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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 new single family residence at 5452 E Morrison Lane (APN 169-06-064). |
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Narrative: |
The proposed project shall demolish the existing residential structure and shall construct a new single family residence. The new project has an application date of October 31st, 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 |
2.508 ac or 109,231 ft² |
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2. |
Area Under Roof |
14,053 ft² |
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3. |
Floor Area Ratio |
12.87% |
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4. |
Building Site Slope |
11.38% |
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5. |
Allowable Disturbed Area |
56,239 ft² (51.49%) |
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6. |
Previously Approved Net Disturbed Area |
58,605 ft² (53.65%) |
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7. |
Proposed Net Disturbed Area |
49,205 ft² (45.05%) |
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8. |
Maximum Building Height |
37 ft - 4.25 in |
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9. |
Overall Height |
39 ft - 11.25 in |
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10. |
Volume of Cut/Fill |
1,671 yd³ |
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11. |
Hillside Assurance |
$58,170 |
Background
The property currently has a 8,200 ft2 residential structure constructed in 1988.
New Single Family Residence
The proposed project shall construct a new single-story residence with approximately 11,000 ft2 of livable area.
Pool
A pool is proposed at the north end of the property.
Building Materials
The proposed building materials shall include stucco finishes in gray (SW77024, Functional Gray, LRV 37). Roof shall be gray concrete roof tiles (Boral Stone, Mountain Dark, LRV 13). Window and door frames shall be anodized aluminum (Western Satin, LRV 18) and all other metal elements shall be black (LRV 19). Composite wood cladding (Geolam Qualita, LRV 15), stone fin walls (Pamplona Novo, LRV 22), and grey/gold splitface limestone (LRV 30) shall be utilized for other building details. Stone sills shall be grey/gold smooth limestone (LRV 30). All materials shall have an LRV of 38 or less.
Hardscape
The existing driveway will remain in place and shall be stained darker to ensure compliance with the maximum allowable LRV of 38. The auto court area shall receive new Belgard pavers (Graphite, LRV 15). The patio and pool deck areas shall receive an ancient limestone finish (LRV 28). All materials shall have an LRV of 38 or less.
Building Lighting
All proposed building lighting shall be provided through thirty (30) recessed can lights (465 lumens actual / 750 lumens allowable), and fourteen (14) wall sconces (400 lumens actual / 750 allowable). Three (3) of the proposed wall sconces are specified at the entry gate, however staff has noted that those are not code compliant (see Stipulation #12). All light sources shall have a maximum color temperature of 3000K.
Landscape Lighting
Landscape lighting includes twenty-nine (29) path lights (73 lumens actual / 250 lumens allowable), twenty-eight (28) up lights (135 lumens actual / 150 allowable), and forty-three (43) wall lights (78 lumens actual / 250 allowable). All light sources shall have a maximum color temperature of 2700K.
Landscaping
Artificial turf is proposed east and west of the pool, with a small patch of putting green on the west. Proposed site vegetation is provided on the table below:
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Trees |
Groundcovers |
Accents/Cactus |
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Ironwood |
Damianita |
Cameron's Red Aloe |
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Foothills Palo Verde |
Goodding Vebena |
Dawe's Aloe |
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Shrubs |
Blackfoot Daisy |
Cape Aloe |
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Blue Hibiscus |
Mexican Evening Primrose |
Little Red Riding Hood Aloe |
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Triangle Leaf Bursage |
Accents/Cactus |
Desert Milkweed |
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Pink Fairy Duster |
Century Plant |
Saguaro |
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Black Dalea |
Fox Tail Agave |
Desert Christmas Cholla |
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Indigo Bush |
Cow Horn Agave |
Staghorn Cholla |
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Brittlebush |
Whale's Tongue Agave |
Dragon Tree |
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Turpentine Bush |
Parry's Agave |
Argentine Giant |
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Chuparosa |
Giant Agave |
Golden Barrel Cactus |
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Mexican Honeysuckle |
Rough Agave |
San Pedro Cactus |
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Creosote |
Sharkskin Agave |
Candelilla |
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Autumn Sage |
Blue Agave |
Candelabra |
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Jojoba |
Medicinal Aloe |
Crown of Thorns |
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Globe Mallow |
Hercules Aloe |
Moroccan Mound |
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Accents/Cactus |
Beavertail Prickley Pear |
Lady's Slipper |
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Churee |
Engelmann's Prickley Pear |
Night Blooming Cereus |
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Fire Sticks |
Purple Prickley Pear |
Mexican Fence Post |
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Compass Barrel |
Cardon |
Organ Pipe |
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Blue Barrel Cactus |
Totem Pole Cactus |
Banana Yucca |
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Fire Barrel Cactus |
Spiral Totem Pole Cactus |
Soaptree Yucca |
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Ocotillo |
Tall Slipper Plant |
Beaked Yucca |
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Zizi Plant |
Lilac Vine |
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Land Disturbance
A gross disturbed area of 53.65% (58,605 ft2) currently exists on the lot and the building pad slope of 11.38% allows a disturbance of 51.49% (56,243 ft2) the lot. The applicant has proposed a net disturbed area of approximately 44.89% (49,205 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 with underground storage tanks located in the driveway and in the north patio.
Sewer
The property has an existing connection to a public sewer system.
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 $58,170.
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.
12. Front entry gate lighting, as depicted on Sheet A9.02, shall be reduced to a maximum of two lights and alternative fixtures that comply with landscape lighting guidelines shall be provided. Updated plans and specifications shall be subject to Chair and Staff review and approval prior to submitting for a building permit. Lighting must be a minimum of 10' behind the property line.