Loading...
HomeMy WebLinkAboutOV130619 OQOPLI.EYA/k)0 1Pc-* _1i11 �4 ► UP A* -4 °£/NDED�91 a DEV REVIEW BOARD COMMERCIAL Resubmittal? N Development Review Transmittal Town of Oro Valley Planning and Zoning Division 11000 N. La Canada Drive Oro Valley,AZ 85737 Review Agency: DEVELOPMENT REVIEW BOARD Transmittal Out: Thursday, April 13, 2006 Transmittal Due Thursday,April 27,2006 Project Information Project Number: OV1306-19 Parcel Number: 21920052M Project Title: ORO VALLEY MARKET PLACE Lots (if applies): Location: TANGERINE AND ORACLE Applicant: BURLINI SILBERSOHLAG LTD ARCHITECTS Phone: 520-323-1996 Zoning: PAD Oro Valley Planner: BAYER VELLA Date Information (as applies) DRB Hearing: Tuesday, May 09, 2006 2nd DRB Hearing: Additional Comments: CONCEPT PLAN -6 COPIES ONLY Written comments need to be returned to Development Coordinator, Shirley Gay. If you have no comments,please sign and date this form, and return it via FAX(520) 742-1022. For questions or comments, call (520) 229-4849, (520) 229-4816 or email @ sgay@provalley.net. Thursday,April 13,2006 DEVELOPMENT REVIEW BOARD Approved Without Comments By: Date: o�O�PLI.EY qA02-9 'AY 07,I; �°L/NDED 19�A DEV REVIEW BOARD COMMERCIAL Resubmittal? N Development Review Transmittal Summary Town of Oro Valley Planning and Zoning Division 11000 N.La Canada Drive Oro Valley,AZ 85737 Project Information Project Number: OV1306-19 Project Title: ORO VALLEY MARKET PLACE Lots (if applies): Transmittal Out: Thursday, April 13, 2006 Transmittal Due Thursday,April 27, 2006 Additional Comments CONCEPT PLAN -6 COPIES ONLY Review Agencies DEVELOPMENT REVIEW BOARD OV PLANNING - BAYER VELLA Thursday,April 13,2006 JPLLEY AR, Cs) 7 APR coUNDED\ Planning &Zoning Division 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: /t7/ 2OV CASE NO.: C) 1/1 3 - -/% (office use only) PROJECT NAME : MAKKEt icSSUBDIVISION hlA LOT# NA LOCATION/ADDRESS: C 1AN( 4NE 1 O?AGL fE P. ZONING./ FAD C-2 PARCEL NUMBER: / 9 — 0 - 177 LOT SIZE 02.1 Iz MODEL NAMES OR NUMBERS APPLICANT: ilAtzt,INI t/ k1A7tkza2641. ismc..,t / L.07 A42c t1 T'7 4 ruAt4 N ADDRESS: 4409 Wp``�� I�fr 4 ' -fLym,t1 Az .551 I 1 PHONE NO.: ( --se)) \ FAX NO.: (' '2d) S2'2- 2d9 PROPERTY OWNER: -- ADDRESS: 11/2-1 l/• . VAARN . '[.' tVl f' AZ PHONE NO.: (4 ' ) FAX NO: DEVELOPMENT REVIEW BO D HEART DATE: -rj/OBI /OCv SIGNATUR : DATE: W aC, Submittal Requirements: 27d.°b- Fees :One copy of 24x36 elevations and floor plan 1l4 or 1/8 scale :One copy of 24x36 site plan 40 scale (Custom Lots Only) :Typical lot lay out for subdivision :Models-Lot fit analysis for subdivisions Twenty-Eight copies of the following: Dimensioned Elevations of all four sides of all buildings and floor plan(11"x 17"format) Commercial projects require color drawings or photographs of elevations(8 1/2"x 11"format) List square footage of buildings Site Plan(11"x 17"format) Color chips of body,trim and roof tiles(81/2"by 11"format)Commercial and Residential Applications will not be accepted without all required materials. /1 / C s(., -s 1),e Amy-er. � w , �� ��-e a �� iga .�r r,�, // ,€�,.�I� y `2 PROJECT STATUS DRB A/kit_ 11 E.CI'URE vrn,pnt"Janie �v ��C���Ae � I.Ocuiioii \Q Dat.Received. 14—1.5 C iP Project Type: . Project# w L D—CAP—LG Parcel#: "a\ -2.c ' IY Contact Perso `c\-ICv H: ricks Fax: 3�3-ZC).(\1 E-mail: Planner Formal Submittal Date: 4-Vb-bk.c Date To Principal Planner tk— Transmittal Due Date: 4-\b -6 (4.week review time) DRB Mtg: 6-29I—t7(p Letter Mai! : r) Aciion from meeting?Approved Denied Action letter mailed to applicant: ?- Resubmittal Date: N P\-- _ Date To Proj:.ct manner _ Ti ansmittal Due Date. rr view Comment Letter al!eci. Scbcdu.ed for Meeting(DRB,)_ Au lion roam n'wing?ApnrnvPdi !)enlPn Act:e:' letter mailed to applicant:— — _-- — — Final Submittal Date: Sent to Project Manager: Architecture Signed: C'olere signed— ---- — _ Cohdiiiuiia„uLed&attached i0 Fel mits Pius PREPARING FILE FOR FILE ROOM Stvf•'Reporrs DRB ►� Minutes Add 1 iw:cci i+to Card Catalog in the. — ►� vP,! J*'dare�ran.fs in"erm!t I jt!F C^mp e:_ Pet:n file teem Nt 1TES BURLINI/SILBERS%,nLAG, LTD. tut LETTER OF Date: April 13, 2006 APR 3 2006 TRANSMITTAL Project No.: 06108S-01 To : Town of Oro Valley Project Name: Oro Valley Marketplace Planning & Zoning Division 11000 N. La Canada Drive Oro Valley, AZ 85737 Attn: Beyer Vella From: Daniel L. Sharpe Burlini/Silberschlag, Ltd. Copy: David Malin Vestar Development Co. File: OVMtransm4-10-06 Sending: Prints Shop Drawings Plans 111 Specifications El Copy of Letter Samples Ei Change Order Other Transmitted: x For Your Use For Approval Ell Returned For Corrections As Requested Approved As Noted � Resubmit Copies For 0 For Review Approval. ( as noted ) Description: and Comment Copies Date No. Item 6 4-13-06 Oro Valley Marketplace Master Architectural Concept Plan 11 x 17 Presentation Booklet. 1 24 x 36 Colored Concept Elevations 1 24 x 36 site plan Comments: Beyer, We are transmitting 6 copies of the Master Architectural Concept Plan and associated 24x36 copies for your review. Please let us know when we can meet with you and staff to discuss the submittal and address any comments you may have. We are currently working on a color board to bring in for your use. We expect to have it completed in about a week. Currently there is a materials and color palette in the booklet. If you should require more information please let me know. Thank you for you help in presenting this submittal. Best Regards, Daniel Sharpe Project Manager Architects and Planners 4400 East Broadway Suite 400 Tucson Arizona 85711 Phone: (520) 323-1996 Fax: (520) 323-2091 Message Page 1 of 2 a Gay, Shirley From: Vella, Bayer Sent: Thursday, May 25, 2006 9:57 AM To: 'David Malin'; Dan L. Sharpe Cc: Wayne Silberschlag; Mario Chavez Subject: RE: David, I spoke to Paul Keesler—he will not be available on the morning of the 2nd. And — I need to get with your architecture team sooner— DRB packets go out on the 6th The OV Planning team got together to discuss the architecture. Three main issues as follows: roofline on the rear the building is still a concern (expected more significant roof parapet features—anticipated the heights and positioning to be similar to the front facade—concern front facade is viewable from rear and looks a bit like a stage prop), discuss front façade treatments in general (heighten contrast to break up sense of long expanse of buildings), and discuss the potential of varying architecture by node. The node idea is significant one that I expect to be an issue— it has strong merit. Remember, we presented the Development Plan as a series of nodes or clusters—with groupings of retail, restaurant, etc.. Please see the attached PowerPoint slide that Mary Beth and I used at the DRB and TC presentations. How can we architecturally distinguish the nodes while retaining harmony? I have no doubt that the Dan and Mario can do an amazing job... I will go ahead and setup a study session —and perhaps shoot for the 8th (Thursday). Let me know if this works for you... This would give time for last minute adjustments for the public meeting on the 13tn Bayer From: David Malin [mailto:dmalin@vestar.com] Sent: Thursday, May 25, 2006 9:02 AM To: Vella, Bayer; Dan L. Sharpe Cc: Wayne Silberschlag; Mario Chavez Subject: RE: Bayer, Study session sounds good. How about next Friday at 10 am? WLB is setting up a meeting for me with Keesler for 9 am that morning to discuss the plat. Original Message From: Vella, Bayer [mailto:bvella@orovalley.net] Sent: Tuesday, May 23, 2006 9:36 AM To: Dan L. Sharpe Cc: David Malin; Wayne Silberschlag; Mario Chavez Subject: RE: Thanks Dan...Would like to meet again—are available Friday. Also, I want to float the idea of a DRB study session before the June 13 meeting—to garner feedback...BV From: Dan L. Sharpe [mailto:dsharpe@bursil.com] Sent: Monday, May 22, 2006 3:59 PM To: Vella, Bayer Cc: David Malin; Wayne Silberschlag; Mario Chavez Subject: FW: 05/25/2006 Message Page 2 of 2 Bayer, I have compiled a response to each of your previous comments to go along with the resubmittal for DRB. Please see the attached file. If you have any questions contact me anytime. Regards, Daniel Sharpe Burlini/Silberschlag Ltd. 520-323-1996 From: Lisa Battiston Sent: Monday, May 22, 2006 3:51 PM To: Dan L. Sharpe Subject: This E-mail has been scanned by McAfee WebShield. Any infected attachments associated with this E-mail have either been deleted or cleaned. --Town of Oro Valley Information Technology Division This E-mail has been scanned by McAfee WebShield. Any infected attachments associated with this E-mail have either been deleted or cleaned. --Town of Oro Valley Information Technology Division 05/25/2006 • r TOWN OF ORO VALLEY STAFF REPORT TO DEVELOPMENT REVIEW BOARD MEETING DATE: June 29, 2006 TO: DEVELOPMENT REVIEW BOARD FROM: Bayer Vella, AICP, Principal Planner SUBJECT: OV13-06-19, David Malin, representing Vestar Development Co.,requests approval of a master architectural concept plan involving a 114 acre shopping center known as the Oro Valley Marketplace, located within Rancho Vistoso Neighborhood 4 at the southwest corner of the Tangerine and Oracle Roads intersection,parcels numbers 21920052m, 22004006f, and 22004008r SUMMARY OF APPLICATION: Nature of Application: This item entails review of a Master Architectural Concept Plan (MACP). The purpose of the MACP is to establish an overall design theme for the entire shopping center. More specifically, the plan affixes the style, colors, materials and typical façade treatments (shapes, fenestration,relief,roofline treatment etc.). Once a concept has been approved by the Development Review Board (DRB), Vestar will commence work on specific building elevations. The applicant will then submit detailed architecture elevations for inline stores and pads over a period of time (some in batches—some stand alone). Staff and DRB will review each —and use the MACP as a benchmark to help insure the architecture meets a comprehensive theme and style. The purpose and review process described above is reflected on page 3 of the attached MACP. Synopsis of proposed MACP • The narrative on MACP pages 3-6 includes an extensive description of the design approach and elements. It includes a commitment to adhere with all applicable OVZCR design guidelines. • Theme was derived via input at public Open Houses, Neighborhood Leadership Group Meetings (included participants from surrounding developments and subdivisions), and discussions with staff. • As the locale of the original Rancho Vistoso (a working Ranch), the Southwest Contemporary theme blends traditional Rancho Vistoso elements and Catalina Mountain/Desert Colors. The exceptions are the contemporary movie theater design (page 21) and dark blue/angular modern segment positioned within the inline shops (depicted on the concept elevations on page 12). • The primary architectural theme will be varied (colors, materials, etc) to give identity to each building cluster or node. See page 10.1 of the MACP for a more complete description. • A comprehensive materials and color palette has been included on MACP page 23. • A sidewalk and hardscape plan will be presented as part of future landscape plan. A sample has been provided on MACP page 24. • PAD enables a maximum building height of 39 feet/ 3 stories. Proposed heights range from 24 feet to 39 feet. "Majors" are 34 feet — with the exception of the movie theater - which is 39 feet. All of the largest structures will be positioned at a similar elevation or lower than Tangerine and Oracle Roads. • The applicant has proposed two sets of elevations for the rear of the inline buildings. One has more architectural detail than the other. The pared down version is proposed for areas not visible from Oracle and Tangerine Roads (page 15 of the MACP). Only the inline stores and movie theater along Oracle Road may meet this criterion. Applicant will provide a view shed analysis in the future to establish the lack of visibility. An associated condition has been added to Exhibit A. TOWN OF ORO VALLEY STAFF REPORT TO THE DEVELOPMENT REVIEW BOARD, OV13-06-19 Page 2 of 9 • A design concept for the transit facility and two bridges has been included (pages 19 and 20 of the MACP). • Generic signage has been included to indicate approximate positioning only. A sign package will be reviewed by DRB at a later date. Overview of Proposed Site Improvements: • 48 commercial spaces divided into office,pads (retail &restaurant),majors (retail & one movie theater) • Approximate total building square footage: 868,766 s.f. • 36 lot commercial subdivision • 7.5 acre zoning designated open space bisecting the site. This open space area is designated as a floodplain. Applicant obtained approval of a riparian restoration plan. This area will be a site amenity with trails,public seating, etc.. • 25 acres of OVZCR designated riparian area onsite. Proposal entails onsite and offsite mitigation of the entire area. • 4 Stage Phasing Plan as indicated on the approved Development Plan. Note: progression of phases will be market driven. • Primary structures adjacent to Oracle and Tangerine Roads with pads to the rear(along Big Wash) • One signalized access point on Tangerine Road • Two access points on Oracle Road. Northern access point will be right-in/right-out and southern will be signalized to facilitate full turning movements. • 4 lane "Private Loop"road with medians adjacent to Big Wash that serves as the primary traffic route for the project. Loop Road connects Tangerine Road/Innovation Way intersection and Oracle Road. • Truck Route provided at rear of"Majors" • Multi-use trail, trail nodes, and amenities along bank of Big Wash. This is a trail segment that will eventually connect the entire length of Big Wash and portions of the CDO. • Police Substation and Bus Transit Facility • Restoration of a portion of Big Wash (owned by Pima County) that was previously disturbed and utilized as a farm field. Current Site Conditions: • 113.9 Acres • Elevation is lower than Tangerine and Oracle Roads. The differential ranges from approximately 45 feet (Tangerine/Oracle intersection)to a level near road grade. • The project area lies within the Big Wash flood plain near the confluence of the Canada del Oro and Sutherland washes. It is considered an upland subdivision of the Sonoran Desert scrub biotic province (Turner and Brown 1982) with annual grasses, mesquite, palo verde, semi-shrubs and exotics (such as Eucalyptus trees)predominant. • There are onsite riparian areas,which were addressed as part of Development Plan approval. • There has been considerable ground disturbance over the years due to ranching, farming, construction/expansion of Tangerine and Oracle Roads and associated drainage facilities, incorporation of onsite roads and berming intended to divert water, and municipal use (Town water facilities). The extent of ground disturbance, particularly due to farming and road construction (onsite and offsite), has significantly altered the hydrological and vegetative characteristics of the site. • The subject area includes the building debris of the original Rancho Vistoso. TOWN OF ORO VALLEY STAFF REPORT TO THE DEVELOPMENT REVIEW BOARD,OV13-06-19 Page 3 of 9 BACKGROUND: Approvals that Directly Impact Architecture Review April 2004 The Town Council approved a development agreement with Vestar regarding the proposed Oro Valley Marketplace. It does not include verbiage regarding development standards (building height, setbacks, signage, etc.) that impact this application. The focus is on timing of development — which was addressed as part of the Development Plan/Preliminary Plat review and approval. There is a noteworthy provision regarding expedited Town review. Please see excerpt below: The Town shall, consistent with its adopted polices, provide to Owner/Developer of the Development priority in the processing, review, and, if appropriate, approval of all plans, permits, and other applications and all shall be processed in an expeditious and priority fashion in order to ensure 'fast track"treatment of the Development. January 2006 Development Review Board (DRB) recommended conditional approval of the Development Plan/Preliminary Plat(0V12-04-30). DRB approved the Master Landscape Plan. February 2006 Town Council approved the Development Plan/Preliminary Plat. Surrounding Land Uses Orientation Zoning Land Use North RV PAD, Campus Park Industrial Tangerine Road Future Offices NW Medical Facility South R1-144 Mesquite Bosque (Town property) and Big Wash(County property) East State Right-of-Way Oracle Road County Vacant& a home business Southeast State Right-of-Way Oracle Road La Reserve PAD Rams Canyon Subdivisions West R1-144 Big Wash(County property) PAD (min. lot size 8,000 s.f) Catalina Shadows R1-36 (min. lot size 36,000 s.f.) Palisades Pointe TOWN OF ORO VALLEY STAFF REPORT TO THE DEVELOPMENT REVIEW BOARD, OV13-06-19 Page 4 of 9 ANALYSIS OF OVZCR 22.6B DEVELOPMENT REVIEW CRITERIA "In considering any application for development review, the Development Review Board shall be guided"by a specific list of criteria when deliberating(see page#29 of the OVZCR). The following is a list of noteworthy criteria(in italics) followed by staff commentary: 1. The Development Review Board shall examine the application to insure that all provisions of this Code and all other Codes, master plans, general plans and standards of the Town shall be complied with where applicable. A. General Plan Compliance ➢ OVGP Policy 2.1.6, "All sides of buildings may impact their surroundings and should be coherently designed and treated." All "viewable" elevations of the building have been treated "consistently". This is significant because most of the rear facades will be viewable (in part) from Oracle and Tangerine Roads. Most of the architectural details on the fronts of buildings have been carried over to the rear as depicted on the inline elevations on MACP page 14. The following exceptions are noteworthy: • Absence of windows — or faux windows as used on various secondary elevations at the La Encantada Shopping Center (NE intersection of Skyline/Campbell Avenue). This is mitigated due to the elevation difference between the abutting arterial roads (Oracle/Tangerine) and the site. Much of the lower half of the inline stores, which are dominated by loading zone walls, will not be visible from Oracle and Tangerine. The architectural details of the upper half of the structures have been the focus. • Minimalist approach on inline elevations on MACP Page 15. As discussed previously, the applicant wishes to establish that select areas along Oracle Road will not be visible. When specific elevations are submitted — a view shed analysis will be provided for staff and DRB review(a condition has been added to Exhibit A). > OVGP Policy 2.1.4 "The Town shall require that all development proposals depict an arrangement of and massing of buildings and/or arrangement of lots to minimize impacts on views from adjacent properties and streets and from properties and streets internal to the proposed project while providing privacy for residents." On the approved Development Plan, the larger structures are positioned furthest from residential subdivisions (Catalina Shadows and Palisades Pointe). Furthermore,the tallest buildings(movie theater, major, and inline stores) are sheltered in areas with the greatest degree of grade separation between the site and Oracle/Tangerine Roads. The tallest buildings also have the greatest mass. Mass has been broken up by breaking each"box"into various geometric forms,which include vertical and horizontal elements that project forward to create"relief". The elevations within the MACP include perspectives or views from above the structures to represent the degree of building relief. TOWN OF ORO VALLEY STAFF REPORT TO THE DEVELOPMENT REVIEW BOARD, OV13-06-19 Page 5 of 9 B. OVZCR& PAD Compliance All information provided in the MACP conforms to zoning requirements and Development Plan approval conditions. Specific building heights, full screening of all mechanical equipment etc. will be addressed with future architectural reviews. 2. The proposed development shall not have a detrimental effect upon the general health, welfare, safety and convenience of persons residing or working in the neighborhood, nor shall it be detrimental or injurious to the neighborhood. 4. The height, area, setbacks and overall mass as well as parts of any structure (buildings, walls, signs, lighting, etc.) and landscaping shall be appropriate to the development, the neighborhood and the community. 9. All signs, buildings, structures and parts of any buildings such as walls and fences shall be designed to be compatible with the surrounding desert and mountains in the background. Catalina Shadows and Palisades Pointe neighborhoods both overlook the project site—and the project building "fronts"will face the neighborhoods. Various mitigation measures were adopted as significant components of development plan review. With regard to the architectural concept,the focus should be on utilizing colors and materials that will blend with the surroundings. Overall, the low reflective colors and material selection is compatible with the immediate desert surroundings and Catalina Mountain backdrop. The application of "Dryvit Color Bright Blue"is the lone exception. As represented on MACP page 12,this dark blue color has been used to create a bold backdrop as an orchestrated component of signage. It has the impact of a billboard—and it may negatively impact adjacent residents. 3. The proposed development shall promote a desirable relationship of structures to one another, to open spaces and topography both on the site and in the surrounding neighborhood. S. The character of the proposed design shall be in harmony with, and compatible to, those structures in the neighboring environment and the design character adopted for any given area avoiding excessive variety or monotonous repetition. Overall, this objective has been accomplished because the project has maintained desert and Rancho Vistoso themes. The surrounding neighborhoods incorporate extensive use of stucco (shades of beige dominate) and traditional red roof tile. Furthermore, the closest business (NW Hospital) does the same and includes Vistoso Stone. As mentioned previously, the dark blue color and change in roofline, as represented on MACP page 12, is the lone exception. It has no immediate relation to proposed adjoining structures or the surrounding built environment. 7. Mechanical equipment, appurtenances and utilities shall be concealed from view and integral to the building design. Screening of mechanical equipment from roads and subdivisions was a significant condition of Development Plan approval. MACP page 6 includes this commitment. The aim is too hide mechanicals behind parapets or use a penthouse(walled box covering). TOWN OF ORO VALLEY STAFF REPORT TO THE DEVELOPMENT REVIEW BOARD, OV13-06-19 Page 6 of 9 The MACP also provides that all roof ladders will be internal. A condition has been added to require that all utility boxes and panels etc. be obscured from view. 8. All components of a development shall take cognizance of the unique desert, climate and other environmental factors of this region and promote an indigenous architectural feeling. As previously described, the architecture is compatible with the immediate environs; therefore, it achieves the objective of an"indigenous architectural feeling". In terms of design for the climate, shade elements should be a focus. The objective is to enable a person to walk along the entire length of the inline stores—and retain the option of staying in a continuously shaded environment. This is a significant shortcoming of Oro Valley's Rooney Ranch development—and it is one of the several factors that encourage customers to drive within the center rather than walk. Staff is unable to determine if this objective has been achieved. This will be a focal issue with submittal of specific inline elevations—in tandem with the forthcoming landscape/hardscape plans. A condition has been added to Exhibit A. 10. All exterior materials and colors including roofs, walls and fences shall be predominantly muted earth and plant tones and shall minimize contrast and glare. With the notable exception of the dark blue color, this objective has been achieved. All colors have a ULV rating of less than 60% - as required by the OVZCR. 13. All components of a development shall be in compliance with Addendum A Design Guidelines. A. Appendix A 6. Commercial/Office Projects g. Commercial developments should have amenities geared towards the pedestrian. • The applicant will be providing a separate hardscape and landscape plan for DRB review. As a component of this plan, outdoor seating in front of building entries,planters, and various sidewalk textures, and"way finding"amenities will be focal points. • Courtyard elements, such as the movie theater, will be designed as part of the hardscape plan. • The need for a continuous shade canopy has already been discussed. h. The visual impact of large scale commercial buildings ("big box') and commercial complexes should be moderated to reduce the apparent scale and mass of such projects. i. Articulate facades (exterior walls) to reduce scale and mass and provide visual interest. (Figure 28) This is to be accomplished by: (a) Ground level facades that face public streets and/or primary parking areas should have one-story pedestrian scale features for at least 2/3 of the horizontal length of the side of a building. Features may include windows, entry areas, arcades and/or overhangs (awnings, trellis, etc.) TOWN OF ORO VALLEY STAFF REPORT TO THE DEVELOPMENT REVIEW BOARD, OV13-06-19 Page 7 of 9 • Covered arcades represent the primary pedestrian scale feature. This also relates to the objective of providing a fully shaded route along the full length of the inline shops. • The applicant has also included textures (three version of Vistoso Stone) along much of the lower planes of the buildings. • Compared to the first architecture submittal, a significant number of windows have been added to the lower half of each building elevation. This is a very significant tool to create a purposeful pedestrian scale environment. Developments that include"big box" stores typically only incorporate windows in close proximity to doorways—leaving large expanses of concrete walls at eye level...which feel like a "no man's land". As a result, it encourages the consumer to entirely focus on the relationship between his/her car door and the front door of the building. Nationally,planners are advocating a standard of 60%to 90% glass area for large retail buildings (Home Depot, etc.) at the pedestrian level to reduce the scale of such large buildings. One aim is to incorporate a"Main Street window shopping feel"that creates an inviting streetscape. It helps connect buildings along a strip in a manner that is more inviting for customers too actually walk from store to store—rather than store to parking space. Vestar has agreed to work toward such a goal. Compliance with this standard will be measured upon submittal of specific elevation submittals (drawn to scale) in the future. (b)Facades greater than 100-feet in horizontal length should be broken by recesses or off-sets. Alternatively, the horizontal length may be broken by vertical elements. Off-sets or vertical elements should be of sufficient size to effectively mitigate the visual impact of the horizontal line and mass. ii. Vary roof lines to reduce the visual impact of building mass. iii. Add variety and interest of a human scale by using color or textures. iv. Increase textures at the pedestrian level. The design concept complies with this guideline. As previously mentioned,the applicant has provided perspectives next to each elevation that represent the extent of building relief. B. Oracle Road Scenic Corridor Overlay District(ORSCOD) The guidelines re-emphasize the need to break up the mass of structures and focus on use of stucco and natural materials that are compatible with the surroundings. Furthermore,the issue of building colors is a focal item as depicted below. c. Building colors should relate to one another and the natural environment on the basis of pigment, color value, and/or intensity. Within the Oracle Road Scenic Corridor, earth tones and pastels are encouraged, especially in areas of high visibility. Color schemes should avoid jarring juxtapositions with primary colors. In more private areas, away from the Oracle Road view corridor, homeowners and business owners are permitted more freedom in color selections to accent principal building,plazas. As previously mentioned, the color palette includes an array of desert hues that are compatible. The number of options provided in the palette is a significant issue. It is important to provide enough variation to help insure TOWN OF ORO VALLEY STAFF REPORT TO THE DEVELOPMENT REVIEW BOARD, OV13-06-19 Page 8 of 9 that the 113 acre site is not architecturally monotonous—but not so many that an overall cohesive theme is lost. Within Rancho Vistoso, there is a tendency to restrict color options to a minimum. The two relatively small scale shopping centers in Rancho Vistoso (Bashas and Safeway sites)utilize very limited color schemes and represent an unusually high degree of consistency—which reflects a retail design trend of the 1980's and 90's. Both sites are less than 15 acres—and staff asserts expanding the same concept to a regional mall would create an extremely repetitive design—with little means to distinguish the various use nodes within the center. This level of sameness would create a sense of overpowering mass and lack of visual interest—rather than create a human-scale environment that consists of several cohesive—but different- commercial nodes/villages. Due to the size of the site, the color palette should be expanded to include more options—and the applicant has the ability to request additional colors with future submittals. As previously mentioned, staff is concerned about the proposed dark blue color within the palette because it creates a"jarring juxtaposition". The applicant feels strongly about maintaining the color and applying it in the specific manner depicted on MACP page 12. There is a concern that a specific tenant (design is clearly indicative of a"Best Buy")will not sign a lease if the color and design is not approved. Typical"Best Buys" incorporate the blue background to this same extent—and it is an effective tool to accentuate signage. In terms of functionally(advertising), it meets the most basic definition of what constitutes signage. Staff researched various "Best Buy" sites for variations in design. Many corporations such as Burger King etc. accept alternative designs in particular jurisdictions. In Scottsdale, which has similar color compatibility language in its zoning code, a Best Buy was established on N. Pima Road that uses limited blue tile mosaics and a flat roofline(see attached photo). Staff recommends a similar approach—and relegating this issue to review as part of the sign criteria. 4. Commercial Design Guidelines iv. Glass panels measuring greater than four(4)feet in width or height are to be of 20 percent reflectivity or less. A condition has been added to Exhibit A for this to be achieved throughout the site. v. Incorporation of natural elements such as boulders, native rock or designing to blend structures with natural washes or existing copses of vegetation is highly desirable; and g) Colors derived from background rock forms and vegetation h) Thematic architectural detailing,preferring rough cut stone accents Three variations of Rancho Vistoso stone are included on the materials palette. Stone has been applied on all elevations within the MACP—except the one described as"not viewable" from Oracle Road. C. Tangerine Road Corridor Overlay District(TRCOD) Many of the same themes depicted in the ORSCOD guidelines are repeated in this section of code—which includes use of earth tone building colors, emphasis on compatibility with surroundings, use of stone, low reflectivity values for glass, etc. • - r TOWN OF ORO VALLEY STAFF REPORT TO THE DEVELOPMENT REVIEW BOARD, OV13-06-19 Page 9 of 9 PUBLIC INPUT As mentioned previously, the design theme was derived via input at public Open Houses, Neighborhood Leadership Group Meetings (included participants from surrounding developments and subdivisions), and discussion with staff. RECOMMENDATION: As previously mentioned, each individual pad must undergo specific architecture review in the future. Each will be measured with regard to the General Plan, OVZCR, and the MACP. Overall, staff finds that the MACP is in substantial compliance with Town policies, standards, and guidelines. Approval is recommended—with conditions relating to building colors,window reflectivity, etc. SUMMARY OF FACTORS Findings in Favor 1. MACP meets the objective of establishing an overall theme to guide review of future elevation submittals. 2. With satisfaction of conditions in Exhibit A,the MACP will conform to all Design Review Criteria, General Plan, ORSCOD, TRCOD, and Appendix A Design Guidelines. 3. The architectural design—once Exhibit A conditions are satisfied—will be compatible with surrounding neighborhoods, desert surroundings, and the Catalina Mountains. 4. The MACP complies with OVZR,PAD, and Development Plan requirements. Findings Against 1. The rear elevations for inline stores indicated on page 15 of the MACP should not be utilized unless the Development Review Board accepts a view shed analysis certifying that the entire area will not be seen by passersby on Oracle or Tangerine Roads.* 2. Contrasting color arrangements and rooflines should not be utilized in a manner to accentuate signage— unless specifically permitted as part of the sign criteria.* 3. The design should clearly enable a customer to walk along the entire length of the major and inline stores and retain the option of staying in a continuously shaded environment.* 4. For the bottom half(pedestrian level) of each tenant space in front of the major and inline stores, 60%to 90% of the linear area should include glass to reduce the scale of such large buildings.* * Please note, items 1 -4 have been included as conditions within Exhibit A—and may be addressed upon review of specific architectural submittals. SUGGESTED MOTIONS: I move to [approve, approve with conditions, OR deny] OV13-06-19, the Master Architecture Concept Plan for Oro Valley Marketplace. Staff recommends that any motion to approve be subject to the conditions specified in Exhibit A. Attachments: 1)Master Architecture Concept Plan 2) Scottsdale C: David Malin, Fax 797-2541 and Daniel Sharpe, Fax 323- F:\OV\OV 13\2006\13-06-19\DRB Report 6-29-06.doc Exhibit A OV13-06-19 Oro Valley Marketplace Master Architectural Concept Plan 1. The rear elevations for inline stores indicated on page 15 of the MACP may not be utilized unless the Development Review Board accepts a view shed analysis certifying that the entire area will not be seen by passersby on Oracle or Tangerine Roads. 2. "Dryvit Color Bright Blue"must be removed from the color palette and elevations. Application of this color in the manner proposed will be addressed as part of the sign review. The elevation on MACP page 12 must be amended by accomplishing the following: 1)replace the area in blue with the dominate wall color in adjoining buildings. 2)Revise the roofline to incorporate a horizontal plan with or without vertical elements. 3. Contrasting color arrangements may not be utilized in a manner to accentuate signage—unless specifically permitted as part of the sign criteria. 4. Utility boxes/panels are to be located in areas of low visibility and painted in a manner to blend with a structure. 5. As part of future architecture and landscape plan submittals,the design must clearly enable a customer to walk along the entire length of the major and inline stores and retain the option of staying in a continuously shaded environment. 6. Window reflectivity values may not exceed 20%throughout the entire development. 7. For the bottom half(pedestrian level) of each tenant space in front of the major and inline stores, 60%to 90%of the linear area must include glass to reduce the scale of such large buildings. Future architectural submittals must comply with this standard. 8. The MACP must be revised by incorporating each of the aforementioned conditions. tir rriUly-711: QV/DAB/BOA SEE OV13-06-19B FOR r v BLDG GROUP( 2) ELEVATION - ATE PZ PR E-81113Altitef = let CHANGES S 4., ,4. 4.2.... 4 ' 14, 1„ , =, - t Akt*,issci • ? 2/ii la* i ORO VALLEY MARKETPLACE .„,. .,,...... , „„. . . . , - 3- -‘-1—* 441/4 -*-.1 WarNiSliiiiiii , 44 ' ' ' ' ,. . MASTER ARCHITECTURAL CONCEPT PLAN . 4 DRB SUBMITTAL • JUNE 29, 2006 -4 $ -441‘ 4- - ,.."' --4 ---.. "-, - , , .• '''''''.7.4' -... ' -, -,..:, - P ''''... 14.- LC'*t 4_.s• ..-.. ,..,• I! 0,44 '44.4„. - ....,,,44 \,... -..' .''. ' • 1' r---. , . , . %,.. " ' . . 1 VESTAR _ . DEVELOPMENT • ....„, . .. ... .., ... ... Burlini/Silberschlag Ltd. , _. Architects - --. - --- - - - ,... -.... , - ..:.- -- •- _ ..7., -. - ,- --.*. . - i---- --. & Planners AIA -. . ... ... -r- ...4, ,., .. , t . . ....... -- . LI MASTER ARCHITECTURAL CONCEPT PLAN TABLE OF CONTENTS 3 NARRATIVE 4 NARRATIVE 5 NARRATIVE 6 NARRATIVE 6. 1 NARRATIVE 7 VICINITY MAP 8 MASTER SITE PLAN 9 SITE PLAN 10 CONCEPT ELEVATIONS PLAN 10. 1 NODE PLAN 11 CONCEPT PERSPECTIVE — MAJOR TENANT 12 CONCEPTUAL ELEVATIONS — INLINE 13 CONCEPTUAL ELEVATIONS — INLINE 14 CONCEPTUAL ELEVATIONS — INLINE REAR (VIEWABLE FROM TANGERINE RD.) 15 CONCEPTUAL ELEVATIONS — INLINE REAR (NOT VIEWABLE FROM ORACLE RD.) 16 CONCEPTUAL ELEVATIONS — PAD CHARACTER 17 CONCEPTUAL ELEVATIONS — SHOPS 18 CONCEPTUAL ELEVATIONS — SHOPS 19 CONCEPTUAL PLAN & ELEVATIONS — TRANSIT STATION 20 CONCEPTUAL PLAN & ELEVATION — BRIDGE 21 CONCEPT PERSPECTIVE — THEATRE/ENTERTAINMENT 22 PEDESTRIAN LEVEL LIGHT FIXTURE 23 COLOR / MATERIAL PALETTE 24 CONCEPT HARDSCAPE PLAN TABLE OF CONTENTS Developed by: Landscape Arch sect: 101 Burlini/Silberschlag Ltd. Architects & Planners AIA Vesta r LASKIN R ASSOCIATES.INC 2425 E.CAMELBACK RD. i.n�nscn�r naclullscrS SUITE 750 PHOENIX.AZ 85016 TEL:602.866.0900 FAX 602.955.2298 2 INTRODUCTION • The process for obtaining Architectural Design approvals shall occur 73 < in phases. Upon approval of the MACP, separate exhibits will be J Q N The Oro Valley Marketplace is located on 113.9 acres at the southwest submitted addressing specific building groups or in-line clusters as a as mo CN corner of Tucson Florence Highway (Oracle Road) and Tangerine Road in phase of development. Each submittal will be measured against the X � aQ the Town of Oro Valley, Arizona. It is within neighborhood 4 of the MACP for compliance and DRB approval. Due to the size of this `i `� Y g PP _� � Rancho Vistoso PAD. A preliminary plan and development plan has been development, submittals in phrases will allow the designers and Town (7 E approved by the Town of Oro Valley. This document is intended to of Oro Valley staff to concentrate closely on the higher detailed — rC4 LS i� establish a standard of design which will reflect a consistent theme submittals. This will also allow the developer to proceed in the CO 0 throughout the development. process towards construction documents and building permits as a phased operation. Outlying pads will be reviewed on an individual UJ SUBMITTAL PROCESS basis measured against the Concept Plan. In all cases, no future u architectural submittals will be accepted by the Town of Oro Valley o n. x without written consent of Vestar or the property owner. Hardscape • The specific request to the Town of Oro Valley and this submittal is the ; Q review and approval of the Master Architectural Concept Building plans and landscaping adjacent to the buildings will be submitted as CC 44( ix Elevations for In-Line Major tenants, shops and pads along with part of future phase submittals. Other landscape approvals shall occur '4>o0 -N adjacent hardscape/sidewalk treatment and ancillary Architectural by separate submittal(s). W z;o Q -Ix features. The Architectural Concept will include a color and materials _, =° U palette and address related site amenities such as the New Transit PROJECT DESCRIPTION > Station and internal Bridges spanning the central riparian open space. cc Oro Valley Marketplace is designed as a unique retail development 0 offering a Variety of shopping experiences. The overall site design concept • The purpose of developing an MACP is to set forth a unique integrated results in a strategically integrated shopping environment, providing a family architectural style for the entire development that answers to the design o atmosphere in a pedestrian-friendly setting. z guidelines of Oro Valley and addresses the requirements of the w The boundaries of this site allow for ideal retail orientation and Development Plan. This plan, when approved will provide a benchmark a, visibility from Tangerine Road and Oracle Road. A new divided private loop ¢o for future design within the development and act as a guideline for the cn L4 road will be located along the Western boundary of the project, providing w ww review of future submittals. efficient vehicular ingress and egress throughout the project. o NARRATIVE 3 p }> The orientation of the overall development, landscape concept and buffers, . Street trees, benches, storefronts, sidewalk and canopies are detailed and Q o J Q cv building Architecture and placement has been focused on creating a retail center that scaled to provide a comfortable and engaging environment. Throughout Oro Valley di 2A as 06 serves the community's needs while minimizing its impact on nearby residential Marketplace is a color palette that draws its hues from the Catalina Mountains. .= c� neighborhoods. Accents within complementary color sets have been selected to allow for unity and 04 The proposed development will be designed in several phases, allowing for design to be represented without repetition. cn ogi 4-4 ....... Qs, the completion of lighting, paving, landscaping, infrastructure and required c m o . rR retention/detention for completion of all buildings within a given phase. The Oro Valley Marketplace will be developed as a regional shopping m QI infrastructure along both Tangerine Road and Oracle Road will be installed to allow center with in-line major anchors ranging in size from 5,000 square feet to 250,000 for the ultimate design to be available as the tenant demands and needs are to be met. square feet. The current parking configuration and alignment can accommodate Off-site improvements will include signaling at both access points to the private loop single users up to 250,000 square feet. Additional retail shops will be located both U.1 v road, at two locations along the loop, landscaping along street frontages, and in-line and freestanding, ranging in size from 750 square feet to 20,000 square feet. Q J d drainage and utility infrastructure. Several freestanding pad buildings, which may include, but are not limited to, CL r4 U The primary architectural theme expressed in the MACP will be varied restaurants, banks and retail will be placed at the perimeter of the site ranging in size c o Z cc �8 according to node (see page 10.1). Each node, such as, the office complex, in-line from 2,000 square feet to 20,000 square feet. Q �¢ w 8 z?��o retail groups, restaurants and theatre/entertainment center will have an identifiable -.o N W z>oo theme that closely relates to the overall development. The center of the development has been designed to preserve dedicated J <x ,1 o0 The contemporary desert foothills architecture of the project is achieved with open space and riparian habitat. Parking is provided off the main drive aisles > U a variety of colors and materials that draw from the adjacent Catalina Mountains, intersecting Tangerine Road and Oracle road and around the balance of each pad 0 alongcc with the massingof buildings accompanied bylandscape and hardscape site. Decorative bridges will be built over the riparian habitat with sufficient opening g P P PP P g 0 features. beneath for seasonal drainage and animal migration. The majority of the major This theme was derived as part of the neighborhood leadership process from tenants are located along the northern and eastern boundary of the site. Major and 0 which the group recommended not to stick to a Rancho Vistoso only design palette. Anchor tenant buildings are proposed throughout the development, which will range E- z The consensus of the group was to focus on blending with the mountains. The colors in size to accommodate a variety of retailers to serve a local and regional customer w a and materials were specifically selected to create this form of ambience. Variegated base. The site layout has been designed to break-up large parking fields. ¢o color clay roof tile, enhanced masonry and stone finishes, metal canopies, trellised cA[4> >Q colonnades, and various scales of lighting and pedestrian amenities will create a p ....-0,,, timeless atmosphere of comfort, to encourage gathering, and enhance the pedestrian NARRATIVE 4 °' experience. Parking in front of the majors is broken up by significant landscape and ARCHITECTURE AND OVERALL DESIGN THEME Qo pedestrian connections between the in-line buildings and pad buildings. J Q(9 .0; Pil Carefully placed pads along the loop drive screen large expanses of parking A set of design guidelines has been proposed to ensure as mo CN spaces. The larger parking fields in front of the major tenants are also screened consistent, integrated and unique architectural style and expression , X C aLI by pad building and landscaping throughout the parking areas. Parking fields throughout the development. Some of the main components of the design od will have a variety of enhanced crossing areas between different sections of the guidelines are as follows: " o1 m; marketplace to provide convenient, safe pedestrian access. • The entire Center shall comply with the Rancho Vistoso P.A.D., Town of - r Oro Valley Design guidelines, Oracle Scenic Corridor Overlay District m Q� Traffic calming devices have been provided throughout the Design Guidelines. The Tangerine Road Corridor Overlay District development including colored concrete and brick-like cobble paver's at Design Guidelines and OVZCR Appendix A Guidelines. strategic intersections. This encourages slower traffic speeds, safe pedestrian • ``' The proposed individual pad buildings shall match the centers c.) connections and good traffic circulation. Areas in front of the Anchors and architecture, includingdetails, materials, finishes, colors, site amenities a ce La Majors will also consist of colored concrete and decorative paver's along the and shall require four-sided architecture for all buildings. � Q 8Q majority of the storefronts, which will further enhance traffic calming and safe • The Transit Facility will follow the design vernacular of the center similar ce ozi pedestrian access. Internal 3 and 4-way intersections for the main drive aisles Q w Q to individual pads and provide a sheltered waiting area and rest stop for 1 r 0 o L4liON will be stop sign controlled. the linear park. W Q>o • Patio umbrellas shall be solid colors and shall not have any advertising in U The development has been designed to create a sense of arrival, both > the form of signage or logos in locations visible from public streets. as a gateway for the area and for the shopping and dining experiences of the 0 • Electrical service entry section shall be located primarily inside the ce customers. The variety of building sizes and shapes with staggered building 0 building, with only a meter section and CT cabinet on exterior. planes creates a massing of elements typical of smaller projects. Additionally, • Roof access ladder will be located inside the building. signage will be designed as an integral and complimentary part of the design d • All roof drainage shall be interior roof drains. H theme. Every effort will be made to enhance landscaping, added pedestrian z • There will be no overnight RV parking allowed and no outside bulk L gathering places and other elements at all entry locations. Decorative and a, storage allowed. ¢o accent paving will be provided at all entries along with significant landscaping NARRATIVE 5 Ww w to further enhance the sense of arrival. >Q p t -d < • The design details of the site shall incorporate sensitivity and accuracy in all • Contrasting color arrangements may not be utilized in a manner to J Q N w aspects of design towards the detailing of the architectural elements noted in this accentuate signage- unless specifically permitted as part of the sign as mo CN section. criteria. . es.. • The developer will install all lighting in conformance to Oro Valley Lighting • Utility boxes/panels are to be located in areas of low visibility and painted ®q 06 "c7) 19 Code. Night lighting, including signage, will be dimmed to the greatest in a manner to blend with a structure. \ ,,cNo extent enabled by the OVZCR Lighting Code. • As part of future architecture and landscape plan submittals, the design r6 • All shopping cart collection and storage areas positioned adjacent to must clearly enable a customer to walk along the entire length of the m Q� structures must be screened with an opaque wall that matches the exterior major and inline stores and retain the option of staying in a continuously building façade texture and color. shaded environment. W • All rooftop mechanical will be fully screened from all surrounding roadways • Window reflectivity values may not exceed 20% throughout the entire v Q and properties. Every effort will be made to position mechanical units behind development. - architectural features in a manner to eliminate views, otherwise a five-side • The MACP must be revised by incorporating each of the aforementioned ,i n penthouse will be established. Colors will match the roof and adjacent conditions. cc Q ,°Q features. Specifics to be provided with submittal of each specific architectural • Additional colors may be added to the color palette with future 1 z 4_� elevations. submittals, subject to DRB review and approval. W z Q J I-� • As required in OVZCR Section 25.1, all operations and storage shall be • The number, size, and type of windows indicated on the in-line major J 00 Q conducted within a completely enclosed building or within an opaque barrier elevations are conceptual. It will vary as tenants are identified. This issue > designed to match the main building on the site. Items stored, excluding live is subject to development review board review and approval upon cc 0 vegetation (nursery), maynot be visible fromprivate orpublic streets or g submittal of specific architectural elevations. adjacent residential areas. • The rear elevations for inline stores indicated on page 15 of the MACP may o E- not be utilized unless the Development Review Board accepts a view shed w analysis certifying that the entire area will not be seen by passersby on Oracle o or Tangerine Roads. > ww • If the Town Council approves a master sign program that includes the wedge >ca shape outlined with dashes on page 12 ( second elevation from top ), then NARRATIVE 6 o the roofline may be administratively revised accordingly. LANDSCAPING CONCLUSION Q°° Qo N i .() (QN Approval of the subject requests will allow Vestar Development Co. the as mo A conceptual Landscape Master Plan has been presented and approved E opportunity to provide a high-quality regional shopping center with a variety 04 a by the Town of Oro Valley. More detailed individual landscape plans shall be of retail uses and services. Careful attention has been paid to common 1 under separate submittal. A concept hardscape plan is included with this t!) m� architectural design, color and materials, landscaping and amenities, good ®N submittal to demonstrate the proposed pedestrian friendly walkways in front of a E 2M traffic movement, convenient parking and safe pedestrian access. The result -CO , typical group of buildings. Variations in paving treatment intermixed with the < is a quality commercial development to serve the residents of Oro Valley and path are proposed to enhance the architectural style and experience of the the surrounding community. development. V LIGHTING J d a A complete site lighting design will be provided for approval. This W design shall provide for site lighting necessary to ensure public safety, security Y o lighting, pedestrian walkways, and accenting architectural elements, such as Q �¢ building facades, entry, outdoor seating patios, etc. o<88 Q The owner/ applicant will comply with the Development Plan Compliance o U requirements and the Town of Oro Valley Zoning Code Revised. Site lighting fixtures and poles are to match Oro Valley Marketplace center's standard O cc fixtures and design detailing. The maximum fixture height will be consistent 0 with town regulations with special attention to dark sky preservation. 0 U SIGNAGE H z Oro Valley Marketplace approval will require a specific signage design a0 submittal, the details of which can be found in a separate Oro Valley H w > Marketplace sign presentation. Signage represented in the package is only Q included to indicate general location. } NARRATIVE 6. 1 7_" r-4. A 5. /w1♦a . -,•6, .•7'�,i,it�' a,> 2). f. ' ' ' • v •_.� „ _• • u+ ' fk a.0^ ' x " '' t w.• S'p • ..4`i- • w •.""M t. b . ` ,,,..- • . .. a • •....,. . -- - ,-,...... .. -,,,.,,, ',..-,,,..,„ • -. *; , • w.� r • aly� il, 1" ; , • '.. .i • Ik'7•a711 Vi}H�. 1 :� t +."t. #, Ir �'. •e.• _vr , -j. 31' 1 +., .Rho i-`t,\1 -.1f • ,.:' •-'- �/ 1 " 1 .r ..{,..} • .l= . E• � 4 7 , , r , e ' M1 .a( l�- . ate. • ...r _ .�1• r r '\ lit.O�. 1.:' ♦-. .. v r/. I. V 11 y1))Y17 [ • r J.i. 7 f' • r.. .7r i 3 S tS1 • rem ,F, O. • O 'le' ''':.' *is_ ` - , . ft. , :i t ., • ••••••yyyyyy,,,, eft ri t rcha ;', *V.. -4,,<°:?''''' 01$!0A, ' ' ' ' .• _ . iA - • k‘41 �'� i.: i;R\ -1:•a ti . r.+� cS;p ''ia*�''t" , ",$11 Its-7+• 0 / W" .:. .1-tek' ,,*.,-;r CIO t .. • �f St .f � � a r ���?rCt �'saj - r � , $ P pa ,.v ' � t ..u. .. ,r 'w .1 '. ,• . ,L" :.tea.: I k r, ,, f r `�� l Mti •, ., -Itr 11(r ` r1+ J!IiitjIi JI f.r,i , 13 •,,,,,i,,, , OrEL_I" 1 Jt ' �`,.. 0 !'' �' ;7 mob• ._ • .A.,.+ 1 .' , f • Sal �"1: - .. ✓•,.-:... • y S. e , • ` r ` 1 r• i ,,s w r ���j� 1 4 t, 4 �; ti.• H ti f t R a ....i. ., ,, , . • . s. a = _. - , .. . , VESTAR ORO VALLEY MARKETPLACE Viii Burlini/Silberschla Ltd. V DEVELOPMENT CO. SWC OF TANGERINE RD.&ORACLE RI). �� ORO VALLEY,ARIZONA 06-1085 Architects & Planners, AIA Vestar 03-21-06 TEL: 520-323-1996 FAX: 520-323-2091 ti Qrn EXISTING I TRAFFIC SIGNAL TANCER INE ROAID a J Q N , (V) T ¶TRAFFIC SIGNAL PROJECT k CZ m co I( . ait . ...,_ . .1 _i: __,...... . . I .......=_-__is-r, ..c71:1. ! 7F .'� CATALINA STATE PARK X 0. ------- ---„--------,.....,.,... , _ nem-.iiir Iii (�u�lnuj(1 1 1 i l I) URNmri}. . - , \ t , 11.\=111,./11111 ........4i c.,, i 1WOl l9 r ,,' ,L..-dg .,...: --me-INE Z....... �.+roa u w IIm" \ It 1 i __ _il ` V`lam' i r �j�0� '. ii':' IIII L y r I�it 1 1.. rim-. \sf I. / 1 __ _ .-. 1■ mop V e I ���m� - 1_ — _ ,. l'-il 1., I / I� Wi^t. to y ill iii 1 I '/,/// ` .,z, #�'� •wc�.m p :I' �,/,/,11 :r is ��' l j W.HARDY- i LN EXISTING WELL SITE,` , J_ J_ .iiiir&I��. 't _ r 3- / = L.J PROPOSED I �I/ 1 .1 / LOCA I°I ON 4P TRAFFIC SIGNAL ar '/��,Nr �G�� c" .. . _Iv 1,rkil /1"147. ' ,...alt°1111111104110...., . itr �A94' ;. - 4_.--, • / . 1 � PROPOSED :1 7 'II ;1 at TRAFFIC SIGNAL • / V • sae n Q 77 ACRES � � �_5 / DEDICATED OPEN SP,4CE/ ,-.i----r-_1. .. G. RIPARIIAN HAIBIt14t a - i ;ii SITE DATA: W - oz LAND AREA: 14,961,484 SP u o .- (GROSS) 1s1I39/4CIQE8) N �LDG AREA: 868,�bb SF Q ICillia o �+� 1 COVERAGE: I'ib qo ���N ('HHHfDf ��" ._� w.�� 1 �- C7Qoo ff�1 i =�� 4311 W ¢> OHM -i sic. '',. SLOG. DATA: `J O U • ..iiii_i__, :1 „ W 04ICE 61,000 SP 3 .; • U PAD 114,000 SP MAJOR 543,118 SP ism 4 SHOPS 118,990 SP CC ,.. 1 - .. (Y GARDEN CENTER 21,188 SP .. ;1 - O POLICE/SALLY PORT 3,870 SP 0 •, >(i rl TOTAL 8b8,�bb SP �= PROPOSED PARK INCH DATA TALI oP ORO Yaia,. AFF1C SIGNAL O NORTH+ �� ' 1O°O' so,00' ! I PARKING REG'D: 4,018 H PAN 1 - SITE �- I w M �' PARKING PROV'D: 4,258 a VESTAR DEVELOPMENT CO. ' w i � > t' -- ; ww / pa MASTER SITE PLAN 8 ' .Y ` , . • „• -. ..,... • . .,; r , , , i .. A 4, ti • • r r 1 • • E t• „Ai wir* da . Ay .• _ ' , ! • • •••:..� r �, . • J Elk I , .....i 4. v�•�, ▪ , I� w".�•,.,��•all °`' 1 •�• +'" wiY � 74 .•a. rz< + r }�^ .J+ 1 ,l AD • . a. ..• t.••w•# 0, •A .� 3 ♦ • `.4' . • • ' ,yam, R R i 1. • 40•9 ry +.7.t. Ids . , •. ` %� • * _t •� Y p • . .... _. , - • ali --.....:•14.,n, ;, t ? , r �•' Nx 1�y' t: , 1 `i tof ,ty'11�,� t t "1 . -- 4 ry,.l• • . ti �• • ••41141►'.Ar' '''`~ •• i �. hw/ ti • ! ` • y III M `t �- yr* .4 'f+1A.,t.'!t\..• �••• ,•- -••s !'S •.�► • - • •�,'r•T.a•• { r • ' .,1.. .,,Il .> t 1t a I 11. i , ; ' '4t.';k4.61.9.411 .''. .4` 04'...):"4`lej4. ,'. . r- ,• .. • ..,..4.- -"•%0,4, . 1 i ; .4 4', , . t-• c_ft :11.41.i)..Tal. -11 t • "It. ,;. c;.,-'' ...•...Is.:141:f ';,',,.,,,t,••$e, --,...:a., , r. ...„,„,,..,„. _. . ,, : , . . .,::,.. . .•.,, .. . . , , ....Illa -n 4 .0. 41 --, lie , il ' - / .: . :1'' 'ifil-14r;."`it . \. /* ' 4 • - ' .t"I-.,, tio I $4, .,,,,'. • t, )f'...,/gt-;. ' .#t, -7, • / 0‘14'•'• . .., ..,. .. \ .:,...1? 4/0 1 .14j • ',I- • .li- i..*:ge•••••..•;. e•4'''•• -1h;• -.I" et.- „,, ....0,'+...*,,, . . . ..k. 4 ,..St') v v$4 '• R"r,t '• , it . • j �' � / ti • • ,.. lip, '1 i , - "/ • i• � il, 4 T4 J J y /// '1/ •4`.*... Rr 'M;*:- RR * ' • f • • M V-- -- ' t L --', -• - 4jw, !+ LR • `s � Sr � • t �•j ' �. -R "., •' +h•'1j ,r "1 1 .,_ , % • ' f r Z 3. Ali �q,. • • � " 0,°?' • _^_ • _ i o- ~~•• •• 4 ; � a . ,I bt '' ,: '� . .t' V * ir;r ,••a .11Ar,yt t •• rw • • • • • AN j t • aI��' • * 105 r ." 'f' • • •• ' Y , = : : ,• . . ' � . • 1, fir• , , • . s• , •.. 40;01:Ar Cs .'.s,,,:, !;• 4, ,. * re • • # .4*. ...- • ‘ . ; ro, 4. ).; t.;*, . , 114 .• . -is 4.'ilt;'' ''''''''.' ...•.:. - - - -.444;*P 'A . ' .1' • t.4 '' ' ‘tt'' " ..". rt-.7!i.:-.;'.: ,'.,7 1! z\°-. • .•'jam ?�-1�• t, i▪ '9i•..I .•,. 1 10• 44!, .♦+•�, .•'' � • .1:'�1 j F I ir"/ f .J;. �� i off ;` 1 • API 1� •,•„•, a ' ,�'�.'�.. . ' a .♦ N ,�7iwy��Ta',. ! !� ��'`. �,�• �,�� � � 1- •rr i� o� I'',, l ` a1 `,�'•r-1�. 1 i s • r yt " 11-•. �1) • •• PS „s; R . ,y i• ,�• •....red M S•• t• . « •4**': •^^. + ; ': .IG'�I $ 4) ' ; •Fri*.. •�' •»Yf .fw•'t�''+rK�•"•..,.004‘1�r(r ,A.-,r ...,ioller 4'' ! .sa eb 1 soh /fr �•' �r; e, • ♦4Y Nifitosim ,�, t �' �� ,•, t*.• t # 1 ' Gift• - . t l .11-''' ' I* to). ilir °4: • • "t1.‘or 'It ifr:. iltii"• 7„ h••N +!'��r�►'"�.M1�1 � r n •044 4 !ow'1 7.• .. ,;'ftf�i �ti ♦ .$i.,i ♦• a t • ,�• ` .i. *It% • c; f7: [)4 C} 1 ..:1lµ�µr.. ', ,., ..%» ,ITS • IlloitAt4(iiri •`:,`.:, • .•".., ' .• , ' '`. ' ! ), *.i.lipp., kie,, . ' '4, . -'67 ', ' ‘,V. . -•- • - . . • •• • ......* - ii1161414 it, k.• l' 't'._i, -'''' I'- r � f �i �i- _ jfj •!- t • _ _{�_ ctr'e f\ ' ''....''''''' ij It 7 ".--'Tr.q....: ., . I _ .,,_ _:... ,./:: . 1.....r. _, ,....,.... ,iii_F-3 1,,,,.».0.,". ... _ ,„,,. ,..,g : „..1„,....., . .. _ ,....„..s.." .."J A,,/111311111r ,i : -' ' L i chi; ,: . : -1.1 -122..t.,„___ _ „.....t-.. .1, - _ 1 ,• I.-.1 ., / v.' V__91.'4 .4';'Lthr - • , , • /- , ' ---7---7.;.::::II . ':.,,,.. , ''E•.-4'. - '1 „ Miff : ---...-- '---2 . - ;:.-::,- c4ogpiv..„,,,,,„'"14PiRoitliott. - -4ittk ; - ; - :,,,!.$„/ ,,,,t 06„, , kr ..„,„..,. - Fes.==7• li , ir eg i. ---, Intl -/f,^ xtl .u•s $s :'g iC �L�,„•... W ' %, I • i • �JJ mw it r' ;$ $ '= . 1111 - - . .6' 'n"'"WtU POleptiti;:‘,71, fl, . 4,„ ,. , , ..._ „ ....,,-. -,.: *I s 4, ..< • ' - •�• 11:r. M /: , !,,,„ .......,„ . . *+•71 •" �. ` 1�7<.;•�YM.•• s. fy 'y r,- r4,a .yM1 tr • •i . . 4741114...• 41117,771-C.- ' . 1. *hi ..... ' ' ' . ...i•,• P- .5....' iis?4, : maws,• 714!...11."is',..,,... : ' . ma ' , - A it ." ili....-- .•• -plig :-..• -, ,k.illak... 4•, A•,• •, . • ,iii. • . P 1141: l'a 11404 , !'��t•.+•�. .,r'fit .� •�6 ••f ♦. .• r•'.• �./ lif, r��0 � +r 1�♦• + : .' y •�•` « �•_' di -•:--jit.' ---- --; r'l ilw: y/ • 'if •M r/ i .•. .'!jam i i• •f.+,' wi/ yg► �;• t ,, ii , 'I 4{jM' •" ' • ' D ':�' XI � . � •,! R • Qj w ,!..•�i'C'•1 ��• ./ .�e `� fiw •jf( .,�w 4� � �i ,,: �s,•4 •" 1 t •. •r. •• •�'44•a!i9••4 Gtt• w" t I J!x•L•Ja 4:•.., 4 f • •�' r .• " 4 pit[ �•`• • .b • 1 y M .t t t r- J.M..••�.*,�•� +'••r i,`3' �• 1: ,;l ':+• r ', 1g• l' /c, .{, • z F.J ,Y' !,.' • w• • '!r.«•i L'. `. i.�. 1 {' ,�A •... .►•i1�- T. 'f�a/ l • 4.V fr%r 00. .. VESTAR ORO VALLEY MARKETPLACE . ;o Burlini/Siiberschlaa Ltd. DEVELOPMENT CO. SWC OF TANGERINE RD.&ORACLE RD. "� ORO VALLEY,ARIZONA 06-108S Architects & Planners, AIA Vestar 03-21-06 TEL 520-323-1996 FAX: 520-323-2091 __--— -ci cg, ---- -------- h.--. . • .••• -,. ---TI. .. 4. ti— A r"I 1 :C.Iilk'* --'. 17,): .-. N :_ _.....,...---,_, r:e4444 r m : IP \ mg 4,41 as '66 Q5 __---, �-U�'�{ , ' 11�. ,. ,. -c.`i L ,- -'_ ;.. - r, ,i), 9 C to Ix- l. --- -•:,: E k _if 3- 7 _: i 1; ç1JoiiQ $ J2rfI: 1 ~1 ••i] is wi �� /A� N.4 ., ,_ _,... I J.. _,,,,,:q4..4.:A.,, .s:7 1:2,-i i , 0 c, Ai 4_ _ _ f w z O air / �/ . 1.' ' V \\ ram. = /;,,,, Q! co cm / ,' ,id_;--k,,4,4,1.,. .!: RIF / / ,i. . *w. vihEr:.:...,,:_::;-.Ti- , i , , . , J:„ I / \. ifti it- :-. w ,, :at_ v\\:*44 iir j , 'i�,,,,,,,„, reir*:, © Q 1 0. c4 LEGEND 1, t EO - w Y oz 0 CONCEPT PERSPECTIVE - MAJOR TENANT (SHEET 11) "•., --,/ ce �N A 1 CONCEPT ELEVATIONS - INLINE (SHEET 12 & 13) �i mow• >:No . vi.'ffr -w N A 2 ). CONCEPT ELEVATIONS - INLINE REAR FACING TANGERINE RD. (SHEET 14) "' _>% z<82, w/41 1 . V% —I1,,O13 ), CONCEPT ELEVATIONS - INLINE REAR FACING ORACLE RD. (SHEET 15) 1 I . it 16--;.: -� o /A. \ . 04' k) 4 )` CONCEPT ELEVATIONS - PAD CHARACTER (SHEET 16) '` ---- 1 .... , . ." > , git, , • , �\ CONCEPT ELEVATIONS - PAD CHARACTER (SHEET16) ' - ' " ' I' -1114404fil"* CONCEPT ELEVATIONS - PAD CHARACTER (SHEET 16) rat O t - 'ilk` 1' Ill 4 7 CONCEPT ELEVATIONS - SHOPS (SHEET 17) , li 18 )- CONCEPT ELEVATIONS - SHOPS (SHEET 17) iigii UO • 9 CONCEPT ELEVATIONS - SHOPS (SHEET 18) Z s, • #401) 10)' CONCEPT ELEVATIONS - SHOPS (SHEET 18) e', .,ems Q ►..a 411 CONCEPT ELEVATIONS - TRANSIT STATION (SHEET 19) \) - : F- 14 A,12) CONCEPT ELEVATION - BRIDGE (SHEET 20) / >0 1 L CONCEPT PERSPECTIVE - THEATER/ENTERTAINMENT (SHEET 21) 1 p .6 N \ij CONCEPT ELEVATIONS PLAN 10 ,�1 sin - a .. r j Y Wit 1 '" - -s - N I : 0 t.,... \ ,47 „-://c„._ \ .., -------.... --- ---_ _:-.-. .--...- ri v:,-.-i-0 . oiii,[0,, . lei---..m. './. i:77 iii--,,,,.. ''''''..:c---k -'---111111111 Q --- , ::,:,-. - .,.' fr: r - -ip- - 7 - -40-*--i.,e, '' - - .Y- ',F - .; 1 06 ' i ifiL '• 1 -: ' -:' _ -* .:-. _14( -• 1 ',.///101,,. 'r _;-7,-- ,...-.. 1,:::,,,,,:i : :-. -'*'7'' kN '3-,r-- = 5,r .:- = = '1,4 = 1 iri,/;.4 - 11), - - : (Of 4-.0) NS1 -1‘- ,1:46..., ':, _ _ -..1_ _ _ _ II. 744,4,z,*‘...4. ,_"" *:-$.7 .:,. :.; : . i 'et& 4P- + 1 :74 FI,,, *--A :Airt:t41-: - / i E 2 cc'?' 04 -% Q.) NNN , ..t. VI,,149, //4,-`,, , '‘'`,' ; -saifiThik- - N'N r ilitii:*/./,,,,,' .14 '* %' N\ Vlit'- • \ ‘s//' " /' .; 1.1 %, / / ibt 1 . "'"" 00;1 ' ,'',/ / �`f- '` g:-r--'1 W ,'q,,.:: , .r._:___ "....."'• / LEGEND l i,;-', 1 \%116:1: ! ----, _ / ill C ) TYPICAL NODE • W Oz i11.�4-ice "tr1 i Q N OFFICE t ' P OP x�''112*#ffi4;mt17R1ili.°1 1 1 I � ] uni hzZ4 RETAIL i : c4Qoo 1 --mi J o O THEATER ;;: ;;a�``-- — Q 3 RESTAURANT t " " 0 & rat " �� 0 The primary architectural theme expressed in the MACP ' ' will be varied according to node. Each node, such as, li '\ t„r., the office complex, in-line retail groups, restaurants and "`�� ' o theatre/entertainment center will have an identifiable 1 • theme that closelyrelates to the overall development. �� �`�� z p w Variations in design will be expressed through the use of . -... � ; - a color and material that will be unique to each node. / x o . � w Additional differences could be projected in the use of ,� t ww Architectural features and elements as accents to the - > Q primary theme. Specific variation of node shall be I • - ' addressed with future submittals. 1 } \,-/ N NODE PLAN 10.1 • • --7:. • : ....=.':- ''i';', -. ''.r;:''.'..)-;;,.,1;;;1*, - . .71 '''1 '., • .� .. tt • ' f. 11., � o � I+ 1 ' I� � rr,. . �• Ar ,a 1 a tl rf �4 P,�1 1� �1 -j •. .t ;� 117.{) /;�'j t� , A�.y 1- J, Y D 4 - _ V 1/ ,i,)i 4, ti,:il, •'1,i,,1 It -,..A.,,,,:ik- • „ 1 At, i I r(1'ra 1,�+Ilt �, �� �I + � .y` ,a.,.,,.v-. ��r r rt` -- r •" :�., `;;1 ,, cr;�r , *c }t 6,ti� t "1 / 4 , / 1 r'lIt it r_ .14 ��,' (, �y 1 �,iil pirSt ���,; ✓'.2•rk i ii'i: yr r.,�I,, • i'. * r �'�' S1 11 �t�,,. s. 'r - __ ,..14.1.1A' E �, ;� 1 ;1��, �� � - y ,• 1 i ,'r Y , • ( r IP 1 1 I `� __ --.- -- / _ tilt, - f !�C 4. t,' A 1 Iv :Ill'' 1 ,,�- _ _ = - ',y hit , 1+1 i,,,.tr li l',4 r`I/1 11 'I.I> I r t, "I •,l ' + •'1 ' \� '-- f' 1..„.).41.,,,,,[,,,,, , 4 .\ .,.i., .11. ,....„.,..., ,p,f,.. i\' f / i i 1,i N ttiji- ► 1 O 0 k t !•r yk , ,,. 1� ;'°,' IdI !'d1: {� �� vi:(� ", l r J�iL�j,.v 1 ,r r ,il'lry �r���'ic !�jl° II ' tl. !!', I i ' ;'`fi r T ��r j N'��; �';T�j!� �, t�s �l�t: A., , .. ii �t11 �t1 4�.r,r 1 11 it," d•1 ,) 4:..t��., .�‘ �!4iM�. •1�i .�t v .. •� 111 .1 4' q rlt� v (t 'r' J �'� Y ! n f �� Y .f�'1 iii T " n 1 ( 14 1 ' i'71'y r' �. ,�� _;i rr �tt it,:f �,1� 1 ' rt t•' t�k '�'• 11 '� '_ ♦ I<✓ 1 ,r ','�` " ki I Y• I'(/ f t..I'�1� k .y c t`,i. 1if ' ,+ f++��+�X ,�, r^. ` 7� • • rlki t ,i 3iit l§ l �w1 ` 1 , I I e .. 'f. `` +t' 2 'f _'? � ' F • i ei ' na �r It• ei :1, ii rp ry � �. 1 It �€t (f 1, 111' 1, ,f, rA /� yd4 = of. 7�r , �r li' It `t ' 1I i�f ,��r,t i 11 � " \ttiiS1 1lid �. �'1 '`e `.1b{ )� i� 3I.ikt i, )., 4.Y I '� 'i� 1. T ✓ `6} y'�. _I/ : ,-' ,rg1i tt 11 1 i"°1 �', - 1.-. -ter. ',,� �"1.-, r, '','.:*:4,1 e)''.';'.' '4 1'1 /Ili, 1‘,/ 0,i iii N-,-,:e,:''„-ri- s .... ... ,, , _ , fv � ,f 1.' i'' i'.. y .,'if ." I y,,. i. �� ,► ' , ,,c , �s-/- `f+�-''.:'-4.i�r,�tjy tr� 11,', ' ;4 a•�t it f p.i, t-4' -_,_ _ - •46 1 . ,..91►`T-i r .*- ", q�/',*A.44--, � •.r •,. V I. 41 J ir1��gg``11 1,-' 11 ! I i 1 ,UJ•� 5,ctl, -A--4'',r .r,, f 1 , ,„., r,r,,ti q� ,if �Ji ! t qq ' II i ` �' �{ �� �' ��,,1 tea.V� � � �:% r* ��' ,, �1 rr,. • .;-,•,.,.vSi' i ( ? I I '1 '1 i 1`Il�jl ' i1 I E - - 14 ''� ''', ' 1'-4 u��''• 7 ilr i ^„. 0.44., ,, i If.1 tilt ' . ,,,::.. ,.:',!;',7a . ,E, : iiiir: vo gen,,, ,,., _-,,,.. 't,';:.•I'' "i'-'/?' r` ti. !J)`�11f f`°lad /'�t�`i►l �` (! ?• • -in.' k = w��/,(,•, • J S ' '' 1 ,•( ',1,+ i, k' f11f Ir� r- •• I .- __.._-... i t%r �'} t,A.J:. ��11 h h t 1/, 1q 1' II( - 1. � w '�`Y �., t • R e r,r J,1 111U(1,9i11 11'1t y ° ' �' '� 1 ; . �*� >'i� ®a W 6:iiti .`It iv I {1) if rl ^ f. , •4'-‘20.I,4 ; ;f i , ''I 1 11141 rtS 111\11,' •' • , 1-,i '(*...i...., .44,4 .1 ,i, , i ;, • U l n� �IIVi � � ► 11 IN ,J 1 1, 111v ,i t { °N p ,M,1 �1�, 1 1 1 r "lt a r, :•'�►sf ,( ..� 7�1.. 1i11 �it if,1 `'ir 11t4�s t 111 'rj1 i l,i :Iy�..' '4-r,4) `� ��rt'4 +`1)"Iii,If!'tl t 11� 111 ',I 1 `,( i�, ll� rGl // ~ �`♦�„III_t s-i• �� ,, .',0.7.,,, if;I ill Pi, i,i,,\ks • ,, r, 1j I I i� I I , f ...4;',:irici 111° ,i)tii t 1,, it,1i , 1 "��u r)1,1 fi 1t �' i / 41 , . 1 fl roil1l1� l 1'\.r( J a,�1� ,I I'ii ! / 1 z • ,..... ,, 1 yi��, �• (Vi r• El 1►11"�t�iN I� I' a si its11 I 1� ll*n ` J ;�4�''`it d ',,'fir } ' �aji,i°;'tit�d _ � � t� f ^�R�4�41j11P. ,'�it 1,•.,xi ,. I��`�(4 i�: F lit 1p /! r :`'� Tl-"T a .1 tr\ IN . 1 .0 .:li i,i•;i 4 1 ryii1 i � • t• J; 1 k,4ii'kl r , n • ; , . i :4c,,,, > 1. I N V _P . i � I %,,,,,,,..: ..il....,,,,,, , ,,,, .„ I �1,, (I 1_ 1, • r.... �1 at,, 0 e, iltr Rayi , a t~ ,. ,1,1t, t d I 1 1 i, f r'N' �Y/I a.r. r�. ����� 11 1!.i 04.\ il - p!a1Nr�:ao. n l� t` ,. #' �1I�41i 1� ' l,t�T i1 i li- •..oas..:4 ti, 1 r '' I'A.( i , 1�j r 5 .'•I o.p:,��4.4(F� i 1i 'y.�;.4 , 1 '1 1\III , -�- ili !.......••, i�• y�,�arTIL 1. [i .'�I OIaI,.n1 ) i iti Tye›, .?��,,, ' II / tp1 S' /1 1� I ...7 .„.,..,... �,, .I f.I.qtl•4. ..,...,•.... �,,....._ _____. . .,......... , iii, • . ,,,,,. �>fX"" �`, '"II '1 1(('i tt li 1 c!p 'f.11.'1..af ���� it, 1'j, / w.yt, c. 1 r'',il s1 r Y1r nA.Y..• i � �t •• n 4 \ • ��. ,«i,r,�`, 1_ i -�,- T z fit' ( e'lill0.• 0 t.yi`1 t 1 IL. � ,l lrl'�UI .1 a Ali' .i � 414 ,-,.A, .••0 •1 -w •._�1 �( ��Y( ' _P r f I{ ,�1�r 1 , ;;4 ,i,� N2-_ aki .l4 �� , ,4 Y r(� .• ,� 1,• .,_.!f'.e ' Q Q. I.'` i, 1 �t ►� �. ,�� � .fin .�;� 1���. '.� ,,. ,, el'd`„',, �� W N4:4.',;:' 4 i i:, '4\ i I. 4 T► ;1 ►'�t , v(1t tit s y'1 1 °:' r 1* i} 1° '� �!,�' 1`i'�yF Z II r.l4 1�4/0(1.' 4f '4,0 /•i • '° V • 44 l( f' 1. 1 �•I,I,,,1 1"f �', ^ , ••.r r- J� e r R/- t, - -},y �.�,04, ( (bgit 0 .- T ,.;,.!:,, ; 1 v # k.0'"d ,.11,, 1 ',,'"f• ,,,..'4'1, „'..11 ..„- iwi,7-1‘.i ."4 li ,4 '•,-.1- r 4_ (� ,1iflyx• 1; `,LA I II r, ,'. , ` i E•,IS.` ' . 1 'fir 1\ '� A� ' �N,�r(t 1 r ! '`1 1 �� ',ff i),' '�!ir rr 't a 1' r' lc. ,( 1 c A ,c�4,;A- ^°. '1 I 1pg di i� ,, :1ii I� 111 1•,, i, 4 'h, V a �.' ;� 4.l° 1 sf r '1 `11 I11f�k 11, 1 is i'iF, 1 ,.1' °,' IJ i .d �•, 1'.. iire O n ,-, ; i\ ( ff a �. 4 ry[ 11�'1)0 `�`1 ,1 4 11 94! �'�.1 { 1 1 1(,SIt �l�" ,S }lli �•, ' •_ t ,,j AI'll •4 ' kii tty;kYl 11�����Iti60 ;/ ! tl1 ' 1 �I, ,J 4S��1tit + il,ij, +h+u` 4 1 If ii ..1 g :.4• _. ' 0 1� �11� 1' 11 f'��t1 ,1-,t ��f� •ice( 4 t 40 r ' .�*►�� i! „, �,�'` ,),1 ?� O y ,iy; „•,,, '5 4,0,.1)•;t3 ..iti: i,li "L'r,)', 1' - . na e < i ���i' J o *V i J iii', 1,l II 1 (`'"11 •f.J .y, ,)` ,I' *4r /�..e�y ,/y � sue'' u 6.i 1 1 ,1ti r' 1 �11 Ir,u. p ` �� ? � '' r . 'I I/ 0 ( ti Ir �a�' ,, !'1' ' .0(‘' /ll \ '‘ '% -w \ 1Uff II , II,I 3 I� .��'va . i s :n '' ��; ,� ' of ,,,,� il ,, 3 . ,41\,ss.e) T i 1/4 q 1 i 1`,1) "" IJ i a 1 +�I `t it) ',,11 i, )fit°rf�`'‘',-.,'...,...„.-•',;..,,„ - •'.. r wl+ �1 �(�77.r. i Y�• `,,,� , '_.' - ,r SV ,� i V�II 1� rr "fig f:,. ' i� '" u• .,,,Lit ie,841' 'Tie t- k I 7 a ►1r ' ! • - r� ' ;i O.! .,, 11f -Mir 1 "� _.t 1 .} ,i•'i A '._ ,''.1"`1 ' • i, , .1 r- t l 1 "�t*i"=:r _ ti f .. (,111! Sti w 01 .1•" O Z -�� . #41AL"c1" _: V VESTAR ORO VALLEY MARKETPLACE Burlini/Silberschlag, Ltd. DEVELOPMENT CO. SWC OF TANGERINE RD.&ORACLE RI). ORO VALLEY,ARIZONA 06lOSS Architects & Planners, AIA Vestar 03-21-06 TEL: 520-323-1996 FAX: 520-323-2091 <07 —o J MMi .C) CO I.C9 CN .0 CU) CO u. SIGN*GE ■ I ® _-kG.I�AG E � -- --- �tGlll1GE - - -----= . IEMIII i,; i . N rn • tl fi i.; �,u..3'.. o.- .. __ 1 �'' .v _ 'd J, _i, `i�� :.1' ,_ - '� ` �. }."'F __ �. ++= + `Y, t'; vY —�:G�■�■�� .. - ':\'� i71.nq't 7 f �� - ` _.: � r '.. of .. _ /1 n , -.1 • . • ice ._imp■■e ms im r /1j�C� -���n.� M ' t�7�` e v M 'li�- :j .-?�, .•C � r �''-� t�,,= �. I 'j, i'. -?yY .� ON 1111:-:'!.-.11 101 ' ' t iiir ify..1*, ....,._ _ -- - - - f'''IN iril • gm .I' —'— t ''.•:!!:, . It St p--_,,..1.11 ip 1 4.1......iii, .. _ ., , ,_—_ , , i. to _ 1,2.13 - ...0 1 -ARCHITECTURAL CONCEPT ELEVATION -IN-LINE MAJOR TENANTS M LJ CO < i .. I , z r _f i ? : I __ r N ;, s , is ,t ,. ( •. . ,, . W .lailliPili--il; fr. j — ----•--•----•::.:-..:-.:,--_-..:-..,,,,.. t.) . :i _ Q I ce ,,, o Q 6F4 zW010 ""I c'N z?O O W ¢ F r4 J _ i SIGNAGE 1 ) SIGNAGE ,`. ® ® , ''�; ,, ® ® ® . 7.77:7___,..7:.;_lf_T,:_—____,:::: .=;_ • ,,,,,.,..,,,..,.,____.... < , = �� - = -1.:.77:.: _;._ �`. ''' �,IIII�II IIIIIIIIIIIIIIIIIINIII1111111111111111111NN1111111_- . 3 x- • .kl,-;:' 0 _ -- _� m-i pm■��ism f = . ? ,. Fz. _ ill - �' M1 Il- a,.t. !. �.. y r F —�,� : �-, ice: - ce t�� _ .; .. , _ j.. .�:�� � �� __—.z�._, '�1 . _ °i '�� .�1,.1® • �L.1II.fs+alf Il=c:.1 krai l i r.� Nali ,.._...-.,�.i.,y vn,:r. ...— O 1 - ARCHITECTURAL CONCEPT ELEVATION - IN-LINE MAJOR TENANTS O. U r. _I 0.. .,,,„,,,,,..,itkly. r 0; .....: . ; ha — ,i,.. 1,g,liiffilift:1;1 IT...., 'Fi.li ...:,------- - .....ii L .3. , . _, __ _____ �1, ,0-4. w ' i,G > Q p L. 2 CONCEPT ELEVATIONS - INLINE 12 • , A V4 a 'X' •. .k. .-i.rlil.) . ....,. ...4 . t--1L st 11111 4,. ' '• -,l're'd•-g--:./,' ."WIC ‘,4,, , ,0-,.,10 ,, ...i. . . y,.,.. .. •,,h,•_,.. 11/ailAialle1tn* . 11.14 I. uri...f.:•.____ . I - - -•-- •••••:......./...,•.v•••. .', . . • .i.7.44.4.7..•.•Imi. ! •cr %,.. ' --.i.i:::-.« ''"I ••••7;44.;•-.•••Kin•Ri.;H: i .r .•'t i 0 11111111 s 111-1.4.14:a. ':-...e..; 4.. ,,.-..,,,., ...-..-,,,,...;..--......-- I, .. ,1 11Ik•MIO, n AZ":14:÷22.27:4 mill -1:-...:11-' ..../.,...„,,..,..,...,g I•:::::, rli:!'-;;;;;;;;;-... •.,..,.. 1,,..4.-_-_,.; ,- NI VIM/6.11111111,1 . •1 - il 1 ) .. J. 1" iii:eiviiiiii.i• A.iiti .';',,•••t'.;.••''.1'-' '--1 -\t.„,,,,4,,,,,•:..,c,,,,,. ::.,_ :.'/:!'.••••t...,)...x.., .• 17:141,2 \ . :411•:.171141,.. lit • '..,"..,",•rki?-:•• ‘; '),i'..t.•('' II 1!!!".1 .111...016.1.1111[41101 1. IHII i ,"..;.1.'...r,.„' ',)',r,,,,,rv,.• A '• 4 _ hmin , I:ill:. , I - __.. __ \ •,...... , -•1 r, 4 ••• 4.•%••• • ., I all ,Fc''.1:1,114,1;44:7.N1-,1.10:41:priltial; cm i ig!f.gliitl.:1! iti..t.li,1*.i;1! IP1141:11illg:0;;Iiii;11:111;1111 4 414,';',Iii :, :F.1, illVii.r4; ttaisiglal mi.--- . 1" .., .b:r14.:Ifili:ii;,i irk me •.ile. Iii '01. i.„,i,i'ir,',C1'."%t 1;;Vi„tiiv0; i,•:;;!, '' 1...41:a•'13.,.,,r:rita: 3,....:risrl'41; 1.z.,...i, ^`Iineta• .r.,,,. NI ',. • ,. . ... - . .. IIIIIIIIII , - :i!:ii1;11;1;it 1;1:8E,Ilil.1,ii. ,.,..1: io 1 io 1 :4.1 .,%:4', !6,...,i -....ts., :.14111r:. -- - 11.111 GA 1 '12.i`fit'ait; .?Airl':; 11F!;;. -:----;,- i!J.11...4111.; 1....;04;',•• • 4'-, II III II -: I. I CI) 1 iv,.i.or, .i.t;' -Icri,,;11•41,1 •— -- .'11:1! I"' ; i'' ta; I • ,..,.1" 1 7.: 1:0;,,r.i'.11:1111 :11 sili%1414.1 . ,,, 1 P'32,Vrgbj - , - , &b. ."•.• , 4,• ., •. ••• • . 1 , ..7:•,,-,,,,....,,,,,,,,I,!:•'., fl tilt I 1..-.1 , 11 . - *Iiiiil'ill.;.i li :i111'1!: lliPel .. 44-.4 11!:' 0g .,.., ,....- .-L . . MI 40) 1=.1 i.:igi i ..111: . :I! IN.i :11;31111:,. ' • 3..m4 ,.3 1:igiiiiii:e > . "ii1.13:t"iii• I': ::1. ?Nei 1.4;0. .i:P.,ii4r,,i/:A.'',..t...},Ni. II' • • 'r •,....",-s. "...,.....;--”, - '- • 7j IlitAkts 4".4:a4111:111, itiiiiii,,iiii m . . ..itti4 : . . . el ..kiAd'!..,..4,;riri.,,•-•., ,;lio,.!„-;or ,,,,,,-(1.1...00.,..i, i 1,,,,w,0 i 0 0. .., • ....,;':,,, .t,,:,;,;; :......, ,,I ,i,,:,,,,, .1'41. 1:.ei!.111 I ' . --1 I I 1: . 41iii1P1 •r's'itli:g...11.: :.4. 1.1'.., :131ce.V. n ......;,.. n .... • -1 .ti',41;111 -i t'vtt!';.'!,V:ir-..: C :' .,?,..k.rs i c ,.,-r.!,..--.' .•,, .,,,,.... - ..11.k. ;,•19 ..e.1".••..1.••..... , 1 P . ,,t!..-IE,.-;.:‘ .- - . .• n 0 111111HI:tit:- 4A-riiiimiriiiii,ill,. 0 •••:;"6691t4. 2 . . -',Clir.i I I, iiiiiIreiiirrii& n • 1.*,:ovipiii - ,.....,,, z ,hY•..,':,'-1';'•,-••-• -- iiiii...,, _,:,....,_.* ,. -7;-:_ . it%11, ii 1..7.4:TT:, -, t'Yll, 4 IIII-1.W.7r.......,' ' i'lh: 11„ --1 ..,...;;,... . . 11111111111 ..- ,r, ...,,,,,:. < miliollii / q!ill ArN . , › . • ''', —1 ,4 ,, _-_-'-i-t- i•-4 ,, • . •. 0 ', . .--•,..4 o ti,,. , — . %. -• imam I/ . Z 4 ......z.ji..;, • , .,,.,i' j — ' 2 k/ '‘' -3 / - ,- I '••1',..,t'o.,.0 t.,; '..-.‘., :',1''Plili%ii15:' , 1,-- ..i...i.o.'4:,,.1.1 . ,..ii,..:...i...;E:If Z _.-7••■•• _..;.--litiT,_•,..b;),..,..,.; 1 I ii_,?.T!..ITTir.i?.?:il I r „ \ - . :.,....",-....,. ....1 1..1 14rit, 1.1/4.. ,.....,.... a .-_----..... rn• Iliiiiiii‘ 7...L1=7:: - MU&. i: z ttk. _________ , reA,.ysity.‘:!.-..42:•-......' /ELM- Oh t M tifilk . t . 3 3 O 4 i ;:-''-''''', ir.:Firt.. .Flii, 1111111 III li lai \ II •=,*-;',';',.F.:. . h ,...,..:....,.. ; :r..1."_.!..•!-.'ZIP t-t!2 I't O 111 JI i I.i','' '-..t.', I li 6 '.......:: iiiimuttrikuotritie ...f..;'-'•---:.-.1 ' ' ' MNMIMRW —I 1111111 :=7.t---E--+5 j --,..,..-..., , ':"-i47.-.714111,.-Zdreti;-:-.-,-.;..441Frirvii?. —I NUM III III ITI ,•\‘",,,,..,„.,.-.14..7.1- -..., , 4r rn Z A,vjiltAVA 4-.-.;`71-;:t:11 illiP:1.L I--i,k-:iii-.-i i r•ii-i-a.' z IRMO i 11 > . " ......“,-:-.,, •••• imirb..........,_740.............. 11 .11_ . z Z .. . •,,- z 1 .i?.-,,r.,..,. , 1111t-,4 -tt tt -1 ....4-7:-;.#CLii.:ii-5":74.:-::..L14-,;„il (i) . i',S'OVIAttpip (ft t4,,, 10:11Vglitiitit , % 1 :11141:71:‘ I; rill' -ii- ---., is= . , . ._. _ , *In N001 ,'1.4.1 w.T• — — L . 4 AiiVfet- - • : .a• t, ••,.,••••;..L, 1)I'-Pe.,--4 —---*•••- .,,_.,t'Ls. .r..444,3_,,•14,-tf.ip'".k.'. '...„„.•-•."'4'kii":,. --V.I.,,'4-410,,''t/ :, ... 1 ,it's.lf,i4f40...4 , .,,,,,, `.,',6,3_,,,t+1••,...16.1'.3- 7 ....../-0:10,iil I 4.16 11.4kie '''' tiSht- - .:0•:.L.,/,2,..it.:ri.:!!'..?1,,,,Y :ill' ••'..` ‘,:: I.'•`'4.*,,..,, 0, , ,,', - AV 1 . .. _ . ,i , ,6 4., •fy . 144all -.. •0; ,.... .... : ..,... . . ..i .iirei.. 1.. — --" SIMI . ',.. • n ,,- • •-'4,,,,• . z [ 0 liveopov. . • Z AzI ----, ,,, ,• • n gis •-nr.,2 , - „---2-, • " ' • rn . - --- - - r------ --.,-.• -----'--i .414 . •••%* ,- ., P• t 4 'TV ,idi,2Virt , M PT AtliA.Iiiii..''11. . t-,•,,,,, •. ,14,Asiviii..4., •.,• r, •.v.,%-.'-i',.:;:, . -,•—•••• . 11111 --11._ r- ...i, ,;4,..,... ...:-.----_:_.::. .::. .---••.' ,;,- il 1111111/1 !'• \.''A's."'A • , ' 007'. •. . • - $4: • :if*, .' ' e) 4 It- > .P',.,4,,h„, *1 ffirgyi to; * t .,1 Itrfrairi 4, , .„ . .0 ,(1, ....f %• -i..,; , , :0,,,,A•wsrt .. i. , 54 1 -,,,, tr i„ 0 :'h kisi•:Att ,..,....• ..E Z ,.%I...1 '1,4f.,:1;•It•'.' ,' 'N .....4 \i•44; • - • r' ''..,4 . .,. ./1,. '•i, %.•/ 4 t , t 111111111 tn ,, -•,.., , ..,,.,,,....,• '',, .I ‘,-••;-ki-,., rqr..(4.191'pull, • 1.-41 .-.-.- z i - •_ . . - 1— , lib 111111 . ... , . zma iiil , v-- \ ; ......., . I-I i'' Illiiimii1 Z , . , . , , - -.•- rn . -. e- , * 40 4* I i" Vil VESTAR ORO VALLEY MARKETPLACE . w Burlini/Silberschlag, Ltd. DEVELOPMENT CO. SWC OF TANGERINE RD.&ORACLE RD. ORO VALLEY,ARIZONA Vesta r 06-I OgS Architects & Planners, AIA 03-21-06 TEL 520-323-1996 FAX: 520-323-2091 -ci < ,,, -o _I <N 4.0elsksiiis, .0) C CV l.it. i,..• sr,(-- .c ,_ td��, r11 , �>'` �; ❑ .. .fit 8,._ 1. Cn ?1 �'. 1. f i.� - ._ - _"�'.•-�"..� It Ii-IFI--II_t--W'- .---- -..1-._7,--•.. _. - --......_. ..-_ i 7" 121,•, - IL -' '.- -- .-.--Argidgkiiiii4 ' ' iiii - jc). cl 1 _. ___ __ „.1„,e. ., ___, _4= ''' .. -‘• —-r-r- gradal------ •-•-. ..t.'•:". nSZATIIIIIIIIFIT..21111r.t. Min. ..Ar =Mill lailM . ,r,1 ..„..-: 2 - CONCEPTUAL ELEVATION - INLINE REAR (VIEWABLE ALONG TANGERINE RD. FROM MAJOR 14 TO MAJOR 20) pr. ._, ____lerafa-- --isteac____T________________,.._____ ..7-mm .____ ..461,,..7. . (DN ▪c .C') W EEMS rc :.ice-_--_ - - _=- - Zaa;:s..mea.c.• ;,..,::..:.:,7.:: 7.71 tiji.F.-- _ _ - — It , — , .._. ' if \------ ' . ▪ _______ ► err v 7,..".../< ,- 4 ; \ . \\4 fa_ 2 W < 0z N - Q Q N."‘• ... < ,..,- ::-.1...:..1 C, N.--' ER 51 c, S1G�VAG ,�,f`fr.. f, J -, I r _., �) 71' 's tram•..Y --' 2 _ _ S•J. i•�_ - I 5.72'> .=L a� a �� : QlLe 111\7141111—..- '.,..• 1;'rtilei.;Li 78"-111? 7:....4.---...."^":• ."....-'''.--;'4 '' -'iii:..tife.i.:1 • � .mow r}�.` .74,-....0... ., if._,.. ....,.._ _ 0 10'..t..,,,, k,:b4' ..-,,,,..,;7„1:. . ...:. . . ce __ . 0 2 - CONCEPTUAL ELEVATION - INLINE REAR (VIEWABLE ALONG TANGERINE RD. FROM MAJOR 14 TO MAJOR 20) O U -..... .,- fi jr: (tip===ii 6 T., it # rc t r =_ n t d 0 0 -'d SI Gl . 1.G - .-. \ram . .�. -. -.� :••_ ..• .� a f-�- •�?, *5 ,_11:1 IV- RI , i. _if Is ��—.—�— I••�•� O a ++�� a , <4" •�' 1� -- • • • w'� w nt �..y 1 M�rr, a.•ren saw �� - •sZti Z. ^t` r y� *' -.. +11 w S i. r sz �.�' 'sue `� i- T, ��' MS`�•{ Iy- �1 .-� L�-.w 'r'vt{'••�y.,s...r ��y .i� y;�..r I I' `L"__ _ �. �f`i�- - ;• -:t: - - V) > `EiZ� k \-'1 ''r �'' ( .J 371 A,fa '/ ,�r - -—� �_—__ �� _ r. - �- _-.1r[.. . - ., _ �• �..•;�. : . i.QV l I [..,..1 r •_:_-.r_ - -� �. =r^'` •,•f•.: .. .„, '. --r tea.'. x hot t . 00• .:-c i 2 - CONCEPTUAL ELEVATION - INLINE REAR (VIEWABLE ALONG TANGERINE RD. FROM MAJOR 14 TO MAJOR 20) I .. E. CONCEPTUAL ELEVATIONS - INLINE REAR (VIEWABLE FROM TANGERINE RD.) 14 � < J QN M �� _� I i o 0) L Pill . . ,. .. w. .mr .: ______ , __ I -I IV _= = - 0 0 _�, �_ � _ =- = = - = � • - - = .�► -� .74 -r— V_:. :r Imo._ 3 - CONCEPTUAL ELEVATIONS - INLINE REAR (NOT VIEWABLE ALONG ORACLE RD. FROM MAJOR 35 TO AND INCLUDING THE THEATRE) a)` 06� o L L � CO w •s I / / l 47, .. 11.11.11: r y IMIll W 3 - CONCEPTUAL ELEVATIONS - INLINE REAR (NOT VIEWABLE ALONG ORACLE RD. FROM MAJOR 35 TO AND INCLUDING THE THEATRE) J Q la. Ix H -I W v oz Ce �o Q c4E i 1. z›�'`' moo ; m� �o oN = W z j - .. �, _ �.. 4....prott. ' atitiot-- ' AlliMitt*':, ...-, i:iiiiampicism..::. .001. - . .. {, i1c 3 - CONCEPTUAL ELEVATIONS - INLINE REAR (NOT VIEWABLE ALONG ORACLE RD. FROM MAJOR 35 TO AND INCLUDING THE THEATRE) K' r. A_ „. .. ., .. , _, , _ . •• •• :_ .. • , a. L - • t \ 1 ,� .. [..y F.L. ,; rlAl' r>1 i Pi .• Lir,' ' .. 11/ 4 . 'St i tit ii i. r ..� �, � _ -�� _ fit„). '.� y lr�- ^'�.-�`� .�iIL „.. ..,••.. 3 - CONCEPTUAL ELEVATIONS - INLINE REAR (NOT VIEWABLE ALONG ORACLE RD. FROM MAJOR 35 TO AND INCLUDING THE THEATRE) ' ) CONCEPTUAL ELEVATIONS - INLINE REAR (NOT VIEWABLE FROM ORACLE RD.) 15 d Qo4--., QN .IO — 0 N CO L CO CZ ^1 I CN U 0 — I_ O.LL -0 66 00) W M SIG,Vf�GE �, . i -, -,..._ - ,i,„. . s 44. - - .- i I i I i I, 4 7- 1 _.1 _ _'�. , • W.ft,,-i kI,;,ice` - -�G -----' .P:i..M.,Iill , IiL a. .r -- - - tail - ��^raF . ` ' __ ! 'r/ ritt* 0 ',. .4" IIII ._. -i- ' -'7-- ...%0 i6.,,,i,t 4.r1/4 4 ..7.1. . Li - A._ , ,,,,,..M...____ y....,,, ..,Czko ft,74 i. 4 -ARCHITECTURAL CONCEPT ELEVATION - BANK Q J Q a x W < oz Q ,,4R zwoco • - N w� , �, t C7¢CO . - W ¢> J E- r . ,_____ , ...J (t C - 'SIGNA G __ t - _flit- I, �� ��;=; ;,;.,.,1,► Y' SI GNA GE O ;.. OF,- �J r• Nam/ 7F�M Au 11ppi,.il»i►j- illti[ii.i► ( - .'��•�. i.� ri�`� 'C�i%'� llt�� ,f ►!i j'.�t'- ��,�'\l�tti�` :�.1 .V'����: 'r. iN4i �:1��1�► 1�:1:iilu,i� 11��'1►1ii _�r�-- r_v;:.$ C47 /t_ .i 146 d1t e ir- i s, l_r:,s.\%'..:4•t' � i-.•� t ♦�,:•:*; -r / Ce , • ��•. ~' 1i;�� �. ( ! .p�D'.t•. --. ♦_�.♦ - y � ... , ,1 ---!.. i - 1 -- - _ �. •a.- ♦♦ ♦ .,. r. J ..y` '�1 �1 !"♦♦�I.•.♦.♦.4 .s���. .,—ia�!.� .�J.P.IL.0 .�M� .. „.a, O I . • oiii !i �� Z --""'"4-, _ `` , :,.r i A ii ►`a.+.•.�.fr�.b'e I I I i I I 1 I' } 1 I I I { 1 I' j'.a. +.... .mom it.: - I �i� giiii r,c i - �. - - _._ _ -� t a�..� �_T�:.> [�: c• -,., - •air •.�� le i I -•%� _; `J1' ■1� ,_ - _ - 5-s miiinimmi _ i �� - ! • :• ,. �•v- ` _• l jet. �1� ` , ���' �%'� �'■ !� �� I■I �.. -• -r• ,��: . ' ,---A... ' • •!T/ i� !p, ,�. �'-•r�r-ti•� i -�. ,%(ram) ?.4 k- -1. '��-`_ 1 R ► - - """ �� all s.� i •: =,,,,, !1 t.� - ` iltill.'ri1E� 4``- _ �� ?:r. !■'�- r- �i�.i ' tF+�S ._ ii- `= ►�//�/ +$ice y.►I'��'p� .I �����1 /�/,���—.,�..>�; --.�.: - f_, � "� = '�I0io , -_•= afllll{�.��lilul���llllll O U 5 -ARCHITECTURAL CONCEPT ELEVATION - RETAIL BUILDING 6 -ARCHITECTURAL CONCEPT ELEVATION - RESTAURANT H Z W a <• W ct WW > Q / L. 2 CONCEPTUAL ELEVATIONS - PAD CHARACTER 16 -di < — Q o J N .05 - N CD L C9 • . 4 � r • : U 0 co Si ' A = S TA N A Ct E, § 1 G N A G E SIGN -,,_ _ - -� ' MISItirI�I111IMI/SIMlr ■lii�MMr1IMy�fr1 I�I1l11IIli/f1R1 _ - ..:A -- MSM1Ii11M�lilr!lltllilt/�1NMl�1rM�w11�1 1111i111/I11111111/f1M1�f1llltt F- - -.' LEI..II_-,�E iMilrlw11IMII�1l1N/ MI��r� 1�111/1/! /111M/M1111 /t 1111I- ,AIL __7 -, _ess�aaaaraaseseaariasaaasessaaasaaaaaawaaaaaewaeaamaasaaarraaassaassaaaseaasosaaamaaaa ass 0+ . - 4` � � � :am •s 'Am �t•: •s� na •:. tea s � � � � � � :� •s :An ^, Mei *Ili; OW il II MO ' . "lit* - - ' - • -- 1 ---- ONO INN II INN I M';TM NMI 111111111111111 MI MINI 2 ! !4,* d r.. .�® BLS:+ -?� aim L..___ _A Ci- W ifie .4.2i 7 -ARCHITECTURAL CONCEPT ELEVATION TYPICAL SHOPS FRONT - oz 032, Q pG Q - �■ ___ I�rMtt 1At�1�l I w a r'�t��■wwn�M iwrw � ��N 1 i■1l1■Mi1■ r1MMMIONNENs M11 A >-N 11i1;II1■INr*ii noes II __ W :am 's :Jim Jam •s :Am Lim •has 61.1 's :Am :AL- J O .. U S1GNAGE .� �' - „: ::, o .,.......„ gm:, .• 1 0 g= .mow -.;./t..mi,..., .�r Jislz. 17 ,Ai iZ ;. 1 - 2 ;j; i J r i r Mt _x —.. gl !WU A A I 1 -';- ,' ram, 11111111111 \ '- _ Q .....__....=.r_..�.- ..,...,- ,o..,......,..ow as71p+ i.�.n.xva.rea..nw•.,wz,x.++iaQ+..c ...; .. _...-. ._-._ ,-.:ab+.4.a 8 - ARCHITECTURAL CONCEPT ELEVATION TYPICAL SHOPS SIDE > Q / L. CONCEPTUAL ELEVATIONS - SHOPS 17 -d < J QN .c) cii L c N as 06 C� C _X .r J2 - � _� �� 4,rn 1 J -�' r��� -Er' r�/J'-(i' +11'-8" +25'-On .. 0,, ��yy'�� J ._oizi. 41 ff-r_ii .i.-).3,..;j- .i-'10'-r.ij •i:1V-04 .i.44 -.8" ,,-: ' - -__ i10-'--0' " - F--- - W Q H ,•• tea... .�„r. v ... .sue - . .cs s s� s ♦_ - y- t i �i i� i '�'- �j + 1MttluMrMrlMtttttMtttf i i ii I P il ' It tit If� i f it L� Xi/ �C7 L� ' t.» t 'iirtwit�n�iti'ii' r t �N!!!!!!!!!:r.':!!! t !___-_ . _ 4 - . . _ ' �• - SlC1 1% 'L SlGI�/,GL I H AG E SIGNAGE.tit - ji •- " i 4t'_ ' W _ .., ' re r ,�� i■ ._ ,..iiiiiiiimaiiims. ..- i ... 1 r y �_ � atiti. •1 • _.. ./ - `t 4f" 1.3:Y .�:VI'`1j .. ! y -tS/� t SfI' "n 1. -ski -�r; W Y Oz cc `3 N 9 -ARCHITECTURAL CONCEPT ELEV. TYPICAL SHOPS FRONT Q 5 zW�o GL�.._1 N ' , W Q> J F" J Lc;O Q o > c 0 ce 0 I sslii mine SM u t $1112 II 1 M�rr►►" it =1.- �i 0. .tittf 11:411rtt: c�'1itltfttait:tlttlttl11tawi1 jt 11111111�i:r1lML �i:lltl11t11rf11111tt:i1 m H I z w SIGNAGE := --Am ' - . Jae,. - -< .- =- '' 4111111111111"..dillfil l 1=�4 — . - - w -.i -- _,•ate. + / L 10 -ARCHITECTURAL CONCEPT ELEV. TYPICAL SHOPS SIDE ' aD CONCEPTUAL ELEVATIONS - SHOPS 18 TRAIL MAPS ON WALL Q'6 J QN M cES m L. o -- I _ c° 1 - - - - T �X N- Ilt_ (1) COP ICO / —— \ Oe .‘-_ • Nrn 1 / \ Cl) ++CD SO / \\ IC \ /1 , , BIKE RACKS (4 EA. SIDE)Cii - 0 M r , 1 1` 1 \�_, r r N L WAITING ` \, ,1 WAITING iJ i r r co-� X Q I- l r L- r i W MEN JANITOR WOMEN II A c © _ �. BENCH,TYP. DRINKING L FOUNTAIN T W U 1 SHADE CANOPY LINE ABOVE Q J • G. c4 I— a WIv TRANSIT STATION PLAN o z ce .o Q c4 zw,10 'IR' aON Z?C O W a J H x . .11p� Q 3 STANDING SEAM > vp 16x 16 GLASS METAL ROOF BLK. WINDOW 0 STEEL TRUSS ce ,�. y '. ._, PAINTED \ iv': r''"' O •,....-'.•.-.-,.;..,.-.":...•. ,' , , ,1 „.-.., i,--,(-: --.-..,e.‘.1.-,... _ wrA7I5..:4., ,.. y ' �� a ' ',.,„2,,-t'.1 .„, ,,,. 1..,.....4.,4.......'`', ..,,•.. -I ,.__1______--., ic.4A7..:..L-. p._.t.-A. .....-.,„.::.,:::-',.-....,. I I , `...: r . .... ,� 'TRANSIT STATION __ a. 0 ..-1-1-1 ‘` `.yam' • VISTOSO STONE ; - U 14''1''11'''—" -4.c. t',4_2?,:,'1 . , PIER ► _ T .-., ■_ ,*~'` , y� (p STUCCOS r# !„ ` m r ''''' i 1 ..... oit%_...,....., 1 1 _ 1 1 1 i ,r--4t-iro.r., ,e,,,.... _,..,:.- , . 1 .... ..... r:4 0 i-----e_n---4, Pi i--es-_ it. .17.--ii...-7-_-7;:jS:t"2: 111: 7_,i: �.,_ _. a�.. ...� �. ~� ;— —�` W W W/'�� 11 - TRANSIT STATION FRONT ELEVATION 11 - TRANSIT STATION SIDE ELEVATION / :I-60 CONCEPTUAL PLAN & ELEVATIONS - TRANSIT STATION 19 4 ..)$.4:.'410 • • . ,. ..:.,. , t +0 t lift •., .T, uu r y ' y �- 1 Y 1�t, i „ty VAII VO I-1 '. ..... III • +4. '4 1't .. •,,t V °. • • ' le?' , 1 1114111:11111111 0. N C ,- 4 \ ci . 'wil1 Tyl, , , -< a ■I 7r f s M° �i • 4 r co 1 : oil_ ..,,,, 4........,,,:„.„.,,..,„,,.. . ., 1 .. , ..,, . ____________ H -4 ' it ,t, : • ', ' rn . 14 $ ..; ,I, z \ r ..# t -it.1,4 t; II IT1 - , ill�' ry •• R f• 4 I'I . , . , S a,, ,1 •I�► 4,,,,,,4 * I _. CI'Cl \ .. imi Z i .'' ...tp,At ' a . 1 'fi II ,„,.....441,, *. . ', ..,....,...-., •fir, ,0 -:. 7 • • ' t. Alt ,' � -mil r + I� lik e T.,. O °4,' II 1 ..`+••'r,.,i' •a .I `.* , \ ..\ S't V l - 0 `�'.• �� ' 11 I' {y s t '�� y cr" " �a NW '4 II t f \ ^f l 1, w : , a \ ,� : _ ../ •• ' ' 11111 : ',.. • ,, ' '' ' 04° \ • t. �.( ,4.•t• a �' r t!. 1 c?}• - k, " *4's 0‘rk's / . , \ , , �/ ., ,. r r :t . •Y 1 -- 7,.- :.:.•: ,,, ,.. .; , ki .- -,-- . • ,,, ...,. . ,_/- -'\- A, \ ! 1,„ ,„, <. R R- ..� y�•, r ,r Z X , •'' 1.A F .try , .7,p, , JC .. 1.,..;-i•.4., "; .......,-. ... 1.,.., !,,, ,..44.- .i.;.:41v.:.i..0. . - , ,. :,..,..... ,:44:,'-,:.:,.,. • rn ,' ,'). . }� -,r t, - yr t1' ��.•. ...1 ';4t;,� 1114 �'r I • , OJ. :` .tr.+,.%, ..... .melt_; Z 1 Ca X 1-1 0 C) rn V VESTAR ORO VALLEY MARKETPLACE . _N Burlini/Si M hlaryry Ltd. pDEVELOPMENT CO. SWC Or TANGERINE RD.&ORACLE RD. y' ORO VALLEY.ARIZONA Vestar 06-1oss Architects & Planners, AIA 03-2 I.06 TEL 520-323-1996 FAX: 520-323-2091 - . , :14 I. .4.. f ' ,', .. .-. ,, 1111111P1=110 1p, ) . • , `- r e I ♦ Y,i ` Mti •.7 1 P ' • e'•,'„,� l 1�, r• 1 ` i t % , ,.:•./..PO.4:•,...1 ',,4 P . I..., ,. If ,' .. 0 , `''‘•.♦ . It a , '. ,1 j oo w" yam,� s l t 1 . . rt i 4 ` • :: 1 ♦.1 i .4 . ( -. Aim-lic,.1 -,* , .' -..: . .* I 4 ...... all.1i 1 ,. ,, al , • • ti. • I ,;.'i, . , 1i •M w t f�f7• M 1 ! • � t, w I% • it a . ri . _ ........... . eve.• ' i . ,/ .. , v F •, ,r 4 J. •, I. t ins •#` t ! • .• • • •4 .;;► t N I I > +; • t..h • ! ..t i t •r y4,f I L r f• i ► / •• Am. *t,•` '' .•' r ' ;►e . `I' # , 1 Mk irk M ..,per ., 0 , I :%., * Le .. . i • r.�# ' ' •4. , oa• • ',./. ,, 1-7j L 'fir 4p 0. N,; -'-i•"�, , ' I 1.,► , . , ` is. 1,'�' �r + / '' rll dp -� - .•' a y .f• 4w ' '•, Y •••••■°*,i, 4.. , . ' : r.,....„, 16.o. % I ' . ir IP i fir.. �. } r' Ch i i iw ' -� • III rf t a Ilt' 13 'XI ' - .-- rn EV ' ''' - r.,.. . . . . .... or. . , 12 .•�•* .. . V ♦ Q • :1• { a •,yam • ii,. .. -. ,,..1 . ts. .. F. 4 - .... , , . ,. ... sup , . ,...., . . .. ..i.:74 -•',.,.; .0 24 ,,,` ,,,, . . ,+ ' •. ..:44'.: . ^. r?-44. -C;Aft ), no: to ,.. „.., ., '♦ ice' q f T • �,r� � A. p�• �� shvit •; • t. -a• . -‘ .,i-\• 't' :" • 1 , • - ''' \ t 4 �y ° y S - I'll ' * ' , s. r ' Z ; ... •�!~ ar / • •' + Ott a rri 1.4 y , 1' 3 .,� Y III••• : I .0"11111111 M 4.1 t • } a, amiiiiiiiiii IQ '` VESTAR ORO VALLEY MARKETPLACE . Burlini/Silberschlag, Ltd. F+ DEVELOPMENT CO. SWC OF TANGERINE RD.&ORACLE RD. ORO VALLEY,ARIZONA Vestar 06-108S Architects & Planners, AIA 03-21-06 TEL 520-323-1996 FAX: 520-323-2091 - • -- - -- it. 11=T7 ) 1, I r.: --ifk>. . '.•.$.(;r' -;;.• .,„.... ;) ‘• , 1 ., Firrit bi .......... . . i,„, „.. .... .... • •, •ii. ... . . •-, v iz' r. '‘ - '• 1 i.,. r;1' ..I7 #' .1,' , k fp 1 . * it • . , , # i.. `' • '.1 4 4 yi I.:*. . #, it. ..11". ... i 1 t I 6 i gl t. ‘r l.�r y ` s ► ' ' I --- ./ j• -i ~7 ' ' i •,' ..Ic''' -4,.. ,, ,,,,, .11. i;:4tc, A,, , ' %',IlitAri4 _t.0.,k .4;" :.. t t 1111111‘ r .: ' 11 .1 t /-• ,,, aii .-::;1*.:1„0,t; ,pli, b . .4. „,, . ,,, . . • airil , I 1 , Vio°'' 1 4.! , "AP i'&"1 L „._ • •iihr r , • ... -. ....1 , 4,1 . e + t 401;4 4- ... 4. / • 4 et . •t7A. i k t 1, Ir . , urii • i, 1.1--- MI 6 If I, ,%; .I.Die • :'144: I. i t 1/ ....•-/ „ -4. 1 . Vglinif‘% I IVII -y .' iii .... t.. 4 ••• . ,.-- + s• IP`' giqbor 1 I ,'' _t!75- , ......_ . . . - ' ---- 4''•---- - Ai,. 211 •,•mil • 1_.1• .sr"...•1 • -ak60. . •JO°i'l • I i ilig k ; j ... a, tu, 1 • ••• ' . a " , ' +' r k -y ���. I k.' •�, _ 1 M \ ". rn ►� r� i r • . .' i:1-' I,.` I ` , . M M r ii G) I-i X C nil VESTAR ORO VALLEY MARKETPLACE NJBurlini/SilberschiaC Ltd. DEVELOPMENT CO. SWC OF TANGERINE RD.&ORACLE RD. "' ORO VALLEY,ARIZONA 06-IORS Architects & Planners, AIA Vestar 03-21-06 TEL 520-323-1996 FAX: 520-323-2091 !7 yC o 't p,• ��f4 - --rr y, IIIII .....,, 4 • ...7......,.....7„---.2.,....:4_, _ .,,, _,i,....:. :.. „.. .,.,.. .„.... _�^~7 i..:. ` +r }'�'•' i,..'M�•# 2t r�1 t ?i.ids <N • a .1) ii fir44- % ., '�t in. , '<*+ $4 DE6201 DEC776 DE6129 -:.t:�- y; r^ " : �s f, F ';t ty~ DE6137 , h �� :• V RATTAN BASKET COURTYARD GREEN RUSTIC TAUPE TAN PLAN' �, 1aa CO tj LL LRV 27 LRV 25 LRV 47 LRV 35 ( . 't et ...- , 1 `?'7 cs� t 11-• rtt �yx �,r }xis*� �'C�.. .,fir ` .�! :. `""..,•,5: 0 CO 1 . .mr r- i 1 y ■ m N _ Dr-_ ,� AUTUMN COCOA BROWN t N =-" - by SUPERLITE by SUPERLITE L U 14/ ` _ DE6111 DE6083 DE6122 ('` ':` f, 'x� }L, ' L W -- - S'MORES BADLANDS SUNSET DRY CREEK CO Q~ .9 ly y. LRV 23 LRV 16 LRV 551111111 ^.�: •t'L" '" " { __ ROOF TILE t ti. �."i,c'"- ,, OLD SAGUARO BLEND by M.C.A. �a - LLI VISTOSO STONEe. STONE A NATURALLY WEATHERED COPPER }Sy • • Tt ,b`�y� ' v DE6132 DE6138 DEC738 METAL ROOF 7 ,r J r.. BIG STONE BEACH DARK SEPIA TRAVERTINE - d LRV 16 LRV 26 LRV 55 PATINAclJ GREEN W U __ ¢� ' °�ON HARVEST BROWN PLUM a= by SUPERLITE by SUPERLITE Q d • , : �..• ,. ,,, .....,In.. G Z�"oho 0 + a ` ---- _ DE6202 DE6076 DE6074 DE6075 41 �: • .�.,' �, , COCONUT SHELL WANDERING ROAD FRONTIER LAND WOOD LAKE Z • �_; + K W t ¢a ;4 •-» --e LRV 20 r. t :r r ' LRV 16 LRV 37 LRV 24 t ti_ ,:,� 1�•t' f- VISTOSO ' w Tr r'� a —I 0 O STONE PRIMARY E.I.F.S. COLORSO STONE B �`~. • ;� '.� "� •'� • 4 ` CLIFFSIDE BROWN { :gin }` ! '�i / '`.4-t-"T-Pr54.'"''',0-,,.pi".•'.'. ,-l'• i.::. , li'... . .. -..'•-•-- 0 • 1^,44.-.4ei. - -,.... , ... , li.-.; ' .1.:*-• ,:*—'),,,-le-4* .'• y"::e a. , :, •c lam +1.Er � t _ , a ? PLUM PEBBLE BEACH O by TRENDSTONE by TRENDSTONE U u- • ' DEA188 DEA176 DE6014 DEC756 DE6399 , :�, _ "'} BLACK BAY IRON RIVER DARK CHOCOLATE WEATHERED BROWN MOLASSES MASONRY LRV 7 LRV 8 LRV 7 LRV 8 LRV 7 COLORED CONCRETE F'' Z ACCENT COLORS ai Q VISTOSO STONE w STONE C >4 Q 1111 L.jDE5823 DE6019 DE5934 DE5298 DE5209 DE5153 MICA CREEK BOHEMIAN JAZZ BAY FOG BUTTERSCOTCH SYRUP CINNABAR IRON ORE LRV 20 LRV 21 LRV 30 LRV 38 LRV 22 LRV 16 HIGHLIGHT COLORS COLOR / MATERIAL PALETTE 23 -ci <a; .lif _1 < •(f) EP. 0 0,1 CO 6 C9 al (1)O - c 0 0 k Exterior Wall,Typical 0 co. _ CD steps down • -...,... 0(;) •... , 0 cq Al IN-- -IV 4. •Nrirlrg....".F04 — - large pot s- 0 lin`4 .4, ...,,_•_,„ -... ' --i- , 1 1.1.11 C dimik ., Aiby.'44,10AAIE -at grade planter ,„,,7,„,„m„„....-,:m....7....?...m..7..•1-.......-,.. ...Eim..eig..wa...pimibino_iimoi_ii — ... ........_2_,, ii,i7,71;"Mir,,„ Aiirineenell'9511M!WITMOINIeleirViOrTJO,Va!Milll,MIRWMgiTMUiNEMR.O.Iiir lippi_1....„.„„,.t,•.1.0...,.....,..,t........,...t.,...1,.......,......t....t,..1!._.__ ....,.......... v't*Iv wizr.w.u...,...,.......,...,...,6-..,..._.. ..---- ,,....%-...a. rvtr mredrnrMeron'!!ii"J'w _1 L.11 03 L1J LJJ O of,1/4 LU ...rrnm\ _ _____ .&. .. ',. ..... ,l il ..... •T_p_r __- 41-.0111-.0.-.01alimMirltveptqlrn:tm . tv r N t 0 4!k iim•iiiml'am•_-.11 -..N 1-• I-. •-• .-• •1 ' li CO------- ..•-- ,,,,,' ' N , k._...r _ .• sr ..ailemgarmegioqii,w -I Allik ...W.' -.E.- 10 ihilkilr J liw ;„0-;•-• -.' lit ir;- 111 -,...i.aziok-,---,-,-,..ir,,i-A.,-4-*Ewai...0 --F,'.4:1,140._.1----." gii_tila, , ,16.,,,,,a,, -._.,‘ p [Loyi . -4, ,..... AI --:-_-.r.41.411r:MF.VKIM•Phell IR wilArr,4 __, kJ at grade plater ir4,-.,,.. ... .., ...„.:. •_,..,.:__:,..„..„,.._, . ••al h. 444 -•• .,,,rl!wEM--,-2.--...--,12-1.- .e.„ - cj, _......,..,,......,....•.__--,k at grade plater L...i ..-... 111*---------_____-44.41 , ammiso '11,151grafferdre 0 0 lir steps down -- ...•' 11.. - ------------__ ' Cl. - i011 / - -,_. ..11.1.111111111111111111111 Atii,000 • • '.(z. 1 i..... ,..„ masonry pot shelf -- mi! -4116iihm 4_ 44f 0 UJ < 1 -PO 0 AA kr% / large pot at grade planter , o z r ) A Just masonry seatwall segments -------------.., a b A --masonry retaining seatwall Z cc 9 Lo, Ni Ft._ _•,-,-; steps down 0<o 2 <0 -J F c4 ra.0 .....i 0 H i0cr7L>cawwL:ifuo).1 , •4# 4i_#,•,,1.9._9te!1_.11 0,e_',*1..1.-.4 q.• ,oII IhI II- MMsiiii..,'.V..7..:•_..r0rii.-.;7....1,. m..T•_,ei4t-'i,m...51_1:i:-i..,_i_r_ieim_i1i,uimvim..i._ 1o0...r. 1 1 Exterior Wall,Typical- steps down IW : v", - -0 .•. - - .•-_ I. -.I. -.1. -;i'lr 11.-.:i.,-' &-....."111111r*LIFI'i:Eilih,10,1111!%.7.- 4Zi A•ij wi.iisiF_.•••••7,.... ....•- ANIr'''`.d.ideaT•ii...in IF": 6 ' Willidill --11 2 Ace- b. ... .. Alt._ A . A .„,,...,......„,.% . 0. ... ...,.................. . 1. _ _ilk 4+, rS.,/ lira, 1-1. 5(,gurdIIII ... ....dlliikIMIH,.--:,,-''.E"te:"all.srrtllid U 1 A _deliirolt1/4 7— ...ivie... gil ..3,-..•- -.•- .N. - .. miniaann. [... .: a.PAL. a /41111111HP AIL '-‘- - ii/airtV-AP. 1 1 . 4 . .. ,,,.... r4 11111 6.1"%/7 lAW%-4 1,re''', At jp'11' / K11111% 'W-4-1; , ; • 4P filo"AMIE ,..-4,.•v. , ,,, 0-. -----A1-1—"*---4C,.:iii / .11160A111 0.6 f 41.1101VAI a4 0 - ..b.-CLINiwkru-R."R.---%---• -- `1 EiVeliMalii!NEE0P-RIPITIMIEFOME-1101%-tri!ENEF Mip..19.0".:Einme:Tzmis zErifzum. , pot -Z-/7. 7 !-•:aa--.ifi--.6i-- iii--= ;;, ir.:::fi-•=i1E-..,:aim-•=ir, [-I C/D > [4 [4 -- masonry seatwall Various sidewalk textures,colors > Decorative pavers and colored concrete raised masonry planter/seatwall - Concept Hardscape plan shown for general information only. with distinctive scoring patterns Specific hardscape plans for approval shall be provided in p iii. future Landscape submittals. 40000 ::.1) CONCEPT HARDSCAPE PLAN 24 i3 _ /9 MINUTES OF THE ORO VALLEY DEVELOPMENT REVIEW BOARD REGULAR MEETING TUESDAY,JUNE 29, 2006 ORO VALLEY COUNCIL CHAMBERS 11000 NORTH LA CANADA DRIVE CALL TO ORDER: 6:00 p.m. PRESENT: Mary Caswell, Chair David Johnson,Member Marc Panas,Member Mike Zinkin,Member Harold Kandetze,Member(6:17) ALSO PRESENT: Bayer Vella, Principal Planner Melinda Garrahan, Town Attorney Sarah More,Planning&Zoning Administrator Paul Keesler, Development Review Division Manager Matt Michels, Senior Planner Arinda Asper, Recording Secretary K. C. Carter, Councilperson Helen Dankwerth, Councilperson Terry Parish, Vice Mayor Al Kunich, Councilperson Elect Scott Leska, DRB Member Elect Thomas Gribb, DRB Member Elect ABSENT: Dan Sturmon,Vice Chair John Buette,Member r r 06/29/2006 Development Review Board Minutes Page 2 of 12 PLEDGE OF ALLEGIANCE REGULAR AGENDA 1. OV13-06-19, David Malin, representing Vestar Development Co., requests approval of a Master Architectural Concept Plan involving a 114 acre shopping center known as the Oro Valley Marketplace, located within Rancho Vistoso Neighborhood 4 at the southwest corner of the Tangerine and Oracle Road intersection,parcels numbers 219-20- 052M, 220-04-006F, and 220-04-008R. Applicant David Malin, Project Manager, 2425 East Camelback# 750, Phoenix, Arizona, gave a brief overview of the project's progress. In January 2006, the DRB approved the Master Landscape Plan. In February 2006, Town Council approved the Development Plan. In March 2006, voters approved the Development Plan. Since then, the Vestar team has been working to put together the following: • Design and architectural review of the entire project. If the project receives DRB approval, Vestar will return to the DRB and submit to staff four different building groups for individual review. DRB, over the next 6-8 months, will have a lot of opportunity to review each of those building groups. • Complete sign package, which will need to be reviewed by the Sign Review Board and Council. This process will take 6-8 months. • Improvement plans for the entire site, which will also take 6-8 months. This project started in March 2006, and it will take another 8 months to get through these three processes, from beginning to end it's about a year's worth of work to get the needed approvals, so that construction can begin. Construction will take approximately 12 — 14 months, before project opens in fall 2008. Time is absolutely critical to work through these processes. As part of the overall plan, in May 2006, Vestar attended the Las Vegas ICSC convention, which is the annual convention of all the country's developers and retailers. Vestar presented the Oro Valley Marketplace to different retailers, and the project was very well received. It is too early to mention names, as retailers are very sensitive about announcing who is interested in a project. Vestar is not currently negotiating. The retailers will do market studies to determine whether they can approve a store in a market like Oro Valley. Then they open up discussion to work on a letter of intent and negotiate the deal point. That takes several months to go through. The retailers then take it to their Board for approval, then go to lease, and this can take from a few weeks to a few months. Vestar hopes to announce their tenants in early fall of 2007. Applicant's PowerPoint presentation included a location map, background, next steps, architectural theme, and material and color palette. Mr. Malin introduced the project team, Wayne Silberschlag and Dan Sharpe from Burlini Silberschlag Architects. F:\MINUTES\DRB\2006\.06-29-06 Draft Minutes.doc Minutes approved 08/08/06 06/29/2006 Development Review Board Minutes Page 3 of 12 Vestar's goal is to create a unique, attractive and diverse signature destination for Oro Valley. The design and architecture will fit in with the beautiful setting and the views of the Catalinas. Vestar wants to integrate their design architecture with the overall theme of the Rancho Vistoso PAD, and will be using Vistoso stone as an accent feature throughout the project. They will also blend the colors to complement the mountains and the desert setting. By September 1, 2006, Vestar will be submitting to staff the improvements for Phase I, which are basically all the common areas in the project(loop road, restoration area, open space). The architectural theme is based on information gathered at 9 neighborhood group meetings, 4 community-wide open houses, multiple neighborhood and owners' association meetings, the Rancho Vistoso Architectural Review Committee review, and Town Council and town staff review. Vestar had to become fully aware of and incorporate into their plans several codes and ordinances, including the Oro Valley Zoning Code, the Oracle Road Scenic Corridor Overlay District, the Tangerine Road Overlay Design Guidelines, and the Rancho Vistoso PAD. Wayne Silberschlag, Principal with Burlini Silberschlag, Architects & Planners, 4400 East Broadway#400, continued with the presentation. In approaching this project, there were several critical design issues that made part of the evolution of the design: • Identity and sense of place; • Establishing a positive, inviting streetscape with consideration given to all viewable sides of the five-sided buildings; • Pedestrian friendly, with nice landscaped and seating areas so people can wander about; • Maximize the use of the public space—there is a large area in the center of the site; • Provide an essence of quality, character and distinction; • Break down development into smaller, distinct nodes. There are distinct areas in the center itself. The majority of the center is retail, as well as restaurant areas, an office complex to be discussed at future meetings, and the theater area. While the architectural design in each node may differ, it will be consistent with the overall architectural theme approved by the master architectural plan. Architectural plans for individual nodes will be presented to the DRB in the future. The theme will be contemporary southwestern style with regional architectural influences from Rancho Vistoso and the desert foothills. Vestar is using many of the materials used in Rancho Vistoso and elsewhere in Oro Valley and are tying that in with the colors of the foothills around this area. Interesting colors and materials and a variety of shapes and forms will identify the distinct nodes, to create diversity. Applicant presented images of different elevations and of the materials, colors, accent, and integrated landscape. The profile of the buildings is of different shapes, sizes, and materials, and the fronts of the buildings are not linear, but go in and out at intervals underneath different canopies and open areas. The roofs are also of different shapes, sizes, and of different materials. The fronts of the buildings have quite a bit of glass, which is normally something that retailers are not fond of, but Vestar is going to work with the retailers to incorporate the glass fronts. F:\MINUTES\DRB\2006\06-29-06 Draft Minutes.doc Minutes approved 08/08/06 06/29/2006 Development Review Board Minutes Page 4 of 12 The rear of the buildings along Tangerine Road will be treated to make the appearance attractive, and for safety reasons will not have glass. The loading zones are angled and plantings are placed alongside the loading zones. The treatment of the tops of the roofs or towers will look like the fronts of those same roofs, and will have some depth to it. The inline shops along Oracle Road are not as visible as the ones along Tangerine Road. There is a point from where the top portion of the buildings are visible, but that will also be looked at to mimic the appearance of the shops along Tangerine, although with not as much detail. The pad elevations will consist of smaller shops, banks, and restaurants. There will also be smaller retail tenants along the inline shops,but they will be clustered under one canopy. Not much has been done with regard to the theater because Vestar does not yet know what theater is going in. The shops in front will be positioned along the two sides of the entrance and will probably be food type stores, candy stores, ice cream shops. The large open public space will allow the different shops to feed off of each other, and also create overflow for the theater. Applicant presented images of bridges that will go over the large open space. The bridges will have stone pillars similar to the stone used in the center, to blend it into the desert environment. There will be a transit station and its design will blend in with the architecture, and will have many of the same materials used at the center. There will be restrooms and waiting areas, and canopies with wooden trusses that will give it a feel of a transit station. Applicant presented images of the light fixtures, which are contemporary with an eclectic look. Applicant presented a board with the materials and color palette to be used. It includes 14 primary colors, 5 accent colors, 7 highlight colors, 3 types of stone (based on Rancho Vistoso stone), 3 tile colors for the roof(including a copper color), a metal roof, 2 concrete colors, and 6 masonry colors. David Malin continued with the presentation. Vester has contracted with GOVAC to assist in meeting the public art requirements. GOVAC is in the process of putting together a call to the artists in the community based on the different components on the site plan. Regarding the glass on the front of the buildings, Vester is going to do their best to ensure that the retailers have that amount of glass at the front elevations. This will be a major endeavor and a huge challenge to have the retail community to agree to have that much glass, as it is more than what they typically would like to see on their front elevations. The Vistoso stone on the front elevations, the tiers and undulations and the ups and downs along the parapet and the ins and outs on the facing are substantial upgrades to a typical architectural elevation. On the rear elevations visible from Tangerine Road, Vestar wants to add as much embellishment as they can. However, in areas along Oracle where only the top two feet of the F:\MINUTES\DRB\2006\06-29-06 Draft Minutes.doc Minutes approved 08/08/06 • 06/29/2006 Development Review Board Minutes Page 5 of 12 building are visible, and where the only people who will see the lower portion of the building are delivery folks, Vestar would prefer to limit the embellishments to the top portion. Chair Caswell asked Member Kandetzke, who came in after meeting had started, to step up to the dais. She also introduced Mr. Malin to the new DRB members, Mr. Scott Leska and Mr. Thomas Gribb, who were in the audience. Member Zinkin asked if there would be shaded walkways all along the front. Mr. Silberschlag said that there would be covered walkways, but not from one end to another. Eighty percent of the front will be covered. There will be areas where there will be trellis work and which will a little more open. Vestar is trying to design this so that people can walk through and be able to see the buildings and the landscaping, rather than just walking underneath a straight canopy. Member Zinkin asked if there would be signage on the rear of the buildings. Mr. Malin replied that Vestar is in the process of putting together a sign package and there will be some signage proposed where the signs would be visible to the two major roads. Chair Caswell asked why retailers do not want glass at the front of the building. Mr. Malin explained that they want to have some glass, but it's a matter of degree. With more glass, there is a greater safety and break-in risk and lessened area for stocking merchandise. Chair Caswell asked if the plans have gone to the Police Department, and asked what CPTED's take is on the glass. Mr. Vella said he would address that issue in his staff report. Member Kandetzke asked if the bright blue sign shown on page 12 of the exhibit packet was a color that would be used. Mr. Malin said it was Vestar's intention to use it to the extent that there sometimes are key tenants who insist on using signage and colors specific to their logos and trademarks, and who will not sign a lease without being able to use their distinctive signage. Member Zinkin asked for Mr. Malin's response to Condition 2 on Exhibit A. Mr. Malin said he was comfortable with being part of the sign review. Bayer Vella introduced the staff report into the record, and noted the following challenges, restrictions and considerations: • Buildings face inward, and towards the existing neighborhood; • Significant height differences within the project; • Catalina Shadows subdivision facing the project site and at a higher elevation; • Significant open space swath that bisects the site; • Taller buildings are up against the hillsides and smaller buildings are closer to residences; • Variation in colors will add interest and will avoid a homogenous look; • Emphasis on appearance of rear elevations where the buildings are visible from roadway; • Pedestrian scale features(adding interest and functionality), landscaping and hardscaping; • Shade opportunity(using overhangs and trellises with the hardscape and landscape plan); • Expanse of windows (designed to have people take their time window-shopping). F:\MINUTES\DRB\2006\06-29-06 Draft Minutes.doc Minutes approved 08/08/06 ° F 06/29/2006 Development Review Board Minutes Page 6 of 12 Mr. Vella suggested modifying Condition 7 on Exhibit A, to read, "The elevation of the Tangerine Road inline shops must incorporate additional windows in areas indicated as part of Exhibit B in the staff presentation." Staff recommended approval subject to Conditions 1-8 on Exhibit A, as modified. Member Johnson concurs with Mr. Malin concerning the Oracle Road rear facade. If the public can't see it, why put gems on it. Glass reflectivity does it matter here, since there will 1 not be any cars going by. If Vestar is having problems with tenants about the glass, he would be okay with wainscoting windows. Regarding the covered walk, 10% to 15% in uncovered areas is acceptable, but if it is more than 50%then that is not comfortable. Mr. Vella agreed with Mr. Johnson's comments regarding the elevations. The Oracle Road Scenic Corridor and the Tangerine Corridor specify that glass reflectivity be kept at 20% or less, and although there will not be any glass at the back of the buildings, staff wanted to maintain that requirement as mitigation towards the homes looking down on the site. On the glass at the front of the buildings, a compromise seems to have been reached by not using a number but ensuring that the condition is there. In terms of providing a shaded walk area, the idea is not to have one long continuous overhang, but to provide a mixture of landscaping, trellises, and overhangs. In response to Chair Caswell's questions regarding CPTED, Mr. Vella explained that there were two somewhat contrasting axioms. One is that more windows are better, as they are the eyes on the street, sidewalk and parking lot. The other is that there is more crime associated with more windows. Mr. Vella said that it is a balance and perhaps a wash. Chair Caswell commented that with the Police Substation located in the Marketplace that would not be as much of an issue. Member Panas said he agreed with Mr. Vella regarding the color palette, and asked if Mr. Vella would like to have a condition that the color palette be expanded. Mr. Vella said yes. CALL TO THE AUDIENCE Bill Adler, 10720 North Eagle Eye, thanked Mr. Malin for his general outline but said he thinks it is hazardous to approve generalities and would recommend withholding authorization until specific details are provided. He referred to the Oracle Crossings project, where a concept plan was provided, and then when improvement plans were submitted, the Legal Department said the Town could not make those changes because they would potentially violate the concept plan, which was a contractual agreement. Nowhere in the Zoning Code could he find any reference to an MACP, so in his opinion this is a complete invention. The design criteria for development review, Section 22.06, doesn't allow for review piecemeal, doesn't allow for making approvals of one document or part of one document, like an architectural plan. As the General Plan says, this is to be done coherently. What is being proposed is not authorized by the Zoning Code and is unjustified. He said that he disputes the visibility issue, as there are pedestrians, bicyclists, and joggers who would see the backs of the buildings. He asked a friend to stand down in that area as he drove on Tangerine, and he could see that individual from his vehicle. He acknowledged that a view-shed analysis is coming in the future, but to approve the theme or concept he believes is unnecessary, unauthorized, and hazardous because it commits DRB to a concept which somebody later could say is really a F:\MINUTES\DR1312006\06-29-06 Draft Minutes.doc Minutes approved 08/08/06 06/29/2006 Development Review Board Minutes Page 7 of 12 commitment. To grant approval for something without the particulars is unnecessary, and he hopes DRB does not approve it. In response to Chair Caswell's request, Mr. Vella gave a clarification of MACP. The idea of a Master Architectural Concept Plan(MACP) comes out of the Zoning Code description of Master Development Plan. When an applicant does a Master Development Plan, they specify nonspecific elements such as architecture. In this case the applicant did not do a Master Development; they did a specific Development Plan for the entire site, which is highly unusual for a site of this size. Staff led the approach, requesting that they come in with architecture that sets the tone and stage for future submittals. Staff took this same approach with the Donley site at Mercado Del Rio. They have used that to measure each pad which has come in and it has been a very positive example. An example of how an architecture concept did not work well is Oracle Crossings, where they did not do a MACP but came in pad by pad and strung it together. It created big challenges for the 40-acre site, and extrapolated to a 120-acre site would create greater challenges, so staff strongly feels that the MACP is vital to making this work. Chair Caswell mentioned that when Steam Pump was adopted, that they came in with three separate proposals instead of a cohesive plan such as this one. Member Zinkin asked to what extent is the concept equal to commitment. Mr. Vella said that by approving a concept, it is a commitment made by the applicant and the DRB that this is the accepted protocol, so that when future submittals come in it is used as a benchmark. If the applicant wishes to not apply and bring in something that is different from the concept plan, the applicant has the opportunity to request that the Master Plan be changed. MOTION: Member Zinkin MOVED to recommend APPROVAL, subject to the conditions specified in the amended Exhibit A, to change # 7 to read "the elevation of Tangerine Road inline shops must incorporate additional windows in areas indicated as part of Exhibit B in the staff presentation," and an additional condition #9, that additional colors may be considered during specific architectural analysis. Member Panas SECONDED the motion. Motion carried 5-0. 2. Continued item: Public Hearing, OV12-06-01a, Rick Engineering Company, representing Oracle and Hardy 66 LLC., requests approval of a grading exception for the proposed Oracle-Hardy Office Building site, located within the Shadow Mountain Estates East Subdivision on the east side of Oracle Road and approximately one tenth of a mile north of Hardy Road, parcel 225-12-066C. Applicants Rick Payton, Rick Engineering, 1745 E. River Road # 101, and Victor Bolduc, Principal Architect, 1001 N. Alvernon, gave a presentation. The request before the DRB is for a grading exception continued from an earlier DRB meeting. In 1997, the DRB approved a grading exception for an assisted living facility. Applicants processed an approval of a development plan but that project eventually was dropped. The project currently before the F:\MINUTES\DRB\2006\06-29-06 Draft Minutes.doc Minutes approved 08/08/06 06/29/2006 Development Review Board Minutes Page 8 of 12 DRB is for an office building, and applicant is proposing to construct a Phase I building, with parking in front and in rear and a south access drive. Applicants provided a three-dimensional visual representation and photographs of the site, showing that there is 60' of fall from the southeast to the northwest corner of the site. Applicant provided exhibits showing where the cuts and fills and grading changes would be. The fill is limited to existing natural drainage areas in the middle of the property. The fill would be done in an effort to try to blend the building and the parking into 50' to 55' of fall from front to rear. The cuts in the front are for a retention detention basin. The nature of the site and the design is that it starts at Oracle Road at 45 grade and comes up using a 12% maximum grade, and comes into a lower tier parking area with a rough elevation of about 57, with a 5' to 7' wall, going to a 65 elevation to the main entry into the building. There is a further elevation, taking it to 68. In the back of the building, staff requested changes which resulted in a two-tier parking system and quite a bit of open space before the first tier parking. The building is at 68, the open area is at 73, and then it steps up again another five feet. At the easterly boundary, there would be a 5' to 8' retaining wall, and above that, there would be a 3 to 1 slope with a 20' buffer yard that is going to allow applicants to put in dense screening of plantings. There is also a consistent alleyway, which gives a 40' horizontal separation. Applicant sited the building right through the middle of the existing property, trying to balance the fills in the front and the cuts in the back. Applicant provided a slide of the color palette, showing the stone and paint colors which will be used to minimize impact on the site. The retaining wall will be of the same material type, color, and architectural features. The rip rap that would be put in would be colored rock to blend in to the natural coloring. Applicants believe they have met the five standards of criteria that are required for a grading exception, they appreciated working with staff and receiving their comments and guidance, and they believe they have a much better product and scenario than when they first started. Member Panas asked what the process was for changing the existing topography to create the terraces and cascades. The applicant that the road would be roughed in first. Then, the digging would begin at the location where the building will be, taking that dirt and bringing it to the front, and then continue to the back. As the back is contoured, there will be more dirt coming out than what is needed for the site, and that excess dirt will have to be trucked off site. Responding to Member Panas' inquiry, Applicant confirmed that the building would be an area that is lower than what the natural ground would be. Member Panas asked if cuts would be visible to the public. Applicant explained that when the project is finished the cuts would not be seen, the parking lot and the slopes would be smooth and will blend together. In response to Member Kandetzke's question, Applicant explained that the proposed cut and fill is the minimum requirement for this building footprint. Member Kandetzke asked if Applicant could accomplish the same project with a different style building design and footprint. Applicant said that the building style, design, and footprint is driven by their client's needs and F:\MINUTES\DRB\2006\06-29-06 Draft Minutes.doc Minutes approved 08/08/06 06/29/2006 Development Review Board Minutes Page 9 of 12 wishes. The front part of the building is 18' in height, and then the two-story portion starts at the 300-foot line. Applicant said that they could not design the building differently and accomplish the business objectives because the client wants a two-story building due to adjacencies between uses on the first and second floor. A two-story building actually has a lessened impact on this site than a one-story building would. Member Johnson commented that if the client and Oro Valley didn't require parking there would not be an application for this cut and fill. The parking is what is requiring the grading, especially since the footprint for the parking is greater than the footprint of the building. Chair Caswell asked if Applicant was overparking the building, and Applicant said that was correct. Applicant explained that ordinance is 1 to 330 square feet, or 3 for 1000 square feet, and Applicant is parking at 5 for 1000 square. This is due to the nature of the office building. Member Zinkin commented that the building seems to have been designed first, and the lot made to fit. Staff made reference to a building at Ina and Oracle, where as one goes to the rear of the building one is actually entering on the second floor because of the existing grade. Instead of lowering the grade for the building, they made the building work with the grade. So they still have the two-story, except the top story wouldn't have a bottom floor. Member Zinkin asked if Applicant could make the building meet what is already there in terms of topography. Applicant replied that they had looked at the back of the building, but on this particular site there are great views to the east, and they wanted to keep those, otherwise the back view would be of a 12' high stone wall. Applicant wants to keep some distance between the building and the parking lot. If Applicant integrated the building into the topography they wouldn't gain any vertical height. Applicant said that they are comfortable with all the conditions of approval, with the exception of#6, on which they would like some clarification or a slight modification. Condition# 6 calls for a 10-foot landscaped planting area between the terraced parking. Currently, between the lower tier in the front and the upper tier, there are five feet,with a proposed jogged retaining wall to break up that expanse. Applicant could accommodate the 10 feet in the front by pushing the lower tier into the 100' buffer yard five feet, to achieve that horizontal distance. In the rear, between the two parking bays, there is currently 5' but Applicant proposes having covered parking there, so it would not be practical to try to plant a tree or a shrub by the covered parking stalls. Applicant can accomplish the condition at the front but the back is more difficult. Matt Michels introduced the staff report into the record. Any type of economic development on this property would require some type of waiver. The question is to what extent, and relates to the discussion of the five-part findings of fact, to be addressed by Paul Keesler. Paul Keesler explained that on the grading waiver, Public Works examined the five findings of facts for the grading exception. One issue is whether Applicant meets substantial compliance with the findings of fact. Planning staff based all judgments of the Applicant's design on the proposed building and the parking layout, and the number of parking spaces that the Applicant needs. Public Works evaluated the site and determined that for that building and that parking arrangements, Applicant has mitigated as much of the requirement to exceed the grading limits per Code as possible. Of the five findings of fact, there are 13 requirements. Staff supports 9 of F:\MINUTES\DRB\2006106-29-06 Draft Minutes.doc Minutes approved 08/08/06 06/29/2006 Development Review Board Minutes Page 10 of 12 the 13, staff does not support two, and two are not applicable to a commercial site. Public Works gives their support to the Applicant's grading waiver, with the caveat against the building and the parking, and with the important caveat that Public Works is relying on the DRB to determine whether the building meets the site or the site meets the building. Member Panas asked which two requirements are not being supported. Mr. Keesler said that staff is not in support of Item#3 (conditions on the property are unique such that strict adherence to this ordinance would cause an unnecessary hardship which substantially limits the preservation and enjoyment of property rights). Other developments up and down the east side of Oracle Road have adhered to the terrain and the natural contour, so there are alternatives. The issue with the Applicant is that those alternatives do not fit his client's plans. Staff also does not support # 4 (exception imposes conditions so as not to constitute a granting of special privilege). This is a judgment call and Public Works is looking for DRB guidance to assess whether the building meets the site or the site fits the building, and which is more important. Member Panas commented that the staff comments on page 7 states that "...granting this grading exception may or may not appear to constitute the granting of special privilege," that could be considered that it is a special privilege. Also, in terms of the mitigation of the terracing, that may or may not be offset by that mitigation. Member Panas asked the size of the building footprint. Applicant said that it is 96' wide in east/west direction and 170' long. Mr. Vella added that the building consists of two buildings. Member Panas asked why the development is being overparked. Applicant said that the client requirement is 5 for 1000, and the parking is for the two buildings. When second building come in, it will modify the parking to 4.25 for 1000. In response to Member Kandetzke's inquiry, Mr. Keesler verified that Applicant is aware of Public Works' concerns, and this is the reason for the last month's continuance. Up to that point, staff could not give this project its support because staff felt there were more things that could be done. Applicant has made it clear that this is the building that the client requires. The building that staff had suggested was not in context to what they do for this development. Mr. Kandetzke asked if it would be true to say that staff and Applicant had tried to find some common ground, and did not find any room to negotiation. Mr. Keesler said that it was correct for the building itself, but there was negotiation on the site itself. Mr. Michels continued with the staff report. Chair Caswell granted Applicant's request to make an additional statement. Applicant said they had worked closely with Mr. Keesler on this third generation site plan. Applicant believes they have met all the requirements with regard to the building, the driveway, and the parking lot. What shifted was basically the distance between the buildings on the back side, when they pushed the building into the grade. Initially there were three tiers of parking on the back side of the building, and have since removed one level parking and pulled it to the front. This gave F:\MINUTES\DRB\2006\06-29-06 Draft Minutes.doc Minutes approved 08/08/06 06/29/2006 Development Review Board Minutes Page 11 of 12 Applicant more distance from the building. Initially they started with 30 feet and increased it to 40 feet. In response to Member Panas question, Applicant said that this was to be the corporate offices for Pulte Homes' Southern Arizona operation, and a mortgage company and title company. Member Panas said there has to be a better design to minimize the cuts on that grade, because it's been done in the past. If Applicant's client has an issue with an end product that they have to have, its appearance needs to be minimized. Applicant said they have a requirement of 40,000 square feet and construction of a two-story building has a lessened impact on the site. Mr. Keesler stated that one of the impacts is the result of the building review, where it was suggested that the building be lowered with respect to the view of the neighbors behind the site. Based on the findings of fact, there is one advantage to this layout, and that is that the view for the neighbors behind the building will remain intact. Member Zinkin asked Ms. Garrahan if the DRB needed to weigh the majority of the findings equally or if one finding is paramount or enough. Ms. Garrahan explained that the key is substantial compliance, and it is at the discretion of the DRB. One finding could entirely carry the weight over the others, or they could all be substantive and taken into account. Member Panas followed up by asking if all are met, it's a very clear-cut picture. If three out of the five or four out of the five are met, it's a questionable call on the DRB. Ms. Garrahan said she didn't believe it would be a questionable call on DRB's part. She added that DRB are here to exercise discretion. The actual legal standard is arbitrary and capricious, so that means that the DRB's decision would have to be very far out of whack for it to be legally questionable. Member Kandetzke asked Applicant if they felt there was room for further negotiation. Applicant said they had been negotiating for a while, that the building works well with the site and has a very sound plan and a good parking allotment, the views are great, and Applicant has a responsibility to the client. Applicant had meet the client's requirement of building a 40,000 square foot structure, has lessened the footprint, has minimized the impact to the site as best they can,has met with neighbors, and done their very best to meet the building requirements. MOTION: Member Kandetzke MOVED to recommend DENIAL, based on the concern that the land is being adapted to the building, and though it was hoped that there could have found some common ground for staff and Applicant to be more in agreement, but the conditions on the property are at strict adherence. Member Zinkin SECONDED the motion. DISCUSSION:Member Zinkin asked if the motion was legally acceptable, or did different wording need to be included. Ms. Garrahan said that her understanding of Member Kandetzke's motion is that there is not substantial compliance with the five factors. Motion carried 4-1 (Johnson). F:\MINUTES\DRB\2006\06-29-06 Draft Minutes.doc Minutes approved 08/08/06 06/29/2006 Development Review Board Minutes Page 12 of 12 3. OV13-06-26 Preview, Sayler-Brown Bolduc Lara Architects, LLC, representing Oracle and Hardy 66, LLC., requests discussion of architectural concepts for the proposed Oracle-Hardy Office Building, located within the Shadow Mountain Estates East Subdivision on the east side of Oracle Road and approximately one tenth of a mile north of Hardy Road,parcel 225-12-066C. Chair Caswell asked if, based on the previous item's motion and vote, the DRB would continue to hear the presentation with Item 3. Mr. Vella recommended asking the Applicant that question. Chair Caswell asked the Applicant if they preferred to present or continue to the next meeting. Applicant said they would continue. ADJOURNMENT MOTION: Member Zinkin MOVED to ADJOURN the June 29, 2006,Development Review Board meeting at 8:31 p.m. Member Johnson SECONDED the motion. Motion carried 6-0. Prep red by: Arinda Asper, Recording ecretary F:\MINUTBS\DRB\2006106-29-06 Draft Minutes.doc Minutes approved 08/08/06 TRANSMISSION VERIFICATION REPORT TIME : 07/03/2006 11:03 NAME : FAX : TEL : DATE,TIME 07/03 10: 59 FAX NO./NAME 3232091 DURATION 00: 04:17 PAGE(S) 05 RESULT OK MODE STANDARD ECM TOWN OF ORO VALLEY Phone: ( 20) 2294goo Community Development Fax: (520) 142-1022 11000 N. LaCanada Dr. Oro Valley" AZ 85737 To: 01 --5,"/ .. s A, Fax: Phone: -- -- - -.- - From: l . a-- ... — - Pages Including Cover: ..5d Dates 9— 3•.C) r � � . Regarding:_ , •..ed, -r ,\ : ;:_ TOWN OF ORO VALLEY 11000 N. LA CANADA DRIVE ORO VALLEY,ARIZONA 85737 pv � . F, Administrative Offices(520)297-2591 Fax(520)297-0428 www.ci.oro-valley.az.us SON D ED\ July 3, 2006 David C. Malin Project Manager Vestar Development Co. 2425 East Camelback Road. Suite 750 Phoenix, AZ 85016 RE: OV13-06-19, David Malin, representing Vestar Development Co., requests approval of a master architectural concept plan involving a 114 acre shopping center known as the Oro Valley Marketplace, located within Rancho Vistoso Neighborhood 4 at the southwest corner of the Tangerine and Oracle Roads intersection,parcels numbers 21920052m, 22004006f, and 22004008r Dear Mr. Malin, At a special meeting of June 29,2006,the Development Review Board voted unanimously(5 - 0)to conditionally approve the Master Architectural Concept Plan (MACP) for the aforementioned project site. The conditions specified by the Development Review Board are attached as Exhibit A and B. Each of the conditions must be addressed as part of a revised MACP. As specified in the Oro Valley Zoning Code, all revisions must be summarized in letterform. Please submit four copies of the revised MACP for staff certification. Please let me know if you have any questions. We will gladly reschedule this item for a Development Review Committee meeting to resolve any issues. Sincerely, Bayer Vella,AICP OV Principal Planner c: Shirley Gay,Development Coordinator Attachments: Exhibit A&B F:\OV\OV 13\2006\13-06-19\Correspondence\DRBaction 6-29-06.doc Exhibit A OV13-06-19 Oro Valley Marketplace Master Architectural Concept Plan 1. The rear elevations for inline stores indicated on page 15 of the MACP may not be utilized unless the Development Review Board accepts a view shed analysis certifying that the entire area will not be seen by passersby on Oracle or Tangerine Roads. 2. "Dryvit Color Bright Blue"must be removed from the color palette and elevations. Application of this color in the manner proposed will be addressed as part of the sign review. The elevation on MACP page 12 must be amended by accomplishing the following: 1)replace the area in blue with the dominate wall color in adjoining buildings. 2) Revise the roofline to incorporate a horizontal plan with or without vertical elements. 3. Contrasting color arrangements may not be utilized in a manner to accentuate signage—unless specifically permitted as part of the sign criteria. 4. Utility boxes/panels are to be located in areas of low visibility and painted in a manner to blend with a structure. 5. As part of future architecture and landscape plan submittals, the design must clearly enable a customer to walk along the entire length of the major and inline stores and retain the option of staying in a continuously shaded environment. 6. Window reflectivity values may not exceed 20%throughout the entire development. 7. The elevations of the Tangerine Road inline shops must incorporate additional windows in areas indicated as part of Exhibit B in the staff presentation. 8. The MACP must be revised by incorporating each of the aforementioned conditions. 9. Additional colors may be added to the color palette with future submittals, subject to DRB review and approval. +1 4 \if jAy 1Vi ll . . , ,. . ., . . • , E •xhibit r, c • • .a. . ,,,,,,„4,.t.i...;,.:..,.......................1:.:.,:. '' ."........'.....-. ,''' ,",.-.:,.„-.:..-.-.":„,...li.....••'..':,'.:.•':.:...-,.....-.".,...-.,:". �-a 'fit ` ':. Via.. gr gq rri �.�. $IGNAGE ,.;, e, raj\ � s_ R a s 1„ -7:1 ,r A. Y u,..^+`• .. ..-e,. x� �.... °�3 _-:ri«sc., '- :-::: >-='- • ,ax+i� :awl,:r,.a,;3t.j ¢�`{(9�jj (jt1�� �t '''' • _ • gi - :Z �eall .'3'.',:. „„,. • i gar eTs' s .. i .� i a[n..� - 3 ,%,,,,alik iaTl{Ytki Il,, nalill 4! _,,, ,_ - ... • -p .at f' ',:� �-'. i. ,.s s.�+, � �,..� ':r:twaa•s�:w�Is# `>s � _Y.'..v'. ,x--,e^ :'$ N,.s aa. 'r5s�.. ':tea a , 1. .. w saw.:: _ 4 1. I ' �� _ .5•'' '�#•c _ .. v-r-�. x .- � . ..::a� . �-. �.. ow�I/as.R l �11� . ... - -. � 5�. • . a • 0 • • NI `y,�. r Ci �x � •tea • } Ex B , ... ..?: ,. . . , Via ¢ § LiAtip• • , i x • W x S. • t----4 ---4-,--,-1 li,';?,,,1 _ Mik.SIGNACE i.::',......l'.'''!.:'1 8 -*-4..•'.1-',,-,,,.,1-.1.1_-„!-,','.!T-.!.„'---'4„"''''!'.'-'• V.„%'71 t' b ___,0 .r...,,,,,,F,P; - ---. g :::;„,r*''4-Vi -•'11-1''4 1'k,'l,#,-!';'4,''o,o'f,rl,i;-,j--''*m"-.4--..z..--,.-4,-.,-,:;q;,.‘..o--i 4 l',4'0.,''4'''.,5'1'-:',4„:'*7'''40-*.4°4*,''',4'-','G-,P I iA4,cG4-s-—1 E—1--ft'•7,,,;—.h.-„,-,,,,.,",7,';,i-'::,7li.,„-..L-:2.„,w-..:.•74...:4-.„7:,-,7"4-,-41f.l',''11;,.*1,1.•.,:6:,,,:.1,..1,,,1,,,1,,,,,7,,4,1.,,,,,.'_,..',-s1'k .,......ram i +rr i'-12'15g.5".'-.„1j-l-r--i te,1i,f1,,4g,,51,-.,;.•)..,,,,:j-_'.:',--',,..7..;'ml-s',ni:-,1t;,,7I::a.Lp:...$.40.t,.PuA..a g..,tI ii,.._i-.-,.'-t:d 7"w-';,;:':',i'-i„i'.„'7''i''ii7i''ii'',';'g'.,:l.7,'....o''''w,..',4 A5,-'',_'',.'.,.'i:,,'4t,.,,,:,.,t'«',"- ,4,..,„.,4..,..4,,,,,*,.'':'.'4;',.'1..',1...,4 4..,,,:.,-g.-;i,,,-i-,y_'4'.i..,.'.,._,:",'',,,,..-Z,,t„,:."„',... „-,;„,,„,,„,,:„A•,:.,, ,.. - .. C #rl€I9,##tilil##l.k�#��'ausion';,,.;,,:!ii,'t',,,,,m7,a,,ii-A•,-_.,4,:A,,,,,„m,.k..'_4":.''1.,•-.:,-•,•,1,,,„4:,-,.-,„,;.,-:t.- �#1#iil#1##f}i#6i} r�:. , a^ ..44';w,.`.,..!:,' .„ syd� .R , 4 .-.---..---7.4,-;.-.. r _ ff„,..._,,,, ,__________,_____. 7/7i ,-7-,-T-....`•..„.:1-4-1• 7 !, _......,,--_-.7„..-,--..;.:.- ,.-T.,...=.14.14:-1-7, 1 • 111111111=111110111— Le .. • • • N ':3• * I 4 • • • • • • 41 • Burlini/Silberschlag, Ltd. Architects and Planners 4400 East Broadway Suite 400 Tucson,Arizona 85711-3553 520-323-1996 FAX 520-323-2091 JUL 2 1 2006 July 20, 2006 Town of Oro Valley Planning and Zoning Division 11000 N. La Canada Drive Oro Valley, AZ 85737 Attn: Bayer Vella RE: OV13-06-19 Oro Valley Marketplace Master Architectural Concept Plan Revisions per Exhibit A & B Dear Bayer: Thank you and the planning staff for your assistance and guidance in the approval of the MACP on June 29, 2006 by the Development Review Board. We have reviewed the conditions attached to the letter dated July 3, 2006 with Vestar Development Co. and have addressed the conditions in the revised booklet as follows: General: The conditions outlined in Exhibit A for OV13-06-19 have been added to the MACP booklet on page 6 under the narrative heading "Architecture and Overall Design Theme." EXHIBIT A OV13-06-19 Comment: 1. The rear elevations for inline stores indicated on page 15 of the MACP may not be utilized unless the Development Review Board accepts a view shed analysis certifying that the entire area will not be seen by passersby on Oracle or Tangerine Roads. Response: Acknowledged. A view shed analysis will be submitted with the individual building groups addressing this issue. Town of Oro Valley Planning and Zoning July 20,2006 Page 2 of 4 Comment: 2. "Dryvit Color Bright Blue" must be removed from the color palette and elevations. Application of this color in the manner proposed will be addressed as part of the sign review. The elevation on MACP page 12 must be amended by accomplishing the following: 1) Replace the area in blue with the dominate wall color in adjoining buildings. 2) Revise the roofline to incorporate a horizontal plan with or without vertical elements. Response: "Dryvit color bright blue" has been removed from the color palette and elevation on page 12. Comment: 3. Contrasting color arrangements may not be utilized in a manner to accentuate signage- unless specifically permitted as part of the sign criteria. Response: Acknowledged Comment: 4. Utility boxes/panels are to be located in areas of low visibility and painted in a manner to blend with a structure. Response: Acknowledged. Comment: 5. As part of future architecture and landscape plan submittals, the design must clearly enable a customer to walk along the entire length of the major inline stores and retain the option of staying in a continuously shaded environment. Response: We believe that by the use of projecting canopy areas and well placed shade trees sufficient shade shall be provided to pedestrians along the in-line walkways. Town of Oro Valley Planning and Zoning July 20,2006 Page 3 of 4 Comment: 6. Window reflectivity values may not exceed 20% throughout the entire development. Response: Acknowledged Comment: 7. The elevations of the Tangerine Road inline shops must incorporate additional windows in areas indicated as part of Exhibit B in the staff presentation Response: Vestar Development's research and past experience concludes that incorporating the amount of windows requested would be inhibitive to the needs and programs established by the retailers in the center. Increasing the amount of glazing on the in-line stores would also increase energy costs and may even damage products due to the frontage being exposed to the south and west sun. See revised pages 12 and 13 for the proposed concept design for these majors. Please note that the design for the shops attached to these in-line majors calls for continuous glazing which is customary and appropriate for their particular functions (pages 17 & 18). Comment: 8. The MACP must be revised by incorporating each of the aforementioned conditions. Response: Acknowledged with the exception of item 7. Comment: 9. Additional colors may be added to the color palette with future submittals, subject to DRB review and approval. Response: Acknowledged. ' ' Town of Oro Valley Planning and Zoning July 20,2006 Page 4 of 4 EXHIBIT B OV13-06-19 Not accepted. Please see item 7 Exhibit A OV13-06-19. This concludes the Response Letter to the conditions for the MACP. Please feel free to contact us at any time if you have any questions. Sincerely, Daniel L. Shape Project Manager DS/CR BURLINI/SILBERSCHL1. , LTD. 1±1MEMO To: Bayer Vella Date: August 10, 2006 Oro Valley Planning Project Number: 06108S-01 From: Dan Sharpe Project Name: Oro Valley Marketplace Copy: file Bayer, Thomas Reprographics could not do tabs on 11 x 17 sheets for us as we had discussed. I didn't have enough time to come up with a solution to the tabs yet so we are submitting as is for now. I think there is a solution, which I would expect to have in the package before it goes to DRB. We should have put today's date on the cover with the Building Group name for this submittal but we forgot. Of course, we can talk about all these things once you take a hard look at it. Regards, ECEINE AUG 1 0 Daniel L. Sharpe Architects and Planners, 4400 East Broadway Suite 400 Tucson Arizona 85711 Phone: (520) 323-1996 Fax: (520) 323-2091 AP\-LEY TOWN OF ORO VALLEY 4o 3A �pp COMMUNITY DEVELOPMENT DEPARTMENT 4 Planning and Zoning•Building Safety 11000 N.La Canada Drive,Oro Valley,AZ 85737•(520)229-4800•Fax(520)742-1022 Oro Valley Public Library ic . 1305 W.Naranja Drive,Oro Valley,AZ 85737.(520)229-5300•Fax(520)229-5319 Parks and Recreation '('OUNDED 1911), 680 W.Calle Concordia,Oro Valley,AZ 85737•(520)229-5050•Fax(520)797-2202 QU13 - o l 94 -4- 8/16/06 () V t S - O 6 - r / Delivered via e-mail Dear Messer's Malin and Sharpe, We received the revised Master Architecture Concept Plan (MACP) (0V13-06-19) that was approved by the Development Review Board. It complies with all terms and conditions of DRB approval—and has been certified as complete. The primary focus of this letter is to present comments regarding the 8/10/06 submittal of Building Group No. 1. Overall, the design is very positive. Improvements are recommended as follows: General Comments: 1. We need a complete formal application—with review fee. The case number is OV 13-06-19A. The fee is $970.00. 2. Cover Sheet,recommend changing the title from "Master Architectural Concept Plan, DRB Submittal, June 29, 2006"to something that indicates the purpose of the overall document. As discussed, this booklet will contain the MACP and grow to include all specific architectural elevations for the project. 3. Page 2, recommend reorganizing the entire Building Group No. 1 section. Group all West/Front Elevation graphics into one cluster—and the same for other elevations. The multiple page separation between overall and specific elevations is confusing. 4. Add a tabulated page immediately before Page 2.1 indicating that this is the MACP section. 5. Page 2.1, include the OV#—which is OV13-06-19. 6. Add a tabulated page immediately before Page 25 indicating that this is the Building Group No.1 section. 7. After DRB approval of Group No. 1 —add a page similar to page 2.1. The OV# for Group No. 1 is OV 12-06-19A. 8. Create stand alone sheet for Material/Color Schedule 9. If any new colors are being proposed—please specifically indicate. 10. Viewshed graphics need to be made user friendly. Suggestions: a. put analysis immediately after the east/rear elevations b. recommend narrative explaining viewshed analysis www.townoforovalley.com c. expand size of view graphic to be the dominate feature d. impose view line on a full size elevation similar to page 27. e. It may be helpful to conduct a DRB site tour the day before the hearing. Building corners/height would need to be identified in the field. We have two new DRB members. f. Buildings indicated on the analysis do not entirely reflect the elevations in the packet. Some rooflines don't match. 11. Include building height information on elevations 12. Please add a graphic indicating roof design. What color will it be? Emphasize low reflectivity and match with the desert and buildings. 12. In areas without windows and/or building relief insets...the hardscape/landscape plan will need to be punched up. West/Front Elevations: 1. Satisfy DRB condition by further minimizing unshaded gaps between buildings. The goal is to create a continuous shade experience for pedestrians along the front length of the inline stores. Show compliance graphically. 2. Please add windows in locations indicated in attached markup. Other pedestrian scale amenities may be an option. 3. For the structure with the largest gable roof- please add architecture and/or hardscape features to offset the lack of detail in areas indicated on attachment. East/Rear Elevations: 1. Please make sure the colors on page 27 match the colors on page 31. Shops 36 look pink on 27 and yellow on 31. 2. Shops 27 will be entirely visible from Oracle Road. It has the least amount of architectural detail of the entire East/Rear elevations—and it needs to have the most. 3. Most of the areas designated for signage are framed with architectural features. Please insure that all areas identified for signage are framed with architectural features. North Elevations: 1. Please add architectural features to break-up the roofline in a similar manner to the South Elevation design. Very important. 2. The color, material, and shapes should be varied to a greater degree—again, similar to the South Elevation design. 3. Hardscape/landscape will be very significant in areas without windows. South Elevations: 1. Hardscape/landscape will be very significant in areas without windows. Roof Mechanical Unit Screening: 1. Expand focus of this sheet to comprehensively address roof treatments. What color will the roofs be?Emphasize low reflectivity and muted colors. The aesthetic of the roof surface matters—because it will be visible in certain areas. 2. How will exhaust vents be treated? Prefer a screening system similar to that proposed for mechanicals. 3. Address color of mechanical and vent screens...to blend with roof color, wall color, and/or vertical features popping up from front of the building. I look forward to discussing the proposal this afternoon. Please keep in mind that the staff DRB report is due out on September 7th. To provide you additional time -the resubmittal is due on September 1st at 5:00pm. 28 copies will be required. Looking forward... Bayer Vella, AICP OV Principal Planner TO: Mayor and Town Council ,rt_ FROM:02 Sarah More, Planning & Zoning Director DATE: 7/17/08 RE: Required Rooftop Treatments for Oro Valley Marketplace Structures The aesthetic of the building rooftops along Oracle and Tangerine Roads has been raised as an issue. The following is a brief synopsis regarding the design and associated issues: Background The original site layout positioned the largest buildings at the very back of the site—closest to the neighbors. In working with the residents of Catalina Shadows and Palisades Point, the clear goal was to position the buildings with the greatest height and retail activity (loading zones etc.). away from the subdivisions. To achieve the goals of neighborhood compatibility and zoning compliance, the design was entirely changed to move the tallest buildings adjacent to Tangerine and Oracle Roads. Greater view protection was enabled because of the grade differential between the major roads and the site. During the architectural design review process, it was noted that the rooftops would be visible from the roads and mitigation was applied accordingly. Architectural Treatment of Roof and Facades • All rooftops must be painted a desert tan color. • Parapets (vertical wall or elements that protrude above the actual roof) of varying heights are required on all sides of the buildings to facilitate screening and provide architectural interest. Both sides of the parapet are to be finished and painted as specified in the plans. Screening of Mechanical Equipment All four sides of each mechanical unit must be screened. Furthermore, a wire mesh roof will be applied to the top of each mechanical unit. A wire mesh system rather than a solid screen is needed to allow adequate air flow to each unit. Skylights Skylights provide daylight to the interior of the building, thus reducing energy demands. This green building element will not be screened for obvious reasons. Concerns have been raised about potential light affecting the night sky. The following is germane: • The outdoor lighting section of our zoning code does not specifically refer to skylights; however, each has been factored into the maximum allowed lumens that may be emitted. Wal-Mart has achieved code compliance for lighting. • Staff has worked with Wal-Mart during the plan review phase to address potential impacts on the night sky. The plans specify that all skylights will use an opaque (not clear) lens. Also, over 90% of the interior lighting is directed straight downward or full cutoff. Full cutoff is a luminaire where zero candelas occur at or above an angle of 90 degrees. F:`,INDIVID\BSGV\TC Memo OVM Rooftops.doc