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/ ORACLE ROAD / 101'-10. 0 100'NATURAL BUFFER A, 1 50'REARYIARITT20 FT.
1 120'FRONT YARD
224'
/ 300'VIEW COORIDOR
SITE CROSS SECTIONDEVELOPMENT PLAN
OSCALE:1'=30'-0. NEW OFFICE BUILDING
SHADOW MOUNTAIN ESTATES EAST MY 436'OF BUT A
OMER/
DEVELOPER:Orode and Hordy 66.LLC
259 N.Meyer
Tucson,Arizona
CONTACT: Lou Shercnon Date 01-0.0
c/o Victor Bolduc.520-620-0255 oro;No 5037.00
CASE NUMBER: REF.NUMBERS:OV10-97-21,OVI3-97-16 sneer
OV12-=.. OV12-97-20 PP-2
Sayler-Brown Bolduc Lara A
architects,I.Lc.
1001 N.Marren Way,Twos,Mani85711
TM:520620-0255 F1c 520820-0535 Erna mblOnCtiz
ORO VALLEY PLANNING AND ZONING DIVISION
BOARD OF ADJUSTMENT REPORT
CASE NO: OV 10-06-01
Hearing Date: February 28, 2006
Agenda Item No.: 1
Prepared By: Dee Widero, Senior Zoning Inspector
REQUEST: Victor Bolduc, Sayler-Brown Bolduc Lara Architects, request for a variance
from section 23.4 table 23.2b, to allow a 34' building height. At 8950 N. Oracle
Road (parcel 225-12-066C).
REQUEST SPECIFICS:
The applicant proposes to build a 60,800 square foot office building at the above referenced
location. The structure, as proposed, would be a one - two-story flat parapet roofline building; at
a maximum building height of 34 feet. OVZCR, Sec. 23.4, Table 23.2.B, allows a 25' maximum
building height in the C-1 zone.
SITE LOCATION:
The proposed site for this project lies approximately 600 feet north of the northeast corner of Hardy
Road and east side of Oracle Road, on a site of approximately 6 acres. The property is posted with a
notice of public hearing.
NOTIFICATION:
All property owners within 300 feet of this property were notified by mail of this hearing. The
property was posted with a notice of hearing and the hearing was advertised in the Daily Territorial.
At the time of this report preparation, staff had not received any public comment in support of, or in
opposition to,the request.
EXISTING LAND USE AND ZONING:
On-site Vacant natural desert-zoned C-1
North: Professional offices and day care center—zoned R-S
South: Vacant—C-1
East: Existing subdivision Shadow Mountain Estates East—zoned R1-36
West: Oracle Road and Suntree Apartments—zoned R-6
SITE ANALYSIS:
Subject property is roughly rectangular in shape, the depth running west to east. From the Oracle
Road right-of-way, the terrain slopes steeply upward to the eastern boundary line of Shadow
Mountain Estates East subdivision. The site is currently undeveloped, natural and undisturbed, and
covered with native desert trees, cacti, scrub and grasses. During inspection of this site staff noted a
significant amount of small saguaros. A plant inventory will be required at the development plan
stage of this project to determine the potential salvage ability of all native plants on the site. It is
hilly terrain with a 13 percent average cross slope with some slopes over 25 percent running down
the middle of the property. The site has a maximum elevation of approximately 2698 at the extreme
north east corner of the site and a minimum elevation of approximately 2643 at the midway point
along the west side of the parcel. The maximum on-site elevation change is approximately 55 feet.
PLAN ANALYSIS:
The applicant is proposing to construct an office building on this parcel. The building will be placed
approximately in the center the site, with the majority of the parking to be at the east to the rear with a
small portion of parking in front of the building. The applicant's intention is to meet all the setback
standards: a 100' buffer yard to be left natural off of Oracle Road and a 30' buffer on the side and 20' to
the rear.
The applicant has already applied with Engineering for a Grading Exception, and the hearing date has
been set for March 16, 2006. The request is to allow: 1) a maximum depth-of-cut of twenty-two feet
(22') exceeding the maximum of six feet (6') allowed by the ordinance and 2) a maximum depth-of-fill
of twelve feet (12') also exceeding the maximum allowed six feet (6'). The proposed cuts will occur
primarily along the entire east side of the site and comprise approximately one quarter of the overall site
area. The cut limitations are also exceeded in a small area located near the northwest corner of the site
where a detention basin is proposed. The proposed fill will occur near the center of the site. The
previously approved development was approved for such an exception.
SUMMARY:
Staff provides the following comments based on analysis of the proposal:
• The proposed development complies with the ORSCOD buffer yard, setback, the 300' view
corridor, and open space requirements.
• The 300' view corridor 18' height limit is met.
• C-1 zoning allows 25' building height on remaining portion of the property.
• A preliminary view shed analysis indicates that, from a pedestrians perspective on Oracle, the
proposed 34' building does not create a significantly greater impact than a 25' building.
• The proposed development provides more open space than is required.
• In 1997, the Board of Adjustment approved a request for a height variance of 30'. The original
development plans for this project have been abandoned.
• The applicant is proposing an excess of 99 parking spaces in Phase I and together with
additional build open space on the site it may be possible to build one-story on the site to come
into compliance with the height limit. Staff notes that there is adequate room on the site.
• The variance request is the first step in the design and subsequent review of the proposed
development. The development plan, landscape plan, and architecture will all be separately
reviewed and are subject to modification through those processes.
2
The Board of Adjustment should consider the following findings in making its decision:
A. That there are special circumstances or conditions applying to the property refereed to
in the application including its size, shape, topography, location or surroundings
which do not apply to other properties in the district; and
B. That special circumstances were not created by the owner or applicant; and
C. That the authorizing of the variance is necessary for the preservation and enjoyment
of substantial property rights; and
D. That any variance granted imposes such conditions as will assure that the authorizing
of the adjustment shall not constitute a grant of special privileges inconsistent with
the limitations upon other properties in the vicinity and zone in which such property
is located; and
E. That the authorizing of the variance will not be materially detrimental to persons
residing in the vicinity, to adjacent property, to the neighborhood or the public
welfare in general.
SUGGESTED MOTION:
The Board may wish to consider the following alternative motions:
I move to [approve, approve with conditions, or deny] OV10-06-01, a request to increase the height
from the allowed 25' to 34', for the proposed office building at 8950 N. Oracle Road.
Staff recommends that a motion to approve the height variance be conditioned on obtaining building
permits within on year of this date (February 28, 2007), with substantial conformance to the
preliminary site plan.
ATTACHMENTS:
1. BOA Application
2. Location
3. Conceptual Site&Elevation Plans
F:\OV\OV 1 0\200611 0-06-0\REPORT.doc
3
_. fi 2 iTI,
t.'; TOWN OF ORO VALLEY
" PLANNING&ZONING DIVISION
11,000 N.LA CANTADA DRI`'E,ORO VALLEY AZ 85737
Phone: (520)229-4800 Fax: (520)742-1022
BOARD OF ADJUSTMENT APPLICATION
FOR: X Zoning Variance Note: Submittals are due by noon
Zoning Interpretation
Appeal of Administrative Decision CASE NO.: 0 V/O -U O -00 I
NATURE OF REQUEST: Variance to allow 34'building height in a C-1 Zone. (Previous variance(OV10-97-21)
- was granted allowing a 30`building height.)
APPLICANT: Victor Bolduc (,� +`I LGk.-tfzc y4,a Zia LPL., LA f..Jk AtiuNcz c r,
PHONE: (520)620-0255 FAX: (520)620-0535
ADDRESS: 1001 North Alvernon Way,Suite 105 Tucson,AZ 85711
OWNER: Oracle and Hardy 66, LLC •
ADDRESS: Lou Sherman do Sara Derrick-Mesch, Clark&Rothchild,259 North Meyer Tucson,Az 85701-1090
PROPERTY LOCATION FOR VARIANCE REQUEST: 8950 North Oracle Road
PARCEL#: 225-12-066C LEGAL DESCRIPTION: Shadow Mountain Estate East My 436'of BLK A
CURRENT ZONING: C-1 APPLICABLE FEE: $600.00
ATTACHMENTS: Site Plan,Site Section,Floor Plan,Building Elevations, Perspective
SIGNATURE OF-APPLICANT (ALSO PRINT NAME) DATE
LC2'- nc, A. E.v-GA►tu>)
January 24,2006
Victor Bolduc, Principal
Sayler-Brown Bolduc Lara Architects, LLC
1
SUPPLEMENTAL QUESTIONS FOR APPLICATION ..A VARIANCE
Please provide the following information addressing 1 — 5 in the Findings from Section 21.6 I of the
Oro Valley Zoning Code Revised(OVZCR). In order to authorize a variance request,the Board will be
searching for sufficient evidence in accordance with the findings.
I. Are there special circumstances or conditions applying to the property referred to in the application
including its size, shape, topography, location or surroundings which do not apply to other
properties in the district?
Due to the topography,the east property line is approximately 55'higher than the property line along Oracle.
Due to the slope of the property,the grading of the site will place the first floor below grade so that the top of
the building will be effectively 4'-9'above elevation of the west property line of adjacent residences. The current
ordinances setback of 50'from the west property would allow a building to stand effectively 10'-17'above the elevation
of the west property line of the residences. Our building will be located 224'away from the residential property line.
2. Are there special circumstances that exist that are not self imposed or created by the
owner/applicant?
The code allows 2 story buildings,maximum 26 high;however commercial buildings,particularly Class A office
buildings,require a minimum 9'ceiling height. Add to that,the space required for structure and mechanical systems,
and the required floor to floor height becomes'14'. With a 4'parapet to screen the view of the mechanical units
on the roof,the building height must be 34'.
3. Is the authorizing of the variance necessary for the preservation and enjoyment of substantial
property rights?
Authorizing this variance is necessary for the preservation and enjoyment of substantial property rights.
4. If granted, will the variance impose such conditions as will assure that the authorizing of the
adjustment shall not constitute a grant of special privileges inconsistent with the limitations upon
other properties in the vicinity and zone in which such property is located?
Authorizing of this adjustment will not constitute a grant of special privileges inconsistent with the limitations
won other properties In the vicinity and zone in which suchpropeity is located.
5. If granted,will the variance be the minimum necessary to afford relief and will not materially affect
the health,safety,and welfare of the neighborhood or surrounding properties.
This variance is the minimum necessary to afford relief and will not materially affect the health,safety,and
welfare of the neighborhood or surrounding properties.
2
ri OWN OF ORO VALLLY
PLANNING DEPARTMENT ��N 2 62006
11000 N.LA CANADA DRIVE ORO VALLEY,AZ 85737
PHONE: 229-4800 FAX: 742-1022
RECEIPT
******************************************************************************
REFERENCE NUMBER: OV1006-001 RECEIPT #06P00040
SITE ADDRESS: TAXCODE: 225-12-066C
DATE: 01/26/2006 TIME: 09:05 AM
COMP TYPE: BOA TYPE: ZV
DESCRIPTION: SHADOW MOUNTAIN ESTATES EAST
APPLICANT: SAYLER-BROWN BOLDUC LARA ARCHITECTS-VICTOR BOL OWNER:
PTP LLC
Notation: OFFICE BUILDINGHEIGHT VARIANCE Receipt By: DRM
*******************************************************************************************
DRM
PAID BY:
Type Method Description
Amount
Payment Check 1004 600 . 00
TOTAL: 600.00
FEES PAID:
Description Account Code Current Pmts
Board Of Adjustment 001-000-408 600.00
TOTAL: 600.00
Account#:
Ending Balance: $
r f/ �� / BLOCK B, HADOW MOUNTAIN STATES,EAST
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OPRELIMINARY SITE PLAN 15. I NEW OFFICE BUILDING
1 SCALE: 1" = 30'-0"
PARKING CALCULATIONS: SITE INFORMATION:• ala
PHASE ONE: LOT SIZE: 6 ACRES(261,357 S.F.)
122 SPACES REQUIRED(3 PER 1,000 S.F. 0 40,900 S.F.) BUILDING COVERAGE: 60,800 S.F. = 23%COVERAGE OWNER/
221 PARKING SPACES PROVIDED(5.2 PER 1,000 S.F.) ` ulls.. DEVELOPER: Oracle and Hardy 66,LLC
6 BICYCLE SPACES BEING PROVIDED: 5)CLASS 2 AND 1)CLASS 1 ► cALLE coHcoRDIA Oro N. Meyer
117 COVERED PARKING SPACES Tucson, Arizona
EXPANSION PHASE: it7.ik-----0,---1---7-:.4S
� THIS PROJECT
182 TOTAL INCLUDES 60 SPACES REQUIRED (3 PER 1,000 S.F. 0 19,900 S.F.) wr CONTACT: Lou Sherman Date of-os-oe
265 PARKING SPACE PROVIDED(4.3 PER 1,000 S.F.) ?% Lc/oou Victor Bolduc,520-620-0255 DProj.ate No.50e7.00
Sheet
,1 2 24 HARDY ROAD ! 24 19 CASE NUMBER: REF.NUMBERS:0V10-97-21, OV13-97-46
20'WIDE ALLEY / 2, 25 25 3 — OV12-97-20 PP-1
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PRELIMINARY PLAN
ONEWSITE CROSS SECTION ' rim
OFFICE BUILDINGSCALE: 1" = 30'-0" \
OWNER/
DEVELOPER: Oracle and Hardy 66,LLC
259 N. Meyer
Tucson, Arizona
CONTACT: Lou Sherman Dote 01-06-06
c/o Victor Bolduc, 520-620-0255 Proj.N.5087.00
Sheet
CASE NUMBER: REF.NUMBERS:OV10-97-21,0V13-97-46 P P-2
OV12-97-20
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Lot Information Window Page 1 of 1
Lot Information Request Results
a 4.
Parcel Number:22512066C
For more detailed information regarding this parcel,please click here.
7,0
Street Address:
44*
, * " Current Mailing Address:
i . PTP LLC
;� � s
N � �, � ;; 5956E PIMA STE 120
TUCSON AZ
4 zAlv`•
` � , 857120000
- ,t Legal Information:
g:wrieccr, SHADOW MOUNTAIN ESTATES EAST NLY 436'OF
BLK A
Subdivion Plat Book and Page:: 14093
View Subdivion Plat from Pima County
1Flood Plain Information: Lot Not in Flood Plain
Disclaimer:This information should be verified by the Oro Valley Zoning
Department.The Town of Oro Valley expressivly disclaims responsiblity for
,4 I;3,
damages or liability that may arise from the use of this map.
�.Y
1. Oro Valley Zoning Code:C-1
Zoning Code Explanation:C-1 Commercial District
r
1 Conditions: No Conditions found on this Lot
i
General Plan Designation:
Descrptions for General Plan Designations are currently unavailable.Please
refer to the General plan web site.
This location is located in the Amphitheater Public School District.For more
information on which schools are available in the area,please visit the
Amphitheatre School District Website.
\ipI.EY ARi
�o? The map/data on the Oro Valley Mapping site is not meant to be used as an official or legal interpretation of Oro Valley features and
no expressed or implied warranty is made regarding their accuracy.While every effort has been made to ensure the accuracy,
correctness and timeliness of these materials,Oro Valley assumes no responsibility for errors or omissions.For more information
regading the information displayed on your screen,please contact the Planning&Zoning Department at(520)229-4800 or visit us at
11000 N La Canada Drive,Oro Valley Arizona 85737.
UNDED
CHAPTER 23: ZONING DISTRICTS
Section 23.5 Measurements and Exceptions
TABLE 23-2B: DIMENSIONAL REQUIREMENTS(Nonresidential)
Maximum Min, Max.
Zoning Minimum Floor Addl
District Property Size Yard Setbacks(feet) Building Open Area Regs
Height Space Ratio
Front Side Rear
CN 0 acres 20* 0-50* 0-50* 25 feet or 25% .20 23.8.A
2 stories
C-1 5 acres 20 0-50* 0-50* 25 feet or 20% .30 23.8.B
2 stories
C-2 10 acres 20 0-50* 0-50* 30 feet or 20% .40 23.8.0
2 stories
5 acres 1 story
S&C (schools only) * * * and 24-45 25% 23.8.D
feet*
T-P 3 acres 3:1* 0-50* 0-50* 34 feet * 25% .50* 23.8.E
1 story
POS 0-50* 0-50* 0-50* and 25-45 * .15* 23.8.G
feet*
Section 23.5 Measurements and Exceptions
A. Lots
1. Measurement
a. Lot Area
The same as"net lot area".
b. Net Lot Area
The area included within lot lines after all right-of-way
dedications have been made as required by the Town.
c. Lot Width
The width of the lot is determined as follows:
If the side property lines are parallel, the
shortest distance between these side lines,
ii. If the side property lines are not parallel, the
width of the lot shall be the length of a line at
right angles to the axis of the lot at a distance
equal to the required front or rear building
setback line whichever is the lesser. The axis of
a lot shall be a line generally perpendicular to
Zoning Code/Oro Valley AZ May 2005 99
CHAPTER 23: ZONING DISTRICTS
Section 23.8 Property Development Standards for Nonresidential Districts
ii. All areas between a building and a street
frontage, except for access drives and walks,
shall be open space. Where parking occurs
between a building and the street, an area 35
feet in depth between the street and the parking
shall be maintained in a landscaped setting.
The depth may be decreased to a minimum of
20 feet with Development Review Board
approval, using one of the following design
elements:
a) Depressed parking
b) Wall and berm.
b. Side and Rear Setbacks
i. 50 feet where the lot abuts a single-family
residential district or abuts an alley that is
adjacent to a single-family residential district.
ii. 25 feet where the lot abuts a multi-family
residential district.
3. Hours of Operation
The hours of operation for retail sales in the C-N District are
restricted to 6:00 am to 10:00 pm. The property at the southwest
corner of Lambert Lane and La Canada Drive is covered by a
prior development agreement and is exempt from the hours of
operation requirement.
B. C-1 Commercial District
1. Yards and Setbacks
a. Front Yard
All areas between a building and a street
frontage, except for access drives and walks,
shall be open space. Where parking occurs
between a building and the street, an area 35
feet in depth between the street and parking
shall be maintained in a landscaped setting.
This depth may be decreased to a minimum of
20 feet with Development Review Board
approval, using one of the following design
elements:
a) Depressed parking
b) Wall and berm
-s---'-- h..../..I/l__ 1,-11.... A7 RA.-...7nna 4n7
CHAPTER 23: ZONING DISTRICTS
Section 23.1 Districts and Boundaries Thereof
13. R-6 Multi-Family Residential District
This district is intended to support multi-family residential
development, to accommodate an increased density of
population and to provide recreational and aesthetic amenities,
which enhance the residential character of a multi-family project
and produce a high quality environment.
This district also furnishes employment opportunities, by
providing for business and professional office complexes on a
residential scale, with low silhouettes, a variety of separate
building masses and landscaped open space, to be compatible
with surrounding residential uses.
14. C-N Neighborhood Commercial District
This district provides small office and service centers within
walking/biking distance or a short drive from adjacent
neighborhoods. The center shall be designed to fit into and
reflect the architecture of the adjacent neighborhoods, serve as a
neighborhood activity center, and provide a combination of uses
that offer basic goods and services that meet the daily needs of
the nearby residents.
Sites should be designed to accommodate multiple, small uses
as opposed to a single, large use. C-N zoning may be found
along multi-use paths, near parks, immediately between or
among higher density residential developments and municipal
service sites. It is most appropriate at the intersection of
collectors or a collector and an arterial other than Oracle Road.
15. C-1 Commercial District
•
This district provides for large scale office complexes and
medium sized retail centers, located on a major arterial.
Through buffering and other mitigation measures, C-1 centers
must be compatible with adjoining residential neighborhoods,
while satisfying commercial and service business needs of
nearby neighborhoods.
16. C-2 Commercial District
This district is permits all uses in the C-N and C-1 districts, plus
commercial activities designed to serve a regional area with
emphasis on shopping centers and group commercial
developments. Uses must incorporate extensive mitigation
measures to harmoniously co-exist with nearby neighborhoods.
C-2 uses are substantial traffic generators and should be located
near the intersection of two principal arterials.
17. S&C Schools and Churches District
80 May 2005 Zoning Code/Oro Valley AZ
NOTICE
OF PUBLIC HEARING
BEFORE THE
ORO VALLEY BOARD OF ADJUSTMENT
In accordance with Sec. 21.6.H of the Oro Valley Zoning Code Revised and Arizona
Revised Statutes Sec. 9-462.06,
NOTICE IS HEREBY GIVEN that the Oro Valley Board of Adjustment will hold a public
hearing on Tuesday, February 28, 2006, commencing at or after 3:00 p.m. The meeting
will be held at the Oro Valley Town Hall, 11000 N. La Canada Drive and the subject
matter will be as further described below:
OV10-06-01: VICTOR BOLDUC WITH SAYLER-BROWN BOLDUC LARA
ARCHITECTS, REQUEST FOR VARIANCE TO SECTION 23.4
TABLE 23.2B, BUILDING HEIGHT IN C-1 COMMERCIAL
DISTRICT (AN ALLOWANCE FOR A 34' BUILDING HEIGHT IN
C-1) ZONE PER ORO VALLEY ZONING CODE REVISED
(OVZCR), SUBJECT PROPERTY: (PARCEL #225-12-066C)
LOCATED AT 8950 N. ORACLE ROAD, ORO VALLEY, AZ,
85704.
Site plans are available for review during normal business hours at the Oro Valley Town
Hall, Development Service Center. Persons interested may appear in person, by agent or
attorney, and the petitioners must appear or be represented. Any person seeking further
information on this request for a variance may contact Dee Widero 229-4812 or e-mail:
dwidero@orovalley.net.
Q: Sarah More,
Planning and Zoning Administrator POSTED: 2-01 -0 6
time: 4: 30 p.m.
by: drm
M 4.
AFFIDAVIT OF PUBLICATION
STATE OF ARIZONA )
ss.
COUNTY OF PIMA )
Audrey Smith, being first duly sworn, deposes and says that (s)he is the Legal
Advertising Manager of THE DAILY TERRITORIAL, a daily newspaper printed and
published in the County of Pima, State of Arizona, and of general circulation in the City of
Tucson, County of Pima, State of Arizona and elsewhere, and the hereto attached:
NOTICE OF PUBLIC HEARING
FEBRUARY 28, 2006
OV 10-06-01
REQUEST FOR VARIANCE TO
SECTION 23.4 TABLE 23.2B ET AL
was printed and published correctly in the regular and entire issue of said THE DAILY
TERRITORIAL for 1 issues; that was first made on the 6th day of February 2006
and the last publication thereof was made on the 6th day of February 2006 ;
that said publication was made on each of the following dates, to-wit:
02/06/06
at the Request of: Town of Oro Valley
r
9
b ,,_____ /----,_, Legal Advertising Manager
7
Subscribed and so b re)-ne\tys 6th day of February 2006 .
\ ) (V,i ' '
C, JAMIE C. MACIASN tary Public ire and for the Count of Pima s"lNota y ,,State o� Arizona
ry Public-Arizona
Puna County
Expires 02/04/08 MyP commission expires: Cr ,
A.,?TICE OF PUBLIC HEARING
BEFORE THE ORO VALLEY
BOARD OF ADJUSTMENT
In accordance with Sec.21.6.H of the
Oro Valley Zoning Code Revised and
Arizona Revised Statute: Sc .c,
9-462.06,
NOTICE IS HEREBY GIVEN that the
Oro Valley Board of Adjustment will
hold a public hearing on Tuesday,Feb-
ruary 28,2006,commencing at or af-
ter 3:00 p.m.The meeting will be held
at the Oro Valley Town Hall,11000 N.
La Canada Drive and the subject mat-
ter will be as further described below:
OV10-06-01:VICTOR BOLDUC WITH
SAYLER-BROWN BOLDUC LARA
ARCHITECTS,REQUEST FOFI VARI-
ANCE TO SECTION 23.4 TABLE
23.2B, BUILDING HEIGHT IN C-1
COMMERCIAL DISTRICT (AN AL-
LOWANCE FOR A 34' BUILDING
HEIGHT IN C-1) ZONE PER ORO
VALLEY ZONING CODE REVISED
(OVZCRI. SUBJECT PROPERTY:
(PARCEL #225-12-066C) LOCATED
AT 895C N. ORACLE ROAD, ORO
VALLEY.AZ.85704.
Site plans are available for review dur-
ing normal business hours at the Oro
Valley Town Hall,Development Service
Center. Persons interested may appear
in person,by agent or attorney,and the
petitioners must appear or be repre-
sented.Any person seeking further in-
formation on this request for a variance
may contact Dee Widero 229-4812 or
e-mail:dwidero@orovalley.net.
REQ:Sarah More,
Planning and Zoning Administrator
PUBLISH:The Daily Territorial
February 6,2006
hrov10-06-01 o.t
NOTICE
OF PUBLIC HEARING
BEFORE THE
ORO VALLEY BOARD OF ADJUSTMENT
In accordance with Sec.21.6.H of the Oro Valley Zoning Code Revised and Arizona Revised Statutes Sec.9-462.06,
NOTICE IS HEREBY GIVEN that the Oro Valley Board of Adjustment will hold a public hearing on Tuesday,February
28,2006,commencing at or after 3:00 p.m.The meeting will be held at the Oro Valley Town Hall,11000 N.La Canada
Drive and the subject matter will be as further described below:
OV10-06-01: VICTOR BOLDUC WITH SAYLER-BROWN BOLDUC LARA ARCHITECTS, REQUEST
FOR VARIANCE TO SECTION 23.4 TABLE 23.2B, BUILDING HEIGHT IN C-1
COMMERCIAL DISTRICT (AN ALLOWANCE FOR A 34' BUILDING HEIGHT IN C-1)
ZONE PER ORO VALLEY ZONING CODE REVISED (OVZCR), SUBJECT PROPERTY:
(PARCEL#225-12-066C)LOCATED AT 8950 N.ORACLE ROAD,ORO VALLEY,AZ,85704.
Site plans are available for review during normal business hours at the Oro Valley Town Hall, Development Service Center.
Persons interested may appear in person,by agent or attorney,and the petitioners must appear or be represented. Any person
seeking further information on this request for a variance may contact Dee Widero 229-4812 or e-mail:dwidero@orovalley.net.
NOTICE
OF PUBLIC HEARING
BEFORE THE
ORO VALLEY BOARD OF ADJUSTMENT
In accordance with Sec.21.6.H of the Oro Valley Zoning Code Revised and Arizona Revised Statutes Sec.9-462.06,
NOTICE IS HEREBY GIVEN that the Oro Valley Board of Adjustment will hold a public hearing on Tuesday,February
28,2006,commencing at or after 3:00 p.m.The meeting will be held at the Oro Valley Town Hall,11000 N.La Canada
Drive and the subject matter will be as further described below:
OV10-06-01: VICTOR BOLDUC WITH SAYLER-BROWN BOLDUC LARA ARCHITECTS, REQUEST FOR
VARIANCE TO SECTION 23.4 TABLE 23.2B, BUILDING HEIGHT IN C-1 COMMERCIAL
DISTRICT (AN ALLOWANCE FOR A 34' BUILDING HEIGHT IN C-1) ZONE PER ORO
VALLEY ZONING CODE REVISED (OVZCR), SUBJECT PROPERTY: (PARCEL #225-12-
066C)LOCATED AT 8950 N.ORACLE ROAD,ORO VALLEY,AZ,85704.
Site plans are available for review during normal business hours at the Oro Valley Town Hall,Development Service Center.
Persons interested may appear in person,by agent or attorney,and the petitioners must appear or be represented.Any person
seeking further information on this request for a variance may contact Dee Widero 229-4812 or e-mail:
dwidero@orovalley.net.
OVI 0-06-01
300 feet for noticing
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S
AGENDA
ORO VALLEY BOARD OF ADJUSTMENT
REGULAR SESSION
FEBRUARY 28,2006
ORO VALLEY TOWN HALL
COUNCIL CHAMBERS
11,000 N. LA CANADA DRIVE
CALL TO ORDER: at or after 3:00 p.m.
ROLL CALL
MINUTES Approval of the Minutes of January 24,2006
AT THE CALL OF THE CHAIR,THE AGENDA ITEMS MAY BE TAKEN IN ANY ORDER, AS DEEMED
APPROPRIATE.
PUBLIC HEARINGS:
1. CASE NO. OV10-06-01: Victor Bolduc, Sayler-Brown Lara Architects, request for a variance from
section 23.4 table 23.2.B,to allow a 34'building height. At 8950 N. Oracle Road (parcel 225-12-066C).
2. PLANNING AND ZONING UPDATE
ADJOURNMENT
A packet of agenda materials, as listed above, is available for public inspection at least 24 hours prior to the
BOA meeting in the Town Hall Administration Building,during regular business hours.
The Town of Oro Valley complies with the Americans with Disabilities Act (ADA). If a disabled person planning
to attend this meeting requires any special accommodations,please notify the Town Clerk at 297-2591.
NOTICE TO SPEAKERS
Members of the public have the right to speak during any posted public hearing; however, those items not
listed as a public hearing are for consideration and action by the Board during the course of its business
meeting. Members of the public may be allowed to speak on these topics at the discretion of the Chair.
If you wish to address the Board on any item(s)on this agenda, please complete a speaker card located on the
Agenda table at the back of the room and give it to the Clerk of the Board. Please indicate on the speaker card
which item number and topic you wish to speak on.
Please step forward to the podium when the Chair announces the item(s) on the agenda, which you are
interested in addressing.
"Notice of Possible Quorum of the Oro Valley Town Council: In accordance with
Chapter 3, Title 38, Arizona Revised Statutes and Section 2-4-2 of the Oro Valley Town
Code, a majority of the Town Council may attend the above referenced meeting as a
member of the audience only."
Posted: 2-24-06 4:00 p.m. Ih
•
MINUTES
ORO VALLEY BOARD OF ADJUSTMENT
REGULAR SESSION
FEBRUARY 28, 2006
ORO VALLEY TOWN HALL
•
COUNCIL CHAMBERS
11,000 N. LA CANADA DRIVE
CALL TO ORDER at 3:03 p.m.
ROLL CALL
PRESENT: Bart Schannep, Chair
Colleen Kessler, Vice Chair
Andy Martin, Member
Paul Parisi, Member
EXCUSED: John Hickey, Member
MOTION: A motion was made to approve the minutes of January 24, 2006. The
motion carried unanimously.
PUBLIC HEARING
11110 1.
CASE NO. OV10-06-01: VICTOR BOLDUC, SAYLER-BROWN LARA
ARCHITECTS, REQUEST FOR A VARIANCE FROM SECTION 23.4 TABLE
23.2.B, TO ALLOW A 34' BUILDING HEIGHT. AT 8950 N. ORACLE ROAD
(PARCEL 225-12-066C)
Victor Bolduc, 1001 North Alvernon Way, explained that the request for variance was to
allow for a 34 foot building height in a C-1 Zone. He reported that due to the
topography, the east property line was approximately 55 feet higher than the propertyd
line along Oracle Road. He explained that due to the slope of the property, the grading
of the site would place the first floor below grade so that the top of the building would be
effectively 4' — 9' feet above elevation of the west property line of adjacent residences.
He explained that the Zoning Code did allow 2-story buildings, with a maximum 25 feet;
however, commercial buildings particularly "Class A" office buildings, require a minimum
9 foot ceiling height.
In answer to a question from Vice Chair Kessler, Mr. Bolduc explained the there were
two (2) reasons to construct the 2-story building. (1) To obtain the 40,000 square feet
unit and; (2) The ability to add 20,000 square feet in the future, and in addition the
clientele's concern of being too spread out over a larger 1 story floor plan design.
There was discussion regarding:
• The accuracy of sketch #SD-5.1 depicting the site.
• Why was it necessary to construct a 2-story building as opposed to1-story?
• What was the definition of a "Class A" office?
• The 5 findings of fact as they relate to the Town Zoning Code.
• Grading limitations and special circumstances.
02/28/06 Board of Adjustment 2
Minutes
Dee Widero, Senior Zoning Inspector, reported that the applicant propose to build a
60,800 square foot office building, and the structure would be a two-story flat parapet
roofline building at a maximum building height of 34 feet. She explained that the
OVZCR, Sec 23.4, Table 23.2.b, allowed a 25 foot maximum building height in the C-1
zone. She added that the site for the project laid approximately 600 feet north of the
northeast corner of Hardy Road and on the east side of Oracle Road on approximately
6 acres.
Ms. Widero reported that the building would be placed approximately in the center of the
site with the majority of the parking east and to the rear, with a small portion of parking
in front of the building. She reported that the applicant's intention was to meet all the
setback standards such as the 100 foot buffer yard that would be left natural off of
Oracle Road and a 30 foot buffer on the side and 20 foot to the rear.
Ms. Widero explained that applicant has already applied for a Grading Exception, and
the hearing date has been set for March 16, 2006. The request would allow the
following: 1) A maximum depth-of-cut of twenty-two (22) feet exceeding the maximum of
six (6) feet allowed by the ordinance. 2) A maximum depth-of-fill of twelve (12) feet also
exceeding the maximum allowed six (6) feet. The proposed cuts would occur primarily
along the entire east side of the site and comprise approximately one quarter of the
overall site area. The cut limitations are also exceeded in a small area located near the
410 northwest corner of the site where a detention basin is proposed. The proposed fill
would occur near the center of the site.
Staff provided the following comments based on an analysis of the proposal:
• The proposed development complies with the Oracle Road Scenic Corridor
Overview District (ORSCOD) buffer yard, setback, the 300 feet view corridor, and
open space requirements.
• The 300 foot view corridor and 18 feet height limit is met.
• C-1 zoning allows 25 feet building height on remaining portion of the property.
• A preliminary view shed analysis indicates that, from a pedestrian's perspective
on Oracle, the proposed 34 foot building does not create a significantly greater
impact than a 25 foot building.
• The proposed development provides more open space than is required.
• In 1997, the Board of Adjustment (BOA) approved a request for a height variance
of 30 feet. The original development plans for this project have been abandoned.
• The applicant is proposing an excess of 99 parking spaces in Phase I, and
together with additional open space on the site, it may be possible to build one-
story on the site to come into compliance with the height limit. Staff notes that
there is adequate room on the site.
• The variance request is the first step in the design and subsequent review of the
proposed development. The development plan, landscape plan, and architecture
will all be separately reviewed and are subject to modification through those
processes.
Discussion followed regarding:
• Is it possible to develop a split-level if the 2-story portion of the building was
02/28/06 Board of Adjustment 3
Minutes
• When would phase II occur in the development?
• What were the dimensional requirements for the building?
• Case law as it relates to other BOA cases that have addressed similar height
variances cases.
Chair Schannep opened the public hearing and swore the witness that was intending to
testify.
Bill Adler, 10720 North Eagle Eye Place, was opposed to the request because a case
had not been made in that the topography was creating the hardship. He stated that as
a citizen, he felt that it was inappropriate for a BOA member to express opinions of
disapproval of certain aspect of the Zoning Code, as well as to attempt to redesign the
project. He also objected to the staff report introducing previous cases that were similar,
because in his opinion, they were not relevant. He stated that the difficulty of being a
BOA member was the discipline to avoid getting involved in things which were irrelevant
to the responsibilities to the Board. In conclusion, he stated that he did not believe that
the 5 Criteria had been met nor had there been any effort made to meet the
requirements.
Chair Schannep closed the public hearing.
Victor Bolduc stated that it would be impossible to place a 60,000 square foot 1-story
facility on the 6 acre site. He added that this revision would also void the parking
He further
accommodations necessary for the site. explained that as far as the cut and
fill was concern, he was in the process of getting a grading variance for the project.
Member Martin expressed concern with regard to the 5 Criteria, and he felt that 3, 4 and
5, were basically echoing the questions with no elaboration.
In answer to a question from Member Martin, Mr. Bolduc explained that there had been
revisions made to accommodate the neighbors to avoid obstructing their views; and the
parking had been revised with parking canopies to provide low level lighting and
security.
Mr. Bolduc distributed documentation to the Board, which contained signatures from
neighbors in the surrounding area that acknowledged their attendance of a meeting that
addressed issues and answered questions that were affiliated with the project such as
the height of the building, materials used, lighting, sidewalls and vegetation. He
reported that a grading variance was pending and suggested that the Board make it a
condition to approve the height variance only if the grading variance was accepted.
MOTION: Member Parisi moved to DENY Case No. OV10-06-01, a request for
variance to increase the height from the allowed 25 feet to 34 feet, for the proposed
11110 office building at 8950 North Oracle Road. Vice Chair Kessler SECONDED the motion.
Discussion: Member Parisi stated that he did not feel the Board had the authority or
jurisdiction to rule on the variance base on the evidence presented.
02/28/06 Board of Adjustment 4
Minutes
Vice Chair Kessler had concern with Finding #4 "the granting of special privileges." She
explained that there wer
e alternatives for the facility that would meet the Code and to
approve the variance would be granting "special privileges" to the applicant. Chair
Schannep agreed.
Me
mber Martin stated that this was a requiem of the client more so than what was being
dictated by the topography.
•
MOTION carried to deny the request, 4-0.
2. PLANNING AND ZONING UPDATE
Sara More, Planning and Zoning Administrator reported that the following items
were currently under assessment:
• The completion of the Annual Budget Report.
• The Work Plan and the Environmentally Sensitive Land Ordinance.
• The Zoning Code.
• The new hire of a Senior Planner.
ADJOURNMENT
MOTION: A motion was made by Vice Chair Kessler to ADJOURN the meeting at 3:51
110 p.m. Member Martin SECONDED the motion. Motion carried, 4-0.
Prepared by,
(4hL )
Hersha, Office Specialist
OVI D ` 6)6 --°1 Page 1 of 2
Widero, Dee
From: More, Sarah
Sent: Monday, March 27, 2006 11:50 AM
To: 'Thomas Sayler-Brown'
Cc: Andrews, Joe; Widero, Dee
Subject: RE: Height Variance at Oracle/Hardy
Thomas,
This is to confirm that my interpretation remains the same. The Zoning Code limits heights in many
zones to a specific height (in this case 25') and then indicates that stories is allowed. I have read a
couple of prior Zoning Administrator interpretations on this matter and they are consistent with mine.
The height limit is 25' regardless of number of stories. I believe that in the past the clarification was
made so that people wouldn't think that buildings were limited to one-story.
Sarah S. More, AICP
Planning and Zoning Administrator
Community Development Department
Town of Oro Valley
11000 N La Canada Dr
Oro Valley, AZ 85737
520-229-4807
520-742-1022 (fax)
520-869-8189 (cell)
smore@orovalley.net
From: Thomas Sayler-Brown [mailto:tsaylerbrown@sbbl.biz]
Sent: March 25, 2006 9:02 AM
To: More, Sarah
Subject: Height Variance at Oracle/Hardy
Sarah:
This is a follow-up to our discussion this past week about the use of the word "or" in Table 23-2B of the Zoning
Code in reference to height requirements for a C-1 zone. The table indicates "25' or 2 stories". As we discussed,
I believe that that means either 25' high or 2 stories, suggesting that we do not need a height variance for a 34'
high, 2 story office building. You indicated that the intent of the code is to keep the buildings limited in height, and
that the height limitation is 25' regardless of the number of stories. Please email me back confirming that I am
recounting your interpretation correctly or please restate it for me.
As you know, this project is very important for our client, and we requested reconsideration from the Board of
Adjustment for this height variance. We may extend that to include reconsideration of your interpretation. We
also met with Chuck Sweet yesterday to introduce him to the developer, to the president of Pulte Homes (the
tenant) and to discuss our plans for a variance for the project.
Thanks, Sarah.
Thomas
Sayler-Brown Bolduc Lara Architects, LLC
03/27/2006
AGENDA
ORO VALLEY BOARD OF ADJUSTMENT
REGULAR SESSION
MARCH 28,2006
ORO VALLEY TOWN HALL
COUNCIL CHAMBERS
11,000 N. LA CANADA DRIVE
CALL TO ORDER: at or after 3:00 p.m.
ROLL CALL
AT THE CALL OF THE CHAIR,THE AGENDA ITEMS MAY BE TAKEN IN ANY ORDER, AS DEEMED
APPROPRIATE.
PUBLIC HEARINGS:
1. CASE NO. OV10-06-02: George Holguin representing Mr. Dehlinger, request for a variance
to encroach by 3', into the required side yard setback of 15',for R1-36 zone. At 131 W.
Rolling Hills Street(parcel 225-11-1330).
2. CASE NO. OV10-06-01: Victor Bolduc, Sayler-Brown Lara Architects, request a
Reconsideration to their request for a variance from section 23.4 table 23.2.B,to allow a 34'
building height. At 8950 N.Oracle Road(parcel 225-12-066C). (Any reconsideration
�U motion must be made and seconded by only the BOA members who voted to deny the
original case, all members present may vote on the actual motion. In the event that the
BOA votes to reconsider this matter,Case OV10-06-01 will be placed on the agenda for full
debate in front of the BOA for their next regularly scheduled meeting).
3. PLANNING AND ZONING UPDATE
ADJOURNMENT
A packet of agenda materials, as listed above, is available for public inspection at least 24 hours
prior to the BOA meeting in the Town Hall Administration Building,during regular business hours.
The Town of Oro Valley complies with the Americans with disabilities Act(ADA). If a disabled
person planning to attend this meeting requires any special accommodation, please notify the Town
Clerk at 229-4700.
NOTICE TO SPEAKERS
Members of the public have the right to speak during any posted public hearing; however,those
items not listed as a public hearing are for consideration and action by the Board during the course
of its business meeting. Members of the public may be allowed to speak on these topics at the
discretion of the Chair.
If you wish to address the Board on any item(s)on this agenda, please complete a speaker card
located on the Agenda table at the back of the room and give it to the Clerk of the Board. Please
indicate on the speaker card which item number and topic you wish to speak on.
Please step forward to the podium when the Chair announces the item(s)on the agenda,which you
are interested in addressing.
"Notice of Possible Quorum of the Oro Valley Town Council: In accordance with Chapter 3, Title 38,Arizona
Revised Statutes and Section 2-4-2 of the Oro Valley Town Code, a majority of the Town Council may
attend the above referenced meeting as a member of the audience only."
Posted: 3-24-06 1:00 p.m. lh
Oxford
REALTY ADVISORS
June 13, 2006
Ms. Sarah Moore
Town of Oro Valley
Re: building ceiling heights
Dear Sarah,
Pursuant to my conversation with the developer of the planned project called
Copperstone Professional,we have been involved in the beginning design stage of close
to 1,000,000 square feet of new office projects in the last 6 years. To summarize, all the
new office and medical projects throughout the City of Tucson, Pima County and other
areas within Tucson proper have ceiling heights of 9'6"to I 0' clear. Al.! tenants and
buyers of new class"A" offices are paying the higher rents or purchase price and expect
this. I could list the projects from Desco's Skyline Esplanade to Venture West's La
Cholla Corporate and they would all have these ceiling heights. Although none have
been contemplated, if a project attempted to have 8' to 8'6"ceilings they become
functionally obsolete and are relegated to a lower class and lower sales or lease rates.
The developers of office projects could not proforma the rent or sales prices based upon
poorly designed, lower ceiling height building and therefore could not proceed forward
with the project based upon the costs associated with new construction versus the lower
prices.
We would be happy to go into more detail if you feel it is necessary.
Sine- y,
D E. Marsh
6340 N. Campbell Ave., Suite 200 Tucson, Arizona 85718
Phone (520) 232.0200 • Fax (520) 232.0300
RICHARD M GREENE
ARCHITECT/BUILD ER• PO Box 3715, San Diego, CA 92163 •(619)295-4339 •
June 24, 2006
CopperStone Development, LLC
4651 North First Avenue, Suite 200A
Tucson, AZ
85718
Re: Building Height of Proposed Office/Medical Building in Oro Valley, AZ
After careful consideration it is apparent that your proposed structure will need to be at least
34 feet high. My conclusions are based on the following information and the well established
and accepted current building standards as well as my 35 years of architectural practice in
Arizona and Southern California designing similar facilities.
To assure that the spaces will be acoustically usable, have the proper air flow over and
around low office partitions and full height walls in larger spaces and be aesthetically
acceptable in volume, the ceiling heights must be at least 10 feet high. This is the common
industry standard height for a first class office/medical space such as the proposed
CopperStone Professional Center.
The minimum dimension in the ceiling spaces will need to be no less than four feet. This
applies to the first and second floors. This ceiling space is required to house the necessary
mechanical/electrical equipment and the structure.
To adequately conceal the roof mounted mechanical equipment, the parapet wall and/or
mechanical screen around the building will need to be at least four feet high to conceal the
roof top mechanical equipment. This requirement is partly a result of the natural grade at the
building footprint location being approximately 16 feet below Oracle Road at the east property
line.
Good construction dictates that we must set the first floor level adequately above grade and
provide a satisfactory roof slope to avoid water problems.
The 34 feet building height is therefore an obvious conclusion.
Please contact me if you or the Oro Valley Planning Department requires further assistance.
Thank you,
Richard M. Greene, Architect
Licenses Numbers AZ-6458, CA-05423
FILE: ARCHcopperstone062406.doc
CliFS it NI
CONSTRUC 1 / 0 N
June 28, 2006
Mr. Scott Welch
DS W HOLDINGS.
4651 North 1 Avenue Suite 200A
Tucson,Arizona 85705
Re: Copperstone Professional Center
Dear Scott
As we have discussed, most two story buildings that we have built in the Tucson Area have had.a
minimum building height of 34-foot from existing grade to the top of parapet. This allows you
to have a maximum 4-foot parapet around your roof perimeter which protects your service
.personnel from accidentally falling off the edge of the roof, and hides your mechanical
equipment from view. It also gives 15-foot floor to floor. This allows you 2-foot for structure,
3-foot clear for above ceiling mechanical, fire sprinkles and electrical and 10-foot clear ceiling
height. A good example of a to story building similar in height would be the Stantec Building
in Rio Nuevo that was completed several years ago.
If you have any questions, please don't hesitate to call.
Sincerely,
CHESTNUT CONSTRUCTION
CO ORATION
Vice President
u it / 0 11 Scrvice
997 1asi Gram “ill Tow,Ari:kowt 85712 (520)733-3300 ! l'AX 15W33-330/
%,roimehes,#IMICOrifil nictinmeoin 1 ROC. #13-I-085W ROC #13-0909/9
07/05/2006 21:50 520885020 WELCH PAGE 02
07/05/06 16:19 fk520 323 2091 BURLINI SILBRR Lj 002
Burlini/Silberschlag,Ltd. Architects and Planners
4400 East Broadway
Suite 400
Tucson, Arizona 85711-3553
520-323-1996
FAX 520-323-2091
July 5,2006
Mr. D. Scott Welch
10825 E Escalante Rd
Tucson, AZ 85730-5503
Re: CopperStone Professional Centre
B/S Project#06103-S
Dear Scott:
I did some research on past projects completed by our firm as well as two recent projects now
under construction, to determine heights of 2-story office buildings.
The completed project is Joesler Village at the northwest corner of River Road and Campbell
Avenue. It has two buildings that are 2-story. Building "G", on the western end of the site, has a
parapet height of 31' 4"and a tower height of 33'8". Building "C", which is centered on the site,
has a parapet height of 31' 0°. The HVAC units are on the roof and protrude above these
heights by a couple of feet, on both buildings.
One of the newer projects is a partial 2-story office building at Stone and the Rillito River, just
north of Tucson Mall. The parapet height for the 2-story portion is 34' 0". The HVAC units for
this project are located on the first floor roofs.
The second unfinished project is Rillito Crossing near the new bridge at Aivernon and the Rillito
River. We have two buildings on this site that are 2-story. Both have a parapet height of 29' 8".
To hide the HVAC equipment, we provided a portion of peaked roof that goes to a height of
37'0".
Scott, I hope this helps in determining the heights of your buildings. Please call if you have any
questions_
V- truly yours,
.
Wayne D Silberschlag,AlA
Burlini/Sil erschlag, Ltd.
•
annin r r
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270•North Church Huenue Tucson Arizona 85701 0 20
(520)628-1118 faK'620 7637.'
July6,2006
Ms Dee Widero
Senior-Zoning Inspector
Town of Oro Valley
11000.N.La Canada Road
• Oro Valley,Arizona 85737;1
.. Subject Oracle/Hard Office Variance Reuest:Support Letters
Y q
Dear Dee: •
When my.'clients met with Sarah and David to discuss their plans,for the,offices,between Suntree
Apartments and,Catalina::Crossin Apartments theyindicated that 'uested height of 34 feet is
Apartments , _ g p q,
an"industry standard"for two story offices. Sarah-asked that they provide'some back-up.,to explaui •
-
and support that"standard."
• t am.submitting four letters from professionals,'in the field of bf,fi ce designand construction that
explain the need for this-height'for a"Class=A":type office of tWo stones
• • :
Essentiall, what-modem::u scale office-users demand are highceiling s. U scale residential users
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also demand:tl these hi h ceilings;`'I mi� 't add,_ These-:letters address the needs`for such:a height.
gl
:We.are also working on an exhibit to show how thus particular property drops off significantly to the
west of Oracle and will,result In_'a finished floor elevation of some 16:feet below the actual grade of
• Oracle Road. Thus the effective height of this proposed office complex will even at a'34 foot,
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height;be Only 18'feet above the Oracle Road.grade.<;This is a pretty m nimal height and'will'hel
prevent vehicles;-traveling along Oracle to;look,down at the HVAC and other roof equipment
Finall:.,�as noted mour a pplication material,we havehad g?a Re 'stered`Land Surveyor:check the
y, Pp
heights of the adjacent two and three story' apartments whose,roofs range from 25 feet to 35 feet
from,;grade:
Carl Wintets
Principal
Enclosures:Letters(4)
Cc' Ms Sarah More,FAICP w/enclosures
• Scott and Devitt Welch
06003' r
planning landscape architecture urban deign ■, deuelopment consultants