Loading...
HomeMy WebLinkAboutOV139907 - 97 . TOWN OF ORO VALLEY LLEY APPLICATION FOR DEVELOPMENT REVIEW PROJECT ARCHITECTURE DATE: )\ • Vsq OV CASE NO. : M9- 99 (office use only) PROJECT: `r tn r• LOCATION: c\ • APPLICANT: �� c>� ADDRESS : dk � t,�\� —�.�� vs.s�✓ TELEPHONE NO. : `3D D `"1 ��j• `'Y 1 • PROPERTY OWNER: r-c- • ADDRESS : )6•1,w• \c,:�\c�. .l ostii‘u,)-kv,, PHONE NO. : -14 D ("- PROJECT ARCHITECT/ENGINEER: ADDRESS : DEVELOPMENT REVIEW BOARD HEARING DATE : Ow? ai .11°M • SIGNATURE : - 5—� c, DATE : 1 NOTE: This application must be accompanied by the required150fee and twelve copies of the plans, 11" x 17" in size, each to incluae dimensioned elevations of all structures from all four sides and a copy of the project ' s siteplan. The submittal must also include a proposed color palette for the project in an 8 . 5 " x 11" format, to include color chips of body and trim colors and tile color and style, if applicable . Building square footage is also required. AT' T , must have on hand for presentation, colored perspective or rendered elevations of all four sides of the structures . SUBMITTALS MUST BE RECEIVED BY THE PLANNING DEPARTMENT AT LEAST 18 CALENDAR DAYS IN ADVANCE OF THE DESIRED DEVELOPMENT REVIEW BOARD HEARING DATE. b�l0 , Jo j5CO is -,g MINUTES OF THE ORO VALLEY DEVELOPMENT REVIEW BOARD MEETING Tuesday January 12, 1999 CALL TO ORDER: 6:05 p.m. ROLL CALL: Present Patti Jo Lewis, Chair Barry Allen,Member Richard Underwood,Member Nancy Mager, Member Jim Vogelsberg,Member Verlin Smith,Member Absent Mary Glueck,Member Others Present: Valerie Feuer, Senior Planner Paul Nzomo, Civil Engineer Shirley Gay, Clerk MOTION: Moved, seconded (Underwood/Mager) and carried by a 6-0 (Glueck absent) vote to approve the minutes of the December 8th, 1998 Development Review Board Meetings as written. CONSENT AGENDA A. OV13-98-59 HORTON HOMES,RANCHO VISTOSO 7F,MODEL 1417 B. OV13-99-2 ZORILLA 2 STORY CUSTOM HOME, CANADA HILLS ESTATES, LOT 128 C. OV13-99-3 ARBORE 2 STORY CUSTOM HOME, CANADA HILLS ESTATES, LOT 127 D. OV13-99-4 LOWTHER CUSTOM HOME,NARANJA RANCH,LOT 5 E. OV13-99-5 TRUSTON CUSTOM HOME, ORO VALLEY DRIVE F. OV13-99-7 SUNNYSLOPE TOWN HOMES,MODEL PLAN A G. OV13-98-46 RICHMOND AMERICAN HOMES, RANCHO VISTOSO NEIGHBORHOOD 2 (WOODSIDE), MODEL 364 AND MODFICATION TO EXTERIOR COLOR PALETTE H. OV13-99-10 SHY RESIDENCE RV GARAGE, NARANJA RANCH,LOT 23 01-12-99 Development Review Board Minutes Page 2 MOTION: Moved, seconded (Vogelsberg/Underwood) and carried by a 6-0 vote (Glueck absent)to recommend approval of Consent Agenda Items A thru F and Item H. G. OV13-98-46 Richmond American Homes, Rancho Vistoso Neighborhood 2 (Woodside), Model 364 and modification to exterior color palette. Due to conflict of interest,Member Underwood,excused himself. Motion: Moved, seconded (Allen/Mager) and carried by a 5-0 vote (Glueck absent Underwood/excused)to recommend approval of Consent Agenda Item G. REGULAR AGENDA OV13-99-1 PUBLIC HEARING: GRADING EXCEPTION ROONEY RANCH AREA B (ALBERTSON'S/HOME DEPOT)FIRST AVENUE ENTRANCE Paul Nzomo introduced the staff report into the record. He explained that Rooney Ranch Parcel B is proposing two access points off First Avenue. One driveway will be across from the existing "middle" access to the Fry's shopping center, this driveway will be used by all development in the Rooney Ranch "B" including Bank of America. The other driveway will align with Fry's service driveway; this service driveway will be right in/right out only. The existing First Avenue driveway for Bank of America was approved as temporary until such time as the access point to the west is developed. As there is a median in First Avenue preventing left turns into the bank driveway, the southern driveway will permit customers to the Bank of America on the eastbound on First Avenue to access the bank. At present, eastbound customers must go north on Oracle Road and make a U- turn in order to access the site. Staff supports this request, as eastbound customers have been observed driving around the median and traveling in the opposite lane of traffic in order to enter the bank from First Avenue. A grading waiver was approved by the Town Council on March 4, 1998 for the new Bank of America access. Due to the proposed development of Albertson's and Home Depot, the location of that access point will be changed. Therefore a new grading waiver is required, which includes both access points off First Avenue. Rooney Ranch "B" is requesting an exception to Article 15-401 A of the Town of Oro Valley Grading Ordinance. The exception is required because some of the proposed depths of fill necessary to construct the new driveways access to First Avenue will result in exposed slopes that exceed the Town's standard. In addressing the granting of a grading exception, there are 6 standards outlined in Article 15-501. Part B 1-6 of the Town's Grading Ordinance. Town Staff has reviewed the grading exception request for the proposed development plan. The cuts and fill are technically feasible. The visual impact can be minimized with landscaping and appropriate slope protection. An existing traffic safety issue will be resolved. Therefore Town staff recommends approval of the grading exception. Charlie Hulsey, WLB,representing the Barclay Group,was present to answer questions. 01-12-99 Development Review Board Minutes Page 3 Member Smith commented that on the site tour there was discussion about landscaping the exposed slopes and it is not listed as one of the conditions. Valerie Feuer replied that could be added to the conditions. Mr. Hulsey commented he did not have a problem with that issue. PUBLIC HEARING OPENED: Bill Adler, 10720 N. Eagle Eye Place, commented he opposed the waiver because he feels there should not be any access or egress to First Avenue to this property. The whole traffic plan is poorly conceived. He volunteers for the Oro Valley Police Department and has ample opportunity to observe the near misses and fender benders at this particular location. He feels there are other ways to access this property, perhaps a frontage road with access to the frontage road at other intervals. Under no circumstances should there be access to this property directly to First Avenue. His objection to the waiver is not because the waiver or grade is inappropriate, it has to do with the traffic pattern. The responsible thing to do is not approve anything until the traffic issue gets the consideration it needs. He feels criteria 4, 5, and 6 of the grading ordinance have not been met and granting the waiver fails to meet the criteria. He urges the Board to not approve this waiver until the overall traffic pattern has been dealt with. David White, Real Estate Officer with Bank of America, feels Bank of America is affected by what is done at this site. He shares the same concerns as Mr. Adler regarding the traffic. He has watched customers make U-turns and drive on the landscape areas, anything they have to do to get to the bank. He feels an entrance way coming on to First Avenue would eliminate confusion as to how to get to the bank. Member Underwood asked Mr. White would the Bank of America help cover the cost of the improvements. Mr. White replied that in the past, the Bank was willing to pay for the interior driveway in order to help alleviate the problem but approval had to come from the Barclay Group. But that has been delayed due to the out come of the grading waiver and neogiation with the Barclay Group. PUBLIC HEARING CLOSED: Mr. Hulsey commented on the development plan Mr. White has,the gas station has been eliminated from the development plan by council. The access point at First Avenue is at a spot where we know now that a light has been proposed. With respect to Mr. Adler's comments we are a little bit misleading in stating that this is the only way to get access to this spot. A bridge could be built over First Avenue and a bridge over CDO wash but what we try to look at is a feasible means of developing entry into a site. The highway department does not support a frontage road. We feel we have tackled the job as best we could to solve the problems. Valerie Feuer commented that Staff will be happy to make a presentation to DRB once the traffic plan for the roadways is finalized. Member Smith asked if a condition could be added that improvements to First Avenue be done 01-12-99 Development Review Board Minutes Page 4 before this is approved. He feels this is dangerous area without a signal.Paul Nzomo explained to Member Smith that the plan for coordinating the improvement plans would be out next week. Mr. Hulsey also commented that if the full center was going in, the traffic signal would have to be in place but that is not the case. The improvement district,make take a while before it is all done. We are working under the guidance of a traffic study that was approved by the Town for this stretch of road for the improvements that need to be put in right now. Paul Nzomo suggested continuing this issue at a special meeting so Board Members can see the improvement plan in place and get input from Public Works regarding the traffic issues. MOTION: Moved, seconded (Underwood/Smith) and carried by a 6-0 vote (Glueck absent) to continue the Grading Exception OV13-99-01 Rooney Ranch Parcel B Access points off First Avenue to January 26th, 1998 stipulating the traffic study will be ready and building plans may be submitted. OV13-98-93 RICHMOND AMERICAN HOMES, RANCHO VISTOSO N 10 K&L (SUNSET RIDGE),MODELS 548, 589, 539,528,AND 529 Due to conflict of interest Member Underwood excused himself. Valerie Feuer introduced the staff report into the record. She reminded the Board this item was continued at the request of the applicant from December's DRB meeting. Richmond American Homes of Arizona, Inc. has acquired about 100 lots in Neighborhood 10 Parcels K and L of Rancho Vistoso. UDC Homes began building in the south end of this subdivision in 1994, followed by High Desert Homes, which used the same exterior elevations as UDC Homes. With exception of the model lots, the Richmond American homes will not be contiguous to any of the homes by other builders, except back to back. As a result of a neighborhood meeting, Richmond American has committed to a buffer on the back to back lots, lots 149-154, that would allow homes 2000 square feet minimum. All five models may be described as Santa Barbara Mission, with pitched/hip style roof and stucco over frame exterior. The models feature additional architectural detailing including pop-outs around front windows, arches, decorative columns and a front porch under an entry tower. Models 528 and 529 have two stories and a three-car garage. Models 538, 548 and 589 have one story; Model 538 has a three-car garage, while the other two models have a two-car garage. The proposed color palette and roof tile will be identical to the homes already built in the subdivision. Valerie Feuer added a condition that Wainscoting on all models wherever visible from the street be extended to the side yard gate. Martha Kuenhold, representing Richmond American, was present to answer questions from the Board. Chair Lewis asked would the patios be stuccoed Ms. Kuenhold replied patios would be fully stuccoed. 01-12-99 Development Review Board Minutes Page 5 Chair Lewis recommended that the stuccoed patios be added as a condition. Martin Falkowski 13113 N. Woodburne Avenue, commented that his property backed up to the wash. He also attended a meeting with Richmond American and the neighborhood, he wanted to affirm the work that Richmond American had done in addressing their concerns. He now feels comfortable with the development that Richmond American is building. MOTION: Moved, seconded (Vogelsberg/Smith) and carried by a 5-0 vote (Glueck absent/Underwood excused) to recommend approval of OV13-98-93 Richmond American Homes request for Architectural approval of Models 548, 528, 529, 539 and 589 for use in Rancho Vistoso Neighborhood 10, Parcel K and L (Sunset Ridge) subject to Staff Conditions and stipulating patio's be stucco. PLANNING STAFF CONDITIONS: 1. Windows must be pop-outs or recessed on all sides. 2. If fireplaces are to be provided, an Oro Valley approved chimney cap must be used. 3. Ground mounted mechanical equipment shall be enclosed by a wall for visual screening and noise mitigation. 4. Wainscoting on all models be extended to the side yard gate wherever visible from the street. 5. The models shall include one patio as standard and the vertical supports must be wrapped and stuccoed to match the house. OV13-99-6 GIANT AT ORO VALLEY RETAIL CENTER,ARCHITECTURE Valerie Feuer introduced the staff report into the record. A one-story convenience use is proposed for this site. The development will have vehicular access off the main parking area of the Oro Valley Retail Center and Oracle Road. The building features 21 parking spaces, including two handicapped accessible spaces, 2-bike racks, and a loading area. The architectural style may be described as Southwest Contemporary with a flat roofline. Architectural elements include tile accents and synthetic stucco exteriors. The entire storefront will be aluminum with powder coat finish matching the building color. The proposed architecture lacks the decorative medallions as designed in the other structures for the Oro Valley Retail Center. The proposed architecture for the Giant convenience store complies with Policy 9.1A in that it blends the built environment with natural surroundings by using earth tone colors and masonry/tile materials. Staff recommends approval of the proposed Development Plan for Giant. Steve Day, architect, representing Giant, was available for questions from the Board. Chair Lewis asked would the accent color be the same as Rancho Vistoso Giant. Mr. Day replied yes. Chair Lewis also asked did he have any problems with the conditions. Mr. Day did ask for 01-12-99 Development Review Board Minutes Page 6 clarification on item 5. He commented the aluminum would be the same color as the building and is only a small strip used as trimming. DRB Members agreed item 5 could be deleted. Mr. Day presented a colored photo for member to see of how the project looked. Member Vogelsberg asked about the northwest side of the project, does the pedestrian sidewalk connect to the sidewalk on Oracle. Mr. Day replied that would not be a problem to connect the sidewalk to the existing sidewalk on the northwest side. Member Vogelsberg asked to see the tiles that would be used for accent. Members of the Board suggested toning down the glossy red tile with perhaps a non gloss tile. Valerie Feuer asked to add a condition, after discussion with the Oro Valley Police Department. The condition would be the architect work with the OVPD regarding safety issues. Mr. Day agreed. Bill Adler, 10720 N. Eagle Eye, commented that the painted aluminum would be inconsistent with the PAD. He asked the Board to make the stucco like texture treatment, apply to the exposed surfaces. He felt the light structure should be covered in this review. He also commented that the pumps are painted and should be stuccoed. He felt that the colors of the pumps should be included as a part of the signage. The purpose of this Advisory Board is to make judgments to the aesthetics. Member Mager asked Board Members to give her information as to what the lighting standards are. Valerie Feuer commented that all the lighting standards on this project would be consistent with the Fry's standard. There has not been a lot of discussion with what the lighting standards are. Consistency would be what is already there at the Fry's Center. Member Underwood commented he is not ready for stuccoed gas pumps. Member Smith commented he liked the way the Diamond Shamrock turned out and is in favor of keeping those kinds of standards. MOTION: Moved, seconded (Underwood/Mager) and carried by a 6-0 vote (Glueck absent) to recommend approval of OV13-99-6 Giant at Oro Valley Retail Center Architeture, subject to Staff Conditions,stipulating the red tile color be non-gloss. PLANNING STAFF CONDITIONS: 1. The refuse dumpster shall be enclosed on three sides by a 6' masonry wall and plantings, and shall be finished to match the architectural character of the project,per Section 9-110C of the OVZCR. The color of the masonry wall shall match the colors of the existing and adjacent structure(s). 2. Mechanical equipment, whether ground level or roof-mounted, shall be screened from public view and designed to be an integral part of the building, per Section 9-110H of the OVZCR. The color of the screening shall match the building. 3. The color of the flat roofed portions shall match the wall color. 4. A wainscot trim shall be added along all elevations in order to embellish the architecture for this project. 01-12-99 Development Review Board Minutes Page 7 6. Per the approved Oro Valley Retail Center Sign Package, signage for this project must be submitted for Staff review. 7. Per Section 9-108D of the OVZCR, the design of the canopy shall architecturally match the design of the main building. Signage of any type is prohibited on canopies. All canopy lighting must project downward, not upward or outward from the structure and must be low-pressure sodium. The maximum height of the canopy shall not exceed 18 feet. 8. The proposed tile accents shall be toned down or non gloss and re-submitted for Staff review. 9. The decorative medallions (moldings) shall be integrated in the Giant architecture. This embellishment will add to the consistency required PAD. 10. The proposed color palette should be consistent with the color of the existing and other proposed buildings in the Oro Valley Retail Center. 11. Architect work with the Oro Valley Police Department regarding safety issues. 12. Gas pump colors be reviewed with signage. 13. Add pedestrian access link on inner road. OV12-98-18 SIGMA TECHNOLOGIES EXPANSION,DEVELOPMENT PLAN Valerie Feuer introduced the staff report into the record. Sigma Technologies propose to expand their existing 40,000 square foot building by 5,000 square feet. The maximum total building coverage allowed under the La Reserve PAD is 33%. The actual building coverage for this site with the expansion will be 20%. There are 165 existing off-street parking spaces, including six handicapped accessible spaces. The proposed expansion is less that 25%of the entire development. Therefore, no landscape plan was required for this project. The existing off-street parking is designed in accordance with Pima County development standards, and does not need modification to Oro Valley design and planning standards because of the small percentage expansion. The public art requirement is also waived from this project for the same reason. Vince Catalano, VVC Design representing Sigma Technologies, was presented to answer questions from the Board. Member Underwood asked what is Signa. Mr. Catalano replied we are a research and development company. Member Mager asked could the eucalyptus trees be saved. Member Underwood replied it would be very expensive to save those trees. MOTION: Moved, seconded (Mager/Allen) and carried by a 6-0 vote (Glueck absent) to recommend approval of OV12-98-18 Sigma Technologies Expansion, Development Plan subject to Staff Conditions. PLANNING STAFF CONDITIONS: 1. The scale for the development plan shall be 1"=40'. Smaller scales must be approved by the Planning and Zoning Administrator. 01-12-99 Development Review Board Minutes Page 8 2. Proposed architecture must be submitted to DRB for review and approval of the building expansion. OV12-98-20 ST. MARYS'S MPP AT FOOTHILLS BUSINESS PARK,DEVELOPMENT Valerie Feuer introduced the staff report into the record. A one-story administrative and professional office/manufacturing is proposed for this site. The subject property is 1.81 acre lot with a 19,661 square foot building envelope, located on Lot 4 of the Foot hills Business Park. The development will have vehicular access off Mavinee Drive. The building features 56 off-street parking spaces. The off-street parking is located along the front and sides of the property, which leaves the rear property undeveloped. The OVZCR does not require buffer-yards for adjacent CPI properties, but this project will be signed to have a 10' landscape buffer along Mavinee Drive and a 40' natural desert buffer along the rear property line. The maximum total building coverage allowed is 33%. The actual building coverage for this site is 25%. The proposed building height for this project is 22', which is well within the maximum building height of 42'. This development plan also proposed a sidewalk along the Mavinee Drive frontage. The public art proposal for this project, must be reviewed by the Public Art Review Committee prior to scheduling the development plan to Town Council. Paul Nzomo introduced the engineer's report into the record. The proposed development is expected to generate approximately 45 trips per day. The use of this site is to be a prescription drug mail-order facility. The normal hours of operation will be 7:30 a.m. to 4:00 p.m. Monday through Friday. No local offsite drainage flows enter this property. The grading done during the development of the site will be for building site, parking lot, driveway, and utility construction. No grading waiver will be required to construct this project. Kevin Morrow , Gromatzky Dupree &Associates, representing the applicant was present to answer questions. Chair Lewis had a question about the public art as she heard that a large piece of art work was to hang on the wall in the lobby or entry way. Valerie Feuer read from the code what is allowed for public art. She explained that code says, public art work is defined as art for public viewing at least 40 hours each work week, examples of the kinds of art project that are considered as public art include, sculpture -free standing, wall supported or suspended mural or portable painting. Member Mager asked if the applicant should move would the new tenants have to provide art work. The reply from other members was yes. MOTION: Moved, seconded (Smith/Underwood) and carried by a 6-0 vote (Glueck absent) to recommend approval of OV12-98-20 St. Mary's MPP at Foothills Business Park, Development Plan subject to Staff Conditions. PLANNING STAFF CONDITIONS: 01-12-99 Development Review Board Minutes Page 9 1. Final grading design of the P.A.A.L. shall meet all applicable standards including,but not limited to,Town of Oro Valley Subdivision Street Standards. 2. Improvement plans shall include more grading detail, construction details and typical sections. 3. A second tie from a boundary point to a section corner or quarter section corner shall be provided. 4. Curb access ramps shall be provided at all locations serving pedestrian traffic from parking areas. 5. The final design for the access ramps at the handicapped parking shall meet ADA standards. 6. The entrance radii shall be revised to accommodate the design vehicle. Note that the minimum radius is 18'. 7. Wall cannot be installed across the 16' utility and access easement without written permission from all utility companies. 8. Call out dimensions for the back-up spur. Note min. radius is 3' and min. depth for back-up spur is 3'. 9. Loading zone dimension is 12'x35' and screening of 5' wide min. landscape area and 6' high opaque screen per article 11-203 part B of zoning code are required. 10. Sidewalk must be 5' wide minimum adjoining vertical curb or 4' wide minimum and 3' minimum from the back of the curb. 11. Sidewalk shall cover the entire lot frontage. 12. Dumpster needs to be relocated because Dumpster truck turning radius is encroaching into the loading zone area. 13. There shall be a minimum of one-foot separation between the four-foot wide pedestrian circulation path portion of any sidewalk and any adjacent structure. This one foot wide area may also consist of concrete. Typical cross-section 3 must be revised to meet this requirement. 14. The public art shall be reviewed by the Public Art Review Committee prior to scheduling the development plan for Town Council. The public art proposal must comply with Section 4-504F of the OVZCR. 15. Specify the number of bicycle parking spaces required and provided for this development plan in general note 4. 16. General note 20 shall be changed from the "Canada Hills Water Company to Oro Valley Water Utility. 5 Minute Recess OV12-98-20 ST. MARY'S MPP AT FOOTHILLS BUSINESS PARK,LANDSCAPE PLAN Valerie Feuer introduced the staff report into the record. The plant types for this development are listed on page 1 on the Landscape Plan. The Redrock Oak tree is not listed on the Oro Valley Approved Plant List and the Arizona Department of Water Resources Low Water Use/Drought 01-12-99 Development Review Board Minutes Page 10 Tolerant Plant List. A fact sheet will be submitted for this tree,which address the drought tolerance and pollen production potential. The alternative will be to substitute this tree with another tree listed on the Oro Valley and or ADWR Approved Plant List. Along the front property line, there will be a saguaro and weathered boulders remaining in place. There are nine canopy trees provided for the parking area, complying with the landscaping requirements for parking lots. Shrubs and groundcovers planted within vehicular use areas and within site visibility triangles will grow no more than 30' in height. Trees planted near sidewalks or curbs will be planted 5' away to prevent upheaval. Water conserving underground automatic drip irrigation system will be installed for all plantings. The OVZCR does not require bufferyards for adjacent CPI properties, but this project will be designed to have a 10' landscape buffer along Mavinee Drive and a 40'natural desert buffer along the rear property line. Jerry Cacciatori, owner of building, was present for questions. Member Underwood commented on the Oak Tree and complimented the applicant on how nice a tree it is and what a nice Landscape Plan submitted. MOTION: Moved, seconded (Underwood/Mager) and carried by a 6-0 vote (Glueck absent) to recommend approval of OV12-98-20 St. Mary's MPP at Foothills Business Park Landscape Plan subject to Staff Conditions. PLANNING STAFF CONDITIONS: 1. A fact sheet shall be done for the Redrock Oak tree, which is not listed in the Oro Valley Approved Plant List and/or the ADWR Low Water Use/Drought Tolerant Plant List. This fact sheet must address the potential degree of pollen-related problems as compared to those plants found on the approved plant list(s). 2. Change "Landscape Notes and Calculations" to "General Notes." 3. The second sentence of general note 12 shall be amended to read, "Per the Town of Oro Valley Zoning Code Revised, all required landscaping, irrigation and site improvements will be maintained." 4. Per Section 14-205A.1 of the OVZCR, Certification of Landscape, Irrigation and Buffer Yard drawings shall be stated on the first page of the Landscape Plan and in the following form: "I hereby certify that these Landscape, Irrigation and Buffer Yard plans were prepared under my direction and that all information contained herein is accurate." By Date 5. Per Section 14-205A.4 of the OVZCR, provide a legal description of the subject property in the lower right corner of each sheet in the following form: "Portion of Section , T S, R E, G&SRB&M, Town of Oro Valley, Pima County, 01-12-99 Development Review Board Minutes Page 11 Arizona." 6. "OV12-98-20" shall be stated in the Town of Oro Valley Case No. section of the landscape plan. 7. In general note 14, change "tentative plat" to "development plan." OV13-99-8 ST. MARY'S MPP AT FOOTHILLS BUSINESS PARK,ARCHITECTURE Valerie Feuer introduced the staff report into the record. The elevations submitted illustrate the building from all four sides. The structure is flat-roofed with window elements on all sides. The proposed architecture for this building is consistent with the other professional offices/business in the Foothills Business Park. The St. Mary's MPP architecture complies with Policy 9.1 ensuring that all sides of the building are coherently designed and treated. Kevin Morrow, representing the applicant commented the mechanical equipment would be screened by the paraphet and the equipment would not be seen from the street. The discussion among the Board Members was how nice the project looked. MOTION: Moved seconded (Mager/Allen) and carried by a 6-0 vote (Glueck absent) to recommend approval of OV13-99-8 St. Mary's MPP at Foothills Business Park, Architecture subject to Staff Conditions. PLANNING STAFF CONDITIONS: 1. Mechanical equipment, whether ground lever or roof. Mounted, shall be screened from public view and designed to be an integral part of the building. 2. The flat roof should match the building color. OV13-99-9 CANADA DEL ORO RIVERFRONT PARK ARCHITECTURE Valerie Feuer introduced the staff report into the record. She reminded the Board that a preview of the development plan was presented to DRB on December 8th' 1998, and the landscape plan for this project was reviewed and recommended for approval at the same meeting. The proposed development plan is in conformance with the CDO Riverfront Park Master Plan. The development plan provides a 200'natural buffer along the east and west sides of the park site, and Buffer Yard B, of varying widths, is proposed for along Lambert Lane. No buffer yard is proposed, or required, facing the CDO wash. In accordance with the park Master Plan, the proposed park will feature a wide variety of recreational amenities, with emphasis on the concepts of multiple use and flexibility. Active recreation activities will be facilitated through the provision of two baseball/softball fields, two soccer/multi purpose fields, a sand volley ball court, basketball/tennis courts, an equestrian staging area, a play ground, and a fitness trail with activity stations. Passive recreation activities will be facilitated through the provision of an outdoor performance/community events state, horseshoe pits, a demonstration garden, picnic areas, and spectator seating located 01-12-99 Development Review Board Minutes Page 12 adjacent to the sports fields. Two concession/storage building, and restrooms are to be provided throughout the site. All aspects of the development plan are in conformance with the OVZCR. Paul Nzomo introduced the engineer's report into the record. The project site is adjacent to, and will be accessed from Lambert Lane by two proposed 24'wide and 36'wide driveways. Parking for approximately 250 vehicles is planned. Primary access to the park will be provided by a main driveway, aligned directly across from a residential street. The main driveway is planned to have one lane into the park and two exit lanes. A service entrance is provided east of the main driveway. Lambert Lane currently functions as a collector providing access to residential areas from major north/south arterial such as Oracle Road, La Canada Drive, La Cholla Boulevard, and Thornydale Road. The PAG Metropolitan Transportation Plan recommends the widening of the section of Lambert Lane from La Cholla Blvd. to First Avenue by 2020. Currently, there are no bike lanes, sidewalks or pedestrian paths along Lambert Lane. The proposed CDO Park will generate 290 trips, although peak hour trips could reach 150. The added traffic generated by the park will have negligible impact on traffic condition on Lambert Lane and at the La Canada and First Avenue intersections. The park entrance driveway intersection should be constructed to provide an exclusive westbound left turn lane, an exclusive eastbound right-turn lane; two exit (northbound) lanes, and a minimum of 150 feet of Driveway storage. A lighted pedestrian crossing should be installed on opening day of the park. The current posted speed limit on Lambert Lane of 45 mph should be reviewed for possible reduction. The Lambert Lane/First Avenue intersection should be signalized prior to park opening. Under existing conditions the primary offsite flows that impact the property do so along the northern property boundary, and are generated in the small strip of land that makes up the Lambert Lane right of way. All onsite discharges are conveyed safely through the development in either the parking area lanes and proposed hydraulic structures. No grading waiver will be required to construct this project. John Alexander, MMLA, was present to answer questions. He commented the conditions have been reviewed and he would like the Board to rethink condition 9, which call for 24' service driveway, but the Master Plan which was approved calls for a 12' service driveway and the 12' driveway is what we would like. It is for private use and not for the public. Member Vogelsberg asked was the entrance way going to be 24' wide. Mr. Alexander replied yes there would be two 12' wide lanes at the entrance to get in and off Lambert Lane and then after the storage area it would go into the 12' lane, a distance of about 900 feet. There would be one pull out area. Chair Lewis asked if the Oro Valley Police Department had a problem with the 12' lane. Paul Nzomo replied he had not talked with them but felt there would not be a problem. Mr. Alexander addressed item 11 of the conditions. He stated item 11 puts a requirement of a multi purpose lane on the south side of Lambert. It is his understanding these features are part of the Town's plan and are being funded under a different entity. He feels it would confuse the issue to be a condition on this development plan. These budget dollars are coming out of a different fund and would confuse the bidding issues. He asked that item 11 be deleted. Mr. Nzomo replied when his report was written he had not talked to the Town Engineer, but this afternoon I did talk with the 01-12-99 Development Review Board Minutes Page 13 Town engineer and he assured me this improvement would be in place before the park opened, and felt item 11 could be deleted. Jane Desbiens, 10446 N. Fair Mountain, she commented she lives on the west-side of the park. She is representing the homeowners on the west-side. She explained having attended almost all meetings regarding the park we understood and were promised that there would be a 200' natural desert buffer from the soccer fields to her back wall. She attended the Parks and Trails meeting recently which also showed the soccer fields 200' away, we now find out today that the south side soccer field now encroaches on the buffer area bringing lights even close their back yard. We were not happy with 200'but agreed to 200' and now we find out the multi-use path encroaches 40' into our buffer in two places. We ask that the 200' buffer be kept in all areas. We feel as though the Town has reneged on its promise of the 200'buffer and wonder why. We will have to live with this everyday, the lights will be closer, and more noise. We would appreciate it if the Town would keep the 200'buffer in all areas. Sandy Sachs, 10567 N. Cmo. Rosas Nuevas, she explained she lives directly across from the proposed park. She expressed her concern about the signal light at First and Lambert and felt it would not do a thing to help our neighborhood and children crossing streets. She feels a light should be at the entrance to the park. She commented she is representing the Board of Vista Del Oro Estates and wonders why they have not been informed of changes and updates since it directly impacts her neighborhood. Ms. Sachs expressed her concern about the lighting. She feels it is important that the Town communicate with the homeowners to keep them informed of what is going on and get their input. Traffic is a major concern for that area. Margie Valenzuela, 10625 N. Cmo. Rosas Nuevas, commented she had several concerns and suggestions and is representing other neighbors in her area. AS a new resident, she is concerned about the noise and the lights. However,we do appreciate the hard work that is going into this park. She feels the park needs to be more people friendly to those who live in the neighborhood. The band shell is a concern because of the noise and the direction it would be facing. It is her opinion that the band shell should face an area where businesses are, and face away from the residents. She raised the question of park hours. She suggested a reasonable hour, perhaps dusk till dawn. Another concern was the buffer area along Lambert, could there possible be more trees or vegetation to buffer the noise. She felt it would be harder to sell a home with a park of this nature because of the lighting and noise. She also expressed her concern about the traffic and the volume it will create. Member Underwood commented studies show, having a park nearby enhances the sell of a home. Valerie Feuer commented that the lighting is under review and hours of the lights should be off at 10:00 p.m. also the lights will not go off of the park property and they will be facing down. Dick Johnson, 10151 N. Inverrary, commented briefly on traffic design on North First and the creative things that will be done on North First with regard to access. There are safety road improvements at Lambert Lane, which could be excelerated as the Town gets impact monies and how it will be allocated. He is here tonight to ask for consideration of the adults in respect to the tennis court. He would ask the Board that one court have basketball lines and the other court have 01-12-99 Development Review Board Minutes Page 14 tennis lines, as he is an avid tennis player. Member Underwood asked would impact fees help to benefit the area. Mr. Johnson replied that money is restricted to the road projects and we cannot use those funds for anything but that. Member Underwood asked Mr. Johnson wasn't the multi-use lane and bike path a road project, as those would help keep the streets safer. Mr. Johnson replied that funds are already allocated for the bike path and multi use lane. Mr. Alexander addressed the issue of the encroached area said he would get with Don McGann and try to work out the problem. As far as the traffic signal at this particular location, the traffic study that was done does not warrant a traffic light at this time as it is not a true intersection. As far as the band shell issue, at this time,there is no band shell proposed. Valerie Feuer commented she would support additional landscaping as a buffer at this time, this could be a condition to the landscape plan. Jane Desbiens apologized for not keeping up with the plans but she understands the staging area would be wired for sound, and the shape of the amphitheater it faces toward her neighborhood and there needs to be some type of containment. Regarding the park hours, it is her understanding that the park would close at 10:00 p.m. however, there is a clause that says except if it is an Oro Valley function and conceivably it could go on all night. Because this is a neighborhood park there needs to be guidelines for the hours of operation. She also commented she would like to have a copy of the most recent changes to the park and felt the Town she keep the neighborhood informed of changes with meetings. Valerie Feuer explained to Ms Desbiens that a copy of the plan can be picked up at the Planning and Zoning Department. Fran La Sala, 12530 N. Fairway, commented between himself, Mr. Chatfield, and Karen Baker,we can get together with the neighbors before it goes to council, so we can get this worked out. Member Vogelsberg, expressed his concerns over the noise and encroachment and lighting and does not feel comfortable making a decision tonight. He feels it should be continued. Valerie Feuer commented that this item could come back at the special meeting on January 26th, and ask someone from the Advisory Committee be present so the neighbors could ask questions and the committee respond to the issues that are being raised. Chair Lewis suggested to move to continue. Member Vogelsberg suggested to the neighbors who spoke to fill the room with friends and neighbors to let their concerns be known. MOTION: Moved, seconded (Vogelsberg/Allen) and carried by a 5-1 vote (Glueck absent/Underwood no) to recommend continuance of OV12-98-19 Canada del Oro Riverfront Park Development Plan to a special meeting on January 26th, 1999. 01-12-99 Development Review Board Minutes Page 15 OV13-99-9 CANADA DEL ORO RIVERFRONT PARK ARCHITECTURE Valerie Feuer introduced the staff report into the record. McGann Associates, representing the Town has presented architectural deigns for the concession, ramada, and restroom buildings to be constructed throughout the project site. In compliance with the Canada del Oro Riverfront Park Master Plan, a Santa Fe architectural style has been presented for use with these structures. All the proposed buildings wil feature a painted stucco exterior finish, soft edges and corners, flat roofs with paraphet walls, and vigas. All buildings will be 30' x 30' in dimension, with a maximum height of 13'6". The concession and restroom structures will also contain areas for storage, and ramada structures will provide an area sufficient for the placement of six picnic tables. Richard Pasing, MaGann & Associates, representing applicant, commented the only changes that were made was to add an additional restroom stall in the women's restroom. Chair Lewis asked what was the color of the roof. The Board request that it should match the color of the building. MOTION: Moved, seconded (Allen/Smith) and carried by a 6-0 vote (Glueck absent) to recommend approval of OV13-99-9 Canada del Oro Riverfront Park Architecture subject to staff conditions and stipulating roof match the color of the building. PLANNING STAFF CONDITIONS: 1. A color palette for this project shall be presented by the applicants to Staff for the project file. 2. Color of roof shall match color of building. Richard Underwood excused himself as he had another commitment. OV12-98-21 VISTOSO GOLF CASITAS II PRELIMINARY PLAT, RANCHO VISTOSO NEIGHBORHOOD 11, PARCEL AJ Valerie Feuer introduced the staff report into the record. The Vistoso Golf Casitas II Preliminary Plat is largely a minor redesign of the previously approved final plat for the property, with the proposed development retaining the infrastructure of the plat. The major difference involves the type of housing, number of units, and density. The original plat involved 14 single family homes on 3.3 acres, for a density of 4.2 RAC. The proposed Preliminary Plat presented by the applicant calls for 32 condominium units to be constructed in 8 buildings on 3.3 acres, for a density of 9.7 RAC, which is within the 10 RAC permitted for this site in the Rancho Vistoso PAD. The project will be similar to the Vistoso Resort Casitas to east, and the Vistoso Golf Casitas to the northwest, also developed by Mirage Homes. Owing the existence of the Golf Club at Vistoso golf course on the north, west, and south sides of the proposed development, there are concerns about the adequacy of setbacks from the golf course. This issue was raised during the review of the previously approved plat; however, Staff and Council concurred with the golf course architect that the setbacks were 01-12-99 Development Review Board Minutes Page 16 adequate. The layout proposed by the applicant is substantially similar to the layout of the previously approved plat, and the proposed structures will be no closer to the golf course; thus Staff has no objections to the applicant's proposal in terms of the Golf Course Overlay District. The proposed Preliminary Plat in conformance with the recreational requirements of the OVZCR. The passive recreational requirements will be met through the provision of a passive recreation area in the northwest corner of the development, and the active recreational requirements will be satisfied through the `shared use' of the active recreation facilities in the Vistoso Golf Casitas I development, located immediately to the north of the project. These facilities, which include a pool, picnic area, and play area, are also owned by Mirage Homes, and are of a sufficient size and character to serve both developments. While this arrangement is unusual, it is permitted under the OVZCR. Paul Nzomo introduced the engineer's report into the record. The private entry street consists of two 14' travel lanes with extruded curb and curbed islands located to allow for free flow of traffic to the units on either side. Meandering sidewalks are designed on both sides of the street to provide access to the parking areas and the units. Although the community consists of private streets, it will not be gated. A turnaround will not be required at the entrance to the site. The required traffic impact statement has not been submitted for this project. The project is expected to generate less than 200 average daily vehicular trips. Nearly one hundred percent of this traffic is assumed to originate from or exit to Vistoso Highlands Drive to Rancho Vistoso Boulevard to the east of the site. The traffic volumes are not expected to warrant installation of a left turn bay on Vistoso Highlands Drive. The site is located within the Highlands Wash Drainage Basin. The Pima County Flood Control District has designated this basin a critical basin. Drainage detention is required for this project. A regional detention pond at Moore Road in the vicinity of Neighborhood 10, Parcel M will satisfy the detention requirement. The proposed finished grading is consistent with the Rancho Vistoso PAD grading standards. Staff finds that the Vistoso Golf Casitas II preliminary plat is in not conformance with the medium-density residential land use density designation of 2.1 — 5.0 dwelling units per acre; however, the proposed development is permitted by the existing zoning. Gary Martinson,President of Mirage Homes, commented he had been looking at this site for a long time, when this site became available he did an overlay of the building on this site. There are only eight buildings,which fit very well and made this phase II of Vistoso Golf Casitas. Mike Duffy, architect, representing applicant, was present for questions. Chair Lewis asked were there any problems with any of the conditions 1-19. Mr. Martinson replied no. MOTION: Moved, seconded (Smith/Allen) and carried by a 5-0 vote (Glueck/Underwood absent) to recommend approval of OV12-98-21 Vistoso Golf Casitas II Preliminary Plat, Rancho Vistoso Neighborhood 11, Parcel AJ subject to Staff Conditions. 01-12-99 Development Review Board Minutes Page 17 PLANNING STAFF CONDITIONS: 1. The total area of the recreation area shall be stated in General Note#1. 2. Revised General Note #32 to read as follows: "Entrance gates shall not be allowed for this development." 3. Indicate the handicapped parking spaces on the Project Overview Map on Sheet#1. 4. Label the proposed on-site and off-site public sewers as"Proposed G-97-134". 5. A cross section through the sediment basin shall be provided with the sediment basin detail. 6. A General Note shall be added that states the following: The developer shall work with the owners of the golf course to ensure adequate sight visibility is provided at the access to Vistoso Highlands Drive. 7. The Typical Section — Local Street (2/3) and the Typical Parking Detail shall be revised to reflect the design shown on the plat. 8. The section indicator at Units 5 and 7 shall be revised to 3/3. 9. The Typical Section for drainage channel B-B (Detail 4/3) and Details 8/3 and 10/3 shall be revised to reflect the data and/or design shown in the drainage report. 10. The grading limits shall be revised to identify all areas that will be graded as a result of site construction to implement the design shown on the plat. 11. The two dimensions (north and south) along the westerly property boundary shall be revised to reflect the data provided in the site boundary closure. 12. The section indicator for the Grouted Rock Rip Rap Spillway (Detail 6/3) shall be moved to the appropriate location on the plat. 13. Detail 4/3, Typical Cut Slope Grading shall be shown only where it occurs and Detail 5/3, Typical Fill Slope Grading shall be located on the plat. 14. The Improvement Plans for the project shall include additional spot elevations at the curbs, building perimeters, drainage channels and other necessary locations to provide final design data for the construction of the site. 15. A Traffic Impact Statement shall be provided and final site design shall reflect the recommendations of the traffic engineer. 16. The drainage report shall be revised to address the final design of the street section C-C and drainage channel section B-B. The report shall include a detailed section through the sediment basin. The Table of 100-Year Post-Development Peak Discharges shall be revised to include Concentration Point 5. The report shall also address the erosive nature of the earthen channel carrying flows to the retention basin. The report shall include the updated Summary of Retention Credits available within Neighborhoods 10 and 11. 17. A recorded agreement between the owners of the golf course and the owner of this site with regard to construction and maintenance of the drainage basin, drain pipes, drainage channels,other drainage structures and cut/fill slopes that occur on golf course property shall be provided prior to the recordation of the final plat. 18. Conditions 1 through 13, listed above, and any additional DRB conditions, shall be submitted with a revised preliminary plat,prior to scheduling for Town Council review. 19. Since this project is in critical basin flow reduction for the existing 2-10- & 100 year peak discharges from this site by 5% is required. STAFF REPORT 01-12-99 Development Review Board Minutes Page 18 Valerie Feuer informed the Board of two upcoming items for DRB. There will be a special meeting on January 26th' 1999. If you have any comments on the Design Guidelines please give them to her, as she will be meeting with Steve Kellogg. MOTION: Moved, seconded (Underwood/Allen) and carried by a 5-0 vote (Glueck/Underwood absent) to adjourn the January 12th, 1999 Development Review Board Meeting at 10:00 p.m. Shirley Gay DRB Clerk CONSENT ITEM TOWN OF ORO VALLEY DEVELOPMENT REVIEW BOARD REPORT MEETING DATE: January 12, 1999 TO: DEVELOPMENT REVIEW BOARD FROM: Peter A. Cherberg,Planning Technician SUBJECT: OV13-99-7 Hughes Request for Architectural Approval — Model Plan "A"1 Sunnyslope Townhomes,Lots 68, 69,and 70 BACKGROUND: Sunnyslopes Townhomes is a 91 lot, 7.32 acre, R-6 zoned subdivision. This subdivision is abutted on the east by Sunnyslope subdivision, which is zoned for R1-36, and on the north by commercial property that is zoned as C-2. SUMMARY: Elaine Hughes presented a plan for a model townhome to be used on Lots 68, 69, and 70 of Sunnyslope Townhomes subdivision. The applicant proposes to build on Lot 68 now, and on the other two lots at a later date. The townhome on Lot 68 wil be built flush with the existing townhome on Lot 67. When the three townhomes have been completed, they will form a continuous structure, with no space between the buildings. Lot 68 is 2593 S.F., Lot 69 is 2599 S.F., and Lot 70 is 2848 S.F. The architecture proposed for the townhomes may be described as a contemporary style, with a two-car capacity carport and a flat roof. The proposed structure features a covered entrance at the front and a covered patio at the rear. Scuppers are used at the front of the townhome to provide southwestern styling. A color pallette has been supplied. The proposed colors are 1422 Navajo White for the exterior and a contrasting shade of brown for the wood trim. The design and colors are consistent with the existing townhomes. GENERAL PLAN COMPLIANCE: This residence complies with the General Plan's Community Design Element policies, in that, the color scheme will make use of tones that will blend the built environment with the natural surroundings. In addition, all exposed sides of the home have been "coherently designed and treated." RECOMMENDATION: Planning Staff fmds that the architecture proposed is compatible with other homes in this subdivision and complies with the General Plan. As such, we recommend approval of this request as part of this evening's agenda,with the conditions in Exhibit A. Attachments: 1. Exhibit "A" 2. Plot Plan and Elevations F:\OV\OV 13\1999\13-99-7\ARCHDRB.RPT.doc Exhibit "A" Conditions of Approval O V 13-99-7 Sunnyslope Town Homes Model Plan "A" 1. Chimneys shall be camouflaged with an Oro Valley approved cap. 2. Ground-mounted mechanical equipment shall be enclosed by a wall to provide visual screening and noise mitigation, and shall respect all setbacks. 3. Windows must be recessed on all sides, consistent with models previously approved in this subdivision. II Navajo White 1422 0 ic Cam - /-- S o y74fl .J4 X/ / ll&lt le/ } oc 2 rid/o To rn 4 r r x I I 1 HARDY' 0 VO I Z SITE � "'F Al I F TURQUE'A W LLI /a.' --- 1O• Q 4[_____( Gp'`\''S W 0 `n e- QvSS�- -cc" a --, Q To < "vim J N s I iii z Q ry /C,� N B I r W Z 1 W — ryOm o 1 —� a v 25 2: _ MAGEE RD. r m _I CO, I 1 0 �5 '�\ Ni J LOCATION PLAN No SCALE .NORTH 0 © !r SECTION 25,TI2S,RISE -_ © GILA SALT RIVER MERIDIAN Z w 1 o 0 PIMA COUNTY,ARIZONAU v II ILI Qc SQUARE FOOTAGE INFORMATION GENERAL NOTES � ° —1 ;3 � 1 Qc I. ALL WORK SHALL BE IN CONFORMANCE WITH ALL 4 J ID- 0 I ! 17—N-Liltip REQUIREMENTS OF THE BUILDING AUTHORITIES I Q' I. LIVING AREA 1,140 S.F HAVING JURISDICTION OVER THIS TYPE OF Q i j m il 2• PORCH AREA i50 S.F CONSTRUCTION AND OCCUPANCY. ALL CONTRACTORS v r`r ,`l I 1' SHALL DO THEIR WORK IN CONFORMANCE WITH ALL r ' r 3. GARAGE AREA 311 S.F APPLICABLE CODES AND REGULATIONS V' F-, Cr o 1Ji 4. ROOFED AREA 2,281 S.F 2. THE CONTRACTOR SHALL VERIFY ALL CONDITIONS h � �K .D 11 AND DIMENSIONS AT THE JOBSITE PRIOR TO COMMENCING 0 L, i' ram WORK. CONTRACTOR SHALL REPORT ALL DISCREPANCIES { IN THE DRAWINGS AND EXISTING CONDITIONS TO THE I I I OWNER PRIOR TO COMMENCING WORK. 411 3. CONTRACTOR SHALL SUPPLY,LOCATE AND BUILD INTO _ B THE WORK ALL INSERTS,ANCHORS,ANGLES,PLATES, I=I OPENINGS,SLEEVES,HANGERS,SLAB DEPRESSIONS AND i I SPECIAL REQUIREMENTS PITCHES AS MAY BE REQUIRED TO ATTACH AND ACCOMMODATE OTHER WORK. 4. IT IS THE CONTRACTOR'S SOLE RESPONSIBILITY TO 1 I. ALL EXTERIOR WALLS SHALL BE PAINTED DETERMINE ERECTION PROCEDURE AND SEQUENCE TO INSURE NAVAJO WHITE THE SAFETY OF WORKERS AND THE BUILDING AND ITS • D COMPONENT PARTS DURING ERECTION. Z ----ic2) 2. LAMP POST SHALL BE INSTALLED IN FRONT 5. DRYWALL -CORNERS SHALL BE ROUNDED 4 I OF TOWNHOUSE-LAMP POST SHALL MATCH FINISH SHALL BE PER OWNER Z STYLE,HEIGHT 4 COLOR OF OTHER TOWNHOUSES —-_- . — — — - 6. PRIOR TO PLACING CONCRETE THE CONCRETE 36.00' MASONRY, INSULATION 4 FRAMING SUBS SHALL inCOORDINATE THE LOCATIONS FOR ANCHOR O BOLTS 6 OTHER ANCHORS BASED UPON EXACT WALL SYSTEM SELECTED BY OWNER 1. OSB MAY BE USED IN PLAGE OF PLYWD W/OWNER APPROVAL — 8. ALL FOOTINGS SHALL BE PLACED INTO EL S I T E P L A N _/ UNDISTURBED EARTH OR FILL WHICH HAS �._ I BEEN COMPACTED TO 15% I- SCALE I" = 10' NORTHLOT 6/3, SUNNYSL . N TUCSON,ARIZONAOPE TOWNHOMES �-� C 0 T E N T 5 X ILI I. LOCATION $ SITE PLAN i 2. FOUNDATION PLAN K E Y NOTES ENERGY CODE NOTES O O ELECTRIC SERVICE ENTRANCE I. WINDOWS SHALL BE DBL PANE W/MAX. "U" 3. FLOOR PLAN ti- VALUE OF 0.81 B EXISTING SEWER LINE 2. PATIO DOORS SHALL HAVE MAX. "U"VALUE 4. ELEVATIONS $ SECTIONS UNDERGROUND ELECTRICAL OF 0.10 DO GAS METER 3. FRONT DOOR SHALL BE I-I/2" WD W/MAX. "U" 5. DETAILS cover_ ,�/«�E. O WATER METER VALUE OF 0.55 6. FRAMING DATE NOV. 1948 4. CEILING SHALL HAVE 12"BATT. INS.W/R SCALE 1/4" = .'-O" O I" PVG WATER LINE VALUE OF 38 -7. PLUMBING DRAWN BY K.T. 5. WALL SHALL HAVE A MINIMUN R-VALUE 0 4" ABS TO EXISTING SEWER- CONNECT OF R 25 8. MECHANICAL Ar Ecq�� v tv:r"• <E_, SHEET — AS PER PIMA COUNTY REQUIREMENTS OJ 3" TWO WAY GLEAN OUT TO GRADE cf. ELECTRICAL OF I SHEETS I 5 E G T ) N 5 Ikit 1 36'-O" ELEVATIONS K E Y ts_ T E S 0 j i F KEY NOTES O 4"CONG.SLAB j I. 1 J - -L(' ,. [ '�• •J • , 2 #4 BAR GONT. 1I © O 1 / l © O STUCCO -TEXTURE AND COLOR ) GONG PORCH O 2 - #4 BARS GONT. _- --- - SHALL MATCH ADJACENT UNITS 3 -1 --- • O FINISH FLOOR LINE © © 0, BU11_7"-UP ROOF IN/REFLECTIVE COATING 0 2X8 PLATE IN/1/2" m X 18"A.B.'S W OK WROUGHT-IRON GATE PER OWNER co48" O-G. r€ 10" FROM END Q . 1�` - 0 SA 4 fl GLASS 5 ROOF JOISTS PER FRAMING PLAN ' 40;40 I 40 40 ` �g l� 40;so O DOOR SELECTEE)BY OWNER O � N � 9tG O BEAM PER FRAMING PLAN O 2 X 2'S ® 24" O.G. I j 14-1 2 v 6 • x 0 x 0 © • © , :,,0 0 ROOF LINE BEYOND PORCH Q d J N I G 0 2x12 FASCIA O 2 X 12 FASCIA = Q O , s © ON EXISTING 8" COMMON WALL - I • - a ,; , O 2" POP-OUT-SIZE 8 I-I/2"BATT INS. (R 5) pC Z - -- SHALL MATCH ADJACENT UNITS O O Z 0 m I I - O NEW 8 COMMON WALL 0 4" CLAY TILE SCUPPER-COLOR O 1/2" GYP.BD. o N 0 t }� ll S-ir"••'.L MATCH ADJACENT UNITS ® METAL EDGE O K < r v m !�l O R T iT H EXIST GRADE ® GLASS BLK.SELECTED BY OWNER !O FILL ALL VERMICULITE UNGINS. GORES IN/ a W r 36'-0" i II 2 X 4 CONT. I I '1" 12 2 X 2 CONT. I -- - - ' 13 DBL 2 X 4 PLATE fY 7 i l I 51 ® 14 2 X 4 STUDS ® I S"O.G. z v - -- -._O - © l I IS 2 X 4 STUDS® 24"O.G. w w O 0 - ; 16 3-PLY BUILT-UP ROOF W/REFLECTIVE • HLH •- - i• I I - ___- GOATING ON 1/2" -5 PLY GDX PLYWD Q O r� = . - 1 1' _- - - - _-_ _ -- - I ON JOISTS PER FRAMING PLAN Q z _ " r yyN I O I, .. I , _ - -i i � --- ' H ; -.j O j ofin i Iq BOLT END JOIST TO GMU WALL W/I/2" @I,, V r 1 I d'I O 0 0 j i •�j I ANCHOR BOLTS® 48' O.G. �1 O N - - -- -- - - I 1 I N I I € 5/4 X I-1/2" IND.CONT. 7 1-- O ! 0 2 � O21 26 GA.GALV.FLASHINGS O U T H ir--- 6--U� g SIMPSON H2.5 0 EACH STUD TO PLATE(TYP) I I •I i1 - -I- &3 SIMPSON H2.5 o 48"O.G.JOIST TO PLATE ELEV A T IONS I-- — LI '\� 4� SIMPSON H2.5 o 48" O.G.STUD TO PLATE f i S E G T I O N 0. 2 X BLK6.(TYP) 2 X GANT SUPPORT GONT. 0 BOND BEAM IN/2- #4 BARS GONT. ® Zliff GROUTED SOLID Z In - 14g7 ------ 1/2"GDX PLYWD CANT-(TYP.) Z _ 6 _ --- - - - __ __-___-- --- ® . 5 1/2" GDX 5- PLY FLYWD 1 ______-==111 __ `,,;11` MOW Illy I��J.1. - _ _.-.___-- �O 8" SOLID GMU GAP BLK O O 11.11 ® 1►11111� �, I 31 3/I6"� POWER-DRIVEN STUDS @ O.G. 4 @ 4 10" FROM END OF PLATE _ -I 1 I I O I 0 I g2 1/2"PLYWD VENT BD BETWEEN JOISTS - o W/2 - 2 Qp SCREENED HOLES :ol I " k! CARPORT o1 -0 ® SHOWER I•/ 14 QI �3 FIRE BLOCKING I-- 1 r-i ! 2 9, O I �� 12 DEPRESS I/ 2 O �i !� 8" GONG.BLK W/VERT#4'S® 48"O.G. C3-- 0 GROUT ALL GORES TO 12"ABOVE FIN-GRADE Si 5J ® I I \ Q 8" GONG.BLK.W/VERT.#4'S o 48"O. G. ..`` 1 SO UR O WAL o 16"O G V GROUTED LID W/D \ I \ �..,y Q._j '36 12" BATT INS.(R-38) \ / _._ \\� I/2"GGX PLYWD EXPOSED LOCATIONSILI _...2 12 E T I O N 08 TREATED 2 X 2 OR 2 X 4 GONT. ED5 ILI t- 3q TREATED 2X4 PLATE W/ I/2"�X 10"A.B.'S 48" O.C. +E 10"FROM END(1" MIN.EMBEDMENT) r� - - r� T ___ --"- __ - ® -�- OI 2 X 12 FASCIA-PROVIDE 45 GUTS® JOINTS_ _ ,___,__ 026 GA GALV METAL EDGE L_ Nit••• 42 SIMPSON H2.5 o EACH JOIST TO PLATE ,, �/ —-�� 1 e i!SHELF PER PI MER I '!r = I - s 1 1 I_ - --_-� I 6 --i I O 1 0 43 3-1/2"BATT INS.(R-I I) 1 'I "I ! I IPANTRY PER°hf� O I ml If3O'�; , mi 44 MILGOR 66 GONT. DATE NOV. 1gg8 1 •0l I! �' 01 I x o _s 0 _ 45 SIMPSON JOIST HANGER(TYP) „ = I i ,' �, T- ,( SCALE I/4 !'-O I OI 'i I € �I ri 46 LEDGER PER FRAMING PLAN Go\ � - 1.----I O I �rj I DRAWN BY K.T. IU I 1! 47 GALV. TEE-TOP VENT SHEET \ " 48 2 - GOAT STUCCO 4 OS E G T I O Nl El.... r_ OF q SHEETS