MINUTES
ORO VALLEY PLANNING AND ZONING COMMISSION
REGULAR SESSION
January 6, 2015
ORO VALLEY COUNCIL CHAMBERS
11000 N. LA CA√ĎADA DRIVE
 
REGULAR SESSION AT OR AFTER 6:00 PM

CALL TO ORDER

Acting Chair Rodman called the January 6, 2015 session of the Oro Valley Planning and Zoning Commission meeting to order at 6:00 PM.

ROLL CALL

PRESENT:
Bill Rodman, Commissioner
Bill Leedy, Commissioner
Greg Hitt, Commissioner
Frank Pitts, Commissioner
Tom Drazazgowski, Commissioner
Melanie Barrett, Commissioner
Charlie Hurt, Commissioner

ALSO PRESENT:

JOE HORNAT, Council Member
LOU WATERS, VICE-MAYOR
BAYER VELLA, PLANNING MANAGER
JOE ANDREWS, CHIEF CIVIL DEPUTY ATTORNEY
DAVID LAWS, PERMIT DIVISION MANAGER
AMANDA JACOBS, ECONOMIC DEVELOPMENT MANAGER
GREG CATON, TOWN MANAGER

PLEDGE OF ALLEGIANCE

Acting Chair Rodman led the Planning and Zoning Commission members and audience in the 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.

There were no speaker requests.

Acting Chair Rodman moved item 5 prior to Council Liaison Comments

5.

ELECTION OF OFFICERS


A.

CHAIR


B.

VICE-CHAIR


ELECTION OF OFFICERS STAFF REPORT

MOTION: A motion was made by Commissioner Leedy and seconded by Commissioner Pitts to elect Commissioner Bill Rodman as Chairman of the Planning and Zoning Commission.

MOTION carried, 7-0.
 
MOTION: A motion was made by Commissioner Rodman and seconded by Commissioner Drazazgowski to elect Commissioner Bill Leedy as Vice-Chair of the Planning and Zoning Commission.

MOTION carried, 7-0.
 
COUNCIL LIAISON COMMENTS

COUNCIL LIAISON UPDATE


- Council Member Hornat welcomed Commissioner Hurt and Commissioner Barrett to the Planning and Zoning Commission. 
- La Cholla, Major General Plan Amendment, was continued by the Town Council on December 10, 2014.
- Town Council community center discussion, 4-3 vote along with the half cent sales tax.  There is also a petition drive to have the issue referred to voters. 
- Tangerine Road, Wednesday, January 14, 2015 public open house for an update on the Tangerine Road corridor improvements.
- Vice Chair Waters and Council Member Hornat will be meeting on Monday, January 12, 2015 to discuss the neighborhood meeting format.

DISCUSSION ITEM:  INTRODUCTION OF PLANNING AND ZONING COMMISSION MEMBERS


REGULAR AGENDA

1.

REVIEW AND/OR APPROVAL OF THE NOVEMBER 20, 2014 REGULAR SESSION MEETING MINUTES AND THE DECEMBER 2, 2014 REGULAR/STUDY SESSION MEETING MINUTES


November 11, 2014 Draft Minutes

December 2, 2014

MOTION: A motion was made by Commissioner Leedy and seconded by Commissioner Pitts to approve the November 20, 2014 Regular Session and December 2, 2014 Regular/Study Session meeting minutes.

MOTION carried, 7-0.
 
2.

PUBLIC HEARING: NAKOMA SKY SENIOR LIVING CAMPUS ON A 79.5-ACRE PROPERTY, LOCATED SOUTHEAST OF THE INTERSECTION OF 1ST AVENUE AND NARANJA DRIVE


A.

MINOR GENERAL PLAN TEXT AMENDMENT TO CLARIFY THE INTENT AND APPLICABILITY OF A GENERAL PLAN SPECIAL AREA POLICY THAT RESTRICTS RESIDENTIAL SUBDIVISION DEVELOPMENT ON THE PROPERTY TO NO MORE THAN THREE (3) UNITS PER ACRE, OV1114-005


B.

AMENDMENT TO THE ENVIRONMENTALLY SENSITIVE LANDS (ESL) ZONING MAP TO MODIFY THE RIPARIAN AREA BOUNDARIES ON A CRITICAL RESOURCE AREA ON THE EAST SIDE OF THE PROPERTY, OV914-008


C.

REZONING FROM ROONEY RANCH "Z" PLANNED AREA DEVELOPMENT (PAD) TO NAKOMA SKY PAD TO ENABLE DEVELOPMENT OF A 79.5-ACRE SENIOR LIVING AND CARE CAMPUS, INCLUDING DINING, RECREATIONAL,  CULTURAL, AND RETAIL USES, OV914-007


OV914-007 Nakoma Sky Staff Report

Attachment 1 - Conditions of Approval

Attachment 2 - Location Map

Attachment 3

Attachment 4 - Updated Cultural Resouces Survey

Attachment 5

Attachment 6 - Minor General Plan Amendment

Attachment 7 - Slope Map

Attachment 8 - Zoning Map

Attachment 9 - Approved Rooney Z Tentative Development Plan

Attachment 10 - General Plan Land Use Map

Attachment 11 - General Plan Conformance Analysis

Attachment 12 - ESL conformance Analysis

Attachment 13 - Neighborhood meeting summary notes

Attachment 14 - Interested Party letter

Attachment 15 - 11-15-2014 site tour agenda and packet

Chad Daines, Principal Planner, presented the following:

- Location
- Topography and slopes
- General Plan Land Use
- I. Minor General Plan Amendment
- II. Environmentally Sensitive Lands Existing Designations
- III. Proposed Rezoning
- Neighborhood Participation
- Recent Discussion, Primary Issues
- Primary Issues, Building Height
- Primary Issues, Building Design and Theming
- Primary Issues, Traffic
- Primary Issues
- Recommendation

David Laws, Permitting Manager, responded to the question from the Commission in regards to traffic.

Veron Swaback, Swaback Partners, pllc, representing the applicant, presented the following:

- It takes a Village
- Residential, Offices, Hospitality, Communities
- Area able to develop
- Individual elements
- Village Retail
- Residential Cottages
- Assisted Living & Memory Care
- Residential Villages
- Mountain View Homes
- Village Core
- Community Park
- Plan Site
- Design
- Sensitivity to water conservation
- Exterior Materials
- Landscaping
- Meaning/Design of Nakoma Sky

Lisa Isarel, CEO of La Posada, Green Valley

- La Posada Retirement Community
- Vision
- Who are we?
- Culture
- In a beautiful place...
- Our Mission:  To Maximize The Well-Being of Seniors
- La Vista
- La Perla
- Garden Homes
- Park Centre Homes
- La Joya, La Via, La Hacienda
- Central Park
- Labyrinth, Meditation Garden
- The Shoppes at La Posada
- Community outreach
- Casa Community Services
- Community Connect
- Community leadership hours
- Volunteers

Mark Dugan, Vice President of La Posada, responded to questions from the Commission regarding subsidizing residents.

Paul Lite, CFO of La Posada, responded to question from the Commission regarding subsidizing residents.

Rob Longacre, WLB, representing the applicant, responded to questions from the Commission.

Chairman Rodman opened the public hearing.

Bill Adler, Oro Valley resident, stated that there are problems with the ESL and grading.  Underground parking, public access and sharing of facilities is rare, this was part of the conversation Mr. Adler had with Ms. Isreal early on.  The biggest problem in judging this project is the Town doesn't have a code to establish any standards for this kind of a land use.  There are absolutely no similarities between senior care uses and a multi-family apartments.  One provides shelter and provides care.  If you can't see the difference between these two then you're in the wrong job.  Senior living requires more efficient ways of moving people, when people are older they don't like walking down long corridors, the Commission needs to understand the difference between these types of a land uses.

Dave Perry, Oro Valley resident and President and CEO of the Greater Oro Valley Chamber of Commerce, expressed the Chamber's support of the purposed project.  Mr. Perry believes we can say "yes" to something that could potentially be a world class senior campus.  This project would create jobs, economic activity and add to the emerging portfolio of senior care facilities in our community.   Mr. Perry's observation over these years has been our desire for open space in this community which forces greater density on a smaller footprint in order for the project to have economic viability.  We see it on all the housing projects that have come before the Commission as well as this project.  Nakoma Sky would have 44% open space on nearly 80-acres of land, in order to reach this number and to justify multi-million dollar investment that's going to occur here they have to build up.  We have to come to terms with this, we have seen this sort of request for density before and we are going to see it again.  He is asking the Commissioner to give this project favorable consideration.

Kathy Ward, non-resident, commented that she has had the opportunity to work with La Posada in Green Valley and they totally understand that you can't have economic development without community development.  If every business did this we would have very strong business development.  La Posada is the second largest regional employer in Sahuarita, Green Valley area.  La Posada is a non-profit organization with a strong focus on contributing to the community and generating more revenue.

Chuck Wunder, non-residential and Chief of the Green Valley Fire District, expressed his confidence with La Posada in moving forward.  La Posada is a strong community partner and from a financial perspective they are extremely generous to their community.  The Green Valley Fire District has received 1.6 million dollars in support for new fire stations, new apparatus because they see the value in that.  Mr. Wunder encouraged the Commission to support the project.

Robert Schumann, Oro Valley resident, commented that he is looking at the time frame of being a resident of this facility and is wildly excited about placing something significant in Oro Valley.  It's nice for Oro Valley to do something for the seniors here and commented that he is in favor the proposed project.

Carol Knapp, Oro Valley resident, stated she would also like to stay in Oro Valley and is excited about the proposed project.  She is glad an architect was chosen that is taking the environment into account.  The location is another plus and she hopes the Commission will consider and realize that there are a lot of people that are in favor of the project.

Dee Emeson, Oro Valley resident, stated she and her husband are waiting with baited breath to move in.  The word is going to spread about La Posada coming to Oro Valley and she is looking forward to many wonderful things.

Chairman Rodman closed the public hearing.

Jim Cassanova, HR Director of La Posada, responded to questions from the Commission in regards to recruiting employees.

MOTION: A motion was made by Commissioner Leedy and seconded by Commissioner Drazazgowski to Recomend Approval of the Minor General Plan Amendment requested under case OV1114-005, based on the findings contained in the staff report, subject to the conditions in Attachment 1.

MOTION carried, 6-1 with Commissioner Pitts opposed.
 
MOTION: A motion was made by Commissioner Leedy and seconded by Commissioner Hitt to Recomend Approval of the ESL zoning map amendment requested under case OV914-008, based on the findings contained in the staff report.

MOTION carried, 6-1 with Commissioner Pitts opposed.
 
MOTION: A motion was made by Commissioner Leedy and seconded by Commissioner Drazazgowski to Recomend Approval of the rezoning requested under case OV914-007, subject to the conditions in Attachment 1.

MOTION carried, 6-1 with Commissioner Pitts opposed.
 

Attachment 1

Conditions of Approval

Nakoma Sky Rezoning

OV914-007

January 6, 2015, Planning and Zoning Commission

 

Planning

 

  1. The building height of the apartment building in the campus core (Development Area C) shall include reduced building height elements on the ends of the building as depicted in Appendices A and D within the PAD.

 

  1. The visual impact of the bulk and mass of the apartment building in the campus core (Development Area C) shall be mitigated through the use of the following:

 

  1. Varied roof and wall planes, with a heightened emphasis on the roofline of the southern wing of the building.
  2. Differing building and roof materials and textures as shown in Appendix B.
  3. Landscaping at the base of buildings and terraces on multiple levels of the building.
  4. Low reflectivity windows.
  5. Several muted earth tone colors.
  6. Architectural features at the corners of the building to soften the building façade as depicted on Appendix A.
  7. Other measures approved by the Conceptual Design Review Board and Town Council which mitigate the visual impact of the building.

 

The extent of mitigation shall be determined by the Conceptual Design Review Board and Town Council in conjunction with the Conceptual Design application.

 

  1. The architectural character and theming of the project will be equal to or better than the representative imagery shown in Appendices A, B, and C, as determined by the Conceptual Design Review Board and Town Council.

 

  1. Consistent roof plane variation, wall plane articulation and architectural treatment is required on all building elevations of every building within the PAD boundary as provided in Section 2.1.D. of Addendum A Design Standards.

 

  1. Vehicular parking required for the project beyond that which is shown on Exhibit R: Tentative Development Plan or Exhibit DD: Optional Surface Parking Locations shall be beneath the apartment building (either underground or under the building).

 

  1. The recreational facilities and amenities contained within the community park and gardens will be open to the public and the theater, classrooms and other indoor facilities, as appropriate, will be made available for limited public use. A Public Access Agreement shall be approved the Town prior to the zoning becoming effective.

 

  1. The last paragraph in Section II-A.7 Tentative Development Plan, shall be amended to read as follows: “Exhibit R Tentative Development Plan is the hereby adopted as the approved tentative design for the project. Amendments to the Tentative Development Plan shall be subject to Section 22.3.D.2 of the Oro Valley Zoning Code Revised.”

 

  1. The use of water features for ornamental purposes in the PAD is prohibited.

 

  1. This development shall comply with the requirements of Section 26.5.B, Section 26.5.C and Section 26.5.D of the Oro Valley Zoning Code. The term dwelling unit in Section 26.5.C. shall include beds, bedrooms and living units for the purpose of calculating the amount of recreational area. All park and recreation area plans shall be reviewed and approved by the Oro Valley Parks and Recreation Advisory Board (PRAB).

 

  1. Pocket parks/informal gathering spaces will be required in each housing node (Development Areas B, C, D, E and H). A shaded seating area including a ramada and associated amenities shall be provided in each park area.

 

  1. A sufficient quantity of trees shall be provided along the shared use path alignments to create a continuous length of canopy that creates the opportunity for shade.

 

  1. All plant materials shall be selected from the Oro Valley Native Plant List (Zoning Code Addendum C). Section II-A.9 shall be amended to reflect this condition.
  2. All shared use paths shall be constructed in conformance with Pima County Regional Trail System Master Plan standards

 

  1. A shared use path shall be constructed on the top of any constructed bank protection along the Canyon Del Oro Wash. In addition, a shaded seating area and pedestrian/bicycle connection shall be provided at 500-foot intervals along the path.

 

  1. Delete independent living uses in the Table of Permitted Uses for commercial, medical and service development areas (Areas A, F, and G). These uses include:
  • Apartment
  • Condominium
  • Duplex/Multiple Dwelling
  • Multiple Dwelling Unit
  • Residential Dwelling (Attached or Detached)
  • Townhouse for senior living

 

Engineering

 

  1. If bank protection is constructed along the Canyon Del Oro Wash, a multi-use path that meets the requirements of the Town of Oro Valley and Pima County Regional Trail System Master Plan standards shall be provided. In addition, a 50’ wide area shall be reserved along the top of the bank protection for the purpose of a future linear park.

 

Oro Valley Water Utility

  1. A 100 foot by 100 foot site shall be dedicated to the Water Utility for a future well in a location approved by the Water Utility Director.

 

General

  1. The PAD document shall be amended to incorporate all conditions established within Attachment A. References, notations and imagery inconsistent with these conditions shall be deleted from the PAD document.

3.

PUBLIC HEARING: CALIBER COLLISION AUTO CARE CENTER CONDITIONAL USE PERMIT FOR AN BODY REPAIR USE ON MERCADO DEL RIO LOT 11, LOCATED ON THE NORTH SIDE OF PUSCH VIEW LANE, APPROXIMATELY ¼ MILE WEST OF ORACLE ROAD, OV814-003


OV814-003 Caliber Collision Staff Report & Attachment 1

Attachment 2 - Applicant’s Proposal

Attachment 3 - General Plan Land Use Map

Attachment 4 - Zoning Map

Attachment 5 - Neigborhood Meeting Summary

Michael Spaeth, Senior Planner, Presented the following:

- Location Map
- What is a Conditional Use Permit
- Screening
- Summary and Recommendation

Chairman Rodman opened the public hearing.

Mike Stults, non-resident, project manager and representing the applicant, provided a brief overview of the project.

Bill Adler, Oro Valley resident, expressed that he can't find anything in the zoning code for auto repair shop that is a conditionally permitted use in this zoning district.  This is not a question of interpretation.  In this particular case we either have a permitted use in this zoning district or conditionally permitted use, but it isn't enough to simple say this is automobile related.

Chairman Rodman closed the public hearing.

MOTION: A motion was made by Commissioner Hitt and seconded by Commissioner Pitts to Recomend Approval of the Conditional Use Permit for the Caliber Collision Automotive Service center, based on the findings in the staff report and Attachment 1.

MOTION carried, 7-0.
 

Attachment 1

Conditions of Approval

Town Council

February 4, 2015 

Planning Conditions

  1. Screening must be provided along the northern property line to ensure stored vehicles are not visible from the shared use path along the Canyon del Oro Linear Park.

4.

PUBLIC HEARING: REQUEST TO AMEND SECTION 24.9, ECONOMIC EXPANSION ZONE (EEZ), OF THE ZONING CODE  TO ALLOW A MORE EFFICIENT AND STREAMLINED PROCESS, OV714-014


OV714-014 EEZ Amendment Staff Report

Attachment 1 - Proposed Text

Rosevelt Arellano, Planner, presented the following:

- EEZ Background
- EEZ Process Proposed Code Amendment
- Alternative Parking Ratios Existing Code
- Amendment Review
- Summary and Conclude

Chairman Rodman opened the public hearing.

Chairman Rodman closed the public hearing.

MOTION: A motion was made by Commissioner Hurt and seconded by Commissioner Drazazgowski to Recomend Approval of the Zoning Code Amendment, based on the finding that the request would further enable and incentivize the EEZ Overlay District, subject to the revisions depicted in Attachment 1.

MOTION carried, 7-0.
 
PLANNING UPDATE (INFORMATIONAL ONLY)

Bayer Vella, Planning Manager, presented the following:

- Congratulation to Chairman Rodman and Vice-Chair Leedy
- Welcome new Commissioners
- Leaving of Matt Michels, Senior Planner.
- Upcoming January 7th Town Council items
- Upcoming January 21st Town Council items
- Upcoming Neighborhood meetings

ADJOURNMENT

MOTION: A motion was made by Commissioner Leedy and seconded by Commissioner Drazazgowski to adjourn the January 6, 2015 Planning and Zoning Commission meeting at 8:22 PM.

MOTION carried, 7-0.