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Home My WebLink AboutPackets - Planning and Zoning Commission (202) AGENDA ORO VALLEY PLANNING AND ZONING COMMISSION SPECIAL SESSION August 8, 2023 ORO VALLEY COUNCIL CHAMBERS 11000 N. LA CAÑADA DRIVE For information on public comment procedures, please see the instructions for in person and/or virtual speakers at the end of the agenda. To watch and/or listen to the public meeting online, please visit https://www.orovalleyaz.gov/town/departments/town-clerk/meetings-and-agendas Executive Sessions – Upon a vote of the majority of the Planning and Zoning Commission, the Commission may enter into Executive Sessions pursuant to Arizona Revised Statutes §38-431.03 (A)(3) to obtain legal advice on matters listed on the Agenda. SPECIAL SESSION AT OR AFTER 6:00 PM CALL TO ORDER ROLL CALL PLEDGE OF ALLEGIANCE CALL TO AUDIENCE - at this time, any member of the public is allowed to address the Commission on any issue not listed on today’s agenda. Pursuant to the Arizona open meeting law, individual Commission members may ask Town staff to review the matter, ask that the matter be placed on a future agenda, or respond to criticism made by speakers. However, the Commission may not discuss or take legal action on matters raised during "Call to Audience." In order to speak during "Call to Audience", please specify what you wish to discuss when completing the blue speaker card. COUNCIL LIAISON COMMENTS SPECIAL SESSION AGENDA 1.REVIEW AND APPROVAL OF THE JUNE 6, 2023 REGULAR SESSION MEETING MINUTES 2.PUBLIC HEARING: DISCUSSION AND POSSIBLE ACTION REGARDING A PROPOSED 1,649 SQUARE FOOT DRIVE THROUGH RESTAURANT LOCATED SOUTH OF THE SOUTHWEST CORNER OF LAMBERT LANE AND LA CANADA DRIVE ITEM A: CONDITIONAL USE PERMIT (CASE NO. 2202252) ITEM B: CONCEPTUAL SITE AND LANDSCAPE PLANS AND REVISED MASTER DEVELOPMENT PLAN (CASE NO. 2202232) ITEM C: CONCEPTUAL ARCHITECTURE (CASE NO. 2202253) PLANNING UPDATE (INFORMATIONAL ONLY) ADJOURNMENT POSTED: 8/1/2023 at 5:00 p.m. by dt POSTED: 8/1/2023 at 5:00 p.m. by dt When possible, a packet of agenda materials as listed above is available for public inspection at least 24 hours prior to the Commission meeting in the Town Clerk's Office between the hours of 8:00 a.m. – 5:00 p.m. The Town of Oro Valley complies with the Americans with Disabilities Act (ADA). If any person with a disability needs any type of accommodation, please notify the Town Clerk’s Office at least five days prior to the Commission meeting at 229-4700. PUBLIC COMMENT ON AGENDA ITEMS The Town has modified its public comment procedures for its public bodies to allow for limited remote/virtual comment via Zoom. The public may provide comments remotely only on items posted as required Public Hearings, provided the speaker registers 24 hours prior to the meeting. For all other items, the public may complete a blue speaker card to be recognized in person by the Chair, according to all other rules and procedures. Written comments can also be emailed to Recording Secretary Jeanna Ancona at jancona@orovalleyaz.gov, for distribution to the Planning and Zoning Commission prior to the meeting. Further instructions to speakers are noted below. INSTRUCTIONS TO IN-PERSON SPEAKERS Members of the public shall be allowed to speak on posted public hearings and during Call to Audience when attending the meeting in person. The public may be allowed to speak on other posted items on the agenda at the discretion of the Chair. If you wish to address the Commission on any item(s) on this agenda, please complete a blue speaker card located on the Agenda table at the back of the room and give it to the Recording Secretary. Please indicate on the blue speaker card which item number and topic you wish to speak on, or, if you wish to speak during Call to Audience, please specify what you wish to discuss. Please step forward to the podium when the Chair calls on you to address the Commission. For the record, please state your name and whether or not you are a Town resident.1.Speak only on the issue currently being discussed by the Commission. You will only be allowed to address the Commission one time regarding the topic being discussed.2. Please limit your comments to 3 minutes.3.During Call to Audience, you may address the Commission on any matter that is not on the agenda.4.Any member of the public speaking, must speak in a courteous and respectful manner to those present. 5. INSTRUCTIONS TO VIRTUAL SPEAKERS FOR PUBLIC HEARINGS Members of the public may attend the meeting virtually and request to speak virtually on any agenda item that is listed as a Public Hearing. If you wish to address the Commission virtually during any listed Public Hearing, please complete the online speaker form by clicking here https://forms.orovalleyaz.gov/forms/bluecard at least 24 hours prior to the start of the meeting. You must provide a valid email address in order to register. Town Staff will email you a link to the Zoom meeting the day of the meeting. After being recognized by the Chair, staff will unmute your microphone access and you will have 3 minutes to address the Commission. Further instructions regarding remote participation will be included in the email. Thank you for your cooperation. Planning & Zoning Commission Special Session 1. Meeting Date:08/08/2023 Requested by: Bayer Vella, Community and Economic Development Case Number: N/A SUBJECT: REVIEW AND APPROVAL OF THE JUNE 6, 2023 REGULAR SESSION MEETING MINUTES RECOMMENDATION: Staff recommends approval. EXECUTIVE SUMMARY: N/A. BACKGROUND OR DETAILED INFORMATION: N/A. FISCAL IMPACT: N/A. SUGGESTED MOTION: I MOVE to approve (approve with changes), the June 6, 2023 regular session meeting minutes. Attachments 6-6-2023 Draft Minutes D R A F T MINUTES ORO VALLEY PLANNING AND ZONING COMMISSION REGULAR SESSION June 6, 2023 ORO VALLEY COUNCIL CHAMBERS 11000 N. LA CAÑADA DRIVE REGULAR SESSION AT OR AFTER 6:00 PM CALL TO ORDER Chair Herrington called the meeting to order at 6:00 p.m. ROLL CALL Present: Anna Clark, Commissioner Joe Nichols, Commissioner Kimberly Outlaw Ryan, Commissioner Skeet Posey, Commissioner Phil Zieliniski, Commissioner Daniel Sturmon, Vice Chair Jacob Herrington, Chair Staff Present:Michael Spaeth, Principal Planner Joe Andrews, Chief Civil Deputy Attorney Attendees: Melanie Barrett, Council Liaison PLEDGE OF ALLEGIANCE Chair Herrington led the Commission and audience in the Pledge of Allegiance. CALL TO AUDIENCE There were no speaker requests. COUNCIL LIAISON COMMENTS Council Liaison Melanie Barrett provided updates on the Town budget process, capital projects, new Town manager and Council on summer break in August. REGULAR SESSION AGENDA 1.REVIEW AND APPROVAL OF THE MAY 2, 2023 REGULAR SESSION MEETING MINUTES Motion by Vice Chair Daniel Sturmon, seconded by Commissioner Anna Clark to approve the May 2, Motion by Vice Chair Daniel Sturmon, seconded by Commissioner Anna Clark to approve the May 2, 2023 meeting minutes. Vote: 7 - 0 Carried 2.PUBLIC HEARING: DISCUSSION AND POSSIBLE ACTION ON TWO ITEMS REGARDING A PROPOSED 59-LOT DETACHED SINGLE-FAMILY SUBDIVISION SOUTH OF MOORE LOOP IN-BETWEEN RANCHO VISTOSO BLVD AND EAST KALALAU DRIVE. THE ITEMS INCLUDE: ITEM A: TYPE 2 GENERAL PLAN AMENDMENT AMENDING THE LAND USE MAP DESIGNATION FROM SCHOOL TO MEDIUM DENSITY RESIDENTIAL AND OPEN SPACE (2300042) ITEM B: RANCHO VISTOSO PLANNED AREA DEVELOPMENT (PAD) AMENDMENT FROM CULTURAL INSTITUTION TO MEDIUM DENSITY RESIDENTIAL AND OPEN SPACE (2300043) Senior Planner Kyle Packer provided a presentation that included the following: - Purpose - Location Map - Applicant's proposal - Parcel history - Item A: General Plan Amendment - General Plan Amendment Criteria and Analysis - Item B: Rancho Vistoso PAD Amendment - Public Participation - Design progression through neighborhood meeting process - Map showing rezoning condition of Lots 2-21 be restricted to single-story only - General Plan conformance analysis - Summary and recommendation Paul Oland with Paradigm Land Design, representing the applicant, provided a presentation that included the following: - Background history on the parcel - Progression of revised site plans - Floodplain and subdivision design - View simulations of two-story homes - Current site plan - Cross-section view - Reviewed applicable General Plan policies and how this project meets 87% of those policies Chair Herrington opened the public hearing. The following individuals spoke on Agenda item 2: - Oro Valley resident Dan Leonard (online via Zoom) - Oro Valley resident Byron Barney - Oro Valley resident Joe Dailey - Oro Valley resident Beth Dailey - Oro Valley resident Gerald Young - Oro Valley resident Rhonda Valentino - Oro Valley resident April Hawthorne Chair Herrington closed the public hearing. Discussion ensued among the Commission, applicant and staff. Motion by Commissioner Anna Clark, seconded by Commissioner Kimberly Outlaw Ryan to recommend approval of the General Plan Amendment from School to Medium Density Residential and Open Space, based on the finding the request is in conformance with the Your Voice, Our Future General Plan. Vote: 7 - 0 Carried Motion by Commissioner Kimberly Outlaw Ryan, seconded by Vice Chair Daniel Sturmon to recommend conditional approval of the Rancho Vistoso Planned Area Development Amendment from Cultural Institution to Medium Density Residential and Open Space, subject to the condition of approval in Attachment 3, and the additional condition of single story homes in the development, based on the finding the request is in conformance with all applicable General Plan, Zoning Code and Rancho Vistoso Planned Area Development requirements, with an additional condition the developer work with Town staff regarding artwork for screening the water facility. Vote: 7 - 0 Carried PLANNING UPDATE (INFORMATIONAL ONLY) Principal Planner Michael Spaeth provided an update an upcoming neighborhood meeting and the date change for the next Commission meeting in July. ADJOURNMENT Motion by Vice Chair Daniel Sturmon, seconded by Commissioner Anna Clark to adjourn the meeting. Vote: 7 - 0 Carried Chair Herrington adjourned the meeting at 7:50 p.m. I hereby certify that the foregoing minutes are a true and correct copy of the minutes of the regular session of the Town of Oro Valley Planning and Zoning Commission of Oro Valley, Arizona held on the 6th day of June 2023. I further certify that the meeting was duly called and held and that a quorum was present. ___________________________ Jeanna Ancona Senior Office Specialist Planning & Zoning Commission Special Session 2. Meeting Date:08/08/2023 Requested by: Bayer Vella, Community and Economic Development Case Number: 2202232, 2202252, 2202253 SUBJECT: PUBLIC HEARING: DISCUSSION AND POSSIBLE ACTION REGARDING A PROPOSED 1,649 SQUARE FOOT DRIVE THROUGH RESTAURANT LOCATED SOUTH OF THE SOUTHWEST CORNER OF LAMBERT LANE AND LA CANADA DRIVE ITEM A: CONDITIONAL USE PERMIT (CASE NO. 2202252) ITEM B: CONCEPTUAL SITE AND LANDSCAPE PLANS AND REVISED MASTER DEVELOPMENT PLAN (CASE NO. 2202232) ITEM C: CONCEPTUAL ARCHITECTURE (CASE NO. 2202253) RECOMMENDATION: Staff recommends: Conditional approval of Item A - Conditional Use Permit, subject to the conditions of Attachment 1 Approval of Item B - Conceptual Site and Landscape Plans and Revised Master Development Plan Approval of Item C - Conceptual Architecture EXECUTIVE SUMMARY: The applicant is proposing a 1,649 square foot drive-thru restaurant on a vacant 0.76 acre, commercially zoned parcel located s outh of the southwest corner of Lambert Lane and La Cañada Drive as shown on the map to the right. The property (outlined in blue) is located within the Cañada Crossroads shopping plaza, which has Neighborhood Commercial (C-N) zoning. This zoning permits a broad range of commercial uses, including restaurants. The proposed drive-thru restaurant use requires three separate but related applications which must ultimately be approved by Town Council. The applicant is requesting approval of the following: Item A: Conditional Use Permit for a drive-thru use (Attachment 2) Item B: Conceptual Site and Landscape Plans and Revised Master Development Plan (Attachment 3) Item C: Conceptual Architecture (Attachment 4) Key considerations of the applicant's request include: Compatibility with, and potential view impacts to, surrounding businesses, including Harvest and Caffe Torino's patios Drive-thru use, including associated vehicles stacking screen walls and landscaping More information is provided in the Background and Detailed Information section of this report. The applications have been reviewed for conformance with the Oro Valley Zoning Code, and have been found to be in conformance. Staff recommends conditional approval of Item A, subject to the conditions of Attachment 1, and approval of Items B and C. Please note that Item A must be recommended for approval in order to recommend approval of Items B and C, as the site design and architecture are contingent on the Conditional Use Permit. BACKGROUND OR DETAILED INFORMATION: A. EXISTING CONDITIONS AND CONTEXT Land Use Context: The subject property is designated as Neighborhood Commercial/Office (Tier 2 Growth Area) in the Your Voice, Our Future General Plan and is zoned Neighborhood Commercial (C-N). This zoning permits restaurants as well as retail, office, and other commercial uses. Drive-thru uses require a conditional use permit. Site Conditions: 0.76 acres Graded and vacant pad, with existing parking and landscaping surrounding Surrounding development includes the rest of the Cañada Crossroads shopping plaza, which includes Vacant standalone pad to the north Four restaurants, including Breadsmith, Caffe Torino, Harvest, and Subway A mix of retail, office, and personal services, including Sun Cleaners, Cañada Hills Dental, Book Shoppe Too! Proposed Improvements: One single-story, 20-foot tall building (max allowed building height is 25 feet) Approximately 1,649 square feet in size Drive-thru with 8 queuing spaces as required by Zoning Code Enhanced screenwall exceeding Zoning Code requirements with landscaping on exterior 32 total parking spaces (26 exist) 2 accessible spaces Outdoor patio (approximately 500 square feet) Related Approvals: 1998: Development Agreement for Cañada Crossroads shopping plaza Expired in to 2013 1999: Cañada Crossroads Master Development Plan approved Approved plans for this parcel allow: 25' tall structures 5,950 square foot building B. DISCUSSION/ANALYSIS Item A: Conditional Use Permit (CUP) While restaurants are a permitted use on the subject parcel, the drive-thru component requires a CUP. All CUP applications are reviewed for conformance with specific criteria in the Zoning Code to ensure the use is appropriate on a particular site, and all potential impacts have been mitigated. These criteria are provided below in italics with both the applicant and staff response. 1. That the granting of such conditional use permit will not be materially detrimental to the public health, safety, or welfare. In arriving at this determination, the factors which shall be considered shall include the following: a. Damage or nuisance arising from noise, smoke, odor, dust, vibration or illumination; b. Hazard to persons and property from possible explosion, contamination, fire or flood; c. Unusual volume or character of traffic. Applicant Response (full response provided inAttachment 2, the section below is a direct quote, but makes omissions): A. Noise: The noise generated by the proposed Tropical Smoothie Cafe will be minimal. . . The assessment concluded that noise associated with the Tropical Smoothie Drive-thru speaker during daytime hours were found to decrease faster than and fall below the roadway noise levels at the nearest residential properties. During nighttime hours, the assessment concluded the sound pressure levels were found to meet the limits specified in the town of Oro Valley Zoning Code at Table 25-1.A. Smoke: Tropical Smoothie does not employ the use of an exhaust hood and produces no smoke. Odor: The Project's food offerings of smoothies, sandwiches, and salads do not generate exterior odors. Since The Project will not use an exhaust hood system, odors will be minimal at most. Dust: The use will not involve any activities that create dust. Vibration: The use will not involve any activities that create vibration. Illumunination: The Project will have minimal additional lighting, consisting of the interior lights and the exterior lights on the building, which must be shielded in accordance with the Town Outdoor Lighting Ordinance. Two light poles already exist on the subject parcel, which will remain. The existing Canada Crossroads commercial buildings and the existing screen wall around the southern perimeter of Canada Crossroads will block the view of The Project from the residential lots within the Rancho Feliz subdivision to the south. B. The use will not pose any hazards to persons or property relating to possible explosions, contamination, fire, or flood. C. The Project's traffic will come mostly from La Canada drive, a major street with ample capacity for the proposed traffic. . . In addition, the traffic generated by The Project will not be of unusual volume or character. The Traffic Impact Statement prepared for The Project by Greenlight Traffic Engineering concluded that The Project is not expected to have a significant impact to the surrounding roadway infrastructure and there are no sight-distance concerns at the existing project driveyways. . . For this case, an existing Tropical Smoothie Cafe, located in Tucson at Houghton Town Center (Houghton Road at Old Vail Road), has the same building model and same franchisee/operator as The Project. The franchisee provided data regarding the drive-thru volume at that location. The peak business hours of the restaurant are between 11:00am and 1:00pm, with 11:00am to 12:00pm being the typical peak hour. The busiest day occurred in May 2021, with a peak hour of approximately 26 entering vehicles. The typical peak hour maximum number of vehicles in the drive-thru queue is 6-7 vehicles. Vehicles typically complete the entire drive-thru transaction within approximately 2 minutes. Based on the data provided, the provision of queuing space for at least 7 vehicles in the drive-thru lane should be provided. The design of The Project provides a lane that can accommodate 8 vehicles with 4 queued for the ordering speaker and 4 queued between the speaker and the pick-up window. Staff Response A. The applicant submitted a Noise Impact Study (Attachment 2) with the CUP application to evaluate potential noise impacts from the order kiosk. The kiosk is located at the southwest portion of the site and is oriented away from adjacent residential properties and the majority of restaurant patios within the commercial plaza. The Noise Impact Study demonstrates the order kiosk complies with Zoning Code standards. During the building permit process, an Odor Abatement Plan will be required for the restaurant to ensure there will be no negative impacts from odor. The drive-thru will not generate smoke, dust, or vibration, and all outdoor lighting must comply with Zoning Code requirements. B. The proposed drive-thru poses no hazards related to possible explosion, contamination, fire or flood. C. A traffic impact statement (Attachment 2) was performed by the applicant's Traffic Engineer and reviewed by the Town Engineer's office. The statement verified the proposed project will not cause unusual volume or character of traffic. Per Zoning Code requirements, the "length of vehicle queuing to order/menu boards and/or pickup windows shall be determined by using drive-thru volume data from similar businesses in locations with corresponding site design and traffic characteristics as determined by the Planning and Zoning Administrator and Town Engineer". As the applicant has provided data stating peak volume is 7 vehicles, Town staff are requiring 8 queuing spaces; with 4 queued for the ordering speaker and 4 queued between the speaker and the pick-up window, consistent with other Tropical Smoothie locations in the Tucson region. The request is consistent with this criterion. 2. That the characteristics of the proposed use are reasonably compatible with the types of uses permitted in the surrounding area and sufficient mitigation measures are employed to minimize impact on adjoining properties. Applicant Response (full response withinAttachment 2, the section below is a direct quote, but makes omissions): Compatibility: The characteristics of The Project are compatible with uses permitted in the surrounding area. The Canada Crossroads development is zoned C-N throughout and the properties in the vicinity north of Lambert Lane and east of La Canada Drive. . . Businesses within Canada Crossroads include restaurants, hair and nail salons and various offices. . . The mitigation measures that will be employed to minimize the impact of The Project on adjacent properties will include a minimum three and one-half feet tall opaque screen wall around the perimeter of the drive-thru lane with landscaping along the exterior side of the screen wall. . .Enhancements that exceed the minimums standards for drive-thru land screening and landscaping will be provided at key points between the Tropical Smoothie and the adjacent Harvest restaurant patio as well as at the drive-up window. Namely, the screen wall will be supplemented with a vegetation trellis that extends three feet above the screen wall height. Additionally, the screen wall height will be increased to four and one-half feet around the 90-degree turn in the drive-thru lane. Staff Response: The proposed use is compatible with the surrounding area, which includes a mix of residential and commercial uses. The noise assessment concluded that noise associated with the Tropical Smoothie Drive-thru speaker during daytime hours was found to decrease faster than and fall below the roadway noise levels at the nearest residential properties. During nighttime hours, the sound pressure levels were found to meet the limits specified in the Zoning Code. Mitigation measures have been incorporated into the screen wall (Attachment 2) and enhanced landscaping has been provided near the Harvest restaurant patio. The location of existing shopping center buildings, hillsides, and bufferyard walls separates this proposed development from residential uses both visually and acoustically. Architectural elevations have been developed with the specific intent of matching the materials and design of the existing commercial plaza. These factors mitigate the potential negative impacts to adjacent properties and create a development that is compatible with the surrounding area. The request is consistent with this criterion. 3. That the proposed use is consistent with the goals and policies of the general plan. Applicant Response (full response withinAttachment 2, the section below is a direct quote, but makes omissions): The Project-- a drive-thru restaurant within an existing commercial center --is in conformance with the Town's Your Voice, Our Future General Plan (the "General Plan"). The Property is located within a Tier II Growth Area, which is a neighborhood-focused commercial area, supported by a variety of residential areas. . .This project was designed to adhere to the goals and policies of the General Plan. Staff Response: Key goals and policies in the Your Voice, Our Future General Plan that relate to this application are listed below. Please see Attachment 2 for the applicant's response to all General Plan goals and policies that related to this proposal. Community Goal 3.4.D: A community with a wide range of services, amenities, shopping and dining opportunities and housing types that meet the needs of current and future residents. Development Goal 5.4.X: Effective transitions between differing land uses and intensities in the community. Policy LU.5: Provide diverse land uses that meet the Town's overall needs and effectively transition in scale and density adjacent to neighborhoods. Policy LU.9: Promote the design of cohesive developments that enhance and promote the pedestrian experience. This request is consistent with the Your Voice, Our Future General Plan. 4. That the hours of operation of the proposed use will not adversely impact neighboring properties. Applicant Response (full response withinAttachment 2, the section below is a direct quote, but makes omissions): The hours of operation for The Project will be from 6am to 10pm daily. The hours of operation will have no negative impact on immediately adjacent properties because they all consist of other commercial businesses within the Canada Crossroads Shopping Center. . .the Noise Assessment conducted for The Project concluded that noise levels anticipated at the nearest residential lots, day or night, are within acceptable levels per Town Code and are less than the La Canada Dr. roadway noise during daytime hours. Staff Response: C-N zoning limits the hours of delivery and service, including drive-thru service, from 6am to 9pm. The applicant is requesting to extend these hours to allow service from 6am to 10pm. The Noise Impact Study has demonstrated the order kiosk will meet required noise levels at all hours, and that the hours of operation will not adversely impact neighboring properties. The request is consistent with this criterion. Convenience Use Criteria Another component of the applicant's request is related to the distance between the drive-thru and adjacent residential properties. The Zoning Code requires drive-thru's to be "a minimum of two hundred fifty (250) feet from any property used or intended for residential purpose." This distance is measured from the property line of the drive-thru use to the nearest residential used or intended property line. The Zoning Code allows for a reduction in this requirement "by Town Council when major barriers exist to mitigate impacts on adjacent residential, public park or school properties." The applicant is requesting a reduction from 250 feet to 185 feet (to the south). The residential properties to the south are screened by existing buildings, a hillside, and screen wall. All of these factors together represent "major barriers" and make the reduction of the required 250-foot distance appropriate for this specific development. Item B: Conceptual Site and Landscape Plans and Revised Master Development Plan The proposed development requires approval of a Conceptual Site Plan, Conceptual Landscape Plan, and Revised Master Development Plan by Town Council. The Conceptual Site Plan (Attachment 3) includes: 1,649 square foot restaurant building 20 foot height (max permitted height 25 feet) Outdoor patio Drive-thru with queuing for 8 cars Enhanced screen wall and landscaping 32 parking spaces (6 new spaces) 2 accessible spaces, and bicycle parking Trash and loading served through the shopping plaza's existing service areas Pedestrian access connections throughout the site Conceptual Site Plan Conceptual Site Plans are reviewed for their conformance with the Design Principles and applicable Design Standards in the Zoning Code. The Conceptual Site Plan is in conformance with applicable Conceptual Site Design Principles and Standards. Following are Design Principles in italics, followed by staff analysis. Conceptual Site Design Principles, Section 22.9.E.3.b.iii Building Orientation: The location, orientation and zine of structures shall promote a complementary relationship of structures to one another. Staff Response: The proposed drive-thru restaurant has been located as far southeast on the lot as possible to better preserve and protect the views of the mountains of the existing restaurants and patios. Drainage/Grading: Site grading shall minimize impacts on natural grade and landforms and provide for subtle transitions of architectural elements to grade. Significant cuts and fills in relation to natural grade shall be avoided or minimized to the extend practical given property constraints. Staff Response: This project is proposed on a pre-graded pad that has been vacant for 20 years. As such, minimal grading will need to occur. Connectivity: Strengthen the usability and connectivity of the pedestrian environment internally and externally by enhancing access to the public street system, transit, adjoining development and pedestrian and bicycle transportation routes. Where appropriate, buildings and uses should provide access to adjacent open space and recreational areas. Staff Response: This project includes three new crosswalks that connect the project's sidewalks, which include landscaping, benches and patio seating, to the rest of the shopping plaza, as well as external sidewalks on La Canada Drive. Conceptual Landscape Plan The Conceptual Landscape Plan (Attachment 3) meets all Town Zoning Code requirements as detailed below: Existing bufferyard and vegetation on the east of the parcel will be maintained Landscaping provided around screen wall Enhanced landscaping provided on west side of parcel (nearest to the Harvest restaurant patio) Trees in this area will have a low mature height to ensure views of mountains are minimally impacted Item C: Conceptual Architecture The applicant's conceptual architecture submittal (elevations shown below) for the proposed restaurant can be found in Attachment 4. Below are noteworthy design principles in italics followed by staff commentary. Section 22.9.E.7.b.iii.2: Building scale, height and mass shall be consistent with the Town-approved intensity of the site, designated scenic corridors, and valued mountain views. Buildings shall be designed to respect the scale of adjoining areas and should mitigate the negative and functional impacts that arise from scale, bulk, and mass. The height of the proposed restaurant is 20 feet, 5 feet lower than allowed by the existing master development plan. Additionally, the building is proposed to be 1,649 square feet, where the approved plan shows a 5,950 square foot building. This is an approximately 72% decrease in size, meaning adjacent businesses views of the mountains will be significantly less impacted compared to what could be built on this parcel per the approved Master Development Plan. Section 22.9.E.7.b.iii.3: All building facades shall be fully articulated, including variation in building massing, roof planes, wall planes, and surface articulation. Architectural elements including, but not limited to, overhands, trellises, projections, awnings, insets, material, and texture shall be used to create visual interest that contributes to a building's character. This building achieves four-sided articulation and design, with varied roof and wall planes despite its small size. Further material, texture, and color differences support the visual interest of the building while maintaining congruency with the surrounding plaza. Lastly, the design has utilized the approved colors and materials of the commercial center. Section 22.9.E.7.b.iii.4: Building design and screening strategies shall be implemented to conceal the view of loading areas, refuse enclosures, mechanical equipment, appurtenances, and utilities from adjacent public streets and neighborhoods. This development will utilize existing trash enclosures and loading areas within the Canada Crossroads commercial plaza and has included parapet walls to ensure rooftop mechanical equipment is fully screened. Additionally, the drive-thru use is screened through enhanced screen walls and vegetation to address visual impacts for adjacent commercial structures to the east and south of the proposed development. Design Standards Analysis The proposed building is in conformance with the Design Standards found in Addendum A of the Town Zoning Code by providing four sided architecture, articulated facades, varied rooflines with the use of parapets, and a varied material and color pallette consistent with the surrounding area. The mass of the proposed building is also minimized by using varied wall planes and rooflines and the use of different materials, such as CMU block and stucco, that provide variety of texture. The design of the building complements the existing shopping plaza and was design to closely match. C. PUBLIC PARTICIPATION Two neighborhood meetings were held for this proposal. A combined summary is provided in Attachment 5. Key concerns identified during these meetings included: Views from the Harvest restaurant's patio Compatibility of the drive-thru use with the overall plaza Based on these concerns and meetings, the applicant revised the plan. Changes include: Moving the structure as far to the southeast of the parcel as possible Enhancing the design of the drive-thru screen wall Providing additional landscaping near Harvest Specifying that trees with lower heights at maturity be used in this area, per the Harvest restaurant-owner's request Additionally, correspondence was received from a number of sources, and has been compiled in Attachment 6. Summary of Public Notice Public notice has been provided: Postcard to all property owners in 600 feet Mailing to all affected Homeowners Associations Posting on property Posting at Town Hall and on website Notice in the Daily Territorial D. SUMMARY AND RECOMMENDATION In summary, the applicant is requesting approval of three separate but related applications for a new drive-thru restaurant use. Mitigation measures have been incorporated in to the site design to reduce the impacts of the drive-thru to adjacent neighbors and properties. Staff has reviewed the applicant's requests for compliance with the Zoning Code and finds that the proposal meets all applicable zoning requirements. As such, staff recommends conditional approval of Item A, and approval of Items B and C. Please note that Item A must be recommended for approval in order to recommend approval of Items B and C, as the site design and architecture are contingent on the Conditional Use Permit. FISCAL IMPACT: N/A SUGGESTED MOTION: The Planning and Zoning Commission may consider the following suggested motions: ITEM A - CONDITIONAL USE PERMIT I MOVE to recommend conditional approval of the Conditional Use Permit for the proposed 1,649 square foot drive-thru restaurant located south of the southwest corner of Lambert Lane and La Cañada Drive, subject to the conditions of Attachment 1, based on the finding that the request complies with all Zoning Code criteria. OR I MOVE to recommend denial of the Conditional Use Permit for the proposed 1,649 square foot drive-thru restaurant located south of the southwest corner of Lambert Lane and La Cañada Dr, based on the finding that ____________. ITEM B - CONCEPTUAL SITE AND LANDSCAPE PLANS AND REVISED MASTER DEVELOPMENT PLAN I MOVE to recommend approval of the Conceptual Site and Landscape Plan and Revised Master Development Plan for the proposed 1,649 square foot drive-thru restaurant located south of the southwest corner of Lambert Lane and La Cañada Dr, based on the finding that the proposal complies with all Zoning Code criteria. OR I MOVE to recommend denial of the Conceptual Site and Landscape Plan and Revised Master Development Plan for the proposed 1,649 square foot drive-thru restaurant located south of the southwest corner of Lambert Lane and La Cañada Dr, based on the finding that ____________. ITEM C - CONCEPTUAL ARCHITECTURE I MOVE to recommend approval of the Conceptual Architecture for the proposed 1,649 square foot drive-thru restaurant located south of the southwest corner of Lambert Lane and La Cañada Drive, based on the finding that the request complies with all applicable Zoning Code criteria. OR I MOVE to recommend denial of the Conceptual Architecture for the proposed 1,649 square foot drive-thru restaurant located south of the southwest corner of Lambert Lane and La Cañada Dr, based on the finding that ____________. Attachments Attachment 1 - Conditions of Approval Attachment 2 - Conditional Use Permit Attachment 3 - Development Package Attachment 4 - Conceptual Architecture Attachment 5 - Neighborhood Meetings Summary Attachment 6 - Public Correspondence Attachment 1 Conditions of Approval Tropical Smoothie Drive-Thru Conditional Use Permit (22002252) 1. An automatic gain control must be installed as part of the menu board speaker to prevent any inadvertent increase in noise decibels that exceed Zoning Code standards. 2. Noise thresholds may not exceed the levels established in the Noise Impact Study. 3. Hours of operation for the drive-thru limited to 6am to 10pm. 4. No signage copy on the west side of the subject pad may be visible from on -site properties to the west. 5. No drive-thru signage copy may be visible to on-site properties to the south. The menu-board shall be oriented and screened by screen wall and landscaping as depicted on site plan dated July 2023. 6. A small tree species with low mature canopy will be selected for all trees north of the building to protect mountain views as seen from the restaurant patio to the northwest of this project. 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ŝƐĂƐŚŽƉƉŝŶŐĐĞŶƚĞƌ͕ŶŽƚĂŶŽĨĨŝĐĞƉĂƌŬ͘ x KsZϮϱ͘ϭ͘͘ϲ͘Ă͘ŝŝŝʹĐĐĞƐƐ Ă͘ dŚĞƐƚĂŶĚĂƌĚƐƚĂƚĞƐƚŚĂƚŶŽĐŽŶǀĞŶŝĞŶĐĞƵƐĞƐŚĂůůŚĂǀĞĚŝƌĞĐƚǀĞŚŝĐƵůĂƌĂĐĐĞƐƐŽŶƚŽĂŶǇ ƐƚƌĞĞƚǁŚŝĐŚƉƌŽǀŝĚĞĚĂůŽǁĞƌůĞǀĞůŽĨƐĞƌǀŝĐĞƚŚĂŶĂĐŽůůĞĐƚŽƌƐƚƌĞĞƚ͘dŚĞĂĐĐĞƐƐƚŽdŚĞ WĂŐĞϯŽĨϭϭ WƌŽũĞĐƚŝƐŝŶƚĞƌŶĂůƚŽƚŚĞĂŶĂĚĂƌŽƐƐƌŽĂĚƐĞŶƚĞƌ͘dŚĞĂĐĐĞƐƐƉŽŝŶƚƐŝŶƚŽdŚĞĞŶƚĞƌĂƌĞ ĨƌŽŵ>ĂŵďĞƌƚ>ĂŶĞĂŶĚ>ĂĂŶĂĚĂƌŝǀĞ͕ďŽƚŚŽĨǁŚŝĐŚĂƌĞĂƌƚĞƌŝĂůƐƚƌĞĞƚƐ͘ ď͘ dŚĞƐƚĂŶĚĂƌĚƐƉĞĐŝĨŝĞƐƚŚĂƚĂůůĐŽŶǀĞŶŝĞŶĐĞƵƐĞƐƐŚĂůůďĞĂĐĐĞƐƐĞĚƚŚƌŽƵŐŚĂĐŽŵŵŽŶ ĚƌŝǀĞǁĂǇƐĞƌǀŝŶŐƚŚĞĐĞŶƚĞƌŽƌŽĨĨŝĐĞƉĂƌŬ͘dŚĞĂŶĂĚĂƌŽƐƐƌŽĂĚƐĞŶƚĞƌŚĂƐƚŚƌĞĞ ĚƌŝǀĞǁĂǇƐ͕ŽŶĞĨƌŽŵ>ĂŵďĞƌƚ>ĂŶĞ͕ĂŶĚƚǁŽĨƌŽŵ>ĂĂŶĂĚĂƌŝǀĞ͕ĂůůŽĨǁŚŝĐŚĂƌĞĐŽŵŵŽŶ ĚƌŝǀĞǁĂǇƐŝŶƚŽdŚĞĞŶƚĞƌ͘dŚĞWƌŽũĞĐƚǁŝůůŶŽƚƉƌŽƉŽƐĞĂŶǇŶĞǁĚŝƌĞĐƚĂĐĐĞƐƐĚƌŝǀĞǁĂǇƐƚŽ ƚŚĞƉƵďůŝĐƌŽĂĚǁĂǇƐ͘ Đ͘ dŚĞƐƚĂŶĚĂƌĚƌĞƋƵŝƌĞƐƚŚĂƚĐŽŶǀĞŶŝĞŶĐĞƵƐĞƐƉƌŽǀŝĚĞĂĐĐĞƐƐƉŽŝŶƚƐƚŽƚŚĞŝŶƚĞƌŶĂů ĐŝƌĐƵůĂƚŝŽŶĚƌŝǀĞǁĂǇƐĂŶĚƉĂƌŬŝŶŐĂƌĞĂƐŽĨƚŚĞĐĞŶƚĞƌ͘dŚĞWƌŽũĞĐƚƉƌŽƉŽƐĞĚĐŽŶĨŽƌŵƐƚŽƚŚĞ ƐƚĂŶĚĂƌĚƐŝŶĐĞŝƚŝƐƐŝƚƵĂƚĞĚŝŶƚĞƌŝŽƌƚŽƚŚĞƉĂƌŬŝŶŐůŽƚŽĨdŚĞĞŶƚĞƌǁŝƚŚŽƵƚĂŶǇĂĐĐĞƐƐ ƌĞƐƚƌŝĐƚŝŽŶƐƚŽƚŚĞƉĂƌŬŝŶŐĂƌĞĂĂĐĐĞƐƐůĂŶĞƐǁŝƚŚŝŶdŚĞĞŶƚĞƌ͘dŚĞĚƌŝǀĞͲƚŚƌŽƵŐŚůĂŶĞĞŶƚƌǇ ĂŶĚĞǆŝƚƉŽŝŶƚƐƉƌŽƉŽƐĞĚǁŝůůĂůƐŽďĞĚŝƌĞĐƚĞĚĐŽŶŶĞĐƚĞĚƚŽƚŚĞƚƌĂǀĞůǁĂǇƐǁŝƚŚŝŶdŚĞ ĞŶƚĞƌ͘ x KsZϮϱ͘ϭ͘͘ϲ͘Ă͘ŝǀʹdŝŵŝŶŐŽĨĞǀĞůŽƉŵĞŶƚ dŚĞƐƚĂŶĚĂƌĚƉƌŽŚŝďŝƚƐĂĐŽŶǀĞŶŝĞŶĐĞƵƐĞĨƌŽŵŽƉĞŶŝŶŐĨŽƌďƵƐŝŶĞƐƐƵŶƚŝůĂŵŝŶŝŵƵŵŽĨϱϬйŽĨ ƚŚĞŶĞƚĨůŽŽƌĂƌĞĂĨŽƌƚŚĞŶŽŶͲĐŽŶǀĞŶŝĞŶĐĞƵƐĞƐƚƌƵĐƚƵƌĞƐǁŝƚŚŝŶƚŚĞƐŚŽƉƉŝŶŐĐĞŶƚĞƌŚĂǀĞďĞĞŶ ĐŽŶƐƚƌƵĐƚĞĚ͘/ŶƚŚĞĐĂƐĞŽĨĂŶĂĚĂƌŽƐƐƌŽĂĚƐ͕ƚŚĞƐƚĂŶĚĂƌĚŝƐŵĞƚ͘dŚĞƌĞĂƌĞƚǁŽďƵŝůĚŝŶŐƉĂĚƐ ĐƵƌƌĞŶƚůǇǀĂĐĂŶƚ͕ƚŚĞŽŶĞŽŶWĂĚηϭĂŶĚƚŚĞŽŶĞŽŶWĂĚηϮͲƚŚĞƐƵďũĞĐƚůŽƚ͘/ĨĨƵƚƵƌĞ ĚĞǀĞůŽƉŵĞŶƚŽĨWĂĚηϭĐŽŶƐŝƐƚƐŽĨĂŶŽƚŚĞƌĐŽŶǀĞŶŝĞŶĐĞƵƐĞ͕ƚŚĞĞǆŝƐƚŝŶŐďƵŝůĚŝŶŐƐŝŶdŚĞĞŶƚĞƌ ǁŽƵůĚĐŽŶƐƚŝƚƵƚĞϭϬϬйŽĨƚŚĞŶŽŶͲĐŽŶǀĞŶŝĞŶĐĞƵƐĞƐƚƌƵĐƚƵƌĞƐ͘/ĨŝŶƐƚĞĂĚ͕ĨƵƚƵƌĞĚĞǀĞůŽƉŵĞŶƚŽĨ WĂĚηϭĐŽŶƐŝƐƚƐŽĨĂŶŽŶͲĐŽŶǀĞŶŝĞŶĐĞƵƐĞ͕ƚŚĞĞǆŝƐƚŝŶŐďƵŝůĚŝŶŐƐǁŝƚŚŝŶdŚĞĞŶƚĞƌǁŝůů ĐŽŶƐƚŝƚƵƚĞϴϯ͘ϰйŽĨƚŚĞƚŽƚĂůŶŽŶͲĐŽŶǀĞŶŝĞŶĐĞƵƐĞďƵŝůĚŝŶŐƐ͘dŚĞďƵŝůĚŝŶŐĂƌĞĂƐƵƐĞĚĨŽƌƚŚŝƐ ĐĂůĐƵůĂƚŝŽŶĂƌĞ͗ WĂĚηϭʹ&ƵƚƵƌĞϱ͕ϮϬϬ^&ŵĂǆ͘ƉĞƌĞǀĞůŽƉŵĞŶƚWůĂŶKsϭϮͲϵϴͲϭϮ WĂĚηϮʹϭ͕ϲϰϵ^&ʹdŚŝƐWƌŽũĞĐƚ;dƌŽƉŝĐĂů^ŵŽŽƚŚŝĞŽŶǀĞŶŝĞŶĐĞhƐĞͿ WĂĚηϯʹϴ͕ϳϯϱ^&ʹǆŝƐƚŝŶŐǁĞƐƚĞƌůǇďƵŝůĚŝŶŐ;ŶŽŶͲĐŽŶǀĞŶŝĞŶĐĞƵƐĞͿ WĂĚηϰʹϭϳ͕ϰϭϮ^&ʹǆŝƐƚŝŶŐƐŽƵƚŚĞƌůǇďƵŝůĚŝŶŐ;ŶŽŶͲĐŽŶǀĞŶŝĞŶĐĞƵƐĞͿ dŚĞƉƌŽƉŽƐĞĚŽŶǀĞŶŝĞŶĐĞhƐĞŝƐĂůƐŽƐƵďũĞĐƚƚŽƚŚĞƐƚĂŶĚĂƌĚƐĨŽƌ͞ƌŝǀĞͲƚŚƌƵhƐĞƐ͕EŽƚŝŶĐůƵĚŝŶŐ ĂŶŬƐ͟ůŝƐƚĞĚŝŶKsZϮϱ͘ϭ͘͘ϴ͕ƐƵďͲƐĞĐƚŝŽŶƐĂƚŚƌƵĚ͘ŽŵƉůŝĂŶĐĞǁŝƚŚƚŚŽƐĞƐƵďͲƐĞĐƚŝŽŶƐŝƐĂƐĨŽůůŽǁƐ͗ x KsZϮϱ͘ϭ͘͘ϴ͘Ă dŚĞƐƚĂŶĚĂƌĚƌĞŝƚĞƌĂƚĞƐƚŚĞĂƉƉůŝĐĂďŝůŝƚǇŽĨƚŚŽƐĞƐƚĂŶĚĂƌĚƐĚŝƐĐƵƐƐĞĚĂďŽǀĞĨƌŽŵKsZ Ϯϱ͘ϭ͘͘ϲʹŽŶǀĞŶŝĞŶĐĞhƐĞƐ͘dŚĞƐƚĂŶĚĂƌĚĂůƐŽƐƚĂƚĞƐƚŚĂƚĚƌŝǀĞͲƚŚƌƵƵƐĞƐĂƌĞƐƵďũĞĐƚƚŽƚŚĞ EŽŝƐĞƌĞƐƚƌŝĐƚŝŽŶƐŽĨKsZϮϱ͘ϭ͘͘ϯ͕ǁŚŝĐŚƌĞƋƵŝƌĞƐĂEŽŝƐĞ/ŵƉĂĐƚ^ƚƵĚǇĨŽƌdŚĞWƌŽũĞĐƚ͘ /ŶĐůƵĚĞĚĂƐĂŶĂƚƚĂĐŚŵĞŶƚ͕ǁĞĂƌĞŝŶĐůƵĚŝŶŐĂEŽŝƐĞƐƐĞƐƐŵĞŶƚƌĞƉŽƌƚƉƌĞƉĂƌĞĚďǇ^ƉĞŶĚŝĂƌŝĂŶ ΘtŝůůŝƐĐŽƵƐƚŝĐƐΘEŽŝƐĞŽŶƚƌŽů>>ŝŶĐŽŶĨŽƌŵĂŶĐĞǁŝƚŚƚŚĞKsZϮϱ͘ϭ͘͘ϯŶŽŝƐĞƐƚĂŶĚĂƌĚƐ͘ dŚĞĂƐƐĞƐƐŵĞŶƚĐŽŶĐůƵĚĞĚƚŚĂƚŶŽŝƐĞĂƐƐŽĐŝĂƚĞĚǁŝƚŚƚŚĞdƌŽƉŝĐĂů^ŵŽŽƚŚŝĞƌŝǀĞͲƚŚƌƵƐƉĞĂŬĞƌ ĚƵƌŝŶŐĚĂǇƚŝŵĞŚŽƵƌƐǁĞƌĞĨŽƵŶĚƚŽĚĞĐƌĞĂƐĞĨĂƐƚĞƌƚŚĂŶĂŶĚĨĂůůďĞůŽǁƚŚĞƌŽĂĚǁĂǇŶŽŝƐĞ ůĞǀĞůƐĂƚƚŚĞŶĞĂƌĞƐƚƌĞƐŝĚĞŶƚŝĂůƉƌŽƉĞƌƚŝĞƐ͘ƵƌŝŶŐŶŝŐŚƚƚŝŵĞŚŽƵƌƐ͕ƚŚĞĂƐƐĞƐƐŵĞŶƚĐŽŶĐůƵĚĞĚ ƚŚĞƐŽƵŶĚƉƌĞƐƐƵƌĞůĞǀĞůƐǁĞƌĞĨŽƵŶĚƚŽŵĞĞƚƚŚĞůŝŵŝƚƐƐƉĞĐŝĨŝĞĚŝŶƚŚĞdŽǁŶŽĨKƌŽsĂůůĞǇ ŽŶŝŶŐŽĚĞĂƚdĂďůĞϮϱͲϭ͘͘ x KsZϮϱ͘ϭ͘͘ϴ͘ď dŚĞƐƚĂŶĚĂƌĚƐƚĂƚĞƐƚŚĂƚƚŚĞĚƌŝǀĞͲƚŚƌƵƵƐĞƐŚĂůůŶŽƚďĞǀŝƐŝďůĞĨƌŽŵĂŶǇƉƵďůŝĐƌŽĂĚǁĂǇŽƌĂŶǇ 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ĂƚĂŶǇŽĨƚŚĞĞǆŝƐƚŝŶŐƐŝƚĞĂĐĐĞƐƐĚƌŝǀĞǁĂǇůŽĐĂƚŝŽŶƐ͘ KƉĞƌĂƚŝŽŶƐŝŶĨŽƌŵĂƚŝŽŶǁĂƐƉƌŽǀŝĚĞĚďǇƚŚĞƚĞŶĂŶƚǁŚŽŽƉĞƌĂƚĞƐƚŚĞ,ŽƵŐŚƚŽŶdŽǁŶĞŶƚĞƌƌĞƐƚĂƵƌĂŶƚ͕ ůŽĐĂƚĞĚĂƚ,ŽƵŐŚƚŽŶZŽĂĚͬKůĚsĂŝůZŽĂĚŝŶdƵĐƐŽŶ͕͘dŚĞƉĞĂŬďƵƐŝŶĞƐƐŚŽƵƌƐŽĨƚŚĞƌĞƐƚĂƵƌĂŶƚĂƌĞďĞƚǁĞĞŶ ϭϭDʹϭWD͕ǁŝƚŚϭϭDʹϭϮWDďĞŝŶŐƚŚĞƚǇƉŝĐĂůƉĞĂŬŚŽƵƌ͘dŚĞďƵƐŝĞƐƚĚĂǇŽĐĐƵƌƌĞĚŝŶDĂǇϮϬϮϭǁŝƚŚĂ ƉĞĂŬŚŽƵƌŽĨĂƉƉƌŽǆŝŵĂƚĞůǇϮϲĞŶƚĞƌŝŶŐǀĞŚŝĐůĞƐ͘dŚĞƚǇƉŝĐĂůƉĞĂŬŚŽƵƌŵĂǆŝŵƵŵŶƵŵďĞƌŽĨǀĞŚŝĐůĞƐŝŶƚŚĞ ĚƌŝǀĞͲƚŚƌŽƵŐŚƋƵĞƵĞŝƐϲͲϳ͘sĞŚŝĐůĞƐƚǇƉŝĐĂůůǇĐŽŵƉůĞƚĞƚŚĞĞŶƚŝƌĞĚƌŝǀĞͲƚŚƌŽƵŐŚƚƌĂŶƐĂĐƚŝŽŶǁŝƚŚŝŶĂďŽƵƚϮ ŵŝŶƵƚĞƐ͘ dŚĞƌĞŝƐĂƐŝŶŐůĞͲůĂŶĞĚƌŝǀĞͲƚŚƌŽƵŐŚƉƌŽƉŽƐĞĚŽŶƚŚĞƐŝƚĞ͘dŚĞĚƌŝǀĞǁĂǇǁŝůůďĞŐŝŶĂƚƚŚĞŶŽƌƚŚǁĞƐƚĐŽƌŶĞƌŽĨƚŚĞ ƐŝƚĞǁŚŝĐŚƚƌĂǀĞůƐĂůŽŶŐƚŚĞǁĞƐƚƐŝĚĞŽĨƚŚĞďƵŝůĚŝŶŐĂŶĚĐŽŶƚŝŶƵĞƐƚŽƚŚĞƉŝĐŬƵƉǁŝŶĚŽǁŽŶƚŚĞƐŽƵƚŚƐŝĚĞŽĨ ƚŚĞďƵŝůĚŝŶŐ͘dŚĞĚƌŝǀĞͲƚŚƌŽƵŐŚĞǆŝƚǁŝůůďĞŽŶƚŚĞƐŽƵƚŚĞĂƐƚĐŽƌŶĞƌŽĨƚŚĞƐŝƚĞ͘ WĂƌŬŝŶŐǁŝůůďĞƉƌŽǀŝĚĞĚĨŽƌƚŚŝƐĚĞǀĞůŽƉŵĞŶƚŽŶĂůůƐŝĚĞƐŽĨƚŚĞďƵŝůĚŝŶŐ͘dŚĞƌĞǁŝůůďĞĂƚŽƚĂůŽĨϯϮƉĂƌŬŝŶŐ ƐƉĂĐĞƐ͕ŝŶĐůƵĚŝŶŐϮĂĐĐĞƐƐŝďůĞƐƉĂĐĞƐ͕ƉƌŽǀŝĚĞĚďǇƚŚĞWƌŽũĞĐƚ͘ ϰ͘ϮdƌŝƉ'ĞŶĞƌĂƚŝŽŶ ĞĨŽƌĞƌĞĚƵĐƚŝŽŶƐĚƵĞƚŽƉĂƐƐͲďǇƚƌŝƉƐ͕ƚŚĞWƌŽũĞĐƚŝƐĨŽƌĞĐĂƐƚƚŽŐĞŶĞƌĂƚĞĂƉƉƌŽǆŝŵĂƚĞůǇϲϵDƉĞĂŬŚŽƵƌƚƌŝƉƐ͕ ϱϭWDƉĞĂŬŚŽƵƌƚƌŝƉƐ͕ĂŶĚϳϮϮĚĂŝůǇƚƌŝƉƐŽŶĂƚǇƉŝĐĂůǁĞĞŬĚĂǇďĂƐĞĚŽŶƚŚĞ/ŶƐƚŝƚƵƚĞŽĨdƌĂŶƐƉŽƌƚĂƚŝŽŶ ŶŐŝŶĞĞƌƐ;/dͿdƌŝƉ'ĞŶĞƌĂƚŝŽŶDĂŶƵĂů;d'DͿ͕ϭϭƚŚĚŝƚŝŽŶ͘ ĨƚĞƌĂĚũƵƐƚŵĞŶƚƐĨŽƌƉĂƐƐͲďǇƚƌŝƉƐ͕ƚŚĞWƌŽũĞĐƚŝƐĨŽƌĞĐĂƐƚƚŽŐĞŶĞƌĂƚĞĂƉƉƌŽǆŝŵĂƚĞůǇϯϯDƉĞĂŬŚŽƵƌƚƌŝƉƐ͕Ϯϭ WDƉĞĂŬŚŽƵƌƚƌŝƉƐĂŶĚϲϱϲĚĂŝůǇƚƌŝƉƐ͘dŚĞƐĞĂƌĞƚŚĞĞƐƚŝŵĂƚĞĚŶĞǁƚƌŝƉƐƚŚĂƚĂƌĞĞǆƉĞĐƚĞĚƚŽďĞĂĚĚĞĚƚŽƚŚĞ ƌŽĂĚǁĂǇŶĞƚǁŽƌŬ͘ĂůĐƵůĂƚĞĚƚƌŝƉǀĂůƵĞƐĂƌĞƐŚŽǁŶŝŶdĂďůĞϭ͘ĚĞƚĂŝůĞĚƚƌŝƉŐĞŶĞƌĂƚŝŽŶĐĂůĐƵůĂƚŝŽŶƐŚĞĞƚŝƐ ŝŶĐůƵĚĞĚŝŶƚƚĂĐŚŵĞŶƚ͘ ϰ͘ϯWĂƐƐͲǇdƌŝƉƐ WĂƐƐͲďǇƚƌŝƉƐĂƌĞŝŶƚĞƌŵĞĚŝĂƚĞƐƚŽƉƐŵĂĚĞďǇŵŽƚŽƌŝƐƚƐƚƌĂǀĞůŝŶŐĨƌŽŵĂŶŽƌŝŐŝŶƚŽĂƉƌŝŵĂƌǇƚƌŝƉĚĞƐƚŝŶĂƚŝŽŶ͘ WĂƐƐͲďǇƚƌŝƉƐĂƌĞĂƚƚƌĂĐƚĞĚƚŽĂƚƌŝƉŐĞŶĞƌĂƚŽƌĨƌŽŵĞǆŝƐƚŝŶŐĂĚũĂĐĞŶƚƐƚƌĞĞƚƚƌĂĨĨŝĐ͞ƉĂƐƐŝŶŐďǇ͟ƚŚĞƵƐĞ͘dŚĞƐĞ ƚƌŝƉƐĂƌĞŶŽƚŶĞǁƚƌŝƉƐĂĚĚĞĚƚŽƚŚĞƌŽĂĚǁĂǇďǇƚŚĞƉƌŽƉŽƐĞĚĚĞǀĞůŽƉŵĞŶƚ͖ŚŽǁĞǀĞƌ͕ƚŚĞǇĂƌĞƐƚŝůůĂĐĐŽƵŶƚĞĚ ĨŽƌĂƚƚŚĞƐŝƚĞĚƌŝǀĞǁĂǇƐ͘^ŝŶĐĞƉĂƐƐͲďǇƚƌŝƉƐĐŽŵĞĨƌŽŵĞǆŝƐƚŝŶŐƚƌĂĨĨŝĐĂůƌĞĂĚǇƚƌĂǀĞůŝŶŐƉĂƐƚƚŚĞƐŝƚĞ͕ƚŚĞƐĞƚƌŝƉƐ ĂƌĞĚĞĚƵĐƚĞĚĨƌŽŵƚŚĞƚŽƚĂůŶĞǁƚƌŝƉƐŐĞŶĞƌĂƚĞĚďǇƚŚĞƉƌŽƉŽƐĞĚĚĞǀĞůŽƉŵĞŶƚ͘ ĂƐĞĚŽŶĂƉƉĞŶĚŝĐĞƐĐŽŶƚĂŝŶĞĚǁŝƚŚŝŶƚŚĞ/dd'D͕&ĂƐƚͲ&ŽŽĚZĞƐƚĂƵƌĂŶƚǁŝƚŚƌŝǀĞͲdŚƌŽƵŐŚtŝŶĚŽǁDͬWD ƉĞĂŬŚŽƵƌĂǀĞƌĂŐĞƉĂƐƐͲďǇƉĞƌĐĞŶƚĂŐĞƐĂƌĞϱϬйͬϱϱй͘ dĂďůĞϭ͗WƌŽũĞĐƚdƌŝƉ'ĞŶĞƌĂƚŝŽŶ >ĂŶĚhƐĞ/d ŽĚĞϭ^ŝǌĞhŶŝƚ DWĞĂŬ,ŽƵƌWDWĞĂŬ,ŽƵƌĂŝůǇ sŽůƵŵĞ/ŶKƵƚdŽƚĂů/ŶKƵƚdŽƚĂů &ĂƐƚͲ&ŽŽĚZĞƐƚĂƵƌĂŶƚǁŝƚŚƌŝǀĞͲdŚƌŽƵŐŚtŝŶĚŽǁ ϵϯϰ ϭ͘ϱϰ <^&'&Ϯ ϯϱ ϯϰ ϲϵ Ϯϳ Ϯϰ ϱϭ ϳϮϮ dŽƚĂůƌŝǀĞǁĂǇdƌŝƉƐ ϯϱ ϯϰ ϲϵ Ϯϳ Ϯϰ ϱϭ ϳϮϮ &ĂƐƚͲ&ŽŽĚZĞƐƚĂƵƌĂŶƚǁŝƚŚƌŝǀĞͲdŚƌŽƵŐŚtŝŶĚŽǁWĂƐƐͲǇdƌŝƉƐĂƚϱϬйĂŶĚ ϱϱй;DĂŶĚWDͿϯͲϭϴ Ͳϭϴ Ͳϯϲ Ͳϭϱ Ͳϭϱ ͲϯϬ Ͳϲϲ WĂƐƐͲǇƌŝǀĞǁĂǇdƌŝƉƐ Ͳϭϴ Ͳϭϴ Ͳϯϲ Ͳϭϱ Ͳϭϱ ͲϯϬ Ͳϲϲ dŽƚĂůEĞǁǆƚĞƌŶĂůdƌŝƉƐ ϭϳ ϭϲ ϯϯ ϭϮ ϵ Ϯϭ ϲϱϲ ϭ͘>ĂŶĚhƐĞŽĚĞ;>hͿ͕ƉĞƌ/dd'D͕ϭϭƚŚĚŝƚŝŽŶ͘ Ϯ͘<^&'&сϭ͕ϬϬϬƐƋƵĂƌĞĨĞĞƚŽĨŐƌŽƐƐĨůŽŽƌĂƌĞĂ ϯ͘WĂƐƐͲďǇƚƌŝƉƌĂƚĞƐƐƵŵŵĂƌŝǌĞĚĨƌŽŵ/dd'DƉƉĞŶĚŝĐĞƐ͘ 'ƌĞĞŶůŝŐŚƚdƌĂĨĨŝĐŶŐŝŶĞĞƌŝŶŐ͕>> ^ϭϰϬϱϬEϴϯƌĚǀĞ͕^ƚĞϮϵϬ͕WĞŽƌŝĂ͕ϴϱϯϴϭ d;ϲϬϮͿϰϵϵͲϭϯϯϵtŐƌĞĞŶůŝŐŚƚƚĞ͘ĐŽŵϰŽĨϰ ϱKE>h^/KE^ dŚĞĨŽůůŽǁŝŶŐĐŽŶĐůƵƐŝŽŶƐĂƌĞŵĂĚĞďĂƐĞĚŽŶƚŚĞĨŝŶĚŝŶŐƐŽĨƚŚĞWƌŽũĞĐƚd/^͗ ϭ͘dŚĞWƌŽũĞĐƚŝƐĞǆƉĞĐƚĞĚƚŽŐĞŶĞƌĂƚĞĂƉƉƌŽǆŝŵĂƚĞůǇϲϵDƉĞĂŬŚŽƵƌ͕ϱϭWDƉĞĂŬŚŽƵƌĂŶĚϳϮϮĚĂŝůǇ ƚƌŝƉƐďĂƐĞĚŽŶƚŚĞ/ddƌŝƉ'ĞŶĞƌĂƚŝŽŶDĂŶƵĂů͕ϭϭƚŚĚŝƚŝŽŶ͘ĨƚĞƌĂĚũƵƐƚŵĞŶƚƐĨŽƌƉĂƐƐͲďǇƚƌŝƉƐ͕ƚŚĞ WƌŽũĞĐƚŝƐĨŽƌĞĐĂƐƚƚŽŐĞŶĞƌĂƚĞĂƉƉƌŽǆŝŵĂƚĞůǇϯϯDƉĞĂŬŚŽƵƌƚƌŝƉƐ͕ϮϭWDƉĞĂŬŚŽƵƌƚƌŝƉƐĂŶĚϲϱϲ ĚĂŝůǇƚƌŝƉƐ͘ Ϯ͘dŚĞWƌŽũĞĐƚŝƐŶŽƚĞǆƉĞĐƚĞĚƚŽŚĂǀĞĂƐŝŐŶŝĨŝĐĂŶƚŝŵƉĂĐƚƚŽƚŚĞƐƵƌƌŽƵŶĚŝŶŐƌŽĂĚǁĂǇŝŶĨƌĂƐƚƌƵĐƚƵƌĞĂƐŝƚ ŝƐĞǆƉĞĐƚĞĚƚŽŐĞŶĞƌĂƚĞƵŶĚĞƌϭϬϬƉĞĂŬŚŽƵƌƚƌŝƉƐ͘ ϯ͘dŚĞƌĞĂƌĞŶŽƐŝŐŚƚͲĚŝƐƚĂŶĐĞĐŽŶĐĞƌŶƐĂƚƚŚĞĞǆŝƐƚŝŶŐWƌŽũĞĐƚĚƌŝǀĞǁĂǇƐ͘ ϲZKDDEd/KE^ /ŶƐƵŵŵĂƌǇ͕ƚŚĞƉƌŽƉŽƐĞĚWƌŽũĞĐƚŝƐĞǆƉĞĐƚĞĚƚŽŚĂǀĞŶŽƐŝŐŶŝĨŝĐĂŶƚŝŵƉĂĐƚŽŶƚŚĞĂĚũĂĐĞŶƚƌŽĂĚǁĂǇŶĞƚǁŽƌŬ͘ dŚĞĨŽůůŽǁŝŶŐƌĞĐŽŵŵĞŶĚĂƚŝŽŶƐǁĞƌĞĚĞǀĞůŽƉĞĚďĂƐĞĚŽŶƚŚĞĨŝŶĚŝŶŐƐŽĨƚŚĞWƌŽũĞĐƚd/^͗ ϭ͘ĞƐŝŐŶĂŶĚĐŽŶƐƚƌƵĐƚŝŽŶŽĨƚŚĞƉƌŽƉŽƐĞĚWƌŽũĞĐƚŝŵƉƌŽǀĞŵĞŶƚƐƐŚŽƵůĚĐŽŶĨŽƌŵƚŽƚŚĞdŽǁŶŽĨKƌŽ sĂůůĞǇĚĞƐŝŐŶŐƵŝĚĞůŝŶĞƐ͕ĂƐĂƉƉůŝĐĂďůĞ͘ ^ŝŶĐĞƌĞůǇ͕ 'ƌĞĞŶůŝŐŚƚdƌĂĨĨŝĐŶŐŝŶĞĞƌŝŶŐ͕>> ^ĐŽƚƚ<ĞůůĞǇ͕W͕WdK WƌŝŶĐŝƉĂůͬWƌŽũĞĐƚDĂŶĂŐĞƌ ƐĐŽƚƚŬΛŐƌĞĞŶůŝŐŚƚƚĞ͘ĐŽŵ ;ϲϬϮͿϰϵϵͲϭϯϯϵ ƚƚĂĐŚŵĞŶƚƐ͗ ʹ>ĂŵďĞƌƚͬ>ĂĂŶĂĚĂdƌŽƉŝĐĂů^ŵŽŽƚŚŝĞ^ŝƚĞWůĂŶ ʹdƌŝƉ'ĞŶĞƌĂƚŝŽŶĂůĐƵůĂƚŝŽŶƐ ^ĐŽƚƚ<ĞůůĞǇ͕WWWWWWWWW͕WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWdKdKdKdKKdKdKdKdKKdKdKdKdddKKdKdKKKdKdddKdKdKKKdKdKdKddKdKKddKdKdKKdKKKdKddKdKKKKddddddddKdKdKdKdddKKKKddddKKKKdddKdKKKKddKKddKKdKdddKdKKdddKdKddddKdKdddKKddddKKdKddKKKdKddKKKddKKKddddddKdKddKddKKKKKKdddKKddKdddKdddddddddd 'ƌĞĞŶůŝŐŚƚdƌĂĨĨŝĐŶŐŝŶĞĞƌŝŶŐ͕>> ^ϭϰϬϱϬEϴϯƌĚǀĞ͕^ƚĞϮϵϬ͕WĞŽƌŝĂ͕ϴϱϯϴϭ d;ϲϬϮͿϰϵϵͲϭϯϯϵtŐƌĞĞŶůŝŐŚƚƚĞ͘ĐŽŵ dd,DEd^ working days before you begin excavationContact Arizona 811 at least two fullCall 811 or click Arizona811.comCONCEPTUAL SITE PLANTROPICAL SMOOTHIE - LA CANADA DR22022322202232CONCEPTUAL SITE PLANTROPICAL SMOOTHIE-LA CANADA DRLOCATED IN THE N.E. 1/4 OF SEC 15, T12S, R13E, G&SRM,TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONADynamicCivil DesignsLLC4690 N MELPOMENE WAY TUCSON ARIZONA 85749PH: (520) 461-8016 EMAIL: james.mcm@live.com01/19/23352626JAMESMcMURTRIEEPRELIMINARYREMINARELIMINARAELIMINARAELIMINANALIMINAINCCNNINININCMIMIMMMMMMIM526526JAJAANANANANANANANANNLLLELNOT FOR CONSTRUCTIONFFFFFFFFFFFFFR CONSTRRCONSTCONSTCONSTS66MESESR.R.cMURTRIEcMURTRIEEECCCOCOCOCCOOSTSTSTSTTCCCUNSUBDIVIDEDAPN 224-39-001EZONED C-NUNSUBDIVIDEDAPN 224-39-001EZONED C-NUNSUBDIVIDEDAPN 224-39-001EZONED C-NN LA CANADA DR (PUBLIC)W LAMBERT LN (PUBLIC) Trip Generation AnalysisProject:221043 ONET SR 92 Tropcial Smoothie Originator:Maria Jimenez Checked:Collette Frohlich, PEDate:3/30/2022Data Source:Dynamic Civil Designs Site Plan Reference Manual:ITE Trip Generation Manual, 11th EditionSize:1.54Independent Variable:GFATime Period:Weekday (Monday - Friday), Peak Hour Adjacent Street TrafficSetting/LocationGeneral Urban/SuburbanAM Calc PM Calc ADT Calc AM PMLand UseLUCUnitsSizeInOutTotalInOutTotalTotalInOutTotalInOutTotalADTTRIP ENDSFast-Food Restaurant with Drive-Through Window 934 1000 SF GFA 1.54 51% 49% 44.61 52% 48% 33.03 467.48 35 34 69 27 24 51 722Subtotal Trip Ends 35 34 69 27 24 51 722PASS BY TRIPSFast-Food Restaurant with Drive-Through Window193850%55%181836151530362Subtotal Pass-By181836151530362External Trip Ends 17 16 33 12 9 21 3601. Pass-by rates were taken from the ITE Trip Gen Manual, 11th Ed Pass-by Tables. VIEWSHED IMAGE 1 VIEW: EAST LAMBER T L A N E LA CANADA DR VIEWSHED IMAGE 2 VIEW: EAST LAMBER T L A N E LA CANADA DR VIEWSHED IMAGE 3 VIEW: EAST LAMBER T L A N E LA CANADA DR VIEWSHED IMAGE 4 VIEW: EAST LAMBER T L A N E LA CANADA DR TIONSMAP & CROSS SECT LAMBERT LANE LA CANADA DR TROPICAL SMOOTHIE - LA CANADA DR OV2202232 LANDSCAPE CONCEPT PLAN LA CANADA DRLEGEND SCALE: 1"= '-0" 0 2020 40 20 10 PLANT LEGEND 22401 .ON ETACFTREC dengiS e taD .A.S.UANOZ RA t c e t ih crAepacsdnaLderetsgeRKAREN M. CESARE Novak Environmental, Inc. Landscape Architecture Natural Resources Planning Mitigation 4574 North First Avenue #100, Tucson, AZ 85718 Phone 520.206.0591 Fax 520.882.3006 NOTES WALL/TRELLIS DETAIL working days before you begin excavationContact Arizona 811 at least two fullCall 811 or click Arizona811.comCONCEPTUAL SITE PLANTROPICAL SMOOTHIE - LA CANADA DR22022322202232CONCEPTUAL SITE PLANTROPICAL SMOOTHIE-LA CANADA DRLOCATED IN THE N.E. 1/4 OF SEC 15, T12S, R13E, G&SRM,TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONADynamicCivil DesignsLLC 1 0(L320(1( :$< 78C621 $5,=21$ 3+ (0$,L Mamesmcm#livecRm0 7 / 0 7 / 2 3 C.ONETAIFITRE C 52626JAMESR.McMURTRIEEDATISEGNDareenignEl)(vliiCPr of essiong d eretsieR AUSNOZIRAA.. .UNSUBDIVIDEDAPN 224-39-001EZONED C-NUNSUBDIVIDEDAPN 224-39-001EZONED C-N UNSUBDIVIDEDAPN 224-39-001EZONED C-NN LA CANADA DR (PUBLIC)W LAMBERT LN (PUBLIC)CSP 2202232 working days before you begin excavationContact Arizona 811 at least two fullCall 811 or click Arizona811.com2202232CONCEPTUAL SITE PLANTROPICAL SMOOTHIE-LA CANADA DRLOCATED IN THE N.E. 1/4 OF SEC 15, T12S, R13E, G&SRM,TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONADynamicCivil DesignsLLC 1 0(L320(1( :$< 78C621 $5,=21$ 3+ (0$,L Mamesmcm#livecRm0 7 / 0 7 / 2 3 C.ONETAIFITRE C 52626JAMESR.McMURTRIEEDATISEGNDareenignEl)(vliiCPr of essiong d eretsieR AUSNOZIRAA.. .VANACCESSIBLERESERVEDPARKINGORO VALLEY TOWN CODESEC 11-4-3.A working days before you begin excavationContact Arizona 811 at least two fullCall 811 or click Arizona811.comN LA CANADA DR (PUBLIC)UNSUBDIVIDEDAPN 224-39-001EZONED C-N234589101213141617182122232425262728CONCEPTUAL SITE PLANTROPICAL SMOOTHIE-LA CANADA DRLOCATED IN THE N.E. 1/4 OF SEC 15, T12S, R13E, G&SRM,TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONA293031323334134589131521242424202132323433343440404041414044453939345DynamicCivil DesignsLLC 1 0(L320(1( :$< 78C621 $5,=21$ 3+ (0$,L Mamesmcm#livecRm0 7 / 0 7 / 2 3 C.ONETAIFITRE C 52626JAMESR.McMURTRIEEDATISEGNDareenignEl)(vliiCPr of essiong d eretsieR AUSNOZIRAA.. .35363737385152UNSUBDIVIDEDAPN 224-39-001EZONED C-NUNSUBDIVIDEDAPN 224-39-001EZONED C-NUNSUBDIVIDEDAPN 224-39-001CZONED C-NORO VALLEY SHOPPING CENTER / APARTMENTS LOT 1 BK59, PG27 M&P ZONED PAD 46672720192942212434485036301114211620431539342417163940224122222323354239491816314322022322139101126727472727271211181617272828282738214445464748495051252431191952212121629 working days before you begin excavationContact Arizona 811 at least two fullCall 811 or click Arizona811.comCONCEPTUAL SITE PLANTROPICAL SMOOTHIE-LA CANADA DRLOCATED IN THE N.E. 1/4 OF SEC 15, T12S, R13E, G&SRM,TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONADynamicCivil DesignsLLC 1 0(L320(1( :$< 78C621 $5,=21$ 3+ (0$,L Mamesmcm#livecRm0 7 / 0 7 / 2 3 C.ONETAIFITRE C 52626JAMESR.McMURTRIEEDATISEGNDareenignEl)(vliiCPr of essiong d eretsieR AUSNOZIRAA.. .220223212345678910111213141516171236810111111121111111157915161617181819202122232419202125222425231111111442626272728131128 working days before you begin excavationContact Arizona 811 at least two fullCall 811 or click Arizona811.com2202232CONCEPTUAL SITE PLANTROPICAL SMOOTHIE-LA CANADA DRLOCATED IN THE N.E. 1/4 OF SEC 15, T12S, R13E, G&SRM,TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONADynamicCivil DesignsLLC 1 0(L320(1( :$< 78C621 $5,=21$ 3+ (0$,L Mamesmcm#livecRm0 7 / 0 7 / 2 3 C.ONETAIFITRE C 52626JAMESR.McMURTRIEEDATISEGNDareenignEl)(vliiCPr of essiong d eretsieR AUSNOZIRAA.. .1234561111111233333334444444444666666677777755889910101010111211121313131414146777 TROPICAL SMOOTHIE - LA CANADA DR OV2202232 LANDSCAPE CONCEPT PLAN LA CANADA DRLEGEND SCALE: 1"= '-0" 0 2020 40 20 10 PLANT LEGEND 22401 .ON ETACFTREC dengiS e taD .A.S.UANOZ RA t c e t ih crAepacsdnaLderetsgeRKAREN M. CESARE Novak Environmental, Inc. Landscape Architecture Natural Resources Planning Mitigation 4574 North First Avenue #100, Tucson, AZ 85718 Phone 520.206.0591 Fax 520.882.3006 NOTES WALL/TRELLIS DETAIL C.ONETAIFITRE C 52626JAMESR.McMURTRIEEDATISEGNDareenignEl)(vliiCPr of essiong d eretsieR AUSNOZIRAA.. . 0 6 / 0 2 / 2 3 22022322202232 C.ONETAIFITRE C 52626JAMESR.McMURTRIEEDATISEGNDareenignEl)(vliiCPr of essiong d eretsieR AUSNOZIRAA.. . 0 6 / 0 2 / 2 32202232 C.ONETAIFITRE C 52626JAMESR.McMURTRIEEDATISEGNDareenignEl)(vliiCPr of essiong d eretsieR AUSNOZIRAA.. . 0 6 / 0 2 / 2 32202232 working days before you begin excavationContact Arizona 811 at least two fullCall 811 or click Arizona811.com234589101213141617182122232425262728293031323334DynamicCivil DesignsLLC 1 0(L320(1( :$< 78C621 $5,=21$ 3+ (0$,L Mamesmcm#livecRm0 6 / 0 2 / 2 3 C.ONETAIFITRE C 52626JAMESR.McMURTRIEEDATISEGNDareenignEl)(vliiCPr of essiong d eretsieR AUSNOZIRAA.. .353637386720191111539404142432202232444546474849505152DEVELOPMENT PLANCANADA CROSSROADSA PORTION OF SECTION 15, T12S, R13E, G&SRM,TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONAN LA CANADA DR (PUBLIC)UNSUBDIVIDEDAPN 224-39-001EZONED C-N134589131521242424202132323433343440404041414044453939345375152UNSUBDIVIDEDAPN 224-39-001EZONED C-NUNSUBDIVIDEDAPN 224-39-001EZONED C-NUNSUBDIVIDEDAPN 224-39-001CZONED C-NORO VALLEY SHOPPING CENTER / APARTMENTS LOT 1 BK59, PG27 M&P ZONED PAD 4627294222434485036301421162043393424171622222223233539491816312139101126727472727271211181617272828282738212524311919212121629 ND Enterprises, LLC 6501 E. Greenway Pkwy #103-707 Scottsdale, AZ 85254 P (480) 297-5577 Date: 7.27.2023 Conceptual Architecture Narrative, 6th submittal Tropical Smoothie Café @ 10335 N. La Canada Dr. Oro Valley, AZ Introduction This new freestanding Tropical Smoothie Café is approximately 1,650 SF and will contain a drive thru. The building materials have been selected to match the shopping center and all paint colors have been provided by the landlord. We have included a floor plan, site plan, elevations, color elevations are consistent with the landlord’s adjacent building, sections as well as materials and sections. Siting and Orientation This site design fits well within the property lines and includes ample parking for customers as well as adequate stacking at the drive thru. We are also providing an area for out door seating that will meet the design requirements. The front of the building faces N. La Canada Dr and is positioned well to be seen from this main rd. The access to the drive thru lane is easy to see and the turns are gently to allow proper stacking. Scale and Massing This building is a prototypical design for this brand and has a parapet height of 19’ and 20’ at the entrance achieve an overall balanced design. The materials of painted stucco, split faced block and arched windows match the existing shopping center. The parapets screen all of the rooftop equipment. The cooler is within the interior of the building and an interior roof top ladder is included. Color and Materials Per the color elevations and 3D renderings the building reflects the landlord’s criteria and approved masonry base. The color of the awning at the drive thru only will add color to the overall look. Screening All rooftop units will be hidden by the raised parapet walls Thank you for your consideration. SIGNS MUST BE REVIEWED AND APPROVEDUNDERSEPARATE APPLICATION. Site Photos – Tropical Smoothie Café View from La Canada Sidewalk at NE Corner View from La Canada Sidewalk at South Entry Drive From Onsite ‐ East Side From Onsite‐East side ‐ continued From Onsite‐East side ‐ continued Onsite Northwest Corner Onsite Southwest Corner Traffic and Parking Questions Comments or concerns Co m p r eh en s i v e Su m m ar y o f Nei g h b o r h o o d Meet i n g s Project: Proposed drive-thru use near the southwest corner of Lambert Ln. and La Cañada Dr. Location and Time: Town Hall and online from 6-7:30 Dates: 1st Neighborhood Meeting held on: June 8, 2022 2nd Neighborhood Meeting held on: June 27, 2023 Impact to shared parking - parking lot is full now Where will deliveries occur? How will customers access the business? Were other locations considered? (OV Marketplace) Could this be moved to the northern, vacant pad? What happens if vehicles extend outside of the queuing area? Where is the menu board located? How much traffic will this generate? How does the centers traffic numbers compare to other Tropical Smoothies? Signs, lighting, design Other How will people parked south of the building access the front door? Concern about the width of driving aisles in the center Traffic circulation in the center Lighting - impacts to other businesses Concerns with the architecture Views Is the height comparable to the other buildings? Compatibility and impact to adjacent patios Signs - Quality and appearance Effects on Harvest restaurant Can the screen wall be taller? Could the building be moved further east? Does the building need to be 20' tall? Location of trash enclosure Noise, fumes and safety of drive thru Compatibility Drive thru fit within center How many new parking spaces are proposed? Are other tropical smoothies located next to outdoor patios? Do any conditions from the previous rezoning or development agreement apply? Compromises / Design Changes Plant shorter maturing trees to limit view impacts What are the permitted uses for the site if the project is not approved? What is the approved height and footprint of the building? Move building further towards the south east. Relocate/reorient drive-thru speaker away from Harvest Patio. Opposition against reducing the 250' from residential Move patio to other side of the building Continued concerns about drive-thru use on site What happens if Tropical Smoothie goes out of business? Is there a market in Oro Valley for a drive-thru service? Applying design standards to preserve Oro Valley views How many drive-thrus are allowed on the site? Concern about noise from diesel/larger vehicles in the drive-thru Compliance with the existing development agreement Odors from drive-thru impacting other businesses Safety concerns for pedestrians Is a conditional use permit required if a drive-thru is not built? What are the requirements for a conditional use permit? Are drive-thrus permitted in Oro Valley outside Oracle Road? Drive-thru compatiblity along La Canada and Lambert. Oro Valley has is signifcant market segment in Oro Valley for drive thrus. Support for drive-thru use In t r o d u c t i o n s an d Wel c o m e Meeting facilitator Milini Simms, Principal Planner, introduced the agenda for the meeting and public participation process. Approximately 30 residents and interested parties attended, including Councilmembers Greene and Jones-Ivey, and Planning and Zoning Commissioner Sturmon. To w n St af f Pr es en t at i o n Kyle Packer, Senior Planner and the Town?s lead reviewer for this proposal, provided a presentation that included: -Location -Existing zoning and previously approved development plan for the entire center -Factors considered during the development review process such as traffic, noise, compatibility and use-specific requirements -Conditional Use Permit (CUP) process -Applicant?s request to reduce the residential buffer distance A p p l i c an t Pr es en t at i o n Rory Juneman of Lazarus and Silvyn, representing the applicant Tropical Smoothie, provided a presentation that included: -Existing Property and Development Plan -Review of June 2022 Meeting Feedback -Updated Site Plan -Changes made based on Feedback -Updated Renderings -Viewsheds Qu es t i o n s an d c o m m en t s The participants reviewed and added (new comments shown in yellow) to the questions and comments heard from the previous meeting. Each area of concern was then discussed in detail to identify potential design solutions. Co n c l u s i o n an d Nex t St ep s : The applicant?s representative, Rory Juneman provided more detail and answered questions related to the proposal. Senior Planner Kyle Packer answered questions about the Town?s processes and requirements. Ms. Simms closed the meeting, thanked everyone for their attendance and encouraged participants to contact Kyle Packer, at kpacker@orovalleyaz.gov, with any additional comments, questions, or concerns and visit OVprojects.com for updated project information and opportunities to stay involved. The next step is for the project to be considered by the Planning and Zoning Commission. Project has good compatibility; lower height, smaller size, and doesn't directly compete with other businesses Project is likely to bring additional clients to plaza. LEGEND Blue - received during 1st neighborhood meeting Yellow - added during 2nd neighborhood meeting Green - Potential design changes. 1 Packer, Kyle From:Hynd, Jessica Sent:Monday, June 6, 2022 5:11 PM To:Packer, Kyle Subject:CUP comments Hi Kyle, I received a few calls to object to the “fast food restaurant” proposal. As an additional FYI, am sure you are aware, Harvest posted on their Facebook page for people to attend the Wednesday meeting and stop the pad from being built on. There is also a petition সহ঺঻ 1. Pam Krebs – concerned that for a place that sells fast food, this is the wrong location, should go on Oracle Rd, takes away from the upscale of Oro Valley, this is already a busy intersection. I explained the CUP and she said Oro Valley is know for having allowed plans changed and she does not want a fast food business going in. 2. Louise – Objection to the fast food restaurant by Harvest, will hurt the patio views 3. Linda - - Objection to the building of a fast food restaurant that will hurt the 2 restaurants already in complex Jessica Hynd Constituent Services Coordinator/ Management Assistant Town of Oro Valley 11000 N. La Canada Drive Oro Valley, Arizona 85737 Office: 520.229.4711 Jhynd@orovalleyaz.gov 1 Packer, Kyle From:Hynd, Jessica Sent:Tuesday, June 7, 2022 2:19 PM To:Packer, Kyle Subject:FW: Proposed drive thru fast food restaurant at SW corner of Lambert and La Canada Follow Up Flag:Follow up Flag Status:Flagged Hey, This was forwarded to me as FYI and I am not going to put into my report since I am not responding Jessica Jessica Hynd Constituent Services Coordinator/ Management Assistant Town of Oro Valley 11000 N. La Canada Drive Oro Valley, Arizona 85737 Office: 520.229.4711 Jhynd@orovalleyaz.gov From: Sirois, Andrea <asirois@orovalleyaz.gov> Sent: Tuesday, June 7, 2022 8:37 AM To: Stine, Michelle <mstine@orovalleyaz.gov>; Standish, Michael <mstandish@orovalleyaz.gov> Cc: Hynd, Jessica <jhynd@orovalleyaz.gov> Subject: FW: Proposed drive thru fast food restaurant at SW corner of Lambert and La Canada FYI Sincerely, Andrea Sirois Executive Assistant Town Manager, Mayor and Council Town of Oro Valley Direct Line: 520-229-4714 From: Sent: Monday, June 6, 2022 9:10 PM To: Town Council <council@orovalleyaz.gov> Subject: Proposed drive thru fast food restaurant at SW corner of Lambert and La Canada To the Mayor and Council The proposed drive thru fast food restaurant in front of the two restaurants presents a dilemma in that both restaurants claim that a drive thru would ruin their patio dining with exhaust and vehicle traffic noise in addition to spoiling their 2 patrons’ patio views. The other side of the coin is the owner of the parcel having a presumptive right to develop (something) on a lot that has been empty for a substantial period of time. If it would be financially feasible for both restaurants to purchase that property and leave it undeveloped, problem solved. But the city of Oro Valley precluding an owner from developing would be tantamount to a taking of property without just compensation. Bad press? Lawsuit? I do agree that a drive thru fast food establishment probably is not the best solution as it would be to the detriment of both restaurants given the configuration of the area and might additionally create problem traffic patterns for that SW corner. The property owner and the restaurant owners (to the extent they have not already done so) should take additional time to meet and hammer out some reasonable compromise. My Thoughts: Property owners should not be unreasonably precluded from developing their investment in Oro Valley; that corner could use more business entities; Oro Valley could use more sales tax revenue from added business entities to that corner; the two existing restaurants in their current states are positive attractions to that corner and to Oro Valley. Bill Wissler 1433 W Bridalveil Place Oro Valley, Arizona 85737 1 Packer, Kyle From:Hynd, Jessica Sent:Tuesday, June 7, 2022 2:19 PM To:Packer, Kyle Subject:FW: Fast food restaurant Follow Up Flag:Follow up Flag Status:Flagged And another one Jessica Hynd Constituent Services Coordinator/ Management Assistant Town of Oro Valley 11000 N. La Canada Drive Oro Valley, Arizona 85737 Office: 520.229.4711 Jhynd@orovalleyaz.gov From: Sirois, Andrea <asirois@orovalleyaz.gov> Sent: Tuesday, June 7, 2022 8:38 AM To: Standish, Michael <mstandish@orovalleyaz.gov>; Stine, Michelle <mstine@orovalleyaz.gov> Cc: Hynd, Jessica <jhynd@orovalleyaz.gov> Subject: FW: Fast food restaurant FYI Sincerely, Andrea Sirois Executive Assistant Town Manager, Mayor and Council Town of Oro Valley Direct Line: 520-229-4714 From: Sent: Monday, June 6, 2022 7:00 PM To: Town Council <council@orovalleyaz.gov> Subject: Fast food restaurant To the Mayor and Council: I am registering my opposition to the fast food drive thru “restaurant” to be built at the SW corner of La Canada and Lambert. We do not need more traffic on either street, nor the noise and pollution produced by such traffic, nor the loitering common to fast food establishments. Oro Valley deserves better than this. 2 The construction of the intersection does not allow for safely exiting to the west or to the north from that quadrant. Please do not approve this. Janis Johnson 1433 W Bridalveil Pl Oro Valley AZ