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To: |
Hillside Building Committee |
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From: |
Hugo Vasquez; Hillside Development Administrator |
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Date: |
May 13th, 2020 |
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Subject: |
Formal Review for a new single family residence at 5939 E Quartz Mountain Road (APN 169-48-005A). |
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Narrative: |
The proposed project will construct a new single family residence on a lot with an existing guesthouse. The new project has an application date of December 5th, 2019 and will be reviewed under the 2018 Hillside Development Regulations. |
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Lot Data |
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1. |
Area of Lot |
1.141 ac or 49,715 ft² |
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2. |
Area Under Roof |
10,355 ft² |
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3. |
Floor Area Ratio |
20.83% |
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4. |
Building Site Slope |
16.67% |
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5. |
Allowable Disturbed Area |
14,084 ft² (28.33%) |
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6. |
Existing Net Disturbed Area |
8,073 ft² (16.24%) |
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7. |
Proposed Net Disturbed Area |
13,743 ft² (27.64%) |
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8. |
Maximum Building Height |
17 ft - 2 in |
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9. |
Overall Height |
38 ft - 6 in |
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10. |
Volume of Cut/Fill |
1,800 yd³ |
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11. |
Hillside Assurance |
$61,495 |
Background
There is an existing guest house on the property that was originally constructed in 1959.
New Single Family Residence
The proposed project will construct a new single-story residence with approximately 6,000 ft2 of livable area.
Pool
The pool at the existing guesthouse will remain on site.
Building Materials
The proposed building materials shall include a taupe stucco finish (Dunn Edwards, Barnwood Gray, LRV 31) and a matching foam on flat portions of the roof. Clay tiles (Baja Mission, LRV 10) shall be used in all other portions of the roof. Other materials include metal door and window frames in anodized dark bronze (LRV 8), matching hand rails, and matching chimneys. Proposed stone work shall be Arizona Schist Stone (LRV 18). All materials shall have an LRV of 38 or less.
Hardscape
Driveway pavers shall match existing keystone hardscapes with granite setts (LRV 10). All materials shall have an LRV of 38 or less.
Building Lighting
New proposed building lighting shall be provided through fourteen (14) recessed lights (380/480 lumens actual / 750 lumens allowable) and eight (8) sconces (500 lumens actual / 750 allowable. All light sources shall have a maximum color temperature of 2700K.
Landscape Lighting
New landscape lighting includes eighteen (18) pendant lights (120 lumens actual / 250 lumens allowable and ten (10) up lights (100 lumens actual / 150 lumens allowable). Eight (8) in-ground well lights (120 lumens actual / 250 lumens allowable) currently exist on the property. All light sources shall have a maximum color temperature of 2700K.
Landscaping
Proposed site vegetation is provided on the table below:
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Tree |
Cactii/Shrub/Ground Cover |
Shrub/Ground Cover |
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Ironwood |
Saguaro |
Creosote |
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Texas Ebony |
Ocotillo |
Picta Agave |
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Mesquite |
Prickly Pear |
Tropical Agave |
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Texas Mountain Laurel |
Morrocan Mound |
Parry’s Agave |
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Jacaranda |
Giant Argentine |
Americana Agave |
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Acacia Smallii |
Golden Barrel |
Blue Flame Agave |
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African Sumac |
Red Barrel |
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Land Disturbance
The building pad slope of 16.67% allows a disturbance of 28.33% (14,084 ft2) of the lot. The applicant has proposed a net disturbed area of approximately 27.64% (13,743 ft2).
Grading and Drainage
There will be grading associated with the construction of the property in order to properly retain the “pre vs post” storm water volumes for the 100-year, 2-hour rainfall event. Stormwater generated onsite will be retained in basins south of the existing guesthouse and west of the driveway.
Sewer
Sewer is located south of the property and above the residence. A new septic system will be required.
Hillside Safety Improvement Plan
The Applicant submitted a Hillside Safety Improvement Plan in accordance with the Hillside Safety Improvement Measures and Process Manual per Section 5-10-9 of the Town Code. The plan completed 45 days without any public comment.
Formal Plan Review
Should the Hillside Committee wish to approve this application, staff suggests the following stipulations:
1. Any changes to the Hillside-approved plans may result in delays in permit plan review and inspection processes. Any proposed changes should be reported to the Staff to determine compliance with Hillside Development Regulations. Changes may be subject to a Staff, Chair, or Committee review.
2. The Applicant shall submit a Construction Staging Plan to the Town per the Hillside Safety Improvement Measures and Process Manual for review and approval prior to being issued a building permit.
3. The Applicant shall submit a liability insurance policy for the proposed project in the amount of $2 million per occurrence and $5 million aggregate naming the Town of Paradise Valley as an additional insured prior to being issued a building permit.
4. Prior to issuance of a permit, the Applicant shall submit a Hillside Assurance in the amount of $126,625.
5. All construction parking shall be located on the property as much as possible. Any offsite parking shall be confined to the adjacent streets along the immediate property frontage. All offsite parking shall be located on the same side of the street. No construction materials will be allowed to be stored on the Town’s right-of-way.
6. All recommendations provided in the Safety Improvement Plan shall be followed by the applicant. Any field work related to the Safety Improvement Plan, including but not limited to rock bolting, rock cuts, mesh placement, and boulder stabilization methods, shall be inspected by a qualified Special Inspector contracted by the applicant. An Arizona Registered Engineer contracted by the applicant shall review, for compliance with the recommendations provided in the Safety Improvement Plan, the proposed plans prior to submitting for a permit. The contracted Arizona Registered Engineer shall provide a sealed letter stating that the plans submitted are in accordance with the Safety Improvement Plan.
7. No final approval or certificate of occupancy shall be issued until all Hillside stipulations and all Town Code requirements are complied with, including, but not limited to, landscaping, fire flow, fire safety and all onsite and offsite improvements.
8. The limits of construction and proposed disturbed areas shall be clearly staked in the field, with visible roping, prior to demolition and during construction and shall conform to the approved individual site analysis plan. Photos of the staking shall be provided prior to issuance of a demolition and/or building permit.
9. Noise from construction that can be heard off-site, including, but not limited to, hydraulic ram hammers, equipment used to cut through rock, machinery with audible back-up warning devices, powered machinery, truck delivery and idling, constant and persistent hammering, shall comply with Article 8-10, Nuisance Noise, as set forth in the Town Code. Heavy Equipment and construction-related deliveries are generally limited between the hours of 7:00 a.m. and 5:00 p.m. Monday through Friday; no work on Saturday, Sunday or legal holidays. Exceptions include a one hour early start time in summer, time exceptions granted by the Town Manager, and construction not defined as Heavy Equipment or deliveries that can occur outside the 7:00 a.m. to 5:00 p.m., Monday through Friday, time frame.
10. Natural stone selections shall not exceed the maximum allowable LRV of 38. Care should be taken when selecting to ensure that the maximum LRV is not exceeded. Failure to comply with may result in delays obtaining a Certificate of Occupancy.
11. The applicant shall lower the patio located north of the new residence in order to reduce the fill to a maximum of 7.5 feet. The updated plan shall be reviewed and approved by Chair and Staff prior to submitting for a permit.