Project Summary 1784 Capital Holdings LLC Self-Storage Building in Steam Pump Village (OV ).

Transcription

1 Project Summary 1784 Capital Holdings LLC Self-Storage Building in Steam Pump Village (OV ) Capital Holdings LLC is working with the Town to amend the Steam Pump Village Planned Area Development (PAD) and process conceptual/final architectural plans to develop a climate controlled, architecturally compatible, completely enclosed self-storage building with potential office/retail uses on the ground floor (Project). The Project is proposed on one of the last available sites within Steam Pump Village on approximately 1.6 acres (Site) in the far southwestern corner of the PAD near the park. The proposed self-storage use is a low traffic, low intensity use designed to continue the high quality architectural features that have been developed throughout Steam Pump, and will provide the last pieces of pedestrian connectivity to the public park and trail. The Project is lower than the PAD permitted height (49 feet) for this Site at four stories (with one level underground), approximately 40 ft. to top of parapet, with architectural features up to 48 ft. The Project is making approximately 4,800 sq. ft. of retail and office space on the ground floor available to complement the approximately climate controlled self-storage units, each an average size of about sq. ft. Extensive work has been accomplished with Town staff and the most immediate neighbors to create a well-designed office-type building that incorporates many of the architectural features common in Steam Pump Village. I. The Evolution of Steam Pump Village Adopted in 1988, the PAD s vision was a regional commercial center with retail and restaurant uses. Over the years, other uses (some not originally envisioned in Steam Pump) became important and needed within the Town to create a mixed-use project that incorporates the retail and restaurant, as well as educational (a nationally top-ranked charter school), residential (high quality multi-family), financial institutions and other convenience uses such as a gas station and convenience store. The PAD originally prohibited mini-storage use in the context of the individual storage pods with roll-up vehicle entrances that would not fit (now or then) within the vision of the Steam Pump Village program. Today, Steam Pump Village is a thriving mixed use development. With the addition of the Basis Charter School, Town staff has worked over the years with the master-developer on the traffic and circulation patterns to permit Basis to function and allow the PAD uses to continue to thrive and grow. The Site is one of the last remaining undeveloped lots within the PAD, located in a somewhat remote area of Steam Pump Village, making the success of retail and office uses that rely on extensive daily consumer traffic difficult. The self-storage use is a perfect fit within Steam Pump Village today. The building is very well-designed to fit into the PAD, is a low traffic/parking user, and will provide the final pieces of pedestrian connectivity to the adjacent park and trail. The PAD amendment, as described below, includes additional commitments relative to the use to ensure it is compatible with the PAD vision and architecture. II. The PAD amendment.

2 The PAD amendment as proposed and with the additional conditions is appropriate within the overall Steam Pump Village concept. The PAD amendment request is to: Permit climate-controlled, completely indoor Self-storage (not mini-storage) as a use on the Site; Increase the floor area ratio ( FAR ) for the Site to 1.6 to allow the building as proposed; Establish appropriate parking standards for the self-storage use at 1 space per 50 square feet, based on similar uses and parking standards in the Cities of Scottsdale and Peoria. In addition, Town staff has also worked with the applicant to establish a number of additional conditions tied to the use to ensure that self-storage is only permitted on the Site, the use is compatible with other uses in the PAD, and the building is constructed as proposed in the PAD amendment request. The CDRB conceptual and final architectural process is being handled simultaneously with the PAD amendment to further ensure the building is constructed as presented during the PAD process. In order to ensure the use is appropriately incorporated into the overall Steam Pump Village, the following additional conditions have been included within the PAD amendment: Self-storage use can only be located on the Site; The self-storage building must be totally enclosed and storage units can only be accessed from the interior; No business will be permitted to take place from within the storage units; No outside storage will be permitted; No motor vehicles, such as box trucks, pickup trucks, or trailers, will be rented from the Project; Interior doors, signs, advertisements, graphics, etc. cannot be visible from the outside of the building; Specific Town-approved architectural elevations will be included in the PAD to ensure the Project is developed to the high architectural standards within the PAD. The applicant s team has worked closely with Town staff to identify important design components throughout Steam Pump Village that have been incorporated into the Project s architecture. In addition, the Project will have a completely screened loading area and will improve convenient pedestrian access to the trail system to the west and to the park to the south. Additional vegetation will also be added adjacent to the trail system to the west in order to screen the Site. III. Community Outreach Since the beginning of the Town s process, 1784 and its consultants have met multiple times with adjacent property owners, including representatives of the Holiday Inn Express and Pima Federal Credit Union. Significant changes have been made to the Project in response to adjacent owner, community, and Town staff concerns. Changes included moving all loading zones to the west side of the building, screening loading zones completely from view, adding a significant number of architectural and design elements to the building to mimic the adjacent buildings, requiring signage to only face east,

3 and increasing the amount of landscaping around the building. These proposed changes to the PAD will result in a desirable use that is compatible with existing development, and will add to the character of Steam Pump Village. The applicant is committed to continue working with adjacent neighbors and other community stakeholders to ensure the Project s success throughout the approval processes and beyond. IV. The PAD amendment is in substantial conformance with the Town s adopted General Plan Our Future Below are just a few elements (Goals/Policy/Action Items) of Our Future that are highlighted in support of this PAD amendment. The Land Use Map designation for Steam Pump Village is Master- Planned Community ( MPC ), which is described as an area where: large developments with a mix of uses is planned and developed in a comprehensive manner with a unified design theme. Developments in this land use designation generally provide a range of uses including a variety of housing options, shopping and employment opportunities and recreational amenities with a safe and efficient network for automobiles, bicyclists and pedestrians. Our Future also suggests that land use policies can be created within the MPC to customize the design and ensure compatibility with the surrounding environment. Steam Pump Village fits perfectly within this Land Use Map designation, and the work described above ensures this PAD amendment to permit self-storage use continues the comprehensively planned and unified design theme established within the PAD. In addition to the Land Use Map conformance, this PAD amendment is also in conformance with the following Community and Land Use and Design goals and policies within Our Future: Create a community with a wide range of services, amenities, shopping and dining opportunities and housing types that meet the needs of current and future residents. Community Goal D. The Steam Pump Village PAD as a whole meets and exceeds this goal by providing multi-family housing, education, retail, banking, convenience and restaurant uses within one project. The addition of completely enclosed, climate-controlled smaller self-storage units in an office-type building is an additional use to the PAD that offers another service and amenity to the community that does not exist in the area. While other self-storage uses exist, this is unique in its form, and can complement the other self-storage uses in the area. As Oro Valley grows and begins to attract new businesses and employment opportunities, many people will be choosing to move to Oro Valley and may need to begin their move in an apartment setting, needing to store household goods until they decide to purchase or lease a home in the area. This additional use within the PAD and the general area will be beneficial to those future residents and to current residents needing smaller storage areas. Provide diverse land uses that meet the Town s overall needs and effectively transition in scale and density adjacent to neighborhoods. Land Use and Design Policy LU.5.

4 As stated above, the enclosed, climate-controlled self-storage use is unique in this area and will continue to be in demand as Oro Valley and the region grows its jobs and population. The applicant has worked extensively with Town staff and the adjacent uses to ensure the scale and design of the building transitions within the permitted heights and scale in the PAD, provides the connectivity to the park to the south and trail to the west, and screens all loading from adjacent uses. Promote the design of cohesive developments that enhance and promote the pedestrian experience. Land Use and Design Policy LU.9. One of the key benefits to development of this challenging portion of the PAD is to provide a final and important connectivity point to the park to the south and another connectivity point to the trail to the west. These connections will be provided to provide the Basis students, hotel guests and other consumers within the PAD the ability to access the park and the trail using the shaded walkways adjacent to the buildings. These connections have been a part of the Steam Pump Village design and commitment to open space and connectivity from the inception of the PAD. Support and retain existing businesses within the community and provide opportunities for synergy. Community Action item 2. This PAD amendment supports and retains existing business within Oro Valley and we believe provides synergy with other uses (including the other mini-storage uses) in the area. Oro Valley desires to create a community that encourages employment and population growth. Associated with that growth are the types of businesses that provide support to the community members and other business ventures. While self-storage is not a use that people get really excited about, when a business or community member needs a climate-controlled, completely indoor self-storage unit, this PAD amendment will provide that use without requiring the community member or business to seek this opportunity outside of Oro Valley. We believe this format of self-storage is complementary to the existing mini-storage uses in the area that provide a different format for self-storage and also provide rental trucks and other amenities that will not be provided as part of this PAD amendment.

5 1784 SELF-STORAGE BUILDING STEAM PUMP PAD AMENDMENTS Sections of current Steam Pump PAD that must be amended: 1. PAD 1.3(A) pg. 58: amend the 4 th paragraph down to state: Any use permitted under CN, C-1 and C-2, as well as all convenience uses, are permitted land uses as of right in this PAD. All uses in the CN, C-1 and C-2 zoning districts which require a Conditional Use Permit ( CUP ) shall also be permitted so long as a CUP is obtained through the Town s CUP process or as otherwise permitted in this PAD, with the following exception: Self-storage use shall be a permitted use with no additional CUP required as long as the use is in conformance with this PAD. Self-storage use is defined as a facility used only for the storing of household and personal property. The self-storage use building shall contain a minimum 3,800 square feet of ground floor retail and/or office uses, that are otherwise permitted by this PAD and not directly related to operations of the self-storage use. Self-storage use shall comply with the following: Located only on the property designated as Pima County Assessor Parcel Number A in the PAD; Contained within a completely enclosed building with individual self-storage units only accessible from the interior of the building; No business shall be conducted from within individual self-storage units; No outside storage shall be permitted, including vehicles, trailers, equipment, or products associated with self-storage use; No motor vehicles, trailers, equipment or any device in, on or by which a person or property is or may be transported or drawn shall be offered for rent associated with the self-storage use; Interior doors, signs, advertisements, corporate colors and graphics, and items within individual self-storage units shall not be visible from the exterior of the building; Building architecture shall be designed and constructed as provided in Section 1.3.A PAD 1.3(A) pg. 59: Delete Mini storage facility under heading The following uses shall not be permitted in the development. 3. PAD 1.3(A)(4) pg. 62: Add the following bullet at the end of the section: Architectural Elevations Specific to Self-Storage Use Building: The self-storage use building shall be designed and constructed in substantial conformance with the conceptual building elevations shown below, which are in compliance with this section. The Town Planning and Zoning Administrator shall determine whether the final design is in substantial conformance with this PAD pursuant to Section 1.3(c). [Include self-storage building conceptual elevations here] Page 1 of 2

6 4. PAD 1.3(A)(5) pg. 62: revise and add parking requirements for self-storage use: A 1 space per 300 square feet parking ratio shall apply to all uses except for self-storage use and associated administrative office, which shall require one (1) motor vehicle parking space per fifty (50) self-storage units. 5. PAD 1.3(A)(8) table on pg. 64: change permitted FAR for the self-storage use building only to 1.6: 1) Maximum Floor Area Ratio (FAR): 1.6 (self-storage building only). 6. PAD 1.3(B)(4)(b) pg. 68: clarify parking exception for self-storage use: Parking shall be provided in accordance with Oro Valley Zoning Code Chapter 11 in place at the time of PAD approval, unless modified herein. Parking areas shall be designed to facilitate both vehicular and pedestrian movements. Page 2 of 2

7 7 COL ORE D Attachment 2 : L OT3

8 Attachment 2

9 Attachment 2

10 Attachment 2

11 PLANNING GENERAL NOTES: 1. PROJECT IS DESIGNED TO MEET THE SPECIFIC OVERLAY ZONE CRITERIA FOR THE ORACLE ROAD SCENIC CORRIDOR DISTRICT (ORSCD) 2. EXISTING ZONING IS THE STEAM PUMP VILLAGE PLANNED AREA DEVELOPMENT (THE PAD). 3. ALL PUBLIC ART REQUIREMENTS MUST BE MET PRIOR TO FINAL CERTIFICATE OF OCCUPANCY ISSUANCE, PER ORO VALLEY ZONING CODE REVISED SECTION ALL SIGNAGE AND LIGHTING TO BE ADDRESSED AS PART OF A SEPARATE REVIEW AND APPROVAL PROCESS. EXISTING CATCH BASIN DESCRIPTION 120' AVERAGE (ORACLE ROAD) ORACLE RD. 1ST AVE. ST RAMS PASS LAMBERT LN. PUSCH RIDGE THE BOULDERS AT LA RESERVE BUCK RIDGE DR. 1ST AVE. DESERT MIRAGE AT LA RESERVE 15' WATER ESMT. 191'-4" 15' 10' ELEC. ESMT. 15' 10' P.U.E. 20' DRIVE 140' 12' 12' EX. F.H. 54'-9" 50' B.S.L. 8" WATER LINE 3" = 1 MILE 15' P.U.E. SCALE: E LF SE RAG O ST E SIT 41' B.S.L. 20' DRIVE 13% OR PARKING RATIO 107,544 1/50 UNITS S.F. LOADING ZONE RATIO REQUIRED PROVIDED REQUIRED PROVIDED A E CL RO AD 7 T E C T S SUBTOTAL ' 10' 7 20' 2 7 BIKE RACK 10' 24' DRIVE LOCATION OFFICE RETAIL STORAGE LOWER LEVEL S.F. FIRST FLOOR S.F S.F. SECOND S.F. FLOOR THIRD FLOOR S.F. SUBTOTAL NET RENTABLE CALC 75% SUBTOTAL S.F. NRSF I 17' 15' ELEC. ESMT. TOTAL: 3 BUILDING DATA H 3' PARK STATUE ACCEPTED BY: 4 *THE PAD APPLIES FOR CALCULATING PARKING RATIOS FOR SELF-STORAGE AND RETAIL USES. 25 PARKING BIKE PARKING (5%) SPACES ARE PROVIDED ON-SITE AND 2 PARKING SPACES ARE PROVIDED WITHIN THE REST OF THE PAD. THE REQUIRED PROVIDED OVZC APPLIES FOR PARKING DEVELOPMENT STANDARDS. 4 2 C 30' B.S.L. REQUIRED PROVIDED EX. F.H. I N C PLANNING AND ZONING ADMINISTRATOR DATE TOWN ENGINEER DATE ORO VALLEY WATER UTILITY DIRECTOR DATE SHEET INDEX 1. SITE PLAN 2. NOTES 3. OVERALL DEVELOPMENT PLAN 4. SITE DETAILS 5. SITE DETAILS 6. ELEVATIONS 7. COLOR ELEVATIONS SITE ADDRESS NORTH ORACLE ROAD ORO VALLEY, ARIZONA STEAM PUMP VILLAGE SELF-STORAGE A PORTION OF SECTION 5,6,7 AND 8, T-12-S, R-14-E, G&SRB&M, TOWN OF ORO VALLEY, PIMA COUNTY, ARIZONA 80658, PLANNED AREA DEVELOPMENT - STEAMPUMP HOTEL STATUE 28'-10" TOTAL: 27 TOTAL: 25 TOTAL: 2 TOTAL LOADING ZONES 100,000 S.F. 174,999 S.F. 1 EXISTING DRIVE 49' SQUARE FOOTAGE TOTAL HANDICAP PARKING R M EA FOOTHILLS BUSINESS PARK LOADING CANOPY 15' CLEAR 10' A/LOT 3 SELF-STORAGE/ RETAIL A PROPOSED NEW TRASH ENCLOSURE EXISTING CURB TO BE REMOVED P ROONEY RANCH 40' 141'-4" PROPOSED USE 11 20' PV UM EXISTING INLET EXISTING CURB TO BE REMOVED DATE: SCALE: 1"=20'-0" C.I.: 2'-0" ARCHITECT RKAA ARCHITECTS INC EAST THOMAS ROAD PHOENIX, ARIZONA CONTACT: ROBERT KUBICEK PHONE: (602) rkubicek@rkaa.com DEVELOPER 1784 CAPITAL HOLDINGS 7373 NORTH SCOTTSDALE ROAD SUITE B270 SCOTTSDALE, ARIZONA CONTACT: KELLY MCKONE PHONE: (602) kmckone@1784holdings.com CONCEPTUAL/FINAL DESIGN SITE PLAN FOR THE SELF-STORAGE AT STEAM PUMP VILLAGE: LOT 3 SITE PLAN Attachment 2 OV REF: STEAMPUMP VILLAGE PAD, DEVELOPMENT PLAN OV , OV161029, OV % OVERALL STEAMPUMP VILLAGE 150' OR MORE FROM ORACLE 49' INCLUDING ARCHITECTURAL ELEMENTS 14 10' GE A ILL 54' PAD/LOT NUMBER 14 STORAGE *13 RETAIL E T I S RAMS CANYON LOCATION MAP PARKING, LOADING, AND BICYCLE STORAGE CALCULATION: TOTAL PARKING NARANJA RD. ORACLE RD. 2ND & 3RD FLOOR BUILDING OVERHANG PROPOSED 342' FROM ORACLE RD 46' FROM PROPERTY LINE 50' NORTH ORO VALLEY RETAIL CENTER 46'-10" REAR BUILDING SETBACK MIN. PERIMETER LANDSCAPE MAXIMUM STRUCTURE HEIGHT 12'-8" SCREEN WALL PALISADES SOUTH PUSCH WILDERNESS DR. 0' 8" SEWER LINE PALISADES RD. 1" = 20'-0" SCALE: FIRE TRUCK TURN 35' INNER,45' CENTER, 55' OUTER RADIUS TANGELO DR. BUCK RIDGE PL. LEGEND DEVELOPMENT STANDARDS DESCRIPTION MIN. BLDG SETBACK CONCEPTUAL/FINAL DESIGN SITE PLAN FOR THE SELF-STORAGE AT STEAM PUMP VILLAGE OV ENLARGED SITE PLAN 30' SEWER ESMT. GENERAL NOTES: 1. GROSS AREA OF DEVELOPMENT IN ACRES: 1.6 ACRES (70,036 S.F.) 2. GROSS FLOOR AREA: 107,544 S.F. 3. FLOOR AREA RATIO (FAR): MAX FAR ALLOWED IS ,544 S.F./70,036 S.F. = 1.6 FAR PROPOSED 4. LOT COVERAGE PERCENTAGE: 34,850 S.F./70,036 S.F. = 50% 5. GROSS AREA OF ALL IMPERVIOUS SURFACES IS 58,800 S.F. 6. TOTAL MILES OF NEW PUBLIC STREETS IS 0.0 MILES 7. TOTAL MILES OF NEW PRIVATE STREETS IS 0.0 MILES 8. PROPOSED USE: C-2 COMMERCIAL/ SELF-STORAGE 9. CONSTRUCTION TYPE: III-B 10. LANDSCAPE COVERAGE: 9,037 S.F./70,036 S.F. = 13% 11. ASSURANCES FOR SITE IMPROVEMENTS, LANDSCAPING AND RE-VEGETATION BONDS MUST BE POSTED PRIOR TO ISSUANCE OF GRADING PERMITS. 12. WATER SERVICES: ORO VALLEY WATER UTILITY 13. TELEPHONE SERVICE: CENTURY LINK 14. GAS SERVICE: SOUTHWEST GAS 15. POWER SERVICE: TUCSON ELECTRIC POWER 16. PREVIOUS ZONING HISTORY: FEBRUARY 5, PAD ORDINANCE NO. (0) JULY 10, PAD OV SEPTEMBER 22, PAD ORDINANCE NO. (0) JANUARY 5, PAD (0) MARCH 28, PLANNED AREA DEVELOPMENT STEAM PUMP VILLAGE DEVELOPMENT PLAN (OV ) 1 OF 7 SELF-STORAGE AT STEAM PUMP VILLAGE