HomeMy WebLinkAboutOV1700959Town of Oro Valley
Community Development and Public Works
May 23, 2017
Jeff and Crystal Thies
11909 N. Labyrinth Drive
Oro Valley, AZ 85737
icthies@mac.com
Regarding: 824 E. Palisades Rd., Building height variance, Case # OV1700959
Dear. Mr. and Mrs. Thies,
The Board of Adjustment voted to approve your request to increase the building height for your new
home on Palisades.
• The height increase was approved up to 27'6" when measured from natural grade.
The construction plans submitted for second review have been approved by the Planning and Zoning
Division and are currently under review by the Building Safety department. Our Permit Techs will
contact you when plans are ready to pick up.
Thank you for your application and we look forward to successful completion of your project.
Sincerely,
a�
Patty Hayes
Senior Planning Technician
Town of Oro Valley
ohavesCa)orovallevaz.eov
520-229-4819
Cc: Sunsetlillie2424@yahoo.com
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
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' Board of Adjustment Staff Report
CASE NUMBER:
MEETING DATE:
AGENDA ITEM:
STAFF CONTACT:
Applicant:
Request:
Location:
SUMMARY:
OV1700959
May 23, 2017
2
Patty Hayes, Senior Planning Technician
Jeff and Crystal Thies
Increase allowed building height from 18' to 27.5' for
construction of a house.
824 E. Palisades Road
The homeowners are requesting to build a house 9.5' taller than the allowed 18' building
height due to the topography of the subject lot and the zoning code height measurement
standards for lots with steep slopes. (Attachment 1). The property is located in the area
referred to as the Palisades Parcel Splits (Attachment 2).
In this specific case, the proposed house will appear to be an approximately 14' tall one-
story home when viewed from the front elevation. The house will then continue down the
eastern slope of the lot which is where the building height, at the back of the home over the
basement, begins to exceed the 18' as demonstrated in Attachment 1. In addition to the
topography, there is a wash and access road that limits the house location.
In summary, the variance request meets the five findings due the steep topography of the lot
coupled with the existing road and wash location limitations. Based on the analysis provided
in the discussion section of this report, staff recommends approval of the request.
BACKGROUND:
Zoning code table 23-2A and section 23.5.B.1.b identifies the allowed building height for
the proposed home as 18' and also provides the standards for measuring height on lots
with significant topography such as on the subject lot. The purpose for the height
measurement standard for areas with steep slopes is to reduce building mass on hillsides.
When a house is proposed to be built over steep slopes, the building height is measured
from each topography line beneath the structure. For example, if fill dirt or a basement is
added under the floor of the home, the dirt or basement counts as part of the building
height. Therefore the allowed height of the main house structure is reduced by the depth of
the dirt or basement, as demonstrated in the illustration in Attachment 3.
OV1700959 Palisades Road Variance
Board of Adjustment Staff Report
Existinq Site Conditions
• Located in the Palisades Parcel Splits
• Lot size: 1 '/Z acres
• Property is vacant
• Lot slopes downward more than 25' from west to east (Attachment 4)
Related Approvals
The Palisades Parcel Splits was annexed into the Town in 1994
Zoning was translated to Oro Valley R1-36 and R1-72 in 1995.
Page 2 of 5
The existing land use and zoning for the subject site and surrounding properties. Two zoning
districts exist in the Palisades Parcels Splits area:
Location
Zoning
Land Use
Subject site
R1-36
Vacant
North
R1-36
Single Family Home
South
R1-36
Single Family Home
East
R1-36
Single Family Home
L West
R1-72
Single Family Home & Vacant Lot
DISCUSSION:
State Law and the Oro Valley Zoning Code require the Board of Adjustment to determine
that all of the following variance findings have been met in order to grant a variance. The
required five findings are shown in italics below, followed by the applicant and staff
comments in regards to the finding. The Applicant's complete findings are included in
Attachment 1.
1. That there are special circumstances or conditions applying to the property referred to in
the application including its size, shape, topography, location or surroundings which do
not apply to other properties in the district;
Applicant Comment:
The applicant refers to severe topography and how the walls out basement design
fits the slope of the lot. Also reference is made to the access road and the wash as
limiting house placement. Comment is also made about the house not being a true
two-story design.
Staff Comment:
The properties in the Palisades Parcel Splits are all located in an area of steep
topography but the subject lot is also generally smaller than adiacent lots and has
fewer building location options. The lot not only slopes several feet downward from
the front (west) to the rear (east), the lot also contains an access road that serves
the neighboring lots which prevents moving the house location forward to the flatter
OV1700959 Palisades Road Variance
Board of Adjustment Staff Report
Page 3 of 5
section of the lot. In addition to the slope and access road, a wash intersects the lot
which also limits the house location.
The proposed house is a two-story house as defined in the zoning code. There is a
lower floor with another floor above it which fits within the definition of story.
Regardless of the one or two-story label for the house, the maximum allowed height
of a structure is 18' from natural grade.
The steep slope and limited location for a building pad is a unique situation for this
lot and therefore this condition is met.
2. That special circumstances were not created by the owner or applicant;
Applicant Comment:
The applicant refers to the topography, the wash and required separation from the
septic tank and leech field from the wash as factors not created by the owner. Also
building an accessible home with the appropriate driveway slope was also
considered when preparing the proposed design.
Staff Comment:
The topography, wash and access road were not circumstances created by the
applicant. A one-story house, with an 18' maximum building height on a property
with slopes as steep as the subject lot, is difficult to build with level floors and
acceptable ceiling heights as demonstrated in the illustration in Attachment 3,
therefore this condition has been met.
3. Variance is necessary for the preservation and enjoyment of substantial property rights,
Applicant Comment:
The applicant refers to designing the proposed home with the topography of the
subject lot in mind. The walk out basement allows for a smaller footprint and less
disturbance of the land and is the best design for the owner and lot.
Staff Comment:
With the amount of slope, the wash and the access road restricting the building
location in conjunction with the Town's measurement standards for sloped lots, the
proposed height increase is necessary and therefore meets this condition.
4. That any variance granted imposes such conditions as will assure that the authorizing of
the adjustment shall not constitute a grant of special privileges inconsistent with the
limitations upon other properties in the vicinity and zone in which such property is
located,
OV1700959 Palisades Road Variance
Board of Adjustment Staff Report
Applicant Comment:
Page 4 of 5
The applicant indicates that creating a house design specifically with the topography
of this specific lot in mind does not constitute a special privilege but is a way to
create a design that fits on the lot and into the neighborhood. They refer to other
houses in the area that are taller than 18' therefore their house will not be out of
place for the area.
Staff Comment:
Most any home, whether a one-story or two-story design, would likely need to
request a height increase to allow for the amount of topography on the lot. While
many homes in the area are one-story, others are two-story or have similar walk out
basement types of design. This request would not create a special privilege and
therefore meets this condition.
5. That the authorizing of the variance will not be materially detrimental to persons residing
in the vicinity, to adjacent property, to the neighborhood or the public welfare in general.
Applicant Comment:
Reference is made the proposed design that takes advantage of the lots topography
which allows for a home that will not impact neighbors views.
Staff Comment:
The proposed location and design of the home coupled with the steep topography
appears to limit impacts to neighbors and therefore meets this condition. Site photos
are included in Attachment 5.
PUBLIC PARTICIPATION
Public Notice has been provided as follows:
• Notice sent to all property owners within 300 feet of the subject properties.
• Notice posted on the property.
• Notice posted online at www.orovalleyaz.gov
• Notice advertised in the Daily Territorial.
STAFF RECOMMENDATION
In summary, the variance request meets the five findings due to the steep topography
coupled with the existing wash and access road that limits placement of a house on the lot.
Based on the analysis provided in the discussion section of this report, staff recommends
approval of the request as submitted.
OV1700959 Palisades Road Variance
Board of Adjustment Staff Report
SUGGESTED MOTIONS:
Page 5 of 5
move to approve OV1700959 a variance to increase the allowed building height from 18' to
27.5', based on the finding that the five criteria have been met.
OR
move to deny OV1700959, a variance to increase the allowed building height from 18' to 27.5',
based on the finding that the five criteria have not been met.
ATTACHMENTS:
1. Applicant's Submittal
2. Location Map
3. Height Measurement Illustration
4. Aerial Photo with Topography
5. Site Photos
/ z 114
Bayer Vell , Planning Mana
A'- - 0
Narrative
This is a request for a variance from the maximum height requirement in the Residential Zoning
District for a proposed single-family residence to be located at 824 E. Palisades Road, Parcel
#220-06-0050. The property was annexed into the City of Oro Valley in 1994; R1-36 zoning was
applied to this vacant residential property.
Per chapter 23, Zoning Districts, Section 23.4 of Oro Valley's Zoning Code, R1-36 zoning
districts have a maximum height of 18 feet.
Per Chapter 23, Zoning Districts Section 23.5 Measurements and Exceptions (B)(b) Building
Height (Sloped Area) of the Development Code, Maximum vertical distance measured from
natural grade to the highest point of the building directly above, excluding any chimney. This
definition applies only to a building footprint where the natural cross slope is six (6) percent or
more.
The applicant is requesting a variance to the maximum height requirement of 18 feet combined
with the additional 9.6 feet above the maximum height allowed for the structure. The 18 feet plus
the 9.6 addition feet for height provide the ability for a single family dwelling to be up to 27.6
feet from grade at the highest portion of the roof.
As depicted on the elevation drawings, the 27'-6" height is from the lowest patio to the overall
highest parapet, if measured above the natural grade below the building the height is significantly
less than that and much closer to the allowed 18' height.
The proposed residence would be 27 feet 6 inches in height; therefore a 9 foot 6 inch variance is
being requested.
Variance Request
That there are special circumstances or conditions applying to the property referred to in
the application including its size, shape, topography, location or surroundings, which do
not apply to other properties in the district.
The severity of the slope on this property necessitates the design approach, which
achieves the walk out basement. This is not a two-story building, but per the
code definition of a story, it is a one story with a walk out basement. The location
on the lot that was chosen for the house is really the only placement that will
accommodate the residence. The steep slope is consistent across the entire lot,
there is a significant drainage swale/wash, need for septic clearance from house
and wash, and accessibility from the street has been considered in the placement
of the structure. In addition the "buildable area" would cause limitation in a
terraced plan, so the walk out lower level is the natural result of the complexities
involved in the design of this residence.
ii. That special circumstances were not created by the owner or applicant:
The location chosen for the residence was done with all existing factors in
consideration. The significant drainage wash limited the depth of the design, and
the position of the footprint of the house. The required separation on septic from
the house and from the wash also required the location to be as near to the street
as possible in order to drain sewage to septic tank and keep separation of leech
fields from the wash. The driveway slope allowed was used to provide the garage
Attachment 1
elevation and the relative lower floor. Accessibility to the home for residents and
for purposes of construction had to be considered in the placement of the
structure. All of these circumstances as well as the aggressive slope are outside of
the owner's control.
iii. That the authorizing of the variance is necessary for the preservation and enjoyment of
substantial property rights.
The submitted house plans were designed with this specific lot in mind, and as
stated above, a great many situations have contributed to the design that has been
submitted. In order for the property owner to enjoy the property for the use that it
is intended, this is the best design solution. A low percentage of the property will
be disturbed by this structure, and much of the lot is left to its natural state. The
walk out design allows for a significantly smaller footprint and disturbance of the
lot, and is what is needed for the area that is deemed appropriate for construction
of a residence on this lot.
iv. That any variance granted imposes such conditions as will assure that the authorizing of
the adjustment shall not constitute a grant of special privileges inconsistent with the
limitations upon other properties in the vicinity and zone in which such property is
located?
Granting a variance for this property would not give special privileges to the
property owner, but would allow them to construct an appropriate designed
building for this particular lot and circumstance. Nearby properties, although
zoned differently still allow for greater height. The height limitation for this lot at
18' would significantly limit the size of a residence on this property, due to the
severity of the terrain, and will limit the economic viability for any structure on
this lot, or any other nearby lot that is similarly steep in slope, encumbered by a
wash, and needing to meet all setback and other zoning requirements.
V. That the authorizing of the variance be materially detrimental to persons residing in the
vicinity, to adjacent property, to the neighborhood or the public welfare in general.
The location selected for this structure was done with neighboring properties in
mind, by holding structure close to the street, and above the wash. The result is a
significant area of the lot remaining undisturbed and in its natural condition. The
overall height does step down as the building depth progresses downhill, with the
result of a compliant portion of the structure at the rear deck and garage. As
depicted on the elevation drawings, the 27'-6" height is from the lowest patio to
the overall highest parapet, if measured above the natural grade below the
building the height is significantly less than that and much closer to the allowed
18' height. The impact to neighboring properties will not significantly affect their
views, or the enjoyment of their properties.
2
Attachment 1
The following colors have been added for clarification.
= Demonstrates existing topography contour line
= Demonstrates proposed floor of home
= Demonstrates fill dirt
Town of Oro Valley Zoning Code Building Height Standards
Building height on slopes greater than six percent
The maximum vertical distance measured from natural grade to the highest point of the building
directly above, excluding any chimney.
Illustrations from the Zoning Code
M A INIUM BUILDING HEIGHT
$ r MLASURLMLN1 POINTS
_.
7.
EXISTIN 6
C L1 t N: ruRAT Cif ADF
i=1 t T
Below is the applicants proposal and how the above code section relates to this specific property.
PW
oral
Attachment 3
NOTICE FORM CHECKLIST
OV Number: OV 1 -700 q50
Meeting Name & Date:
5123
Application Type: VA l /I C-0-- ,
15-day Notice DEADLINE:
51 0 11
Publish in Daily Territorial? Y s No Day of Publishing: W5/5/1-7
2pm submission deadline: �J Z- I Date/Time emailed:JZ �e2—t2r,/1
Publishing#: 12-n % q Cost: 54. 5D
Paper copy (attached): vI Scanned to OV file: /5-6-1-7
Affidavit scanned to OV file: ✓ �,` Original to Town Clerk: 6-6-0
HOA Notification? No All Affected Total: 0
Spreadsheet into file: o I Date mailed out:
Notification Boundary? es No
Notification radius: 300 feet
Total residents: 13
Spreadsheet into file: `-5 ,SI >-O) -7
Date mailed out: 19 5� �7
Property Posting? Yes No Stickers given to Planner: �13
Posting on Town property. No Date posted:
Post on Planning Page? es ; No Date posted:
Notes:
2 --,�--s
10 - MAYS; 2017
adod
www.dailyterritorial.com
the date of the first publication of this notice
Superior Court, 110 West Congress, Tucson,,
MONRO Assistant -
children. -'
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or the claims will be forever barred. Claims
Arizona.-.. -
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The Department of Child Safety,, (DCS or the -
DATED -this 26th day of April, 2017.
must be presented by delivering or mailing a
DATED: 5-2-17 /s/ SARAH CROTTY At-;:
May 5,12, 19, 26, 2017 -'
Department), by and through undersigned - -
MARK BRNOVICH
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Attorney General
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PETITION OR MOTION THAT ACCOM-.
In the Matter of Bella. 1
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YOU ARE RESPONSIB
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IN THE MATTER OF THE KINSHIP
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May 5, 2016 - -
ING YOUR INTERESI
attorney and want to be represented by an at-
GUARDIANSHIP OF M. ORR, A MINOR,
Counsel for Successor Trustee
This is a legal notice; yo
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CHILD..
In the Matter of the: ALLAN HOLMES
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CONCERNING Crystal Goodyear and Ken-
SANFORD REVOCABLE LIVING TRUST,
- IN THE SUPERIOR COURT OF THE
podrian ser afectados. I -�.
this proceeding.. You are advised that your
neth Goodyear, Petitioner/s and Jennifer Orr,
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In the Matter of JAMES. HAYDEN TY d-o.b.
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HOLMES SANFORD REVOCABLE LIVING
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Termination ofParent-C
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- of the State of New Mexico, and the Seal of
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to the court by parties at least three work-
,, the District Court of Grant County, this 21st
Vegas NV 89149 Representing (x] Self
3. You and your children are entitled to have
and Rule 64 of the Arizo
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- day ofApril,2017.
IN THE SUPERIOR COURT OF THE
anattorney present at the hearing. You may -
dure for the juvenile Co
_ proceeding and can be made by calling (520)
MICHAEL M. MEDINA CLERK OF THE _
STATE OF ARIZONA IN AND FOR THE -.
COUNTY OF PIMA
hire your own attorney or, if you cannot -
tto d t be _ d
2 The Court has set a P
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-
_
In the Matter of the Estate of Charles G Pur- - -
r an a rney an wan to represente
by an,attorney, one maybe appointed by .. _
earmg on a 27th day
10:00 a.m., at the Pima e
vis (D O.Ba 10/26/48) Deceased CASE NO.
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the Court ,
Court, Pima Juvenile Q
PB20170486 NOTICE TO CREDITORS
4. You have a right to appear as a party in
Tucson, Arizona 85713,
NOTICE IS GIVEN that Richard Purvis was
- this proceeding. You are advised that your ...
Javier Chon-Lopez for t
appointed Personal Representative of the
failure to personally appear in curt at the -
mining whether any pat
Estate of Charles G Purvis, , .
initial hearing, pretrial conference, settlement
contesting. the allegation
All persons having claims against the Estate
conference, status conference or guardianship
3. You and your child ar
of Charles G Purvis are required to present
adjudication, without good cause shown, may,
attorney present at the I
their claims within four months after the date
result in a finding that you have waived your. ,
your own attorney o6 if
of the first publication of this Notice or those
legal rights and have admitted the allegations;
attorney and want to be
claims will be forever barred . _
in the Motion: In addition, if you fail to ap-
torney, one may be appc
Claims most be presented by either hand-
pear, without good cause shown, the hearing
4. You have a right to ap
delivering or mailing a written statement
may go forward in your absence and may
proceeding. You are ad,
of the claim to the Personal Representative,
result in the establishment of a permanent - -.
to personally appear in i
Richard Purvis, at the address listed above.
guardianship based upon the record and the
hearing, pretrial confere
Respectfully submitted this 18th day of
evidence presented to the court -<
ence, or termination adj
April, 2017...
5. If you are receiving this Notice by publica- <
- good cause shown, may
/s/ Richard Purvis Personal Representative - --
tion, you may obtain a copy of the Motion for
that you have waived yo
PUBLISH: The Daily Territorial
Appointment of a Permanent Guardian and -
have admitted the allega
Apr- 21, 28, May 5, 2017 _ _
Notice of Hearing by submitting a written -
In addition, if you fail tc
request to: Catherine V. Monro, Office of the -
- cause, the hearing MAY
Attorney General, 4211 S. Santa Rita Avenue,
Bence and may result in
...
Tucson, Arizona 85714..The assigned case
parental rights based ap
NOTICE OF HEARING
manager is Shelly Dougall and may be
evidence presented to tI
Law Office of Device R. Shepherd 2424 East
reached by telephone at 520-407-2928.
5. If you are receiving th
Speedway Blvd Tucson, AZ 85719 (520)
6. Requests for reasonable accommodation
tion, you may obtain a c
623-3526 FAX: (520) 622-6971 Den ce R.
for persons with disabilities must be made
for Termination of Pare,
Shepherd, Sarah Crotty, Kathleen E Peiser
to the court by parties at least three working
and Notice of Hearing b
Attorneys for Petitioner , , _ _
days in advance of a scheduled court
ten request to: Stephanij
THE SUPERIOR COURT OF ARIZONA.
proceeding and can be made by calling
the Attorney General, 4.
COUNTY .OFPIMA . ,
520-724-2000.
enue, Tucson, Arizona f
In the bfatter of the Estate of MARY
- 7. You have the right to make a request or .:.
child safety worker is Ec
BERNADETTE STEISS DOB: July.5,1949
motion prior to any hearing that the hearing ,.
be reached by telephone
Deceased NO. PB 20170554 NOTICE OF
- be closed to the public..: -
6. Requests for reasonat
HEARING _
DATED this .. day of
for persons with disabili
NOTICE IS GIVEN that a hearing on the
2017. -
to the court by parties a
Petition for Formal Probate of Will and - -
MARK.BRNOVICH Attorney General
days in advance of a sch
Appointment of Personal Representative has
_ - CATHERINE V.
court proceeding and ca
been set for review on the 24th day of May,
520-724-2000. _
2017, at 10:00 a.m., in Division 64. before the
-
7. You have the right to
Honorable Julia Connors, at the Pima County
_
motion prior to any hea
NOTICE OF PUBLIC HEARING
Oro Valley Board of Adjustment
The Board of Adjustment will hold a public hearing
:on
Tuesday, May 23, 2017 at 3:00 p.m.
Oro Valley Town Council Chambers,
11000 N. La Canada'Dr.
°-Oro Valley, Arizona -
Request for a variance to increase the building height
of a proposed home located at 824 E. Palisades,
OV1700959: '
The hearing will be in the Town Council Chambers.
The public is encouraged to attend and will be
invited to speak. Site plans are available for review
during normal business hours at the Oro Valley
Town Hall, Corr munity,:Development and Public,'.
Works Department. A. agenda for this meeting
will be made available at least 24 hours prior to
meeting time and can be viewed at www.oroval-
Ieyaz.gov For questions and additional information,
please contact Patty Hayes at (520) 229-4819 or. '
phayes @ orovalleyaz;gov.
V�Y
►
1
/NDED
Town of Oro Valley
Community Development and Public Works
NOTICE OF PUBLIC HEARING
Oro Valley Board of Adjustment
The Board of Adjustment will hold a public hearing on
Tuesday, May 23, 2017 at 3:00 p.m.
Oro Valley Town Council Chambers, 11000 N. La Canada Dr.
Oro Valley, Arizona
Request for a variance to increase the building height of a proposed home located
at 824 E. Palisades, OV1700959.
The hearing will be in the Town Council Chambers. The public is encouraged to attend
and will be invited to speak. Site plans are available for review during normal business
hours at the Oro Valley Town Hall, Community Development and Public Works
Department. An agenda for this meeting will be made available at least 24 hours prior to
meeting time and can be viewed at www.orovalleyaz.gov For questions and additional
information, please contact Patty Hayes at (520) 229-4819 or phayes orovalleyaz.gov.
POSTED: 5/5/2017
TIME: 4:00 PM
BY: jma
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
TOWN OF ORO VALLEY
COMMUNITY DEVELOPMENT & PUBLIC WORKS DEPARTMENT
11000 N. LA CARADA DRIVE, ORO VALLEY, AZ. 85737
PHONE: (520) 229-4800 FAX: (520) 742-1022
www.orovalleyaz.gov
1.2 GENERAL APPLICATION FORM
Application Type:
❑ Major General Plan Amendment
❑ Rezoning/PAD Amendment
❑ Planned Area Development
❑ Conditional Use Permit
❑ Zoning Code Amendment
❑ Conceptual Site Plan
❑ Conceptual Public Art
❑ Conceptual Architecture
❑ Final Site Plan
❑ Landscape Plan
OfficeUsec
OV Case #: N 1760 � 5'
.......................
0 Final Plat Ug
❑ Pre -Application 1 Ipl 6 T d d e
❑ Zoning Verificatiopf;l ❑ Sign Criteria /;tR❑ Sign - PAD ExemUte
❑ Master Sign Program
❑ Communication Facility — Tier 1 and 2 Minor
❑ Communication Facility — Major
❑ Revised Development Plan
ther y1� — 4e4&
/ {iYL I I V �i1 L 11IIVI IIIpLIV1 /� \ p
Address: lJ� `\`� l� Parcel `� ax Code: Ci 2- O " D ^ 60 5-
Subdivision / Commercial Center Name: v 1 S
Book / Page or Se en Number- ' Lot Numb r(s) 3 Legal Description: p //►► ,'n 1 N_
Section/Township/Ran e:MpIl� U% 1 • O l � AreaofProperty:
Existing Land Use: ai ) f� 1 Proposed Land Use: w ` �'i 1P'
Applicant Information:
Applicant *:
Name:
—��
Firm:
Address: LA)Y 1
StateZip: /
Telephone:`t b - 334 Fax:
* one, attach list
Property Owner(s) if different from Applicant *:
Name
Firm:
Address:
City:
Telephone:
Email: \ l T �\ �, 1 \� k_
h (Discipline) Consultant (Cont.):
Name:
City:
Firm:
Telephone:
WL Address: W • 6 t J Email:
Fax:
Project Description/Narrative:
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 m delay issuance of permits. See attached list of agencies.
LVI ��:LA1 S
Applicant's Signature Print ame l5ate
Important Note: All submittals received after 4:00 p.m. will be processed the next day
Submittals will be rejected if:
• Not folded using Pima County fold & collated;
• There are missing items on the checklist unless otherwise approved by Planning Division Manager or Town
Engineer.
• Re -submittals cannot be accepted without a transmittal and a written narrative summary describing the purpose
of submittal.
6
1.3 VARIANCE- SUBMITTAL CHECKLIST
All applications for a Variance must include the following materials to be accepted for
processing:
❑ Fees
❑ A completed General Application Form
❑ A Site Plan - 8.5" x,11" or 11" x 17", (5 copies)
❑ Narrative (5 copies)
❑ All items in Section 2.0 of this Process Guide. (5 copies)
❑ Letter of authorization from property owner, if applicant is acting as an agent.
❑ Supporting documents specific to the Variance and relevant code sections as
defined in Plan Content. (5 copies)
r7
1.4 APPEAL — SUBMITTAL CHECKLIST
❑ Fees
❑ A completed General Application Form
❑ Narrative (5 copies)
❑ Supporting documents specific to the Appeal (5 copies)
8
3.65U_5r
',2.84' 170.44
2A
. 4L
SECTION 06, TOWNSHIP 12 SOUTH RANGE 14 EAST
WEST 5249,64' (LLD)
36 99' 100010,
LOT 4 LOT 3 LOT 2 30 BIG WASH LOT I r
39.28 AC. 40.27 AC. 40.45 AC. a ED. T❑ COUNTY40.63 AC. o
1
'BY 37/71 M&P
CATALINA SHADOWS 815 m
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39.42
AC.
41/24 M&P CATALINA SHADOWS
I
I
(220-05) RESUBDIVISION
1
{
LOTS 1-169
hoh
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R=68162'
42/60 M&P
33.49'
220-05
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R=591,62'
L=241.93'
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(NOW)
CATALINA SHADOWS
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PHASE 4
LOTS 302-390, CA
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(220-05)
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PROPOSED GONSTRUGTION: .
824 E. PALISADES RD.
ORO VALLEY, PIMA COUNTY
PREPARED FOR:
MR 4 MRS TH IES
520-450-5545
PREPARED BY:
DESIGN PROFILE, INC.
42-7 WEST 5TH STREET
MESA, ARIZONA 552O1
(480) 461-551O
APN 220-06-0050
Ball
9/m i `) i, ` (� ``\��__ �h ,_N8118\,48"1�1
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1.51 AGRES
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CLEAR
APPROX. LINE OF 0 HT LIMIT
STUCCO
- - - - - - - - - - - - - - - - - - -- - - - - -
APPROX. - -LINE EXISTING GRADE _ - - _ _ _ _ _
APPROX. LINE OF EXISTING GRADE
® LEFT ELE\/AT ION
® FRONT ELEVATION
SCALE, V4.I D
APPROX. LINE OF EXISTING GRADE
® REAR ELE\/AT ION
-ALF, /0'=I'-O'
• 0000 SF / 300 . 0000 SF REO'D I
3 NTH NTERMEDIADTREARALA SPACED 511E PN TNT r4'
SPHERE CANNOT PASS BETWEEN THEM, AS PER RC R3D
4-SEE IT SHEET 2 FOR SEGIRY NOTES
5-TLE SHOWN. 'MONER' TILE OR EO Al- 1- REPORT
4ER-1641. INSTALL PER EVALVATION REPORT AND
TABLE NP..-59.1
G-ST000O SHOWN• -RA KOTE' (V GOAT OR EQ. W/ LATH
B-ROVDE I LAYER OF GRADE D PAPER OR 1 LAYER OF
TYPE B FELT OVER WOOD FRAMING. RO R'103
D-MITT, P ALE LNMNEY MNM1M 2' ABOVE AMA, FROM
ORiON OF ROOF OR 11-0- AND MN, 3' ACV.
HIGHEST AD. ENT ROOF SERFAGE. RD016.
ILFLAAPSH OVER DOOR AND WINDOW OPENNbS WITH AN
ROVED WEATHER RESS BUILDING PAPEGR R. APE
T)' KRAFT OR ASHPALT 5ATURATED OR-- FELT PAPER
ROOF VENTING GALLS.
D GDR -A -VENT R&E VENT-
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(,12 T)x 40'• 3 SF. FR
NAEE
OGN 2Gx20 TLE VENT- - ES -SO-A
(b tFTJX 0• DD4 S.F. FREE
GENERAL METALS FLAT ROOF VENT (Ox0)
(Ell SP. EAJ x 0 . 59 S.F. FREE
TOTAL PROVIDED• 0D4 SF. NET FREE
'NOTE. FOR LOW VENTNG - OHAGN TLE
VENTS TO BE RAGED WITHIN 3' VER-AL
FEET OF EAVE- SEE ELEVS FOR LOCATIONS
- - _ - - APPROX. LIN OF 19' HT LIMIT
_ - STUCCO _
FF. 2lD3:o _ _ _ _ _ _ _ _ _ tV
- - - - - - - - - - - - - - - 4 STUGGO
APPROX. LINE OF EXI5TING GRADE —_
RIGHT ELE\/AT ION 0
5 5._D ------ 2645-
`bARA.E DECK RAIL 21G
NOTE. TO. PARAPETS DO VARY
SEE ELEVATIONS. HGJ (PARAPET
NOTED.
T.O.PAR 2'f2IA0
rK
gTO.PAR
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2122.00
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•-. -
_ _ _
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TO.PAR 212300 +�1
T.O.PAR 3124A0 L l64
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TOPAR 212300 iy
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F. 3T04D
LINE OF EXISTING GRADE
BC UNDER ALL FLATHORK
RSA COMP MATERIAL UNDER ALL FLATHO K
OR055 SECT ION B
SCALE, V4•.1'-0'
PLYWOOD SHEATH-
2w RAFTERS • 24. OL. PARAPET
(5E STRUC. FOR SIZE/ SIMP N2.5
• b' OL.
2x NALER WHELD N PLACE W/
16G • b' OL. POLY -FOAM, TLE
SMP• N U210 HNC.R SET BELOW GUf-Qlf
FLA5NN6 INSERTED
eS) LEDGER W BLOCKING INTO SOLPPER 6' DIA. TLE 5G PPEF
(3)bG PER STIR
PLYWOOD SHEATHING 2"6 • r' Ot.
PER Sri. 5G .
AT 2x J015T
OUTQ)T N PLYWOOD
BJL DECK i0 RECEVE
FLASHING RECESS
2x. ALESTUD W (2)Ibtl
EA. STUD AND BLOCK
EN6 ROOF TRUSS 2y 5LOCK� FLASHING "SERTED
NTO FFLA�N&
P3. SOLDERED
5NP5i U310 1_ :MP N23 FLAJGE
W' OL.
(5) LET-N LEDGER W RECESS
(3)BE PER STIR 3. BLOCKING
PLYWOOD ` IEAT.— 2.6 • B• Oc
PER 5Y1. SOWED.
AT ENG TR 5
DETAIL: 685 DETAIL: 6�
2x10 LEDGER - LET -IN TERRA GOTTA SCUPPER ,
.4 AN6lE5
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' 18' HT. LIMIT a-r ! v-sn-
v-sn � •4 • 16• oL.,
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HORIZONTAL W/ ALT. LE65
1 •C4TB' OL.
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GRADE
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SE=STRLG
LINE OF 18' HT. LIMIT ROOFo.No ru .Ea wT-ow
_-�__9 _
V4•—PLYw0Oo 5uBFLooR
-__—_--'
ixD RFFERS FOR V4• PER FT SLOPE
eNeNeeNeo Roo. T..�»L•A. a4 oc.
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WALLS
(`tea
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•21 cMaT s e FOAM
NsuLAL raN
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vFLOOR
roc.
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_
LINE OF EXISTING GRADE MT To uo v MAx
ALL -I—
.' — -1 oo .1. •TBM HALL. . F-TN••
NOTE.
5EE 5ECTION DETAILS A5 COOED FOR
• PROPERTIE5,NOTE5 4 INFORMATION
�YPICAL�
V V
I—..HFAYNNA
PPN6
IL TOP PLATE
D' HRS STRAP I I E: ROOP T.USSES 1 I
N6
CENTERED I I 24'OL. I 1
—EROOF TRUSSES • 24' OL. E. FP AT
LL LOCATIONS L•
PLYWOOD ROOF DECK p I I I I
WRH BE • b' OL. 2. STLOXi 4 I I 214 NALER
5/6' PANEL W 2.4 (FLATI TO RESTRICT 1 I
FRAME W 1 d AT b' OL. I LATERAL nOVEMENT 1
OF ACCESS NATGII
EN6 ROOF TRUSSES 1
• - - DETAIL:(,o = I I •24•oL. I 1
{ F r F I (U LAYER 5/D• bYP BRD 1
PLATE RENFORGEMENT GLUED . SCREWED To
I 1 I I 5/4• PLTw000 I I
1 I
DBL TOP RATE 16E • 6' O.G.
SHEAR PANEL
TO TOP PLATE
NOTE. NCREASE NA— A5 REOURED TO
MATCH SHEARHALL BELOW
DETAIL: E STUBBED TRU5S SLOCKNG
D' NRS STRAP
CENT Ep
VE PDNO AT
ALL LOCAT-S/
2x STUDS J
DETAIL:
STUD REINFORCEMENT
_ 5/6' TYPE 'x' GYP.
BOARD • 6A.A,SE
HN 22— NET OPEN!
MN 50' CLEAR HEAD
DETAIL:
ATTIC ACCESS
MN. HEADROOM 6'-6'
DEL CENTER STRNGER FOR WIDTHS OVER 4'-0'
—0 N CONTACT W COWL SHALL BE
PRE55WE TREATED
•4S • TOP
A C 1-5n A C F-STL
H A C. D E F-STL V-STL H A G D E F-STL ViR
•• NOTl. OVERLAP 40 BAR DV.. YP. •• NOTE. OVERLAP 4C BAR DVL TYP.
DETAIL: (12 DETAIL: 13
RETAINING STEM WALL RETAINING SITE WALL
5/4. ODX PLYWOOD
5UBiLCC.
4
FOR RPPER9 PO 2xO5
FOR V4• PER FOOT SLOPE
ATTACH TO 2%p5 WITH A35
TES
:x12 OC DF3 DECK 5
6'
2XI3 RM JOSi
5MP50N H13lvi
BEAM, SEE STRUC
JV 1= I r'%IL-: DECK JOISTS
AT BEAM
INSTALLATION SE—ENCE "I--
2x2 MOOD STOP TKx1 SEQUENCE — —
0 - U 2x2 HOOD STOP \ \
2) FOAM ROOFN6 SYSTEM WNTEiSRAL RANT 21 FRST PECE OF 2 PECE , / 1 2•
9N DRP FLA5HN6 I
TO MOOD STOP 26 bA.
5) ONE PECE STUCCO DRP ILA-- 5) BULDN6 PAPER(51 I' RESIDI
4/ WLDN6 PAPERS) _ _ _ 4) LATH NT
5) STUGOO F.—SYSTEM F1,A6TA I ri FlA5NN6 I
5) LATH t \ 6/ FOAM ROOFH6 SYSTEM W 1 TY 1
6) STUCCO FNE,H SYSTEM ) / \ iNT STOP CANT TO 2x2 I iv y'/ I
2CR IRROSI TN T/ BOTTOM DRP FLASHK5 1' fl �L,•
(SECOND PECE OF 2 1(
1 �F``LA" PECE SYSTEM) � ✓/L�F�rEA
)
BUILDN6 PAPER \ 6 4� 1 BVLDN6 PAPERI
PARAPET I / PARAPET ERS WVEPPM
MALL SEE — — HALL SEE HASHE.5
IT 655 F METAL TO HOOD IT 655 6 MAX
FASTENERS IN/EPDM D STOP
�:EALNb MASHERS FOAMOFN6
6' OC MAX OF 2B2
4 THN6 V22x3 MOOD STOP 1 EObE5 -OR-
FRO`OOFN6 •I,I iSB
111 L.� ROOF SHEATHNB V2• COx
IIV1u1{Ill`\` BLOCKED • ED6E5 -OR-
5/O' T W OSB
BLOCKN6
DETAIL: FOAM RooFING bI
INSTALLED BEFORE STUCCO SYST
Ls•
F -'4
HANDRAI
2x4 SLEEPER
DETAIL- MAN FLOOR STARMAY
(3) 2XU STRN6ER5
WDER STAR 5/D' TYPE % 6DW TECTpN
BLOCK • MD--1
R6ER3 • 13• W 5/5• 5HM
_T EAADS. CU 3' TREAD T5
TREADS
I-NOSN6
21
VC 1 PL IL:FOAM ROOFN6
INSTALLED AFTER STUCCO SYSTEM
im
4
- r
- W
W �
S OF 15 QLU
VI
WEST 5249.64' (GL❑)
36.99, 1928.12'
�.' LOT 4 LOT 3 LOT 2 8530 BIG WASH LOT 1
�i 39.28 AC. 40.27 AC. 40.45 AC. ED. TO C❑UNTY40.63 AC.
gO'BY 37/71 Mco
&P
�I CATALINA SHADOWS 815 U)
I co
ESTATES ��'� 14co
FR 6
��oe = v� RFsrRI9 0' m (NOW)
11
C � �`� `� e CATALINA SHAI
ao � N �v � ESTATES
9 PHASE 4
)7' I nvr�MUONSHRBUD DR, STA LOTS 302-391
LOTS 69-540 .44' 70.� 46/001 M�
00' r
wl
d (220-05)
n LOT 5 '0f�
39.42 AC.
41/24 M&P CATALINA SHADOWS
(220-05) RESUBDIVISION
I LOTS 1-169
R=681.62'
42/60 M&P
o v I 133,49' (220-05) LD
R=591,62' 12 \ 410'
r�srsas L=24L93'
I — — —�,-0Tz / — D — I CD
0
00
g 6 655,56' PALISADES
1E A PA ADES POINT
O OUTH o
SUB
z 4B VISION oo
I —6 0 z
in
s TAIL 1 A,rc 21 M 3B (22 —07) LOTS
w �
1-8,
co 11C Z
LO 1-10 10-66
CD,a
�Zti LO 2-23 A,B,C&D
�I 2 652.19'
�I cu ►'\ LLOT 7 3/90 P
39.88 AC.CD 1 G lip
45/048
7
30' M&P
I 1 PALMES POINTLOTS
..AND
LMOU ASOUTH .. Q Y .t'�ti�'+ I ,
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R=681.62'
L`231,28'
133.49'
fR=591.62'
39G 6
L=241.93'
3
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*= A�pirco�+ FwPef+Y
1320'
N 39d 39' W
5�
220-06-011 C
11330 N 1ST AV
79.a
AREA
—
-` -
WITH HEAT PUMP
_
__ -- —
& LIGHTING
_ —
66.5'
20.3' 0 4.3' 15.T 16.5'
56.6
Enhancement Value #325
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EXCESS
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GARAGE a GARAGE
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—STAIRS DESCEND
O AREA
cli FROM SECOND FLOOR
— 4.6
2 250 SF
6.6
Po WITH STOR BELOW 014
500 SF
1982 YR BLT
46 FIRST FLOOR
20.3' OPEN
FIRST FLOOR
2449 SF
z,
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m GARAGE
2
460 SF
20.0!
63-a
40A' 2007 YR BLT
ADDN m
51 SF70.6'4
56
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ORIG ('82) = 2449 SF
SIR >CF=65SF
1 ST FLR ADDN ('07) = 51 SF
1ST FLOOR TOTAL = 2565 SF
2ND FLR ADDN ('07) = 1182 SF
TOTAL = 3747 SF
EFFECTIVE AGE CALCULATION
2514/3747 x 1982 = 1329.80
1233/3747 x 2007 = 660.43
NEW EFFECTIVE AGE = 1990
a --- --- -- -- aa.a
36.5'
2007 YR BLT
M SECOND FLOOR
1182 SF (�
FC/MEASURED ALL & UPDATED
5/2015, #466
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41
824 E. Palisades Road
Location Map (OV1700959)
Attachment 2
(JNOED I
I
Fri,
Red lines represent 2'contours
77 -
824 E. Palisades Road
Aerial Photo(OV1 700959)
Attachment 4
View looking northeast
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View looking West
OJ�,IEY AR�O
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�DUNDED 19�
View looking Southeast
View of access road looking South
824 E. Palisades Road
Site Photos(OV1700959)
Attachment 5
Narrative APR 9 2017
a
This is a request for a variance from the maximum height requireemedt"in+thq„Residential
Zoning District for a proposed single-family residence to be located at 824 E. Pa'itsades
Road, Parcel #220-06-0050. The property was annexed into the City of Oro Valley in
1994; R1-36 zoning was applied to this vacant residential property.
Per chapter 23, Zoning Districts, Section 23.4 of Oro Valley's Zoning Code, R1-36
zoning districts have a maximum height of 18 feet.
Per Chapter 23, Zoning Districts Section 23.5 Measurements and Exceptions (B)(b)
Building Height (Sloped Area) of the Development Code, Maximum vertical distance
measured from natural grade to the highest point of the building directly above, excluding
any chimney. This definition applies only to a building footprint where the natural cross
slope is six (6) percent or more.
The applicant is requesting a variance to the maximum height requirement of 18 feet
combined with the additional 9.6 feet above the maximum height allowed for the
structure. The 18 feet plus the 9.6 addition feet for height provide the ability for a single
family dwelling to be up to 27.6 feet from grade at the highest portion of the roof.
The proposed residence would be 27 feet 6 inches in height; therefore a 9 foot 6 inch
variance is being requested.
Variance Requests
i. That there are special circumstances or conditions applying to the property
referred to in the application including its size, shape, topography, location or
surroundings, which do not apply to other properties in the district.
Applicants have designed this single-family dwelling specifically for their
1.51-acre property that is a naturally sloping site. This property has a
slight elevation increase from 2690 feet to 2711 feet. The applicant's
intention is to make the most out of the existing incline and as a result
have thoughtfully designed a house plan with a walkout lower level.
Walkout house plans are ideal for sites with sloping land, providing
additional living space in a lower level that opens to the backyard.
Adapting to the natural slope, the front entry of the house to the back will
lend itself to a "walk -out" which allows door(s) from the lower level to
open directly to the backyard. The lower level will be partially submerged,
and have fewer exposed external walls. Therefore, this single-family
dwelling will not have a true two-story look. Due to the natural slope and
the elevation change this single-family dwelling will not be a prominent
addition to the neighborhood. Applicant feels that this is a special
circumstance to the building design that should be permitted.
ii. That special circumstances were not created by the owner or applicant.
No special circumstances were created by the owner/applicant.
iii. That the authorizing of the variance is necessary for the preservation and
enjoyment of substantial property rights.
Granting the variance would allow the applicant to construct the single-
family residence as desired. Without the variance, the applicant would
have to adhere to the requirement of 18 feet, which would prevent the
property owner from designing the "walk -out" plan as desired.
iv. That any variance granted imposes such conditions as will assure that the
authorizing of the adjustment shall not constitute a grant of special privileges
inconsistent with the limitations upon other properties in the vicinity and zone in
which such property is located?
This property is located in what is known unofficially as the "Palisades
Splits" neighborhood. Palisades Splits has a total of 14 acreage lots, 11 of
the 14 have existing homes. Palisades Splits was originally developed in
Pima County before the City of Oro Valley annexation. All but 3 lots
were developed after annexation into the City of Oro Valley, and therefore
they have been subject to existing Development Code. One of the homes
located in the Palisades Splits has exceeded the height variance. See
Exhibit A
V. That the authorizing of the variance be materially detrimental to persons
residing in the vicinity, to adjacent property, to the neighborhood or the public
welfare in general.
While the Board of Adjustment will determine whether granting the
variance will be detrimental to the persons residing in the vicinity, to
adjacent property, to the neighborhood or the public welfare in general.
No safety issues have been identified.
2