Town Council Regular Session


Print

Return to the Search Page Return to the Agenda
  Item # 2.       
Meeting Date: 10/05/2016  
Requested by: Bayer Vella
Submitted By: Chad Daines, Development Infrastructure Services
Department: Community Development & Public Works  

Information
SUBJECT:
PUBLIC HEARING AND POSSIBLE ACTION ON REQUESTS RELATED TO THE PROPOSED NAKOMA SKY SENIOR LIVING FACILITY LOCATED AT THE SOUTHEAST CORNER OF 1ST AVENUE AND NARANJA DRIVE:

A. GRADING EXCEPTION TO ALLOW CUTS AND FILLS GREATER THAN 12 FEET

B. CONCEPTUAL SITE PLAN, LANDSCAPE PLAN, AND RECREATION AREA PLAN

C. CONCEPTUAL ARCHITECTURE
RECOMMENDATION:
The Conceptual Design Review Board recommends approval of the requests, subject to the conditions in Attachment 1.

The Parks and Recreation Advisory Board recommends approval of the community park and trailhead.
EXECUTIVE SUMMARY:
The purpose of this agenda item is to consider the proposed Nakoma Sky Senior Living Facility on 79 acres at the southeast corner of Naranja and 1st Avenue (Attachment 2). 
 
The planned facility is comprised of a main campus of buildings for senior apartments, assisted living and memory care units, support services and private recreational amenities to serve residents of the facility. A trailhead and community park area which will be open to Town residents are also planned within three years of the first phase of development. 

There are three requests associated with the development which include: Grading Exception, Site/Landscape/Recreation Plan and Architectural Plan:

A. The Grading Exception is recommended for limited areas of the site, based on conformance with the following core objectives of the Zoning Code:
  • Visibility of the most significant cuts and fills is minimized because they are screened by hillsides.
  • Cuts and fulls near 1st Avenue are necessary to enable access to the site.
  • Areas visible from 1st Avenue will be mitigated through building placement, recontouring and revegatation.
B. The Site, Landscape and Recreation Plans conform with the approved rezoning designs (Tentative Development Plan - Attachment 3) and the Zoning Code for the property as follows:
  • Buildings use hillsides to reduce visual impact on adjoining properties and from public roadways and development avoids negative impact to the natural wash areas and hillsides
  • Recreational amenities are provided for public and private use
  • The site conforms to senior care requirements, with a waiver requested for resident walkways to some parking areas
The Architecture Plan incorporates methods established during the rezoning (Attachment 4) which reduce the perceived height and mass of buildings as follows:
  • Varied roof and walls planes
  • Varied materials and colors

The applicant's submittal (Attachment 5) has been reviewed and recommended for approval by the Conceptual Design Review Board and the Parks and Recreation Advisory Board based on consistency with the PAD zoning and the Zoning Code.
BACKGROUND OR DETAILED INFORMATION:
Land Use Context

The land use for this area is as follows:
  • West: Large lot residential
  • South/ East: CDO Wash, Steam Pump Ranch and commercial development
  • North: Planned large lot residential
  • General Plan: Master Planned Community (Attachment 6)
  • Zoning: Nakoma Sky Planned Area Development (Attachment 7)
Existing Site Conditions:
  • 79 acres
  • Vacant property including hillside areas and several wash corridors
Approvals to Date:
  • 1989: Rezoning to Rooney Ranch Planned Area Development (PAD) for a mix of uses including office, retail, multi-family residential and single-family residential
  • 2005: Final Plat and Grading Exception approved for 68 lot subdivision
  • 2014: Rezoning to Nakoma Sky Planned Area Development and Minor General Plan Amendment to clarify non-applicability of single-family policy
  • 2015: Planned Area Development Amendment to modify the Tentative Development Plan and architectural concept.
Proposed Improvements:

First Phase
  • Senior Apartment Units
  • Assisted Living Units
  • Memory Care Units
  • Trailhead and multi-use paths
Subsequent Phases
  • Community Park within 3 years of main campus
  • Commercial area and welcome center
  • Transit stop on 1st Avenue when commercial area is constructed or when public transit service is provided on 1st Avenue, whichever first)
A. Grading Exception:
 
The Zoning Code controls the extent of earthwork allowed on a site to ensure that development "fits" into the site. To that end, It limits the extent one cuts into the ground or adds dirt to raise the site up. The Code sets the maximum height/depth of any cut or fill at 12 feet, unless a Grading Exception is granted by Town Council. The applicant has submitted a Grading Exception (Attachment 8) which has been evaluated based on the criteria in the Zoning Code (Attachment 9).

The Grading Exception is warranted for the following reasons:
  • Visibility of the most significant cuts and fills is minimized because they are screened by hillsides.
  • Cuts and fulls near 1st Avenue are necessary to enable access to the site.
  • Areas visible from 1st Avenue will be mitigated through building placement, recontouring and revegatation.
In sum, all zoning criteria for a grading waiver have been satisfied. 

B. Conceptual Site/Landscape and Recreation Plan:
 
The proposed site plan reflects careful planning of building locations to minimize visual impact as envisioned during the rezoning. As a result, taller buildings on the site are proposed on the south and east side of the hillside areas, which limit visibility from 1st Avenue and residential properties to the west and existing and planned residential areas north of the site.

The plans conform with Town zoning and design principles. The following is noteworthy:
  • Conforms with the senior care requirements for covered parking, open space, recreation areas, resident access plan and resident walkways to most parking areas. A waiver, as enabled by code, is requested for resident walkways to two parking areas. The waiver requests are recommended as these parking areas are not used by residents who drive.
  • Recreational amenities are included for public and private use as established by the Tentative Development Plan. These amenities have been reviewed and recommended by the Parks and Recreation Advisory Board and are depicted in further detail in Attachment 5.
  • The site plan conforms to the Environmentally Sensitive Lands section of the Zoning Code and exceeds Town open space requirements.
  • The Landscape plan provides for attractive streetscapes and appropriate screening of loading and service areas
  • Thematic details package is provided to ensure unified treatment of wall design, lighting standards, project signage and bench standards.
  • Visible locations for public art have been identified on the Landscape Plan. A public art submittal is being developed through a call to artists process through Tucson Pima Arts Council and will be forthcoming.
  • The projected daily traffic generation is very low and the surrounding roadway network will continue to operate under capacity with an acceptable level of service.
  • The project conforms with the Town’s Drainage Criteria Manual and Floodplain Ordinance requirements. A detention waiver will be requested for consideration by the Town Engineer given its close proximity to the Canyon Del Oro Wash.
For more detail, please see analysis of Design Principle conformance in Attachment 10.

C. Conceptual Architecture:

The original architectural concept approved in January 2015 as part of the rezoning consisted of a single five story building with step downs at the ends of the structure. In November 2015, Town Council approved a modified architectural concept which broke the single structure into multiple buildings of varying heights (Attachment 11). Rezoning conditions were included that require architectural techniques to reduce the perceived height and mass of the buildings, including:
  • Varied roof and wall planes
  • Varied materials and colors
  • Landscaping terracing
The proposed Architectural Plan (Attachment 12) conforms with Town's Design Principles (Attachment 10) by reducing the height and mass of buildings relative to the landscape.

Public Participation

Public participation was extensive and met all requirements of the Zoning Code. Notable elements of public outreach included:
  • An extensive on-site tour of the proposed building heights, where area residents, advisory board and Town Council participated in viewing the proposed building heights from all vantage points around the property.
  • Neighborhood meetings during the rezoning left no unresolved issues. As a result, no additional meetings were required, as enabled by the Zoning Code, during the design phase of the project.
  • After public notice, most comments received focused on when the facility would be open.
  • One email has been received relative to emergency planning (Attachment 13)
Conceptual Design Review Board

The requests were considered by the Conceptual Design Review Board (CDRB) on August 9th and September 20th. Discussion was focused on the architecture and grading exception applications. At the August 9th meeting and subsequent discussions, CDRB members requested fewer building materials to make the facades look less busy, use of warmer colors and limiting the use of landscaped terraces to public areas only.
 
The revised design was reviewed at the September 20th and Board recommended approval of each request, subject to the conditions in Attachment 1.The CDRB staff reports are provided as Attachment 14 and the draft minutes are provided as Attachment 15.

Parks and Recreation Advisory Board

The Community Park and Trailhead were reviewed by the Parks and Recreation Advisory Board on June 21st. The Parks and Recreation Advisory Board recommended approval of the Recreation Area Plan for these publicly accessible areas, subject to  additional amenities which have been incorporated into the plan.The Parks and Recreational Advisory Board staff report is provided as Attachment 16 and the draft minutes are provided as Attachment 17.
FISCAL IMPACT:
N/A
SUGGESTED MOTION:
Grading Exception (Item A)

I MOVE to approve the Nakoma Sky Senior Living Facility Grading Exception, subject to the conditions in Attachment 1.
 
OR
 
I MOVE to deny the Nakoma Sky Senior Living Facility Grading Exception finding that __________________________.
 
 
Site Plan, Landscape Plan and Recreation Area Plan  (Item B):
 
I MOVE to approve the Nakoma Sky Senior Living Facility Conceptual Site Plan (including waiver of separated pedestrian access ways), Landscape Plan and Recreation Area Plan, subject to the conditions in Attachment 1.
 
OR
 
I MOVE to deny the Nakoma Sky Senior Living Facility Conceptual Site Plan (including waiver of separated pedestrian access ways), Landscape Plan and Recreation Area Plan finding that __________________________.
  
 Conceptual Architecture (Item C):
 
I MOVE to approve the Nakoma Sky Senior Living Facility Conceptual Architecture.
 
OR
 
I MOVE to deny the Nakoma Sky Senior Living Facility Conceptual Architecture finding that __________________________.
Attachments
Attachment 1 - Conditions of Approval
Attachment 2 - Location Map
Attachment 3 - Tentative Development Plan
Attachment 4 - Architectural Rezoning Conditions
Attachment 5 - Applicants Submittal
Attachment 6 - General Plan
Attachment 7 - Zoning Map
Attachment 8 - Grading Exception Request
Attachment 9 - Grading Exception Analysis
Attachment 10 - Design Principle Analysis
Attachment 11 - November 2015 Modified Architectural Concept
Attachment 12 - Proposed Architecture Composite
Attachment 13 - Resident Email
Attachment 14 - CDRB Staff Reports
Attachment 15 - CDRB Minutes
Attachment 16 - PRAB Staff Report
Attachment 17 - PRAB Minutes


    

Level double AA conformance,
                W3C WAI Web Content Accessibility Guidelines 2.0

AgendaQuick ©2005 - 2020 Destiny Software Inc. All Rights Reserved.