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AGENDA ORO VALLEY TOWN COUNCIL SPECIAL SESSION AUGUST 13, 2003 ORO VALLEY COUNCIL CHAMBERS 11,000 N. LA CANADA DRIVE SPECIAL SESSION AT OR AFTER 7:00 PM CALL TO ORDER ROLL CALL 1. OV12-02-06 REQUEST FOR APPROVAL OF A DEVELOPMENT PLAN 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 (CONTINUED FROM 8/06/03) 2. OV12-02-06 APPEAL THE DECISION OF THE DEVELOPMENT REVIEW BOARD ON MAY 13, 2003 TO DENY THE LANDSCAPE PLAN FOR 138 UNITS OF APARTMENTS WITH A CLUBHOUSE AND RECREATION FACILITIES AND 31, 187 SQUARE FEET OF COMMERCIAL DEVELOPMENT LOCATED ON THE SOUTHEAST CORNER OF LAMBERT LANE AND LA CANADA DRIVE (CONTINUED FROM 8/06/03) 3. OV13-02-27 APPEAL THE DECISION OF THE DEVELOPMENT REVIEW BOARD TO DENY THE ARCHITECTURE FOR 138 APARTMENT UNITS AND 31,187 SQUARE FEET OF COMMERCIAL DEVELOPMENT LOCATED ON THE SOUTHEAST CORNER OF LAMBERT LANE AND LA CANADA DRIVE (CONTINUED FROM 8/06/03) ADJOURNMENT POSTED: 08/8/03 5:00 p.m. LH 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. GALLAGHER & KENNEDY P.A. ATTORNEYS AT LAW 2575 EAST CAMELBACK ROAD PHOENIX,ARIZONA 85016-9225 STEVEN A. BETTS PHONE: (602)530-8000 DIRECT DIAL: (602)530-8433 FAX: (602)530-8500 E-MAIL:SAB@GKNET.COM WWW.GKNET.COM July 29, 2003 VIA FEDEX AND FAX: 520-297-0428 Mr. Chuck Sweet Town Manager Town of Oro Valley 11000 N. La Canada Drive Oro Valley, Arizona 85737 Re: El Conquistador Development Plan OV12-02-06 (Betzak Property) Dear Mr. Sweet: You have asked us to analyze the compliance of the above-referenced matter with prior approvals and local regulations. We offer the following advice regarding the Town of Oro Valley's (the "Town") review of Development Plan OV 12-02-06. I. Issue: Is Development Plan OV 12-02-06 proposing combined apartment, retail store and restaurant uses on a single 13.09 acre parcel (the parcel in question is a part of the larger El Conquistador property that comprised 850 acres) in compliance with the previously approved El Conquistador Country Club Planned Area Development zoning? II. Answer: Development Plan OV 12-02-06 should be considered as in compliance with the El Conquistador Planned Area Development zoning approval. This finding supports the positions of both the Town's professional Planning Staff and the Town Attorney. The previously approved Planned Area Development ("PAD") and the master plan approved with it, authorize certain permitted uses in designated development areas. It is our opinion that multi-family residential is a permitted use in the area in question. Approval of a zoning ordinance, such as the one approving the PAD, is a legislative act which sets the land use policies for property. Generally, a property owner who demonstrates compliance with the zoning approval should not be subject to a re-visitation of such policies as the project proceeds through the administrative steps of the development process toward construction of the uses allowed by the zoning. Chuck Sweet July 28, 2003 Page 2 Development Plan approval from the Town Council is just such a further administrative requirement of the development process. Development Plan approval is an administrative and ministerial action which may not remove or change the basic entitlements granted through the zoning approval. Development Plan compliance decisions must not be arbitrary and capricious and must be made on the basis of conformance with established and understandable criteria and requirements. Compliance decisions must be based upon fair and reasonable interpretations of the standards of the zoning approval and the local development plan ordinance requirements. In this case, we believe that a fair and reasonable reading of the submitted development plan indicates that this development plan is in compliance with the PAD and applicable Town development plan regulations. Multi-family residential use is a component of the originally approved plans for this mixed-use project and its use on the parcel in question is compliant with the use rights and standards of these approvals and the Town's development plan review regulations. Given that the larger project as originally approved is significantly built out and that significant construction has occurred on the discrete development area that includes this parcel, we believe the property owner has a strong vested rights position regarding the maintenance of the multi-family residential component of this mixed-use development area. We do not believe that the Town can or should rely on vague concepts of development plan compliance based on standards and policies in the approvals that are ambiguous and subject to high levels of interpretive discretion. One such concept is the notion of"harmony"with adjacent neighborhoods. To take this concept past primarily design and appearance considerations and move it toward a reassessment of the use in question would conflict with the policy decision made at the time the original PAD zoning was approved. Development plan review must be limited to assessment of more discrete and objective criteria. The record we reviewed in this case reveals the property owner has acted to address a number of issues raised legitimately by reviewing officials and has even made some voluntary concessions in the project's design which were not required by the PAD approval. We are concerned that the Town not act on vague goals and criteria which provides the property owner limited procedural or substantive due process in what could be perceived to be by the courts as a disguised attempt through an administrative/ministerial process (development review) to deny a multi-family use permitted by the previous legislative zoning action. III. Discussion. A. PAD Approval. PAD zoning approval was granted for property comprising the El Conquistador Country Club through Ordinance No. 79 approved by the Town in 1983. This PAD ordinance also approved and adopted the El Conquistador Country Club Plan, dated August 1983 (the "Plan"), Chuck Sweet July 28, 2003 Page 3 as required by the PAD district regulations. Ordinance No. 79 and the Plan will collectively be referred to as the "Approval." Subsequently in 1990 and 1992, the Approval was amended only as to two areas,Parcel H and Village 16. As the effect of these two amendments was limited to these two areas, neither of these amendments affects the 13.09 acre parcel in question. B. Development Plan Approval. The granting of a development plan approval is a regulatory decision properly characterized as an administrative decision of a municipality. See e.g., Maricopa County v. Anzwool, 19 Ariz. 242, 506 P.2d 282 (1973). Zoning decisions, such as the granting of the PAD approval for this property, are legislative decisions involving higher levels of discretion and decision-making latitude as compared to other land use decisions such as subdivision plats, development plans and special permits. See e.g., Wait v, City of Scottsdale, 127 Ariz. 107, 618 P.2d 601 (1980); Pioneer Trust Co. of Arizona v. Pima County, 168 Ariz. 61, 811 P.2d 22 (1991). Development plan approvals are viewed as ministerial requiring assessment of a plan to a less subjective set of standards especially when compared to a zoning decision. Therefore, attempts to revisit and change various policy decisions made at the time of zoning approval, such as in this case the granting of a multi-family use, the density of that use and other typical zoning features such as height limitations, may not properly occur now at the time of development plan review. C. Vested Rights. Given the extent of development that has occurred on the whole property as well as on the particular development area as identified in Exhibit B of the Plan, it is likely that a vested rights defense may be successfully raised to proposed changes in the use of the property or other already approved PAD regulations. It is our understanding that there has been significant development already completed on the larger El Conquistador PAD property (the 850 acres), such as a golf course, resort and housing, and on this particular development area (the southeast corner of La Canada and Lambert). Construction on this particular development area includes the grading of practically the entire site, the erection of an Osco store and the current construction of a bank building. This level of activity raises the issue of vested rights reliance on the approved PAD. Vested rights from future zoning and other regulatory changes exist when a property owner has in good faith made substantial expenditures in reliance on development permits. See Rivera v. City of Phoenix, 186 Ariz. 600, 925 P.2d 741 (App. 1996); Phoenix City Council v. Canyon Ford, Inc., 12 Ariz. App. 595, 473 P.2d 797 (1970); City of Tucson v. Arizona Mortuary, 34 Ariz. 495, 272 P. 923 (1928). Arizona courts have also recognized instances where substantial expenditures to purchase a property coupled with the occurrence of substantial pre- development costs in reliance on a zoning approval has vested development rights against future regulatory changes which would significantly impact these reasonable investment-backed expectations. Town of Paradise Valley v. Gulf Leisure Corp., 27 Ariz. App. 600, 557 P.2d 532 (1976). Chuck Sweet July 28, 2003 Page 4 D. Multi-Family Use and Density. The Approval (Exhibit B of the Plan) identifies commercial, office and residential as allowable uses for the property in question by its location in a Development Area D. The development areas identified in the Plan, which run from A to D, are devised to vary in intensity of use based on their location. Development Area D has been targeted as suitable for all of the properties' major street intersections. These are locations typically subject to the most intensive development activity and mixtures of uses. Residential is not defined in the Approval as meaning only single-family detached nor can such a limitation be reasonably inferred from the Approval. The Oro Valley zoning ordinance includes multi-family use within the general use category of residential. The Plan specifically addresses the issue of residential densities in Section II.M. by stating "[m]aximum residential densities are not limited within a specific project or development subarea." The Plan further evidences an intent to allow diversity in residential densities by stating in the same section that "[d]ensities may be used or translated into any development area from another provided that the total designated number of 6,500 residences allowed within the entire Plan Area is not exceeded." Given the number of acres of the project in total (850) and the fact that this number of acres also would include subtractions for the golf course, open space, commercial uses, landscaping, drainage, right of way and other regulatory subtractions, a 6,500 unit maximum is only feasible utilizing some areas for multi-family residential development involving higher number of units on smaller acreage. In addition, Section VI.D.1. of the Plan indicates that common wall units are permitted. Common walls are a distinguishing feature of multi-family housing. The general rule of law is that where the language of a zoning ordinance is susceptible of more than one interpretation, the court must adopt the interpretation that is fair, sensible and reasonable. Sandblom v. Corbin, 125 Ariz. 178, 608 P.2d 317 (App. 1980); Robinson v. Lintz, 101 Ariz. 448, 420 P.2d 923 (1966).. E. Height and Mass of Buildings. The Development Review Board has raised concerns that the height and massing of the buildings prevents the development from being in "harmony" with adjacent neighborhoods. Regarding height, the Approval in Section VI.D.5. of the Plan allows structures of three stories up to a maximum of 38 feet. By right, therefore, the property owner could design a project of all 3-story up to 38 feet. Height is a zoning policy decision made at the time of PAD approval and explicitly included as a definite standard. Reassessment of the validity of this decision and conditioning development plan approval on height reductions is not proper. It is our understanding that the property owner has agreed to voluntary reduce the heights of certain buildings from three stories to two stories. Chuck Sweet July 28, 2003 Page 5 Regarding massing, the Approval does not address this issue specifically, therefore, it is appropriate to look for guidance in the OVZCR. Massing is discussed in the Design Guidelines of the OVZCR, Section 16-103. This project adheres to a number of the guidelines including breaking up the mass effect through use of facade offsets and the variance of two and 2 story roof lines. It is likely that the multi-family buildings are to be designed to emphasize the wall mass as opposed to a large glass mass feature. If so, this is another area of compliance with the massing design guidelines. The general rule of law is that zoning ordinances are in derogation of common law property rights and, if ambiguous or uncertain, will be strictly construed in favor of property owners. Outdoor Systems, Inc. v. City of Mesa/Whiteco Metrocoms Inc. v. City of Tucson, 169 Ariz. 301, 819 P.2d 44 (1991). Courts will look to the purpose of zoning laws and their specific descriptions and standards as first lines of analysis and move to the more ambiguous less certain criteria, such as harmony, only as last resorts when there are no definite specific regulatory directives. See e.g., Hyland v. City of Mesa, 112 Ariz. 66, 537 P.2d 936 (1975); Circle K Corp. v. City of Mesa, 166 Ariz. 464, 803 P.2d 457 (App. 1990); Neal v. City of Kingman, 167 Ariz. 574, 810 P.2d 572 (App. 1990), vacated in part, 169 Ariz. 133, 817 P.2d 937 (1991). The project clearly complies with the specific height requirement and appears to meet a significant number of the design guidelines regarding massing. An attempt to assert the very subjective and ambiguous standard of"lack of harmony" regarding height and massing is not a solid ground upon which the Town should base a denial or a significant alteration of the development plan. F. Interaction of Residential Areas and Non-Residential Areas. The mixed-use layout as proposed for this Development Area D parcel is supported by the Approval. Section VI of the Plan identifies this project as a mixed-use project and this is also a common reason to use a PAD mechanism as the interaction of residential and non-residential over a larger area can be more easily worked out up front at one time. The Plan identifies the areas at the street corners as Development Area D which are mixed-use (office, commercial and residential) centers of activity (See Exhibit B). Development Area D has a smaller useable open space requirement per residential unit and has an extensive lot coverage allowance of 80%. The Plan also keeps these areas rather small in area and well defined. This is significant evidence that these are areas where integration of uses and travel patterns may be encouraged although not necessarily required. Unfortunately, the Approval is not clear as to the extent such mix of uses in Development Area D should be integrated or isolated. There is no directive in the Approval that residential and non-residential access points must be completely separated or the extent of integration required. There is an ambiguous reference to keeping residential uses "protected" from non-residential uses in Section V.B. (Development Policies) of the Plan. "Protection" can come about in a number of ways short of complete separation through the use of setbacks, landscaping, grading, building design and construction materials, and traffic design and improvements. There are not Chuck Sweet July 28, 2003 Page 6 sufficientounds under the terms of the Approval to deny this Development Plan because of too � much or too little integration of the residential and non-residential uses. The Development Plan asro osed sufficientlymeets the Approval's requirements regarding the protection of P p residential and non-residential uses. In reviewing the comments of the Development Review Board and the Planning Staff as contained in the June 25, 2003 Planning Staff Report, it is evident that the property owner is getting conflicting signals regarding the extent of integration versus isolation. Some members of the Development Review Board criticize the project for not being integrated enough but also call for the restaurant to be moved further away from the residential and for the transportation layout for the commercial uses to be separated from the residential (see pages 3, 5-6 of the Staff ) y Re ort . Similarly, staff indicates that they would like to have seen more integration of the p residential and non-residential uses in keeping with current trends in urban development (i.e. so- called "New Urbanism" concepts)but recognize that the plan as proposed meets the technical requirements of the PAD. G. Gating the Apartment Units. A suggestion has been raised by Staff in the Staff Report that gating the apartment units might be appropriate to control cut-through traffic from northbound La Canada Drive through g theJro'ect to eastbound Lambert Lane (see page 6 of the Staff Report). We note, however, that it P is unlikely there would be significant levels of cut-through traffic heading westbound on Lambert to southbound La Canada as this involves completing two unprotected left turns. It was also suggested that gatingwould define the commercial circulation away from the residential gg multi-familyinterior. There is no clear requirement or justification for this level of control evident in the Approval and the OVZCR. Without a clear requirement calling for a gated communityin this circumstance, the Town must be able to demonstrate how this project resembles other similar projects where gating a similar mixture of uses was required and effective. If the Town can make a reasonable showing that the need is a reasonable exercise of its development review police power, it is likely to survive a challenge. However, it may be more prudent to instead consider placing a condition on the development plan approval requiring a review of the circulation pattern after a certain period of time has elapsed to determine if a problem exists. Such a stipulation might be a reasonable solution providing the Town with a reassessment opportunity after a traffic pattern has been identified. We hope that this letter answers the questions of the Mayor and Council in this matter. Steven Betts will be available at the upcoming executive session and meeting to provide clarifications and respond to additional questions. r a • Chuck Sweet July 28, 2003 Page 7 Very truly yours, GALLAGHER & KENNEDY, P.A. ..e. _.........--_EdiWi , 4ira... By: Steven A. Betts John D. DiTullio Shareholders of the Firm jddlama 1117646 TOWN OF ORO VALLEY COUNCIL COMMUNICATION MEETING DATE: August I, 2003 TO: HONORABLE MAYOR & COUNCIL FROM: Robert Conant, Planner II SUBJECT: OV13-02-27, SEAVER-FRANKS ARCHITECTS, REPRESENTING THE BEZTAK COMPANIES, APPEAL THE DECISION OF THE DRB TO DENY THE ARCHITECTURE FOR 138 APARTMENT UNITS 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: This item was continued by the Town Council at its June 25, 2003 meeting to August 6, 2003. SUMMARY: Staff has no new information to add to the report to Town Council dated June 25, 2003, attached. RECOMMENDATION: ased on compliance with the El Conquistador Country Club and the OVZCR Design Guidelines, staff, ecommends approval of the architecture subject to conditions listed in Exhibit A. If however, Town Council significantly modifies the Development Plan, staff recommends that the architecture be remanded to DRB for review and action. TOWN MANAGER RECOMMENDATION: The Town Manager recommends, if it is the Town Council's desire for the full Council to be present, that this item be continued to the August 20, 2003 Town Council meeting. As you are aware Mayor Loomis will be absent from the August 6 meeting. The outside legal opinion requested by the Town Council will be presented to the Council in an upcoming Executive Session. SUGGESTED MOTION: I move to continue OV12-02-06, the La Canada/Lambert Lane apartment/ s mmercial Architecture to the August 20, 2003 Town Council Meeting. Attachment: .'� . 1. Exhibit A Planning a Coning Administrator 2. Town Council staff report June 25, 2003 ck Community Development Director //j4av°I;LIA43--n— Town Manager F:\OV\OV13\2002\13-02-27\TCRPT 2 APPEAL.doc EXHIBIT A ARCHITECTURE LA CANADA/LAMBERT OV13-02-27 1. All signage shall be approved by Planning and Zoning prior to the issuance of a sign permit. Architectural approval does not constitute approval of any signage. 2. All mechanical equipment shall be screened by the parapet. 3. Any covered parking other than that shown on the Development Plan and the architectural elevations shall be reviewed and approved by the DRB. EXHIBIT #2 • TOWN OF ORO VALLEY I 2 —OUNCIL COMMUNICATION MEETING DATE: June 25, 2003 1111. TO: HONORABLE MAYOR & COUNCIL FROM: Robert Conant, Planner II 4 SUBJECT: OV13-02-27, SEAVER-FRANKS ARCHITECTS, REPRESENTING THE BEZTAK COMPANIES, APPEAL THE DECISION OF THE DRB TO DENY THE ARCHITECTURE FOR 138 APARTMENT UNITS 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: The property is located on the southeast corner of Lambert Lane and La Canada Drive. The site consists of 13.09 acres. SUMMARY: aver-Franks Architects has requested architectural approval for ten (10) apartment buildings containing 138 illtits and three (3) commercial pads consisting of shop buildings 1 and 2 and a restaurant pad. The exterior color of all buildings will be various shades of earth tone colors, with some stone veneer used on the commercial buildings. The apartment buildings where pitched (hip) roofs are employed, tile will be used as a covering. On the hip roofs of the commercial buildings, standing metal will be used. For further detail regarding the architecture, please see the attached DRB Staff Reports. DRB ACTION: On May 13, 2002, the DRB considered the Architecture for the above referenced project. The DRB voted 6-0 to recommend Town Council denial of the Development Plan for the reasons previously stated in that staff report. Based on the Development Plan recommendation to the Town Council, the DRB voted 6-0 to deny the Architecture for the project. Though DRB commended the architect for his work, they asserted that if the Development Plan changed significantly upon Town Council review, the architecture would have to be adjusted accordingly. Please see the attached draft minutes (minutes attached to the Development Plan Report). The law firm of Snell & Wilmer on behalf of the Beztak Companies has filed an appeal of the DRB decision to deny. The letter of appeal is attached to this report. lECOMMENDATION: ased on compliance with the El Conquistador Country Club and the OVZCR Design Guidelines, staff, recommends approval of the architecture subject to conditions listed in Exhibit A. If however, Town Council TOWN OF ORO VALLEY OUNCIL COMMUNICATION Page 2 of 2 significantlymodifies the Development Plan, staff recommends that the architecture be remanded to DRB for p review and action. TOWN MANAGER RECOMMENDATION: The Town Manager also recommends the approval of the architecture for this project, however if the Development Plan is modified significantly by the Town Council, it is the Manager's recommendation that the architecture return to the Town Council only for review and approval. SUGGESTED MOTIONS: The Town Council may wish to consider one of the following motions: I move to approve OV 13-02-27, the La Canada/Lambert apartment/commercial project architecture subject to the conditions listed in Exhibit A attached herewith. OR move to approve OV13-02-27, the La Canada/Lambert apartment/commercial project architecture subject to ie conditions listed in Exhibit A attached herewith and the following added conditions: OR I move to deny OV 13-02-27, the La Canada/Lambert apartment/commercial project architecture finding that: Attachments: 1. Exhibit A 2. DRB staff reports for May 13, 2003 i bActi- PlanliS� niministrator ". l il nity Dev: ••ment Director clat, (4_, Town Manager F:\ov\ov13\2002\13-02-27\TC RPT APPEAL.doc EXHIBIT A ARCHITECTURE LA CANADAJLAMBERT OV 13-02-27 1. All signage shall be approved by Planning and Zoning prior to the issuance of a sign permit. Architectural approval does not constitute approval of any signage. 2. All mechanical equipment shall be screened by the parapet. 3. Any covered parking other than that shown on the Development Plan and the architectural elevations shall be reviewed and approved by the DRB. EXHIBIT #2 TOWN OF ORO VALLEY 'TAFF REPORT TO DEVELOPMENT REVIEW BOARD MEETING DATE: May 13, 2003 TO: DEVELOPMENT REVIEW BOARD FROM: Robert Conant, Planner II SUBJECT: OV 13-02-27, SEAVER-FRANKS ARCHITECTS, REPRESENTING THE BEZTAK COMPANIES,REQUESTS APPROVAL OF THE ARCHITECTURE FOR 138 APARTMENT UNITS AND APPROXIMATELY 31,187 SQUARE FEET OF COMMERCIAL DEVELOPMENT,LOCATED ON THE SOUTHEAST CORNER OF LAMBERT LANE AND LA CANADA DRIVE, PARCEL 224-250-25C BACKGROUND: The property is located on the southeast corner of Lambert Lane and La Canada Drive. The site consists of 13.09 acres. SUMMARY: Seaver-Franks Architects has requested architectural approval for ten (10) apartment buildings containing 138 ,its and three (3) commercial pads consisting of shop buildings 1 and 2 and a restaurant pad. The exterior for of all buildings will be various shades of earth tone colors, with some stone veneer used on the commercial buildings. The apartment buildings where pitched (hip)roofs are employed, tile will be used as a covering. On the hip roofs of the commercial buildings standing metal will be used. 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 façade. Based on the design of the buildings all apartment units extend front to rear of the building. The rear façade is dominated by 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 the top of the parapet for the three story buildings and 23'-6"to roof ridge and 24'-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 shops I has a maximum height of 22'-4" to the top of the parapet and 32'-O" to roof ridge of the end towers. The building is stucco with stone veneer on the towers and the covered arcade along the front of the building. The shop fronts are typical commercial building fronts of glass walls for displays. The glass fronts are shaded the 14'-0" arcade. The shops,wrap around the west and east elevations which are treated similar to the front. i ne rear elevation treatment consists of stucco and spilt face block and continued treatment of the end towers with an inset canopy in the center of the building all treated with a stucco finish. This elevation contains only TOWN OF ORO VALLEY L VELOPMENT REVIEW BOARD STAFF REPORT Page 2 the service function of the shops and is devoid of glass as the internal space will be used for storage. Between 1 and the apartment building to the east is a six foot screen wall and landscaping to soften this elevation. shopsp The shops 2 buildingis similar with a maximum height of 23'-6"to the top of the parapet and 33'-8" to the roof ridge of the tower. This buildingis also stucco and stone veneer on the tower and covered arcade. Parts of the covered arcade have a stanig d'n metal roof similar to the roof of the tower. Again the shop fronts are typical commercial buildings of glassdisplay.walls for dis la . The covered arcade is 14'-0" in depth. The shops,wrap around the south and north elevations which are treated similar to the front. The rear elevation treatment consists of stucco and split face block with the same treatment as shops 1. This buildings relationship to the abutting apartment building is on the apartment end elevation,however,the Development Plan shows a six foot screen and landscaping as well as a drive aisle (see the Development Plan). The commercial buildings shops 1 and 2 rear design has vastly improved from the original submittal. The architects and landscape designers have treated and screened the service areas of these buildings to reduce their visual impact on the adjacent residential use. The Development Plan report discusses a number of design issues related to shops buildings 1 and 2, please see that discussion in reference to the architecture of the buildings. Thero osed restaurant building is also sheathed in stucco and stone veneer. The building has maximum P p height of 23'-0" to the topof the parapet and 33'-0"to the roof ridge of the entrance tower. This building has extensiveg g lazin in the dining room areas with glass doors leading to the dining patio located on the north side of the patio building. The will be located with a view to the east over the golf course. The south elevation is mostly a blank wall; this is due to the function of the kitchen and storage area which are located in this area of the building. This building sits higher than the abutting apartment building. The apartment is the end wall with little or no windows, a screen wall on top of the retaining wall and landscaping soften this façade from the residential area. Design Guidelines: The following Design Guidelines apply to this project: Section 16-103(B)(4)(a)Break up mass of large buildings by dividing into basic geometric components (one story at pedestrian entrances), with intersecting wall planes. The applicant has broken the wall massing of the buildings with entry towers (apartments), covered arcades and towers (shops 1 and 2) and an entry tower on the restaurant building, which reduces building mass. The proposed project has been lowered which will have the effect of reducing the appearance of building mass. P -)me buildings have also been stair stepped which will have the same effect. F:\ov\ovi3\2002\13-02-27\DRBRPT 2.doc TOWN OF ORO VALLEY WELOPMENT REVIEW BOARD STAFF REPORT Page 3 Section 16-103(B)(4)(d)Encourage wall mass over glass area. The architecture asro osed promotes this guideline as it has limited glass areas in the apartment buildings and p p the commercial buildings have glazing only where it is necessary for store display and light for the restaurant. Theg lazed areas of the commercial buildings, is obscured by the covered arcades which reduces the visual impact of the glazing. ZONING COMPLIANCE: TheJro'ect is in compliance with the El Conquistador Country Club PAD and the OVZCR Design Guidelines. p GENERAL PLAN COMPLIANCE: Thero osed architecture for the La Canada/Lambert apartments and commercial development complies with p P the General Plan by promoting Policy 9.1D which incorporates, "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." All four sides of the buildings are comprehensible designed and treated. The project meets the intent of the General Plan policy. BLIC PRESENTATION: Pursuant to Resolution (R) 98-31, "all presentations before Board, Commissions and Council for rezonings, subdivision plats, development plans and planned area developments must be formatted to be shown on the Town's projection system or overhead system. The Planning and Zoning Administrator;however,may exempt certain projects." Ap resentation must be designed to insure that the audience, staff, and voting body can view the graphics. Examples of acceptable computer formats are Power Point, Arc View, videotape presentation, presentation boards and/or overhead transparences. The applicant is responsible for the development,presentation, and coordination of all presentation materials. If an applicant does not conform to the aforementioned resolution, the item may be continued due to non- compliance. RECOMMENDATION: Staff recommends that DRB approve OV 13-02-27 architecture for the La Canada/Lambert apartment/commercial development subject to the conditions listed in Exhibit A. SUGGESTED MOTIONS: ie DRB may wish to consider one of the following suggested motions: I move to approve OV 13-02-27, architecture for the La Canada/Lambert apartment/commercial development, subject to the conditions listed in Exhibit A attached herewith. F:\ov\ov13\2002\13-02-27\DRBRPT 2.doc TOWN OF ORO VALLEY _ JVELOPMENT REVIEW BOARD STAFF REPORT Page 4 OR I move to approve OV 13-02-27, architecture for the La Canada/Lambert apartment/commercial development, subject to the conditions listed Exhibit A attached herewith and the following added conditions: OR I move to deny OV 13-02-27, architecture for the La Canada/Lambert apartment/commercial development finding that: Attachments: 1. Architecture 2. Exhibit A Contact: Michael Canright Seaver-Franks Architects, Fax 795-9431 F:\ov\ov13\2002\13-02-27\DRBRPT 2.doc EXHIBIT A ARCHITECTURE LA CANADA/LAMBERT OV13-02-27 1. All signage e shall be approved by Planning and Zoning prior to the issuance of a sign permit. � Architectural approval does not constitute approval of any signage. 2. All mechanical equipment shall be screened by the parapet. 3. 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Lir-- \ 1-6---El / , ... _ . 7 c=1' c 1 1 [0 0 li '• r 1 .7 f ii') ivl EEO c 1 e DTo Ls)___._, i )51 . .._,___._ n n r . , i • 1 1 a , 1 1 1 \ ,t .1 lilj ,g. IIIII { ' !— .4 • �1h-- irt) ir , k . -.,v, ,w (/) 5 LU ..—.. W Z QN In— ° WZ U 0 ><W ° Q r W a_ < W Q oo6Q a-LT] > LU oW o 03 a.C) Q 0 F CI) 7 w - w iCIJ J r Z 4 Q 4\ b O •( ili!it r'-- ti 0 1 NI P: hilr ilqd V 1 W 0 Z Q U W • • l 111 Elrill • W Q cce O 4 4.. W '•■■■ III d Z E-- m 1- Z p > Q Lz I A : i ,� L ee u., Z I tJi Oe Q� �o O 0-0 N UQ Q ¢ o W Q HH L f', /•)-131/D 1 J 11' 3 8:1i #}yRU6 �S� Mayor and Council August 10,2003 Town of Oro Valley RE: Development Plan compliance with El Conquistador P.A.D.(Beztak Property) As three minutes allocated for citizen comment is inadequate,I will outline my opinion fnatter,and the letter from Gallagher-&Kennedy. Development Areas &Uses Section VI of the P.A.D. • "The project will provide for a planned mixed-use development that is in harmony with the General Plan of the Town of Oro Valley". o Mixed use has not been,and will not be,an approved land use in Oro Valley General Plans. This development plan has always been described as mixed-use. Therefore,the development plan is NOT in compliance with the Oro Valley General Plan, and is not in compliance with the P.A.D., which requires compliance (harmony)with the General Plan. Development Objectives Section IV B. of the P.A.D. • "...residential development that constitutes a residential environment of stability compatible with the surrounding area" o 138 apartments over 5.8 acres equals High Density Residential. There is NOT high density residential in any direction from this parcel. Therefore, the development plan is NOT in compliance with the P.A.D. that requires compatibility with the surrounding area. o Arguably, apartments are not stable. The turn over is higher than is the case within the single family detached neighborhoods in the surrounding area. The development plan is NOT in compliance with the P.A.D. 1990 & 1992 P.A.D. Amendments • Exhibit A of both resolutions deletes "common wall units" from the permitted uses in Area D. Consequently; apartments have legally been removed as an entitlement within the P.A.D. o Exhibit A does not remove the phrase, common wall units, from the permitted uses in Area C; only in Area D. There is no legal justification for the assumption that the deletion of the phrase, common wall units, from Area D is an error. o It is possible that the Resolutions in 1990 and 1992 are in error, and not Exhibit A. It may have been the intention of the Council and Canada Hills in those years to remove authorization for apartments from the P.A.D. It was already clear in 1990 and 1992 that apartments in Area D would be incompatible with the surrounding area. In any case,whether an error or not the Exhibit A language cannot be ignored,but needs to be legally researched. The Gallagher&Kennedy letter provides no research, and neither has the Town Attorney's office. � s Mayor&Council Beztak Development Plan Page Two General Plan Compliance The Town recently adopted the 2003General-Plan. Although not ratified, policies approved by the Town Council are instructive. • Community Design Policy 2.1.4 o "Require that all development proposals depict an arrangement of and massing of buildings and/or arrangement of lots to minimize impacts on views from adjacent properties and streets and from properties and streets internal to the proposed project while providing privacy for residents" • Housing Policy 7.1.1 o "Continue to strive to protect the integrity and aesthetic context of existing neighborhoods through the use of appropriate buffers or other means of land use transition between incompatible uses". I believe the proposed development plan does not comply with these policies. I suggest the following: • Remove buildings Shops 1. and 2. and move the apartment buildings further from the property lines and from each other. o In this way,both adjacent and internal views are protected and enhanced, as well as the integrity of existing neighborhoods. o The loss of the Shops 1. & 2. does not necessarily mean a loss of sales tax revenue, as tenants of these buildings may turn out to be professional services and not retail. But, in any case, the loss of sales tax revenue would not be significant over the Iong term, but compliance with the P.A.D., which requires compliance with the General Plan, would be accomplished. Gallagher& Kennedy Opinion • The opinion criticizes the Town for re-visiting and re-assessing prior approvals. o It is not the Town that is re-visiting. The applicant has initiated a new development plan from the one previously approved. It is the applicant that has brought about a re-visitation of the prior approvals. • The opinion criticizes the DRB for relying upon vague concepts or goals like "harmony". o The word "harmony" exists within the OVZCR in describing the DRB's scope of authority. Therefore, the DRB determination was consistent with their charge by the code. o The word"harmony"appears within the P.A.D. in requiring development to be in harmony with the Oro Valley General Plan. Far from vague,this is explicit. M N Mayor& Council Development Plan Compliance Page Three • There is no"general use category of residential in the Oro Valley zoning code. The code has individually specified R1 Districts. The opinion refers to vested rights occurring as a result of significant construction in Area D • Any construction, significant or not, is as a result of the previously approved development plan for a 100%commercial project. • It is the applicant who has initiated a substitute development plan, which re- opens the review process to all of those details. • There can be no vested rights in a development plan that hasn't been approved, and that is not in compliance with the adopted P.A.D. The opinion suggests that courts look first to zoning and their specific standards. • I have outlined inconsistencies of the proposed development plan with zoning standards and adopted General Plan policies. • The OVZCR Section 10-301 o A. To ensure that future growth & development which occurs is in accord with the adopted goals and elements of the General Plan o K. Protect existing neighborhoods from harmful encroachment by intrusive or disruptive development. It is my belief that, whether courts look at the P.A.D.,the Oro Valley Zoning Code Revised, or the Town's adopted General Plan,the courts would find the proposed development plan to NOT be in compliance. Re i f T i ily, 1 // :ill Adler 10720 N Eagle Eye P1 Oro Valley, AZ 85737 c. Chuck Sweet, Town Attorney, Gallagher&Kennedy Donald Wm. Dvorak 10910 N Stargazer Dr. Oro Valley, AZ 85737 g y 520.544.4980 FAX 520.219.1457 E-mail: d wd waverlyOjuno.COM 10 August 2003 no 9:43 TOU The Honorable Paul Loomis Oro Valley Mayor TOWN OF ORO VALLEY Arizona 85737 Dear Mayor Loomis: Re: Beztak Property --- El Conquistador P.A.D. The Town of Oro Valley requested a legal opinion concerning Applicable Oro Valley Codes and the El Conquistador P.A.D. as this relates to Area D. Steven A. Betts, Esquire, of the firm of Gallagher&Kennedy, Phoenix, Arizona prepared this document dated July 29,20X)3. I want to call to your attention that the Internet description of Steven A. Betts dearly defines his principal practice as being a "Developer"Land Use Attorney. This fact defines Mr. Betts as providing a "tainted"legal opinion that has little or no reliability. The legal opinion constantly refers to the Town(Oro Valley)requiring the developer to revisit all requirements. This is in error; when a new or different plan is submitted the process "requires"that all matters be reviewed. The onus is on the developer pure&simple. The opinion states that the term, harmony"is subjective and unwarranted This term, 'harmony"is in the Oro Valley Zoning Code and also is in the P.A.D. The legal opinion states something that is not true. The General Plan (2003)recently adopted by the Oro Valley Town Council provides interesting guide lines. In this document, see Community Design Policy 21.4 and Housing Policy 71.1, we Observe that the "development plan"does NOT comply with these formally adopted policies. Based upon the above and other critical facts, I urge you to disapprove the Beztak Development Plan as proposed. Yours truly, Donald W. Dvorak TOWN OF ORO VALLEY COUNCIL COMMUNICATION MEETING DATE: August%,2003 TO: HONORABLE MAYOR & COUNCIL FROM: Robert Conant, Planner II SUBJECT: OV12-02-06, SEAVER-FRANKS ARCHITECTS AND EEC, REPRESENTING THE BEZTAK COMPANIES, APPEAL THE DESCISION OF THE DRB ON MAY13, 2003 TO DENY THE LANDSCAPE PLAN FOR 138 UNITS OF APARTMENTS WITH A CLUBHOUSE AND RECREATION FACILITIES 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: This item was continued by the Town Council at its June 25, 2003 meeting to August 6, 2003. SUMMARY: Staff has no new information to add to the report to Town Council dated June 25, 2003, attached. RECOMMENDATION: iased on compliance with the El Conquistador Country Club PAD development standards for the site and the Oro Valley Zoning Code Revised Landscape Standards, staff recommends approval subject to the conditions listed in Exhibit A and B. If however, Town Council significantly modifies the Development Plan, staff recommends that the Landscape Plan be remanded to DRB for review and action. TOWN MANAGER RECOMMENDATION: The Town Manager recommends, if it is the Town Council's desire for the full Council to be present, that this item be continued to the August 20, 2003 Town Council meeting. As you are aware Mayor Loomis will be absent from the August 6 meeting. The outside legal opinion requested by the Town Council will be presented to the Council in an upcoming Executive Session. SUGGESTED MOTION: I move to continue OV12-02-06, the La Canada/Lambert Lane apartment/ ommercial Landscape Plan to the August 20, 2003 Town Council Meeting. Ai. . . Attachment: • ,� Planni r Zonin Administrator 1. Exhibit A, Conditions of Approval 2. Exhibit B, Conditions of Approval (Grading Exception) 3. Town Council staff report June 25, 2003 /LIti — Community Develo ent Director F:\OV\OV12\2002\0V12-02-06\Town Council Reports\TCRPT LP 2.doc Town Manager EXHIBIT A CONDITIONS OF APPROVAL LANDSCAPE PLAN OV12-02-06 1. All conditions of the Grading Exception approved by Town Council on March 5, 2003 and attached hereto as Exhibit B shall be conditions of the Landscape Plan and as General Notes. 2. All canopy trees along the southern property boundary shall be a combination of 36 and 48- inch box trees and shall begin to provide screening prior to the apartment building along this area being occupied. 3. The plaza along Lambert Lane shall be reviewed and approved by the Development Review Board (DRB) prior to construction. A General Note shall be added to the Landscape Plan stating that DRB shall review and approve the plaza design. 4. The recreation area shall be reviewed and approved by the Development Review Board prior to the issuance of a building permit for the apartments. Design shall be coordinated with the Town of Oro Valley Parks and Recreation Department. A General Note shall be added to the Landscape Plan stating that DRB shall review and approve the Recreation area. 5. A canopy tree with understory plantings shall be installed on the north end of shops 2 at the service entry. The canopy tree at maturity shall have a clear zone of seventy-two (72") inches. 6. Plantings including canopy trees shall be installed along La Canada Drive on the project side of the existing wall. F:\OV\OV12\2002\OV12-02-06\Town Council Reports\TCRPT LP 2.doc EXHIBIT B CONDITIONS OF APPROVAL GRADING EXCEPTION OV12-02-06 APPROVED BY TOWN COUNCIL MARCH 5, 2003 1. The following conditions relate to Landscaping on the site: a. Along the Lambert Lane frontage 36-inch box canopy trees and appropriate under story vegetation shall be planted in a manner to create a dense screen. The Lambert Lane frontage is defined as extending from the eastern property corner to the eastern edge of the OSCO drive. b. Where ever feasible, a 60-inch high berm shall be constructed along the Lambert Lane frontage (frontage as defined in (a) above)with a width to be determined to support the height. c. The berm shall include under story plantings, shrubs and ground cover to stabilize the berm. d. All perimeter landscaping shall be installed by January 1, 2004 with the exception that if the hill is not removed (see 2a below), the hill area shall be treated for erosion control with standard reseeding and sculpted as approved by the 1999 grading exception and development plan. 2. The following conditions relate to the general development of the site: a. No grading permit shall be issued for the grading of the hill unless and until building permits have been issued and construction contracts have been entered into for the two (2) commercial buildings fronting Lambert Lane. b. All building pads and interior infrastructure shall be completed in one phase. c. Cash funds required to underground all utilities fronting Lambert Lane shall be placed in an escrow account prior to the issuance of any grading or building permits on the site. Cost estimates for the escrow account are to be determined by the Town Engineer. d. The building profiles shall be lowered by additional grading to the greatest extent feasible as determined by the Town of Oro Valley Public Works Department. e. Stair step building heights and the use of stem walls for retaining shall be utilized to reduce the visual impact of the buildings and protect existing view corridors. f. The roof reflectivity for all structures shall be limited to 60%. g. All fronting buildings along Lambert Lane and La Canada Drive shall be limited to single story and a maximum height of 24-feet to the top of the parapet. h. The restaurant pad shall be set back from Lambert Lane in accordance with the proposed development (minimum of 90-feet from the property boundary). TOWN OF ORO VALLEY T TION MEETING DATE: June 25, 2003 •7UNCIL COMMUNICATION TO: HONORABLE MAYOR & COUNCIL FROM: Robert Conant, Planner II -02-06 SEAVER-FRANKS ARCHITECTS AND EEC, REPRESENTING SUBJECT: O� �2 THE BEZTAK COMPANIES, APPEAL THE DECISION OF THE DRB ON MAY 13, 2003 TO DENY THE LANDSCAPE PLAN FOR 138 UNITS OF APARTMENTS WITH A CLUBHOUSE AND RECREATION FACILITIES 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 requestsapproval EEC a roval of the Landscape Plan for the apartment/commercial development on the southeast corner of Lambert Lane and La Canada Drive containing 13.09 acres. SUMMARY: 411 Oh e site was graded viaa gradingpermit issued in 2000. Some of the original perimeter landscaping has been installed with the construction of the OSCO Drug Store. The present proposal would complete the landscaping for the site in a manner compatible with the OSCO store and Bank One. Please see the attached DRB Staff Report for additional detail regarding the Landscape Plan. DRB ACTION: p On May 13, 2003, the DRB considered the Development Plan and Landscape Plan for the above referenced project. The DRB voted 6-0 to recommend Town Council denial of the Development Plan for the reasons f re ort. Based on the recommendation to the Town Council, the DRB voted 6-0 to previously stated in that staf p deny the Landscape Plan. the Development Plan changed significantly upon Town Council review, the Landscape DRB asserted that if p Plan would have to be adjustedaccordingly.accordin 1 . Please see the attached draft minutes (minutes attached to the Development Plan Report). The law firm of Snell & Wilmer on behalf of the Beztak Companies has filed an appeal of the DRB decision to deny. The letterpp accompanying of appeal and supporting documents are attached to this report. _ RECOMMENDATION: Illtased on compliance with theConquistadorCountry El Club PAD development standards for the site and the v'sed Landsca , staff recommends approval subject ro Valley Zoning Code Re p Town Councile significantly modifies the Development Plan, stafftothe recommendconditions s listed in Exhlblt A If however1, � that the Landscape Plan be remanded to DRB for review and action. P . iiiirTOWN OF ORO VALLEY JUNCIL COMMUNICATION Page 2 of 2 TOWN MANAGER RECOMMENDATION: The Town Manager also recommends the approval of the Landscape Plan for the La Canada/Lambert Lane apartment/commercial project at the Southwest corner of Lambert Lane and La Canada Drive, subject to the conditions listed in Exhibit A. If however the Development Plan is modified significantly by the Town Council, it is the Manager's recommendation that the Landscape Plan only return to the Town Council for review and approval. SUGGESTED MOTIONS: The Town Council may wish to consider one of the following motions: I move to approve OV 12-02-06, the La Canada/Lambert apartment/commercial project Landscape Plan subject to the conditions listed in Exhibit A attached herewith. OR I move to approve OV 12-02-06, the La Canada/Lambert apartment/commercial project Landscape Plan subject the conditions listed in Exhibit A attached herewith and the following added ��diti ons: . OR I move to deny OV 12-02-06, the La Canada/Lambert apartment/commercial project Landscape Plan finding that: . Attachments: 1. Exhibit A 2. DRB staff reports for May 13, 2003 / it"; Pla • Zonin: INN.dministr for iii,tai— i Co s unity Deve •pment Director 140 .4 4/Town Manage F:\OV\OV l 2\2002\OV l 2-02-06\Town Council Reports\TC RPT APPEAL LANDSCAPE PLAN.doc w EXHIBIT A CONDITIONS OF APPROVAL LANDSCAPE PLAN OV 12-02-06 1. All conditions of the GradingExceptionapproved byTown Council on March 5, 2003 and pp attached hereto shall be conditions of the Landscape Plan and as General Notes. 2. All canopy trees along the southern property boundary shall be a combination of 36 and 48- inch box trees and shall begin to provide screening prior to the apartment building along this area being occupied. 3. Thelaza alongLambert Lane shall be reviewed and approved by the Development Review p Board (DRB) prior to construction. A General Note shall be added to the Landscape Plan stating that DRB shall review and approve the plaza design. 4. The recreation area shall be reviewed and approved by the Development Review Board prior to the issuance of a building permit for the apartments. Design shall be coordinated with the Town of Oro Valley Parks and Recreation Department. A General Note shall be added to the Landscape Plan statingthat DRB shall review and approve the Recreation area. 5. A canopy tree with understory plantings shall be installed on the north end of shops 2 at the service entry. The canopy tree at maturity shall have a clear zone of seventy-two (72") inches. 6. Plantings including canopy trees shall be installed along La Canada Drive on the project side of the existing wall. F:\ov\ovinoo2\ov12-02-06\EXHIBIT A LANDSCAPE PLAN.doc 7....-____ EXHIBIT #2 TOWN OF ORO VALLEY STAFF REPORT TO DEVELOPMENT REVIEW BOARD MEETING DATE: May 13, 2003 TO: DEVELOPMENT REVIEW BOARD FROM: Robert Conant, Planner II SUBJECT: OV 12-02-06, SEAVER-FRANKS ARCHITECTS AND EEC, REPRESENTING THE BEZTAK COMPANIES, REQUEST APPROVAL OF A LANDSCAPE PLAN FOR 138 UNITS OF APARTMENTS WITH A CLUBHOUSE AND RECREATION FACILITIES 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 request DRB approval of the Landscape Plan for the apartment/commercial development on the southeast corner of Lambert Lane and La Canada Drive containing 13.09 acres. SUMMARY: The site was graded via a grading permit issued in 2000. Some of the original perimeter landscaping has been .stalled. This installation was done with the construction of the OSCO Drug store. The original Landscape Ian is attached for reference only. 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 and 48-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. This 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 the 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 landscaping plan proposes a twenty(20') foot buffer yard with a berm and low wall to total 60-inches in height and plantings of trees, shrubs and under story plants, of a similar palette as the other property boundaries of the site. The Lambert Lane area is subject to the Grading Exception conditions and shall be in compliance with those for the berming and setback requirements. The interior of the site consists of landscaping and screening the commercial uses along La Canada Drive and Imbert Lane from the apartments. This is accomplished by using screen walls and plantings. A pedestrian ,,onnection 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 the entry drives will make use of colored concrete or stamped asphalt. The plaza when designed will TOWN OF ORO VALLEY .DEVELOPMENT REVIEW BOARD STAFF REPORT Page 2 require review and approval bythe Development Review Board. The plaza may be a location for the required pP Public Art for the project. The recreation area is not laid-out on the Landscape Plan. This portion of the site will require a separate design in conjunction with the Town's Park and Recreation Department. The recreation area will be for use of residents within thep roject. The design and landscape plan will have to be reviewed and approved by the Development Review Board prior to construction. Zoning Code Compliance: OVZCR Bufferyard standards require; along the southern and eastern boundary bufferyard C, and along Lambert Lane bufferyard D. On the interior of the site bufferyard D is also required between the residential and the commercialp ortions of the project. The project complies with all of the required bufferyards. The bufferyard alongthe southern property boundary is fifty(50') feet to provide adequate screening between this ry site and the neighborhood below (Villages of La Canada Block 15). The OVZCR Design Guidelines Section 16-103(A)(5)(a)Provide increased setbacks and landscaping between non-residential and residential land uses. he commercial building facing La Canada Drive has a greater setback from the apartment building immediately to the east and greater emphasis has been put on the landscaping in this area. The commercial buildingis setback from the apartment building a distance of 70-feet with a screen wall and landscaping 40-feet off the apartment building. The maturing of the canopy trees in this area will help block the service nature of the commercial building and will also help block the view from the second story of the apartment building. The commercial buildings facing Lambert Lane are not as intrusive,because it is at the end of an apartment building and there is a drive aisle between the commercial screening wall and the drive with accompanying landscaping is sufficient to screen the buildings. General Plan Compliance: The landscape plan is in compliance with the General Plan by promoting high quality development. As recommended in Policy 4.1A, it includes the use of appropriate buffers to protect the integrity and aesthetic context of neighborhoods. The Landscape Plan compiles with this policy by ensuring those proper buffers will exist between this project t and the surrounding neighborhoods. PUBLIC PRESENTATION: Pursuant to Resolution (R) 98-31, "all presentations before Boards, Commissions and Council of rezonings, subdivision plats, development plans and planned area developments must be formatted to be shown on the Town's projection system or overhead system. The Planning and Zoning Administrator; however may exempt ‘ertain projects." A presentation must be designed to insure that the audience, staff and voting body can view the graphics. Examples of acceptable computer formats are Power Point, Arc View, a videotape presentation, presentation boards and/or overhead transparences. F:\ov\ovinoo2\ov12-02-06\DRBRPT LANDSCAPE 2.doc TOWN OF ORO VALLEY EVELOPMENT REVIEW BOARD STAFF REPORT Page 3 The appis responsible for the development,presentation, and coordination of all presentation materials. If an applicant does not conform to the aforementioned resolution, the item may be continued due to non- compliance. RECOMMENDATION: Staff recommends that the DRB approve the La Canada/Lambert Apartments Landscape Plan subject to the conditions listed in Exhibit A. SUGGESTED MOTIONS: The DRB may wish to consider one of the following motions: I move to approve OV 12-02-06 the La Canada/Lambert Apartments Landscape Plan, subject to the conditions listed in Exhibit A attached herewith. OR Hove to approve OV 12-02-06 the La Canada/Lambert Apartments Landscape Plan, subject to the conditions listed in Exhibit A attached herewith and the following added conditions: OR I move to deny OV 12-02-06 the La Canada/Lambert Apartments Landscape Plan, finding that: Attachments: 1. Original Landscape Plan 2. Landscape Plan (proposed) 3. Exhibit A , ,A0 Plannl � �- Zoning Administrator Contact: Michael Canright Seaver-Franks Architects, Fax 795-9431 Ryan Bale —EC, Fax 321-0333 F:\OV\OV 12\2002\OV 1 2-02-06\DRBRPT LANDSCAPE 2.doc EXHIBIT A CONDITIONS OF APPROVAL LANDSCAPE PLAN OV12-02-06 1. All conditions of the Grading Exception approved by Town Council on March 5, 2003 and attached hereto shall be conditions of the Landscape Plan and as General Notes. 2. All canopy trees along the southern property boundary shall be a combination of 36 and 48- inch box trees and shall begin to provide screening prior to the apartment building along this area being occupied. 3. Thep laza along Lambert Lane shall be reviewed and approved by the Development Review Board (DRB)prior to construction. A General Note shall be added to the Landscape Plan stating that DRB shall review and approve the plaza design. 4. The recreation area shall be reviewed and approved by the Development Review Board prior to the issuance of a building permit for the apartments. Design shall be coordinated with the Town of Oro Valley Parks and Recreation Department. A General Note shall be added to the Landscape Plan stating that DRB shall review and approve the Recreation area. 5. 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Til ii-41r121 ='I�l Z' X1 i; . / o ri 1 -II b ' 71 ;1 1\1 1( i -1 .: ifl i a 1 E' i" asi M '411 P} 1cl "' ,-,.; I. 4 's Ili'� 11�_" } 1�l r!- 0 ivy 1 r(41 ! c m • D 1 luu I I RI pi a q i ! i 1 q Z 0 ' 09 r 0 I 0 A i a z z9 ;sip z m . . 0 0 1E r! c e ll N 1110 E Psi I i ' IMP F 1 - i I "i I 1/ , It^R f,,:�' Yr�lQ 13 3 r D 1 � D Z ,c'(7, Dn \ r Dm m'� m ??,R g _;,,,,ii 4 E4 z F.,,5 (� ,N q Q70 f'1 N 1 --1 Z Q r N N O TOWN OF ORO VALLEY C ( COUNCIL COM MUNICATION MEETING DATE: August fi, 2003 t') TO: HONORABLE MAYOR & COUNCIL FROM: Bayer Vella, AICP, Senior Planner and Robert Conant, Planner II SUBJECT: OV12-02-06, SEAVER-FRANKS ARCHITECTS AND EEC, REPRESENTING THE BEZTAK COMPANIES, REQUESTS APPROVAL OF A DEVELOPMENT PLAN 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: This item was continued by the Town Council at the June 25, 2003 meeting to August 6, 2003. In order to garner additional project information, the Town Council provided specific instructions to staff and the applicant: p MOTION: Mayor Loomis MOVED to CONTINUE consideration of OV12-02-06 until the first meeting in August (August 6th) and directed staff to get an additional legal opinion on the PAD and to review the previous issues associated with this piece of property and to report back to Council that the issues have been identified and covered on the Plan and to ask the developer to look at a plan that has Apartment Buildings 1 and 2 as two-story items rather than three-stories on the perimeter. Direction to staff is to look at the surrounding elements: the fences, grading issues,parking and shared parking. Also, ask the applicant to get a letter from the School District that identifies the impact of the project to the school system, to identify elevators in the three-story buildings or to provide the rationale associated with why or why not (and consider ADA issues,) and look at shared verses separate entrances and exits. Council Member Rochman SECONDED the motion. Motion carried, 5— 0. SUMMARY: The following is a breakdown and staff response to concerns raised by Town Council: 1. Have the conditions in the original development plan been addressed? If not why? Staff Response: All of the pertinent conditions have been addressed. Below is a comprehensive list of conditions associated with the original development and landscape plans and a staff response in italics: Grading Waiver Request (0V12-99-07) Approved 9/01/99 1) If development does not begin in one year after grading, the applicant will have to revegetate. A time limit of two years will apply to the grading waiver and one of the corners must be developed. 1. Date original grading permit issued: 8/3/2000. Date Osco building permit issued: 11/30/2001 Dates entire site hydro seeded: 6/01 10/02 TOWN OF ORO VALLEY :OUNCIL COMMUNICATION Page 2 The original gradingpermit has expired. It has been replaced by the recent Beztak Grading Exception g (0V12-02-06) that was approved on 3/5/03. 2) The applicant shall work with staff to reduce the height of fill on the site. Completed prior to grading permit issuance The height of fill on the perimeter of the fill area should strive to meet the Town's grading ordinance 3) g requirements. Completed prior to grading permit issuance 4) The applicant shall work with staff to provide additional landscape elements to `beautify' the hill and landscape berm at the northeast corner of the site. Completed prior to grading permit issuance 5) Thea approval of grading waiver based upon the concept plan known as "Concept Plan L" shall be for pp grading only. other development All dlo ment aspects of the site, including site design and layout of buildings, shall be in accordance with the project development plan. Not an action item Master Development Plan (OV1 2-99-07) Approved 2/16/00: 1) Where not screened by pro osed landscaping or perimeter screen wall, loading areas shall be screened p in accordance with OVZCR Sec 11-203B Existing loading zones for Osco and the one approved for the Bank One comply. 2) The applicant Shall either: Resolve issues regarding drainage concerns with the Villages of La Canada HOA, and provide documentation of a written agreement. Written permission from the HOA of the Villages of La Canada for the construction of any improvement on their property is required prior to submittal of an improvement plan, or An easement addressing the aforementioned issues was recorded by the HOA on 5/9/01. Submit an acceptable drainage study and improvement plan to release storm water runoff at the flow rate, velocity and location as the existing conditions without necessitating any off-property improvements. F:\OV\OV12\2002\OV12-02-06\Town Council Reports\TC REPORT 8-06-03.doc TOWN OF ORO VALLEY COUNCIL COMMUNICATION Page 3 The traffic impact report must include a section that analyzes the internal circulation by the design 3) T e p p vehicle. Done 4) Determine the actual near side intersection sight distances for driveways number 5 & 6 and compare them with the required near side sight distances, then include them in the revised traffic impact report. Done 5) report final drainagere ort will be required during the improvement plan review process. A percolation test is required for the retention basin. The engineer shall provide the design information from the Villages of La Canada Block A which shows how the flows from concentration points 5 & 6 have been directed away from the guard house on Congressional Way. Done 6) The ro osed corrugated metal pipe (CMP) in the R/W along La Canada Road shall require a license p p agreement from Public Works. Call out head walls and wing walls for all inlets and outlets for these CMP's. Done 7) The southern driveway on La Canada Drive shall be constructed as a right-in—right-out driveway. Done 8) Construction of the retention basin and spillway shall utilize local rock and other materials that, combined with revegetation of the basin, create a natural look. Basin was to be constructed to accommodate the overall commercial development. It has not been constructed. New basin design proposed with current plan that specifies use of rock rip-rap ("landscape boulders, various sizes between 2'and 3.5'diameter") 9) Architectural ,lansespecially for Pads A and C and the east side of Building 2, shall be submitted for p DRB approval. This is a reference to the Osco and Bank One sites. Both received architectural approvals from the Development Review Board. 10)Meet with staff to review comments of the revised traffic impact report, revise the report and resubmit for approval. Done F:\OV\OV12\2002\OV12-02-06\Town Council Reports\TC REPORT 8-06-03.doc TOWN OF ORO VALLEY OUNCIL COMMUNICATION Page 4 11)Improvements along La Canada Drive and Lambert Lane shall require Town engineer's office review and approval. Done 12)The traffic impact report must be revised and be approved by Town staff prior to approval of the improvement plans. Done 13)The lighting for this development shall conform to the lighting in the commercial centers to the north and west of the site. A lighting plan for this development shall be submitted for Staff review prior to issuance of building permits. Done and approved. 14)The fair share cost of the maintenance of the existing channel shall be addressed with the Villages of La Canada HOA and signed by both parties. Maintenance was addressed as part of a drainage and access easement recorded by the HOA on 5/9/01. 15)"Scrubbers" and filters shall be installed on the venting outlets of all businesses preparing food to mitigate smoke, vapors, and odors. (Add this as a note to the development plan.) Note added to the Master Development plan. To date, no restaurants onsite. 16)The developer shall install 12' wide pavement and striping on east side of La Canada Drive and south side of Lambert Lane for the entire site frontage. Done 17)A friction coat must be applied to the full width and frontage of the existing pavement on Lambert Lane and for the east half of the pavement on La Canada Drive after the new right turn lanes are installed. Done 18)A striping plan is required for the new configurations of La Canada Drive and Lambert Lane. Done 19)Call out cross-sections A.A., BB, CC, and EE on page 2. Revise page 3 or remove the reference to detail 6/3 for the basin on page 2. Done F:\OV\OV12\2002\OV12-02-06\Town Council Reports\TC REPORT 8-06-03.doc TOWN OF ORO VALLEY J OUNCIL COMMUNICATION Page 5 Master Landscape Plan (OV12-99-07) Approved 2/16/00 1) Add to note 1C "Wooly Butterfly Bush has also been approved for use." Done 2) Where not screened by pro osed landscaping or perimeter screen wall, loading areas shall be screened in p accordance with OVZCR Sec 11-203B. OSCO and Bank One are in conformance. 3) Provide vegetation, a minimum of 3'high, in the 5'-wide landscape buffer for the entire length of the drive-though stacking lane for Pad C. This is a reference to the Osco pad. Requirement indicated on the OSCO plan and landscaping has been established onsite. 4) Add a note that the `stream' element of the pedestrian plaza area shall recycle all water. Note was omitted onp lan. Plaza design has been replaced by an entirely new one. As specified on the new landscape plan, a separate plan will be submitted for the plaza area in the future. 5) Continue the 8' screen wall on the east side south to just north of the retention basin scupper. Development plan amended accordingly. A new design has been proposed (see attached graphic p provided by applicant). 6) Add g landscap in on the west side of Building 4 at least as far north as the bike racks. Remove the trees and shrubs from the middle of the loading area at Pad C. Remove the shrubs from the sidewalk at the northeast corner of Pad C. Remove the shrubs and tree from the bike rack area on the east side of Pad B. Master Landscape plan amended accordingly. 7) Conditions listed above, and any additional Town Council conditions, shall be submitted with a revised landscape plan, prior to receipt of a grading permit. All items completed except #4. The stream element was not included in the newly proposed landscape plan. As specified in the landscape plan —a plan will be submitted for the plaza area in the future. F:\OV\OV12\2002\OV12-02-06\Town Council Reports\TC REPORT 8-06-03.doc TOWN OF ORO VALLEY COUNCIL COMMUNICATION Page 6 Osco Conditions of Approval that Directly Impact Master Plans: Conditional Use Permit (0V8-00- 08) Approved 1/17/01, Development Plan (OV12-00-14) Approved 1/17/01, and Landscape Plan (OV12-00-14) Approved 1/17/01 1) Prior to issuance of any permits, the Master Development Plan, Master Landscape Plan, and Improvement Plans that were approved as part of OV 12-99-07 must be revised accordingly. Done 2) Allp erimeter landscaping and screening for the entire 14.9-acre site must be established prior to OSCO receiving a certificate of occupancy. A temporary certificate of occupancy was issued to OSCO—pending resolution of this issue. Please see p nY heading entitled Osco Landscape Plan Revised(0V12-00-14)Approved 8/1/02—later in this report. 3) In addition to the lighting requirements specified in OV 12-99-07, the following OVZCR requirements must be fulfilled: • Lighting shall be placed and screened to reflect away from adjoining properties and street. • Parking lot lighting shall not emit light beyond the development;parking standards in parking areas shall not exceed 20'. • Standards shall be shielded so light is deflected downward and away from adjacent properties. Done 4) All offsite improvements for the La Canada/Lambert Commercial Center shall be constructed as part of this project. Done 5) Provide as-built elevations of the grades constructed during the rough grading operation of the overall site. Done 6) Any changes to the approved drainage concept for the La Canada/Lambert Commercial Center shall be revised by a drainage report addendum. Done 7) A comprehensive sign package for the entire center shall be approved prior to issuance of any sign permits for the site. Done F:\OV\OV12\2002\OV12-02-06\Town Council Reports\TC REPORT 8-06-03.doc TOWN OF ORO VALLEY ,:OUNCIL COMMUNICATION Page 7 8) Prior to issuance of any permits, satisfy all requirements specified by Pima County Wastewater by revisingthe Development Plan (0V12-00-12) and the Master Development Plan (0V12-99- 07) accordingly. Done Osco Landscape Plan Revised (0V12-00-14) Approved 8/1/02 Town Council approved a revision to the landscape plan for OSCO to remove the CO requirement (Condition#6). This was approved by the Council on July 17, 2002 with the condition that Beztak submit a revised development plan within 90 days. Beztak submitted a development plan within the specified time frame. Bank One Conditions of Approval that Directly Impact Master Plans: Development Plan (0V12-00- 13) Approved 8/21/02 and Landscape Plan (0V12-00-13) Approved 1/9/02 1) Thep edestrian connection leading across the loading area on the north side of the property must be entirely deleted. If the Master Development Plan is revised, the development plan must be changed to depict a pedestrian access to the north. Done 2) The final Certificate of Occupancy is not to be issued until such time as the perimeter landscaping and walls are completed on the south side of property line. If within 45 days of Bank One receiving a temporary C of 0 and the landscaping and walls have not been established, DRB recommends that the p ry Town proceed with forfeiture of the assurance bond to complete improvements. A Certificate of Occupancy has not been issued and Bank One is aware of this requirement. Beztak Grading Exception (0V12-02-06) Approved 3/5/03 1) The following conditions relate to Landscaping on the site: a. Along the Lambert Lane frontage 36-inch box canopy trees and appropriate under story vegetation shall be planted in a manner to create a dense screen. The Lambert Lane frontage is defined as extending from the eastern property corner to the eastern edge of the OSCO drive. b. Where ever feasible, a 60-inch high berm shall be constructed along the Lambert Lane frontage (frontage as defined in (a) above) with a width to be determined to support the height. c. The berm shall include under story plantings, shrubs and ground cover to stabilize the berm. d. All perimeter landscaping shall be installed by January 1, 2004 with the exception that if the hill is not removed (see 2a below), the hill area shall be treated for erosion control with standard reseeding and sculpted as approved by the 1999 grading exception and development plan. Conditions were addressed in the proposed landscape plan. 2) The following conditions relate to the general development of the site: F:\OV\OV12\2002\OV12-02-06\Town Council Reports\TC REPORT 8-06-03.doc TOWN OF ORO VALLEY —OUNCIL COMMUNICATION Page 8 e. No grading permit shall be issued for the grading of the hill unless and until building permits have been issued and construction contracts have been entered into for the two (2) commercial buildings fronting Lambert Lane. f. All building pads and interior infrastructure shall be completed in one phase. g. Cash funds required to underground all utilities fronting Lambert Lane shall be placed in an escrow account prior to the issuance of any grading or building permits on the site. Cost estimates for the escrow account are to be determined by the Town Engineer. h. The building profiles shall be lowered by additional grading to the greatest extent feasible as determined by the Town of Oro Valley Public Works Department. i. Stair step building heights and the use of stem walls for retaining shall be utilized to reduce the visual impact of the buildings and protect existing view corridors. j. The roof reflectivity for all structures shall be limited to 60%. k. All fronting buildings along Lambert Lane and La Canada Drive shall be limited to single story and a maximum height of 24-feet to the top of the parapet. 1. The restaurant pad shall be set back from Lambert Lane in accordance with the proposed development (minimum of 90-feet from the property boundary). Conditions were addressed in the proposed development plan. . What is being proposed for the east screening wall? Why? Staff Response: The proposed Development and Landscape Plans only specify installation of vegetation and a retainingwall — in order to achieve proposed grades. Screening is not required because the proposed use is residential - opposed to a grocery store with rear facing loading zones - and the adjacent use is recreational open space. At the last DRB meeting, issues of security were raised. As a result, the applicant discussed the possibility of establishing a wrought iron "view" fence. Per the applicant. a see-through fence would preserve views from the first story apartments and increase security. 3. Does OSCO have adequate parking on its own? Staff Response: Yes. The following table provides a comparison of the standard and number of spaces provided: Parking Number of Spaces Requirement Provided by OSCO 60 spaces 78 spaces 4. Look at buildings #1 and #2 as 2-story only (direction to applicant). Staff Response: No additional information provided by the applicant to date. F:\OV\OV12\2002\OV12-02-06\Town Council Reports\TC REPORT 8-06-03.doc TOWN OF ORO VALLEY _OUNCIL COMMUNICATION Page 9 5. Provide more information regarding grading (a) How was the lowest grade achieved? Staff (Public Res onse Works): The lowest point grade was set by the top of bank of the detention basin, P which is 2510p er the EEC benchmark. Additional constraints include the maximum cross slopes for regular parkingand ADA parking spaces in front of each apartment building. Regular parking space g maximum cross slope is 5% based on the Institute of Transportation (ITE) criteria. ADA parking space maximum cross slope in every direction is 2% per the Americans with Disability Act Access Guidelines (ADAAG). The streets that serve the apartment complex are actually Public Area Access Lanes or PAAL's. The parking apartments for the a artments abuts the PAAL's at right angles. This arrangement is the controlling factor in determiningthe maximum longitudinal slope in the PAAL. As a result, one must adjust the longitudinal grade because there are ADA parking spaces and regular parking spaces in the same bay. So, a maximum 3.2% (2%) the re ular s ace ossible longitudinal slope of was used to balance the ADA maximum andg space maximum (5%). Once the PAAL and parking space elevations were determined, the first floor elevations were established accordingly. (b) How does it compare to the previous Development Plan? Staff (Public Res onse Works): The table on the following page was developed to show as a comparison P the elevations of thep ad grades and building tops for the previously approved commercial center and the proposed apartment project.ect. Shops #2 and buildings 5 and 7 have no comparisons because no buildings were p p located in those areas in the commercial center development plan. The difference column represents the position of the new proposal. In sum, all building tops s and pads have been lowered—except Shops #1 and the restaurant pad. F:\OV\OV12\2002\OV12-02-06\Town Council Reports\TC REPORT 8-06-03.doc TOWN OF ORO VALLEY COUNCIL COMMUNICATION Page 10 Building Elevation,Feet Commercial Elevation,Feet Difference 1*north pad 2526.6 2530.1 3.5-ft lower top 2550.1 2565.1 15-ft lower 1*south pad 2524.6 2530.1 5.5-ft lower top 2548.0 2565.1 17-ft lower 2*north pad 2517.7 2530.1 12.4-ft lower top 2541.2 2565.1 23.9-ft lower 2*south pad 2515.7 2530.1 14.4-ft lower top 2539.2 2565.1 25.9-ft lower 3 pad 2524.7 2530.1 5.4-ft lower top 2559.9 2565.1 5.2-ft lower 4*north pad 2519.3 2530.1 10.8-ft lower top 2554.5 2565.1 10.6-ft lower 4*south pad 2516.3 2530.1 13.8-ft lower top 2551.5 2565.1 13.6-ft lower 6 pad 2524.4 2527.1 2.7-ft lower top 2559.6 2562.1 2.5-ft lower 8*north pad 2527.0 2527.1 0.1-ft lower top 2562.2 2562.1 0.1-ft higher 8*south pad 2524.0 2527.1 3.1-ft lower top 2559.2 2562.1 2.9-ft lower 9*north pad 2522.0 2527.1 5.1-ft lower top 2545.5 2562.1 16.6-ft lower 9*south pad 2520.0 2527.1 7.1-ft lower top 2543.5 2562.1 18.6-ft lower 10*north pad 2515.4 2527.1 11.7-ft lower top 2538.9 2562.1 23.2-ft lower 10*south pad 2513.4 2527.1 13.7-ft lower top 2536.9 2562.1 25.2-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 *Indicates building to be stepped. F:\OV\OV12\2002\0V12-02-06\Town Council Reports\TC REPORT 8-06-03.doc TOWN OF ORO VALLEY COUNCIL COMMUNICATION Page 11 (c) What is the difference in elevation between the apartments and homes to the south? Staff Response (Public Works): Apartment buildings #9 and #10 are along the south property line. p Elevations differ from a maximum of approximately 9.2 feet at building 9 to a minimum of approximately 3.6 feet at building 10. (See the attached cross-sections.) 6. Get a letter from the school district on impacts (direction to applicant). Staff Response: No additional information provided by the applicant to date. 7. Look at separate access for residential and commercial. Staff ResponseWorks): This site is at the intersection of 2 four lane arterials. The existing access Works points were established bytheexistingdevelopment plans, developments (Bank One and Osco) and curb The siteplan - as proposed - incorporates apartments surrounded by a commercial area. Both uses cuts. p p share common access points. Access into the apartment area will be controlled by gates. These gates will intrusion byvehicles usingonly the commercial area but will not restrict traffic within the prevent commercial area itself. As proposed, this access plan provides for a minimum of shared commercial and P p residential use and manages the traffic well. The proposed pedestrian access from the apartments to both La g Canada and Lambert is well designed and minimizes the crossing of the entrance drives into the complex. a � To be completely able to com letel separate the residential and commercial traffic, the site plan must be re-done to relocate all commercial activities into one area and the residential into another. One solution would be to proposed relocate ro the osed commercial facilities facing Lambert Lane to the La Canada side and then shift the apartments into the space proposed along Lambert Lane as commercial. 8. Consider elevators in the 3-story buildings and look at ADA access in general (direction to applicant) StaffResponse: Per buildingcodes and standards adopted by the Town, an elevator is not required. A percentage of rooms on the first floor of each apartment structure must be ADA accessible. This will be addressed upon submittal of a building permit application. ADA parkingissues have been resolved per the development and grading plan. Please refer to #5a above. Gradients pedestrian edestrian entrances and walkways etc. will be addressed upon submittal of building permit application. 9. Does the PAD permit multi-use development? Staff Response: Staff has requested an outside legal opinion and is awaiting a response. F:\OV\OV12\2002\0V12-02-06\Town Council Reports\TC REPORT 8-06-03.doc TOWN OF ORO VALLEY COUNCIL COMMUNICATION Page 12 RECOMMENDATION: Staff recommends, based on the requirements of the El Conquistador PAD and OVZCR, approval of the La Canada/Lambert Lane apartment/commercial Development Plan, subject to the conditions listed in Exhibit A and B. TOWN MANAGER RECOMMENDATION: The Town Manager recommends, if it is the Town Council's desire for the full Council to be present, that this item be continued to the August 20, 2003 Town Council meeting. As you are aware, Mayor Loomis will be absent from the August 6 meeting. The outside legal opinion requested by the Town Council will be presented to the Council in an upcoming Executive Session. SUGGESTED MOTION: I move to continue OV12-02-06, the La Canada/Lambert Lane apartment/commercial Development Plan to the August 20, 2003 Town Council Meeting. Attachments: 1. Exhibit A, Conditions of Approval 2. Exhibit B, Conditions of Approval (Grading Exception) 3. Town Council Staff Report Development Plan June 25, 2003 with recommendations 4. Cross-section through south property line (entitled La Canada&Lambert Mixed Use) ch..) alz.... Planning an oni Administrator 41411,1!LA, Community Develo,. ent Director A.:64.Al '44. ir Town Manager F:\OV\OV12\2002\OV12-02-06\Town Council Reports\TC REPORT 8-06-03.doc EXHIBIT A CONDITIONS OF APPROVAL DEVELOPMENT PLAN OV 12-02-06 1. All conditions of the Grading Exception approved by Town Council on March 5, 2003 and attached hereto as Exhibit B shall be conditions of the Development Plan. These shall be added as General Notes on the Development Plan. 2. All parking lot light standards shall not exceed eighteen (18') feet in height, and all patio lighting in buildings 1, 2, 9 and 10 shall be fully shielded. 3. Ensure that the ADA accessible route cross slope behind shops 2 does not exceed 2%. 4. Provide a revised drainage report prior to the issuance of a grading permit. 5. The Applicant/Developer shall install gates for the apartment community. On the La Canada Drive entrance to the project the gate shall be located just east of the shops building 2 and west of apartment building 7. On the Lambert Lane entrance the gate shall be located south of shops building 1 at the landscape buffer between the apartment community and the commercial development. Access control shall be provided for emergency vehicles (Police and Fire). F:\OV\OV12\2002\OV12-02-06\Town Council Reports\TC REPORT 8-06-03.doc EXHIBIT B CONDITIONS OF APPROVAL GRADING EXCEPTION OV12-02-06 APPROVED BY TOWN COUNCIL MARCH 5, 2003 1. The following conditions relate to Landscaping on the site: a. Along the Lambert Lane frontage 36-inch box canopy trees and appropriate under story vegetation shall be planted in a manner to create a dense screen. The Lambert Lane frontage is defined as extending from the eastern property corner to the eastern edge of the OSCO drive. b. Where ever feasible, a 60-inch high berm shall be constructed along the Lambert Lane frontage (frontage as defined in (a) above)with a width to be determined to support the height. c. The berm shall include under story plantings, shrubs and ground cover to stabilize the berm. d. Allerimeter landscaping shall be installed by January 1, 2004 with the exception that if p p the hill is not removed (see 2a below), the hill area shall be treated for erosion control with standard reseeding and sculpted as approved by the 1999 grading exception and development plan. 2. The following conditions relate to the general development of the site: a. Noadipermit shall be issued for the grading of the hill unless and until building �' n g permits have been issued and construction contracts have been entered into for the two (2) commercial buildings fronting Lambert Lane. b. All building pads and interior infrastructure shall be completed in one phase. c. Cash funds required to underground all utilities fronting Lambert Lane shall be placed in an escrow account prior to the issuance of any grading or building permits on the site. Cost estimates for the escrow account are to be determined by the Town Engineer. d. The buildingprofiles shall be lowered by additional grading to the greatest extent feasible as determined by the Town of Oro Valley Public Works Department. e. Stair stepbuilding heights and the use of stem walls for retaining shall be utilized to reduce the visual impact of the buildings and protect existing view corridors. f. The roof reflectivity for all structures shall be limited to 60%. g. All fronting buildings along Lambert Lane and La Canada Drive shall be limited to single story and a maximum height of 24-feet to the top of the parapet. h. The restaurant pad shall be set back from Lambert Lane in accordance with the proposed development (minimum of 90-feet from the property boundary). F:\OV\OV12\2002\0V12-02-06\Town Council Reports\TC REPORT 8-06-03.doc EXHIBIT #3 TOWN OF ORO VALLEY 'OUNCIL COMMUNICATION MEETING DATE: June 25, 2003 TO: HONORABLE MAYOR & COUNCIL FROM: Robert Conant, Planner II SUBJECT: OV12-02-06, SEAVER-FRANKS ARCHITECTS AND EEC, REPRESENTING THE BEZTAK COMPANIES, REQUESTS APPROVAL OF A DEVELOPMENT PLAN TO CONSTRUCT 138 UNITS OF APRARTMENTS 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 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 proposed uses are permitted uses under the PAD. The site was graded by permit in 2000 and some re-vegetation has taken place. The OSCO Drug store was •nstructed in 2001 and Bank One is under construction on the southwestern corner of the property. Please see e attached chronology of development proposals and approvals on the site. HISTORY: A Grading Exception was approved by Town Council on September 1, 1999 for the site. The Town council approved a Development Plan for 115,697 square feet of commercial development based on the Grading Exception approved in September of 1999, 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. Both projects were approved based on the Grading Exception approved in September 1999 and the Grading Permit for the entire site issued in 2000. The Town Council approved a Grading Exception for the project on March 5, 2003 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 portions of Rancho Feliz to the west. TOWN OF ORO VALLEY 'OUNCIL COMMUNICATION Page 2 of 7 SUMMARY: of the El Conquistador Country Club conformance with the The Development Plan is in generalrequirements PAD. The maximum building height t allowed under the PAD is 38-feet. The plan is also in general conformance with the OVZCR. DRB ACTION: The DRB considered the Grading Exception, Development Develo ment Plan, Landscape Plan and architecture on January 14, 2003. The DRB denied the Grading Exception Exce tion which precluded any discussion of the Development Plan tinued indefinitely the architecture. The Grading Exception was subsequently and Landscape Plan and board con appealed to Town Council and approved. considered the Development Plan, Landscape Plan and architecture and On April 8, 2003, the DRB againp continued the project with specific concerns (in italics below). At the May13, 2003 the applicant responded to concerns the DRB had voiced as follows. 1. Site looks overcrowded and needs more space between buildings. The buildings as shown create a canyon effect on the site. The fit of buildings looks forced. ' sitingof buildings has been accomplished in the best fashion possible to achieve pplicant's Response: The g and circulation. The site plan building use and density are well within the development appropriate setbacks standards of the El ConquistadorOpen PAD. space created in the plan, reach 39%, far exceeds the 24% P approved in the previous plan. Staff Response: The El Conquistador Country Club PAD requires 300 square feet of usable open space per residential unit. Forapartmentsopen 13 8 the o en space required is 41,400 square feet (.95 acres). The project provides 48,888 square feet (1.1 acres) in the center of the area for useable open space. This area is minus the clubhouse. be a combination oftwo and three stories. This will have the effect of 2. Three story buildings should breaking mass and roof lines. ' storyapartment buildings 7 and 8 on the La Canada Drive side of the project Applicant's Response: The three p g have been redesigned as two and three story buildings. Staff Response: Section 16-103(B)(4)(b) of the OVZCR states: "Emphasize the horizontal,but break up long continuous building surfaces with off-sets or contrasting forms." 110 he various buildings on the site have off-sets alongthe facades and by varying the roof lines the mass of three story buildings is rgthree Where buildings consist of two and story elements the effect of the massing is further reduced. F:\ov\ovinoo2\ov12-02-06\Town Council Reports\TC RPT DP.doc TOWN OF ORO VALLEY 'OUNCIL COMMUNICATION Page 3 of 7 3. The three story buildings are not designed as well as the two story buildings. Applicant's Response: All three-story buildings have gone through the same design process, as have the two story buildings. If you are referring to the issue of "massing" there simply is no way to design three story buildings without noticeable height variations. However, height is relative to distance, and the shielding provided by the commercial buildings, as well as the shifting of the location of three story buildings, is an excellent response to the concern raised. As you know, this project is designed with less density and massing, and lower heights than is allowed under the PAD. Staff Response: The applicant has removed the third story from north and south ends of the building and transferred the units to center of building one. This gives these two buildings a two and three story element in the massing. 4. The recreation area needs to be designed with children in mind. Details of the recreation shall be shown on the Landscape Plan. Applicant's Response: The recreation area will include a playground equipment area. Please see the architectural site plan for location. The playground will accommodate children. staff Res•onse: The recreation area is not included in the Landscape Plan. A condition has been added to the andscape Plan for DRB review of the recreation area. 5. Re-think internal circulation so traffic for the commercial is discouraged from circulating through the residential areas of the site. Applicant's Response: The enhanced paving on the La Canada entry has been removed to discourage commercial traffic from circulating through the residential. (See DRB meeting of May 13 below). 6. Buildings 7 and 8 create a wall effect when viewed from La Canada Drive and should be lowered. Lowering the building will give a softer profile from La Canada Drive. Applicant's Response: This issue has been addressed by changing the elevation of the three story buildings to two stories where indicated. (See staff response to item 3). 7. The third story will look down on the loading areas Applicant's Response: With the placement of the natural landscape buffers, views into the service areas have been adequately mitigated. Staff Response: With the aforementioned changes from three stories to two this condition is no longer of major importance to building 7 and the north one-third of building 8. The enhanced landscaping offers some rotection of the view of the service areas where the third story still exists, but does not eliminate it. 8. The outside stairwells should be internal to the buildings for safety and for aesthetics F:\OV\OV 12\2002\OV 12-02-06\Town Council Reports\TC RPT DP.doc TOWN OF ORO VALLEY OUNCIL COMMUNICATION Page 4 of 7 Applicant's Response: Internal stairwells are not feasible or desirable from either an architectural or marketing . stand ointTheyare not aesthetically appropriate for a project of this scale and nature. Open stairwells are p morep leasant, allowing fresh air and natural light access to the entries and kitchen windows. Security is enhanced by the placement of the kitchen windows to view the stairwell and entry doors. Enclosed stairwells, aside from what has been said, would pose major construction and fire code issues. 9. Project lacking open space. Applicant's Response: See response to 1 above. 10. Back of commercial buildings are sterile. They are not inviting- to- visit shops ifapproaching from the apartments because of the loading areas creating an uninviting space through which to walk or pass. Greater separation should occur between the restaurant building and the apartments. Applicant's Response: Defined retail circulation and access is encouraged through well-designed walks, plazas and cornered arcades. Access to the center rear is neither encouraged nor necessary. The adjusted setbacks between the restaurant and apartment end allows for a 30-foot parking lot setback from Lambert Lane to the north providing space for higher berming and more landscaping along Lambert. wo the south, the service side of the restaurant will not have windows toward the residential units. In addition there is a 7-foot PAD elevation difference between the two. Kitchen hoods can have scrubbers to minimize smells to the residential and as was conceded at the hearing, such subjective issues as odors can be relevant hundreds ofy ards away, not just shorter distances. The more important issues will be integrity of design and construction, mitigation measures and even air flows, which are not controllable. Staff Response: The intent of the applicant's plan is to separate the commercial and residential uses (see item 13) rather than integrate them. Given this, their approach to screen the two uses and to focus pedestrian traffic around the sides of the commercial buildings limits pedestrian views of the service areas (see item 17). The restaurant was moved south, at the direction of staff, to maximize screening and buffers along Lambert Lane. 11. More consideration needs to be given for the homes to the south. Applicant's Response: A great deal of positive work and effort has been expended for the benefit of the homes to the south. The developer has endeavored to be sensitive to this issue: • Neighborhood meetings have occurred; • Letters from president of the HOA have been submitted; • The 25-foot setback was moved to 50-feet; • 38-foot maximum height limit was reduced to 22'-8"; • Additional mature landscaping has been installed to augment existing pallet; 110 • Parking lot lighting standards were replaced with residential lighting schemes; • PAD heights were reduced. F:\ov\ovinoo2\ov12-02-06\Town Council Reports\TC RPT DP.doc TOWN OF ORO VALLEY /6,JUNCIL COMMUNICATION Page 5 of 7 12. Create a dedicated crosswalk to Fry's. Applicant's Response: The crosswalk at the La Canada/Lambert traffic signal is the safest, most sensible access to Fry's. (See traffic and Circulation for staff comments). 13. Integration between residential and commercial is lacking and does not promote or create a community feel. The project, as designed does not manage the impacts effectively between the uses on the site. Applicant's Response: The separation of the commercial and the residential uses are appropriate for this suburban location. The concept of overlapping residential and commercial uses would be more appropriate in an urban environment. The design and mix of uses here is characteristic of the community in which we live. It is what consumers have made successful and what appeals to the end users. Staff Response: Throughout the review staff encouraged a more integrated approach to achieve a true mixed use project; however, this more conventional plan does meet the Town's Code and other design guidelines. 14. Comments are needed from the OVPD on security. Applicant's Response: Comments on security are welcomed. The project should enhance security concerns. 100 15. Underground parking may be an option in order to create more open space on the site. Applicants Response: The concept of underground parking cannot economically or feasibly be considered. 16. Too many water features on the site. Applicant's Response: The developer is willing to eliminate this feature. Staff Response: The water feature as designed should be reduced in size and setting with canopy trees added to shade the fountain. The fountain should also be designed in such a manner as to protect it from wind. The details of this area will be presented to DRB per condition 3 of the Landscape Plan. 17. The backs of all buildings (commercial) are inadequate and need more design elements. Applicant's Response: The rear of the commercial buildings have been articulated in a way to bring more detail and visual relief. Storefront entries do not work on the rear of this building. The tenants in this type of retail will want a single access point and cashier checkout. If we design a layout that does not work we will have vacant shop space. Traffic and Circulation: rille Development Review Board, at the April 8, 2003 meeting, asked Public Works staff to investigate the ssibility of install a signalized pedestrian crosswalk across Lambert Lane at the proposed easterly access. Upon review of this request the Department of Public Works does not recommend such a pedestrian crosswalk in this location. The Town Engineer opposes this issue for the following reasons: F:\ov\ov12\2002\0V12-02-06\Town Council Reports\TC RPT DP.doc TOWN OF ORO VALLEY UNC IL COMMUNICATION Page 6 of 7 • Installation of the traffic signal will increase accidents. • Warrants for such a signal have not been met. • gn his signal will be too close to the signal at the intersection of La Canada Drive and Lambert Lane and T will cause interference with signal operation. • Thepotential of queuingtraffic in the intersection of La Canada Drive and Lambert Lane in the future would be high. • An additional signal in this location will increase congestion. • A fully signalized alized p edestrian crosswalk exists at the intersection of La Canada Drive and Lambert Lane. Pedestrian circulation should be designed to direct pedestrians to this signal. DRB Meeting of May 13 The DRB considered the above information on May 13, 2003 and voted 6-0 to recommend denial finding that: • The development is not in harmony with the adjacent neighborhoods. The project can be considered not in harmony with the adjacent neighborhoods because of the height and mass ethe apartment a buildings and the density on the site. The density is permitted by the El Conquistador PAD as g , theheightbuildings.of the buildin s. The massing of the building has been broken by changes in plane and roof line as ggested by the OVZCR Design Guidelines. • Safety issues related to the internal circulation. relates to thepotential ofcut-through traffic from La Canada Drive to Lambert Lane through This issue the apartment area potential solution is togate the apartment community on both the La Canada Drive and Lambert Lane One p entrances. Gating preventcut-through would the traffic and define the commercial circulation by diverting the traffic around the OSCO store on the outside edge of the site. NEW INFORMATION: The applicant, to the understandingof staff met with the Development Review Committee for the Canada Hills Community Association. Since the DRB meetingon May 13, 2003, the applicant has shown no changes to the Development Plan, except for addressing a number of Engineering Conditions of Approval. p RECOMMENDATION: Staff recommends, based on the requirements of the El Conquistador PAD and OVZCR, approval of the La Canada/Lambert Lane apartment/commercial Development Plan, subject to the conditions listed in Exhibit A. 111 F:\ov\ovl2\.2002\0V12-02-06\Town Council Reports\TC RPT DP.doc TOWN OF ORO VALLEY 410 OUNCIL COMMUNICATION Pace 7 of 7 TOWN MANAGER RECOMMENDATION: The Town Manager recommends the approval of the La Canada/Lambert Lane apartment/commercial Development Plan, subject to the conditions listed in Exhibit A. This recommendation is based upon the Development Plan meeting the requirements of the El Conquistador PAD and OVZCR. SUGGESTED MOTIONS: I move to approve OV 12-02-06, the La Canada/Lambert Lane apartment/commercial Development Plan, subject to the conditions listed in Exhibit A attached herewith. OR I move to approve OV 12-02-06, the La Canada/Lambert Lane apartment/commercial Development Plan, subject to the conditions listed in Exhibit A attached herewith and the following added conditions: • OR I move to deny OV 12-02-06, the La Canada/Lambert Lane apartment/commercial Development Plan, finding that: • • ttachments : 1. Exhibit A 2. Development Plan 3. Applicant's Appeal letter and supporting documents , i t.s.L. • Planni- • : IPZoydministrator • r unity Dev opment Director Town Manager F:\OV\OV 12\2002\OV 1 2-02-06\Town Council Reports\TC RPT DP.doc EXHIBIT A CONDITIONS OF APPROVAL DEVELOPMENT PLAN OV 12-02-06 JUNE 25, 2003 1. All conditions of the Grading Exception approved by Town Council on March 5, 2003 and attached hereto shall be conditions of the Development Plan. 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NDn J z CAn azo O ,. ,i s� o 8�,O w_ N Snell L.L.P. juti2'03;n 3ArrekroNA LAW OFFICES PHOENIX,ARIZONA One South Church Avenue Suite 1500 IRs,CALIFORNIA Tucson,Arizona 85701-1630 (520)882-1200 June 2, 2003SALT LAKE CITY,UTAH Fax:(520)884-1294 www.swlaw com DENVER,COLORADO LAS VEGAS,NEVADA Maic G.Simon(520)882-1233 msimon@swlaw.com Kathryn Cuvelier, Town Clerk, Town of Oro Valley Mayor and Town Council Town of Oro Valley Community Development Department c/o Town Clerk 11000 N. La Canada Drive Oro Valley, AZ 85737 RE: DEVELOPMENT PLAN, 0V12-02-06; ARCHITECTURE PLAN, OV13-02-27; LANDSCAPE PLAN, OV12-02-06 APPEAL FROM DRB'S DENIAL OF LANDSCAPE PLAN AND ARCHITECTURE PLAN FOR LA CANADA / LAMBERT APARTMENTS, SOUTHEAST CORNER OF LAMBERT LANE AND LA CANADA DRIVE, PARCEL 224-250-25C Dear Madam Clerk, Mr. Mayor and Councilmembers: This appeal stems from the action of the Development Review Board ("DRB") taken at its May 13, 2003, hearing at which it voted to recommend denial of the Development Plan for the La Canada/Lambert Apartments, as submitted and presented by Seaver Franks Architects and EEC g Eng ineerin and Environmental Consulting, on behalf of Beztek (the "Applicant"), which Development Plan is referenced above. A copy of the Development Plan is attached hereto as Exhibit C and is incorporated herein by this reference. Following the vote on this recommendation, the DRB voted to deny the Applicant's Landscape Plan and Architecture Plan for theJro ject as well. While we understand that the DRB's denial of the Development Plan is p merely a recommendation, such denial quite obviously formed the basis of the DRB's subsequent vote to deny the Landscape Plan and Architecture Plan. Accordingly, the Applicant hereby submits ten (10) copies of this Appeal with the corresponding exhibits for your review and consideration. Based on our review of the record, including the taped transcript of the May 13th hearing, the content of which is incorporated herein by this reference, the DRB erred in several respects in its denial of the Landscape Plan and Architecture Plan for this project. First, the DRB did not conduct a substantive review of either the Landscape Plan or the Architecture Plan before it voted to deny both. The DRB's denial of the plans was unlawful inasmuch as it was not 271763.1 Snell A Wilmer is a member n{I FX KAI learlina accnriatinn of inrlpn.nrlent late f rmc Snell L.L.P. n factual findings nor was it based on the application of the criteria set forth in supported by any g the TownZoning of Oro ValleyCode Revised ("OVZCR"). Second, the DRB's recommendation to denythe Development Plan was neither supported by the facts, the criteria set forth in the OVZCR, nor independent factual findings of the DRB members. In fact, the vote to denycontradicts the recommendation of the Staff Report to the DRB. Third, the various reasons given bythe DRB members at the May 13, 2003, hearing leading up to the vote to deny the Development ment Plan were either irrelevant to the determination, outside the scope of the DRB's presented,or were overcome bythe facts including those set forth in the Staff Report to the DRB. A. The DRB Erred in its Vote to Deny the Landscape Plan and Architecture Plan. The Applicant's Landscape Plan, OV 12-02-06 is for 138 units of apartments with a clubhouse and recreation facilities and 31,187 square feet of commercial development, located on the Southeast corner of Lambert Lane and La Canada Drive, Parcel 224-250-25C ("LandscapePlan"). The current Landscape Plan, which was denied by the DRB is attached rp hereto as Exhibit A and is incorporated herein by this reference. Upon its initial review and in reviews, the DRB had made various recommendations as "Conditions of Approval." subsequent � „ Applicant considered and adopted the DRB's primary "Conditions of Approval, The pp p implemented its recommendations, and resubmitted its Landscape Plan for further review and approval. Similarly, Applicant's A licant's Architecture Plan, OV 13-02-27 ("Architecture Plan") is attached hereto as Exhibit B and is incorporated herein by this reference. Like the Landscape the DRB had made previous recommendations for the Architecture Plan, and the Applicant Plan, dramatic alterations to the plan in response thereto. Indeed, the Development Plan, made a e Plan and Architecture Plan (collectively "Project") as presented at the DRB hearing, Landsc p had been refined in response to hundreds of comments from staff and the DRB over a period of weeks and months, and hadg one through numerous sessions of rethinking and revision. The DRB voted to denythe entire Project, however, for the apparent reason that it had p voted to recommend denial of the Development Plan. The DRB members briefly discussed with one another whether they had to consider each proposal on the agenda separately and came to a consensus of sorts that as long as theywent through the motions of taking separate votes, that would constitute the level of separate consideration they understood to be required of them as to each agenda item. Accordingly, the members reached a decision that since they had denied the Development ment Plan there was no need to substantively consider either the Landscape Plan or Architecture Plan. Consequently, the DRB unanimously voted to deny both. The DRB erred in its blanket denials of the Project because according to Sec. 1-602 OVZCR, " the Development Review Board shall review all proposed architecture, landscape p plans andgradingplans." The use of the imperative "shall" denotes that it is not discretionary whether the DRB chooses to review an architecture or landscape plan that is presented before it. Moreover, for each and everyapplication that comes before it on the Agenda, the DRB is pp mandated to consider each one substantively and on the merits according to Chapter 4 of the OVZCR. Inasmuch as the DRB voted to deny the Project out of hand, without any substantive 271763.1 Snell L.L.P. n should be considered invalid and in contravention of the DRB's obligations discussion, its action under the Town Code. As such, not only was its action unlawful, it was also inequitable. The Project was well-suited for the development and complied with applicable laws and regulations, recognized and this was duly in the Staff Reports to the DRB for the May 13, 2003, p hearing. The contents of the Staff Report to the DRB regarding the OV 12-02-06, Landscape Plan ("Landscape Staff Report")" for the May 13, 2003, hearing are hereby incorporated by this port reference. TheReport Landscape Staff Re recommended approval of the Plan along with "Conditions of Approval" that the Applicant had already incorporated or was willing to address. pp pp The same is true of the Architecture Plan. The contents of the Staff Report to the DRB regarding the OV 1302-2 7 Architecture Plan ("Architecture Staff Report") for the May 13, 2003, hearing are hereby incorporated bythis reference. Nevertheless, despite the strong recommendations by which the Landscape Plan and Architecture Plan were forwarded to the DRB from the Staff for its approval, the DRB contradicted the factual and legal findings of the Staff Reports and voted unanimously to denyboth for the mere fact that it had voted to recommend denial of the Development Plan. If the Town Council looks at both the Landscape Staff Report and the Architecture Staff Report, the Council will be able to see that the Landscape Plan "is in compliance with the General Plan promoting highquality byromotin development. As recommended in Policy 4.1A, it Includes the use of appropriate buffers to protect the integrity and aesthetic context of p neighborhoods. p complies The Landscape Plan with this policy by ensuring those proper buffers will exist between this project and the surrounding neighborhoods." Furthermore, the p Architecture Plan "is in compliance with the El Conquistador Country Club PAD and the OVZCR Design n Guidelines" and "complies with the General Plan by promoting Policy 9.1D which incorporates, 'all development proposals should attempt to arrange buildings, massing of p buildings, and/or arrangements of lots to preserve views from adjacent properties and streets, while providing privacy for residents.' . . . The project meets the intent of the General Plan policy. " Clearly, inasmuch as both the Landscape Plan and Architecture Plan were in compliance with the applicable regulations, the DRB erred in its votes to deny the Project. p pp In addition provisions to complyingwith the of the Town Code and carrying with it a recommendation for approval from the Staff, the Project was professionally designed and strong pp uniquely adapted to the site, and sensitive to surrounding properties. The Applicant had spent considerable time, effort, and resources in redesigning the Project, taking into account the Town zoningregulations, and DRB suggestions and "Conditions of Approval." Indeed, at the Code, g . the DRB members almost to a person, recognized the superior work on the DRB meeting, Architecture Plan. In light of this considerable investment, and the members' own g DRB of the aesthetica appeal of the Architecture Plan, it was unlawful for the acknowledgmentpp . 1 to the altogether without so much as a discussion or providing a legitimate simply deny Projectg rationale for its action. B. The DRB's Recommendation for Denial of the Applicant's Request for Development Plan Approval Lacks Factual or Legal Support. The DRB's vote to recommend denial of the Development Plan was unfounded and should be disregardedby the Town Council for several reasons. First, the factors discussed at 271763.1 Snell L.L.P. the hearingwere irrelevant to the determination. The Applicant addressed all of the items that previously the DRB rev had iousl indicated were of some concern with regard to the Development Plan, includingthe Landscape Plan and Architecture Plan. In fact, the Staff Report to the DRB sca p supports this. See Staff Report to the DRB regarding the OV 12-02-06, Development Plan ("Development " for the May 13, 2003, hearing, the contents of which are Plan Report")p ) incorporated herein by this reference. While the bulk of the comments made by the DRB members were vague and nondirectional, theywere primarilydirected to massing and open space, and matters purely related to zoning. As the Applicant argued at the hearing, there is a vast difference between g pp design zoning.n and zonin . The DRB is charged with reviewing "subdivision plats and development . includingsite planningand the relationship of the development to the surrounding plans . environment and the community." Sec. 1-602(B) OVZCR. Additionally, the DRB is . for the purpose and to the extent that it "shall review subdivision plats and empoweredp rp development plans in accordance with Chapter 4 . . . ." Sec. 1-602B OVZCR. The DRB is charged with the task of reviewing all proposed "architecture, landscape and grading plans" based on an established standard from which it lacks the power or discretion to deviate. The standard the DRB is required to apply in consideration of development plan approval is set forth in Chapter 4 of the OVZCR. Chapter 4 details technical criteria for the DRB's review regulations, compliance with zoning ensuring an application is in proper form, lighting such as p and signage requirements, reviewing drainage information, and ensuring compliance with cultural, archaeological and historic resources requirements. The Development Plan Report reflects that these considerations were met in the Applicant's Development Plan and lists "Conditions of Approval" that were not mentioned by DRB members at the meeting. Consequently, to the extent the DRB based its decision to recommend denial of the Development Plan based on irrelevant factors or other considerations that fell outside the scope of its authority in derogation of its duty to follow the criteria set forth in Chapter 4 of the OVZCR, its action was and unlawful and should be disregarded by the Town Council. Chapter 4 did not empower the DRB to recommend denial of the Development Plan general issues of land use, zoning and density. The Applicant incorporated the based upon appropriate changes to its Development Plan that were suggested by the DRB in prior meetings. p The reasons givenby the DRB for its vote to recommend denial were uncompelling. It is apparent that the members who voted to deny continuing the Development Plan for the next so, largepart,meetingdidin because they were tired of continuing it and revisiting the Plan for reasons beyond their lawful powers. They felt like they had to "give up" on the plan. One of the members opined that "it would be an injustice to the Applicant to not give them p tangibleguidelines uidelines or some assurance that if they did these things to their design there could be closure. I'm not hearing it from this board." None of the members, however, could state a g argument com ellin for denial of the Development Plan that was the result of a consistent, p even-handed application of the objective criteria set forth at Chapter 4 of the OVZCR. Some of the members spoke of denying the Development Plan because they felt the proposed residential and commercial projects constituted a mixed use. The members were hesitant tryto a "mixed use" project where it has been untested in Oro Valley. The use of this 271763.1 Snell L.L.P. term concededly can be counter-intuitive. The fact of the matter is that the Development Plan does not require mixed use terminology. There are two separate pieces to the Development Plan: p One involves 138 units of apartments with a clubhouse and recreation facilities; the other Involves a commercial development. The DRB was presented with two separate uses that happen to exist in one Development Plan because the Applicant for both is the same. p Some of the DRB members expressed reservation over circulation issues in the residential area. The Applicant had expended considerable effort addressing that issue, including removing enhanced pavingon the La Canada entry to discourage commercial traffic from circulation through the residential area. In addition, it had defined retail circulation and created access throughwell-designedwalks, plazas, and cornered arcades. The Development Plan all the concerns that were raised by the Report addressesDRB in previous meetings, and details. efforts to resolve the previously existing concerns. The Development Plan the Applicant's p complies with the development standards of the El Conquistador PAD and the OCZCR. The reasons given bythe DRB members in their vote to recommend denial were not the result of a logical objective applicationof anyobjective criteria, and their discussion of the plan fell outside the realm of Chapter 4 of the OVZCR. C. Conclusion improperly The DRB unfairlyand im ro erly voted to recommend denial of the Applicant's ment Plan on the basis of zoning issues that were already addressed in the Development Development Report. The Development Plan shouldhave been considered on the basis of whether it Plan p complied with Chapter 4, OVZCR, which it most certainly did. The DRB's recommendation of based on factors that plainlywent beyond the scope of Chapter 4. The DRB then denial was went through the motion of voting to deny the Landscape Plan and Architecture Plan g empty p y based on its vote to recommend denial of the Development Plan. The DRB's votes with regard to the Applicant's plans lans that were on the May 13th agenda were unlawful. Accordingly, the Town Council should disregard the DRB's actions and findings. Very truly yours, Snell & Wilmer Marc G. Simon MGS:tj Enclosures cc: Robert Conant, Jr. Michael Franks, Seaver-Franks Ryan Bale, EEC Larry Wilkinson Sam Beznos 271763.1