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HomeMy WebLinkAboutPackets - Council Packets (1858)Town Council Meeting Regular and Study Session March 20, 2024 Town Council Meeting Announcements Upcoming meetings Meetings are subject to change. Check the Town website for meeting status. Stormwater Utility Commission – CANCELLED March 21 at 4:00 p.m. Board of Adjustment – CANCELLED March 26 at 3:00 p.m. Historic Preservation Commission April 1 at 5:00 p.m. Hopi Conference Room Health Care Benefits Trust Board April 2 at 10:00 a.m. Kachina Conference Room Planning and Zoning Commission April 2 at 6:00 p.m. Council Chambers Town Council Regular Session April 3 at 6:00 p.m. Council Chambers 4 OV’s Path Forward Upcoming Community Events Thursday, March 21 11 AM – 1 PM Splendido at Rancho Vistoso Saturday, March 30 2 PM – 6 PM Taste of Oro Valley Life (OV Marketplace) Thursday, March 28 6 PM Vistoso Community Association Annual Meeting Tuesday, April 2 12 PM – 2 PM Fruit Shack Smoothies & Yogurt Saturday, March 30 9 AM – 12 PM OV Easter Eggstravaganza Saturday, April 6 9 AM OV 50th Anniversary Parade 5 Stay up -to -date about events & join the online conversation at www.OVPathForward.com Town Council Meeting Regular and Study Session March 20, 2024 Public Hearing: Vistoso Highlands Rezoning, Development/Landscape Plans, Amended Easement Agreement and Architecture Town Council March 20, 2024 Purpose Applicant’s proposal Construction of a 132 unit Apartment Complex Enabled since 1987 Public Hearing for applicant’s requests: Item A: Rezoning (PAD Amendment) from Open Space to Recreation/Golf Course and to move a trail onto Town property within the Preserve Item B: Development and Landscape Plans Item C: Amended Easement Agreement Item D: Architecture PZC recommendation on February 6, 2024 Rezoning (PAD Amendment) Development and Landscape Plans Architecture Discussion and possible action Location Map Background and Site History Development Areas 1.Clubhouse parcel: High Density Residential 2.Parking/Drainage “expansion area” in Preserve: Recreation/Golf Course 3.Rezoning parcel: Open Space Timeline of Key Events 1987: Rancho Vistoso PAD Zoning Approved 1994: Golf Club at Vistoso opened 2016: Your Voice, Our Future General Plan 2019: Golf Club closed 2022: Settlement & Easement Agreements Apartments & “reasonable zoning relief” Use of “approximately 1.5 acres” of Preserve property as limited development “expansion area” 1 2 3 General Plan Designations Item A: Rezone: Open Space Designation Proposed zoning must comport with Designation Open Space accommodates proposed Golf/Rec Zoning Item B: Development Plan under Current Zoning Medium Density Residential Designation does not match existing High Density Residential zoning “These designations are policy recommendations only and may not reflect the actual zoning designation of the property.” Your Voice, Our Future Existing zoning of High Density Residential prevails as the applicant’s legal property right. Item A: Rezone Item B: Development Plan General Plan Land Use Item A: Rezoning Rezoning (Planned Area Development Amendment) Open Space to Recreation/Golf Course Parking, refuse, and recreation Preserve Trailhead Parking Area and relocate paved trail at southern boundary Minimize disruption to Preserve users Relocate earthern hiking trail onto Town property Proposed new Preserve trailhead parking lot and trail locations Item A: Rezoning Conditions require: Applicant to construct trailhead parking area up to $50,000. Remainder covered by Rec Impact Fees generated by property owner Temporary trailhead parking lot prior to demolition of existing one Finished, permanent, trailhead parking lot prior to Certificate of Occupancy for apartments New, permanent, paved trail at southern edge prior to demolition of existing cart path New earthen hiking trail connecting Vistoso Highlands Dr. sidewalk and existing cart path. Item B: Development and Landscape Plans Development Plan Seven (7) buildings, 132 Units at 32’, 2 Stories 2 access points and traffic study Landscaped Open Space & Recreational amenities Trail connections Expansion area in Preserve (245 spaces vs. 255 spaces) “Approximately 1.5 acres” vs 1.89 acres proposed Landscape Plan Bufferyards Screenwalls/Parking Screenwalls Revegetation of all disturbed areas Item C: Amended Easement Agreement Paved/Impervious surface: ~1.36 acres Parking area, landscape islands, covered parking ~117 parking spaces with 5’ screen wall Drainage basins: ~0.53 acres Revegetated with native landscaping Rocks “Approximately 1.5 acres” vs 1.89 acres proposed Item D: Architecture Four -sided Architecture Varied roof lines and wall planes Desert colors, materials, and textures Public Participation Informational Video Two (2) Neighborhood Meetings Common themes: Traffic Compatibility Apartments Existing construction traffic issue Summary and Recommendation Proposed multifamily units (132) Apartments, density, & building heights permitted by zoning Settlement and Easement Agreements Preserve Parking Lot and Trails PZC recommends approval of Items A and B (with conditions) and Item D Staff recommends approval of Item C Four motions required Item A: Rezoning (PAD Amendment) Item B: Development and Landscape Plans Item C: Amended Easement Agreement Item D: Architecture Town Council Meeting Regular and Study Session March 20, 2024 March 20, 2024 Oro Valley Mayor & Council Public Hearing Settlement Agreement 23 Vistoso Highlands Redevelopment Town of Oro Valley •$885K for Preserve •Acquire title to Preserve •Okay with apartments at two stories w/Easement Conservation Fund •$1.6 million for Preserve •Donations from RV owners •Okay with apartments at two stories w/Easement Ross Rulney •$1.7 million for Clubhouse Parcel •Gets 132 units with Easement •States that Rulney will build 132 apartments with two-story limit •In exchange, Rulney gets easement for extra space for parking/drainage Romspen $4.25 million & 202 acres preserved March 20, 2024 Agreement/Easement Facts Vistoso Highlands Redevelopment •Apartments permitted (since 1987) •Rulney can build 132 units •Town reduced height to 2 stories •Rulney needs more area if 2 stories •All parties got and gave something •Rancho Vistoso property owners benefited o Provided certainty o Protected property values •Preserved 200+ acres of public land forever March 20, 2024 25 VistosoHighlands Redevelopment Lambert Ln.La Canada Dr.Vistoso Highlands RedevelopmentAgenda Items: •Rezoning of .7 acres •Development Package/ Landscape Plan •Easement Amendment •Architecture March 20, 2024 LOCATION MAP 26 February 6, 2024 VistosoHighlands Redevelopment Lambert Ln.La Canada Dr.CURRENTLY ZONED HDR (6.07ac) From OS to Golf/Rec Currently Zoned Golf/Rec March 20, 2024 LOCATION MAP 27 February 6, 2024 Lambert Ln.La Canada Dr.Rezoning NOTES Total Units: 132 (1&2 bedroom) Building Height: 2 stories (max 30.83’) Apartment Parking: 257 LOCATION MAP 28 February 6, 2024 Lambert Ln.La Canada Dr. Rezoning Facts Vistoso Highlands Redevelopment The Rezoning: •Provides 0.7 acres for non-building uses •Allows Rulney area to build a Class A project •Better looking project for everyone •Rezones land that is in the back/side of project •Follows the Town’s processes •Complies with the Agreement/Easement March 20, 2024 The Rezoning Does Not: •Give Rulney more density or units •Give Rulney additional rights under the Agreement/Easement Rezoning Conditions 30 Vistoso Highlands Redevelopment •Agreeable to condition for construction of parking area for the Vistoso Trails Nature Preserve •Agreeable to condition relocating trail to provide connection to Vistoso Trails Nature Preserve March 20, 2024 31 Development Package March 20, 2024 Open Space 32 Vistoso Highlands Redevelopment March 20, 2024 33 Lambert Ln.La Canada Dr.Landscape PlanMarch 20, 2024 Traffic Impact Statement 34 Vistoso Highlands Redevelopment Lambert Ln.La Canada Dr.No Change in Intersection Grades March 20, 2024 Easement Area 35 Vistoso Highlands Redevelopment March 20, 2024 Total Paved/Impervious Area= 59,072sf or 1.36ac Total Drainage Basin Area= 23,114sf or 0.53ac •Buffers the Preserve •Adds 60+ new trees •Water harvesting •All native desert trees Development Plan Conditions 36 Vistoso Highlands Redevelopment •Easement area request: o 1.36 acres for parking & access o 0.53 for drainage and natural landscaping adjacent to Preserve. o 1.89 total area •Agreeable to the conditions for Development Package •Agreeable to draft Easement Amendment March 20, 2024 Architectural Elevations 37 Vistoso Highlands Redevelopment March 20, 2024 Architectural Elevations 38 Vistoso Highlands Redevelopment March 20, 2024 Color Palette 39 Vistoso Highlands Redevelopment Colors selected from the Rancho Vistoso Master Color Palette March 20, 2024 Elevation 40 Vistoso Highlands Redevelopment Colors selected from the Rancho Vistoso Master Color Palette March 20, 2024 41 Lambert Ln.La Canada Dr.QUESTIONS?Vistoso Highlands Redevelopment 42Rezoning Concept Plan Easement Agreement 43 Vistoso Highlands Redevelopment •States 132 apartments •Allows Parking and Drainage in adjacent Preserve. •Early in process, so area and uses are not yet established. •“approximately 1.5 acres” •Once defined, precise uses and area will be defined in Easement Amendment. March 20, 2024 Apartments do not devalue SFR 44 Vistoso Highlands Redevelopment •“[T]his thesis reiterates what several previous studies conclude – there is no evidence that multifamily developments negatively affect the sales prices of single-family homes…” Single Family Home Prices in the Greater Boston Area, Arah Schuur, MIT, 2005 •“While many stereotypes and generalizations about negative impacts are brought up in public settings, high density development does not actually appear to depress home values.” The Impact of High-Density Apartments on Surrounding Single-Family Homes Values in Suburban Salt Lake County, Dejan Eskic, University of Utah, 2021. •“The home prices and assessments of nearby single-family homes were not adversely impacted by the presence of mixed income/mixed use developments.” (i.e., higher density than existing units) Examining the Impact of Mixed Use/Mixed Income Housing Developments in the Richmond Region, p. 1, Lisa Sturtevant, PhD and John McClain, AICP, George Mason University, 2010. •Research concludes that, in general, multifamily rental housing does not cause neighboring property values to decline. Overcoming Opposition to Multifamily Rental Housing, p. 10, Mark Obrinsky and Debra Stein, Harvard University, 2006. March 20, 2024 Easement Area 45 Vistoso Highlands Redevelopment March 20, 2024 Total Paved/Impervious Area= 59,072sf or 1.36ac Total Drainage Basin Area= 23,114sf or 0.53ac Easement Area - Drainage46 VistosoHighlands Redevelopment March 20, 2024 Easement Area - Drainage47 VistosoHighlands Redevelopment March 20, 2024 Easement Area - Drainage48 VistosoHighlands Redevelopment March 20, 2024 Architectural Elevations 49 Vistoso Highlands Redevelopment March 20, 2024 Town Council Meeting Regular and Study Session March 20, 2024 PUSCH 9 GOLF HOLE #7 GOLF PATH BRIDGE CLOSURE AND FUNDING REQUEST FOR ALTERNATIVE GOLF PATH March 20, 2024 51 Pusch 9 – Hole #7 Hole #7 Tee plays over an existing unnamed wash to the Hole#7 Green. Essentially no Fairway. The Tee is connected to the Green via a golf path that includes a 40ft bridge over said wash. This bridge has been closed due to structural deficiencies. Pusch 9 – Hole #7 Staff is requesting $242,000 to: Build an alternative at grade paved golf path through the existing wash to provide a route around the closed bridge. ($112,000) Replace the existing 40 -year-old irrigation main that aligns with the proposed new path. ($65,000) Demolish the existing bridge and a portion of existing connecting path. ($65,000 – final cost confirmation) Funding to be sourced from General Fund Reserves. Questions Town Council Meeting Regular and Study Session March 20, 2024 Project for: Town of Oro Valley Project by: Sites Southwest February 20, 2024 Agenda »Master Plan Update Early Master Plan Current Master Plan »Survey Friends of Vistoso Trails Communitywide Parks and Recreation Advisory Board (PRAB) »Costs and Phasing »Q & A | Discussion Early Master Plan »System of walking/biking trails »Areas for wildlife viewing »Connect Vistoso trails to Community Trail System »Provide dispersed parking areas »Provide directional signage »Repurpose former pond for habitat, education wildlife viewing »Provide area for family gatherings at former pond »Repurpose driving range to include educational gardens »Provide educational opportunities (K to 6) »Provide interpretive opportunities such as dark sky viewing »Address wash areas erosion for safety »Create natural water features for habitat »Reestablish native vegetation throughout Preserve »Provide shade and seating areas »Develop operations and management protocols - »Existing Cart Path becomes Preserve trail (with modifications) »ADA – New Regulations »Staged revegetation strategy »Four parking lots, one shared use parking lot »Shade structures »Wildlife viewing structures »Pond node »Driving range node »Two outdoor classrooms »Wildlife drinkers »Archeology Southwest feedback included Current Master Plan Draft Survey I – Friends of Vistoso Trails Survey - Elements Rankings Friends 1 Cart Path Repairs 2 Re -Envision / Redesign Pond and Bulkhead 3 Native Seeding and Interstitial Landscape Planting 4 Revegetation and Reclamation of Fairways, Sand Traps, Greens and Tees 5 Restroom Friends Survey - Fundraising and Donations 1 40% Willing to Donate / 60% Not Willing to Donate 3 Donation Amounts: Some as high as $25,000.00 2 Donation Amounts: Between $100.00 to $500.00 With reservations) 4 Donations by Project Elements: First : pond bulkhead, all projects, native seeding and revegetation, cart path Second : native seeding, revegetation, waterfall/pond, pollinator garden, education garden Third : pollinator garden, waterfall/pond, cart path, native seeding, revegetation Fourth : all projects, native seeding, ped traffic control (stone canyon), pond bulkhead, revegetation Fifth : pollinator garden Friends Survey - Elements Ranking vs Donations 1 Cart Path Repairs 2 Re -Envision / Redesign Pond 3 Native Seeding and Interstitial Landscape Planting 4 Revegetate and Reclamation of Fairways, Sand Traps, Tees, and Greens 5 Other Work Friends Survey – Priorities for Donations Survey II – Communitywide Vistoso Trails Visits - 82% have visited | 15% have not visited Survey – Communitywide Survey – Communitywide 1 5 Native Seeding and Interstitial Landscape Planting 2 Revegetation and Reclamation of Fairways, Greens, and Tees 4 Pond and Bulkhead Cart Path Work 3 Restroom Survey III – PRAB Survey – PRAB 5 4 Native Seeding and Interstitial Landscape Planting 2 ADA Trail 1 Restroom Work Cart Path Work 3 Signage – Wayfinding Friends | Communitywide | PRAB Comparison Construction Costs Construction Costs Construction Costs Construction Costs Construction Costs Construction Costs »Pond Area Beautification Pond as Scenic Landscape Area $ 321,150.00 Rebuild Pond (to its former character) Bulkhead replaced with sloped edge $ 1,700,000.00 Bulkhead retained $ 2,200,000.00 Water Feature and Natural Ponds Water Feature and Natural Ponds $1,200,000.00 All Costs plus permits, taxes, and other soft costs Construction Costs »Revegetation Fully Implemented Driving Range $ 1,500,000.00 Driving Range Revegetated $ 600,000.00 Overall Revegetation of Old Golf Course $ 3,400,000.00 (entire golf course) $ 189,000.00 (each hole) Note: all holes (fairways, tees, greens, and sand traps) should be ranked by visibility and importance to the community. We would recommend that holes visible from streets be redeveloped first, followed by interior holes. Construction Costs »Other Amenities Signage $400,000.00 Gardens and Educational Features $353,000.00 Revegetation Prioritization »Prioritization of 18 Holes for Revegetation Note: all holes (fairways, tees, greens, and sand traps) should be ranked by visibility and importance to the community. We would recommend that holes visible from streets be redeveloped first, followed by interior holes. Q & A | Discussion Town Council Meeting Regular and Study Session March 20, 2024