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  AGENDA ITEM: 4.       
Planning & Zoning Commission
Meeting Date: 03/06/2018  
Requested by: Bayer Vella
Submitted By: Milini Simms, Community Development & Public Works
Case Number: OV1701536

SUBJECT:
DISCUSSION AND POSSIBLE ACTION: CONCEPTUAL SITE PLAN, LANDSCAPE PLAN AND RECREATION AREA PLAN FOR SAGUARO VIEJOS PHASE 1, A 44 LOT SINGLE-FAMILY RESIDENTIAL SUBDIVISION, LOCATED WEST OF LA CHOLLA BOULEVARD AND NORTH OF NARANJA ROAD, OV1701536
RECOMMENDATION:
Staff recommends approval, subject to the conditions in Attachment 1.
EXECUTIVE SUMMARY:
The applicant's proposal is for the development of a 44 lot single-family residential subdivision on an approximately 56 acre property, located west of La Cholla Boulevard and north of Naranja Drive (Attachment 2). The request includes a Conceptual Site Plan, Landscape Plan and Recreation Area Plan. Key elements of the proposal are:
  • Approximately 16 acres (29%) of preserved riparian areas (environmentally sensitive open space)
  • Approximately 879 (84%) saguaros will either be transplanted or preserved in place, which includes twenty-seven (27) Saguaros deemed significant (as defined by the Zoning Code)
  • Gated community with two points of vehicular access: One from Glover Road and the other from Naranja Drive
  • Average lot size of 30,087 sq. feet
  • Maximum building height of 18'/ 2 stories with one-story restrictions on lots 1, 9, 17.

The subdivision design and layout substantially conform to the previously approved rezoning and accompanying Tentative Development Plan. The Conceptual Site Plan, Landscape Plan and Recreation Area Plan conform to the Design Principles and applicable Design Standards of the Zoning Code. As such, staff recommends approval of the applicant's request, subject to the conditions in Attachment 1.
BACKGROUND OR DETAILED INFORMATION:
Land Use Context
The subject property is designated Low Density Residential in the General Plan and is zoned R1-20. The existing land use and zoning designations for the property and surrounding areas are provided in Attachment 3.

Existing Site Conditions
  • 56 acres
  • Property is vacant
  • Characterized by riparian corridors running north to south, along the perimeter of the property and approximately 1047 Saguaros.
Proposed Improvements:
  • 44 single-family detached residential lots
  • Approximately 16 acres (29%) of preserved riparian areas
  • Approximately 879 (84%) Saguaros will either be transplanted or preserved in place, which includes twenty-seven (27) Saguaros deemed significant (as defined by the Zoning Code)
  • One recreation area provided totaling approximately 2.2 acres
  • Two points of ingress/egress
  • Improvements to Glover Road, including a shared-use path along the south side
Approvals to Date
  • 2007- Rezoning from R1-144 to R1-20 approved for both phases of the project
  • 2014- Conceptual Site Plan approved for both phases of the project
Conformance with previous approvals:
Since the approved rezoning and Conceptual Site Plan, the project was split into two phases. The applicant's request for the first phase conforms to the previously approved rezoning and accompanying Tentative Development Plan.

DISCUSSION/ANALYSIS
Conceptual Site Plan
The Conceptual Site Plan (Attachment 4) is for 44 single-family residential lots on approximately 56 acres. The overall design of the subdivision is consistent with the previously approved Tentative Development Plan. Conceptual Site Plans are reviewed for their conformance to the Design Guidelines and applicable Design Standards in the Zoning Code. A detailed analysis of which is provided in Attachment 5. Notable elements of the subdivision include:
  • An effective transition between large lot residential to the west and proposed small lot residential to the east.
  • Placement of larger lots and natural buffer along the western perimeter (nearest to existing large-lot residential).
  • Large natural buffer along the eastern perimeter preserving riparian areas.
A new component of the subdivision design is the identification of significant Saguaros. Both staff and the applicant worked extensively to research and identify healthy Saguaros that would not survive transplant.  As such, a condition of approval to preserve eight (8) Saguaros, which are at least twenty-four (24) feet in height with at least two (2) arms, in place by adjusting the lot lines and layout, is included in Attachment 1. These cacti are generally located near the proposed lot lines (for specifics, see Attachment 6) and therefore the adjustments will not substantially change the conceptual site plan.

Conceptual Landscape Plan
The Conceptual Landscape Plan (Attachment 7) is in conformance with the applicable Zoning Code requirements. The Conceptual Landscape Plan includes landscaped entries and common areas. The landscape plan also preserves the riparian corridors, running north to south through the property, along the perimeter of the property.

Conceptual Recreation Area Plan
A 2.2- acre recreation area (Attachment 8) is proposed in the southeastern portion of the subdivision adjacent to natural preserved open space. The area provided exceeds the Zoning Code requirement of 1 acre pre 85 units by 1.7 acres. The proposed recreation area contains both active and passive amenities, including:
  • A recreation trail
  • Three (3) fitness stations
  • Six (6) picnic benches
  • Two (2) picnic tables
  • One (1) barbeque
  • One (1) 24' x 24' ramada
  • Three (2) shade structures
  • One (1) pet station
The recreation area is accessible to all residents and provides both vehicular and bicycle parking areas.

Engineering

Drainage:  The proposed development is designed so post-developed drainage conditions are consistent with pre-developed conditions in accordance with Town drainage requirements.  Several natural washes affect the subject property, flowing in a southerly direction through the development.   A drainage analysis was prepared by the applicant to determine existing 100-year stormwater runoff values flowing through each wash, at points entering and exiting the project boundaries. 
 
The drainage system for the project will be designed to ensure, among other requirements, that all proposed habitable structures adjacent to a wash will be protected from flooding and erosion.  The increase of runoff resulting from constructed impervious surfaces will be mitigated by use of detention basins which discharge into the existing watercourses.  The detention basins capture, hold, and release stormwater in a controlled manner to mimic existing conditions.
 
Traffic:  The proposed development will have two gated entrances, one each along Glover Road and Naranja Drive.  The two access points help distribute incoming and outgoing traffic around the site which helps to reduce the impact to surrounding streets.  The generation of new traffic from the proposed subdivision will be similar to other subdivisions of the same size and character, which is generally low when compared to other higher intensity uses. 

Internal streets within this development will be private, gated and constructed to Town of Oro Valley Subdivision Street Standards.  Off-site improvements will include right-of-way dedication and the widening/extension of Glover Road along the project frontage by the developer.  

Construction for the widening of La Cholla Boulevard to four lanes, as funded by the RTA, is anticipated to begin during the summer of 2018.  These off-site improvements will increase roadway capacity and safety to accommodate projects such as this one.  Public roadway improvements to be completed by the developer shall be at their expense and will require approval and a permit issued from the Town Engineer’s office.

Grading:  The project is proposed to be a custom-graded residential subdivision.  Individual Type 1 Grading Permits will be required for development of each lot.  A Type 2 Grading Permit will required to construct common elements such as internal streets, drainage facilities, and utilities. All grading will adhere to applicable sections of the Town’s Zoning Code and Subdivision Street Standards.

PUBLIC PARTICIPATION
Several neighborhood meetings were held during the rezoning process for this property. However, since that was nine years ago an additional neighborhood meeting was held in February 2016, in conjunction with the second phase of this project. Since there were not any outstanding concerns from residents regarding this first phase, no additional neighborhood meetings were required.

Summary of Public Notice:
Public notice has been provided:
  • Homeowners Association mailing
  • Post at Town Hall and on website
  • Postcard to all property owners within 600 feet
CONCLUSION/RECOMMENDATION
In summary, the request is in conformance with the Design Principles and applicable Design Standards of the Zoning Code and General Plan. Additionally, the proposed plans conform to the previously approved rezoning and accompanying Tentative Development Plan. As such, staff recommends approval subject to the conditions in Attachment 1.
FISCAL IMPACT:
The proposed development will add 44 single-family homes, or roughly 110 people to Oro Valley (based on 2.59 people per home).
SUGGESTED MOTION:
I MOVE to recommend approval of the Conceptual Site Plan, Landscape Plan and Recreation Area Plan for Phase 1 of the Saguaro Viejos subdivision, subject to the conditions in Attachment 1, finding the request is in conformance wit the Design Principles and applicable Design Standards.

OR

I MOVE To recommend denial of the Conceptual Site Plan, Landscape Plan and Recreation Area Plan for Phase 1 of the Saguaro Viejos subdivision finding _____________________________.
Attachments
ATTACHMENT 1- CONDITIONS OF APPROVAL
ATTACHMENT 2- LOCATION MAP
ATTACHMENT 3- LAND USE AND ZONING TABLE
ATTACHMENT 4- CONCEPTUAL SITE PLAN
ATTACHMENT 5- DESIGN PRINCIPLES AND STANDARDS ANAYLSIS
ATTACHMENT 6- SAGUARO MAP
ATTACHMENT 7- CONCEPTUAL LANDSCAPE PLAN
ATTACHMENT 8- RECREATION AREA PLAN


    

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