HomeMy WebLinkAboutMinutes - Environmentally Sensitive Lands Task Force - 2/25/2010 V s I
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Cln,:i)`t"r 4ENVIRONMENTALLY
SENSITIVE LANDS
Environmentally Sensitive Lands (ESL)
Public Advisory Committee (PAC)
Thursday, February 25, 2010
4 p.m.
Hopi Conference Room
Development Services Building
11000 N. La Canada Dr.
1. Call to Order
2. Design Requirements Section Draft: Discussion
3. Open Space Section Draft: Discussion
4. Definition of Conservation, Preservation, and Protection: Discussion
5. Update on Future Agenda Items: Hillside and Viewshed Sections
6. Adjourn
Posted: 2/23/10
2:00 p.m.
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"Notice of Possible Quorum of the Oro Valley Town Council: In accordance
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4O J,ti1.EY q�'�tJ
a h DRAFT
t2 .$} MEETING SUMMARY
ENVIRONMENTALLY
I' Town of Oro Valley SENSITIVE LANDS
�UNpEO �
ENVIRONMENTALLY SENSITIVE LANDS (ESL)
PUBLIC ADVISORY COMMITTEE MEETING # 14
February 25, 2010
4- 6p
HOPI CONFERENCE ROOM
M
11000 N. LA CANADA DR.
PAC Members Present:
Bill Adler
Susan Simms
Doug McKee
Steve Solomon
Don Chatfield
Steve Taillie
Oro Valley ESL Team Members Present:
Karen Berchtold
Joe Andrews
David Williams
1. Call to Order
Meeting called to order at 4 pm.
2. Design Requirements Section Draft: Discussion
The group asked Karen Berchtold to follow-up with the Parks and Recreation staff to
determine if the standards noted in the document have been developed; and she agreed to
get back to the group.
The group discussed whether the proposed incentives will be effective. Don Chatfield said
he thinks the likelihood of developers using them is low; they just don't mesh with
developer's product. There was discussion as to whether golf courses should be listed as
allowed in open space areas: they currently are not. Bill Adler raised concerns regarding the
compatibility standard.
Steve asked if the incentives included allowing someone to go from a single family to a
townhouse density: the group agreed that this is allowed, if criteria are met.
The group agreed that the buffer requirement should be eliminated.
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David Williams emphasized that cluster is a tool for the developer to use to recapture the
developability of the site. Bill asked if staff could provide some photos of successful cluster from
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this region. Don cited Randall Arendt's tools. The group would like to see both images of layout,
as well as building style.
They discussed observation that added density typically provokes concern by neighbors.
The group discussed how to define compatibility: want to avoid promoting "sameness."
Regarding transitional density, how large should lots along resource area be? The concept was
presented that impermeable lots along wash areas may be preferable to permeable.
3. Open Space Section Draft: Discussion
The group asked how local scale open space would be distinguished form regional scale: Don
suggested it should be mapped.
Steve Solomon reiterated his opposition to assessing open space maintenance fees to
developers. Don did not think it would be such a large concern.
Doug reminded staff that it would be helpful to see maps of available open space.
4. Definition of Conservation, Preservation, and Protection: Discussion
Bill stated that public access should be provided to ESL land.
The group reviewed the proposed definitions. Joe clarified that "preservation" precludes
negative human influences. The group agreed that the term "conservation" is more consistent
with areas with trails and public access, such as future ESL open space. The group agreed that
the term "conservation" is appropriate to describe ESL open space, and should be referenced
throughout the document.
Bill noted that the group should make an effort to improve definition and use of terms intensity
and density. David asked the group to define density: should gross or net be referenced? The
major landowners may need to be consulted for feedback.
Steve Solomon noted that building envelopes are already regulated.
On page 10, there needs to be a better explanation of the inclusion of"trample zone" in area
allowed to be impacted.
5. Update on Future Agenda Items: Hillside and View shed Sections
Staff is forging ahead on these sections, and anticipates bringing the Hillside section to the PAC
in two weeks.
6. Adjourn
Meeting adjourned at
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J% r
Prepared by:
Karen Berchtold
Acting Principal Planner
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Potential ESL Definitions:
Preservation is the setting aside of land to stay in its current condition to protect the area
from negative human influence.
Conservation is the human management of land so as to eliminate waste and maximize
efficiency of use while yielding the highest sustainable benefit to present generations,
and maintaining the resource in such a state that it can provide for the benefit of future
generations.
Background:
Encyclopedia of the Atmospheric Environment
.4j n.1Si.
Conservation & Preservation
4.
}V Those who are concerned with protecting the environment often use the words
conservation and preservation. These two terms are often confused and are used to
mean the same thing, although differences exist.
Conservation is the sustainable use and management of natural resources including
wildlife, water, air, and earth deposits. Natural resources may be renewable or non-
renewable. The conservation of renewable resources like trees involves ensuring that
they are not consumed faster than they can be replaced. The conservation of non-
renewable resources like fossil fuels involves ensuring that sufficient quantities are
maintained for future generations to utilize. Conservation of natural resources usually
focuses on the needs and interests of human beings, for example the biological,
economic, cultural and recreational values such resources have. The rain forest for
example, contains a wide range of biodiversity, providing food stocks for local
populations and a source of timber and medicines for other countries. Conservationists
accept that development is necessary for a better future, but only when the changes
take place in ways that are not wasteful. What the conservationist opposes is not the
harnessing of nature for mankind's progression, but the fact that all too often the
environment comes off the worse for wear.
Preservation, in contrast to conservation, attempts to maintain in their present condition
areas of the Earth that are so far untouched by humans. This is due to the concern that
mankind is encroaching onto the environment at such a rate that many untamed
landscapes are being given over to farming, industry, housing, tourism and other human
developments, and that we our losing too much of what is 'natural'. Like
conservationists, some preservationists support the protection of nature for purely
human-centered reasons. Stronger advocates of preservation however, adopt a less
human-centered approach to environmental protection, placing a value on nature that
does not relate to the needs and interests of human beings. Deep green ecology argues
that ecosystems and individual species should be preserved whatever the cost,
regardless of their usefulness to humans, and even if their continued existence would
prove harmful to us. This follows from the belief that every living thing has a right to exist
and should be preserved.
University of Colorado - Boulder, Published Course Material
What is Conservation and Preservation?
Two opposing factions had emerged within the environmental movement by the early
20th century: the conservationists and the preservationists. The conservationists(such
as Gifford Pinchot) focused on the human management and wise use of nature,
whereas the preservationists sought to protect and preserve nature from development
and uman use. ,The idea of protecting nature for nature's sake began to gain more
recognition in the 1930s with American writers like Aldo Leopold , calling for a "land
ethic" and urging wilderness protection. It had become increasingly clear that wild
spaces were disappearing rapidly and that decisive action was needed to save them.
"Conservation" is the wise use of natural resources to benefit the greatest numbers of
people, for the longest time. The term conservation was introduced in 1907 byGifford
Pinchot and W.J. McGee to embrace the collective use and preservation of forests,
waters, soils, and minerals. The conservation ideal was natural resource management
for the greatest good of the greatest number over the long run. The conservation
movement emphasized resource development that generated jobs, affordable housing,
food, safety, and health. Conservation implies sound biosphere management within
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given social and economic constraints, producing goods and services for humans
without depleting natural ecosystem diversity, and acknowledging the naturally dynamic
character of biological systems.
The preservationist approach wants to preserve nature in its natural state, untouched by
human development. The 1964 Wilderness act describes the larger goal of
preservationists: wilderness, in contrast with those areas where man and his own
works dominate the landscape, is hereby recognized as an area where the earth and its
community of life are untrammeled by man, where man himself is a visitor who does not
remain ..."
-The Wilderness Act, September 3, 1964
. •
Open Space DRAFT 2/22/10
This Section,III.C.3,is an updated excerpt from the ESL DRAFT dated 12.3.09.
3. Open Space Requirements
A. Environmentally Sensitive Open Space(ESOS)
Applicable resources shall be set aside as Environmentally Sensitive
Open Space(ESOS)in one of the following forms:
1. Natural Open Space(defined in Chapter 31)easement, or
2. ESOS zoning district, or
3. Dedication to the public including the Town or Pima County.
(Chapter 31: Environmentally Sensitive Open Space(ESOS)is
comprised of lands designated as permanent,natural open space based
on an approved ESL rezoning application.)
B. General Requirements for Environmentally Sensitive Open Space
(ESOS)
1. Required ESOS must be configured in accordance with this
Section (specifically III.C.3.B&C)to preserve specified minimum
percentages of identified resource categories. The minimum
ESOS requirements for lands included in the ESLS are indicated
in Section IIL.C. , Conservation System.
2. Development can only occur in the non-open space areas of the
site. Required open space areas must be designated as ESOS in
one of the approved forms described in Section IIL A
GRAPHIC: bubble diagram of site w/ESOS areas
3. Connectivity of ESOS areas is essential in maintaining ecosystem
function. Preservation of identified areas that provide connectivity
but are environmentally degraded is required.
a. Degraded areas that provide connectivity to the natural
open space system, including identified Minor Wildlife
Linkages, must be protected from further disturbance.
Restoration in accordance with NPPSM requirements may
be approved by the Planning and Zoning Administrator.
b. Additional open space linkages that have not been
identified on the ESL Map may be recommended by the
Planning and Zoning Administrator when the area is:
2.12.10 1 Draft
4
(1) Provides a unique and necessary connection to other
ESOS areas.
(2) Not isolated from other open space areas,
(3) Serves as a habitat corridor for movement of wildlife.
Newly identified linkages may be credited on a 1:1 ratio
toward minimum ESOS requirements. In no case shall the
credit allow a reduction in preserved area of Critical
Resources below the minimum 95%required in Section
III.B.3(Conservation categories).
GRAPHIC: minor or degraded linkage
4. Criteria for ESOS Selection and Location
The location of ESOS on a site plan or preliminary plat shall
provide protection in a hierarchical manner related to each of the
resource categories. The most sensitive resource categories,
Major Wildlife Linkages and Critical Resource Areas are intended
to receive the greatest degree of protection and the highest
priority in configuring ESOS areas.
The following criteria must be used to select and locate ESOS.
a. Criteria. The following criteria are listed in the order of
priority for preservation.
(1) Inclusion of riparian areas, associated wildlife linkages
and connector areas, particularly where located
adjacent to major public preserves including Tortolita
Mountain Park,Catalina State Park or the Coronado
National Forest.
(2) Continuity of open space within the development
project with open space in adjacent property and
developments or major public preserves as listed
above.
(3) Preservation of slopes over 25 percent.
(4) Inclusion of critical resource features, including rock
outcrops and boulders.
(5) Preservation of distinct, native vegetation.
(6) Preservation of scenic resources along identified
roadway corridors and public parks.
(7) Preservation of slopes of 15 to 24 percent.
(8) Preservation of cultural resources.
GRAPHIC: Distribution of ESOS example
b. Priority Changes
Upon recommendation of the Planning and Zoning
Administrator, exceptions to the priorities listed above may
2.12.10 2 Draft
be approved by the Town Council when there is a
determination of a superior site specific resource. An
example is the discovery of a major cultural resource.
5. Minimum ESOS dimensions
a. Area. The minimum contiguous area for ESOS is four
thousand(4,000) square feet.
b. Horizontal. The minimum horizontal dimension for ESOS
areas is thirty(30)feet, except that the minimum horizontal
dimension for ESOS located along roadsides will be twenty
(20)feet.
c. Modification. The Planning and Zoning Administrator
may approve modifications to the minimum ESOS
dimensions set forth above, subject to the following criteria:
(1) The ESOS location criteria set forth in Section
........... .....................
..........................................
111.C.3.13.4 are met.
..........................................
.......................................
..........................................
(2) Landscape connectivity and open space linkages are
maintained.
(3) Reductions in dimensions will maintain ESOS areas
that provide habitat value, are easily recognizable, and
will not result in maintenance problems due to their
proposed locations.
(4) Adjacent land uses, such as streets,will not negatively
impact the viability of vegetation or other features of
the land to be preserved.
(GRAPHIC: Minimum ESOS Dimensions)
6. ESOS distribution within Planned Area Developments
(PADs). Where a master developer elects to provide ESOS in
excess of the minimum ESOS requirement for specific
development sites, any excess ESOS may be credited against
ESOS requirements for other development sites within a master
planned PAD, if approved by the Town Council. ESOS may be
credited as follows:
a. Any excess ESOS credits shall be shown as part of an
Open Space Master Plan.
b. The Open Space Master Plan shall be included with the
PAD application and must identify any excess ESOS by
development project and allocate any excess ESOS to
specific development locations elsewhere within the Open
Space Master Plan.
c. The excess ESOS must result in additional protection for
the most sensitive resources in accordance with the
2.12.10 3 Draft
priorities listed above. Reductions in ESOS due to the
application of credits cannot be applied to Critical
Resource areas.
d. The Open Space Master Plan developer is required to
authorize any excess ESOS allocation in writing to the
Town as part of any submitted Open Space Master Plan.
C. ESOS Standards
1. The quantity of ESLS open space is exclusive all recreation area,
bufferyard,and other general open space requirements.
2. The entire ESOS area will be preserved and managed in Deleted:The applicant shall
demonstrate to the satisfaction of the
conformance with Section. .:as natural open space through Town that t
dedication, easements,and/or other deed restriction.
Deleted:permanently
3. ESOS areas shall be assigned for protection and maintenance as Formatted:Highlight
follows:
a. ESOS areas of national, state, regional, or community-wide
importance will be dedicated to the public, land trust,or land
conservation entity that is capable of satisfying the objectives
specified herein. This level of dedication shall include ESOS
areas with the following characteristics:
i. Adjacent to federal, state or county parks, preserves or
other permanent open space.
ii. Include defined environmentally sensitive resources
recognized by the Federal Government or the State of
Arizona.
iii. Regionally significant drainage.
iv. Significant cultural resource as established by Section
(Cultural Resources).
v. Inclusion of identified Major Wildlife Linkage areas.
b. ESOS that contributes resource value primarily to adjacent
neighborhoods and do not meet criteria in Section III.C.3.C.3.a
may be dedicated to the public or an HOA.
c. Alternative ownership arrangements that provide an equivalent
degree of protection may be approved by the Town Council.
4. Permanent open space easements and/or deed restrictions must
be provided for all ESOS tracts, unless dedicated to the public,
prior to 1 certifying that,all conditions of rezoning, development - Deleted:the approval
plan or plat have been satisfied. Said easements will be included Deleted: of
on documents upon official recordation. (Deleted:
5. The open space easement must include:
2.12.10 4 Draft
a. Provisions to fund maintenance in perpetuity that may
- include: (Formatted:Font:Bold
i. Use of future Homeowner Association dues,or Formatted:Numbered+Level:1+
ii. Agreement for the Town to provide open space Numbering Style:i,ii,iii,...+Start
maintenance,,or, at:1+Alignment:Right+Aligned
at: 2.75"+Tab after: 3"+Indent
in. Assurance from a third party care taker such as a at: 3"
land trust,or.
Deleted:in perpetuity or an a
iv. Other methods to assure maintenance as approved `, •
bythe Planningand Zoning Administrator. s Deleted: subject to approval by
Town Council.
b. Provisions for ongoing trash removal and elimination of Formatted:Font:Bold
invasive plant species. I Formatted:Font:Bold
c. ESOS located in a common tract owned by a homeowners
association shall be maintained in compliance with Section Deleted:through a common
maintenance agreement.
Formatted:Highlight
6. The Town retains the authority to perform maintenance in ESOS
tracts or common areas managed by an HOA. A note will be
included on the subdivision plat indicating the Town's ability to
enter the property and perform ESOS maintenance.
7. Common area or tract ESOS locations and boundaries, including
precise acreage,shall be shown on the subdivision plat and/or
development plan.
8. Required ESOS must be platted separate from any developable
lot.
9. In no event shall the provisions of this section require greater area
of ESOS than required by Section 11I.C. .
D. Open Space Planning Tools
1. ESOS Flexibility
The Town Council may,'educe the amount of required.ESOS x Deleted:approve requests for
specified in Table III-2, flexibility in
Deleted:provided on an individual
a. Extent of Potential Reductions site
eview and approval of.a proposed reduction in,ESOS Is [Deleted:.
subject to the following limitations: • Deleted:Requests to reduce the
amount of
(1) Critical and Core Resource Areas: 10 percent (Deleted: required
maximum reduction. Deleted:may not exceed the
following amounts
(2) Multiple Use Management Areas: 25 percent
maximum reduction.
(3) Major Wildlife Linkage Areas: No reduction permitted. (Deleted:available
2.12.10 5 Draft
•
4110 b. Criteria
When it is demonstrated that one of the following criteria (Deleted:are
satisfied and that open space connectivity is equally
preserved,a reduction in minimum ESOS in the Critical,
Core or Multiple Use Management areas may be approved
by the Town Council.
i. The site is identified as appropriate for C-1, C-2 or
Technological Park growth in accordance with the
adopted strategic economic development policy, or
ii. Development proposal is wildlife permeable,or
(Chapter 31:Wildlife Permeable Development:
Residential development with a developed density
of one home per acre or less and fences and walls
that are wildlife friendly,as prescribed in Section
(RHOD)and do not impede the movement of
wildlife between adjacent lots or between the
development and adjacent open space areas.)
iii. The area has been isolated by development from
other open spaces and lost all connectivity with
other open space areas.
c. Resource Priorities
Relative resource priorities as identified in Section
IllIll.C.33,4 shall be applied to guide open space design
when ESOS flexibility is requested.
d. Essential Services
(1) Essential services include vehicular access, utilities,
and sewer improvements.
(2) Disturbances to ESOS, excluding Major Wildlife
Corridors, for essential services may be approved by
the Town Council when:
i. The proposed location improves public safety;or
ii. No economically viable alternative location exists,
and
iii. t has been demonstrated that the least amount of - Deleted:<#Disturbance is not only
disturbance has been planned. for the purpose of electrical or natural
gas service,and'
(3) Areas disturbed as a result of providing flexibility for
Formatted:Bullets and Numbering
essential services must be treated as follows:
-(Formatted:Font:Bold
2.12.10 6 Draft
r
i. Areas may be replanted and graded to the original Formatted:Indent:Hanging: 0.13",
condition in accordance with an approved Numbered+Level:1+Numbering
restoration plan
Style:i,ii,iii,...+Start at:1+
�. .. Alignment:Right+Aligned at: 2.75"
+Tab after: 3"+Indent at: 3"
ii. Areas damaged by roads or infrastructure that do 4 " Deleted;
not enable complete restoration must be mitigated,
by providing onsite replacement of the same Formatted:Font:Bold
quantity and quality of ESOS. Mitigation shall be Formatted:Indent:Left: 2.75"
in accordance with Section , NPPSM. Formatted:Indent:Left: 2.75",
e. Off-Site Mitigation Hanging: 0.25"
As a component of ESOS flexibility, ESOS may be , ' Deleted:at a
provided on an alternative,off-site land parcel subject to '[Deleted:ratio of 1:1.
the following: Deleted:Mitigation areas may be
located on the property or elsewhere
(1) Off-site mitigation proposals must further the purposes in the Town,as approved by the
Town Council.¶
of the ESL regulations.
(2) The resources must be equal or higher value in the
ESL hierarchical system.
(3) Mitigation must be provided on a 1:1 ratio.
(4) The remaining ESOS,after any reduction, retains its
environmental value as intended by the ESL
regulations.
2. Approved Cultural Resources Site
Land designated as a protected cultural resources site in
accordance with an approved treatment plan shall qualify as
required ESOS on a 1:1 basis(each square foot of cultural
resource site shall equal 1 square foot of required ESOS)as
determined by the Planning and Zoning Administrator.
2.12.10 7 Draft
•
For references purposes, minimum ESOS requirements(table will not be included in the draft):
Table III-2
Open Space Requirements
Resource Type ESLS Minimum Open
Category Space
Major Wildlife Linkages Major Wildlife 100%
Linkage
Riparian Areas Critical Resource 95%
Rock Outcrops and Boulders Critical Resource 95%
Core Resource 80%
Wildlife Habitat and
Multiple Use 66 2/3%
Mgmt.
Distinctive Vegetation Core Resource 80%
Cultural Resources Cultural Resource
Resources Dependent
Scenic Corridors Scenic Resources Resource
Park Viewsheds Dependent
Topography
Slopes 15-24% Hillside Areas Resource
Dependent
Slopes(25%)
Peaks&Steep
2.12.10 8 Draft
DRAFT 2/22/10
Section D Table of Contents
1. Use Restrictions
2. Design Incentives
3. Design Standards
D. Use and Development Standards
1. ESOS Use Restrictions
A. Applicability
Areas reserved as ESOS upon completion of a,rezoning are subject to (Deleted:general plan amendment or,
use restrictions and standards. Each must be recorded when land is
reserved by ESOS zoning, easement, and/or deed restriction.
B. Permitted Uses
1 Natural Open Space
2 Trails
3 Identification, use restriction, and/or interpretive signage
4 Wildlife friendly protective fencing or walls subject to Planning and
Zoning Administrator review and approval.
5 Cultural Resource Exhibition 4 (Formatted:Bullets and Numbering
C. Prohibited Uses
1. Structures
2. Waste Disposal
3. Motorized vehicle access
4. Recreational activities not contained within the confines of a
designated trail.
5. Off leash domestic animals
6. Establishment of non-native species
7. Removal of native vegetation unless approved for flood control
purposes by the Planning and Zoning Administrator.
D. Use Standards
1. Trails
Trails and associated amenities such as benches must conform to
standards established by the Oro Valley Parks and Recreation
Department.
Draft 2.5.10 1 6ktlE:33E3etREVFAE.3.Y
fFas:ortr•f:,RHE:
2. Signs
a. Permanent signs shall be posted in ESOS areas indicating
the use restrictions contained in this Section.
b. Signs must conform to standards established by the Oro
Valley Parks and Recreation Department.
2. Design Incentives within Development Areas
A. Purpose
Achieving base zoning densities and intensities and implementation of
conservation objectives is supported through design incentives.This
section includes more flexibility for site planning, lot sizes and dwelling
types than permitted under conventional, base zoning districts.
B. Applicability
The following design incentives may be applied to property or portions
of property reserved as ESL.
1. When ESOS is applied to 25%or more of a project site,the
remaining areas are eligible to utilize the incentives included in
this Section.
2. When ESL open space is applied to 66%or more of a project site,
the remaining areas are eligible to utilize the incentives included in
this Section, and additional lot size reductions as provided in
...................................
........................................
......................................
Section D. .D.3 d.
........................................
...........................
........................................
C. Flexible Development Standards
1. Process. Development standards may be modified by Town
Council as a part of the rezoning process. Deleted:,subdivision plat or
development plan approval
2. Review Criteria. The determination to permit a modification is
subject to the following findings:
a. Open space preservation is assured and there is a
measurable reduction in development area as a direct
result of the modification.
b. Enables development to the base zoning density,at a
minimum,for the entire site.
c. ,Compatibility with ad'acent land uses is achieved through Deleted:<#>There is not a
architectural design,transition of density, buffers,and demonstrable detrimental impact to
surrounding property owners which
placement of structures and improvements to reduce view would not occur utilizing base zoning
impacts.A and development standards.¶
d. Statutes, development agreements, appeal processes, or ' , '(Formatted:Bullets and Numbering
other
rovisions of this code are not violated.
p �(Formatted:Font:Bold
Draft 2.5.10 2 FWVt:31EI6AifR4.3Y
ses;,rvt;.:Ht:c
3. Standards Subject to Modification
a. Building Setback and Landscape Bufferyard. Minimum
required distances may be reduced up to 20 percent.
b. Minimum Lot Size. Minimum lot sizes in all R1, R-4, R-S and
SDH-6 districts may be modified subject to Cluster Design Option
requirements in Section D.
c. Off-Street Parking. Off-street parking requirements may be
modified in accordance with Section 27.7.C.
d. Building Height. Building heights may be increased by no more
than 10 feet and pne additional story. f see attached OVZCR (Deleted:one
. . . ... ............ ..
building height table to facilitate PAC discussion).
D. Cluster Design
1. Purpose
Cluster design concentrates residential development on a portion
of the available land in order to maximize protected open space,
improve the efficiency of infrastructure systems and offset the
reduction in development yield. Cluster options include potential
increases to development intensity and density.
2. General Requirements
a. Development shall be arranged in a manner to preserve
identified resources.
Insert graphic
b. The area to be developed must be consolidated to a
greater extent than permitted in Section 23.4 and provide a
concomitant increase in ESOS.
Formatted:Indent:Left: 1.75",
Insert Graphic:Traditional layout vs Cluster First line: 0.5"
Formatted:Indent:First line: 0.25"
c. The length of roadways, driveways and utility lines shall be
reduced in comparison to a design that complies with
zoning standards identified in Section 23.4.
Insert graphic 4 (Formatted:Indent:Left: 2.25"
d. Compatibility with adjacent land uses through architectural
design,transition of density, buffers, and placement of
structures and improvements must be achieved as follows:
Draft 2.5.10 3
55FStYtS%£:.RtiE:s
i. Architectural Design. Structures shall include
architectural design features and a color palette
that is compatible with an adjacent subdivision(s).
Design compatibility is subject to Development
Review Board review and approval.
ii. Transition of Density. In perimeter areas
adjacent to residential development,a density
transition shall be provided utilizing base zoning
lot sizes. Reduced lot sizes shall not be placed
within 150 feet of adjacent residential uses or
ESOS areas.
Insert graphic
iii. Bufferyards. The size of a required bufferyard
shall be increased by 50%when abutting a
residential subdivision zoned R1-144, R1-43, or
R1-36. This requirement may be reduced or
waived by Town Council if detrimental to the
objective of resource preservation.
Insert graphic
iv. Placement of Structures—cluster development
lots immediately abutting a residential subdivision
zoned R1-144, R1-43, or R1-36 shall meet base
zoning minimum lot size requirements.
Insert graphic 4 - Formatted:Indent:Left: 2",First
line: 0.5"
e. Cluster designs may employ any dwelling unit type
permitted by OVZCR, except SDH-6. Building heights
must comply with base zoning,or building heights modified
by an ESL rezoning approval.
f. The sum total of square feet by which the area of each lot
in the subdivision is reduced shall not exceed the total
square footage of the preserved area.
Insert graphic 4 Formatted:Indent:Left: 2",First
line: 0.5"
g. Any proposed increase in cluster density must be specified
on the tentative development plan required for rezoning.
3. Intensity of Development
*041
Draft 2.5.10 4 dtlE3fG314mlfsVFAE.3.Y
a. Intensity of development may be increased by reducing the
minimum lot size while retaining the overall base zoning
density.
b. Residential lots may be reduced in size, but may not be
smaller than the minimum lot areas set forth In Table III-4.
c. Cluster design may increase the overall intensity(i.e. lot or
unit size, or FAR)allowed on a development site. The
density(maximum number of dwellings)must not exceed
that afforded by the base zoning district.
d. When ESL open space is applied to 66%or more of a
project site, residential lot size may be reduced by up to
80%, but in no case be less than 5 500 square feet. (Deleted:6
- .-.-
[Deleted:O
#14
Draft 2.5.10 5 baitlEf33E3etEE?7RE.3.Y
SEfdStYtS:f:.RNi:
Table III-4
Allowable Lot Size Reductions
District Minimum Base Zoning Lot Area Minimum Cluster Lot Size
R1-144 144,000 115,000
R1-43 43,000 36,000
R1-36 36,000 28,000
R1-20 20,000 16,000
R1-10 10,000 8,000
R1-7 7,000 6,000
SDH-6 6,000 5,500
Insert graphic
4. Density Bonus for Additional Open Space
a. A density incentive bonus up to 20%of the base zoning
density may be permitted if ESOS requirements are
exceeded by 10%or more.
b. The increase in density is calculated by multiplying the
area of additional ESOS times the density of the base
zoning district. Maximum density increases for residential
development and intensity increases for non-residential
development are listed in Table Ill-5.
Formula to Calculate Density Bonus
Step One:
Additional ESOS Area(in acres) X Base Zoning Density
(residence per acre)
= Additional Dwellings Permitted
Step Two:
Additional Dwellings+ Base Zoning Dwellings+ Project Acres
=Allowable Density
t*
Draft 2.5.10 6 E*i'dl31VwEAlEN FRf.3.Y
sEPE:orlr't:.RNE:S
•
c. The bonus must meet the following criteria:
i. The incentive must be calculated using the ESOS
standards in Section III.C.
ii. The additional ESOS must be natural,
undisturbed desert area and cannot include
revegetated areas.
iii. The additional ESOS must be located in
accordance with the criteria in Section III.0.3 4
. . .
..........................................
.... .......... .................
..........................................
iv. The additional ESOS shall be provided in
common area or separate tracts and cannot be
located on an individual single-family lot.
#.4
Draft 2.5.10 7 FN�1F33(3Kf3►tEAIFAE.3.Y
Table III-5
Maximum Density Bonus
Zoning Minimum Area Base Density Maximum
District per Dwelling (D.U.'s/acre Density with
Bonus
git
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R1-300 300,000 0.1 .12
R1-144 144.000 0.3 .36
R1-72 72,000 0.6 .72
R1-43 43,000 1.0 1.2
R1-36 36,000 1.2 1.44
R1-20 20,000 2.2 2.64
R1-10 10,000 4.4 5.28
R1-7 7,000 6.2 7.44
SDH-6 6,000 7.3 8.76
R-4 5,450 8.0 9.6
R-4R 4,250/rental 10.2 12.24
15,000/dwelling 2.9 3.48
R-S 5,450 8.0 9.6
R-6 3,500 12.4 14.88
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.. ... tn �{ ? .
Base Intensity Maximum
(FAR) Intensity with
Bonus
CN .20 .24
C-1 .30 .36
C-2 .40 .48
PS
T-P .50 .60
POS .15 .18
tit
Draft 2.5.10 8 £�itlfi4:31VklElifAE3.Y
sxr.;�;tYttif;A.EdF:�
3. Design Standards
A. Development Envelope
1. Development envelopes are required when ESOS is proposed on
individual lots. All impervious surfaces and other improvements
requiring ground disturbance shall be contained within
development envelopes.
GRAPHIC: Development Envelope
2. No clearing,grading,grubbing,or disturbance may occur outside
of the approved development envelopes or within ESOS areas.
Exceptions for underground utility corridors, roads,or regional
drainage improvements may be authorized by the Planning and
Zoning Administrator subject to the following findings and
standards:
a. There is no alternative location outside of an ESOS that can
accommodate the improvement.
b. Improvements are required to insure public safety.
c. Disturbance for underground utility lines must be mitigated as
required in Section NPPSM
d. Additional ESOS areas shall be designated at a ratio of 1:1 to
offset disturbances for drainage or road improvements within
ESOS areas.
3. The specific location of a development envelope shall be shown
on the development plan, subdivision plat, improvement plan, and
Type 1 grading permit. The method of delineating the envelope
boundary must enable precise field verification.
4. A field survey to determine the location of development envelope
boundaries is required at the discretion of the Planning and
Zoning Administrator.
5. The boundary of ESOS or the development envelope shall be
delineated by a protective fence. Fencing must be:
a. Six foot high vertical posts that are spaced in a manner to
support and connect wire or a similar material as approved
by the Planning and Zoning Administrator.
b. Established prior to construction and remain in place until
construction is complete as determined by the Planning
and Zoning Administrator.
Draft 2.5.10 9 £it0E33UN3dRi£R4.3.Y
5E':5tYiyt;RNF:S
s
(Deleted:¶
B. Trample Zones
1. Trample zones are required as a horizontally measured area
adjacent to ESOS which permits access for the installation of
permanent walls or other improvements.
GRAPHIC: building setbacks, envelope, esl feature with
trample zones
2. The following standards apply to trample zone width:
a. Decorative and perimeter walls: 15 feet
b. Retaining walls and Accessory structures: 20 feet
3. Upon completion of construction of the structure adjacent to the
trample zone,the area must be restored in compliance with
................
..............
Section (NPPSM).
C. Rock Outcrops and Boulders
.........................
1. The perimeter of a rock outcrop is defined in Section III, , ,
Standards for Rock Outcrops and Boulders.
2. Rock outcrop and boulders that do not meet the criteria contained
in Section 4 below may be encroached upon.
3. If a construction envelope includes a rock outcrop or boulder
feature,the following standards apply:
a. A trample zone shall be included in calculating the
permissible amount of encroachment.
b. A mitigation plan shall be submitted as prescribed by the
Planning and Zoning Administrator.
c. Encroachment shall be minimized and in no case exceed
20%of the areal extent of the feature.
d. The rock outcrop or boulder feature shall be mitigated
through the replacement of rock materials to the impacted
feature at a ratio of 1:1.
Draft 2.5.10 10 FldtlE3iUiHAfFli ER.l.Y
r ` �
e. Replacement materials shall be native to the site or the
immediate environs as approved by the Planning and
Zoning Administrator.
f. Cut or newly exposed rock surfaces shall be treated to
simulate pre-development conditions.
4. Rock outcrops and boulders shall not be encroached upon when
they contain the following characteristics:
a. The rock outcrop or boulder is 20 feet or greater height as
measured from the lowest adjacent natural grade.
(additional M. Goode input pending on ht. criteria).
b. The rock outcrop or boulder is an isolated feature, located
1,000 feet or more from other rock outcrop or boulder
features as defined in Section III.C.2, Rock Outcrops and
Boulders(additional M. Goode input pending on spacing
criteria).
D. Driveways and Access Roads
1. Driveways and access roads must be designed to minimize
grading and disturbance of environmentally sensitive areas.
Shortest distance,direct alignments must be used, unless
avoiding or minimizing impact to Critical or Core Resource
features.
2. No parking or additional circulation areas are permitted outside
the approved construction envelope.
3. Restoration of all disturbed areas is required in accordance with
the standards of Section NPPSM.
E. Structures
1. For structures on residential lots adjacent to ESOS, or non-
residential and multi-family structures within 200 feet of ESOS,
building materials must meet the following standards:
a. Glass surfaces shall not exceed a reflectivity of %.
b. Exterior finishes shall not exceed a reflectivity of 60%.
c. Materials used for exterior surfaces of all structures shall
match in color, hue, and tone with the surrounding natural
desert setting.
d. Surface materials of walls, retaining walls or fences shall
be similar to and compatible with those of the adjacent
main buildings.
aitlf MUREAS At'FR4.l.Y
Draft 2.5.10 11 scst:vvt:.R,f:
J I . +M
2. All equipment appurtenant to underground facilities, such as
surface mounted utility transformers, pull boxes, pedestal
cabinets, service terminals or other similar on-the-ground facilities,
shall have an exterior treatment that has a reflectivity not to
exceed 60%.
F. Wash and Drainage Crossings
1. Roadway, pathway,fence and utility crossings of natural
watercourses shall be wildlife friendly.
a. (specifications pending)
2. Fences crossing natural watercourses shall be designed in
accordance with the standards and policies specified in the
Town's Drainage Design Criteria.
G. Permanent Walls and Fences
1. No walls,fences, or other barriers may be located so as to impede
wildlife movement through designated ESOS. Walls or fences
shall not enclose or disconnect contiguous ESOS.
2. Fences shall be wildlife friendly and designed in accordance with
Section 24.7.D(RHOD)
3. Walls are not permitted to cross washes of fifty(50)cfs greater
flow in a 100-year event.
4. Walls can be in the form of a view fence that combines solid wall
elements with wrought iron or other open material to permit
unobstructed views.
5. Walls shall satisfy the following criteria:
a. Walls shall not require the removal of protected native
plant specimens and rock outcrops;
b. Walls shall contain ground level openings of at least nine
(9)square feet in area with a dimension of three(3) by
three(3)feet, and be spaced no more than two hundred
(200)feet apart, including openings for drainage ways, in
order to allow wildlife movements and passage of localized
stormwater flows; and
c. Walls shall be built of materials that blend into the rough
textures and rustic character of the vegetation, rocks and
other features of the natural desert setting.
t"-A
Draft 2.5.10 12 EhdtCF14UIV1►!El1ERF.i.Y
55 PJ.tT{vF:RlJ<:
Table of Dimensional Requirements
All primary and accessory structures shall be subject to the intensity and dimensional standards set forth
in the following Tables 23-2. These intensity and dimensional standards may be further limited or
modified by other applicable Sections of this Code. Additional regulations and rules of measurement are
set forth immediately following the table. A "*" indicates that these additional regulations and rules of
measurement are applicable.
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100
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.:::.:;>:.':>:+:.:::::.::.:'..>:•.::.>:.':'.::..:::•.:;::.isi;:;•:•::•:::�:',::+.'::::>::•:.;.'::::>si:.>'.::;:.::.:::.;:::'.::::. .........:...:•.::.:::.,i`:`::::'i:;'::::: � ..:"''� .:....::::::..:C:.'i::G::.i::is:::i'.:::•..:r ;.ii':::>;:::..'..::::.1'•:r:?...........::•::`::..::'::: ...
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..................... ....................... ......:....:::.:...:: ... .:::.:.. .::: .... ........... ...............:.
R1-300 - 300,000 300 50 20 _ 50 34 10 23.6.6
R1-144 - 144,000 150 50 20 50 18 10* 23.6.0
R1-72 - 72,000 150 50 35 50 22 10* 23.6.D
R1-43 - 43,560 150 30 20 40 18 10* 23.6.E
R1-36 - 36,000 120 30 15 40 18 10* 23.6.F
*
R1-20 - 20,000 80 30 15 30 18 .or 2 10 23.6.G
stories
*
R1-10 - 10,000 80 25 10 25 25 .or 2 10 23.6.H
stories
*
R1-7 - 7,000 70 20 7.5 20 25 .or 2 1 23.6.1
stories
15*
SDH-6 - 6,000 50 20* (1St5 side) 25* 18* 20* 23.6.J
(2nd side)
R-4 1 acre * _ * * * 25 feet or 10* 23.7.A
2 stories
50 acres 10*
R-4R prior to street * - * * * 34 feet 23.7.B
dedications
R-S - _ * * * 25 feet or 10* 23.7.0
2 stories* 23.7.D
5 acres
(residential)
1 acre
(business
and
R-6 professional * - 30 20 20 25 feet o** 23.7.D
offices or 2 stories
other
permitted or
conditional
use)
(Rev. 1/4/06(0)06-02)
Zoning Code/Oro Valley AZ May 2005 2
•
Table of Dimensional Requirements
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CN 0 acres 20* 0-50* 0-50* 225 feetstories or 25% .20 23.8.A
C-1 5 acres 20 0-50* 0-50* 25 feetstories or 20% .30 23.8.6
C-2 10 acres 20 0-50* 0-50* 30stories feet or 20% .40 23.8.0
2
5 acres * * * 1 story 25% 23.8.D
S&C (schools only) and 24-45
feet*
T-P 3 acres 3:1* 0-50* 0-50* 34 feet * 25% .50* 23.8.E
1 story
POS 0-50* 0-50* 0-50* and 25-45 * .15* 23.8.G
feet*
Zoning Code/Oro Valley AZ May 2005 3