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11000 N.La Canada Drive,Oro Valley AZ 85737
Phone:(520)229-4800 Fax: (520)742-1022
www.townoforovalley.com
APPLICATION FOR DEVELOPMENT REVIEW PROJECT ARCHITECTURE
DATE: 5/20/03 OV CASE NO.: (office use only)
PROJECT NAME:Northwest of Oro Valley SUBDIVISION ancho Vistoso PAD LOT# 34
LOCATION/ADDRESS: 1813 E. Tangerine Road Oro Valley, AZ
ZONING H PARCEL NUMBER: LOT SIZE 37.76 acres
MODEL NAMES OR NUMBERS N/A
APPLICANT: Steve Delany- Gould Turner Group
ADDRESS: 4400 Harding Read, Suite 1000 Nashville, 1N 37205
PHONE NO.: (615) 297-3122 FAX NO.: (615) 292-4786
PROPERTY OWNER: Northwest Hospital, LLC db►a Northwest Medical Center of Oro Valley
ADDRESS: 6200 N. LaCholla Blvd. Tucson, AZ 85741
PHONE NO.: (520) 818-0778 FAX NO: (520) 818-0597
DEVELOPMENT REV -B A - E: June 7, 2003
SIGNATURE: DATE: O Z/
Subm' al Requirements:
V$150.00 Fee j� ,,I II-rr
:One copyof 24x36 elevations and floorplan 1 4 or 118 scale 1fl iT"4 (441Oc1 J�1)
! a uh
:One copy of 24x36 site plan 40 scale (Custom Lots Only),. 5,2.tatritic -)
:Typical lot lay out for subdivision
:Models—Lot fit analysis for subdivisions
22-Fifteen-copies of the following:
V Dimensioned Elevations of all four sides of all buildings(11"x 17"format)
,Commercial projects require color drawings or photographs of elevations(8 Y:"x 11"format)
t square footage of buildings
Plan(11"x 17"format)
V Color chips of body,trim and roof tiles(8 Y:"by 11"format)Commercial and Residential
Applications will not be accepted without all required materials.
SUBMITTALS MUST BE RECEIVED BY THE PLANNING DEPARTMENT AT LEAST 18 CALENDAR DAYS IN ADVANCE OF
THE DESIRED DEVELOPMENT REVIEW BOARD HEARING DATE.
F:Admin PZ\FORMSIShannon Project Subdivision Development HandoutlDRBPROJARCHAPP.doc
MAY-16-2003 09:12 6153854020 97% P.02
3
TOWN OF ORO VALLEY
STAFF REPORT TO THE DEVELOPMENT REVIEW BOARD MEETING DATE: June 10, 2003
TO: DEVELOPMENT REVIEW BOARD
FROM: Robert Conant, Planner II
SUBJECT: OV13-03-20, GOULD-TURNER GROUP ARCHITECTS, REPRESENTING
NORTHWEST MEDICAL CENTER— ORO VALLEY REQUESTS ARCHITECTURAL
REVIEW OF A 96 BED HOSPITAL AND 70,000 SQUARE FOOT MEDICAL OFFICE
BUILDING LOCATED ON THE NORTHWEST CORNER OF TANGERINE ROAD
AND INNOVATION PARK DRIVE, PARCEL 223-020-23A
BACKGROUND:
Northwest Medical Center — Oro Valley request DRB approval of architecture for a 96 bed hospital and a
70,000 square foot medical office building.
SUMMARY:
The design style of the hospital is what might be called southwest contemporary. The building raises 75-feet
from the desert floor. The development standards adopted by the Town Council on May 21, 2003 allows for a
maximum height of the building at 75-feet.
The building consists of two elements: a single services area and a 3 story patient tower. The single story
element will house the emergency room, reception, out-patient services, surgical services, cafeteria and
administration. The tower will house patient rooms and an ICU with the fourth floor remaining a shell until
such time expansion requires the use of the floor. The wall planes of the hospital are broken by the center
curved element and projected stairwells on the ends of the building.
The entry and service elevation of the building is a single story with use of Vistoso stone facing the columns
between glass areas and the entry canopies. The entire building is stucco with variation in color from light to
dark, with the darkest color on the top. This treatment will have the affect of reducing the height of the
building. The architectural treatment of recessing the second and third stories also have the effect lowering the
building. The appearance of recessing the second and third stories also breaks the horizontal and vertical mass
of the building.
The mechanical penthouses on the roof of the single story element have the appearance of porches off the
stairwells and are treated the same as the entry canopy.
The color palette and materials are of desert hues and is attached to this report.
The medical office building is of similar design as the hospital building with same coloration. This building has
a maximum height of fifty feet. All mechanical equipment is roof mounted and screened by the parapet wall.
The reflectivity of both building has been held to 60%.
TOWN OF ORO VALLEY
DEVELOPMENT REVIEW BOARD STAFF REPORT Page 2
Design Guidelines:
Section 16-103(A)(5)(b)Design buildings so that orientation and height are sensitive to adjacent land uses.
The adjacent land uses to the north will be the future development for the hospital campus and to the east will
be a continuation of the Vistoso Business Park. The buildings have been designed to be sensitive to the
residential neighborhoods which are in the view corridor of the building. The building sits approximately 12-
feet below the level of Tangerine Road. From the south the building will appear to be a three story structure and
from the west, the neighborhood sits higher than the hospital building they will look over the building and the
view corridor from the north is the same and higher.
Section 16-103(B)(3)(b)Design buildings to be compatible with appropriately scaled surroundings or adjacent
structures.
Although the building is not scaled to the height of the surrounding buildings in the Vistoso Business Park, the
height is not obtrusive because of the grade at which the finished floor of the first story. The building, from a
distance will appear to be lower than it is because of the grade differential.
Section 16-103(B)(3)(c) compatibility with the natural environment is encouraged. Buildings should not
dominate the land, but conform to the natural landscape
The height and bulk of the structure fits the site because of the grade differential between the site and Tangerine
and the raise in grade to the surrounding properties north of the site. With the maturing of the landscaping on
the site and construction of other industrial buildings in the area, this building will fit into the natural landscape
of the area.
Section 16-103(B)(3)(c) Break up mass of large buildings by dividing into basic geometric components (one
story at pedestrian entrances) with intersecting wall planes.
Section 16-103(B)(4)(b) Emphasize the horizontal, but break up long continuous building surfaces with offsets
or contrasting forms.
The mass of the building is broken into different planes by the use of columns and recesses. The end stairwells
and the center curved portion break the intervening horizontal planes and the use of the columned canopy breaks
the vertical plane.
Section 1 6-1 03(B)(4)(d)Encourage wall mass over glass area.
All of the glazing is solar reflective both for the glazing as actual windows and glazing giving the appearance of
a curtain wall, primarily in the curve section of the patient tower and the stair towers. The solar reflectivity of
the glazing act as through wall surfaces are in place as opposed to glass.
TOWN OF ORO VALLEY
DEVELOPMENT REVIEW BOARD STAFF REPORT Page 3
GENERAL PLAN COMPLIANCE:
The building complies with the General Plan's Community Design Element policies that the design and color
scheme will blend with the build environment. In addition, all five sides of the building have been "coherently
designed and treated".
PUBLIC PRESENTATION:
Pursuant to Resolution (R) 98-31, "all presentations before Boards, Commissions and Council of rezonings,
subdivision plats, development plans, and planned area developments must be formatted to be shown on the
Town's projection system or overhead system. The Planning and Zoning Administrator; however, may exempt
certain projects."
A presentation must be designed to insure that the audience, staff and voting body can view the graphics.
Examples of acceptable computer formats are Power Point, Arc View, videotape presentation, presentation
boards and/or overhead transparences.
The applicant is responsible for the development,presentation, and coordination of all presentation materials. If
an applicant does not conform to the aforementioned resolution, the item may be continued due to non-
compliance.
RECOMMENDATION:
Staff recommends that DRB approve the architecture for Northwest Medical Center — Oro Valley subject to
conditions listed in Exhibit A.
SUGGESTED MOTIONS:
The DRB may wish to consider one of the following motions:
I move to approve OV13-03-20, Northwest Medical Center— Oro Valley architecture, subject to the conditions
listed in Exhibit A attached herewith.
OR
I move to approve OV13-03-20, Northwest Medical Center— Oro Valley architecture, subject to the conditions
listed in Exhibit A attached herewith and the following added condition(s):
OR
I move to deny OV 13-03-20, Northwest Medical Center architecture finding that:
Attachments:
1. Exhibit A
2. Elevations
TOWN OF ORO VALLEY
DEVELOPMENT REVIEW BOARD STAFF REPORT Page 4
3. Color Palette
4. Renderings
Contact:
Steven Delany
Gould-Turner Group Architects, Fax (615) 292-4786
Paul Kappleman, CEO
Northwest Medical Center—Oro Valley Fax 818-0597
EXHIBIT A
CONDITIONS OF APPROVAL
OV13-03-20
1. All roof mount mechanical equipment including vents and stacks shall be screened by the
parapet wall.
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AGENDA
ORO VALLEY
DEVELOPMENT REVIEW BOARD
REGULAR MEETING
TUESDAY,
JUNE 10,2003
TOWN COUNCIL CHAMBERS
11,000 N.LA CANADA DRIVE
CALL TO ORDER: 6:00 PM
CALL TO AUDIENCE—According to the Arizona Open Meeting Law, the Development Review Board may
only discuss matters listed on the Development Review Board Agenda. Matters brought up by the public
under "Call to Audience" cannot be discussed by the Development Review Board as they have not been
placed on the agenda. Any items must be addressed to the whole Development Review Board, not a specific
member. In order to speak during "Call to Audience", please specify what you wish to discuss when
completing the blue speaker card
REVIEW AND APPROVAL OF MAY 13,2003 DEVELOPMENT REVIEW BOARD MINUTES
CONSENT AGENDA
A. OV13-03-11, A.F. STERLING HOMES REQUESTS ARCHITECTURAL APPROVAL OF A
MODEL HOME, NUMBER 3333, FOR THE TANGERINE HEIGHTS SUBDIVISION
LOCATED AT THE NORTHWEST CORNER OF TANGERINE ROAD AND REFLECTION
RIDGE DRIVE (PARCEL NOS.219-510-030,040, 050 AND 060).
The Applicant was granted architectural approval for three model homes by the Development Review
Board on January 15, 2003 (0V13-02-32) and a fourth model on February 11, 2003 (0V13-03-03). One
of the conditions of approval of that application was that "the same elevation and floor plan cannot be
repeated without at least a three lot separation". This fifth model would further enable the Applicant to
meet this condition.
B. OV13-03-21, BUILDER "DOUCETTE HOMES" REQUESTS ARCHITECTURAL APPROVAL
FOR FIVE MODEL HOMES TO BE BUILT ON 17 LOTS WITHIN THE RIVER'S EDGE,
LOTS 103 - 120 SUBDIVISION; LOCATED ON THE SOUTHWEST CORNER OF LAMBERT
LANE AND NORTH SHORE DRIVE (PARCEL NOS. 224-280-870 THROUGH 224-281-030).
The Applicant proposes five (5) model homes for the last phase of this subdivision. The models range in
size from 1,957 square feet(sf),including garage,to 2,659 sf. Three of the models feature 2 stories and two
features 1 story. One model features a garage accessed from the side of the house.
REGULAR AGENDA
OV12-03-05, LITTLEJOHN ENGINEERING ASSOCIATES, REPRESENTING NORTHWEST
MEDICAL CENTER — ORO VALLEY REQUESTS APPROVAL OF A DEVELOPMENT
PLAN TO CONSTRUCT A 96 BED HOSPITAL WITH ASSOCIATED USES OF
EMERGENCY, OUT-PATIENT AND ADMINISTRTIVE USES AND A MEDICAL OFFICE
BUILDING OF 70,000 SQUARE FEET ON 37.72 ACRES LOCATED ON THE NORTHWEST
CORNER OF TANGERINE ROAD AND INNOVATION PARK DRIVE,PARCEL 223-020-23A
Northwest Medical Center — Oro Valley will construct a 96 bed hospital and associated use together
with a Medical Office on the site.
OV12-03-05, LITTLEJOHN ENGINEERING ASSOCIATES, REPRESENTING NORTHWEST
MEDICAL CENTER ORO VALLEY REQUESTS APPROVAL OF THE LANDSCAPE PLAN
FOR A 96 BED HOSPITAL AND ASSOCIATED USES INCLUDING A 60,000 SQUARE FOOT
MEDICAL OFFICE BUILDING, LOCATED ON THE NORTHWEST CORNER OF
TANGERINE ROAD AND INNOVATION PARK DRIVE,PARCEL 223-020-23A
The Landscape Plan is for the entire hospital site consisting of 37.72 acres.
OV13-03-20, GOULD-TURNER GROUP ARCHITECTS, REPRESENTING NORTHWEST
— VALLEY REQUESTS ARCHITECTURAL REVIEW OF A 96
MEDICAL CENTER ORO
BED HOSPITAL AND 60,000 SQUARE FOOT MEDICAL OFFICE BUILDING LOCATED ON
THE NORTHWEST CORNER OF TANGERINE ROAD AND INNOVATION PARK DRIVE,
PARCEL 223-020-23A
The architectural elevations for the hospital and medical office building to be constructed on the
northwest corner of Tangerine Road and Innovation Park Drive.
4. OV3-03-01, TERRITORIAL SIGN COMPANY, REPRESENTING NORTHWEST MEDICAL
CENTER OF ORO VALLEY REQUESTS APPROVAL FOR A PAD EXEMPTION FROM THE
RANCHO VISTOSO SIGN GUIDELINES AND TO BE REGULATED UNDER THE ORO
VALLEY ZONING CODE REVISED(OVZCR), CHAPTER 12, SIGNS, SITE IS LOCATED ON
THE NORTHWEST CORNER OF TANGERINE ROAD AND INNOVATION PARK DRIVE,
PARCEL#223-02-023A.
Northwest Medical Center of Oro Valley's request is to be exempt from the Rancho Vistoso Sign
Guidelines and to utilize the Oro Valley Zoning Code Revised (OVZCR)for proposed sign package.
5. OV12-03-08, WLB GROUP, REPRESENTING THE PLAZA COMPANIES, REQUEST
APPROVAL OF A DEVELOPMENT FOR A SALES OFFICE, LOCATED ON THE EAST
SIDE OF RANCHO VISTOSO BOULEVARD - JUST SOUTH OF VISTOSO HIGHLANDS
DRIVE WITHIN RANCHO VISTOSO NEIGHBORHOOD 5 PARCEL A,PARCEL 219-216-270
Request is for a temporary modular sales office. Temporary to be about two(2)years.
6. OV12-03-08, WLB GROUP, REPRESENTING THE PLAZA COMPANIES, REQUESTS
APPROVAL OF A LANDSCAPE PLAN FOR A SALES OFFICE, LOCATED ON THE EAST
SIDE OF RANCHO VISTOSO BOULEVARD - JUST SOUTH OF VISTOSO HIGHLANDS
DRIVE WITHIN RANCHO VISTOSO NEIGHBORHOOD 5 PARCEL A,PARCEL 219-216-700
Request is for the Landscaping for the temporary modular sales office. Temporary to be about two(2)years.
7. OV13-03-022,DUCATI L_ . ELOPMENT REQUESTS ARCH] �TURAL APPROVAL OF A
MODEL HOME, NUMBER 2293,FOR USE WITHIN RANCHO VISTOSO NEIGHBORHOOD
10 PARCEL M- SUNSET RIDGE H SUBDIVISION, LOCATED NORTH OF MOORE ROAD,
SOUTH OF WOODSHADE AND WEST OF RANCHO VISTOSO BOULEVARD
Applicant has proposed a model home to be made available for lots 8, 18, 45, 47, and 48.
STAFF REPORT
ADJOURNMENT
A packet of agenda materials, as listed above, is available for public inspection at least 24 hours prior to
the DRB meeting in the Town Hall Administration Building, during regular business hours. This packet
may not include all items presented at the meeting, as some materials are received after the packets are
prepared.
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 229-
4700.
POSTED: 06/04/03
By: lh 3:00 p.m.
INSTRUCTIONS 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 Development Review Board during the course of their
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 Development Review Board on any item(s) on this agenda please complete a blue
speaker card located on the Agenda table at the back of the room and give it to the DRB Clerk. Please
indicate on the speaker card which item number and topic you wish to speak on.
After being addressed and asked to approach the podium:
1. Please state your name and address for the record.
2. Speak only on the issue currently being discussed by the Development Review Board. Please
organize your speech, you will only be allowed to address the DRB once regarding the topic being
discussed.
3. Please limit your comments to 3 minutes.
4. Any member of the public speaking must speak in a courteous and respectful manner to those
present.
Thank you for your cooperation
MINUTES OF THE
ORO VALLEY DEVELOPMENT REVIEW BOARD MEETING
TUESDAY,JUNE 10, 2003
ORO VALLEY COUNCIL CHAMBERS
11,000 N. LA CANADA DRIVE
REGULAR MEETING
CALL TO ORDER: 6:04 p.m.
PRESENT:
Jim Vogelsberg, Chair
Nancy Mager, Vice Chair
Clark Reddin,Member
Richard Feinberg, Member
Jeff Weatherford,Member
Mary Caswell,Member
ALSO PRESENT:
Bayer Vella, Senior Planner
Craig Civalier, Development Review Division Manager
Bob Conant, Planner II
Kristina Curry, Secretary II
ABSENT:
Al Kunisch, Member
CALL TO AUDIENCE
Chairman Vogelsberg opened the meeting to public comment for Call to Audience.
Bill Adler, 10720 N. Eagle Eye Place, reported that the description of the Call to Audience was
inaccurate and not consistent with the Open Meeting Law. Additionally, he stated that the minutes
from the last meeting were incomplete, inaccurate, and did not represent what the public specified
on Agenda Item 2. He submitted copies of recent minutes from other Town meetings which he felt
did a far superior job of reflecting the public's statements. He requested that future minutes be
completed in such a manner, and that the DRB direct staff to amend the minutes from the last
meeting.
Chairman Vogelsberg closed the meeting to public comment for Call to Audience.
REVIEW OF MAY 13, 2003 DEVELOPMENT REVIEW BOARD MINUTES
Chairman Vogelsberg noted the minutes from the last meeting were expanded upon by staff
regarding Agenda Item 2.
Member Caswell corrected page 5, Item 7 by stating that she questioned the modular buildings, not
Vice Chair Mager.
6/10/2003 Development Review Board Minutes Page 2
MOTION: Member Weatherford moved to approve the May 13, 2003
Development Review Board Minutes as revised and corrected.
Member Feinberg seconded the motion. Motion carried 6-0.
CONSENT AGENDA
A. OV13-03-11, A.F. STERLING HOMES REQUESTS ARCHITECTURAL
APPROVAL OF A MODEL HOME, NUMBER 3333, FOR THE TANGERINE
HEIGHTS SUBDIVISION LOCATED AT THE NORTHWEST CORNER OF
TANGERINE ROAD AND REFLECTION RIDGE DRIVE (PARCEL NOS. 219-
510-030, 040, 050 AND 060).
The Applicant was granted architectural approval for three model homes by the
Development Review Board on January 15, 2003 (0V13-02-32) and a fourth model on
February 11, 2003 (0V13-03-03). One of the conditions of approval of that application
was that "the same elevation and floor plan cannot be repeated without at least a three lot
separation". This fifth model would further enable the Applicant to meet this condition.
B. OV13-03-21, BUILDER "DOUCETTE HOMES" REQUESTS ARCHITECTURAL
APPROVAL FOR FIVE MODEL HOMES TO BE BUILT ON 17 LOTS WITHIN
THE RIVER'S EDGE, LOTS 103 - 120 SUBDIVISION; LOCATED ON THE
SOUTHWEST CORNER OF LAMBERT LANE AND NORTH SHORE DRIVE
(PARCEL NOS. 224-280-870 THROUGH 224-281-030).
The Applicant proposes five (5) model homes for the last phase of this subdivision. The
models range in size from 1,957 square feet (sf), including garage, to 2,659 sf. Three of the
models feature 2 stories and two features 1 story. One model features a garage accessed
from the side of the house.
MOTION: Member Weatherford moved to approve Consent Agenda Items A
&B. Vice Chair Mager seconded the motion. Motion carried 6-0.
REGULAR AGENDA
1. OV12-03-05, LITTLEJOHN ENGINEERING ASSOCIATES, REPRESENTING
NORTHWEST MEDICAL CENTER — ORO VALLEY REQUESTS APPROVAL
OF A DEVELOPMENT PLAN TO CONSTRUCT A 96 BED HOSPITAL WITH
ASSOCIATED USES OF EMERGENCY, OUT-PATIENT AND
ADMINISTRTIVE USES AND A MEDICAL OFFICE BUILDING OF 70,000
SQUARE FEET ON 37.72 ACRES LOCATED ON THE NORTHWEST CORNER
OF TANGERINE ROAD AND INNOVATION PARK DRIVE, PARCEL 223-020-
23A
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Bob Conant introduced the staff report into the record. Staff recommended that DRB recommend
that the Town Council approve the Northwest Medical Center— Oro Valley Development Plan,
subject to the conditions listed in Exhibit A.
Staff Conditions:
1. A Master Sign Program shall be developed and approved prior to the issuance of building
permits.
2. Public Art shall be approved by the Town Council for the Hospital building and the
Medical Office Building prior to the issuance of building permits.
3. Indicate the design speed and vehicle for the project as a General Note per Section 4-
504(C)(16) of the OVZCR.
4. Show the pre and post developed flows for the 100-year event per Section 4-504(D)(1)(a)
of the OVZCR.
5. Show the size and materials of all existing utility piping.
6. Provide a revised drainage report.
7. Provide a revised traffic impact report.
8. It will be the responsibility of the developer to conduct a traffic signal warrants study to
determine if traffic signals are justified at driveway B. If a traffic signal is justified the
developer shall install it at their cost.
9. Provide funds in escrow to the Town of Oro Valley for the hospital and Rancho Vistoso
Neighborhood 3 share of the future intersection improvements for Tangerine Road and
Innovation Park Drive.
Paul Kappleman, representing the Northwest Medical Center— Oro Valley, gave an overview of
the services the proposed hospital would offer.
Brad Lipsey of Littlejohn Engineering presented the site access portion of the development plan,
as well as landscaping.
Steve Delaney of the Gould-Turner Group described the architectural details of the project.
Bob Conant noted that the finished grade of the hospital would be 12-15 feet lower than
Tangerine Road, thus reducing the impact on the surrounding neighbors' views. He also
mentioned that the development was overparked according to the zoning code, and that the Heli-
stop would have no fueling or maintenance facilities.
Craig Civalier removed staff conditions 6, 7 and 9. He informed the Board that he had received
the drainage report and revised traffic report, and that all parties had reached agreement
regarding condition 9.
Vice Chair Mager inquired about the improvements to Tangerine Road and ADOT's plans for
their project. Mr. Civalier responded that the improvements would take place in two phases:
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1) Interm improvements will include the addition of an eastbound left turn lane and a
westbound right turn lane with a temporary traffic signal
2) ADOT's Tangerine Road Improvement Project will widen Tangerine Road to a four lane
divided highway, with two westbound lanes, two eastbound lanes and a 46 foot
landscaped median. The intersection improvements at Innovation Park Drive will include
dual left turn lanes in all directions and a permanent traffic signal.
Additionally, Mr. Civalier reported that the elevation of Tangerine Road will not be raised. The
existing two lanes will become the westbound lanes of the widened Tangerine Road. He further
informed the Board that Innovation Park Drive will be completed north of Tangerine Road to
Ventana Medical Systems. It will be a four lane divided highway except from Tangerine Road to
the main hospital entrance. In this location, it will be a six lane divided highway.
Member Reddin asked if there had been a study concluded regarding the project's lighting. Bob
Conant answered that compliance with the lighting code requirements for dark skies will be
addressed upon building permit review.
Chairman Vogelsberg opened the meeting to public comment for Agenda Item 1.
Bill Adler disapproved of the development plan's parking arrangement; he felt that it would be
improved if the lanes were one-way, the spaces were angled, and the aisles were perpendicular to
the buildings. He added that some underground parking for the medical offices would be
beneficial, as it would reduce walking distance, improve security, and avoid noise and light
pollution. In addition, he noted that no view corridor analysis had been completed for Tangerine,
and voiced concern for the future residents who will live to the west of the project.
Chairman Vogelsberg closed the meeting to public comment for Agenda Item 1.
Bob Conant detailed the need for increased parking: shifts overlap, requiring additional
employee parking, and visitor and outpatient parking were optimized.
Member Weatherford cited the parking code as saying that angled parking is more desirable, and
questioned why it was not utilized in this development plan. Paul Kappleman responded that
many patients arrive in a stressed condition, and one-way angled parking creates confusion and a
safety hazard for them. Member Weatherford replied that guide signage may reduce confusion,
and that non-angled two-way parking caused problems with pedestrians and getting in and out of
the spaces. Paul Kappleman stated that most of the parking problems that Northwest Community
Hospital dealt with involved the one-way angled parking spaces.
Vice Chair Mager questioned how often the Heli-stop would be used. It was answered
approximately 1-2 times per week. She also inquired about how many jobs the hospital would be
creating; the response was 300 to start with, not including physicians, with more added as the
facilities expanded.
Member Weatherford reopened the question raised by Bill Adler of the view impact of future
residents. Bob Conant responded that the surrounding land uses are mainly commercial/industrial
or no-build areas, with little future residential development on the same grade as the hospital.
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Member Caswell inquired if the temporary trailers would be surrounded by a wall or fencing.
The response was that it would be surrounded by security fencing. Similarly, she asked if any
plants would be added, which was answered affirmatively.
Member Weatherford reiterated his position relating to the benefits of one-way angled parking.
MOTION: Vice Chair Mager moved to recommend approval of OV 12-03-05
Development Plan subject to the conditions listed in Exhibit A,
deleting conditions 6, 7, and 9. Member Reddin seconded the
motion. Motion carried 6-0.
2. OV12-03-05, LITTLEJOHN ENGINEERING ASSOCIATES, REPRESENTING
NORTHWEST MEDICAL CENTER — ORO VALLEY REQUESTS APPROVAL
OF THE LANDSCAPE PLAN FOR A 96 BED HOSPITAL AND ASSOCIATED
USES INCLUDING A 60,000 SQUARE FOOT MEDICAL OFFICE BUILDING,
LOCATED ON THE NORTHWEST CORNER OF TANGERINE ROAD AND
INNOVATION PARK DRIVE, PARCEL 223-020-23A
Robert Conant introduced the staff report into the record. Staff recommended that the DRB
approve the Northwest Medical Center — Oro Valley Landscape Plan, subject to the condition
listed in Exhibit A.
Staff Condition:
1. Staff, applicant and the salvage company, at the time a plant salvage company has been
hired, shall field verify all plants to be salvaged.
Member Caswell corrected the native plant list to read"deergrass" instead of"beargrass".
Chairman Vogelsberg opened the meeting to public comment for Agenda Item 2.
Bill Adler discouraged the use of trees in parking lots, as they may interfere with signage and
people exiting their vehicles. He suggested adding balconies (possibly false) to many of the
rooms to add architectural detail and provide space for planter boxes. He opposes the use of turf,
which in his opinion sends a false message that the Town has vast water resources. He reiterated
that the parking spaces should be positioned perpendicularly to the buildings with walking aisles
added for safety. Lastly, he recommended the use of ironwoods in the entry way to the hospital.
Chairman Vogelsberg closed the meeting to public comment for Agenda Item 2.
It was noted that turf was not part of the Landscape Plan.
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MOTION: Member Feinberg moved to approve OV 12-03-05 Landscape Plan
subject to the condition listed in Exhibit A. Member Caswell
seconded the motion. Motion carried 6-0.
3. OV13-03-20, GOULD-TURNER GROUP ARCHITECTS, REPRESENTING
NORTHWEST MEDICAL CENTER - ORO VALLEY REQUESTS
ARCHITECTURAL REVIEW OF A 96 BED HOSPITAL AND 60,000 SQUARE
FOOT MEDICAL OFFICE BUILDING LOCATED ON THE NORTHWEST
CORNER OF TANGERINE ROAD AND INNOVATION PARK DRIVE, PARCEL
223-020-23A
Robert Conant introduced the staff report into the record. Staff recommended that DRB approve
the architecture for Northwest Medical Center — Oro Valley subject to the condition listed in
Exhibit A.
Staff Condition:
1. All roof mount mechanical equipment including vents and stacks shall be screened by the
parapet wall.
Chairman Vogelsberg opened the meeting to public comment for Agenda Item 3.
Bill Adler noted that a semi-circular shape to the building would have improved panoramic
views of the mountains.
Jim Arnold, Chairman of the Northwest Hospital Advisory Board, described the community
input given to the project. He mentioned that lighting was of particular concern to most residents.
He noted that, though citizens want as little lighting as possible in the parking areas, they want
sufficient lighting to find their vehicles and to see where they're going. He reported to the Board
that little or no disapproval of the architecture was voiced during the community forums.
Chairman Vogelsberg closed the meeting to public comment for Agenda Item 3.
Member Caswell suggested adding texture to the roof to improve patient views.
Member Feinberg asked if it would be possible to lower the height of the building, and inquired
why the fourth floor towers were added. Paul Kappleman responded that the hospital was
designed in a T shape, with the main nursing units centrally located in the second, third and
fourth floors and sub-stations positioned at the ends. He reported that studies had proven the
efficiency of this design, as it kept nurses closer to patients and visitors. All the outpatient and
ancillary services would be located on the first floor.
MOTION: Member Reddin moved to approve OV 13-03-20 Architecture Plan
with the condition listed in Exhibit A. Member Weatherford
seconded the motion. Motion carried 6-0.
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4. OV3-03-01, TERRITORIAL SIGN COMPANY, REPRESENTING NORTHWEST
MEDICAL CENTER OF ORO VALLEY REQUESTS APPROVAL FOR A PAD
EXEMPTION FROM THE RANCHO VISTOSO SIGN GUIDELINES AND TO
BE REGULATED UNDER THE ORO VALLEY ZONING CODE REVISED
(OVZCR), CHAPTER 12, SIGNS, SITE IS LOCATED ON THE NORTHWEST
CORNER OF TANGERINE ROAD AND INNOVATION PARK DRIVE, PARCEL
#223-02-023A.
Bayer Vella introduced the staff report into the record. Staff recommended that DRB recommend
that the Town Council approve the PAD Exemption from the Rancho Vistoso Sign System
Guidelines. Mr. Vella stated that staff supports the exemption because the Rancho Vistoso Sign
System Guidelines do not provide for categories such as hospitals, whereas the Oro Valley Zoning
Code does. He noted that once a Comprehensive Sign Package was put together, it would be
brought before the Development Review Board and Town Council for review. He added that the
DRB was only voting now on which process would be used to review the sign package.
Chairman Vogelsberg opened the meeting to public comment for Agenda Item 4. As no one wished
to speak,he closed the meeting to public comment.
MOTION: Member Caswell moved to recommend approval of OV3-03-01
PAD Exemption. Member Feinberg seconded the motion. Motion
carried 6-0.
5. OV12-03-08, WLB GROUP, REPRESENTING THE PLAZA COMPANIES,
REQUEST APPROVAL OF A DEVELOPMENT FOR A SALES OFFICE1
LOCATED ON THE EAST SIDE OF RANCHO VISTOSO BOULEVARD - JUST
SOUTH OF VISTOSO HIGHLANDS DRIVE WITHIN RANCHO VISTOSO
NEIGHBORHOOD 5 PARCEL A, PARCEL 219-216-270
Robert Conant introduced the staff report into the record. Staff recommended that DRB
recommend that the Town Council approve the Development Plan for a Sales and Marketing
Office located in Rancho Vistoso Neighborhood 5 Parcel A, subject to the conditions listed in
Exhibit A.
Staff Conditions:
1. All signage shall be in compliance with the Rancho Vistoso PAD Sign Guidelines.
2. The temporary Sales and Marketing Office shall not exceed two years in duration.
3. The Closure Calculations shall be coordinated between the title report and boundary map
on sheet 1 and the site view on sheet 2.
4. Clearly indicate existing all existing and proposed easements on and adjacent to the tract
and give dimensions, purpose, and recording data of existing easements per schedule B of
the title report.
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Page 8
Steve Oliverio of the WLB Group informed the Board that the sales office would be located 130
feet from the road, and that there would be 24 parking spaces.
Member Caswell inquired as to the appearance of the temporary trailer. The response was that
they intended to improve the trailer's appearance with exterior treatments and landscaping.
Member Feinberg questioned how long the temporary sales office would be at this location.
Steve Oliverio answered that the code allowed a maximum of two years, which they would
comply with.
Chairman Vogelsberg opened the meeting to public comment for Agenda Item 5.
Marcia Kraus asked how far south of West Vistoso Highlands Drive the sales office would be
located, with the answer being well over 1000 feet.
Chairman Vogelsberg closed the meeting to public comment for Agenda Item 5.
Member Reddin questioned if it was proper to have a sales office approved prior to the approval
of a development plan. Bayer Vella stated that they were two separate applications requiring
separate review and approval.
MOTION: Member Feinberg moved to recommend approval of OV 12-03-08
Development for a Sales Office subject to the conditions listed in
Exhibit A. Member Weatherford seconded the motion. Motion
carried 5-1 (Caswell opposed).
6. OV12-03-08, WLB GROUP, REPRESENTING THE PLAZA COMPANIES,
REQUESTS APPROVAL OF A LANDSCAPE PLAN FOR A SALES OFFICE,
LOCATED ON THE EAST SIDE OF RANCHO VISTOSO BOULEVARD - JUST
SOUTH OF VISTOSO HIGHLANDS DRIVE WITHIN RANCHO VISTOSO
NEIGHBORHOOD 5 PARCEL A, PARCEL 219-216-700
Bob Conant introduced the staff report into the record. Staff recommended that the DRB approve
the Landscape Plan for the Sales and Marketing Office.
Chairman Vogelsberg inquired if the irrigation system could be retrofitted to use reclaimed
water. Steve Oliverio responded that, though the WLB Group is working with staff to bring
reclaimed water to the area, it would likely be several years in the future before this goal was
reached. The sales office would be removed after a maximum of two years.
Member Caswell asked if the landscaping would be reviewed by the Rancho Vistoso
Homeowners Association, which was answered affirmatively.
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Page 9
Member Feinberg encouraged the applicant to make the site visually pleasing for the surrounding
residents.
Chairman Vogelsberg opened the meeting to public comment for Agenda Item 6. As no one wished
to speak, he closed the meeting to public comment.
MOTION: Member Weatherford moved to approve OV 12-03-08 Landscape
Plan. Member Reddin seconded the motion. Motion carried 5-1
(Caswell opposed).
7. OV13-03-022, DUCATI DEVELOPMENT REQUESTS ARCHITECTURAL
APPROVAL OF A MODEL HOME, NUMBER 2293, FOR USE WITHIN
RANCHO VISTOSO NEIGHBORHOOD 10 PARCEL M - SUNSET RIDGE II
SUBDIVISION, LOCATED NORTH OF MOORE ROAD, SOUTH OF
WOODSHADE AND WEST OF RANCHO VISTOSO BOULEVARD
Bayer Vella introduced the staff report into the record. Staff recommended architectural approval
for the proposed model home with the conditions listed in Exhibit A.
Staff Conditions:
1. A wall to provide visual screening and noise mitigation shall enclose all ground-mounted
mechanical equipment.
2. Any vents and chimneys must terminate per manufacturer listing and are subject to
review by Planning and Zoning and the Town Building Official.
3. All windows shall utilize pop-outs or be recessed on all sides, except under porches.
4. Place the same porte cache design (wooden trellis) found in many of the existing homes
over the entire front of the house - minus the garage area.
5. Make this new front porch flush with the front edge of the garage
6. Remove the existing covered front entry and corresponding gable.
7. Three canales must be added over the garage—as found with other homes.
8. A final design that includes items 3 -7 above must be certified complete by staff prior to
application for a building permit.
Bayer Vella reported that there were two design guidelines under issue: 1) the 22 foot extension
of the garage, and 2) compatibility with the existing homes in the neighborhood. Mr. Vella
presented a sampling of exterior views of homes within the development. In contrast to the
existing homes, which all have garages that are recessed to the backs of the lots, the proposed
model offered a standard garage dominant design. Additionally, a covered entry (porte catche) is
a dominant design feature of the subdivision, but does not exist as part of the proposed model.
The applicant was not in attendance to answer questions.
Several Board members voiced that the proposed model seemed too different to be part of the
existing neighborhood.
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Vice Chair Mager inquired if the Board should continue the item to give the applicant a chance
to make changes. It was Member Weatherford's opinion that the proposed model could not be
modified sufficiently, and that a new plan should be submitted. Member Feinberg felt that the
applicant had not made a big effort to fit in with the design of the subdivision. Chairman
Vogelsberg believed that it would be a disservice to the existing neighborhood to approve the
model.
Chairman Vogelsberg opened the meeting to public comment for Agenda Item 7. As no one wished
to speak, he closed the meeting to public comment.
MOTION: Member Reddin moved to deny OV 13-03-022 Architecture
Approval of a Model Home Plan, stating that the architecture was
not in harmony with the surrounding neighborhood. Member
Weatherford seconded the motion. Motion carried 6-0.
Chairman Vogelsberg called attention to the fact that Geoff Masters had submitted a blue
speaker card for Call to the Audience, which was overlooked. The chairman asked if he wished
to speak at this point, but he was no longer in attendance.
8. RECOGNITION OF ACHIEVEMENT FOR DRB MEMBERS WITH TERMS
EXPIRING
DRB Member, Nancy Mager, was recognized for her service.
ADJOURNMENT
MOTION: Vice Chair Mager moved to adjourn the June 10, 2003
Development Review Board Meeting at 7:50 pm. Member
Feinberg seconded the motion. Motion carried 6-0.
Respectfully submitted by,
Recording Secretary, Kristina Curry
F:\Minutes\DRB\2003\6-10-03 minutes.doc Approved 7/8/03
10
•
JPL LEY AA, TOWN OF ORO VALLEN
oh00� COMMUNITY DEVELOPMENT DEPARTMENT
Planning and Zoning • Building Safety
j!* 11000 N.La Canada Drive,Oro Valley,AZ 85737•(520)229-4800•Fax(520)742-1022
4 0-
40* Oro Valley Public Library
AI 1305 W.Naranja Drive,Oro Valley,AZ 85737• (520)229-5300•Fax(520)229-5319
Parks and Recreation
OUN D ED' 680 W.Calle Concordia,Oro Valley,AZ 85737•(520)229-5050•Fax(520)797-2202
June 11, 2003
Steven J. Delany
Gould—Turner Group
4400 Harding Road, Suite 1000
Nashville, TN 37205
RE: OV 13-03-20, Architecture Northwest Medical
Center—Oro Valley, located on the Northwest
corner of Tangerine Road and Innovation Park
Drive, Parcel 223-021-03A
Dear Steve:
At their regular meeting of June 11, 2003, the Development Review Board by a majority vote (6-0)
approved the architecture for the hospital and medical office building for the above referenced project.
The conditions listed in Exhibit A attached must be addressed prior to the issuance of a building permit.
It may be prudent to begin the public art design review process (brochure and Ordinance enclosed). One
percent of the construction cost of the project must be allocated for onsite public art. Please submit a
public art proposal that includes a cover letter, construction cost estimate, renderings of a proposed
design, and an estimate of the total art cost. Planning staff will transmit copies of the aforementioned
items to the Public Art Review Committee (PARC) for review and approval. In turn, PARC will
provide a recommendation to Town Council. In the end, the approved art must be installed prior to the
issuance of a Certificate of Occupancy.
If you have any questions please feel free to contact me at (520) 229-4822.
Very trul ours,
Robert'M. Conant, Jr.
Planner II
enclosures
www.townoforovalley.com
cc: Paul Kappleman, CEO Northwest Medical Center Oro Valley
Ray Cossette, Construction Project Manager NWMC
Jeff Weir, Town of Oro Valley Economic Development
Brent Sinclair, Community Development Director
Bryant Nodine, Planning and Zoning Administrator
Shirley Gay,Development Coordinator
File
EXHIBIT A
CONDITIONS OF APPROVAL
OV13-03-20
1. All roof mount mechanical equipment including vents and stacks shall be screened by the
parapet wall.