Chad Daines, Principal Planner, presented on the following:
- Purpose
- Provided background on the location and site plan
- Allowable usage for the site
- Architectural Concept
- Floor Area Ratio (FAR)
- Parking
- Public participation in previously held neighborhood meetings
- Nearby self-storage facilities
- A letter from a nearby self storage owner voicing his concerns was forwarded to the Commission
- Staff is recommending approval from the Commission to the Town Council on the proposed PAD amendment
Questions/concerns raised by the Commission:
- How many multi-family residential units have been added to the Town in the last few years?
- How many changes has this PAD gone through since its approval in 1988?
- Any benefit to the Town as this is a change of use by right, not conditional use?
- What would prevent another applicant to make same request?
- How many parcels still remain on the PAD?
- Concern over the height and bulk of the building.
- Did not feel the notification radius of 600 feet was sufficient.
- If not successful, could the building be converted to another use?
- How this fits in with the Main Street concept plan?
Mr. Daines addressed the questions from the Commission.
Mr. David Laws, Permitting Manager, addressed the revised traffic impact statement report. Mr. David Laws stated that by changing from the original permitted use to this proposed use, it will decrease traffic volume by 30%.
Keri Silvyn, Lazarus, Silvyn and Bangs, P.C., representing the applicant, presented on the following:
- Reviewed the PAD and spoke in detail on the amendment request
- Floor area ratio
- Elevation of the building
- CDO Wash provides a natural landscaper buffer
- Discussed the original design plan and the evolution of the plan to bring the standards to an acceptable level
- Showed pictures of other architecture within the area
Questions/concerns raised by the Commission:
- If the area is safe?
- Are the parking spaces only for users of the facility?
Vice Chair Hurt opened the public hearing.
Nancy Humphry, Oro Valley resident commented on the following:
- Proposed small green public park. Suggested the Town purchase the property; she will donate a bench and tree.
Jenni Sunshine, Oro Valley resident, commented on the following:
- Expressed concern that there didn't seem to be any consideration to potential impact on the historic Steam Pump Ranch, and asked that it be considered and addressed.
Betty Jones, owner of Interior Expressions, commented on the following:
- Very concerned with traffic flow, driving visibility and traffic signs not being obeyed. The Oro Valley Police Department cannot cite offenders because it is private property.
- Will the traffic flow patterns be redesigned?
Kathleen Roberts, Oro Valley resident, commented on the following:
- As a new resident to the area, does not feel that this fits into the vision and goals of the Town.
- The location is more of a concern to her than the actual business; it is an intrusion on the landscape.
Donald Bristow, Oro Valley resident commented on the following:
- The General Plan needs to be revisited on this issue. This will spoil the environment of the Steam Pump Ranch.
- Even with the design, it is still a large building.
- What will be done about the parking space issue if a business in the office space is successful?
Chris Monson, owner of the Public Storage business across the street, commented on the following:
- When his family built their business years ago, they were encouraged by the plan that specifically prohibited the use for self-storage.
- He stated that there is not an unmet demand for self-storage; both current Oro Valley self-storage businesses have indoor, air-conditioned space.
Art Wiese, Oro Valley resident, commented on the following:
- Opposes Item #2 and states it is completely out of place.
Joyce Powers, Oro Valley resident, commented on the following:
- What will be the effect on the Children's Museum?
- The notification radius is inadequate.
- It will impact the occupancy at the hotel; it is incompatible with the area.
- Serious compromise to the vision of the established site.
Vice Chair Hurt closed the public hearing.
Mr. Daines addressed questions concerning impact to the historic listing of Steam Pump Ranch, the Town's notification policy and input received during the neighborhood meeting process.
Ms. Silvyn addressed the following:
- Steam Pump Village was taken into consideration when the Ranch was listed and an appropriate buffer is in place.
- Security cameras will be installed on the outside and on every floor inside; at least one employee will be onsite. It will be a secure environment.
Regarding the proposal of installing a public park instead on the self-storage facility, Joe Andrews, Chief Civil Deputy Attorney, stated the Town would need to go through a condemnation process to purchase the commercially zoned property. It would require a large amount of time and money.
Mr. Laws addressed what has been done for the traffic issues (installed two left turn lanes from Oracle). Construction is also happening with the two new restaurants in the area which will also address traffic flow during the process.
Mr. Andrews stated police cannot enter a private property to enforce traffic.
Mr. Daines stated that the PAD envisioned taller buildings in the back along the wash.
Ms. Silyvn addressed the floor area ratio concern. The .35 is the default ratio for the PAD; an exception was made for the hotel. The FAR is the amount of floor area over the lot area. The overall floor ratio is pretty low.
Mr. Daines addressed a question of what led the staff to change their position on allowing the self-storage. Many factors, including the enhanced architecture, location restriction, operational limitations and inclusion of ground floor retail. As it evolved, the design became compatible with the existing development.
Commissioner Gribb made a motion to recommend approval. Commissioner Drzazgowski seconded. Commissioner Swope then asked if there any objections to the conditions listed in the draft amendment. Discussion ensued and Mr. Andrews reminded the Commission of the motion on the table. Commissioner Swope stated that he was inquiring on a possible friendly amendment.
MOTION: A motion was made by Commissioner
Gribb
and seconded by Commissioner
Drzazgowski
to recommend approval to Town Council of the proposed PAD amendment.
MOTION carried, 7-0.
MOTION: A motion was made by Commissioner
Barrett
and seconded by Commissioner
Swope
to elect Vice Chair Hurt as Chair for the Commission.
MOTION carried, 7-0.
MOTION: A motion was made by Vice Chair
Hurt
and seconded by Commissioner
Swope
nominate Commissioner Barrett as Vice Chair.
MOTION carried, 4-3 with Commissioner Cox, Commissioner Drzazgowski, and Commissioner Hitt opposed.
Michael Spaeth, Senior Planner, presented the following Planning Division updates:
-The Oro Valley Main Streets Walk the Block event is on Saturday, February 11 from 4pm-7pm at the intersection of Lambert Lane & La Canada Drive
-Planning item for the upcoming Town Council meeting on February 15 is the Code Amendment Taglines & Modifiers
-No Planning items for the March 1 Town Council Meeting
-The next Conceptual Design Review Board meeting on February 14, we have two planning items: (1) Fairfield Home Architecture and (2) Mattamy Homes model
-The next Board of Adjustment meeting on February 28, we have two planning items: (1) Raleigh Place garage variance and (2) Taller accessory building
-Upcoming Neighborhood Meeting on February 28 for the Amphi Utility Line from 6pm-7:30pm
-For the next Planning & Zoning Commission meeting on March 7, we currently have four (4) items: (1) Zoning Code Amendment related to utility pole and wire upgrades, (2) Stone Canyon Resort PAD Amendment, (3) Amphi Utility Line and (4) Main Streets Concept Plan
MOTION: A motion was made by Commissioner
Swope
and seconded by Commissioner
Hitt
to adjourn the meeting.
MOTION carried, 7-0.
Newly elected Chair Hurt adjourned the meeting at 8:00 p.m.
Prepared by:
Jeanna Ancona
Senior Office Specialist
I hereby certify that the foregoing minutes are a true and correct copy of the minutes of the regular session of the Planning and Zoning Commission of Oro Valley, Arizona held on the 7th day of February, 2017. I further certify that the meeting was duly called and held and that a quorum was present.