HomeMy WebLinkAboutPackets - Council Packets (1469)Town Council Meeting
Regular Session
January 6, 2021
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Council meeting will resume at or after 6:00 p.m.
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Town Council Meeting
Announcements
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Upcoming Meetings
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The 23rd Annual Community Academy – February 2021
An Overview of Town Governance Feb. 4
The History of Oro Valley Feb. 9
Town Growth: Trends and Annexation s Feb. 11
Traffic, Roadways and Transportation Planning Feb. 16
An Integrated Parks and Recreation Strategy Feb. 18
Town Water Resource Planning Feb. 23
Zoning 101: The Development Review Process and Public Input Feb. 25
Graduation with Town Council Mar. 3
Community Academy is going virtual!
Register for the next session by February 1st at www.orovalleyaz.gov.
All classes and graduation will be held online via Zoom from 6-8 PM.
Questions? Please contact Jeanna Ancona at jancona@orovalleyaz.gov or 520-229-5062.
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Public Hearing: Proposed General Plan Amendment and Rezoning near the 1st Avenue and Tangerine Road Intersection
Town Council
January 6, 2021
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Purpose
Applicant’s Request
Item A: Type 1 General Plan Amendment (GPA) from commercial to R-6 zoning uses
Item B: Rezoning from commercial to multi-family residential
Type 1 GPA considered at public hearing in December
Discussion and possible action
Tangerine Rd.
N. 1st Ave.
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Villages at Silverhawke
Catalina Shadows
Palisades Rd.
Palisades Splits
Kai Dr.
Pima County
Tangerine
Hills
Tangerine Rd.
N. 1st Ave.
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Applicant’s Request
Apartments
Rental Casitas
Townhomes
Senior Care
Single-family
Residential
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Key Considerations
Planning and Zoning Commission
Recommends approval of General Plan Amendment request and conditional approval of rezoning request
Community benefit
Minimal view impacts from 1st Ave., Tangerine Rd., and all adjacent neighborhoods
Same height as adjacent homes
Graduated land use transition from residential to commercial
Provides new services by helping nearby commercial parcels develop
Economic benefit greatest with apartments and rental casitas
Excess commercially zoned land
Important to maximize residential density
86-acres, 58% of the entire area, preserved as part of 2015 rezoning
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Background and History
Identified as Neighborhood Commercial/Office in General Plan
Approved in 2005 and reaffirmed in 2016
Residential development allowed on case-by-case basis
Located in Tier II Growth Area
Subject to Kai-Capri Special Area Policies
Residential density (mapped for 255 units, 227 approved)
Designated areas for residential and commercial use
Rezoned from R1-144 to C-1 Commercial
Approved in 2015
Tentative Development Plan includes commercial layout
Height fixed at 25-feet
~58% of entire area conserved as open space
Extensive public participation
Villages at Silverhawke
N. 1st Ave.
Tangerine Rd.
Palisades Rd.
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A. Applicant’s Request: General Plan Amendment
Utilize existing Neighborhood Commercial/Office land use
Change two Kai-Capri Special Area Policies
Increase number of permitted residential dwelling units from 255 to 394
Allow R-6 multi-family residential uses within a portion of NCO area
“During the map revision process, residents recommended changes to the map be handled through the plan amendment process, due to the robust public engagement involved in a formal application.
As such, it is anticipated that changes to the map will occur during the lifespan of this plan.”
Master Planned Community (Residential and Open Space)
Neighborhood Commercial/Office
Medium Density Residential
Open Space
Low Density Residential
Tangerine Rd.
1st Ave.
Regional
Commercial
Neighborhood Commercial/Office
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Growth Area
Boundary
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A. Your Voice, Our Future General Plan
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A. General Plan Amendment Criteria Analysis
1. On balance, the request is consistent with the Vision, Guiding Principles, Goals and Policies of the General Plan.
a. Significantly alter existing development character and land use patterns without adequate and appropriate buffers and graduated transitions in density and land use
b. Impact existing uses with increased infrastructure without appropriate improvements to accommodate planned growth.
c. Impact other public services including police, fire, parks, water and drainage unless careful analysis and explanation of anticipated impacts is provided to the Town for review.
d. Impact the natural beauty and environmental resources without suitable mitigation.
N. 1st Ave.
Tangerine Rd.
Palisades Rd.
~58% of entire area conserved as open space
Building height 25-feet
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A. General Plan Amendment Criteria Analysis
~ 77 acres
~ 113 acres
~ 72 acres
~ 31 acres
Tangerine Road
Naranja Drive
1st Avenue
La Canada Drive
Oracle Road
Lambert Lane
Subject Parcel
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3. All non-residential amendment requests will contribute positively to the long-term economic stability of the Town as demonstrated by consistency with goals and policies related to
economic development and financial stability.
Too much commercially zoned land for a local commercial center
Surrounding population and household density not high enough to support amount of existing commercial area
Key vacant parcels appropriate to convert to residential in a manner compatible with the surrounding development to increase customer base
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A: Supporting Population and Density
31-acres
77-acres
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A. Addressing Lack of Commercial Supporting Population
Tangerine Rd.
1st Ave.
C-1
C-1
C-1
C-1
C-1
C-2
Subject
Parcel
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Reduce 77-acres to 41-acres
Address ~2,300 population deficit
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A. Addressing Lack of Commercial Supporting Population
Residential density is a key consideration for retailers, restaurants, etc.
Site selection process does not distinguish between renters and homeowners
Similar spending patterns between homeowners and renters
Larger purchases made by apartment owner instead of occupant
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B. Applicant’s Request: Rezoning
Approved Commercial Concept
Proposed Rental Casitas
Proposed Townhomes
Proposed Senior Care
Proposed Single-Family Residential
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Proposed Apartments
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Comparison between Entitled Commercial and Proposed Apartments
Traffic
The proposed apartments represents the highest traffic generation between all proposal alternatives per Institute of Transportation Engineers (ITE) statistical Land Use Code (LUC) data
Peak Hour (or better known in layman’s terms as Rush Hour) is the times in the morning and evening when traffic is at its highest volume and most congestion is present
Present maximum street volume, per Pima Assoc. of Governments (PAG) 2019 count (pre-COVID), during the Peak Hour is 1,694 vehicles per hour for 1st Ave. and 955 vehicle per hour for
Tangerine Rd.
Street saturation capacity per FHWA is 7,600 vehicles per hour for both Tangerine Rd. & 1st Ave.
Currently 1st Ave. is operating at 22% capacity and Tangerine is operating at 13% capacity
Entitled or maximum Proposed Development produces relatively the same amount of Traffic Generation:
ITE data does not support there will be a traffic increase due to the down zoning proposal
And existing entitled or the proposed development adds approx. 1% at most of the overall street capacity
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Public Participation
Two informational videos and three Zoom neighborhood meetings
Key Concerns
Compatibility of the proposed development with the surrounding area including view impacts
Traffic safety
Pedestrian safety
Light pollution
Impacts to property values
Economic benefit of the proposal
Planning and Zoning Commission
Proposal compatible with adjacent land uses
Increasing residential density at the intersection will support
surrounding commercial uses by maximizing customer base
Recommends approval of the General Plan Amendment
and conditional approval of the rezoning request
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Existing ~25-foot home at Villages at Silverhawke, the same height
as the proposed development.
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Summary and Recommendation
On balance, requests meet the General Plan community, environment, and development objectives
Conforms to the Zoning Code
Community benefit
Minimal view impacts from roads and adjacent neighborhoods
Graduated land use transition
Contributes to increase in services to community
Addresses lack of commercial supporting density
Planning Commission recommends approval of Item A and conditional approval of Item B
Approval of apartment and rental casita options only
Steps and requirements for Town Council action
Two separate motions required after public hearing
Item A requires two-thirds vote for approval (5 votes)
Action to approve item A is required in order to make a motion on Item B
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Suggested Motion: Townhome Concept
I MOVE to ADOPT Ordinance No. (O)20-11, approving the 1st Avenue and Tangerine Road rezoning request, to change the zoning designation of a vacant parcel from C-1 Commercial to R-6 Multi-Family
Residential, based on the finding the request complies with the Town of Oro Valley Zoning Code and the General Plan subject to the following additional conditions:
Only Exhibit III-C-2a: Tentative Development Plan ‘A’ (Apartments), Exhibit III-C-2b: Tentative Development Plan ‘B’ (Rental Casitas), and Exhibit III-C-2d: Tentative Development Plan
‘D’ (Townhomes) be included as part of this rezoning.
An enhanced bufferyard that provides a continuous tree canopy must be provided along the southern and eastern portion of the property adjacent to Villages at Silverhawke Phase 3 for
Exhibit III-C-2d: Tentative Development Plan ‘D’ (Townhomes).
To provide a varied streetscape, building setbacks must be staggered along interior streets for Exhibit III-C-2d: Tentative Development Plan ‘D’ (Townhomes). The varied setbacks must
be provided per Section 23.7.B.3.d of the Zoning Code.
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Suggested Motion: Single-Family Residential Concept
I MOVE to ADOPT Ordinance No. (O)20-11, approving the 1st Avenue and Tangerine Road rezoning request, to change the zoning designation of a vacant parcel from C-1 Commercial to R-6 Multi-Family
Residential, based on the finding the request complies with the Town of Oro Valley Zoning Code and the General Plan subject to the following additional conditions:
Only Exhibit III-C-2a: Tentative Development Plan ‘A’ (Apartments), Exhibit III-C-2b: Tentative Development Plan ‘B’ (Rental Casitas), and Exhibit III-C-2e: Tentative Development Plan
‘E’ (Single-Family Residential) be included as part of this rezoning.
For Exhibit III-C-2e: Tentative Development Plan ‘E’ (Single-Family Residential), the R-6 bufferyard requirements in Table 27-7 of the Zoning Code shall apply.
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Suggested Motion: Senior Care Concept
I MOVE to ADOPT Ordinance No. (O)20-11, approving the 1st Avenue and Tangerine Road rezoning request, to change the zoning designation of a vacant parcel from C-1 Commercial to R-6 Multi-Family
Residential, based on the finding the request complies with the Town of Oro Valley Zoning Code and the General Plan subject to the following additional conditions:
Only Exhibit III-C-2a: Tentative Development Plan ‘A’ (Apartments), Exhibit III-C-2b: Tentative Development Plan ‘B’ (Rental Casitas), and Exhibit III-C-2c: Tentative Development Plan
‘C’ (Senior Care) be included as part of this rezoning.
For Exhibit III-C-2c: Tentative Development Plan ‘C’ (Senior Care), the following will apply:
a) The loading zone must be re-positioned to an area that is more appropriate for screening and circulation during the Final Site Plan stage.
b) An enhanced bufferyard must be provided in accordance with above referenced Condition 3.
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Conditions of Approval
Only Exhibit III-C-2a: Tentative Development Plan ‘A’ (Apartments) and Exhibit III-C-2b: Tentative Development Plan ‘B’ (Rental Casitas) be included as part of this rezoning.
Regarding the bufferyard along the entire northern property line, one of the three bufferyards must be provided:
a. A forty (40) foot natural desert bufferyard with a 10-foot public trail easement connecting to Kai Drive. Additional vegetation shall be provided between the development and the
trail easement that provides a continuous tree canopy and understory vegetation. A wildlife friendly fence must be provided on the property line between the subject property and Pima
County.
b. A twenty (20) foot bufferyard with a 10-foot public trail easement connecting to Kai Drive. Additional vegetation shall be provided between the development and the trail easement
that provides a continuous tree canopy and understory vegetation. A minimum five (5) foot tall view fence shall be provided between the development and the vegetative screen. A wildlife
friendly fence must be provided on the property line between the subject property and Pima County.
c. A minimum ten (10) foot bufferyard ‘A’ with a 10 foot public trail easement on the adjacent Pima County property connecting to Kai Drive. A wildlife friendly fence must be provided
on the property line between the subject property and Pima County with appropriate trail access openings.
An enhanced bufferyard that provides a continuous tree canopy must be provided along the southern and eastern portion of the property adjacent to Villages at Silverhawke Phase 3 for
Exhibit III-C-2a: Tentative Development Plan ‘A’ (Apartments) and Exhibit III-C-2b: Tentative Development Plan ‘B’ (Rental Casitas).
The cultural resource area, as shown in “Attachment 1”, must be dedicated to the Town during the final design stage prior to the approval of a final site plan. The area must be protected
from disturbance during construction with a temporary chain-link fence.
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Conditions of Approval
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Public Participation: Views
View from Tangerine Rd. Looking South
View from 1st Ave. Looking East
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I now want to spent a few moments to discuss views. The image at the top of this slide is a view from Tangerine road looking south towards the site. From the property's frontage, the
proposed development will not be visible from Tangerine rd due to topography and a distance of approximately 450 feet. For reference, the yellow arrow is pointing towards the cell tower
site.
The second image is the view from 1st avenue looking east towards the site . The subject parcel is located approximately 850’ away from 1st ave and the proposed development would not
negatively impact mountain views from this vantage point.
The yellow arrow is pointing to the cell tower site on this image.
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Public Participation: Views
View From Tangerine Hills Looking East
Looking East Towards Catalina Shadows
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The photo on the left shows the view looking east towards the catalina shadows neighborhood. For reference, the yellow arrow is pointing to the rooftops. This neighborhood is behind
a ridge and is approximately 850 feet away. Due to these factors, there will be minimal to no view impacts from the neighborhood and no mountain views will be impacted
The photo on the right shows a view from the Tangerine hills neighborhood located across 1st avenue., over 1,000 feet away. The proposed development will be barely visible, if at all,
and will not impact views. For reference, the yellow arrow on this image is pointing towards the cell tower site.
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A: Your Voice, Our Future General Plan
Long range policy document that drives Town decisions and reflects the Community’s values
Includes the Vision, Guiding Principles, Goals and Policies of the Community, Environment and Development elements
General Plan Land Use Map
Ratified by the voters in 2016
Acknowledges
“…applications are typically made every year…that most often concern changes to the Town’s Land Use Map and generate a significant amount of interest within the community.”
“…residents on the Development Committee, recommended changes to the map be handled through the plan amendment process due to the robust public engagement involved…As such it is anticipated
that changes to the map will occur during the lifespan of this plan”
Amendment Criteria
General conformance to the Vision, Guiding Principles, Goals and Policies
Appropriately addresses neighbor concerns
Contributes to the long-term stability of the Town
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Your Voice, Our Future General Plan and Zoning Code Conformance
General Plan
Goal D: A community with a wide range of services, amenities, shopping and dining opportunities and housing types that meet the needs of current and future residents.
Policy E.1: Develop a diversified and robust economic base to support long-term economic stability.
Goal X: Effective transitions between differing land uses and intensities in the community.
Policy CC.3: Link existing and planned neighborhoods with parks and open spaces by incorporating path and trail facilities.
Meets General Plan Amendment Criteria
Zoning Code
All Tentative Development Plans comply with the R-6 standards in the Zoning Code
Height, setbacks, bufferyards, etc.
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Previous Grading
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Silverhawke
Block 5
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Sanctuary at Silverhawke
Villages at Silverhawke
Silverhawke
Block 4
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~209 Ac.
Silverhawke
Block 5
Proposed Downzoning
From C-1 Commercial
To R-6 Residential
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Sanctuary at Silverhawke
Villages at Silverhawke
Silverhawke
Block 4
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TANGERINE RD.
FIRST AVE.
SUBJECT
PROPERTY
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FROM TANGERINE ROAD
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FROM FIRST AVENUE
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Signs Posted, Informing Potential Buyers of Existing & Proposed Zoning
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FROM VILLAGES PHASE 2 SUBDIVISION
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Possible Acceleration Lane
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ANNUAL STATE SHARED REVENUE ESTIMATE: $135,179. ANNUAL PROPERTY TAX ESTIMATE: $242,000.
125’+ From Future Homes
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ANNUAL STATE SHARED REVENUE ESTIMATE: $135,179. ANNUAL PROPERTY TAX ESTIMATE: $250,000.
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ANNUAL STATE SHARED REVENUE ESTIMATE: $52,430. ANNUAL PROPERTY TAX ESTIMATE: $170,000 - $270,000.
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Multifamily housing “would create critical mass for nearby retail, restaurant and service businesses, and strengthen the housing portfolio for nearby employers. Likewise, town government
would receive construction sales tax revenue, infrastructure improvements, more sales and use tax revenue and more state-shared revenue based on greater population.
We also believe in markets and would support the applicant’s request that single-family residential uses be allowed on the parcel after a 12-month exploration of demand for higher-density
development.
We ask for your favorable consideration”
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“Communities that are open to and provide diverse housing options, good schools and cultural amenities tend to achieve greater success and help companies attract talent.
Projects, like the one proposed near 1st Avenue and Tangerine Road, add to that important mix of housing and living options.
We respectfully request you approve this General Plan Amendment and rezoning.”
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“Whenever new residential development is proposed the focus always seems to be on keeping densities as low as possible. However, I’m sure most people in Town would rather see reasonable
and sensitive development of greater residential densities that will help our struggling retailers, and maybe even bring in a new restaurant or two! Please support additional residential
development, especially higher density development in locations where impacts to existing residents would be less.”
“I have lived in OV for 27 years. The residents of Oro Valley are doing their best to support the existing business, but more needs to be done to keep them and fill the vacancies.
Please support additional residential development”
“As a working mother of a 10-YO child, I count on the convenience local businesses offer. From daycare to restaurants, shopping to recreation, these are all an important mix to create
the quality of life we enjoy in OV. We need to help sustain these vital businesses with common sense residential growth.”
“The proposed zoning change is consistent with thoughtful, reasonable and strategic thinking. As a homeowner in Catalina Shadows I like the 4 land use options. I want to see reasonable
and sensitive development of greater residential densities that will help our struggling retailers”
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“We have had a difficult time leasing the existing space at our shopping center, therefore the last thing the Town of Oro Valley needs is additional vacant commercial buildings at this
intersection. We implore you to support all additional residential developments in this area.”
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“Oro Valley has grown, but online retailers’ dampening impact on the brick-and-mortar retail market has greatly outpaced the number of new homes and potential customers near us.
With no remaining vacant residential land nearby, we implore you to support any additional residential development
in this area.”
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“Dragon Village Restaurant has been in business in the Safeway Shopping Center for over 17 years.
I urge you…to support the residential uses…specifically the casitas, apartments, and townhomes. Those plans are the most impactful to get more residents and customers here to support
our local business.”
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“We have reviewed the proposal and support the higher density residential plans to give our employees more housing variety.
We request your support for any residential plans proposed on Silverhawke Block 5 and specifically for the higher density residential developments.”
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