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Home My WebLink AboutPackets - Council Packets (1214) AGENDA ORO VALLEY TOWN COUNCIL STUDY SESSION FEBRUARY 12, 2003 COUNCIL CHAMBERS 11,000 N. LA CANADA DRIVE STUDY SESSION TO BEGIN @ THE SE CORNER OF LAMBERT LANE AND LA CANADA DRIVE CALL TO ORDER: 4:30 P.M. - 6:00 P.M. ROLL CALL 1. SITE TOUR OF SOUTHEAST CORNER OF LAMBERT LANE AND LA CANADA DRIVE - PARCEL 224-250-25C RETURN TO ORO VALLEY TOWN HALL: 2. (OVI2-02-06A) -- REVIEW OF GRADING WAIVER APPEAL FOR SITE GRADING, LOCATED ON THE SOUTHEST CORNER OF LAMBERT LANE AND LA CANADA DRIVE, PARCEL 224-250-25C 3. (0V12-02-06) -- REVIEW OF BEZTAK COMPANIES, REQUEST FOR APPROVAL OF A DEVELOPMENT PLAN, LANDSCAPE PLAN AND ARCHITECTURE TO CONSTRUCT 138 UNITS OF APARTMENTS WITH A CLUBHOUSE AND RECREATION FACILITIES AND 31,187 SQUARE FEET OF COMMERCIAL DEVELOPMENT, LOCATED ON THE SOUTHEST CORNER OF LAMBERT LANE AND LA CANADA DRIVE, PARCEL 224-250-25C ADJOURNMENT POSTED: 2/07/03 2:00 p.m. Ih 3 TOWN OF ORO VALLEY COUNCIL COMMUNICATION MEETING DATE: February 12, 2003 TO: HONORABLE MAYOR& COUNCIL FROM: Robert Conant, Planner II SUBJECT: STUDY SESSION—OV12-02-06, SEAVER FRANKS ARCHITECTS AND EEC, REPRESENTING THE BEZTAK COMPANIES, REQUESTS APPROVAL OF A DEVELOPMENT PLAN AND LANDSCAPE PLAN AND OV13-02-27 ARCHITECTURE TO CONSTRUCT 138 UNITS OF APARTMENTS AND 31,187 SQUARE FEET OF COMMERCIAL DEVELOPMENT, LOCATED ON THE SOUTHEAST CORNER OF LAMBERT LANE AND LA CANADA DRIVE, PARCEL 224-250-25C BACKGROUND: Seaver-Franks Architects and EEC, representing the Beztak Companies, request approval of a Development Plan, Landscape Plan and Architecture on 13.09 acres zoned PAD (El Conquistador Country Club). The project will consist of 138 units of apartments and 31,187 square feet of commercial buildings. The site was graded by permit in 2000 and some re-vegetation has taken place. Please see the attached chronology of development proposals and approvals on the site. HISTORY: The Town Council approved a Development Plan for 115,697 square feet of commercial development for the site on February 16, 2000. The Town Council further approved a development plan for OSCO Drug on January 17, 2001 and for Bank One on August 21, 2001. OSCO Drug is located on the northwest corner of the site and contains approximately 15,000 square feet with a drive-through window. The design of OSCO has set the tone for architectural design within the project. Bank One is located on the southwest corner of the site containing approximately 4,200 square feet with a drive- through teller. No other development has been approved for the site. The current proposal is to construct 138 units of apartments and approximately 31,000 square feet of commercial buildings on the remaining site. The proposed development is for a commercial strip along La Canada Drive and Lambert Lane with apartments tucked behind the commercial development. The proponents and staff have met a number of times to discuss the design and circulation of the site. The applicant has held neighborhood meetings with all of the surrounding subdivisions including a portion of Rancho Feliz to the west. TOWN OF ORO VALLEY COUNCIL COMMUNICATION Page 2 of 4 SUMMARY: Development Plan: The Development Plan is in general conformance with the requirements of the El Conquistador Country Club PAD. The maximum building height allowed under the PAD is 38-feet. The plan is also in general conformance with the OVZCR, if the grading exception is approved. The following are the primary design issues for the project as derived from the OVZCR Chapter 16 Design Guidelines: Section 16-103(A)(1)De-emphasize visual impacts of grading. The various parts of this guideline suggest that the visual impacts of building can be minimized through grading. For example; the buildings can be lowered which will diminish the visual impacts of the three stories requested in the development plan and allowed under the PAD. Section 16-103(A)(5)(a)Provide increased setbacks and landscaping between non-residential and residential land uses. It appears that the intent of the project is to segregate the commercial uses from the residential, so this design guideline applies and greater setbacks and landscaping should prevail. The commercial building facing La Canada Drive would need a greater setback from the apartment building immediately to the east and greater emphasis needs to be put on the landscaping in this area. If, however, the applicant's intent is to develop a truly mixed use project, then the relationship of buildings is in need of improvement. If the concept of the development is to be a self-sustaining village then the segregation of uses is inappropriate and the screening walls should be removed to allow for pedestrian movement between the uses. Landscaping then becomes much more important as a screen for certain obtrusive uses, such as trash dumpsters and loading areas. The free flow of uses and pedestrian movement may increase the livability and sense of community of the project as a whole. The designers will have to reexamine the circulation of the site both internal and external, if the intent is as stated above. Section 16-103(B)(3)(d)Integrate building design with the design of street, hardscape and landscape elements, so that the building and grounds present a natural, integrated appearance. The design of the apartment blocks should be integrated to the internal street in order to create the feeling of an urban village. This may be accomplished by landscape elements between the sidewalk and the building or by, instead of long straight parking bays by breaking-up the parking with landscaping and integrating the parking canopies into the landscape design or building design, (this will not be the case where garages exist for the units). TOWN OF ORO VALLEY COUNCIL COMMUNICATION Page 3 of 4 Building layout should be designed in such a manner to achieve a sense of arrival and home. It is strongly suggested that the residential portion of the site be integrated with the commercial. The project appears, as presently designed, that the main focus is the commercial with residential added on. If the entry focus of the residential component is Lambert Lane then the sense of arrival should be obvious. A strong entry statement should be designed that makes clear that you are entering a residential project and a commercial project. The proposed plaza and curvilinear entrance on Lambert Lane helps this situation. Pedestrian Circulation: The internal pedestrian circulation between apartment buildings and the clubhouse/recreation facility appears to work well overall. There is a good pedestrian connection between the proposed Bank One and the apartments; however, the pedestrian circulation between the apartments and the other commercial buildings on the site would appear to be non-existent or at least difficult to find. Landscape Plan: The landscape plan indicates a six (6') foot screen wall on the southern property boundary. In addition to the screen wall, the existing trees will remain in place and additional canopy trees (Mesquites and Palo Verde's) in 24-inch box sizes will be planted to augment the existing trees. This planting will occur prior to the issuance of building permits on the site. Shrubs and other under story plants will also be planted in this area. The planting will provide a screen for the houses in the village of La Canada, directly below the site. The landscaping along with the lowering of the building mass along this property boundary will provide privacy to the adjoining neighbors. Along the eastern boundary, which abuts the El Conquistador Golf Course, is plantings of Mesquite, and existing trees, transplanted from the site prior to the original grading occurring. The shrubs and under story plants consist of Red and Pink Fairy Duster and Sage with accents of Desert Spoon and Ocotillo. The landscaping along this side of the property is done in such a way as to protect the view to the east. Along Lambert Lane, the landscape plan proposes a twenty(20') foot buffer yard with a berm (60-inches high) and plantings of trees, shrubs and under story plants, of a similar palette as the other property boundaries of the site. The interior of the site consists of landscaping screening the commercial uses along La Canada Drive and Lambert Lane from the apartments. This is accomplished by using screen walls and plantings. A pedestrian connection links the bank on the southwest corner of the site with the apartment development. There is also a pedestrian link from the apartments to the plaza on the Lambert Lane side of the site. These pedestrian links and entry drives will make use of colored concrete or stamped asphalt. The plaza may be a location for the required Public Art for the project Architecture: The apartment buildings may be described as Southwest contemporary. The buildings are finished in earth tone stucco and clay tile roofs. Entry towers, garage entrances (some buildings) and fenestrations dominate the front TOWN OF ORO VALLEY COUNCIL COMMUNICATION Page 4 of 4 façade. Based on the design of the buildings all apartment units extend front to rear of the building. The rear by p façade is dominated apartment balconies and patios, with fenestrations and sliding glass doors. The front and � rear facades are treated in a similar manner. Fenestrations on the end elevations are a function of a bedroom in the end apartments. The El Conquistador Country Club PAD allows a maximum height of thirty-eight (38') feet. The apartment buildings which consist of two and three stories have a maximum height of 33'-3"to roof ridge and 35'-2"to g the top of the parapet ara et for the three story buildings and 27'-3" to roof ridge and 27'-6"to the top of the parapet for the two story buildings. The heights of all buildings on the site are in compliance with the PAD. The commercial building along Lambert Lane has a maximum height of 22'-4"to the top of the parapet and 32'- 0"to the roof ridge of the end towers. The commercial building along La Canada Dive is similar with a maximum height of 25'-6"to the top of the parapet and 33'-8"to the roof ridge of the tower. Thero osed restaurant building is also sheathed in stucco and stone veneer. The building has a maximum p p height of 23'-0" to the top of the parapet and 33'-0" to the roof ridge of the entrance tower CONCLUSION: The Development Plan, Landscape Plan and Architecture for this have a number of unresolved issues remaining. Staff will continue to work with the applicant to resolve all issues prior to the DRB meeting on the project. As of the writing of this report staff and applicant met on February 4, 2003 and resolved a number of issues relating to the grading exception. Staff and the applicant will again and hopefully resolve the issues related to the Development Plan and Architecture. Attachments: 1. Development Plan 2. Landscape Plan 3. Architecture / / .. ri P lanni gam'Zo ; Administrator 4-u,./r- 'CL Community Development Director T .p Y { g ► a er o4 / ,' y • ' .,717r. 1 , f •,,, . - . ., •.4 i - ,Afrsi?`f4,•., .i.r .„ , „,:,.. , , 1p ,.! ar, -,-..,_.ktryi‘,..:.i,;-, .i,A 4'."''•'...htt'; t..: I ' ,,,- 77,, ._,'''',4.,..ilf:' ;IOW —4,rt* '- •-.:;/'' ,:7411i .-.7 ',,k.''' $.4 , . I . ,.. •. '10 1 4.1/4 le d .ir,1.1 IX'I'--.No-,:i.,:t IL----'° Ert.;I,'.' •;1 4.;,-1 04.:'!•:-'1-''' ,„,44ii, 4i. ,,, . . _ -1 w .. '"*... ' ' -:'''' 'tt ''• ., , ,'t = -,, . ‘eii , tir . .,..,... - * i-I.. .,,••-A'•,.. ' - : , e'1-7.., 7,-,:. 7.,.`,' -i,•-•-/,,-,./,'....:. , ,-, d. . r i if,, ,,L.A ' •Aa$''' T :firet- .44'." - e411'7**.' ,:%t•g;,...3?4; -4 ...'-''' 4:44',.;.i'.. -kr-' -*!:,-,A.''. 4.:!*, . 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The applicant is requesting that they be allowed to remove the remnant hill entirely. This would employ a cut of approximately 22-feet. • The remnant hill is located near the northeast corner of the property and extends 35-ft into the right-of- way of Lambert Lane. • ThisJro'ect was originally known as the La Canada/Lambert Commercial Center, OV 12-99-07. p • Aadin exception, to exceed the limits of cut on the hills and fill on the southern portion of the site, �' g was requested in June of 1999 by The WLB Group as agent for the Beztak Companies. • On June 29, 1999, the grading exception was presented to the Development Review Board and was denied by a 4 to 3 vote. • The WLB Group officially requested an appeal to Town Council on July 19, 1999. • On September 1, 1999, Town Council reviewed and approved the grading exception by a 4 to 1 vote with up to 10-ft of cut on the subject hill. • The development plan was approved by the Development Review Board and Town Council and by July of 2000 the improvement plans were approved by the Town and a Type 2 grading permit was issued to grade the site. • Thero osed gradingof the remnant hill that is the focus of this grading exception was not completed. p p Significant gradingof the hill is required to comply with the approved grading design on the approved gn improvement plans. REVIEW CRITERIA: The followingare the findings from OVZCR 15-501 used to evaluate grading exceptions with some of the g related facts of this case: The Development Review Board (DRB) will review all applications for grading exceptions at scheduled public p hearings. When reviewingrequests for grading exceptions, the DRB shall consider each of the five findings TOWN OF ORO VALLEY COUNCIL COMMUNICATION Page 2 of 3 and address them in their deliberations. To grant an exception the DRB shall find that the request addresses the concerns of each finding and is in substantial compliance with the findings as a whole. 1. The exception meets the"purpose" and"intent"of this code. ■ The intent of theadin ordinance is to avoid scaring and other adverse visual impacts, blend in with the �' g natural contours of the land,restriction of areas of disturbance and to prevent erosion and dust problems. ■ Keeping the hill is the best way to maintain the natural contours; however, most of the original natural p g contours have been eliminated by the grading that has already taken place on the site. • Removing the remnant hill will remove some of the erosion potential from the site. 2. Granting the exception constitutes the minimum to allow the proposed improvement. • The hill does conflict with the proposed new access on Lambert Lane which is a better access than previously designed. • Therevious development plan's access point is acceptable and the site can be developed for the allowed p p uses with or without the remnant hill. • Lambert Lane is scheduled for reconstruction in 2007, with additional travel lanes. Some modifications of the remnant hill may be required as part of the Town's project. However, it will not require removal of the hill. If the hill had been graded as approved, very little modification would be necessary for the Lambert Lane project. 3. The conditions on the property are unique such that strict adherence to this ordinance would cause an unnecessary hardship,which substantially limits the preservation, and enjoyment of property rights. ■ The applicant states that it would limit their ability to enjoy the full value of this land by being required keep the hill. They would need to reduce the amount of commercial or provide commercial that is not visible from Lambert Lane. 4. The exception imposes conditions so as not to constitute a granting of special privilege. • The applicant states that they are being held to a higher standard than surrounding properties, which removed hills and received grading exceptions. • The construction of the Lambert Lane created this remnant hill. • A hill was eliminated on the Fry's commercial site when it was constructed ten years ago. However, the Town did not have a grading ordinance at that time. • Two other grading exceptions were granted for Canada Crossroads and Walgreen's. These were very minor. • These and additional conditions should be required so that grading this exception is not a special privilege. See exhibit A. • The applicant states that approval of this exception requires special conditions which ensure that the exception does not grant a special privilege. (See finding#5 below.) 5. That the exception will not be materially detrimental to persons residing in the vicinity, to adjacent property, to the neighborhood or the public welfare in general. • The primary perceived benefit of the hill is to screen the development from some properties to the northeast. It also provides additional open space. • The change of the plan, from a primarily commercial center to primarily apartments, changes the visual impact of the site: o The new site plan offers increased open space as compared to the original plan. o There is less parking. TOWN OF ORO VALLEY COUNCIL COMMUNICATION Page 3 of 3 o Currently exposed and overhead utilities will be buried along the projects' Lambert Lane frontage. p o Additional setback from Lambert Lane will allow for enhanced berming and landscaping o All buildings with Lambert frontage will be restricted to one story o In the revised site plan roofs and building mass are broken up as compared to the original plan. o The newJ ro j ect is proposing to lower building floors by as much as 8 feet below the existing approved p p p project(see Exhibit B). o The revised sitep lan, with lower lighting standards and less lighting, substantially reduces spillover lighting from the interior of the project site into neighboring lands. Attached: Exhibit A, the original development and landscape plan Exhibit B, Building Evaluation Comparison 1 ar Pla ' Ind• Zoni A dmi r istrator C• - u 'ty Developme Director / .. 'i Town Manager Emmmilimmilm ci g p f. !`. :o Fl ; o Y + P N o ' " v a u a. ,. 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Shops #2 and buildings 5 and 7 have no comparisons because no buildings were located in those areas in the commercial center development plan. The difference column represents the position of the new proposal. Building Elevation, Feet Commercial Elevation, Feet Difference 1 pad 2522.6 2530.1 7.5-ft lower top 2546.1 2565.1 19-ft lower 2 pad 2515.0 2530.1 15.1-ft lower top 2538.5 2565.1 26.6-ft lower 3 pad 2523.3 2530.1 6.8-ft lower top 2558.5 2565.1 6.6-ft lower 4 pad 2523.0 2530.1 7.1-ft lower top 2558.2 2565.1 7.9-ft lower 6 pad 2526.0 2527.1 1.1-ft lower top 2561.0 2562.1 1.1-ft lower 8 pad 2525.3 2527.1 1.8-ft lower top 2560.5 2562.1 1.6-ft lower 9 pad 2519.7 2527.1 7.4-ft lower top 2543.2 2562.1 18.8-ft lower 10 pad 2516.0 2527.1 11.1-ft lower top 2539.5 2562.1 22.6-ft lower Shops #1 pad 2536.7 2532.3 4.4-ft higher top 2559.1 2567.3 8.3-ft lower Restaurant pad 2533.9 2531.9 2.0-ft higher top 2566.9 2564.9 2.0-ft higher 2 Snell &.\X/i1rner L.L.P. TUCSON,ARIZONA LAW OFFICES PHOENIX,ARIZONA One South Church Avenue Suite 1500 January 21, 2003 IRVINE,CALIFORNIA Tucson,Arizona 85701-1630 (520)882-1200 SALT LAKE CITY,UTAH Fax:(520)884-1294 www.swlaw.com DENVER,COLORADO LAS VEGAS,NEVADA Marc G.Simon(520)882-1233 msimon@swlaw.com BY HAND DELIVERY Town of Oro Valley Mayor and Town Council 11000 North La Canada Oro Valley, AZ 85737 Re: OV 12-02-06A/Grading Waiver for Site Grading/Parcel 224-250-25C/Beztak Companies - Applicant Dear Ladies and Gentlemen: We represent the Beztak Companies, the Applicant in the referenced matter. On January 14, 2003 the Development Review Board voted to deny a grading exception for which our client had applied in relation to its mixed-use, commercial and residential, project located at the intersection of Lambert Lane and La Canada Drive. This grading exception, as you may know, related to the grading of a "remnant hill" located on the project east of La Canada Drive on Lambert Lane. During the course of the hearing before the Development Review Board, our client explained in detail its plans for the development of the site and each of the various reasons and justifications supporting the application for a grading exception. Our client's explanations and reasoning satisfies the provisions of Section 15-501 of the Town of Oro Valley Zoning Code, and an exception should have been approved. We incorporate herein the various studies, reports, plan submittals and correspondence on file with the Town concerning this matter. This letter will constitute our client's appeal of the decision of the Development Review Board (the "DRB"). Our client requests that the matter be considered by the Mayor and Town Council pursuant to the provisions of Section 15-501 which provides that a decision of the Development Review Board may be appealed within 20 days of the decision to the Mayor and Council. Though we may supplement this appeal in greater detail in the coming days, and though we will endeavor diligently to meet with Town staff and conduct one or more study sessions, we would mention at this time that the approval of the grading exception, as explained by our client at the hearing, is critical to establishing proper ingress and egress to our client's proposed project, allowing both right turn and left turn access to and from the project from Lambert Lane. Further, Snell&Wilmer is a member of LEX MUNDI,a leading association of independent law firms. Snell L.L.P. Mayor and Town Council January 21, 2003 Page 2 the grading exception is consistent with all relevant policies of the Town, including those set forth in the Zoning Code, as there will be no exposed cut or fill slopes, whether or not stabilized. As the staff report before the DRB clarifies in detail, the small hill in question has few, if any, natural contours, has been graded and disturbed over the years, and is marred by erosion and denuded of vegetation. The hill is merely a remnant, and, under these unique facts and circumstances, it is not an actual amenity serving a valuable public purpose, particularly when balanced against the great harm and hardship to our client's project were the grading exception to be denied. The DRB failed in this matter reasonably to balance all relevant considerations pertaining to the remnant hill, including those of aesthetics, sound planning and traffic movement. We submit that reasonable development of our client's site will necessitate the exception requested. The grading exception requested by our client is the minimum necessary to accomplish development of this site in a responsible and professional manner. Because of the location of other points of vehicular access both for the existing commercial development at the southeast corner of Lambert Lane and La Canada Drive, and for the Fry's store and fueling station to the north, there are no other feasible or reasonable points of access for vehicular traffic to and from our client's property that can result in any meaningful preservation of the hill. No public purpose is served in preserving small bits or portions of a hill such as the remnant at issue in this matter. As was established during the hearing before the DRB, the hill adds nothing meaningful to the natural resources of the Town, and whatever purpose it serves by virtue of shielding our client's mixed-use project from view of neighboring properties is extremely minimal at best. Properties to the north and east of our client's project are at higher elevations, having a full panoramic view of our client's project. Screening, if such is desired, could be accomplished in ways far less damaging to our client than a mandatory preservation of this unnatural feature on our client's property. Finally, we would ask the Council to realize that the previously approved development plan and grading plan for the site allowed further encroachment and revision of the hill, clearly demonstrating that its value was not seen as any sort of visual amenity. In fact, preservation of a small portion of the hill was contemplated only because the prior development plan envisioned a shopping center. It was perceived by staff, under that now defunct plan, that the remnant hill might help shield the grocery store loading and unloading zone. That consideration, with an entirely different development plan, is no longer relevant. In fact, the prior development plan has proven to be inappropriate in view of surrounding development and market realities. The proposed development plan depicts a quality project serving an actual community need, and entails the lowering of building profiles across the entire site. There will be no necessity to shield loading and unloading zones, and no reason to preserve a portion of this unnatural land feature. Far less onerous, and more sensible, alternatives exist. SnelI&Wilmer L.L.P. Mayor and Town Council January 21, 2003 Page 3 We look forward to supplementing this letter and providing additional information to you in the near future, and look forward to working with Town staff. Thank you for your consideration of this appeal. Yours truly, Snell & Wilmer Marc G. Simon MGS:tj cc: Ryan Bale, EEC Engineering Mike Franks, Seaver Franks Architects Robert Conant, Jr., Planner Kathy Cuvelier, Town Clerk Sam Beznos Larry Wilkinson • . • • • eee Tritg • • • • • • • • civil engineering - February 6, 2003 • - environmental BY HAND DELIVERY services • Mayor and Town Council Town of Oro Valley flood control 11000 North La Canada and drainage Oro Valley, AZ 85737 • Re: OV 12-02-06A/Grading Exception for Site Grading/Parcel 224-250- -- 25C/Beztak Companies-Applicant • land surveying . Dear Mr. Mayor and.Members of the Council: landscape EEC Engineering, on behalf of the Applicant, Beztak Companies, appreciates architecture your consideration of the appeal in the referenced matter, and wishes to aid your deliberations in the scheduled Study Session. In further discussions with Town Staff - it was mutually determined that a summary of the primary facts, issues and natural resources considerations pertinent to the requested grading exception would be helpful. Accordingly, this letter will explain our client's reasons and justifications for the grading exception at issue. - - transportation - 1. Introductory Remarks - • Preliminarily, we would like. to emphasize that careful studies and other water and relevant considerations have demonstrated-to our client that any effort to develop.the wastewater , site in question, the Southeast corner of Lambert Lane and La Canada (surrounding the Osco Drugstore facility), with entirely a commercial project would at this.time be contrary to sound decision making. With three corners of commercial development, • and a major grocer already on the Northeast corner,_as well at First Avenue and Oracle, initial efforts to establish yet another major grocer on this site were properly reconsidered.- It econsidered:It is to the Town's benefit that our client plans a project that will -be . • successful, and the one now before the Town, involving allowed uses of apartments and commercial development, is a better plan across the board. Our client's market studies show great demand.for apartments and supporting commercial at this site, as well as for limited office, retail and restaurant use. The apartments alone will provide support for a part of the commercial use, as well as needed additional support. for commercial uses existing in the nearby area. Engineering and Environmental Consultants, Inc. 4625 E.Fort Lowell Road • Tucson,Arizona 85712 Tel:520-321-4625 - Fax:520-321-0333 www.eec-info.com • • 1 In addition to bringing a successful project with attendant sales and other � taxes and revenues to the Town, our client plans a first class apartment project with modifications designed to respond to valid concerns expressed by the Town with regard to building heights, landscaping, traffic movement and other considerations. 2. Necessity and Justification-for the Exception With thisg eneral background, we would like to emphasize two other relevant, though preliminary, factors that enter-into the analysis of the exception requested in this case. First, the small hill in question (i.e., the isolated bill along Lambert Lane just east of La Canada) contains virtually no natural contours and has been altered by roadway construction, utility pole installation, and.by other approved grading. The • hill is essentially devoid of any significant desert vegetation and is denuded on more. than one face. Further, for the previously approved commercial project that would have occupied the entire site, there was already an approved grading exception for that project. The existing exception allowed the toe of the hill to be pushed south 19 feet, for the top to be lowed, for a taller power pole to be installed,_and significant additional grading was to occur on the south side of the hill for an outdoor water feature associated with the commercial center. Our requested grading exception will • place the power lines underground. we Second, emphasize that the grading exception requested in this instance has, in reality, little to do with the apartment use of this land. While the quality and nature of the overall commercial and residential development mitigates any adverse impacts from grading, the grading is to allow for a reasonable access to the project P �' g while preserving a viable commercial use. Without the grading exception,' the - commercial use of the site,being along one of Oro Valley's busiest and most visible arterial roads, would be unfairly limited, with even the remaining portions being left without proper space and visibility. The point being made is that the apartments are a viable use on the portion of the site in question, but the overall project includes an important commercial component which is unfairly burdened by the isolated hill. The following will respond to your Town ordinance setting forth criteria.for an exception from the portion of the Grading Ordinance that regulates cuts and fills to six feet in height_ • • • 3. The Five Criteria for an Exception (a) The Exception Meets the Purpose and Intent of the Code Thep urpose of the grading limitation establishing six foot limits to "cuts" and "fills" is to avoid the unsightly•appearance of large rip rap slopes and other exposed cut or fill slopes, and to limit the impact of erosion on steep cut or fill slopes. In addition, there may be safety reasons as well as some desire simply to limit removal of certain natural, aesthetic topographic features. None of these purposes is offended in the least by the grading exception requested in this instance. Absolutely no cut or fill-slope will remain in connection with the hill. The hill is to be removed and replaced with landscaping and reasonable screening to help shield a portion of the project from the view of the nearest neighbors. There will be no unsightly-rip rap slopes, or other exposed fill or cut slopes. In addition, the hill in this instance is hardly natural, and it contains virtually no native vegetation of significance.. It is so isolated and small that the benefit to the Town of allowing proper commercial use of the land, having the utility lines placed underground, and mitigating a project traffic hazard posed by obstruction of sight visibility from the hill greatly outweighs any perceived adverse impact by removal of the hill. Thep urpose of the Grading Ordinance is -in no way compromised by the exception requested. - (b) The Grading Exception Constitutes the Minimum to Allow the Proposed Improvement Many alternatives were explored prior to determining that the hill should be removed. Our client explored having the access to the project located closer to La Canada, but that option had severe drawbacks. The close proximity to• La Canada wouldeatl impede or prevent left-turn access out the project, and even then � Y p would force the commercial component along Lambert Lane into • a small unmarketable area. Though the hill, itself,is not large, it simply occupies too much of the front footage along Lambert Lane to allow both a proper access road and a remaining commercial use of any size or visibility. The access roads and access points for the project as now designed are ones which, as we believe staff now concurs, are the optimum ones based upon surrounding development. The exit along Lambert Lane is aligned with the easterly entrance at the Fry's Store, one which is far less busy than the Fry's Store entrance to the west. Were our client to alignits access with the busier westerly Fry's Store exit, traffic from the two projects not only would be in potential conflict, but would be too close to La Canada Drive where considerable issues of traffic congestion and left- turn vehicle stacking must be addressed in a safe manner. • • • • Therefore, with optimum traffic control considerations, the roadway access for_our client's project must impact the hill, and once thatoccurs there is no reasonable means by which to preserve the remaining remnant, particularly when the purpose of the Grading Ordinance is clearly met and our client will be implementing numerous mitigating measures including: lowering the site, building landscape berms, varying building elevations, adding landscape screening, placing utility lines underground, increasing the setback from Lambert Lane, limiting building heights along Lambert Lane, and replacing three-story units with two-story units along certain boundaries. In summary, with all proper access issues addressed, with all mitigation measures employed, and with due. regard for the necessity to preserve commercial building pads along Lambert Lane, removal of the hill is the minimum necessary in accordance with sound planning. (c) The Conditions of the Property are Unique such that Strict Adherence to the Ordinance Would Cause an Unnecessary Hardship Which Substantially Limits the Preservation and Enjoyment of Property Rights The unique conditions in this case are openly apparent. The hill in question is not only isolated, but it is located right on the major roadway adjacent to the project. The hill not only impedes site visibility from a traffic standpoint, but it blocks effective access roads necessary effectively to serve the project without loss of important commercial building area. Preservation of the hill must, in some reasonable sense, be weighed against the great harm to the landowner caused by preservation. Lambert Lane is a busy thoroughfare, and-no one would deny that uses at the corner of Lambert Land and La Canada should be commercial. Any commercial use must have visibility and proper, safe access. To avoid the complete loss of valuable building area for commercial use, the hill must be removed. Placement of the project access farther to the west creates a conflict with traffic both from the Fry's Store and from La Canada, but also leaves no reasonable building pad area along Lambert Lane without encroaching into the hill in any event. Weighing the burdens, it must conceded that the condition and history of the hill, with existing grading exceptions in place, with utility lines on top, with future road widening-still to take place, with hardly no natural contours remaining, makes it only fair and reasonable that the grading exception be granted. The mitigation measures already discussed will adequately counterbalance any consideration entailed by eliminating the hill. (d) The Exception Imposes Conditions so as not to Constitute the Granting of a Special Privilege • • / There is no special privilege entailed by the granting of an,exception in.this case. The land on this site is. already unique. This is a parcel of land on one of the Town's busiest streets, a parcel that happens to have an unnatural, denuded hill immediately adjacent to the right of way, impeding building sites, access and visibility. A similar instance would rarely exist, and to allow common sense planning and fair use of land cannot be deemed a special privilege. The exception can be conditioned on landscaping, screening, and the other conditions placed on the Applicant's Development Plan, including certain lowering of elevations, the elimination of three story units along certain boundaries, the greater setback and height limitation along Lambert Lane, and elimination of the overhead utility line on the hill.-Specifically, the conditions found acceptable to the Applicant and staff are: (i) thirty six inch(36")trees and under story vegetation will be planted along Lambert frontage to form a dense screen; : _ (ii) a sixty inch (60")berm will be created wherever feasible along the frontage of Lambert Lane; (iii) the frontage berm will support the trees and under story vegetation described above, thereby screening the commercial project from view in much the same fashion as by the hill; (iv) all perimeter landscaping,building pads, and infrastructure will be completed in one phase, and will be installed within one year from the date of approval; and (v) all fronting overhead utilities along the Lambert Lane frontage of the project will be placed underground; (vi) building pads and resulting roof lines will be loweredby an additional amount to the greatest extent feasible as determined by Public Works; (vii) several buildings will be stepped to reduce the visual impact and to protect view con-idors; (viii) roof reflectivity shall be limited to sixty percent(60%); and (ix) the restaurant pad shall be set back from Lambert lane a minimum of ninety feet(90'). The exception would clearly be subject to conditions, and the exception would not allow any greater density, any new use, or any other such benefit. In fact, when compared to the project previously approved, the entirely commercial one, buildingelevations are uniformly lower due to the lowering of the site. (e) The Exception will not be Materially Detrimental to Persons Residing in the Vicinity,to Adjacent Property, or to the Neighborhood or the Public Welfare in General • The grading exception must be viewed in terms of what now exists, what was r alreadyapproved, and what will be the end result. The end result will be the pP improvement of a barren, graded site in the heart of Oro Valley's business and residential district. This site is a focal point that will be improved with commercial buildings along the periphery, and residential buildings in the interior. All construction will be first class. Landscaping, screening, and other features will far outweigh any perceived impacts from removal of the hill. Whatever loss may be perceived by the grading of the hill is inconsequential compared to what is gained in property values,views and sound land use. The reality is that the hill in this case is an anomaly. It is an isolated, unnatural feature without intrinsic value, and its preservation does more to impede proper land use and enjoyment of property rights than to further any conceivable Town goal or objective. Those who may oppose the grading of the hill must concede that with proper mitigation, as offered, including landscaping,berms and screening, there could be no net loss to anyone by removal of the hill. There is simply no material incremental detriment in comparing what our client proposes and what was already approved.in p g the previous commercial development plan. Properties to the north and northeast of the subject site are on higher terrain. Those properties received little or no screening by means of the hill on Lambert Lane. Though lower elevation homes do exist to the northeast, those are not only very limited in number, but the degree of screening by the hill is negligible. These homes, under the prior approved plan, would have had a panoramic view of the backside of a large commercial development, with the hill only blocking a small sightline of the former restaurant pad. Under the new plan, landscaping and screening will do what the hill may have done, and the views into the project will be of a quality housing development, designed to meet the Town's standards. 4. ,Summary We appreciate the,opportunity to present this case to you. Our client intends fully to build a quality project that will be an amenity to the Town. Differing emotions often are brought to bear in the course of development of previously vacant land. In this case,however,the land is already zoned for the uses in question, and the _ l • . r grading exception exc tion is one that inevitably would be requested by any landowner faced with the constraints at hand. By approving the exception you will only be doing what any other landowner would ultimately request in this instance. Thank you forr your consideration. Ort Yours truly, dv. EEC Engineering Ryan Bale cc: Craig Civilier Mike Franks, Seaver Franks Architects Robert Conant, Jr., Planner Chuck Sweet,Town Manager Byant Nodine Brent Sinclair Kathy Cuvelier, Town Clerk Sam Beznos Larry Wilkinson Marc G. Simon 2 ;!F 7!le�p:•F{ � Snellfp f4_ ` .. t Y-.� '�il 'IY I # L.L.P. l V w TucsoN,ARIZONA LAW OFFICES PHOENIX,ARIZONA One South Church Avenue Suite 1500 January 21, 2003 IRVINE,CALIFORNIA Tucson,Arizona 85701-1630 (520)882-1200 SALT LAKE CITY,UTAH Fax:(520)884-1294 www.swlaw.com DENVER,COLORADO LAS VEGAS,NEVADA Marc G.Simon(520)882-1233 msimon@swlaw.com BY HAND DELIVERY Town of Oro Valley Mayor and Town Council 11000 North La Canada Oro Valley, AZ 85737 Re: 0V 12-02-06A/Grading Waiver for Site Grading/Parcel 224-250-25C/Beztak Companies - Applicant Dear Ladies and Gentlemen: We represent the Beztak Companies, the Applicant in the referenced matter. On January 14, 2003 the Development Review Board voted to deny a grading exception for which our client had applied in relation to its mixed-use, commercial and residential, project located at the intersection of Lambert Lane and La Canada Drive. This grading exception, as you may know, related to the grading of a "remnant hill" located on the project east of La Canada Drive on Lambert Lane. During the course of the hearing before the Development Review Board, our client explained in detail its plans for the development of the site and each of the various reasons and justifications supporting the application for a grading exception. Our client's explanations and reasoning satisfies the provisions of Section 15-501 of the Town of Oro Valley Zoning Code, and an exception should have been approved. We incorporate herein the various studies, reports, plan submittals and correspondence on file with the Town concerning this matter. This letter will constitute our client's appeal of the decision of the Development Review Board (the "DRB"). Our client requests that the matter be considered by the Mayor and Town Council pursuant to the provisions of Section 15-501 which provides that a decision of the Development Review Board may be appealed within 20 days of the decision to the Mayor and Council. Though we may supplement this appeal in greater detail in the coming days, and though we will endeavor diligently to meet with Town staff and conduct one or more study sessions, we would mention at this time that the approval of the grading exception, as explained by our client at the hearing, is critical to establishing proper ingress and egress to our client's proposed project, allowing both right turn and left turn access to and from the project from Lambert Lane. Further, Snell&Wilmer is a member of LEX MUNDI,a leading association of independent law firms. Snell& L.L.P. Mayor and Town Council January 21, 2003 Page 2 the grading exception is consistent with all relevant policies of the Town, including those set forth in the Zoning Code, as there will be no exposed cut or fill slopes, whether or not stabilized. As the staff report before the DRB clarifies in detail, the small hill in question has few, if any, natural contours, has been graded and disturbed over the years, and is marred by erosion and denuded of vegetation. The hill is merely a remnant, and, under these unique facts and circumstances, it is not an actual amenity serving a valuable public purpose, particularly when balanced against the great harm and hardship to our client's project were the grading exception to be denied. The DRB failed in this matter reasonably to balance all relevant considerations pertaining to the remnant hill, including those of aesthetics, sound planning and traffic movement. We submit that reasonable development of our client's site will necessitate the exception requested. The grading exception requested by our client is the minimum necessary to accomplish development of this site in a responsible and professional manner. Because of the location of other points of vehicular access both for the existing commercial development at the southeast corner of Lambert Lane and La Canada Drive, and for the Fry's store and fueling station to the north, there are no other feasible or reasonable points of access for vehicular traffic to and from our client's property that can result in any meaningful preservation of the hill. No public purpose is served in preserving small bits or portions of a hill such as the remnant at issue in this matter. As was established during the hearing before the DRB, the hill adds nothing meaningful to the natural resources of the Town, and whatever purpose it serves by virtue of shielding our client's mixed-use project from view of neighboring properties is extremely minimal at best. Properties to the north and east of our client's project are at higher elevations, having a full panoramic view of our client's project. Screening, if such is desired, could be accomplished in ways far less damaging to our client than a mandatory preservation of this unnatural feature on our client's property. Finally, we would ask the Council to realize that the previously approved development plan and grading plan for the site allowed further encroachment and revision of the hill, clearly demonstrating that its value was not seen as any sort of visual amenity. In fact, preservation of a small portion of the hill was contemplated only because the prior development plan envisioned a shopping center. It was perceived by staff, under that now defunct plan, that the remnant hill might help shield the grocery store loading and unloading zone. That consideration, with an entirely different development plan, is no longer relevant. In fact, the prior development plan has proven to be inappropriate in view of surrounding development and market realities. The proposed development plan depicts a quality project serving an actual community need, and entails the lowering of building profiles across the entire site. There will be no necessity to shield loading and unloading zones, and no reason to preserve a portion of this unnatural land feature. Far less onerous, and more sensible, alternatives exist. Snell&Wilmer L.L.P. Mayor and Town Council January 21, 2003 Page 3 We look forward to supplementing this letter and providing additional information to you in the near future, and look forward to working with Town staff. Thank you for your consideration of this appeal. Yours truly, Snell & Wilmer Marc G. Simon MGS:tj cc: Ryan Bale, EEC Engineering Mike Franks, Seaver Franks Architects Robert Conant, Jr., Planner Kathy Cuvel i er, Town Clerk Sam Beznos Larry Wilkinson • EXHIBIT B BUILDING ELEVATION COMPARISION The following table was developed to show as a comparison the elevations of the pad grades and building tops for the previously approved commercial center and the proposed apartment project. Shops #2 and buildings 5 and 7 have no comparisons because no buildings were located in those areas in the commercial center development plan. The difference column represents the position of the new proposal. Building Elevation, Feet Commercial Elevation, Feet Difference 1 pad 2522.6 2530.1 7.5-ft lower top 2546.1 2565.1 19-ft lower 2 pad 2515.0 2530.1 15.1-ft lower top 2538.5 2565.1 26.6-ft lower 3 pad 2523.3 2530.1 6.8-ft lower top 2558.5 2565.1 6.6-ft lower 4 pad 2523.0 2530.1 7.1-ft lower top 2558.2 2565.1 7.9-ft lower 6 pad 2526.0 2527.1 1.1-ft lower top 2561.0 2562.1 1.1-ft lower 8 pad 2525.3 2527.1 1.8-ft lower top 2560.5 2562.1 1.6-ft lower 9 pad 2519.7 2527.1 7.4-ft lower top 2543.2 2562.1 18.8-ft lower 10 pad 2516.0 2527.1 11.1-ft lower top 2539.5 2562.1 22.6-ft lower Shops #1 pad 2536.7 2532.3 4.4-ft higher top 2559.1 2567.3 8.3-ft lower Restaurant pad 2533.9 2531.9 2.0-ft higher top 2566.9 2564.9 2.0-ft higher • • • . • -- ccq Tat L,. -, . • • . . • • • . • . - • civil engineering - February 6, 2003 • environmental BY HAND DELIVERY services Mayor and Town Council Town of Oro Valley flood.control 11000 North La Canada and drainage Oro Valley, AZ 85737 Re: 0V12-02-06A/Grading Exception for Site Grading/Parcel 224-250- 25C/Beztak Companies -Applicant land surveying _ Dear Mr. Mayor and.Members of the Council: landscape EEC Engineering, on behalf of the Applicant, Beztak Companies, appreciates architecture your consideration of the appeal in the referenced matter, and wishes to aid your deliberations in the scheduled Study Session. In further discussions with Town Staff it was mutually determined that a summary of the primary facts, issues and natural resources considerations pertinent to the requested grading exception would be helpful. Accordingly, this letter will explain our client's reasons and justifications for the • grading exception at issue. •. transportation - 1. Introductory Remarks • Preliminarily, we would like to emphasize that careful studies and other water and relevant considerations have demonstrated-to our client that any effort to develop the wastewater site in question, the Southeast corner of Lambert Lane and La Canada (surrounding the Osco Drugstore facility), with entirely a commercial project would at this.time be contrary to sound decision making. With three corners of commercial development, • and a major grocer already on the Northeast corner, as well at First Avenue and. Oracle, initial efforts to establish yet another major grocer on this site were properly reconsidered: • It is to the Town's benefit that our client plans a project that will -be - successful, and the one now before the Town, involving allowed uses of apartments and commercial development, is a better plan across the board. Our client's market studies show great demand t for apartments and supporting commercial at this site, as well as for limited office, retail and restaurant use. The apartments alone will provide support for a part of the commercial use, as well as needed additional support for commercial uses existing in the nearby area. Engineering and Environmental Consultants, Inc. 4625 E. Fort Lowell Road • Tucson,Arizona 85712 Tel:520-321-4625 • Fax:520-321-0333 www.eec-info.com In addition to bringing a successful project with attendant sales and other g�►g taxes and revenues to the Town, our client plans a first class apartment project with modifications designed to respond to valid concerns expressed by the Town with regard to building heights, landscaping,traffic movement and other.considerations. 2. Necessity and Justification for the Exception With this general background, we would like to emphasize two other relevant, though preliminary, factors that enter into the analysis of the exception requested in this case. First, the small hill in question (i.e., the isolated hill along Lambert Lane just east of La Canada) contains virtually no natural contours and has been altered by roadway construction, utility pole installation, and by other approved grading. The hill is essentially devoid of any significant desert vegetation and is denuded on more. than one face. Further, for the previously approved commercial project that would have occupied the entire site, there was already an approved grading exception for that project. The existing exception allowed the toe of the hill to be pushed south 19 feet, for the topto be lowed, for a taller power pole to be installed,_ and significant additional grading was to occur on the south side of the hill for an outdoor water feature associated with the commercial center. Our requested grading exception will place the power lines underground. Second, we emphasize that the grading exception requested in this instance has, in reality, little to do with the apartment use of this land. While the quality and nature of the overall commercial and residential development mitigates any adverse impacts from grading, the gradingis to allow for a reasonable access to the project p �• g� while preserving a viable commercial use. Without the grading exception,' the commercial use of the site,being along one of Oro Valley's busiest and most visible arterial roads, would be unfairly limited, with even the remaining portions being left without proper space and visibility. The point being made is that the apartments are a viable use on the portion of the site in question, but the overall project includes an important commercial component which is unfairly burdened by the isolated hill. The following will respond to your Town ordinance setting forth criteria.for p an exception from the portion of the Grading Ordinance that regulates cuts and fills to six feet in height_ 1 _ 3. The Five Criteria for an Exception (a) The Exception Meets the Purpose and Intent of the Code Thepuip ose of the grading limitation establishing six foot limits to "cuts" and "fills" is to avoid the unsightly appearance of large rip rap slopes and other exposed cut or fill slopes, and to limit the impact of erosion on steep cut or fill slopes. In addition, there may be safety reasons as well as some desire simply to limit removal of certain natural, aesthetic topographic features. None of these purposes is offended in the least by the grading exception requested in this instance. Absolutely no cut or fill~slope will remain in connection with the hill. The hill is to be removed and replaced with landscaping and reasonable screening to help shield a portion of the project from the view of the nearest neighbors. There will be no unsightly rip rap slopes, or other exposed fill or cut slopes. In addition, the hill in this instance is hardly natural, and it contains virtually no native vegetation of significance. It is so isolated and small that the benefit to the Town of allowing proper commercial use of the land, having the utility lines placed underground, and mitigating a project traffic hazard posed by obstruction of sight visibility from the hilleatl outweighs perceived adverse impact by removal of the hill. � y outwe� any Theose of the Grading Ordinance is In no way compromised by the p� g exception requested. (b) The Grading Exception Constitutes the Minimum to Allow the Proposed Improvement Many alternatives were explored prior to determining that the hill should be removed. Our client explored having the access to the project located closer to La Canada, but that option had severe drawbacks. The close proximity to La Canada would greatly impede or prevent left-turn access out the project, and even then would force the commercial component along Lambert Lane into a small unmarketable area. Though the hill, itself, is not large, it simply occupies too much of the front footage along Lambert Lane to allow both a proper access road and a remaining commercial use of any size or visibility. The access roads and access points for the project as now designed are ones which, as we believe staff now concurs, are the optimum ones based upon surrounding development. The exit along Lambert Lane is aligned with the easterly entrance at the Fry's Store, one which is far less busy than the Fry's Store entrance to the west. Were our client to alignits access with the busier westerly Fry's Store exit, traffic from the two projects not only would be in potential conflict,but would be too close to La Canada Drive where considerable issues of traffic congestion and left- tuna vehicle stacking must be addressed in a safe manner. Therefore, with optimum traffic control considerations, the roadway access for_our client's project must impact the hill, and once that occurs there is no reasonable means by which to preserve the remaining remnant, particularly when the purpose of the Grading Ordinance is clearly met and our client will be implementing numerous mitigating measures including: lowering the site, building landscape berms, varying building elevations, adding landscape screening, placing utility lines underground, increasing the setback from Lambert Lane, limiting building heights along Lambert Lane, and replacing three-story units with two-story units along certain boundaries. In summary, with all proper access issues addressed, with all mitigation measures employed, and with due regard for the necessity to preserve commercial building pads along Lambert Lane, removal of the hill is the minimum necessary in accordance with sound planning. (c) The Conditions of the Property are Unique such that Strict Adherence to the Ordinance Would Cause an Unnecessary Hardship Which Substantially Limits the Preservation and Enjoyment of Property Rights The unique conditions in this case are openly apparent. The hill in question is not only isolated, but it is located right on the major roadway adjacent to the project. The hill not only impedes site visibility from a traffic standpoint, but it blocks effective access roads necessary effectively to serve the project without loss of important commercial building area. Preservation of the hill must, in some reasonable sense, be weighed against the great harm to the landowner caused by preservation. Lambert Lane is a busy thoroughfare, and no one would deny that uses at the corner of Lambert Land and La Canada should be commercial. Any commercial use must have visibility and proper, safe access. To avoid the complete loss of valuable building area for commercial use, the hill must be removed. Placement of the project access farther to the west creates a conflict with traffic both from the Fry's Store and from La Canada, but also leaves no reasonable building pad area along Lambert Lane without encroaching into the hill in any event. Weighing the burdens, it must conceded that the condition and history of the hill, with existing grading exceptions in place, with utility lines on top, with future road widening still to take place, with hardly no natural contours remaining, makes it only fair and reasonable that the grading exception be granted. The mitigation measures already discussed will adequately counterbalance any consideration entailed by eliminating the hill. (d) The Exception Imposes Conditions so as not to Constitute the Granting of a Special Privilege } There is no a s ecil privilege entailed by the granting of an,exception in.this p p case. The land on this site is. already unique. This is a parcel of land on one of the Town's busiest streets, a parcel that happens to have an unnatural, denuded hill immediately adjacent to the right of way, impeding building sites, access and J visibility. A similar instance would rarely exist, and to allow common sense planning and fair use of land cannot be deemed a special privilege. The exception can be conditioned on landscaping, screening, and the other conditions placed on the Applicant's Development Plan, including certain lowering of elevations, the elimination of three story unitsalong certain boundaries, the eater setback and height limitation along Lambert Lane, and elimination of the overhead utility line on the hill. Specifically, the conditions found acceptable to the Applicant and staff are: (i) thirty six inch(36")trees and under story vegetation will be planted along Lambert frontage to form a dense screen; (ii) a sixty inch(60")berm will be created wherever feasible along the frontage of Lambert Lane; (iii) the frontage berm will support the trees and under story vegetation described above, thereby screening the commercial project from view in much the same fashion as by the hill; (iv) all perimeter landscaping,building pads, and infrastructure will be completed in one phase, and will be installed within one year from the date of approval; and (v) all fronting overhead utilities along the Lambert Lane frontage of the project will be placed underground; (vi) building pads and resulting roof lines will be loweredby an additional amount tothe greatest extent feasible as determined by Public Works; vii several buildings will be stepped to reduce the visual impact and to protect view corridors; (viii) roof reflectivity shall be limited to sixty percent(60%); and (ix) the restaurant pad shall be set back from Lambert lane a minimum of ninety feet(90'). The exception would clearly be subject to conditions, and the exception would not allow any greater density, any new use, or any other such benefit. In fact, when compared to the project previously approved, the entirely commercial one, building elevations are uniformly lower due to the lowering of the site. (e) The Exception will not be Materially Detrimental to Persons Residing in the Vicinity,to Adjacent Property, or to the Neighborhood or the Public Welfare in General • The grading exception must be viewed in terms of what now exists, what was already approved, and what will be the end result. The end result will be the improvement of a barren, graded site in the heart of Oro Valley's business and residential district. This site is a focal point that will be improved with commercial buildings along the periphery, and residential buildings in the interior. All J construction will be first class. Landscaping, screening, and other features will far outweigh any perceived impacts from removal of the hill. Whatever loss may be perceived by the grading of the hill is inconsequential compared to what is gained in property values,views and sound land use. The reality is that the hill in this case is an anomaly. It is an isolated, unnatural feature without intrinsic value, and its preservation does more to impede proper land use and ymproperty enjoyment of rights than to further any conceivable Town goal or objective. Those who may oppose the grading of the hill must concede that with proper mitigation, as offered, including landscaping, berms and screening, there could be no net loss to anyone by removal of the hill. There is simply no material incremental detriment in comparing what our client proposes and what was already approved in p g the previous commercial development plan. Properties to the north and northeast of the subject site are on higher terrain. Those properties received little or no screening by means of the hill on Lambert Lane. Though lower elevation homes do exist to the northeast, those are not only verylimited in number, but the degree of screening by the hill is negligible. These � homes, under the prior approved plan, would have had a panoramic view of the backside of a large commercial development, with the hill only blocking a small sightline of the former restaurant pad. Under the new plan, landscaping and screening will do what the hill may have done, and the views into the project will be of aty uali housingdevelopment, designed to meet the Town's standards. q 4. Summary We appreciate the,opportunity to present this case to you. Our client intends fully to build a quality project that will be an amenity to the Town. Differing emotions often are brought to bear in the course of development of previously vacant land. In this case,however, the land is already zoned for the uses in question, and the gradingexception is one that inevitably would be requested by any landowner faced � with the constraints at hand. By approving the exception you will only be doing what any other landowner would ultimately request in this instance. Thank you for your consideration. Ort "(0 Yours truly, / r EEC Engineering� g Ryan Bale cc: Craig Civilier Mike Franks, Seaver Franks Architects Robert Conant, Jr., Planner Chuck Sweet,Town Manager Byant Nodine Brent Sinclair Kathy Cuvelier, Town Clerk Sam Beznos Larry Wilkinson Marc G. Simon