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Home My WebLink AboutPackets - Council Packets (67)Council Meeting Regular Session July 1, 2015 1 2 Town Council Meeting Announcements 3 Upcoming Meetings 4 Upcoming Meetings 5 6 7 Steam Pump Ranch 8 9 Miller Ranch Rezoning Town Council Meeting July 1, 2015 Applicant’s Request Rezoning from R1-144 to R1-7, includes ESL’s Modified Review Process Background 2014: General Plan Amendment 2015: Rezoning February – Planning and Zoning Commission March – Town Council 3-plus acre lots 3-plus acre lots 1 acre lots Sunkist Road Tangerine Road La Cañada Drive Our purpose tonight is to consider the Miller Ranch Rezoning of 16 acres located west of the northwest corner of Tangerine Road and La Canada Drive. The applicant has two requests as follows: First is the rezoning from the existing R1-144 zoning to R1-7 to provide for a 37 lot residential subdivision. Secondly, the applicant requests approval of the use of one flexible design options enabled by the Town’s Environmentally Sensitive Lands section of the Zoning Code. The requested option is the use of a modified review which I will cover later in my presentation. 11 Access Compatibility Lot size Buffer Livestock in area View conservation Concerns / Issues 12 Proposed Site Plan Revisions Former Site Plan New Site Plan R1-7 R1-144 R1-144 One-story Restriction 14 Site Plan Design Changes R1-7 R1-144 R1-144 15 ESL’s Modified Review Process 16 Protest Map Three-fourths vote requirement with all Town Council present for an approval 17 Recommendation Complies with General Plan Land Use Map The Planning and Zoning Commission recommends denial of a previous site plan design depicting 37 lots Conditions of approval The proposed homes shall be restricted to eighteen (18’) feet, 1-story as depicted in Exhibit “B-1.” The applicant shall provide the following language in the deeds and future CC&R’s: The Residences at Miller Ranch property described herein is subject to all adjacent Agricultural and Ranching Uses allowed within the existing zoning district, specifically to the sights, sounds, smells, air quality, water use, animal use, hours of operation, etc., accompanying regular and customary agricultural and ranching uses now existing or which may exist in the future in the Suburban Residential zone district. Property owners waive any claim for nuisance or otherwise arising from regular and customary agricultural and ranching operations. Agricultural and ranching operations that are consistent with sound agricultural and ranching practices are declared reasonable and shall not constitute a nuisance. Agricultural and ranching operations that are in conformity with federal, state and local laws and regulations are presumed to be operating within sound agricultural and ranching practices. Conditions of Approval Protest Map Rezoning Boundary 100% Criteria For each side Measure 150’ from rezoning boundary Find protest area outside applicant’s property Determine 20% protest area received Three-fourths vote requirement for an approval 20 21 2014 Major General Plan Amendment 40-45 lots 37 lots March 4, 2015 Town Council Meeting 22 30 lots 20 lots May 19, 2015 Neighborhood Meeting July 1, 2015 Town Council Meeting 23 R1-7 Development Standards Setbacks: 20’ Front, 7.5’ Side and 20’ Rear Building height: 25’, two-stories Lot width: 70’ General Plan Amendment Proposed Rezoning Lot size transition 40 – 45 lots 10,000 sq. ft. 7,000 sq. ft. Density: 2.5 homes per acre cap Lot size transition 20 lots 9,000 to 10,000 sq. ft. Density: 2.1 homes per acre 25 Primary Issues Planning and Zoning Commission Traffic / Access View preservation Project’s compatibility with rural lots 3-plus acre lots, R1-144 3-plus acre lots, SR 1 acre lots, R1-36 and R1-20 10K sq. ft. lots, R1-7 and R1-10 5K sq. ft. lots, R-6 and R-4 La Cañada Drive Tangerine Road 3/4 acre lots, R1-36 In addition to the neighborhood meeting held in conjunction with the general plan amendment in 2013, the applicant conducted two neighborhood meetings for the proposed rezoning: -July 28th -October 29th Input Received: -Traffic / Access -Building Height -Compatibility -Drainage 26 Sunkist Road La Cañada Drive R-4 R-6 Tangerine Road La Cañada Drive Sunkist Road Pima County SR 28 Environmentally Sensitive Lands 95% Open Space (Critical Resource Area) 25% Open Space (RMA Tier 2) La Cañada Drive Tangerine Road 30 St Mark Catholic Church Revised Rezoning Conditions Town Council July 1, 2015 31 Applicant’s Request Revised rezoning conditions Eliminate southern screen wall Increase height of light poles near southern boundary Thank you Mayor, members of Town Council Our purpose tonight is to consider St Mark Catholic Church’s request to revise the several zoning conditions which were established several years ago in conjunction with the development of the church. Specifically, the applicant requests revision in two areas: First, the applicant requests to eliminate the screen wall which exists on the southern boundary of the developed church property. Second the applicant requests to increase the height of light poles on this southern boundary 32 Location Tangerine Road Shannon Road The church is located on the southeast corner of Tangerine and Shannon roads The existing church property is shown outlined in black The location of the subject screen wall and light poles is shown circled in yellow During the rezoning of the property, the then property owner of the 12 acres to the south (white outline) was involved and had concerns with regard to the impact on his property As a result, several conditions were imposed which were intended to mitigate the impact on this southern property. Subsequently, the church purchased the property and the pastor now resides in the home to the south. 33 Wall and Light Pole Location Zooming in a little on that area. The white dashed lines represent a new parking area the church desires to build to provide convenient parking to the main sanctuary to the north. As a result, the applicant proposes to remove the wall and allow taller light poles to provide a safely illuminated parking area. The location of the wall is shown in black lines. The yellow dots represent where the applicant would like to increase the height of light poles from 8 feet to 10 feet. The blue dots represent where the applicant would like to increase the height of light poles from 10 feet to 18 feet. The applicant indicates the basis for the request is the change in ownership of the parcel to the south by the church, making the conditions unecessary 34 Recommendation Conditions have changed supporting the amendments Conforms to the Zoning Code Recommend approval Staff has reviewed the request and agree that the conditions are no longer necessary based on the change in ownership The requested height of light poles has been reviewed and conforms to the Zoning Code. Staff recommends approval of the request. 35 36 PAD Amendment to Remove Conditions of Zoning Requirement for Site Walls Height Restriction to Site Lighting Town Council Agenda July 1, 2015 37 Aerial View of St. Mark Catholic Church Properties Church – Office – Social Hall - Rectory Office Hall Church Rectory 38 St. Mark Concessions During 2012 Rezoning Included: Design & Placement of Site Walls along south Property Line Restrictions to Lighting Heights south of the Church St. Mark now owns Property to the South Currently being used as Rectory Parish Growth = 320 Families (35% increase) From start of construction in Spring 2012 to Present Day Need for Additional Parking due to Growth New parking south of Church will add 40 spaces Removal of the site walls built with Ph. 1 is necessary to achieve new parking Need for Additional Lighting at New Parking New Light Poles to Match Existing Style & Height are necessary to meet OV standards Creates a safely lit parking & drive lane 39 Zoning Conditions to be Removed Include: Original Conditions #s 1 & 10 Remove this Restriction to Light Pole Heights South of Church Allows Lighting to be designed & installed per OV Outdoor Lighting Code Original Conditions #s 11 & 12 Remove this Requirement for specific Design, Layout & Height of Site Walls along the South Property Line to allow for New Parking to be built in close proximity to the Church 40 Existing Site Lighting along the South Parking & Drive Lane no illumination in drive lane creates unsafe conditions parking row is dimly lit Proposed Site Lighting & New Parking along the South Drive Lane creates safe conditions for parking & driving lane designed to meet OV Outdoor Lighting Code drive lane maintains minimum .2 lumens Blue shaded areas represent illuminated areas of .4 lumens & above 41 42 Kneaders – Conditional Use Permit Town Council July 1, 2015 43 Applicant’s Request Proposed restaurant with drive-thru Requires Conditional Use Permit Thank you Mr. Chair, members of Town Council Our purpose tonight is to consider a Conditional Use Permit for a drive-thru for the Kneaders Bakery and Café. The property is zoned Planned Area Development which requires a Conditional Use Permit to allow the drive thru. 44 Location Apartments Linda Vista Blvd Oracle Rd Desert Sky Rd Kneaders 45 Conceptual Site Plan Screening of drive thru Traffic circulation Oracle Road 46 Recommendation Complies with zoning review criteria Noise, odor, dust, vibration or illumination Explosion, contamination, fire or flood Unusual volume or character of traffic Reasonably compatible with type of uses in surrounding area Planning and Zoning Commission recommends approval Based on compliance with the review criteria, staff is recommending approval of the request. I’ll now turn it over to the applicant for their presentation. Thanks 47 Overall Concept Plan 48 Landscape Plan 49 50 51 Oro Valley July 1, 2015 Presented by: Ross Rulney Contents What is Kneaders………….Slides 1-3 Overview of Site………….Slides 4-8 Drive-Thru Info………….Slides 9-16 CUP Compliance……..Slides 17-19 52 53 54 55 56 57 58 59 60 Drive-thru Information For our Average Store… 25-30% of our Sales are from drive-thru service Estimated # of Tickets through drive-thru: Breakfast – 20-30 Lunch – 100 < Dinner – 40-50 This site in Oro Valley can expect to be at or below average until brand recognition is strengthened. 61 We use HME’s EOS|HD drive-thru system This site in Oro Valley can expect to be at or below average until brand recognition is strengthened. 62 (Screen-shot from our product manual) It comes with the AVC setting control. This site in Oro Valley can expect to be at or below average until brand recognition is strengthened. 63 Menu Board For our Average Store… 25-30% of our Sales are from drive-thru service # of Tickets through drive-thru: Breakfast – 20-30 Lunch – 100 < Dinner – 40-50 This site in Oro Valley can expect to be at or below average until brand recognition is strengthened. 64 Menu Board For our Average Store… 25-30% of our Sales are from drive-thru service # of Tickets through drive-thru: Breakfast – 20-30 Lunch – 100 < Dinner – 40-50 Example from another store This site in Oro Valley can expect to be at or below average until brand recognition is strengthened. 65 Signs For our Average Store… 25-30% of our Sales are from drive-thru service # of Tickets through drive-thru: Breakfast – 20-30 Lunch – 100 < Dinner – 40-50 This site in Oro Valley can expect to be at or below average until brand recognition is strengthened. 66 Signs For our Average Store… 25-30% of our Sales are from drive-thru service # of Tickets through drive-thru: Breakfast – 20-30 Lunch – 100 < Dinner – 40-50 This site in Oro Valley can expect to be at or below average until brand recognition is strengthened. 67 Staff Report, ATTACHMENT 7 The Conditional Use Permit Review evaluation criteria contained in Section 22.5 provide the primary guidance for evaluating CUP’s. CUP’s may be granted based on consideration of the following criteria…., followed by staff commentary: That the Granting of such conditional use permit will not be materially detrimental to public health, safety, or welfare. In arriving at this determination, the factors which shall be considered shall include the following: Damage or nuisance arising from noise, odor, dust, vibration or illumination; Per the staff report, Attachment 7, “the proposed use meets this criteria.” Hazard to persons and property from possible explosion, contamination, fire or flood; Building will have sprinklers and adhere to OSHA standards. Per the staff report, Attachment 7, “the proposed use meets this criteria.” This site in Oro Valley can expect to be at or below average until brand recognition is strengthened. 68 Hazard occasioned by unusual volume or character of traffic; Queuing will allow for 4-5 cars from menu, and ample turning room. Adjustments have been made to the site plan per planning staff comments. Per staff conversations, pedestrian walk is being improved and no loading zone will be required. Per the staff report, Attachment 7, “This overall site plan has been reviewed by planning and engineering staff, with no adverse comment relative to vehicular traffic flow.” That the characteristics of the use proposed in such use permit are reasonably compatible with types of uses permitted in the surrounding area. Per the staff report, Attachment 7, “Oracle road frontage is an appropriate location for commercial type uses, including drive-thru restaurants. Neighboring properties to the north, south and west along Oracle Road are zoned and intended for neighborhood commercial uses. ….The applicant’s proposal is consistent with this criteria.” Staff Report, ATTACHMENT 7 This site in Oro Valley can expect to be at or below average until brand recognition is strengthened. 69 Questions 70 71 El Corredor Planned Area Development Amendment Town Council July 1, 2015 72 Applicant’s Request Planned Area Development Amendment Increase commercial area building height Oracle Road Linda Vista Blvd This should be familiar. It deals with the same property as the previous case. The PAD provides for two different land uses, apartments on the eastern 2/3 of the site and commercial on the western 1/3 along Oracle Road. 73 Proposed Building Heights Zoning Code Oracle Road Scenic Corridor Overlay District 25 feet C-1 Zoning District 25 feet Apartments Commercial 27.5’ 25’ Desert Sky Road Oracle Road Linda Vista Blvd 74 Current Building Heights Apartments Commercial 27.5’ 28’ 18’ Desert Sky Road Oracle Road Linda Vista Blvd 75 Recommendation Based on conformance with: C-1 zoning district Other properties along Oracle Road Oracle Road Scenic Corridor Overlay District Recommend approval of the request The request was reviewed and conforms with the C-1 zoning district, which is the underlying designation in the PAD. The 25 foot building height is consistent with other commercial areas along Oracle Road And finally, the request is consistent with the Oracle Road Scenic Corridor Overlay District. Based on these findings, we are recommending approval of the request. 76 Landscape Plan 77 78 Mattamy Homes Minor General Plan and Planned Area Development Amendment Town Council July 1, 2015 79 Thank you Mayor, members of Council Our purpose for this item is to consider Applicant’s request for… Minor General Plan Amendment; and PAD Amendment Applicant’s Request Minor General Plan Amendment Open space trade Recreation area PAD Amendment Open space trade Recreation area The two applications have the same two components 4.2-acre Open space trade Revision to a recreation area condition regarding a 6.9-acre RV NH.5 park Mr. Mayor, please note 2 separate motions will be required 80 Proposed Open Space Trade 1st component of both amendments…Open space trade Trade is for: 4.2-acres to be traded from open space to residential…disturbed (blue) In exchange for: 4.2-acres to be traded from residential to open space…primarily undisturbed (yellow) Additionally, the trade will result in better defined OS edge + more contiguous OS 81 Proposed Recreation Area Condition Modification 2009 Major General Plan Amendment Modification to timing requirement for park construction New Site Moore Road Rancho Vistoso Blvd. 2nd Component of both amendments…revision to rec area condition MGPA (2009) affected much of RV NH. 5 (black) - Associated condition related to development of 6.9-acre park (black star) Previous Moore Road alignment made the site convenient New Moore Road alignment = much less accessible Staff has worked with applicant to identify a new location along Moore road loop that is more accessible; and The applicant has committed to build “fair share” of future park 82 Proposed Recreation Area Condition Modification Town of Oro Valley Timing Phasing Mattamy Proposals Moore Road Rancho Vistoso Blvd. 1 2 Revision is regarding the TIMING of the development of the park. 1. Timing will be associated with Mattamy’s proposed 2nd development for Parcels G,K,V. A Master Recreation Plan must be reviewed and approved by PRAB & TC in conjunction with the CSP. 2. Phasing Mattamy will construct their “fair share” for what is essentially Phase 1 & future development for Phase 2 83 Summary and Recommendation Neighborhood Meetings Planning and Zoning Commission General Plan Amendment Criteria General Plan Vision, Goals and Policies Rancho Vistoso PAD Meets the original intent of the Recreation area condition Recommend approval to Town Council Separate motions required for General Plan Amendment and PAD Amendment. Neighborhood Meetings: 2 meetings, PZC considered application Open Space Trade - Meets GP Amendment Criteria; and - Conforms with GP Vision, Goals and Policies - RV PAD Recreation Condition - Meets the Original Intent PZC Recommend approval to Town Council 84 Open Space Trade - Minor General Plan Amendment Town of Oro Valley Minor General Plan Amendment Trading 4.2-acres (MDR) for 4.2-acres Open Space Resulting in a better defined edge and more contiguous open space 85 Open Space Trade - PAD Amendment Town of Oro Valley PAD Amendment Trading 4.2-acres (HDR) for 4.2-acres Open Space Resulting in better defined edge and more contiguous open space 86 Review General Plan Amendment Criteria Open Space conservation Neighborhood Compatibility Town of Oro Valley Amendment Criteria General Plan Vision, Goals and Policies Specifically, with a focus on Open Space preservation and neighborhood compatibility Two neighborhood meetings have been held: - generally supportive - more focused on Conceptual Site Plan concerns. 87 88 Mattamy Homes Conceptual Site and Landscape Plan Town Council July 1, 2015 Thank you Mayor, members of the Council 89 Applicant’s Request Conceptual Site Plan Conceptual Landscape Plan Our purpose for this item is to consider Applicant’s proposed... Conceptual Site Plan; and Conceptual Landscape Plan 90 Conceptual Site Plan Town of Oro Valley Property: 48-acres 119 single-family lots Internal and external sidewalks Regional trail connections Recreation area contribution Property: 48-acres Lots- 119 attached single-family lots (3-6) Internal/external sidewalks connecting to M/U path on Moore Trails connecting to regional trails within Honey Bee Wash a& Big Wash Providing performance bond toward future NH. 5 park. 91 Summary and Recommendation Neighborhood meetings Conceptual Design Review Board General Plan Rancho Vistoso Design Standards Zoning Code. Recommends approval with the conditions listed in Attachment 1. Town of Oro Valley Neighborhood Meetings: 2 meetings CDRB Proposal consistent with: General Plan Rancho Vistoso PAD Zoning Code CDRB recommends approval….with conditions listed in Attachment 1. 92 Conditions of Approval Planning Conditions Rancho Vistoso Neighborhood 5 park contribution Engineering Conditions The Moore Road cross-section shall include a 16’ wide raised median. Town of Oro Valley 93 General Plan Map Town of Oro Valley 94 Zoning Map Town of Oro Valley 95 Conceptual Landscape Plan Consistent landscaping along RV Boulevard Landscaping in all common areas and front yards Landscaped entries w/ ingress/egress separated by landscape islands Trails within linear common areas Regional trail connections 96 97 Kai South Conceptual Site and Landscape Plan Town Council July 1, 2015 Thank you Mayor, members of Council 98 Applicant’s Request Conceptual Site Plan Conceptual Landscape Plan Our purpose for this item is to consider Applicant’s proposed... Conceptual Site Plan; and Conceptual Landscape Plan For the property located at… 99 Conceptual Site Plan Town of Oro Valley Property: 131 acres 44 single-family lots Sidewalks connecting to multi-use path on Palisades Road Regional trail connections Property: 131 acres Lots: 44 single family utilizing a conservation subdivision design: lots ranging in size from 17,800 sq. ft. to over an acre in size. Sidewalks connecting to the planned multi-use path on north side of Palisades Trail connections (yellow), including equestrian trail, leading to the north/south trail in the CDO wash area that continues further to the north and south and provides for regional connectivity. Very similar to what was represented during neighborhood meetings. 100 Environmentally Sensitive Lands Town of Oro Valley 67% total Environmentally Sensitive Open Space Hillside Flexible Design Options (Administrative Approval) Building Height Minimum Lot Size Building Setbacks (internal) Native Vegetation Applicant “opted in” to ESL requirements. As a result of the CSD, total of 67% as ESOS Significant topographical constraints…CSP respects these areas w/limited encroachment for roadways/utilities Flexible design options approved administratively: - building height (5ft) - Minimum lot size reduction - Building setbacks (internal) - Native Vegetation Preservation 101 Summary and Recommendation Neighborhood meetings Conceptual Design Review Board General Plan Kai-Capri Special Area Policies Zoning Code Recommends approval with the conditions listed in Attachment 1 Town of Oro Valley Neighborhood meetings – numerous in conjunction w/ Kai (North) CDRB found request is in conformance w/ - General Plan - Kai-Capri Special Area Policies - Zoning Code CDRB recommends approval….with revised conditions in attachment 1. 102 Previous Design 103 Flexible Design Options Building height 18ft → 23ft Minimum lot size Building setbacks (internal) Front: 50ft → 40ft Side: 20ft → 16ft Rear: 50ft → 40ft Native vegetation preservation Any property that provides 25% or more eligible.. Building height: 18’ to 23’ Minimum lot size: 67% Building setbacks (internal): 20% reduction of… Native Vegetation Preservation: w/in development envelope when 50% or more is preserved. No for DV or other endangered/threatened…like saguaros. 104 General Plan Map Town of Oro Valley 105 Zoning Map Town of Oro Valley 106 Conceptual Landscape Plan Regional Trail Connection Equestrian Trail Connection Landscaped entries w/ ingress/egress separated by landscaping Internal trails within linear common areas Regional trail network connections 107 108 Parcel 10A in Rancho Vistoso Conceptual Site Plan and Landscape Plan Town Council Meeting July 1, 2015 109 Applicant’s Request Conceptual Site Plan and Landscape Plan Total lots: 29 Property size: approximately 20-acres Minimum lot size: 14,520 sf. La Cañada Drive 110 Town of Oro Valley Moore Road La Cañada Drive Secondary Runway La Cholla Airpark Rancho Vistoso Kingair Drive Main Runway 111 Site Plan features: 29 lots Minimum lot size: 14,520 sf. 100’ wide buffer yard Conservation easements Internal sidewalks and trails Landscape entryway and basins Airport Environ Zone Overlay District Runway La Cañada Drive Kingair Drive 112 Summary and Recommendation Neighborhood meeting Conforms with design review principles and standards The Conceptual Design Review Board recommends approval La Cañada Drive 113 Town of Oro Valley A B C D C C 114 Conical Use Zones per AEZ 115 Airport Environ Zone – Height Provision 116 Conservation Easements 117 118 Town of Oro Valley Moore Road La Canada Drive R1-300 119 Low Density Residential Development Standards Density: 1 to 3 DUA Minimum Lot Size: 14,520 sq. ft. Building Setbacks: 20’ Front, 8’ Sides and 25’ Rear Building Height: 30’, two-stories 120 121 PARCEL 10A CONCEPTUAL SITE PLAN OV1214-35 TOWN COUNCIL HEARING 7/1/2015 122 123 124 125 126 127 128 Stone Canyon VIII Conceptual Site and Landscape Plan Town Council July 1, 2015 Thank you Mayor, members of the Council 129 Applicant’s Request Conceptual Site Plan Conceptual Landscape Plan Our purpose for this item is to consider the applicant’s proposed... Conceptual Site Plan; and Conceptual Landscape Plan 130 Conceptual Site Plan Property Size: 51 acres 38 single-family lots Maximum building envelopes Protected rock outcrops Open Space: 51% Town of Oro Valley Property: 51-acres Lots: 38 lots Building Envelopes: max 16,000 sq. ft. Significant features: avoids/conserves Total OS: 51% open space 131 Summary and Recommendation Neighborhood meetings Conceptual Design Review Board General Plan Rancho Vistoso Design Standards Zoning Code Recommends approval with the conditions listed in Attachment 1. Town of Oro Valley Neighborhood Meetings CDRB - consistent with General Plan - Rancho Vistoso Design Standards - Zoning Code CDRB recommends approval….with revised conditions in attachment 1. 132 Conceptual Landscape Plan 133 General Plan Map Town of Oro Valley 134 Zoning Map Town of Oro Valley 135 Tentative Development Plan Open space preservation Maximum number of units Maximum building envelopes Subject Property TDP – 1999 (Pima County) Established - open space preservation requirement - maximum number of units - maximum building envelopes Rancho Vistoso Hillside Development Standards Areas outside building envelope preserved as permanent open space 136 Building envelopes 137 138 PARCEL 5F CONCEPTUAL SITE PLAN OV1214-31 TOWN COUNCIL HEARING 7/1/2015 139 140 141 142 143 144 145 NEARBY RECREATIONAL OPPORTUNITIES Hohokam Park Honey Bee Park Onsite Rec Area Honey Bee Preserve Woodshade Park Big Wash, Honey Bee Wash, and Connections to Regional Trail System Future Neighborhood 5 Park 146 147 THE SANCTUARY AT SILVERHAWKE CONCEPTUAL SITE PLAN OV1214-07 TOWN COUNCIL HEARING 7/1/2015 148 Preservation of CRA Buffering of Existing Homes Public Equestrian / Pedestrian Trails Open Space along First Ave. & Existing Homes Preservation of Ridges Entry Gate Fewer Homes Accessing Palisades 67% Open Space 149 Spanish Colonial Ranch Territorial Pueblo 150 151 152 153 154 155 156 PHASE VIII-B CONCEPTUAL SITE PLAN OV1214-21 TOWN COUNCIL HEARING 7/1/2015 156 157 158 159 160 161 162 163 164 165