HomeMy WebLinkAboutMinutes - Environmentally Sensitive Lands Task Force - 3/4/2010 V:;AL%
..; X44
ENVIRONMENTALLY
SENSITIVE E.ANDS
Environmentally Sensitive Lands (ESL)
Public Advisory Committee (PAC)
Thursday, March 4, 2010
4 p.m.
Hopi Conference Room
Development Services Building
11000 N. La Canada Dr.
1. Call to Order
2. Approval of PAC Meeting Summaries: February 11, 2010 and February 18,
2010.
3. Section D. Design Requirements
4. Section G. Hillside Regulations:
• The Basics of Slope Regulation
• Existing Oro Valley Zoning Code
• Proposed Section G. Hillside Regulations
5. Update on Future Agenda Items: Viewshed, ESL Map Review, and Open
Space Maintenance.
6. Schedule
7. Adjourn
Posted: 03 02 10 4:00 p.m. cp
The Town of Oro Valley complies with Americans with Disabilities Act (ADA). If
any person with a disability needs any type of accommodation, please notify the
Clerk's office at 229-4700.
"Notice of Possible Quorum of the Oro Valley Town Council: In accordance
with Arizona Open Meeting Law A.R.S. X38-431 et seq, a majority of the Town
Council may attend the above referenced meeting as a member of the audience
only."
, _ _
DRAFT
MEETING SUMMARY
Town of Oro Valley
ENVIRONMENTALLY SENSITIVE LANDS (ESL)
PUBLIC ADVISORY COMMITTEE MEETING # 14
March 4, 2010
4-6p
HOPI CONFERENCE ROOM
M
11000 N. LA CANADA DR.
PAC Members Present:
Bill Adler
Philip Kline
Doug McKee
Steve Solomon
Steve Taillie
Oro Valley ESL Team Members Present:
Karen Berchtold
Bayer Vella
David Williams
1. Call to Order
Meeting called to order at 4 pm.
2. Approval of PAC Meeting Summaries: February 11, 2010 and February 18, 2010.
The group requested that staff make a change to the February 22, 2010 summary.
3. Section D. Design Requirements
Bayer Vella initiated discussion of the recent draft. Bill Adler questioned whether its
application would yield desired results in that it really only addresses single family
development: what about multi-family and townhouse? Steve Solomon added he is
concerned that property owners would not see the benefit in utilizing ESL.
Bill thinks greater flexibility is needed, for instance a mixed use provision. Bayer noted that
Pima County and the City of Scottsdale both incorporate flexibility. He asked the group for
feedback on the draft's incentives. Doug McKee suggested that under the permanent/
prohibited uses section: consider including regional drainage under essential services. Bayer
directed the group to page 4, noting the cluster provision does allow a wide range of housing
types.
Bill noted that addressing the topic of mixed use is a general plan work item. He wants to
make sure that incentives include alternative uses, not just more dwelling units.
F:\SR OFFICE SPEC\Projects for COMMUNICATIONS\ESL\ESL PAC\ESL PAC 18 3-4-10 draft meeting summary.doc 1
"•
David Williams asked the group if there are any objections to mixed use, and Doug McKee
responded that there is likely to be opposition from some neighbors. The Veztech property
was cited as an example. The group considered examples from the area, and one of the
notable ones is the Vistoso Town Center project that approved with Steve Solomon as
developer.
Bayer asked the group to confirm that they are providing direction to staff to explore a mixed
use incentive, and there was no objection that direction was confirmed. David Williams noted
as suburban areas mature, as is the case with Oro Valley, mixed use often becomes a more
viable alternative.
4. Section G. Hillside Regulations
The group postponed discussion of this item due to time constraints.
5. Update on Future Agenda Items
Bayer noted that for the next meeting, staff would lead a discussion on further reduced lot
size and increased density.
6. Schedule
Bayer noted that staff will be continuing to host weekly PAC meetings.
7. Adjourn
Meeting adjourned at 6 pm.
Prepared by:
Karen Berchtold
Acting Principal Planner
F:\SR OFFICE SPEC\Projects for COMMUNICATIONS\ESL\ESL PAC\ESL PAC 18 3-4-10 draft meeting summary.doc 2
DRAFT 3/1/10
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
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,
6 Golf Courses within the Multiple Use Management Category
meeting the criteria listed below and subject to Town Council
approval:
i. Natural drainage patterns are maintained, and
ii. Golf course best environmental management practices
for irrigation, fertilizer use and pest control are
required.
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.
Draft 3.1.10 1 (NV4AUNM£NTAILV
'.PRiITIVG i.AH05
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.
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. Development Balance and Incentives
A. Purpose
Achieving or exceeding base zoning densities and implementation of
conservation objectives are both supported. This section includes more
flexibility for site planning, lot sizes and dwelling types than permitted
under conventional, base zoning districts. Limited density increases may
be approved if additional open space is provided beyond required
minimums.
B. Applicability
The following design options 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 design options 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 design options
included in this Section, and additional lot size reductions as
... .... ...............
.................................................
provided in Section 112.0.3.d.
C. Flexible Development Standards
1. Process. Development standards may be modified to allow
flexibility by Town Council as a part of the rezoning process.
2. Review Criteria. The determination to permit a modification is
subject to the following findings:
Draft 3.1.10 2
a. Open space conservation 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 adjacent land uses is achieved through
architectural design, transition of density, buffers, and
placement of structures and improvements to reduce view
impacts.
d. Statutes, development agreements, appeal processes, or
other provisions of this code are not violated.
3. Standards Subject to Modification
a. Building Setback and Landscape Bufferyard. Minimum
required distances may be reduced up to 20 percent
subject to the following limitations:
i. Side yards shall not be less than five feet, unless
a zero lot line design is utilized,
ii. Setback reductions shall not result in on-lot
driveway lengths that are less than 20 feet.
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 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 12 feet and one additional story. .
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 density.
2. General Requirements
a. Development shall be arranged in a manner to preserve
identified resources.
(Insert graphic)
t:10
Draft 3.1.10 3 ENMONA4£LAN D
Y
,ENCITIVi! ANDS
S
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.
Insert Graphic: Traditional layout vs Cluster
c. The length of residential streets, driveways and utility lines
shall be reduced in comparison to a design that complies
with zoning standards identified in Section 23.4. The
length of collector streets shall not be considered in
assessing overall roadway reductions. (add graphic).
(Insert graphic)
d. Compatibility with adjacent land uses through architectural
design, transition of density, buffers, and placement of
structures and improvements must be achieved as follows:
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. 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)
e. Cluster designs may employ any dwelling unit type
permitted by OVZCR, except site-delivered housing as
defined in Chapter 31. Building heights must comply with
base zoning, or building heights modified by an ESL
rezoning approval.
Draft 3.1.1 0 4 Z" `g9,71`1T,,wi
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)
g. Any proposed increase in cluster density must be specified
on the tentative development plan required for rezoning.
3. Compact Development
a. Compact development without an increase in density may
occur by reducing minimum lot sizes while retaining the
overall base zoning density as defined in Chapter 31.
Definition: Base Zoning Density: An expression of
residential land use density calculated by dividing the area
of the site or parcel, before any required dedications for
right-of-way or drainage, or designations for open space or
other OVZCR requirements, by the base zoning minimum
lot size. (See formula below)
b. Residential lots may be reduced in size by 40 percent, but
shall not be smaller than the minimum lot areas set forth In
Table 111-4.
c. When ESOS is applied to 66 percent or more of a project
site, residential lot size may be reduced by up to 80
percent, but in no case be less than 5,500 square feet.
Table 111-4
Allowable Lot Size Reductions
District Minimum Base Zoning Lot Area Minimum Cluster Lot Size
R1-144 144,000 86,400
R1-43 43,000 24,000
R1-36 36,000 21,600
R1-20 20,000 12,000
R1-10 10,000 6,000
R1-7 7,000 5,500
SDH-6 6,000 5,500
tfi
Draft 3.1.10 5 ENV/RONMENTA Y
4. Compact Development With Density Increase
a. A density incentive up to 20 percent of the base zoning
density is permitted if ESOS requirements are exceeded
by 10 percent or more.
b. This density bonus provision may be applied when utilizing
the flexibility and modifications permitted in Section D.2.D,
Cluster Design.
c. 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
development are listed in Table 111-5.
Formula to Calculate Density Bonus
Step One:
Base Zoning Density (expressed as dwellings per acre) =
Site Area : Minimum Lot Area of Base Zone
Additional Dwellings Permitted =
Additional ESOS Area X Base Zoning Density
Step Two:
Additional Dwellings + Base Zoning Dwellings _ Project
Acres
= Allowable Density Bonus
d. The additional ESOS must meet the following criteria:
i. Meet the standards in Section III.C.3, Open
Space Requirements.
ii. Be natural, undisturbed desert area and cannot
include revegetated areas.
Draft 3.1.10 6 S NS T►F
r •
iii. The additional ESOS shall be provided in
common area or separate tracts and cannot be
located on an individual single-family lot.
Table 111-5
Maximum Density Bonus
Zoning Minimum Area Base Density Maximum
District per Dwelling (D.U.'s/acre Density with
Bonus
....... ...............r...................v%.w:.......?.,.K r.......t..v J•:r.,:.Y.�.y�y......Y.. .......r.:•+f••?.a:F.n :r h. {C'ti�'#Ci.;}': }+.\.,
.............,.........,.........:....:... ................ ...:v\...:::\....rf.n....}..{..{.....r .4...;; 4''}y kk'v.Jv..}i'•:''>��}''{k.�r{ 'jf• .:k�::,Q[
01111111111110111111111411wwompennuitsminnignIP......:....v::w.n.............a,.......n.• :n,...:....r> ..r......{.r.:.+x::::...a .v..... ..f:•.f•:}. ,:Ta, 4$':'4}}a::v:,j v.•T`.,-`.Y`l1n^j�. ..`�i:#}: ';ai,`•
.:::::::.•+....a............,....Y....p.,.;,.x.,.....k.t t r..-.::•�:,: ...{Yt.,... ...,..�\ .,,.:.;..:•.::+:+ .... •a••C-'k .Y:r::Y...£.v;:7s.•:}�.;�a. �{k.}},::f,:}s {£•�� +�(� s}
... t.......::.:....q.::}..:::.,+.,.}..b...<t\\.{�:.., r t.K,fr:�\4•.:........,....,.}..;.'p�.::}.,•.ess•7}.{a•:h.. �?....b ,;.. .:s: •�. s47,'cr yy,•}? '.\• ?,:�a•+r`�Y.....Cko-`�.2�t�:,'s:
-..:.x.};.4.:+:•::•.v.:r.vk�k,•.. \ .:.y., �r}.......w..;�u:Y.•.4ka.>:.. �!,£a•• 'A:� C•r. RxC• .}p:•• '.cfi i:n�5•..»}x :.,f.•} .}x;.R�,t..{f#" .a fi••Q},:w.}..••:s
.k•....,..4 ::k::k•4\.:r+1c,:;.y;-{.;: .:t3,-�. ::}4 :,•�#t°:: .t :•:'k•• a ,tiva�.,;. .:}y��{�, :�•:>.»�. •:tf, '�#'.f#..�£..� ...<�•{.t,�•{ a.ak,{: {�<;., \..
.f... .J... :k.�' {.:4}:.•':Fa£•: `�:•Y'.:' •5''• .Y: •,.-r.:f:dY•�+i,: a� :.t•', .fi.<:°•�'.'•.
.}}k,:•::x.:}:::f.•:}:•:�'•}•.v.•,r/.•}nv t,..:X•:a C+:'' i::vA v+•..}:,,tiy4f'•';v::`.'n .^2. �f �+`•. a{�., :'A.y h}}a::.v.: O.,..+f,•;r{.y;; ;<. k}fa
.t. .>. Q;...£� .act u .;.£. ..�.x{ ##>.: \,..... r+$:}:s •.{£' 'kC,.. t•:£ ��iya.?}::••+�`•'sxk''•���;.fiEa„
-:w.v .,....}p:.:: r: %.y}yy}} ..w?ifta'a v.£{ .n$4rivr�+:{'{S;a. ,t: .}`.,<,.•.. i..2.
.....,..::'?:•:: .. .:. 'rt.... 4}' •;;.q?;:•,:..r fa `.1 .. .:.'t.<. ••v ...?Nti•' s£:. .\.. ,+Y::4:...'•:
}:k::}.'4:...........?4...,...... .k'�::::,, ,.. .......,..};,. �:•...�k•r s}..•`.Y.Y :.`#...,.� •:.4.,: t•+\ 'h�.`•:v:;fi�t?c:�:.-.
.......... ......:.,•. ,...: 3r.... x:,...:•:r£ #� k :.:.*cFx,...{a.,........'h.. ��� ,}•:.:ova.•'{•}£::;.,>.�k`: ••Y•,u.'.,...<..,.0.,,..t.t.....:c..,L`.a..,...,.a..\\..........::...:::,.. ..... .} ,.:.. .. ^r•}i.}. ;•:�+:`fi:#:'"'/.--.•�:n<r:r.:a:•{;: ..Y,. .gCty, •:•Y,:... �'. .}.. ...�', ::?L�kka..��.. �.........w.,.S;{...•.;y,.)... •4f:•}%2t.}y.4L•P,•h, :£:�•:a:.••:•:•::. .. ...,...:,:.y4.... ...t COhc.a.,.....Cn:•: ,;YJ\ .:4-.}}}.S,. u/ :.R:...........?v%,,,'�C.',x ........, :iY....a V.. ...... ... .Yr.. �: 4...,.vh O.}}:,`}: } Y 'I'..�F. .....ka.....,...:.........},....... .:.. ...... .. ... ... .'::4^kk..0 .�h ;::%i4S`:JF......}..........a.,\w.3` .ay..... vk. .. .. .,4 .. :•�' �. :.£. :T4.a:5^;•t:.�.. a✓•.., 2 ,�•�::f v'•:w+`�. ":••.{••`•�... vfr... .... Ax.. .v..... .r...�.�p.... .. ....:v.. .. .. .. .'� :t�`....... //n4a.<, .r N�#•:?Yi:•..'y. v;<,•%4.'•.,.,.::x}!':, }..2•..'S f..... .........x ,%, ......\....r....'a\.4+.}n .T.Ta.... ..v}+[�v�.. y�, �...1....... n.f •.$}Y.•:..�.$.}.:::•..v4,?.<y.}, .<•4•.£..} k�-v.:,':�::j...rn ...n}:a........,:..r`., ......A..... ..... { .L..... v. .,� k�.. 'Ca : v....... k,.:.. ..\G.. •}S'r:::.:Yfn,v kv..., a .ari.;... A..�..4..... Y,t...}.............J�:a�`......... o.w..k. .. �.......... ..,.s .r:+.t .:.•9.a�: 5... .».}.., .,,#,k' ..\t,`....r r:..an .a.... .. , ...v..aa.........}w ..{....:2 ,... ,...x. •:.•. ... .L:f'.}}.. .. ..:£, i:•:K•.ri:•4.2vi?S{if:Yr} S.},•. ..:h.vx..... v:-r:,r,.....<.....k..f.,...... .........�:..<.\. , �. .}... . '<.. •t'+: :.��,{..r..x.ra}:�.. :•.#�... ..xw... :.r....} •.•,,��.-.:•%{.�..�..•..::.>.4:::::::;•�:•„4:......x4......\......4.:-:'� ..... }:?:•b .,..,r.,,r ..,... x,r..r.�.+zk'.Yom#::,@:?Y.••.•..,s.k;. ...2.,•:.,•^:�::.:.a•:::::>:}:..>:;t,......t:}:•Yxt}..x}}}.;-;k`:�. ...........:..........r...... .....Rr..:#�.a.,•::r•::,-•.a �:::r:•£..::*.�#t.,xyi.k,+::rc ,a.•;cs...4 r.•,,,+:.�.{:..:<..a:�a�„\K,r,•x.,:3C•Vii• �:,�:4c:}::a�•::•..?...a .r::.��.4}.::.•`Yt.a.,:.t::•}:•Y;.•:::••............... ...�::£•::{:;?�;¢,.£$s:#:;{:`;}::}}::..r:w::.,,):::.:...�\:�::4r:•.•\\•.::... �....:......... ...t•::::t•:}::::_::::::a:?E:�:.:.:::�k`.•Y::�,i`. ..£.,. :}... .:a:}r}r::::
R1-300 300,000 .17
0.15
R1-144 144.0000.3 .36
R1-72 72,0000.6 .72
R1-43 43,0001.0 1.2
R1-36 36,0001.2 1.44
R1-20 20,0002.2 2.64
R1-10 10,0004.4 5.28
R1-7 7,0006.2 7.44
SDH-6 6,0007.3 8.76
R-4 5,4508.0 9.6
R-4R 4,250/rental 10.2 12.24
15,000/dwelling 2.9 3.48
R-S 5,4508.0 9.6
R-6 3,500 12.4 14.88
ISIPM1111111110•411NAINAtfatAppilltlitignallitifillial....... ........r...,.........,.,..vv.....:..........v }..,.......w,...... .....:y..-... .,v i ... 4. .,.y.}: .}\..-.4: yY.,.--tt...{•. �>''t'nfia• .4.a,.:'•x•.. •>`h.'�i,.,.• '�'..}C.........,v.-.-....v..v.......................:•.,>...;n....J.n......,.:...a.n......:,.:Y+.:.}4... ..4 `4 +.�. {•}>`kk'-..: '.:.G ..F:}..�'.'-.}�..,.....r..::,:.�......�.�..........a..v.�}.... 4.:..3 .,...o ...r.Y..... K .,,. k r.a:'{... M';.�`t ..::,x- .,.h:?.;•}::•}}:�:o.}:.?:"}`...lh ...h. a.::J}J:v .kY'4•.`#kk ,}xt}.-.4 ) •,4:•, ..Q .4G.a.....k. ,\v. r.�� a.:�::4n\\{•.\ ..'F4}, ...a !}`;":,':;i.;^,:,'4:•: �f'•f.t:Y?:>•�::'i'i r.t'rik'i:},•• } i'M>k�:y-.:.;�<'„t:-:.•::: •::r::...,,+.o.:a••t•.,., a ..........•,•::.s,..v ,.4:,t,• \ ,�• .:bE:: ..�: •:k#r.. �r� }t��.`,..fr., J.-.•:�..,........ ..ff...}::r4}.�f:,a,..\:a2.r. :, .,. t:.,.. �.•��.�..�y��:. k.,.. ., ';�;}}�'?,.'2E:;{:r?Ytt-,}{?y'"•`-:t•}::•:,�wy ...h•:{� ,.:{c...:.\.:.\• ,ra•`\:+Tsi�.'f:, .;`�..vt`. ..yam`'.•}kc::''.$ ..{ .rY,..,[ ka�.v'�.a ..<. q,�C:4+:-:ik,...n�\., ...C.., Oi;:y., n.:},::2:'i6::'.;k{Q�,::. ::£.<.�.,::v:• .N:.v•J4.. �y{}�i•La,.}:•}'•+:\:..,.a...k, <.:\•:,::•::,•a•#,�'' J.\`•.. Ca a.;;;F�y':...Sv;. .'v:': xt•. �cC'�:•""�. ..w:..x..., .::r.. v:ti:#„rx.:rk9F?}:�:y}::.#....r.r�k:C�i^�: :•.:�•... R.............t#'..:... r...�... ..?. A..Yv...k•:b. .t . .. .. .. C �2Cy{:,-: :}...... t ... ..�:a::a.,.,., ,<.,\. .,. a::a.•... :,r.J :. Q\•.�.4 ::•o `...n.,, .4 ...brv{.v...+r .+�iY.. ... .';C..2 ...�. .. .....,. ... ,, `k.. ... . �.:. ::. � � •:.a4<,.{o-.,-:::.• ��.::•:. '?;•\•Yc ^>;x•.
.... d..... ...,..:... b.,....?.. k•.�fix•....,...:. � .....,:.... �+:�. .�. ..... ...'�'.�:'}�#•:..:.• ..}\' 4•}�, 4>.�+� .r•:•}..} t Q4
....,...., t44....#.rt.£. x�, ...,.N........:�::.•....u..::... ..�°. ....,.<... .. t..,t :}..::y,• .�'.. \.� ;t :d?Y.r•::ttJ ..}t•: .�
£..3v..',�.rr*J7.J :rv:..n n .<. .,r.,.a'�.?:n:.:.. ........ro....:}.:.•.•......:}..:: • .: .Y •:..v\..?.; ,�}au. .:2•'.::..'2;{:;,:.y+::L.. .�, n'��•.,y%.,
:::•..a....;..,........a........ha a;}... ...:. £. ..}X.f.. ,. .....w.r3 .. r. ;:s:: ':y%w'C�•.;,r , .>,h..Y•:a. ..::'xk•r` �Y.�•ti{.�r
.r..:..,..........\: ., :...x...,. Y......3J.J.:•:•.k.w- .•F.,fr:.a.. .:....t..<: \\:w. .. .#:�$�'.#:'F t,\.. •`s92:}'6'.�•`J\`:t.'+�.. ;•�•.�..- a .o.,J-:.. ..r.3:9•.\,hk:-r:•::::::::}::}xr. ...�YY......+.��'�v,'v:%•:.v.:
:..;.:.: a :..,..,:.:J:::•k. ..Y,.:::a.,.,... �.ti�,a.Y.-v.-}.•ky°r:....?�.:.�:..r....r..,Jf.. C{•\.A:C:3,.,,.�.`.� o'�''.'•a:..x...k.:P{�41: .H.n:::r�... ::. .:t•.:,•:f::�....................{...................\'C•�
.:.,,.<o\by n\.�`-£•\�:.'Y.�J:.•......... ...,..-�,::..•W}r:J:.>:::-.f}...:..}..::.-::-•::::::.,,•7ka:<,v .$'rs;7' •},,c•.rkr;,Y•,•::a•.ys%.;;;xa3ci���.:a.k...<}?�F...:{a.:::?.•..}:.�Y'°•-..}}:.x.sr•,,...............,.:.,#•'�•.•C�<t..,
,,.;�.;....,..`.;y >r 'k.i•,•:.t:•:::.�K:...,4..�};.};•;;:.;..;,.ti:.G::::::::.,,:K.,,v-:.:..y. t::r:.frw...s..4 ......... ..:...........
.......,vtiv;':s:•:r:}:sk�R•s:;{s:;:;;x;J:•:::• \:.:.....:.:..a:..,.y...............\:.:..,fic}}:,`........ ..�::::.:,:k •::.,::{••}m2•}.�.�::.?:x.:...:....... ...�..�.....
Base (FAR) Maximum FAR
with Bonus
CN .20 .24
C-1 .30 .36
C-2 .40 .48
PS
T-P .50 .60
POS .15 .18
Draft 3.1.10 ESENSITIVF LANDS
NVIRONMENTALLY
r •
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 temporary, 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 3.1.10 8
EItiS#'#i+f E_AP#G5
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
perimeter of a rock outcropis defined in Section 1II. . ,
1. The
Standards for Rock Outcrops and Boulders.
2. Rock outcrop and boulders that do not meet the criteria contained
in Section 4 below may be disturbed.
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.
e. Replacement materials shall be native to the site or the
immediate environs as approved by the Planning and
Zoning Administrator.
Draft 3.1.1 0 9
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.
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,
ti4
Draft 3.1.1 0 10 ENV`ONMFWTAU Y
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.
Draft 3.1.1 0 11 �n.c.r n Ltd
�[l4SQTfV�:.ft!�i3S
Draft 3.2.10
G. Hillside Area Category
1. Purpose
The Hillside Area category is intended to protect public safety,
conserve scenic sloped and mountainous areas and, when
developed, ensure compatibility with the distinct hillside
topography which is important to the visual and scenic character
of the Town.
2. Applicability
a. The Hillside Area requirements apply to any parcel
containing sloped areas of 15 percent or greater where the
sloped area is greater than 150 feet in length and no less
than 50 feet wide and greater than seven and one-half(7
1/2) feet vertically. (add graphic).
b. Areas of less than 15 percent slope are not restricted by
these Hillside Area requirements.
............. .
.....................
................
....................
c. Rock outcrops and boulders, as defined in Section III. ,
Conservation System, are excluded from this Section. See
Section III.0 and III.D. 3, Design Standards.
3. Sloped Area Analysis
a. When the minimum dimensions and percent of slope as
described above are present, a sloped area analysis shall
be prepared.
b. When land division, subdividing, development plan or other
development approval is requested, all areas of 15% slope
or greater shall be identified by the sloped area analysis.
c. The sloped area analysis, which must be prepared by a
State of Arizona, licensed and registered engineer, shall
identify and map all "Percent Slope" categories in Table III-
5.
d. Digital topographic information meeting a minimum
standard as defined by the Town Engineer, shall be used
to prepare the sloped area analysis. Alternative
information or methodologies may be approved by the
Town Engineer.
4. Conservation Standards
Hillside Areas shall be conserved in the following manner:
t44
Draft 3.2.10 1 v 'Ting
a. Sloped areas from fifteen (15) to less than twenty-five (25)
percent slope may be developed in a limited manner in
accordance with the standards of this Section, Section III.D
and the OVZCR.
b. In accordance with the Critical Resource designation,
ninety-five (95) percent of sloped areas of twenty-five (25)
percent and greater are to be conserved as ESOS.
Exceptions may be approved in accordance with Section
lII. . .D, ESOS Flexibility.
5. General Requirements
a. A development envelope shall be delineated on the
subdivision plat, development and site plan when sloped
areas of 15 percent or greater are present on the plat,
development or site plan. The development envelope shall
be treated as specified in Section I I I D3A.
b. When lots or development plans include sloped areas over
15 percent, the areal extent of grading or other ground
disturbance of 15 percent but less than 25 percent, sloped
areas is limited in accordance with Table Ill-5.
Draft 3.2.10 2
TABLE III-5: SLOPE DENSITY AND GRADING LIMITS
Percent Slope Minimum Lot Size Maximum% Maximum
(acres) Graded Building Height(ft)
15<20 1.00 40.0 Per Base Zoning
20<25 2.00 20.0 18
25<33 8.00 5.0 18
33.0 and Greater 36.00 4.0 18
*Or as permitted by base zoning,whichever lot size is larger.
c. In determining the areas to be developed, maximum
disturbance limits and specific design criteria must be
considered. Table 111-5 indicates the maximum amount of
disturbance to sloped areas. Prioritized criteria for site
planning and the delineation of hillside ESOS and/or
Hillside Conservation Areas are included below.
(1) Subdivision design shall meet the following:
i. Contiguous location of hillside open space to
established open space areas or other ESL
features,
ii. Minimize disturbance of ESL features as prioritized
in Section IIIC.3,
:..::.::.:::::......:::.............
iii. Conservation of the largest sloped areas of 15
percent or greater on the site,
iv. Consolidation of hillside and other open space
areas, and
v. Minimize disruption to natural drainage patterns.
(2) Development envelope design on individual lots shall
meet the criteria as listed above, however, replacing
Criteria iii, above, with:
i. Exclude the areas of steepest slope from the
development envelope.
d. After delineation of permissible development areas, all
remaining areas of 25 percent and greater slope shall be
designated as ESOS in accordance with the provisions of
Section III.C.3, Open Space Requirements (note: meaning
it has to meet the minimum size and maintenance
requirements of that section) Areas of 25 percent slope
that do not meet the minimum requirements for ESOS shall
be designated as Hillside Conservation Area.
t:4
Draft 3.2.10 3 regrE tY,
e. Open space identified during individual residential lot
development or open space not meeting the minimum
requirements for ESOS must be designated as Hillside
Conservation Area.
Hillside Conservation Area: Shall mean land area set aside for
conservation of natural slopes greater than 15 percent.
f. If an existing (at the time of adoption of this Ordinance) lot
or parcel does not meet the minimum size requirements of
Table 111-5, grading limitations based on percent of slope
from Table 111-5 still apply.
g. For property composed entirely of 25 percent or greater
slopes, any proposed lot shall meet the minimum lot size
and maximum grading requirements of Table 111-5.
h. Calculations shall be provided indicating the percent of
disturbance, if any, to each slope category described in
Table 111-5.
6. Hillside Area Design Standards
a. Development must be in compliance with Section III.D.3,
Design Standards, Subsections A, B, D, E, F and G.
Flexible Development Standards or Cluster Design
standards may be applied in accordance with the
provisions and limitations in Section I I I.D.
b. Where sloped areas include ridge features, building
rooflines shall not protrude above the height of the ridge,
unless approved by the Town Council in accordance with
the criteria below.
(1) Structures are single story, and no more than 14 feet,
including parapets, above the pre-development grade
of the site,
(2) Roof design is limited to a slope of no greater than %/z
inch rise per 12 inch horizontal run.
(3) Approved plant materials are installed along exterior
walls of 15 feet or more in length.
New Definition- Ridge: Shall mean a topographic feature
associated with the top of hillsides and mountains having a
continual elevation crest of 150 lineal feet or more and
height of at least 20 feet.
Draft 3.2.10 4 Mt ,InErA �
�r�sss�r:��:.�r�r�s
Discussion Pint: !f stronger ridge line conservation i
desired, the following alternate language might be
considered. However there is a concern with "pushing"
construction off the ridge and creating more significant
hillside impacts with cutting/filling.
"Conserve the ridge line silhouette of significant
topographic features by locating all improvements below
the ridge line and using a finished height that does not
protrude into the silhouette as viewed from nearby public
roads."
c. Cut and fill slopes shall be shielded by structures so as to
not be visible from adjacent properties or public roadways,
or shall be colored or otherwise treated in a manner to
blend with surrounding native soils and rocks.
d. All structures and appurtenances thereto such as a
satellite dishes, shall be earth tone and shall comply with
Section D.3.E, Structures. Colors and exterior finishes
exceeding a reflectivity value of 60% are not permitted.
e. Outdoor storage shall be located within an entirely opaque
barrier designed to match the materials, color, and finish of
the primary structure. Storage may not be visible from
private or public streets or adjacent residential areas.
f. Roof mounted equipment is prohibited unless fully
screened from all neighboring properties. Screening
devices may not exceed permitted building heights as
measured in hillside areas.
7. Building Height
a. As permitted by the underlying zone.
b. For buildings located within identified slope areas of 15
percent of greater, building height shall be measured in the
following manner:
(1) Where building pad elevation is the same or higher
than predevelopment grade due to engineered fill, the
building height contour line method shall be used (as
defined in Chapter 31). Small areas of rugged terrain
shall not increase or reduce building height. Small
areas are those features with a maximum width of
twenty-five (25) feet.
GRAPHIC_ building height contour line
#44
Draft 3.2.10 5 Fr''JSs,l£E3Rg
(2) Where building pad elevation is lower than
predevelopment grade due to cut conditions, building
height is measured from finished grade.
c. Additional building height of 12 feet may be approved in
accordance with Section III.D.2.C, Flexible Development
Standards, if the additional building height does not
protrude above adjacent ridge lines as viewed from public
streets and abutting residential property. Adjacent ridge
lines include ridge features on site or within 150 feet of the
proposed building.
#714
Draft 3.2.10 6 �€�� �