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Home My WebLink AboutPackets - Planning and Zoning Commission (167) AGENDA ORO VALLEY PLANNING AND ZONING COMMISSION SPECIAL SESSION November 10, 2020 Join Zoom Meeting: https://orovalley.zoom.us/j/97829488540?pwd=ZHk3OU4vbTFReXY0L2hyRk41TjJ2Zz09 To attend via phone only, dial 1-669-900-6833, enter Meeting ID: 97829488540, then enter Passcode: 263543 Executive Sessions – Upon a vote of the majority of the Planning and Zoning Commission, the Commission may enter into Executive Sessions pursuant to Arizona Revised Statues §38-431.03 (A)(3) to obtain legal advice on matters listed on the Agenda. SPECIAL SESSION AT OR AFTER 6:00 PM CALL TO ORDER ROLL CALL PLEDGE OF ALLEGIANCE CALL TO AUDIENCE - at this time, any member of the public is allowed to address the Commission on any issue not listed on today’s agenda. Pursuant to the Arizona open meeting law, individual Commission members may ask Town staff to review the matter, ask that the matter be placed on a future agenda, or respond to criticism made by speakers. However, the Commission may not discuss or take legal action on matters raised during "Call to Audience." In order to speak during "Call to Audience", please specify what you wish to discuss when completing the blue speaker card. COUNCIL LIAISON COMMENTS SPECIAL SESSION AGENDA 1.REVIEW AND APPROVAL OF THE OCTOBER 27, 2020 SPECIAL SESSION MEETING MINUTES 2.PUBLIC HEARING: DISCUSSION REGARDING THE PROPOSED 1ST AVENUE AND TANGERINE ROAD GENERAL PLAN AMENDMENT AND REZONING FOR A 13.44-ACRE MULTI-FAMILY RESIDENTIAL DEVELOPMENT, LOCATED SOUTH OF TANGERINE ROAD AND APPROXIMATELY 0.2 MILES EAST OF 1ST AVENUE A. TYPE 1 GENERAL PLAN AMENDMENT TO CHANGE TWO KAI-CAPRI SPECIAL AREA POLICIES TO ALLOW MULTI-FAMILY RESIDENTIAL USES ON A VACANT COMMERCIAL PARCEL (2001085) B. REZONING TO CHANGE THE ZONING DESIGNATION OF A VACANT PARCEL FROM C-1 COMMERCIAL TO R-6 MULTI-FAMILY RESIDENTIAL (2001306) PLANNING UPDATE (INFORMATIONAL ONLY) ADJOURNMENT POSTED: 11/3/2020 at 5:00 p.m. by pp When possible, a packet of agenda materials as listed above is available for public inspection at least 24 hours prior to the Commission meeting in the Town Clerk's Office between the hours of 8:00 a.m. – 5:00 p.m. The Town of Oro Valley complies with the Americans with Disabilities Act (ADA). If any person with a disability needs any type of accommodation, please notify the Town Clerk’s Office at least five days prior to the Commission meeting at 229-4700. INSTRUCTIONS TO SPEAKERS Members of the public have the right to speak during any posted public hearing. However, those items not listed as a public hearing are for consideration and action by the Commission during the course of their business meeting. Members of the public may be allowed to speak on these topics at the discretion of the Chair. In accordance with Amendment #2 of the Mayoral Proclamation of Emergency issued on March 27, 2020, the following restrictions have been placed on all public meetings until further notice: 1. In-person attendance by members of the public is prohibited. 2. Members of the public can either watch the public meeting online https://www.orovalleyaz.gov/town/departments/town-clerk/meetings-and-agendas or, if they would like to participate in the meeting (e.g. speak at Call to Audience or speak on a Regular Agenda item), they can attend the meeting and participate via the on-line meeting application Zoom: https://orovalley.zoom.us/j/97829488540?pwd=ZHk3OU4vbTFReXY0L2hyRk41TjJ2Zz09 or may participate telephonically only by dialing 1-669-900-6833 and enter meeting ID:97829488540 and passcode: 263543 prior to or during the posted meeting. 3. If a member of the public would like to speak at either Call to Audience or on a Regular Agenda item, it is highly encouraged to email your request to speak to jancona@orovalleyaz.gov and include your name and town/city of residence in order to provide the Mayor/Chair with advance notice so you can be called upon more efficiently during the Zoom meeting. 4. All members of the public who participate in the Zoom meeting either with video or telephonically will enter the meeting with microphones muted. For those participating via computer/tablet/phone device, you may choose whether to turn your video on or not. If you have not provided your name to speak prior to the meeting as specified in #3 above, you will have the opportunity to be recognized when you “raise your hand.” Those participating via computer/tablet/phone device can click the “raise your hand” button during the Call to the Public or Regular Agenda item, and the Chair will call on you in order, following those who submit their names in advance. For those participating by phone, you can press *9, which will show the Chair that your hand is raised. When you are recognized at the meeting by the Chair, your microphone will be unmuted by a member of staff and you will have three minutes to speak before your microphone is again muted. 5. If a member of the public would like to submit written comments to the Planning and Zoning Commission for their consideration prior to the meeting, please email those comments to jancona@orovalleyaz.gov, no later than sixty minutes before the public meeting. Those comments will then be electronically distributed to the public body prior to the meeting. If you have any questions, please contact the Commission’s recording secretary at jancona@orovalleyaz.gov. Thank you for your cooperation. “Notice of Possible Quorum of the Oro Valley Town Council, Boards, Commissions and Committees: In accordance with Chapter 3, Title 38, Arizona Revised Statutes and Section 2-4-4 of the Oro Valley Town Code, a majority of the Town Council, Board of Adjustment, Historic Preservation Commission, Parks and Recreation Advisory Board, Stormwater Utility Commission, and Water Utility Commission may attend the above referenced meeting as a member of the audience only.” Planning & Zoning Commission 1. Meeting Date:11/10/2020 Requested by: Bayer Vella, Community and Economic Development Case Number: N/A SUBJECT: REVIEW AND APPROVAL OF THE OCTOBER 27, 2020 SPECIAL SESSION MEETING MINUTES RECOMMENDATION: Staff recommends approval. EXECUTIVE SUMMARY: N/A. BACKGROUND OR DETAILED INFORMATION: N/A. FISCAL IMPACT: N/A. SUGGESTED MOTION: I MOVE to approve (approve with changes), the October 27, 2020 meeting minutes as written. Attachments 10-27-2020 Draft Minutes D R A F T MINUTES ORO VALLEY PLANNING AND ZONING COMMISSION SPECIAL SESSION October 27, 2020 MEETING HELD VIA ZOOM SPECIAL SESSION AT OR AFTER 6:00 PM CALL TO ORDER Chair Gambill called the meeting to order at 6:00 p.m. ROLL CALL Present: Hal Bergsma, Commissioner Jacob Herrington, Vice Chair Neal Herst, Commissioner Ellen Hong, Commissioner Skeet Posey, Commissioner Daniel Sturmon, Commissioner Celeste Gambill, Chair Staff Present:Michael Spaeth, Principal Planner Bayer Vella, Planning Manager Joe Andrews, Chief Civil Deputy Attorney PLEDGE OF ALLEGIANCE Chair Gambill recited the Pledge of Allegiance to the audience and Commission. CALL TO AUDIENCE There were no speaker requests. COUNCIL LIAISON COMMENTS Council Liaison Melanie Barrett provided updates on recent and upcoming Town Council meetings as related to Planning items. SPECIAL SESSION AGENDA 1.REVIEW AND APPROVAL OF THE OCTOBER 13, 2020 SPECIAL SESSION MEETING MINUTES Motion by Commissioner Daniel Sturmon, seconded by Commissioner Hal Bergsma to approve the October 13, 2020 meeting minutes as written. A roll call vote was taken: A roll call vote was taken: Commissioner Bergsma - Aye Vice Chair Herrington - Aye Commissioner Herst - Aye Commissioner Hong - Aye Commissioner Posey - Aye Commissioner Sturmon -Aye Chair Gambill - Aye Vote: 7 - 0 Carried 2.PUBLIC HEARING: DISCUSSION AND POSSIBLE ACTION REGARDING ZONING CODE TEXT AMENDMENTS TO SECTION 23, SECTION 25, CHAPTER 31 AND ASSOCIATED SECTIONS OF THE ORO VALLEY ZONING CODE TO REGULATE RECREATIONAL MARIJUANA IN RESPONSE TO POTENTIAL VOTER APPROVAL OF PROPOSITION 207 Principal Planner Milini Simms provided a presentation that included the following: - Purpose - Process - Step 1: Voter approval of Proposition 207 - Step 2: Amend Town Code Section 8 (information only) - Step 3: Amend zoning related chapters of the Town Code - Key Elements - General Plan Conformance - Summary and Recommendation Discussion ensued among the Commission and staff. Chair Gambill opened the public hearing. Oro Valley resident Dave Perry spoke on Agenda Item #2. Chair Gambill closed the public hearing. Motion by Vice Chair Jacob Herrington, seconded by Commissioner Daniel Sturmon to recommend denial of the proposed zoning code text amendments to Section 23, Section 25 and Chapter 31 to regulate recreational marijuana, based on the finding it is federally illegal and moving forward before the vote will help to influence the vote. Planning Manager Bayer Vella explained that if action is not taken to update the codes prior to Proposition 207 passing, the Town will not have any local regulations to restrict marijuana use, which will have significant ramifications. If we wait to update our codes until after the election, we risk legal action from any impacted groups for imposing regulations after the adoption of the Proposition 207. Mr. Vella wanted to ensure the Commission understood the ramifications before voting on the motion. A roll call vote was taken: Commissioner Bergsma - Nay Vice Chair Herrington - Aye Commissioner Herst - Nay Commissioner Hong - Aye Commissioner Posey - Aye Commissioner Sturmon - Nay Chair Gambill - Nay Vote: 3 - 4 Failed OPPOSED: Commissioner Hal Bergsma Commissioner Neal Herst Commissioner Daniel Sturmon Chair Celeste Gambill Motion by Commissioner Neal Herst, seconded by Commissioner Hal Bergsma to recommend approval of the proposed zoning code text amendments to Section 23, Section 25 and Chapter 31 to regulate recreational marijuana, subject to the passage of Proposition 207 on the November 3, 2020 election ballot. A roll call vote was taken: Commissioner Bergsma - Aye Vice Chair Herrington - Nay Commissioner Herst - Aye Commissioner Hong - Aye Commissioner Posey - Nay Commissioner Sturmon - Aye Chair Gambill - Aye Vote: 5 - 2 Carried OPPOSED: Vice Chair Jacob Herrington Commissioner Skeet Posey 3.DISCUSSION ONLY REGARDING A 2020 STUDY ON APARTMENTS THAT IMPLEMENTS ACTIONS FROM THE GENERAL PLAN AND PROVIDES INFORMATION TO THE GOVERNING BODY Planning Manager Bayer Vella outlined the two primary objectives with the apartment study. First, to satisfy the Your Voice, Our Future general plan action item: conducting a study on overall housing inventory and providing a diversity of housing options for residents. Second, to provide information and education to help decision-makers in upcoming anticipated development proposals. Mr. Vella then introduced Ms. Lucinda Smedley, with Real Estate Consulting Group, who conducted the study. Ms. Smedley provided a presentation that included the following: - Background - Purpose of the study - Apartments' role in the "housing mix" - Scope of the study - Methodology - What is the demand and supply of apartments? - Performance of existing apartments - Anticipated supply - Demand and supply - Do apartments command significantly lower rent over time due to deterioration? - What are the ages and income of renters in comparison to homeowners? - Do local schools have the capacity for more apartments? - Do apartments significantly contribute to overall crime? - Is crime higher in apartment communities than single-family residential subdivisions? - Conclusion and key data findings Discussion ensued among the Commission, the consultant and staff. PLANNING UPDATE (INFORMATIONAL ONLY) PLANNING UPDATE (INFORMATIONAL ONLY) Principal Planner Michael Spaeth spoke about the next Planning and Zoning Commission meeting on November 10, 2020 and an upcoming neighborhood meeting on November 17, 2020. ADJOURNMENT Motion by Commissioner Hal Bergsma, seconded by Commissioner Skeet Posey to adjourn the meeting. Chair Gambill adjourned the meeting at 7:51 p.m. I hereby certify that the foregoing minutes are a true and correct copy of the minutes of the special session of the Town of Oro Valley Planning and Zoning Commission of Oro Valley, Arizona held on the 27th day of October, 2020. I further certify that the meeting was duly called and held and that a quorum was present. Dated this 29th day of October, 2020. ___________________________ Jeanna Ancona Senior Office Specialist Planning & Zoning Commission 2. Meeting Date:11/10/2020 Requested by: Bayer Vella, Community Development & Public Works Case Number: 2001085 and 2001306 SUBJECT: PUBLIC HEARING: DISCUSSION REGARDING THE PROPOSED 1ST AVENUE AND TANGERINE ROAD GENERAL PLAN AMENDMENT AND REZONING FOR A 13.44-ACRE MULTI-FAMILY RESIDENTIAL DEVELOPMENT, LOCATED SOUTH OF TANGERINE ROAD AND APPROXIMATELY 0.2 MILES EAST OF 1ST AVENUE A. TYPE 1 GENERAL PLAN AMENDMENT TO CHANGE TWO KAI-CAPRI SPECIAL AREA POLICIES TO ALLOW MULTI-FAMILY RESIDENTIAL USES ON A VACANT COMMERCIAL PARCEL (2001085) B. REZONING TO CHANGE THE ZONING DESIGNATION OF A VACANT PARCEL FROM C-1 COMMERCIAL TO R-6 MULTI-FAMILY RESIDENTIAL (2001306) RECOMMENDATION: Items A and B Staff recommends approval of Item A and conditional approval of Item B, subject to the conditions listed in Attachment 1. EXECUTIVE SUMMARY: The property owner's request (Attachments 2 and 3) involves two separate applications (Type 1 General Plan Amendment and rezoning) related to developing a multi-family residential development, senior care facility, or single-family residential development on a vacant commercially zoned parcel. The subject parcel is 13.44 vacant acres, located southeast of the 1st Avenue and Tangerine Road intersection, as shown on the map to the right. The applicant is requesting to change two Special Area Policies in the General Plan to allow for multi-family residential uses and to rezone the property from C-1 commercial to R-6 multi-family residential. The uses proposed are apartments, rental casitas, townhomes, senior care, and multi-family residential homes. The Planning and Zoning Commission held the first of two required public hearings on October 13, 2020. No action was taken at that hearing. The meeting minutes can be found in Attachment 4. This report addresses the issues and/or concerns raised at the first public hearing and provides an update on the proposed conditions of approval. This includes the dedication of a cultural resource site identified during the conceptual site plan (CSP) phase for Villages at Silverhawke. A new proposed condition will carry over a condition of approval from the CSP. The original staff report (Attachment 5) contains the overall background and analysis related to this case. The five Tentative Development Plans (Attachment 6) proposed for the rezoning case depict a variety of development options permitted under R-6 multi-family residential zoning. This includes apartments, rental casitas, senior care, townhomes, and a single-family residential development. The number of units ranges from 57 to 167 with a maximum height of 25-feet and 10-35 percent of the site retained as open space. There are several key considerations associated with this proposal including the following: Currently, there is not enough surrounding residential density to support commercial uses on the site The economic benefit of the proposal to surrounding commercial areas will be highest with the apartment, rental casita, and townhome options. The senior care and single-family residential use will provide the least amount of economic benefit. Please refer to Attachment 4 for additional information. View impacts to nearby residences will be minimal. The closest existing homes in the Villages at Silverhawke Phase 2 development are over 350 feet from the proposed development There will not be a height increase from what is currently permitted that would negatively impact nearby properties. The applicant is not proposing an increase to the 25 foot height limit current allowed on the parcel under the existing C-1 zoning. The proposed buildings will not be visible from Tangerine Road from the property's frontage due to existing topography and a setback of approximately 450 feet from the roadway View impacts from 1st Avenue will be minimal due to a distance of approximately 830 feet and will not impact mountain views. The proposed land use provides a more graduated and appropriate transition from abutting single-family residential uses than the existing commercial use Traffic impacts will be less intensive than what would result under commercial zoning The applications have been reviewed for conformance with the Your Voice, Our Future General Plan and Zoning Code and staff recommends approval of Item A and conditional approval of Item B, subject to the conditions listed in Attachment 1. BACKGROUND OR DETAILED INFORMATION: The background information and analysis for the proposed amendments can be found in the October 13, 2020 Planning and Zoning Commission staff report (Attachment 5). New or additional information is provided as follows: DISCUSSION / ANALYSIS At the October 13, 2020 Planning and Zoning Commission meeting, the following issues and/or concerns were discussed. The comments are indicated below followed by a staff response. 1. Commissioner comment on the proposed townhome concept: Clarification was requested regarding the number of units shown on the townhome Tentative Development Plan (58 units) versus the number of townhomes the applicant is proposing (107 units). It was suggested that a condition of approval could be added to guarantee a minimum number of units to ensure the necessary density to support surrounding commercial areas. Emphasis was placed on having the Tentative Development Plan accurately reflect the proposal regarding the number of units. Staff Response: The applicant is proposing up to 107 units. The building footprints on the Tentative Development Plans (TDP) are conceptual, and multiple units could be provided within each building or on a second story. There is flexibility with the TDP during the final design stage as long as the ultimate design is in substantial conformance to what was approved to accommodate the proposed number of units. If there are substantial changes to an approved TDP, it must be reconsidered by the Planning and Zoning Commission and Town Council. In staff's experience, there have not been issues achieving residential density on a site for a townhome development. The open space requirement is 10% and the required bufferyards are indicated on the proposed TDP. Again, if approved, there is flexibility in the design to accommodate the anticipated density as long as the final design is in substantial conformance with the approved Tentative Development Plan as required by the Zoning Code. 2. Commissioner comment on prospective homebuyers at Villages at Silverhawke: Clarification was requested on how prospective homebuyers at the adjacent Villages at Silverhawke development were being informed of the proposed General Plan Amendment and Rezoning and how they would know which concept is being proposed. Staff Response: The applicant stated that two large signs were being placed on the subject property indicating the pending General Plan Amendment and rezoning applications so that prospective homebuyers would be aware of the potential changes. The Town has also placed notice signs around the subject property indicating the request and upcoming public hearing dates. Staff directly contacted Meritage Homes, the developer of Villages at Silverhawke, to learn about their process for informing prospective homebuyers about the status of adjacent parcels. Meritage indicated that it is the responsibility of the homebuyer to do their due diligence regarding the vacant property, and they are encouraged to reach out to the Town for zoning and development information. Meritage Homes provides prospective homebuyers with a Subdivision Disclosure Report indicating the adjacent parcel is zoned for commercial uses. 3. Commissioner comment on bufferyards : Concern was expressed that the proposed 15-foot bufferyard adjacent to future homes at the Villages at Silverhawke and the proposed development is an inadequate buffer. Staff Response: The Zoning Code requires a minimum of a 15-foot bufferyard 'B' between R-6 zoned properties and R1-7 single-family residential zoning, which is the zoning of the adjacent Villages at Silverhawke development. Currently, the required bufferyard for C-1 commercial zoning adjacent to R1-7 zoning is the same as what is proposed, a minimum of a 15-foot bufferyard 'B'. The proposed rezoning would not reduce the bufferyard requirement. This bufferyard requires 5 trees, 8 shrubs or cactus, and 15 accents of cactus per 100 lineal feet. The applicant is proposing to use the adjacent landscaping at Villages at Silverhawke to supplement the required bufferyard, which is permitted by the Zoning Code and will satisfy the bufferyard requirements. It should be noted that staff is recommending a condition of approval that an enhanced bufferyard with a continuous tree canopy be provided adjacent to the Villages at Silverhawke development for the apartment, rental casita, and townhome option as well as the senior care proposal, should it be approved. This is to provide additional mitigation for any potential impacts and provide a more graduation land use transition. An example of the enhanced bufferyard has been provided by the applicant and is shown below: A. Cultural Resource Update A cultural resource survey that was completed following the 2015 rezoning of the subject property and Villages at Silverhawke identified a cultural resource area extending approximately 400 square feet into the northeast property corner from Villages at Silverhawke Phase 3. During the conceptual site plan (CSP) approval for Villages at Silverhawke, a condition was included that the cultural resource site be dedicated to the Town which included the area within the subject parcel. To address this, staff has added a new rezoning condition that the cultural resource area must be dedicated to the Town and protected during construction with a temporary chain link fence, consistent with the process for the Town and protected during construction with a temporary chain link fence, consistent with the process for the adjacent development. This carries forward the condition from the CSP process. The cultural resource area extends a small amount into the site that was already excluded from development as shown on the proposed TDP's. As such, protection and dedication of this area will not impact the proposed site design for any of the concepts. B. Proposed Conditions of Approval Update Since the previous public hearing, the applicant has revised the General Plan Amendment application to address the previously recommended condition of approval that clarified the request will only apply to the subject parcel. As such, the proposed condition for the Type 1 General Plan Amendment has been eliminated. Below is a summary of the recommended rezoning conditions of approval. Since the last hearing, a condition regarding the protection and dedication of the cultural resource to the Town site has been included. The complete rezoning conditions of approval can be found in Attachment 1. Requirement for temporary protective fencing to be provided around the cultural resource site during construction and the dedication of the cultural resource site to the Town during the final design phase The removal of the senior care and single-family residential Tentative Development Plans from the rezoning application A public trail easement either on the subject property or on adjacent Pima County property to complete a trail connection to Kai Drive for Villages at Silverhawke Phase III An enhanced landscape bufferyard with a continuous tree canopy along the south and east sides of the subject parcel for the apartment, rental casita, and townhome concepts Staggered setbacks from internal streets for the townhome option to ensure a varied streetscape A requirement for code compliant bufferyards should the single-family residential tentative development plan be approved Relocation of the loading zone and an enhanced bufferyard for the senior care option should the Tentative Development Plan be approved PUBLIC COMMENTS The following public notice has been provided: Notification of all property owners within 1,000 feet Notification to additional interested parties who signed in at neighborhood meetings Homeowners Association mailing Advertisement in The Daily Territorial and Arizona Daily Star newspapers Post on property Post at Town Hall and on Town website Outside review agencies As of the date of this report, staff has received one additional comment letter (Attachment 7). Please see Attachment 5 for additional public participation information. SUMMARY AND RECOMMENDATION In summary, this report has addressed the following: Staff expects to see the proposed townhome concept to exceed that of the single-family residential concept and reach the anticipated density of 107 units. The applicant has posted signs on the subject property advertising the proposed applications and signs have also been posted by the Town. Meritage homes has indicated that they provide prospective homebuyers with existing zoning information but that is the responsibility of the homebuyer to do their due diligence regarding zoning and development changes. The proposed bufferyard adjacent to existing single-family residential zoning is the same as what is currently required under the existing commercial zoning. Staff is recommending a condition of approval for an enhanced bufferyard with a continuous tree canopy for all proposed concepts except single-family residential. A rezoning condition of approval was added to dedicate the cultural resource area to the Town and provide protective fencing during construction. Based on the analysis provided in this report and Attachment 5, staff finds the proposed amendments are acceptable. It is recommended that the Planning and Zoning Commission take the following action: Recommend approval to the Town Council of the requested Type 1 General Plan Amendment and Rezoning applications, subject to the rezoning conditions in Attachment 1. FISCAL IMPACT: N/A SUGGESTED MOTION: The Planning and Zoning Commission may consider the following suggested motions: ITEM A: I MOVE to recommend approval of the Type 1 General Plan Amendment to change two Kai-Capri Special Area policies to allow multi-family residential development on the subject parcel located southeast of the 1st Avenue and Tangerine Road intersection, based on the finding that the request complies with the amendment criteria and the General Plan. OR I MOVE to recommend denial of the Type 1 General Plan Amendment to change two Kai-Capri Special Area policies to allow multi-family residential development on the subject parcel located southeast of the 1st Avenue and Tangerine Road intersection, based on the finding that _________________________________________. ITEM B: I MOVE to recommend approval of the 1st Avenue and Tangerine Road rezoning, subject to the conditions listed in Attachment 1, to remove the existing zoning designations of Commercial (C-1) and add a zoning designation of multi-family residential (R-6), based on the finding the request complies with the Town of Oro Valley Zoning Code and the General Plan. OR I MOVE to recommend denial of the 1st Avenue and Tangerine Road rezoning to remove the existing zoning designations of Commercial (C-1) and add a zoning designation of multi-family residential (R-6), based on the finding that _________________________. Attachments Attachment 1: Rezoning Conditions of Approval Attachment 2: Type 1 General Plan Amendment Request Attachment 3: Rezoning Request and Site Analysis Attachment 4: Planning Commission Meeting Minutes 10.13.2020 Attachment 5: 10.13.2020 Planning Commission Staff Report Attachment 6: Tentative Development Plans Attachment 7: Additional Public Comment Letter Attachment 1 Conditions of Approval 1st Avenue and Tangerine Road Rezoning (2001306) Planning 1. Exhibit III-C-2c: Tentative Development Plan ‘C’ (Senior Care) and Exhibit III-C- 2e: Tentative Development Plan ‘E’ (Single-Family Residential) are excluded from this rezoning. 2. Regarding the bufferyard along the entire northern property line, one of the three bufferyards must be provided: a. A forty (40) foot natural desert bufferyard with a 10 foot public trail easement connecting to Kai Drive. Additional vegetation shall be provided between the development and the trail easement that provides a continuous tree canopy and understory vegetation. A wildlife friendly fence must be provided on the property line between the subject property and Pima County. b. A twenty (20) foot bufferyard with a 10 foot public trail easement connecting to Kai Drive. Additional vegetation shall be provided between the development and the trail easement that provides a continuous tree canopy and understory vegetation. A minimum five (5) foot tall view fence shall be provided between the development and the vegetative screen. A wildlife friendly fence must be provided on the property line between the subject property and Pima County. c. A minimum ten (10) foot bufferyard ‘A’ with a 10 foot public trail easement on the adjacent Pima County property connecting to Kai Drive. A wildlife friendly fence must be provided on the property line between the subject property and Pima County with appropriate trail access openings. 3. An enhanced bufferyard that provides a continuous tree canopy must be provided along the southern and eastern portion of the property adjacent to Villages at Silverhawke Phase 3 for Exhibit III-C-2a: Tentative Development Plan ‘A’ (Apartments), Exhibit III-C-2b: Tentative Development Plan ‘B’ (Rental Casitas), and Exhibit III-C-2d: Tentative Development Plan ‘D’ (Townhomes). 4. To provide a varied streetscape, building setbacks must be staggered along interior streets for Exhibit III-C-2d: Tentative Development Plan ‘D’ (Townhomes). The varied setbacks must be provided per Section 23.7.B.3.d of the Zoning Code. 5. If Exhibit III-C-2e: Tentative Development Plan ‘E’ (Single-Family Residential) is approved, the R-6 bufferyard requirements in Table 27-7 of the Zoning Code shall apply. 6. If Exhibit III-C-2c: Tentative Development Plan ‘C’ (Senior Care) is approved, the following will apply: a. The loading zone must be re-positioned to an area that is more appropriate for screening and circulation during the Final Site Plan stage. b. An enhanced bufferyard must be provided in accordance with above referenced Condition 3. 7. The cultural resource area, as shown in “Exhibit A”, must be dedicated to the Town during the final design stage prior to the approval of a final site plan. The area must be protected from disturbance during construction with a temporary chain-link fence. Exhibit A Cultural resource area to be dedicated to the Town. TANGERINE RD. & FIRST AVE. (SILVERHAWKE BLOCK 5) GENERAL PLAN AMENDMENT SUBMITTAL NARRATIVE PREPARED BY: CONTACT: PAUL OLAND GPO@PARADIGMLAND.US (520) 664-4304 October 2020 PARADIGM #19ADA02 G:\Projects\19ad Silverhawke\a02 Commercial\0220\Narrative\5 - Tangerine & First GPA Narrative (4th Submittal).docx Tangerine & First General Plan Amendment Submittal Narrative 1 I. PROJECT OVERVIEW The subject property is part of a larger land holding that was acquired by the Kai family over half a century ago. Much of that original land holding has been developed over the years for various residential purposes. This property is platted as Silverhawke Block 5 and is currently zoned for commercial development along with Block 4 to the west. Block 4 is right on the corner of Tangerine and First, and we believe someday it’ll be viable for commercial development. Unfortunately, several factors make this property, Block 5, unsuitable for commercial use: First, it has poor visibility from nearby streets. This alone is a critical flaw for retail. Second, it is physically located well off the corner of Tangerine and First. Third, there is an abundance of more suitable undeveloped commercial parcels nearby. Fourth, the market for retail floorspace is weak in this part of the Tucson metro area, partially due to that abundance of commercially zoned land and partially due to a lack of the residential density needed to support extensive retail. And lastly, a relatively low number of additional residential units are likely ever to be built within the parcel’s retail service area, so the retail market isn’t likely ever to improve much at this location. All these factors lead us to believe that the most viable, and most appropriate, use for this property would be for residential or senior care uses. Over 15 years ago a list of General Plan Special Area Policies were applied to the overall “Kai-Capri” property, which encompassed roughly 290 acres east of 1st Avenue from Tangerine Road to Naranja Drive. The Policies provided direction for development of the entire property including the identification of approximately 24 acres at the corner of Tangerine at First as being appropriate for commercial development, so that portion of the Kai-Capri property was designated in the General Plan as Neighborhood Commercial / Office (“NCO”). Our proposed downzoning from C-1 Commercial to R-6 Residential will not require an amendment to the General Plan land use map because R-6 is a permitted zoning classification within the NCO designation. However, text amendments to the Special Area Policies are needed to allow this property to be developed for residential purposes. Existing General Plan Land Use Map Tangerine & First General Plan Amendment Submittal Narrative 2 Our proposed downzoning includes several Tentative Development Plans, depicting different development scenarios that we believe to be viable and appropriate uses for this property, including: • A rental casita product similar to a number of others that have been very successful around Tucson and Phoenix. The residents of this sort of development are typically renters by choice, meaning that they could afford to purchase a home but prefer not to at this time. The project will be well landscaped, featuring a central recreational amenity such as a pool and spa area, and is most often entirely single-story. • A gated, two-story apartment community in an amenitized and well-landscaped setting. As with the rental casita scenario the project would include a central recreation area with a clubhouse and rental office. And also, as with the casita scenario, residents in apartments such as this usually chose to live in an apartment even though they have the means to purchase a home. • A senior care facility to meet the significant unmet need in the senior care industry. An increasing number of people are deciding that modern senior care facilities are an attractive living option that provides resort-like amenities and also the support that many aging people, or their spouses, require. The development will include a main two-story building where assisted living, memory care, and/or independent living quarters are offered. Around the perimeter one-story independent living cottages would provide a place where those requiring less care could live with a bit more room while still benefiting from the amenities and services available at the main building. Senior care facilities are very low traffic generators, and they’re just as quiet if not quieter than other residential areas in Oro Valley. • A single-family neighborhood featuring two-story townhome-style housing or one- and two-story detached homes similar to the nearby Villages at Silverhawke or Catalina Shadows subdivisions. Regardless of which development scenario comes to fruition, several facts will remain the same:  Building heights will not exceed the 25’ / two-story limitation that is already in place under the existing C-1 zoning.  Traffic generation will be equivalent or most likely lower than what could be expected if developed under the existing C-1 zoning.  Any of the proposed development types will benefit the struggling retailers that have already established themselves in Oro Valley. Tangerine & First General Plan Amendment Submittal Narrative 3  The nearest residents in the Catalina Shadows subdivision are over 800 feet away and will be separated from this development not only by distance but also by homes to be built within the Villages at Silverhawke Phase 3. The nearest existing neighbors in the Villages at Silverhawke Phase 2 subdivision, which was part of the rezoning that created the subject property’s C-1 zoning, are at least 350 feet away and separated from this development by a wash and the Villages Phase 3. The nearest neighbors in the Tangerine Hills subdivision are nearly 1,100 feet away and are separated from this development by a wash, the Villages Phases 2 & 3 subdivisions, and First Avenue. The nearest homes in Rancho Vistoso are over 2,000 feet away.  This development will not negatively impact any nearby homeowners in the area. II. PROPOSED AMENDMENT Although a rezone to R-6 does not require an amendment to the General Plan’s existing Neighborhood Commercial / Office (“NCO”) land use designation, some of the language in the Special Area Policy for this property requires adjustment. Specifically, we propose the following changes to Section 8.6.2. of the General Plan: • Kai-Capri General Policy #4: “As currently mapped, the maximum number of residential units on the Kai-Capri Property is 255 394, and up to 10 are allowed on the Steam Pump Ranch Estates property.” • Kai-Capri Neighborhood Commercial / Office Policy #1: “Must be developed for commercial and office uses as part of an overall master plan that includes planning for the Master Plan Community (MPC) property to the south. Silverhawke Block 5, Parcel 220-06-0640, may be developed for R-6 uses.” SUBJECT PROPERTY FIRST AVE. Tangerine & First General Plan Amendment Submittal Narrative 4 III. GENERAL PLAN AMENDMENT CRITERIA A. ON BALANCE, THE REQUEST IS CONSISTENT WITH THE VISION, GUIDING PRINCIPLES, GOALS, AND POLICIES OF THE GENERAL PLAN AS DEMONSTRATED BY THE FOLLOWING CRITERIA. 1. The request shall not significantly alter existing development character and land use patterns without adequate and appropriate buffers and graduated transitions in density and land use.  This proposal will not significantly alter existing development character and land use patterns. The subject property is already zoned C-1 Commercial. This proposed amendment will allow a downzoning to permit residential use, which is less intensive than what is currently allowed under existing zoning.  Transitional residential densities such as are proposed on this parcel are the most appropriate development character to exist between commercial uses and medium density residential uses. This amendment will result in a better “graduated transition in density and land use” than under existing zoning.  The General Plan does not envision commercially zoned parcels sitting unproductively vacant due to perpetual deficiencies residential density. Allowing this property to be developed residentially will help sustain the existing commercial developments in the area and increase the chances that the undeveloped commercial parcels will someday become successful centers that serve the daily needs of local residents.  Landscape bufferyards will be provided along the project perimeter in accordance with OVZCR requirements. Tangerine & First General Plan Amendment Submittal Narrative 5 2. The request shall not impact existing uses with increased infrastructure without appropriate improvements to accommodate planned growth.  This property gains vehicular, pedestrian, and utility access via existing and planned infrastructure that was designed to accommodate this property being developed for non- residential use. In other words, existing and planned infrastructure has adequate capacity to serve this development. The last leg of Kai Drive, which will complete the loop from First Avenue to Tangerine Road, will be constructed with the development of this parcel. Any ancillary improvements to Tangerine Road, such as turn lanes, will also be constructed by the developer. The cost of necessary infrastructure will be borne by the developer.  According to the US Census, household size in Oro Valley is approximately 2.35 people per household regardless of whether the household is a single-family residence or a multifamily unit. For the sake of this discussion, we’ll assume that the most “impactful” land use proposed would be apartment complex. With a maximum of 167 housing units proposed, the maximum number of new residents expected to live onsite would be 392. An apartment complex of that size would typically demand approximately 50,100 gallons of potable water per day. The existing C-1 zone limits shopping centers to a floor area ratio of 30%, which would equate to a typical water demand of approximately 17,600 gallons per day on this 13.44-acre property. Of course, the project’s “impacts” also include supplying more customers to local businesses, and the associated sales tax benefits. 3. The request shall not impact other public services including police, fire, parks, water and drainage unless careful analysis and explanation of anticipated impacts are provided to the Town for review.  Crime rates in Oro Valley are very low. Even so, law enforcement manpower requirements would be comparable whether this property develops as a retail center or a residential use. A senior care facility would demand fewer police resources. Conversely, the fire department’s ambulance services would likely receive more calls from a senior care facility than any of the other existing or proposed permitted land uses.  The development will include onsite recreational facilities to meet the immediate needs of its residents. The Town’s public parks will also serve the needs of future residents. Impact fees that this development will generate will offset that additional demand.  The only impact to other public services will be the revenues those departments receive in the form of development impact fees that would not likely be paid in the foreseeable future under existing zoning.  All applicable utilities and public service providers have the capacity to serve this development. Tangerine & First General Plan Amendment Submittal Narrative 6 4. The request shall not impact the natural beauty and environmental resources without suitable mitigation.  The proposed amendment and its associated downzoning request will not impact the natural beauty and environmental resources more than under existing zoning. In fact, most of the parcel was previously graded by ADOT, as evidenced by this 1992 aerial photo:  A Site Resource Inventory was prepared by a local landscape architect according to the Town’s guidelines. No significant vegetation was identified onsite.  Any development of the subject property, be it under the existing commercial zoning or the proposed zoning, must conform to the applicable dark skies ordinances to limit light pollution.  As discussed above, views from existing residents will not be negatively impacted by this proposed development. The site is only minimally visible from Tangerine Road, so views from that scenic corridor will not be impacted either.  Oro Valley is not a noisy place. It’s residential neighborhoods, multifamily developments, commercial centers, and employment complexes are generally peaceful. Development of the subject property will follow suit. FIRST AVE. SUBJECT PROPERTY Tangerine & First General Plan Amendment Submittal Narrative 7 B. THE APPLICANT HAS IMPLEMENTED EFFECTIVE PUBLIC OUTREACH EFFORTS TO IDENTIFY NEIGHBORHOOD CONCERNS AND HAS RESPONDED BY INCORPORATING MEASURES TO AVOID OR MINIMIZE DEVELOPMENT IMPACTS TO THE EXTENT REASONABLY POSSIBLE, AS WELL AS TO MITIGATE UNAVOIDABLE ADVERSE IMPACTS. The COVID-19 pandemic has created a novel circumstance wherein large gatherings of people would not be lawful or prudent. In order to fulfill the goal of the Code’s public outreach requirements a web-based approach has temporarily been adopted by the Town. This approach involves more public outreach than is typical for a General Plan amendment, including the preparation of informational videos and several web-based neighborhood meetings. A lengthy list of interested parties was notified of the first informational video, and a second informational video was prepared and offered in response to questions and comments received. As of the writing of this report three such meetings have occurred (in May, August, and September). Please refer to the Public Outreach Report for further details. Through it all, it is important to remember that this proposed amendment and its associated downzoning will not create adverse development impacts that necessitate mitigation. Residential-scale development such as that which is proposed provides a graduated transition in density and land use and is generally accepted to be less impactful to nearby homeowners than the commercial developments that could be built on the property under existing zoning. Otherwise it would not be regarded as “transitional”. C. ALL NON-RESIDENTIAL AMENDMENT REQUESTS WILL CONTRIBUTE POSITIVELY TO THE LONG-TERM ECONOMIC STABILITY OF THE TOWN AS DEMONSTRATED BY CONSISTENCY WITH GOALS AND POLICIES RELATED TO ECONOMIC DEVELOPMENT AND FINANCIAL STABILITY. The subject property’s existing Neighborhood Commercial / Office General Plan land use designation permits this amendment request to allow residential development without amending the General Plan land use map, so this amendment criterion does not apply. Even so, by creating a new residential development opportunity this amendment will certainly contribute positively to the long-term economic stability of nearby commercial centers and by extension the Town as well. To support this assertion an economic impact analysis by Valbridge Property Advisors has been submitted to the Town. The analysis basically finds that the subject property is not viable as a retail site, and so the highest and best use of this property is a high density residential neighborhood that will generate more local sales tax dollars and will help meet the demand for rental housing. Oro Valley’s primary employers have stated over the years that their recruitment efforts are hindered by a shortage of quality rental housing options in Town. Tangerine & First General Plan Amendment Submittal Narrative 8 IV. YOUR VOICE, OUR FUTURE CONFORMANCE Oro Valley’s Your Voice, Our Future General Plan includes many goals and policies that support the development of appropriate, transitional, and viable land uses such as those proposed by this amendment and associated downzoning. Below are a sample of goals and policies that this proposal supports: o 3.4.A. & D. – A robust local economy and job market that provide opportunities for quality employment, build on Oro Valley’s assets and encourage high-quality growth. A community with a wide range of services, amenities, shopping and dining opportunities and housing types that meet the needs of current and future residents.  A robust economy within Oro Valley will be fueled by successful businesses in Oro Valley. Businesses can provide a wide range of services, shopping, and dining opportunities only when they thrive. They thrive when they have enough customers living and working within their service area. Oro Valley’s generally low residential densities do not provide enough customers for most Oro Valley businesses within their services areas, so additional residential units are needed to help fulfill this General Plan goal. Ideally the development of additional residential units is not unreasonably impactful to nearby residents nor it is on land that is environmentally sensitive. This property fits those two criteria perfectly. Oro Valley’s 2017 Main Streets Market Study supports this notion, noting that population needs to be increased through the construction of “more and diverse housing, both single family and multi-family, that is affordable to young families and single professionals. As Oro Valley’s population grows through increased diversity of housing, a wider range of retail and office concepts will be developed and supported”. The Main Street Study goes on to recommend “fast tracking and incentivizing higher density residential development in infill locations”. The subject property is ideally situated to fulfil this recommendation.  Given that existing Oro Valley businesses are already struggling, re-designating undeveloped and less desirable commercial land to provide much needed additional residential units is appropriate from a long-range land use planning standpoint. The intersection of Tangerine Road and First Avenue is surrounded by 81 acres of commercially zoned parcels spread over all four corners, but only 29% of the acreage is developed, leaving nearly 60 acres of undeveloped, marginally viable commercial land that is not currently benefitting the property owners, nearby businesses, or the Town in general. This proposed amendment will help realign this commercial intersection to better support the General Plan’s goal of achieving a robust local economy. Tangerine & First General Plan Amendment Submittal Narrative 9 o 3.6.CC.7. – Support the development of diverse housing types within the community.  Oro Valley’s residential market is dominated by single-family detached homes, which doesn’t align with the broader spectrum of housing options demanded by existing and future residents. According to the 2018 American Community Survey there are approximately 22,000 housing units in Oro Valley, of which only 11% are apartments. The Main Streets Study emphasizes the need for additional denser transitional residential housing units such as apartments, rental casitas, and townhomes to make living in Oro Valley accessible to everyone and to bring additional customers to struggling businesses. o 3.6.CC.8. – Foster development of complete neighborhoods with easy access to transportation and employment options, and commercial areas that offer amenities and services for residents’ daily needs.  The General Plan describes a complete neighborhood as including parks and other outdoor spaces, recreational facilities, access to quality housing, and safe and varied transportation options. It goes on to describe a complete community as one that serves the needs of residents on a day-to-day basis and is “a good place to open a business”. This proposed amendment will fulfil these goals by providing another quality housing option for existing and future residents, a recreation area, convenient pedestrian and bicycle access to the nearby sidewalk and pathway system, convenient access to nearby commercial areas, and additional residents to help local businesses thrive. Other developments within Silverhawke have included expansions of the Oro Valley public trail system. This project will also expand the public trail system by providing a public trail easement along its northern edge so that public trail access will be available between Kai Drive and the existing trail easements to the east that extend to Big Wash and the Canada del Oro Wash. o 5.4.X. – Effective transitions between differing land uses and intensities in the community.  Residential-scale development such as that which is proposed provides a graduated transition in density and land use and is generally accepted to be less impactful to nearby homeowners than the commercial developments that could be built on the property under existing zoning. Landscaped bufferyards will be incorporated into the development to further soften the boundary between this and nearby developments Architecturally, any of the proposed development scenarios will be more compatible with surrounding neighborhoods than a potential non-residential development under the existing commercial zoning. Views from residential areas in the vicinity will not be affected by the proposed development because of the significant distances separating this property from those areas and also because there is no proposed increase to the currently permitted 25’ building height. Tangerine & First General Plan Amendment Submittal Narrative 10 o 5.5.LU.5. – Provide diverse land uses that meet the Town’s overall needs and effectively transition in scale and density adjacent to neighborhoods.  Currently Oro Valley has more commercially zoned land than can be supported by its residential and employment density. The Main Streets Study notes that as of 2017 the Town had roughly 160,000 square feet of vacant retail space, which according to the Study’s statistics represents more than a five-year supply according to historic retail demand rates. Unfortunately for brick-and-mortar retailers, Amazon and other online retailers have caused an industry shift that is leading many commercial property owners to reposition their commercial centers to provide a wider array of uses that are “Amazon proof” as the Main Street Study states. The Study goes on to explain that industry experts expect retail footprints to continue to shrink, thus exacerbating the problem of overbuilt retail floorspace. The Study notes that there is no appetite among investors for speculative retail construction, and even some retail developments that began construction have been put on hold. One of those postponed developments is the planned Fry’s shopping center at Oracle Road and Saddlebrooke Road, which the Study anticipates will syphon retail demand from Oro Valley when it is completed. Conversely, the Town’s supply of higher density residential units is deficient relative to demand and relative to the General Plan’s goal of providing a full spectrum of housing options. Allowing this property to develop as a higher density residential or senior care neighborhood would help address both of these statistics. o 5.5.LU.7. – Coordinate planning for land use and transportation in order to promote growth areas and transit and commercial corridors.  A General Plan Tier II Growth Area is designated over the entire 81 acres of commercially zoned land centered around the intersection of First Avenue and Tangerine Road. The General Plan defines a Growth Area as a location that is “particularly suitable” for a planned concentration of a range of more intensive land uses. Development within Tier II Growth Areas must limit impacts to nearby homeowners, which this proposal achieves. This proposal also provides for a “sensible pattern of land development” coupled with infrastructure funding that is “coordinated with development activity” (i.e. developer-funded). The overall Silverhawke property has undergone several traffic impact studies during previous rezoning and platting efforts. The configuration of Kai Drive, connecting from First Ave. to Tangerine Rd, is an improved design over the single First Ave. connection that was originally proposed several years ago. As part of this proposal the traffic impact analysis has again been updated to reconfirm the expected traffic circulation functionality in the project vicinity. Tangerine & First General Plan Amendment Submittal Narrative 11 o 5.5.LU.9. – Promote the design of cohesive developments that enhance and promote the pedestrian experience.  Whether this property is developed as a senior care campus or a residential neighborhood that is not age-restricted, it will include an internal sidewalk/pathway system with connections to external sidewalk and trail alignments. Sidewalks along the extension of Kai Drive will provide future residents with easy access to the existing retailers and restaurants located at the intersection of First Ave. and Tangerine Rd. o 5.7.DG.1. – Require new development to pay its share toward the cost of additional public facility and service needs generated by new development while balancing public and private interests in cost allocation.  This project will fund the construction of the final leg of the Kai Drive connection between First Avenue and Tangerine Road. That roadway construction effort will also include extension of utilities necessary to serve the development. Beyond providing the actual infrastructure improvements needed to serve this development, impact fees will be paid to help cover the cost of maintaining the Town’s broader public infrastructure networks. TANGERINE RD. & FIRST AVE. (SILVERHAWKE BLOCK 5) REZONING SITE ANALYSIS PREPARED BY: CONTACT: PAUL OLAND GPO@PARADIGMLAND.US (520) 664-4304 October 2020 PARADIGM #19ADA02 G:\Projects\19ad Silverhawke\a02 Commercial\0230\Site Analysis\Silverhawke Block 5 Site Analysis.docx i CONTENTS I. Introduction .......................................................................................................................... 1 II. Inventory & Analysis .............................................................................................................. 2 A. Existing Land Uses ................................................................................................................................... 2 1. Site Location ........................................................................................................................................................ 2 2. Existing Zoning and Land Uses ............................................................................................................................. 2 3. Existing Zoning and Land Uses within One-Quarter Mile ..................................................................................... 2 Exhibit II-A-1: Site Location Map ................................................................................................................................. 4 Exhibit II-A-2: Existing Land Uses ................................................................................................................................ 5 Exhibit II-A-3: Existing Zoning ..................................................................................................................................... 6 B. Environmentally Sensitive Lands .............................................................................................................. 7 1. Existing ESL Conservation Categories .................................................................................................................. 7 Exhibit II-B-1: ESL Categories ...................................................................................................................................... 8 C. Topography ............................................................................................................................................. 9 1. Existing Topographic Character ........................................................................................................................... 9 2. ESLO Slope Analysis Acreage Table. ..................................................................................................................... 9 Exhibit II-C-1: Topography ........................................................................................................................................ 10 Exhibit II-C-2: Sloped Area Analysis ........................................................................................................................... 11 D. Cultural / Archaeological / Historic Resources ........................................................................................ 12 1. Cultural Resource Surveys ................................................................................................................................. 12 2. Archaeological Sites ........................................................................................................................................... 12 3. Degree of Potential Resource Recovery............................................................................................................. 12 Exhibit II-D-1: Archaeological Survey ........................................................................................................................ 13 E. Hydrology .............................................................................................................................................. 14 1. Offsite Watersheds ............................................................................................................................................ 14 2. Balanced / Critical Basins ................................................................................................................................... 14 3. Offsite Features Affecting Site ........................................................................................................................... 14 4. Size of Upstream Watershed ............................................................................................................................. 14 5. Onsite Hydrology Characteristics ....................................................................................................................... 14 Exhibit II-E-1: Offsite Hydrology ................................................................................................................................ 15 Exhibit II-E-2: Onsite-Hydrology ................................................................................................................................ 16 ii F. Vegetation ............................................................................................................................................ 17 1. Vegetation Communities and Associations on the Site ..................................................................................... 17 2. Significant Cacti and Groups of Trees and Federally-Listed Threatened or Endangered Species ...................... 17 3. Vegetation Densities by Approximate Percentage of Plant Cover ..................................................................... 17 Exhibit II-F-1: Vegetation .......................................................................................................................................... 18 G. Wildlife .................................................................................................................................................. 19 1. Arizona Game & Fish Dept. Online Review Tool Results .................................................................................... 19 2. Significant Wildlife Species ................................................................................................................................ 19 H. Viewsheds ............................................................................................................................................. 20 1. Views onto and across the Site from the Adjacent Properties........................................................................... 20 2. Areas of High Visibility from Adjacent Offsite Locations .................................................................................... 20 3. Provide Photographs that Depict Proposed Structures Superimposed on Existing Landscape ......................... 20 Exhibit II-H-1: Viewsheds .......................................................................................................................................... 21 Exhibit II-H-2: Viewshed Photographs....................................................................................................................... 22 I. Traffic .................................................................................................................................................... 28 1. All Existing and Proposed Off-site Streets between the Development and the Nearest Arterial Streets .......... 28 2. All Arterial Streets within One Mile of the Project Site ...................................................................................... 28 3. Existing and Proposed Intersections on Arterials within One Mile of the Site, Most Likely to be Used by Traffic from This Site ........................................................................................................................................................... 28 4. Existing Bicycle and Pedestrian Ways Adjacent to the Site and their Connections with Streets, Parks, and Schools ..................................................................................................................................................................... 28 Exhibit II-I-1: Major Roads ........................................................................................................................................ 30 J. Recreation & Trails ................................................................................................................................ 31 1. Parks .................................................................................................................................................................. 31 2. Nearby Bicycle / Pedestrian Ways ..................................................................................................................... 31 3. Trails / Trail Access Adjacent to the Site ............................................................................................................ 31 Exhibit II-J-1: Schools, Recreation & Trails ................................................................................................................ 32 Exhibit II-J-2: Bike Routes .......................................................................................................................................... 33 K. Schools .................................................................................................................................................. 34 L. Utilities .................................................................................................................................................. 34 1. Water ................................................................................................................................................................. 34 2. Sewer ................................................................................................................................................................. 34 3. Dry Utilities ........................................................................................................................................................ 34 Exhibit II-L-1: Existing Sewer .................................................................................................................................... 35 Exhibit II-M-1: McHarg Composite Map ................................................................................................................... 36 iii III. Land Use Proposal ................................................................................................................37 A. Project Overview ................................................................................................................................... 37 B. Your Voice, Our Future Conformance .................................................................................................... 39 C. Land Uses .............................................................................................................................................. 42 Exhibit III-C-1: Proposed Zoning ................................................................................................................................ 43 Exhibit III-C-2a: Tentative Development Plan ‘A’ (Apartments) ................................................................................ 45 Exhibit III-C-2b: Tentative Development Plan ‘B’ (Rental Casitas) ............................................................................. 46 Exhibit III-C-2c: Tentative Development Plan ‘C’ (Senior Care) .................................................................................. 47 Exhibit III-C-2d: Tentative Development Plan ‘D’ (Townhomes) ................................................................................ 48 Exhibit III-C-2e: Tentative Development Plan ‘E’ (Detached Homes) ........................................................................ 49 D. Environmentally Sensitive Lands ............................................................................................................ 50 E. Topography ........................................................................................................................................... 50 Exhibit III-E-1: Proposed Grading Area ...................................................................................................................... 51 F. Cultural / Archaeological / Historic Resources ........................................................................................ 52 G. Hydrology .............................................................................................................................................. 52 Exhibit III-G-1: Post Development Hydrology ............................................................................................................ 53 H. Vegetation ............................................................................................................................................ 54 I. Wildlife .................................................................................................................................................. 54 J. Viewsheds ............................................................................................................................................. 54 K. Traffic .................................................................................................................................................... 55 L. Recreations & Trails ............................................................................................................................... 55 Exhibit III-L-1: Proposed Trail Connections ................................................................................................................ 56 M. Schools .................................................................................................................................................. 57 Exhibit III-M-1: School Capacity Letter ...................................................................................................................... 58 N. Utilities .................................................................................................................................................. 60 1. Water ................................................................................................................................................................. 60 2. Sewer ................................................................................................................................................................. 60 3. Dry Utilities ........................................................................................................................................................ 60 Exhibit III-N-1: Sewer Capacity Letter ....................................................................................................................... 61 O. Bufferyards ........................................................................................................................................... 62 IV. Appendix A – Traffic Impact Statement ................................................................................63 V. Appendix B – Site Resource Inventory ..................................................................................64 VI. Appendix C – AZ Game & Fish Dept. Online Review Tool Results ..........................................65 iv (This page intentionally blank) Silverhawke Block 5 Rezoning Site Analysis I. Introduction 1 I. INTRODUCTION This site analysis has been prepared in support of a proposed downzoning of approximately 13.44 acres of commercially zoned land southeast of the intersection of Tangerine Road and First Avenue. Many years ago, the General Plan designated the subject property as Neighborhood Commercial / Office in anticipation of growing demand for neighborhood-scale retail and service businesses as a result of future housing growth. Over the years, only a fraction of the anticipated residential units has been developed, and remaining residential land is scarce, so little additional demand for non-residential uses is expected. This downzoning will allow the subject property to be developed residentially so it can support existing local businesses and also help meet continued strong demand for a variety of housing product types in Oro Valley. For additional information about the history of the property and this proposal, please refer to Section III of this document. Silverhawke Block 5 Rezoning Site Analysis II. Inventory & Analysis 2 II. INVENTORY & ANALYSIS The purpose of the Inventory & Analysis section of this document is to catalog the various developmental opportunities and constraints impacting the property in order to provide a meaningful and relevant context for the development proposal detailed elsewhere in this document. Only through careful consideration of these existing conditions can a design be truly appropriate for the area and compatible with its surroundings. A. EXISTING LAND USES 1. Site Location The subject property consists of one parcel located within Township 12 South, Range 14 East, Section 6, Town of Oro Valley, Pima County, Arizona. The subject property totals approximately 13.44± acres and is located southeast of the intersection of Tangerine Road and First Avenue. Pima County tax assessor designates the subject property as parcel 220-06-0640. Per Pima County GIS, the administrative address for this project is 6088 W. Arizona Pavilions Dr. Ste. 2, Tucson, AZ 85743. Please refer to Exhibit II-A-1: Site Location Map. 2. Existing Zoning and Land Uses The subject property is currently undeveloped and vacant. Please refer to Exhibit II-A-2: Existing Land Uses. The subject property is currently zoned C-1 (Commercial). Please refer to Exhibit II-A-3: Existing Zoning. The subject property is located within an area that was rezoned in 2015 along with the Villages at Silverhawke residential areas. The property is located just south of the Rancho Vistoso PAD and west of the Catalina Shadows Estates Subdivision. 3. Existing Zoning and Land Uses within One-Quarter Mile a. Existing Zoning & Land Uses The subject property is surrounded by the following existing zonings and existing land uses. Please refer to Exhibit II-A-2: Existing Land Uses, and Exhibit II-A-3: Existing Zoning. N: Existing zoning: Rancho Vistoso PAD, Open Space Existing land use: Undeveloped Land Silverhawke Block 5 Rezoning Site Analysis II. Inventory & Analysis 3 NE: Existing zoning: Rancho Vistoso PAD, Open Space Existing land use: Undeveloped Land E: Existing zoning: R1-7 Residence Zone Existing land use: Villages at Silverhawke Phase 3 SE: Existing zoning: R1-7 Residence Zone Existing land use: Villages at Silverhawke Phase 3 S: Existing zoning: R1-7 Residence Zone Existing land use: Villages at Silverhawke Phase 3 SW: Existing zoning: R1-7 Residence Zone Existing land use: Villages at Silverhawke Phase 3 W: Existing zoning: C-1 Commercial Zone Existing land use: Undeveloped Land NW: Existing zoning: Rancho Vistoso PAD Existing land use: Undeveloped Land b. Number of Stories of Existing Structures There are no existing buildings on the subject property. c. Pending Rezonings There are no pending rezonings within one-quarter mile of the subject property. d. Conditionally Approved Zonings There are no conditionally approved zonings within one-quarter mile of the subject property. e. Approved Subdivisions & Development Plans The Villages Phases 1 to 3 and the Catalina Shadows subdivisions are within one-quarter mile. f. Architectural Styles used in Adjacent Properties There are no existing structures within 100 feet of the project site. Architectural styles in the project vicinity are generally classified as southwestern contemporary featuring earth tone flat or tile roof, stucco, and some stone accents. 1ST AVENUEPROJECT SITE TANGE R I N E R O A D PALISADES ROAD NARANJA DRIVERANCHOV I S TO SO B O U L E V A R D LAM B E R T L A N E ORA C L E R O A D INNO V ATI O N PARKDRIVECAN A D A D EL O R O W A S H BI G W A S H SAFEWAY SHOPPING CENTER ORO VALLEY HOSPITAL Exhibit II-A-1 Site Location Map "G:\Projects\19ad Silverhawke\a02 Commercial\0230\Site Analysis\Exhibits\Exh II-A-1 Location Map.dwg" 4 1" = 9/28/20 1/4 mi. 19ada02 1ST AVENUEPROJECT SITE TANGE R I N E R O A D PALISADES ROAD R A N C H O V I S T O S O BOULEVARD B IG WASH ORO VALLEY RETAIL CENTER TANGERINE HILLS SUBDIVISION VILLAGES AT SILVERHAWKE PHASE II CATALINA SHADOWS ESTATES SUBDIVISION VILLAGES AT SILVERHAWKE PHASE I HORIZONS SUBDIVISION SAFEWAY VISTOSO PLAZA KAI DRIVE 14 MILE VILLAGES AT SILVERHAWKE PHASE III ORO VALLEY HOSPITAL Exhibit II-A-2 Existing Land Uses "G:\Projects\19ad Silverhawke\a02 Commercial\0230\Site Analysis\Exhibits\Exh II-A-2 X land uses.dwg" NOTE ·ALL BUILDINGS WITHIN IN 14 MILE OF THE PROJECT SITE RANGE BETWEEN 1 & 2 STORIES. 5 1" = 9/28/20 600' 19ada02 1ST AVENUEPROJECT SITE TANGE R I N E R O A D PALISADES ROAD R A N C H O V I S T O S O BOULEVARDBI G W A S H C-2 R1-36 R1-36 C-1 C-1 R1-36 R1-7 R1-7 R1-7 R1-72 R1-144 R1-144 R1-144 R1-36 PSC CATALINA SHADOWS - PAD RANCHO VISTOSO - PAD RANCHO VISTOSO - PAD RANCHO VISTOSO - PAD KAI DRIVE Exhibit II-A-3 Existing Zoning "G:\Projects\19ad Silverhawke\a02 Commercial\0230\Site Analysis\Exhibits\Exh II-A-3 X Zoning.dwg" 6 1" = 9/28/20 600' 19ada02 Silverhawke Block 5 Rezoning Site Analysis II. Inventory & Analysis 7 B. ENVIRONMENTALLY SENSITIVE LANDS 1. Existing ESL Conservation Categories Per the 2015 rezoning, there is no required ESOS onsite. Please refer to Exhibit 11-B-1: ESL Categories. TANGE R I N E R O A D KAI DRIVEExhibit II-B-1 ESL Categories "G:\Projects\19ad Silverhawke\a02 Commercial\0230\Site Analysis\Exhibits\Exh II-B-1 ESL.dwg" LEGEND RESOURCE MANAGEMENT AREA TIER 2 (25% OPEN SPACE) RESOURCE MANAGEMENT AREA TIER 1 (66% OPEN SPACE) CRITICAL RESOURCE AREA (95% OPEN SPACE) NOTE ·PROJECT SITE CONTAINS 0.0 ACRES OF ESL ·ESL AREAS FROM APPROVED 2015 REZONING ·THERE ARE NO MAJOR OR MINOR ROCK OUTCROPS ON-SITE ·THERE ARE NO DISTINCTIVE INDIVIDUAL NATIVE PLANTS ON-SITE 8 1" = 9/28/20 200' 19ada02 Silverhawke Block 5 Rezoning Site Analysis II. Inventory & Analysis 9 C. TOPOGRAPHY 1. Existing Topographic Character The topography of the subject property is characterized by a gentle southward slope. The subject property generally slopes downward from the north to the south towards the Cañada del Oro Wash, located slightly more than one mile south of the subject property. Slopes less than 15% characterize the vast majority of the subject property with elevations ranging from approximately 2,775 feet at the highest point on the north side of the subject property to 2,735 feet at the lowest point on the southeast corner of the subject property. The site does not contain any washes. The site contains a single area of slopes exceeding 15%, which is located along its northern edge. The site does not contain any restricted peaks/ridges or rock outcrops. Per the 2015 rezoning approval there are no protected slopes onsite. Please refer to Exhibit II-C- 1: Topography and Exhibit II-C-2: Sloped Area analysis. 2. ESLO Slope Analysis Acreage Table. Slope Category Area (SF) % of Site 0-15% 564,196 96.39% 15-18% 9,011 1.54% 18-20% 7,307 1.25% 20-25% 3,743 0.64% 25-33% 927 0.16% 33%+ 121 0.02% 585,305 100.00% TANGERI N E R O A D KAI DRIVE2745 2750 2755 2760 2765 2770 2740 2735 Exhibit II-C-1 Topography "G:\Projects\19ad Silverhawke\a02 Commercial\0230\Site Analysis\Exhibits\Exh II-C-1 Topo.dwg" NOTE ·THERE ARE NO REGULATED SLOPES OF 15% OR GREATER ON-SITE 10 1" = 9/28/20 200' 19ada02 TANGE R I N E R O A D KAI DRIVEExhibit II-C-2 Sloped Area Analysis "G:\Projects\19ad Silverhawke\a02 Commercial\0230\Site Analysis\Exhibits\Exh II-C-2 Slope Analysis.dwg" LEGEND 11 >15% SLOPES (NONE REGULATED PER 2015 REZONING) 1" = 9/28/20 200' 19ada02 Silverhawke Block 5 Rezoning Site Analysis II. Inventory & Analysis 12 D. CULTURAL / ARCHAEOLOGICAL / HISTORIC RESOURCES 1. Cultural Resource Surveys According to a search of the site files and records retained at Arizona State Museum, 48 cultural resource survey projects were conducted within a one-mile radius of the project area between 1979 and 2014. The entire project area was surveyed three times: during the Amphitheater School Survey in 2002, the Palisades North Property archaeological research survey in 2014, and the Villages at Silverhawke Class III Cultural Resources Survey in 2016. Please refer to Exhibit II-D-1: Archeological Survey. 2. Archaeological Sites The archaeological survey found no cultural resource sites on the subject property. 3. Degree of Potential Resource Recovery According to the ASM, there is a high degree of potential recovery of prehistoric and historic resources within the subject property. Any resources identified or discovered on the property during construction will be treated according to State and local antiquities laws. Silverhawke Block 5 Rezoning Site Analysis II. Inventory & Analysis 13 Exhibit II-D-1: Archaeological Survey Silverhawke Block 5 Rezoning Site Analysis II. Inventory & Analysis 14 E. HYDROLOGY 1. Offsite Watersheds The offsite watershed is very small (<2 acres) and contributes minimal stormwater flow to the subject property. Please refer to Exhibit II-E-1: Offsite Hydrology. 2. Balanced / Critical Basins The site is within the Critical Basin. 3. Offsite Features Affecting Site The two small upstream watersheds are entirely undeveloped. The downstream property is the Villages at Silverhawke Phase 3 subdivision, which has been designed to collect existing stormwater runoff from the subject property. Please refer to Exhibit II-E-1: Offsite Hydrology. 4. Size of Upstream Watershed Two small upstream watersheds impact the property. They total 1.92 acres. Please refer to Exhibit II-E-1: Offsite Hydrology. 5. Onsite Hydrology Characteristics a. 100-Year Floodplains with Discharges ≥ 50 CFS There are no 100-year floodplains with discharges ≥ 50 CFS on the subject property. b. Areas of Sheet Flooding There are no areas of sheet flooding onsite. c. Federally Mapped Floodways & Floodplains The site does not lie within a FEMA designated 100-year floodplain or floodway. TANGERI N E R O A D KAI DRIVE0.78± Ac. Watershed (Undeveloped Land) 3.9± CFS 1.14± Ac. Watershed (Undeveloped Land) 5.7± CFS Watershed Boundary Exhibit II-E-1 Offsite Hydrology "G:\Projects\19ad Silverhawke\a02 Commercial\0230\Site Analysis\Exhibits\Exh II-E-1 Offsite hydro.dwg" NOTE ·THERE ARE NO 100-YEAR FLOODPLAINS ON-SITE 15 1" = 9/28/20 200' 19ada02 TANGE R I N E R O A D KAI DRIVEExhibit II-E-2 Onsite Hydrology "G:\Projects\19ad Silverhawke\a02 Commercial\0230\Site Analysis\Exhibits\Exh II-E-2 Onsite Hydro.dwg" NOTE ·THERE ARE NO 100-YEAR FLOODPLAINS ONSITE GENERAL FLOW DIRECTION 16 1" = 9/28/20 200' 19ada02 Silverhawke Block 5 Rezoning Site Analysis II. Inventory & Analysis 17 F. VEGETATION 1. Vegetation Communities and Associations on the Site The vegetation community on the property is typical of the Sonoran Desert Scrub Region, Arizona Upland Subdivision, Paloverde-Cacti-Mixed Scrub Series (David E. Brown: Biotic Communities). Typical species found in this biome include Bursage (Ambrosia deltoidea) and Foothills Palo Verde (Cercidium microphyllum). Please refer to Exhibit II-F-1: Vegetation. 2. Significant Cacti and Groups of Trees and Federally-Listed Threatened or Endangered Species The following significant plant species were found on the project site: Fishhook Barrel Cactus (Ferocactus wislizenii), Ocotillo (Fouquieria splendens), Engelmann Prickly Pear (O.p. var. Discata), Foothills Palo Verde (Cercidium microphyllum), Velvet Mesquite (Prosopis velutina), Creosote Bush (Larrea tridentata), Cat-claw Acacia (Acacia greggii), Desert Hackberry (Celtis pallida), Strawberry Hedgehog (Echinocereus engelmannii), Teddy Bear Cholla (Opuntia bigelovii), Jumping Cholla (Opunia fulgida), Brittlebush (Encelia ferinose), Desert Broom (Baccharis sarathoides), Fairy Duster (Calliandra eriophylla), Triangle Leaf Bursage (Ambrosia deltoidea), and Saguaro (Carnegiea gigantea). According to the Arizona Game and Fish Department, the following species are known to occur in the vicinity of the project site – Pima Indian Mallow (Abutilon parishii), designated as Sensitive and Salvage Restricted and Trelease Agave (Agave schottii treleasei), designated as Sensitive and Highly Safeguarded. Please refer to Exhibit II-F-1: Vegetation. 3. Vegetation Densities by Approximate Percentage of Plant Cover As determined by field reconnaissance and analysis of aerial photographs, the subject property is characterized by low vegetation density, due to ADOT’s clearing and mass-grading of nearly the entire property. Please refer to Exhibit II-F-1: Vegetation. TANGE R I N E R O A D KAI DRIVENOTE ·EXISTING VEGETATION ON SITE IS SPARCE & CONSISTS MAINLY OF SCATTERED SONORAN DESERT SCRUB AND PALO VERDE-CACTI MIXED SCRUB. ·THERE ARE NO MESQUITE BOSQUES OR PROMINENT CACTI ONSITE. ·MOST OF THE SITE WAS PREVIOUSLY GRADED BY ADOT. AS A RESULT, NO SIGNIFICANT VEGETATION EXISTS ON-SITE 15% - 25% VEGETATIVE COVER 5% - 15% VEGETATIVE COVER 0% - 5% VEGETATIVE COVER Exhibit II-F-1 Vegetation "G:\Projects\19ad Silverhawke\a02 Commercial\0230\Site Analysis\Exhibits\Exh II-F-1 Vegetation.dwg" 18 1" = 9/28/20 200' 19ada02 Silverhawke Block 5 Rezoning Site Analysis II. Inventory & Analysis 19 G. WILDLIFE 1. Arizona Game & Fish Dept. Online Review Tool Results Please refer to Appendix C – AZ Game & Fish Dept. Online Review Tool Results. 2. Significant Wildlife Species The following special status wildlife species have been documented within three miles of the project site: Pima Indian Mallow (Abutilon parishii), Giant Spotted Whiptail (Aspidoscelis stictogramma), Red-backed Whiptail (Aspidoscelis xanthonota), Yellow-billed Cuckoo (Coccyzus americanus), Southwestern Willow Flycatcher (Empidonax traillii extimus), American Peregrine Falcon (Falco peregrinus anatum), Cactus Ferruginous Pygmy-owl (Glaucidium brasilianum cactorum), Sonoran Desert Tortoise (Gopherus morafkai), Reticulate Gila Monster (Heloderma suspectum suspectum), Gila Monster (Heloderma suspectum), Antelope Jackrabbit (Lepus alleni), Lowland Leopard Frog (Lithobates yavapaiensis), Lemmon Cloak Fern (Notholaena lemmonii), Desert Box Turtle (Terrapene ornata luteola). Silverhawke Block 5 Rezoning Site Analysis II. Inventory & Analysis 20 H. VIEWSHEDS 1. Views onto and across the Site from the Adjacent Properties The Tortolita Mountains to the northwest are slightly visible from the subject property. The Santa Catalina Mountains, including Pusch Ridge, to the east and southeast are highly visible from the subject property. Views of the mountains will be minimally impacted by the proposed development. There are no views or vistas from areas beyond adjacent properties that may be noticeably affected by the development of the site. The views from existing residential subdivisions surrounding the subject property will not be adversely affected by the proposed development. Please refer to Exhibit II-H-1: Viewsheds and Exhibit II-H-2: Viewshed Photographs for more information. 2. Areas of High Visibility from Adjacent Offsite Locations Portions of the property are visible from adjacent properties in Silverhawke Phase 3. The subject property is visible from these properties in its entirety. However, the subject property is barely visible from both Tangerine Road and First Avenue. It is not at all visible from the nearest residences in the Catalina Shadows subdivision. The proposed development will likewise be visible to other residences in Silverhawke Phase 3, slightly visible from both Tangerine Road and First Avenue, and not visible from the nearest Catalina Shadows residences. The areas of high, medium, and low visibility were determined by field observation, topography, and aerial photograph reconnaissance. Please refer to Exhibit II-H-1: Viewsheds and Exhibit II-H-2: Viewshed Photographs for more information. 3. Provide Photographs that Depict Proposed Structures Superimposed on Existing Landscape The proposed development will consist of residential and quasi-residential components integrated in a well-designed manner to fit with the existing nature of the site. However, at this time, a developer for this property has not been selected and the specific nature of structures has not yet been determined. Please refer to Exhibit II-H-1: Viewsheds and Exhibit II-H-2: Viewshed Photographs for more information. The subject property doesn’t have any actual Tangerine Rd. frontage, but the property is not visible from the stretch of Tangerine Rd. that would be the frontage if the property’s east and west property lines were extended north to intersect with the Tangerine Rd. right-of-way. Exhibit II-H-2 includes a couple photographs of 25’ building height poles onsite, taken from offsite locations. 1ST AVENUETANGE R I N E R O A D PALISADES ROAD BIG W A SH B SANTA CATALINA MOUNTAINS & PUSCH RIDGE C DEF G H ITORTOLITA MOUNTAINS KAI DIRVEA Exhibit II-H-1 Viewsheds "G:\Projects\19ad Silverhawke\a02 Commercial\0230\Site Analysis\Exhibits\Exh II-H-1 Viewsheds.dwg" LEGEND HIGH VISIBILITY LOW VISIBILITY IMMEDIATE FOREGROUND SITE PHOTO LOCATION & DIRECTIONA 21 1" = 9/28/20 400' 19ada02 Silverhawke Block 5 Rezoning Site Analysis II. Inventory & Analysis 22 Exhibit II-H-2: Viewshed Photographs Silverhawke Block 5 Rezoning Site Analysis II. Inventory & Analysis 23 Exhibit II-H-2: Viewshed Photographs (Cont’d) Silverhawke Block 5 Rezoning Site Analysis II. Inventory & Analysis 24 Exhibit II-H-2: Viewshed Photographs (Cont’d) Silverhawke Block 5 Rezoning Site Analysis II. Inventory & Analysis 25 Exhibit II-H-2: Viewshed Photographs (Cont’d) Silverhawke Block 5 Rezoning Site Analysis II. Inventory & Analysis 26 Exhibit II-H-2: Viewshed Photographs (Cont’d) Silverhawke Block 5 Rezoning Site Analysis II. Inventory & Analysis 27 Exhibit II-H-2: Viewshed Photographs (Cont’d) Silverhawke Block 5 Rezoning Site Analysis II. Inventory & Analysis 28 I. TRAFFIC 1. All Existing and Proposed Off-site Streets between the Development and the Nearest Arterial Streets Primary access to the subject property will be from First Avenue. Other major streets within one mile of the subject property are Rancho Vistoso Boulevard, Tangerine Road, Naranja Drive, Lambert Lane, and Oracle Road. Roads adjacent to and within one-mile distance from the subject property are generally in excellent condition. Please refer to Exhibit II-I-1: Major Roads. 2. All Arterial Streets within One Mile of the Project Site 3. Existing and Proposed Intersections on Arterials within One Mile of the Site, Most Likely to be Used by Traffic from This Site Arterial intersections within one mile of the site that will likely carry traffic generated by this development include Tangerine road and First Avenue, Tangerine Road and Oracle Road, and First Avenue and Naranja Drive. Please refer to Exhibit II-I-1: Major Roads. 4. Existing Bicycle and Pedestrian Ways Adjacent to the Site and their Connections with Streets, Parks, and Schools According to the Oro Valley Bikeways Map Existing Routes and Surfaces 2006, there are paved shoulders along Tangerine Road and First Avenue, which are classified as follows: • East of First Avenue, along Tangerine Road (paved shoulder and shared use path). • West of First Avenue, along Tangerine Road (shared use path and signed bike route w/ on-street bike lane). • First Avenue (shared use path and signed bike route with on-street bike lane). • Naranja Drive (paved shoulder). • Lambert Lane (shared use path and signed bike route with on-street bike lane). • Oracle Road (paved shoulder). Road Section Existing ROW Ultimate ROW Travel Lanes Capacity Speed Limit ADT (PAG) Surface Conditions Scheduled Improvements Tangerine to Lambert 125'150'4 35,000 45 16,000 Paved w/ multi-use path None Lambert to Oracle 125'150'4 35,000 45 24,500 Paved w/ bike lane None La Canada to First 300'300'4 35,000 45 17,600 Paved w/ multi-use path None First to Oracle 300'300'4 35,000 45 10,500 Paved w/ multi-use path None First to Terminus 90'90'2 8,500 35-45 Unknown Paved None La Canada to First 150'150'2 8,500 45 4,000 Paved w/ bike lanes None Tangerine to Moore 150'150'4 35,000 35 17,000 Paved w/ sidewalk & bike lane None First to Pusch View 90'90'2 Pusch View to La Canada 150'150'4 First to Tangerine 200'200'6 60,000 50 25,000 Paved w/ bike lanes None Completed 2013 Oracle Rd. 8,500 40 12,000 Paved w/ multi-use path First Ave. Tangerine Rd. Palisades Rd. Naranja Dr. Rancho Vistoso Lambert Ln. Silverhawke Block 5 Rezoning Site Analysis II. Inventory & Analysis 29 There is a shared use path and signed bike route with on-street bike lane along the shoulder of Tangerine Road, which provides connection to a shared use path and a paved shoulder bike route along First Avenue. According to the Oro Valley Bikeways Map Existing Routes and Surfaces, the First Avenue paved shoulder also provides connectivity to the Naranja Drive paved shoulder bike route and the Lambert Lane shared use path. Ultimately, the First Avenue paved shoulder connects to the paved shoulder bike route along Oracle Road. 1ST AVENUEPROJECT SITE TANGERINE ROAD PALISADES ROAD NARANJA DRIVERANCHOV I S TO SO B O U L E V A R D LAM B E R T L A N E ORA C L E R O A D ( A Z- 77)INNOVATI O N PARKDRIVECAN A D A D E L O R O W A S HBIG WASHMOOREROAD150' PUBLIC R.O.W.4 TRAVEL LANES3,344 ADT. 35 MPH1 5 0 ' PU B L IC R .O .W . 4 TRAV E L LANES 1 2 . 0 1 1 AD T . 4 5 M PH 300' PUBLIC R.O.W. 4 TRAVEL LANES 9,551 ADT. 45 MPH150' PUBLI C R. O. W.4 TRAVEL LA N ES ADT. N OT A VAIL ABLE 35 MPH 150' PUBLIC R.O.W.4 TRAVEL LANES16,943 ADT. 45 MPH90' PUBLIC R.O.W. 2 TRAVEL LANES ADT. NOT AVAILABLE 45 MPH 150' PUBLIC R.O.W. 2 TRAVEL LANES 8,457 ADT. 45 MPH 150' P U B LI C R. O. W. 2 TR A V E L L A N E S 8,34 4 A D T. 4 5 M P H 300' P U B LI C R. O. W. 6 TR A V E L L A N E S 30,0 0 0 A D T. 5 0 M P H TANGERINE ROAD 300' PUBLIC R.O.W. 4 TRAVEL LANES 15,327 ADT. 45 MPH 1S T AVENUE 1 5 0 ' PUB L IC R .O .W . 4 TRAVE L LANES 1 9 , 3 5 4 ADT . 4 5 MPH 1 MILE Exhibit II-I-1 Major Roads "G:\Projects\19ad Silverhawke\a02 Commercial\0230\Site Analysis\Exhibits\Exh II-I-1 Major Roads.dwg" 30 1" = 9/28/20 1/3 mi. 19ada02 Silverhawke Block 5 Rezoning Site Analysis II. Inventory & Analysis 31 J. RECREATION & TRAILS 1. Parks The Naranja Townsite Park, consisting of approximately 213 acres, is approximately one mile west of the subject property, located north of Naranja Drive and approximately one mile west of First Avenue. This park features active and passive recreational areas, walking trails, and an archery range. The Catalina State Park, consisting of approximately 5,500 acres, is located approximately one mile east of the subject property, just each of Oracle Road. This park features active and passive recreational areas, a visitor center, an equestrian area, and several hiking trails. The Cañada del Oro Riverfront Park, consisting of approximately 30 acres, is located just over one mile south of the subject property, south of Lambert Lane. This park features active and passive recreational areas, ball fields, and walking paths. Please refer to Exhibit II-J-1: Schools, Recreation & Trails. 2. Nearby Bicycle / Pedestrian Ways Both northbound and southbound First Avenue and eastbound and westbound Tangerine Road include paved bicycle lanes. First Avenue include a concrete sidewalk on the street’s east side, and Tangerine Road features a paved pedestrian path on the south side of the street. 3. Trails / Trail Access Adjacent to the Site Trail #328 passes by the subject property from north to south, ultimately connecting to Trail #33, located approximately three-quarter mile east of the subject property along the eastern side of the Big Wash. Trail #328 also connects with Trail #2, located approximately one mile south of the subject property along the Cañada del Oro Wash. Please refer to Exhibit II-J-1: Schools, Recreation & Trails. 1ST AVENUEPROJECT SITE PALISADES ROAD ORA C L E R O A D ( A Z- 7 7) CAN A D A D E L O R O W A S HBIG WASH1 MILE NARANJA DRIVERANCHOV I S TO SO B O U L E V A R D LAM B E R T L A N E INNOVATI O N PARKDRIVEMOO R E ROADTANGERINE ROAD 1S T AVENUE PAINTED SKY ELEMENTARY SCHOOL BASIS NORTH CHARTER SCHOOL CATALINASTATE PARKTRAIL #2TRAIL #328TR A I L # 3 3TRAIL #33TRAIL #33TRAIL #327TRAIL #180TRAIL #329TRAIL #326TO NARANJATOWNSITEPARKORO VALLEY TRAILHEAD WILDLIFE RIDGE PARK FUTURE SCHOOL SITE TRAILHEAD Exhibit II-J-1 Schools, Recreation & Trails "G:\Projects\19ad Silverhawke\a02 Commercial\0230\Site Analysis\Exhibits\Exh II-J-1 Schools, Rec & Trails.dwg" LEGEND TRAIL NETWORK RECREATION AREA 32 1" = 9/28/20 1/3 mi. 19ada02 1ST AVENUEPROJECT SITE PALISADES ROAD ORA CL E R O A D ( A Z- 7 7) CAN A D A D EL O R O W A S HBIG WASH1 MILE TANGERINE ROAD NARANJA DRIVERANCHOV I S TO SO B O U L E V A R D LAM B E R T L A N E INNO VATI O N PARKDRIVEMOO R E ROADTANGERINE ROAD 1S T AVENUE Exhibit II-J-2 Bike Routes "G:\Projects\19ad Silverhawke\a02 Commercial\0230\Site Analysis\Exhibits\Exh II-J-2 Bike Routes.dwg" LEGEND PAVED MULTI-USE PATH SIGNED BIKE ROUTE w/ ON-STREET BIKE LANE 33 1" = 9/28/20 1/3 mi. 19ada02 Silverhawke Block 5 Rezoning Site Analysis II. Inventory & Analysis 34 K. SCHOOLS Students within this development will be served by schools in the Amphitheater Unified School District or by one of the charter schools within the area. Painted Sky Elementary is approximately one mile to the north of the project site, and Basis North is slightly more than one mile to the southeast of the project site. Students living within the subject property will be served by the following Amphitheater public schools: Painted Sky Elementary, Coronado K-8 School, and Ironwood Ridge High School. Please refer to Exhibit II-J-1: Schools, Recreation & Trails. L. UTILITIES 1. Water Oro Valley Water Utility services the parcels adjacent to the subject property. The subject property will connect to the existing water lines. 2. Sewer A 12” public sewer line runs along the west side of the subject property. Please refer to Exhibit II-L-1: Existing Sewer. 3. Dry Utilities The subject property will connect to existing dry utility infrastructure. TEP provides electricity to the surrounding property, while Southwest Gas provides gas and Comcast provides telecommunications infrastructure. TANGE R I N E R O A D G-89-02312"5310-B-19 5310-B-20 5310-B-18 5310-B-17 5310-B-16 EXISTING SEWER STUBKAI DRIVE8"8"8"Exhibit II-L-1 Existing Sewer "G:\Projects\19ad Silverhawke\a02 Commercial\0230\Site Analysis\Exhibits\Exh II-L-1 X Sewer.dwg" LEGEND SEWER PIPE SEWER MANHOLE 35 1" = 9/28/20 200' 19ada02 TANGE R I N E R O A D KAI DRIVEExhibit II-M-1 McHarg Composite Map "G:\Projects\19ad Silverhawke\a02 Commercial\0230\Site Analysis\Exhibits\Exh II-M-1 McHarg Composite.dwg" LEGEND HIGH VISIBILITY LOW VISIBILITY CRITICAL RESOURCE AREA (NONE) 100-YEAR FLOODPLAIN (NONE) AREAS OF >1' SHEET FLOODING (NONE) AREAS OF >15% SLOPE AREAS OF REGULATED SLOPE (NONE) AREAS WHERE VEGETATION FACILITATES SOIL STABILIZATION (NONE) 36 1" = 9/28/20 200' 19ada02 Silverhawke Block 5 Rezoning Site Analysis III. Land Use Plan 37 III. LAND USE PROPOSAL A. PROJECT OVERVIEW The subject property is part of a larger land holding that was acquired by the Kai family over half a century ago. Much of that original land holding has been developed over the years for various residential purposes. This property is platted as Silverhawke Block 5 and is currently zoned for commercial development along with Block 4 to the west. Block 4 is right on the corner of Tangerine and First, and we believe someday it will be viable for commercial development. Unfortunately, several factors make this property, Block 5, unsuitable for commercial use: First, it has poor visibility from nearby streets. This alone is a critical flaw for retail. Second, it is physically located well off the corner of Tangerine and First. Third, there is an abundance of more suitable undeveloped commercial parcels nearby. Fourth, the market for retail floorspace is weak in this part of the Tucson metro area, partially due to that abundance of commercially zoned land and partially due to a lack of the residential density needed to support extensive retail. And lastly, a relatively low number of additional residential units are likely ever to be built within the parcel’s retail service area, so the retail market is not likely ever to improve much at this location. All these factors lead us to believe that the most viable, and most appropriate, use for this property would be for residential or senior care uses. Over 15 years ago a list of General Plan Special Area Policies were applied to the overall “Kai-Capri” property, which encompassed roughly 290 acres east of First Avenue from Tangerine Road to Naranja Drive. The Policies provided direction for development of the entire property including the identification of approximately 24 acres at the corner of Tangerine at First as being appropriate for commercial development, so that portion of the Kai-Capri property was designated in the General Plan as Neighborhood Commercial / Office (“NCO”). Our proposed downzoning from C-1 Commercial to R-6 Residential will not require an amendment to the General Plan land use map because R-6 is a permitted zoning classification within the NCO designation. However, text amendments to the Special Area Policies are needed to allow this property to be developed for residential purposes. Our proposed downzoning includes several Tentative Development Plans, depicting different development scenarios that we believe to be viable and appropriate uses for this property, including: • A rental casita product similar to a number of others that have been very successful around Tucson and Phoenix. The residents of this sort of development are typically renters by choice, meaning that they could afford to purchase a home but prefer not to at this time. The project will be well- landscaped, featuring a central recreational amenity such as a pool and spa area, and is most often entirely single-story. • A gated, two-story apartment community in an amenitized and well-landscaped setting. As with the rental casita scenario the project would include a central recreation area with a clubhouse and rental office. And also, as with the casita scenario, residents in apartments such as this usually chose to live in an apartment even though they have the means to purchase a home. • A senior care facility to meet the significant unmet need in the senior care industry. An increasing number of people are deciding that modern senior care facilities are an attractive living option that Silverhawke Block 5 Rezoning Site Analysis III. Land Use Plan 38 provides resort-like amenities and also the support that many aging people, or their spouses, require. The development will include a main two-story building where assisted living, memory care, and/or independent living quarters are offered. Around the perimeter one-story independent living cottages would provide a place where those requiring less care could live with a bit more room while still benefiting from the amenities and services available at the main building. Senior care facilities are very low traffic generators, and they’re just as quiet if not quieter than other residential areas in Oro Valley. • A single-family neighborhood featuring two-story townhome-style housing or one- and two-story detached homes similar to the nearby Villages at Silverhawke or Catalina Shadows subdivisions. Regardless of which development scenario comes to fruition, several facts will remain the same:  Building heights will not exceed the 25’ / two-story limitation that is already in place under the existing C-1 zoning.  Traffic generation will be equivalent or most likely lower than what could be expected if developed under the existing C-1 zoning.  Any of the proposed development types will benefit the struggling retailers that have already established themselves in Oro Valley.  The nearest residents in the Catalina Shadows subdivision are over 800 feet away and will be separated from this development not only by distance but also by homes to be built within the Villages at Silverhawke Phase 3. The nearest neighbors in the Villages at Silverhawke Phase 2 subdivision, which was part of the rezoning that created the subject property’s C-1 zoning, are at least 350 feet away and separated from this development by a wash and the Villages Phase 3. The nearest neighbors in the Tangerine Hills subdivision are nearly 1,100 feet away and are separated from this development by a wash, the Villages Phases 2 & 3 subdivisions, and First Avenue. The nearest homes in Rancho Vistoso are over 2,000 feet away. SUBJECT PROPERTY FIRST AVE. Silverhawke Block 5 Rezoning Site Analysis III. Land Use Plan 39  This development will not negatively impact any nearby homeowners in the area.  The proposed amendment and its associated downzoning request will not impact the natural beauty and environmental resources more than under existing zoning. In fact, most of the parcel was previously graded by ADOT, as evidenced by this 1992 aerial photo: B. YOUR VOICE, OUR FUTURE CONFORMANCE Oro Valley’s Your Voice, Our Future General Plan includes many goals and policies that support the development of appropriate, transitional, and viable land uses such as those proposed by this amendment and associated downzoning. Below are a sample of goals and policies that this proposal supports: o 3.4.A. & D. – A robust local economy and job market that provide opportunities for quality employment, build on Oro Valley’s assets, and encourage high-quality growth. A community with a wide range of services, amenities, shopping and dining opportunities and housing types that meet the needs of current and future residents.  A robust economy within Oro Valley will be fueled by successful businesses in Oro Valley. Businesses can provide a wide range of services, shopping, and dining opportunities only when they thrive. They thrive when they have enough customers living and working within their service area. Oro Valley’s generally low residential densities do not provide enough customers for most Oro Valley businesses within their services areas, so additional residential units are needed to help fulfill this General Plan goal. Ideally the development of additional residential units is not unreasonably impactful to nearby residents nor it is on land that is environmentally sensitive. This property fits those two criteria perfectly.  Given that existing Oro Valley businesses are already struggling, re-designating undeveloped and less desirable commercial land to provide much needed additional residential units is appropriate from a long-range land use planning standpoint. The intersection of Tangerine FIRST AVE. SUBJECT PROPERTY Silverhawke Block 5 Rezoning Site Analysis III. Land Use Plan 40 Road and First Avenue is surrounded by 81 acres of commercially zoned parcels spread over all four corners, but only 29% of the acreage is developed, leaving nearly 60 acres of undeveloped, marginally viable commercial land that is not currently benefitting the property owners, nearby businesses, or the Town in general. This proposed amendment will help realign this commercial intersection to better support the General Plan’s goal of achieving a robust local economy. o 3.6.CC.7. – Support the development of diverse housing types within the community.  Oro Valley’s residential market is dominated by single-family detached homes, which doesn’t align with the broader spectrum of housing options demanded by existing and future residents. Additional denser transitional residential housing units such as apartments, rental casitas, townhomes, and senior care campuses are needed to make living in Oro Valley accessible to everyone. o 3.6.CC.8.– Foster development of complete neighborhoods with easy access to transportation and employment options, and commercial areas that offer amenities and services for residents’ daily needs.  The General Plan describes a complete neighborhood as including parks and other outdoor spaces, recreational facilities, access to quality housing, and safe and varied transportation options. It goes on to describe a complete community as one that serves the needs of residents on a day-to-day basis and is “a good place to open a business”. This proposed amendment will fulfil these goals by providing another quality housing option for existing and future residents, an recreation area, convenient pedestrian and bicycle access to the nearby sidewalk and pathway system, convenient access to nearby commercial areas, and additional residents to help local businesses thrive. o 5.4.X. – Effective transitions between differing land uses and intensities in the community.  Residential-scale development such as that which is proposed provides a graduated transition in density and land use and is generally accepted to be less impactful to nearby homeowners than the commercial developments that could be built on the property under existing zoning. Landscaped bufferyards will be incorporated into the development to further soften the boundary between this and nearby developments. o 5.5.LU.5. – Provide diverse land uses that meet the Town’s overall needs and effectively transition in scale and density adjacent to neighborhoods.  Currently Oro Valley has more commercially zoned land than can be supported by its residential and employment density. Conversely, the Town’s supply of higher density residential units is deficient relative to demand and relative to the General Plan’s goal of providing a full spectrum of housing options. Allowing this property to develop as a higher density residential or senior care neighborhood would help address both of these statistics. Silverhawke Block 5 Rezoning Site Analysis III. Land Use Plan 41 o 5.5.LU.7. – Coordinate planning for land use and transportation in order to promote growth areas and transit and commercial corridors.  A General Plan Tier II Growth Area is designated over the entire 81 acres of commercially zoned land centered around the intersection of First Avenue and Tangerine Road. The General Plan defines a Growth Area as a location that is “particularly suitable” for a planned concentration of a range of more intensive land uses. Development within Tier II Growth Areas must limit impacts to nearby homeowners, which this proposal achieves. This proposal also provides for a “sensible pattern of land development” coupled with infrastructure funding that is “coordinated with development activity” (i.e. developed-funded). o 5.5.LU.9. – Promote the design of cohesive developments that enhance and promote the pedestrian experience.  Whether this property is developed as a senior care campus or a residential neighborhood that is not age-restricted, it will include an internal sidewalk/pathway system with connections to external sidewalk and trail alignments. o 5.7.DG.1. – Require new development to pay its share toward the cost of additional public facility and service needs generated by new development while balancing public and private interests in cost allocation.  This project will fund the construction of the final leg of the Kai Drive connection between First Avenue and Tangerine Road. That roadway construction effort will also include extension of utilities necessary to serve the development. Beyond providing the actual infrastructure improvements needed to serve this development, impact fees will be paid to help cover the cost of maintaining the Town’s broader public infrastructure networks. Silverhawke Block 5 Rezoning Site Analysis III. Land Use Plan 42 C. LAND USES 1. Please refer to Exhibit III-C-1: Proposed Zoning. 2. The proposed development will have no impact on existing onsite land uses because the site is currently undeveloped. Negative impacts to offsite land uses will be minimal, if any, because the proposed residential uses are more similar to surrounding residential uses than would be a non-residential development under the existing commercial zoning. Views will not be negatively impacted either because the subject property is several hundred feet from the nearest existing neighbors, and the site isn’t within anyone’s prime viewshed of Pusch Ridge. Additionally, the proposed building heights are identical to the height permitted under the existing commercial zoning, so there will be no additional impact to views. Positive impacts to offsite land uses will include providing additional customers to struggling local businesses, some of which are within walking distance from this site and its future residents. 1ST AVENUETANGE R I N E R O A D PALISADES ROAD R A N C H O V I S T O S O BOULEVARDBI G W A S H C-2 R1-36 R1-36 C-1 R1-36 R1-7 R1-7 R1-7 R1-72 R1-144 R1-144 R1-144 R1-36 PSC CATALINA SHADOWS - PAD RANCHO VISTOSO - PAD RANCHO VISTOSO - PAD RANCHO VISTOSO - PAD KAI DRIVE PROJECT SITE R-6 Exhibit III-C-1 Proposed Zoning "G:\Projects\19ad Silverhawke\a02 Commercial\0230\Site Analysis\Exhibits\Exh. III-C-1 P Zoning.dwg" 43 1" = 9/28/20 600' 19ada02 Silverhawke Block 5 Rezoning Site Analysis III. Land Use Plan 44 (This page intentionally blank) Silverhawke Block 5 Rezoning Site Analysis III. Land Use Plan 50 D. ENVIRONMENTALLY SENSITIVE LANDS Per the 2015 rezoning of the entire 148-acre property at the southeast corner of Tangerine Road and First Avenue, no ESOS is required on this subject property. There are no Priority Conservation Areas onsite. E. TOPOGRAPHY Most of the subject property has been previously graded by ADOT, and thus has an existing even downward slope generally from north to south. The south-facing slope of a low offsite ridgeline extends into the northern edge of the subject property. That portion of the property contains minimal areas of slope greater than 15%, none of which are regulated per the 2015 rezoning. There are no Hillside Conservation Areas onsite. View from Tang e r i n e (Subject Prope r t y i s N o t V i s i b l e )StreetStreetProperty BoundaryTangerine RoadVillages Ph. 3 8' Max. Cut/Fill w/ Terracing Proposed Buildings (Typ.)Property BoundaryTANGE R I N E R O A D KAI DRIVECross-Section LocationExhibit III-E-1 Proposed Grading Area "G:\Projects\19ad Silverhawke\a02 Commercial\0230\Site Analysis\Exhibits\Exh. III-E-1 P Grading.dwg" LEGEND PROPOSED GRADED AREA (13.44± ACRES) 51 1" = 9/28/20 200' 19ada02 Silverhawke Block 5 Rezoning Site Analysis III. Land Use Plan 52 F. CULTURAL / ARCHAEOLOGICAL / HISTORIC RESOURCES As discussed in Section II of this document, here are no cultural resource sites within the subject property. Even so, should qualifying artifacts or remains be discovered during construction they will be handled according to applicable antiquities laws. G. HYDROLOGY The upstream watershed impacting the subject property is very small, so most of the stormwater runoff leaving the subject property is generated onsite. Development of the subject property will increase the amount of impervious cover and therefore the post-development stormwater runoff as well. Detention basins will be constructed to detain the increased runoff. Outlet structures will meter the basin exit flows to return them to pre-development conditions as they leave the subject property. The Villages at Silverhawke Phase 3 subdivision shares the entire downstream property boundary with the subject property. That subdivision is currently under construction and has been designed to accept the pre-development stormwater flows that currently exit the subject property during a storm event. There are no regulated 100-year floodplains onsite. TANGE R I N E R O A D KAI DRIVEQ100 = 3.9± CFS Q100 = 5.7± CFS Villages Ph. 3 Drainage Swale Drain to Two 30" RCPs Max. Q100 = 61.8± CFS Drain to Villages Ph. 3 Basin A6c Max. Q100 = 78.1± CFS Villages Ph. 3 Drainage Swale DEVELOPMENT AREA Stormwater Flows will Generally be Conveyed Onsite via Swales/Channels, Private Streets, and/or Parking Access Lanes * * ** * Exhibit III-G-1 Post-Development Hydrology "G:\Projects\19ad Silverhawke\a02 Commercial\0230\Site Analysis\Exhibits\Exh III-G-1 Post-Dev Hydro.dwg" LEGEND GENERAL FLOW DIRECTION SCHEMATIC DETENTION BASIN LOCATION W/ RAINWATER HARVESTING (BASINS WILL BE LOCATED THROUGHOUT THE DEVELOPMENT AS NEEDED, AND WILL BE LANDSCAPED) 53 * 1" = 9/28/20 200' 19ada02 Silverhawke Block 5 Rezoning Site Analysis III. Land Use Plan 54 H. VEGETATION Please refer to Appendix B – Site Resource Inventory. There are not individual plants or groups of plants that qualify as Significant Vegetation according to Town Code. This is due to the fact that most of the property has previously graded by ADOT a number of years ago. Even so, during the development review process the Native Plant Preservation Plan will identify individual plant specimens that may be viable for transplant and reuse within the project’s landscape design. I. WILDLIFE Wildlife access to the site is limited by the Villages at Silverhawke subdivisions to the south and Tangerine Road to the north. Additionally, the previous mass grading of the property eliminated high-value habitat onsite. J. VIEWSHEDS The nearest residents in the Catalina Shadows subdivision are over 800 feet away and will be separated from this development not only by distance but also by homes to be built within the Villages at Silverhawke Phase 3. The nearest neighbors in the Villages at Silverhawke Phase 2 subdivision, which was part of the rezoning that created the subject property’s C-1 zoning, are at least 350 feet away and separated from this development by a wash and the Villages Phase 3. The nearest neighbors in the Tangerine Hills subdivision are nearly 1,100 feet away and are separated from this development by a wash, the Villages Phases 2 & 3 subdivisions, and First Avenue. The nearest homes in Rancho Vistoso are over 2,000 feet away. The subject property is minimally visible from Tangerine Road and First Avenue, so views from those roadways will not be impacted by this development. The only nearby subdivision form which this project will be highly visible is the Villages at Silverhawke Phase 3, which is under construction with no actual residents yet. Even so, it is very important to remember that the existing commercial zoning of the subject property would allow development of a less compatible use than those uses proposed by this downzoning. Silverhawke Block 5 Rezoning Site Analysis III. Land Use Plan 55 K. TRAFFIC Access to the subject property will be via an extension of Kai Drive, which is a platted public roadway looping from First Avenue northeast to Tangerine Road. Once completed, Kai Drive will allow existing and future residents of this property and the Villages at Silverhawke subdivisions to access eastbound Tangerine Road directly without going through the Tangerine / First intersection. Similarly, the proposed left turn into Kai Drive from Tangerine will provide westbound motorists more convenient access to the subject property, Villages subdivisions, and future Block 4 retail opportunities. A previous traffic report by Southwest Traffic Engineering has shown that the Kai Drive loop connection to Tangerine is an improvement over the lone First Avenue access configuration that was shown in the 2015 rezoning. An update to the previous traffic report is included with this document. The summary statement is that the proposed residential uses will have equal or less impact on nearby traffic patterns than would a commercial development on the subject property under existing zoning. Please refer to Appendix A – Traffic Impact Statement. L. RECREATIONS & TRAILS In similar fashion to the recreation areas provided throughout the Villages at Silverhawke subdivisions, a recreation area will be provided onsite for future residents. All open space areas will be privately owned and maintained by an HOA if developed as a single-family neighborhood, or the company owning the property if developed as a multifamily residential or senior care campus. Additionally, pedestrian connections will be provided to the future sidewalk along Kai Drive, which will connect to the multi-use paths along Tangerine Road and First Avenue. To the north of the subject property a hiking trail connection will be provided to the Pima County open space containing Trail #328. During the master planning and rezoning of the overall Kai-Capri property the Trail #328 alignment was refined and memorialized within public trail easements. TANGE R I N E R O A D BIG WASHKAI DRIVEDEVELOPMENT AREA Town of Oro Valley PropertyPima County Property Silverhawke Block 4 (Future Commercial)Trail #328Tr a i l # 3 3 Tangerine R d . M u l t i - U s e P a t h First Ave. SidewalkVillages at Silverhawke Ph. 3 Villages at Silverhawke Ph. 2 All Development Scenarios Provide Trail Connections to TOV Property and Kai Dr. Sidewalk A Public Trail Easement will be Provided either Onsite or within the Adjacent Pima Co. Open Space Kai Dr. Sidewalk to be Extended to Tangerine Rd. Multi-Use Path Exhibit III-L-1 Proposed Trail Connections "G:\Projects\19ad Silverhawke\a02 Commercial\0230\Site Analysis\Exhibits\Exh III-L-1 Trails.dwg" 56 1" = 9/28/20 400' 19ada02 Silverhawke Block 5 Rezoning Site Analysis III. Land Use Plan 57 M. SCHOOLS Students within this development will be served by schools in the Amphitheater Unified School District or by one of the charter schools within the area. Painted Sky Elementary is approximately one mile to the north of the project site, and Basis North is slightly more than one mile to the southeast of the project site. Students living within the subject property will be served by the following Amphitheater public schools: Painted Sky Elementary, Coronado K-8 School, and Ironwood Ridge High School. A school capacity letter has been received from Amphi School District indicating nearby schools have capacity available to serve this development. Please refer to Exhibit III-M-1: School Capacity Letter. Silverhawke Block 5 Rezoning Site Analysis III. Land Use Plan 58 Exhibit III-M-1: School Capacity Letter Silverhawke Block 5 Rezoning Site Analysis III. Land Use Plan 59 Exhibit III-M-1: School Capacity Letter (Cont’d) Silverhawke Block 5 Rezoning Site Analysis III. Land Use Plan 60 N. UTILITIES 1. Water The project will be served by Oro Valley Water Utility. A public water line will be extended along Kai Drive into the project. A water system loop will be created via a stub connection provided at the subject property’s southeast corner adjacent to the Villages at Silverhawke Phase 3 subdivision. 2. Sewer The project will connect to the public sewer system at a manhole at the southwest corner of the subject property. Please refer to Exhibit III-N-1: Sewer Capacity Letter 3. Dry Utilities Tucson Electric Power, Southwest Gas, and Comcast Communications have all indicated they will provide service to the subject property via extensions of their facilities in Kai Drive along the property’s western border. Silverhawke Block 5 Rezoning Site Analysis III. Land Use Plan 61 Exhibit III-N-1: Sewer Capacity Letter Silverhawke Block 5 Rezoning Site Analysis III. Land Use Plan 62 O. BUFFERYARDS The subject property is bounded on the west by the Kai Drive alignment, on the north by County-owned open space, and on the south and east by the Villages at Silverhawke Phase 3 subdivision. Along its shared boundary with the subject property the Villages subdivision already includes a landscape bufferyard that will count toward this project’s required landscape bufferyard along that boundary. Landscape bufferyards will also be provided along the northern and western boundaries as required by Town Code. The table below summarizes the required bufferyards. Development Scenario North West South East ‘A’ Apartments 10 ft. Type ‘A’ 35 ft. Type ‘A’ 15 ft. Type ‘B’ 15 ft. Type ‘B’ ‘B’ Rental Casitas 10 ft. Type ‘A’ 15 ft. Type ‘A’ 15 ft. Type ‘B’ 15 ft. Type ‘B’ ‘C’ Senior Care 10 ft. Type ‘A’ 15 ft. Type ‘A’* 15 ft. Type ‘B’ 15 ft. Type ‘B’ ‘D’ Townhomes 10 ft. Type ‘A’ 15 ft. Type ‘A’ 15 ft. Type ‘B’ 15 ft. Type ‘B’ ‘E’ Detached Homes None Req’d. 15 ft. Type ‘A’ None Req’d. None Req’d. * 35’ bufferyard is required where parking abuts roadways. Silverhawke Block 5 Rezoning Site Analysis Appendices 63 IV. APPENDIX A – TRAFFIC IMPACT STATEMENT The Traffic Impact Statement has been provided under separate cover. Silverhawke Block 5 Rezoning Site Analysis Appendices 64 V. APPENDIX B – SITE RESOURCE INVENTORY KAI DR.Villages at Silverhawke Ph. 3 Subdivision (Under Construction) Proposed Connection to Tangerine Rd. Subject Property Boundary SITE RESOURCE INVENTORY PLAN 0'25'50'100' SCALE: 1"=50-'0" NORTH 01 LOCATION MAP02 LEGAL DESCRIPTION: PORTION OF SECTION 6, TOWNSHIP 12 SOUTH, RANGE 14 EAST, G.&S.R.M., PIMA COUNTY, ARIZONA SITE ADDRESS: NO SITUS ADDRESS PARCEL ID: 220-06-0640OWNER / DEVELOPER: CAPRI COMPANY, LLC 6088 W ARIZONA PAVILIONS DR #2 TUCSON, AZ, 85743 ATTN: HERB KAI, MANAGER TIMOTHY S. JOHNSON 38905 E X PIRES 0 3 /3 1 /21JStudio LA, LLC landscape architecture + site planning 8197 north white stallion pl, tucson, az, 85743 520.405.9642 www.jstudio.biz SILVERHAWKE NORTHBLOCK 5 (SRI)PARCEL 220-06-0640ORO VALLEY, AZSITE RESOURCE INVENTORY PROJ. NO.: CCL.01 DATE: 20.05.26 DRAWN BY: TSJ CHECKED BY: TSJ AGENCY REFERENCE NO.: OV1700647, OV1600017, OV914-002, OV115-003 NO. REVISION DATE X XXXXXXX XX.XX.XX X XXXXXXX XX.XX.XX X XXXXXXX XX.XX.XX X XXXXXXX XX.XX.XX X XXXXXXX XX.XX.XX SCHEMATIC DESIGN DESIGN DEVELOPMENT CONSTRUCTION DOCUMENTS AGENCY REVIEW BIDDING/PRICING PACKAGE CONSTRUCTION ISSUE Call at least two full working days before you begin excavation. Dial 8-1-1 or 1-800-STAKE-IT (782-5348) In Maricopa County: (602) 263-1100 PROJECT: SILVERHAWKE NORTH BLK-5 SITE RESOURCE INVENTORY REF. #: Planning & Zoning Administrator Date ORO VALLEY APPROVAL of 02 THE USE OF PLANS PREPARED BY JSTUDIO LA, LLC SHALL BE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED AND PUBLICATION THEREOF IS LIMITED TO SUCH USE. REPRODUCTION, PUBLICATION OR RE-USE BY ANY METHOD, IN WHOLE OR PART WITHOUT THE EXPRESSED WRITTEN CONSENT FROM JSTUDIO LA, LLC IS PROHIBITED. TITLE TO THESE CONCEPTS AND PLANS REMAIN WITH THE LANDSCAPE ARCHITECT WITHOUT PREJUDICE. VISUAL CONTACT WITH THE PLANS SHALL CONSTITUTE PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. THE DRAWINGS OR CONCEPTS SHALL NOT BE USED IN PART OR IN WHOLE FOR CONSTRUCTION WITHOUT JUST COMPENSATION AND PERMISSION FROM JSTUDIO LA, LLC. NOT FOR CONSTRUCTION, NOT FOR BIDDING - FOR AGENCY REVIEW AND APPROVAL ONLY. LANDSCAPE AND IRRIGATION PLANS ARE TO TO BE USED FOR LANDSCAPE, MASONRY, IRRIGATION, BIDDING OR CONSTRUCTION. S89°34'05"E 803.66'N0°48'49"W428.65'S14°13'49"W371.67'S89°04'38"E 846.22'S89°04'38"E846.22'N31°20 '53 "W88.21 ' N24°16'24"W 73.75' N12°14'15"E 35.78' C6 C8 L3 C9 C10 C11 L4 C12 L5 SRI PLAN VIEW L1.0 01 SUBMITTAL HISTORY: 05.30.201ST TOWN OF ORO VALLEY TANGERINE RD NORTH SCALE: 3" = 1 MILE 1ST AVER A N C H O V I S T O S O B L V D THIS SITE PROPERTY BOUNDARY LOT LINES 1 FOOT CONTOUR INTERVAL ORO VALLEY RIPARIAN / ESOS AREAS IDENTIFIED SPECIMEN & ID LEGEND03 NONE NONE 05.30.20 SRI NOTES01 LEGAL DESCRIPTION: PORTION OF SECTION 6, TOWNSHIP 12 SOUTH, RANGE 14 EAST, G.&S.R.M., PIMA COUNTY, ARIZONA SITE ADDRESS: NO SITUS ADDRESS PARCEL ID: 220-06-0640OWNER / DEVELOPER: CAPRI COMPANY, LLC 6088 W ARIZONA PAVILIONS DR #2 TUCSON, AZ, 85743 ATTN: HERB KAI, MANAGER TIMOTHY S. JOHNSON 38905 E X PIRES 0 3 /3 1 /21JStudio LA, LLC landscape architecture + site planning 8197 north white stallion pl, tucson, az, 85743 520.405.9642 www.jstudio.biz SILVERHAWKE NORTHBLOCK 5 (SRI)PARCEL 220-06-0640ORO VALLEY, AZSITE RESOURCE INVENTORY PROJ. NO.: CCL.01 DATE: 20.05.26 DRAWN BY: TSJ CHECKED BY: TSJ AGENCY REFERENCE NO.: OV1700647, OV1600017, OV914-002, OV115-003 NO. REVISION DATE X XXXXXXX XX.XX.XX X XXXXXXX XX.XX.XX X XXXXXXX XX.XX.XX X XXXXXXX XX.XX.XX X XXXXXXX XX.XX.XX SCHEMATIC DESIGN DESIGN DEVELOPMENT CONSTRUCTION DOCUMENTS AGENCY REVIEW BIDDING/PRICING PACKAGE CONSTRUCTION ISSUE Call at least two full working days before you begin excavation. Dial 8-1-1 or 1-800-STAKE-IT (782-5348) In Maricopa County: (602) 263-1100 PROJECT: SILVERHAWKE NORTH BLK-5 SITE RESOURCE INVENTORY REF. #: Planning & Zoning Administrator Date ORO VALLEY APPROVAL of 02 THE USE OF PLANS PREPARED BY JSTUDIO LA, LLC SHALL BE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED AND PUBLICATION THEREOF IS LIMITED TO SUCH USE. REPRODUCTION, PUBLICATION OR RE-USE BY ANY METHOD, IN WHOLE OR PART WITHOUT THE EXPRESSED WRITTEN CONSENT FROM JSTUDIO LA, LLC IS PROHIBITED. TITLE TO THESE CONCEPTS AND PLANS REMAIN WITH THE LANDSCAPE ARCHITECT WITHOUT PREJUDICE. VISUAL CONTACT WITH THE PLANS SHALL CONSTITUTE PRIMA FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. THE DRAWINGS OR CONCEPTS SHALL NOT BE USED IN PART OR IN WHOLE FOR CONSTRUCTION WITHOUT JUST COMPENSATION AND PERMISSION FROM JSTUDIO LA, LLC. NOT FOR CONSTRUCTION, NOT FOR BIDDING - FOR AGENCY REVIEW AND APPROVAL ONLY. LANDSCAPE AND IRRIGATION PLANS ARE TO TO BE USED FOR LANDSCAPE, MASONRY, IRRIGATION, BIDDING OR CONSTRUCTION. SRI NOTES L2.0 02 1.ZONING: 1.1.EXISTING: C-1 COMMERCIAL 1.2.PROPOSED: R-6 RESIDENTIAL 2.GROSS SITE AREA: 13.4 ACRES 3.APPLICABLE REZONING CONDITIONS INCLUDE: 5.G. "NATIVE PLANT PRESERVATION: THE NATIVE PLANT SALVAGE AND MITIGATION REQUIREMENTS OF SECTION 27.6 ARE WAIVED FOR ALL DEVELOPMENT WITHIN DEVELOPMENT ENVELOPES." 4.LIST ALL APPLICABLE GENERAL PLAN, REZONING, CONDITIONAL USE PERMIT (CUP), OR ANNEXATION CONDITIONS AND ASSOCIATED CASE NUMBER IMPACTING THE PROJECT, INCLUDING ANY APPLICABLE PIMA COUNTY CASE NUMBERS. 5.THERE ARE NO VARIANCES APPLICABLE TO THIS PROPERTY. 6.THE VAST MAJORITY OF THIS SITE WAS DISTURBED AND GRADED IN THE EARLY 1990s AS EVIDENT IN HISTORICAL AERIAL IMAGERY. AS A RESULT THERE IS NO SIGNIFICANT VEGETATION ON SITE AS DEFINED BY ORO VALLEY 27.6.B.3. 7.SIGNIFICANT VEGETATION INFORMATION: 7.1.STANDS OF SIGNIFICANT VEGETATION: NO SIGNIFICANT VEGETATION EXISTING ON SITE (PER INVENTORY ON 05.18.20.) 7.2.INDIVIDUAL PLANTS OF SIGNIFICANT VEGETATION: NO SIGNIFICANT VEGETATION EXISTING ON SITE (PER INVENTORY ON 05.18.20.) 7.1.TOTAL AMOUNT PRESENT ON-SITE: 0 SF 7.2.TOTAL AMOUNT BEING DISTURBED: 0 SF 7.3.TOTAL PERCENTAGE DISTURBED: 0% 8.SIGNIFICANT VEGETATION MITIGATION: NONE REQUIRED. 9.THIS AERIAL PHOTO IS LESS THAN TWO YEARS OLD. 10.THIS SITE HAS NO UNIQUE ROCK OUTCROPPINGS. 11.NO PORTION OF THE SITE HAS SLOPES GREATER THAN 15%. 12.THE MAJORITY OF THE SITE HAS BEEN PREVIOUSLY DISTURBED. 13.THERE ARE NO MAPPED WASHES ON THE SITE. 14.NO SIGNIFICANT VEGETATION PRESENT ON SITE AND NO TAGS USED IN SRI INVENTORY. 15.ANY SPADED OR BOXED TREE TRANSPLANTED ON SITE THAT DIES DUE TO NEGLECT OR LACK OF MAINTENANCE SHALL BE REPLACED WITH THE SAME SIZE AND SPECIES OF THE ORIGINAL SALVAGED TREE, AS REQUIRED BY THE SALVAGE PLAN. 16. NO SALVAGE OF PLANTS REGULATED BY THE ENDANGERED SPECIES ACT AND/OR THE ARIZONA NATIVE PLANT LAW MAY OCCUR WITHOUT THE ISSUANCE OF THE APPROPRIATE PERMIT BY THE STATE DEPARTMENT OF AGRICULTURE. 17.SALVAGE OF OPERATIONS SHALL NOT COMMENCE UNTIL THE ZONING INSPECTOR HAS PERFORMED AN INSPECTION AND GIVEN APPROVAL TO BE SALVAGED. 18.TEMPORARY NURSERY SHALL BE IN CONFORMANCE WITH SECTION 27.6.B.4.J. 19.ANY PLANT THAT MEETS THE SALVAGE CRITERIA IN SECTION 27.6.B.4 SHALL BE PRESERVED IN PLACE OR TRANSPLANTED ON-SITE. ANY PLANTS THAT MEET THE SALVAGE CRITERIA THAT ARE DESTROYED SHALL BE REPLACED ON A ONE-TO-ONE RATIO OF THE SAME SPECIES AND SIZE AS THAT DESTROYED. FIVE UNDERSTORY PLANTS FROM THE SUPPLEMENTAL ARIZONA DEPARTMENT OF WATER QUALITY NATIVE PLANT LIST WILL BE PLANTED FOR EVERY MITIGATED TREE. 20.THE LIMITS OF GRADING SHALL BE STAKED IN THE FIELD, IN ACCORDANCE WITH SECTION 27.6.B.7.C.II. 21.DISTURBANCE OUTSIDE THE APPROVED GRADING LIMITS SHALL NOT BE PERMITTED. 05.30.20 Silverhawke Block 5 Rezoning Site Analysis Appendices 65 VI. APPENDIX C – AZ GAME & FISH DEPT. ONLINE REVIEW TOOL RESULTS Silverhawke Block 5 Rezoning Site Analysis Appendices 66 Appendix C – AZ Game & Fish Dept. Online Review Tool Results (Cont’d) Silverhawke Block 5 Rezoning Site Analysis Appendices 67 Appendix C – AZ Game & Fish Dept. Online Review Tool Results (Cont’d) Silverhawke Block 5 Rezoning Site Analysis Appendices 68 Appendix C – AZ Game & Fish Dept. Online Review Tool Results (Cont’d) Silverhawke Block 5 Rezoning Site Analysis Appendices 69 Appendix C – AZ Game & Fish Dept. Online Review Tool Results (Cont’d) Silverhawke Block 5 Rezoning Site Analysis Appendices 70 Appendix C – AZ Game & Fish Dept. Online Review Tool Results (Cont’d) Silverhawke Block 5 Rezoning Site Analysis Appendices 71 Appendix C – AZ Game & Fish Dept. Online Review Tool Results (Cont’d) Silverhawke Block 5 Rezoning Site Analysis Appendices 72 Appendix C – AZ Game & Fish Dept. Online Review Tool Results (Cont’d) Silverhawke Block 5 Rezoning Site Analysis Appendices 73 Appendix C – AZ Game & Fish Dept. Online Review Tool Results (Cont’d) Silverhawke Block 5 Rezoning Site Analysis Appendices 74 Appendix C – AZ Game & Fish Dept. Online Review Tool Results (Cont’d) Silverhawke Block 5 Rezoning Site Analysis Appendices 75 Appendix C – AZ Game & Fish Dept. Online Review Tool Results (Cont’d) Silverhawke Block 5 Rezoning Site Analysis Appendices 76 Appendix C – AZ Game & Fish Dept. Online Review Tool Results (Cont’d) Silverhawke Block 5 Rezoning Site Analysis Appendices 77 Appendix C – AZ Game & Fish Dept. Online Review Tool Results (Cont’d) MINUTES ORO VALLEY PLANNING AND ZONING COMMISSION SPECIAL SESSION October 13, 2020 MEETING HELD VIA ZOOM SPECIAL SESSION AT OR AFTER 6:00 PM CALL TO ORDER Chair Gambill called the meeting to order at 6:00 p.m. ROLL CALL Present: Hal Bergsma, Commissioner Jacob Herrington, Vice Chair Neal Herst, Commissioner Ellen Hong, Commissioner Daniel Sturmon, Commissioner Celeste Gambill, Chair Absent: Skeet Posey, Commissioner Staff Present:Michael Spaeth, Principal Planner Joe Andrews, Chief Civil Deputy Attorney Vice Chair Herrington joined the meeting at 6:08 p.m. PLEDGE OF ALLEGIANCE Chair Gambill recited the Pledge of Allegiance for the Commission and audience. CALL TO AUDIENCE There were no speaker requests. COUNCIL LIAISON COMMENTS Council Liaison Melanie Barrett provided updates on recent and upcoming Town Council meetings as related to Planning items. SPECIAL SESSION AGENDA 1.REVIEW AND APPROVAL OF THE SEPTEMBER 8, 2020 SPECIAL SESSION MEETING MINUTES Motion by Commissioner Daniel Sturmon, seconded by Commissioner Hal Bergsma to approve the September 8, 2020 meeting minutes as written. A roll call vote was taken: October 13, 2020 Planning and Zoning Commission Meeting Minutes 1 A roll call vote was taken: Commissioner Bergsma - Aye Vice Chair Herrington - Aye Commissioner Herst - Aye Commissioner Hong - Aye Commissioner Sturmon - Aye Chair Gambill - Aye Vote: 6 - 0 Carried 2.PUBLIC HEARING: DISCUSSION REGARDING THE PROPOSED 1ST AVENUE AND TANGERINE ROAD GENERAL PLAN AMENDMENT AND REZONING FOR A 13.44-ACRE MULTI-FAMILY RESIDENTIAL DEVELOPMENT, LOCATED SOUTH OF TANGERINE ROAD AND APPROXIMATELY 0.2 MILES EAST OF 1ST AVENUE A. TYPE 1 GENERAL PLAN AMENDMENT TO CHANGE TWO KAI-CAPRI SPECIAL AREA POLICIES TO ALLOW RESIDENTIAL USES ON A VACANT COMMERCIAL PARCEL (2001085) B. REZONING TO CHANGE THE ZONING DESIGNATION OF A VACANT PARCEL FROM C-1 COMMERCIAL TO R-6 MULTI-FAMILY RESIDENTIAL (2001306) Senior Planner Hannah Oden provided a presentation that included the following: - Purpose - Location map - Applicant's request - Key considerations - Background and history: General Plan and Special Area Policies - Background and history: Rezoning - Previously approved tentative development plan - A. Applicant's request: General Plan Amendment - A. Your Voice, Our Future General Plan - A. General Plan Amendment criteria - A. General Plan Amendment criteria analysis - B. Applicant's request: Rezoning - B. Proposed tentative development plans - B. Existing vacant commercial parcels - Public participation - Public participation: views - Conditions of approval: General Plan Amendment - Conditions of Approval: Rezoning - Your Voice, Our Future General Plan and Zoning Code Conformance - Summary and recommendation Paul Oland of Paradigm Land Design, representing the applicant, provided a presentation that included the following: - Master planned community for the entire Capri property, including the trail system - Current tentative development plan and improvements provided by the rezoning - Subject property was graded when Tangerine bridge was built - Surrounding commercial areas are more viable - Examples of currently struggling commercial areas - Valbridge report on retail, industrial and R&D, multi-family and senior care uses for subject property - Proposed access drive - Traffic impact study results - Proposed tentative development plans - Class A apartment vacancy rates October 13, 2020 Planning and Zoning Commission Meeting Minutes 2 - Valbridge report conclusions - Visibility - Distances from neighbors - Trail system Discussion ensued among the Commission, applicant and staff. Chair Gambill opened the public hearing. Alexis Prust spoke regarding Agenda Item #2. Chair Gambill closed the public hearing. Mr. Oland addressed the speaker's question. 3.DISCUSSION AND POSSIBLE ACTION REGARDING A REQUEST TO PROVIDE AN IN-LIEU FEE FOR THE REQUIRED PUBLIC ART AT THE GOLDER RANCH FIRE STATION, LOCATED ON WOODBURNE AVENUE NEAR THE TANGERINE AND FIRST AVENUE INTERSECTION Principal Planner Milini Simms provided a presentation that included the following: - Purpose - Background information - Applicant's request - Special circumstances - Summary and recommendation The applicant, Assistant Fire Chief Patrick Abel with the Golder Ranch Fire Department, provided a presentation that included the following: - Site plan and history - Reasons for in-lieu fee request Discussion ensued among the Commission, applicant and staff. Motion by Vice Chair Jacob Herrington, seconded by Commissioner Hal Bergsma to approve an in-lieu fee of $7,000.00 to satisfy the public art requirement for the Golder Ranch fire station, located on Woodburne Avenue based on the finding it is in conformance with the Zoning Code. A roll call vote was taken: Commissioner Bergsma - Aye Vice Chair Herrington - Aye Commissioner Herst - Aye Commissioner Hong - Aye Commissioner Sturmon - Aye Chair Gambill - Aye Vote: 6 - 0 Carried 4.DISCUSSION AND POSSIBLE ACTION REGARDING CONCEPTUAL ARCHITECTURE FOR A MULTIFAMILY AND COMMERCIAL DEVELOPMENT, LOCATED ON THE NORTHWEST CORNER OF LINDA VISTA BOULEVARD AND ORACLE ROAD Principal Planner Milini Simms provided a presentation that included the following: October 13, 2020 Planning and Zoning Commission Meeting Minutes 3 Principal Planner Milini Simms provided a presentation that included the following: - Purpose - Location and approved site plan - Design elements - Facade Articulation, Scale and Mass - Colors and materials - Surrounding architecture - Summary and recommendation Applicant Paul Knitter with The Felten Group, provided the residential architecture presentation that included the following: - Architectural design narrative - Features of surrounding architecture - Color schemes - Plans and elevations Applicant Ed Marley with Swaim Associates, provided the commercial architecture presentation that included the following: - Architectural design narrative - Features of surrounding commercial architecture - View of site from surrounding areas - Materials - North building features - South building features - Renderings Discussion ensued among the Commission, applicants and staff. Motion by Commissioner Hal Bergsma, seconded by Commissioner Neal Herst to recommend approval of the proposed conceptual architecture for the multifamily and commercial development on Linda Vista and Oracle, based on the finding it is in conformance with the Design Principles and Standards in the Zoning Code. A roll call vote was taken: Commissioner Bergsma - Aye Vice Chair Herrington - Aye Commissioner Herst - Aye Commissioner Hong - Aye Commissioner Sturmon - Aye Chair Gambill - Aye Vote: 6 - 0 Carried 5.DISCUSSION AND POSSIBLE ACTION ON A REQUEST FOR CONCEPTUAL MODEL HOME ARCHITECTURE FOR THE CAPELLA PARCEL M RESIDENTIAL SUBDIVISION LOCATED SOUTH OF NARANJA DR. AND WEST OF LA CHOLLA BLVD., 2000548 Senior Planner Hannah Oden provided a presentation that included the following: - Purpose - Location - Three architectural styles - Side elevations: Elevation B October 13, 2020 Planning and Zoning Commission Meeting Minutes 4 - Rear elevations - Surrounding development - Summary and recommendation Applicant Ginger Kneup with Richmond American Homes, provided a presentation that included the following: - Capella Parcel M overview, including compatibility with potential buyers and surrounding area - Site plan - Context photographs of nearby homes - Model renderings and floor plans - Color palette Discussion ensued among the Commission and applicant. Motion by Vice Chair Jacob Herrington, seconded by Commissioner Neal Herst to approve the Conceptual Model Home Architecture for the proposed four (4) model homes for Capella Parcel M, subject to the conditions in Attachment 2, based on the findings that the request complies with the Design Principles and Design Standards of the Zoning Code. A roll call vote was taken: Commissioner Bergsma - Aye Vice Chair Herrington - Aye Commissioner Herst - Aye Commissioner Hong - Aye Commissioner Sturmon - Aye Chair Gambill - Aye Vote: 6 - 0 Carried 6.DISCUSSION AND POSSIBLE ACTION ON A REQUEST FOR CONCEPTUAL MODEL HOME ARCHITECTURE FOR A NEW RESIDENTIAL SUBDIVISION LOCATED NORTH OF MOORE ROAD AND EAST OF LA CANADA DRIVE ADJACENT TO LA CHOLLA AIRPARK Senior Planner Hannah Oden provided a presentation that included the following: - Purpose - Location - Three architectural styles - Side elevations - modern and desert classic - Rear elevations - Surrounding development - Summary and recommendation Applicant Jeff DeSpain with Fairfield Homes, provided a presentation that included the following: - Overview - Site plan - Four-sided architecture - Surrounding area photos - Color packages - Feature highlights - Four floor plans - Three elevations October 13, 2020 Planning and Zoning Commission Meeting Minutes 5 Colleen Holland, general manager of Vistoso Community Association spoke on agenda item #6. Discussion ensued among the Commission, applicant and staff. Motion by Vice Chair Jacob Herrington, seconded by Commissioner Daniel Sturmon to approve the Conceptual Model Home Architecture for the proposed four (4) model homes, subject to the conditions in Attachment 2, based on the findings that the request complies with the Design Principles and Design Standards of the Zoning Code. Further discussion continued among the Commission and staff. A roll call vote was taken: Commissioner Bergsma - Aye Vice Chair Herrington - Aye Commissioner Herst - Aye Commissioner Hong - Aye Commissioner Sturmon - Aye Chair Gambill - Aye Vote: 6 - 0 Carried 7.DISCUSSION AND POSSIBLE ACTION TO INITIATE ZONING CODE AMENDMENTS IN RESPONSE TO POTENTIAL VOTER APPROVAL OF PROPOSITION 207 Principal Planner Milini Simms explained the background and need for the initiation of the code amendment, based on the potential passing of Proposition 207 on the November 3 ballot. Discussion ensued among the Commission and staff. Motion by Commissioner Daniel Sturmon, seconded by Commissioner Hal Bergsma to initiate the zoning code amendments in response to potential voter approval of Proposition 207 for compliance with State law. A roll call vote was taken: Commissioner Bergsma - Aye Vice Chair Herrington - Nay Commissioner Herst - Aye Commissioner Hong - Nay Commissioner Sturmon - Aye Chair Gambill - Aye Vote: 4 - 2 Carried OPPOSED: Vice Chair Jacob Herrington Commissioner Ellen Hong PLANNING UPDATE (INFORMATIONAL ONLY) Principal Planner Michael Spaeth provided updates regarding the Vistoso Golf case, upcoming neighborhood meeting and agenda items on the upcoming Planning and Zoning Commission meetings. ADJOURNMENT October 13, 2020 Planning and Zoning Commission Meeting Minutes 6 Motion by Commissioner Hal Bergsma, seconded by Vice Chair Jacob Herrington to adjourn the meeting. Chair Gambill adjourned the meeting at 9:02 p.m. I hereby certify that the foregoing minutes are a true and correct copy of the minutes of the regular session of the Town of Oro Valley Planning and Zoning Commission of Oro Valley, Arizona held on the 13th day of October, 2020. I further certify that the meeting was duly called and held and that a quorum was present. Dated this 14th day of October, 2020. ___________________________ Jeanna Ancona Senior Office Specialist October 13, 2020 Planning and Zoning Commission Meeting Minutes 7 Planning & Zoning Commission AGENDA ITEM: 2. Meeting Date:10/13/2020 Requested by: Bayer Vella, Community Development & Public Works Case Number: 2001085 and 2001306 SUBJECT: PUBLIC HEARING: DISCUSSION REGARDING THE PROPOSED 1ST AVENUE AND TANGERINE ROAD GENERAL PLAN AMENDMENT AND REZONING FOR A 13.44-ACRE MULTI-FAMILY RESIDENTIAL DEVELOPMENT, LOCATED SOUTH OF TANGERINE ROAD AND APPROXIMATELY 0.2 MILES EAST OF 1ST AVENUE A. TYPE 1 GENERAL PLAN AMENDMENT TO CHANGE TWO KAI-CAPRI SPECIAL AREA POLICIES TO ALLOW RESIDENTIAL USES ON A VACANT COMMERCIAL PARCEL (2001085) B. REZONING TO CHANGE THE ZONING DESIGNATION OF A VACANT PARCEL FROM C-1 COMMERCIAL TO R-6 MULTI-FAMILY RESIDENTIAL (2001306) RECOMMENDATION: This meeting is for discussion purposes only and formal action is scheduled at the November 10, 2020 Planning and Zoning Commission meeting. Staff will be recommending conditional approval of the proposed amendments with the exception of the single-family residential and senior care Tentative Development Plans, subject to the conditions of approval listed in Attachments 1 and 2, during the November Commission meeting. EXECUTIVE SUMMARY: The property owner's request (Attachments 3 and 4) involves two separate applications (Type 1 General Plan Amendment and rezoning) related to developing a multi-family residential development, senior care facility, or single-family residential development on a vacant commercially zoned parcel. The proposal is for 13.44 acres, located southeast of the 1st Avenue and Tangerine Road intersection, as shown on the map to the right. Applicant's Proposal The applicant is proposing the following: 1) A Type 1 General Plan Amendment to accomplish the following: Change a General Plan Special Area Policy to allow residential uses on the subject parcel Change a General Plan Special Area Policy to increase the number of residential dwelling units permitted in the Kai-Capri area from 255 to 394 2) A rezoning of the subject parcel to accomplish the following: Change the zoning from C-1 commercial to R-6 multi-family residential Allow apartments, senior care, rental casitas, townhomes, and single-family homes on the parcel Allow apartments, senior care, rental casitas, townhomes, and single-family homes on the parcel The five Tentative Development Plans (Attachment 5) proposed for the rezoning case depict a variety of development options permitted under R-6 multi-family residential zoning. The applicant is unsure of the ultimate end user for this parcel, which is why five options are being proposed. The applicant is maximizing their options by incorporating multiple uses permitted under R-6 zoning. As part of any rezoning, a Tentative Development Plan is required which must reflect the intended use. If the use changes in the future and a new Tentative Development Plan is required, it must be considered by Planning and Zoning Commission and Town Council. History The property is located within an area known as Kai-Capri and was rezoned in 2015 from large lot residential (R1-144) to C-1 commercial as part of the Villages at Silverhawke development. A Tentative Development Plan accompanied the rezoning which included a commercial site design for the subject property and is included in Attachment 6. The 2016 Your Voice, Our Future General Plan included Special Area Policies for the Kai-Capri area which do not permit residential uses on the subject parcel and also cap the number of residential units to 255. The Kai-Capri area is located east of 1st Avenue, roughly from Tangerine Road to the Canyon del Oro Wash (Attachment 7). This includes the Villages at Silverhawke and Sanctuary at Silverhawke residential developments. Key Considerations There are several key considerations associated with this proposal including the following: Currently, there is not enough surrounding residential density to support commercial uses on the site The economic benefit of the proposal to surrounding commercial areas will be highest with the apartment, rental casita, and townhome options. The senior care and single-family residential use will provide the least amount of economic benefit. The applicant has provided an Economic Impact Analysis Report that can be found in Attachment 8. View impacts to nearby residences will be minimal. The closest existing homes in the Villages at Silverhawke Phase 2 development are over 350 feet from the proposed development There will not be a height increase from what is currently permitted that would negatively impact nearby properties. The applicant is not proposing an increase to the 25 foot height limit current allowed on the parcel under the existing C-1 zoning. The proposed buildings will not be visible from Tangerine Road from the property's frontage due to existing topography and a setback of approximately 450 feet from the roadway View impacts from 1st Avenue will be minimal due to a distance of approximately 830 feet and will not impact mountain views. The proposed land use provides a more graduated and appropriate transition from abutting single-family residential uses than the existing commercial use Traffic impacts will be less intensive than what would result under commercial zoning The Your Voice, Our Future General Plan supports commercial uses and retaining employment opportunities, which is a core component of the Plan. The reason staff is recommending support of the proposal, with the exception of the senior care and single-family residential tentative development plans, is that the proposed General Plan Amendment and rezoning will support surrounding commercial areas, which includes the adjacent vacant commercial parcel to the west. This will be accomplished without negatively impacting surrounding land uses. In fact, the proposal would decrease overall impacts in regards to the commercial use and site plan already approved for the site. Staff is recommending a General Plan Amendment condition of approval in Attachment 1. The purpose of this condition is to ensure that the General Plan Amendment only applies to the subject parcel and that the parcel may develop under the proposed R-6 zoning standards. All proposed Tentative Development Plans included with the rezoning application have been reviewed for conformance with the Zoning Code. However, the rezoning conditions of approval included in Attachment 2 address the following for a design that contributes to the development of adjacent commercial properties and is sensitive to the surrounding area and ensures the completion of a public trail. These include: The removal of the senior care and single-family residential Tentative Development Plans from the rezoning application A public trail easement either on the subject property or on adjacent Pima County property to complete a trail connection to Kai Drive for Villages at Silverhawke Phase III An enhanced landscape bufferyard with a continuous tree canopy along the south and east sides of the subject parcel for the apartment, rental casita, and townhome concepts Staggered setbacks from internal streets for the townhome option to ensure a varied streetscape A requirement for code compliant bufferyards should the single-family residential tentative development plan be approved Relocation of the loading zone and an enhanced bufferyard for the senior care option should the Tentative Development Plan be approved Process All Type 1 General Plan Amendments must be considered at two public hearings by Planning and Zoning Commission with final action by Town Council. Per State Law, Town Council must consider all Type 1 General Plan Amendments at a public hearing in the same calendar year they are submitted. Town Council will consider this application in December at a public hearing, satisfying the state mandated requirement. BACKGROUND OR DETAILED INFORMATION: A. EXISTING CONDITIONS AND CONTEXT Site Conditions Total area zoned for development: 13.44-acres Property is vacant Approvals-to-date 1994: Subject property was annexed into the Town and zoned R1-144 2005: Special Area Policies were established for the subject property as part of the General Plan update, known as the "Kai-Capri" Special Area Policies 2015: Property rezoned from R1-144 to C-1 commercial 2016: Your Voice, Our Future General Plan ratified by voters and included existing "Kai-Capri" Special area policies Land Use Context The existing land uses for the property and the surrounding area include single-family homes, commercial uses, open space, and vacant land. A map can be found in Attachment 9. General Plan Designations The Your Voice Our Future General Plan Map (Attachment 9) designates the property as Neighborhood Commercial/Office (NCO). The applicant is not requesting a change to the General Plan Land Use Designation, as NCO allows for R-6 zoning and residential development on a case-by-case basis. The General Plan described the NCO land use as the following: "This land use designation represents commercial and office areas with good access to major roadways (i.e. at the intersections of arterial roadways along Oracle Road) and that are close to residential areas. Uses intended to serve the surrounding neighborhoods and which are integrated with those neighborhoods are desirable, such as grocery stores, drugstores and professional offices. Residential development may be included on a case-by-case basis." The subject parcel is also within a Tier II Growth Area identified in the General Plan. Per the General Plan, "Tier II Growth Areas are neighborhood-focused commercial areas, supported by a variety of residential areas. These areas are intended to serve the immediate needs of residents, while limiting impact." The General Plan envisions residential density to support commercial uses. In particular, the Tier II Growth Area is intended to be supported by surrounding residential areas. In this case, there is not enough existing residential density to support the commercial use on the subject property in addition to the adjacent parcel to the west. Zoning Designations The property is zoned as C-1 commercial which is described below: This district provides for large scale office complexes and medium sized retail centers, located on a major arterial. Through buffering and other mitigation measures, C-1 centers must be compatible with adjoining residential neighborhoods, while satisfying commercial and service business needs of nearby neighborhoods. B. PROPOSED TYPE 1 GENERAL PLAN AMENDMENT (ITEM A) The first request is a Type 1 General Plan Amendment to 1) change a Kai-Capri Special Area Policy to allow residential uses on the property and 2) change a Kai-Capri Special Area Policy to increase the permitted number of residential units in the area from 255 to 394. The two existing Kai-Capri special area policies that would be affected by the proposed amendment are listed below. The complete Kai-Capri Special Area Policies can be found in Attachment 10. General 4. Any change to the General Plan that would allow more than 1.0 units per acre, overall, on the residential area on the property shall be treated as a major amendment. As currently mapped, the maximum number of residential units on the Kai-Capri property is 255, and up to 10 are allowed on the Steam Pump Ranch Estates property. Any change of the commercial area to residential uses shall be treated as a major amendment. Neighborhood Commercial/Office (NCO) 1. Must be developed for commercial and office use as part of an overall master plan that includes planning for the Master Plan Community (MPC) property to the south. Type 1 General Plan Amendment Analysis The proposed Type 1 General Plan Amendment conforms with the Your Voice, Our Future General Plan Amendment Criteria on the basis that overall, it supports the local economy and provides a range of diverse housing opportunities for residents. Below is a list of the criteria as well as staff commentary. The applicant's response to each criterion is provided in Attachment 3. Staff is recommending a General Plan Amendment condition of approval in Attachment 1. The purpose of this condition is to ensure that the General Plan Amendment only applies to the subject parcel and that the parcel may develop under the proposed R-6 zoning standards. Amendment Criteria 1. On balance, the request is consistent with the Vision, Guiding Principles, Goals and Policies of the General Plan as demonstrated by adherence to all the following criteria. Staff finds the proposed Type 1 General Plan Amendment to change two Kai-Capri Special Area Policies to allow residential uses on the subject parcel conforms with the Your Voice, Our Future Vision, Guiding Principles, Goals and Policies. Specifically, staff finds that providing a more diverse range of housing types and proposing uses that will support the local economy is in direct conformance with Community Goal D, “A community with a wide range of services, amenities, shopping and dining opportunities and housing types that meet the needs of current and future residents.” and Policy E.1 "Develop a diversified and robust economic base to support long-term economic stability." Below is a list of notable Goals and Policies followed by the commentary on compliance. Goal D: A community with a wide range of services, amenities, shopping and dining opportunities and housing types that meet the needs of current and future residents. The proposed rezoning would accommodate apartments, rental casitas, and townhomes and contribute to a diverse housing supply in Oro Valley. Policy E.1: Develop a diversified and robust economic base to support long-term economic stability. An increased residential density in the area, with the exception of senior care and single-family residential uses, will support the long-term economic stability of the Town by providing the residential population needed to support the surrounding commercial areas. The site is not viable for commercial use due to poor visibility and a lack of surrounding residential density to support commercial uses. The focus of Staff is to evaluate if the amendment would support surrounding commercial uses, including the abutting vacant commercial parcel to the west. Allowing multi-family residential uses on this parcel is key to making commercial uses work on the adjacent vacant parcel without negatively impacting adjacent residential properties. Goal X: Effective transitions between differing land uses and intensities in the community. Provides an appropriate transition from the neighboring single-family residential homes to the neighboring commercial parcel on the southeast corner of 1st Avenue and Tangerine Road. Provides a residential buffer between single-family homes and adjacent commercial property. Condition of approval will ensure an enhanced vegetative buffer for the highest intensity uses (apartments, rental casitas, and townhomes). Policy CC.3: Link existing and planned neighborhoods with parks and open spaces by incorporating path and trail facilities. All proposed concepts will provide a public trail either on the subject property or adjacent Pima County land to complete an important trail connection from Kai Drive to the adjacent trail system in the Villages at Silverhawke residential development. a. The request shall not significantly alter existing development character and land use patterns without adequate and appropriate buffers and graduated transitions in density and land use. The existing land use on the subject parcel allows for commercial uses with a maximum permitted building height of 25 feet. Permitted uses include offices, restaurants, grocery stores, retail, etc. The proposed change to the General Plan would permit higher density residential uses on the property, which would be less intensive than the existing allowed commercial uses that abut the medium density residential homes at Villages at Silverhawke. The amendment would provide a more graduated transition between the future single-family homes at Villages at Silverhawke and the vacant commercial parcel to the west. Moreover, staff is recommending a rezoning condition of approval (Attachment 2) for an enhanced bufferyard to be provided along the southern and eastern portion of the site for the apartment, rental casita, and townhome concepts. This would provide an additional mechanism for an effective land use transition from the adjacent medium density residential to multi-family residential. b. Impact existing uses with increased infrastructure without appropriate improvements to accommodate planned growth. Access to the parcel will be accomplished by the completion of Kai Drive to Tangerine Road, which is already a planned and approved connection. A Traffic Impact Statement can be found in Attachment 11. The cost of all necessary infrastructure will be borne by the developer including all utilities The project will be served by Oro Valley Water Utility (Attachment 2, pg. 56) A public water line will be extended along Kai Drive into the project (Attachment 2, pg. 56) A water system loop will be created via a stub connection provided at the subject property’s southeast corner adjacent to the Villages at Silverhawke Phase 3 subdivision (Attachment 2, pg. 56) There is ample sewer capacity and the project will connect to the public sewer system at a manhole at the southwest corner of the subject property (Attachment 2, pg. 56-57) c. Impact other public services including police, fire, parks, water and drainage unless careful analysis and explanation of anticipated impacts is provided to the Town for review. The proposed development will not adversely impact police, fire or parks. Recreational requirements per the Zoning Code would be met on-site. All drainage from the site must be discharged in a way that mimics pre-developed conditions and is not permitted to adversely impact surrounding properties per Town code. There are no significant drainage issues on-site currently. d. Impact the natural beauty and environmental resources without suitable mitigation. The proposed development will conform to all applicable zoning provisions related to plant mitigation, landscape design and environmental conservation. A Site Resource Inventory was completed as part of the rezoning and no significant vegetation were found on-site. The site was graded by ADOT in the 1990's, so vegetation is not as dense or mature as surrounding areas. There are no environmentally sensitive land designations on the site. It is important to note that this site will be surrounded by developed on three sides. Furthermore, it is nestled into a previously disturbed area. 2. The applicant has implemented effective public outreach efforts to identify neighborhood concerns and has responded by incorporating measures to avoid or minimize development impacts to the extent reasonably possible, as well as to mitigate unavoidable adverse impacts . The applicant has provided a required Public Participation Plan as part of their application which is included in Attachment 12. The public outreach process is covered in detail in the "Public Participation" section of this report. 3. All non-residential amendment requests will contribute positively to the long-term economic stability of the Town as demonstrated by consistency with goals and policies related to economic development and financial stability. While the proposed amendment is not adding a non-residential use, it is allowing for residential use on the subject parcel. The site is not viable for commercial due to poor visibility and a lack of surrounding residential density to support commercial uses. The focus of staff is if the amendment would support surrounding commercial uses, including the abutting commercial parcel to the west which is currently vacant. Allowing multi-family residential uses on this parcel is key to making the future commercial parcel work and ensuring compatibility with adjacent residential uses. The applicant provided an Economic Impact Analysis Report, included in Attachment 8, detailing the economic benefit of the proposed concepts. With the exception of senior care and single-family residential uses, the proposed concepts have a high potential of supporting surrounding commercial areas. This is discussed in more detail in the "Economic Impact" analysis section further in the report. C. PROPOSED REZONING (ITEM B) The second request is a rezoning to change the zoning designation of the subject parcel from C-1 commercial to R-6 multi-family residential. The complete rezoning site analysis can be found in Attachment 4. The Zoning Code defines the proposed zoning district as follows: This district is intended to support multi-family residential development, to accommodate an increased density of population and to provide recreational and aesthetic amenities, which enhance the residential character of a multi-family project and produce a high quality environment. residential character of a multi-family project and produce a high quality environment. This district also furnishes employment opportunities, by providing for business and professional office complexes on a residential scale, with low silhouettes, a variety of separate building masses and landscaped open space, to be compatible with surrounding residential uses. While the proposed rezoning does allow for higher density residential options, it retains the ability for employment opportunities. This includes professional offices and art studios. These employment uses would still be allowed, but if proposed in the future would require approval of a Tentative Development Plan by Town Council. The applicant is proposing five (5) Tentative Development Plans (Attachment 5) which depict the following: Apartment Development 167 maximum proposed units 25 feet high and two stories Recreational areas Internal pedestrian connections 35% of the site retained as open space Buildings set back from property boundaries by parking Rental Casitas 167 maximum proposed units 25 feet high and two stories Recreational area Internal pedestrian connections and landscaped areas 35% of the site retained as open space Senior Care 167 maximum proposed units One main building, 25 feet and two-stories Smaller single-story attached units around the perimeter of the site Pedestrian circulation throughout the site Recreational area 30% of site retained as open space Townhomes 107 proposed units Attached dwelling units 25 feet tall and two stories Recreational area Sidewalks 10% of site retained as open space (R-4 zoning standards per code) Single-Family Detached Homes 57 proposed lots (4.2 homes per acre) 5,500 square feet minimum lot size Maximum proposed building height is 25 feet and two-stories Recreational area All proposed concepts will have a trail connection provided to the adjacent public trail system at Villages at Silverhawke Phase 3. Per the condition of approval, a public trail will also be provided on-site or on the adjacent Pima County property connecting to Kai Dr. A connection across Kai Dr. to the adjacent commercial parcel is also required during the final site plan stage. Rezoning Analysis The proposed rezoning has been reviewed for conformance with the Town of Oro Valley Zoning Code and the Your Voice, Our Future General Plan. A discussion of the application’s conformance with each of these items is provided below. Tentative Development Plan Access and Circulation: All Tentative Development Plans show access off Kai Drive to the interior of the site. As part of this project, Kai Drive will be extended the rest of the way to Tangerine Road. Exiting Kai Drive, motorists can make a right only on Tangerine Road. A right-in and left-in option will be provided from Tangerine Road onto Kai Drive. A Traffic Impact Statement (Attachment 11) has been provided as part of the rezoning. Current road capacity, and the completion of Kai Dr., will be able to accommodate vehicular traffic from the proposed development. A traffic signal at the 1st Avenue/Kai Drive intersection is contemplated and will be installed by the developer if warranted, likely with the development of the Block 4 commercial property. Pedestrian Connectivity: Internal pedestrian connections are provided throughout all concepts and sidewalk connections are provided from the site to Kai Drive. Sidewalks on the future Kai Drive will connect to the multi-use path on Tangerine Road. As noted on all TDP's, a safe pedestrian connection will be provided across Kai Drive to the future commercial area in conjunction with the final site plan stage. A trail connection will also be provided within the site to the existing public trail easement at Villages at Silverhawke Phase 3, and a public trail easement must either be provided on the site or on adjacent Pima County property to complete the connection to Kai Drive per a rezoning condition of approval (Attachment 2). Neighborhood Compatibility: The proposed residential design is compatible with the surrounding area because 1) it does not increase the building height from 25 feet allowed under the existing zoning 2) has a lesser impact (e.g. traffic, noise, etc.) than commercial zoning and 3) will be more architecturally compatible with the surrounding residential neighborhoods than a commercial development 4) provides a more graduated land use transition between single family residences and more intense commercial uses. To increase compatibility with the surrounding homes, staff has added a rezoning condition (Attachment 2) that an enhanced bufferyard with a continuous tree canopy be added on the southern and eastern boundaries of the site for the apartment, rental casita, and townhome concepts, which are the densest options. Building Height: The proposed building height of 25’, two-story, is the same as what is allowed under current zoning and is the maximum permitted under the proposed R-6 zoning. The applicant is not proposing an increase in building height. From 1st Avenue, the proposed height will not impact mountain views of the Catalina's. Due to existing topography and a distance of approximately 450 feet from Tangerine Road, the proposed buildings will not be visible from Tangerine Road along the property's frontage. The proposed development is approximately 350 feet from existing residences at Villages at Silverhawke Phase 2. The proposed development would be most visible from these homes, but view impacts would be minimal and would not impact mountain views. The applicant has provided a view shed analysis which is included in Attachment 4. Grading: The existing site is mostly flat with some slopes on the northern portion of the site. Per code, grading is limited to 6 feet of cut (removing dirt) and fill (adding dirt) or 8 feet if terracing is used. If these are exceeded, a grading exception is required. The applicant is proposing to stay within these limitations and will not be pursuing a grading exception. Required Bufferyards: The applicant is proposing meeting the required bufferyard requirements per section 27.6.C.4 of the Zoning Code. Staff is proposing a rezoning condition of approval (Attachment 2) that would require an enhanced bufferyard with a continuous tree canopy along the southern and eastern boundaries of the site for the apartment, rental casita, and townhome concepts, which are the most intensive proposals. In addition, should it be approved, the senior care use would also be subject to the proposed enhanced bufferyard requirement. The applicant is proposing using existing landscaping at Villages at Silverhawke Phase 3 to count towards the bufferyard requirement as allowed by code. Lastly, a condition of approval in Attachment 2 would also require the proposed single-family residential concept to have code compliant bufferyards if approved. General Plan Analysis The proposed rezoning is consistent with the Your Voice, Our Future General Plan as stated in the General Plan Analysis section of this report. Environmentally Sensitive Lands (ESL) ESL was previously applied to this entire area as part of the original and comprehensive Tentative Development Plan during the 2015 rezoning, which included the Villages at Silverhawke residential subdivision. The result was approximately 86-acres, or 58%, of environmentally sensitive open space conserved. This proposal does not require any additional ESL conservation. Economic Impact A foundational component when considering this request is how the proposed concepts support surrounding commercial areas in terms of economic benefit. As mentioned previously, this site has poor viability for commercial uses due to a lack of visibility (setback from Tangerine road and topography) and not enough existing residential density to support commercial development. Staff had asked the applicant to provide an Economic Impact Analysis Report detailing how each of the five proposed uses would support surrounding commercial areas. The applicant's findings are summarized below in a table, and the complete report can be found in Attachment 8. Proposed Use Risk Level for Development Community Economic Benefit Tech/R&D High High Apartments Low High Rental Casitas Low High Townhomes Low Moderate-High Single-Family Homes Low Moderate Senior Care Moderate-High Low The findings detailed in the report supported staff's own analysis regarding which uses would have the most positive impacts to commercial uses. Of all the proposed used, apartments, rental casitas, and townhomes have the greatest economic benefit due to the higher density of the proposed developments. Tech and research and development uses also have a high economic impact, although it is more difficult to fill the site with this use. Research and development businesses can still operate in professional offices, which is allowed under the proposed R-6 zoning. Even though the applicant is proposing residential uses, the opportunity for a research and development office is not being taken away, although staff acknowledges that if the site were to develop with that use in the future, th approval of a Tentative Development Plan would be required by Town Council. Senior care and single-family residential use have the least amount of economic benefit. Staff is not recommending approval of these TDP's due to the lack of support to commercial, and this is included in Attachment 2, Rezoning Conditions of Approval. In particular, if single-family residential is approved for the site, staff is concerned that the lack of residential density to support commercial uses will result in a future rezoning request for a single-family residential development on the adjacent commercial parcel. A similar scenario could also result if the site were developed with a senior care use. Denial of the TDP's would not eliminate a senior care or single-family residential development as potential uses in the future on the parcel, as R-6 zoning permits those uses, but it would require Town Council reconsideration if senior care or single-family residential was proposed on the site in the future. The General Plan supports commercial uses and retaining employment opportunities, which is a core component of the Plan. The reason staff will be recommending support of the proposal, with the exception of the senior care and single-family residential TDP's, is that the proposed rezoning will support surrounding commercial development, including the adjacent vacant parcel without any additional impacts to surrounding uses. In fact, the overall impacts would be less than what the existing zoning and site plan allows. The findings of the Economic Analysis Report support the patterns staff has seen in the Town and why this component was a key consideration early in the process. D. PUBLIC PARTICIPATION The following public notice has been provided: Notification of all property owners within 1,000 feet Notification to additional interested parties who signed in at neighborhood meetings Homeowners Association mailing Advertisement in The Daily Territorial and Arizona Daily Star newspapers Post on property Post at Town Hall and on Town website Outside review agencies Due to the unique circumstances of the COVID-19 pandemic, one informational video was posted online on April 10, 2020. Over 20 questions and comments were submitted by community members in response to the video, and on April 30, 2020, a second informational video was posted online addressing the questions and comments. All questions and comments can be found in Attachment 13. Three online fully-interactive Zoom meetings were held on May 21, August 6, and September 10, 2020. Between 30-40 residents and interested parties attended each meeting. Primary concerns brought up by residents included the following: Compatibility of the proposed development to the surrounding area The applicant explained that the proposal would result in a more compatible and graduated land use transition than what is existing. Traffic safety A Traffic Impact Statement has been reviewed by Town staff for safety and traffic impacts. Pedestrian safety Internal pedestrian connections will be provided within the proposed developments and along Kai Drive. Light pollution The applicant explained that exterior lights would be subject to Town standards and would include methods such as being shielded and downcast. Potential impacts to property values The applicant explained that there would be no adverse impacts to property values. Economic benefit of the proposal The applicant went through each of the proposed concepts and the associated economic benefit. In response to the neighbors’ concerns, the applicant has agreed to the condition of approval in Attachment 2 related to an enhanced bufferyard on the southern and eastern portions of the subject property for the apartment, rental casita, and townhome options as well as the senior care use, should it be approved. A copy of the neighborhood meeting summary notes is provided as Attachment 14. The proposed amendment was sent to several outside agencies for a 60-day review in accordance with State Law. Comments are included in Attachment 15. E. SUMMARY AND RECOMMENDATION In summary, there are a number of key considerations regarding the proposed amendment. Those factors include: Currently, there is not enough surrounding residential density to support commercial uses on the site The economic benefit of the proposal to surrounding commercial areas will be highest with the apartment, rental casita, and townhome options. The senior care and single-family residential use will provide the least amount of economic benefit. The applicant has provided an Economic Impact Analysis Report that can be found in Attachment 8. View impacts to nearby residences will be minimal. The closest existing homes in the Villages at Silverhawke Phase 2 development are over 350 feet from the proposed development There will not be a height increase from what is currently permitted that would negatively impact nearby properties. The applicant is not proposing an increase to the 25 foot height limit current allowed on the parcel under the existing C-1 zoning. The proposed buildings will not be visible from Tangerine Road from the property's frontage due to existing topography and a setback of approximately 450 feet from the roadway View impacts from 1st Avenue will be minimal due to a distance of approximately 830 feet and will not impact mountain views. The proposed land use provides a more graduated and appropriate transition from abutting single-family residential uses than the existing commercial use Traffic impacts have been analyzed and mitigation measures will be implemented where required based on warrants and overall safety. The Your Voice, Our Future General Plan supports commercial uses and retaining employment opportunities, which is a core component of the Plan. The reason staff will be recommending conditional approval of the proposal, with the exception of the senior care and single-family residential TDP's, is that the proposed rezoning will support surrounding commercial developments, including the adjacent vacant parcel, without an increase in negative impacts to surrounding properties. In fact, the proposed use would decrease the overall impacts. Based on the aforementioned factors, staff will be recommending conditional approval of the proposed General Plan Amendment and rezoning, except the senior care Tentative Development Plan, subject to the conditions of approval in Attachments 1 and 2, at the November 10, 2020 Planning and Zoning Commission meeting. FISCAL IMPACT: N/A SUGGESTED MOTION: The purpose of this first public hearing is to provide information on the proposed amendment and to serve as an opportunity for the public and Planning and Zoning Commissioners to provide input on the proposal and discuss any issues or concerns. As such, no action will be taken by the Commission during this meeting. A second public hearing will be held on November 10, 2020 where the Commission will again take public input, deliberate and provide a recommendation to Town Council. Attachments Attachment 1: General Plan Amendment Conditions of Approval Attachment 2: Rezoning Conditions of Approval Attachment 3: Type 1 General Plan Amendment Request Attachment 4: Rezoning Request and Site Analysis Attachment 5: Tentative Development Plans Attachment 6: Approved 2015 Tentative Development Plan Attachment 7: Kai Capri Area Map Attachment 8: Economic Impact Analysis Report Attachment 9: General Plan Land Use Map Attachment 10: Kai-Capri Special Area Policies Attachment 11: Traffic Impact Statement Attachment 12: Approved Public Outreach Plan Attachment 13: Public Questions and Comments Attachment 14: Neighborhood Meeting Summaries Attachment 15: External Agency Review Comments Nov. 10, 2020 Members of the Oro Valley Planning & Zoning Commission Town staff Ladies and gentlemen, On behalf of the Greater Oro Valley Chamber of Commerce board of directors, allow me to express our organization’s support for a Type 1 General Plan Amendment to change 2 Kai-Capri special area policies to allow multi-family residential uses, and for the accompanying rezoning of a vacant parcel from C-1 Commercial to R-6 multi-family residential, items 2A and 2B on your Nov. 10 agenda. We believe these changes are in the best interests of the community and its government. The market has identified there is no demand for C-1 uses on this 13.44-acre parcel, which was scraped years ago for material to build the Tangerine Road bridge. If this land is not developed, the community would forfeit economic activity and its resulting benefits. Conversely, if some form of multi-family use is allowed on the land, it would create critical mass for nearby retail, restaurant and service businesses, and could bolster the housing portfolio for nearby employers. Likewise, town government would accrue construction sales tax revenue, infrastructure improvements, sales and use tax revenue from new residents, and long-term return of state-shared revenue based on greater population. Multi-family uses make sense in our busiest corridors. This land is just south of Tangerine Road, and a mile or so away from Oracle. Oro Valley must maximize such parcels by allowing appropriate, more intensive uses while responding to the concerns of neighbors, and growing the economic pie for all. Oro Valley’s public process continues to work, even in this time of pandemic. Staff and this commission have given neighbors and concerned citizens the opportunity to learn about this proposal, and to express their opinions. Their input should result in a wise use of this parcel for all concerned. We ask for your favorable recommendation this evening. Thanks for your time and for your service. Dave Perry President / CEO Greater Oro Valley Chamber of Commerce Chair Nancy Boyle Splendido at Rancho Vistoso Treasurer Eric Renaud Pima Federal Credit Union Secretary Dinny Cosyns NorthStar Strategies Directors Veronica Apodaca Northwest Healthcare / Oro Valley Hospital Ron Arenas Picture Rocks Cooling, Heating and Plumbing Michelle Armstrong Tohono Chul Gardens, Galleries & Bistro Jeff Artzi OOROO Auto Lisa Bayless Long Realty Lila Chapman Sierra Tucson Mark Davis Canyon Community Bank Cindy Webb Hanson OneAZ Credit Union Robert Ramirez Robert V. Ramirez CPA CPA Otton Suarez El Conquistador Tucson, A Hilton Resort Jack Talmage Oro Valley Country Club Jeremy Thompson Cox