .• .. .� ..:.. .: ;.. ,.:.- ....... .. .1....... .......................... ?......................................... _............... -I.::.. 21 CA!JDA DEL ORO ESTATES 24 iSMOCK i I •T'@�yF' BK. 12. u8P, PG. 15 7 3 I ............................................... _...................................... .......................... I I \ MM r PASS M. wA1m �,, Inc I \\ I ................................................................... ' aA� v rWsc raro r• wAn rp, lac a Aeurnrrxxx• a[srewOAto�usr trr .mi7ir11 x1io11'A) —•--'--'---•--- --- --- --- --- --- MOM FIRST AVENUE xa,xrAsraxac I sLMllzraAu — - — — - — — - — aua u!�eS ISNZ IaI rc �� rw, resr xa.Yr OOaW,O r,..., u us. 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A. i1 " 74 RNE 1.01 .A3v'•D LOTS 7i^..-i�'2 s f l 81 93 & 86 73 3fC. 47, E,P, 'v. 58 9� /i' / 8� 85 �, "ram 95 72 ........... ............. 7i r 99 a8 —•--•—mvmlxKa...aUs7RMrWt9rnavv__ I !02. 7 — T—.--.--�. .--.--.--.— •I , I 7% �-" ---- LANE Kim .6'D"r" AS 0Af N 9wrtrNc ear r ln'AO°f U9KN/ ...• ISM a N COAVAMT WN ' MML PLAT / R/vers Edge/Canada / Oet Oro Estates LOYVI-45AADCCri14Q✓AIWAS A'AADW A4M]A {WCS00YHI]4 QFCARIQI LrH. CRV B7TA7M LOT S I, f 9 A:ND ,^ � e a � d � . BLOCK A L07Y i TO R AS WCCACED IVBOM ti AFFP, Pn IS ,usw.RW : %iS ri ND .-9 fm.I W N K UST NAB( W RCM] It 1 _ W OWIWULY, PW M&/r.AMW k aPx,ln !3K. 4G..M :''si', r'' G. 32 CASE AA>'OVW-a1-8 Stan6ec VA It QPR CT ]CRI.• IS 9NW/ 7 sTANTC rteproaTN, uaaxn-rN BOOK L42, PACE CURVE TABLE NamNam �m■�ctscr�� ® MEMO=Nam mulelm MOMM OHM ® .�■��® m®MKEMM mommm ■�;�OHM ® mm@z� ® ms m 2® Nam ImFoam R fib mffi 003 MM ml MM 4M� M Iww i1[ YG u,a-frw Y Sa)ril,> r� Sam ooa .��s�rsr��■ m o�Mmo�mnm��® m�mmn ��irgsYata®�; M*M�M1==s2Tr7W= `M' , m mommommum� .m=®MEMUM i®�■ woullm c�■�®srt��®®, �mma ��ssrxc�■�® r� ®��■. 9 Fw4L PLAT R/vers Edge/Cafiacia Do/ Oro Estates LOM I- 45AAV COWWAAE48 A'AAD V EEW A EEBf.vDmmW cp G1R4oA ca ono EurAYm BLOM E LOTS TD 4 A8 &MCACIM N 9CCK I2 Y4P, PQ M "WV I! SaM( RMd U &W,, mW 5 WO IM fr, M NNIY, AWMA CASE Na OW-M-iB W If.' NQSR'1P m RAC AS AVM T J sl.lfcM cl . MMc]rsr-la BOOK _L4Z_ PAGE % z� Board of Adjustment, OV1012-01 and OV10-12-02 ATTACHMENT 2 Location Map JOY FAITH DR _E_NARANJA DRIVE _-- - LN CATALINA RIDGE SUBJECT PROPERTY: i 422 E NATALIA PL SUBJECT PROPERTY: 420 E NATASHA COURT I . O . GID Vy LAMBFJT 1N- V E PUSCH VIEW L SITE VISIT: Mil Both sites are vacant and accessible. 0 0.125 0.25 0.5 Board of Adjustment, OV1012-01 and 10-12-02 ATTACHMENT 3 ZONING MAP �ntg a Melcor PAD _r-� 1414 Rooney Ranch Feet 0 250 500 1,000 Board of Adjustment, 0"112-01 and OV12-02 ATTACHMENT 4 AERIAL MAP '3�`•i • 15. ,A1ra�i +SL,'. A `V ::4 Ob`J •,..�'" . <. i -a 'MAW;; • � •`' ° w ... a ` � -- t � _ j f 16, day ,M Irt r if. lip I I q� .0,4 0. if ra z.+ '� ��'' .y� y;i �r�..•'�y,��'.. �ha'�`=`.'": �- ,� ;'j«xq !11' _t,�.i��•��J.,� 1R w 1 ,. '»:4#��°*'•� ^, ' _.. `� .. sk 422 E�NATALIA PL ' 4. c. . 4 _ , - . /` •;e�:.. 4. q i •3. � Y. tr" e kU4 Ki 420 E NATASHA a •� s414. l Feet 125 250 500 Board of Adjustment, OV1012-01 and OV1012-02 TOPOGRAPHIC MAP ATTACHMENT 5 l Legend Oro Valley Limits 2 Foot Contours (-98, -00, -05 Combi d) Slope (%) <VALUE> u <15% L� t5%-25% >25% 422 E NATALIA PL 420 E NATASHA CT Feet 0 125 250 500 Board of Adjustment OV1012-01 and OV1012-02 Subdivision Plat rY9t uuR _ NAAANJA HIV€ � i0k�l e i • 1 i I to 1 I ¢ms I I 1 ATTACHMENT 6 Board of Adjustment OV 1012-02 Site Photos View of site from front. ■ -- WO,0:19- z W - View of drainage channel at southern side of lot from cul-de-sac. ATTACHMENT View of site from front. View of site from roadway to east. N i W �� E S