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  AGENDA ITEM: 2.       
Meeting Date: 07/10/2018  
Requested by: Bayer Vella
Submitted By: Milini Simms, Community and Economic Development
Case Number: OV1801101

SUBJECT:
DISCUSSION AND POSSIBLE ACTION REGARDING TWO OFFICE BUILDINGS, LOCATED ON THE WEST SIDE OF ORACLE ROAD, JUST NORTH OF GREENOCK DRIVE, OV1801101

ITEM A: CONCEPTUAL SITE AND LANDSCAPE PLAN, INCLUDING AN ALTERNATIVE PARKING RATIO

ITEM B: CONCEPTUAL ARCHITECTURE FOR THE FIRST PHASE OF DEVELOPMENT
RECOMMENDATION:
Staff recommends approval of both items, subject to the conditions in Attachment 1 and Attachment 2.
EXECUTIVE SUMMARY:
The purpose of this request is to consider a Conceptual Site Plan (Attachment 3), including an Alternative Parking Ratio (Attachment 4), Conceptual Landscape Plan (Attachment 5) and Conceptual Architecture (Attachment 6) for two proposed office buildings, located on the west side of the Oracle Road, just north of Greenock Drive (Attachment 7). The development will be constructed in two phases, the first phase for Ironwood Dermatology, which will occupy the Lot 1 building.

Item A: the proposed conceptual site and landscape plans include:
  • Development of two (2) office buildings in phases
  • One access point from Oracle Road
  • Shared access drive, utilities, refuse and loading zones
  • An Alternative Parking Ratio request to increase the amount of parking spaces for the first phase of development from the required 29 spaces to 55 spaces.
  • Use of indigenous plants as natural screening from Oracle Road and surrounding neighbors
Item B: the proposed conceptual architecture for Ironwood Dermatology (phase 1) includes:
  • 6,473 square foot building
  • Contemporary Southwest style architecture
  • Varying roof lines and facade articulation
  • Utilization of colors and materials to break up the building mass
Staff finds the proposed Conceptual Site and Landscape Plans, including the request for an Alternative Parking Ratio, and Conceptual Architecture are in conformance with the Design Principles and applicable Design Standards of the Zoning Code and recommends approval, subject to the conditions in Attachment 1 and Attachment 2.
BACKGROUND OR DETAILED INFORMATION:
Land Use Context:
The existing land use and zoning designations for the property and surrounding area are provided in Attachment 8.

Existing Site Conditions:
  • 2.3 acres
  • Zoning: Commercial (C-1)
  • Property is currently vacant
Proposed Improvements:
  • Development of two office buildings in two phases
  • Shared access (from Oracle Road), drive aisles, refuse and loading areas
  • Parking to support both developments
Approvals-to-date:
  • 1974- Annexed into the Town of Oro Valley
DISCUSSION/ ANALYSIS:
The proposed development is located on the west side of Oracle Road, a 1/4 mile north of Greenock Drive. The property has a Commercial (C-1) zoning designation and is subject to the Oracle Road Scenic Corridor Overlay District (ORSCOD).

Item A:  Conceptual Site Plan
The Conceptual Site Plan (Attachment 3) is for two office buildings both accessed by a shared drive off Oracle Road. The development will be phased, with construction of Ironwood Dermatology (lot 1 building),  parking area and all landscaping to be completed during the first phase.

Conceptual Site Plans are reviewed for their conformance to the Design Guidelines and applicable Design Standards in the Zoning Code. A detailed analysis of each is provided in Attachment 9. Notable elements include:
  • Both buildings are single-story and oriented towards Oracle Road creating a cohesive design.
  • Pedestrian connectivity from Oracle Road to both buildings through sidewalks and crosswalks
  • Shared access from Oracle Road, drive aisles, refuse and loading areas
  • Sufficient parking to support both developments
Alternative Parking Ratio
The criteria for reviewing an Alternative Parking Ratio is established  Section 27.7 of the Zoning Code. Alternative Parking Ratios are approved by the Planning and Zoning Commission. A detailed analysis of each criteria is provided in Attachment 10. Notable elements include:
  • The amount of additional spaces requested is based on the amount of customers Ironwood Dermatology currently experiences at their other locations.
  • The amount of mobility-impaired spaces required will maintained and located closest to the entrance.
  • All pedestrian areas of connectivity will be maintained.
Conceptual Landscape Plan:
The Conceptual Landscape Plan (Attachment 5) includes landscaped parking islands, areas around all four sides of the buildings, a shaded courtyard and areas planted around the perimeter of the entire site. A condition is included in Attachment 1, requiring all perimeter landscaping, including shrubs and accents, be provided during the first phase of development.

The Oracle Road Scenic Corridor Overlay District (ORSCOD) requires specific native plants within 100 feet of Oracle Road right-of-way be preserved in place, except for clearing necessary to provide utilities and access to the site. The intent of this code requirement is to maintain the scenic views by creating a natural barrier between the development and the road.

The applicant is requesting to remove some native plants within the 100 foot area, which is allowed with Planning and Zoning Commission approval. The following elements should be considered:
  • All of the plants being removed are unhealthy and would not survive past 5 years. 
  • The subject property is at a lower elevation than Oracle Road. As such, the scenic views are not compromised with the development.  
  • The applicant proposes transplanting other native plants from the site along Oracle Road, to maintain the intent of this code requirement and scenic views of Oracle Road.
Item B: Conceptual Architecture
Conceptual Architecture for Ironwood Dermatology (Phase 1) was reviewed for conformance to the Design Principles and Design Standards established in the Zoning Code. A detailed analysis of each is provided in Attachment 9. Notable elements include:
  • Design: The proposed building utilizes Southwestern Territorial elements, shapes and textures. The design incorporates a standing seam metal roof with varying roof lines,architecturally appropriate windows with awnings, stucco walls in complementary colors, and stacked stone wainscoting along the entrance and accent walls.
  • Scale, height and mass: The height and mass of the proposed building is compatible with the surrounding area. The use of different paint colors, awnings and stacked stone breaks up the building mass. Additionally, the proposed development is at a lower elevation than Oracle Road, protecting the scenic views.
  • Compatibility to surrounding area: The height, colors and materials are complimentary and similar to others found in the surrounding area.
  • Screening: The refuse and loading areas will be screened with architecturally compatible opaque walls. Additionally, conditions of approval requiring the proposed downspouts and roof-access ladder be internalized and all mechanical equipment be fully screened are included in Attachment 2. A detail of the mechanical screening must be provided prior to final approval.
The architectural design for the second phase of development (rear building) must be compatible with the design of the first building and will be brought for consideration by the Planning and Zoning Commission and Town Council at a future date.

PUBLIC PARTICIPATION:
A neighborhood meeting for the proposed project was held on February 27, 2018 with 19 residents in attendance. Several questions and concerns were raised, including:
  • Height of the proposed buildings and views
  • Use of the second phase building (rear)
  • Traffic on Greenock Drive
  • Drainage impacts from developing the property
The applicant addressed these concerns by:
  • Impacts to views: Proposing both buildings be eighteen feet (18) or single-story and adding dense landscaping around the perimeter of the entire property to screen the development
  • Proposing both buildings be medical office or other uses permitted within the existing commercial zoning district
  • Traffic impacts: The proposed development is only accessed from Oracle Road at least 330' feet away from Greenock Drive.
  • Drainage impacts: Per code all post-development flow must be mitigated and released in the same manner and quantity as the existing conditions. A full drainage report will be reviewed to verify conformance with the Town's Drainage Criteria Manual.
During that meeting, it was determined a second neighborhood meeting was unnecessary as there were no outstanding items. A summary of the neighborhood meeting is included in Attachment 11.

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, both requests are in conformance with the Design Principles and applicable Design Standards of the Zoning Code. As such, staff recommends approval subject to the conditions in Attachment 1 and Attachment 2.
FISCAL IMPACT:
N/A
SUGGESTED MOTION:
Item A:
I MOVE to recommend approval of the Conceptual Site/Landscape Plan and approve the Alternative Parking Ratio for an office development, subject to the conditions in Attachment 1, finding each is in conformance with the Design Principles and applicable Design Standards of the Zoning Code.

OR

I MOVE to recommend denial of the Conceptual Site/Landscape Plan and deny the Alternative Parking Ratio for an office development, based on the finding _____________________.

Item B:
I MOVE to recommend approval of the Conceptual Architecture for the first phase only of the office development, subject to the conditions in Attachment 2, finding it is in conformance with the Design Principles and applicable Design Standards of the Zoning Code.

OR

I MOVE to recommend denial of the Conceptual Architecture for the first phase of an office development, based on the finding___________________________.
Attachments
ATTACHMENT 1- ITEM A CONDITIONS OF APPROVAL
ATTACHMENT 2- ITEM B CONDITIONS OF APPROVAL
ATTACHMENT 3- CONCEPTUAL SITE PLAN
ATTACHMENT 4- ALTERNATIVE PARKING RATIO
ATTACHMENT 5- CONCEPTUAL LANDSCAPE PLAN
ATTACHMENT 6- CONCEPTUAL ARCHITECTURE
ATTACHMENT 7- LOCATION MAP
ATTACHMENT 8- LAND USE AND ZONING TABLE
ATTACHMENT 9- DESIGN GUIDELINES AND DESIGN STANDARDS ANALYSIS
ATTACHMENT 10- ALTERNATIVE PARKING RATIO ANALYSIS
ATTACHMENT 11- NEIGHBORHOOD MEETING SUMMARY


    

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