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HomeMy WebLinkAboutPackets - Council Packets (221)Council Meeting Regular Session October 5, 2016 1 Town Council Meeting Announcements 2 Upcoming Meetings 3 4 5 Nakoma Sky Senior Living Facility Town Council November 5, 2016 6 Purpose Nakoma Sky Senior Living Facility Senior Apartments, Assisted Living Units, Memory Care Units and Independent Living units Community Park and Trailhead Future Commercial and Welcome Center Requests Grading Exception (A) Conceptual Site Plan, Landscape Plan, Recreation Area Plan (B) Conceptual Architecture (C) Good evening Mr. Mayor, members of Council. Our purpose here tonight is to consider several requests related to the Nakoma Sky Senior Care facility locate on 79 acres at the southeast corner of Naranja Drive and 1st Avenue. The project is a continuum of care retirement community, which means that it provides for progressive levels of care within the development as the care needs of residents changes. The project consists of senior care apartments, assisted living and memory care units, independent living units and support services (wellness center, recreational amenities, administrative office food services). (336 units.) Additionally, the project includes a community park and trailhead open to the public, a future commercial and welcome center. There are three requests tonight and my presentation will follow the order listed on the agenda, Please note that separate motions are provided on each item. 7 Location Wash Hills Naranja Lambert Ln 1st Avenue Oracle Rd CDO Wash So, in terms of context, Naranja Drive is on the north and 1st Avenue is on the west. The Canada del Oro wash corridor forms the southern boundary of the parcel. Home Depot, Steam Pump Ranch and the commercial development along Oracle Road is located to the southeast. The property contains significant natural features which are key to each request you have before you tonight. These features include a number of hillside areas (brown) and a braided wash system (green) which runs through the eastern portion of the site. During the rezoning and site design phases, the overarching goal was to concentrate building and parking areas in a manner that would have the least impact on these natural features, while minimizing the visual impact of the proposed buildings on the adjacent roadways and properties. As a result, the main building areas were concentrated against the hillside areas (shown in yellow highlight), which visually shield the majority of the development from 1st Avenue and the residential area to the west and from planned and existing residential areas to the north. 8 Site Plan / Landscape Plan I wanted to go over the various land uses to get us all oriented on the proposed development. The main core of the project includes independent living apartments, assisted living and memory care units, as well as support services. Additional independent living units are planned for a future phase in these areas. You can see that the main campus is located on the eastern side of the hillsides, using the hillsides as a visual screen to 1st Avenue and properties to the north. A community park that is open and accessible to the general public is planned at the northern entrance from 1st Avenue. Future commercial and a welcome center is planned at Lambert Lane and 1st Avenue at the southern entrance drive to the development. 9 Tentative Development Plan Naranja Drive 1st Avenue Lambert CDO Wash This is the approved Tentative Development Plan adopted as part of the rezoning. In addition to the Tentative Development Plan, a detailed Architectural concept was also adopted as part of the rezoning. The detailed Tentative Development and detailed Architectural concept were important to again carefully plan the building against hillside areas and treat the building architecturally to reduce the perceived height and mass. The effort to establish the Tentative Development Plan involved an extensive site tour where residents, members of this Board, the Planning and Zoning Commission and Town Council went out and viewed the proposed building heights from all vantage points around the site. As a result of this effort during the rezoning stage, the taller buildings were placed on the back side of the natural hillsides on the site, which limit view impacts from 1st Avenue and the residential properties to the west, and from the existing an planned residential north of the site. The proposed site plan is in conformance with this Tentative Development Plan which was approved as part of the rezoning of this property. Everything you see tonight carry’s forward the careful placement of buildings against the hillsides as established by the Tentative Development Plan and how those buildings were architecturally treated, given their proposed heights, which range from one to five stories. 10 Item A - Grading Exception Naranja Drive 1st Avenue CDO Wash So, getting to the first request, the Grading Exception. The Zoning Code limits cuts and fills on a site to no more than 12 feet. The main goal of this limitation is to prevent visual scarring of hillside areas and to fit the development and infrastructure to the land. The Zoning Code enables an applicant to request a exception from the grading ordinance, provided specific criteria have been met. The applicant has requested an exception for several of the areas of the development, given the natural constraints impacting the site. The first is several cuts into this northern hillside for the northern access road for the development. This northern access is needed for a safe looped road network serving the project. The second area of cut is the back corner of the parking garage, which will require a cut slope into the adjacent hillside. An area of fill is needed to fill a low spot in the central area of the site to bring the main campus of building to a level building area. A final area is adding fill to bring the extension of Lambert Lane level with the existing intersection. The Grading Exceptions are supported by staff and recommended by CDRB based on conformance with the review criteria of the Zoning Code and permits development of the site. The majority of cut and fill areas are in less visible areas of the site and are proposed to be treated with landscaping, recountouring or covered with buildings which reduces the visual impact of these areas in conformance with the review criteria. 11 Item B - Site Plan / Landscape Plan This image shows the site and landscape plan for the property. I won’t go over this extensively, Some features of the site plan I wanted to highlight include: An interconnected network of paths and trails throughout the development including a equestrian accessible trail through the easternmost wash, which will connect with the planned trail system through the planned residential area to the north. A multi-use path will be constructed along the Canada de Oro Wash, and this path is extended through the site to provide bike and pedestrian access to 1st Avenue. . 12 Item B – Senior Care Requirements Separated pedestrian access ways – Waiver Recreation Areas First Avenue Lambert The project has been reviewed and is in conformance with the requirements for senior care uses, which include recreation amentities, open space, covered parking, resident access plan and a shaded drop off area. I wanted to focus for a moment on the applicant’s request for waiver of the separated pedestrian access ways in two areas of the site and the components of the recreation plan. 13 Item B – Separated Pedestrian Access ways Separated walking path to your parking spot Meets intent and purpose of waiver provision based on use of parking and residents served Northern parking for employees Lower level of west parking structure is valet The new senior care ordinance requires a separated walking path to all parking areas. As each site is different and residents of some parts of the facility may not drive, the Code was written with a waiver provision to allow each site to be evaluated on a case by case basis to determine if a separated walking path serves residents of the facility that drive. The first area is the parking lot west of the apartment building. The first floor of this garage is restricted to valet parking and therefore will not be used by residents of the facility. The northern parking area is primarily for employees, or guests of the memory care unit, who’s residents do not drive. The waivers meet the intent and purpose of the Zoning Code and therefore are supported by staff and the CDRB. 14 Item B – Recreation Plan Park Trailhead I wanted to highlight some unique aspects related to the recreational plan for the development. The zoning for this property is unique in that it requires the applicant to provide a community park and trailhead that are open to the public. The proposed park location is along 1st Avenue at the northern access drive and the trailhead is proposed along the CDO wash area connected to the multi-use path. 15 Item B – Recreation Plan Community Park Trailhead The details of the community park are shown on the left and the trailhead is shown on the right. The amenities within each of these areas is consistent with the amenities as depicted on the approved Tentative Development Plan. As the park and trailhead will be open to the public, the amenities were reviewed by the Parks and Recreation Advisory Board, who made a recommendation of approval, The plans have been revised to incorporate all amenities as recommended by PRAB. A condition is recommended regarding the phasing of the community park to occur within 3 years of the main campus of buildings, and the restroom to be completed when sewer is made available to the adjacent residential area in Development Area A, which is immediately to the east. 16 Item B – Recreation Area Plan (Private Amenities) Swimming pool Artisan building Wellness center Walking paths Outdoor patios Outdoor grill area Spa Yoga Lawn Main Campus Building Main Campus Building Wash A second component of the recreation area plan is the private amenities which will be provided for the residents of Nakoma Sky. The dashed area shown a number of private recreational amenities which will be provided for residents and shown listed on the screen. 17 Item B – Recreation Area Plan (Private Amenities) Vegetable garden Walking paths Outdoor grill area Labyrinth Splash pad Dog parks Meditation garden Main Campus Building Wash This image shows some additional private recreational amentities (including a labirith, meditation garden, dog park and future splash pad) 18 Item C - Current Architectural Concepts Rezoning Current Proposal Switching now to the 3rd item related to this case, architecture. This image shows the architectural concept approved with the rezoning on the top and the current architectural concept on the bottom During the rezoning case, a significant amount of attention was focused on the architectural and design of the proposed buildings and the rezoning conditions required the applicant to evolve this architectural concept and go further in terms of use of methods to reduce the visual impact of the development. An overriding condition was that the Conceptual Design Review Board and Town Council must determine the extent of architectural treatment to reduce the visual impact. Building step downs at ends of buildings Varied roof and wall planes Varied building and roof materials Landscaped terraces on multiple levels of the building Several muted earth tone colors The Architectural Concept have been improved and conforms with the concepts that were established as part of the rezoning. 19 Item C – Architectural Details The applicant has a full presentation, so I just wanted to highlight a couple areas of the architecture in relation to the rezoning conditions. This concept shows the color and material variations at the building entrance 20 Item C – Architectural Details This image shows the step downs at ends of the buildings, which was a focused part of the architecture discussion at the rezoning phase. 21 Summary & Recommendation Public Participation – Extensive at rezoning. No significant changes or unresolved issues Parks & Recreation Advisory Board recommends approval of community park and trailhead amenities Conceptual Design review Board recommends approval, with conditions A - Grading Exception request meets Zoning Code criteria B - Site Plan, Landscape Plan and Recreation Area Plan meets Zoning Code and PAD requirements C - Architectural concept meets rezoning conditions and Design Principles and Design Standards Public Participation – Extensive at rezoning. No significant changes or unresolved issues, therefore no additional meeting are required by the Zoning Code. Your Parks and Recreation Advisory Board has recommended approval of the amenities in the community park and in the trailhead. Your Conceptual Design review Board has recommended approval of all three items including the Grading Exception, Site Plan, Landscape Plan, Recreation Plan and Architectural Plan, with conditions As a reminder, each item will require a separate motion, which has been provided in your report. 22 23 Oro Valley Senior Care Facility Conceptual Site Plan, Landscape Plan and Architecture Town Council October 5, 2016 24 Purpose Oro Valley Senior Care 84,000 square foot building 101 units Requests Conceptual Site Plan (A) Landscape plan Significant vegetation Recreation area plan Pedestrian access ways waiver Conceptual Architecture (B) 25 Oracle Road Calle Concordia Hardy Road Catalina Crossing Apartments Overlook at Pusch Ridge Apartments Shadow Mountain Estates 26 Item A- Conceptual Site Plan and Landscape Plan Oracle Road 27 West East South North Item 2 – Architectural Concept 28 Item B – Conceptual Architecture 29 Item B- Conceptual Architecture 30 Surrounding Development 31 View Impacts from western residential area 32 View impacts from residential area to the west 33 Public Participation Neighborhood Meetings Concerns: Drainage Parking Building Height One letter in support received 34 Summary & Recommendation Proposals are consistent with: Zoning Code Design Principles and Standards CDRB recommends approval, with conditions 35 36 Oro Valley Senior Living An Assisted Living Community by CA Senior Living 37 CA Senior Living Corporate Headquarters based in Chicago, IL CA Senior Living is a division of CA Ventures that also includes Student Living, Residential, Office, Hospitality and International divisions Partnerships with 3 Leading National Assisted Living Operators 38 Oracle Rd. W. Hardy Rd. W. Calle Concordia 9005 Oracle Rd. Oro Valley Senior Living Community 39 40 Oro Valley Senior Living Zoning: R-S – Residential Service District Assisted Living is an Allowable Use Height limit 2 stories and 25 feet – Proposed building meets this requirement Site: 3.35 acres Building: 84,000 sf Units: 101 Total Units – 69 Assisted Living Units – 32 Memory Care Units Multiple outdoor gardens, walkable paths and active open space areas Resident amenities include a restaurant, fitness rooms, salon, bistro market and multiple activity rooms 41 Building Elevations West East South North 42 Entry Drive 43 Courtyard 44 Northern Half Front of Building 45 North Side of Building AL Garden Area 46 North Side of Building AL Garden Area 47 Southwest Building Corner Rear Building View 48 View Corridor Cross Sections 49 Site Line & Roof Well Section Views 50 Views From Oracle Road 51 Technical Site Plan 52 Oro Valley Senior Living An Assisted Living Community by CA Senior Living 53 54 Mayor & Councilmember Travel Expenditures by Fiscal Year 55 56