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Board/Commission/Town Council Notice Form
OV Number: `/ ( L-o U2--,1 (,o 2
Board/Commission: P ZC
Date of Meeting: 2--7- Zo 1 -7
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SIGN -IN SHEET
Steam Pump Self Storage
OV ( �0 2,7� 2 NEIGHBORHOOD MEETING
December 15, 2016
NAME
ADDRESS
E-MAIL ADDRESS
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NOTICE OF PUBLIC HEARING
PLANNING AND ZONING COMMISSION
The Planning and Zoning Commission invites the community to attend a public hearing on:
Tuesday, February 7, 2017, 6:00 PM
Oro Valley Town Council Chambers
11000 N. La Canada Drive
Oro Valley, Arizona
Discussion and possible action on a request to amend the Steam Pump Village Planned
Area Development to allow a self -storage facility west of the intersection of Steam
Pump Way and Oracle Road. The request also includes a proposed increase in the
allowed floor area ratio, establishment of a parking standard for the use, adoption of an
architectural concept and other related changes to the request. (OV1602762).
The public is encouraged to attend and will be invited to speak. An agenda for this
meeting will be made available at least 24 hours prior to the meeting time and can be
viewed at www.orovalleyaz.gov. For questions and additional information, please
contact Chad Daines at (520) 229-4896 or cdaines orovalleyaz.gov.
JANUARY 20, 2017•'
3
1
N. Oracle Road, Suite 145 Tucson; AZ
STATEOF ARIZONA `
may be, reached by telephone; at (520)
y
85704 Phone: 520-498-0088 Fax: 520-',
IN AND FOR THE COUNTY OF PIMA
407-2888.
i
. 498-0092 Catherine M. Keenan; Esq-
In the Matter of. CORTEZ, UNIQUE
6. Requests for reasonable accom-
s
Attorneys for Successoaruitee, •
CATHLEN Ed.o.b. 07/09/04 CORTEZ
modation for persons with disabilities
In the Matter of the Trust Administration
ISRAEL d.o-b.06/09105 CORTEZ, MAT -
must be made to the court by parties
of the: M.D. AND E- HILDRETH TRUST
THEW d.o.b. 06/09/05-
least three working days in advance of
DATED NOVEMBER 3 2009 NOTICE
Person(s) under 18 years of age.No.
scheduled court proceeding and can
#I
TO CREDITORS (For publication)
JD20170026
made by calling (520) 742-2900.
NOTICE IS GIVEN that Paul G. Segalini .
'.- DCS'S NOTICE OF PUBLICATION
7.You have the right to make a reque
is the SuccessorTrustee`of the M.D
HEARING ON DEPENDENCY PETI-
or motion prior to any hearing that the
' AND E H TRUST DATED
TION
'hearing be closed to the public
NOVEMBER 3;2009. All persons having
( The Honorable Jennifer P. Langford)
DATED this 18th day of January, 2017
- ` -
claims against the Trust are required to
TO: ISAAC CORTEZ and JOHN DOE (a
MARK BRNOVICH
present their claims within fourmonths
fictitious'name), parentsand/or guard-
:•.Attorney. General,,.
after the date of the first publication of
ians of the above -named children:
LAURA 1. ENRIQUEZ
i
this Notice or the claims will be forever
1. The Department of Child_Safety,
Assistant Attorney General
barred. Claims must bepresented.by
(DCS or the Department), by and
PUBLISH: The Daily Territorial
delivering or mailing a written statement `
through undersigned counsel, has filed
Jan. 20, 27, Feb. 3,' 10, 2017
(,
of the claim to the appropriate Trustee
a Dependency Petition pursuant to Title
or their attorney at the address listed
8, of the Arizona Revised Statutes;
NOTICE OF HEARING
above. - -
Rules 4.1 and 42 of the Arizona Rules
IN THE SUPERIOR COURT OFTHE
DATED: January, 2017
of Civil Procedure; and Rule 48(D) of ,
STATE OFARIZONA
t
VALENTINE & VALENTINE, Pam. By- /at
the Arzona Rules of Procedure for the
IN AND FOR THE COUNTY OF PIMA
Catherine M. Keenan Attorney for Suc-
Juvenile Court
In the Matter of: MALDONADO-
cessorTrustee "
2. The Court has set a Publication hear-
ZARATE, ELYANNA CASANDRA d.o.
PUBLISH: The Daily Territorial
ing on the 16th day of May, 2017 at 3:30
08105/2009 MALDONADO-ZARATE,
Jan.20, 27, Feb.3, 2017
p.m. at the Pima County Superior Court,
_
ARIZA ARIBELLAd.o.b.12/1212010
2225 East Ajo Way, Tucson, Arizona
JACQUES ZARATE, MARIANO
NOTICE TO CREDITORS
85713, before the Honorable Jennifer P-'
SANTIAGO d.o.b. 011=015 ZARATE
}
VALENTINE &VALENTINE, P.C. 6831
Langford for the purpose of determining
ABRIELLA ANITA JACQUEZ d.o.b.
N. Oracle Road, Suite 145 Tucson, AZ
whether any parent or guardian named
04/2612016
85764 Attorneys for Successor Trustee
herein is contesting the allegations in
Person(s) under 18 years of age.No.
^—
,s...
MarkJ. Valentine, Esq.- -
the Petition:
JD20160803
In the Matter of the Trust Administration
3.You and your children are entitled to
DCS'S NOTICE OF HEARING ON
of., THE MANGOLD FAMILY TRUST,
have an attorney present at the hearing.
DEPENDENCY PETITION -'
dated August April
g p
Youm
may hire your own attomey or, if you
(Honorable Gilbert Rosales)
8, 2016; and any amendments thereto
cannot afford an attorney and want to be
TO: JOHN DOE (a fictitious name),
'
NOTICE TO CREDITORS (FOR PUB-
represented by an attorney, one may be
parent and/or guardian of the above-'
LICATION)
appointed by the Court
named child.
NOTICE IS HEREBY GIVEN that
4. You have a right to appear as a party
1. The Department of Child Safety,
CAROL G. MANGOLD is the Successor
in this proceeding. You are'advised that
(DCS or the Department), by and
Trustee of THE MANGOLD FAMILY
your failure to personally appear iq court
through undersigned counsel; has fil
TRUST, dated August 5,2002; restated
' at the initial hearing, pretrial conference,
a Dependency Petition pursuant to Till
April 8, 2016; and any amendments
status conference, or dependency
8,of the Arizona Revised Statutes,
thereto (hereafter, the "Trust).
adjudication; without good cause
Rules 4.1 and 42 of the Arizona Rule
All persons having claims against the
shown, may result in finding that you
of Civil Procedure; and Rule 48(D) of
I i
Trust are required to present their claims
have waived your legal rights and have
the Arizona Rules of Procedure for the
within four(4) months afterthe date of
admitted the allegations in the Petition.
Juvenile Court.
the first publication of this Notice or the
In addition, if you fail to appear, without;
21he Court has set an Initial hearing
claims will be to barred. Claims
good cause, the hearing may go forward
the 15th .day of May, 2017 at 200'p.m.
must be presented by delivering or mail-
in your absence and may result in an
at the Pima County Superior Court,
ing a written statement of the claim to
adjudication of dependency, termination
before the Honorable Gilbert Rosales
the appropriate Trustee or her attorney
of your parental rights or the establish-
-for the purpose of determining whethe
at the address listed above.
ment of a permanent guardianship
any parent or guardian named herein `
DATED: January 17, 2017
based upon the record and the evidence
contesting the allegations in the Petiti
/s/ Mark J-Valentine VALENTINE &
presented to the court, as well as an
3.You and your child are entitled to ha
VALENTINE, P.C. _ Attorney for Succes-
order of paternity, custody, or change
an attorney present at the hearing. Yo
sor Trustee of The Mangold Family Trust,
of custody in aconsolidated family law
may hire your own attorney or, if you
dated August 5; 2002; restated April 8,
matterand an order for child support it
cannot afford an attorney and want to
2016; and any amendments thereto
paternity has been established.
represented by an attorney, one may
4
PUBLISH: The Daily Territorial
5. If you are receiving this Notice by
appointed by the Court
Jan. 20, 27, Feb- 3, 2017
publication, you may obtain a copy of
4.You have a right to appear as a pa
the Dependency Petition, Notice of
in this proceeding. You are advised
'
Hearing Nadides
Hearing, and Temporary Orders by
your failure to personalty appear in co
submitting a written request to: LAURA
at the initial hearing, pretrial conferenc
NOTICE OF HEARING'
1. ENRIQUEZ, Office of the Attorney
status conference, or dependency
IN THE SUPERIOR COURT OF THE
General, 4211 S. Santa Rita Ave., Tuc-
adjudication, without good cause
-
son, Arizona 85714-1641. The assigned
shown, may result in a finding that you
case manager is Kenneth Knapp and
have waived your legal rights and have
admitted the allegations in the Petition.
In addition; if you fall to appear, witho
good cause, the hearing may forwa
in your absence and may result in an ,
di adjucation'of dependency, tenninati
of your parental rights or the establish-
ment of a permanent guardianship
based upon the record and the eviden
presented to the court, as well as an '
order of paternity, custody, or change
of custody in a consolidated family law
matter and an order for child support if
paternity has been established -
5. If you are receiving this Notice by
publication; you may obtain a copy of If
Dependency Petition; Noticeof Heari
and Temporary Orders by submitting a
written request to: RANDI E.ALEXAN-
DER, Office of the Attorney General,
4211 S. Santa Rita Avenue, Tucson, Aa
85714. The assigned case manager" t_
Edith Espinoza and may be reached
telephone at (520) 741-2543. '
6- Requests for reasonable accom-
modation for persons with disabilities
must be made to the court by parties a
West three working days in advance of
scheduled court proceeding and can
el"klEY 440�% Planned Area Development Amendment
`.: Planning and Zoning Commission Staff Report
PROJECT: Steam Pump Self -Storage
CASE NUMBER: OV1602762
MEETING DATE: February 7, 2017
AGENDA ITEM: 2
STAFF CONTACT: Chad Daines, Principal Planner
cdainesCcD-orovalleyaz.Qov (520) 229-4896
Applicant: Keri Silvyn on behalf of Kelly McKone
Request: Steam Pump Village Planned Area Development Amendment
Location: West of the Steam Pump Way and Oracle Road intersection
Recommendation: Recommend approval to Town Council
SUMMARY:
The purpose of this item is to consider a request to amend the Steam Pump Village Planned
Area Development (PAD) relative to a proposed indoor self -storage facility on 1.6 acres,
located west of the Stearn Pump Way and Oracle Road intersection (Attachment 1). The
request is provided in Attachment 2 and summarized as follows:
• Allow an indoor self -storage facility as a permitted use on one specific building pad only
The Steam Pump Village PAD was adopted in 1988 and has been amended numerous
times over the years as development has progressed. The current PAD specifically lists
mini -storage facilities as not permitted within the development. The request is to allow
an indoor self -storage facility, limited to the vacant property west of the Steam Pump
Way and Oracle Road intersection.
The amendment requires the ground floor of the eastern portion of the building contain
3,800 square feet of office/retail uses not associated with the self -storage facility.
• Adopt a specific architectural concept for the facility
To mitigate the visual impact of the building and align with the architectural character of
the development, the applicant has proposed a specific architectural concept which will
be adopted into the PAD. The proposed design has the appearance of an office
building, which is the original use intended for this building site. The architectural
concept contains design elements from the larger Steam Pump Village development.
The architectural treatment of the building will be required to adhere to this specific
design concept.
4.
OV1602762 Steam Pump Village PAD Amendment
Planning and Zoning Commission Staff Report
Page 2of7
Although retail is not likely in this location, the proposal retains the original intent for
office uses. The inclusion of ground floor office/retail adds to the overall office
appearance of the building.
• Increase the Floor Area Ratio
The request involves an increase in the allowed building intensity on the site (floor area
ratio).This area of Steam Pump Village was originally intended for greater building
size/intensity and height (49 feet) based on the distance from Oracle Road and the
presence of the Canada del Oro wash, which serves as a natural buffer for residential
properties to the west.
• Establish a parking and other standards for the use
The current PAD only establishes a parking standard for retail/office uses and the
request would add a parking standard specific to the proposed self -storage use.
Additionally, the amendment prohibits outdoor storage and outdoor vehicle rental and
includes other standards which reduce the visual appearance as a traditional self -
storage facility.
The proposed PAD amendment is consistent with the Vision, Goals and Policies of the Your
Voice, Our Future General Plan and staff is recommending approval of the request.
BACKGROUND:
Land Use Context
The Steam Pump Village development includes retail, office, restaurants and a charter school.
The General Plan designates the property as Community/Regional Commercial and the
current zoning is Planned Area Development providing for a variety of commercial uses. The
existing Land Use, General Plan and Zoning for the property and surrounding area are
depicted in Attachments 1, 3 and 4 respectively.
Existing Site Conditions
• Vacant Land
• Lot size: 1.6 acres
Approvals to Date
• 1988: Property annexed and rezoned to Planned Area Development
• 1996 — Present: Numerous Planned Area Development Amendments approved
DISCUSSIONIANALYSIS:
The Steam Pump Village PAD was adopted in 1988 and has been amended numerous
times over the years as development has progressed. The current PAD specifically lists
mini -storage facilities as not permitted within the development. Because mini -storage
facilities traditionally have consisted of unattractive linear buildings with roll up doors and
OV1602762 Steam Pump Village PAD Amendment
Planning and Zoning Commission Staff Report
Page 3 of 7
units accessed from exterior drive aisles, it was viewed as a negative use for a quality
shopping center. Over the years, self -storage facilities have evolved to include indoor
climate controlled facilities with units accessed from internal hallways. These indoor
facilities can be designed to have more of an office building appearance than traditional
mini -storage design.
The request consists of three areas of amendment, I. Use, 11. Floor Area Ratio, and III.
Parking, addressed in the following sections:
USE
With thoughtful planning, a self -storage facility can be appropriate and within the intent of
the Steam Pump Village PAD based on consideration of the following elements proposed
by the amendment:
Architectural Concept: The Steam Pump Village has developed with an intentional design
character in terms of architectural style, colors and materials. To ensure the proposed
facility will be consistent with this established design theme, the amendment includes a
specific architectural concept (Attachment 2) which contains many of the design elements
found throughout the development, including consistent colors and materials, building
forms, metal awnings and light standards.
The architectural concept includes faux windows, varied materials/colors, and building
articulation to add visual interest to the building facades. The resulting concept has the
appearance of an office building, which is consistent with the architectural style within the
development. Adopting the architectural concept into the PAD will ensure that the building
will be constructed in substantial conformance with this concept.
The applicant has separately submitted for Conceptual Site Plan and Architecture
approval, which will be considered by the Conceptual Design Review Board and Town
Council. The proposed architectural concept is consistent with the Town Design
Standards and Steam Pump Village architectural guidelines.
Location: The current Development Plan provides for 20,000 square feet of office use on
the property. The office designation for this parcel was based on the limited viability for
retail uses due to lack of visibility from Oracle Road.
The applicant proposes to retain 3,800 square feet of ground floor office/retail on the
eastern fagade facing Oracle Road, which adds to the overall appearance as an office
building. Staff anticipates this ground floor space will more than likely be occupied by
office uses based on the limited visibility of retail, but retail is permitted should the
opportunity arise.
The PAD amendment restricts this use to the subject 1.6 acre property and therefore
would not be permitted on any other vacant land within the Steam Pump Village
development. Based on this location restriction, the enhanced architectural concept and
OV1602762 Steam Pump Village PAD Amendment
Planning and Zoning Commission Staff Report
Page 4 of 7
limitations on operations, the applicant requests the use be permitted by right and not
require a Conditional Use Permit.
Limitation of Operations: A number of standards are proposed which reduce the
appearance as a self -storage facility. The request prohibits outdoor storage and rental of
equipment and vehicles and eliminates graphics and advertising elements normally
associated with self -storage uses. All activity is restricted to the interior of buildings and
units may not be used for any business or commercial purpose. These limitations add to
the overall office appearance of the building.
Compatibility: Based on the architectural concept and the limitations to operations, the
proposed use is compatible with the existing mix of uses, the adjacent open space to the
south and multi -use path along the wash.
FLOOR AREA RATIO
Allowed building intensity is expressed as floor area ratio, which is the ratio of total
building square footage on the property relative to the property square footage.
Essentially, floor area ratio limits the amount of building square footage that may be built
on a property.
Currently, the PAD establishes a floor area ratio of .35 for the subject property. The
applicant proposes an increase to 1.6 floor area ratio. In terms of comparison, the allowed
floor area ratio for the hotel building to the north is 1.0. Overall, the aggregate floor area
ratio for the commercial portion of Steam Pump Village including the proposed
development is .19, which is lower than typical commercial centers, which is
approximately .25 floor area ratio.
This area of the development was envisioned for greater floor area ratio and taller
buildings, given the distance from Oracle Road and the presence of the Canada del Oro
wash which serves as a natural buffer to the residential properties to the west. As
information, the nearest residential lot to the west is approximately 730 feet from the
subject property. Building heights in this area are permitted to be 49 feet in height and the
proposal is consistent with this standard.
III. PARKING
Currently, the PAD does not provide a parking standard for self -storage uses. The
applicant has provided a parking standard which is consistent with a municipality in the
Phoenix area. Zoning Codes for municipalities in Pima County were surveyed and most
do not contain parking standards for self -storage facilities. The Town of Marana only
requires parking for the office portion of a self -storage facility, which is inadequate. The
amendment would establish a parking standard of 1 space for every 50 units which is
consistent with industry standards. Parking for the proposed retail and/or office area
would be required at the parking ratio for retail and office uses within the development.
OV1602762 Steam Pump Village PAD Amendment
Planning and Zoning Commission Staff Report
Planned Area Development (PAD) Analysis
Page 5 of 7
The original PAD, approved in 1988, listed mini -storage facilities as not permitted within
the development. Requests for Planned Area Development zoning are evaluated for
conformance with the criteria found in Section 24.4 of the Zoning Code. If self -storage
facilities had been included as part of the original PAD, it would have been evaluated for
conformance with this criteria. Relevant criteria to the request is as follows:
G.3.a. Economic Development Element. A favorable fiscal analysis.
A fiscal analysis is an evaluation of a developments impact on town services, accounting
for offsetting revenues generated from the use.
The current Development Plan for the subject property is for 20,000 square feet of office
use, which does not generate revenue for the Town. The proposed 103,000 square foot
self -storage use likewise does not generate revenue for the Town. The amendment
provides for potentially 3,800 square feet of new office/retail uses. Office use is more
likely given the limited visibility from Oracle Road.
In terms of impacts to Town services, the proposed use will not have a demonstrable
increase In impact to core Town services, including roads, parks, and general
governmental services. The proposed use will have less impact in terms of water and
sewer services.
In summary, the proposed use has a neutral fiscal impact.
G.S.a. Community Design Element. Building height and bulk are moderate to low
intensity, in harmony with individual site attributes.
H.2.a. The development is compatible with, and sensitive to, the immediate environment
of the site and neighborhood relative to density, scale, bulk, and building height.
This area of the development was envisioned for greater floor area ratio and taller
buildings (49 feet currently permitted), given the distance from Oracle Road and the
presence of the Canada del Oro wash which serves as a natural buffer to the residential
properties to the west. Given the setback from Oracle Road and distance from residential
(730 feet), the proposed increase in floor area ratio meets the intent of this criteria.
H.2.c. The project is designed so that the additional traffic generated does not have a
significant adverse impact on the surrounding development, or the development has
detailed plans to mitigate the adverse conditions. `
As part of the request, the applicant has submitted a revised Traffic Impact Statement.
The request will result in less traffic impact than the currently approved office use on the
property.
OV1602762 Steam Pump Village PAD Amendment
Planning and Zoning Commission Staff Report
General Plan Conformance Analysis
Page 6 of 7
The applicant's request has been reviewed for conformance with the Your Voice, Our Future
General Plan Vision, Goals and Policies.
The applicant's proposal is consistent with the Vision and Goals and Policies of the Your
Voice, Our Future General Plan, specifically those related to land use transitions, design and
policies supporting a wide range of services to support residents. A detailed analysis is
provided in Attachment 5.
Impact to existing self -storage uses
An Action item in the newly adopted Your Voice, Our Future General Plan provides that the
Town will "Develop strategies to promote economic development that support and retain
existing businesses within the community and provide opportunities for synergy'. Staff has met
with the business owner of a nearby self -storage facility who asserts that the proposed self -
storage facility is not supported by the market and will have a negative impact on his facility.
An inventory of adjacent self -storage facilities and associated occupancy rates is provided as
Attachment 6 as information. As can be seen from this inventory, vacancy rates range from 3-
20%, which may suggest a market potential for additional storage space. As information, the
national average vacancy rate is approximately 12%. Additionally, over the past four years,
790 new apartment units have been constructed in this immediate area, which may increase
the demand for available storage space. Staff has also recently received inquiries from other
developers to build self -storage in other Town locations.
According to industry professionals, several factors are taken into account when siting a new
self -storage use including:
• Typical 1-3 mile service radius
• 8 square feet of storage per person within a service radius
• Rental rates in the area
• Type of facilities available for rent (i.e. climate controlled versus non -climate controlled)
Attachment 6 shows the rents, types of facilities in the area and 1-3 mile service radius
demarcations from the proposed site. As can be seen, no self -storage uses exist to the west of
the proposed facility. Industry professional indicate that in this case, a facility may realize a
higher price point and larger service area as people are willing to travel further for available
storage space.
Evaluating market need is not an exact science and is reliant on many factors. Furthermore,
zoning is not intended to restrict reasonable competition. Certain types of uses are restricted
by location generally due to potential compatibility issues.
OV1602762 Steam Pump Village PAD Amendment
Planning and Zoning Commission Staff Report
PUBLIC PARTICIPATION:
Page 7 of 7
Neighborhood Meetings Two neighborhood meetings were held on August 25, 2016 and
December 15, 2016. Each meeting was attended by approximately 6-8 residents and
interested parties. Comments received at the meetings included a concern over impact to
other self -storage uses, screening and location of the loading area and building
architecture. The neighborhood meeting summary notes are provided as Attachment 7.
Public Notice has been provided as follows:
• Notice sent to all property owners within 600 feet of the subject properties.
• Notice posted on the property.
• Notice posted online at www.orovallevaz.gov
• Notice advertised in the Daily Territorial.
No written comments have been received, although staff has spoken to several interested
parties who are opposed to the request.
RECOMMENDATION:
Based on the finding that the request is consistent with the Vision, Goals and Policies of the
Your Voice, Our Future General Plan, it is recommended that the Planning and Zoning
Commission take the following action:
Recommend approval to Town Council of the proposed PAD amendment as provided in
Attachment 2.
SUGGESTED MOTIONS:
I move to recommend approval of the proposed PAD amendment, based on the findings in the
staff report.
OR
move to recommend denial of the proposed PAD amendment, based on the finding that
ATTACHMENTS:
1. Location Map
2. Applicant Request
3. General Plan
4. Zoning Map
5. General Plan Analysis
6. Adjacent Self -Storage Facility Inventory
7. Neighborhood Meeting Summary Notes
Bayer Vella, Planning Manager
a
LOCATION MAP
STEAM PUMP SELF STORAGE (OV 1602762)
Attachment 1
Project Summary
1784 Capital Holdings LLC —Self-Storage Building in Steam Pump Village (OV1601029).
1784 Capital Holdings LLC is working with the Town to amend the Steam Pump Village
Planned Area Development (PAD) and process conceptual/final architectural plans to develop a climate
controlled, architecturally compatible, completely enclosed self -storage building with potential
office/retail uses on the ground floor (Project). The Project is proposed on one of the last available sites
within Steam Pump Village on approximately 1.6 acres (Site) in the far southwestern corner of the PAD
near the park. The proposed self -storage use is a low traffic, low intensity use designed to continue the
high quality architectural features that have been developed throughout Steam Pump, and will provide
the last pieces of pedestrian connectivity to the public park and trail.
The Project is lower than the PAD permitted height (49 feet) for this Site at four stories (with one
level underground), approximately 40 ft. to top of parapet, with architectural features up to 48 ft. The
Project is making approximately 4,800 sq. ft. of retail and office space on the ground floor available to
complement the approximately 750-800 climate controlled self -storage units, each an average size of
about 100-105 sq. ft. Extensive work has been accomplished with Town staff and the most immediate
neighbors to create a well -designed office -type building that incorporates many of the architectural
features common in Steam Pump Village.
I. The Evolution of Steam Pump Village
Adopted in 1988, the PAD's vision was a regional commercial center with retail and restaurant
uses. Over the years, other uses (some not originally envisioned in Steam Pump) became important and
needed within the Town to create a mixed -use project that incorporates the retail and restaurant, as well
as educational (a nationally top -ranked charter school), residential (high quality multi -family), financial
institutions and other convenience uses such as a gas station and convenience store. The PAD originally
prohibited "mini -storage" use in the context of the individual storage pods with roll -up vehicle entrances
that would not fit (now or then) within the vision of the Steam Pump Village program.
Today, Steam Pump Village is a thriving mixed use development. With the addition of the Basis
Charter School, Town staff has worked over the years with the master -developer on the traffic and
circulation patterns to permit Basis to function and allow the PAD uses to continue to thrive and grow.
The Site is one of the last remaining undeveloped lots within the PAD, located in a somewhat remote
area of Steam Pump Village, making the success of retail and office uses that rely on extensive daily
consumer traffic difficult. The self -storage use is a perfect fit within Steam Pump Village today. The
building is very well -designed to fit into the PAD, is a low traffic/parking user, and will provide the final
pieces of pedestrian connectivity to the adjacent park and trail. The PAD amendment, as described
below, includes additional commitments relative to the use to ensure it is compatible with the PAD
vision and architecture.
II. The PAD amendment.
Attachment 2
The PAD amendment as proposed and with the additional conditions is appropriate within the
overall Steam Pump Village concept. The PAD amendment request is to:
Permit climate -controlled, completely indoor Self -storage (not mini -storage) as a use on the
Site;
Increase the floor area ratio ("FAR") for the Site to 1.6 to allow the building as proposed;
Establish appropriate parking standards for the self -storage use at 1 space per 50 square feet,
based on similar uses and parking standards in the Cities of Scottsdale and Peoria.
In addition, Town staff has also worked with the applicant to establish a number of additional
conditions tied to the use to ensure that self -storage is only permitted on the Site, the use is compatible
with other uses in the PAD, and the building is constructed as proposed in the PAD amendment request.
The CDRB conceptual and final architectural process is being handled simultaneously with the PAD
amendment to further ensure the building is constructed as presented during the PAD process.
In order to ensure the use is appropriately incorporated into the overall Steam Pump Village, the
following additional conditions have been included within the PAD amendment:
• Self -storage use can only be located on the Site;
• The self -storage building must be totally enclosed and storage units can only be accessed
from the interior;
• No business will be permitted to take place from within the storage units;
• No outside storage will be permitted;
• No motor vehicles, such as box trucks, pickup trucks, or trailers, will be rented from the
Project;
• Interior doors, signs, advertisements, graphics, etc. cannot be visible from the outside of the
building;
• Specific Town -approved architectural elevations will be included in the PAD to ensure the
Project is developed to the high architectural standards within the PAD.
The applicant's team has worked closely with Town staff to identify important design
components throughout Steam Pump Village that have been incorporated into the Project's architecture.
In addition, the Project will have a completely screened loading area and will improve convenient
pedestrian access to the trail system to the west and to the park to the south. Additional vegetation will
also be added adjacent to the trail system to the west in order to screen the Site.
III. Community Outreach
Since the beginning of the Town's process, 1784 and its consultants have met multiple times
with adjacent property owners, including representatives of the Holiday Inn Express and Pima Federal
Credit Union. Significant changes have been made to the Project in response to adjacent owner,
community, and Town staff concerns. Changes included moving all loading zones to the west side of the
building, screening loading zones completely from view, adding a significant number of architectural
and design elements to the building to mimic the adjacent buildings, requiring signage to only face east,
Attachment 2
and increasing the amount of landscaping around the building. These proposed changes to the PAD will
result in a desirable use that is compatible with existing development, and will add to the character of
Steam Pump Village. The applicant is committed to continue working with adjacent neighbors and other
community stakeholders to ensure the Project's success throughout the approval processes and beyond.
IV. The PAD amendment is in substantial conformance with the Town's adopted General
Plan — "Our Future"
Below are just a few elements (Goals/Policy/Action Items) of Our Future that are highlighted in
support of this PAD amendment. The Land Use Map designation for Steam Pump Village is Master -
Planned Community ("MPC"), which is described as an area where:
"large developments with a mix of uses is planned and developed in a comprehensive manner with a
unified design theme. Developments in this land use designation generally provide a range of uses
including a variety of housing options, shopping and employment opportunities and recreational
amenities with a safe and efficient network for automobiles, bicyclists and pedestrians."
Our Future also suggests that land use policies can be created within the MPC to "customize the
design and ensure compatibility with the surrounding environment." Steam Pump Village fits perfectly
within this Land Use Map designation, and the work described above ensures this PAD amendment to
permit self -storage use continues the comprehensively planned and unified design theme established
within the PAD.
In addition to the Land Use Map conformance, this PAD amendment is also in conformance with
the following Community and Land Use and Design goals and policies within Our Future:
• Create a community with a wide range of services, amenities, shopping and dining opportunities
and housing types that meet the needs of current and future residents. Community Goal D.
The Steam Pump Village PAD as a whole meets and exceeds this goal by providing multi family
housing, education, retail, banking, convenience and restaurant uses within one project. The addition of
completely enclosed, climate -controlled smaller self -storage units in an office -type building is an
additional use to the PAD that offers another service and amenity to the community that does not exist in
the area. While other self -storage uses exist, this is unique in its form, and can complement the other
self -storage uses in the area. As Oro Valley grows and begins to attract new businesses and
employment opportunities, many people will be choosing to move to Oro Valley and may need to begin
their move in an apartment setting, needing to store household goods until they decide to purchase or
lease a home in the area. This additional use within the PAD and the general area will be beneficial to
those future residents and to current residents needing smaller storage areas.
• Provide diverse land uses that meet the Town's overall needs and effectively transition in scale
and density adjacent to neighborhoods. Land Use and Design Policy LU.5.
Attachment 2
As stated above, the enclosed, climate -controlled self -storage use is unique in this area and will
continue to be in demand as Oro Valley and the region grows its jobs and population. The applicant
has worked extensively with Town staff and the adjacent uses to ensure the scale and design of the
building transitions within the permitted heights and scale in the PAD, provides the connectivity to the
park to the south and trail to the west, and screens all loading from adjacent uses.
• Promote the design of cohesive developments that enhance and promote the pedestrian
experience. Land Use and Design Policy LU.9.
One of the key benefits to development of this challenging portion of the PAD is to provide a final and
important connectivity point to the park to the south and another connectivity point to the trail to the
west. These connections will be provided to provide the Basis students, hotel guests and other
consumers within the PAD the ability to access the park and the trail using the shaded walkways
adjacent to the buildings. These connections have been a part of the Steam Pump Village design and
commitment to open space and connectivityfrom the inception of the PAD.
• Support and retain existing businesses within the community and provide opportunities for
synergy. Community Action item 2.
This PAD amendment supports and retains existing business within Oro Valley and we believe provides
synergy with other uses (including the other mini -storage uses) in the area. Oro Valley desires to create
a community that encourages employment and population growth. Associated with that growth are the
types of businesses that provide support to the community members and other business ventures. While
self -storage is not a use that people get really excited about, when a business or community member
needs a climate -controlled, completely indoor self -storage unit, this PAD amendment will provide that
use without requiring the community member or business to seek this opportunity outside of Oro Valley.
We believe this format of self -storage is complementary to the existing mini -storage uses in the area that
provide a different format for self -storage and also provide rental trucks and other amenities that will
not be provided as part of this PAD amendment.
Attachment 2
1784 — SELF -STORAGE BUILDING STEAM PUMP PAD AMENDMENTS
Sections of current Steam Pump PAD that must be amended:
1. PAD § 1.3(A) pg. 58: amend the 41 paragraph down to state:
Any use permitted under CN, C-1 and C-2, as well as all convenience uses, are permitted land
uses as of right in this PAD. All uses in the CN, C-1 and C-2 zoning districts which require a
Conditional Use Permit ("CUP") shall also be permitted so long as a CUP is obtained through
the Town's CUP process or as otherwise permitted in this PAD, with the following exception:
Self -storage use shall be a permitted use with no additional CUP required as long as the use is in
conformance with this PAD. Self -storage use is defined as a facility used only for the storing of
household and personal property. The self -storage use building shall contain a minimum 3,800
square feet of ground floor retail and/or office uses, that are otherwise permitted by this PAD and
not directly related to operations of the self -storage use.
Self -storage use shall comply with the following:
• Located only on the property designated as Pima County Assessor Parcel Number 220-
08-454A in the PAD;
• Contained within a completely enclosed building with individual self -storage units only
accessible from the interior of the building;
• No business shall be conducted from within individual self -storage units;
• No outside storage shall be permitted, including vehicles, trailers, equipment, or products
associated with self -storage use;
• No motor vehicles, trailers, equipment or any device in, on or by which a person or
property is or may be transported or drawn shall be offered for rent associated with the
self -storage use;
• Interior doors, signs, advertisements, corporate colors and graphics, and items within
individual self -storage units shall not be visible from the exterior of the building;
• Building architecture shall be designed and constructed as provided in Section 1.3.A.4.
2. PAD § 1.3(A) pg. 59: Delete "Mini storage facility" under heading "The following uses
shall not be permitted in the development."
3. PAD § 1.3(A)(4) pg. 62: Add the following bullet at the end of the section:
Architectural Elevations Specific to Self -Storage Use Building:
• The self -storage use building shall be designed and constructed in substantial
conformance with the conceptual building elevations shown below, which are
in compliance with this section. The Town Planning and Zoning
Administrator shall determine whether the final design is in substantial
conformance with this PAD pursuant to Section 1.3(c).
[Include self -storage building conceptual elevations here]
Page 1 of 2
Attachment 2
4. PAD § 1.3(A)(5) pg. 62: revise and add parking requirements for self -storage use:
A 1 space per 300 square feet parking ratio shall apply to all uses except for self -storage use and
associated administrative office, which shall require one (1) motor vehicle parking space per fifty
(50) self -storage units.
5. PAD § 1.3(A)(8) table on pg. 64: change permitted FAR for the self -storage use building
only to 1.6:
1) Maximum Floor Area Ratio (FAR): 1.6 (self -storage building only).
6. PAD § 1.3(B)(4)(b) pg. 68: clarify parking exception for self -storage use:
"Parking shall be provided in accordance with Oro Valley Zoning Code Chapter 11 in place at
the time of PAD approval, unless modified herein. Parking areas shall be designed to facilitate
both vehicular and pedestrian movements."
Page 2 of 2
Attachment 2
EAST ELEVATION
SCALE: 1/16" = 1'-0"
NORTH ELEVATION
SCALE: 1/16" = 1'-0"
15'-T CLEAR CANOPY
WEST ELEVATION
SCALE: 1/16" = 1'-0"
SOUTH ELEVATION
SCALE: 1/16" = 1'-0"
&RKAA
A R C H I T E C T S, I N C
LOADING SCREEN WALL
SCALE: 1/8" = 1'-0"
MATERIALS
1
ANODIZED ALUMINUM STOREFRONT
KAWNEER DARK BRONZE
CANOPIES
2
MBCI
DARK BRONZE
SMOOTH FACE INTEGRAL COLOR
3
SUPERLITE BLOCK
SOUTHWEST GOLD
SLUMP BLOCK
4
SUPERLITE BLOCK- BONE
PARAPET/RAFTER TAILS
5
DUNN EDWARDS
COCOA(DEC755)
SPLIT FACE INTEGRALCOCOR
6
SUPERLITE BLOCK
MODESTO
TRIM
7
DUNN EDWARDS
SLOPES (DEC 721)
SMOOTH FACE INTEGRAL COLOR
8
SUPERLITE BLOCK
MODESTO
CORONADOSTONE
9
COUNTRY CASTLE SEQUIOA
STANDING SEAM METAL ROOF
10
BERRIDGE
COPPER BROWN
SMOOTH FACE INTEGRAL COLOR
11
SUPERLITE BLOCK
HOPI SANDSTONE
SPLIT FACE INTEGRALLY COLORED CMU
12
SUPERLITE BLOCK
COCOA BROWN (LOADING SCREEN WALL)
SPLIT FACE INTEGRAL COLOR
13
SUPERLITE BLOCK
SOUTHWEST GOLD
HM DOORS AND STUCCO FINE FINISH
14
DUNN EDWARDS
BUTTERCREAM FROSTING (DET662)
COLUMNS STUCCO FINE FINISH
15
DUNN EDWARDS
SLOPES (DEC 721)
STERNBERG
16
LIGHT FIXTURES
0630 PRAIRIE II
LOADING TRELLIS
17
SIG 300 MCBI
MEDIUM BRONZE
4£�t:ggC�
Nn 8452
^AT YI.I(tbK
WEST
17
SOUTH I >
A
EAST
KEY MAP
SCALE: N.T.S.
< I NORTH
Attachment 2 SELF -STORAGE AT STEAM PUMP VILLAGE
PERSPECTIVE 1
PROPOSED SELF -STORAGE
STEAM PUMP VILLAGE
ORO VALLEY, ARIZONA
DATE: 01-09-2017 (PRELIMINARY)
Attachment 2
E fE4 YEG
. VIEW 1
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�ROVFRiYIOi RC�/E.
cwnrn.«c.Ho
ne°�'Eoo:
RKAA# 15237.50
A R C H I T E C T S
I N C
PERSPECTIVE 2
.-"Rmw 'w -s"
PROPOSED SELF -STORAGE
STEAM PUMP VILLAGE
ORO VALLEY, ARIZONA
DATE: 01-09-2017 (PRELIMINARY)
VIEW 2
RKAA# 15237.50
Attachment 2
A R C H I T E C T S , I N C
J
PROPOSED SELF -STORAGE
STEAM PUMP VILLAGE
ORO VALLEY, ARIZONA
DATE: 01-10-2017 (PRELIMINARY)
•MYiY11f rY IYIM1YIb i# ' •I �- �; i
x
Attachment 2
VIEW 3
mu�osio w��cu�r
RKAA# 15237.50
6' A R C H I T E C T S I N C
GENERAL NOTES: CONCEPTUAL/FINAL DESIGN SITE PLAN
1. GROSS AREA OF DEVELOPMENT IN ACRES: 1.6 ACRES (70,036 S.F.)
2. GROSS FLOOR AREA: 107,544 S.F.
3. FLOOR AREA RATIO
70,036AR.=1.6FFAR ALLOWED
POSED .35 LEGEND FOR THE SELF -STORAGE AT
107,544 S.F./70,036 S.F. =1.6 FAR PROPOSED TANGELO OR.
4. LOT COVERAGE PERCENTAGE: 34,850 S.F./70,036 S.F. = 50%
S. GROSS AREA OF ALL IMPERVIOUS SURFACES IS 58,800 S.F. pgRCEL LINE STEAM P U M P V I L LA G E
6. TOTAL MILES OF NEW PUBLIC STREETS IS 0.0 MILES
7. TOTAL MILES OF NEW PRIVATE STREETS 15 0.0 MILES v 8" WATER LINE
8. PROPOSED USE: C-2 COMMERCIAL/ SELF -STORAGE - ss ss ss - 8" SEWER LINE O V 16 0 2 7 8 6 NORTH
9. CONSTRUCTION TYPE:111-B POWER EASEMENT
10. LANDSCAPE COVERAGE: 9,037 S.F./70,036 S.F. =13%
11. ASSURANCES FOR SITE IMPROVEMENTS, LANDSCAPING AND - - - - - BUILDING SETBACK
RE -VEGETATION BONDS MUST BE POSTED PRIOR TO ISSUANCE OF STORM DRAIN
GRADING PERMITS.
12. WATER SERVICES: ORO VALLEY WATER UTILITY FIRE TRUCK TURN
13. TELEPHONE SERVICE: CENTURY LINK 8" SEWER LINE,
14. GAS SERVICE: SOUTHWEST GAS _ 35' INNER,45' CENTER, 55' OUTER RADIUS
15. POWER SERVICE: TUCSON ELECTRIC POWER
16. PREVIOUS ZONING HISTORY: EXISTING -- 12'-8" SCREEN WALL
16.1. FEBRUARY 5, 1992 - PAD ORDINANCE NO. (0)92-2 CATCH BAS I N
16.2. JULY 10, 1996 - PAD OV9-96-1
16.3. SEPTEMBER 22, 1999 - PAD ORDINANCE NO. (0) 99-52 - __ LOADING
16.4. JANUARY 5, 2000 -PAD (0) 00-01 - ~ CANOPY
16.5. MARCH 28,2000- PLANNED AREA DEVELOPMENT 2ND & 3RD
SOUTH
ENLARGED SITE PLAN NARANJARD,
SCALE: 1" = 20'-0"
�\trQJ�
a io zo na ROONEY
PRANI
ASS
RANCH
5tf1'
EXISTING PROPOSED
FOOTHILLS
BUSINESS
CURB TO BE NEW TRASH LAMBERT LN.
ARK
REMOVED ENCLOSURE
-
EBOULDERS
- -
\ R i VF R TRAI I - - ORO VALLEY
RETAILCENTER
AT IA RESER
DESERT MIRAGE
STEAM PUMP VILLAGE FLOOR BUILDING 15 CLEAR NA ! UI� L LAND CAPE DFFER
16.6. DEVELOPMENT PLAN(OV1203-16) OVERHANG � � �
PLANNING GENERAL NOTES: N54°00'00"E 284.80'
1. PROJECT 15 DESIGNED TO MEET THE SPECIFIC OVERLAY ZONE
CRITERIA FOR THE ORACLE ROAD SCENIC CORRIDOR DISTRICT n _
8 -WATER
(ORSCD)
ASPHALT Lu
2. EXISTING ZONING IS THE STEAM PUMP VILLAGE PLANNED LINE ss s t J _�L�-� ss >
ss \� ss ss ss ss - s
AREA DEVELOPMENT (THE PAD). ss
3. ALL PUBLIC ART REQUIREMENTS MUST BE MET PRIOR TO
FINAL CERTIFICATE OF OCCUPANCY ISSUANCE, PER ORO q' N
VALLEY ZONING CODE REVISED SECTION 27.3.-
4. ALL SIGNAGE AND LIGHTING TO BE ADDRESSED AS PART OF A r 1-40� N
CFPARATF RFVIFW AND APPRTIVAI PRnrFCC i` v v ...v-w v -
DEVELOPMENT STANDARDS
DESCRIPTION
DESCRIPTION
PROPOSED
MIN. BLDG SETBACK
120' AVERAGE (ORACLE
342'FROM ORACLERD
ROAD)
46' FROM PROPERTY
LINE
REAR BUILDING
50'
54'
SETBACK
MIN. PERIMETER
20% OVERALL STEAM PU M P
13%
LANDSCAPE
VILLAGE
MAXIMUM STRUCTURE
150' OR MORE FROM ORACLE
HEIGHT
49' INCLUDING
49'
ARCHITECTURAL ELEMENTS
PARKING, LOADING, AND BICYCLE STORAGE
CALCULATION:
PAD/LOT NUMBER
PROPOSED USE
SQUARE
PARKING RATIO
FOOTAGE
SELF -STORAGE @
22008454A/LOT 3
SELF -STORAGE/
107,544
1/50 UNITS
RETAIL
"RETAIL @1/3DO S.F.
TOTAL PARKING
TOTAL HANDICAP
LOADING
TOTAL LOADING
PARKING
ZONE
RATIO
ATIOREQUIRED
ZONES
REQUIRED
PROVIDED
REQUIRED
PROVIDED
REQUIRED
PROVIDED
14
14
1
1
100,000
STORAGE
S.F. -
174,999
4
4
'13-
RETAIL
11
1
2
S.F.
TOTAL:27
TOTAL:25
TOTAL:2
TOTAL:3
*THE
PAD APPLIES FOR CALCULATING PARKING RATIOS
FOR
SELF -STORAGE AND RETAIL USES. 25 PARKING
ARE PROVIDED ON -SITE AND 2 PARKING SPACES
ARE PROVIDED WITHIN THE REST OF THE PAD. THE
OVZC APPLIES FOR PARKING DEVELOPMENT
BIKE PARKING (5%) SPACES
REQUIRED
PROVIDED
2
4 STANDARDS.
BUILDING DATA
LOCATION
OFFICE
1RETAIL
ISTORAGE I
SUBTOTAL
LOWER LEVEL
24454
S.F.
24454
FIRST FLOOR
1000
3800
S.F.
19654
S.F.
24454
SECOND
29318
S.F.
29318
FLOOR
THIRD FLOOR
29318
S.F.
29318
SUBTOTAL
107544
NET RENTABLE CALCI
75%
SUBTOTAL
80658
S.F.
80658
NRSF
RKAA
A R C H I T E C T S I N C
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EXISTING
PROPOSED CLIMATE
DRAINAGE
LJ
CONTROLLED STORAGE
BASIN
C
®
(MAXHEIGHT491)
'
BK. 42
24,454 S.F. IST FLOOR
-`
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STATU
F.F. • 1 , 1
1.■�■' I,,,IPROPOSED
MINOR� 1 �� i I■o
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ELEVATION
EXISTING ASPHALT
M J✓
EX. --
EXISTING
F.H. INLET
i0
Co
a
C
r-I
N54'00'00' N EXISTING ASPHALT
290.94' 0
1
LOT 4 EXISTING
BK. 42 PG.40 CURB TO BE
REMOVED
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of
I� ELEC.,
I ESMT;
RAMS I
CANYON
PUSCH RIDGE
... _.........
N W a
o U9
NORTH
LOCATION MAP
SCALE: 3" =1 MILE
PLANNED AREA DEVELOPMENT - STEAMPUMP
ACCEPTED BY:
PLANNING AND ZONING ADMINISTRATOR DATE
TOWN ENGINEER DATE
n
N
o
0
1
ORO VALLEY WATER UTILITY DIRECTOR DATE
o
a
V_
SHEET INDEX
2.34 I
1. SITE PLAN
2. NOTES
ARCHITECT
BIKE
3. OVERALL DEVELOPMENT PLAN
RKAA ARCHITECTS INC.
d
RACK
4. SITE DETAILS
2233 EAST THOMAS ROAD
0
5. SITE DETAILS
PHOENIX, ARIZONA 85016
6. ELEVATIONS
CONTACT: ROBERT KUBICEK
w
7. COLOR ELEVATIONS
PHONE: (602) 955-3900
EMAIL: rkubicek@rkaa.com
Q
a
SITEADDRESS
11061 NORTH ORACLE ROAD
DEVELOPER
1784 CAPITAL HOLDINGS
a
'00"E 18.19'
ORO VALLEY, ARIZONA 85737
7373 NORTH SCOTTSDALE ROAD
>
111
SUITE B270
SCOTTSDALE, ARIZONA 85253
a o
STEAM PUMP VILLAGE SELF -STORAGE
CONTACT: KELLY MCKONE
A PORTION OF SECTION 5,6,7 AND 8,
PHONE: (602) 885-2552
n a
,t£IJA"cwr
T-12-S, R-14-E, G&SRB&M, TOWN OF
EMAIL: kmckone@1784holdings.com
0N
ORO VALLEY, PIMA COUNTY, ARIZONA
No 8452
p �
E"rw a.�F
DATE:CONCEPTUAL/FINAL
DESIGN
1
e7P
01.24.17
SITE PLAN FOR THE
SCALE:
.0
11'=20'-0"
SELF -STORAGE AT
OF
STEAM PUMP VILLAGE: LOT 3
2'-0"
SITE PLAN
7
Attachment 2 SELF -STORAGE AT STEAM PUMP VILLAGE
�J7
.m
-:
GENERAL PLAN
STEAM PUMP SELF STORAGE (OV 1602762)
Attachment 3
Attachment 4
oo�
rr f}r
4S 5
ZONING MAP
STEAM PUMP SELF STORAGE (OV 1602762)
� b
DED
Attachment 4
Steam Pump Self -storage
Goal D. A community with a wide range of services, amenities, shopping and
dining opportunities and housing types that meet the needs of current and
future residents.
The proposed amendment will add additional self storage space to serve current and
future needs of the community. Over the past four years, 790 additional apartments
have been constructed in the immediate area, which may increase the demand for
additional storage space. Additionally, a review of vacancy rates (3-20%) in nearby
storage facilities suggests there may be a market for additional storage space to serve
the community.
The request provides for 3,800 square feet of ground floor office/retail which will provide
additional service, shopping and dining opportunities within the development. The
request is consistent with this goal.
LU.5. Provide diverse land uses that meet the Town's overall needs and
effectively transition in scale and density adjacent to neighborhoods.
The request is proposed in an area of the Steam Pump Village development envisioned
for greater building heights and intensity given the distance from Oracle Road and the
presence of the Canada del Oro wash which serves as a natural buffer to the residential
properties to the west. As information, the nearest residential lot to the west is
approximately 730 feet from the subject property. Based on the natural buffer provided
by the Canada Del Oro wash and the distance from Oracle Road, adequate transition in
land use is provided, consistent with this policy.
LU.9. Promote the design of cohesive developments that enhance and promote the
pedestrian experience.
The Steam Pump Village has developed with a consistent design character in terms of
architectural style, colors and materials. To ensure the proposed facility will be
consistent with this established design theme, the amendment adopts a specific
architectural concept which contains many of the architectural elements found
throughout the development, including consistent colors and materials, building forms,
metal awnings and light standards.
The request includes ground floor retail/office uses on the eastern fagade of the
development. Shaded pedestrian walkways are included on three out of four facades
that promote and enhance the pedestrian experience. The request is consistent with
this policy.
Attachment 5
Q�
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2
E G LDER RANCH DR
WILDS RD
fi
$fin
Z
Q
G
l�
I Mile
It FJARANJA Z DR Site
2
03
Mountains
J Z
Q
V
d
J
Z
W HARDY RD
z
4
PUBLIC STORAGE FACILITIES
ALONG ORACLE RD
MAP NAME UNITS VACANCY
TYPES OF RENT
UNITS (PER S.F.)
1
First Plaza
350
5%
No climate controlled
$2.01-$.63
Storage
units
2
Public Storage
165
3%
115 (a/c); 50 (no a/c)
$2.40-$1.55
3
AZ Self Storage
515
j 20%
173 (a/c); 342 (no a/c)
$2.20-$.69
4
Extra Space
729
10%
200 (a/c);529 (no a/c)
$2.04-$.90
Storage
ATTACHMENT 6 Inventory of Adjacent Facilities
Neighborhood Meeting Summary
Steam Pump Village Self -Storage Facility
December 15, 2016 6:00 — 7:30 PM
Holiday Inn Express
1. Introductions and Welcome
Meeting Facilitator, Chad Daines, introduced member of Town Council and the Planning and Zoning
Commission who were present. Approximately 6 residents and interested parties were in attendance at
the meeting.
2. Staff Presentation
Chad Daines, Principal Planner provided a staff presentation that included:
• Applicant Request
• Site Plan
• Architectural Concept
3. Applicant Presentation
Keri Silvyn provided comments relative to the applicant's request which included an overview of topics
discussed at the last meeting and the proposed architectural concept for the self -storage facility.
4. Public Questions and Comments
Following is a summary of questions and comments
• Would there be interior access for loading area?
• What types of retail uses were planned?
• Can the market support the facility with self -storage uses already in the area?
• Concern with the impact of the new facility on existing self -storage uses.
• What assurance can be given that the retail will remain retail?
• What is the width of the walkways?
• What type of signs are proposed on the building?
• Is there adequate parking for the facility?
Mr. Daines and the applicant addressed questions raised in the meeting.
Mr. Daines indicated that the case would be scheduled for public hearing. He closed the meeting and
thanked everyone for their attendance.
Attachmment 7 - Neighborhood Meeting Summaries
CN I U DOI tv`2
1784 — SELF -STORAGE BUILDINGQ
STEAM PUMP PAD AMENDMENTS • `
Sections of current Steam PumpPAD that must be amended: 1p�ilf OCT 1 3 1
016
1. PAD § 1.2(A) pg. 33: Amend paragraph to state: R,11�....
Typical uses envisioned in the center include: retail uses, restaurants, entertainment facilities,
banks and financial institutions, hotels, medical and professional offices, multi -family,
residential, climate -controlled and indoor self -storage, natural open space park and landscaped
plazas - all of which are vital services for a high-tech industry and community.
2. PAD § 1.3(A) pg. 58: amend the 41h paragraph down to state:
Any use permitted under CN, C-1 and C-2, as well as all convenience uses, are permitted land
uses as of right in this PAD. All uses in the CN, C-1 and C-2 zoning districts which require a
Conditional Use Permit ("CUP") shall also be permitted so long as a CUP is obtained through
the Town's CUP process or as otherwise permitted in this PAD, with the following exception:
Self -storage use shall be a permitted use with no additional CUP required as long as the use is in
conformance with this PAD. Self -storage use is defined as a facility used only for the storing of
household and personal property (no commercial storage) with no commercial transactions
permitted other than the rental of the storage units.
Self -storage use shall comply with the following:
• Located only on the property designated as Pima County Assessor Parcel Number 220-
08-454A in the PAD;
• Contained within a completely enclosed building with individual self -storage units only
accessible from the interior of the building;
• No business shall be conducted from within individual self -storage units;
• No outside storage shall be permitted associated with self -storage use;
• No motor vehicles shall be offered for rent associated with the self -storage use;
• Items within individual self -storage units shall not be visible from the exterior of the
building;
• Compliance with the specific architectural standards for self -storage use included in this
PAD.
3. PAD § 1.3(A) pg. 59: Delete "Mini storage facility" under heading "The following
uses shall not be permitted in the development."
4. PAD § 1.3(A)(4) pg. 62: Need to see if RKAA design standards conflict with this
section.
5. PAD § 1.3(A)(5) pg. 62: revise and add parking requirements for self -storage use:
Page 1 of 2
4
A 1 space per 300 square feet parking ratio shall apply to all uses except for self -storage use,
which shall require one (1) motor vehicle parking space per fifty (50) self -storage units.
6. PAD § 1.3(A)(8) table on pg. 64: change permitted FAR for self -storage use only to
1.6:
1) Maximum Floor Area Ratio (FAR): 1.6 (self -storage use only).
7. PAD § 1.3(13)(4)(b) pg. 68: clarify parking exception for self -storage use:
"Parking shall be provided in accordance with Oro Valley Zoning Code Chapter 11 in place at
the time of PAD approval, unless modified herein. Parking areas shall be designed to facilitate
both vehicular and pedestrian movements."
8. PAD § 1.3(B)(7) pg. 73: Add new section 1.3(13)(7)(a) for architectural standards
specifically for self -storage use on property; create section 1.3(13)(7)(b) for
architectural standards for all other uses.
a. Architectural Guidelines
(Existing language remains).
b. Architectural Guidelines Specifically for Self -Storage Use
The self -storage building architecture shall be designed as an integrated part of the overall
existing design theme of the PAD. The self -storage building shall be constructed in substantial
compliance with the below conceptual elevations if developed for self -storage use. The below
conceptual elevations meet the architectural standards of the PAD.
(Exhibit of conceptual architectural elevations)
Page 2 of 2
BOUNDARY OF STEAM PUMP
RANCH PAD
- -
C i � .. �:'- ..imam: = ►, url i
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+I
rll y
JA
wig
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ME
tic-
solo-
- -- ,
.
Landscaped Open Space
• Total Project Area: 41.6 ac
• Landscaped Open Space Required Per
PAD: 8.33 Acres (20% of Project Area)
Parcel
Landscaped Open Space (Acres)
A
0.46±
B
0.24±
C
0.87±
D
Project Parcel
E
0.35±
F
0.16±
G
0.15±
H
0.26±
1
1.22±
J
4.5±
K
1.82±
Total:
10.03±
? � ._YsS 1117 1"7
5F6 L..... .;mod '_SI 5_-: z: t
t 0 C T 13 2016
Fyd........................
L:\110046\Open Space Calc\Open Space C,b-Wg Pblted: Oct. 04,
LAW OFFICES OF
Lazarus, Silvyn & Bangs, P.C.
A PROFESSIONAL CORPORATION
October 19, 2016
Mr. Chad Daines, AICP
Principal Planner
Town of Oro Valley
11000 N. La Canada Drive
Oro Valley, AZ 85737
RE: 1784 Capital Holdings LLC — Self -Storage Building in Steam Pump Village; Submittal of
PAD Amendment and Conceptual Design Review Applications; Traffic Statement and Sewer
Capacity Waiver; OV 1601029.
Dear Mr. Dairies:
Enclosed please find for your review the traffic statement and sewer capacity waiver letter from
Pima County. These are the final two Conceptual Design Review application requirements for
the above -referenced project.
Please let me know if you have any questions or require anything further. We look forward to the
results of your review.
Sincerely,
'ZI h__��
Timothy Kinney, Esq.
Lazarus, Silvyn & Bangs P.C.
4733 East Camp Lowell Drive
Tucson, AZ 85712
520-207-4464
a,E, k
Transportation Planning
Traffic Engineering
Consulting
TRAFFIC STATEMENT
ti}°.
Nk.TF0.
i
To:
Mr. Kelly McKone
ra 11 107
s' Rcos t! -<-
1784 Capital Holdings
s
From:
Marcos Esparza, P.E.
ti•A
k1,•,� �h
Date:
October 19, 2016
1,-101�
Subject:
Self -Storage at Steam Pump Village — Traffic Statement
ME Eng 2016.18
Introduction and Purpose: This Traffic Statement analyzes the trip generation and access for a
proposed 800-unit self -storage facility located on the west side of Oracle Road/State Route 77
("SR 77") in the Town of Oro Valley, Arizona (the "Site"). See Exhibit 1.
The Site is within a larger master -planned project known as Steam Pump Village (the "Project"),
is currently vacant (never been developed) and is accessed via Steam Pump Way. The intersection
of SR 77/Steam Pump Way is signalized. The self -storage facility will occupy approximately
109,410 square feet on three floors. This Traffic Statement only addresses the proposed self -
storage facility within the Project.
Exhibit 1 Site Plan
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awnxrtai 14rONY — .�.a
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IF10CA REFUSE tea.. c . Y :: — _. _ • •.mrzW
J(�I ` . F []I DESIGN OFNTEfl TT 11
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�c�w �Yvawwy.x
EN EA WS RIAN
Pik R K A A }` '" SELF -STORAGE Muwu c `gym SP- a
�w+mu SP4�
Source: RKAA Architects
2934 W. Salvia Drive
Tucson, AZ 85745
Page 1 of 3
520-207-3358
MUE-CLA@COX.NET
-A. k
Steam Pump Village — Self -Storage
Traffic Statement
The Project is a forty -two -acre planned area development (PAD). According to a January 1996
traffic impact analysis (TIA) report by Cella Barr', the Project was originally planned to have
approximately 150,000 square feet of "entertainment complex", 68,000 square feet of retail
services, 80,000 square feet of office use and a 250-room hotel. The 1996 TIA estimated that the
total Project would generate almost 15,000 daily new trips, 584 AM peak hour new trips and
1,420 PM peak hour new trips.
Although still a mixed -use development, the Project has evolved differently than originally
envisioned and now includes schools, restaurants and retail uses. In2013, Kimley-Horn prepared
a new TIA that updated the uses for the Project to reflect the then -existing and intended uses.
At that time, the Site was intended to be a 14,000 square foot "specialty retail store". The 2013
TIA included a trip generation assessment of the future non-residential uses in the Project. The
estimated trip generation for the 14,000 square foot specialty retail store was 611 weekday trips
and 41 PM peak hour trips (see Exhibit 2).2
Exhibit 2 Trip Generation from 2013 TIA3
Pa►a!F`
i i�an(11 faa
`
iClter4dy
Usiks
a
1
Private School (K-12)
530
765.
Students
i.898
378
242
820
56
74
130
2
Day Care Center
585
11.0
KSF
815
71
63
134
64
72
136
3
Drive -In Bank
912
5.753
KSF
853
40
30
70
70
70
140
4
F8sl-Food Restaurant w/ D.T.
934
4.2
KSF
2.084
97
94
191
1 71
66
137
5
Specialty Retail Center
826
9.1
KSF
397
-
-
-
12
15
26
6
Specialty Retail Center
826
14.0
KSF
611
-
-
18
23
41
7
Drh*-In Bank
912
5.300
KSF
785
36
28
64
65
64
129
B
General Office Building
710
8
KSF
194
22
3
25
15
72
87
Existing Vacant
Specialty Retail Center
826
20-01
KSF
673
-
-
26
32
58
Total
1
8,511
644
460
i 1,104
r 396
488
884
Parcel 6 is where self -storage facility would be located in place of the Specialty Retail Center
Our analysis of the proposed self -storage use compares the trip generation estimate for the
specialty retail store contemplated in the 2013 TIA with the trip generation estimate for the
proposed self -storage facility on the Site. In order to conservatively estimate traffic for self -
storage, the ITE Trip Generation Manual trip rates for self -storage based on square footage (ITE
Land Use Code 151) rather than based on number of storage units was used. This results in the
highest potential impact of the proposed self -storage use.
Using this conservative estimate, the proposed self -storage facility will have significantly fewer
overall trips than the specialty retail store that was contemplated in 2013. As shown in Exhibit
3, the proposed self -storage facility is estimated to have 15 AM peak hour trips, 28 PM peak hour
'Traffic Impact Analysis —Steam Pump Ranch Planned Area Development, Cella Barr Associates, January 1996.
2 AM peak hour trips are not shown because Institute of Traffic Engineers' (ITE) Trip Generation Manual does not
have trip rates for the AM peak hour (between 7-9 am) for this land use type.
3 Traffic Impact Analysis —Oracle Road and Steam Pump Way, Oro Valley, Arizona, Kimley-Horn, November 2013.
Page 2 of 3
Steam Pump Village — Self -Storage
Traffic Statement
trips, and 274 weekday trips. This estimate is much lower than the 2013 TIA estimate for the
specialty retail store, which was 611 weekday trips and 41 PM peak hour trips.
Therefore, the proposed self -storage facility on the Site is projected to have less impact on the
surrounding roadway network than the specialty retail store contemplated in the 2013 TIA. The
small addition of 15 AM peak hour trips is still much fewer than the total number of trips
associated with the specialty retail store use. Because of this, the additional trips will not require
additional mitigation to the roadways or intersections in the vicinity of the project.
Exhibit 3 Trip Generation — Self -Storage Facility
Based on Trins11000 square feet
ITE
JWeekdayAM
Weekday PM
Avg Weekday
Proposed Use
Unit
No.Units
11 Categ.
In Out
In Out
In Out
Mini -Warehouse
1000 SF
109.41
151
0.14
0.26
2.5
55% 45%
50% 50%
50% 50%
No.
Weekday AM
Weekday PM
I Avg Weekday
Proposed Use
Unit
Units
In Out
In Out
In Out
Mini -Warehouse
1000 SF
109.41
15
28
274
8 7
14 14
137 137
Conclusions and Recommendations: The proposed self -storage use on the Site will produce
significantly fewer overall trips than the existing 2013 TIA already contemplates for the Site. The
additional 15 AM peak hour trips will not require additional mitigation to the surrounding
roadway network.
u ® Page 3 of 3
�1
RPM
Fit
TRAFFIC STATEMENT
To: Mr. Kelly McKone
1784 Capital Holdings
From: Marcos Esparza, P.E.
Date: October 19, 2016
Subject: Self -Storage at Steam Pump Village — Traffic Statement
Transportation Planning
Traffic Engineering
Consulting
ATF��' ^ ►TFti��F
MARcos`�
5pARZA
3
X
ME Eng 2016.18
Introduction and Purpose: This Traffic Statement analyzes the trip generation and access for a
proposed 800-unit self -storage facility located on the west side of Oracle Road/State Route 77
("SR 77") in the Town of Oro Valley, Arizona (the "Site"). See Exhibit 1.
The Site is within a larger master -planned project known as Steam Pump Village (the "Project"),
is currently vacant (never been developed) and is accessed via Steam Pump Way. The intersection
of SR 77/Steam Pump Way is signalized. The self -storage facility will occupy approximately
109,410 square feet on three floors. This Traffic Statement only addresses the proposed self -
storage facility within the Project.
Exhibit 1 Site Plan
t r
I J
�IIOLI I1Y xlDnr x IXPRESS
x
—. ET.=&F. pw OUES?ROO�IR) �
� I II I I— Fru -i1
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I — — — scu oisrni�-ev:
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wux�eu sm nnx ;
&RKAA =�" SELFSTORAGE una ;c� ti +ssM
' mom," �:. �,so SP_i.
Source: RKAA Architects
2934 W. Salvia Drive Page 1 of 3 520-207-3358
Tucson, AZ 85745 MUE-CLA@COX.NET
Steam Pump Village — Self -Storage
Traffic Statement
The Project is a forty -two -acre planned area development (PAD). According to a January 1996
traffic impact analysis (TIA) report by Cella Barr', the Project was originally planned to have
approximately 150,000 square feet of "entertainment complex", 68,000 square feet of retail
services, 80,000 square feet of office use and a 250-room hotel. The 1996 TIA estimated that the
total Project would generate almost 15,000 daily new trips, 584 AM peak hour new trips and
1,420 PM peak hour new trips.
Although still a mixed -use development, the Project has evolved differently than originally
envisioned and now includes schools, restaurants and retail uses. In2013, Kimley-Horn prepared
a new TIA that updated the uses for the Project to reflect the then -existing and intended uses.
At that time, the Site was intended to be a 14,000 square foot "specialty retail store". The 2013
TIA included a trip generation assessment of the future non-residential uses in the Project. The
estimated trip generation for the 14,000 square foot specialty retail store was 611 weekday trips
and 41 PM peak hour trips (see Exhibit 2).2
Exhibit 2 Trip Generation from 2013 TIA3
TOW
1
Private School (K-12)
536
765.
Students
1.898
378
242
620
56
74
130
2
Day Care Center
565
11.
KSF
815
71
63
134
64
72
136
3
Drive -In Bank
912
5.753
KSF
853
40
30
70
70
70
140
4
Fast -Food Reshwart wl D.T_
934
4.2
KSF
2.084
1 97
94
191
71
66
137
5
Specialty Retail Center
828
9.1
KSF
397
-
-
12
15
26
6
Specialty Retail Center
826
14.0
KSF
611
-
-
18
23
41
7
Drive -In Bards
912
5.300
KSF
785
36
28
64
65
64
129
B
General Office Buibding
710
8
KSF
194
22
3
25
15
72
87
F.xisft Vacant
lSpecWty Retail Center
626
20.01
KSF
673
-
-
26
32
58
Totd
1
8.511
644
460
1.104
396
488
1 884
Parcel 6 is where self -storage facility would be located in place of the Specialty Retail Center
Our analysis of the proposed self -storage use compares the trip generation estimate for the
specialty retail store contemplated in the 2013 TIA with the trip generation estimate for the
proposed self -storage facility on the Site. In order to conservatively estimate traffic for self -
storage, the ITE Trip Generation Manual trip rates for self -storage based on square footage (ITE
Land Use Code 151) rather than based on number of storage units was used. This results in the
highest potential impact of the proposed self -storage use.
Using this conservative estimate, the proposed self -storage facility will have significantly fewer
overall trips than the specialty retail store that was contemplated in 2013. As shown in Exhibit
3, the proposed self -storage facility is estimated to have 15 AM peak hour trips, 28 PM peak hour
1 Traffic Impact Analysis —Steam Pump Ranch Planned Area Development Cella Barr Associates, January 1996.
2 AM peak hour trips are not shown because Institute of Traffic Engineers' (ITE) Trip Generation Manual does not
have trip rates for the AM peak hour (between 7-9 am) for this land use type.
3 Traffic Impact Analysis — Oracle Road and Steam Pump Way, Oro Valley, Arizona, Kimley-Horn, November 2013.
® Page 2 of 3
a
'a
Steam Pump Village —Self -Storage
Traffic Statement
trips, and 274 weekday trips. This estimate is much lower than the 2013 TIA estimate for the
specialty retail store, which was 611 weekday trips and 41 PM peak hour trips.
Therefore, the proposed self -storage facility on the Site is projected to have less impact on the
surrounding roadway network than the specialty retail store contemplated in the 2013 TIA. The
small addition of 15 AM peak hour trips is still much fewer than the total number of trips
associated with the specialty retail store use. Because of this, the additional trips will not require
additional mitigation to the roadways or intersections in the vicinity of the project.
Exhibit 3 Trip Generation — Self -Storage Facility
Based on Trios11000 square feet
ITE
Weekday AM
Weekday PM
Avg Weekday
Proposed Use
Unit
No.Units
Categ.
In Out
In Out
I In Out
Mini -Warehouse
1000 SF
109.41
151
0.14
0.26
2.5
55% 4511,
1 50% 50%
1 50% 50%
No.
I
Weekday AM
Weekday PM
I Avg Weekday
Proposed Use
Unit
Units
In Out
In Out
In Out
Mini -Warehouse
1000 SF
109.41
15
28
274
8 7
14 14
1 137 137
Conclusions and Recommendations: The proposed self -storage use on the Site will produce
significantly fewer overall trips than the existing 2013 TIA already contemplates for the Site. The
additional 15 AM peak hour trips will not require additional mitigation to the surrounding
roadway network.
Page 3 of 3
JACKSON JENKINS
DIRECTOR
A
1m
PIMA COUNTY
REGIONAL WASTEWATER RECLAMATION DEPARTMENT
201 NORTH STONE AVENUE
TUCSON, ARIZONA 85701-1207
PH:(520) 724-6500
FAX:(520) 724-9635
Sewer Capacity Waiver 2016-254
Purpose: This document shall serve as an accounting of sewage flow estimates and will
be associated with permitting Building Plans, Tentative Plats, Development Plans, and Site
Plans.
P16WC00256
Date:
10/14/2016
Project Name:
Steam Pump Village Self -Storage
Parcel Numbers:
22008454A
Total ADWF (gpd):
500
Existing Sewer Number:
G-2000-110
IMS Manhole Number:
115-07
Contact's Name:
Linda Thompson
E-Mail Address:
Ihompson@wlbgroup.com
Name of Contact's Firm:
The WLB Group, Inc.
Phone Number:
520-390-1086
Sewer Waiver Approved By: Kurt Stemm, CEA Sr. Date:_10/14/2016_
Conditions of Waiver:
1. Proposed Estimated flows will not have significant effects on sewer system.
2. Proposed plans do not require ADEQ/PDEQ review based on the following:
• Total ADWF is less than 3,000 gpd.
• Sewage collection system does not include a manhole.
• Sewage collection system does not include a force main or lift station.
y q
�P TOWN OF ORO VALLEY
o?° F?''\ti9 DEVELOPMENT & INFRASTRUCTURE SERVICES DEPARTMENT
11000 N. LA CANADA DRIVE, ORO VALLEY, AZ. 85737
a PHONE: (520) 229-4800 FAX: (520) 742-1022
www.orovallevaz.gov/dis
•�UND EO �g� Aa
1.2 GENERAL APPLICATION FORM Office
Application Type:
4
7V
El Major General Plan Amendment
❑ Final Plat`
® Rezoning/PAD Amendment DV I LP D Y7 LP a
El Pre -Application ;fj ACT 3 201E
El Planned Area Development
El Zoning Verification
❑ Conditional Use Permit
❑ Sign Criteria
ElZoning Code Amendment
❑ Sign - PAD Exemptio : •••""""............
eg Conceptual Site Plan
❑ Master Sign Program
® Conceptual Public Art
® Conceptual Architecture P tLAC'1
❑ Communication Facility — Tier 1 and 2 Minor
❑ Communication Facility Major
Ct7NC'e
—
❑ Final Site Plan De5)5`11
❑ Revised Development Plan
M Conceptual Landscape Plan
El Other
Subiect Property Information:
Address: 11061 N. Oracle Road
Parcel/Tax Code: 220-08-454A
Subdivision / Commercial Center Name: Steam Pump Village Planned Area Development
Book / Page or Sequence Number:
Lot Number(s)
Legal Description:
Section/Township/Range:
Area of Property: 1.6 acres
Existing Land Use: Vacant land
Proposed Land Use: Climate controlled, indoor self -storage building
Applicant Information:
Applicant *:
Name: Ked Silvyn, Esq.
Address: 4733 E. Camp Lowell Dr.
Telephone: 520-207-4464 Fax:
Firm: Lazarus, Silvyn & Bangs P.C.
Property Owner(s) if different from Applicant *:
Name: Evergreen -Steam Pump LLC Firm:
Address: 200 N. Maryland Ave. Suite 201
Telephone: Fax:
Consultant:
Name:
Address:
Telephone:
Fax:
(Discipline)
* If more than one, attach list
— City: Tucson State: AZ Zip: 85712
Email: KSilvyn@lsblandlaw.com
Evergreen Devco Inc.
_ City: Glendale
Email:
Firm:
City:
Email:
State: CA Zip: 91206-4274
State: Zip:
Proiect Description/Narrative:
See attached.
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 also the applicant's responsibility to coordinate with all outside agencies to secure their acceptance or clearance.
Failure to do so ay delay issuance of permits. See attached list of agencies.
�, VA, )6LZA
plicant's Signature Print Name Date
Important Note: All submittals 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.
7
PUBLIC OUTREACH REPORT
STEAM PUMP PAD AMENDMENT
SELF -STORAGE BUILDING
October 10, 2016
Project Description
K �
0 13 2016
BY: ................. ...
1784 Capital Holdings LLC is proposing a climate controlled, indoor self -storage
building with a potential component of office/retail on the ground floor (the "Project"). The
Project is on approximately 1.6 acres (the "Site") within the Steam Pump Village PAD (the
"PAD"). A substantial amount of growth has occurred over the years along Oracle Road,
including multi -family housing, and there is no conveniently located, climate controlled self -
storage available. The Site is ideal because of its frontage along Oracle Road, and the Project is
ideal because it is not a high traffic generator and it complements the surrounding commercial
character of Steam Pump Village.
The Project will be three stories and approximately 49 ft. in height, in compliance with
the PAD. The Project will include approximately 4,800 sq. ft. of retail and office space on the
ground floor as well as approximately 750-800 climate controlled self -storage units, each an
average size of 100-105 sq. ft. The self -storage units will be accessed from the interior of the
building. The exterior of the building has the look and feel of a well -designed office building.
The Project will also generate very little vehicle traffic and will maintain convenient pedestrian
access to the trail system to the west and to the park to the south.
Neighborhood Meeting
A neighborhood meeting was held on August 25th, 2016 at 6 PM at the Holiday Inn
Express at 11075 N. Oracle Road. A total of six neighbors were in attendance, including those
shown on the attached neighborhood meeting sign -in sheet.
Meeting Notification Methods
The Project team worked with Town staff to provide public notice as required by the
Town Zoning Code. Town staff sent the neighborhood meeting notices by First Class mail.
Attached Documents
Included in this Public Outreach Report are:
• Neighborhood meeting sign -in sheet;
• A copy of a comment letter from a neighbor, provided by Town staff;
• A summary of the August 25th neighborhood meeting prepared by Town staff, which
includes a summary of the questions and concerns raised by those in attendance.
• A neighborhood meeting summary supplement that describes the applicant's responses to
questions and concerns raised at the neighborhood meeting.
Steam Pump Village PAD Amendment
Self -Storage Building
Neighborhood Meeting — Sign -in Sheet
August 25, 2016 at 6 PM
Name
Address
Phone
Email
;)O)v1hLP
J0 ox P viers
&
Neighborhood Meeting Summary
Steam Pump Village Self -Storage Facility
August 25th, 2016
6:00 — 7:30 PM
Holiday Inn Express
1. Introductions and Welcome
Meeting Facilitator, Chad Daines, Principle Planner, introduced the Oro Valley staff
Robert Kirschmann, Planner, as project planner. Approximately 6 residents and
interested parties attended the meeting, including Vice Mayor Waters and Council
member Hornat.
2. Staff Presentation
Robert Kirschmann, Planner, provided a presentation that included:
• Subject Property
• Applicant's request
• Review process
• Public participation opportunities
3. Applicant Presentation
Keri Silvyn provided a presentation detailing the applicant's proposal, which included:
• Overview of project
• Site Plan
• Architectural style
4. Public Questions & Comments
Following is a summary of additional questions and comments:'
• How many employees will the facility have?
• Restrictions should be placed on the uses within the units
• Hours of operations
• One resident felt the use was inappropriate for this development
• Concerns over parking
• Concerns of architectural style
• Retail use is not viable
• Does the Town receive taxes for rental units
• Need for more parking
• Concern with proposed building height and obstructing views from upper floors of
the hotel
• Concern of loading zones on north facing the hotel
• Screening from hotel and trail area
1 See attached Neighborhood Meeting Summary Supplement from applicant that includes responses to questions
and comments.
1
Mr. Kirschmann and the applicant team addressed the questions related to the proposed
development.
Mr. Daines closed the meeting, thanked everyone for their attendance and encouraged
everyone to contact Mr. Kirschmann, the project planner, with any additional thoughts,
comments or concerns. A second neighborhood meeting will be scheduled following
submittal
2
LAW OFFICES OF
Lazarus, Shp & Bangs, P.C.
A PROFESSIONAL CORPORATION
NEIGHBORHOOD MEETING SUMMARY SUPPLEMENT
STEAM PUMP SELF -STORAGE BUILDING
The following is a list of questions and comments from the August 25, 2016 neighborhood
meeting compiled by Town staff. Applicant's responses are below in italics.
Public Questions & Comments
• How many employees will the facility have?
The proposed self -storage building will likely have approximately 2 to 3 employees on site at any
one time. This does not include the number of employees associated with the proposed retail
component of the building.
• Restrictions should be placed on the uses within the units
As a response to comments from both Town staff and attendees, we will restrict the use of the
self -storage units to only the storage of household and personal property. We will prohibit
commercial storage, and prohibit the operation of a business from within the storage units.
0 Hours of operations
The hours of operation for the self -storage building are not known yet, but will be similar to
existing self -storage buildings in other locations. Based on similar self -storage facilities, the
building will likely be open with employees present from 8 AM— 7 PM Monday through
Saturday and 8 AM— 6 PM on Sundays. In addition, patrons will likely have access to their
individual self -storage units from 4 AM-10 PM Monday through Sunday.
• One resident felt the use was inappropriate for this development
We believe self -storage use will be a successful addition to Steam Pump Village, particularly due
to its specific architectural standards and its appearance as a well -designed office building.
• Concerns over parking
The proposed self -storage use is a very low traffic generator and will not require many parking
spaces. We are basing our parking ratios on existing successful self -storage uses in other
jurisdictions, including the City of Scottsdale. Steam Pump Village is designed to park all of its
uses across the entire development, and there is ample parking for the minimal parking
requirements of the self -storage use. The parking we are providing for the retail uses, and that
currently exists in Steam Pump Village, will also be sufficient to accommodate visitors.
0 Concerns of architectural style
LAW OFFICES OF
Lazarus, Shp & Bangs, P.C.
A PROFESSIONAL CORPORATION
The self -storage building will appear to be a well -designed office building and will incorporate
architectural standards present in existing uses in Steam Pump. Concerns related to the
architecture of the self -storage building will be addressed by including specific architectural
standards in the Steam Pump PAD for self -storage use and conditioning self -storage use on the
architecture being integrated with the rest of the Steam Pump development. The applicant will
also be meeting with Town staff during the review process to determine what architectural
features and styles the self -storage building will incorporate.
• Retail use is not viable
We agree that this entire site being developed for retail may be risky due to the lack of visibility
on Oracle Road and passing pedestrian traffic. However, we believe the square footage
proposed for retail on the east side of the building tied to the pedestrian -way to the park has a
good chance of being successful.
• Does the Town receive taxes for rental units
Town staff responded to this question. They do not believe the Town receives additional taxes for
storage units, but they had to check before giving an answer.
• Need for more parking
See above.
• Concern with proposed building height and obstructing views from upper floors of the
hotel
The proposed self -storage building meets the existing, permitted 49 foot limitation in the Steam
Pump PAD. Any other use would be permitted with this height, and a height modification is not
part of the PAD amendment request.
• Concern of loading zones on north facing the hotel
In response to this concern we have moved our loading areas from the north of the building to
the west, so that it is not visible from the hotel.
• Screening from hotel and trail area
In response to this concern we have moved our loading areas from the north of the building to
the west, so that it is not visible from the hotel. The loading zone will be screened from the trail
with a wall of alternating heights, similar to the loading area screen walls that exist at the Oro
Valley Marketplace. In addition, the loading area will be screened from the trail by the existing,
LAW OFFICES OF
Lazarus, Shp & Bangs, P.C.
A PROFESSIONAL CORPORATION
dense vegetation along the trail. We will be enhancing the vegetation between the property and
the trail to provided even further screening.