HomeMy WebLinkAboutOV1803280OA,,
Town of Oro Valley
Community and Economic Development
April 26, 2019
Brian Underwood Robert Page
The Planning Center 2102 N. Country Club Road #9
2 E. Congress Suite 600 Tucson, AZ 85716
bunderwood(a)azplanningcenter.com rpagearch(aD_cox.net
RE: Oro Valley Self -Storage and Business Center
NWC of Calle Concordia and Oracle Road
Conditional Use Permit (OV1803280) and Rezoning (OV1803281)
4th Review Letter
Dear Gentleman,
Thank you for resubmitting a Rezoning application and Conditional Use Permit for a proposed self -
storage facility and business center, located on the northwest corner of Calle Concordia and Oracle
Road. Both of the aforementioned applications are scheduled for consideration by the Planning and
Zoning Commission on May 7, 2019 at 6 PM in Council Chambers, subject to the following conditions:
Rezoning Conditions of Approval (OV 1803281)
1. Enhanced landscaping must be provided along Oracle Road and the west side of the property
(adjacent to parking lot) to create an overlapping and continuous tree canopy, including
understory vegetation, to reduce visual impact from Oracle Road and the Oro Valley Aquatic
Center. This includes, but is not limited to, adding trees along both sides of the access drive,
areas previously disturbed and any gaps in vegetation.
2. A conservation easement must be recorded to permanently conserve the southern portion of the
site, as shown on the approved Tentative Development Plan, prior to approval of the final site
plan.
3. A shared access agreement between this property and the adjacent property to the north must be
approved by staff and recorded during final design review. Full shared access must be
maintained in perpetuity.
4. Provide an in -lieu fee for a 5 foot side -walk along Oracle Road property frontage.
Conditional Use Permit Conditions of Approval (OV1803280)
1. Enhanced landscaping must be provided along Oracle Road and the west side of the property
(adjacent to parking lot) to create an overlapping and continuous tree canopy, including
understory vegetation, to reduce visual impact from Oracle Road and the Oro Valley Aquatic
Center. This includes, but is not limited to, adding trees along both sides of the access drive,
areas previously disturbed and any gaps in vegetation.
2. The following activities shall be prohibited on the site:
a. No business shall be conducted from within the individual self -storage units
b. No outside storage shall be permitted, included vehicles, trailers, equipment or products
associated with self -storage
c. Interior signs, advertisements, corporate colors and graphics within individual self -storage
units shall not be visible from the exterior of the building
d. Items within the self -storage units shall not be visible from the exterior of the building
e. No motor vehicles, trailers, equipment or any device in, on or by which a person or
property is or may be transported or drawn may be offered for rent.
3. The business hours shall be limited to 6:00 AM- 11:00 PM.
A staff report for the meeting and agenda will be available at least 24 hours prior at www.orovalleyaz.gov.
The applicant is expected to attend the meeting to present and answer questions. As such, please
provide a PowerPoint presentation no later than 5 PM on Monday, May 6, 2019.
If you have any questions, please do not hesitate to contact me.
Sincerely,
Milini Simms
Senior Planner
520.229.4836
msimms@orovalleyaz.gov
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Town of Oro Valley
Community & Economic Development
March 25, 2019
Bryan Underwood
The Planning Center
2 E. Congress Suite 600
Tucson, AZ 85716
bunderwood@azplanningcenter.com
Re: OV1803280: Conditional Use Permit: Self Storage and Business Center, NWC of
Calle Concordia and Oracle Road, 2nd Submittal
Engineering has completed review of the referenced case, and has determined it to be generally
acceptable.
If you have any questions, please call me at (520) 228-4824.
Sincerely,
"eveC.o, P.E.
Senior Civil Engineer
Oro Valley, it's in our nature.
11000 N. La Canada Drive, Oro Valley, Arizona 85737
www.orovalleyaz.gov I phone: (520) 229-4800 1 fax: (520) 742-1022
OQO��,LEY C?1'9
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Town of Oro Valley
Community Development and Public Works
January 16, 2019
Bryan Underwood
The Planning Center
2 E. Congress Suite 600
Tucson, AZ 85716
bunderwood@azplanningcenter.com
Re: OV1803280: Conditional Use Permit: Self Storage and Business Center, NWC of
Calle Concordia and Oracle Road, 1st Submittal
Engineering has completed review of the referenced case. However, this request cannot be
approved at this time, due to outstanding engineering comments on the corresponding rezoning
request.
If you have any questions, please call me at (520) 228-4824.
Sincerely,
i
eve C. Ti ,
Senior Civil Engineer
Oro Valley, it's in our nature.
11000 N. La Canada Drive, Oro Valley, Arizona 85737
www.orovalleyaz.gov I phone: (520) 229-4800 1 fax: (520) 742-1022
oPo�P��EY gR�2o�9 TOWN OF ORO VALLEY
COMMUNITY DEVELOPMENT & PUBLIC WORKS DEPARTMENT
11000 N. LA CANADA DRIVE, ORO VALLEY, AZ. 85737
PHONE: (520) 229-4800 FAX: (520) 742-1022
www.orovallevaz.gov
1`6UNDED 191
1.2 GENERAL APPLICATION FORM office`
Application Type: <f-0G 10 Se ot/�809S
❑ Major General Plan Amendment ❑ Final Plat /
® Rezoning/PAD Amendment ❑ Pre -Application
❑ Planned Area Development ❑ Zoning Verification
X) Conditional Use Permit ❑ Sign Criteria
❑ Zoning Code Amendment ❑ Sign - PAD Exemption
❑ Conceptual Site Plan ❑ Master Sign Program
❑ Conceptual Public Art ❑ Communication Facility — Tier 1 and 2 Minor
❑ Conceptual Architecture ❑ Communication Facility — Major
❑ Final Site Plan ❑ Revised Development Plan
❑ Conceptual Landscape Plan ❑ Other
Subject Property Information:
Address: 9255 N Oracle Rd
Parcel/TaxCode: 225-11-295A
Subdivision / Commercial Center Name:
Book / Page or Sequence Number:
Lot Number(s)
Legal Description: Linda Vista Citrus Tracts No 2
PTN LOT 52 LYG W & ADJ TUC-FLORENCE HWY
Section/Township/Range: _T12S, R13E, S24
Area of Property: 5.7 acres
Existing Land Use: _Vacant
Proposed Land Use: Self-Storage/Business Center
Applicant Information:
* If more than one, attach list
Applicant*:
Name: Hank Amos Firm: OVSS
& BC LLC
Address: 333 N Wilmot Rd ste 340
City: Tucson state: AZ zip: 85711
Telephone: 520-331-5151 Fax:
Email: hank(2tucsonrealty.com
Property Owner(s) if different from Applicant*:
Name: Albert Moussa Firm:
CCN Investments, LLC
Address: 6419 N Miramist Way
City: Tucson State: AZ zip: 85750
Telephone: 520-358-7006 Fax:
Email: aemoussa abcomcast.net
Consultant*: Planning & Landscape Arch. (Discipline)
Name: Brian Underwood
Firm: The Planning Center
Address: 2 E Congress, Suite 600
city: Tucson State: AZ_ zip: 85701
Telephone: 520-623-6146 Fax: 520-622-1950
Email: bunderwoodCcDazplanningcenter. corn
Project Description/Narrative: (SEPARATE SHEET PREFERRED)
See Attached
I hereby certify that I have read and examined this application and know the same to be true and correct. I am the owner
of the property or the Owner's authorized representative, and if not the owner, I have obtained the owner's permission to
perform stated work. All provisions of laws and ordinances governing this type of work will be complied with whether
specified herein or not. The approval of this application does not presume to give authority to violate or cancel the
provisions of any other federal, state or local law for which this project may be subject to.
Notice: It is the applicant/owner's responsibility to ensure all private rules and regulations (such as Covenants, Conditions
& Restrictions (CC&R's)) of the subdivision and/or commercial center are adhered to. Contact your Home Owners
Association or property management to determine applicable requirements.
It is also the applicant's responsibility to coordinate with all outside agencies to secure their acceptance or clearance.
Failure to do so may delay issuance of permits. See attached list of agencies.
Applicant's Signature Print Name Date
Important Note: All submittals received after 4:00 p.m. will be processed the next day
Submittals will be reiected if:
• There are missing items on the checklist unless otherwise approved by Planning and Zoning Administrator or Town
Engineer.
• Re -submittals cannot be accepted without a transmittal and a response to staffs' comments.
8
1.3 CONDITIONAL USE PERMIT - SUBMITTAL CHECKLIST
No application for a Conditional Use Permit will be accepted until the applicant has scheduled and
completed a pre -application conference.
All applications for a conditional use permit must include the following materials to be
accepted for processing:
19/Fees (Refer to Section 1.5 Fee Schedule of this process guide) lNcc vbE►� w/ j:� o�,��.
B/// General application ik�wnc� w/ Zt�oNU l,.
lid/ Narrative detailing request (5 Copies)
Cg' Site plan or location map, if applicable — size 11" x 17" (5 Copies)
/ ❑ Please note, additional site specific information may be required
HWAll contents of Section 2.0 of this process guide (5 copies)
— Public Outreach Report, in accordance with Section 22.15.E (2 copies) jucwDED/:�o
L^g Letter of authorization from the property owner, if applicable (2 copies) kC2""I
ZCopy of Deed or Title Report �/tz 26"'u6_
15' Signed notification of potential state or federal issues (Section 4.0) INCL o at> 0AC-A&w" �.
ld Electronic version of all submitted items in PDF form. luawi>*t> 41;Z.—,-euww6-
Additional copies will be required for the public hearing process.
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C70'm;) THE PLAN NINGCENTER
o division of TPC Group, Inc.
Oro Valley Self -Storage & Business Center Rezoning and CUP: Narrative
Project Description:
The proposed rezoning request from R1-144 (Single Family Residential District) is for an approximately
5.7-acre (Assessor Parcel Number (APN): 225-11-295A) property located at the northwest corner of Oracle
Road and Calle Concordia. The rezoning and CUP is requested to accommodate a climate controlled self -
storage facility and business center.
The subject property is one of the few remaining properties with T-P zoning, which is one of only two Oro
Valley zones that allows self -storage unless listed as a permitted use in any of the Town's PAD's. Climate -
controlled storage with a business center that adds mailboxes, meeting rooms, coworking (shared office
space), Wi-Fi, computers and telecommunication equipment all in a fully enclosed building will be the first
of its kind in the area. As people continue to want to protect electronics and other valuables susceptible
to the desert heat, and new high -density residential development on and around the Oracle Road Corridor
is planned and built, newer, state-of-the-art storage units will be needed.
The shared office space will be another unique feature of the development. Collaborative in nature,
coworking space will allow small businesses that are based out of home offices to have a permanent
address, a secure mailbox, access to office equipment and supplies, board rooms for large or formal
meetings, and other amenities that are not typically available to home -businesses and startups at an
affordable price point. Incorporating the business center into the storage facility is important to the design
and function of the building.
The building will be sensitively situated to preserve approximately 50% of the existing native vegetation
on -site and limit disturbance to areas away from Oracle Road and Calle Concordia. Placement of the
proposed building was strategically located to protect views of the iconic Pusch Ridge and Catalina
Mountains and the exterior facade will utilize materials and architectural elements reminiscent of an
office building and sensitive to the architectural vernacular of Oro Valley.
Consultant Contact Information:
Brian Underwood, The Planning Center, S20-623-6146
2 E Congress Street, Suite 600
Tucson, AZ 8S701
a 2 e. conaress ste 600 tucson oz 85701
0 520,623.6146
f 520.622.1950
w ozplanningcenter com
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THEPLANNINGCENTER
coo division of TPG Group, Inc.
Oro Valley Self -Storage & Business Center
Conditional Use Permit (C.U.P.) Narrative
A. Operational Details
Oro Valley Self -Storage & Business Center (OVSS&BC) is a proposed climate -controlled
self -storage building on a 5.7-acre parcel that will also accommodate a business center
for entrepreneurs and small business professionals. The business center component will
include mailboxes, meeting rooms, coworking (shared office space) area, Wi-Fi,
computers and telecommunication equipment all within the self -storage building, making
it the first of its kind in the area. There will be only one point of ingress and egress located
on Oracle Road at the northeast corner of the property, with one-way circulation proposed
on the north, west and south sides of the building. Vehicles entering the site can either
travel west along the north side of the building (one-way) or immediately turn south along
the east side (front) of the building where the business center and self -storage office will
be located.
Seven storage units with individual roll -up doors will be located along the south side of the
building along with a small parking area (5 spaces). Otherwise, all other units will be
accessed from the covered loading area in the middle of the west elevation building
fagade. All loading and trash enclosures will be fully screened in compliance with the Oro
Valley Zoning Code (OVZC). Twenty-nine additional parking spaces will be located on
the east and west sides of the building.
Hours of operation for the self -storage office and business center will be 6:00 AM to 7:00
PM, with after-hours storage access via remote/key card entry until 11:00 PM. The
extended hours for access to individual storage units is to accommodate later work
schedules that make storage unit access difficult for some. Based on other storage
facilities the applicant owns and operates, after-hours traffic is expected to be minimal.
B. Proposed Square Footage
Proposed building square footage is primarily driven by the Oracle Road Scenic Corridor
Overlay District (ORSCOD) setback requirements. As such, the bulk of the building has
been placed on the back half of the site and the design features a double -fronted principal
structure with landscaped entrances on two opposite sides to ensure an attractive design
as seen from the front and back of the building. Per the ORSCOD, the allowable building
area for employment uses is 0.5 FAR and the proposed FAR is 0.3. Given a total site
square footage or approximately 248,292 square feet (5.7 acres x 43,560 sf per acre), the
maximum allowable building square footage is 124,146 square feet (0.5 FAR x 248,292).
Additionally, the Technological Park (T-P) zone limits the gross floor area of any one
structure to a maximum of 15,000 square feet, but allows for expansions with a C.U.P.
a 2 e. congress ste 600 tucson oz 85701
0 520.623.6146
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This C.U.P. request to permit the self -storage use in the T-P zone also includes a request
to increase the maximum allowable square footage.
The total square footage of the proposed building is 115,856 square feet. The first floor
and the basement (not considered a floor) are both 41,042 square feet. The second floor
of the building is 33,772 square feet. The overall square footage of all floors will not
exceed 74,814 square feet. The basement is not considered another floor for the
purposes of FAR calculations; therefore, building area will be limited to 74,814 square feet
plus a 41,042 square foot basement.
C. Required Site Improvements
The site will be improved with a new paved ingress/egress off Oracle Road at the northeast
corner of the parcel. The Tentative Development Plan maintains the current topography
as close to existing as possible. There will be cut and fill in order to place the building;
however, the building site will slope in the same direction as existing conditions. Areas
that currently slope east to west will remain sloping that direction and the area at the
northeast corner of the site that slopes north and northwest will continue to slope that
direction. The proposed project is to be developed primarily in the northern two-thirds of
the property with more disturbance on the west side than the east. The approximate area
of disturbance is 3.0 acres of the 5.7-acre parcel.
Views across the property from Oracle Road are largely screened by the 100 feet of
existing vegetation that will be preserved. The trash enclosure proposed on the west side
of the development near the southwest corner of the building will consist of a 6-foot
decorative masonry screen wall similar to the loading screen wall.
Offsite flow entering the site from the northern end of the Oracle Road Corridor (north of
the culvert) will flow into the site, then be conveyed across the new driveway through a
culvert and exit at the north-west corner of the site as it currently does. Runoff currently
leaving the site along the northern boundary (3 locations) will still exit along the boundary
but with reduced volume after implementing detention. Stormwater runoff from the site
that exits along the western boundary, north of the un-named wash, will combine to one
as it exits at the same location after being detained in a basin. See section 11-6: Hydrology
in the accompanying OVSS&BC rezoning document for the location and full description of
drainage -related improvements.
D. Public Health, Safety and Welfare Impact
The proposed project will not be materially detrimental to the public health, safety or
welfare of Oro Valley citizens. The proposed climate -controlled storage use meets the
current demand for self -storage in the Town and combined with the business center use
will be the first of its kind in Oro Valley.
THEPLANNINGCENTER
i. Damage or Nuisance
The combined self -storage and business center will be a primarily daytime use
except for after-hours access of individual storage units until 11:00 PM, which is
expected to be minimal. The architecture of the building facades has been
designed to resemble an office building and all loading areas, refuse and parking
will be screened per the OVZC. Exterior lighting will be in conformance with the
Oro Valley Outdoor Lighting Code. Building placement and preservation of nearly
50 percent of the native vegetation on -site allow the building, especially the first
floor, to blend into the natural desert. Revegetated areas will bring the total open
space on -site to approximately 62 percent. Views of Pusch Ridge from adjacent
properties will be preserved, which is a critical component of the site design,
building architecture and landscape/wall screening.
ii. Possible Hazards
OVSS&BC will have an on -site manager during normal business hours (6:00 AM
to 7:00 PM) with 24-hour video surveillance on the interior and exterior of the
building. A living space for the on -site manager may also be incorporated into the
rental office. Notice that hazardous chemicals, explosives, combustibles and other
dangerous materials are prohibited will be posted inside the building. Storage
items will be further screened by the on -site manager and security footage to
protect from fire, explosions and contamination. The site will also be engineered
to ensure all storage items, as well as all adjacent properties, are safe from
flooding.
iii. Traffic Volume
Self -storage is a quiet use that does not generate a lot of vehicular trips, so a
noticeable increase in traffic on Oracle Road is not anticipated. Daily trips are also
more dispersed, meaning that self -storage traffic is not high during the AM and PM
peak traveling hours. When compared with retail development or offices that have
several employees arriving and leaving at the same time, self -storage generates
far fewer trips per day.
E. Compatibility with Surrounding Land Uses
OVSS&BC is consistent with the Oro Valley General Plan, Your Voice, Our Future
(YVOF), and compatible with surrounding land uses. YVOF designates the property as
Commercial Office Park (COP), suitable for Technological Park (T-P) zoning. Self -storage
is allowed in the T-P zone with a C.U.P and offices are a permitted use. Each of the
vacant parcels north of the site and south of Linda Vista Boulevard between Egleston and
Oracle Road are also designated COP in the General Plan and expected to be rezoned.
Those parcels comprise approximately 38 acres of land that could be master planned as
one cohesive Planned Area Development (PAD), ultimately creating unifying entitlements
THEPLANNINGCENT Ell
for a mixed -use technology park that could help to combine multiple parcels with different
ownership/ development interests. A PAD for the entire 38 acres would also allow better
integration and connectivity between proposed uses and more flexibility to sensitively
place intense uses away from existing residences. An approved plat (and subsequently
abandoned) from 1973 for 63 townhomes on the immediately adjacent 9-acre parcel to
the north, then located in unincorporated Pima County, indicates there is a history of
considering denser residential development in the immediate area. Cross -access will be
granted to the land north of OVSS&BC to promote a mixed -use campus environment that
connects future uses from Calle Concordia to Linda Vista.
Other neighboring uses are primarily public such as the Oro Valley Aquatic Center, James
D. Kriegh Park and CDO High School to the west, as well as CDO Baptist Church and
Pusch Ridge Christian Academy on the east side of Oracle Road. The nearest single-
family residences, located in Shadow Mountain Estates south of Calle Concordia, will be
buffered by approximately 250 feet of existing desert vegetation that will be preserved on
the southern half of the site. Views of Pusch Ridge, the Santa Catalina Mountains and
other surrounding mountain ranges and ridgelines will be preserved as shown in the view
preservation plan illustrations included in section 1.8 of the accompanying OVSS&BC
rezoning document.
The overflow parking area to the east of the aquatic center is the closest adjacent
development. Despite the proximity, much of the first floor of the building will be screened
from view by vegetation between the proposed building and existing parking area. More
importantly, the viewshed analysis conducted from the aquatic center stands revealed that
the proposed building will be lower than the existing water slide tower and will not impact
the iconic mountain view seen during swim competitions and other events hosted at the
aquatic center. Changes to views from the baseball fields at James Kriegh park will also
be minimal. The project is barely visible from Oracle Road except for two small breaks in
the vegetation that allow brief glimpses into the site if stopped in traffic along Oracle Road.
F. Burden of Proof
OVSS&BC will be a high -quality development designed to meet or exceed OVZC
requirements. The building will have four-sided architecture, designed to look like an office
building rather than traditional self -storage. Views of Pusch Ridge and surrounding
ridgelines will also be preserved.
G. ORSCOD Conformance
The site and building have been designed in full accordance with the regulations and
restrictions set forth in the Scenic Resources section (27.10.D.3.f) of the OVZC.
88 .: 7 � , ; , r T 1'. '1141 �'
THE PLANNINGCENTER