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HomeMy WebLinkAboutMinutes - Environmentally Sensitive Lands Task Force - 4/8/2010 4)0'01'; Agenda Environmentally Sensitive Lands (ESL) Public Advisory Committee (PAC) Thursday, April 8, 2010 4 p.m. Hopi Conference Room Development Services Building 11000 N. La Canada Dr. 1. Call to Order 4pm 2. Approval of PAC Meeting Summaries 3. Schedule 4. Continued review of the following Section D, Design Requirements: • Trample Zones (Recycled Issue from Previous Meetings) • ESOS on Individual Lots (Recycled Issue from Previous Meetings) • Wildlife Friendly Crossings 5. Discussion of Section G. Hillside Regulations to commence at 5:00pm • Existing Oro Valley Zoning Code • Proposed Section G. Hillside Regulations 6. Adjourn Posted: 04/06/10 4:30 p.m. kec 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. §38-431 et seq, a majority of the Town Council may attend the above referenced meeting as a member of the audience only." S' • t eoees»eeroeeeee Ari DRAFT MEETING SUMMARY 4,,z4„04,7� Y t Town of Oro Valley ENVIRONMENTALLY SENSITIVE LANDS (ESL) PUBLIC ADVISORY COMMITTEE MEETING # 22 �+ April 8 2010 r.. 4-6p HOPI CONFERENCE ROOM 11000 N. LA CANADA DR. PAC Members Present: Bill Adler Doug McKee Steve Solomon Don Chatfield Steve Ta i l l i e PAC Members Absent: Philip Kline Susan Simms Oro Valley ESL Team Members Present: David Williams Bayer Vella Joe Andrews Paul Keesler Arinda Asper 1. Call to Order - Meeting called to order at 4:12 p.m. 2. Approval of PAC Meeting Summaries — no summaries to review 3. Schedule Bayer Vella distributed schedules for PAC & TAC Review and HPC Cultural Review. The ESL work, which is based on the Town budget, is being completed in August so that staff can take to Town Council. The PAC needs to work together to make these dates work. The plan is to spend no more than two to three meetings on each section. After going through those chapters, staff will take the entire document for legal review and clean-up, and then bring the PAC back together to review the full document. SAHBA, MPA & landowners will also review the document. PAC members have the option of attending the SAHBA, MPA & landowner meetings. Publication of first draft will be close to July 1. Doug asked for a publish date for comment. The group discussed two methods of working through the sections. One option is go to through a section together, line by line if necessary, make comments, and then move on to the next section. A second option is to ask PAC to provide F:\SR OFFICE SPEC\Projects for COMMUNICATIONS\ESL\ESL PAC\ESL PAC 04-08- 1 10 meeting summary.doc • written comments after review of each section. The third option is to stick with what we're doing but follow the schedule. Bill Adler suggested that while going through the remaining sections some items could be put in the "parking lot" so that the PAC stays on schedule. Unresolved issues would go to staff for review and decision. Don Chatfield liked Bill's idea and is also comfortable with submitting written comments (Option 2). Steve Solomon said that those issues that everyone acknowledges can go through, and the problematic issues can go to staff for resolution. Bayer's preference is a mix of what Don and Bill said. Bayer cautioned that he didn't want a parking lot with 40 items. The new process will be as follows: 1. Staff will provide a written draft of a section. 2. PAC will spend time discussing key elements. 3. Staff will redraft the section based on PAC direction. 4. PAC will be afforded an opportunity to provide written comments on the redraft. 5. Major unresolved issues that are raised by PAC as part of Step 2 or Step 4 will be held in a "parking lot." 6. Parking lot issues will be discussed once all ESL sections have been drafted. PAC members asked for clarification on whether there would be funding for David's work to allow him to make presentations at council meetings. Bayer Vella said that consultant support is essential for council meetings, and that there would be funding for that purpose beyond August 1. The PAC discussed the use of the vote to make decisions and the use of the "parking lot." A significant issue like maintenance is definitely something that goes in the parking lot. Many parking lot issues could be clarified by staff with the individual bringing up the issue, as it might be simply a matter of confusion. Don Chatfield suggested a ground rule to have a member raise an issue and a possible solution, rather than open up to a 20-minute discussion. Everyone agreed that would be a good approach. VOTE: Agreement was reached by the majority (Don Chatfield, Bill Adler, Steve Solomon, Doug McKee) to go with Option 2 (PAC to provide written comments after review of each section). Bayer Vella reported that staff had the final meeting with TAC, so there is now a map to review. Some changes need to be made to the map based on today's meeting, and it will return to PAC with those changes. The PAC will also receive a white paper describing the map component. There is HPC Committee meeting tomorrow and staff intends to bring the draft Cultural Resource Section to PAC in the next few weeks. F:\SR OFFICE SPEC\Projects for COMMUNICATIONS\ESL\ESL PAC\ESL PAC 04-08- 2 10 meeting summary.doc Continued Review and Discussion of Section D, Design Requirements David Williams led the discussion, beginning with the issue of whether ESOS would be located on individual lots. Currently, ESOS cannot be on an individual lot, but if some flexibility is introduced, Town Council could permit this. On existing parcels, a tool is needed to protect features, using hillside conservation, since ESOS is not on lots but hillside might be. Steve Solomon would like to see the flexibility applied to individual lots. Bayer Vella said ESOS on individual lots depends on how confident we are on protection mechanisms (by either HOA or the Town). Joe Andrews questioned why the group was discussing allowing ESOS on lots if we are thinking of going to smaller size lots. Steve Solomon said he wasn't aware that it wasn't going to be allowed. Don Chatfield said the ordinance should stay as written because ESOS is being determined as a basis of science and also because, regardless of the maintenance mechanism, the likelihood of lasting disturbance increases when there is lot ownership of ESOS. Bill Alder asked for clarification on whether hillside is considered to be - environmentally sensitive land. Bayer responded that it is considered ESL— but we may wish to deal with hillside areas differently. Doug McKee said he was not clear whether doing this causes a parcel to be undevelopable at all. He gave an example of a parcel where 90% is ES, and the remaining 10% is not big enough for development. Bayer explained that was why we suggested building in a relief mechanism. Paul Keesler added that we need to plan the lots outside of the ESOS, so this is part of development planning, David sees that negotiations regarding a tract might occur, but negotiations would not occur by lot. Doug said that the wording of the code would be that the Town Council could approve relief, so it's not a complete prohibition. VOTE: Don Chatfield, Steve Solomon, Bill Adler and Steve Taillie all voted yes to keep ESOS outside of individual lots. Doug McKee voted yes, with the caveat that he wants to give this change special scrutiny when it comes back for review. David Williams lead the discussion on trample zones. To facilitate construction, any time a structure is proposed, a trample zone is required to be established, outside of the ESOS area. The need for a trample zone designation outside of the ESOS was questioned. Paul Keesler said that often a trample zone is set, but later disregarded by the construction crew. Bayer Vella said that a 15-foot trample zone is currently required next to riparian areas and is needed to preserve ESOS areas. Current building practice entails absolute destruction of the trample area. A buffer is needed. Steve Solomon said that trample zone compliance can be done correctly. He asked why not set the line (with a temporary wrought iron fence, for example) and if a developer crosses it, there is F:\SR OFFICE SPEC\Projects for COMMUNICATIONS\ESL\ESL PAC\ESL PAC 04-08- 3 10 meeting summary.doc ••4 1 • a penalty. At minimum, the trample zone should be renamed a setback. Paul said that the trample zone is really a setback for construction. Doug McKee asked why it wasn't simply called a setback for construction. Don Chatfield asked if a mass-graded construction area is considered a structure for purposes of this discussion; David Williams said that it was not. Paul explained that setbacks usually refer to building structures (walls, buildings). VOTE: Don Chatfield called the question, to change the term from trample zone to some type of setback and that the trample setback be 15 feet and applied whenever there is a structure or earthen fill. Don supports ESOS setback provided it only applies when there is a structure or when mass graded. Bill Adler, Steve Solomon, Don Chatfield and Steve Taillie all voted yes. Doug McKee voted no and said the definition of structure needs to exclude the wrought iron fence. Bill Adler agreed to put the issue of transitional density in the parking lot. 4. Discussion of Section G, Hillside Regulations, to commence at 5:00 p.m. Bayer Vella referred to the previously distributed copy of hillside regulations and proposed ESL, and explained that the current code is very complex and hard for planners to utilize. He also referred to a map and to photographs of the hillside outside the Development Services building, taken during a previous PAC meeting and observation. David Williams gave an overview of the concept and objectives of the Hillside Development Zone (HDZ). He explained the Average Cross Slope (ACS) formula and how it determines what portion of the parcel can be graded. Existing code relies on ACS formula which is based on topographic contour. The formula is prone to some error and involves the whole site. An example is a site that has both flat and sloped land (75% of site is less than 15% slope; 25% of lot is more than 15% slope). Current code allows for averaging out the slope formula and allows any slope to be destroyed, so code needs to be improved. Code also allows development of the sloped area so that that portion is not involved in the calculation. In Oro Valley, this loophole hasn't been an issue because most all developments have been under PADs. Bayer explained that we are proposing not using the cross-slope formula because the formula hasn't done anything to preserve slopes and hillsides. Paul Keesler presented an example of a development he designed as a private consultant in the City of Tucson in 2001, an apartment complex at Greasewood and Anklam. The ASC calculation was higher than 15%. Even though subject to ASC calculation, only a small portion of the hillside was preserved; the rest was obliterated because it was allowed. Most important thing was that the developer F:\SR OFFICE SPEC\Projects for COMMUNICATIONS\ESL\ESL PAC\ESL PAC 04-08- 4 10 meeting summary.doc was able to obliterate almost the entire thing. The Oro Valley code was patterned after the City of Tucson code, so this could also happen here. We want to back away from the ACS formula by identifying the major feature(s) and then writing the code accordingly. Bayer said we want to use current topography rather than using slope maps that may become outdated in the future. This has been an issue with PADs that include slope maps. Bill Adler questioned how the proposed slope preservation conflicts with the General Plan. David said the proposed language is consistent with the General Plan. . Bill said he believes we are not "evaluating" 15% slopes as directed in the General Plan; we are designating for destruction by providing the guidelines presented. David asked how the group felt about "evaluating" which 15% is preserved, which would mean adding an evaluation component to our objectives. Paul said he believes an evaluation is being done, but the code is too loose and we need to tighten that up. Bayer cautioned that we need to be very careful when developing any type of criteria. Referring to the latest Hillside Area Category (dated 3/12/10), David explained that on a development, we want to identify and map slopes, with the intent of designing around them and meeting minimum thresholds. We also want to regulate lot size based on the slopes, and make this application without rezoning. Table 24-1, on page 3, shows lot sizes, amounts of grading. We are also changing a definition of what a slope is. If the entire parcel was sloped, it would drive the lot size requirements. Bayer asked if folks were prepared to give comments and start going through the pages. It was agreed that for the next meeting, PAC members were to read the document and start the page-by-page review. If there are any issues that need clarification, PAC members are to call Bayer. Bayer will bring in maps next time. Bayer clarified that the intent is to have this revision replace the entire Hillside Code and, depending on the legal opinion, this might just need to apply to rezonings. 5. Adjournment - Meeting adjourned at 5:50 p.m. Prepared by: Arinda Asper Senior Office Specialist F:\SR OFFICE SPEC\Projects for COMMUNICATIONS\ESL\ESL PAC\ESL PAC 04-08- 5 10 meeting summary.doc PAC and TAC Review �-..� ,� 5✓,Y✓ d t@�'s �^�.+N�,F jrr �"w e c l F s vxh.a+�,prra r w f x h -r r� h+c/fGjS 4. »r a r1r r y 1 n >-4 �a��,�4 _ ,e aya�,.��,m'tw �.P.�..k✓�✓.„,_.,. .,.,nii i¢°aii.. �$��,�av.4w„�„"�'";, ..w ,�,a. ,e a ;"° ��a�tiui>"�&r.� Design 4-8 and 4-15 Hillside 4-8, 4-15, and 4-22 Cultural 4-22 and 4-29 Viewshed and 5-6 and 5-13 View Maps ESL Maps 5-20 and 5-27 3-8 Maintenance 6-3 Enforcement 6-10 Final Staff TAC Code Review of All Review: Sections Written Comments SAHBA, MPA, July 1-22 and Landowner Input Final PAC 7-22 and 7-23 Review HPC Cultural Review 1 2-22 -- - 2 3-11 4 4-9 5 4-12 to 4-22 & 4-29 4-29 6 Early June May PZ Commission and Town Council Review • August and September 1 " DRAFT 3/12/10 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 Essential services as provided for in Section 3.D.1.d,Open Space Requirements, 7 Within the Multiple Use Management Category,the following uses are sermitted sub'ect to the criteria listed below and Town Deleted:Golf Courses within the Multiple Use Management Category I Council approval: meeting the criteria listed below and . i. Golf Courses when: subject to I. Natural drainage patterns are maintained, and r Formatted 2. Golf course best environmental management ......................................................................................................................� Formatted practices for irrigation,fertilizer use and pest ......................................................................................................................� control are required. ii. Passive and active recreation facilities that are } compatible with Formatted:Font:(Default)Arial,11 the conservation ur oses of ESOS � and do not include impermeable surfaces. Allowable pt facilities include but are not limited to: r Formatted:Font:(Default)Arial,11 ' 1.p.t, J . Soccer or ball field, ................�............. 2. Volleyball court, I Formatted:Font:(Default)Arial 11 pt 3. Horseshoe pit. ................................................................................................................... 4. Par course, I Formatted:Font:(Default)Arial,11 j 5 pt e r • Turf area .. ...... 6. Benches, F..,o...'rmattec.Font.(D...efault) Arial, i 11 pt #74 Draft 3.12.10 1 fkit�E3iC3i�EAS4WFRE?.Y 7. Picnic tables, Formatted:Font:(Default)Arial,11 8. Shade structures. _....................._..........._............................................ 9. Barbecues,rills and Formatted:Font:(Default)Anal,11 10.Pathways.. Pt } Formatted:Font:(Default)Arial,11 C. Prohibited Uses pt Formatted:Font:(Default)Arial,11 1. Structures Lpt 2. Waste Disposal 3. Motorized vehicle accessexce t for maintenance. =-(Deleted:, 1 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. 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, Deleted: 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. Draft 3.12.10 2 tfdtlE3iU1V3etERiER.3.Y 2. When ESOS,is applied to 66%or more of a project site, broader • Deleted: open space flexibility is provided throu h,additional lot size reductions as _ ...Deleted.the...........................theremaining areas are............ ......................... ........... ........... : provided in Section D 2.D,3,d. eligible to utilize the design options included in this Section,and ♦.......................... .........................................._......................_................J 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: 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 The following standards may be modified as they relate to the nosed construction of sin•le famil attached and detached residences,multi-family residences,commercial,employment and mixed use projects, Formatted:.Font:NotBold .. 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. Modifications resulting in reduced amounts of parking and circulation area are supported. Off-street parking requirements may be reduced in accordance with Section 27.7.C. Draft 3.12.10 3 £dJE3iC31VA8fRdFRE.3.Y d. Building Height. Building heights for single family attached and multi-family dwelling types may be increased by no more than 1 feet and one additional story., = Deletes:2 • t Formatted:Font:Bold e. Open Space. Open space requirements may be reduced I Formatted:List Paragraph, No in accordance with Section III.C.3, Open Space 1 bullets or numbering Requirements, — . _ f Formatted:Font:Bold • Mixed Use. Residential that functional! I Formatted:List Paragraph, No f• uses are bullets or numbering integrated, including access, non-vehicular circulation, and amenities,with commercial or employment uses may be approved within commercial zoning districts. Editor's note. � .. --{Formatted . . .•A mixed-use zoning distnct must be •Indent:Left: 2 5" developed, fi;;;;;tted–TF- ont:Not Bold,Italic 1 { • Formatted:Font:Italic g. Modified Review Process. Development plans and •relimina •lats submitted in conformance with theFormatted:List Paragraph, No • bullets or numbering approved Tentative Development Plan, as determined by L........................................................................................................................: the Planning and Zoning Administrator, may be administrati , raved., ...................................'................'........................................................... Formatted:Font:Bold • I Formatted:List Paragraph, No i h. Recreation Area Credit. Permissible •assive and/or Lbullets or numberingi active recreational amenities located within Multiple Use Mana•ement ESOS areas ma be credited toward residential recreation area re•uirements as a••roved b the Plannin and Zonin Administrator. .- - Formatted:Font:Bold • • I Formatted:List Paragraph, No ................. i. Native Vegetation Preservation. When 66%or more of a t bullets or numbering site is •reserved as Multi•le Use Mana•ement ESOS re•uirements for native •lant Salva•e •reservation and restoration ma be waived. This modification shall not apply to areas of distinct vegetation which are designated as a Core Resource by the ESL. 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) Draft 3.12.10 4 aw�EcarEssvER..v 55P:':IYtvE:ANf;I 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. The following requirements apply. __, _ - [Formatted:Font:Bold `- - - Formatted:Indent:Left: 2.5" j Draft 3.12.10 5 fydt{£34:3iV3s4Q8iER£.3.Y i. Building heights must comply with base zoning, or -- Formatted:Numbered+Level:1+ building heights modified by an ESL rezoning Numbering Style:i,ii,iii,...+Start approval. at:1+Alignment:Right+Aligned at: 2.75"+Tab after: 3"+Indent at: 3" ii. Alternative dwelling unit types shall employ the i Formatted:Indent:Left: 2.5" s.) OVZCR development standards associated with an alternative dwelling type. Formatted:Numbered+Level:1+ y Numbering Style:i,ii,iii,...+Start 1, at:1+Alignment:Right+Aligned a) Townhouse dwellings are subject to R-4 •. at: 2.75"+Tab after: 3"+Indent zoning standards in Section 23.7.k at: 3" t Formatted:Indent:Left: 2.5" J b) Multi-family dwellings are subject to R-6 ♦,, Formatted:Numbered+Level:2+ zoning standards in Section 23.7.D. ` Numbering Style:a,b,c,...+Start `, at:1+Alignment:Left+Aligned at: 3.25"+Tab after: 3.5"+Indent at: f. The sum total of square feet by which the area of each lot 3.5" in the subdivision is reduced shall not exceed the total Formatted:Indent:Left: 2.5" square footage of the preserved area. „. 2 -------- �� ' Formatted:Numbered+Level:2+ Numbering Style:a,b,c,...+Start (Insert graphic) at:1+Alignment:Left+Aligned at: 3.25”+Tab after: 3.5"+Indent at: g. Any proposed increase in cluster density must be specified ,3.5" 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) (Note:As described above, base zoning density is calculated using the'raw' or`gross' acreage of the site, •rior to an area deductions for infrastructure or other uses. All density calculations are intended to be completed in this manner.) 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. t%d;CE Dt:3tE eSE Aa'FRE.3.Y Draft 3.12.10 6 Table III-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 4. Compact Development With Density Increase a. When compact development designs are utilized and minimum open space requirements of the ESLS are met, a density increase of 10 percent above the base zoning densityis ermitted. The additional densit cannot result in any reduction in required ESOS. -t Formatted:Font:Bold Formatted:Indent:Left: 2.5", No b. A density incentive up to 20 percent of the base zoning L bullets or numbering density is permitted if ESOS requirements are exceeded by 10 percent or more. c. This density bonus provision may be applied when utilizing the flexibility and modifications permitted in Section D.2.D, Cluster Design. d. 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 III-5. Draft 3.12.10 7 t'dliC3iFfkfER7FR'..I.Y Formula to Calculate Density Bonus Step One: Base Zoning Density(expressed as dwellings per acre)= Site Area_Minimum Lot Area of Base Zone Formatted Font _ ,-..............................................._...._�............_............_.................................1 •Bold Additional Dwellings Permitted= Additional ESOS Area X Base Zoning Density Formatted:Font:Bold Step Two: Allowable Density with Bonus= Formatted:Left additional Dwain s+Base Zoning Dwellings�.Protect Acres • Formatted:Underline �t �iii■iii�ni iii w..w — — w _ _ Deleted:+Project De Allowable:=Allowa a De ity _. _ _. .. _. .. .. ns Bonus • Deleted: e. 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. iii. The additional ESOS shall be provided in common area or separate tracts and cannot be located on an individual single-family lot. Draft 3.12.10 8 fAotlE33;3W3►f4l1ERE.3.Y Table III-5 Maximum Density Bonus Zoning Minimum Area Base Density Maximum District per Dwelling (D.U.'s/acre Density with Bonus :•¢�,;?if,,;••if?;:a }t. .�x�:C 3c.•..;;.4'...}y,Y;{.a•:: "2::;:".•.'•:::t%%2?�tff•.•:;:;>:if?;:{:•'`��C+`+��'��h>i"tY '?. t:y'i;"` .;ir.':;}:jti:,4'aY�t�: �;+k .•<;+..k4,f}.,r?},y `+'�YY�,; •v;a`�• ) a '.k+?,::.�j`:�yx;�.; ,�`��\4 etc..7c� .3:•.;j.,.;�.� t.: +�';:.?;?:p�.;��} }: +a_•r •fn �r• �j :N3�ryY�+�++� ...vt,�,�C ?. Cv'4 4`• h ••}•• �4�'v"'t:+`�::: v a+ .,, ?..••.4 4 v.:.{. 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R1-300 300,000 0.15 .17 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 n\J•:�. v.,4 a v,4+a.0 a v,}v n.k;... .c?y?,::}�`:}•':•iY4:':�:•;,;•:t??•i.:...... ..} .y}�v}.v.;,}.. WINgairaliPPIPENalitaNaralliplenfillOP11100 ::{.}}::n}.....,{.'{•.n::.:T+"+ ..,A'i•^: .7......:.h+?�... vv...:v..'?n}.'4:G}} >.?? 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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 3.12.10 10 £ki'Jfii33E3e4FFjFRE.3.Y 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 Sectiones (NPPSM). C. Rock Outcrops and Boulders 1. The perimeter of a rock outcrop is defined in Section III.0 , 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 3.12.10 11 £dLIEl4UFf3a4£BdFRf.i.Y SSi:.tZts%£?.A.fdE:l 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, Draft 3.12.10 12 £dL't3i:3iEJ.S£PdFR4.3.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. t-A xdtlf3i:3EA4q;Fd'FRE.).Y Draft 3.12.10 13 S5F<:,, f RNE:S Section 24.2 Hillside Development Zone A. Introduction This ordinance seeks to implement the adopted planning goals of this community with regard to public safety, conservation of resources, community design and open space and recreation. Oro Valley is surrounded by mountains. These mountainous areas exhibit steep slopes which may contain unstable rock and soils. Development on potentially unstable soils or rock can be hazardous to life and property. Development in these areas should utilize construction methods which ensure slope stabilization and minimize soil erosion. Further, Oro Valley's rolling desert terrain, containing peaks, ridges and drainageways, is a valuable scenic resource which should be preserved. Significant peaks and ridges should be protected in order to preserve the Town's unique visual setting, promote its economic well-being, and encourage tourism. Regulating the intensity of development according to the natural characteristics of hillside terrain, such as steepness of slope, significant vegetation and landforms and soil stability and existing drainage patterns, will allow for sensible development in hillside areas while minimizing the physical and visual impact of such development. B. Purpose This zone provides for the reasonable use of hillside areas and related lands while protecting the public health, safety, and general welfare by: 1. Determining whether certain types of soil conditions exist (such as loose or easily eroded soils, or rocky soils), and utilizing appropriate engineering technology to result in stable slopes during and subsequent to development. 2. Reduction of water runoff and changes in the natural drainage patterns, soil erosion, and rock slides by minimizing grading and requiring revegetation. 3. Permitting intensity of development compatible with the natural characteristics of hillside terrain, such as steepness of slope, significant landforms, soil suitability, and existing drainage patterns. 4. Preservation of the scenic quality of the desert and mountain environment through the retention of significant peaks and ridges in their natural state. 5. Reduction of the physical impact of hillside development by encouraging innovative site and architectural design, minimizing grading and requiring restoration of graded areas. 6. Provision of safe and convenient vehicular access by encouraging development in the less steeply sloped terrain. 7. Promoting cost-efficient public services by encouraging development in the less steeply sloped terrain, thereby minimizing service extensions and utility costs, and maximizing access for all necessary life safety services. C. Applicability The provisions of the Hillside Development Zone (HDZ) apply to development in the areas listed below: 1. Sloped Areas a. Any parcel with an average cross slope of 15 percent or containing slopes of 25 percent or greater. Methods of analyzing slope are given in Section 24.2.K. b. Any parcel containing sloped areas of 25 percent or greater where the sloped area is greater than 50 feet in any horizontal direction or greater than seven and one-half(7 1/2)feet vertically. 2. Previously Approved Subdivisions Any recorded subdivision plat approved in compliance with the Pima County Hillside Development Zone regulations may be developed in compliance with the conditions and stipulations as approved. If the plat is resubdivided after the effective date of this ordinance, September 17, 1993, it must comply with all provisions of the Oro Valley HDZ currently in effect. 3. Exceptions a. The HDZ regulations shall apply to all property described in Section 24.2.0 except where the development standards prevent the reasonable utilization of property as determined by the Board of Adjustment through the approval of a variance. All HDZ applicability appeals shall be heard by the Board of Adjustment in conformance with the variance procedures established in Section 21.6. b. The HDZ regulations do not apply to the paving of an existing driveway located on property with HDZ applicability. c. Lots within existing, approved subdivisions on the effective date of this ordinance, and subdivision plats which have been submitted prior to the effective date of this ordinance shall not be subject to the provisions of this ordinance. D. Permitted Uses Any use permitted by the underlying zone is allowed. E. Review Required All development will require subdivision plat or development plan approval, in accordance with the Oro Valley Zoning Code Revised, prior to the granting of a permit for grubbing, grading, excavation, or construction. F. Development Criteria The following development criteria apply to all parcels that are affected by this zone. Any parcel created must meet slope/size requirements of Table 24-1. All development is subject to the Oro Valley Grading Ordinance. 1. Single-Family Residential Development a. This paragraph applies to an existing parcel where no land division has occurred, nor is land division proposed, since the adoption of this ordinance. The average cross slope (ACS) is calculated for the entire parcel. If the ACS is 15 percent or greater, Columns A and D of Table 24-1 apply. b. This paragraph applies to any parcel of property or lot where land division is proposed or has occurred since the adoption of this ordinance. The average cross slope is calculated for the parcel prior to land division. If the ACS is 15 percent or greater, columns A and C of Table 24-1 apply. Natural open space may be designated on the parcel in accordance with Section 24.2.G, to reduce the ACS percentage. Such natural open space will be excluded from the ACS calculation, but will be included in the land area for the parcel. i. If a subdivision plat is required, all 25 percent or greater slopes (as defined in 24.2.C.1.b)within the proposed lots, except for those within natural open space areas, are delineated. These sloped areas then determine the design of the development according to the following criteria. a) Where the areas of 25 percent or greater slope are located outside the buildable area, the minimum lot size requirements of the underlying zone apply.The buildable area may be redefined by the applicant to exclude areas of steeper slope in order to comply with this requirement. Grading may occur only within the buildable area and access to the buildable area. Grading for roadway or driveway access shall not cross a 25 percent or greater sloped area unless no alternative routes exist. Driveway clearing and grading may be no wider than 30 feet. b) Where the buildable area contains areas of 25 percent or greater slope, the minimum size required for that proposed lot is 43,560 square feet unless a greater size is required by the underlying zone. The amount of grading permitted is the amount indicated in Column D of Table 24-1, based on the area of the lot, Column B. ii. If a subdivision plat is not required, the land area of each parcel created must comply with Columns A, B and D of Table 24-1. 2. Multi-Family Residential Development a. All grading is subject to the provisions of the Oro Valley Grading Ordinance. b. The ACS is calculated for the entire parcel. If the ACS is 15 percent or greater, columns A, B, C, and D of Table 24-1 apply. c. Natural open space may be designated on the parcel, in accordance with Section 242.G to reduce the ACS percentage. Such natural open space will be excluded from the ACS calculation, but will be included for density calculation. If the ACS of the remaining portion of the parcel, after natural open space designation is: i. Less than 15 percent and contains no areas of 25 percent or greater slope, 100 percent of that portion may be graded. ii. Less than 15 percent, but contains areas of 25 percent or greater slopes, no more than 80 percent of that remaining portion may be graded. iii. Fifteen percent or greater, columns B, C, and D of Table 24-1 apply, based on the entire area of the parcel. 3. Non-Residential Development a. All grading is subject to the provisions of the Oro Valley Grading Ordinance. a b. The ACS is calculated for the entire parcel. If the ACS is 15 percent or greater, columns A, B, and D of Table 24-1 apply. c. Natural open space may be designated on the parcel, in accordance with Section 24.2.G, to reduce the ACS percentage. If the ACS of the remaining portion of the parcel is: i. Less than 15 percent and contains no areas of 25 percent or greater slope, 100 percent of that portion may be graded. ii. Less than 15 percent, but contains areas of 25 percent or greater slope, no more than 80 percent of that remaining portion may be graded. iii. Fifteen percent or greater, Columns B and D of Table 24-1 apply, based on the entire area of the parcel. 4. Mixed Development When a mix of development is proposed, i.e., a combination of residential, commercial, office, or industrial land uses, each use must meet all criteria for that development, as required by this Section. TABLE 24-1: SLOPE DENSITY REQUIREMENTS A B C D Minimum Area* Density* Maximum Grading Average Cross Slope (Acres/Dwelling or Structure) (Dwellings/Acre) (Percentage) Less Than 15 as Permitted by Underlying Zoning 15.0-15.9 1.00 1.00 40.0 16.0-16.9 1.00 1.00 40.0 17.0-17.9 1.25 .80 32.0 18.0-18.9 1.37 .73 29.2 19.0-19.9 1.50 .67 21.3 20.0-20.9 2.00 .50 20.0 21.0-21.9 2.25 .44 17.7 22.0-22.9 2.50 .40 16.0 23.0-23.9 3.50 .29 13.3 24.0-24.9 4.50 .22 11.9 25.0-25.9 6.00 .17 9.3 26.0-26.9 7.00 .14 9.3 27.0-27.9 8.60 .12 9.3 28.0-28.9 10.40 .09 9.3 29.0-29.9 12.80 .08 9.3 30.0-30.9 16.00 .06 8.8 31.0-31.9 23.50 .04 6.7 32.0-32.9 31.00 .03 6.7 33.0 and Greater 36.00 .027 4.0 *Or as permitted by underlying zoning,whichever density is less. G. Natural Open Space Natural open space (see Chapter 31 for definition) may be designated on any parcel, subject to the following criteria: 1. Development other than hiking trails will not be permitted within the legally described boundaries of natural open space in the Hillside Development Zone. Access roads, other than driveways, are not permitted within natural open space. 2. Natural open space will be delineated in a surveyable manner on the preliminary and final plats of a subdivision, or on the development plan, and shall be designated by legal description on a document recorded with the Pima County Recorder. 3. Natural open space may be designated as a deed restricted portion of a privately owned lot, or as a separate land parcel. This parcel may be under the ownership of a homeowner's association, or deeded to any organization willing to accept responsibility for the perpetual preservation of the natural open space, subject to approval and acceptance by the Town of Oro Valley. 4. To protect natural open space, covenants which run with the land will be provided in favor of the Town of Oro Valley and all owners with record interest in the natural area. 5. If natural open space is designated on parcels four (4) acres or more, at least one (1) such natural open space area shall be a minimum of one-half(1/2)acres in size. H. Hillside Site Improvement Standard 1. Building Height a. As permitted by the underlying zone. If the building also falls within the boundaries of other overlay zones, the more restrictive of the requirements applies. In order to eliminate large amounts of cut and fill, segments of buildings may be designed at varying elevations according to the slope of the land. For parcels with HDZ applicability per Section 24.2, building height shall be measured, using a building height contour line(as defined in Chapter 31, Building Height Contour Line). b. A variance to maximum building height may be approved by the Board of Adjustment. Additionally, the Development Review Board shall review any structure over 18 feet in the HDZ and may approve said structure if such approval provides a better method of building to the land and is no more detrimental to adjacent properties than strict adherence to the development standards of the underlying district would allow. Such variance, as granted by the Board of Adjustment, shall be in compliance with the provisions of Section 21.6 of the Oro Valley Zoning Code Revised. Development Review Board review and approval shall be required prior to the issuance of any grading or building permits in accordance with Section 22.5. 2. Site Improvement Standard All proposed site work (see Site definition in Chapter 31), including grading, shall comply with the Development Standards contained in the Grading Ordinance. 3. Color All exposed exterior walls and roofs of structures, retaining walls and accessory structures shall utilize the predominant natural colors found on the parcel. Satellite dishes shall be earth tone or black. White is not permitted. Color approval by the Planning and Zoning Administrator shall be required for all HDZ development. Appeals of the Planning and Zoning Administrator's decision may be filed by the applicant and will be heard by the Development Review Board within 35 days from the date of appeal. The decision of the Development Review Board shall be final. I. Maintenance and Protection The Planning and Zoning Administrator may, prior to recordation of a subdivision plat or issuance of building permits, require measures, such as covenants, assurances, or homeowner's associations, as are necessary to ensure the long term maintenance of slope control measures. J. Enforcement 1. The developer and/or property owner shall be responsible for the following: a. Submitting average natural cross slope and sloped area analyses, certified by a qualified registrant, for review and verification by the Town Engineer or his/her designee. b. Surveying, staking, and inspection of the property by a qualified registrant to determine compliance with the provisions of this Section. c. On-site enforcement by certifying to the Town Engineer that the development complies with Section 24.2 Hillside Development Zone during the period of development. 2. If violation of any provision of the Hillside Development Zone occurs, the pro owner shall be responsible for bringing the violation into compliance with the requirements of ttiis-.zone. This may require restoration of the site as closely as possible to its original undisturbed condition, topography, and vegetation, in order to remove the violation. • K. Slope Analysis Standard 1. Average Cross Slope Analysis The Average Cross Slope (ACS) of a site shall be determined by a qualified registrant in the following manner: a. The site is depicted on a topographic map of the existing terrain, prior to any grading, grubbing, clearing, excavation, or modification, utilizing a scale no smaller than one (1) inch equals 100 feet, with the following contour intervals: i. For sites less than five(5)acres, a contour interval of two(2)feet; ii. For sites five (5) acres and greater, a contour interval of two (2)feet or five (5) feet. b. The length of each contour line contained within the site boundaries on the map is measured by means of a mechanical device such as a map wheel or digitizer. This actual length is converted to scale length in feet. For example, at a scale of one (1) inch equals 40 feet(1" =40'), a contour line with an actual map length of six and one- half(6 3/4) inches represents a line 260 feet long (6.5 x 40=260). c. The sum of the lengths (L) of all contour lines is multiplied by the contour interval (I) in feet. d. The result is multiplied by the factor .0023, which converts the square footage of the scale map to acres. e. This result is then divided by the area (A)of the site in acres. f. This process is mathematically represented by the formula ACS= (I) (L) (.0023) (A) g. The answer is the percentage of the ACS for the site. 2. Sloped Area Analysis In addition to ACS requirements, any parcel containing areas with a slope of 25 percent or more shall have HDZ applicability as stated in Section 24.2.C. A sloped area analysis, which must be prepared by a qualified registrant, shall identify individual slopes for design and review purposes. A detailed methodology for performing sloped area analysis is available from the Planning and Zoning Department. t � Draft 3.12.10 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 Conservation System,are excluded from this Section. See Section KC and 111.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: #.4 Draft 3.12.10 1 ?6iVtfEi(3kdAtefnf 3Y 1 c � 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 IIIC 3 , 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. Formatted:Indent:Left: 0" 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 III-5. • Formatted:List Paragraph, No c. When proposed lots are comprised entirely of fifteen (15) L bullets or numbering sercent slo•es or •reater the minimum lot size shall be in accordance with Table 111-5. If proposed lots include multiple slope categories: I Formatted:List Paragraph, No (1) Lot size is determined by the slope category 4 bullets or numberin comprising the largest percent of the proposed lot, and .1 Formatted i (2) Grading limits in Table 111-5 apply to each slope category on the lot. Gra•hic: Exam•le lot with va in sbo e [Formatted: " • ��� Indent.Left. 3.5 #.4 Draft 3.12.10 2 3E KEY#E3Cs3EteS3ENi'ERE 3.Y • a � 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. d. In determining the areas to be developed, maximum disturbance limits and specific design criteria must be considered. Table III-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 III.C , 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. e. 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. #14 Draft 3.12.10 3 a f. 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. g. If an existing (at the time of adoption of this Ordinance) lot or parcel does not meet the minimum size requirements of Table III-5, grading limitations based on percent of slope from Table III-5 still apply. h. 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 III-5. i. Calculations shall be provided indicating the percent of disturbance, if any,to each slope category described in Table III-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 III.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 1/2 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. #4 Draft 3.12.10 4 ie1EY£EiC£D4A43Fwi'£A£.iY Discussion Point::If stronger ridge line conservation is 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/fliin "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 t:14 Draft 3.12.10 5 53:VC33'lYf t.Awt3t; �. • (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. t* Draft 3.12.10 6 c3:dCli'I•if t.h:'Jf1S: NOTICE OF PUBLIC TOUR z Environmentally Sensitive Lands (ESL) N-4., 42;031: A 4 Public Advisory Committee (PAC �(,in;-: y e ltisok.v. ENV ROtN� MENTATIVE S ,I,:,,; Thursday, March 18, 2010 4 p.m. Site Tour Development Services Building 11000 N. La Canada Dr. Notice is hereby given to the members of the Environmentally Sensitive Lands Public Advisory Committee (ESL PAC), and to the general public, that the ESL PAC will hold a tour open to the public on Thursday, March 18, 2010 at 4:00 p.m. We will be meeting at the Development Services Building, Town Hall. A quorum of the full ESL PAC may be present. This is a tour only and not a meeting. There may be information provided and/or questions and answers during the tour. Discussion and possible action will take place at a regularly scheduled meeting. This site tour replaces the previously posted ESL PAC meeting for this same date and time. Itinerary for the tour is as follows: 1. Convene at the Development Services Building, Town Hall 2. View the Pusch Ridge Vista I and II Subdivisions located on the South side of Naranja Drive approximately 1/2 m west of N. 1st Avenue 3. Tour the Milagro Subdivision in the Ruthrauff and Silverbell area at 3015- 3057 N Gaia Place 4. Adjourn For questions regarding the site tour, please contact Bayer Vella, Conservation Sustainability Manager at 229-4810 or bvella@orovalleyaz.gov. Posted: 3/17/10 10:30 a.m. rg 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. §38-431 et seq, a majority of the Town Council may attend the above referenced meeting as a member of the audience only."