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To: |
Hillside Building Committee |
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From: |
Hugo Vasquez; Hillside Development Administrator |
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Date: |
June 10th, 2020 |
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Subject: |
Formal Review for a major remodel and addition at 6024 N 42nd Street (APN 169-22-041). |
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Narrative: |
The proposed project shall remodel an existing single family residence. The new project has an application date of November 4th, 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 |
1.135 ac or 49,439 ft² |
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2. |
Area Under Roof |
5,394 ft² |
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3. |
Floor Area Ratio |
10.91% |
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4. |
Building Site Slope |
13.40% |
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5. |
Allowable Disturbed Area |
20,255 ft² (40.97%) |
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6. |
Existing Net Disturbed Area |
26,493 ft² (53.59%) |
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7. |
Proposed Net Disturbed Area |
9,049 ft² (18.30%) |
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8. |
Maximum Building Height |
19 ft - 8 in |
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9. |
Overall Height |
28 ft - 3 in |
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10. |
Volume of Cut/Fill |
253 yd³ |
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11. |
Hillside Assurance |
$10,057 |
Background
The existing residence was originally constructed in 1972.
Remodel
The proposed project will remodel the single-story residence with approximately 5,000 ft2 of livable area. Major changes, including a new roof, are proposed.
Pool
A new pool and patio are proposed south of the residence.
Building Materials
The proposed building materials shall include stucco, soffit, and roof finishes in tan (Dunn Edwards, Shaggy Barked, LRV 38). Metal frames, fascia, and railings shall be dark bronze (LRV 4). Travertine stone veneer (LRV 30) shall be utilized. All materials shall have an LRV of 38 or less.
Hardscape
Stone pavers (Desert Blend, LRV 29) shall be shall be used for the driveway. The patio shall utilize travertine (Noce, LRV 27). All materials shall have an LRV of 38 or less.
Building Lighting
All proposed building lighting shall be provided through twenty-two (22) recessed can lights (600 lumens actual / 750 lumens allowable) and three (3) sconces (623 lumens actual / 750 allowable). All light sources shall have a maximum color temperature of 3000K.
Landscape Lighting
Landscape lighting includes three (16) up lights (135 lumens actual / 150 allowable), nine (9) path lights (94 lumens actual / 250 allowable), one (1) well light, and three (3) submersible up lights (110 lumens actual / 150 allowable). All light sources shall have a maximum color temperature of 2700K.
Landscaping
Areas disturbed during construction will be revegetated with native seed mix. Additional proposed site vegetation is provided on the table below:
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Trees |
Shrubs/Accents/Ground Cover |
Shrubs/Accents/Ground Cover |
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Blue Palo Verde |
Saguaro |
Golden Barrel Cactus |
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Foothills Palo Verde |
Sticks of Fire |
Pincushion Cactus |
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Shrubs/Accents/Ground Cover |
Ocotillo |
Hedgehog Cactus |
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Murphy’s Agave |
Beaver-Tail Prickly Pear |
Mexican Fence Post |
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Gopher Plant |
Purple Hear |
Desert Milkweed |
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Creosote |
Arizona Barrel Cactus |
True Aloe |
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Pink Fairy-Duster |
Brittle Bush |
Desert Marigold |
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Globe Mallow |
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Land Disturbance
A gross disturbed area of 53.59% (26,493 ft2) currently exists on the lot and the building pad slope of 13.40% allows a disturbance of 40.97% (20,255 ft2) the lot. The applicant has proposed a net disturbed area of approximately 18.30% (9,049 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 within the landscaped area located south of the residence.
Sewer
Public sewer is not located near the property. A new septic system is proposed east of the pool area.
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 $10,057.
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. A landscape as-built plan shall be provided by the landscape designer at the time of the Final Hillside inspection and prior to the issuance of a Certificate of Occupancy. See Stipulation #1 for more information.