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HomeMy WebLinkAboutPackets - Council Packets (957) AGENDA ORO VALLEY TOWN COUNCIL REGULAR SESSION FEBRUARY 15, 2006 ORO VALLEY COUNCIL CHAMBERS 11000 N. LA CANADA DRIVE REGULAR SESSION AT OR AFTER 7:00 PM CALL TO ORDER ROLL CALL 1. PUBLIC HEARING — APPROVAL OF AN APPLICATION FOR A SERIES 12 (RESTAURANT) LIQUOR LICENSE FOR CARRABBA'S ITALIAN GRILL TO BE LOCATED AT ORACLE CROSSINGS SHOPPING CENTER (1/10th OF A MILE SOUTH OF MAGEE ROAD ON THE WEST SIDE OF NORTH ORACLE ROAD) 2. OV12-04-30 REQUEST FOR APPROVAL OF A DEVELOPMENT PLAN AND PRELIMINARY PLAT INVOLVING A 114 ACRE SHOPPING CENTER KNOWN AS THE ORO VALLEY MARKETPLACE, LOCATED WITHIN RANCHO VISTOSO NEIGHBORHOOD 4, AT THE SOUTHWEST CORNER OF THE TANGERINE AND ORACLE ROAD INTERSECTION, PARCELS #219-20-052M, 220-04-006F, AND 220-04- 008R 20-04- 008R Explanation: David Malin, representing Vestar Development Co. is requesting approval of a Development Plan and Preliminary Plat. The proposal entails development of 884,580 sq. ft. of retail, restaurant, office and movie theatre space within a site zoned PAD, C-2 (Regional Commercial). ADJOURNMENT POSTED: 02/03/06 4:00 p.m. rg When possible, a packet of agenda materials as listed above is available for public inspection at least 24 hours prior to the Council meeting in the office of the Town Clerk 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 Council meeting at 229- 4700. 02/15/06 Agenda, Council Regular Session 2 INSTRUCTIONS TO SPEAKERS public of the have the right to speak during posted public However, those items not listed as a public hearing are for hearings. consideration and action bythe Town Council during the course of their business meeting. Members of the public may be allowed to speak on such topics at the discretion of the Chair. If you w ish to address the Town Council on any specific agenda item(s), please complete a speaker card located on the Agenda table at the back of the room and give it to the Town Clerk. Please indicate on the speaker card which item p number and topic on which you wish to speak. If you wish to speak during "Call to Audience", please specify what topic you wish to discuss when completing the blue speaker card. to forward to the podium when the Mayor announces the item(s) on the Pleases p agenda which you are interested in addressing. 1. Please statev our name and address for the record. 2. Speak onlyon the issue currently being discussed by Council. Please p organize your speech, you will only be allowed to address the Council g once regarding the topic being discussed. 3. Please limit your comments to 3 minutes. 4. During "Call to Audience" you may address the Council on any issue you wish. member of thepublic speaking must speak in a courteous and 5. Any p respectful manner to those present. Thank you for your cooperation. TOWN OF ORO VALLEY COUNCIL COMMUNICATION MEETING DATE: FEBRUARY 15, 2006 TO: HONORABLE MAYOR & COUNCIL FROM: Roxana Garrity, Deputy Town Clerk SUBJECT: PUBLIC HEARING — APPROVAL OF AN APPLICATION FOR A SERIES 12 (RESTAURANT) LIQUOR LICENSE FOR CARRABBA'S ITALIAN GRILL LOCATED AT 7635 N. ORACLE ROAD IN ORACLE CROSSINGS SUMMARY: An application by Ms. Amy Nations and principals has been submitted for a Series 12 (Restaurant) Liquor License for Carrabba's Italian Grill located at 7635 N. Oracle Road in the Oracle Crossings Shopping Center. In accordance with Section 4-201 of the Arizona Revised Statutes, the application was posted for 20 days commencing January 6, 2006 on the premises of the applicants' property. No protests were received during that time period. Chief of Police Daniel Sharp has conducted a background investigation on the applicants and has no objections to the issuance of the Series 12 Liquor License. (Series 12 Liquor License Description: Allows the holder of a restaurant license to sell and serve spirituous liquor solely for consumption on the premises of an establishment which derives at least forty percent (40%) of its gross revenue from the sale of food.) ATTACHMENTS: 1. Memorandum from Police Department 2. Liquor License Application 3. Arizona Department of Liquor Licenses and Control Description SUGGESTED MOTION: I move to recommend approval of the issuance of the Series 12 Liquor License to the Arizona State Liquor Board for Amy Nations and principals at Carrabba's Italian Grill located at 7635 N. Oracle Road in the Oracle Crossings Shopping Center. C,L,kbie,„‘ D=.. �� ent Head Town Manager • I0 '�• ... :2 11000 N. La Canada Dr. , vt *.k, Oro Valley, Arizona 85737 Op Phone (520) 229-4900 FAX (520) 797-2616 1Y: DANIEL G. SHARP, Chief of Police www.ovpd.org O °NDED 9 ORO VALLEY POLICE DEPARTMENT "INTEGRITY, PRIDE, EXCELLENCE" TO: Kathryn Cuvelier FROM: OrX Daniel G. Sharp RE: Background Investigation, Agent Change Carrabba's Italian Grill, Magee and Oracle Amy Nations On January 19, 2006, the Oro Valley police Department completed the standard background investigation on Amy S. Nations as agent for Liquor License of Carrabba's Italian Grill, Magee and Oracle The Oro Valley Police Department has no objections for the agent change of liquor license to Amy S. Nations for Carrabba's Italian Grill located at Magee and Oracle. \cis.A. 4t1/4 \ c- ARIZONA DEPARTMENT OF LIQUOR LICENSES & CONTROL ro ,.) 800 W Washington 5th Floor 400 W Congress #521 c...g A Phoenix AZ 85007-2934 f Tucson AZ 85701-1352 (602) 542-5141 (520) 628-6595 c. R. APPLICATION FOR LIQUOR LICENSE co TYPE OR PRINT WITH BLACK INK Notice: Effective Nov.1,1997,All Owners,Agents,Partners,Stockholders,Officers,or Managers actively involved in the day to day operations of the business must attend a Department approved liquor law training course or provide proof of attendance within the last five years. See page 5 of the Liquor Licensing requirements. SECTION 1 This application is for a: SECTION 2 Type of ownership: ® INTERIM PERMIT Complete Section 5 in J.T.W.R.O.S. Complete Section 6 0 NEW LICENSE Complete Sections 2, 3, 4, 13, 14, 15, 16, 17 U INDIVIDUAL Complete Section 6 ® PERSON TRANSFER(Bars&Liquor Stores ONLY) lig PARTNERSHIP Complete Section 6 Complete Sections 2, 3,4, 11, 13, 15, 16, 17 • CORPORATION Complete Section 7 ® LOCATION TRANSFER(Bars and Liquor Stores ONLY) 0 LIMITED LIABILITY CO. Complete Section 7 Complete Sections 2, 3,4, 12, 13, 15, 16, 17 ill CLUB Complete Section 8 ® PROBATEM/ILL ASSIGNMENT/DIVORCE DECREE 0 GOVERNMENT Complete Section 10 Complete Sections 2, 3,4, 9, 13, 15, 17(fee not required) 0 TRUST Complete Section 6 ® GOVERNMENT Complete Sections 2,3,4, 10, 13, 15, 16, 17 0 OTHER Explain -, - - - - --- --- --- -, --- - - - - - 7;7 _ ...... _ • SECTION 3 Type of license and fees: LICENSE#: 0-2 r p rpartment Use Only 1. Type of License: 12 Restaurant 2.Total fees attached: $ APPLICATION FEE AND INTERIM PERMIT FEES (IF APPLI CAB E) ARE NOT REFUNDABLE. A service fee of$25.00 will be charged for all dishonored checks(A.R.S. 44.6852) SECTION 4 Applicant: (All applicants must complete this section) Mr. 1.Applicant/Agent's Name: Ms. Nations Amy S. (Insert one name ONLY to appear on license) Last First Middle 2. Cor ./Partnershl /L.L.C.. Carrabba's /Arizona 1 Limited Partnership #7 D?.3o e P P (Exactly as it appears on Articles of Inc.or Articles of Org.) /3!"8-1.-----isiness Name 6abba's Italian Grill ` , '(Exactly as it appears on the exterior of premises) 13 i 023 0 KG/ (4:::\L.,,:-_ , outh of Magee on West Oracle, Oro Valley Pima 82fi o (Do not use PO Box Number) City COUNTY Zip 5. Business Phone: (520) Applied for Residence Phone: (480) 452-9753 6. Is the business located within the incorporated limits of the above city or town? U.YES ®NO 7. Mailing Address: P.O. Box 2502 Chandler AZ 85244 City State Zip 8. Enter the amount paid for a 06,07, or 09 license: $ (Price of License ONLY) a/1"' DEPART ENT USE ONLY Acce ted by: Date. Lic. 0 Fees. W00 $ 15 ,6i0 Application Interim Permit Agent Change Club F. Prints TOTAL PROCESSING APPLICATIONS TAKES APPROXIMATELY 90 DAYS,AND CIRCUMSTANCES OFTEN RESULT IN A LONGER WAITING PERIOD. You ARE CAUTIONED REGARDING PLANS FOR A GRAND OPENING,ETC.,BEFORE FINAL APPROVAL AND ISSUANCE OF THE LICENSE. LIC 0100 05/2004 *Disabled individuals requiring special accommodation, please call (602) 542-9027. 1 ADLLC: Arizona Departlnent of Liquor Licenses & Control Page 1 of 2 \-\-.-V.0414, . . . .dj ona epartment of Liquor icenses an. o trot AriZ LI • . HU Li n- , . , "-.-_"'area::.•: N.5's FLASH! NEW RULES RENEWALS ENE1 " OE FORMS ris 800 W.Washington, 5th Floor 400 W.Congress,#521 Phoenix,AZ 85007 Tucson,AZ 85701 Phone: (602)542-5141 Phone:(520)628-6595 Fax(602)542-5707 Fax:(520)628-6620 E-mail: l ig r©azl l.conn Hours: Monday through Friday 8:00 a.m.to 5:00 p.m. except holidays. License Types: SSeries 12 Restaurant ,...;sn~'...>,,,....,:,..s:rrtt...........,....ssssssssss::sr,.ssysstss::s:!rrssss«.tss•�--.I License • • KKM,K.«<KKK.KKMKKKMKMKKt<M.MK Non-transferable Home On-sale retail privileges Striving.t Serve 'K•nfi(K<9P!K<•:tS:S:<N'n'.i:{!{!i:'::�•'.Q'{!<Qti{KKCfMK4iSK{Kttaft<tKlt«{itK!{K<�: ...AMVWVvs/swiv/N+1NeMM-YSM/MA.�isslsliN/+i/Av.9//N/- RenewalsNote: Terms in BOLD CAPITALS are defined in the glossary. Arizona -!S'!MMKKM!!1t!MM.MK!K<!a<tK<+:!!tK!KKS!K!SS ttKKM,.l'<R..•<2•M5a!MKSt!qCH[!SMIS�:SM<!N.tt9isKS"Ct�M.4!!y.•<.SK!<!Kt!k!!t^!NS^^9!SMS!M5�54•t•wt!<t•!!K!2<tttva!SttKK<!Hp!<!!tt< !Ht!t!<!!p?1et^.$t!R't!SR(M! tt<SCIttSStttlf:tK!Rii!!!S!KS!M[!!R!Mgt<tM LicensingPURPOSE: ,3 t f. Allows the holder of a restaurant license to sell and serve spirituous It liquor solely for consumption on the premises of an establishment which derives at least forty percent (40%) of its gross revenue from the sale of Information food. FAQ's • ._ _.__.:.... _.-..:.__y..w.. ADDITIONAL RIGHTS AND RESPONSIBILITIES: Laws Ana applicant for a restaurant license must file a copyof its restaurant OVERVIEW OF THE pp LICENSING PROCESS About DLA menu and Restaurant Operation Plan with the application. The Plan must include listings of all restaurant equipment and service items, the restaurant seating capacity, and other information requested by the Query department to substantiate that the restaurant will operate in compliance GLOSSARY OF with Title 4. TERMS Comments The licensee must notify the Department, in advance, of any proposed LICENSING FORMS • changes in the seating capacity of the restaurant or dimensions of a restaurant facility. A restaurant licensee must maintain complete restaurant services continually during the hours of selling and serving of spirituous liquor, ► until at least 10:00 p.m. daily, if any spirituous liquor is to be sold and served up to 2:00 a.m. ..M-:{M.Kcr.KtKw:;{Ka::!,.;{{w.�!K{-::K•:Max!!!wYu!KORc•:+.M::Ktt:�•r.Kat•v!u!Kt•:!!{: On any original applications, new managers and/or the person responsible for the day-to-day operations must attend a basic and MOP management training class. http://www.az11.com/lic12.htm 01/12/2006 A JLLL: Arizona Department ot.Liquor Licenses & Control Page 2 of 2 A licensee acting as a RETAIL AGENT, authorized to purchase and accept DELIVERY of spirituous liquor by other licensees, must receive a certificate of registration from the Department. A PREGNANCY WARNING SIGN for pregnant women consuming spirituous liquor must be posted within twenty (20)feet of the cash register or behind the bar. A log must be kept by the licensee of all persons employed at the premises including each employee's name, date and place of birth, address and responsibilities. Bar, beer and wine bar, and restaurant licensees must pay an annual surcharge of$20.00. The money collected from these licensees will be used by the Department for an auditor to review compliance by restaurants with the restaurant licensing provisions of ARS 4-205.02. AVERAGE APPROVAL TIME: Sixty-five (65)to one-hundred five (105) days. PERIOD OF ISSUANCE: One (1) year with option to renew. FEES: Non-refundable application fee: $100.00 Fingerprint fee per card: Contact Department Interim Permit fee: $100.00 Upon approval: Final fees (full year): $2,000.00 Final fees (half year): $1,750.00 Annual renewal fee (includes SURCHARGE): $585.00 ARIZONA STATUTES AND REGULATIONS: ARS 4-119, 4.201, 4-202, 4-203, 4-205.02, 4-205.06, 4-209(B)(12), 4- 209(D)(12), 4-209(J), 4-213, 4-222, 4-261; Rule R19-1-214, R19-1-231. top of page C/.lM.!•YlK:(.'+'GVK/iti.'a."Y.G.t44u.::C.t32:iirK:a•:!ClKd/d:ilAcKs/is•N:4tei>:kXl1.4f9dO.t:.£!!+X:SW/:.r4:4:kata.fi/+bt..%/L/�i6:rl/< +:5'/.:.'?+.f.Y bY.Vr/�u>Gid'<(:kne'atYNKtibkhetVhK1X^i/R./leY.:,G::kft:�l//flY4�tii:(bU.uk+ih•/s/.S•+b'iali'dXN::Y''wx 6ut:.t+.:wb.'S'.+it:KKK.6t%K+::6oRtKKa:ltKu.b/3: HOME RAGE RENEWALS #moi_3".`1 v TRAINING NFOR MA :ON LAWS ABOUT DLLC QUERY ADLLC: Arizona Department of Liquor Licenses &Control Copyright;©1997-2005, all rights reserved. design by Tw http://wvwv.azll.com/lic 12.htm 01/12/2006 TOWN OF ORO VALLEY 2 STAFF REPORT TO THE TOWN COUNCIL MEETING DATE: February 15, 2006 TO: MAYOR& TOWN COUNCIL FROM: Bayer Vella, AICP, Principal Planner SUBJECT: OV12-04-30, DAVID MALIN, REPRESENTING VESTAR DEVELOPMENT CO. REQUESTS APPROVAL OF A DEVELOPMENT PLAN AND PRELIMINARY PLAT INVOLVING A 114 ACRE SHOPPING CENTER KNOWN AS THE ORO VALLEY MARKETPLACE, LOCATED WITHIN RANCHO VISTOSO NEIGHBORHOOD 4 AT THE SOUTHWEST CORNER OF THE TANGERINE AND ORACLE ROAD INTERSECTION, PARCELS NUMBERS 21920052M, 22004006F, AND 22004008R BACKGROUND: Town Review Process: Plan - As provided in Section 22.9 of the OVZCR, the applicant may choose to pursue a 1. Development Master Development (MDP) or a Development Plan Process. The two are fairly distinct. a. A MDPproviding entailsa conceptual layout in which the focus is primarily on street circulation, general drainage, and building placement. The MDP is reviewed by staff, Development Review Board (DRB) and Town Council. Once approved, a developer will generally work with tenants to formulate a more precise plan and address specific tenant needs. prospective The next stepentails submittal of a final Development Plan(s) that provides very specific detail (loading for theite szones etc.). A specific Development Plan for one pad could be submitted or an entire series of Plans. Each Development Plan must be reviewed by staff, DRB, and Town Council with the Master Development Plan as a benchmark. The benchmark enables the Town to insure that the overall infrastructure such as roads works well. This is the very approach being used bythe owner's of the Mercado Del Rio site, located at the foot of the new Pusch View Lane Bridge. Development Plan, as previously described, is a document that provides all site details — from b. A p bike racks to specific drainage facilities. Once a development plan is approved by Town Council, the applicant's next step is to submit improvement plans (IP's). IP's are technical specification documentsthat include everys ecification for drainage, grading, paving, sewer, and water lines. p The Oro Valley Marketplace team has elected to submit a Development Plan. The design submitted is not a concept — it's's what theapplicant intends to build. After Development Plan approval, there will be inevitable es over time. As provided in Section 22.6 of the OVZCR, staff has the discretion to approve minor Chang changes in accord with set criteria. For example, a change in square footage that does not affect "streetscape", lationgeneral layout of an area is administratively approved. Major changes must be impact traffic circu or y reviewed by the DRB and Town Council. — Applicants have a choice of pursuing a development plan and preliminary plat separately 2. Preliminary Plat pp or concurrently. F:\OV\OV 12\2004\OV 12-04-30\OV 12-04-30\Development Review\Reports&Exhibits\TC.RPT.doc TOWN OF ORO VALLEY OWN COUNCIL STAFF REPORT Page 2 This application entails both a Plan and a Plat. Sheets 15 & 16 of the attached plans include the application of lot lines. To enable lots for sale, a Final Plat will be required in the future. 3. Master Landscape Plan — The difference between a Master Development Plan and Development Plan is analogous to Master Landscape Plan and Landscape Plan. Vestar also requests approval of a Master Landscape Plan, which is a concept. A review of the proposal is provided as a separate agenda item and staff report. Specific landscape and irrigation plans for the entire site must be submitted in the future. Each future landscape plan will be reviewed by the DRB. 4. Architecture applicant — The will be required to submit architectural elevations for each building, which are subject to DRB review. applicant hasprovided a companion booklet to the Development Plan/Plat. Within the booklet, In the past, the p illustrations were providedrepresentanticipated to antici ated architectural styles, colors, and materials. The architectural illustrations have not been formallyreviewed by staff or considered as part of the recent DRB public meeting. At this currentg process,stage of the only the development plan and plat are being considered. When architectural elevations are formallysubmitted, the primary emphasis will be on style, color, materials, in Tangerine and Oracle Roads, consistent level of detail on all sides of the buildings, esign of facades fac g g ,,rchitectural relief alonglinear expanses of building façade, design of walls, and breaking-up the mass of large buildings into smaller geometric forms. Existing Conditions & Site History The project area liesBig plain the Wash flood near the confluence of the Canada del Oro and Sutherland washes. It is considered an upland subdivision of the Sonoran Desert scrub biotic province (Turner and Brown 1982) with annual grasses, mesquite, palo verde, semi- shrubs and exotics (such as Eucalyptus trees) predominant. There has been considerable ground disturbance over the years due to ranching, farming, construction/expansiog n of Tangerine and Oracle Roads and associated drainage facilities, incorporation of onsite intended to divert water, and municipal use (Town water facilities). The extent of ground roads and b erming disturbance, particularly . due to farmingand road construction (onsite and offsite), has significantly altered the hydrological and vegetative characteristics of the site. As specified in the "Cultural Resources Surveyfor Oro Valley Marketplace" submitted by the applicant, there is evidence of pre-historic features located beyond the perimeter of the project site. Archives reveal the presence of roads and telegraph lines onsite as earlyas 1903. Furthermore, the subject area includes the building remnants Vistoso. "It was one of several ranches positioned along the upper Canada del Oro and of the original Rancho Big Wash that date to the first half of the last century or later." "The building debris onsite was part of semi- rural or exurban residence and ranch complex on the outskirts of post World War II Tucson that were constructedprior rior to 1955...". None of the associated structures remain onsite. TOWN OF ORO VALLEY _OWN COUNCIL STAFF REPORT Page 3 Previous Town Council and Pima County Board of Supervisor Actions June, 1987 Rancho Vistoso PAD zoning was formally adopted. It designated the subject area as Neighborhood 4 with the following land use description: Neighborhood 4, located at the intersection of Oracle and Tangerine Roads, is designated for regional shopping. 1997 TheAdjustment Board of granted a variance that enabled a segment of designated open space along the Oracle Road frontage to be utilized as developed area. March, 2002 The Pima County Supervisors of Su ervisors approved a development agreement "Prescribing Conditions ons for Development of Rancho Vistoso Neighborhood 12 and Creating the Honey Bee Biological Corridor From the Proposed Tortolita Mountain Park to Catalina State Park". In sum, the agreement was a direct result of a Vistoso Partners request to rezone Neighborhood 12. The County approved a rezoningto allow a maximum of 194 residential units and the Board required, via the developmentagreement, the dedication of 988 acres of natural open space. Most of the natural open space included the Honey Bee Wash environs and segments of Big area of p p . nada del Oro Wash. And, a portion of Neighborhood 4 was included in the equation as Wash/Ca follows: "Developer shall, concurrent with the development of Neighborhood 4 of Rancho Vistoso Plannedp Area Development, but not later than five (5) years from the date of this agreement is approved bythe Pima CountyBoard of Supervisors, restore 67 acres of the riparian vegetation floodplain within the areas described in Exhibit "I" in accordance with a riparian restoration plan approvedby the Flood Control District. Developer shall pay for all costs associated with the restoration of the 67 acres. " The area depicted in the agreement is commonly referred to as the farm field — which is owned by Pima County. Sheet 14 of 17 identifies the 67 acre segment. 77 acres of restoration is plan The restoration is in advanced stages of review by Pima County and Town staff process.been part of the Staff has received confirmation that the grading concept (only minimal grading permitted) and plant palette associated with restoration has been accepted. The samelant palette is being utilized for onsite riparian restoration efforts. P Town Council approved a development agreement April, 2004 The pp with Vestar regarding the proposed Oro Within the agreement, an "approximately 900,000 square feet" of "retail Valley Marketplace. shopping center" is "envisioned" that will include "destination and major anchor retailers, not otherwise found in the Town, lifestyle and other retail shops, restaurants, entertainment facilities, electronic and other hard goods retailing, financial institutions and other service national businesses, landscaping, and distinctive common areas". Please note, all uses "envisioned" above— and others - are enabled by existing zoning. The agreement does not include verbiage regarding development standards (building height, setbacks, signage,a e, etc) impact im act review of this plan/plat. There are provisions; however, aa� TOWN OF ORO VALLEY OWN COUNCIL STAFF REPORT Page 4 g re ardin timelysubmittal of a development plan, project phasing, and expedited Town review. g Please see excerpts below followed by a staff comment: Phasing: "...the Owner/Developer shall have the obligation to obtain building permits for, and commence construction on, at least 200,000 square feet of the buildings shown in the Phase 1 plan within eighteen (18) months of the date of approval by the Town of such plan. " As indicated on Sheet 12 of 17, 447,158 s.f. of building area is proposed for Phase 1. This number may vary based on market conditions; however, the minimum of 200,000 s.f. applies as specified above. "Owner developer shall by right designated up to four (4) phases, which phases shall not total more than 900,000 square feet of rentable commercial space unless otherwise approved by the Town. " Fourp hases have been proposed (see Sheet 12 of 17) that include 869.766 s.f. of building area. Based on market conditions — the number of phases may be reduced by the applicant. "...submit a development plan for each subsequent phase within two (2) years followingthe date of approval by the Town of the development plan for the prior Phase. " The applicant has submitted one comprehensive development plan for the entire development. Expedited ited Review: "The Town will, within six (6) months of submission of a development plan in proper form (or as soon thereafter as feasible), review, and pursue approvals the Phase I Plan by the Town Council. " "The parties agree that time PP ls of is of the essence in the preparation, submittal, review, and, if appropriate, approval of the Phase 1 Plan. " The Town shall, consistent with its adopted polices, provide to Owner/Developer of the Development priority in the processing, review, and, if appropriate, approvalof all plans, permits, and other applications and all shall be processed in an expeditious and priority fashion in order to ensure 'fast track" treatment of the Development. General Plan &Zoning Designations: General Plan Designation: Regional Commercial Zoning: Planned Area Development (PAD): C-2 (Commercial) &PAD Open Space. Site is governed by the PAD document and the OVZCR. TOWN OF ORO VALLEY OWN COUNCIL STAFF REPORT Page 5 OVZCR Overlay Districts: Oracle Scenic Corridor Overlay District Riparian Habitat Protection Overlay District Tangerine Road Corridor Overlay District Surrounding Land Uses Orientation Zoning Land Use North RV PAD, Campus Park Industrial Tangerine Road Future Offices NW Medical Facility South R1-144 Mesquite Bosque (Town property) and Big Wash (County property) East State Right-of-Way Oracle Road County Vacant & a home business Southeast State Right-of-Way Oracle Road La Reserve PAD Rams Canyon Subdivisions West R1-144 Big Wash(County property) PAD (min. lot size 8,000 s.fl Catalina Shadows R1-36 (min. lot size 36,000 s.f.) Palisades Pointe - Key Site Proposal Elements • 48 commercial spaces divided into office, pads (retail & restaurant), majors (retail & one movie theater) • Building square footage: 868,766 s.f. • 36 lot commercial subdivision • Site is lower than Tangerine and Oracle Roads. The differential ranges from approximately 45 feet (Tangerine/Oracle intersection) to a level similar to road grade. All of the largest structures will be positioned lower than the two Roads. • PAD enables a maximum building height of 39 feet/ 3 stories. Proposed heights range from 24 feet to 39 feet. "Majors" are 34 feet—with the exception of the movie theater- which is 39 feet. • 7.5 acre zoning designated open space bisecting the site. This open space area is designated as a floodplain. Applicant has submitted a riparian restoration plan for this area. • 25 acres of OVZCR designated riparian area onsite. Proposal entails onsite and offsite mitigation of the entire area. • 4 Stage Phasing Plan (See Sheet 12 of 16). Note progression of phases will be market driven. • Primary structures fronting Oracle and Tangerine Roads with pads to the rear(along Big Wash) • One signalized access point on Tangerine Road • Two access points on Oracle Road. Northern access point will be right-in/right-out and southern will be signalized to facilitate full turning movements. • 4 lane "Private Loop" road with medians adjacent to Big Wash that serves as the primary traffic route for the project. Loop Road connects Tangerine Road/Innovation Way intersection and Oracle Road. Note, IP refinements are still to be made at Access Point 1 and Access Point 12 as labeled on Sheet 1. TOWN OF ORO VALLEY OWN COUNCIL STAFF REPORT Pag= • Traffic provided calmingrovided on "Private Loop" road to discourage cut through traffic: 2 traffic lights (see Access Point 4 and Access Point 5 on sheet 1), 5 speed tables distributed along the road, and decorative pavers at all intersections. • Applicant and the Oro ValleyPolice Department (OVPD) wish to assign speed enforcement authority on the primaryloop road to the Town. The applicant and Town Attorney will be drafting a contract. • Truck Route provided at rear of"Majors" • Multi-use trail, trail nodes, and amenities along bank of Big Wash (See Sheet 11 of 16). This is a segment that will eventuallyconnect the entire length of Big Wash and portions of the CDO. • Police Substation and Bus Transit Facility (See Sheet 11 of 16) • Restoration of a portion of Big by Pima County) that was previously disturbed and utilized as Wash a farm field. tin program that effectivelyutilizes surface runoff and building rooftop drainage as part of the • Water harvesting p gr irrigation system. Underground water storage facilities have been proposed in areas underneath select parking areas. Please see calculations below: Building Harvest: 2,002,400 gallons per year Parking Lot Islands: 3,678,000 gallons per year Total Water Saved: 5,680,400 gallons per year STAFF ANALYSIS —Zoning Issues PAD Compliance I. Land Use The Rancho Vistoso p PAD adopted in June of 1987, designates the majority of Neighborhood 4 as C-2 on the PAD map accompanying the PAD text. The text includes the following purpose statement: -2 Commercial District is intended to permit all uses in C-1 Commercial District,plus Purpose: The C commercial uses designed to serve a larger or regional area. The issue of land use has dominated man of the project neighborhood meetings and articles in the press. This J matter received a final determination in 1987 with the adoption of the Rancho Vistoso PAD. II. Rancho Vistoso PAD Open Space Background: In 1987, a 7.5 acre linear portion of land bisecting the site was zoned Rancho Vistoso PAD Open Space. The applicant has proposedimpact significant actions that im this open space area. Because there is ambiguity in the PAD regarding Open Space (see explanation below), such requests must be approved by the Development p Review Board and Town Council as specified in the PAD: Interpretation: ambiguity retation: Where ambi ui arises as to the terms of this P.A.D., recommendations by the Oro Valley DRB and subsequent action by the Oro Valley Town Council shall govern. TOWN OF ORO VALLEY _OWN COUNCIL STAFF REPORT Page 7 In many cases, there is "ambiguity" for the following reasons: Open space areas were assigned throughout the PAD on a map with a scale of 1" equals 800 feet (a macro approach). For comparative purposes, the enclosed development plan is assigned a scale of 1" equals 50'. With the submittal of any plan with designated Rancho Vistoso Open Space, staff must affix the boundaries of the open space line as close as possible. Many times staff must utilize the intent and definition statements to affix the line because of the inherent inaccuracy that such a large scale map creates. Due to the inaccuracy of dated information (including environmental studies done in 1987) and physical land changes over time, there are areas identified as open space that do not meet the intent of the designation. Since the inception of the Planned Area Development, the Town has enabled "Open Space" trades on an acre for acre basis to exchange sub-par areas for ones deemed more desirable. For example, a trade was approved as part of the Ventana Medical Systems development plan (north side of Tangerine Road — along Innovation Way) in which open space was removed in exchange for dedication of the mesquite bosque at the southern tip of the Neighborhood 4. The definition of Open Space within the PAD is unclear. The following language in italics defines and governs PAD Open Space: 'AD Intent: Jim-dnvironmentally sensitive areas such as washes, rock outcroppings, steep slopes and the ecologically rich Honey Bee Canyon have been preserved as open space. PAD Definition: Open Space: Refer to the Town's Zoning Code for the definition of meaningful open space. OVZCR Definition: 236. Open Space Shall be defined as either natural open space (as defined in this Chapter) or landscaped open space (as defined in this Chapter) or the total thereof. Open space is meant to provide a natural or garden environment. a. Common Open Space shall mean any landscape or natural open space, other than frontage open space, intended for use by all occupants of a development. b. Frontage Open Space shall mean all the landscaped or natural open space between the right-of-way line of a dedicated public street and any perimeter structure(s) within the development except that this space may extend between structures or between a structure and a side property line to a depth of not more than 1/2 the width of the opening. c. Landscaped Open Space shall mean an area improved through the harmonious combination of natural desert growth with the introduction of trees, shrubs, and groundcover which may contain natural topping material such as boulders, rock, stone, or granite or other approved material. Landscaped open space shall provide a garden atmosphere, which shall include native and/or other approved plantings Landscaped open space shall be free of any asphalt or concrete pavement not serving as an integral and functional part of the landscape heme. Landscaped open space does not include walkways outside of a landscaped area or parking areas. IfLandscaped islands within parking areas may be considered landscaped open space. The purpose of the landscaped open space is to enhance the visual and aesthetic quality of any structure or development. d. Natural Open Space shall mean any natural, completely undisturbed, desert area. TOWN OF ORO VALLEY OWN COUNCIL STAFF REPORT Page 8 PAD Requirements: b. Open Space: 1) Planning units shall provide open space. 2) The designation of open space not dedicated to a public agency shall be included in deed covenants, conditions and restrictions. c. Washes: 1) Washes greater than 1000 CFS shall be preserved as open space, except where encroachment or channelization has been approved in the subdivision platting process. 2) Drainage easements and dedicated rights-of-way shall be established in conjunction with washes preserved as open space. Applicant requests the following changes to PAD Open Space: A. Of the open 7.5 acre linear stripof o en space, the southern section to be narrowed by 1.5 acres and add this same amount to the northern section. 7.5 acres of PAD open space to remain (Please note, a reductionopen to total PAD space would necessitate a PAD zoning amendment) (see Sheet 14 of 16 — p right side of page - for graphic). Thisbenefits the applicant because it enables the placement of building pad 22. Furthermore, it reduces trade tie crossing expanse of the bridge accommodating 4 lanes of traffic ("Private Loop"). p From a qualityopenspaceperspective, of this trade has merit because the southern section primarily consists of previously disturbed area. The addition of land to the northern section benefits the design of a proposed riparian restoration area. The wider expanse enables a natural, intensely vegetated, and meandering channel rather than a more severe engineered and channelized solution. see Attachment#6, which provides a comparison of existing conditions versus proposed. Please B. Grade the central open space area and restore it as a functioning riparian area. Staff has consistently applied a lied the OVZCR definition of"Natural Open Space" to regulate the PAD. As a result, gradingwithin areas remaining as PAD designated Open Space has been prohibited. This particular open space area meets the intent of the PAD because it experiences a flow greater than 1000 cfs (water is funneled from the north side of Tangerine Road onsite via culverts) with the following caveats: i. Water flow is not concentrated within a wash. It generally sheet flows in some areas and is channelized in others. Channelization has occurred away from the Open Space strip due to man made berms that have essentially rerouted an entire riparian area. ii. The majorityof the area has been previously disturbed when the area was utilized as ranch. As a area result, the open space area does not meet the threshold of an environmentally sensitive 111.1 p p discussion of riparian trades later in this report). TOWN OF ORO VALLEY OWN COUNCIL STAFF REPORT Pate 9 As depictedpage on a e 10 of 11 of the Master Landscape Plan (Attachment #7), the applicant has proposed concentrating water flows in a manner to create a fully vegetated and functional riparian area along the open section. With the assistance of biological consultants, Lori Woods of Recon, (hired by the Town) and spacep PCR Inc. (Vestar's re resentative), the proposed design will result in a higher quality open space environment than what currently exists within the open space strip today. Please see Attachment #8, which provides a comparison of existing conditions versus the proposed onsite riparian restoration. C. Rancho Vistoso PAD Open Space Zone Along Oracle Road Within the PAD, a 100 foot zone along Oracle Road was designated as open space. The aesthetic intent was to preserve a natural swath of vegetation as viewed from Oracle. 9J In 1997, the Board of Adjustment provided a variance to this provision for much of the Oracle Road frontage on this prof segment A se ent remains as depicted on Sheet 14 of 16, item #4. The applicant has proposed trading the remaining 1.6 acre segment (see Sheet 14 of 16) to gamer additional developable area. location does not contain a significant amount of vegetation— and is not visible from Oracle Road The existing,ecause thevaries from 10 to 15 feet. This area does not meet theintent of the PAD. In return, grade difference ,money wish tomitigateby providing a set aside area that is highly visible from Tangerine Road. The planting on mitigation requirements are higher than standard (see Sheet 14 of 16, item#5). g Please see Attachment#9, which provides a comparison of existing conditions versus proposed trade area. III. Compliance with C-2 PAD Standards The development p p complies plan/plat with all C-2 PAD standards such as building heights, setbacks, etc. A this PAD section is particularly noteworthy (see attachment). It is a cross section that includes graphic within the existing residences (Catalina Shadows), Big Wash, project site, and Oracle Road. The aim is to convey that environment should bepositioned at a lower grade than both Catalina Shadows and Oracle Road. the built More specifically,all the intent is to develop the site with minimal viewshed impacts. The graphic on plan/plat Sheet 11 of 17 was provided to express compliance. Staff concurs that there will be minimal viewshed impacts. This conclusion was derived via two sets of viewshed ay as required analysis, bythe OVZCR, and by noting the considerably lower grade (up to 40 feet) where the largest bug are buildings proposed. All of the smaller buildings (area and height) have been positioned in locations where the site grade is closer to road grade. OVZCR Compliance Code - The project meets all commercial code standards; however, a zoning code . Commercialp J approved amendment was recently to require an odor abatement plan for review as a component of development plan. Because the code change occurred at the very end of a one year design effort for this project, the applicant TOWN OF ORO VALLEY OWN COUNCIL STAFF REPORT Page 10 and staff agreed to address this issue via a General Note (#52). The note provides that a specific plan will be developed. IL Parking Code The following items are particularly significant: a. The number of proposed parking spaces is less than the raw numbers required by Code for a shopping center of this size. In sum, there are 4,258 proposed and 4,783 required spaces. Section 27.7D3 provides that "When a mix of non-residential uses creates staggered peak periods of parking demand, shared parking calculations shall be made to reduce the total amount of required parking for retail, office, institutional, and entertainment uses. " The applicant has provided a staggered peak analysis and suggested a 15% overlap of parking space be used as a benchmark, which reduces the number of required spaces to 4,155. As a guide, Pima County code provides that a reduction factor of 20% may be utilized to account for shared parking. In sum, this proposal is well within reasonable shared parking parameters and meets OVZCR requirements. b. Section 27.7HIj(iii). No more than 50 percent of the off-street parking area be located in the front yard (see definition of front yard Oro Valley Zoning Code Revised, Chapter 31). The original design included a traditional arrangement—similar to Oracle Crossings (large buildings in the back, small pads to the front, and direct view of expansive parking fields). The aim of this provision is to minimize the dominance of parking fields by limiting the amount of parking in front of a principal building. It impacted the layout by requiring the major buildings to be pushed forward to enable distribution of the major parking fields to the sides and rear of the site. This code requirement had a very significant impact on the design. c. Section 27.7H1k.. Truck Traffic: All development that generates truck traffic that may adversely affect a neighborhood by creating noise, dust, or odor problems shall avoid or mitigate those impacts either through physical design or operational procedures and Section 27.8, Off-Street Loading. In response to this code requirement and concerns from residents of Catalina Shadows and Palisades Pointe, the majority of truck traffic will be concentrated in proximity to Tangerine and Oracle Roads. Furthermore, loading will occur within fully enclosed (including a roof) loading zones. d. The number and distribution of loading zones, bike parking, and shopping cart bays meet code requirements. III. Riparian Habitat Overlay District: The Zoning Code specifies that 25 acres of the site is protected riparian area (please see Sheet 14 of 16). The 41,applicant has proposed mitigating the 25 acres by restoring 8 acres onsite (predominately the open space area), 67 acres of Big Wash restoration required by the County via a development agreement, and an extra 10 acres of restoration within Big Wash. TOWN OF ORO VALLEY ;OWN COUNCIL STAFF REPORT Page 11 The following are elements of the Zoning Code (Section 24.7) pertaining to Riparian Habitat Mitigation: If identified riparian areas do occur on a site, the applicant must make a decision as to whether encroachment will, or must, occur within it. 2. If it is determined that encroachment into identified riparian areas is to occur, a Riparian Habitat Study and Mitigation Plan must be prepared in accordance with submittal requirements established by the Planning and Zoning Administrator. Said study and plan must accompany any application for development (i.e., rezoning conditional use permit, development plan and/or subdivision plat): 3. Approvals Required a. Riparian Habitat Studies and Mitigation Plans shall be reviewed by the Planning and Zoning Administrator or his/her designee as part of the development review process (rezoning,preliminary plat, or development plan). It shall be within the purview of the Administrator to call upon a qualified professional(s) with expertise in the field of vegetation preservation to assist in the review process. If outside expertise is required, the applicant will be required to set up an account which will pay for such services. b. In addition to meeting all mitigation requirements set forth within Table 24-7: Town of Oro Valley Riparian Habitat Mitigation Standards, the following factors shall also be taken into consideration when evaluating the Mitigation Plan: i. Amount and quality of the riparian area to be disturbed; ii. Prior site disturbance, if any; iii. Contiguity of the habitat; iv. Presence of special status animal species inhabiting or traveling through the area in a riparian habitat area, as determined by the Arizona Game and Fish Department; v. Upstream and downstream characteristics of designated washes; vi. Alternative site designs, which could minimize encroachment; vii. Consideration of any other information or substantiation as may be provided by the applicant relative to the need for, and extent of, the proposed encroachment; Town staff hired a biological consultant, Recon Inc., and requested that Lori Woods and her team evaluate the existing conditions of the site. The results of the consultant and staff evaluation provided the following: • 5-8 acres of the site are truly riparian. The balance of the area has been severely altered—prior to the most recent update of the riparian zoning map (2002). R • The riparian area has evolved along a man-made drainage section from the culverts on Tangerine Road(see Attachment#5). • The riparian vegetation within the man-made drainage area is in very good condition. • The riparian area terminates (dead-ends) into a developed basin that abuts Oracle Road. There is no contiguity of habitat. TOWN OF ORO VALLEY :OWN COUNCIL STAFF REPORT Page 12 • High quality trade areas (minimum of 1:1 as specified by code) have been proposed. The design extent of both the Central Open Space restoration and County restoration area plans represent a superlative design. In consideration of the factors above, the applicant's riparian mitigation plan has been approved by the Planning &Zoning Administrator. N. Oracle Road Scenic Corridor Overlay District (ORSCOD) Significant Vegetation: The applicant wishes to mitigate the area(see Sheet 14 of 16, item#6) that includes "Significant Vegetation" Within the OVZCR, the Oracle Road Scenic Corridor Overlay District (ORSCOD) includes regulations intended to preserve scenic and environmental components of the districts. Section 24.5D1.a,b, and c mandate the preservation of"significant vegetation"within 100 feet of the Oracle Road right of way. "Significant vegetation" is specifically defined to include the following species: Blue Palo Verde (Cercidiumfioridum), Littleleaf Palo Verde (Cercidium microphyllum), Velvet Mesquite (Prosopsisjulflora), Ironwood(Olneya tesota), Desert Willow (Chilopsis linearis), Catclaw Acacia (Acacia ;reggii), Sweet Acacia (Acacia minuta), Netleaf Hackberry (Celtisreticulata), and Velvet Ash (Franxinus velutina). The second standard to determine the identity of"significant vegetation"is provided as follows: Significant vegetation is defined as trees with a trunk diameter greater than six (6) inches, measured at a point two (2)feet above ground level, or for each cluster of three (3) or more trees located within ten (10)feet of each other with trunk diameters greater than two (2)inches. Significant vegetation also includes all saguaros or groupings of existing plants that are unique in the context of the Oracle Road Scenic Corridor, or provide visual screening. Locations of known significant vegetation are indicated on the Oracle Road Scenic Corridor Significant Vegetation Map. If"significant vegetation" exists, then the following standards apply: d. Except for clearing necessary to provide utilities and access to the site, no significant vegetation shall be removed within a distance of 100 feet from the dedicated right-of-way line of Oracle Road(Figure 1) without prior Development Review Board approval. No development, other than additional landscaping, is permitted within this 100 foot zone (See Section 24.5.G for additional landscaping requirements specific to land use type). e. Where no significant vegetation exists, no 100 foot preservation zone is required. The preservation zone is required along those frontage areas where significant vegetation exists, as defined in Section 24.5.F.1.a. In applying the requirement—with special note of the verbiage in e. above—the size of the preservation zone fr (maximum is 100 feet) is customized to specific areas with significant vegetation. For example, if there is a IIgrouping of significant vegetation 35 feet from the Oracle Road right-of-way— a full 100 foot wide preservation zone is not required. The zone is automatically reduced to envelop the grouping of trees at 35 feet. TOWN OF ORO VALLEY likor3WN COUNCIL STAFF REPORT Page 13 Overall, the intent of the requirement is threefold: 1) create continuity in development along Oracle Road, 2) Maintain views of natural vegetative settings as much as possible from Oracle Road, 3)preserve significant vegetation. The proposal fulfills the intent described above as follows: 1) The existing location is not visible from Oracle Road because the grade difference ranges from 15 to 40 feet. Vegetation will remain within the extensive width of the ADOT right-of-way(unless ADOT expands road in the future), 2)Not visible from Oracle Road or traffic internal to site(located at rear of Majors), and 3) significant vegetation will be transplanted or mitigated a higher ratio than normally proscribed by the OVZCR. (See Sheet 14 of 15) Please see Attachment#10 for a comparison of existing conditions versus proposed. Viewsheds: The analysis provided by the applicant accurately indicates that proposed structures will be not impact mountain views to and from Oracle Road. As previously mentioned, the significant grade difference between the state highways and the finished grade of larger buildings is the most significant factor in preserving views. V. Tangerine Road Corridor Overlay District (TRCOD) This proposal meets all requirements. VI. Appendix A Design Guidelines, ORSCOD, TRCOD Design Guidelines Appendix A The proposal is in substantial compliance with all Appendix A design guidelines. One of the primary aims has been to insure compatibility with adjacent neighborhood. This issue is discussed at length in the General Plan analysis component of this report. TRCOD The proposal is in substantial compliance with all TRCOD design guidelines. The following items are particularly noteworthy: i. Rear and side setbacks adjacent to residential districts should include berms and/or walls, augmented with heavy landscaping achieving opaque screening to a height of not less than eight (8)feet. • Three layers of landscaping and berming have been provided between the parking fields and the multi-use trail to help screen areas of parking. • An overlapping tree canopy has been provided along the multi-use trail to provide shade and help soften views from Catalina Shadows. The 77 acre riparian restoration project within the Big Wash will include several hundred trees that will layhide the view of the bank protection that will be erected along the common Vestar/Pima County property line. TOWN OF ORO VALLEY , JWN COUNCIL STAFF REPORT Pane 14 • 48"high walls have been strategically positioned at key intersections along the Loop Road. The aim is to screen headlight glare from reaching offsite as car travel from within the parking areas to the Loop Road. • Walls to screen parking and headlight glare have been provided at the edge of parking areas between Office 6 and 8 that abut the multi-use trail. ii. Pathway linkages are to be provided within multi-use developments and to adjacent properties or recreation trails where appropriate. Extensive pedestrian linkages have been made to all components of the development. iii. No loading, storage,stora e, outdoor activity (except as expressly permitted in the underlying district), or display of merchandise visibility from Tangerine Road, intersecting arterials • Loading zones in proximity to the Loop road—face away from the Loop Road. Furthermore, each is surrounded by landscaping. In addition, many have been positioned within fully screened loading zones. Finally, closing self and self-latching gates are being provided for loading zones and dumpsters. The aim is to minimize view from the Catalina Shadows subdivisions. • Loadingzones along Oracle and Tangerine Roads are fully enclosed—which includes a roof and entry gates. There are also two layers of tree-lined landscaping to help obscure views. • Per General Note #53, dumpsters may not be positioned in a manner to face Tangerine or Oracle Roads. v. Further considerations: a) Clustering structures as a central "outcropping" visible when approaching the development on entry principal driveways, with parking areas (majority of spaces) screened by structures from Tangerine Road or adjacent arterials. The largest of the buildings are positioned along Tangerine Road and centralized in areas with the most screening/grade differential. Natural screening is afforded by the grade differential (up to a maximum of 40 feet) from the Road and the site. This helps preserve views from Tangerine Road and mitigates view impacts for Catalina Shadows residents. With regard to parkingareas, the site design significantly limits the view of parking areas from Tangerine Road. g Normally, an enormous parking field is the first thing one sees when approaching a large outdoor retail center. In compliance with the aforementioned guideline, the buildings "screen"parking clusters. b)Architectural rooftop treatments to screen equipment and architectural details on all structural facades. .f P Per General Note#42, all rooftop mechanicals will be fully screened from all surrounding roadways and properties. ORSCOD compliance with all ORSCOD designguidelines. Many of the items specified The proposal is in substantialp TOWN OF ORO VALLEY .,....:OWN COUNCIL STAFF REPORT Page 15 within the TRCOD design guideline review are repeated within ORSCOD. The following item is particularly noteworthy: v. Further considerations: a)Principal parking areas (majority of spaces)screened by structure from adjacent direction of travel lane (normally southbound);parking lot landscaping provided Buildings have been arranged along Oracle Road in a manner that serves as a screen of the parking fields. VII. Traffic Staff has reviewed and approved the project Traffic Impact Analysis report (TIA). All improvements and mitigation measures described within the attached executive summary, recommendations of the approved TIA shall be implemented as a condition of approval. This includes spine road and traffic calming measures such as speed tables, traffic signals and eleven (11) foot travel lanes. It also includes mitigation of traffic congestion via adequate intersection arrangement and timing. The following is a brief summary of the traffic flow to and throughout the site: • Proposed access to the site is from two signalized intersections, Oracle Road/Catalina State Park on the east and Tangerine Road/Innovation Park Drive on the north. • A third un-signalized access exists as a right in/right out off of Oracle road approximately 1300 feet north of the access 1). • The interior circulation consists of a major spine road looping the two signalized intersections and running along the south and western boundaries of the project. From the spine road, there are 13 access points that utilize perimeter roads to access parking areas and buildings. • ADOT Widening of Tangerine Road and future widening of Oracle Road will provide the capacity for the traffic generated by this development. VIII. Drainage: General: The project site is located along the east bank of the Big Wash channel and is bordered to the north and to the east by Tangerine Road and Oracle Road respectively. Existing on and off-site drainage for this project is from the north and drains into Big Wash. The Big Wash Conditional Letter of Map Revision (CLOMR) has previously been approved by FEMA for this site. The physical changes proposed to this site since the CLOMR approval will be addressed in a Letter of Map Revision (LOMR) application for Big Wash at the time of project completion. The overall drainage pattern for developed conditions will remain the same with considerable redirecting of flows through engineered channels, storm drains and through a significantly modified partially landscaped natural channel that flows through the center of the site. 41 Central Channel: A north-south off-site flow channel with a 100-year flow rate of 1,076 cfs enters the project site by passing under Tangerine Road through existing box culverts. The 1,076 cfs flow then bisects the project site near the east side of the site and makes its way to Big Wash. A riparian channel/corridor roughly dividing the site in half is proposed and will accommodate 500 cfs of the 1076 cfs that currently flows through TOWN OF ORO VALLEY OWN COUNCIL STAFF REPORT Page 16 this local floodplain. The remaining 576 cfs is diverted to the west through storm-drains that ultimately drain to Big Wash. The proposed riparian channel/corridor also drains into Big Wash. A hydraulic analysis prepared for the proposed channel identifies both 100-year and 10-year floodplain delineations. Landscaping of the riparian channel is dependent on these floodplain delineations. The 10-year flow channel will remain free of vegetation (free flow channel) while progressively more vegetation will be placed outside the 10-year delineation and away from the center of the channel. Using 10-year 10year and the 100-year floodplain delineations along with additional hydraulic and landscaping design criteria, a significantly vegetated riparian corridor will be created through the center of the project site. Several edestrian pathways will meander along the length of the corridor. This riparian corridor having p undergone several design and planning phases is considered a major attractive feature for this project. The alternative would be a conventional engineered storm drain or channel. The project developed 'ect will be connected by two cross access drives and the perimeter road which pass over the p p riparian corridor. Existing Bosque ue Area: A significant portion of the project runoff from the entire east side of the project will be directed as irrigation for the Bosque area at the extreme south end of the project. Jiven theroximit of this site to Big Wash and the resulting short time for runoff the reach the wash, a p y detention waiver has been granted for this project IX: Grading: ThisJ ro'ect will be developed in four (4) primary phases. Each phase shall require separate type two grading p permits. phase Under the one improvements, the entire 110 acres shall be mass graded. Those sections of the project ect beingdeveloped in future phases shall provide adequate drainage and dust protection measures over the J p mass exposed graded area. General note #49 includes additional measures beyond what is normally required. p Specifically, applicant a licant will apply a layer of decomposed granite over areas that have been graded while awaiting a future phase. GENERAL PLAN COMPLIANCE Town staff has been critiquing the plan/plat since last January — utilizing the 1996 General Plan. The new General Plan was ratified by the public two months ago (November 8th) and the election results were formally accepted bythe Town Council soon thereafter. By this time - the project had been processed through four p practice to not cycles of comprehensive staff reviews utilizing the 1996 version. It has been a standard division y p project a review when this situation arises. For this reason, the following analysis below is based on the 1996 General Plan. Ii. Environment Polic 1.1B: Promote clustering development to protect environmentally sensitive areas. y Goal 8.1: Top rotect the Planning Area's natural attributes, which have been designated as a key community value. TOWN OF ORO VALLEY 3WN COUNCIL STAFF REPORT Page 17 Policy8.1G: Indigenous (native desert) vegetation and riparian habitats should be maintained and enhanced where possible. Goal 6.2: Top rotect the environmentally sensitive open space areas within the Planning Areas. Policy 6.2G: Preserve and enhance open space areas that protect the visual, natural, and cultural resources of the community. Policy 9.1E: All development proposals should show design strategies used to minimize changes to existing topography and the disturbance of existing vegetation. Please see comments within the Rancho Vistoso PAD, Riparian Habitat Overlay District, and ORSCOD compliance sections of this report. As requested bystaff, the design includes "clean drainage"that will be directed in a manner to insure the vitality q of the mesquite bosque located beyond the southern tip of the project. 2. Neighborhood Compatibility Policy 4.1A: Protect the integrity and aesthetic context of existing neighborhoods through the use of appropriate buffers. The following measures have been incorporated to help insure neighborhood compatibility: . Ins c with recommendations from the Neighborhood Leadership Group, all large buildings were shifted as sync far as possible away from the Catalina Shadows subdivision. The smaller pads have situated along the perimeter of the Loop Road. The largest is 12,700 s.f. 2. The largest buildings have been positioned in the lowest areas of the site relative to Tangerine and Oracle Road grades. This alleviates potential viewshed impacts. 3. Theads alongthe Loop Road will be 24 feet in height—rather than the full 34 feet permitted by code. p 4. Three layers of landscaping and berming have been provided between the parking fields and the multi-use trail to help screen areas of parking. 5. An overlapping tree canopy has been provided along the multi-use trail to provide shade and help soften views from Catalina Shadows. 6. The 77 acre riparian restoration project within the Big Wash will include several hundred trees that will hide the view of the bank protection that will erected along the common Vestar/Pima County property line. 7. 48"high walls have been strategically positioned at key intersections along the Loop Road. The aim is to screen headlight glare from reaching offsite as cars travel from within the parking areas to the Loop Road. g Walls to screen parkingand headlight glare have been provided at the edge of parking areas between Office 8. 6 and 8 that abut the multi-use trail. 1 9. Loading zones in proximity to the Loop road—face away from the Loop Road. Furthermore, each is surrounded by landscaping. In addition, many have been positioned within fully screened loading zones. Finally, self closing and self-latching gates are being provided for loading zones and dumpsters. The aim is . . to minimize view from the Catalina Shadows subdivisions. 10. Loading zones along Oracle and Tangerine Roads are fully enclosed—which includes a roof and entry gates. I 1. All mechanical equipment will be fully screened from all roads and surrounding properties. This will require that the tops of the mechanical equipment be screened as well. q p 1pp 2. Applicant has committed to turn the parking lot and signage lighting down to the lowest extent permissible by the OVZCR. A reasonable level of security lighting must be maintained. TOWN OF ORO VALLEY 3WN COUNCIL STAFF REPORT Page 18 13. As required by the OVZCR, shopping cart corrals must be screened. 14. The entire site will be graded at once. General note #49 provides additional assurances that dust will be mitigated—beyond code requirements. In particular, decomposed granite will be applied to areas that will not be utilized until a future phase commences. 15. Per a condition in Exhibit A, dumpsters behind the Majors will be oriented to face away from Oracle and Tangerine Roads. 16. Per OVZCR requirements, the height of the light poles must be shorter in the vicinity of the open space expanse of Big Wash and may gradually increase as one nears the Majors. 17. The heavily vegetated central open space area will provide a visual break or island. It bisects the site into halves. This also helps reduce the visual mass of the parking fields. 3. Traffic Goal 2.1: To ensure the safe, convenient and efficient vehicular and non-motorized traffic circulation to serve both within and through the community. There was a primary concern that the Loop Road design will provide motorists an opportunity to cut through the site. To alleviate this concern, the following traffic calming has been incorporated: • 2 traffic lights (see Access Point 4 and Access Point 5 on sheet 1). • 5 speed tables distributed along the road, and decorative pavers at all intersections. • Applicant and the Oro Valley Police Department (OVPD) wish to assign speed enforcement authority on the primary loop road to the Town. The applicant and Town Attorney will be drafting a contract. 4. Trails Goal 6.1: To develop a comprehensive and connected parks, open space, and trails system. Policies 6.1A through J: Plan for the connection of open space, natural areas,parks, trails, bike paths, and recreation areas to minimize conflicts with the environment. • With incorporation of the conditions in Exhibit A, extensive pedestrian connections will be established throughout the site. All open space, common areas, and rights-of-way are interconnected. • There are multiple trail connections from the multi-use trail onto the site. • Benches have been provided a rate of approximately 1 every 300 feet along the multi—use area. • A continuous canopy of shade trees has been provided along the multi-use trail. • As specified on Sheet 9 of 17 and 13 of 17, a multi-use trail staging area has been provided in proximity to pad 45. • The central open space area includes benches, interconnected trails, and shade elements. 5. View Protection Policy 1.1E: View protection shall be an essential aspect of Oro Valley's community design review and project .oproval. fir'olicy 4.1A: Protect the integrity and aesthetic context of existing neighborhoods through the use of appropriate buffers. TOWN OF ORO VALLEY ,..OWN COUNCIL STAFF REPORT Page 19 Policy 9.1 D: All development proposals should attempt to arrange buildings, massing of buildings, and/or arrangements of lots to preserve views from adjacent properties and streets while providing privacy for residents. Policy 9.1F:All sides of buildings may impact their surroundings and should be coherently designed and treated. Policy 9.1 G: In order to maximize integration of the built environment with the natural environment, and minimize distractions of the built environment, all new development proposals should incorporate means of reducing the apparent size and bulk of buildings. The same elements detailed under#2 Neighborhood Compatibility apply. 6. Strip Commercial Development Policy 1.211: Strip commercial developments are discouraged and clustering of commercial developments at specific nodes or villages that are planned with strict aesthetic and design guidelines are encouraged. Freestanding pads are discouraged, except when expressly permitted in relation to overall gross leasable area and center design. The proposal entails a large scale outdoor retail center that is categorized as a"power center" (anchored by large national chain retail stores and dominated by smaller national ones), which is typical for a commercial project a property of this size. "Specialty Retail" oriented commercial projects are typically found on parcels of pproximately 50 acres or less—such as Steam Pump Village, St. Phillips Plaza, Mercado Del Rio, Plaza Palamino, and La Encantada. Most—if not all —power centers in southern Arizona are developed in a standard "strip" fashion. The proposed center is unique for the following reasons: • The typical paradigm of large stores at the back of the site, small stores at the front, and dominant views of the parking fields from major roadways has been reversed. In this case, the Major buildings abut the arterial roads, expansive parking fields are screened by the buildings from the roads, and smaller pads are at the rear of the site. This design was influenced by the following factors: a. Parking Code Compliance (parking field distribution requirements —no more than 50% in front yard of principal structure). b. Impact Mitigation for adjacent Residential Subdivisions (views preservation, noise mitigation etc.) c. Logical Placement of a 4 lane divided ring road. Must be entirely segregated from area occupied by principal structures to minimize conflicts. d. TRCOD and ORSCOD Design Guideline Compliance. e. Satisfaction of General Plan Policies relative to View Preservation and Neighborhood Compatibility. f. Limited Options due to the Boomerang-like Shape of the Site. g. Applicants desire to have parking field groupings sought by tenants. • The center is literally split in half by a heavily vegetated swath of open space. This breaks up the center and visually and reduces the scale of the linear expanse of"Major"buildings and associated parking. • Office, Retail, and Restaurant clusters/nodes have been identified. TOWN OF ORO VALLEY JWN COUNCIL STAFF REPORT Page 20 Architectural relief to break up the lines of Major buildings will be a primary component of future building elevation review by the DRB. As evidenced at the Neighborhood Leadership Group, DRB and Town Council site tours of Vestar projects in the Phoenix area, this goal has been accomplished by the applicant elsewhere— particularly at the Desert Ridge Marketplace. 7. Lighting Policy 8.JH: Identify and protect light-sensitive uses and locations, i.e. Kitt peak, Mt. Lemon, Mt. Bigelow, and the Pusch Ridge Wilderness Area. #12 and #16 - detailed under the "Neighborhood Compatibility" analysis above - apply. PUBLIC NOTIFICATION AND INPUT The applicant has conducted the following public outreach efforts: • Formation of a "Neighborhood Leadership Group" that included representatives (including HOA presidents) of all surrounding residential and commercial properties. • Series of Neighborhood Leadership Group meetings with focus topics ranging from Land Use, Design, Impact Mitigation (light, noise, dust, and views), and Environmental Impacts. Please see attached summary and minutes of neighborhood meetings. • Neighborhood Leadership, Development Review Board, and Town Council site tours of Vestar projects in the Phoenix area. • Series (3) General Outreach Public Meetings. Surrounding areas and all of Rancho Vistoso was notified. • Use of public opinion surveys. • Direct Meetings with various Homeowners Associations in Rancho Vistoso and Catalina Shadows. • Project"Preview" and a"Study Session" with the Development Review Board at formal meetings. The Town Council public meeting has been noticed in accord with applicable Town policies. Normally, a standard notification area of 600 feet is utilized; however, the actual area is significantly more inclusive. The Neighborhood Leadership Group developed a notification area that includes most property owners within a mile (approximately) radius. To date, no written comments have been provided. DEVELOPMENT REVIEW BOARD (DRB) MEETING The DRB invested considerable time in learning about the site/proposal. Review included the following: Preview Meeting, Tour of Vestar's Phoenix Area Developments, Onsite Site Tour, Study Session, and one Public Meeting. At their regular meeting of January 10, 2006, the DRB first voted unanimously (7 - 0) to recommend approval of +he Open Space Trades. A second vote was then taken to recommend conditional approval (7-0) of the )evelopment Plan and Preliminary Plat. The DRB also voted unanimously(7-0) to approve the Master Landscape Plan. TOWN OF ORO VALLEY JWN COUNCIL STAFF REPORT Page 21 SUMMARY OF FACTORS Factors For 1. The entire site has been planned comprehensively rather than in a piece-meal fashion. As a result, all project elements are cohesive. 2. The project meets all Zoning Code requirements. 3. Substantial compliance with the General Plan has been achieved. 4. Substantial compliance with the Tangerine Overlay District Design Guidelines has been achieved. 5. Substantial compliance with the Oracle Overlay District Design Guidelines has been achieved. 6. The DRB voted to recommend approval of the open space trades and plan/plat. 7. The applicant has provided the most comprehensive community and neighborhood input process of any private sector development in the Town. 8. Comprehensive neighborhood mitigation elements have been incorporated. 9. Significant environmental resources that have been degraded will be restored and improved. 10. Architectural elements will be addressed as part of a separate application. Factors Against 1. Not all members of the Neighborhood Leadership group were satisfied with the design. LJGGESTED MOTIONS I move to approve OV 12-04-30, Open Space Trades and Development Plan/Preliminary Plat for the Oro Valley Marketplace, subject to satisfaction of the conditions specified in Exhibit A. OR I move to approve OV 12-04-30, Open Space Trades and Development Plan/Preliminary Plat for the Oro Valley Marketplace, subject to satisfaction of the conditions specified in Exhibit A, and the following additional conditions OR I move to deny OV 12-04-30, Open Space Trades and Development Plan/Preliminary Plat for the Oro Valley Marketplace, finding that: TOWN OF ORO VALLEY JWN COUNCIL STAFF REPORT Page 22 Planning and onin dmin' trator . Community Development Director Ass' ..ntT•wn . r -:e 4 Town Manager Attachments: 1. Exhibit A 2. Development Plan & Preliminary Plat 3. RV Pad Viewshed Graphic 4. Final Traffic Impact Analysis Summary 5. Riparian Graphic By Recon Inc. 6. Central PAD Open Space Trade Area Limits: Comparison 7. Page 10 of 11 of the Master Landscape Plan 8. Central PAD Open Space Existing Conditions and Proposed Riparian Restoration 9. Pad Open Space Adjacent to Oracle Road: Comparison 10. ORSCOD Significant Vegetation Areas 11. Summary and Minutes of Neighborhood Meetings Copy: Linda Thompson, fax 881-7492 F:\ov\ovinoo4\ov 1 2-04-30\OV 12-04-30\Development Review\Reports&Exhibits\TC.RPT.doc ATTACHMENT #1 Exhibit A OV12-04-30 Oro Valley Marketplace Development Plan ENGINEERING 1. Provide spot elevations and flow arrows throughout the DP around all buildings, in all PAALs, parking areas and along Innovation Park Way so that drainage patterns and grading design can be followed throughout the development. The spot elevations shall be used to identify the following: a. Spot elevations and flow arrows shall be numerous enough to verify drainage patterns. b. High point symbols shall be used to identify sub-watershed and watershed divides. Low point spot elevations (LP) shall also be used to characterize drainage discharge areas. Grading on this plan must be revised to address hydrology that does not work and/or the building relative Finished Floor Elevations are too low. The Engineer of Record must meet with staff and solve all grading/drainage discrepancies prior to final certification. 2. Provide ADOT approval for all proposed structures in the ADOT right-of-way. 3. Assure approval status with Pima County Wastewater for public portions of the site sewer system. This includes access to all public manholes as stipulated by PCWWM. 4. Add the following as a General Note, A revised Conditional Letter of Map VP' Revision(CLOMR) for the existing 100-year water course shall be required detailing the grading modifications to Big Wash and approved by FEMA prior to issuance of any grading permits. 5. Add the following as a General Note, A Letter of Map Revision (LOMR) for Big Wash issued by FEMA shall be required prior to the issuance of any building Certificates of Occupancy(C of 0). 6. Provide the following General Note relative to the Transit Facility: "It is the contractor's responsibility to maintain reasonable access to the public transit system. Access must comply with the Americans With Disability Act. The contractor is responsible for establishing temporary bus stops if permanent bus stop signage is removed or access is prohibited due to construction activity. The contractor shall notify Sun Tran (Darrell C. Juan—623-4301) 48-hours prior to starting construction or removal of any bus stops". Traffic Impact Analysis: 7. Add the following as a General Note, A traffic signal shall be installed at the intersection of Rancho Vistoso Blvd and Innovation Park Drive prior to the approval of the certificate of occupancy for the first phase of this development. 8. Add the following as a General Note, All improvements listed on page 82 (attached as Exhibit T) shall be constructed during the first phase of the development. 411. 9. Provide ADOT comments and approval for this report. 10. Add the following as a General Note: Prior to issuance of any certificate of occupancy(s), the contractor shall submit a traffic control plan that addresses adequate separation of construction activities and general public access. Drainage Report: 11. Provide flow arrows along Innovation Park Drive at median breaks showing cross flow. PLANNING 1. General note#4, revise shopping car counts for required spaces as follows: Zone 3=5, Zone 4=12, Zone 6=9, Zone 7=4. 2. Revise General #4 to reflect parking calculations provided the Final Parking Analysis. 3. On sheet 13 of 17, detail #6, "Typical Cart Corral", delete "metal infill panel" and replace with"masonry screen wall faced with the same material as the serving store, no advertising signage permitted". 4. Add 1 shopping car bay north of pad 22 within the double-sided parking row— roughly aligned with the northeast corner of pad 22. 5. All pedestrian pathways that are bordered by parking on both sides must provide a 10 foot permeable area for shade tree landscaping. 6. Add a passenger drop-off zone for Pad 21 in a location to be approved by the Planning & Zoning Administrator. 7. Revise General Note #58 by deleting"Homeowners Association" and replacing it with"Property Management Association". 8. Provide the following as a General Note: Class I bike parking, as required (10% of total bike spaces) must be indicated on plans for tenant improvements/building plans for all professional offices, retail uses, recreational uses, and industrial uses. 9. All Pima County Wastewater issues must be addressed prior to certification of the Plat/Development Plan. 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Theur ose of this traffic study is to evaluate the current and future transportation p p system within the project study area surrounding the site without and with the project and y analyze traffic operations erations at the intersections of Oracle Road/First Avenue, Oracle Y Road/Catalina State Park Drive, Oracle Road/Tangerine Road, Oracle Road/Rancho Vistoso Boulevard, Rancho Vistoso Boulevard/Innovation Park Drive, Innovation Park Drive/Tangerine Road, and First Avenue/Tangerine Road, along with the proposed access points to the project. Existing and Future Traffic Data Without Project Traffic counts were taken at the existing intersections of Oracle Road/First Avenue, Oracle Road/Catalina State Park Drive, Oracle Road/Tangerine Road, Oracle Road/Rancho Vistoso Boulevard, Rancho Vistoso Boulevard/Innovation Park Drive, Innovation Park Drive/Tangerine Road, and First Avenue/Tangerine Road. The traffic counts included turning movement counts during the weekday AM and PM and Saturday peak hours. I 4411* ' ' 24-hourweekdayand Saturdaytraffic volume approach counts were taken at In addition, the intersections of Oracle Road/Catalina State Park Drive and Rancho Vistoso Boulevard/Innovation Park Drive. The existing intersections of Oracle Road/First Avenue, Oracle Road/Catalina State Park Drive, Oracle Road/Tangerine Road, Oracle Road/Rancho Vistoso Boulevard, Rancho Vistoso Boulevard/Innovation Park Drive, Innovation Park Drive/Tangerine Road, and First Avenue/Tangerine Road, without the project were evaluated for existing and future levels of service. The intersections of Oracle Road/Tangerine Road, Oracle Road/Rancho Vistoso Boulevard, Rancho Vistoso Boulevard/Innovation Park Drive, Tangerine Road/First Avenue, and Tangerine Road/Innovation Park Drive currently operate at an adequate LOS D or better during the weekday and Saturday peak hours. The improvements to be completed by ADOT and the Town of Oro Valley will have a positiveimpactp on the operations of the study areas. The intersections of Oracle .... Road/First Avenue, Oracle Road/Tangerine Road, Oracle Road/Rancho Vistoso Boulevard, Rancho Vistoso Boulevard/Innovation Park Drive, Tangerine Road/Innovation Park Drive, and Tangerine Road/First Avenue will operate at an overall Final Traffic Impact Analysis Oro Valley Marketplace, Oracle Road/Tangerine Road • Hc adequate LOS D or better during the weekday and Saturday peak hours in 2007, 2012, and 2022 without the project. However, in 2012, the westbound left turn movement at the intersection of Oracle Road/First Avenue will begin to operate at an inadequate LOS E during the weekday AM peak hour without the project. By 2022, the intersection will continue to operate_at an overall adequate LOS D during the peak hours without the project, but several other movements will begin to operate inadequately. These include; the eastbound left and right turn, westbound left turn, northbound left turn, and the southbound through movements. The westbound left turn movement at the intersection of Oracle Road/Catalina State Park Drive, exiting the park, will continue to operate at an inadequate LOS F in the future q without the project. These delays are due to the high levels of northbound and southbound traffic on Oracle Road limiting the number of adequate gaps available to minor street traffic. Moreover, un-signalized minor street intersections, along five or more lane, high traffic volume major streets such as Oracle Road, tend to have their left turn movements, from the minor street, operate at LOS E or F during the peak hours. The intersection of Oracle Road/Tangerine Road will have its northbound left turn movement operate at an inadequate LOS E in 2022 without the project during the weekday AM peak hour. The northbound, southbound, and eastbound left turn movements at the intersection of Oracle Road/Rancho Vistoso Boulevard will operate at an inadequate LOS E in 2022 without the project. The northbound and southbound left turn movement at the intersection of Rancho Vistoso Boulevard/Innovation Park Drive will operate at an inadequate LOS E in 2022 without the project during the weekday peak hours. The westbound right turn movement at the intersection of Tangerine Road/Innovation Park Drive will operate at an inadequate LOS E in 2012 and 2022 without theJro'ect. p In 2012, the westbound right turn movements at the intersection of Tangerine Road/First Avenue will operate at an inadequate LOS F in 2012. By 2022, several vehicle movements at the intersection will operate at in adequate LOS E or F without the project. These include; the westbound right turn, northbound left turn, and southbound left turn. These delays are due to the large traffic volumes expected in the area and the intersection's limited capacity. Final Traffic Impact Analysis 4 Oro Valley Marketplace, Oracle Road/Tangerine D oad Fes; P- M. Future Traffic Data With Project The additional traffic generated by the project will not significantly affect the study intersections in 2007, 2012, and 2022. The majority of the intersections and vehicle movements at these intersections will continue to operate at an adequate LOS D or better with the project. A few of the intersection movements will continue to operate at inadequate levels of service including the westbound right turn lane at Tangerine Road/First Avenue, and the eastbound and northbound left turns at Oracle Road/Rancho Vistoso Boulevard. The intersections of Oracle Road/Access #13 and Tangerine Road/Innovation Park Drive serving the project will operate at an overall adequate LOS C or better in the future. In 2012,the intersection of Oracle Road/First Avenue will operate at an overall LOS D or better with theJ ro'ect; however,the eastbound left turn movement at the intersection will p operate at an inadequate LOS E. By 2022, the eastbound left turn, northbound left turn, and southbound through movements at the intersection will operate at inadequate levels of service without and with the project. These delays are due to the high levels of traffic expected in the area and the intersection's limited capacity. While the addition of a traffic signal at Oracle Road/Catalina State Park Drive will improve the delayfor the westbound left turn movement at the intersection, the p southbound through movement will operate at an inadequate LOS E or F in 2012 and 2022. The delay is due to the large amount of traffic in the southbound direction I44. combined with the northbound left turn volume. The eastbound right turn movement at the intersection of Oracle Road/Tangerine Road will operate at an inadequate LOS E during the weekday AMVI Peak hour in 2022 with the p q project. Nevertheless, the intersection will operate at an overall LOS B during this peak hour. In 2022, the intersection of Oracle Road/Rancho Vistoso Boulevard will continue to q operate at an overall adequate level of service; however, several of the vehicle movements will operate at an inadequate LOS without and with the project. These delays are due to the limited capacity of the intersection, especially in the northbound and southbound directions. The northbound left turn movement at the intersection of Rancho Vistoso Boulevard/Innovation Park Drive will operate at an inadequate LOS E in 2012 with the project. By2022, the northbound left turn and southbound left turn movements at this intersection will also operate at inadequate levels of service. These delays are due to the limited operation capacity of a STOP controlled intersection. w better The intersection of Tangerine Road/First Avenue will operate an overall LOS D or _ tt__ during thepeak hours in 2007, 2012, and 2022. In 2007 the westbound right turn movement will continue to operate an inadequate LOS with the project. By 2012 and 1 Illir Traffic Impact Final Analysis 5 p (lro'Valley K rkt lace, (Vracle tVr/TeLr5Vr1na Road 1.1.1 2022, the northbound and southbound left turn movements will also operate at inadequate levels of service. p q The majority of the internal access points will operate at an adequate LOS D or better q during the weekday and Saturday peak hours. The left turn out movements at Access #1 and Access #3 will operate at an inadequate p q LOS F during the Saturday and Weekday PM and Saturdaypeak hours, respectively. p y. These delays are caused by high levels of traffic in the northbound and southbound ' and directions limiting the number of adequate gaps available to minor street traffic. As mentioned previously, un-signalized minor street intersections, along five or more lane, high traffic volume major streets such as this internal road, tend to have their left movements, from the minor street, operate at LOS E or F during thep eak hours. Turn Lane Analysis Right and left turn lanes serving the project site are required at the intersections of Oracle le Road/Catalina State Park Drive, Oracle Road/Access #13, and Tangerine Road/Innovation Park Drive. The left turn lanes should be able to be constructed within the existing medians. Traffic Signal Warrant Analysis The intersection of SR 77/Catalina State Park Drive does not meet anyof the recognized . , traffic signal warrants in 2005, 2007, 2012, and 2022 without the project. However,� with the addition of the project, the intersection satisfies all of thea applicable Traffic c S egnal Warrants for 2007, 2012, and 2022 during a weekday and Saturday. Y The intersection of Rancho Vistoso Boulevard/Innovation Park Drive begins g meeting traffic signal warrants in 2007, without the project during a weekday. By 2022, the intersection meets 3 of the 4 applicable traffic signal warrants without the project during a weekday. The intersection will meet 2 of the 4 applicable traffic signal warrant p gn sin 2022 for expected Saturday traffic volumes. With the project, the intersection of Rancho Vistoso Boulevard/Innovation Park Drive will begin to meet traffic signal warrants in 2007. By2022 the intersection meets ets 3 of the 4 applicable traffic signal warrants for both weekday and Saturday traffic volumes. Regardless, it is important to mention that traffic signals should not be installed d because one or more of the warrants are satisfied. The MT 1TCD warrants reflect lowest v wa_.w�a�v reflect only the lowest �, minimum levels on which traffic engineers agree. It also states that, "The sat; f i� a traffic signal _s_a_t_�n of warrant or warrants shall not in itself require the installation of a traffic control signal". Final Traffic Impact Analysis 6 '14 1 /rr \N_P;MnricPt11ne, nRo lua lgerine Road r... Traffic Mitigation All of the study intersections will operate at an adequate overall LOS with the project in 2007, 2012, and 2022 with the exception of Oracle Road/ Catalina State Park Dive (2012 and 2022) and Oracle Road/First Avenue. In addition, there are several specific movements at a few of the study intersections that will operate at an inadequate LOS with the project in the future. These intersections include; Oracle Road/Catalina State Park Drive—2007, 2012, and 2022 Tangerine Road/First Avenue—2007, 2012, and 2022 Oracle Road/First Avenue—2012 and 2022 Rancho Vistoso Boulevard/Innovation Park Drive—2012 and 2022 Oracle Road/Tangerine Road—2022 Oracle Road/Rancho Vistoso - 2022 Specific vehicle movements at the intersections of Oracle Road/First Avenue, Oracle Road/Catalina State Park Drive, Oracle Road/Tangerine Road, Oracle Road/Rancho Vistoso Boulevard, Rancho Vistoso Boulevard/Innovation Park Drive, Tangerine Road/Innovation Park Drive (without only), and Tangerine Road/First Avenue will operate at inadequate levels of service without and with the project. Various mitigation measures including revised cycle lengths, reallocation of green time, revised traffic signal phasing, and additional lanes were able to improve these deficiencies. Nor Recommendations The additional traffic generated by the project will not significantly affect the study intersections in 2007, 2012, and 2022. The majority of the intersections and vehicle movements at these intersections will continue to operate at an adequate LOS D or better with the project. A few of the intersection movements will continue to operate at inadequate levels of service including the westbound right turn lane at Tangerine Road/First Avenue, and the eastbound and northbound left turns at Oracle Road/Rancho Vistoso Boulevard. The majority of the internal access points will operate at an adequate LOS D or better during the weekday and Saturday peak hours. Right and left turn lanes serving the project are required at the intersections of Oracle II Road/Catalina State Park Drive, Oracle Road/Access #13, and Tangerine Road/Innovation Park Drive. The left turn lanes should be able to be constructed within the existing medians. In order to take advantage of the DOT Oracle Road Improvements scheduled for 2007, immediate coordination may allow the opportunity to minimize costs associated with the construction of the turn lanes nn Oracle Road and impact to the traveling public. 41Ir Final Traffic Impact Analysis 7 Oro Valley Marketplace, alketplace, O acle Road/Tangerine Road oad While the overall project site is expected to be completed in phases, the off site improvements will be completed for the first phase of the project to limit ongoing project construction in the area, take advantage of coordination opportunities with the ADOT Oracle Road Improvements scheduled for 2007, and to minimize costs. These improvements include; • Design and construction of a traffic signal at the intersection of Oracle Road/Catalina State Park Drive. • Per Town of Oro Valley direction, design and construction of a traffic signal at the intersection of Rancho Vistoso Boulevard/Innovation Park Drive. • Modification of the existing traffic signal at the intersection of Tangerine Road/Innovation Park Drive to include the proposed fourth leg. • Design and construction of the Internal Loop Road, with new traffic signals at Access#4 and Access#6. • Design and construction of the following new roadway lanes; o Dual eastbound right turn lanes on Tangerine Road/Innovation Park Drive. o Dual westbound left turn lanes on Tangerine Road/Innovation Park Drive. o Reconfiguration of the southbound approach to the intersection of Tangerine Road/Innovation Park Drive to provide for an exclusive left turn lane, exclusive through lane, and shared through/right turn lane. o Dual left turn lanes, two through lanes, and an exclusive right turn lane for the northbound approach at the intersection of Tangerine Road/Innovation Park Drive. o Exclusive southbound right turn lane at the intersection of Oracle Road/Access#13. This will include closure of the existing median break. o Dual northbound left turn lanes at the intersection of Oracle Road/Catalina State Park Drive. o Exclusive southbound right turn lane at- the intersection of Oracle Road/Catalina State Park Drive. o Reconfiguration of the westbound approach to the intersection of Oracle Road/Catalina State Park Drive to provide for an exclusive left turn lane and shared through/right turn lane. o Exclusive left turn lane, shared left turn/through lane, and an exclusive right turn lane for the eastbound approach at the intersection of Oracle Road/Catalina State Park Drive. All of the study intersections will operate at an adequate overall LOS with the project in 2007, 2012, and 2022 with the exception of Oracle Road/ Catalina State Park Dive (2012 11, and 2022) and Oracle Road/First Avenue. In addition, there are several specific movements at a few of the study intersections that will operate at an inadequate LOS with the project in the future. These intersections include; Oracle Road/Catalina State Park Drive—2007,?OP, and 20,2 Tangerine Road/First Avenue—2007, 2012, and 2022 Oracle Road/First Avenue--2012 and 2022 Rancho Vistoso Boulevard/Innovation Park Drive—2012 and 2Q72. Final Traffic Impact Analysis 8 Oro Valley Marketplace, Oracle Road/Tangerine Road 1i..t 40: 1i-.. S.ei'a Oracle Road/Tangerine Road—2022 Oracle Road/Rancho Vistoso -2022 Specific vehicle movements at the intersections of Oracle Road/First Avenue, Oracle Road/Catalina State Park Drive, Oracle Road/Tangerine Road, Oracle Road/Rancho Vistoso Boulevard, Rancho Vistoso Boulevard/Innovation Park Drive, Tangerine Road/Innovation Park Drive (without only), and Tangerine Road/First Avenue will operate at inadequate levels of service without and with the project. The following mitigation measures can be implemented to improve these deficiencies; 2007 Mitigation Measures • 110 second cycle at Oracle Road/Catalina State Park Drive. • Westbound right turn on red overlap phasing at Tangerine Road/First Avenue. 2012 Mitigation Measures • Reallocation of green time at Oracle Road/First Avenue. • Reallocation of green time at Oracle Road/Catalina State Park Drive. • Permitted/Protected left turnp hasing for all approaches at Tangerine Road/First Avenue. P 2022 Mitigation Measures *Pr • Permitted/Protected left turn phasing for all approaches at Oracle Road/First Avenue. y • Permitted/Protected left turnhasinapproaches at Oracle Road/Catalina p g for all pp State Park Drive. • Reallocation of green time at Oracle Road/Tangerine Road. • Dual northbound and eastbound left turn lanes at Oracle Road/Rancho Vistoso Boulevard. • Permitted/Protected left turn phasing for all approaches at Tangerine Road/First r. Avenue. F. I 4 I I i 1 Final Traffic Impact Analysis 9 ;... Oro Valley Marketplace, Oracle Road/Tangerine Road r a ATTACHMENT #5 _ _ EXHIBIT B: Approximate Boundary of Existing Xeroriparian Value RECON analyzed the approximate boundary of existing xeroriparian resources on the site using aerial photography and field reconnaissance. The following PCR figure was scanned and the RECON approximate xeroriparian boundary was drawn on it (hatched line). The RECON boundary was determined in the field and takes into consideration the following information: • A majority of the 25-acre mapped overlay area is no longer a functioning riparian system, due to extensive disturbance and fragmentation associated with Oracle and Tangerine roads, adjacent agriculture, flood control structures, illegal dumping, and dirt roads. • The existing xeroriparian resources comprise a central corridor within the mapped Oro Valley Riparian Habitat Overlay. This central corridor is characterized by a sandy-bottomed wash and associated dense vegetation of mature mesquite, blue paloverde, catclaw acacia, and desert hackberry. • The western side is bound by a dirt road that fragments a piece of the parcel that probably was healthy xeroriparian habitat in the past. The eastern boundary is less defined, but is generally characterized by a decrease in plant density and increase in slope. In addition, the species composition changes to a more upland assemblage, including mostly white thorn acacia, cane cholla, buckthorn cholla, barrel cactus, triangle leaf bursage, and burrow weed (lsocoma tenuisecta, not Hymenoclea salsola). • The xeroriparian corridor comprises approximately 5 — 8 acres of the mapped riparian overlay area. moo • The RECON boundary is very similar to the boundary presented by PCR, but includes additional areas on the eastern edge and at the southern tip. 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'' '' blystie7Klbe.' 4,17...,*),`7,2:-,i-,,; M VIIIP' •. , 7:1 ' 0 az r3 ------- ' Q- -- rtirti * SUMMARY * ATTACHMENT 1 1 Requests Commitments • Trees along walkways • Restaurants or shops along the open • Trees in front of buildings space • Change big box area • Architecturally superior to La location/orientation to avoid that Encantada the rear of the building faces • Open spaces and plazas Catalina Shadows e A sense of place will be created, not • Gathering area for events, such as a strip mall farmer's market and performances • Downward lights in the parking • Broken up elevations to avoid big • Maximize the view of the Catalinas box appearance on all buildings • Covered loading areas • River walk • Natural colors • Totally shielded alleyway or • Parking spaces broken up— at least delivery way for deliveries 50%or more broken up than is • Flow of cars along the perimeter of found in a typical shopping center the site • Pedestrian plaza and walkways • Core of the large tenants with other • Trees along the sidewalks stores flowing around them • Trees in front of buildings g • Arches,bell towers and domes for • Hiding the well site aesthetic appeal • Fully shieldedlights hts g • Space between buildings for • Parking - Good pedestrian links and walking,interaction and enjoying shaded walkways through the . g views parking lot • Avoiding "monstrous"parking lots • Majorpedestrian links through the g —break up parking lots parking lots to connect all of the • Large mature plants across the back buildings of the buildings that face the • Extensive landscaping parking neighbors p g on p g nei g lots • Underground parking ! Ample area in front of stores (20 • Bridges across the riparian area in feet average)that would allow room the middle of the site for gatherings, farmers markets and • A development where people can plazas walk and talk—pedestrian gathering • The elevations will be broken up space with canopies, towers and Minimize impacts of lightsbig ligh landscaping, etc, to alleviate • Clustering buildings box appearance • Landscaping to hide"problem" • Night operations and deliveries will elements be shielded from Catalina Shadows • Connectivity to Steampump with at least a 12 foot screen wall. • Maximize mountain views It will likely be fully enclosed. • Small bridge over the wash • Enhanced pedestrian areas will • Two districts along the sides of the allow people to enjoy the walk wash with a walkway going from store to store. These • Amphitheater could be buffered from parking areas and direct people towards the interior of the site. s To break up the height of buildings, the terraces of some buildings can have landscaping m About 800 full size trees will be planted • The mesquite bosque will not be touched • Pedestrian cross access over the riparian area • Pedestrian path along the top of the bank protection • Enclosed loading areas • There should be restaurants with outdoor patios along the riparian area L ' `� I Coy P P i%i 7 CJ 'I'Ri f'i'tV ('�.�c� k Minutes of December 17 meeting with Vestar and Neighbors In Attendance: Connie Culver, Doug McKee, Richard Feinberg, Karen Rogers, Mike Nickles, Alex Heinze, Cheryl Smith, Keri Silvyn, Mary Beth Savel, David Larch, David Malin, Craig Civalier, Bayer Vella, Jeff Weir. I. Introduction of Vestar and Background Keri Silvyn explained the purpose of the meeting is to brainstorm and establish a procedure for communication with the neighbors and Town of Oro Valley ("Town")residents throughout the development plan process for the Vestar property on the southwest corner of Tangerine and Oracle ("Property"). We want to discuss meeting schedules for the neighborhood association and ideas for keeping communication lines open throughout the process. David Larcher then gave an introduction of himself and Vestar Development Company. David is a partner at Vestar. Vestar has been in the development business for over 20 years, and has made it through some very rough real estate dips. Vestar owns and manages its centers for the longterm, and is very conservative in its approach to new centers. Hence the reason we have been around for so long. The goals with the Oro Valley Marketplace development are to keep open dialogue with the neighbors and hopefully achieve a development that the community will - -embrace. Because Vestar will be here for-the long-term, managing the development once it is constructed, open and honest communication is vital, Vestar intends to develop a quality center with the types of retail and development the market demands. Keri Silvyn explained that the Property has been zoned for commercial uses as part of the original Rancho Vistoso PAD. Rezoning is not required for the Vestar development. In order to develop the Property, Vestar must complete a development plan, and must submit that development plan to the Town by May 1. Therefore, over the next 5 months, Vestar will be meeting with Town staff, Council Members and neighbors to try to develop a project that the community will embrace. II. Questions from Neighbors We opened the floor to various questions from the neighbors. Below is a list of those questions and the answers in italics. 1. Why put a shopping center at this location? There is no growth capability to the east. How do you finance your projects? Vestal-has done a market study, as it does with all of its projects, and has determined this is a viable location for a shopping center. In addition, the Buxton Report, commissioned by the Town, coilfirmed many of the findings in Vestar's own study. The reason Vestar has been in business for over 20 years, through a major real estate downturn, is because of Vestar's conservative nature in financing its projects. In addition, Vestar does not develop projects and then sell them off. Instead, Vestar manages most of its centers and stays involved in the communities in which it builds. 2. How do you intend to appeal to tenants and what types of tenants are you looking at? We would like to see something like La Encantada—upscale tenants, not a big-box or Wal-Mart. Until the entitlements are complete (ie: development plan approved), we do not start talking to prospective tenants. Tenants do not like talking to us until our entitlements are complete either. So the tenant mix will not be determined until the end of the development plan process. 3. I am concerned when I look at the Vestar website on the interne. All of your centers have a Wal-Mart, Target, Sams Club, etc. We want to see nicer tenants, sit-down restaurants and up- scale shops. (La Encantada had no incentives and you are getting money from the town— so build us a La Encantada.) As far as architecture goes, Vestar intends to develop a center architecturally superior to La Encantada. The Vestar site is over 100 acres. Other than the two regional malls in Tucson— Park Place and Tucson Mall, there is no comparable center in town. (La Encantada is on only 35-40 acres). There will be some larger stores on the site due to the size of the center. There will be-very diverse tenants, including upscale shops, sit down restaurants. The key is to create a regional draw to the center to make it successful and generate as much revenue for the town as possible. We are hopeful to bring in a movie theatre, book store, etc. III. Focus on Process At this point in the meeting we focused the discussion on the types of meetings and frequency of meetings over the next 4 or 5 months, during the creation of the development plan. Everybody agreed that the main purpose of these meetings is to obtain neighborhood input in the design and layout of the site, and to make sure there is constant and accurate communication between Vestar and the neighbors. After much discussion, the following approach was determined: Starting in January, Vestar would meet twice a month with a smaller sub-committee consisting of appointed members from the Palisades South, Palisades and Catalina Shadows neighborhood associations. The representatives from each of those neighborhood associations present at today's meeting s to discuss this with their respective Boards and determine who the best per sonipeople are for the sub-committee. Once a month, starting in January, Vestar would also hold an open meeting, inviting all Town residents to hear about the project and be updated. Those meetings would be advertised in the NW Explorer a;ard- the NW section of the Arizona Daily Star. The Town would also consider posting on its website. David Malin and David Larcher. from Vestar are to circulate proposed dates for all of these meetings. Karen is going to help coordinate the most appropriate people from each of the 3 neighborhood associations for the subcommittee. Other suggestions/requests included: Vestar set up a web-site to post all public information as it is available so that neighbors can be kept up to date. Vestar circulate monthly newsletters/white papers with important information about the project for distribution through the Neighborhood Associations. Vestar schedule a bus tour for the neighbors to visit other Vestar developments in the Phoenix metro area. If requested, Vestar will be available to attend Board meetings of the neighborhood associations. Adjourned MINUTES ORO VALLEY MARKET PLACE SUBCOMMITTEE MEETING JANUARY 18, 2005 —4:30 P.M. Community Development Building Hopi Room 1. Welcome, overview and purpose by Bayer Vella, Principal Planner, Town of Oro Valley. The purpose of this meeting is to get organized and decide how to spend the time for the following 7 additional subcommittee meetings so that everyone is heard. 2. Introductions of Participants Participants introduced themselves and briefly told what entity they represented and placed a dot on the map to show where they lived to make sure there was adequate representation of all neighborhoods. (See attached list.) 3. Project Details. Mary Beth Savel, Attorney for Vestar, said this is the process of presubmittal leading up to a development plan submittal for this project to the Town of Oro Valley. The project is within the Rancho Vistoso PAD.- There is no proposal to change the PAD or go through rezoning. This is a series of about 3 V2 months of working with neighbors and staff to prepare to submit a development plan for the project site located at Tangerine and Oracle. There are some basic conceptual plans. The target for submittal of the development plan is May 1st. After submittal, the formal Oro Valley zoning code revised public process begins. Tentatively, the project should go to the Development Review Board (DRB)by August. The goal is to go to the Town Council for approval by October. 4. Neighborhood Representation Role of the Subcommittee: The primary goal of the subc_nm»iiittee is to: • Be a conduit for residents to be heard. • Educate the public. • Become experts on the project. • Take information back to the neighborhoods. • Bring ideas back to the subcommittee and Vestar representatives. At the end of each meeting everyone should be able to feel that they were heard. The subcommittee should be a fixed group with possible alternatives if unable to attend. Vestar is committed to meeting with all of the neighbors to be able to get into some "nuts and bolts" with the leaders of the communities. It is important to educate both ways. Vestar needs to know what the issues are that the neighbors have. At the same time Vestar can educate the subcommittees on the practicalities on how the operation of a retail project works so the subcommittee can take that information back to the neighbors. v Composition of Subcommittee: The HOA's represented at the subcommittee meeting(those neighborhoods directly impacted): Catalina Shadows Palisades South Palisades Point Rams Pass (La Reserve) NH3 Business Representation Other areas the subcommittee felt should be represented on the subcommittee: Palisades Splits Tangerine Hills HOA (contact Carl and Patty Boswell) Tangerine Meadows Tangerine Meadows 2 For the neighborhood meetings, Town code for noticing neighborhoods is 600 feet from the project property. That has been expanded to approximately a mile, following natural breaks, i.e. First Avenue on the west. The mailing list can be extended to include the area towards to south along Oracle to notice the businesses. Add Safeway and Walgreen's sites to the list, as well as-Palisades Splits and Tangerine Hills, Tangerine Meadows, and Tangerine Meadows 2 HOAs to the west of First Avenue. If the organization does not have a formal president, a representative should be designated, rather than having the whole group come. It was suggested that rather than continuing to expand the subcommittee, that the subcommittee volunteer to be the liaison for non-organized subdivisions or other groups so individuals can send questions to the volunteers, who will in return bring that information to the meetings. At the big neighborhoods meetings, the liaisons could be identified for people to contact. Bayer Vella will check to see if Palisades Splits, Tangerine Meadows and Tangerine Meadows 2 have unA� 1 Z V♦iV• Subcommittee Logistics: Meetings dates were corrected and times were changed for Subcommittee Meetings to start at 5:30 p.m. and Neighborhood Meetings to start at 7:00 p.m. (See attached revised schedule of meetings.) The first of the larger neighborhood meetings would be an introduction with possibly an open house following with various stations for items such as architecture, development plant, etc. The second and. third meetings would focus on issues that have been raised through the Subcommittee, where we are now and where we hope to go, and receiving input from attendees. The final meetings might be clustering of specific issues. They would be a broader base summary of what has been accomplished in the subcommittee meetings and where Vestar is in the process of preparing the plan. 2 Agenda Items: The Subcommittee members each made suggestions for 7 major themes to discuss at future meetings. The suggestions were complied as follows: • Lighting and noise • Design, architecture, site design • Landscaping, open space • Transportation, traffic • Riparian, open space, ecology, drainage, environmental issues • Land use • Miscellaneous items: recycling, time schedule for development, security,where is the incentive money going, ten year plan overall. The issue of where the incentive money is going should not necessarily be a Subcommittee topic,but should be addressed at a neighborhood meeting. Location for the neighborhood meetings will be determined, possibly off of Town campus. Plans for the First NH Meeting notice: • Notice of what the meeting is about. • Introduction of project. • Introduction of team and subcommittee. • Open house. Vestar willut together the purpose of the first NH Meeting and an Agenda and email to the p g appropriate Subcommittee members by noon, Friday, 1/21 to be dispensed to HOA members. A. general description of where the project is located will be included and an area map. The Town inoin to create a website dedicated to Vestar. It will be very simple with meeting dates, g g times, agenda, and Subcommittee minutes. There will also be an image of the latest proposed design and a link to Vestar's site. Vestar is g invests atin havinga facilitator handle the large NH group meetings. A facilitator may also g handle the future Subcommittee meetings. The Subcommittee meetings are open to the public. Visitors are welcome to come and observe the meetings. If visitors have something they want to contribute, they should give that information to their representative on the Subcommittee prior to the meetings. -�-; together • �� 4�� applicant n+-s arrange the 7 mccting topics and provide +!'�P Staff will get Y�ith the and arrange mccting the Subcommittee, via email by Friday, with a defined agenda. All the topics that have been addressed are all relevant to the development plan. 3 ATTACHMENT 1 1 MINUTES NEIGHBORHOOD LEADERSHIP GROUP January 31, 2005 Community Development Building HIopi Room I. Welcome and introductions: Freda Johnson, facilitator for the meeting, introduced herself and had members of the subcommittee introduce themselves. II. Meeting Ground Rules: The ground rules for meetings were briefly discussed for holdingproductive p ve n Zeetings. • One person talk at a time. • There are no "stupid" ideas or questions. • Mute cell phones. III. Affirm Group Name: The group was questioned as to whether they should rename the groupto . "Neighborhood Leadership Group"because it conveys more about what the group is. Following some discussion, it was agreed that the name would change to Neighborhood Leadership g rslup Group. IV. Group Contact List Approval: The Group Contact List was circulated to make sure contact information was accurategiving for giving out to the public. V. Summary of Issues A tentative schedule for upcoming meetings was reviewed for the topics that were identified dentifed at a prior meeting andassigned to upcoming meetings. Land Use will be discussed tonight, will but �T• ll also embrace nearly all the topics in future meetings. Possible businesses in, t,P shopping rPntVr will be discussed later. VI. Discussion of Issues: David Malin, Vestar, discussed land use fundamentals. There are two points majoro' ints that dictate what type of business can or cannot be on the site. • Size of the site-- 100 acres. This dictates what type of ro•ect. The project the site. project. p � must fit • Enclosed mall versus open air center--Vestar does not build closed malls. This may dictate what businesses will or won't go into the project. This will be a four phase shopping center at the worst case scenario. The tenants and the market will dictate how many phases there are. Typical 100 acre projects will have five components: 1. Anchor store. 2. Junior boxes. 3. Specialty stores. 4. Pads—restaurants. 5. Theatres. Examples of anchor stores are: Target, Wal-Mart, Lowe's, Kohl's, Home Depot, etc. Anchors are needed to bring in the other smaller entities. There must be at least 1 or 2 anchors in a site of this size. Questions: • Why does Vestar have to follow the 5 components using one of the above anchors? • Couldn't something be created that is special to take advantage of the surrounding beauty? The subcommittee was asked to provide Vestar with a list of stores that they and the community would like to have in the project. Vestar will approach those businesses to see if there is any interest. Once Mr. Malin has the list, he could report back at each meeting with those businesses responses. Junior boxes typically will only go in open air centers and only if there is an anchor. Examples of junior boxes are: Cost Plus, Linen 'n Things, Bed, Bath and Beyond, Circuit City, Best Buy, PetsMart, Barnes and Noble, Borders. A copy of a wish list from a Neighborhood 4 meeting in March, 2001, was distributed. Coverage of the site, or building footprints, will be approximately 18% due to open space requirements. Vestar will create a theme, a design, and style of architecture that is far superior to what is already here. There will be open areas and plazas. A sense of place will be created. Aesthetics and architecture will be very important. There was concern expressed that local businesses and specialty shops be included, and would they be able to afford the rent. Mr. Malin assured the group that small local business would be included and he felt rent would not be the issue. A nice way to go about finding businesses is to create a survey by putting an ad in the newspaper, and setting up a website, to let the voice of the Town be heard. The results could be tabulated with the results of the survey. There was a desire expressed that the input for potential businesses be limited to the citizens of Oro Valley, not from individuals outside the area. 2 It was pointed out that the Town may not be big enough to support this size shopping center, and that is important to draw shoppers from outside the area to bring in revenue. This project needs to work for the Town citizens, as well as be financially viable. A category of specialty grocers should also be considered, such as A.J.'s, Henry's, Sprouts, etc. They are not an anchor,but more like a junior box or specialty shop. Estimate range of sizes for the various categories: 1. Anchor: 100,000 plus square feet 2. Junior Box: 15,000 to 60,000 square feet 3. Specialty Shop: 1,000 to 10,000 square feet 4. Pads—Restaurants: 6,000 to 10,000 square feet 5. Theatre: 50,000 to 70,000 square feet 6. Specialty Grocers: 25,000 to 40,000 square feet Vestar does not normally put in gas station/convenience stores. There may be a family car wash business that does more than wash cars, i.e. Danny's Family Car Wash, which does have gas pumps before going into the car wash and a convenience store for while paying for the car wash. Concerns,with a gas station as a tenant, are that the project is in a floodplain; it is north of a dedicated mesquite bosque, and that the wash be sheltered from storm water run off containing gasoline and motor oil. Vestar prefers to have sit down restaurants versus fast food restaurants, because they want families to stay in the project. Vestar will submit a design criteria book that will need to be approved by the Town, as well as meet the PAD requirements. The outside will be customized to match the center. V. Announcements: Field Trip: The Friday, February 4th bus tour was cancelled,because too many members are unable to attend. A consensus of two optional dates to go will be determined and Karen Rogers will send those dates to Nanette. The President's Day Holiday, February 21st, would also be considered. Meeting adjourned at 6:45 p.m. to move to the Open House in the Council Chambers. 3 MINUTES NEIGHBORHOOD LEADERSHIP GROUP February 15, 2005, 5:30 p.m. Community Development Building Hopi Room I. Welcome, Introductions, Ground Rules Freda Johnson, facilitator, briefly went over the ground rules, and everyone introduced themselves. II. Discussion of Issues David Malin told the group that whatever is happening with the litigation going on has nothing to do with what we are doing, what Vestar wants to do with this process, with our community outreach, and with continuing to work with you (the Neighborhood Leadership Group) and with Staff to come up with a development plan May 1st. We are going ahead on the endeavor regardless of whatever is happening with the litigation. (a) Land Use There has been a good response on the surveys. About 300 responses have been received so far. The Town was able to link the survey form to the Town's-website and that was reported in the newspaper. Since then the responses have been arriving in a steady stream. The report in the packet distributed at the meeting represents the first 150 responses. When the number of votes for any specific store reaches 5 or more, David Malin will begin contacting those stores to see if they are interested in the project, and bring the status report to the future meetings. The survey will also be updated as votes come in. The results will also be categorized. At some point in the near future, Vestar will be bringing on a local broker, someone familiar with the market, to help with the leasing of the project. Questions and concerns of Committee members: • NLG member Brady Buckley, Palisades Point: Why are big boxes needed for anchors versus, for example, an outlet mall? Response: Outlet malls are completely different than a lifestyle entertainment power center. Vestar has never built a project centered around outlet stores. Outlets are very specialized and are discount-oriented projects. Outlets require a huge amount of traffic. • NLG member Cheryl Smith, Palisades South: The survey should have a list of "potential" stores, because when there is not a list to review, some individuals may have a tendency to list the ones they are familiar with. This needs to be a special project with unique stores for Oro Valley. Response: This will be a unique and special project. None of the projects on the website have open space running down the middle or the scenic views as Oro Valley does. • NLG member Cheryl Smith, Palisades South: The big box anchor stores Vestar keeps p talking about are not unique. If Wal-Mart or Target is brought in, you will not see specialty stores. Response: This is a 100-acre site. Most of the desired tenants will not come on this site without one or two major anchor tenants. The project is not feasible without an anchor. • NLG member Al Heinz, Palisades Point: There is a concern about the viability of the whole project. We don't want to see a failure. We do want to see a successful center. Where are all the people coming from to shop at a center of this size? If there is not something unique that people cannot get elsewhere, they won't come here. Response: A lot of research has been done in this market, studying traffic patterns, studying the site and where it is in relation to other trade areas, and where the competition would be. The Town paid for a report independently and came up with the same conclusions that Vestar did. A large regional center does work here. • NLG member Karen Rogers, Catalina Shadows: Does Vestar have relationships with big boxes other than Wal-Mart, Target and Lowe's, and could that list be supplied? Response: Mr. Malin will supplement the list for the next meeting. • A nieniber of the audience-requ-ested-that a column be added to the survey results showing if Vestar has a relationship with a business. (b) Architecture/Design/Appearance Richard Butler, Butler Design Group, gave a brief bio on his company andresented a display p p Y board showing a possible architectural design that could be used. Three projects that he has almost completed will be on the Monday bus tour. Design process: The site plan has a lot of variables which are based on the constraints of the site, i.e., property boundaries, traffic flow, size, Town ordinances, zoning issues, neighborhood issues, landscape issues, etc. The current site plan was shown and Mr. Butler pointed out its location with Tangerine Road to the north and Oracle Road to the east. There is a riparian habitat in the middle of the project. The main driveway is by the hospital and willp rovide traffic through the site. There are two access points on Oracle. This plan is still in its infancy and will change as information is gathered from consultants, the neighborhood, the developer and tenants. Traffic flow will be a significant issue and a loop road around the site will be considered to direct traffic around the site, and into and throughout the project. A theater area is being considered and would be isolated from the major shopping pp g area and will have restaurants and food courts around it. Some of the parking would be segregated for the theater so it would not cannibalize parking from the major tenants. This is a fluid process. A lot of information is being gathered and the result is that in another 2 to 4 weeks there will probably be another site plan to show the Group. Throughout theprocess what the project will look like will be determined. How does it feel in - - context with the community and that certain neighborhood? What does the city want to see for that area? Vestar has come up with a design theme to start, which is very textural and has stone and natural materials like aged copper, and colors such a tans and greens. Three potential major tenants are shown. Questions and concerns of committee members: • NLG member Al Heinz, Palisades Point: A shopping center of this size will not allow shoppers to walk the whole center. Synergizm between the store is going to by difficult. Types of tenants may need to grouped. Has Vestar given any thought to using trains? Response: Trains have not been considered yet,but are something Vestar could take a look at. There will be good pedestrian links and shaded walkways through the parking lot. Misting systems are being integrated in a lot of developments now so pedestrians can walk around outdoors in the summertime in the heat, and you can really create an atmosphere by bringing the temperature down. There will be major pedestrian links through the parking lots to connect all of the buildings. The image, as shown, is contemporary southwest, using colors that are earth tones and pick up colors of the mountains and Catalinas. The focus will be on "10 feet down", with lots of paving materials, pots, seating and landscaping to make it a great pedestrian environment versus a lot of asphalt and concrete. Vestar will work with the Town to come up with a color and material pallet, which tenants will need to conform to, and will create continuity throughout the development. Vestar will do a very comprehensive book, getting into site planning, landscape design, signage, architecture, materials, elevations,etc., that is binding by the city as far as quality. Vestar could give this to potential tenants and they need to conform to it. The goal is to come up with a comprehensive booklet for Bayer Vella and the Staff that has the site plan in detail that will be submitted by May 1st. • NLG member Brady Buckley, Palisades South: The layout of the center would bother him driving through the parking lots to go from one end to the other. Did you suggest doing a road along the whole the southwest side? Response: Tenants want visibility from the intersection. The traffic engineer looked at the amount of traffic flow coming through the center and it looks like it is going to warrant better flow with possibly a loop drive around the ba k. • NLG member Brady Buckley, Palisades South: Would this tend to make Vestar look at four-sided design of each building? 3 Response: Buildings will have four-sided architecture with finishes on all sides. A traffic study is being performed to determine the value of addingloop a road. The finishes and details will be all four sides and a loop road may require a step above. The roof will make it five-sided architecture. • NLG member Cheryl Smith, Palisades South: If you are in Catalina Shadows, are you looking at the store fronts? Are all the store fronts going to be facing Tangerine and Oracle? Response: Catalina Shadows looks onto the backs of some of the buildings. Mr. Butler pointed out which direction each group of buildings face on the current site plan. • NLG member Cheryl Smith, Palisades South: Where is Phase One? She had heard it was directly across from the Catalina State Park entrance. Where are you planning to start? • NLG member Doug McKee, Catalina Shadows: Do you expect Phase one to be in various parts? Or will it be grouped together? Response: Phasing, which the market will dictate, has not been determined yet. Site work will have to be done on the entire site in phase one from an engineering standpoint, because the points of access are so far apart. Phasing will be grouped. 110. • NLG member Cheryl Smith, Palisades South: Where are the parking lots going to be? Are there going to be massive asphalt parking lots or are they going to be cut up in different sections? Response: The parking fields will be broken down with landscaping, pedestrian links, etc. The buildings are in groups and each will have their own parking areas. There will be extensive landscaping. • NLG member Doug McKee, Catalina Shadows: You spoke of coming to the next meeting with alternate layouts of the site plan. He hoped Vestar is looking at changing the big box area location and/or orientation so the side facing Catalina Shadows is not the rear, but is more equivalent to a front than what is seen on the current side plan. There will be trucks loading in back the way it sits now. It would also balance the parking if the big boxes were moved further to the northeast. Response: Studies are being done to determine if the big boxes should be in different locations so they are farther from the neighborhood. However, if the buildings are in the position as currently shown, they act as a buffer of light and sound. Because of the four-sided architecture and extensive landscaping, the buildings would act as a screen wall. The buildings won't prohibit any views from the neighborhood to the mountains because of the topography. tqap- • NLG member Karen Rogers, Catalina Shadows: Listed a number ofq uestions/concerns: a - Will there be aP laza or gathering area for something like a farmer's market or an area where performances can take place? - The buildings should be five sided architecture, including the roof because there are some neighborhoods that see the roofs. - Will the elevations be broken up so it is not all big box appearance? - Will there be a river walk? - What size will the vegetation be? - Thep erimeter road impact on the Big Wash and on the dedicated mesquite bosque needs to be considered. - What are the distances from the edge of the project to Catalina Shadows? Responses: The river walk,hydrology and drainage will be discussed at the next meeting. Because of the concern that the back of the buildings will be so visible from neighborhoods, at nextmeetingVestar will bringsomethingto show what the roof and four sides may look like the with elevations broken up and mechanical units screened from view. There will be ample area in front of the stores (20 feet average) that would allow room for gatherings,s, farmers markets,plazas, etc. The pedestrian environment through the center in front of the buildings will be there. The shape of the site and clustering of buildings creates an opportunity to break upthe asphalt. The elevations will be broken up with articulated canopies, pp ty towers and landscaping, etc.,to alleviate the big box appearance. Size of vegetation will be determined by working with Staff.- The impact of a perimeter road needs to take into - considerationq bosque,the wash and mesquite bos ue, and the noise to the nearby neighborhoods. The distances from the edge of the project to points along Catalina Shadows were listed as 1210', 1430', 1430' and 1217'. • NLG member Al Heinz,Palisades Point: He is concerned about night time deliveries, lights, etc. Is there anyway you can design an alleyway or special delivery way that g - would be totally shielded so when trucks make deliveries no one will see or hear them? p Response: Night operations aid deliveries will be shielded from Catalina Shadows with at least P g a 12' screen wall and will likely be fully enclosed. A three-dimensional computer model would be helpful to be able to visualize what the project may look like. • NLG member Richard Feinberg, Catalina Shadows: Is it possible to have the cars flowing around the perimeter so as they drive they could look at the beautiful open wash and the buildings facing that rather than the rears around the wash? A core or focused area with the larger major tenants would be nice with other stores flowing around them. Response: It is inevitable that the site plan will change. Suggestions such as a perimeter road, a core of anchor tenants with other businesses coming out like"spokes", more roofline line V ai ialion, islour etc., will all be considered and studied. 5 III. Announcements a. Bus Tour, February 21. An itinerary was distributed and participation encouraged. b. Upcoming NLG Meeting, February 28th. Topics for the next meeting include landscaping, drainage, and hydrology. A draft of the announcement for the 2/28 Open House #2 was included in the packet. The meeting closed at 7:10 p.m. 6 MINUTES NEIGHBORHOOD LEADERSHIP GROUP February 28, 2005, 5:30 p.m. Community Development Building Hopi Room I. Welcome, Introductions, Ground Rules Freda Johnson, facilitator,briefly reminded the NLG of the ground rules, and everyone introduced themselves. II. Discussion of Issues a) Land Use: David Malin, Vestar, gave an update on the survey results. There are approximately 390 responses represented on the form distributed and about 40 more at the office. There have been approximately 1800 votes. • NLG member, Cheryl Smith, Palisades South, commented that one of our einails stated that if there were 5 votes that Mr. Malin would start pursuing that business. She thought the committee should determine the number used for contact. Five did not seem like a high enough percentage. She thinks comments should be published, in other words, a net report of yes and no. Response: Mr. Malin was comfortable with the committee determining the number of votes before contact. Mr. Malin agreed with Cheryl Smith that 5 is a low percentage. He is willing to make calls at 5 votes, but it is open for discussion. • NLG member, Karen Rogers, Catalina Shadows, said there was an article in the Star regarding the La Encantada shopping center and the occupancy rates. There was a statement made by Wescor that Nordstrom's calve to them and wanted to enter into the Tucson market. We have been led to believe that Nordstrom's didn't want anything to do with Tucson. Response: Mr. Malin said Nordstrom's doesn't want to come here. We would like to We will talk to them,but they won't trade area because of have• a Nordstrom's. touch the �_.��� area because the number of people, households, customer base. • NLG member, Brady Buckley, Palisades Point, asked if Mr. Malin has counted the negatives for a Walmart vs the positive suggestions. Response: Mr. Malin has read most of them, but he is more interested in what people want, not what you don't want. He is not obligated to do any of this. He wants to do it; he has offered to do it; and he would like it to be a positive approach as opposed to a negative approach. • NLG member, Cheryl Smith, Palisades Point, asked if anyone had considered a Cabellos or Bass Sporting. People will come here for something unique like that. Response: Mr. Malin said Bass isn't being considered because they need $20 to $30 million dollars in cash to come to a location. They want free land, a free building and cash before they will come. He has never heard of the other one. • NT rVt member, 1e 1 1 Heinz., Palisades Point, commented that there are LLWU kinds of businesses: destination or convenience. Ordinary ones are not going to bring people. We don't have the people to draw to ordinary businesses. Response: Mr. Malin said Bass is a huge destination draw, and if they come to the State of Arizona, they would only open one in the state and that would be in Phoenix. • NLG member, Richard Feinberg, Catalina Shadows, said individuals like a certain store and put that down. To answer Cheryl's question, it might not be a bad idea if the committee made this a"short list" and start picking out what we want from the list. Some parts could be generalized and some parts specific. Freda Johnson, Facilitator, said she wanted to make sure everyone at the table who wished to make a comment about Cheryl's proposal, that this committee take a more active role in digesting this information and advising Vestar, has had the opportunity. Bayer Vella, Town of Oro Valley, Principal Planner, gave a word of caution. These meetings are entirely between the neighbors and the developer. He cautioned that his participation as a Staff member is purely with the focus on design, design, design. There are only 3 or 4 meetings left with the developer. The Development Plan, Landscape Plan, Architecture Submittal and Sign Package are coming in. You can only apply for the Development Plan when you have your zoning and uses outlined per code. Every Development Plan discussion starts out with neighbors regarding uses. At some point the neighborhood group, in terms of being able to focus on the upcoming Development, needs to shift gears to get focused on what this is going to look like. When Staff and Developer are presenting, when both DRB and Town Council are deliberating, their authority is based upon what this is going to look like, not on the land use side of it. The land use is a negotiation that is outside of the whole Development Plan process. He implored the group to make the most of the remaining meetings and focus on design. Freda Johnson, Facilitator, said she still wants to make sure Cheryl's point is taken as to how the results of the surveys are used. Response: David Malin said he wants to edit the list by finding a home for every one of the votes. His goal is by the next meeting to come in with a much, more concise list, but not alienating the single votes. At that time the group can look at the list and see what they are comfortable with. • NLG member, Karen Rogers, Catalina Shadows, said she highlighted the list. She thinks the list should stay at a low number because it gives Vestar an option to pursue if the higher numbers aren't interest. Also, we are not going to do away with the big boxes. They are scheduled to go in there. Perhaps we can agree to disagree on that issue. She doesn't want them anymore than anyone else does, but the big boxes will not disappear. It is a matter of who is going into them. Vestar has gotten the message. We don't want a Walmart. Freda Johnson, Facilitator, said she just wanted to make sure that the negative comments are counted. • NT G member, Doug McKee, Catalina Shadows, said on page 3, bookstores should be a separate category. In"miscellaneous", categorizing should go into different things, i.e. drugstore, craft stores, etc. • NLG member_ Al Nein7 Palisades Pnint suggested giving David , , vaa_v, V...�r�/Varl.,,. giving .1LL a chance to boil the list down into some generic types rather than deal with the specific names. 2 Freda Johnson, Facilitator, said David has already committed to do that. ATT n 1__-- cll.._----1 Cl_--:�1_ Tl„1:_.._1__ C�.._.tt_ •a ��_�. 1 a T1..__:,� 1_-,a • n LG 111embe1, Cher yl Smith, t alisades South, said on Luc last 6111v ey DaV id had Walmart and Walmart Super Center. This time it is just all Walmart. b) Architecture/Design/Appearance Rick Butler, Butler Design Group, showed an exhibit looking down at the site and a computer generated image of what the site may look like from the edge of the Catalina Shadows subdivision. The image is based on the site plan that the group has been looking at and will be redone. It is looking towards the northeast and is from about 1400 feet away. • NLG member, Cheryl Smith, Palisades South, asked if the ridges are going to be knocked down. The stores will be facing those two main arteries (Tangerine and Oracle) and it appears that the center will be in a hole. Response: Rick Butler said that the site of the buildings will be tucked down at the bottom of that. Response: Charles Hulsey, WLB, said that the ridges are primarily on ADOT property and ADOT will be taking one ridge down entirely. The interior ridge will be taken out completely and the exterior ridge will have the majority taken out. • NLG member, Cheryl Smith,Palisades South, said that they were told the ridge would not be cut down. Answers need to be complete. We have to be honest and candid. • NLG member, Karen Rogers, Catalina Shadows, said she has seen the area and understands the ADOT issue. Freda Johnson, Facilitator, asked for clarification regarding relationship of the project and ADOT. Response: Charlie Hulsey said there is no relationship between what ADOT plans to do and the schedule for this project. ADOT's ultimate intent is to have 6 lanes on Oracle, 4 lanes for an interim period on Tangerine, and ultimately 6 lanes on Tangerine. That is where taking the ridges come into play, and that might be 20 or 30 years from now. No one knows when that will happen. He tried to coordinate taking down the ridges to use the dirt for fill, and ADOT said no, that would be theirs. Response: Rick Butler said the theater was going to go in the area where the hole is. The purpose of the Exhibit was to study the view and impact from the top of the hill in the subdivision, looking out at the site with the mountains in the background. All this will change with a new site plan and we will look at it again with the new site plan. Response: David Malin said you should look at the before and after picture and the range of the mountains, and compare to the photo with realistic building heights, then give your comments and input on how it effects the view. • NLG member, Karen Rogers, Catalina Shadows, asked if the picture took into account the 2 to 10 feet of fill in the flood plain to bring it up the 100 year flood. Response: David Malin responded that the picture was at a finished floor level. ATT 1-- - BetteTT----�-- Rams --- -------- 1- , ---1- 1�1-- height 1_k L the LU member, Belle I1egarty, Ra1115 Ca11yui1, asked What we height U1 111e buildings was. Response: Rick Butler said the buildings tend to be in the 25 to 30 foot range, and that does not include what we call embellishment, such as tower elements, etc. Pad buildings, such a restaurants, are going to be 20 to 25 feet. • NLG member, Al Heinz, Palisades Point, said we will be lookingdown on the rooftops and so the concern should be on the s. Response: rooftops. Rick Butler said that it shows that there has been a concern with the 5 sided architecture and looking at the roof plans where large expanses of roof may P be seen. We haven't enhanced this (exhibit) with the buffering and landscaping, the colors rs and detail. Mary Beth Savel, Vestar, asked what is the .highest of a building. g Bayer Vella, Town of Oro Valley, said it was 38 or 39 feet and three stories. • NLG member, Richard Feinberg, Catalina Shadows, asked if there were any plans for 2 or 3 stories. Response: David Malin answered that there were none. Rick Butler thought the bus tour was very productive. The thoughts and comments about what the group saw were good. We can wordsmith and come up some things that the group thinks will be amenities and benefits to the development. • NLG member, Richard Feinberg, Catalina Shadows, would like to see arches,bell towers and domes because of their aesthetic appeal. He would also like to see more fluid space between buildings, not just one 300 foot building. Space between buildings - - _ _._ _---- p would allow people to walk through, to have areas to mingle, and see the views. He thinks� the buildings, rather than divided by the monstrousarkin lots, should be closer together p g g they on two sides with parking down the center and in the rear. • NLG member, Karen Rogers, Catalina Shadows, gave her opinions on the projects viewed on the bus tour. (1)Desert Ridge looked like a Florida mall, and she didn't like the signage. She liked the pedestrian area in the middle because it had the idea of linking to corridors, and it could easily incorporate an area where a farmers market, GOVAC,AC, Arts and Crafts, performances, etc. could be held. (2) Happy Valley had the best back of buildings, with different angles, colors, and materials used so it did not look like a back of a building. She liked the big lights in the parking lot. (3) Gilbert Gateway was good because it incorporated the different materials, wood, metal, etc. (4) Crossroad's red signage was too much. Earth colors, custom lights, shielded lights, walk ways, and pedestrian links were good. • NLG member, Alan Heinz, Palisades Point, like the clustered stores at Desert Ridge. c) Landscaping: Hardy Laskin, Landscape Architect for the project gave a brief background of his experience. ien,e. Most of his work is desert oriented. He tries to integrate the landscape in with the architecture. The native materials will be supplemented with the introduced southwest, Sonoran material. He works to develop pedestrian areas, seating areas with benches,pots, _ and decorative paving. He take the landscaping and makes itpart of the g t Ze architectui e of the project. Enhanced pedestrian areas should allow people to going enjoy the walkfrom store Li to store. They can be buffered from parking areas and direct people towards the interior of theJro'ect. It is an environment that encourages people to walk and spend time. We are in p the conceptual area at this point. • Gregg Forszt mentioned that one of the things the Town is working on is a good water conservation plan. Kevin McCaleb, Water Conservation Specialist, with the Town would be happy to work with the landscape architect on the native species and plants that work well. There will also be issues to face with wildlife that will eat the plants. Response: Hardy Laskin was aware that there is a lot of wildlife they have to deal with. • NLG member, Karen Rogers, Catalina Shadows, said there is also the storm water runoff that should be captured and reclaimed. There is also a dedicated mesquite bosque to the south that has to be taken into account. • Karen would like to see the larger,mature plants across the back of the buildings, facing the neighbors to help make a buffer. If the road is shifted to make a perimeter road,put plants between the road and the bank protection, wherever the river walk ends up,to block the noise and lighting from the development. Response: Hardy Laskin said he knew about the water table. He makes a conscious effort to design for water harvesting and keeping the runoff on site. Bayer Vella, Town of Oro Valley, Senior Planner, said the river walk is a Town project enlisting Vestar's financial aid. As part of the project, the entire length of the river walk multiuse trail will be build along Vestar's site. We are looking toward having positive substantial connections to the river walk throughout the development. It is very much a key piece of the whole development to have the multiuse trail built. • NLG member, Al Heinz, Palisades Point, pointed out with the set backs and terraces on some of the buildings, vegetation could actually be put on some of the terraces to break up some of the height. David Malin, Vestar's, goal is to have a new revised site plan by the next NLG meeting on 3/15. Hydrology/Drainage: Charlie Hulsey, WLB Group, pointed out specific sites where water enters the site today, the existing bank protection and an irrigation ditch. The bank protection will be 6 feet at its highest point and about 3 feet at the lowest. • NLG member, Karen Rogers, Catalina Shadows, ask if they were still planning to take soil out of the wash. Response: Charlie Hulsey responded yes. We are working with the Corp of Engineers, but are not required to get a 404 permit because we are staying out of the sandy bottom of the wash. • Karen Rogers said essentially you are planning to take out the trees, drop the level of the open space and put the dirt up on top. The floodplain area has to be brought up to the 100ear flood. The total depth from the top of the bank protection to the bottom is Y not going to exceed 6 feet. v v Response: Charlie Hulsey said we will be using soil cement bank protection. We can look at rock and native vegetation. About 800 full size trees will be planted and will bP c on irrigation for three years. The bosque won't q be touched. The water flow will not be stopped. The berms at the bottom of theJ ro'ect were p put in by ADOT • NLG member, Doug McKee, Catalina Shadows, if Mr. Hulsey was convinced what they are doing will not raise the elevationCatalina of what Catalina Shadows neighborhood sees. Response: Charlie Hulsey said no. One of the goals is to not increase the elevation, but lower it. • NLG member, Karen Rogers, Catalina Shadows, said regarding the storm water runoff, we don't want pollutants going into the mesquite bosque. q q e. Response: Charlie Hulsey replied that the Town requires that "scrubbers" need to be put in that cleans the runoff water before it is allowed to go into the stream. They have to be physically managed and kept clean so theollutan p is are taken out. • Karen was concerned because nothing • has to be done with the bare ground to keep down the dirt until the project is to a certain completion point. There is a very high incident of Valley Fever in the area. The dirt lying yi g naked for a year will be an issue. Response: Charlie Hulsey said that it is a requirement q t of the Town that the area be hydro seeded as soon as the equipment stops running. It would irrigated have to be so the seeds can grow and then the trees are planted inside that area. The amount of time that it is bare dirt is probably a matter of a few months rather than a year. But it would take a year to grade and then bring in the full size trees. Bryant Nodme, Town of Oro Valle Planning g a nd ZoningAdministrator, stated that the requirement for hydro q seeding is within 60 days of expiration of thepermit. permit isgood for a p The year. Charlie Hulsey thought Dick Maes had committed to hydrowithin seed within 90 days after they stopped grading the wash. David Malin, Vestar, said the time frame to start building ' on the lots is when they get their entitlements (site plan approval). The Development p nt Plan should go to Staff May 1St , and then the best case scenario is goingto Town Council,, October, 2005. Bayer Vella, Town of Oro Valle Senior • . y, Planner, said there are different levels of entitlement. Zoning entitlements regard land uses, building . guilding heights, setbacks, etc. Mr. Malin is referring to getting the design approved. Mary Beth Savel, Vestar, said from Mr. Malin'sers ec ' p p tive of bringing in businesses, they think of entitlements as in theplan. Those ' . businesses don't want to look at coming in on a lease until they see what the plan looks like, who their neighbors ar., going to be and what the look of the center is goingto be. David Malin, Vestar, agreed with Mary Beththese� and said c�ompanies we enter into transactions with cannot get their committee approvals unless pp they have a hard site planand design to take to the committee. Typically it takes several months once you submit a site for businesses to come to look at it. It takes several months to negotiate a transaction and then they take it to their committee. It maytake 6 months to a year to get tenants. 6 • III. Announcements (a) Upcoming NLG Meeting—March 15, 2005. (b) Open House, 7:00 p.m. There will be special stations at the open house for members of the NLG to be available for input from attendees. There will be pads at each station to take notes on. There will not be any presentations. The open house is bringing the larger group what the NLG has talked about. Meeting closed at 6:40 p.m. 7 MINUTES NEIGHBORHOOD LEADERSHIP GROUP March 15, 2005, 5:30 p.m. Community Development Building Hopi Room I. Welcome, Introductions, Ground Rules Mary Beth Savel, facilitator in Freda Johnson's absence, welcomed the NLG, reminded them of the ground rules and everyone introduced themselves. II. Discussion of Issues a) Referendum--Litigation/Public Vote: David Malin Vestar, said theycame to the > conclusion that they would not appeal the latest court .ruling They are excited for the debate that will go on between now and when it a oes to public vote. g • NLG member, Cheryl Smith, Palisades South, commented that recently a surveywas taken via the phone. Several of her neighbors asked who originated that surveyand � paying for it. It is about incentives, big boxes, and what kind of developments there is interest in. Response: Jeff Weir, Economic Development, Town of Oro Valley, said the Town has not done anything like that. Cheryl Smith would like the Town or someone to do research to find out who is doing this and who is paying for it. She did not know who was making the call. b) Land Use—Updated results of tenant survey: David Malin said he agrees with Cheryl's comments last meeting, that 5 is too low a number considering the amount of votes that are in. Double digit counts are highlighted on the list. He has started making a few calls. At the next meeting we will take the ten and above vote etters and put g them on a sheet with a comment section that he can start fillingin from the group. � p David gave feedback from contacts, and presented information on companies he would gravitate towards that have a higher probability of being interested. Applebee's typical site criteria is to be in a big box power center, and he thinks would look seriously at the center. He doesn't know who Beyond Bread is, but he will call them. He will call Cheesecake Factory, however they are very picky about site selection. Olive Garden looks for this type of site. PF Changs attracts other restaurants that are a slight higher g g quality. He would love to have them. Starbucks typically in 'ect like this. Ann Yp Ygo a project Taylor has a slim to none chance of being interested in. Theyare in La Encantada and . would look for more distance to space their stores. Banana Republic mayconsider this � site and there will be a speciality type component. He will definitelycall Chicos. ColdwaterCreeklifestyle is a great lifestyle tenant that he will call. GAP will also be called. Talbots are in La Encantada and they would likely not be interested. called Harkin's Theaters. Theyare interested in Oro Valley and will be pursued. „'' He has oi Harkin's takes a power center and transforms it into something unique and exciting, a different type of restaurant and specialty tenant. It creates an opportunity for us bringsyp to develop plazas and promenades that are typical around and in front of a theater. • LG member Cheryl Smith, Palisades South, asked if Harkins ever do less garish N y signs. Response: David Malin said theydon't want to tone down their signs,but they would have to adapt to what the Town's standards are as well as the Developer's design criteria for that particular project. David Malin named another groupof tenants that are already in the La Encantada, so it is doubtful that would consider the center. He did meet with a representative from Best Buythey and are excited about it. Best Buy is definitely a candidate for this project. Two major boxes, Best Buy and Harkins, are both interested in the project. He will have more information to relay to the group at the next meeting. • Cheryl Smith had asked Nanette to publish the comments each time on the survey and it is not on this one. Comments from the last meeting were overwhelmingly minus 87 votes for no Walmart. On the old survey there were 28 for it. If you subtract the 87, you come upwith minus 59. The minus should be reflected regardless of who the potential tenant is. Although she feels Lowe's and Costco are great stores and she supports them, she thinks they are better suited to an industrial site like along Innovation ` '" Parkway north of the hospital, and not in a site where there are homes because of the noise, traffic, etc. The project site is much too beautiful. She felt Cheesecake Factory, um ClaimJ• er, and Applebee's are mediocre. If we cannot lure upscale places into the p shopping center, we better not be misleading the general public that the site is upscale. • Guest, commented that she would consider Cheesecake Factory is not mediocre. • NLG member, Doug McKee, Catalina Shadows, asked if David had done anything about JoAnns,because it is one that should be worked on. Response: David Malin responded that he has not spoken to them yet. He thought they would be a great fit. Vestar seems to do more business with Michaels. From a practical 4 side of it, JoAnns takes at least four times longer in their site selection process than Michaels. He will call them. 4 saidhe will furnish the groupwith a list of certain tenants who seem to respond to David calls from the neighbors. For example, Trader Joes, take note of calls from neighbors. c) Revised Site Plan: David Malin said Vestar has changed the access throughout the site by adding a loop road along the rear of the project. Open space is still being incorporated. We have worked out with Staff what the size and dimensions of the open space needs to be to comply with the code. To get the loop road in, they have flipped the buildings so they back up to Tangerine and Oracle and they are complying with the narking code Tn__clude i is major driv.e from♦aa the lnnn ra na.r.ri hV arirV k roV ti tLpvKatPLr. 2 I ra> 4. Restaurants have been backed upto the • open space to take advantage of the experience that can be created for the customers onatios restaurants p � , etc. There would be a drop off zone for the theater. A plaza would be in front of the Theaterwith with a food court. There would be a major drive in front of the boxes. A specialty p ty component would be at the lower end with a theme, i.e. grocery, furniture, II • NLG member, Gregg Forszt, Ventana Medical Systems, askedpossible if it was possible to get the present site on a pdf file to be able to review it closer. HeQ thought it looks wonderful. David did a great job from the comments weave him. n. Response: David Malin said he has the site on adf, but it still has "tweeks" Whenp � someto do. it is submitted to the Town with the Development Plan, he can send pdfs. Itis a public record. • NLG member, Brady Buckley, Palisades Point, said David listened. It is quite a change from the original and incorporates a lot of what was suggested. What is at the bottom end? Response: Rick Butler put a four story hotel there, which may or may not be received well from everybody. • NLG member, Cheryl Smith, Palisades South, said it is much improved because cause the buildings were moved away from Catalina Shadows. Whatevero g es across from the beautiful serene area of Catalina State Park should be very4111* quiet, no deliveries, etc. so as not to desecrate the Park. There should definitely not be a 4 story hotel. Jeff Weir, Town of Oro Valley, agreed that David had listened to the group carefully. He pointed out that one aspect of the design is signage. He wants the group to think of how to support and assist the development team as them come forward. This helps all of you, but it really challenges doing any kind of appropriate si la e gi g , because the roadways are like major thoroughfares. The question will be asked as to how we can assist in trying to develop the appropriate signacka e. Once the Town has g a sign package the tenants have to conform to it. Bayer Vella, Town of Oro Valley, Planningand tonin said this site reflects w . g, eCt� what Dorito did in terms of pushing the buildings along the road. This goes beyond or DOr• � ito because they were not planning on incorporating the open space in the middle. ddle. • NLG member Doug McKee, Catalina is Shadows, asked if this layout going g g to be tougher to develop a sign package for that the previous layout? Response: David Malin said in the old layout it didn't make anydifference what the signs looked like to Catalina Shadows because theywould not be able to . see the signs. Now the buildings are moved back and the fronts face Catalina Shadows andsigns the are on top of the store fronts, Catalina Shadows will be able to see the signs. Jeff Weir, Town of Oro Valley, said the retailers will trytoget as much signage gi ge exposure as they can and we have very restrictedwill codes. We have to help find the right approach. 3 r • Guest: In regards to the noise factor at the bottom end of the site, is there a bluff or hill that rises up so there won't be a lot a noise for Catalina State Park. Response: David Malin said the boxes will be at the top. Bayer Vella, Town of Oro Valley, said we will be sitting down with the State Park once we have a plan to show them. What is visible from the Park is Catalina Shadows roof tops, not the site. The applicant has to do a fiduciary analysis which will include perspectives from the Park. • NLG member Cheryl Smith, Palisades South, said there are very expensive houses looking down at the area. Those properties cannot go down in value. Bill Adler is extremely involved in the Town and has a lot of expertise on coding. He brought up an idea of ap ossibility of underground parking, at least partially, being established in this mall. That gives the surface area a lot more amenities, a lot of creative vegetative treatment, open gathering spaces,waterfalls, benches, etc. It concentrates lighting so it is underground, reducing the glare, and it is safer and easier to patrol because there could be camera surveillance. Is there any chance this could be done, especially if Vestar receives the $23.2 million incentive? Response: David Malin said there is none; that it is completely unfeasible. We would probably need to go back to the Council and ask for$40 million in incentives. It is also not needed. There is plenty of room on the 100 acre site. This fits. The buildings and the parking ratios all meet code. This is what is typical in shopping, open air center on a site this size all across the country. • NLG member Cheryl Smith said but the site isn't typical. The site is spectacular and deserves special treatment. It has the beautiful sunsets to the west and the magnificent Catalina Mountains to the east. Response: David Malin said Vestar agrees. • NLG member Doug McKee, Catalina Shadows asked when Vestar would have something that the group can digest on their own. Response: David Malin said all of the issues we are talking about are on the site plan. As we continue to receive feedback from everyone, we process and revise it. Copies will be available when we come up with a site plan we are comfortable with that will be submitted to the Town. Doug McKee said we need copies to be able to give you more feedback. Bayer Vella, Town of Oro Valley, said several folks have brought up concerns about view issuesp articular for Catalina Shadows. There needs to be a view shed analysis. One approach is creatingview slices for areas where there maybe key important views pp to preserve. Where there is a big row of buildings you look at lowering heights or providing separations in strategic locations. d) Environmental/Riparian Habitat: I 4 4110 • NLG member Brady Buckley, Palisades Point, said he still doesn't • Y understand the idea of taking the dirt out of another 100 acres anduttin it topof the 100 acres p g on where you will build the shopping center. Response: Charlie Hulsey, WLB Group, responded that what we told you was worse . case scenario, having a 6 foot bank and taking all that dirt and moving it up in the other area. We have been working to see if we can reduce the height of that and reduce the amount of fill. It would be nice if we could get to a zero balance inside the site. One condition of the dedication of this area to the County was that we would revegetate and make it into a riparian area, which means lowering the area to some degree. Charlie said he did not want to tell the group last time one end of the spectrum that was real low and then find out later that it was going to be raised up. We have the abilityto take 3 to 6 feet of dirt out of Big Wash area and put it in the site area. We are trying not Y g to do that. We are looking at more of a 3 foot fill instead of 6 feet. Chuck Huckleberry, County Administrator, is the person giving us permission. The Development Agreement came into being when Neighborhood 12, an area by Stone Canyon, was rezoned. Mr. Huckleberry's agreement at the time was the dedication of the wash that went from here (the project site) up the Big Wash to Honey Bee and then to the State Land on the north side. There are a number of restrictions on the land and how it can be used. This parcel, 60 some acres, was left out of those restrictions so we could go back and do the riparian area inside that. There are 500 to 600 acres in that agreement that are set aside as open space that has been turned over to either the County or the Town. Craig Civalier, Town of Oro Valley, asked if Mr. Hulsey could provide us with copies of that agreement. • NLG member Doug McKee, Catalina Shadows, asked if Mr. Hulsey was saying he Y g has to take dirt out in order to make it a riparian. Response: Charlie Hulsey said little channels will be created through the area that let some of the water go through and flood the area. It won't flood unless some of the e. evation is taken down. Currently it is a farm field that is graded to drain off. It has to vas. � be graded so it will hold water and provide irrigation for the trees. About 3 feet will have to be taken out. The first 2-3 years the trees will have to be irrigated, but after than it should all be natural. • Craig Civalier, Town of Oro Valley, asked if a 404 permit would have to be obtained? Response: Charlie Hulsey said no, we are not touching any 404 waters. We have already had the determination of the waters and we are outside the area where it would be required. it is all jurisdictional washes. itor 5 moot • NLGmember Cheryl Smith, Palisades South, asked if there are bridges across the y . riparian area thatgoes through h the middle of the property. How do pedestrians get from g one side of the center to the other? Response: Charlie Hulseysaid there is some kind of crossing there, but he didn't know what there will be. Charlie Hulsey said the commitment is for a pedestrian path along the top of the bank protection so it will be in there Beth Savel said it is not goingto be depressed so it won't be bridges. There will be Mary a crossing. In order to allow drainage there will be either a con-arch or a culvert underneath. There are roads across the riparian area. CraigCivalier said it will probablybe a box culvert or con-arch. One of Planning's jobs during the site plan review is to ensure there is pedestrian pathways and connectivity throughout the site. • NLG member Doug McKee, Catalina Shadows asked if any riparian areas would be redesignated to non riparian. Response: Charlie Hulsey responded no, that in fact they will add riparian area. Jeff Weir, Town of Oro Valley, said to make that clear, there are some spots on site that will classify on survey as riparian,but when you go out there, they are not riparian, and those will be dealt with in the process. David Malin Vestar, said the open space is now larger than what is on the plan today. What we will have at the end is more open space. Bayer Vella, Town of Oro Valley, showed the group a map of the Rancho Vistoso Planned Area Development (PAD) designating open space and the Oro Valley Zoning Code designated riparian area. When the PAD was adopted the green area on the map was open space. Over the years the Board of Adjustment granted a variance where a p sliver of riparian area went away. The open space is along the spine road(loop) and the area through the center of the site. There is still the open space along Oracle Road per the PAD. Vestar will need to decide whether to leave that as open space or go through a tradeprocess. A trade process goes before the Development Review Board (DRB) and Town Council where the developer asks if they can trade an open space for another open space area. In the early 90's the Town started the idea of the riparian overlay district where the map was approved as part of the zoning code. Throughout the entire Town riparian areas are designated for protection. There is a large riparian area going through the site. The Zoning CodeP rovides a developer the opportunity to provide a mitigation plan, if he feels the riparian area isn't up to standards. A qualified biologist must look at the site, make an evaluation and provide a trade area. The Planning and Zoning Administrator reviews the mitigation plan and decides whether or not to approve the trade. The decision is administrative. Code provides that the decision can be appealed to DRB and 6 • Town Council. There are some areas that do nota earmitigation to be riparian. A plan is submitted with the submittal. • NLG member Doug McKee, Catalina Shadows, asked if a Q copy of the Development Agreement with the County could be provided. Response: Charlie Hulsey said yes, at the next meeting. He will g also provide one to Craig Civalier before the next meeting so he can take a look at it. David Malin said it will be emailed out and people canprint out what theyneed. r NLG member, Karen Rogers, Catalina Shadows asked the following questions: • How will you mitigate any impact on the riparian areas? Response: Charlie Hulsey said all that has been discussed so far is a soft swale that comes through to carry some of the water. It will be revegetated with full grown trees. • How will you mitigate the open space? Response: Charlie Hulsey said there aren't plans to trade open space. We will be providing the open space that is required by the PAD. Parking lots are not considered open space. • Are the ridge lines going to be knocked down? Response: The area with the ridge lines is Department of Transportation (DOT) property. It is his understanding that the dirt in those(ridges) will be used to construct (b, the rest of the roadway for Tangerine. It is ADOT's dirt. • The Oracle Overlay says that within 100 feet of a right-of-way trees of a certain g Y caliber have to be saved. What are you going to do about that? Response: Charlie Hulsey didn't know how theplan overlays with this, so he will Y come back with this next meeting III. Announcements a) Upcoming NLG meeting, 3/28/05, followed by another community open house in n the Council Chambers at 7:00 p.m. • NLG member Karen Rogers, Catalina Shadows mentioned that there were a number of residents attending the open house that expected a presentation. Response: David Malin, Vestar said they have not had a chance to talk about that and will work on that this week and notify the group. p Further discussion on Site Plan: Bayer Vella, Town of Oro Valley, asked about runoff and how it is cleaned before getting into the riparian area. ---- - -- Craig Civalier, Town of Oro Valley, responded that in Oro Valley there is a requirement that 41b. commercial sites have to have the first flush of rain water treated. The water can be sent to a settling basin. You can have an engineering system belowround that can do that. g Samples in Oro Valley are the Hospital and the LDS Church on Woodburn with. vortex chambers. 7 AP • NLG member Karen Rogers, Catalina Shadows asked if the mesquite bosque will be protected from pollutants. the bosque Response: Craig Civalier said it will protect from pollutants that come off the parking lot as far as the road goes. All runoff that comes off that site will be treated to a reasonable degree and be discharged to the field area outside the embankment. • NLG member Karen Rogers,Ro Catalina Shadows asked if there was going to be any attempt to harvest water and use it back into the landscaping. Response: Jeff Weir, Town of Oro Valleysaid the water harvesting was mentioned when the landscaping plans were talked about. It is incorporated in there and is encouraged. Bayer Vella, Town of Or o Valley, said there was a commitment made to work with Kevin McCaleb, Oro Valley Water Conservationist. Mary Beth Savel said that in the minutes from last meeting, Hardy Laskin said he makes a conscious effort to design for water harvesting and keeping the runoff on site. Meeting adjourned at 6:50 p.m. 8 MINUTES NEIGHBORHOOD LEADERSHIP GROUP March 28, 2005, 5:30 p.m. Community Development Building Hopi Room I. Welcome, Introductions, Ground Rules Freda Johnson, facilitator, welcomed the NLG, reminded them of theground rules and everyone introduced � introduced themselves. Freda pointed out that besides the agenda and minutes, included in the packet are the Oro Valley Marketplace Traffic Summary, The Development Agreement p �' Provisions—Oro Valley Marketplace hydrology and the Tenant Survey Results. Brady Buckley, Palisades Point, commented that he said he has always been and is still against a Y g strip mall, particularly a monster one in Oro Valley. It does not fit the lifestyle he and his wife thought they were getting by moving to this town. The strip mall willp Y robabl contain a Walmart, because all the rest of Vestar's shopping centers contain Walmarts. Why can't he (David Malin) commit that there will not be one in this shopping center. He is against the $23 million tax relief to pay for the infrastructure that will be required to meet Oro Valley's codes. He has y been involved in collecting a lot of signatures to get this item on the ballet. Should we consider changing or postponing the grantingp rocess until the results of the vote are in? Mr. Malin has told the NLG that he can't go ahead with the project without the $23 million andY et - we are going to have a vote by the people in theTownto see if that is going to happen. If they don't go ahead with the shopping center, he would propose that we get the whole Town involved . in coming up with a better use for that particular piece of property than a monster strip mall. Cheryl Smith, Palisades South, commented that you (David Malin) keep saying that you are Y g setting the bar higher than La Encantada. That keeps bothering her. The bar will be set higher thang La Encantada, but we already have codes and ordinances to take care of the architecture. With two big boxes coming in, how are you saying the bar will be set higher? Cheryl read a � y survey one of her neighbors took on all Vestar's sites in Phoenix, and every single one had either a Walmart or a Target. How is that setting the bar higher? Freda asked Cheryl if this could be discussed out of Land Use. The agenda needs to be modified to have (c) Traffic/Circulation/Safety discussed first. II. Discussion of Issues c) Traffic/Circulation/Safety: Scott Beck,Kimley-Horn and Associates, presented a preliminary analysis on traffic based on the new revised site plan. (See Oro Valley Marketplace Traffic Summary). At this level we are not concerned who the tenants are. The analysis is based on national averages for similar shopping centers. Access to the site will be traffic light controlled. The "loop" road will be 4-lane divided, with a raised median and turn bays. The 26,500 trips per day are trips into the shopping center. The PM peak hours are between 4:00 p.m. to 6:00 p.m. The 35%pass-by trips are based on the Institute of Transportation Engineers book of national averages and are a guideline taken into account. der Arowionspoomolowevomm Oro explained that pass-bytrips don't lower the number of trips Craig Civalier, Town of Valley, e p going in or out of the site. Theymay lower the amount of traffic that will be on Oracle and � � on, Tangerine. Basically, if your way home from work you stop to pick something up from the g y shopping center, that is a pass- by trip. • NLG member, Doug McKee, Catalina Shadows, said so turning it around, 65% of the 26,500 trips are going to be added traffic on Oracle and/or Tangerine. Response: Scott Beck replied yes. Craig Civalier, Town of Oro Valley, added to Mr. Beck's comments on the Planned Roadway Improvements that ADOT is doing a project assessment from Tangerine north to the Pinal p County line to widen to 6 lanes all the way. The design is underway and will take about 14 months. The work will probably commence next fall on Oracle Road. Tangerine should be going by about June. The rest, up north, will probably be in about five years. • NLG member, Al Heinz, Palisades Point, asked if Innovation Boulevard comes directly south into the bypass road? Response: Scott Beck pointed out where Innovation Blvd. is located and said yes, it will go straight in and has a traffic light. ADOT has access control on Tangerine all the way to First Avenue. They also control Oracle. • NLG member,Karen Rogers, Catalina Shadows, asked where the light is going to be on Oracle. Response: Scott Beck said the light will be at Catalina State Park. • NLG member, Bette Hegarty, Rams Canyon, asked when the light goes in or Oracle is widened will Rams Field Pass be closed. Response: Craig Civalier responded no. • Scott Beck pointed out that the Traffic Summary handout included a summary of the public input received from the first open house. The majority of the items have been covered in the NLG meetings. • A Guest asked if there would be rubberized coating on all roads. Response: Craig Civalier said ADOT is planning on installing it on Tangerine and Oracle. • A Guest asked whose obligation is the traffic light. Response: Scott Beck said that the light on Oracle Road will be incurred by Vestar. The light on Tangerine will already be there. Response: Craig Civalier said that light (on Tangerine)will have to be modified so there are signal heads for north bound traffic, so there is a cost. Scott Beck said many of the improvements along Oracle are being coordinated with ADOT right now and infrastructure is being installed that will help in the future. 2 • NLG member, Al Heinz, Palisades Point, said as a former tenant in a mall, the cost of the traffic signal was passed on to the tenants. • NLG member, Karen Rogers, Catalina Shadows, asked if there were going to be 26,500 cars on the perimeter road every day. Response: Scott Beck responded no. • NLG member, Karen Rogers, Catalina Shadows said the perimeter road is only 1,300 to 1,400 feet from the residents. There will be an impact on the connectivity in the wash through the environment and the habitat. All the traffic from the lights will be backing up on those roads, waiting to get out onto Tangerine and Oracle because there are only two ingress and egress points. • NLG member, Al Heinz, Palisades Points asked if there would be sound control and speed control on the perimeter road. Response: Craig Civalier, Town of Oro Valley, said speed will be determined by the zoning code. The design will be for 30 miles per hour and the speed limit will be 15 miles per hour. Speed bumps help reduce the speed, but cause noise and lights to jump up and down. Asphalt rubber will probably not work for speed limits that slow. • NLG member, Karen Rogers, Catalina Shadows thought people will try to avoid the • intersection of Tangerine and Oracle by going through the loop road. Response: Craig Civalier, Town of Oro Valley said he is trying to geteo le from one point p p to another as fast as possible. If the loop road is made longer and harder, they will not go the loop road. Response: Bayer Vella, Town of Oro Valley, said traffic calming measures will be instituted. The road will not be a straight shot and should be made so people will not want to use it except for cl�nnr►incy Z....�.. � except 1V1 .Jia..•rr111b. • NLG member, Karen Rogers, Catalina Shadows pointed out that pedestrian access is an issue. No one will park at one end of the site and walk to the other; they will get in their cars and drive. With 26,500 cars coming through the site in a day it is going to be a mess. Will increased air pollution be a negative impact on Catalina State Park? Traffic will back up. • NLG member, Doug McKee, Catalina Shadows asked how long of a traffic back up would e anticipated with the twn lights coming nut of the site. Response: Scott Beck said that this is a preliminary analysis and they are still working on it. The level of service will be improved to level D, which is what is typical for an urban area intersection. Response: David Malin said they (Vestar) are here to show you the plan and to hear your questions and comments. He apologized for not having answers to all the questions, but they have not had the opportunity to look at everything yet. Mary Beth Saves asked for clarification on the number of cars coming into the site. Atior Scott Beck said 26,500 cars would come into the project from three access points. The 26,500 is a trip, so total number of cars is 13,250. 3 • A Guest said that assuming that it is a 24 hour operation, it seems that most traffic would be in about a 12 hour time span. Taking the 13,000 in a 12 hour period, there will be 1,000 cars in and out each hour, which would be a major traffic problem. Response: Scott Beck said that the Traffic Impact Study says that in the P.M. peak hours, which are between 4:00 and 6:00 p.m., there are actually 2,500 trips. The interior road provides two lanes in each direction. He will double check the numbers for the peak hours. • NLG member, Cheryl Smith, Palisades South, said that we have five months of really hot weather. Pedestrians will not walk in that heat; they will drive from area to area. It is like the site is divided into two major strip malls. There is no sense of place in this shopping center. We want a place where we can walk and talk. • NLG member, Karen Rogers, Catalina Shadows asked if Kimley-Horn involved Arizona Department of Environmental Quality (ADEQ) regarding the pollution factors. Response: Scott Beck said not in their traffic study. ADEQ does not have to approve a study as far as he knows. Response: Jeff Weir, Town of Oro Valley, said that Pima County does air sampling periodically. They will probably monitor this size. He thinks that whenever there is a new development of significance, they will be there to monitor it. Response: Mary Beth Savel said that the ADEQ delegates its obligations and responsibilities under the Clean Air Act for Clean Air to individual counties. Pima County Department of Environmental Quality would be responsible. There is no formula or format required by Pima County through PDEQ or ADEQ regarding traffic impact analyses, i.e., pollution analysis. They monitor, but there is no specific requirement. • NLG member, Karen Rogers, Catalina Shadows said in that case, shouldn't it be looked �+ �r.' prevailing winds � east and then west up the 1 into a bunch of homes? at. Don't p1 e V ailintJ W inds go and w est right the hill v Inch That is a serious concern regarding the ozone, planting and maintaining quality of life around this project. Jeff Weir, Town of Oro Valle commented that most major shopping centers anywhere in Y� J Arizona have to deal with the issues of heat, large parking areas, etc. There are only a couple of areas in the western states that are designed for pedestrian activity. All are designed to accommodate people in cars. We are continuously focusing on a couple of negative aspects of a shopping center. What we anticipate something positive coming forward about what we can shopping 11 What 1. YY V anticipate�.LLV is something 1 coming forward {.L do something about. We can't do anything about people driving cars. If you have something to offer that can help, talk about covered walkways, etc. • NLG member, Karen Rogers, Catalina Shadows rebutted that a lot of positive has come out of here (the NLG meetings). She doesn't see anything changing since the first meeting. The mall has been flipped. It is still strip malls. We are trying to bring positives forward. From the beginning she has said it should be pedestrian focused. The traffic study says there will be all the extra cars in there,but there is nothing said about the extra heat and pollution. Nobody is paying attention to what we are saying. 4 • NLG member, Cheryl Smith, Palisades South, said there are other parking centers, i.e. Park Mall, Tucson Mall, etc. that are enclosed and the whole mall can be walked easily. There is no sense of place here. You are going to have to drive in this mall. • NLG member, Al Heinz, Palisades Point said the last thing you want your customers to do is go out and get in the car. You want to keepthem in the mall as longasyou . can. Consider doing some kind of tram or public transportation within the mall toget around. • NLG member, Karen Rogers, Catalina Shadows asked about the safety issue, i.e. access for EMS, fire, etc. How are they going to get in and out when there are thousands of cars as backed up at the intersections? Response: Jeff Weatherford said you are talking about a backup on the outbound. Signals will be equipped with emergency vehicle preempt. We have been tasked with looking g a t the internal circulation at this point. We have not made any recommendation on that. Emergency vehicle preempt by itself will clear traffic. • NLG member, Karen Rogers, Catalina Shadows asked if they have talked to Golder Ranch yet. Response: Jeff Weatherford said not yet. Response: Bayer Vella said the Fire Marshall has added to theppcation process rocess that p they wanted the loop road toward the back for access, and theyalso want breaks or"cut through" points where there are long strips of buildings, so they can get through easily. 1111. Neither he nor the Fire Marshall has looked at the newp lan, but that review will be done. • NLG member, Doug McKee, Catalina Shadows asked how the traffic affects the hospital. Response: Chad Melton, Northwest Medical Center Oro Valley, said he didn't really think it would have much effect. It may help increase business. They plan do on further expansion. He doesn't think it will hurt at all. • NLG member, Cheryl Smith, Palisades South suggested putting another low of stores facing the others with access down the middle. Then people could walk across the street and stay there longer. Response: David enough Malin, Vestar replied that the site is not deepto do that and _ parkingg they would not meet requirements ements if that was done. a) Land Use—Update on tenant Contacts: • NLG member, Richard Feinberg, Catalina Shadows read a letter he received from a lady who looked at the uses on the website. Essentially she is displeased with the land uses and that the center proposed is way too large for the parcel of land. David Malin stated that he appreciated Brady Buckley's shared statement early in the meeting. It was something he wanted to share with everybody. It was an opinion; it wasn't a question. That is what we are all here to do, to share thoughts and ideas. In Cheryl response to 111110. p Smith, she asked a question that he has answered many times, obviouslynot satisfactorily. willing He was to answer it again, but time was limited to talk about the site 5 :air► plan and land use. He can give the status to calls he has made this last week. He left it to the majority whether he answered Cheryl's question again. Comments from the group were: • NLG member, Gregg Forszt, Ventana Medical Center wanted to hear the progress report. • wanted to know what we are going to get that will be better than La Encantada. Guest, • NLG member, Al Heinz, Palisades Point felt Cheryl's questions deserves an answer. Response: Bayer Vella said he would like to hear about the site plan changes, which is what 1 goingto be voted on bythe Development Review Board and Town Council. is actually There has been a dramatic change. He wanted to know what is on the site plan. • NLG member, Karen Rogers, Catalina Shadows said land use and tenants have come up at every meeting.. She has asked Jeff Weir, David Malin and others to set another schedule, putting together to ether a meeting to only talk about land use and tenants. Have a special two hour meeting to sit down and hash it out. • NLG members, Al Heinz and Doug McKee and some from the audience agreed. Savel said it was alwaysgood idea to talk about ideas people have,but to remember Mary Beth y a e the land use discussion is an information and idea sharing process. Remember that is not part of • l Town of Oro Valleyreview. Bayer Vella has reminded us of that several times. It is the overall not something Mayor Ma or and Council will be reviewing as they review the development plan. Theyare lookingat design, design, design; how does it look, how does it flow,how is it laid out, gs � how does it circulate. The Town is tasked with the technical review of design. Bayer Vella, Town of Oro Valley, said that from a legal perspective as part of the development review process, the whole land use discussion is moot, unless there is a conditional use permit vtheir entitlements for zoning. The Development Review Board will be involved. They have g specifically��inn iY1� at layout of the site plan, traffic, architecture, landscaping, and signage. The specifically looking V plan, and the Town does not have the jurisdiction to say, no you can't do a Walmart. That is entirely a negotiation amongst you. David Malin Vestar, said the tenants are not a part of the development plan process at all. These courtesy are a g meetin sfrom Vestar. To take the time to dedicate one full meeting to it, which n was done at the first meeting, is almost a waste of your time. Unfortunately, there is no hashing out of who the tenants are. The only way to know who the tenants will be is by the developer tenants to see if have interest in the property. Typically that is not contacting potential - - they any done until after entitlements are obtained. We recognized the importance to you and as a courtesy we have contacted tenants before we have the entitlements. The market will bear who goes in this project. Mary Beth Savel clarified that entitlements means the development plan review and approval process. • NLG member, Brady Buckley,,Palisades Point said it would only take you (David Malin) e 30 seconds to say no to Walmart. 6 Response: David Malin, Vestar said he was not going to say no to anybody right now. He can only tell you the calls that he has made and what the feedback is. Jeff Weir, Town of Oro Valley, said there is nouestion about land use here. This land ' q1Sg011mg to be usable for commercial retail. Tenants are a whole different issue. Themarket place pace well dictate who comes here. They will come if they believe there is a market. The bestwe can do to get the tenants we want is to have the best lookingand best managed development. • NLG member, Al Heinz, Palisades Point said maybe a shopping center is not the best use here. � Response: David Malin, Vestar said that is not an issue here. He understands thateo le are p p upset that it is zoned a certain way, but it is not a good use of our time to sit here after 2 1/2 months into the process and still be talking about this issue. • A Guest said his concerns are the incentive package and who is coming in with or without the incentive. He feels David initiatedMalin has not responded to anyquestions that have p been asked. You this NLG to get input from residents and to evaluate that the input. No matter how much you are asked, you are notgsays oin to respond. Mr. Weir g whatever the market dictates. The market will dictate a Walmart will come in. He feels having the NLG is a waste of time. Response: David Malin, Vestar, disagreed. He can show what has been dramatically changed. What people have said is on the new site plan. • NLG member, Doug McKee, Catalina Shadows commented that the meetings have not been that productive from the NLG standpoint. It looks like we need toet deeply g pY involved with this as Staff goes through the review and approval process. Can this kind of meetings with residents be continued as Staff gets into the details? At everymeeting n g there are unanswered questions. There has not been time enough to go deep enough into the details. Response: Jeff Weir, Town of Oro Valley, said we have arocess that is totallypublic p a process where anyone can look at what is being proposed for approval or consideration. Are you asking for other meetings than what we have with the neighbors? • NLG member, Doug McKee, Catalina Shadows, said he is. The process Mr. Weir yesp talked about is a DRB process and the public can talk for 3 minutes at those meetings. Typically there is not the ability to participate in the pre-review process that goes on before the DRB see the project. He wants to be aware of what is involved in thatp rocess. He suggests setting up a process for this. s. Response: Bayer Vella, Town of Oro Valley, replied that there are a lot of levels of review. Once Staff has had a chance to do a checklist, going through the zoningcode and design . g � guidelines, there could be a meeting to go over where things are, what has been reviewed and why, in terms of comment letters. He would be glad to sit down ando through it all. In termsthroughg g of the review side by side, going the code together is not what he envisions. It is a public record and possiblycould beput on the website. ' On the other side, he is taking MOP notes on comments from the NLG every time someone mentions anything about design, . Yt g gi , reoriented buildings, pedestrian connections, surfaces to reduce heat, etc., which are all 7 design comments that he will transfer to the DRB and Town Council. The issues on land use willrobabl bebrief, i.e. folks disagree with land use or tenants. p Y very b) Revised Site Plan: David Malin Vestar, said the hotel has been removed from the site plan restaurantpads that were there initially.and it is back to This new plan added about 20 acres of roadflipsbuildings, creates different pods, and it is now colored in aerial, open space, a loop r showingoverlay the of the terrain with the landscape plan through the project. • G member, • NLG DougMcKee, Catalina Shadows asked how many screens the theater would have. Response: David Malin said there will be 12 to 14 screens. The current size of the building square feet for a 14 lex. Today we received Harkins' footprint which is about is 63,000q plex. square feet for 12 screens. • member, Karen Rogers, Catalina Shadows asked what the reason for moving the NLGg was. The fronts of the stores are now facing residential which seems it will buildings make more noise and lights. She did not want the fronts facing Catalina Shadow. Response: David Malin said it was flipped because it was asked for by the NLG. • Karen Rogers said enclosing the loading areas was an option when the backs were towards the residents. Response: David Malin said they are still planning on enclosing the loading areas. • NLG member, Cheryl Smith, Palisades South asked where the delivery trucks get in. Response: They drive to the rear of the buildings. Bayer Vella, Town of Oro Valley asked what was meant about enclosure. • r nff wac better • NT G member, Al Heinz,Palisades Point, said the NT.vT decided the trade of as s towards the residential area. in with the rear of the buildings to not have trucks coming g • NLG member,Karen Rogers, Catalina Shadows asked if having the back or front of the buildings toward the residents would have an impact on the local real estate. Response: Jeff Weir, Town of Oro Valley, said property values have increased 16 W/O, including La Reserve which looks across at Rooney and the buildings are facing them. Property values are rising. • NLG member,Karen Rogers, Catalina Shadows said she is asking for real estate values and how theyare affected bythe project. Does it have an impact whether backs or front are to the homes? There should be some way for either Vestar or Economic Development to determine this information. What is going to happen to mitigate the impact of the 4 lane road that will be 1,400 feet from the residents? The next meeting is April 11, 2005. Meeting adjourned at 6:40 p.m. 8 VESTAR - NeighborhoodMeeting (April 11, 2005) SITE: • Lights to down or are reduced after 10p.m. • Downward lights in parking lot • Minimal lighting within safety limits • Shielded lights along wash • Maximize views of Catalinas from site • Covered walkways • Covered loading areas • Soft bank protection • Naturals colors • Traffic in and out to Tangerine and Oracle will be a bigproblem • Hours of operation • Parking spaces broken upand no feelingof a seaparking of parking • Move the main road so it splits the site into two approximately equal areas 416 pp Y � • Pedestrian plaza and walkways • More curved walkways • Gathering spaces surrounding small shops P • Expand area for small shops in front of theater • Include gathering spaces • Cut down or out oil major G, H, oz I • Take advantage of open space • Gathering spaces • Entire site has a"feeling of place,"not a great strip mall • Gathering spaces give a pedestrian-friendly mind set • Create green spaces and walkways internal to center r • Cluster of shops in circle or square • Cluster of buildings around open area in the middle • I wouldn't mind walkway around because of the closeroximit of stores p Y • Spine of shops and restaurant to run diagonallyfrom the theater location at Tangerine and Oracle towards the southwest LANDSCAPE • Utilize water harvesting • Good use of trees on sidewalk • Road interconnects and entrance shaded trees • Use of low-water desert landscaping • Native species only • Plants on bank protection • Natural landscape • Palm trees • Hide the well site • Put more vegetation closer to building to break up • Mature plants between road and wash and to mask big wall spaces • Mature trees &landscaping on county land • Benn along roadway • Getting water to flood bosque ARCHITECTURE • Modern • Modern is not necessarily bad • Needs to be unique • Incorporate glass and vistoso stone • Do not use the"farm" look • Desert Ridge—trees at sidewalks have a mixed-use feeling • Desert Ridge—good colors, interesting buildings • Desert Ridge—attractive overhead • Desert Ridge—Good articulation between buildings in the center sections near the movie theater • Crossways may not be used that much but it additionally ads elegance to the shopping center • Variety of color • Earth tones • Natural materials • Buildings that do not connect • Stand alone • Signature for Oro Valley • Design from mountains • Flows AUDIENCE PARTICIPATION ( Robyn Gerard — Artist) Design Comments for Existing Proposal Site Layout: • Original plan had buildings facing mountains • could have restaurants facing mountains (wow) • Somehow have combination so that restaurant sitting areas face mountains • Don't waste mountains! Landscape: • Water features—falls, fountains. • Put in more mature landscaping right away • flowerbeds, can't have too many • Don't do just dirt and bushes • Nice planters with benches for sitting • Artwork, such as sculptures • Hire local artist and make it a big deal • Covered walkways Architecture: • I do like Desert Ridge • Happy Valley too utilitarian looking, terrible colors • No "farm"look • Signage—more creative—everyone knows it's Barnes &Noble or Wal- IViart • More creative lighting—no tall utilitarian lights—add some Design Ideas and Potential Solutions • Overhangs • Need center section like Desert Ridge—must have that!! • Love the Desert Ridge fabric over walkway • Colored cement • Round Barnes &Noble • Don't like Desert Ridge colors • Colors like taupe, purple, deep desert green, mustard/gold • Signature look for Oro Valley theme? • Flowerbeds and sculptures at corners MINUTES NEIGHBORHOOD LEADERSHIP GROUP April 11, 2005 Town of Oro Valley Council Chambers I. Welcome, Introductions, Ground Rules Freda Johnson, facilitator, welcomed the NLG, reminded them of the ground rules and everyone introduced themselves. Ms. Johnson asked if there were any comments on the Summary that was email to the NLG. There being no comments, the Summary was considered acceptable as distributed. II. Presentation by Town Staff a) Bayer Vella, Principal Planner, Town of Oro Valley, said this is an extremely important p . tin because design, design, designwill be focused on. The plan is to cover design ground that meeting gl , gn, has taken over six meetings to do. All comments that were made in previous meetings regarding design were compiled into a document available for the NLG. There was a considerable amount of p time spent on land use, which is a critical issue to the NLG. Mr. Vella-would like to look at what a development plan represents, which is the perview of the Town and the Development Review p Board. What is the layout? Is the architecture acceptable? Does landscape provide adequate buffers? Are densities acceptable? Those are areas the committee did not address enough. Vestar agreed to have Staff review the comments and get additional comments from NLG to communicate to Vestar, DRB and Town Council. Participation sheets were given to audience members to write their comments on as well. Informationg athered from the NLG members and the audience will be given to Vestar. Vestar will be asked to respond to all those comments at the next meeting. Staff will also provide comments to Vestar. Mr. Vella explained the exercises he would have the group participate in at this meeting: a"post-it" p exercise to generate more design comments, and formulate and/or draw potential design solutions. • NLG member,1 z Richard Feinberg, Catalina Shadows, stated that this is a challenging 2 1/2 hours to design a complex and come up with great ideas. • NLG member, Doug McKee, Catalina Shadows, said it was a bit unfair to subject the NLG to this, having only briefly seen this new layout last meeting. Vestar has not released copies for us to study. Response: Mr. Nadine said understand we are not trying to design the center. That is Rick Butler's job. We are also not trying to get a critic of the center that is before you. We are trying tog et your ideas on what you think works in centers and what will work in this center. b) Bryant Nodine, Planning and Zoning Administrator, Town of Oro Valley, gave a slide Y presentation of already existing developments to solicit comments from the NLG whether they like or dislike the developments and why. This was an exercise to get the groupfocused on design . g discussion. #1 Slide: Target—Rooney Ranch Center • NLG member, Gregg Forszt, Ventana Medical Systems, commented that the exitingp rocess makes this center very difficult to get out of. Response: Mr. Nodine said the purpose was for safety by moving traffic on the outer loop, interior rather than in the where there are more pedestrians. #2 Slide: Gilbert Gateway(north) • NLG member, Karen Rogers, Catalina Shadows, said we don't want the light poles to have speakers on them. • NLG member, Brady Buckley,Palisades Point, said in the Target center you talked about curved walkways. Isn't a curved walkway hard to put into a parking lot? Response: Mr. Nodine said it is a curved walkway within a 10 foot straight island. You would 1111110. just curve from one side to the other. • NLG member, Doug McKee, Catalina Shadows said the entrance was not very attractive because you are looking at the backs of the buildings coming in on the same elevation as the development. It is a different situation with the Vestar development in Oro Valley. #3 Slide: Happy Valley Town Center (north of Phoenix) • NLG member, Doug McKee, Catalina Shadows did not care for the black color treatment. • NLG member, Karen Rogers, Catalina Shadows, said she liked the following: g - When you looked at the big box, you did not know it was the customary four square and blue. - The h�g hnxes were broken up, especially in the back of the building. It wasn't justV Vt� VV/aVVJ t \/1 V VV11 ..t V p�/V1 ll� Lil11\/ VKV1� V1 {.l<\/ K �.� 4 � K►J11b straight. - You could not tell where one building stopped and another started. - Lighting low and directed downward. • NLG member, Ric and Feinberg, Catalina Shadows, liked the entrance because of the tree element, the attractiveness of it and you could walk across the street to get to a bunch of stores. It was interactive where you could walk to several stores without getting sun stroke. I • NLG member, Doug McKee, Catalina Shadows, said if you took the Walmart sign off, you would never know it was a Walmart. Well broken up. 2 • NLG member, Karen Rogers, Catalina Shadows had a concern that the type of architecture or design would be too modernistic for Oro Valley with the ranch and old southwest environment. She liked the broken up design. She also liked the different textures. • NLG member, Richard Feinberg, Catalina Shadows said on the negative side, there is still no space between buildings, open space for gathering, pedestrian rest areas. It had long straight lines. It needs outdoor restaurants, etc. #4 Slide—Desert Ridge Marketplace • NLG member, Brady Buckley, Palisades Point, said the center district is almost like an enclosed mall, except it is outside. • NLG member, Karen Rogers, Catalina Shadows, didn't care for the pastel pinks, greens, etc.,but enjoyed this center because of: - the pedestrian area in the middle - gathering spots make people want to stick around - layout gave a nice feeling - fake second story - vegetation in middle • NLG member, Brady Buckley, Palisades Point, asked Rick Butler which came first in this center, the small shops or the large ones? Did you design it with small shops and then go find the tenants, or did the tenants dictate the small shops when you built it? Response: Mr. Butler said it was both. The Oro Valley site does not lend itself to the center district as this site does. • NLG member, Richard Feinberg, Catalina Shadows, likes the center district. It is outstanding. We visited the site in the heat of the day and there were people there walking and gathering at restaurants. There was a fireplace. It gave a feel of place that you would want as something special in Oro Valley. If that could be incorporated into our plan it would be a good workable design. You have gathering places, interaction between buildings, colored tile floors. He liked the colors. It was extremely attractive. At the Target area you don't even know you can walk from one store to another. • NLG member, Doug McKee, Catalina Shadows, commented that there were nine entrances to get in and out of the center. • NLG member, Paul Kappelman, NW Medical Center, agreed that you have got to come up with some kind of hybrid to this. Otherwise, you will have an ordinary strip mall. There needs to some element of this type of shopping center otherwise you will only have a drive- in,drive-out center. • Guest, Vicki Wotring, Reflection Ridge, said that the center area is gorgeous, very inviting and comfortable. It also distracts from the big boxes. 3 Rick Butler, Butler Design Group commented that most cities are now encouraging covered walkways and ramadas in the parking lot. Some walkways are 16 to 20 feet wide through the parking areas. This breaks down the parking lot, but pedestrians still try to find the closest parking space possible. There is connectivity in all of them. c) Post-it Exercise Mr. Vella asked the NLG to take 15 minutes and write design continents and ideas on post-it notes: Green—Landscape Blue-- Site Layout Yellow -Architecture Mr. Nodine reiterated the comments as follows: Site: - lights, shielding, timing - minimize the impact of lights - break up the parking lot - move the road so it splits the parking lot up - pedestrian gathering space - clustering buildings Landscape: - use native species - palm trees - low water use - landscape to hide problem elements, i.e. the well site, near buildings, county road Architecture: - modern in not bad - unique - glass and stone - variety of colors - earthtones - natural materials - good articulation in the buildings - overhead crossways - break up the mass of buildings. A bullet point sheet will be put together from these comments and the comments from the slide presentation. These will be given to the NLG, Vestar, the DRB and Town Council. e NLG member, Karen Rogers, Catalina Shadows, asked if the NLG should be discussing a theme for the Oro Valley site to help the architects. 4 Ideas suggested regarding themes: - not a farm look - connectivity to Steampump - stand alone project—unique - colors of mountains, rocks - something that reflects Oro Valley's signature - maximize the mountain views - Vistoso stone - design from the mountains • NLG member, Brady Buckley, Palisades Point, commented that all of us (NLG) seemed to like the Desert Ridge and the open center district where people could congregate and move around among small shops, etc. Rick Butler did not design that center. When he asked Rick before about putting in smaller shops and clustering them, Rick was negative on the idea, thinking small shops would not be easy to fill. Mr. Vella said he would ask Vestar to come back at the next meeting and address Brady's comments specifically, as well as all the comments from this meeting and the post-it notes. III. Design Charrette Mr. Vella had the NLG members who were present break into teams and formulate and draw potential design solutions, using black marking pens for streets, green for landscaping, and blue for buildings. The teams presented their drawings before the group. Karen Rogers and Richard Feinberg's explanation of their drawing: - Pedestrian areas or district type shopping areas incorporated - Slow traffic and the impact on the wash and homes by moving the road farther in - Restaurants, speciality shops, small shops were moved between the loop road and the wash. Local vendors. - Bridge across the wash to the lower shopping area. - Big boxes across the top with back to parking. - Loading and unloading done with pull off vehicles, not the 18 wheelers. - Moved the theater lower. - Shopping area along Oracle. - Trailhead to the bosque. - Mature vegetation along the wash which will help shield the homeowners from noise and light. Brady Buckley said there should be shops by the theater. There should be restaurants with outdoor patios along the riparian area. 5 Chad Melton and Paul Kappelman's explanation of drawing: - Utilize the open space so restaurants, etc. look over the wash. - Have a small bridge over the wash. - Have the theaters near the bottom of the site. - Cluster in the middle. - Walkways to the big boxes in the corner. Guests Robyn Gerard and Vicki Wotring's explanation of drawing: - Line the entrances with palm trees and have a waterfall. - Two districts along the sides of the wash with a walkway. - Lots of flowerbeds and sculptures by local artists. - Big boxes, one near Tangerine and one near the corner. - Low lights in copper. - Amphitheater. - Giant shrubbery. - Colors: Taupe, brown, desert green,purple. - Cover the wash. IV. Announcements The next NLG meeting will be April 25, 2005, with the Open House at 7:00 p.m. Because the next meeting will need to have Vestar address the comments, suggestions and drawings from this meeting, as well as the topics of Noise, Odor, Light,Hours, Pollution and the Construction Schedule, the NLG may need to meet at 3:30 p.m. to make sure everything is covered. The NLG members present thought meeting earlier would be fine. Nanette Pageau will check with the project manager to make sure the timing would work and notify everyone what time the meeting will be. Meeting adjourned at 8:00 p.m. 6 MINUTES NEIGHBORHOOD LEADERSHIP GROUP April 25, 2005—5:30 p.m. Development Services Building Hopi Room I. Welcome, Introductions, Ground Rules Freda Johnson, facilitator, welcomed the NLG, reminded them of the ground rules and introductions were made. Note: Karen Rogers, NLG member from Catalina Shadows, resigned at the end of the 4/11/05 NLG meeting. II. Discussion of Issues David Malin, Vestar, told the group that they brought in materials and colors for the project for the NLG to view. Rich Butler, Butler Design, showed some of the materials and a palette of colors that will part of the project. It included Vistoso Stone, a roof tile that includes greens and taupes, natural copper, etc. It will also be on display at the open house. a) Review of Charette Topics: David Malin discussed the ideas and comments that were provided from the charette from the last meeting. o A loop road through the middle of the site. The tenants would not approve a road through the middle because there wouldn't be enough parking. o A theater facing west with some of the shops also facing west. The challenge would be the theater having parking spaces in front instead of the side. Walking through the gathering area from parking to the theater would probably not be a problem. There will be shops in front of the theater. o Restaurants or shops along the open space. This is one of the ideas Vestar plans to do. o Zones of shops and restaurants along the wash rather than in the middle. Parking needs to be directly in front of stores. o Shops along the open space. o Big boxes in the shallow ends will not work. • NLG Member, Al Heinz, Palisades Point asked if the open spaces allow games, rides, etc. Response: David Malin said no. We want to create a sense of place. • NLG Member, Cheryl Smith, Palisades South asked what type of shops were going to be along the perimeter road. Response: Rick Butler, Butler Design said sit-down restaurants, free standing retail pads with patios facing the Catalinas. David Malin commented on other items on the list: o Downward lights in the parking. Vestar intends to do. o Shielded lights along the wash. All lights will be shielded per code. o Maximize the views of the Catalinas. We are planning to do that. Any place that has any type of outdoor experience on the part of the tenant, we are going to do our best to have it face either the open space or the Catalinas. o Covered loading areas. We have agreed to do that. o Natural colors. The materials brought tonight show that. o Parking spaces broken up and no feeling of a sea of parking. It may not be to the extent the group wants, but this is at least 50% or more broken up than is found in a typical shopping center. o Pedestrian plaza and walkways. We will create gathering spaces. o Take advantage of the open space. We are definitely going to incorporate it into our site plan. We have made a commitment to that. There will be approximately 7 to 8 acres of open space. o A feeling of place, not a strip mall. We will accomplish with the open space. We have some opportunities here that are not typical. o Low water desert landscaping will be used. o There will be trees along the sidewalks. o No palm trees. o Hiding the well site. We would like to get rid of it, but will have to work with Staff to meet with the Water Department to find out what is actually working at the well site. o NLG Member, Brady Buckley, Palisades Point, said that there was a big mistake made at the Target and Frys Center by not putting trees up towards the buildings. Will you include, not just trees on walkways, but in front of the buildings? Response: Rick Butler said yes,but no palm trees. We won't be able to block the tenant's signs, but there will be seat walls and planters between buildings. t V Response: Bayer Vella, Principal Planner, Town of Oro Valley said that there is a code requirement now that you have to have at least a 10 foot space in front of the buildings with a minimum of 4 feet of that space landscaped. • NLG Member, Al Heinz, Palisades Point, agreed that the Target area is a solid wall unbroken by anything. Response: David Malin said lots can be done to break it up and have the perception that it looks like several stores. David Malin said there has been a lot of talk about the District. The District at Desert Ridge is about 300,000 to 350,000 square feet of shops. Unfortunately it requires a very unique site to pull off. In order to have a district and be successful, several things would have to be different on this site. It would need to be on a major freeway. We would need at least 100,000 more cars a day to attract those types of tenants into a district rather than a mall. We would need a trade area at least 100,000 more people. The average age of the people in Oro Valley would have to be at least half what it is because of the types of shops.. 2 A gathering space is what we would like to do here. There will probably be some water feature in front of the theater and between the shops with lots of outdoor patios. The open space gives us the opportunity to add more gathering spaces. • NLG Member, Cheryl Smith, Palisades South, said regarding the well site, if it is operational don't get ride of it. We would rather you hid it. Response: David Malin said if only 25% is operating and 75%hasn't been use in years, it would cost money for us to go in and remove. Response: Jeff Weir, Town of Oro Valley Economic Director, said the Water Utility is shielding well sites quite well now. • NLG Member, Gregg Forszt, Ventana Medical Systems, said Homeland Security has very specific guidelines for protection of water facilities. Those will have to be taken into account. Response: Mary Beth Savel, Vestar, said they have had two meetings with Staff and the Water Department and have approached those issues. b) Noise, Odor, Light: Rick Butler, Butler Design,we have talked to a consultant in Phoenix regarding noise. The predominant noise is currently, and will continue to be, traffic on Oracle and Tangerine. The development and loop road is for low speed traffic. The trucks docks will be fully screened. There should not be excessive noise generated. • NLG Member, Cheryl Smith, Palisades South, asked if there is also a little road on the northern part of the property besides the two entrances and exits on Tangerine across from the hospital and on Oracle across from Catalina State Park? Response: Rick Butler said there is an entry with right in and right out n„ly. • NLG Member, Al Heinz, Palisades Point asked if the building would act as a sound wall against the traffic. Response: Rick Butler said it will help and the landscaping will also. Response: Jeff Weir, Town of Oro Valley said you need to be aware that ADOT will be expanding Tangerine Road and it will be towards the shopping center. Rick Butler said regarding odor, the odor coming out of a project like this would he from restaurants. There won't be a lot of tenants who would have decomposing materials. David Malin said one of the southern tenants will probably be a bank. • Audience member, Vicki Wotring, asked if it was tnie that with restaurants now there is a much more improved way of handling odors. Response: Bayer Vella said yes, there are a lot of tools. One approach is having an odor abatement plan and the Planning and Zoning Administrator can ask for top of the line scrubbers if he feels it is needed. 3 David Malin said they don't have any fast food restaurants. We are trying for sit-down family style restaurants only. If there areads left towards the end of development, a drive through p p � g restaurant would have to get a conditional use permit. We want to keep customer there. Rick Butler said regarding light issues, from the development standpoint certain anchor tenants have certain lighting requirements. We need to design within the standards and meet all of Oro Valley codes. We need to keep the lighting even all the way through. Lights will be fully shielded. There will be an open hour standard and a closed hour standard. Lights will be needed in the parking lot for safety. David Malin said on a project of this size we will provide security and also will offer an area for a police substation. • NLG Member, Cheryl Smith, Palisades South, said the tenant mix will also determine the level of security that is necessary. By keeping low discount big boxes out, it will be safer. She would like to see a crime rate study on high income center versus a low income type center. Tenant mix is important to security. c) Hours, Pollution: • NLG Member, Cheryl Smith, Palisades South, said unless you have something like a Walmart Supercenter, she does not see any reason for having a shopping center open 24/7. Response: David Malin said some stores that are open 24/7 are certain grocery stores, restaurants, any larger retailer 100,000 square foot plus store may not open 24 hours but will insist they have the right in their lease to be open 24 hours. • NLG Member, Doug McKee, Catalina Shadows, asked if it would be less than 50% open for 24 hours. Response: David Malin said absolutely. If more than 35% at full build out was open 24 hours he would be surprised. They have been successful with restricting hours of loading and delivery with some tenants. Response: Mary Beth Savel, Vestar, said certain stores have a policy to do their delivery and stocking in closed hours for a safety issue. • Guest asked will the rest of the parking lots be dimmed when closed or will the lights be kept at full power? He also assumes the substation will be open 24/7 and there will be a patrol. Response: David Malin said there is a large issue of safety. • NLG Member, Brady Buckley, Palisades Point, asked if the Town has an ordinance about r .� parking overnight. He is thinking about Walmart allowing parking over night for RVs. Response: Bayer Vella was not aware of the Town having an ordinance that prohibits over night parking. He can research that. Response: David Malin said we are not planning on having an RV park. David Malin said he assumes the loop road will have to be lit like any other road. 4 • NLG Member, Al Heinz, Palisades Point asked if the major stores will dictate the hours to the minor stores. Response: David Malin said he thinks that is more common in enclosed malls. We enforce hours of operation, but we are not as strict as an enclosed mall would be. Bayer Vella, Principal Planner, Town of Oro Valley said regarding hours and lighting, the code allows that you get a photometric requirement, a certain amount of lumens you can spend on the site. At night time it enables the lights to go down to a safety level that is recognized by the National Crime Statistic Research Institute. • NLG Member Cheryl Smith, Palisades South, said Holiday Inn didn't follow the requirements. If they have an exception on that, there could be exceptions on others. Response: Jeff Weir, Town of Oro Valley said one of the reasons the code was changed was because of Holiday Inn. Response: Mary Beth Savel says there is a whole chapter in the zoning code on outdoor lighting. David Malin said we don't have a formal presentation on pollution. If you have questions we will try to answer. There will be someone from WLB at the open house to answer questions. Jeff Weir said there is a stringent set of air pollution requirements from both ADEQ and Pima County and they do monitor the larger sites. • NLG Member Brady Buckley, Palisades Point said he is assuming the dust level will be kept down. Response: David Malin said we use certain types of fencing and netting. We are careful and plan ahead how it looks, feels and breathes. We try to keep it tidy. d) Construction Schedule: David Malin did not have a print out saying when various stages of construction would be done at this time. We will have that when we obtain our entitlements. David gave a realistic time frame for things to happen,with the understanding that all of it is up to the market and the tenants and being successful in signing leases. • Submit Development Plan May 2, 2005. • Work through the Development Review process with several hearings in front of the DRB to achieve a final development plan that can be approved. This process should be through in the fall, maybe October. • Then we go before the Town Council. This could be one or more meetings. We hope to be through that process the first quarter of 2006. • If entitlements are received by January 1, 2006 with an approved Development Plan, we than spend a few months (3 to 6)preparing construction drawings and securing tenants. • July 2006 apply for building permit. • September 2006 receive building permit. • Twelve months of construction. • Phase 1 open in the fall of 2007. 1 5 A lot of the construction schedule is dictated by how long it takes to get through the entitlement process. The majors are what run the project. Phase 1 will include a major. Phase 2 will probably include a second major. Phase 2 or 3 will include the theater. Bayer Vella, Principal Planner, Town of Oro Valley said that code requirements as part of Phase 1 includes all perimeter landscaping for the entire site. David Malin said all infrastructure will be in Phase 1. We are going to be charged with 100% of upfront cost of engineering the site with the prospect of receiving rents on a fraction of the site and that will go on for at least a couple of years. The parking fields may not be paved, but something will go down to help keep the dust down. Guest Vicki Wotring said Oro Valley needs shopping. She is here to encourage that we become an inclusive community. She drove over into the neighboring area and saw how they look down on many things, i.e. a cell tower, the hospital which is very beautiful, and a mall that will probably be superb in looks. She is concerned that we don't want the"element" coming in. It means we are excluding other people. When Target and Home Depot opened they probably brought elements in that Oro Valley didn't want. We now have a hospital on Tangerine. We cannot deny people help when it comes to care. If it wasn't Walmart, would it be Home Depot, or Lowes, or Target? She hopes that the tone will change about our community and what kind we are trying to model. Freda Johnson, facilitator, thanked everyone for being in the process. David Malin said he has been through meetings of this type in other towns and knows everything has not been agreed on. There may be things you don't like about this site plan, but he has never seen a site plan change this much through a few months of community outreach. Meeting adjourned at 6:40 p.m. 6 MEMORANDUM TO: Mayor & Council FROM: David Andrews, Assistant Town Manager DATE: February 15, 2006 S U BJ: Vestar Agenda Item #2 Staff responses to questions submitted by Doug McKee via email Council Member Barry Gillaspie has requested that Staff prepare a written response for Council facilitation of the questions and concerns raised by Mr. Doug McKee in the subject email. Responses have been provided by Town Attorney Melinda Garrahan and Principal Planner Bayer Vella. Big Box Considerations McKee's Question/Concern #1: "You have the option now to approve the (Vestar) plan with a conditional condition to be added to the Exhibit A that would read something like the following: If the vote on Question 2 at the upcoming election invalidates the EDA, then Note 4 on Sheet 12 of 17 shall be removed." Staff Response #1: The Town has already authorized "big boxes" in various commercial/retail centers around Oro Valley. The Town does not presently have a "big box" regulation. The Oro Valley Marketplace is not asking for a rezoning. Under these circumstances, trying to regulate against one development being able to accommodate a tenant with a "big box" space by imposing a development plan condition has no basis in the OVZCR or in the Town's municipal powers, and would be arbitrary and capricious. The Town has no authority to condition the approval of a pending development plan upon future compliance with a zoning code provision that has not yet been drafted. As a practical legal matter, prohibiting large-space tenants at the Oro Valley Marketplace cannot be "user specific." If you want to keep out one large space user, then the Town must be prepared to keep them all out. It is not rational for the Town to prohibit retail large space users and claim there is a rational basis for allowing a movie theater complex. Phasing McKee's Question/Concern #2: "So the question now is is this a one-phase project or a four-phase project?....On page 16 of Bayer Vella's staff report, IX: Grading, he says that the project will be developed in four phases and that each phase shall require separate Type Two grading permits." Staff Response#2: Sheet 12 of 17 includes the following note: "It is planned to complete the development at one time however, if leasing fulfillment is prolonged, the project may be phased as shown in this Exhibit". The "Exhibit" depicts four distinct phases. A request for this level of flexibility with phasing is typical of all sizable commercial developments. Examples include Oracle Crossing, Mercado Del Rio, Steam Pump Village, Rooney Ranch Target Center, and the future Oro Valley Town Center and Whirligig sites. When a phasing plan is proposed, staff reviews each to account for multiple potentials. We work with applicants to identify all of the upfront infrastructure improvements that will be required with each phase to insure a safe and efficient development schedule that also minimizes impacts on surrounding residents. Because the Oro Valley Marketplace may be developed in 1, 2, 3, or 4 phases, an extensive list of infrastructure improvements will be required with the very first phase. The following is indicated on Sheet 11 of 17: • The entire four lane loop road and all traffic improvements to Tangerine and Oracle Roads • Landscaping of the central open space and associated Riparian Mitigation • Restoration of entire 77 acre area on County Property • Installation of the entire multi-use trail along Big Wash • Installation of all perimeter landscaping • Under-grounding of all existing electrical power lines that bisect the site Grading permits will be issued based on actual phasing. McKee's Question/Concern #3: "It is my recommendation that one of the conditions for approval is that Vestar make a firm commitment now or at least by some certain date not too far in the future as to whether this is to be considered a single or multi-phased project." Staff Response #3: As a matter of contract law, one party can decide on its own to "over perform." In this instance, that would be Vestar if it decided to handle the whole project as a single phase. On the other hand, the Town does not have the authority to make a unilateral change in the EDA that takes away some of the benefit to the other party by conditioning a development plan and preliminary plat that otherwise meet Town requirements. If the EDA is approved by the voters, then, for the purposes of the EDA the Owner Developer will have to designate specific areas in each phase. (Recital B.1(a) and Agreement 1.) If the EDA is not approved, then designating phases for revenue sharing purposes is moot. Mr. McKee does not appear to factor in that Vestar is going to have to put in the public infrastructure in the first phase, whatever size or mix of space that is. Even if the EDA is approved by the voters, there will be no sales tax revenue sharing of any sort until there are C of O's issued for a majority of the rental space for that phase. Given the significant up-front costs associated with the project, it is to the advantage of the developer to get as much sales tax revenue flowing in as soon as possible. That is also to the advantage of the Town. An annual bonus does not kick in until, in the phase at issue (one or up to four), the sales tax revenues generated by the phase for that year exceed the projected revenue by 10% or greater. In that event, for that year, Vestar will get 5% more of what actually comes in. Until the Town first gets more, Vestar does not get more. Whatever happens with phasing, the worst sales tax revenue sharing "deal" the Town will get is exactly what it bargained for and a former Council approved, which is the pending EDA. EDA Administration McKee's Question/Concern #4: "One question now is whether the office space is counted in this formula. The second question is whether the majority of the entire project or just the Phase One is the trigger." Staff Response #4: If there is office space in a phase that is designated by Vestar, then that square footage would be included in the "C of O's issued for a majority of the rentable space" trigger for the 10-year period of revenue sharing for that phase. Again, Mr. McKee's speculations about what might or might not happens appears to overlook that: 1) Vestar has every financial reason to bring in successful tenants as soon as possible to kick up sales tax revenues which is also to the benefit of the Town; and 2) Whatever happens with phasing, the worst sales tax revenue sharing "deal" the Town will get is exactly what it bargained for and a former Council approved, which is the pending EDA. Riparian Mitigation McKee's Question/Concern #5: "I believe that a change of the boundary of the mapped riparian area is a zoning change, which in this case did not go through the rezoning process....Why did this one not follow that process?" "How can this 67 acres in any way be considered as mitigation for this project?" "If restoration of the destroyed habitat is not possible, based upon required paving, drainage structures, or for access to utilities for maintenance purposes, another area on-site only may be used to fulfill the mitigation requirements as approved by the DRB and Town Council on an acre for acre basis. Thus it must be concluded that allowing off-site mitigation violates the Town Code." Staff Response #5: No change in the boundary of the mapped riparian area is being made in this instance. If that were the case, then Vestar would have to go through the rezoning process as have other applicants who decided not to follow the Town's riparian mitigation provisions. For the Oro Valley Marketplace, the developer has chosen and followed the riparian mitigation process. That process is an administrative process before the Planning and Zoning Administrator; it does not involve the Planning & Zoning Commission. There is no legal prohibition on the same re-vegetated acres satisfying separate requirements of the County and of the Town. It would be nonsensical to hold otherwise. As an example: The federal government has certain foreign travel requirements. The County has certain identification requirements to register to vote. I may use my passport to satisfy both sets of requirements. Re-vegetation of certain land to satisfy both a County requirement and a Town requirement simply is not an issue from a legal standpoint. OVZCR Section 24.7.D(3), "Disturbance for Essential Infrastructure" is not applicable to the riparian mitigation process with which Vestar must comply. The Town's application of Section 24.7.D(3) is specific to the installation of public utilities and other public infrastructure. Both the applicant and Town's biological consultants agree that 5-8 acres of true Riparian area remains onsite. The OVZCR Riparian Overlay Protection Map identifies an approximate total of 25 acres. The Oro Valley Zoning Code provides the following two distinct avenues for an applicant to address such an issue: 1. Request a zoning amendment to change the boundaries of the OVZCR designated riparian areas This entails a rezoning hearing process before the Planning & Zoning Commission and Town Council. There have been three recent cases involving rezoning boundary changes: PUBLIC HEARING -- ORDINANCE (0) 05- , OV9-04-06, J.K.E. BIO-CONSULTING, REPRESENTING THE PROPERTY OWNER, REQUESTS AN AMENDMENT TO THE RIPARIAN MAP ASSOCIATED WITH CHAPTER 10 SECTION 10-7 OF THE OVZCR TO REMOVE A RIPARIAN HABITAT DESIGNATION ON A PORTION OF THEPARCEL, THE SITE IS LOCATED ON THE SOUTHEAST CORNER OF TANGERINE ROAD AND LA CHOLLA BOULEVARD, PARCEL 224-08-0020 This was a request to entirely remove the riparian zoning designation. No mitigation proposed. PUBLIC HEARING: ORDINANCE NO. (0)04- , OV9-04-07, REQUEST TO AMEND THE RIPARIAN MAP ASSOCIATED WITH CHAPTER 10-7 OF THE ORO VALLEY ZONING CODE REVISED TO EXPAND THE TOWN'S RIPARIAN HABITAT PROTECTION OVERLAY DISTRICT BY INCLUDING A PORTION OF A SITE LOCATED WITHIN THE LA RESERVE PLANNED AREA DEVELOPMENT AT THE NORTHWEST CORNER OF PUSCH WILDERNESS DRIVE AND NORTH BUCK RIDGE DRIVE, PARCEL 220-080-08K This was a request by Town staff to add a riparian zoning designation to a site. PUBLIC HEARING: OV9-03-28, TOWN STAFF REQUESTS A ZONING MAP AMENDMENT TO THE RIPARIAN HABITAT PROTECTION OVERLAY DISTRICT TO REMOVE 36 PARCELS FROM THE OVERLAY DISTRICT IN AN AREA LOCATED SOUTH OF THE CANADA DEL ORO WASH AND WEST OF ORACLE ROAD. This was request by Town staff to remove the riparian designation on the Mercado Del Rio site (and others). No mitigation proposed. 2. As permitted in Section 24.7 of the OVZCR, request that encroachment and/or physical modification be enabled into designated riparian areas by providing acceptable mitigation. As provided in code, "if identified riparian areas do occur on a site, the applicant must make a decision as to whether encroachment will, or must occur within it." Vestar is requesting encroachment and associated mitigation. An extensive description of this code provision is provided on pages 10, 11, and 12 of the Town Council staff report. The zoning code does not specify "on-site only" in terms of location or"acre for acre basis" for areas on the Vestar Site. Section 24.7D3 does; however, provide a specific process and limitations for processing requests for encroachments to provide utilities ("Essential infrastructure"). The proposed trades have been reviewed and administratively approved by the Planning & Zoning Administrator, as specifically enabled by the OVZCR. C: Chuck Sweet, Town Manager Melinda Garrahan, Town Attorney Brent Sinclair, Community Development Director Sarah More, Planning & Zoning Administrator Bayer Vella, Principal Planner ADDENDUM MEMORANDUM TO: Mayor & Council FROM: Melinda Garrahan, Town Attorney DATE: February 15, 2006 SUBJ: Vestar Agenda Item #2 Addendum to Staff responses to questions submitted by Doug McKee via email As you know, several of us got together and quickly drafted a briefing memo to you for tonight. Looking at what went out, I realized I had mis-phrased one of the responses. Sarah More noted one other point that might be confusing. Those are addressed below. Big Box Considerations McKee's Question/Concern #1: "You have the option now to approve the (Vestar) plan with a conditional condition to be added to the Exhibit A that would read something like the following: If the vote on Question 2 at the upcoming election invalidates the EDA, then Note 4 on Sheet 12 of 17 shall be removed." Revised Response: The analysis remains the same, but I should have phrased the response to directly address Mr. McKee's proposal which is to remove the note permitting the developer to make changes in wall placement, within approved footprints, which would allow some tenants to have larger spaces. Any regulatory decision the Town makes must at least have a reasonable basis and not be arbitrary and capricious. The Town has already authorized "big boxes" in various commercial/retail centers around Oro Valley. The Town does not presently have a "big box" regulation. The Oro Valley Marketplace is not asking for a rezoning. Under these circumstances, trying to regulate against one type of tenant or even a particular tenant by not allowing this particular developer to enlarge the space for a single tenant, while staying within the approved footprint, has no basis in the OVZCR or in the Town's municipal powers, and would be arbitrary and capricious. The Town has no authority limit the approval of a pending development plan in anticipation of a possible effort to impose future compliance with a zoning code provision that has not yet been drafted. Riparian Mitigation McKee's Question/Concern #5: "I believe that a change of the boundary of the mapped riparian area is a zoning change, which in this case did not go through the rezoning process....Wh did this one not follow that process?" y "How can this 67 acres in any way be considered as mitigation for this project?" "If restoration of the destroyed habitat is not possible, based upon required paving, drainage structures, or for access to utilities for maintenance purposes, another area on-site only may be used to fulfill the mitigation requirements as approved by the DRB and Town Council on an acre for acre basis. Thus it must be concluded that allowing off-site mitigation violates the Town Code." Revised Response: As noted by Planning Administrator Sarah More: "On response #5, the sentence 'If that were the case, then Vestar would have to go through the rezoning process as have other applicants who decided not to follow the Town's riparian mitigation provisions'might be read incorrectly to mean that Vestar is not meeting the code provisions." This is an important point to note; Vestar is meeting the OVZCR provisions. Page 1 of Cuvelier, Kathryn From: Garrahan, Melinda Sent: Tuesday, February 14, 2006 3:17 PM To: Loomis, Paul; Parish, Terry; Abbott, Paula; Carter, Kenneth; Culver, Conny; Dankwerth, Helen; Gillaspie,Barry; Sweet, Charles; Andrews, David; Cuvelier, Kathryn Cc: Vella, Bayer; More, Sarah; Sinclair, Brent; Andrews, Joe Subject: Wednesday Council Meeting -Oro Valley Marketplace Item Good Afternoon: A number of issues relating to the Economic Development Agreement have been raised. As you know, tomorrow night's agenda item is a request for approval of a development plan and a preliminary plat. The development plan and preliminary plat have been submitted independent of the EDA going forward and are not contingent upon its approval or disapproval. Given that circumstance and the agenda item itself, the EDA is not before the Council as a topic. Consequently, any discussion of the EDA should be quite limited in order for us to be in compliance with Open Meeting Law requirements. The following may be helpful as background information, however: • Because the ordinance adopting the EDA has been referred, the EDA is not in effect. It will only be relevant to this project in the even that a majority votes "yes" on Question 2. • The EDA does not affect the Development Plan that is before you. Rather, the Plan (if approved)will affect the ED/ (if adopted by the voters). • Whether the development is handled in a single phase or up to four phases, the public infrastructure has to be put it at the developer's expense in the first phase. If the EDA is approved by the voters, that is a significant practical incentive to Vestar moving the project along so that sales tax revenue will be available as soon as possible to be subject to the EDA sharing arrangement. • By presenting a complete development plan, that includes possible phases, Vestar has the option of proceeding either in a single phase or up to 4 phases, if Council approves the application. • Either way, if the EDA is approved by the voters, there are obligations which Vestar must meet. Under EDA§3.B, as a condition of the revenue sharing, Vestar must obtain building permits for and commence construction on at least 200,000 sq. feet within 18 months of the development plan approval date. Otherwise the whole EDA is null and void. Under§8.A, the 55% (Town)/45% (Vestar) sales tax revenue split kicks in for any phase (whether only 1 or up to 4) in the month following the issuance of certificates of occupancy for a majority of the rental space in that phase. So, the developer has the incentive of getting any and all phases fully up and running ASAP. Occupancy up to the majority of rental space for a phase yields sales tax revenue that is not subject to the sharing arrangement. The Town keeps 100% of any sales tax revenue coming in on a phase until certificates of occupancy have issued for a majority of the rentable space in that phase. • For any phase, the sharing arrangement runs for 10 years from the "majority of the C of O's" trigger. If Vestar does choose to break the project into phases, for any phase after the first, the developer must hit that trigger not later than 2 years following the issuance of the majority of the C of O's on the previous phase. Melinda Garrahan Town A ttorn e y Town of Oro Valley 11,000 N. La Canada Drive Oro Valley, Arizona 85737 (520) 229-4760 fax: (520) 229-4774 Notes: 1. To insure compliance with the Open Meeting Law, we ask that recipients of this message not forward the message to anyone and that any reply by a Council Member should be sent only to the Legal Department. Council Members should not send a copy of any such reply to other Council Members. 2/14/2006 Page 2 of 2. This message is intended only for the use of the individual or entity to which it is addressed. If the reader of this message is not the intended recipient, or the employee or agent responsible for delivering the messagE to the intended recipient, you are hereby notified that any dissemination, distribution or copying of this message is strictly prohibited. If you have received this communication in error, please notify us immediately by replying to the sender of this message by return e-mail, or by telephone at(520) 229-4760. 2/14/2006 TOWN OF ORO VALLEY STAFF REPORT TO THE TOWN COUNCIL MEETING DATE: February 15, 2006 TO: MAYOR & TOWN COUNCIL FROM: Bayer Vella, AICP, Principal Planner SUBJECT: ADDENDUM, OV12-04-30, DAVID MALIN, REPRESENTING VESTAR DEVELOPMENT CO., REQUESTS APPROVAL OF A DEVELOPMENT PLAN AND PRELIMINARY PLAT INVOLVING A 114 ACRE SHOPPING CENTER KNOWN AS THE ORO VALLEY MARKETPLACE, LOCATED WITHIN RANCHO VISTOSO NEIGHBORHOOD 4 AT THE SOUTHWEST CORNER OF THE TANGERINE AND ORACLE ROAD INTERSECTION, PARCELS NUMBERS 21920052M, 22004006F, AND 22004008R NEW INFORMATION: The applicant has provided an advance copy of the PowerPoint presentation for the Town Council meeting. �r f moi.r; At/t / •', Planning and ont Administrator Community Development Director f „ , ANcLus A 'stant Tow anager Town Manager Attachment: Applicant's Presentation Materials Copy: Linda Thompson, fax 881-7492 TC.RPT ADDENDUMF:\OV\OV 12\2004\OV 12-04-30\OV 12-04-30\Development Review\Reports&Exhibits\TC.RPT ADDENDUM.doc r ' 0 41. .'''' •• -11:f .„,',,,.*,,-"; '' ,,,, , .1.,:;‘'-''''t,'. .2 '''''',,V.:.;::''',,'.i.'-'-'''':' ‘:,-..:. • -:,-,t. 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