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HomeMy WebLinkAboutOV999111 ORDINANCE NO. 00-01 AN ORDINANCE AMENDING ORDINANCE NO. 99-52, APPROVED BY TOWN COUNCIL ON SEPTEMBER 22ND, 1999, THE STEAM PUMP RANCH PLANNED AREA DEVELOPMENT DOCUMENT, AMENDING CONDITIONS FOR VESTING OF ZONING AND EXTENDING THE CONDITIONAL ZONING FOR A PERIOD OF FIVE YEARS FROM THE DATE OF APPROVAL OF ORDINANCE NO. 99-52, AS REQUESTED BY OV9-99-111, AND , REPEALING ALL ORDINANCES IN CONFLICT HEREWITH. WHEREAS, Century Development Corporation, the owners of the Steam Pump Ranch Planned Area Development,have requested an amendment to the Steam Pump Ranch Planned Area Development Document, relating to deleting a requirement for a multi-purpose staging area, amending conditions for vesting of zoning, modification of the pad sub-areas and performance standards, amending prohibited uses to allow a maximum of four convenience uses, amending landscaping standards, deletion of project phasing and conditional approval requirements, amending exclusions from the Oracle Road Scenic Corridor Overlay District (ORSCOD), and consolidation of the Riverpark trail along the Canada del Oro wash; and WHEREAS, an application to amend said Planned Area Development has been filed with the Town by the Century Development Corporation; and WHEREAS, Article 10-3 of the Oro Valley Zoning Code Revised provides for the establishment of, and amendments to, a Planned Area Development District; and WHEREAS, the Planning and Zoning Commission has considered said application for amendment to the Planned Area Development, at a duly noticed Public Hearing, in accordance with State Statutes, and has made its recommendations to the Town Council; and WHEREAS, the Oro Valley Town Council has considered the requested Planned Area Development amendment at a Public Hearing and finds that it to be consistent with the Town's General Plan and Ordinances, NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND TOWN COUNCIL OF THE TOWN OF ORO VALLEY: SECTION 1. The Planned Area Development Document may be amended as it pertains to conditions for vesting of zoning, subject to condition no. 1 of the attached Exhibit "A", as amended. SECTION 2. That the conditional zoning of the property be extended for five years from September 22, 1999, the date of approval of Ordinance No. 99-52, per condition no.11 of the attached Exhibit"A", as amended. SECTION 3. That all ordinances and parts of ordinances in conflict herewith be and the same are hereby repealed to the extent of such conflict; SECTION 4. That this ordinance and the various parts thereof are hereby declared to be severable. If any section, sub-section, sentence, clause, word or phrase of this ordinance is, for any (0)00-01 p.2 reason, held to be unconstitutional, such holdings shall not affect the validity of the remaining portion of this ordinance. PASSED AND ADOPTED by the Mayor and Town Council of the Town of Oro Valley, Arizona this 5th day of January, 2000 Paul H. Loomis, Mayor ATTEST: Kathryn uvelier, Town Clerk APPROVED AS TO FO Dan L. Dudley, Town Attorney F:10V\OV9\1999\9-99-1 1 1\ORDTCAmend.RPT.doc PUBLISH: Daily Territorial February 9, 10, 11 , & 14, 2000 POSTED: February 7 - March 8, 2000 rg (0)00-01 p.3 AMENDED EXHIBIT "A" CONDITIONS OF APPROVAL OV9-99-111 STEAM PUMP RANCH PAD AMENDMENT 1. The PAD zoning shall be ordinanced and become vested upon completion of $500,000 worth of improvements. The following improvements shall be required: • The Riverpark Trail is be constructed by the developer along the full length of the rear property line, and is to be built as a minimum 12' wide asphalt path in accordance with AASHTO standards. • CONSTRUCTION OF MAIN WATER AND WASTEWATER TRUNK LINES ON-SITE • Construction of two entrances to the project site. 2. The following conditions shall apply to the architectural design of all future development on-site: • Buildings shall be designed to express human scale at the ground or pedestrian level. • Variations in roof lines shall be used to add interest and to reduce the scale of larger buildings. • The mass of large buildings shall be broken up by dividing into basic geometric components,with intersecting wall planes. • Facades shall be articulated to reduce the scale and mass of buildings, and provide elements of visual interest. This is to be accomplished by: • Ground level facades shall have one-story pedestrian scale features for at least 2/3rds of the horizontal length of the side of a building. These features may include windows, entry areas, arcades, and/or overhangs(awnings,trellis, etc.) • Facades greater than 100' in length shall be broken by recesses or off-sets. Alternatively, the horizontal length may be broken by vertical elements. Off-sets or vertical elements shall be of sufficient size to effectively mitigate the visual impact of the horizontal line and mass. 3. The parking provision and design requirements of the OVZCR shall apply, with the following exceptions: • A 1 space per 300 square feet parking ratio shall apply. • The location of parking spaces are to be distributed across the site, with a goal of 75% of the parking occurring in front of the buildings, with 25% of the spaces located to the sides and rear of the structures. 4. All convenience uses shall be subject to the convenience use regulations of the OVZCR. 5. A maximum of four convenience uses shall be permitted on-site, with the following conditions: • A maximum of two drive-through or drive-in convenience use pads, limited to Area A or B • A maximum of one gasoline station may be substituted for one of the (0)00-01 p.4 two drive-through or drive-in convenience use pads in Area A or B • A maximum of two non-pad convenience uses, which must be part of a primary cluster of buildings • Drive-through or drive-in convenience uses are prohibited • One of the two non-pad convenience uses shall only be permitted upon completion of a movie theatre on-site 6. A maximum of four free-standing single use structures shall be permitted for the PAD. The maximum of four free-standing single use structures shall include any pads used for convenience uses. 7. All landscaping shall be in conformance with the landscape requirements listed in the Oro Valley Zoning Code Revised (OVZCR). 8. Submittal of any development plan containing a convenience use shall include a traffic study by a qualified traffic engineer to ensure safe access and free flow of traffic both internally and externally, and adequate stacking areas for drive-throughs. 9. The minimum building setback for Sub-Area"D" will be a 120' average from Oracle Road, with a 80' average setback if used to reduce the amount of parking in front of the buildings. 10. Resubmittal of the revised PAD document as amended. 11. THE CONDITIONAL ZONING SHALL BE EXTENDED FOR A PERIOD OF FIVE YEARS FROM THE DATE OF APPROVAL OF ORDINANCE NO. 99-52, THAT BEING THE 22ND DAY OF SEPTEMBER, 1999. F:\OV\OV9\1999\9-99-111\TC EXHIBIT A-Amended.doc L JP� EY ' i, TOWN OF ORO VALLEY (4- 0 0� COMMUNITY DEVELOPMENT DEPARTMENT v - ,, / , -7; Planning and Zoning • Building Safety 4 0 0. 11000 N.La Canada Drive,Oro Valley,AZ 85737•(520)229-4800•Fax(520)742-1022 Oro ValleyPublic Library rY AA .„. .. 1305 W.Naranja Drive,Oro Valley,AZ 85737• (520)229-5300•Fax(520)229-5319 :; Parks and Recreation NOUN D ED�gA 680 W.Calle Concordia,Oro Valley,AZ 85737•(520)229-5050•Fax(520)797-2202 December 15, 2003 Mark Weinberg Diamond Ventures 2200 East River Road, Suite 115 Tucson,AZ 85718-6586 Fax: 520. 299-5602 RE: OV9-99-111, One year time extension for Steam Pump Village Planned Area Development (PAD) zoning amendment. Dear Mr. Weinberg: On December 2, 2003 the Town Council unanimously(5—0) approved your request for a time extension for the Steam Pump Ranch PAD. The one year time extension, authorized by Ordinance No. (0)03-37, would extend the Steam Pump Ranch PAD conditional approval to September 22, 2005. Enclosed please find a copy of the signed Ordinance with its attachments for your files. If you have any questions or concerns,please feel free to contact me at 229-4814 or smontana@orovalley.net. Sincerely, —CALO't4--.0 " Susana Montana, Planner II Attachment C: TOV: Shirley Gay;Bayer Vella. F:\OV\OV9\1999\9-99-111\Time Ext.Ordinance cover ltr.doc www.townoforovalley.com ORDINANCE NO.(0)03-3 7 AN ORDINANCE EXTENDING THE CONDITIONAL ZONING FOR A PERIOD OF ONE YEAR FROM THE DATE OF THE EXPIRATION DATE SET FORTH BY ORDINANCE NO. (0)00-01 WHICH ON SEPTEMBER 22, 1999 EXTENDED FOR A FIVE YEAR PERIOD THE STEAM PUMP RANCH PLANNED AREA DEVELOPMENT CONDITIONAL ZONING AMENDMENTS OF ORDINANCE NO. (0)99-52,AND REPEALING ALL ORDINANCES IN CONFLICT HEREWITH WHEREAS,that certain real property known as the Steam Pump Ranch Planned Area Development (PAD),approximately 41 acres in size, and consisting of five parcels (Parcel numbers 220-04-009C, 220-04-009E,220-11-003A,220-07-0060 and 220-08-001 L) and further described by the map attached to this Ordinance was first adopted by Ordinance No. (0)96-26 on July 10, 1996 (Case No. OV9-96-1); and WHEREAS, owner of the real property known as the Steam Pump Ranch PAD requests a one year extension of the conditional zoning approved by Town Council on January 5, 2000 by Ordinance No. (0)00-01 (Case No. OV9-99-111)which extended the PAD conditional zoning for a five year period from September 22, 1999 and which would expire on September 22, 2004; and WHEREAS,the Oro Valley Zoning Code Revised, Section 3-133 states that any extension of zoning shall be treated as a new application; and WHEREAS,the Planning and Zoning Commission,having considered said application and request at a duly noticed public hearing in accordance with State Statue on November 4, 2003, and having made its recommendation to the Town Council; and WHEREAS,the Oro Valley Town Council has considered the requested rezoning extension at a duly noticed public hearing and finds it consistent with the Town's General Plan and Ordinances. NOW, THEREFORE,BE IT ORDAINED BY THE MAYOR AND TOWN COUNCIL OF THE TOWN OF ORO VALLEY: SECTION 1: That certain real property known as the Steam Pump Ranch Planned Area Development, consisting of Lots 220-04-009C,220-04-009E, 220-11-003A,220-07-0060 and 220-08- 001 L, and further described by the map attached to and made part of this Ordinance,hereby extends the conditional zoning of Ordinance No. (0)00-01 for a period not to exceed one year, expiring September 22,2005, subject to the conditions of Ordinance No. (0) 00-01 as specified in Exhibit A attached hereto. SECTION 2: That all ordinances and parts of ordinances in conflict herewith be and the same are hereby repealed to the extent of such conflict. SECTION 3: That this ordinance and the various parts thereof are hereby declared to be severable. If any section, sub-section, sentence, clause, word or phrase of this ordinance is, for any reason,held to be unconstitutional, such holdings shall not affect the validity of the remaining portion of this ordinance. Ordinance(0) 03- 37 Paget PASSED AND ADOPTED by the Mayor and Town Council of the Town of Oro Valley,Arizona,this 3rd day of December,2003. ,de. ;; Oe// Paul H. Loomis,Mayor ATTEST: Kat n E. Cuvelier, Town Clerk EXHIBIT "A" IS ON FILE IN THE OFFICE OF THE TOWN CLERK FOR REVIEW BETWEEN THE HOURS OF APPROVED AS TO FORM: 8:00 A.M. & 5:00 P.M. , MONDAY THRU FRIDAY, AT TOWN HALL LOCATED AT 11,000 N LA CANADA DRIVE. Mark J. Lang itz, Tr. PUBLISH: DAILY TERRITORIAL POSTED: DECEMBER 15, 2003 - JANUARY 15, 2( DECEMBER 18, 19, 22, 23, 2003 .'RG ,---'-'>\\\,--, I ,,,, ,0 .,''' ' / 1--' '' \'')- H---. 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Ns-0:A / \ \ // -,--.......,. r.. ir ,_,_., ,,,,:::„.,,..„........, ...,,,, „,,,. , si „\ \,\ \ „. ....„....,....„. ,__ .,„....,„ ,/ .\ \\ \/ „. ,<„,„ \\ \, . /./.,./ 1,\_"_...:.,._...,: Q.,,/ , ,\„.. „... _...„...... ,\ .\ \___ //,, t\ ,\ ,/ co,./ \ ,, , _. < }) , \ ,/ ./ �' ,)„, `- 1 \\ \\ y y / / / , \ 2 L.__,.., -1 --- \, 1:711-- II-' / ---7 ..., / \ /1' / ,,./VI-1 _ 7, \r----11-, / '-• I -,_, 0V9 - 99 - 111 Location Map0 • Z ORDINANCE NO. 99-52 AN ORDINANCE AMENDING THE STEAM PUMP RANCH PLANNED AREA DEVELOPMENT DOCUMENT, DELETING A REQUIREMENT FOR A MULTI-PURPOSE STAGING AREA, AMENDING CONDITIONS FOR VESTING OF ZONING, MODIFICATION OF THE PAD SUB-AREAS AND PERFORMANCE STANDARDS, AMENDING PROHIBITED USES TO ALLOW A MAXIMUM OF FOUR CONVENIENCE USES, AMENDING LANDSCAPING STANDARDS, DELETION OF PROJECT PHASING AND CONDITIONAL APPROVAL REQUIREMENTS, AMENDING EXCLUSIONS FROM THE ORACLE ROAD SCENIC CORRIDOR OVERLAY DISTRICT, AND CONSOLIDATION OF THE RIVERPARK TRAIL ALONG THE CANADA DEL ORO WASH, AS REQUESTED BY OV9-99-111, AND REPEALING ALL ORDINANCES IN CONFLICT HEREWITH. WHEREAS, Century Development Corporation, the owners of the Steam Pump Ranch Planned Area Development, have requested an amendment to the Steam Pump Ranch Planned Area Development Document, relating to deleting a requirement for a multi-purpose staging area, amending conditions for vesting of zoning, modification of the pad sub-areas and performance standards, amending prohibited uses to allow a maximum of four convenience uses, amending landscaping standards, deletion of project phasing and conditional approval requirements, amending exclusions from the Oracle Road Scenic Corridor Overlay District (ORSCOD), and consolidation of the Riverpark trail along the Canada del Oro wash; and WHEREAS, an application to amend said Planned Area Development has been filed with the Town by the Century Development Corporation; and WHEREAS, Article 10-3 of the Oro Valley Zoning Code Revised provides for the establishment of, and amendments to, a Planned Area Development District; and WHEREAS, the Planning and Zoning Commission has considered said application for amendment to the Planned Area Development, at a duly noticed Public Hearing, in accordance with State Statutes, and has made its recommendations to the Town Council; and WHEREAS, the Oro Valley Town Council has considered the requested Planned Area Development amendment at a Public Hearing and finds that it to be consistent with the Town's General Plan and Ordinances, NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND TOWN COUNCIL OF THE TOWN OF ORO VALLEY: SECTION 1. The Planned Area Development Document may be amended as it pertains to deletion of a requirement for a multi-purpose staging area. sit RP (01 99-52 p.2 SECTION 2. The Planned Area Development Document may be amended as it pertains to conditions for vesting of zoning, subject to condition no. 1 of the attached Exhibit"A". SECTION 3. The Planned Area Development Document may be amended as it pertains to modification of the PAD sub-areas and development standards, subject to condition no. 2, no. 3, no. 6, no. 8, and no. 9 of the attached Exhibit"A". SECTION 4. The Planned Area Development Document may be amended as it pertains to modifying the prohibited uses to allow a maximum of four convenience uses, subject to condition no. 4, no. 5, and no. 8 of the attached Exhibit"A". SECTION 5. The Planned Area Development Document may be amended as it pertains to landscaping standards, subject to condition no. 7 of the attached Exhibit"A". SECTION 6. The Planned Area Development Document may be amended as it pertains to deletion of project phasing and conditional approval requirements. SECTION 7. The Planned Area Development Document may be amended as it pertains to exemptions from the setbacks and landscape buffers for Employment and Institutional regulations of the Oracle Road Scenic Corridor Overlay District(ORSCOD). SECTION 8. The Planned Area Development Document may be amended as it pertains to consolidation of the Riverpark Trail along the Canada del Oro wash. SECTION 9. That all ordinances and parts of ordinances in conflict herewith be and the same are hereby repealed to the extent of such conflict; SECTION 10. That this ordinance and the various parts thereof are hereby declared to be severable. If any section, sub-section, sentence, clause, word or phrase of this ordinance is, for any reason, held to be unconstitutional, such holdings shall not affect the validity of the remaining portion of this ordinance. PASSED AND ADOPTED by the Mayor and Town Council of the Town of Oro Valley, Arizona this 22nd day of September, 1999. Mor.- Paul H. Loomis,Mayor ATTEST: C&zwt44,%; Ka n Cuvelier, Town Clerk APPROVED AS TO F 1►RM: —44) "19) anq Due le Town�:'� rne Y Y PUBLISH: Daily Territorial October 4, 5, 6, 7, 1999 POSTED: September 28 - October 28, 1999 rg (0)99-52 Ex. A EXHIBIT "A" CONDITIONS OF APPROVAL OV9-99-111 STEAM PUMP RANCH PAD AMENDMENT 1. The PAD zoning shall be ordinanced and become vested upon completion of $500,000 worth of improvements. The following improvements shall be required: • The Riverpark Trail is be constructed by the developer along the full length of the rear property line, and is to be built as a minimum 12' wide asphalt path in accordance with AASHTO standards. • Construction of all water and wastewater lines, and drainage systems • Construction of two entrances to the project site. 2. The following conditions shall apply to the architectural design of all future development on-site: • Buildings shall be designed to express human scale at the ground or pedestrian level. • Variations in roof lines shall be used to add interest and to reduce the scale of larger buildings. • The mass of large buildings shall be broken up by dividing into basic geometric components,with intersecting wall planes. • Facades shall be articulated to reduce the scale and mass of buildings, and provide elements of visual interest. This is to be accomplished by: • Ground level facades shall have one-story pedestrian scale features for at least 2/3rds of the horizontal length of the side of a building. These features may include windows, entry areas, arcades, and/or overhangs(awnings,trellis, etc.) • Facades greater than 100' in length shall be broken by recesses or off-sets. Alternatively, the horizontal length may be broken by vertical elements. Off-sets or vertical elements shall be of sufficient size to effectively mitigate the visual impact of the horizontal line and mass. 3. The parking provision and design requirements of the OVZCR shall apply, with the following exceptions: • A 1 space per 300 square feet parking ratio shall apply. • The location of parking spaces are to be distributed across the site, with a goal of 75% maximum of the parking occurring in front of the buildings, with 25% minimum of the spaces located to the sides and rear of the structures. 4. All convenience uses shall be subject to the convenience use regulations of the OVZCR. 5. A maximum of four convenience uses shall be permitted on-site, with the following conditions: • A maximum of two drive-through or drive-in convenience use pads, limited to Area AorB • A maximum of one gasoline station may be substituted for one of the two drive-through or drive-in convenience use pads in Area A or B • A maximum of two non-pad convenience uses, which must be part of a primary cluster of buildings • Drive-through or drive-in convenience uses are prohibited • One of the two non-pad convenience uses shall only be permitted upon completion of a movie theatre on-site 6. A maximum of four free-standing single use structures shall be permitted for the PAD. The maximum of four free-standing single use structures shall include any pads used for convenience uses. 7. All landscaping shall be in conformance with the landscape requirements listed in the Oro Valley Zoning Code Revised (OVZCR). 8. Submittal of any development plan containing a convenience use shall include a traffic study by a qualified traffic engineer to ensure safe access and free flow of traffic both internally and externally, and adequate stacking areas for drive-throughs. 9. The minimum building setback for Sub-Area"D" will be a 120' average from Oracle Road, with a 80' average setback if used to reduce the amount of parking in front of the buildings. 10. Resubmittal of the revised PAD document as amended. F:\OV\OV9\1999\9-99-111\TC EXHIBIT A.doc ORO VALLEY PLANNING & ZONING DEPARTMENT PLANNING AND ZONING COMMISSION REPORT MEETING DATE: July 6th, 1999 TO: PLANNING AND ZONING COMMISSION FROM: David Marsh, Planner I SUBJECT: PUBLIC HEARING: OV9-99-111 REQUEST TO AMEND THE STEAM PUMP RANCH PAD, MODIFICATION OF THE PAD SUB-AREAS, LOCATED WEST OF ORACLE ROAD, IMMEDIATELY OPPOSITE ALLIED SIGNAL 1. DELETION OF A REQUIREMENT FOR A MULTI-PURPOSE STAGING AREA 2. AMEND CONDITIONS FOR VESTING OF ZONING 3. DELETION OF CONDITION FOR A 'FULL-SERVICE' HOTEL 4. MODIFICATION OF THE PAD SUB-AREAS AND PERFORMANCE STANDARDS 5. AMEND PROHIBITED USES TO ALLOW A MAXIMUM OF FIVE CONVENIENCE USES 6. AMEND LANDSCAPING STANDARDS 7. DELETION OF PROJECT PHASING AND CONDITIONAL APPROVAL REQUIREMENTS 8. AMEND EXCLUSIONS FROM THE ORACLE ROAD SCENIC CORRIDOR OVERLAY DISTRICT (ORSCOD) 9. CONSOLIDATION OF THE RIVERPARK TRAIL ALONG THE CANADA DEL ORO WASH 1 Iv.s t/ OWNERSHIP: Century Development Corporation 3323 North 107th Street Omaha,Nebraska 69134 AGENT: Gordon Stone,ASLA Cella Barr Associates 4911 East Broadway Tucson,AZ 85711 PETITIONER'S PROPOSED USE AND STATED REASON: The property owner requests Town approval to amend the adopted Planned Area Development document for the Steam Pump Ranch PAD. The applicant contends that the proposed PAD Amendment will allow the property to be more marketable, and allow for greater flexibility on site. The applicant's amendment proposal involves nine separate issues,which are as follows: 1. The applicant proposes to delete a requirement for a movie theatre with a multi-purpose staging area for performances and presentations. 2. The applicant proposes to amend the conditions of the PAD to permit vesting of the zoning once $500,000 worth of infrastructure and/or on-site improvements have been completed. The applicant also proposes to extend the zoning expiration date for a period of five years to July 10th, 2004. 3. The applicant proposes to delete a condition that any hotel developed on site be a 'full-service' hotel, in which the hotel is required to have room service, meeting spaces, and food and beverage services. 4. The PAD amendment proposal includes the modification of the PAD sub-areas and performance standards. The applicant proposes to modify the four existing sub-areas to provide greater flexibility in terms of site design, permit uses throughout the site instead of specific areas, and to cluster like-uses. 5. The applicant proposes to allow a maximum of five (5) convenience uses on-site, of which no more than four(4)will be drive-through restaurants, limited to Areas A and B. 6. The proposal includes amendments to the landscaping standards for the PAD, which include a consistent 30' landscape buffer along Oracle Road, and modifications to landscape berm design requirements. 2 i 7. The application includes the deletion of project phasing and conditional approval requirements. 8. The applicant proposes to exclude the PAD from the required 150' setback and 100' landscape buffer for Employment and Institutional uses under the Oracle Road Scenic Corridor Overlay District(ORSCOD). 9. The amendment proposal includes the consolidation of the River Park Trail. 10' bike path and the 8' pedestrian path into a single path on top of the Canada del Oro wash levee. BACKGROUND: The current Steam Pump Ranch Planned Area Development was adopted by the Mayor and Council in 1996. The project encompasses approximately 41.6 acres, and is located on the west side of Oracle Road, opposite the Allied Signal complex. (see attached location map). The Town's General Plan projects that this area will be an area of commercial development, with a Neighborhood Commercial designation. The adopted PAD provides for a mix of uses, including hotels, professional offices, small scale commercial, a theatre, and a small park site on the extreme northeastern portion of the site. The CDO Wash provides a wide, natural buffer between the site and the low density residential developments to the north and west. SURROUNDING LAND USES/GENERAL CHARACTER: North -Canada del Oro Wash; Palisades Point East -Allied Signal; Foothills Business Park; and Rams Canyon South -the Steam Pump Ranch complex(not part of the PAD); Rooney Ranch PAD Area A West - Canada del Oro Wash PREVIOUS REZONING CASES ON PROPERTY: A PAD was originally approved by Mayor and Council for this property in August of 1988; however, a time extension beyond the original 18 month approval period was denied, and the zoning reverted to R 1-144 in July, 1991. A subsequent rezoning to PAD for this property was approved for this property by Mayor & Council in February, 1992. Since no construction was begun onsite within the required three-year period, the PAD lapsed and the zoning reverted to R1- 144. Steam Pump Ranch was rezoned to the current PAD by Mayor and Council in 1996. PREVIOUS REZONING CASES IN GENERAL AREA: The Rooney Ranch properties were rezoned to PAD in February of 1989. In June, 1997, Town Council approved a PAD Amendment that retained permitted uses but removed the specific sub- areas within the PAD, thus allowing developers more flexibility to meet market demands. In November and December of 1998, Town Council approved several amendments to Area B of the Rooney Ranch PAD, which is located approximately 1/4 mile to the southwest on Oracle Road. 3 While under Pima County jurisdiction, an 86-acre parcel of land, now known as Palisades Point, was rezoned for 66 single family residences on lots of two-thirds of an acre, or greater. This project lies to the northwest of subject property. To the north of the subject property, the Rancho Vistoso PAD was approved in July, 1987. The portions of Rancho Vistoso adjacent to Steam Pump Ranch are not developed at the present time; however, the intended use of this portion of the PAD is Regional Commercial, and the projected time frame for development indicated at the time of annexation was the year 2005. NOTIFICATION: In compliance with State Statutes and the OVZCR,notices have been mailed to all property owners within 600 feet of the Steam Pump Ranch PAD boundary. To date, Staff has received one letter from Mr. Bill Adler, which is attached herewith. GENERAL PLAN CONFORMANCE: Staff has evaluated the request for amendments to the Steam Pump Ranch PAD against the General Plan Land Use Plan and Policies and finds, overall, that the proposal conforms to the General Plan policies,with specific exceptions noted below and in Planning Considerations. Land Use - Specifically, the PAD amendment conforms with the projected uses for this area of Oracle Road on the Land Use Map. The Land Use Element recommends Neighborhood Commercial uses for the Steam Pump Ranch PAD. Economic Development - The Town's economic development, as discussed in the General Plan policies, is of vital importance to the future of the Town. The proposed amendments to the Steam Pump Ranch PAD provides the permitted commercial uses with some flexibility in the siting and physical design of new commercial structures, as well as permitting some new uses. These provisions will increase the development potential of the land, potentially resulting in an influx of businesses, new sources of tax revenue and increased employment opportunities. The attraction of new businesses to the Town of Oro Valley will improve the economic health of the Town by "ensuring long-term financial and economic sustainability". Community Design — The Community Design Element of the General Plan states that one should "ensure that the built environment is aesthetically pleasing". While the PAD Amendment proposed does conform with the Community Design aspect of General Plan, Staff is concerned about the potential impacts of the proposed convenience uses for the PAD, in terms of the uses permitted, and the clustering of the convenience uses themselves. This is discussed in additional detail below. PLANNING CONSIDERATIONS: Staff has reviewed the proposed PAD Amendment, and the planning considerations are as follows: 4 Deletion of a Requirement for Multi-Purpose Staging Area: The applicant has proposed to delete a requirement for a theatre with a multi-purpose staging area for presentations and performances to be constructed. The applicant believes that this requirement is no longer valid, as the Town is currently pursuing plans to provide community staging areas for presentations and performances elsewhere. Staff has no objection to the deletion of this requirement, and supports the applicant's proposal. The approved CDO Riverfront Park will feature an outdoor stage area for public presentations and performances. Deletion of the movie theatre is also not a hindrance, given the current market saturation on the northwest side with the expansion of the Foothills Mall theatres. Amending the Conditions for Vesting of PAD Zoning After$ 500,000 Worth of Infrastructure and /or On-Site Improvements The amendment proposes to alter the conditions of the PAD to permit the vesting of the PAD zoning after $500,000 worth of infrastructure and / or on-site improvements have occurred. These improvements could include construction of utilities on-site, improvements to Oracle Road, installation of landscaping, and installation of the River Park Trail. Upon completion of these improvements, the property's zoning would be vested and `hard-zoned' to PAD. The amendment also includes an extension of the current zoning expiration date for five years until July 10t, 2004. Staff concurs with the applicant's request, with the conditions. Staff recommends that the applicant construct all main utilities on-site, construct two entrances to the project from Oracle Road, and that the Riverpark Trail along the CDO wash be constructed by the developer (this is discussed in further detail below). Staff has discussed these conditions with the applicant, and they are in general agreement. Deletion of a Condition Requiring All Hotels to be"Full-Service". The applicant has proposed to delete a condition that any hotel developed on site be a 'full-service' hotel, in which the hotel is required to have room service, meeting spaces, and food and beverage services. The applicant has stated that given the current trends in hotel development, and the location of the site, any potential hotel to be developed within Steam Pump Ranch would likely be of a "suites" variety. Potential hotels on-site would most likely cater to travelers, seasonal visitors, and local businesses, and would be serviced by local restaurants and services, thus eliminating the need for a"full-service"hotel. The proposal also includes listing "motels" as a prohibited use under the PAD. Staff concurs with the applicant's request. The requirement for the 'full-service' hotel in the current PAD document was placed as a means of assuring development of a 'high-quality' hotel, and not a 'motel'. Staff believes that this requirement is no longer necessary, as the design criteria in the PAD,the Oro Valley Design Guidelines, and DRB review of all projects on-site will ensure a high quality of development. Moreover, the amendment will prohibit "motels" as a use, which is 5 defined by the OVZCR as "any building or group of buildings containing guest rooms or dwelling units, some or all of which have a separate entrance leading directly from the outside of the building,with the garage or parking space located on the lot and designed, used or intended wholly, or in part, for the accommodation of automobile transients." This is to be contrasted with the OVZCR definition of a"hotel", which is "an establishment that offers temporary lodging in rooms, for less than one month (30 days), that has interior common corridor access to rooms, may include a restaurant and may contain accessory uses and services, including, without limitation, newsstands, gift shops, and similar incidental uses conducted entirely within the principle building..." Modification of the PAD Sub-Areas and Performance Standards. The applicant's proposed amendment includes a variety of changes to the PAD sub-areas and the performance standards for each. The current PAD document includes four PAD sub-areas, with specific uses listed for each, which resulted in four distinct `clusters' of uses and activities. The proposed amendment would allow the four sub-areas more flexibility and permit a more `mixed- use' development. Areas A and B would essentially be clustered around the two principle entrances to the site, and will permit retail, services, restaurants, financial institutions, professional offices, and convenience uses (discussed in further detail below). Areas C and D, which occupy the remainder of the site, will essentially retain the same uses as the current PAD. These include retail, services, restaurants, hotels, financial institutions, and professional offices. A small two-acre park site at the northeast corner of the PAD will remain. In terms of performance standards, the amendment proposal includes a series of changes for Areas A & B, including a reduced front setback of 60' from Oracle Road, a 30' buffer yard along Oracle Road, and a maximum building height of 25'. In contrast, the current Area A & B requirements include an average setback from Oracle Road of 120', a 30' buffer yard along Oracle Road, and a maximum height of 3 9'. For Areas C & D there are no substantial changes from the current PAD. While the elimination of the previously proposed sub-areas and their specific uses may appear to give the impression of`lowering standards', Staff believes that the remaining design criteria listed in the PAD and the contents of the Oro Valley Design Guidelines will provide for ample safeguards for high-quality and aesthetically pleasing development. Amend the Prohibited Uses to Allow for a Maximum of Five Convenience Uses While the current PAD does not permit convenience uses, the applicant proposes to amend the prohibited uses to allow a maximum of five (5) convenience uses on-site, of which no more than four (4) will be drive-through restaurants. The proposal also restricts the maximum of four drive- through restaurants to Areas A & B only, which are designed to be primarily convenience use clusters around the two principle entrances to the PAD. The applicant contends that permitting the convenience uses, particularly in Areas A &B will allow future development to avoid a `strip-mall' appearance and break up an otherwise long and monolithic street frontage. 6 While the additional convenience uses are in conformance with the General Plan's Neighborhood Commercial designation for the site, Staff has concerns over two issues: 1)the potential for an over proliferation of gas stations along the west side of Oracle Road; and 2) the aesthetic impact of the additional convenience uses. With the proposed amendment,there will be the potential for possibly seven gas stations along the west side of Oracle Road for the one mile stretch between Pusch View Lane and the north end of the Steam Pump Ranch. It is important to note that this does not include the development potential for gasoline stations on the east side of Oracle Road. While the applicant has not expressed interest in developing more than one gas station on-site, Staff recommends that a maximum of one gas station be permitted in the PAD, and that it be restricted to Areas A & B. Staff has concerns over the potential aesthetic impact of several convenience uses `clustered' together, as the applicant proposes in Areas A & B. While the design criteria listed in the PAD and the Oro Valley Design Guidelines will minimize the aesthetic impact of `clustered' convenience uses, Staff recommends that no more than two convenience uses be permitted in each of Area A & Area B. This will ensure an even distribution of convenience uses at the entrances of the development, and avoid the potential of four convenience uses locating at the same entrance. In addition, Staff also recommends that all convenience uses be subject to the convenience use regulations of the OVZCR. Amend the Landscaping Standards of the PAD The PAD amendment includes a proposal to modify the landscaping standards for the PAD, which include a consistent 30' landscape buffer along Oracle Road, and modifications to landscape berm design requirements. The current PAD requires that all landscape berm slopes shall not exceed 3:1 with a minimum two-foot wide flat crown, a specification that the applicant wishes to delete to permit greater flexibility in landscape design. Staff has no objection to the modification of the landscape standards, with the condition that all landscaping be in compliance with the landscape requirements of the OVZCR. Deletion of Project Phasing and Conditional Approval Requirements The applicant's proposal also includes a request to delete the project phasing and conditional approval requirements of the PAD. The project phasing requirements of the PAD state that development shall reflect a number of conditions and factors influencing project implementation, including: 1) current and future trends in office, research and development, and commercial demand and absorption rates; and 2) development and timing of infrastructure and other improvements, and available financing opportunities. The conditional approval requirements of the PAD state that once construction commences on buildings representing 5% of the floor area of any development area,the PAD zoning would be ordinanced and 'hard-zoned'. Staff has no objections to the applicant's proposal. The project phasing requirements reflect market conditions as opposed to zoning considerations, and the conditional zoning requirements will be superceded by the applicant's request to 'hard-zone' the PAD after$500,000 worth of infrastructure and/or on-site improvements (discussed above). 7 Exclusions from the Oracle Road Scenic Corridor Overlay District(ORSCOD) The applicant has requested to exempt the PAD from the required 150' building setback and 100' landscape buffer per the Employment and Institutional Regulations of ORSCOD. This will allow greater flexibility on site, and will permit a `mixed-use' development approach. The amendment also proposes to alter the sub-areas of the PAD to allow a variety of uses, and will essentially `eliminate' the office-specific use of Area D; therefore, the Employment and Institutional regulations of ORSCOD, such as increased setbacks, would be no longer applicable to this development. Staff has no objections to this request. Consolidation of the Riverpark Trail along the Canada del Oro Wash As part of the PAD amendment, the applicant has proposed to amalgamate the 10' bike path and 8' pedestrian path shown in the current PAD into a single 10' trail on top of the CDO wash levee. The 8' wide pedestrian path would be eliminated, as it is located at the bottom of the levee, and views from the path would essentially be limited to that of the levee walls and the rear elevations of the buildings to be constructed. Staff has expressed some concern over safety issues with the applicant, and the applicant has agreed to widen the path to 12' in width, or the width of the levee if the 12' wide path would not fit. Staff has requested the 12' minimum width for the path to conform with the American Association of State Highway and Transportation Officals (AASHTO) minimum safety guidelines for a multi- use path of this kind, AASHTO guidelines being the national standard for bicycle and pedestrian facilities. Upon visiting the site, Staff is convinced that the earth berm on the top of the levee could be widened, where required,to accommodate the 12' wide path with minimal engineering and cost. STAFF RECOMMENDATION: Staff recommends approval of the proposed amendments to the Steam Pump Ranch PAD, with those conditions listed Exhibit"A" attached herewith. SUGGESTED MOTIONS: The Planning and Zoning Commission may wish to consider one of the following motions: I move to recommend approval to Council of OV9-99-111, amendments to the Steam Pump Ranch PAD,with those conditions listed in Exhibit "A" attached herewith. OR I move to recommend approval to Council of OV9-99-111, amendments to the Steam Pump Ranch PAD, with those conditions listed in Exhibit "A" attached herewith, and the following added conditions: 8 OR I move to recommend denial to Council of OV9-99-111 amendments to the Steam Pump Ranch PAD, finding that: OR I move to continue OV9-99-111, amendments to the Steam Pump Ranch PAD. ATTACHMENTS: 1. Exhibit"A"—Conditions for Approval 2. PAD Amendment Proposal 3. Letter from Mr. Bill Adler. F:\OV\OV9\1999\9-99-111\PADAMDPZ.RPT.doc 9 EXHIBIT "A" PLANNING AND ZONING COMMISSION CONDITIONS OF APPROVAL OV9-99-111 STEAM PUMP RANCH PAD AMENDMENT 1. The PAD zoning shall be ordinanced and become vested upon completion of $500,000 worth of improvements. The following improvements shall be required: • The Riverpark Trail is be constructed by the developer along the full length of the rear property line, and is to be built as a minimum 12' wide asphalt path in accordance with AASHTO standards. • Construction of all water and wastewater lines, and drainage systems • Construction of two entrances to the project site. 2. The following conditions shall apply to convenience uses: • All convenience uses shall be subject to the convenience use regulations of the OVZCR. • No more than one (1) gasoline station may be constructed, and shall be limited to Areas A& B. • No more than two convenience uses shall be constructed in each of Area A and Area B. • Drive-through convenience uses shall be restricted to Area A&B. 3. All landscaping shall be in conformance with the landscape requirements listed in the Oro Valley Zoning Code Revised(OVZCR). 10 PROPOSED AMENDMENT TO STEAM PUMP RANCH PAD, OV9-99-111 June 17, 1999 The following text amendments to the Steam Pump Ranch PAD are requested in order to provide the Town of Oro Valley with updated design standards that reflect current market conditions. (please note that referenced page numbers are different from the 1996 PAD document due to reformatting of the report from Wordperfect to Word) 1. Delete zoning condition no. 2 from the 1996 approval, in which a movie theatre is required to incorporate a multipurpose capability by providing a staging area for performances and presentations. The Town is currently pursuing plans to provide community staging areas elsewhere, and therefore the staging requirement at Steam Pump Ranch is no longer necessary. 2. Amend zoning condition no. 3 from the 1996 approval,to define that the zoning may be vested and ordinanced to PAD, once $500,000 worth of perimeter project infrastructure, i.e., utilities extension, Oracle Road improvements, landscaping, Riverpark trail, etc. is installed. The riverpark trail will be constructed by the developer along the full length of the rear property line. The trail will be 12 feet wide or the width of the berm. The trail will be an asphalt path in accordance with AASHTO standards. All main utilities will be constructed onsite. Two entrances will be provided onto the project site. The project will not be mass-graded prior to construction. In addition, amend condition no. 3, to include an extension of the zoning expiration date for a period of five years from 1999 to July 10, 2004. 3. Delete zoning condition no. 4 from the 1996 approval, in which any project hotel must be a 'full-service' hotel, in which the hotel is required to have room service, meeting spaces, and food and beverage services. Given this location, it is more likely that any project hotel will be a business or "all suite" hotel that will only require two to three acres in size. The performance standards have been amended to refer to the hotel definition as embodied in the Oro Valley Zoning Code and motels have been included on the prohibited use list. 4. Amend the prohibited use list found on pages 25-28 of the performance standards for Development Areas A-D, to include a maximum of five convenience uses of which not more than four will be drive-through restaurants, limited to Areas A and B, for the Steam Pump Ranch project. The inclusion of these is to avoid a"strip-mall" appearance and break up an otherwise long and monolithic frontage. 5. Amend the performance standards for all development areas to include a consistent 30' landscape buffer along the project's Oracle Road frontage. ti 6. Development Areas A-D have been modified to include the clustering of convenience uses at the project's primary entries within development Areas A and B and the revision of development Areas C and D to include a wider range of permitted uses (pages 25-28). 7. Page 33 has been amended to include reference to the Oro Valley Zoning Code (Revised). Page 34 has been amended to delete the requirement that landscape berm slopes shall not exceed 3:1 with a minimum two-foot wide flat crown. 8. Page 42 has been amended to list exclusions from the Oracle Road Scenic Corridor Specific Plan. 9. Page 44 has been amended to delete project phasing and conditional approval. It also now refers to the current Oro Valley General Plan. 10. Exhibit II H.2 has been modified to consolidate the Riverpark trail on top of the CDO levee. In addition, a trail node area will be constructed in the park site at the northeast end of the PAD. The trail node will consist of a shaded area with benches and/or picnic tables, a drinking fountain and a bicycle rack. The other specifications for the trail listed in item two will also apply. 11. Upon Town Council approval of this PAD amendment, all Part II PAD exhibits which utilize the Tentative Development Plan as a basis will be revised to reflect the new TDP and a finalized PAD report with consistent page numbers and graphics will be transmitted to the Town. SITE ANALYSIS AND PLANNED AREA DEVELOPMENT DISTRICT SUBMITTAL FOR STEAM PUMP RANCH OV9-99-111 June 28, 1996 Revised May 14, 1999 Revised June 17, 1999 CBA File No. 105243-08-0014 CELLA BARR ASSOCIATES 4911 East Broadway Boulevard Tucson, Arizona 85711 COPYRIGHT 1999 CELLA BARR ASSOCIATES III. PLANNED AREA DEVELOPMENT GUIDELINES A. Development Performance Standards The Steam Pump Ranch PAD Development Standards establish the intensity and character of project development by prescribing site specific use and performance standards that are tailored to the unique qualities of the site. All development within the Steam Pump Ranch PAD will comply with the following Development Performance Standards and Design Guidelines, as well as the applicable provisions of the Town of Oro Valley Zoning Code, which have not been amended herein. The Steam Pump Ranch PAD will produce a mixed-use activity center environment that is superior to that provided under traditional C-i and C-2 standards. The PAD will provide an overall fabric and character for Steam Pump Ranch, that draws together the nearly mile-long development site into a unified project of compatible land uses and building architecture, consistent landscape design, integrated signage and entry monumentations, and interconnecting circulation systems for automobiles and pedestrians. The following summarizes the primary land use designations: DEVELOPMENT AREA LAND USE AREA *A Convenience Uses 4.0 acres *B Convenience Uses 4.0 acres C Retail/Services 14.5 acres D Retail/Services 19.1 acres * Note: There will be a maximum of five convenience uses throughout Development Areas A to D. Not more than four of these will be drive-through restaurants. Drive-through restaurants will be limited to Areas A and B only. Steam Pump Ranch Page 24 DEVELOPMENT AREA A 4.0 acres (net usable) Primary Uses: Convenience Use, including Drive-through Restaurants clustered at primary project entries Secondary Uses: Retail/Services Restaurant Bank/Financial Institution Professional and Medical Offices Property Development Standards for Primary Uses, Secondary Uses refer to standards for Development Areas C and D: 1) Maximum Floor Area Ratio (FAR): 0.25 2) Maximum Building Height: 25' 3) Minimum Building Setbacks: 60' (Oracle Road) 4) Minimum Landscaped Open Space: 20% 5) Landscape Buffers: 30' (Oracle Road) Note: The design standards of the Oro Valley Zoning Code, including Parking and Loading Requirements, Signs,Native Plant Salvage and Landscape Plan Requirements and Oracle Road Scenic Corridor Specific Plan and Overlay District are required for this Development Area, unless modified herein. The Oro Valley Design Guidelines apply to this Development Area. The following uses are prohibited: hazardous materials and storage, heavy equipment manufacturing,refining and salvaging facilities, outdoor equipment storage facilities, outdoor auto repair or painting, adult entertainment establishments and motels as defined in the OVZCR(Section 2-101,Nos. 208 & 209). A maximum of five convenience uses, of which no more than four will be drive- through restaurants, will be permitted in Areas A and B only. Steam Pump Ranch Page 25 DEVELOPMENT AREA B 4.0 acres (net usable) Primary Uses: Convenience Use, including Drive-through Restaurants clustered at primary project entries Secondary Uses: Retail/Services Restaurant B anlc/Financial Institution Professional and Medical Office Property Development Standards for Primary Uses, Secondary Uses refer to standards for Development Areas C and D: 1) Maximum Floor Area Ratio (FAR): 0.25 2) Maximum Building Height: 25' 3) Minimum Building Setbacks: 60' (Oracle Road) 4) Minimum Landscaped Open Space: 20% 5) Landscape Buffers: 30' (Oracle Road) Note: The design standards of the Oro Valley Zoning Code, including Parking and Loading Requirements, Signs,Native Plant Salvage and Landscape Plan Requirements and Oracle Road Scenic Corridor Specific Plan and Overlay District are required for this Development Area, unless modified herein. The Oro Valley Design Guidelines apply to this Development Area. The following uses are prohibited: hazardous materials and storage, heavy equipment manufacturing, refining and salvaging facilities, outdoor equipment storage facilities, outdoor auto repair or painting, adult entertainment establishments, and motels as defined in the OVZCR(Section 2-101,Nos. 208 & 209). A maximum of five convenience uses, of which no more than four will be drive- through restaurants, will be permitted in Areas A and B only. Steam Pump Ranch Page 26 DEVELOPMENT AREA C 14.5 acres Primary Uses: Retail/Services Restaurant(not drive-through) Hotel, as defined in OVZCR Section 2-101 Bank/Financial Institution Professional and Medical Office Property Development Standards: 1) Maximum Floor Area Ratio (FAR): 0.35 (retail/office) 1.0 (hotel) 2) Maximum Building Height: 39' (hotel) 3) 30' (retail/office) 4) 25' (restaurant) 3) Minimum Building Setback: 120' average (Oracle Road) 30' (Rear property line) 4) Minimum Landscaped Open Space: 20% 5) Landscape Buffers: 30' (Oracle Road) 25' (rear property line, measured from edge of riverpark trail) Note: The design standards of the Oro Valley Zoning Code, including Parking and Loading Requirements, Signs,Native Plant Salvage and Landscape Plan Requirements and Oracle Road Scenic Corridor Specific Plan and Overlay District are required for this Development Area, unless modified herein. The Oro Valley Design Guidelines apply to this Development Area. The following uses are prohibited: hazardous materials and storage, heavy equipment manufacturing,refining and salvaging facilities, outdoor equipment storage facilities, outdoor auto repair or painting, adult entertainment establishments and motels as defined in the OVZCR(Section 2-101,Nos. 208 & 209). Steam Pump Ranch Page 27 DEVELOPMENT AREA D 19.1 acres, including 2 acre park Primary Uses: Retail/Services Restaurant(not drive-through) • Hotel, as defined in OVZCR Section 2-101 Bank/Financial Institution Professional and Medical Office Property Development Standards: 1) Maximum Floor Area Ratio (FAR): 0.35 (retail/office) 1.0 (hotel) 2) Maximum Building Height: 39' (hotel) 30' (retail/office) 25' (restaurant) 3) Minimum Building Setback: 120' average (Oracle Road) 30' (Rear property line) 4) Minimum Landscape Open Space: 20%, including 2 acre park 5) Landscape Buffers: 30' (Oracle Road) 25' (rear property line, measured from edge of riverpark trail) Note: The design standards of the Oro Valley Zoning Code, including Parking and Loading Requirements, Signs,Native Plant Salvage and Landscape Plan Requirements and Oracle Road Scenic Corridor Specific Plan and Overlay District are required for this Development Area, unless modified herein. The Oro Valley Design Guidelines apply to this Development Area. The following uses are prohibited: hazardous materials storage, heavy equipment manufacturing, refining and salvaging facilities, outdoor equipment storage facilities, outdoor auto repair or painting, adult entertainment establishments and motels as defined in the OVZCR(Section 2-101,Nos. 208 & 209). Steam Pump Ranch Page 28 plant material masses, and lighting. Grouped masses of plant material should be designed to complement architectural elevations and roof lines through color, texture, density and form on both the vertical and horizontal planes. Landscaping design shall establish project identity and accentuate common entrance areas. Landscaping should be interspersed within parking areas and used to screen parking areas and non-residential storage areas. Native and drought-tolerant plant material shall be used and non- drought-tolerant plant material will be limited to 25% of the landscaped area. Appropriate plant materials should be used to define space, create a visual image and separate differing land uses. Landscaping shall consider solar rights of adjacent structures. Landscaping and walls or a combination, shall be utilized to visually screen and/or physically enclose outdoor storage areas, loading docks and ramps, transformers, storage tanks, and other appurtenant items of poor visual quality. All landscaped areas will utilize underground drip irrigation. All landscaping shall comply with Oro Valley Zoning Code Revised (OVZCR) and the Oracle Road Scenic Corridor Specific Plan and Overlay District. Steam Pump Ranch Page 34 • Streetscapes Generally,parking lot design shall emphasize efficient circulation patterns, which allow for reduced speeds, variations of views and flexibility of building orientations. Setbacks of buildings will be varied to create an interesting Oracle Road street scene. In order to achieve a uniform landscape theme within the Plan Area,the areas within the medians,parking strips, and streetscape setback areas shall have a coordinated landscape palette. Parking areas which are situated along Oracle Road shall be screened by a combination of landscape berm or vegetative screen or walls with an average height of 40" measured from the parking surface. Landscaping will be permitted within the Oracle Road/State Route 77 right-of-way to provide a continuity of landscape character between the project and right-of-way streetscape. • Project Entries Primary and secondary project entries on Oracle Road serve to introduce and define the limits and character of the Steam Pump Ranch activity center. The landscape concept at these project entries is intended to announce the project theme through the use of decorative walls, special signing, enriched accent landscaping and a widened roadway. Entries into interior sites will consist of defined areas and should include such features as monumentation, signage, and native and introduced vegetation. All entries shall be consistent with the project's integrated design program of landscaping, monumentation, signage and lighting. Steam Pump Ranch Page 34 approval of the Design Review Committee. All roof and ground mounted mechanical equipment shall be screened from public view on all sides by an enclosure which is an integral part of the overall building design and volume. No mechanical equipment shall be exposed on the wall surface of a building. All gutters and downspouts shall be integrated with the building architecture. Vents, louvers, exposed flashing, overhead doors and service doors shall be painted consistent with the color scheme of the building. The requirements of the Oracle Road Scenic Corridor Specific Plan and Overlay District of the Oro Valley Zoning Code, shall be adhered, excluding the required 150' building setback and 100' landscape buffer per Employment and Institutional Regulations, Section 10-407D2. Steam Pump Ranch Page 42 Severability - If any provision, sentence, clause, section or subsection or phrase of this Plan is for any reason held to be invalid or unconstitutional, such decision shall not affect the validity of the remaining portion or portions of this Plan. 2. Consistency All of the provisions of the Steam Pump Ranch PAD, as well as any land use authorized by the Plan, shall be consistent with the Town of Oro Valley General Plan,adopted July 10, 1996 (Focus 20-20). Consistency shall mean that the Steam Pump Ranch PAD, as described herein, is in conformance with the objectives,policies, general land uses and programs specified in the Oro Valley General Plan, Oro Valley Zoning Code Revised (adopted March 13, 1981, Ordinance No. 58) and the Oro Valley Convenience Use Ordinance. Where standards are not specified, the Oro Valley Zoning Code Revised shall govern development. 3. Assessments Prior to the issuance of any permits for grading or construction on Steam Pump Ranch, a Development Opportunity Assessment, will be prepared to reflect required offsite Oracle Road improvements and will stipulate each Development Area A through D, or portion thereof, be required to escrow with the Town an amount equal to a pro rata share of the road improvements based upon the acreage of the development area or portion thereof. It is anticipated that ADOT will fund one-half the cost of future traffic signalization. 4. Convenience Uses Freestanding banks and financial institutions, service stations, convenience uses, drive-through/drive-in restaurants shall be subject to the requirements and development standards of Article 9-1 of the Oro Valley Steam Pump Ranch Page 44 Zoning Code, except these specific uses will not be subject to a Conditional Use Permit. Steam Pump Ranch Page 45 *LEY TOWN OF ORO VALLEY COMMUNITY DEVELOPMENT DEPARTMENT • Building Safety • Parks and Recreation 4 • Planning and Zoning • Transit Services A �► Planning and Zoning A'PO/ O 1g�D� 11,000 N.La Canada Drive,Oro Valley AZ 85737 //N D ED Phone: (520)797-9797 Fax(520)742-1022 December 2, 1999 Gordon Stone, ASLA Assistant Vice President Stanteck Consulting 4911 E. Broadway Tucson AZ 85711 Dear Gordon: For your convenience, one copy of the minutes from the September 22, 1999 Town Council meeting and one signed copy of Ordinance (0)99-52 , including Exhibit "A" are enclosed. Thank you for your continued interest in the Town of Oro Valley. Should you have any questions and/or comments please call me. Sincer y, • B odine, AICP Planning and Zoning Administrator F:\ov\ov9\1999\9-99-111\TCapproval.ltr.doc CELLA BARR May 14, 1999 ASSOCIATES , 4911 EAST BROADWAY Mr. Bryant Nodine r �' TUCSON, ARIZONA 85711 , , [520] 750-7474 Town of Oro Valley �99 FAX [520] 750-7470 11000 N. La Canada Drive Oro Valley, Arizona 85737 Re: Steam Pump Ranch PAD Amendment, OV9-96-1 CBA File No. 105243-14-0014 Dear Bryant: Herewith transmitted is a request for a text amendment to the Steam Pump Ranch PAD for the 41.6 acre property located on the north side of Oracle Road, approximately one-quarter mile north of First Avenue. The PAD amendment submittal conforms to staff requirements as discussed during the pre-application conference on May 10, 1999. Attached are the following: 1. Proposed PAD Text Amendment 2. Review fee in the amount of$500 3. List of property owners within 600 feet of the subject property 4. Letter of Authorization 5. Assessors Map and Parcel Information 6. 12 copies of the Application Package, including revised TDP Please schedule this request for the July 6, 1999, Planning and Zoning Commission public hearing. Should you have any questions or require additional information in order to process this matter,please contact me at your convenience. Sincerely, CELLA BARR ASSOCIATES or onStone, ASLA Assistant Vice President c: Mark Weinberg, Diamond Ventures, Inc. OFFICES IN ARIZONA CALIFORNIA & NEVADA ENGINEERING • PLANNING • LANDSCAPE ARCHITECTURE • WATER RESOURCES • SURVEYING PROPOSED AMENDMENT TO STEAM PUMP RANCH PAD, OV9-96-1 The following text amendments to the Steam Pump Ranch PAD are requested in order to provide the Town of Oro Valley with updated design standards that reflect current market conditions. (please note that referenced page numbers are different from the 1996 PAD document due to reformatting of the report from Wordperfect to Word) 1. Delete zoning condition no. 2 from the 1996 approval, in which a movie theatre is required to incorporate a multipurpose capability by providing a staging area for performances and presentations. The Town is currently pursuing plans to provide community staging areas elsewhere, and therefore the staging requirement at Steam Pump Ranch is no longer necessary. 2. Amend zoning condition no. 3 from the 1996 approval, to define that the zoning may be vested and ordinanced to PAD, once $500,000 worth of perimeter project infrastructure, i.e., utilities extension, Oracle Road improvements, landscaping, Riverpark trail, etc. is installed (project will not be mass graded prior to construction). In addition, amend condition no. 3, to include an extension of the zoning expiration date for a period of five years from 1999 to July 10, 2004. 3. Delete zoning condition no. 4 from the 1996 approval, in which any project hotel must be a 'full-service' hotel, in which the hotel is required to have room service, meeting spaces, and food and beverage services. Given this location, it is more likely that any project hotel will be a roadside hotel that will only require two to three acres in size. The performance standards have been amended to refer to the hotel definition as embodied in the Oro Valley Zoning Code and motels have been included on the prohibited use list. 4. Amend the prohibited use list found on pages 25-28 of the performance standards for Development Areas A-D, to include a maximum of five convenience uses of which not more than four will be drive-through restaurants for the Steam Pump Ranch project, considering the amount of highway frontage and total square footage allowed for this project. 5. Amend the performance standards for all development areas to include a consistent 30' landscape buffer along the project's Oracle Road frontage. 6. Development areas A-D have been modified to include the clustering of convenience uses at the project's primary entries within development areas A and B and the revision of development areas C and D to include a wider range of permitted uses (pages 25-28). 7. Page 34 has been amended to delete the requirement that landscape berm slopes shall not exceed 3:1 with a minimum two-foot wide flat crown. 8. Page 42 has been amended to list exclusions from the Oracle Road Scenic Corridor Specific Plan. 9. Page 44 has been amended to delete project phasing and conditional approval. 10. Exhibit II H.2 has been modified to consolidate the Riverpark trail on top of the CDO levee. 11. Upon Town Council approval of this PAD amendment, all Part II PAD exhibits which utilize the Tentative Development Plan as a basis will be revised to reflect the new TDP and a finalized PAD report with consistent page numbers and graphics will be transmitted to the Town. NOTICE OF PUBLIC HEARING BEFORE THE ORO VALLEY TOWN COUNCIL In accordance with ARS 9-462,9-471 and Section 3-108 of the Oro Valley Zoning Code Revised,NOTICE OF PLANNED AREA DEVELOPMENT (PAD) AMENDMENT PUBLIC HEARING BEFORE THE ORO VALLEY TOWN COUNCIL IS HEREBY GIVEN: TIME : at or after 7:00 p.m.on WEDNESDAY,JANUARY 5TH,2000 PLACE: Oro Valley Town Hall 11,000 N. La Canada Drive Oro Valley,Arizona SUBJECT: OV9-99-111 REQUEST TO AMEND ORDINANCE NO.(0)99-52, THE STEAM PUMP RANCH PLANNED AREA DEVELOPMENT AMENDMENT A request by Town Staff to amend Ordinance No. (0)99-52, Amendment to the Planned Area Document for the Steam Pump Ranch Planned Area Development,to correct two errors relative to the following: 1. Extension of the conditional zoning for five years from the date of approval of Ordinance No.(0)99-52. 2. Amending the conditions for vesting the zoning once$500,000 in improvements have been completed on-site,relative to the construction of main water and wastewater trunk lines on- site. If approved, the proposed changes will affect the amendment to the Steam Pump Ranch PAD approved by Town Council on September 22nd, 1999. LOCATION: The Steam Pump Ranch Planned Area Development encompasses the area west of Oracle Road, bounded by the Steam Pump Ranch buildings to the south, and the CDO wash to the west and north. The area is immediately opposite the Allied Signal complex on Oracle Road. DESCRIPTION: A map of the Steam Pump Ranch Planned Area Development is available for review at the Oro Valley Town Hall, Community Development Services Building, 11,000 N. La Canada Drive,Oro Valley,Arizona,during normal business hours. Members of the public are invited to this meeting and will be given an opportunity to speak. An agenda for the mee g will be made available 24 hours prior to meeting time. Should you have any questions regard?!this matt r,please contact David Marsh at(520)797-9797,or at dmarsh@orovalley.net • + ti B Mrsdine AICP Planning&Zoning Administrator Town of Oro Valley F:\OV\OV9\1999\9-99-111\NOTICE ORD AMEND.TC.doc POSTED: 12/16/99 4:30 PM SR AFFIDAVIT OF PUBLICATION STATE OF ARIZONA) . :ss. ;Ali k IY> COUNTY OF PIMA ► LAURA M I KEL L. being first duly sworn, deposes and says that (he) (she) is the Legal Advertising Manager NOTICE OF PUBLIC HEARING BEFORE THE ORO VALLEY TOWN COUNCIL of THE DAILY TERRITORIAL, a daily newspaper printed and published in the In accordance with ARS 9-462, 9-471 and Section 3-108 of the Oro Valley Zoning Code Revised, NOTICE OF PLANNED AREA County of Pima, State of Arizona, and of general circulation in the City of Tucson, DEVELOPMENT (PAD) AMENDMENT PUBLIC HEAR- ING BEFORE THE ORO VAL- LEY TOWN COUNCIL IS County of Pima, State of Arizona and elsewhere, and the hereto attached HEREBY GIVEN: TIME: at or after 7:00 p.m. on WEDNESDAY, SEPTEMBER 15TH, 1999 THE STEAM M 'UMP RANCH PLACE: Oro Valley Town Hall PLANNED AREA 11,000 N. La Canada Drive Oro Valley, Arizona DEVELOP!I ENT SUBJECT: OV9-99-111 RE- QUEST TO AMEND THE PUBLIC NOTICE STEAM PUMP RANCH PLANNED AREA DEVELOP- MENT A request by the land owner to amend the Planned Area Docu- ment for the Steam Pump Ranch Planned Area Development,rela- was printed and published correctly in the regular and entire issue of said THE tive to the following: 1. Amend a variety of develop- ment standards, including: dele- tion of a multi-purpose state area, DAILY TERRITORIAL for issues; that the first was made landscape buffers along Oracle Road to 30' in width, setbacks from Oracle Road,and amending exclusions from the Oracle Road on the day of 19 Scenic Corridor Overlay District (ORSCOD). 30 h .AU.1G1_+ "l.. 2. Amend the conditions for ves- ting the zoning once$500,000 in and the last publication thereof was made on the day of improvements have been corn- : 0 h plated on-site. 3.Allow for the development of a • maximum of four convenience . 19 ;that said publication uses on site. AUGUST ,9 If approved, the proposed changes will affect the uses ap- proved and development require- , was made on each of the following dates,to-wit: ments for the Steam Pump Ranch PAD. LOCATION: The Steam Pump Ranch Planned Area Develop- 08/30/99 ment encompasses the area west of Oracle Road, bounded by the Steam Pump Ranch buildings to the south, and the CDO wash to the west and north. The area is • immediately opposite the Allied Signal complex on Oracle Road. , . , Cl/ DESCRIPTION: A map of the • 1 Steam Pump Ranch Planned Request of ' Area Development is available TOWN' F I: RCS VALLEY for review at the Oro Valley Town Hall, Community Development Services Building, 11,000 N. La Canada Drive, Oro Valley, Ar- izona, during normal business hours. Members of the public are invited to this meeting and will be given � an opportunity to speak. An The I.I Territorial' agenda for the meetin will be 9 9 made available 24 hours prior to meeting time. Should you have any questions regarding this mat- ter, please contact David Marsh at(520) 797-9797,or at dmarsh- By LV-Ltiti@orovalley.net. �1, ryik. Bryant Nodine Bryant Nodine AICP Planning 8 Zoning Admini- strator Town of Oro Valley Subscribed and sworn to before me this day of • Pub: The Daily Territorial August 30, 1999 AUGUST Reg: Town of Oro Valley pnsteamp 08/30/99 be 19 OFFICIAL SEAL :c �!!`- DAWN LEIGH DOUGALL NOTARY PUBLIC-ARIZONA ►topr PIMA COUNTY ‘4),A3_,)-C) M Comm. Extires Sept.20,2002 Notary Public in and for the County of Pima, State of Arizona My Commission Expires:)1 (:)10',3— NOTICE OF PUBLIC HEARING BEFORE THE ORO VALLEY TOWN COUNCIL REVISED DATE In accordance with ARS 9-462, 9-471 and Section 3-108 of the Oro Valley Zoning Code Revised,NOTICE OF PLANNED AREA DEVELOPMENT (PAD) AMENDMENT PUBLIC HEARING BEFORE THE ORO VALLEY TOWN COUNCIL IS HEREBY GIVEN: TIME : at or after 7:00 p.m. on WEDNESDAY,SEPTEMBER 22ND , 1999 PLACE: Oro Valley Town Hall 11,000 N. La Canada Drive Oro Valley, Arizona SUBJECT: OV9-99-111 REQUEST TO AMEND THE STEAM PUMP RANCH PLANNED AREA DEVELOPMENT A request by the land owner to amend the Planned Area Document for the Steam Pump Ranch Planned Area Development, relative to the following: 1. Amend a variety of development standards, including: deletion of a multi-purpose stage area, landscape buffers along Oracle Road to 30' in width, setbacks from Oracle Road, and amending exclusions from the Oracle Road Scenic Corridor Overlay District(ORSCOD). 2. Amend the conditions for vesting the zoning once $500,000 in improvements have been completed on-site. 3. Allow for the development of a maximum of four convenience uses on site. If approved, the proposed changes will affect the uses approved and development requirements for the Steam Pump Ranch PAD. LOCATION: The Steam Pump Ranch Planned Area Development encompasses the area west of Oracle Road, bounded by the Steam Pump Ranch buildings to the south. and the CDO wash to the west and north. The area is immediately opposite the Allied Signal complex on Oracle Road. DESCRIPTION: A map of the Steam Pump Ranch Planned Area Development is available for review at the Oro Valley Town Hall, Community Development Services Building. 11.000 N. La Canada Drive. Oro Valley, Arizona, during normal business hours. Members of the public are invited to this meeting and will be given an opportunity to speak. An agenda for the me- �g will be made available 24 hours prior to meeting time. Should you have any questions regar. g this ma e , .lease contact David Marsh at(520) 797-9797, or at dmarshaorovallev.net . itens, . Br7Vre ine AICP Planning&Zoning Administrator Town of Oro Valley F.\OV\0 V9\1999\9-99-III\NOTICE2.TC.doc POSTED: 9/7/99 IL 9:00 AM SR NOTICE OF PUBLIC HEARING BEFORE THE ORO VALLEY PLANNING AND ZONING COMMISSION In accordance with ARS 9-462, 9-471 and Section 3-108 of the Oro Valley Zoning Code Revised,NOTICE OF PLANNED AREA DEVELOPMENT (PAD) AMENDMENT PUBLIC HEARING BEFORE THE ORO VALLEY PLANNING AND ZONING COMMISSION IS HEREBY GIVEN: TIME : at or after 6:00 p.m.on TUESDAY,JULY 6TH,1999 PLACE: Oro Valley Town Hall 11,000 N.La Canada Drive Oro Valley,Arizona SUBJECT: OV9-99-111 REQUEST TO AMEND THE STEAM PUMP RANCH PLANNED AREA DEVELOPMENT A request by the land owner to amend the Planned Area Document for the Steam Pump Ranch Planned Area Development,relative to the following: 1. Amend a variety of development standards, including: deletion of a multi-purpose stage area, amending the requirement for a "full-service" hotel, landscape buffers along Oracle Road to 30' in width, and amending exclusions from the Oracle Road Scenic Corridor Overlay District(ORSCOD). 2. Amend the conditions for vesting the zoning once $500,000 in improvements have been completed on-site. 3. Allow for the development of a maximum of five convenience uses on site. If approved, the proposed changes will affect the uses approved and development requirements for the Steam Pump Ranch PAD. LOCATION: The Steam Pump Ranch Planned Area Development encompasses the area west of Oracle Road, bounded by the Steam Pump Ranch buildings to the south, and the CDO wash to the west and north. The area is immediately opposite the Allied Signal complex on Oracle Road. DESCRIPTION: A map of the Steam Pump Ranch Planned Area Development is available for review at the Oro Valley Town Hall, Community Development Services Building, 11,000 N.La Canada Drive,Oro Valley,Arizona,during normal business hours. Member/•f the public are invited to this meeting and will be given an opportunity to speak. An agenda for the eting will se 'ad• available 24 hours prior to meeting time. Should you have any questions reg. din:this m. !.,pl a contact David Marsh at(520)797-9797. ' _ Bryn :dine AICP Planning&Zoning Administrator Town of Oro Valley \\OV PZD\PZ1\OV\OV9\1999\9-99-111\NOTICE.PZ.doc POSTED: 6/17/99 3:00 PM SR MOMPIPMPw AFFIDAVIT OF PUBLICATION • mrATE OF ARIZONA) :ss. COUNTY OF PIMA STACEY S T I NSON being first NOTICE OF duly sworn, deposes and says that (he) (she) is the Legal Advertising Manager PUBLIC HEARING BEFORE THE ORO VALLEY PLANNING AND ZONING COMMISSION of THE DAILY TERRITORIAL, a daily newspaper printed and published in the In accordance with ARS 9-462. 9-471 and Section 3-108 of the Oro Valley Zoning Code Revisec, NOTICE OF PLANNED AREA County of Pima, State of Arizona, and of general circulation in the City of Tucson, DEVELOPMENT (PAD) AMEND- MENT PUBLIC HEARING BE- FORE THE ORO VALLEY PLAN- NING AND ZONING COMMIS- County of Pima, State of Arizona and elsewhere, and the hereto attached SION IS HEREBY GIVEN: TIME: at or after 6:00 p.m. on TUESDAY, JULY 6TH, 1999 THE STEAM PUMP RANCH PLACE: Oro Valley Town Hall 11,000 N. La Canada Drive Oro P'L.ANNED AREA Valley, Arizona •• -• -•- SUBJECT: 0,19-90-1l1 RE- ,. . DEVELUPMEIII QUEST TO AMEND THE PUr•SLwIC NO+••IC,E STEAM PUMP RANCH PLANNED AREA DEVELOP- MENT A request by the land owner to amend the Planned Area Docu- ment for the Steam Pump Ranch Planned Area Development,rela- tive to the following: was printed and published correctly in the regular and entire issue of said THE 1. Amend a variety of develop- ment standards, including: dele- tion of a multi-purpose stage area, amending the requirement DAILY TERRITORIAL for issues; that the first was made for a "full-service" hotel, land- scape buffers along Oracle Road �. to 30' in width, and amending exclusions from the Oracle Road on the day of 19 Scenic Corridor Overlay District -. (ORSCOD). f«.1 :i'l J UNE:. 2. Amend the conditions for ves- ting the zoning once $500,000 in and the last publication thereof was made on the day of improvements have been corn- 1 s pleted on-site. 3.Allow for the development of a maximum of five convenience 19 ;that said publication uses on site. If approved, the proposed changes will affect the uses ap- proved and development require- was made on each of the following dates,to-wit: ments for the Steam Pump Ranch PAD. LOCATION: The Steam Pump 6/2 1/9 9 Ranch Planned Area Develop- ment encompasses the area west of Oracle Road, bounded by the Steam Pump Ranch buildings to • the south, and the CDO wash to the west and north. The area is immediately opposite the Allied Signal complex on Oracle Road. DESCRIPTION: A map of the Re quest of , Steam Pump Ranch Planned qTOWN OF ORO VALLEY Area Development is available for review at the Oro Valley Town Hall, Community Development Services Building, 11,000 N. La Canada Drive, Oro Valley, Ar- izona, during normal business hours. Members of the public are invited to this meeting and will be given The •an opportunity to speak. An D 11 Territorial•agenda for the meeting will be made available 24 hours prior to meeting time. Should you have any questions regarding this mat- ter, please contact David Marsh at (520) 797-9797. By ? Bryant Nodine Bryant Nodine AICP Planning & Zoning Admini- strator Town of Oro Valley Pub: The Daily Territorial Subscribed and sworn to before me this day of June 21, 1999 Req: Town of Oro Valley `: woun. OFFICIAL SEAL pnsteam 6/21/99 tie 19 r. '.l DAWN LEIGH DOUGALL _• 1 NOTARY PUBLIC-ARIZONA PIMA COUNTY k., Corr. Ey ices Sept.20,2112 Notary Public in and for the County of Pima, State of Arizona My Commission Expires: i'144b‘'',4 Itt31 CBA File No. i05243-14-0014\T:\Admin\0524314\abbubsor.doc Date: May 14, 1999 Re: Steam Pump Ranch Page 1 of 2 LIST OF PROPERY OWNERS WITHIN 600' OF STEAM PUMP PAD AREA 1. Vistoso Partners L.L. C. Assessor Parcel No. 220-04-008J 5861 S. Kyrene Road, Suite 1 Tempe, AZ 85283-5219 2. State of Arizona Assessor Parcel No. 220-04-008D 3. Parcel Z L.L.C. Assessor Parcel No. 220-04-010E Attn: W.J. Harrison&Associates, P.C. 3 561 E. Sunrise Drive, Suite 201 Tucson, AZ 85718-3204 4. Garrett Corporation Assessor Parcel No. 220-04-010B Attn: Jacalyn A. Askin M/S 79 ADM-2. P.O. Box 38001 Tucson, AZ 85740 5. Garrett Corporation Assessor Parcel No. 220-11-002H Attn: Jacalyn A. Askin M/S 79 ADM-2. P.O. Box 38001 Tucson, AZ 85740 6. Foothills Business Park Rusty Adams Investments L.L.C. Assessor Parcel No. 220-10-006A 10960 N. Stallard P1. Tucson, AZ 85737 Roussel Hoechst Marion Inc. Assessor Parcel No. 220-10-013A P.O. Box 9627 Assessor Parcel No. 220-10-014A Kansas City, MO 64134-0627 Stephen D. Lunceford& Assessor Parcel No. 220-10-015A Glenn Luchies & Triple S. Realty Co. Assessor Parcel No. 220-10-016A P.O. Box 100 Assessor Parcel No. 220-10-017A Durango, CO 81302 nyll CBA File No. .i5243-14-0014\T:\Admin\0524314\as-or.doc Date: May 14, 1999 Re: Steam Pump Ranch Page 2 of 2 Netmedia, Inc. Assessor Parcel No. 220-10-018A P.O. Box 68416 Tucson, AZ 85737-8416 RCDK Realty I Ltd. Partnership Assessor Parcel No. 220-10-020B 19367 Camino Del Aquila Escondido, CA 92025-3502 7. Henry E. Leiber Jr. & Assessor Parcel No. 220-08-001C John L. Leiber Assessor Parcel No. 220-08-001G 10500 N. Oracle Road Assessor Parcel No. 220-08-002A Tucson, AZ 85704 41-24• �' 41-24 3�` r,, � �O CA TALINA 1\ 40-32 � W C ,°� STATE -pALISADtS M�AII T y o PARK J , , 1 O� i o ORS WASH ) /CAN I.ORAILNAGEWA L. ORO VALLEY • PIMA COUNTY 7 :: , : ..PS� 0- 0 OROIMP 411111111111 �� ��P iALLEYi -; 4 4,\A , .....••••••••••• 6p0 CO' i ••••••••••••••••• ••••••••• G A , #//'" 40, .• 16 .60 �, .,o, _,;„ ozio., 4dz's° .._____- , , ,,.ft,4r N. f _ _ _ .,.- --, •• , 4 • S� Pu 0�1NlCOcRNE 41-75 \\IP 0 KarocE ai 46-20 SCALE: 1" = 880' NOTIFICATION AREA • • • FOUNDERS BUSINESSPA .._ COO PATH . . ORO VALLEY , ARIZON i JR_1 ! 1 ' 1 1 i i 1 r •8' i 1 1 ! + j i t i i i i ; I ! 1 i I I i l ' ( ! i yy 1 ! ' I 1 i ; ! i i ( ! ' I I i i ! i , ; "i t ' i j ! :9; ! t ; I • ;9' ! i i '9. I 1451___ ! , y t , j i t ( 1 1 1 1 I + ! } t t i + . • . . . I 1 i • i I 9j 9i I 8 f 1 9i ` i g I 9) 1 + 9 ' I �8, I i ;9: 1 j 6' i i7 I } 1 ' BASIN1 , ; 1• I i t • r 1 i I I s I I 1 1 1 I 1 1 1 L� 11 ( t i ! f I I ! I I I I t t 1 t I ( i 1 i __ 1 _� ! 1 i9 I S PACES ; r • -- 90PARKINGS ; ,6 I. g ; I I I 1 1 i • 1 1 { ; Lcmowc T_ {._ 1 ! i i I', ! ; ! i , i ' i , i I s ( l ; 1 l 1 ' ' i i I i i 1 ! ' n t t ! ' i }11 1 , :71 i I i _ , 6t 1 I i9' ; ; ; :9; ; I 1 ; , !9 1 1 1 1 1 I l I i�i I i + ! i i { ,91 ( I E2 t p E ! t ` i ' I L0Ap9JG I I ,ri N. t e r a 8 �g • ' f 6 • FLR: 11,880 SF 6 9 6 ` 6 i81 ( 1 1 ' 1 aT FLft_ 5,000 S%- ./ 10,500SF 1ST..... �,4...e•.l ( 1 ( 7 al '. 2iD..F1F.` 21,880 SF i iT10 FLtZ. .,,0. • ic! 1 1 ( a0 ! ( ,r i I 0 : i 00 S {{ 9 6 1___ 25 0 F •i . fi ' ; 1 ( 51 I + !61 1 I Is I • ... ......_ , 1 � ' i i i �• � 1 ` i 1 ` ' S-}5 � �j i i � I ' . . 11 _, 1 . 111 1 J L._ /� o, I ;9 1 { I r _ i 9 i 1 ! 1 i�{` .. 91 1 i I i ` �9' 8' I I i { i I I ' ' 9 ` 9 ' 1 I. ( 17i ; ` f ' ! l i j I ( ^" :7 CROSS 05 - { = • ; I i + I I t j 5( 11 !7! , •1 i ( QPT{ONALANCH j i. ! ooSF I . 1 1 . . t , ri . 1 . 31 i -\ 3,0 / OVER WITH STEAM MP • 9 9 9—r-9 $�� 5 �— 5 �.J - -=---• ____ •---is��� __ g 7 SF -�` ; 4,000 9 , '.\\J ---=--- --; 7,500 SF 36S El , Lt.) 7 CI (> E A 1�/1 PUMP RANCH ----',�--� 5,5G0 SF }� � 10 � i r -' ( ) L0401, i , 1::::::[ 1 9/ I 1 16! o tp.' � ! • i !81 1 0 ' i I I ! 1 i 1 i LOADING i t , O . \ 2 t '4 -' ,610 S ` 3 .7 4,200 SF 6. �.. i .4 i `t i6! 1 ! 1. • 1.2. .! r t • }iC ;5 ! 1 4 .TEA 4,000 SF 0 4; , 1 0-_, a L s a p 7 STRUCT i0 0 SF41 ORACLE ROAD t - � TA - DA 1 PARKING TIO . SOV/IRE FEET PARKING RA 155 NO- et.. 2,610 SF S�t000�0 11-t>S 2,bt0 Sr t 20 RETAIL 3 RE1Atl ♦.000 SF 3 t 9 3.000 Sr Si., a OFFICE 5/1000 tCq♦ PLAN 1a.s°°Si - SITE S RE1� 2t 6E0 Si 5/1— 65.6t 6 t5T FLOOR gETA1L 2t,6a0 SF 3J t�0 t25 OFFICE 7 RETAIL OOR 25,000 SF ]r tO00000 9.376 a ornCE 3.126 Sr la/��ppt0p����� h �"-4flr-O�' .. 7.5005E Sd('�' 10 ` y RESTAURANT 2,000 Sf 10 REtA1l 6 ;� _ l�l R[STAURM/T 3.SOOSF t0/t000 76 ___________4 r l -t 1,600 5F t♦.7 _ .. l y \ 71 RE57AURANT S,g/1O00 14 t2 9A A.200 SF n's - 4.500 SF 5/1000 25 t3 6RAIfE 910P 5/1000 5.000 Sr DATE: 12-02-03 _ ,s SCE Sr �� '/t000 �-.,_,��_�.._---"' 1►m fL00R Of1'ICE t.000 SF S/1000 Z. a6 RETAIL 721 SPACES 122.906 SF NORTH roTALS ztt ) • i�Ts.2 s A 1pTN.SlE AREA ta2,90E SF. v 0 TOTAL gl)tOMIG AREA 721 SPACES TOTAL PARKING REl%Hi£0 tag SPACES 7+01AL PARKMG PROMOEO (659 SPACES+90 SPACES OFF yTE) • 2t.56 ; r CO'.E1.E 4 F e i D !n ;1 P L