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HomeMy WebLinkAboutPackets - Council Packets (1134) AGENDA ORO VALLEY TOWN COUNCIL SPECIAL SESSION JUNE 23, 2004 ORO VALLEY COUNCIL CHAMBERS 11,000 N. LA CANADA DRIVE SPECIAL SESSION: AT OR AFTER 7:00 PM CALL TO ORDER ROLL CALL The Mayor and Council may consider and/or take action on the items listed below: 1. STATUS OF ADOPTION OF THE TENTATIVE BUDGET FOR FISCAL YEAR 2004/2005 Explanation: Staff is requesting that adoption of the tentative budget and expenditure limitation for FY 2004/2005 be continued until July 7, 2004. 2. OV12-04-04 REQUEST FOR APPROVAL OF A DEVELOPMENT PLAN FOR A BANK BUILDING AT THE SAFEWAY VISTOSO PLAZA, LOCATED ON THE NORTHEAST CORNER OF TANGERINE ROAD AND RANCHO VISTOSO BOULEVARD, PARCEL 220-02-0340 Explanation: Mittelstaedt Cooper Associates, representing the Bank of America requests approval of a development plan for a 4,497 square foot branch bank with a drive-through. 3. OV12-03-14 — REQUEST FOR APPROVAL OF A DEVELOPMENT PLAN AND A PRELIMINARY PLAT FOR A 241,629 SQUARE FOOT SHOPPING CENTER (ORACLE CROSSING) WHICH WOULD INCLUDE RETAIL, OFFICE, RESTAURANT AND SIMILAR COMMERCIAL ACTIVITIES WITHIN AN APPROXIMATELY 29.6 ACRE SITE WITH A C- 2 (COMMERCIAL) DISTRICT, LOCATED AT THE SOUTHWEST CORNER OF ORACLE AND MAGEE ROADS, JUST SOUTH OF THE EXISTING ENTRADA DE ORO SHOPPING CENTER 4. OV12-03-34 REQUEST FOR APPROVAL OF A PRELIMINARY PLAT FOR 82 SINGLE-FAMILY LOTS, STONE CANYON VII, LOCATED NORTH OF TORTOLITA MOUNTAIN DRIVE IN RANCHO VISTOSO NEIGHBORHOOD 11 Explanation: The WLB Group, representing Stone Canyon LLC., requests approval of a proposed 82 lot preliminary plat consisting of lots one acre or larger to be known as Stone Canyon VII. ADJOURNMENT POSTED: 06/17/04 4:45 p.m., lh 06/23/04 Agenda, Council Special Session 2 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 229-4700. INSTRUCTIONS TO SPEAKERS Members of the public have the right to speak during any posted public hearing. However, those items not listed as a public hearing are for consideration and action by the Town Council during the course of their business meeting. Members of the public may be allowed to speak on these topics at the discretion of the Chair. If you wish to address the Town Council on any item(s) on this agenda, 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 number and topic you wish to speak on, or if you wish to speak during "Call to Audience", please specify what you wish to discuss when completing the blue speaker card. Please step forward to the podium when the Mayor announces the item(s) on the agenda which you are interested in addressing. 1 . Please state your name and address for the record. 2. Speak only on the issue currently being discussed by Council. Please organize your speech, you will only be allowed to address the Council 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. 5. Any member of the public speaking must speak in a courteous and respectful manner to those present. 1 TOWN OF ORO VALLEY COUNCIL COMMUNICATION MEETING DATE: June 23, 2004 TO: HONORABLE MAYOR & COUNCIL FROM: Chuck Sweet, Town Manager David Andrews, Finance Director SUBJECT: Status of Adoption of the Tentative Budget for FY 2004-2005 SUMMARY: On June 9, 2004 the Town Council met to discuss the status of the Town's Tentative Budget for FY 2004-05. Staff received Council comments and concerns at that study session including direction to g balance the General Fund Budget. The Council's budgetary policy directs that recurring revenues meet or exceed recurringexpenses. Since June 9, staff has been analyzing and reviewing the budget to identify prioritizeapproximately and a roximately $1.5M in potential budgetary reductions. Due to the complexity and sg significance of this issue, staff has requested that adoption of the tentative budget and limitation be deferred to your July 7 Regular Meeting in lieu of this evening's meeting expenditure (June 23). SUGGESTED MOTION: I MOVE to continue the adoption of the Tentative Budget until July 7, 2004. i )r--7-----, CI David Andrews Finance Director ;////etie 1 / I 1 Chuck Sweet Town Manager TOWN OF ORO VALLEY STAFF REPORT TO THE TOWN COUNCIL MEETING DATE: June 23, 2004 TO: HONORABLE MAYOR AND COUNCIL FROM: Robert Conant, Planner II SUBJECT: OV12-04-04, MITTLESTAEDT COOPER ASSOCIATES, REPRESENTING THE BANK OF AMERICA, REQUESTS APPROVAL OF A DEVELOPMENT PLAN FOR A BANK BUILDING AT THE SAFEWAY VISTOSO PLAZA, LOCATED ON THE NORTHEAST CORNER OF TANGERINE ROAD AND RANCHO VISTOSO BOULEVARD, PARCEL 220-020-340 BACKGROUND: Mittlestaedt Cooper Associates, representing the Bank of America, requests Town Council approval of a p Development Plan to construct a 4,400 square foot branch bank at the Safeway Vistoso Plaza. The following is a brief synopsis of development on this site: • Town Council approved the Development Plan for the Safeway Vistoso Plaza on May 21, 1997. The Safeway store and shops building are constructed along the eastern end of the property. A shops building is constructed along the northwest portion of the property with all of the parking for the site internal. • The Town Council approved a Final Plat for the Safeway Vistoso Plaza on June 21, 2000. • The Safeway Fuel Station was approved by the Town Council on June 20, 2001 and is located in the southwest corner of the site. Access to the fuel station is from the first access drive from Rancho Vistoso Boulevard into the site. • Town Council approved the Development Plan for All About Running and Walking which is just north. of this project, on May 19, 2004. SUMMARY: TheJroject is located on a .60 acres (26,136 sq. ft.) site with existing zoning of PAD and Rancho Vistoso land p use designation of Community Commercial (C-1). The 4,400 square foot building will be a branch bank with a drive through. The following are the surrounding land uses: Zoning Land Use North PAD Vacant Commercial South R1-144 Vacant Residential East PAD Vacant Industrial West PAD Vacant Commercial Zoning Code and Rancho Vistoso PAD Compliance: The Development Plan is in compliance with all applicable sections of the OVZCR and the Rancho Vistoso PAD. TOWN OF ORO VALLEY TOWN COUNCIL STAFF REPORT Page 2 Traffic and Circulation: Access to thep arcel will be provided by the two existing entrances off Rancho Vistoso Boulevard into the Safeway Vistoso Plaza. The new building location would be at the east end of the plaza lot 3. retail buildingto the east of the All About Runningand Walking site has created a blind spot from the The et PAAL Aisle Access Lane) to the access drive. A stop sign has been placed on the PAAL; however, in (Parking order to make a left turn one must pull further out than may be acceptable in order to see if traffic is coming from the east. The shopping center management is to install a three-way stop at the intersection. Staff will work with the property owners to install the stop control. The longterm solution to this issue will require a redesign of the intersection to create adequate visibility. This will be accomplished when the Development Plan for the abutting property to the north is submitted. Drainage: Thero osed drainage designconforms to the Safeway Vistoso Plaza master drainage plan. Detention has been p p g provided by the two detention basins that were constructed during site improvements for the plaza. Grading: This site was graded during the construction of the Safeway Vistoso Plaza. A Type 2 grading penis i t is required to construct the proposed improvements shown on the development plan. Design Guidelines: The following Design Guideline is particularly significant to the layout: Section 16-103(F)(5)Drive-throughs should not be the dominant feature viewed from adjacent roadways. (a) Use landscaping, screen walls or berms to screen form adjacent roadways. (b)Design buildings and canopies so that drive-throughs are a harmonious element of a building. (c)Discourage drive-throughts adjacent to the roadway. The canopy drive-through is designed to be a harmonious element of the building. Landscaping has been g planned for the west side of the canopy, which will obscure the machinery and cars under the canopy. Furthermore, there is a 6-8 foot elevation difference between the drive-through and Rancho Vistoso Boulevard. The landscaping along the roadway and the elevation difference hides the drive-through tellers. rnder normal conditions, the drive-trough would not be placed next to the roadway (Rancho Vistoso Boulevarch, however. t h e circulation in this case dictated where the drive-through should be placed. The traffic circulation is greatly enhanced by its placement. Crime Prevention Through Environmental Design (CPTED) The bank design has employed the use of CPTED (Crime Prevention Through Environmental Design) by the placement of glazing, doors and ATM's. The ATM's have been positioned to insure good visibility by minimizing landscaping and maximizing lighting in this area. Also, good surveillance is obtained from TOWN OF ORO VALLEY TOWN COUNCIL STAFF REPORT Page 3 different angles of the front parking area of the bank, the entrance drive, and parking areas of the shopping center. GENERAL PLAN COMPLIANCE: The bank building is in compliance with the Neighborhood Commercial land use designation of the General Plan. The project promotes Policy 1.2G, "which encourages commercial use to locate near new population centers." DEVELOPMENT REVIEW BOARD ACTION: On May 20, 2004, the Development Review Board voted by a majority (5-0) to recommend approval of the Bank of America Development Plan. There was a lot discussion at the DRB meeting regarding the intersection of north/south PAAL and east/west access drive and the safety thereof. Staff explained to the DRB that the owners of the center had agreed to create a three-way stop at this intersection and that work was proceeding. Staff further explained that the applicant has little control over the improvements at the intersection. RECOMMENDATION: It is recommended that the Town Council approve OV 12-04-04, Bank of America Development Plan, subject to the conditions listed in Exhibit A. SUGGESTED MOTIONS: I move to approve OV 12-04-04, Bank of America Development Plan, subject to the conditions listed in Exhibit A attached, herewith. OR I move to approve OV 12-04-04, Bank of America Development Plan, subject to the conditions listed in Exhibit A attached herewith and the following added condition(s): OR I move to deny OV 12-04-04, Bank of America Development Plan finding that: . Attachments: 1. Exhibit A 2. Development Plan Pla �� . g d Zoni Administrator 17)-LAL .f2.< Community Development Director Contact: Steve Cooper � Mittlestaedt Cooper Fax (602) 273-1218 Town Manager EXHIBIT A CONDITIONS OF APPROVAL DEVELOPMENT PLAN BANK OF AMERICA OV 12-04-04 1. Prior to the issuance of a grading permit the applicant shall provide a letter from the Property Owner(Safeway Corp) that acknowledges the construction improvements in the common area to the north of the actual building lot. Note: Condition 1 is provided because the applicant will need make some improvements on the Safeway property. 2. 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La Canada Drive Oro Valley, AZ 85757 Dear Mayor and Council: Oracle Crossings Comments to Oro Valley Town Council Please note, the pictures and diagrams referred to below,were includcd in the packages submitted to the Tow)"of gro Valley on June 21,2004. The development proposal(Development Plan)has changed so often and rapidly that it is difficult to address specifics as presented in the plan. We are not sure what the specifications are today. Therefore we feel that the best approach is to present what we want of the development and what we think is reasonable. We have spent considerable time looking at and trying to understand commercial developments. Our concerns, for many years, about development of this property have been: -Loss of views of the mountains. -Degraded closer views caused by the development . -Increased vehicle and pedestrian access from Northern Avenue. -Access during construction which might cause increased traffic and congestion on Northern Avenue. -The amount and times of noise from trash pickup, deliveries, traffic, activity/operation. -Smells emanating from the development e.g., food odors, garbage. -Increased and/or concentrated water runoff. -the impact on residents from on-site lighting in the development. We propose that the development meet the following standards: View Protection. Keep approximately 65 to 70 percent of the mountain view from any location along the west side of Northern Avenue. Some specifications which could help to meet this goal include: (Views from domes with building height lines. Pictures 1-51 [Diagram illustratingJine of sight. Sheet 61 -Limit building height to 18 feet, including parapets, above FFE as per preliminary plat development plan sheets 2-4 Revision Dated 5-20-2004. (Picture of Plaza Del Oro. Picture 71 -Limit fill under the buildings to only that needed to level the individual building footprint. -Reduces the height of parapets on the rear and sides of the buildings to only the height necessary to control water flow off the roof. -Concentrate the mechanical on roofs(use low profile units); move as far east as possible; screen only as necessary to protect views. [Pictures from La EncantadalPlaza 01 Oro. Pictures 84i9J -Move buildings to the east and/or cluster them. Position the back side of buildings no closer than 60 feet east of the property line. -Use color and texture to make the rear and side sections of the buildings, sound wall or other structures facing Northern Avenue "invisible" i.e., blend with the desert and mountains. The mountains should dominate the view. Mourn pictures. Pictures 1-51 Access Limits. Limit access from Northern Avenue to: sicture looki . 1 h in orthern fro I Criss's. Picture 10 Bicycle and foot traffic only. Sound and Odor Controls. The Pima County Code 18.39.030 and the Pima County Commercial Design Manual control sounds and odors emanating from commercial developments. We do not believe that CC&R's will be effective because the development owner will not have to listen to the neighbors, or others, and will not have any incentive to enforce them. PCC 18.39.030C4 states: "Noise: When the large scale retail establishment if adjacent to an existing residential use, the following noise restrictions shall apply: a.. Deliveries, loading, idling, or similar operations shall not occur between 10:00 pm. and 6:00 AM. unless the activity occurs within a loading bay or on the street side of the building; b. Trash removal or compaction, or similar operations, shall not be allowed between 7:00 PM. and 7:00 AM.;" (NOTE:the specifications are contained in the Pima County Commercial Design Manual.) PCC 18.39.03006 Odor requires that an odor plan be developed using the design manual guidelines. -Construct a 10 foot high unbroken sound wall 10 feet east of the property line. Northern Avenue Right-of-way Condition. The street and right-of-way should stay as a neighborhood street. -Designate Northern Avenue as a "Local" street instead of as a "Collector" street. Limit the paved surface width to 24 feet with 11 foot travel lanes. -Landscape the area between the development property line and the edge of the shoulder with native vegetation to supplement the vegetation buffer along the west edge of the development. Leave the existing healthy plants, remove trash and dead material, and add mature healthy plants which are nearly full height . Adding trees at a distance of 20 feet apart. -Install a meandering 5 foot wide walking path along the east side of the street within the vegetation strip. Runoff. -We understand that State law requires that the runoff onto adjacent properties will not be increased above existing levels. We also understand that the current proposal says that the law will be met. However,we are still concerned that water will be concentrated in a few locations and that there may be a significant impact at those locations e.g.,the southwest corner of the property. We don't understand how water can be concentrated, e.g., at the southwest corner and not have flows increase. We are also unclear about what happens to the water collected in the detention channel when it cannot hold all the runoff. Lighting. -We believe that existing town and county ordinances, as well as the proposal, adequately address this concern. However,this belief is based upon the information we previously received from the developer and the assumption that the design/specifications have not changed. Enforcement. -A clearly written policy and procedure about who will enforce the requirements of development and operation including how to make and resolve infractions. Sincerely, Oracle Crossings Neighbors Marikc, Pre.v, n/1 " V 00.4 • Ta_ni �� Rc7 a&___,I.b ..,1/,- eti..e.,:d_e____, * ,# /- ' , ra.4. - u4.4 54. 'f,A1/}14 -03, 1'1°44-AO June 23, 2004 INIRODUCTION. Mayor and Council Members, my name is Steve Plevel. I live at 7761 N. Northern Avenue. I have lived there 30 years. 'Picture of mountains] Several of my neighbors have asked me to make this presentation so that you may get a more complete picture of our common concerns about the proposed Oracle Crossings development. 'Present letter with 36 signatures.] This is the 4th time we have dealt with proposed development on this property. We do look forward to completion of a good development. We could then spend our time on more enjoyable activities. When Marty, my wife, read the presentation she said that there was something missing— all the facts were there but something was missing. I don't think the written words represent our strongly held feelings. We do feel very strongly about what happens in and around our neighborhood as well as what happens to our community, be it Oro Valley or Pima County. This is our home —the view of the mountains, the sounds and smells of the desert! If I was rich I would buy the property and leave it undeveloped. Unfortunately I am not rich so the next best option is to work with the Town and the developer to create something which impacts the neighbors the least and is a place where I want to go. Yes, we are concerned about the entire development not just the back wall! I would like to address seven items in a little more detail. Because the development proposal information has changed so often I decided to state all our concerns and desires. The pictures and diagrams I show were included in the package submitted to the Town of Oro.Valley on June 21, 2004. View Protection. We want to keep approximately 65 to 70 percent of the mountain view from any location along the west side of Northern Avenue. We believe there are several modifications to the proposed development plan which could meet this goal. -Move buildings to the east and/or cluster them. The buildings could be moved further east and still be within the PADA conceptual plan footprint. Position the back side of buildings no closer than 60 feet east of the property line. -Limit fill under the buildings to only that needed to level the individual building footprint. We missed this constraint when the Fry's, Entrada del Oro, was built and ended up with 15 feet of fill. -Limit building height to 18 feet, including parapets, above FFE as per preliminary plat development plan sheets 2-4 Revision Dated 5-20-2004. Reduce the height of parapets on the rear and sides of the buildings to only the height necessary to control water flow off the roof. We've looked at numerous older and new commercial developments; most have 14 foot interior ceilings and 18 feet roofs. Anything taller than 14 feet inside is wasted space which requires additional energy to heat and cool. Any additional building height is made up of false fronts and high parapets. -Concentrate the mechanical on roofs. Use low profile units. Move it as far east as possible; screen only as necessary to protect views. We don't want to look at the mechanical but we believe that groups of screened mechanical allows more preservation of views than long parapets. [Views from homes with building height lines. Pictures 1-5j Dia ram illustratin line of s' ht. Sheet 6 (Picture of Plaza Del Oro. Picture 71 [Pictures from La Encantada/Plaza del Oro. Pictures 88491 The buildings should be nearly invisible from Northern Avenue. -Use color and texture to make the rear and side sections of the buildings, sound wall or other structures facing Northern Avenue blend with the desert and mountains. The mountains should dominate the view. [Picture 21 Access Limits. Limit access from Northern Avenue to bicycle and foot traffic only. We understand that the Oro Valley Police Department and Rural Metro Fire Dept. have stated that they do not need access from Northern Avenue. We don't want delivery trucks, garbage trucks or customer vehicles using Northern as a shortcut between Magee and Ina. This traffic would not only increase the noise but would create an increased hazard to children walking and bicycling to Harelson and Cross schools. Sound and Odor Controls. There has been much ado by the developer about "protecting" the neighbors from the sounds of Oracle Road and the customers of the development. We aren't as concerned about Oracle Road and customer sounds as we are about the delivery van with their banging carts, the idling diesel engines, the garbage trucks and crashing trash bins, the beep-beep- beep-beep of the backup warnings. The Pima County Code 18.39.030 and the Pima County Commercial Design Manual control sounds and odors emanating from commercial developments. PCC 18.39.03004 states: "Noise: When the large scale retail establishment if adjacent to an existing residential use, the following noise restrictions shall apply: a.. Deliveries, loading, idling, or similar operations shall not occur between 10:00 pm. and 6:00 AM. unless the activity occurs within a loading bay or on the street side of the building; Presently, deliveries to Fry's are being made at 4:30 a.m. b. Trash removal or compaction, or similar operations, shall not be allowed between 7:00 PM. and 7:00 AM.;" (NOTE: the specifications are contained in the Pima County Commercial Design Manual.) -We support the 10 foot high unbroken sound wall. PCC 18.39.03006 Odor requires that an odor plan be developed using the design manual guidelines. -We support the requirement for preparation of an odor plan. Northern Avenue Right-of-way Condition. The street and right-of-way should stay as a neighborhood street. [Picture looking south on Northern from Criss's. Picture 10] -Designate Northern Avenue as a "Local" street instead of as a "Collector" street. Limit the paved surface width to 24 feet with 11 foot travel lanes. -Landscape the area between the development property line and the edge of the shoulder with native vegetation to supplement the vegetation buffer along the west edge of the development. Leave the existing healthy plants, remove trash and dead material, and add mature healthy plants which are nearly full height . Adding trees at a distance of 20 feet apart. -Install a meandering 5 foot wide walking path along the east side of the street within the vegetation strip. This path will reduce the hazard to people that currently must walk in the roadway, especially the children going to and from Harelson and Cross schools. Runoff. -We understand that State law requires that the runoff onto adjacent properties will not be increased above existing levels. We also understand that the current proposal says that the law will be met. However, we are still concerned that water will be concentrated in a few locations and that there may be a significant impact at those locations e.g., the southwest corner of the property. We don't understand how water can be concentrated, e.g., at the southwest corner and not have flows increase. We are also unclear about what happens to the water collected in the detention channel when it cannot hold all the runoff. Where will the water go when it leave the Oracle Crossings development and how much water will there be at these locations in relation to current flows. Could someone please speak English instead of"engineer"? Saying "trust me"just doesn't cut it! Lighting. -We believe that existing town and county ordinances, as well as the proposal, adequately address this concern. However, this belief is based upon the information we previously received from the developer and the assumption that the design/specifications have not changed. Enforcement. -We want all the requirements for view protection, access limits, sound and odor control, Northern Avenue conditions, runoff and lighting included in a document approved by and adopted by the Town of Oro Valley. We want the Town to be the enforcement agent. We do not believe that CC&R's are effective because you must be a party to the CC&R's to bring a complaint. We do not believe that the development owner will to listen to the neighbors, or others, and will not have any incentive to enforce them. Summary. [Picture of mountain view.] Are we willing to work to find an acceptable solution? A resounding YES! Are we willing to compromise? So far compromise has meant we give up what we want and the developer does whatever he wants to. We don't believe the adoption of this development plan is just an issue of a strip commercial development impacting a few neighbors, We believe this is a precedent for how Oro Valley will grow and how much the Council cares for the people who live here. i---- TOWN OF ORO VALLEY ITEM 3 COUNCIL COMMUNICATION MEETING DATE: June 23, 2004 TO: HONORABLE MAYOR & COUNCIL ADDENDUM FROM: Bryant Nodine, AICP, Planning and Zoning Administrator E{ 2i' :4t_ - E3$ ,,:.` f .P; i,..T x SUBJECT: OV12-03-14, BOURNE PROPERTIES REQUESTS APPROVAL OF A DEVELOPMENT PLAN AND A PRELIMINARY PLAT FOR A 241,629 SQUARE FOOT SHOPPING CENTER (ORACLE CROSSING) WHICH WOULD INCLUDE RETAIL, OFFICE, RESTAURANT AND SIMILAR COMMERCIAL ACTIVITIES WITHIN AN APPROXIMATELY 29.6 ACRE PROJECT SITE WITHIN A C-2 (COMMERCIAL) DISTRICT LOCATED AT THE SOUTHWEST CORNER OF ORACLE AND MAGEE ROADS, JUST SOUTH OF THE EXISTING ENTRADA DE ORO SHOPPING CENTER; PARCEL NUMBERS 225-50-0020, 225-50-0030, 225-50-0050, 225-50-0060, 225-51-3830, 225-51-3840, 225-51-3850, 225-51-3860, 225-51-3870, 225-51-3920, 225-51-3930, 225-51- 3880, 225-51-3890, 225-51-3900, 225-51-3910 AND 225-51-3940, ADDENDUM. Please include the attached Site Plan as sheet 3 of Attachment 9, the Visual Impact Analysis, for the Oracle Crossing Development Plan and Preliminary Plat report. This diagram indicates the location of the residences along Northern Avenue from which the Attachment 9 "before" and "after" photographs were taken. The red text identifies the names of the homeowners. The photographs illustrate the mountain views from these residences at ground level. The green arrows show the direction the photographs were taken toward the mountain view. The site plan labels the Oracle Crossing Building 11 through 18 Module with the individual building pads numbers in blue. The red numbers next to buildings 11, 12 15, 16, 17 and 18 correspond to the building height along the west wall; this corresponds to the colored west elevation Sheet 1 of Attachment 9 and to the comparison table found on page 8 of the staff report. The red building heights are measured in "sea level" elevations in order to compare the building heights to the Pima County 1995 rezoning condition limit. 7 a Attachment. / krAlk--4,--1 ilk Pla Mira or Zog Administrator 44ar a al: ( Community Development Director OZaloektA# Town Manager imumuumb, 9 I , , C ) 1 1 i ? i 'I la — a--11111111-0 iii 1 /1 -----/-6----\9„...nirir, ....•...,. 111,c___ 1/I I —I 4 c..... 0 Z 73 C, I , • .. -- ' I m < -- 0 m 1+ •-.,:..,,,...; „„.., .,1,,,i,i f, , ..7.:-, ....__.. ..... —4 ''r'-'''''-'---",,,,..-- ..._.4c ---'-''''''' ,....-- L-•:; i 1 • , ,,,!.0 frt'. ti-R. 144-i: ....„,.... z 0 ----------/ f'- i„.."..',...,: „....,_.4.4._ -7,-----7,4:- ...... ,„ ,'i Cf) e urrt' , . ',1' • V) f f .,.......... •,'•4 ' ci.).x ; f . 's w H-4.{ .., : ..„)., 33 M i . ' t. !I g A CA §1©e, :__ , z (,./) ..'::.- I;,, , r "1 i LI 1 t t. t. g ' 1 ' ...' -1q6/4-I ''i I I';' ! ,,I i i 1•.:- ',' ' 1 6114°++1 ' 1,, ,iitg-t-,54.4 , , 1 4,.,, ‘ . Atio, , 0 ...,„ „....... 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Rg „.• i -• -''''' ' , ,,• :.,- ''1,i 1,—, r ; g . , , ,-•,. -., ,-:.'1 , " ,-' —1 . ,.... -,,,..,.s.,,: ., - ,, ,,. ,,..,., ........ / - .t. .....„_„,0,,.. ,---------....\ C 3 TOWN OF ORO VALLEY _ COUNCIL COMMUNICATION MEETING DATE: JUNE 23,2004 TO: HONORABLE MAYOR & COUNCIL FROM: Susana Montana, Planner II SUBJECT: OV12-03-14, BOURNE PROPERTIES REQUESTS APPROVAL OF A DEVELOPMENT PLAN AND A PRELIMINARY PLAT FOR A 241,629 SQUARE FOOT SHOPPING CENTER (ORACLE CROSSING) WHICH WOULD INCLUDE RETAIL, OFFICE, RESTAURANT AND SIMILAR COMMERCIAL ACTIVITIES WITHIN AN APPROXIMATELY 29.6 ACRE PROJECT SITE WITHIN A C-2 (COMMERCIAL) DISTRICT LOCATED AT THE SOUTHWEST CORNER OF ORACLE AND MAGEE ROADS, JUST SOUTH OF THE EXISTING ENTRADA DE ORO SHOPPING CENTER; PARCEL NUMBERS 225-50-0020, 225-50-0030, 225-50-0050, 225-50-0060, 225-51-3830, 225-51-3840, 225-51-3850, 225-51-3860, 225-51-3870, 225-51-3920, 225-51-3930, 225-51- 3880, 225-51-3890, 225-51-3900, 225-51-3910 AND 225-51-3940. BACKGROUND: There is an existing shopping center north of the site (Entrada de Oro shopping center) consisting of a supermarket, a bank, small retail shops and some stand-alone fast food establishments. The supermarket and contiguous retail shops were built over 20 years ago. The most recent development on the site was in October, 2000, when the Kentucky Fried Chicken and Taco Bell fast food establishments were approved. In 1995, Pima County approved a rezoning for the Project Site and an "Oracle Village" office complex was platted on the site. The Site has been the subject of four previous Town agreements and/or actions: • A March 31, 2003, Pre-Annexation Development Agreement (PADA), by Resolution (R) 03-28, which outlined shopping center development and review agreements on behalf of the Town and the property owners. • On April 7, 2003, the Town of Oro Valley annexed approximately 640 acres encompassing the 29.59 acre Oracle Crossing shopping center Project Site and the abutting Entrada De Oro shopping center. • On September 17, 2003, in accordance with State Statutes, the Town "translated" the zoning on the annexed properties from their Pima County zoning designation to the closest comparable Oro Valley zoning designation, a C-2, Commercial District. The translational zoning to C-2 designation carried forward the land use provisions and development standards of the PADA. • A March 25, 2003, Economic Development Agreement (EDA), by Ordinance No. (0) 04-14, which outlined development objectives, sales tax revenue sharing agreements, and project scheduling agreements. A summary of these actions is presented in Attachment 3 to this report. PROJECT SUMMARY: The 29.59 acre Project Site includes 12 parcels. As proposed, they would be re-aligned to form 12 blocks as shown on Sheet 1 of the Preliminary Plat (PP)/Development Plan (DP). The net area of building coverage is TOWN OF ORO VALLEY COUNCIL COMMUNICATION, OV 12-03-14 Page 2 5.5 acres or 18.5 %; the remainder of the Site will be disturbed and will be developed as parking area, roads, drainage facilities, landscaping and other utilities and infrastructure. The DP proposes 24 commercial spaces in 19 Building Pads as shown on the table in Attachment 4. OVERVIEW OF PROPOSED DEVELOPMENT PLAN The Applicant proposes a shopping center which is similar in scale and design as the existing Entrada De Oro shopping center to the north and to the Plaza Escondido shopping center across Oracle Road to the east. The development is characterized by the following elements: • 12 small to medium-size retail buildings, the largest being 30,000 sf; 7 small office buildings, the largest being 13,200 sf; and 1 building pad with a drive-through facility(Building Pad 4) o Eight medium and small-sized commercial buildings are attached, with continuous frontage facing Oracle Road, and are located along the Site's western edge (Buildings 11 through 18) o A cluster of 5 office buildings occupy the southern portion of the Site; 3 of those building pads have frontage along Oracle Road, and o Five additional retail building pads front on Oracle Road; • A central parking area with water harvesting features; • Building elevations ranging from 22 to 30 feet in height with land fill above natural grade limited to 5 feet; i • A minimum of 3 access roadways from Oracle Road and 1 from Northern Avenue; • 1 cross access pedestrian and vehicular roadway from the abutting Entrada De Oro shopping center (please see Condition Number 3 of Exhibit A); • Pedestrian pathways connecting parking areas and building pads; • A 10 foot tall "sound wall" and screen wall along the western edge of the Site for the benefit of Northern Avenue neighbors; • A 6 foot tall screen wall along the southern and northern boundary (except for a small portion of the northern boundary that features the stormwater drainage channel) and a 2 1/2 foot tall screen wall along Oracle Road; • 2 on-site storm water drainage facilities; the northern-most one (north of Pad 19) features an open channel which flows to a combined permeable paved parking lot and storm water detention facility and the southern-most one features underground piping leading to a stormwater basin south of Pad 10; and • The Applicant will record a drainage easement with the owner(s) of the apartment building across Northern Avenue to be able to use their storm water drainage channel (please see Condition Number 4 of Exhibit A). COMPLIANCE ANALYSIS The Project meets the applicable provisions of the PADA, the Translational Zoning conditions of approval, applicable provisions of the Pima County Zoning Code (PCZC), and the relevant provisions of the Oro Valley Zoning Code Revised (OVZCR) as described below. TOWN OF ORO VALLEY COUNCIL COMMUNICATION, OV12-03-14 Page 3 PADA and EDA Development Assumptions Thero osed DP/PP meets the development limitations and assumptions of the PADA in the following ways: p p • The DP was submitted within 6 months of the adoption of the Economic Development Agreement (EDA); and • The DP conforms to the land uses, building heights, setbacks and building square footage limits of the PADA once Concept Plan and Conceptual East Building Elevation Plan with the exception that the DP p proposes a Northern Avenue access point. Translational Zoning Conditions Thero osed DP/PP meets the translational zoning conditions in the following ways: p p • The land uses meet the provisions of the zoning, particularly the office uses on Building Pads 6 through 12, which correspond to Condition Number 1, which limits uses on those parcels to uses allowed in the Pima County TR zone (which does not allow general retail uses); • The development standards meet the requirements of the Pima County Zoning Code (PCZC) as described below and where the PCZC is "silent", the development standards of the OVZCR apply, including the public art, outdoor lighting and cultural/historic/archaeological resource protection; • Building heights hts do not exceed 30 feet (as measured at finished floor elevation—FFE); and • The drive-through facility associated with Building 4 constitutes a convenience use under OVZCR definitions. As a result, it will require a Conditional Use Permit (CUP). Pima County Zoning Controls The Project is subject to the PCZC development standards for a CB-1 zone commercial use and meets those standards. Thero osed DP/PP most closelymeets the PCZC definition of a "Regional Shopping Center". p p Noteworthy PCZC requirements for this use are described below: Section 18.39.040.C. refers to the Development Standards of Section 18.39.030C which state: 1. Circulation. (a)Access shall be provided onto a roadway with not less than four lanes. The DP meets this standard. The DP shows 5 access roadways from Oracle Road, a six lane major arterial/highway. The Arizona Department of Transportation (ADOT) may not allow the southernmost driveway (south of Pad 8), or may limit it to a "right in/right-out" controlled access point. In any case, the four remaining access points, including a signalized one between Pads 7 and 8, meet the Code standards. This standard is intended to insure that regional centers or "big box" centers are not provided principle or full access from residential-scale streets. An access road is provided onto Northern Avenue; please refer to the Traffic section for a discussion on this access point. 2. Setbacks. (b) For any building without an exposed loading area and for trash collection or compaction activities, a 100 foot setback from the closest residential property line shall be provided. The DP/PP does not have an exposed loading area; that is, loading zones viewed directly from the street or other properties. The western edge of the Site abuts Northern Avenue and on the west side of Northern Avenue are single-family detached homes and the Casas Lindas apartment complex. The "back of house" (along the TOWN OF ORO VALLEY COUNCIL COMMUNICATION, OV12-03-14 Page 4 westernro ert line, next to Northern Avenue) outdoor activities (storage, loading and trash compaction p p Y activities) are located more than 100 feet from the property lines of these residential uses. Per the PADA Concept Plan, the Project incorporates the minimum 60 foot building setback from the Northern Avenue right- of-way line. In addition, the Project incorporates a 10 foot sound wall which has been designed and located by an acoustical engineer to maximize the sound attenuation of the wall. The sound wall would be screened by native plant landscaping. Please note that Subsections 4 through 7 below, describe the measures the Project will take to mitigatenoise, odor or light and glare impacts to neighbors. The approved Project Landscape Plan g any describes the detail of buffer yards and other proposed vegetative and wall screening measures. 4. Noise. (a) Deliveries, loading, idling, or similar operations shall not occur between 10:00 PM and 6:00 AM unless the activity occurs within a loading bay or on the street side of the building; (b) Trash removal or compaction, or similar operations, shall not be allowed between 7:00 PM and 7:00 AM The Applicant has submitted a Covenants, Conditions and Restrictions (CC&R) document which outlines Tenant or Owner (if the building pads are subdivided) Maintenance and Operation Agreements and Procedures. The document does not fully address tenant or owner obligations for nuisance abatement including noise, odors, fumes and hours of operation of trash removal, deliveries and other late-night or early-morning activities that may disturb abutting residents. The Town cannot enforce CC&R documents as this is the responsibility and duty property of theowner or owners' association. Condition Numbers 2 and 6 of Exhibit A would reiterate the above-referenced PCZC noise (Condition Number 2) and odor (Condition Number 6) requirement for the Project to address these concerns. 6. Odor. An odor plan shall be required to evaluate the potential odor emissions from food preparation or chemicals that may be offensive or that may create a nuisance beyond the property line. The odor plan shall be developed using the [Pima County] Commercial Design Manual guidelines. Anecdotal comments from residents of Northern Avenue indicate that, at times, the odor from the Kentucky Fried Chicken establishment at the Entrada De Oro center can be perceived from their homes and yards. The Applicant has stated that he will meet the standards of Pima County Zoning Code regarding control of nuisance odors emanating from the site, although he is relying on a process whereby he would respond to complaints made to Town officials rather than present an odor plan. As described earlier in this report, staff prefers a proactive approach in which the Applicant identifies: • the types of tenants that may produce nuisance odors (such as a fast food establishment or a restaurant with a"smoker" furnace); • the potential location(s) on the site of those users; • the prevailing winds relative to those users; and • potential physical devices such as the use of ventilation system scrubbers and other similar measures to keep odors on premises, or other design treatments which could ameliorate potential nuisance odors from those sources. This analysis would constitute a Nuisance Odor Mitigation Plan which is required by the recommended Condition Number 6 of Exhibit A. 7. Light. A light trespass plan must be prepared and implemented in conformance with the Pima County outdoor lighting code and shall avoid lighting encroachment onto adjacent residences. TOWN OF ORO VALLEY COUNCIL COMMUNICATION,OV12-03-14 Page 5 The DP/PP contains General Note 35 stating that a lighting plan, meeting the standards of the Town's OVZCR Chapter 17, must be submitted before a building permit is issued for the Project. The OVZCR Chapter 17 standards exceed the standards of the PCZC. 8. Design Manual. The Project meets all requirements of the Pima County Commercial Design Manual, which provides guidelines and procedures for implementation of the standards of Chapter 18.39. These include the following: 1. Facades and Exterior Walls. The Project shall have façade articulation to "break up" the mass of long horizontal facades. This articulation includes color change, texture change, module change, offsets, recesses or"pop outs". 2. Roofs. Rooflines must be varied with a change in height every 100 feet in building length. 3. Material and Colors. Exterior building materials shall be aesthetically pleasing and compatible with adjoining neighborhoods. 4. Customer Entrances. Entryway design elements and variations should be oriented to the pedestrian. S. Back and Side Facades. There should not be blank walls or unattractive views of loading areas, storage areas or mechanical equipment. 7. Outdoor Storage, Trash Collection and Loading Areas. These elements shall be screened, recessed or enclosed to mitigate against impacts to neighbors. These elements of the Project are screened. Where loading zones occur at individual building pads (not part of the westernmost series of attached building pads), the loading zones and trash receptacles are screened by a 6 foot tall, integrally-colored, split-face CMU wall with landscaping on the outer wall area. Trash receptacles will have self-latching gates. 9. Central Features and Public Spaces. Each retail establishment shall provide public amenities. The DPprovides benches, planter seats and arcades, along with public art, as public amenities which are shown in the approved 0V12-03-14 Landscape Plan. Public Works Analysis Traffic This project will generate approximately 8940 new vehicle trips per day with 215 new trips in the AM peak hour and 785 new trips in the PM peak hour. Six driveways are proposed to serve the site, 5 on Oracle Road and 1 on Northern Avenue. There will also be cross accesses provided with the existing commercial development to the north. A traffic signal is warranted and proposed at the intersection of Oracle Road, Suffolk Hills Drive and proposed driveway #2. A continuous southbound right turn lane is warranted and will be constructed along the entire Oracle Road frontage of the property. The existing northbound left turn lane at the intersection of Oracle Road and Suffolk Hills Drive will be lengthened per ADOT standards. ADOT Regional Traffic Engineering Division is in the process of reviewing the Traffic Impact Report. However, in their initial review of the development plan, they have stated that they will not approve driveway #1 on to Oracle Road; this driveway is the southernmost driveway. Condition Number 1 would require assurance that ADOT approves all traffic improvements for the Project. TOWN OF ORO VALLEY COUNCIL COMMUNICATION, OV12-03-14 Page 6 No road capacity m improvements will be made to Northern Avenue based on requests from the neighborhood. p A vehicular access isrovided to the Site from Northern Avenue. This access was designed by the Applicant to p serve as a convenience-access roadway for local residents and for delivery trucks, and was sited to be located at the farthest point possible from Northern Avenue residents. As currently designed, it is anticipated that delivery trucks serving tenants of Buildings 10 through 19 would use the Northern Avenue access roadway. The Development Review Board (DRB) is concerned that trucks would exit the site and turn left onto Northern Avenue, rather than turn right to access the signal-controlled Magee Road. Residents of Northern Avenue would not want this "rural residential" road to become a short-cut for delivery trucks seeking access to Ina Road. The DRB asked that the Northern Avenue roadway be eliminated, or if needed for emergency vehicle access, that it beg ated and limited to their use as a means of preventing delivery trucks from using Northern Avenue as a shorter route to Ina Road (via Chapala and Paseo Del Norte). Both the Police Department and the Fire Marshall state that a Northern Avenue access is not needed for emergency access to the site. The Town Engineer does not object to the elimination of the Northern Avenue access road. Sheet 4 of the DP/PP shows a full-access Northern Avenue access roadway. Staff recommends that the vehicular access point from Northern Avenue be eliminated in favor of a pedestrian/bicycle/non-motorized vehicle pathway (see Condition Number 8 of Exhibit A). 11, 2004, the DRB recommended that the parkingareas be designed to have one-way traffic aisles. The OnMay Town Engineer does not agree with this recommendation. Rather, the Public Works Division suggests that the two-waytravel within parking aisles is a safer design, and therefore, recommends that the DP/PP parking lot aisles remain designed for two-way vehicular travel. The May 20, 2004, revised DP/PP shows the two-way travel of the parking lot aisles. Drainage The existing drainage patterns are from the east to the west. There are two locations where offsite runoff from the east enters thero erty via culverts under Oracle Road. The first location is towards the northern end of the p p property where 800-cfs is conveyed through a three cell, reinforced concrete, box culvert of 8-ft. by 4-ft. cells. The second location is towards the south near Suffolk Hills Drive where 300-cfs is conveyed by a 5-ft. by 6-ft. reinforced concrete box culvert. The existing drainage patterns will be maintained by the proposed design with the exception of eliminating a minor discharge point near the center of the west property. All post developed discharges are less than the pre-developed discharge rates per the hydraulic analysis provided in the drainage report. Two main detention basins are proposed; the first is located on the northwest corner of the property, and the second is located at the southeast corner. The existing dip section in Northern Avenue will be eliminated near the northwest corner of the property. Northern Avenue will be reconstructed at this location to provide for four 51"x 30" reinforced concrete, arch pipe culverts, which will convey the ten-year storm runoff under the street and will also serve as the northern detention basin outfall. Storm flows exceeding the 10-year event will sheet flow over Northern Avenue. All storm flows at this location will discharge into the improved drainage channel of the Casa Linda Apartments on the westside of Northern Avenue. The developer will work with the owners of the Casa Linda Apartments to secure the necessary drainage easements to accomplish this work and to clean out this improved channel; Condition Number 4 of Exhibit A insures this. The detention basin at the southeast corner will discharge into a tributary of Nanini Wash. TOWN OF ORO VALLEY COUNCIL COMMUNICATION, OV12-03-14 Page 7 A third detention area is located on the western property line on the street side of the proposed 10-ft sound wall. Through a series of nine small rectangular basins, the storm water runoff will discharge at an existing discharge point just north of the southeast detention basin. All landscaped medians have been designed to harvest stormwater and will contribute to the reduction runoff leaving the site. First flush treatment will be provided by the installation of Vortechs Systems, or equal, in the proposed storm sewer system in the center of the parking lot in front of main row of buildings. Grading Per the Pre-Annexation Development Agreement, the grading design conforms to the Pima County Zoning Code grading sections. The grading design has minimized the amount of cut and fill by conforming the design to the existing grades as much as possible. A Type 2 grading permit is required to construct all improvements on the site. GENERAL PLAN CONFORMANCE: The Project Site lies within an area designated on the current 1996 TOV General Plan as "Neighborhood Commercial" which would permit uses, such as grocery stores and drug stores, that tend to serve the surrounding neighborhoods. Applicable General Plan Policies Policy 1.1E.: "View protection shall be an essential aspect of Oro Valley's community design review and project approval. " 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 9.1.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 PADA established a building height of 30 feet, measured at Finished Floor Elevation that is lower than the 39 feet PCZC maximum building height limit for CB-1 zones. This 30 foot building height limit equals the Town's limit for buildings in a C-2 Commercial District. Of the 19 buildings within the Project, the building module containing the attached Building Pads 11 through 18 will result in the greatest visual impact to the neighborhood. That module would impact distant views of the Catalina Mountains as viewed by Northern Avenue residents and visitors (motorists, pedestrians). Attachment 9 presents photographs of this viewscape, with a photograph of existing views, and a photograph of the viewscape with the Building 11 through 18 module superimposed onto this viewscape. The Applicant has responded to concerns about obstructing the existing mountain views of Northern Avenue residents by incorporating the following design features into the west elevation of Buildings 11 through 18: • A 60 foot building set back along the western property line; TOWN OF ORO VALLEY COUNCIL COMMUNICATION,OV12-03-14 Page 8 • A 10 foot tall sound wall that also serves as a screen wall along the western property line which screens loading and"back of house"activities and goods; • Nativep lant landscaping on the street side of the screen wall within a 20 foot wide buffer yard; many of the plants will be mature trees transplanted from the site; • Building pad off-sets on the western façade to "break up" the mass of the buildings viewed from Northern Avenue, to provide shadow and natural light variation throughout the day, and to provide visual relief to the large expanse of building wall; • Moving parapets to the east, further away from the Northern Avenue viewscape; • Eliminating architectural details from the sound wall and west elevation; • Prohibition of signage on the west elevation; • Addition of textured building material (split-faced CMU unit cladding) in strategic locations on the west elevation to mimic the texture of the distant mountain; and • Coloring of the sound wall and west elevation exterior walls to mimic, as much as possible, the distant- view color of the mountains to the east. In addition, the building heights along the west side of the Building 11 through 18 Module closely match, except for Building 15, the building height limits set forth by Pima County in the 1995 rezoning Ordinance 1995-89 as shown in the following table. (Per the 1995 rezoning, the heights are measured in feet from sea level.) Building Building Height at Top 1995 Difference Pad # of Westernmost Wall Rezoning 11 2565.5 2585 - 19.5 feet 12 2565.5 2570 - 4.5 feet 15 2582 2575 + 7 feet 16 2581 2580 + 1 foot 17 2583 2580 + 3 feet The Applicant has responded well to neighbors' concerns overall (see Attachments 6, 7 and 8), and the design changes intended to reduce visual impacts reduce the visual impact of the west elevation as viewed from Northern Avenue residents and visitors. PUBLIC NOTICE AND COMMENT Notice of this hearing was made in the following manner: (1) direct mail notice to site property owners and to residents within 600 feet of the site, as well as to the Town's list of Homeowner Associations; (2) the posting of the subject property; and (3) the posting of a notice at Town Hall and on the Town's Website (www.townoforovalley.com). The Applicant held meetings with Northern Avenue and environs neighbors to present current proposals as they changed over the past several months. Staff attended an August 4, 2003, a November 13, 2003, and a March 3, TOWN OF ORO VALLEY COUNCIL COMMUNICATION, OV12-03-14 Page 9 2004, neighborhood meeting hosted by the Applicant. Staff mailed notice of this Town Council hearing to residents who signed up at those neighborhood meetings sponsored by the Applicant. Neighbor comments about the Project are presented in Attachments 6, 7 and 8 to this report. DEVELOPMENT REVIEW BOARD ACTION On May 11, 2004, the Development Review Board (DRB) reviewed the proposed Development Plan (DP) and Preliminary Plat (PP). Attachment 10 provides the minutes of that meeting. The Board recommended approval (4-2) with the conditions listed in "Exhibit C" to the DP staff report and with the following additional conditions: (1) that the public art be clustered with the public gathering areas on the site; (2) that the Northern Avenue vehicular access be gated and limited to use by emergency vehicles only; (3) that the parking areas be designed to have one-way traffic aisles; and (4) that the building parapets of Buildings 11 through 18 be moved forward (towards the east) and that the Applicant design the western elevation to be as "stealth" as possible. The May 11, 2004,DRB Exhibit C (Attachment 11)required seven conditions (Condition Numbers 4 through 10) that were to be met prior to Council review of the DP and PP. Of those, Condition Number 7 has not yet been fully met. The DRB Condition Number 7 requires a Noise Plan and a Nuisance Odor Plan, with mitigation measures, which would assure that the Project meets the applicable standards of the Pima County Zoning Code. The Applicant has stated that a Noise Impact Forecast report submitted in May, 2004,would represent the required noise plan. The Noise Impact Forecast, dated March 1, 2004, identifies potential noise sources within the Project and recommends noise abatement procedures. The Applicant has agreed to incorporate those procedures into the Project design, and Condition Number 2 of Exhibit A to this report would assure that the operating procedures recommended by the noise plan are incorporated as standard operating procedures by Project owners and tenants. The Applicant has responded to the requirement for a nuisance odor plan by stating in a May 20, 2004, comment letter, that the Project owners would adhere to the Pima County Zoning Control (PCZC) standards in the event that any complaints about offensive odors were received by the Town's Zoning Enforcement Division. Because the Town does not have a nuisance odor calibrating or measuring device, staff would rather not rely on a complaint system of compliance with the PCZC standard. Additionally, staff believes that a Nuisance Odor Plan approved by staff is warranted to avoid the need to "retrofit" offending establishments with odor scrubbing ventilation systems or odor masking devises. The plan required by Condition Number 5 of Exhibit A would include: 1) identification of potential offensive-odor-producing land uses which could be expected to locate within the center; 2) an identification of building or equipment design measures which could ameliorate offensive odors leaving the premise; and 3) a list of building ventilation systems to be used by the uses identified by item (1), which would filter or"scrub" emissions before they leave the premise. Other conditions of the DRB Exhibit C which were not required to be addressed prior to Council review have been carried over in the conditions of Exhibit A to this report. TOWN OF ORO VALLEY COUNCIL COMMUNICATION, OV12-03-14 Page 10 STAFF RECOMMENDATION: Staff recommends approval of the Project Development Plan and Preliminary Plat with the Conditions of Exhibit A incorporated into the Project, because with those conditions, the Project would (1) be consistent with, and conform to, the previous Town agreements and expectations for the Site; (2) meet all of the applicable development standards set forth in the PADA and translational zoning conditions (0V9-03-05); (3) substantially conform to applicable General Plan policies; and (4) have essentially the same visual impact as the County 1995 approved Oracle Village office complex plan. SUGGESTED MOTIONS: I move to approve OV12-03-14, Oracle Crossing Development Plan and Preliminary Plat, with the conditions set forth in Exhibit A. OR I move to approve OV12-03-14, Oracle Crossing Development Plan and Preliminary Plat, with the conditions set forth in Exhibit A, and with the following additional condition(s) OR I move to deny approval of OV12-03-14, Oracle Crossing Development Plan and Preliminary Plat, with the finding that • ATTACHMENTS: 1. Exhibit A—Conditions of Approval 2. Property Location Map 3. Previous Rezoning and Development Actions for the Site 4. Development Summary Table 5. Development Plan/Preliminary Plat 6. Summary of Neighbor Comments from Neighborhood meetings 7. Neighbor Plevel comment letter 8. La Canada/Magee Neighborhood Association comment letter 9. June 16, 2004, revised View Analysis of Building Module 11 through 18 10. May 11, 2004 DRB Minutes (excerpt) 11. DRB Conditions 1 al K_S)5fL c: TOV(with attachments): Shirley Gay, Susana Montana Planni Zon. ; Administrator Applicant (without attachments): Dennis St. John, Bourn Partners, Fax: 520. 319-6328 David Little,WLB Group,Fax: 520. 881-7492 Thomas Sayler-Brown, SBBA Architects,Fax: 520. 620-0553 / / Neighbor representative(without attachments): Oral and Wanita Kaiser, Commun. • -1 e elopment Direct ar 7741 N.Northern Ave.Tucson 85704 Marty and Steve Plevel,7761 N.Northern Ave.Tucson, 85704 To - '• a ager Attachment 1: Exhibit A to OV12-03-14, Oracle Crossing Development Plan and Preliminary Plat Conditions of Approval 1. The Applicant shall provide the Town assurance that ADOT and the Town Engineer approve all traffic pp improvements and the resultant Project circulation plan. 2. The Applicant shall include a General Note on the Preliminary Plat(PP) and Development Plan (DP) that states the following requirement: "Deliveries, loading, idling, or similar operations shall not occur between 10:00 PM and 6:00 AM unless the activity occurs within a loading bay or on the street side of the building; (b) Trash removal or compaction, or similar operations, shall not be allowed between 7:00 PM and 7:00 AM." 3. Prior to submittal of the Grading Permit application, the Applicant shall provide a recorded easement signed by the owner(s) of the Entrada De Oro shopping center that assures cross-access for vehicles, pedestrians between the two centers. 4. Prior to submittal of the Grading Permit application, the Applicant shall provide a recorded easement with the owner(s) of the Casas Lindas apartment complex that assures use of the Casas Lindas drainage channel by the Applicant and Oracle Crossing Center for stormwater flow. 5. The Applicant shall include a General Note on the PP and DP that states: "Prior to submitting a Final Plat for Town review, the Applicant shall provide a written document, to be approved by the Town Zoning Administrator, which constitutes a Nuisance Odor Plan, with mitigation measures, and which meets the applicable standards of the Pima County Zoning Code. The plan shall include building/use siting and design measures to ameliorate potential noise and odors." 6. The Applicant shall make the following corrections to the General Notes of Sheet 1: A. General Note Number 2 shall read: "Existing Zoning: C-2 with conditions (0V9-03-05)." B. General Note Number 4: Delete the phrase"(1 per 150 sq ft)" after the work"Retail". C. Delete General Note Number 26 and renumber all subsequent General Notes. D. Replace the text of General Note Number 40 A with the following text: "A) Deliveries, loading, idling, or similar operations shall not occur between 10:00 PM and 6:00 AM unless the activity occurs within an enclosed loading bay or on the Oracle Road side of the building." E. Correct Sheet 4 to show the Northern Avenue access as a pedestrian and non-motorized vehicle pathway of a design that is acceptable to the Town Engineer. 7. Engineering Conditions of Approval A. The developer shall contact the owner of the Casa Linda apartments and work with them to cleanout the drainage channel and connecting the 4 - 51"x 30"reinforced concrete arch pipe culverts to the channel. A letter of their approval shall be submitted to the Town Engineer. B. All detention/retention systems shall be designed to completely drain within a 12 hour period. Show all calculations. C. State the design capacity of the Casa Linda Apartment drainage channel in the body of the drainage report and what must be done restore the channel to this capacity. D. Include freeboard calculations for all proposed drainage channels. E. Provide two eastbound 12-ft wide left turn lanes and an eastbound 12-ft wide shared through and right turn lane for Driveway# 2. F. Provide data for the constructed channel at concentration point Al and explain how the channel will convey the 10 yr. storm to the culverts under Northern Avenue. G. Provide elevations to delineate ponding limits of detained areas. Ponding shall not be allowed within the R.O.W. of Northern Avenue. H. Provide security barriers at the top of all basins where slopes are steeper than 4:1 and water depth exceeds 2-ft. per Pima County DOT Basin Design Requirements Section 3.6.2 I. Add removable bollards to the mouth of the open lined channel to deny vehicle access. J. Provide an easement for the wing wall crossing of the property line at the north channel K. Check the FFE for pad 7, it appears low 8. Sheet 4 of the DP/PP shall be revised to eliminate the Northern Avenue access roadway. In its place, a pY edestrian, bicycle and non-motorized vehicle pathway shall be provided. 0V12-03-14, Oracle Crossing Development Plan and Preliminary Plat Attachment 3: Previous Rezoning and Development Actions for the Site 1995 Pima County rezoning The 1995 Pima County rezoning action (Ordinance 1995-89) rezoned a portion of the Project Site from SR-Suburban Ranch residential zone and TR-Transitional zone (a mixed use zone) to the TR and CB-1 (Local Commercial) zones. This rezoning was conditional on providing certain infrastructure improvements (transportation, flood control, wastewater management) as well as providing native plant preservation and archaeological resource preservation efforts. There were conditions requiring, among others: • Buildings are to be setback a minimum of 60 feet from the Northern Avenue right-of-way (ROW) line; The westernmost buildings are set back 60 feet from the Northern Avenue ROW. • installation of a 6 foot tall screen wall along Northern Avenue frontage; The Applicant is providing a 10 foot sound wall along the Northern Avenue frontage. • pedestrian access to be provided from Northern Avenue; and The Applicant has proposed a vehicular and pedestrian access road from Northern Avenue, however, the Development Review Board has requested that this access point be removed or, if necessary for emergency vehicle access, that it be limited to those vehicles. The Police and Fire Departments have stated that they do not need access from Northern Avenue and would rather this vehicular access roadway be eliminated. Staff is recommending that the access roadway be eliminated, although a pedestrian entry point would be acceptable (please refer to Condition Number 9 of Exhibit A to this report). • limiting building heights to specific topographic elevations (above sea-level elevations) rather than measured from Finished Floor Elevations. The PADA and Translational Zoning allowed building heights of up to 30 feet as measured from Finished Floor Elevation (FFE), rather than from topographical contour lime/sea level elevations. Most of those conditions were addressed in a Pima County pre-application development plan for a proposed expansion of the shopping center, as is discussed below; that development plan has been abandoned. In 1995, the County approved an office subdivision for the TR zoned portion of the site. This office complex, called "Oracle Village", was not developed, and the current Preliminary Plat application replaces that office subdivision with the proposed 12 lot shopping center. Town of Oro Valley(TOV) Pre-Annexation Agreement The 29.59 acre Development Plan and Preliminary Plat Project Site ("Site") is the subject of a March 31, 2003 Pre-Annexation Development Agreement (PADA), along with the abutting 10.5 acre existing adjacent Entrada De Oro shopping center. The Site lies just south of a very visible, heavily-traveled and centrally-located intersection at the southwest corner of Magee and Oracle Roads. Thep roperty subject to the PADA consists of the entire 40 acres which includes the Entrada De Oro shopping center and the adjacent Oracle Crossing Project Site which consists of 16 vacant parcels located immediately south of the Entrada De Oro shopping center. PADA Development Assumptions,Regulations and Standards The Oracle Crossing Development Plan, Preliminary Plat, Landscape Plan and Architecture applications are to be measured by criteria, development assumptions, standards and/or regulations defined by the PADA and Translational Zoning Conditions of Approval. These set of measures vary from the standards set forth in the Oro Valley Zoning Code Revised (OVZCR); those variations will be described below in the Compliance Analysis section of this report. Section 12 of the PADA describes the development review process and criteria applicable to the 40 acre "Property". Section 15 identifies "Development Rights" assumptions as shown on a "Concept Plan". The PADA contains the following four development regulations and/or assumptions which were approved by Town Council and which set forth the development parameters of the Oracle Crossing project. These are the standards against which staff has measured the applications' conformance and compliance: (1) A set of development standards to be used when measuring zoning compliance of a development project (the "Town Conditions" found in Exhibit C to the PADA). The "Town Conditions"state: • The development shall meet applicable development standards of the Pima County Zoning Code(as of October 2002); • where the County Code (PCZC) is silent, the standards of the Town of Oro Valley Zoning Code (OVZCR) may be applied to the project, consistent with the Concept Plan attached to the PADA; • the project may conform to OVZCR standards with regard to convenience uses on the property; and (2) A development"Concept Plan"("Exhibit B"to the PADA)that indicates: • The general location and configuration of building pad areas (labeled as "Blocks" on the Plan) and parking areas; • the location of ingress and egress points for the entire 40 acre property; • the general vehicular circulation system for the entire 40 acre development; • a 60 foot western property line building setback from the Northern Avenue right-of-way line and landscape treatment of this property line edge; • the locations of 5 "Development Areas"(the 5th being the existing Entrada De Oro shopping center); • a note that states the potential locations of drive-through establishments long the Oracle Road frontage (Parcels A through H); • a note that states the existing Entrada De Oro is to be improved per the 1975 Pima County parking/zoning/landscape standards; • a note that states that Development Areas 1 through 4 are to be constructed per the October 2002 Pima County parking/zoning/landscape standards; • a tabulation note that states that Development Areas 1 through 4 would have approximately 500,000 square feet of building area; and (3) A set of"conceptual east building elevations" for Blocks 1 through 3 (Exhibit D to the PADA-- Architectural Elevations) which consist of the larger building pads at the western end of the Site and does not include the Oracle Road building pads. The Architectural Elevations for the western-most buildings show: • The massing of the buildings; • a maximum building height of thirty(30) feet,with some building height variation; • a consistent building base of"painted CMU"material; • what appears to be a "territorial" architectural style with flat roof of varying heights, a parapet coping line, and columns separating individual building modules along the long commercial strip; and (4) The PADA also prescribed sign controls for the 40 acre Project which are identified in Exhibit E to the PADA as"Sign Criteria"; and (5) The PADA has a 10 year termination date and would expire on March 31, 2013. TOY Translational Zoning Action On April 7, 2003, the Town annexed the Project site and in September 2003 the Town "translated" the Pima County zoning to the most comparable Town zoning. With the PADA conditions in mind, the most similar Oro Valley zoning district to the County's zoning for those properties is the Town's C-2 (Commercial) District, with the PADA "Town Conditions" included as conditions of the translational zoning. The Development Plan will be measured by the standards and requirements of that rezoning (case number OV9-03-05); which are, in summary: 1. Building heights cannot exceed 30 feet, as measured from finished floor/grade; 2. The southernmost five parcels (Parcel Nos. 225-51-3880, 3890, 3900, 3910 and 3940) will be measured by the Pima County Zoning Code (October 2002 version) TR (Transitional Zone) land uses; . 3. The other parcels will be measured by the October 2002 Pima County Zoning Code development standards for a CB-1 (Local Business Zone) use; 4. The 40 acre annexed area is exempt from the Pima County Scenic Route street frontage setback requirement as well as the OVZCR Oracle Road Scenic Corridor Overlay District provisions; and 5. Where the Pima County Zoning Code is silent, the provisions of the Oro Valley Zoning Code Revised (OVZCR) would apply; those would include the provisions for Public Art, Outdoor Lighting, Cultural Resource protection, Site Planning and Architecture. The PADA is "silent"on the procedure for Development Plan review of the 40 acre"Property" and, as such and by default, the standard procedures of Article 3-3 of OVZCR apply. To wit,the Town's Development Review Board (DRB) will review the Development Plan (DP), Landscape Plan (LP), Architecture, and Sign Criteria submittals per the OVZCR Section 3-302 Criteria and will recommend only the DP to the Town Council for action. This process is unusual in that the Board will be reviewing the Project against: (1) The PADA development assumptions including the building parameters of the Concept Plan (a site plan and elevations for the western-most building module); (2) the translational zoning Conditions of Approval; (3) applicable Pima County Zoning Code standards,regulations and guidelines; and (4) applicable OVZCR standards and guidelines. Project Economic Development Agreement On March 25, 2004, by Ordinance No. (0) 04-14, the Town Council adopted an Economic Development Agreement (EDA) with the Project sponsors to facilitate the development of the shopping center. Pertinent to the review of this DP is the section that provides the Town's review of the DP within 6 months after its submittal. The submittal was made on March 18, 2004 and, ostensibly, the Town Council would need to "process" the DP, or a DP with conditions, by September 18, 2004 to meet this time commitment. One additional note is that the Concept Plan attached to the EDA has "evolved" from the PADA Concept Plan in that it more definitively identifies individual building pads and identifies a Northern Avenue access roadway to the Site which does not appear on the PADA Concept Plan. Attachment 4: Oracle Crossing Development Plan Building Pad Summary Table Building Pad Use Usable square footage per Total Sq.Ft. establishment or tenant space per Pad , 1 Retail* 2,000 + 1,800 3,800 2 Retail 6,500 6,500 3 Retail 3,200 + 3,000 + 2,400 8,600 , 4 Retail 1,740 + 1,400 + 2,000 5,140 5 Retail 6,238 6,238 6 Office 4,000 4,000 7 Office 7,500 7,500 8 Office 10,000 10,000 9 Office 12,000 12,000 10 Office 5,466 5,466 11 Office 10,000 10,000 12 Office 13,200 13,200 13 Retail 30,000 30,000 14 Retail 18,000 18,000 15 Retail 20,000 20,000 16 Retail 20,000 20,000 17 Retail 29,000 29,000 18 Retail 8,085 8,085 19 Retail 22,031 22,031 Total Office Space 62,166 Retail Space 177,394 Total Building sf 239,560 #parking spaces 1,517 *retail sf includes some restaurant space .. ... •• ..• ,... • .„, .,,,41 : _ • ...-...„,,7,4*,;',7;.;7;.'.. i .,.. „..,.,,4„.,,,,i17,-7,..„.,,- 1.75,-,,,.,,i..:!.-'el;',....„.7.,-,,,46,,•,.i)..,,„•:::.:‘''•-•.„. 2 - ! 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'g'4:-4-4- ,... t,,, -:......;:x,11,,i'li- ,6ti.:4*.....-11.,:-.:,11'-'-'. 1 Ir.., :,‘.:.:.„:-.',.::_, ii5'41-,17.•,r)'t'',i • ,;'-:'lif'.;:,1;7,;-'•1:••=7N....507:73;!.--.',,,,,:,,,;?-7:1747,•,1,7,:;:iz;iIil--:,ittt',-!1;;,',;.1 , ,. •,,,,,„..i. •I ,,, • 4•P,• I ',..,i"..,- 47,- I. ••*.• .,--„ :<°:.:''''',/t ' :',,,-.t....--*•:"-•'-,rift,ite.r.....4'22,,,, 1 in , 7., ....•?t:4-1,1._.;-,...2-fli:,41:...14, 7:7-7--4-47:;:ti-4,r '''.''''''S:2.',..,1E:r;f:1-A.1.1_,. ..?...' :...1..*:,..ii. . ,,, -t 44*Iiii,'''",i44:.7:'1'-'.;;,".•.'7,3g,1,441.r_.- •.• .--4% ,-.*--'",..... , ......, ip,,..,..„,,,,. ,.•,,i.,, ,„_.,....,:, . .,:.„4i,..,-'_,7-, ,,-,,.--;::-..,..„..,, ,,At,--•.-,-;•., .• OV12-03-14, Oracle Crossing Development Plan and Preliminary Plat Attachment 3: Previous Rezoning and Development Actions for the Site 1995 Pima County rezoning The 1995 Pima County rezoning action (Ordinance 1995-89) rezoned a portion of the Project Site from SR-Suburban Ranch residential zone and TR-Transitional zone (a mixed use zone) to the TR and CB-1 (Local Commercial) zones. This rezoning was conditional on providing certain infrastructure improvements (transportation, flood control, wastewater management) as well as providing native plant preservation and archaeological resource preservation efforts. There were conditions requiring, among others: • Buildings are to be setback a minimum of 60 feet from the Northern Avenue right-of-way (ROW) line; The westernmost buildings are set back 60 feet from the Northern Avenue ROW. • installation of a 6 foot tall screen wall along Northern Avenue frontage; The Applicant is providing a 10 foot sound wall along the Northern Avenue frontage. • pedestrian access to be provided from Northern Avenue; and The Applicant has proposed a vehicular and pedestrian access road from Northern Avenue, however, the Development Review Board has requested that this access point be removed or, if necessary for emergency vehicle access, that it be limited to those vehicles. The Police and Fire Departments have stated that they do not need access from Northern Avenue and would rather this vehicular access roadway be eliminated. Staff is recommending that the access roadway be eliminated, although a pedestrian entry point would be acceptable (please refer to Condition Number 9 of Exhibit A to this report). • limiting building heights to specific topographic elevations (above sea-level elevations) rather than measured from Finished Floor Elevations. The PADA and Translational Zoning allowed building heights of up to 30 feet as measured from Finished Floor Elevation (FFE), rather than from topographical contour lime/sea level elevations. Most of those conditions were addressed in a Pima County pre-application development plan for a proposed expansion of the shopping center, as is discussed below; that development plan has been abandoned. In 1995, the County approved an office subdivision for the TR zoned portion of the site. This office complex, called "Oracle Village", was not developed, and the current Preliminary Plat application replaces that office subdivision with the proposed 12 lot shopping center. Town of Oro Valley(TOY) Pre-Annexation Agreement The 29.59 acre Development Plan and Preliminary Plat Project Site ("Site") is the subject of a March 31, 2003 Pre-Annexation Development Agreement (PADA), along with the abutting 10.5 acre existing adjacent Entrada De Oro shopping center. The Site lies just south of a very visible, heavily-traveled and centrally-located intersection at the southwest corner of Magee and Oracle Roads. The property subject to the PADA consists of the entire 40 acres which includes the Entrada De Oro shopping center and the adjacent Oracle Crossing Project Site which consists of 16 vacant parcels located immediately south of the Entrada De Oro shopping center. PADA Development Assumptions,Regulations and Standards The Oracle Crossing Development Plan, Preliminary Plat, Landscape Plan and Architecture applications are to be measured by criteria, development assumptions, standards and/or regulations defined by the PADA and Translational Zoning Conditions of Approval. These set of measures vary from the standards set forth in the Oro Valley Zoning Code Revised (OVZCR); those variations will be described below in the Compliance Analysis section of this report. Section 12 of the PADA describes the development review process and criteria applicable to the 40 acre "Property". Section 15 identifies "Development Rights" assumptions as shown on a "Concept Plan". The PADA contains the following four development regulations and/or assumptions which were approved by Town Council and which set forth the development parameters of the Oracle Crossing project. These are the standards against which staff has measured the applications' conformance and compliance: (1) A set of development standards to be used when measuring zoning compliance of a development project (the "Town Conditions" found in Exhibit C to the PADA). The "Town Conditions"state: • The development shall meet applicable development standards of the Pima County Zoning Code (as of October 2002); • where the County Code (PCZC) is silent, the standards of the Town of Oro Valley Zoning Code (OVZCR) may be applied to the project, consistent with the Concept Plan attached to the PADA; i • the project may conform to OVZCR standards with regard to convenience uses on the property; and (2) A development"Concept Plan" ("Exhibit B"to the PADA) that indicates: • The general location and configuration of building pad areas (labeled as "Blocks" on the Plan) and parking areas; • the location of ingress and egress points for the entire 40 acre property; • the general vehicular circulation system for the entire 40 acre development; • a 60 foot western property line building setback from the Northern Avenue right-of-way line and landscape treatment of this property line edge; • the locations of 5 "Development Areas"(the 5th being the existing Entrada De Oro shopping center); • a note that states the potential locations of drive-through establishments long the Oracle Road frontage (Parcels A through H); • a note that states the existing Entrada De Oro is to be improved per the 1975 Pima County parking/zoning/landscape standards; • a note that states that Development Areas 1 through 4 are to be constructed per the October 2002 Pima County parking/zoning/landscape standards; • a tabulation note that states that Development Areas 1 through 4 would have approximately 500,000 square feet of building area; and (3) A set of"conceptual east building elevations" for Blocks 1 through 3 (Exhibit D to the PADA-- Architectural Elevations) which consist of the larger building pads at the western end of the Site and does not include the Oracle Road building pads. The Architectural Elevations for the western-most buildings show: • The massing of the buildings; • a maximum building heightthirtyfeet, with some building height variation; of • a consistent building base of"painted CMU"material; • what appears to be a "territorial" architectural style with flat roof of varying heights, a parapet coping line, and columns separating individual building modules along the long commercial strip; and (4) The PADA also prescribed sign controls for the 40 acre Project which are identified in Exhibit E to the PADA as "Sign Criteria"; and (5) The PADA has a 10 year termination date and would expire on March 31, 2013. TOV Translational Zoning Action On April 7, 2003, the Town annexed the Project site and in September 2003 the Town "translated" the Pima County zoning to the most comparable Town zoning. With the PADA conditions in mind, the most similar Oro Valley zoning district to the County's zoning for those properties is the Town's C-2 (Commercial) District, with the PADA "Town Conditions" included as conditions of the translational zoning. The Development Plan will be measured by the standards and requirements of that rezoning (case number OV9-03-05); which are, in summary: 1. Building heights cannot exceed 30 feet, as measured from finished floor/grade; 2. The southernmost five parcels (Parcel Nos. 225-51-3880, 3890, 3900, 3910 and 3940) will be measured by the Pima County Zoning Code (October 2002 version) TR (Transitional Zone) land uses; 3. The other parcels will be measured by the October 2002 Pima County Zoning Code development standards for a CB-1 (Local Business Zone) use; 4. The 40 acre annexed area is exempt from the Pima County Scenic Route street frontage setback requirement as well as the OVZCR Oracle Road Scenic Corridor Overlay District provisions; and 5. Where the Pima County Zoning Code is silent, the provisions of the Oro Valley Zoning Code Revised (OVZCR) would apply; those would include the provisions for Public Art, Outdoor Lighting, Cultural Resource protection, Site Planning and Architecture. The PADA is "silent"on the procedure for Development Plan review of the 40 acre "Property" and, as such and by default, the standard procedures of Article 3-3 of OVZCR apply. To wit, the Town's Development Review Board (DRB) will review the Development Plan (DP), Landscape Plan (LP), Architecture, and Sign Criteria submittals per the OVZCR Section 3-302 Criteria and will recommend only the DP to the Town Council for action. This process is unusual in that the Board will be reviewing the Project against: (1) The PADA development assumptions including the building parameters of the Concept Plan (a site plan and elevations for the western-most building module); (2) the translational zoning Conditions of Approval; (3) applicable Pima County Zoning Code standards,regulations and guidelines; and (4) applicable OVZCR standards and guidelines. Project Economic Development Agreement On March 25, 2004, by Ordinance No. (0) 04-14, the Town Council adopted an Economic Development Agreement (EDA) with the Project sponsors to facilitate the development of the shopping center. Pertinent to the review of this DP is the section that provides the Town's review of the DP within 6 months after its submittal. The submittal was made on March 18, 2004 and, ostensibly, the Town Council would need to "process" the DP, or a DP with conditions, by September 18, 2004 to meet this time commitment. One additional note is that the Concept Plan attached to the EDA has "evolved" from the PADA Concept Plan in that it more definitively identifies individual building pads and identifies a Northern Avenue access roadway to the Site which does not appear on the PADA Concept Plan. Attachment 4: Oracle Crossing Development Plan Building Pad Summary Table Building Pad Use Usable square footage per Total Sq.Ft. establishment or tenant space per Pad ; 1 Retail* 2,000 + 1,800 3,800 2 Retail 6,500 6,500 3 Retail 3,200 + 3,000 + 2,400 8,600 , 4 Retail 1,740 + 1,400 + 2,000 5,140 5 Retail 6,238 6,238 6 Office 4,000 4,000 7 Office 7,500 7,500 8 Office 10,000 10,000 9 Office 12,000 12,000 10 Office 5,466 5,466 11 Office 10,000 10,000 12 Office 13,200 13,200 13. Retail 30,000 30,000 14 Retail 18,000 18,000 15 Retail 20,000 20,000 16 Retail 20,000 20,000 17 Retail 29,000 29,000 18 Retail 8,085 8,085 19 Retail 22,031 22,031 Total Office Space 62,166 Retail Space 177,394 Total Building sf 239,560 #parking spaces 1,517 *retail sf includes some restaurant space / A 4a N '' G) VQ, •Cvi,A WnNi v O!VD Oo V O,� A W IV , p tp F. 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'' q g'';',7 it *----- y, '6 '-'7 c:;,''' '. cla 1.4: r g 11 240 ~rix g; S i .7. f C° -2/ Pr 4:.. 4 r / , .:, A --4 - cu .5 1 - z c `t ip 0 7.2 I{` � 47 D rz I :%-r,-; .. m 29 626.5 _4 V N t z l i _ � ray';, yr.L•`_+ U 100' 100, lab , G La,5 ,-:?,,az);.:;::;-.--_,:;,'._ I I 14139.59'297 225.66" m 1 io -N 1I 1 3 : i m m Tizr,,. - __/ / / ,_ I 2 / E- P. ,e.:1- b'-:-N� _ CTI ON LINE ! N _ � *it '441 I MAGEE ROAD `n i ., / o a b O �� ��^ -o v . 0 pVJ>, %n h �' 1::);3 r(-:; rm" 0 ,!-t - y'-�w�m _�'1 1 o DSA ��°yc n� d o , z m G)oo r (pi vcnnm, w om oNoZzDzo,ti, sw7_,t), 0 r zs,E . 11..-4,Y .t.-iF-)^ O^ O zm2c�< D-"H() Z )7.=o� 71 Wo� m''1 mi)S D70Z z . o00 �om m CDS._. ' N N OT tC11 W ORACLE CRO-SS1NCS DEVELOPUENT PLAN 12-03-14 D\101049\DEY�UH\00#200-007.02 20040 2q 20,2004 Attachment 6: Summary of Comments from Neighborhood Meetings. Hydrology Concerns 1. Neighbors are aware that the developer has to meet federal standards for storm water retention such that no more water leaves the site after development (post-development) than currentlydoes (pre-development); as well as storm water filtering ("first flush"). They are concerned that the post-development flows would continue to flood Northern Avenue and their front yards. Additionally, they do not want detention ponds on the site that would keep the water long enough to attract mosquitoes. 2. Residents are aware that the Town of Oro Valley(TOV) will improve Northern Avenue to address existing flooding during storm events. They wonder where the storm water will flow after it leaves the Northern Avenue right-of-way(TOV's jurisdiction) and crosses into Pima County jurisdiction (and their yards). Views 1. Residents are concerned with views of the mountains from their homes and views of the "backside" of the commercial buildings from their homes. They want to preserve as much of the existing mountain views as is possible and minimize the views of the new buildings as is possible. At the least, they would like the new buildings' "back side"to be as attractive as possible or as "invisible" as is possible. They suggest that the developer limit the amount of fill they bring on-to the site or that they move from elsewhere on the site toi the westernmost commercial building pads. They would like the finished building heights to be as low as possible (given the commercial tenants' needs) to reduce the amount of mountain view to be obscured by the buildings and to reduce the amount of"back side"wall visible to Northern Avenue residents. They favor measuring building heights from existing ground elevation (topographic or"sea level" elevation), rather than from finished grade as the Zoning Code permits. Neighbors would like the developer to conduct a view shed analysis to show how the new buildings would "overlay" or obscure the neighbors' current view of the mountain. They want as much building set-back from Northern Avenue as is possible and want as high a fence as is allowable by Code to screen the buildings and to attenuate noise. They suggest putting patron or employee parking to the rear of the buildings to provide more separation between the buildings and Northern Avenue, thinking the more "forward" the building mass would be, the less mountain view would be blocked. 2. Residents ask if the developer would build the screen wall on top of the berm to increase the screening of the back of buildings? 3. Residents ask if the screen wall and landscaped berm be built first—or, at least, before any buildings are built? 4. Residents suggest that the buildings be staggered to provide visual breaks to the massing. 5. Residents ask if the westernmost buildings be separated so that some views of the mountains between buildings can be retained. 6. Residents ask if there can be conditions on what kind of activities are allowed in the back of buildings, particularly related to outdoor storage of"stuff' (such as the existing Fry's stores old displays, debris boxes, palates and junk). Noise 1. Residents do not want"big truck" (delivery truck) access to the site from Northern Avenue or any circulation plan or design that would put truck traffic on Northern Avenue. 2. Residents want conditions on the Rezoning or anyPlanned Area Development(PAD)- specific development standards or on the Development Plan that would require the owner to insure that delivery trucks do not keep their engines running while they are unloading, loading or queuing up to load or unload. The noise from the engines and the vehicle air conditioning units is offensive, as well as the fumes. 3. Residents want conditions on the times of the day or night that garbage pick-up is made (not early AM or late at night). [This may also include time limits on delivery trucks.] 4. Residents want a sound wall (which could also be the rear screen wall) to effectively attenuate noise from the delivery/storage/garbage areas in the rear of the buildings. Odor 1. Residents want conditions that would insure that odors from the following sources within the site do not leave the premises: odors from debris boxes; odors from delivery truck engines; odors from restaurant cooking and food service. 2. Residents ask if dumpsters would be allowed in the 60 foot setback from Northern Avenue? 3. Residents ask what are Town of Oro Valley(TOV) standards regarding requiring odor suppression systems (air scrubbers) for restaurants, especially fast foods? Nighttime Glare 1. Residents want the developer to insure that lights from the back of buildings do not leave the site that they provide safety and security but no glare. Traffic and Circulation 1. Residents want vehicular access to and from Northern Avenue to be limited to police and fire and other emergency service vehicles only (if access is necessary). 2. Residents are concerned with pedestrian pathways into the site from Northern Avenue maybe that access roadway should be limited to the emergency vehicle access point as well. 3. Residents want pedestrian-scale street lighting on Northern Avenue rather than the taller street lights directed toward vehicle traffic. 4. One neighbor asked if the developer would pay for new traffic lights into the shopping center. 5. There was discussion about whether the Town or developer should provide new sidewalks on Northern Avenue: some folks thought they were fine on Oracle and Magee but they did not want Northern Avenue to be designed and improved as a"collector" street with sidewalks on both sides of the street. Most folks want Northern Avenue to remain a residential-scale street (dead-ending into W. Chapala)with no sidewalk on the western (residential) side and maybe a meanderingpedestrian pathway or bikeway on the eastern (shopping center) side. 6. One neighbor asked if the newest design connects the existing shopping center with the new. Design 1. Theyexpressedopinion their o inion that the lay out of this proposed shopping center is "run of the mill" design and is not a particularly attractive "gateway"to the Town. Staggered building pads and heights would provide a more attractive project. 2. Residents asked if the buildings along Oracle Road frontage would all be allowed to be fast food or establishments with drive-through facilities; they felt there was enough of this already in the vicinity. 3. The issue of undergrounding utilities on Northern Avenue came up: Would the Town pay for undergrounding those utilities? 4. The question of the Project's western property line improvements came up. When would the screen wall and berm be installed before construction of the shopping center or after? The neighbors want the screen wall and berm and landscaping up as soon as possible. The Applicant explained that the building of the screen wall and roadway improvements should be coordinated. The developer and the Town need to coordinate improvements to Northern Avenue according to the hydrological/drainage needs of the site and area: The developer needs to install a pipe under the roadway to discharge storm water and that portion of the road would need to be raised and a new "crown" on the road would need to be created. The buffer yard would need to be designed to "fit"the roadway and site hydrology. The Applicant suggested that the "screen wall"might be better designed as a"sound wall", in which case it would be more effective to build the 10 foot tall wall closer to the buildings so the sound emanating from deliveries and such would bounce off the wall back into the site. As such the 60 foot buffer yard proposed would have a 20 foot wide swath of landscaped area, the 10 foot tall sound/screen wall, and then about 40 feet of pavement between the sound wall and any building. The Applicant stated that he hoped that the 20 foot landscaped area west of the sound/screen wall could accommodate as many plants transplanted from the interior of the site as is possible. The group seemed to find this an acceptable solution, noting that there should not be any pedestrian "openings"in the sound/screen wall--in fact, the developer should plant cacti next to the wall to deter graffiti vandals. 5. A neighbor asked if there could be separation between the long mass of retail buildings, rather than one long strip of attached stores. The Applicant stated that Project tenants would, in their view, be paying prime rent for"street front footage" and, therefore, the amount of street frontage provided is important and building breaks are not likely to be proposed. 6. One neighbor noted that if they do plant salvage in the Spring, the workers will have to watch out for rattlesnakes because there are a lot on the site. Residents believe that Rural Metro Fire District"relocates"their captured rattlesnakes to the depressed site behind Fry's (just south of the Carondelet office building). Notice 1. The neighbors would like to keep open, close and frequent communication with the developers to be informed of the design of the project so they can give their input in the early p stages of the project design. They would rather participate in the project design early on g rather than wait until an approval hearing at Town Council or Development Review Board and have to press for conditions of approval. The neighbors are veterans of rezoning battles and development battles and would like to negotiate agreeable conditions rather than be oppositional at public hearings. 2. One neighbor complained that the Town decision-makers do not care what the Pima County residents' concerns are because they don't vote in the Town. Another neighbor said that she thought the decision-makers would listen to them because, in the long term, the Town wants to annex them all the way to Foothill Mall and they want to appear responsive to the Project's neighbors. Attachment 7 7761 N. Northern Ave. Tucson,AZ 85704 March 18,2004 Design Review Board Town of Oro Valley 11000 N. LaCanada Dr. Oro Valley, AZ 85737 Reference: Oracle Crossing Development by Bourn Partners Dear Members, We have lived at this address since 1974 and have watched the urban area grow around us. We understand that the vacant land across Northern Avenue from our home will be developed. We haveP worked with several developers over the years to ensure that whatever is developed would be profitable to the developer and the community as well as being compatible with the nearby residential neighborhoods. Even though we may not be residents of Oro Valley at this time we and our neighbors contribute to the town through shopping and doing business in the stores nearby. We anticipate that we maybe p annexed into the town and then be members of the Oro Valley community. Presently, as Oro Valley neighbors,we are interested in the well being and development of the community. Y Our specific concerns include the visual impact to us and our neighbors i.e.,completely eradicating our mountain views; the run-off generated by the development and how successful the mitigating g g structures/systems will be; the noise and hours of activity, especially refuse collection and deliveries;the odors and smells that may emanate from theproperty;the intrusiveness . of the lights which will be needed to advertise and conduct business, as well as protect the property. We have met several times with Mr. Dennis St. John,Bourn Partners Project Manager and viewed g concept plans. The plans presented to date, have not been very detailed or specific therefore we . still have questions and concerns about the final design of the development. Based upon the p p information we currently have the development would totally obliterate our view of the Santa Catalina Mountains.. There would be a line of 24 to 28 foot high buildings built on 4 to 6 feet of fill approximately 200 feet from our front door. This past Monday we assisted in trying to show � g the impact of the buildings on the view by photographing a large balloon tethered 30 feet high at the proposed rear of the buildings. Unfortunately there was a breeze and the string wasn=t vertical. Even so, it became apparent that the entire view of the mountains, except for possibly the verytip of Pusch Peak, would be obliterated. The concept showed no breaks between buildings. Several ideas might be considered: move the building eastward and place parkingbehind ans beside the buildings,stager the heights of the buildings,provide views between portions of the structure. This would improve the urban design,break up the Asea ofparking@,reduce walkingdistance from cars, , and help retain the mountain views from the residential neighborhood along Northern Avenue. A second major concern is about how water flows from the property will be handled. At the last meeting with Mr. St.John and his engineer they presented a concept about how the water would be handled: -There would be a detention area in the parking area at the northwest corner of the development. -A Aswale@ would extend the length of the project on the east side of Northern Avenue which would serve to detain water and direct it across Northern Avenue. There were two ideas about how the flow across Northern Avenue would occur: as a sheet flow or be concentrated at several locations along the street. -Water from the wash at the north end of the property would be channeled through culverts under Northern Avenue and dumped into the existing vegetation filled channel on west side of the street. -Water from the wash on the south end of the property would be channeled to a single outlet. Even though we understand that state law requires the development to not cause increased flows from the property we are concerned that peak flows will increase and will be concentrated. This would result in erosion of driveways and minor drainage ways as well as an increased risk of water entering our home(this occurred once in the past prior to any development southwest of Oracle and Magee). The third major concern are the sounds, smells and sights emanating from the development. Currently garbage collection and deliveries occur at all hours. The most recent incident was deliveries at 3:30 a.m. on March 16th which awoke us. The concepts we have seen include a 10 foot buffer wall with vegetation. We are not sure if this wall will mitigate all our concerns. We know Oro Valley is interested in quality development which meets the financial needs of the town and the needs of its residents and neighbors. Sincerely, Martha E. Plevel Steve R. Plevel Maj 11 04 02: 43p Donna Heidinger . Attachment 8 Lr . N.A l.a CaaaddMagetb NCi.4111►I11i11N)(1 Association Your Association :;crviru;(ho area:,nco 1977-- =AM ri1FrArtan May 11,2004 Stephen W. Sisson.Ph.D., Prc*idont Town of Oro Valley Gary Brain Planning&Zoning- Development Review Board F• 11000 N La Canada Drive Richard M,,iIow Oro Valley,AZ 85737 Vico Prn^iciont Mike&Chri.McCarty RE: 0V12-03-04, Boume Properties/B.P. Magee LIC CA,Trelar.urerr. Donna Hc•rdrngvr Dear Chairman and Board Members; :1,N:rotary On behalf of our members who reside along West Chapala Drive,West Hare{son Place, and North Northern Avenue between Chapala and Magee, we respectfully request that the Board consider the recommendations contained in the Staff Report,and we ask the Board to incorporate them into the final development plan. Specifically,we cite the recommendation that the retail buildings be clustered,allowing space between some of the building dusters. We also ask that some customer parking also be allowed on the ends as well as on the Northern Avenue side of the buildings in order to mitigate the large sea of asphalt that will otherwise appear in the center of this development. During discussions regarding this project, residents along Northern Ave asked that Northern Avenue remain a low volume residential street,and therefore requested no roadway improvement. However,they did request landscape improvements in the ROW on the east side of Northern,and discussion indicated that such would be part of a mitigation package on the part of the developer_ We feel these requests are fair,logical and reasonable,and ask that they be honored. These residents lost a substantial mitigation package when the subject property became part of Oro Valley. Please alleviate the impact of the backside of this major office and retail shopping center with the suggestions proposed by your planning department. Please assure that the colors and materials for the buildings and mitigation wall are compatible and blend with the area, specifically the desert environment around the development, so that the buildings are as"invisible"as possible and that the m view beyond the development dominates_ Thank you for your time and consideration of this matter. Sincerely, Stephen W. Sisson, Ph.D. President, LCMNA SWS/djh an ad hoc,all volunteer organization 1'0 fox 35000 . 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',)).-4 ',-,„, .'. - -- . , , . „,...; ..,„,,,, ,.,, , .4, "ti ... ..... 4. -— t} te r „,,,-' a'-' rn Y ..., 4}, ,..i.: „..„,,,„, ,1/4 ,,,, , . < . -„,?....."..- 1r.....,, ,t,..,..;*, * . rn , _ . � ..,- — III • , � — 4 . ,iO � r ` z CDC w a''_ 1a ” 1, ya 111 . d «`� , 1, «r 4 00Z'91 Nnr ATTACHMENT 10 MINUTES OF THE ORO VALLEY DEVELOPMENT REVIEW BOARD MEETING TUESDAY, MAY 11, 2004 ORO VALLEY COUNCIL CHAMBERS 11000 NORTH LA CANADA DRIVE (excerpt) REGULAR AGENDA 1. OV12-03-14, BOURNE PROPERTIES, REPRESENTING B.P.MAGEE LLC, REQUESTS APPROVAL OF A DEVELOPMENT PLAN AND PRELIMINARY PLAT FOR A 241,629 SQUARE FOOT SHOPPING CENTER (ORACLE CROSSING) WHICH WOULD INCLUDE RETAIL, OFFICE, RESTAURANT AND SIMILAR COMMERCIAL ACTIVITIES WITHIN AN APPROXIMATELY 40 ACRE PROJECT SITE WITHIN A C-2 (COMMERCIAL) DISTRICT LOCATED AT THE SOUTHWEST CORNER OF ORACLE AND MAGEE ROADS JUST SOUTH OF THE EXISTING ENTRADA DE ORO SHOPPING CENTER, PARCEL NUMBERS 225-50-0020, 225-50-0030, 225-50-0050, 225-50- 0060, 225-51-3830, 225-51-3840, 225-51-3850, 225-51-3860, 225-51-3870, 225-51- 3920, 225-51-3930, 225-51-3880, 225-51-3890, 225-51-3900, 225-51-3910 AND 225- 51-3940. Susana Montana introduced three additional documents not included in the staff report: a color print of the west elevation, a new Exhibit C, and a letter from the Home Owners Association. The staff report was presented. Mr. Vella clarified that staff recommends conditional approval on the Development Plan Item # One. Mr. Civalier reported that the engineer and he are working on approval for Exhibit C, # 11 Items C, D, and E. Ms. Montana replied to Member Caswell that on Item #s 28 and 35 of the Tentative Plat/Development Plan General Notes, the idea was to allow staff to work with the Applicant to make minor changes so they would not have to go back to the Board for architecture, but have the Planning and Zoning Administration approve those items. Ms. Montana told Member Caswell that Mediterranean Palms are approved as long as they are accent plants, not primary plants. Ms. Montana said she would check on the approved grass for the State. Dennis St. John with Bourn Properties, 3915 East Broadway, outlined the site with an overview of the Location Map, Background, Review Guidelines, Development Plan, Neighbor Involvement, PADA—Review criteria and basic Concept Plan, and Commercial Design Manual. The project will be done all at once, starting October 2004. 5/11/2004 Development Review Board Minutes(excerpt) Page 2 David Little of WLB Group, 4444 East Broadway, discussed the main Development Plan with improvements for Oracle Road, Northern Avenue, and the site. Oracle Road improvements include deceleration lane, multiple common site entries, Suffolk Drive Traffic Signal, improved median cuts and a bus stop. Northern Avenue Improvements include an elevated road, channel cleaning, drainage improvements, and other neighborhood requests. Site Improvements include the Town's NPDES Project, shared circulation/sidewalks, shared parking, public art areas, patios, windows/shopping walkway, pedestrian seating, sound attenuation wall, and 60-foot setback. The 60-foot setback on Northern Avenue has a forty feet wall with landscaping for an additional twenty feet. The Landscape Plan includes: salvage and relocation of 2,500 plants, shared open space / art areas, landscape screening, water harvesting, landscaped entrances, Northern Avenue 20' berm area, and R.O.W. landscape additions (full-size trees). The parking lot would have four feet of landscaping for every ten parking spaces. On Northern Avenue, a dip and 400 feet would be leveled to spread the water flow. Mr. Little responded to Member Weatherford's question that there would be paving around parking islands on Northern Avenue and it could retain 6 to 10 inches of water depth. They are working to flatten the road and form a channel to handle the water flow. Mr. Civalier responded to Member Weatherford that the driveway's main purpose would be for local resident's use. When the audience was asked for a show of hands indicating if they would like a driveway, there was no response. Mr. St. John stated the entry was needed for emergency vehicles and could be restricted. Thomas Brown, SBBA Architects, 1001 North Alvernon Way, presented the Architecture Plan. He discussed the general architecture of five sided architecture, color board, and design theme. There will be seven pad buildings and eight in-line stores along the west elevations, which are a contemporary southwest style. Each building will have a distinct design. Pad 1 will be a retail establishment with a drive-through and shaded patio area. Pad 2 will be restaurant/retail buildings with outdoor seating. Pad 3 will be a retail area with a rounded front for a shaded patio. Pad 4 has three sections for retail, with a drive-through and metal awnings for shade. Pad 5 will be for Carrabba's Restaurant. Pad 9 will be a two-story building with a plaza area entrance, as well as entrances on the other three sides. The major retail in the back will have a variety of shapes, heights, and wide sidewalks with landscaping. Sprouts Farmers Market will be a tenant in this section. The west elevation will have ten-foot sidewalks, walls, split phase, variations, lower profile in back, colors to blend in the mountain views, and a wall hidden by landscaping. Mr. Brown indicated that they do not have tenants yet for Pads 6, 7, and 10. Mr. St. John indicated that at this time not all the buildings are represented in the architecture. Additional time will be needed to get those buildings approved. Some of the buildings are listed as offices, because of the zoning, which they may seek to change. 17:‘ inutes\DRB\2004\5-1 1-04 draft minutes.doc Draft minutes to be approved 2 5/11/2004 Development Review Board Minutes(excerpt) Page 3 . Mr. St. John stated that the Applicant had six neighborhood meetings to address their concerns and discuss the present mitigation measures. The developer would like to work closely with the neighbors. The Neighbors view preservation is being kept by varied roof heights, 5 sided architecture, sloped roof heights toward Northern Avenue, and minimum 60-foot set backs. The Applicant will establish sound buffering based on a formal acoustic study, a 10-foot sound wall, and by moving the east wall closer to the building. The Commercial Design Manual assures operation conformity. The Applicant will enhance landscaping berms and additional landscaping beyond the wall along Northern Avenue, use mature trees salvaged from the site, improve the drainage to Northern Avenue, and maintain Northern Avenue "rural" character. PUBLIC HEARING WAS OPENED Steve Plevel, 7761 Northern Avenue, said he has lived here for 30 plus years and has worked as a forest service planner, firefighter, and at other jobs that have dealt with the forest. This was the reason for picking his residence. If this plan goes through, he would like it to: be profitable, well-maintained, and invisible; to smell and sound like the desert; to protect the mountains; to document the promises and plans adopted by the Town in writing; to be completed, to exclude cookie cutter ideas; to serve the people; and to become part of the neighborhood. Mike Greenlees, 601 West Harelson Street, stated that he wants the area to remain rural, dark at night, and to keep the animals around. Larry Bagley, 7541 North Calle Cordobesa, pointed out that the project report refers to the southeast corner and asked if it is meant to be in the southwest. He does not want any more water to come down the street. It appears more water will come down to the streets because of parking debris. Marty Plevel, 7761 Northern Avenue, commented on the positives, such as no public access on Northern Avenue except for emergency vehicles, maintaining the rural area, the right of way being considered, and vegetation taken care of. She appreciated the opportunity to speak with the developers, and Oro Valley provision of materials. She disliked the purple color, but liked the desert colors. She would like the development to be as invisible as possible. She was concerned that the Pads on Oracle Road would screen the back strip. She read the Staff Recommendations from the Staff Report, and did not think that staggering the heights of the buildings will accomplish a change of impact unless they are changed drastically. Oral Kiser, 7741 Northern Avenue, said the developers addressed a lot of their concerns. He talked positively of the solutions for noise, odors, landscaping, and right-of-way. He agreed with Mrs. Plevel regarding the building cluster. F: inutes\DRB`t2004':.5-11-04 draft minautes.doc Draft minutes to be approved 3 5/11/2004 Development Review Board Minutes(excerpt) Page 4 Bill Adler, 10720 North Eagle Eye, thanked Ms. Montana for using the term "generic". He believed it applies to this ordinary, undistinguished center. The 1996 General Plan requires view protection as an essential part of designing. He had not heard of any law being assessed. He suggested the entire line of buildings be moved towards the center parcel to increase the view and allow a new use of the rear of the buildings. He did not approve of the two way vehicle traffic aisles which will be used by people pushing strollers and carts. He thought the fast food restaurants should be clustered, the loading ramps should go under the buildings because of the limited space, and parking should be underground to allow more open space for amenities, views, gathering places, courtyards, etc. It would be expensive, but the project could become a desirable entry way into Oro Valley. He hopes the Board will continue this and give direction to the developer to produce something more imaginative and more constructive to the ideas they have shown. Donna Heidinger, 7362 North Camino De Maxmillian, secretary for the home owners' association, addressed the letter that Ms. Montana issued prior to the meeting. She wanted to emphasize the agreement from the annexation of Pima County to Oro Valley, specifically the elevation limit for a building height. Oro Valley has a reputation for beauty. The potential is there to make this a very nice development. They would like to see the buildings clustered. PUBLIC HEARING CLOSED Recess: 7:58 p.m. Reconvene: 8:10 p.m. MOTION: Member Kunisch MOVED to continue OV 12-03-14, Oracle Crossing Development Plan. Member Culver seconded the motion. Discussion: Mr. Langlitz addressed the board stating he strongly objects continuing this plan because the Town has an obligation to keep the project moving. If it is continued by DRB, the Town would be in violation. The placing of buildings has already been approved by Council; DRB should respect that. If DRB is dissatisfied with the plan, they should make a recommendation to Council. But, DRB would be going far beyond their duties if they ignore what has already been approved by Council. Shared concerns of the Members were the following: o breaking up the mass of buildings o limited entrance from Northern Avenue o modify parking and its aisles to one way o public art and gathering areas be put together o clustering dining areas o overflow parking area/overnight trailer trucks o debris issue on Northern Avenue needs resolution o more shopping corrals F:\Minutes\DRB\2004\5-11-04 draft minutes.doc Draft minutes to be approved 4 5/11/2004 Development Review Board Minutes(excerpt) Page 5 o western side moved forward to enhance views o put employee parking in the back o back of the building needs more articulation o more ways to shade the parking lot Member Reddin asked for the continuance because it is a good project but those big issues need to be addressed. Member Vogelsberg was dismayed at Exhibit C because numerous items are deferred, stating "prior to . . ." It makes their job hard. It is just not ready to go. The architecture is right on track. The layout has problems. Member Culver reiterated that this is a great project, great market and restaurant. If the plan can be tweaked a little, it will bring a lot to the plan. Mr. Langlitz stated that the Applicant needs to understand what they need to do when they come back. Chair Vogelsberg believed that they have been very explicit in what was asked for and asked for the Applicant's feedback. Mr. St. John, Applicants, appreciated the comments and acknowledged the developer's good job. Their design was put together with staff and neighbors and is within the guidelines. Buildings 11-18 configuration, setback, and sound wall was established with Council with the Concept and PADA Plan. They worked with the neighbors to address the issues. If the buildings are separated more, it would not be good for the businesses. Retailers would not sign leases with parking in the back, nor do the neighbors want parking in the back. The height is hard to hide. The design of the parking, landscaping, art, and seating areas are all things the Town wants. They have worked on this project for two years and through the annexation. For this to be continued, they need specifics. They have specifically stated that they can do certain things to improve the R.O.W. They can change the color of the buildings, but changing the parking lot to diagonal parking is unacceptable. If the Board cannot be specific, there should not be a continuance. Mr. Langlitz said the fundamental misunderstanding is the role of DRB. The DRB does not design a project. The DRB looks at the proposed development and determines if it is in compliance with the PADA, the Tentative Development Plan approved by the Council, and Economic Development Agreement. If it is in compliance and already approved, the Board has no authority to alter that. His recommendation was to not continue it. Look at what was presented. If it is in compliance and has been approved by Council, then approve it. If it is partially in compliance, then approve it with conditions. If it is not in compliance, then deny it. Mr. Langlitz told Member Culver that the Concept Plan is what he is referring to. He stated that the Council has already approved the Concept Plan and the DRB cannot alter it. I : M inutes\DRB;2004 L:5-l l-04 draft minutes.doc Draft minutes to be approved 5 5/11/2004 Development Review Board Minutes(excerpt) Page 6 Member Kunisch said they can make recommendations to the Town Council: move the buildings forward and to be more stealth, cluster public art and gathering areas, restrict Northern Avenue access to emergency vehicles only, make the parking lot one-way, create diagonal parking, and g Y add shopping corrals. Member Weatherford read Number 4 in Exhibit C and it sounds like it allows the moving and changing the design of the buildings. Mr. Langlitz agreed it says that but again stated the DRB cannot do that. Member er -Vo elsbrestated the motion and second for a continuance, and asked if the motion g g still held. AMENDED MOTION: Member Kunisch MOVED to amend the motion, to approve 0V12-03-14, Oracle Crossing Development Plan, with the conditions set forth in Exhibit C with the additional conditions: o public art clustered with the gathering area o Northern Avenue traffic entrance be only for emergency vehicles with a gate, not to be used for delivery o one way traffic aisles o recommend to Council to have the building parapets moved forward o buildings made more stealth o adjust the color of the buildings to blend into the mountains Member Caswell seconded the motion. Motion carried 4-2 (Reddin and Culver opposed). Discussion: Member Culver recommended more design and Member Kunisch agreed. Member Weatherford added to minimize the buildings view. F:\Minutes\DRB\2004\..5-11-04 draft minutes.doc Draft minutes to be approved 6 ATTACHMENT 11 —DRB CONDITIONS Exhibit C to OV12-03-14, Oracle Crossing Development Plan and Preliminary Plat Conditions of Approval (replaces the former Exhibits A & B) 1. Prior to Town Council review of this Development Plan, the Applicant shall provide assurance that ADOT and the Town Engineer approve all traffic improvements and the resultant Project circulation plan. 2. Prior to submittal of the Grading Permit application, the Applicant shall provide a recorded easement signed by the owner(s) of the Entrada De Oro shopping center that assures cross-access for vehicles, pedestrians between the two centers. 3. Prior to submittal of the Grading Permit application, the Applicant shall provide a recorded easement with the owner(s) of the Casas Lindas apartment complex that assures use of the Casas Lindas drainage channel by the Applicant and Oracle Crossing Center for stormwater flow. 4. Prior to Town Council review of this Development Plan, the Applicant shall submit to the Town for review and approval for accuracy a visual impact analysis of the Project from the Northern Avenue perspective. The visual analysis shall study variations or design options for the building mass and architectural treatment of the in design of the back of Buildings 11 through 18 with the requirement that buildings be redesigned to be detached and/or staggered in height and/or setback further at strategic locations in order to preserve some"slices"of valued views of the distant mountains. Such revisions shall be submitted in a revised DP prior to Town Council review. 5. Prior to review of the Development Plan by Town Council, the Applicant shall revise the Development Plan to substitute the Commercial Design Manual 48 inch "diamond" parking island option for the PCZC standard parking island design of a 48 inch wide, 20 foot long parking island, with canopy tree and under story plantings and ground cover, to be located every 10 spaces throughout the Project. The Landscape Plan shall be similarly revised within 90 days of approval of the Development Plan by Town Council with this condition. 6. Prior to review of the Development Plan by Town Council, the Applicant shall revise the DP General Notes to include language that demonstrates assurance that all tenants and owners of property within the Site shall adhere to the following restrictions: (1) Deliveries, loading, idling, or similar operations shall not occur between 10:00 PM and 6:00 AM unless the activity occurs within a loading bay or on the street side of the building; and (2) Trash removal or compaction, or similar operations, shall not be allowed between 7:00 PM and 7:00 AM. 7. Prior to the review of the Development Plan by Town Council, the Applicant shall provide a written document to the Town Zoning Administrator which constitutes a Noise Plan and a Nuisance Odor Plan, with mitigation measures, and which meets the applicable standards of the Pima County Zoning Code. The plan shall include building/use siting and design measures to ameliorate potential noise and odors. Exhibit B to OV 12-03-14, Oracle Crossing Development Plan and Preliminary Plat Development Review Board review of May 11, 2004 Page 2 of 3 8. Prior to the review of this Development Plan by Town Council, the Applicant shall submit a revised plan showing an amended General Note number 35 which would specify that the lighting plan, meeting the requirements of OVZCR Chapter 17, be submitted and approved by Town staff prior to the issuance of a building permit for the Project. 9. Prior to the review of the Development Plan by Town Council, the Applicant shall submit a revised plan showing an amended General Note number 38(A)which shall state: "Building location and square footage Buildings and their associated square footage, and land uses permitted by underlying zoning, and their associated parking and loading requirements, may be adjusted with the approval of the Zoning Administrator and the Town Engineer, provided that the changes do not alter parking lot design, vehicular circulation pattern, or pedestrian circulation." 10. Prior to the review of the Development Plan by Town Council, the Applicant shall provide a revised Preliminary Plat that clearly shows: A. the boundary lines and approximate distances of each lot (per PCZC 18.69.050.A.1.a); B. all easements with their dimensions and purpose(per PCZC 18.69.050.A.1.b); and C. a CC&R document for the Lot Owners'association showing all necessary cross-access and drainage easements, and all other applicable easements. 11. Engineering Conditions of Approval A. The developer shall contact the owner of the Casa Linda apartments and work with them to cleanout the drainage channel and connecting the 3-30 inch RCP to the channel. A letter of their approval shall be submitted to the Town Engineer. B. All detention/retention systems shall be designed to completely drainage within a 12 hour period. Show all calculations. C. Correct the Qioo value for concentration point DA4 on the table of 100-year post developed discharges on the developed watershed map. D. State the design capacity of the Casa Linda Apartment drainage channel in the body of the drainage report and what must be done restore the channel to this capacity. E. Include freeboard calculations for all proposed drainage channels. F. Show the existing bus stop on Oracle Road in the vicinity of Driveway 1. Show how access will be provided to the bus stop including ADA access. G. Check the grading of the parking area east of PAD 8, as it does not match the drainage concept. H. Show a detail of the retaining/screen wall along the frontage of Oracle Road. I. Provide a 14-ft wide entry lane for Driveway#2. J. Correct the ADA parking space width on detail 6 of 6 of the development plan to 8-ft. K. Correct the Qioo discharge for concentration point DA7 to 909-cfs on the table of 100- year pre-developed peak discharge on sheet 6 of the development plan. L. Provide two eastbound 12-ft wide left turn lanes and an eastbound 12-ft wide shared through and right turn lane for Driveway# 2. Exhibit B to 0V12-03-14, Oracle Crossing Development Plan and Preliminary Plat Development Review Board review of May 11, 2004 Page 3 of 3 M. The 10-year storm event shall be conveyed beneath Northern Avenue at concentration points A-1/DA-7 and provide detention for the 10 year event in the adjacent parking area. Revised the drainage report accordingly. TOWN OF ORO VALLEY STAFF REPORT TO THE TOWN COUNCIL MEETING DATE: June 23, 2004 TO: HONORABLE MAYOR AND COUNCIL FROM: Robert Conant, Planner II SUBJECT: OV12-03-34, WLB GROUP, REPRESENTING STONE CANYON LLC, REQUESTS APPROVAL OF A PRELIMINARY PLAT FOR 82 SINGLE-FAMILY LOTS, STONE CANYON VII, LOCATED NORTH OF TORTOLITA MOUNTAIN CIRCLE IN RANCHO VISTOSO NEIGHBORHOOD 11, PARCEL 219-05-011A, A PORTION BACKGROUND: The WLB Group, representing Stone Canyon LLC, requests Town Council approval of the Stone Canyon VII Preliminary Plat located in Neighborhood 11 Rancho Vistoso. The existing condition of the site is mostly undisturbed desert, except for the blading in of Tortolita Mountain Circle. The topography of the site includes rock outcroppings with slopes of 25-percent and greater. Due to the sensitive nature of the environment where the Stone Canyon subdivisions are located, Vistoso Partners engaged Harris and Associates to conduct a survey and report on the impacts to wildlife in the area. The report for Neighborhood 11 dated August 5, 1998 concludes: "Any development of these lands for houses, roads and golf will inevitably have impacts on wildlife. However, the negative impacts of development can be significantly reduced by careful planning that protects as much of the valuable habitat types listed.....in an undisturbed condition." PAD Amendment Neighborhood 11 and 12: On June 19, 2002 Town Council adopted Ordinance 02-18, amending the Rancho Vistoso PAD to allow certain areas designated Open Space to be developed. Stone Canyon VII was one of the areas originally designated open space within the PAD. Ordinance 02-18 had a number of conditions attached that have not been completed. Attachment B includes a breakdown of the requirements and a status report. Surrounding Land Uses: The following are the surrounding land uses and zoning: Zoning Land Use North County SR Vacant South PAD Residential Vacant Stone Canyon IV East PAD Open Space West PAD Residential Vacant Stone Canyon II SUMMARY: Stone Canyon VII will feature a variety of custom homes on one-acre lots. The existing land use designation under the Rancho Vistoso PAD is Very Low Density Residential (VLDR). The plat is designed to preserve rock TOWN OF ORO VALLEY TOWN COUNCIL STAFF REPORT Page 2 outcroppings and slopes of 25% and greater. Each lot is designed with an optimum building pad. The development standards for the subdivision are as follows: Area of Site 306.77 acres Current Zoning PAD Proposed Density .26 DU/ac No. of lots proposed 82 Lot size (Min and Max) 43,560 and 173,011 sq. ft. Building Height 30-feet maximum Setbacks (Front, Side, Rear) 30, 20, 40 feet OVZCR Compliance: Overall the plat is in compliance with the OVZCR. Rancho Vistoso PAD Requirements: The proposed preliminary plat is in conformance with the requirements of the Rancho Vistoso PAD. Slopes of 25% and greater are designated as open space in the PAD. The proposed lots "lot" into slopes of 25% and greater. To protect the PAD open space areas optimum building envelopes have been established and PAD open space areas in the lots are designated as conservation easements. The conservation easement will keep in perpetuity that portion of the lot covered by the easement and designated open space or no build areas. Removal of the easement will require Town Council action. Thus there is no grading of slopes that are 25% or greater. This approach complies with the PAD as follows: 1. The Rancho Vistoso PAD under Very Low Density Residential states "a building envelope shall be located on each lot based on preservation of important natural features of the site, and all improvements and disruption to the site must be located within this envelope." The portion of the lot lying outside the building envelope shall be recorded as permanent open space by the plat. 2. The Rancho Vistoso PAD states "The designation of open space not dedicated to a public agency shall be included in deed covenants, conditions and restrictions." The open space in question is private property not dedicated to the public; however, it may be addressed via the CC&Rs and/or conservation easements. The PAD does not preclude platting into open space Water: With the completion of Water Plant 14, east of the Ritz-Carlton site, water supply is available to the project. Stone Canyon VII may require a booster pump from the I Zone transmission line because of the elevation of this project. There is not any estimated time when the infrastructure will be constructed. Vistoso Partners is responsible for the design and construction of the water transmission lines. Due however, to grades within and without the project areas, it is undetermined how to loop the transmission lines through Stone Canyon IV (to the south), Stone Canyon VII and Neighborhood 12. There is a considerable degree of additional planning needed prior to allowing the release of lots in this area until I zone water infrastructure, including the off-site water transmission lines, are in place and operational. C 5 TOWN OF ORO VALLEY TOWN COUNCIL STAFF REPORT Page 3 The OVZCR res that requires "[e]ach lot shall be supplied with safe, pure and potable water in sufficient volume q andressure for domestic use and fire protection in accordance with Town standards." However, the OVZCR p does not preclude the Town Council from approving Final Plat for this project prior to the installation of the water supply 1 system. Accordingly, staff is recommending a condition that the Final Plat cannot be recorded until such water system is in place and operational. Circulation: Access to the subdivision from Rancho Vistoso Boulevard will be from Vistoso Highlands Drive and the future Tortolita Mountain Circle. The development will have very minor impacts to the area highway network. The area highwaynetwork has been designed and constructed to incorporate the traffic generated from this development. Drainage: The existingon-site drainage patterns from north to south will be maintained. Stormwater runoff for the site is conveyed by existing washes through drainage culverts and roadway dip sections that are provided to protect road crossings. Roadside channels are also proposed to protect roadways and divert flows to existing washes as necessary through-out the subdivision. Flows exit the site to the southwest via existing drainage improvements and to the southeast into Honey Bee Wash. A Floodplain Use Permit will be required on an individual basis to construct bank protection and fill to provide a"buildable area" for some lots Grading: This project provides 82 custom-graded home sites on 307 acres. Grading for this phase of construction will be restricted to the construction of roadways and utilities under a type 2 grading permit. A type 1 grading permit will be required for the construction of custom homes on the site. General Plan Compliance: Staff finds that the Stone Canyon VII Preliminary Plat is in conformance with the low-density residential land use designation of 1.0 dwelling per acre. As proposed, the plat promotes Policy 1.1I, to "encourage the use of building envelopes.....[where] the area outside the building envelopes must be maintained in a natural state" and Policy 1.1H which protects slopes of 15 percent or greater. The project is also in conformance with Policy 6.2G by"preserving and enhancing open space area that protects the visual, natural and cultural resources of the community." DRB ACTION: The DRB on May 20, 2004 voted by a majority (5-0) to recommend approval of the Preliminary Plat for Stone Canyon VII, subject to the conditions listed in Exhibit A. RECOMMENDATION: It is recommended that the Town Council approve the Preliminary Plat for Stone Canyon VII, subject to the conditions listed in Exhibit A. TOWN OF ORO VALLEY TOWN COUNCIL STAFF REPORT Page 4 SUGGESTED MOTIONS: I move to approve OV12-03-34, Stone Canyon VII Preliminary Plat Rancho Vistoso Neighborhood 11, subject to the conditions listed in Exhibit A attached, herewith. OR I move to approve OV12-03-34, Stone Canyon VII Preliminary Plat Rancho Vistoso Neighborhood 11, subject to the conditions listed in Exhibit A attached herewith and the following added condition(s): OR I move to deny OV 12-03-34, stone Canyon VII Preliminary Plat Rancho Vistoso Neighborhood 11, finding that: Attachments: 1. Exhibit A 2. Exhibit B PAD Amendment report 3. Stone Canyon VII Preliminary Plat Plannin. . d Zo g Administrator Contact Linda Thompson The WLB Group Co unity Develo ent Director Fax 881-5313 Town Manager EXHIBIT A CONDITIONS OF APPROVAL STONE CANYON VII OV12-03-34 1. Conservation easements shall be recorded with the Final Plat and with the deeds to each lot within the subdivision for all no build areas. Any proposed changes to the conservation easements shall be reviewed by the Town Council. 2. All conditions of the PAD Amendment Ordinance 02-18 shall be satisfied prior to Town Council review of the Final Plat. EXHIBIT B STATUS OF PAD AMENDMENT CONDITIONS OV9-01-09 Attached is the Exhibit A from the PAD Amendment, all conditions have been met except for condition 4 and its sub-parts and condition 7 and 8. Condition 4: The title reports and legal descriptions are being prepared and should be completed and ready Town Council action within the next few months. All of the properties listed in condition4 except for Honey Bee Park, have been placed in escrow and transfer of title will be accomplished prior to the recording of the Final Plat. Vistoso Partners has already transferred ownership of Honey Bee Park to Pima County; theyare now helping to facilitate transfer from the County to the Town. Condition 7: Vistoso Partners are in the process of providing a trail head and trail easements,but the work is not completed as of this time. See the attached graphic. Condition 8: Vistoso Partners are currently working to complete all of the established trails in Rancho Vistoso and this work should be completed by the fall. Some public access has been provided through final plats. Staff is field verifying the trails and compiling a list of required public access easements. See the attached graphic. CI CO - 0. f?"---- 4'''':114 as- 4,•••00.0• as ,N ‘ ,4,.--,44,., • r11110 11 - e in 0 13 -1 • \‘'Ilk till 0 o P :N CO _ • �� Cin 0 • -K07.° •. • • t •o • (r2 y000pQQ,o •k © 3 ..? g6 ti MI I[- 03 •' Q q�• oma,• � . ,'. =_< .4 •.1?" zz0O 0 o .........4 I,,d, 4, 4.I' it3 IP 0 o ° �e Z z o Z , _a o r oQ .•0. I N N a 4 'OD *5 x -0 .44. . O t O ' `t 0 0) . .*% c.0 ,j� SD aC j 0 p a p)6'1 Y 0* ; 6 940 4('a ' ''-- "' immill D° i0a00<" ° 000 C. , ,t, / .0 IL mai O0 O 3 O 0 0 v 0C Z .:_,-., -- - ,; . :,-' ,,,,.- -10,2 °.. .- . I i N till 0 o X -..-: . • • :-:•1 = ai C) O N /1"."3 C 0u It CD • EXHIBIT 'A' • CONDITIONS OF APPROVAL OV09-01-09 REQUEST TO AMEND THE RANCHO VISTOSO PAD • 1. Change the land use designation .on the TDP for lots 342 and 343 to very low density residential. 2. Add a general note to the TDP about the close proximity to the existing La Cholla Air Park, which lies directly west of Rancho Vistoso NH 11. 3. The TDP and affected areas of the PAD Map and document will be revised as approved by Council and submitted to the Town in an acceptable digital format (DXF format for images and WORD format for text files). 4. The applicant will dedicate the areas to the Town as follows (see Proposed Trade Areas Exhibit C): a. 65 acres (northeast corner of the NH 11) shall be deeded in fee to the Town at the time of recording of the Final Plat, however title in fee, free from all liens and encumbrances, except conservation easements, shall be transferred into trust within 90 days of the Town Council vote approving the PAD amendment and shall not thereafter be encumbered; b. ITC property (120-acre north one-third of RV NH 12) shall be deeded in fee to the Town at the time of recording of the Final Plat, however title in fee, free from all liens and encumbrances except conservation easements, shall be transferred into trust within 90 days of the Town Council vote approving the PAD amendment and shall not thereafter be encumbered; c. Honey Bee Park (77 acres) shall be deeded in fee to the Town at the time of recording of the Final Plat, however title in fee, free from all liens and encumbrances, except conservation easements, shall be transferred into trust within 90 days of the Town Council vote approving the PAD amendment and shall not thereafter be encumbered; d. Honey Bee Wash Common Area (98 acres) shall be deeded in fee to the Town at the time of recording of the Final Plat, however title in fee, free from all liens and encumbrances shall be transferred into trust within 90 days of the Town Council vote approving the PAD amendment and shall not thereafter be encumbered; e. Within 36 months of the Town Council's vote approving the PAD amendment, the Final Plat shall be submitted to the Town in conformance with the Zoning Code. 5. Within ninety (90) days of the Town Council's vote conditionally approving this PAD Amendment, the Supplemental Agreement by and between Vistoso Partners,L.L.C.,Vistoso Golf Partners, L.L.C. and the Town of Oro Valley dated April 29, 1996 shall be amended. Such amendment shall incorporate terms to the absolute satisfaction of the Town of Oro • Valley at the sole and absolute discretion of the Town Council. The failure to adopt such amendment to the Supplemental Agreement within such ninety(90) day period shall result in the failure of this condition and this PAD amendment. The amendment to the Supplemental Agreement shall incorporate the followingprovisions rP but shall not be limited to those provisions: a. The recharge fee associated with water use for the Golf Club at Vistoso and the Stone Canyon Golf Course shall be assessed for all water used, on an annual basis. b. Vistoso Partners L.L.C. /Vistoso Golf Partners, L.L.C. shall pay to the Town $890,000.00. Such amount shall be secured by first liens on each of the designated 89 lots within Rancho Vistoso.Neighborhood 11. Each lien shall secure the amount of $10,000.00 due when the property is sold._ c. Vistoso Partners L.L.C. /Vistoso Golf Partners, L.L.C. shall pay the standard base charge for all water meters associated with the golf courses. d. All water connection.fees (impact fees) alleged to be exempt under the Supplemental Agreement are eliminated retro-actively to the date of execution of the Supplemental Agreement in consideration of reimbursement with interest of Vistoso Partners, L.L.C.'s cost of construction of Off-Site Facilities as set forth in Exhibit "C"of the Supplemental Agreement. 6. Vistoso Partners, L.L.C. shall: a. Effective no sooner than 90 days of the adoption of the PAD,but only when reasonably necessary for the Town's use, dedicate Water Plant Site# 15 (as shown in Exhibit D) to the Town without cost to the Town. Such dedication shall include all necessary ingress and egress routs and water line easements to the site. b. Secure, effective within 90 days,•a satisfaction and release from Stone Canyon L.L.C. or any other entity having an interest in the Town's obligation,if any,with regard to the acquisition of Reservoir Sites required for Water Plant# 13 and Water Plant # 14 which were dedicated to the Town pursuant to the Development and Pre-Annexation Agreement executed on or about March 8, 2001,between the Town and Stone Canyon L.L.C. Furthermore, Vistoso Partners, L.L.C. agrees to secure such satisfaction and release without cost to the Town. 7. The Agua Canada trail will be relocated provided an alternate trail alignment is chosenP er Exhibit F. Vistoso Partners shall deed to the Town the two-acre trailhead south of Stone Canyon III development and shall deed land or dedicate easements for connecting trails from the trailhead through their property to public lands at the southeast corner of Neighborhood 11. Vistoso Partners shall also contribute $50,000 to the Town for the costs of providing access to and trails from this trailhead. 8. Prior to recordation of the final plat associated with these amendments, Rancho Vistoso Partners shall complete all trails shown in the PAD, except those that are part of future developments, and shall provide public access to all of those trails- through recorded easements. 9. Encroachment into 25% or greater slopes, throughout the PAD, shall follow the criteria listed in Exhibit G. 10. Correct condition#11 on the TDP to read as follows: a) All lots will have a maximum of 20,000 sq. ft of gradable area per lot. b) The Town may approve lots with less than 12,000 square feet of gradable area to as low as 8,000 square feet with the specific identification of such lots on the Final Plat. 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