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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: |
Combined review for modifications to the previously approved plans at 4208 E Lamar Road (APN 169-53-038). |
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Narrative: |
The proposed project shall raise the garage height, extend the pool length, and update the west elevation of the previously approved application. The project has an original application date of June 20th, 2018 and will be reviewed under the 2017 Hillside Development Regulations. The new owner continued the original application on May 1st, 2019. |
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Lot Data |
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1. |
Area of Lot |
1.119 ac or 48,723 ft² |
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2. |
Area Under Roof |
9,902 ft² |
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3. |
Floor Area Ratio |
20.32% |
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4. |
Building Site Slope |
45.10% |
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5. |
Allowable Disturbed Area |
4,624 ft² (9.49%) |
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6. |
Existing Net Disturbed Area |
28,946 ft² (59.41%) |
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7. |
Proposed Net Disturbed Area |
26,693 ft² (54.79%) |
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8. |
Maximum Building Height |
14 ft - 0 in |
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9. |
Overall Height |
17 ft - 4.625 in |
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10. |
Volume of Cut/Fill |
544 yd³ |
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11. |
Hillside Assurance |
$13,600 |
Background
The property currently contains a 4,600 ft2 residential property current under construction.
Remodel and Addition
The proposed remodel shall include expanding the existing garage and constructing a master suite on the northeast corner of the residence. A new west elevation that eliminates a stucco wall has been proposed.
Garage
The garage shall be raised to 14 ft from the originally approved 8 ft height in order to accommodate additional vehicle storage.
Pool
The previously approved pool has been extended by 8’ towards the north.
Building Materials
There are no changes proposed for the building materials, The proposed building materials shall include a gray foam roof (Sherwin Williams, Cyberspace, LRV 6) and the building shall be gray stucco (Granite Gray, LRV 23). Other materials include painted metal fascia (Sherwin Williams, Cyberspace, LRV 6), dark bronze aluminum (Dark Bronze, LRV 6) and dark gray spa/pool finishes (Black Diamond Treasure, LRV 15). The deck shall be gray concrete pavers (LRV 13), retaining walls shall be gray concrete (LRV 32), and the driveway shall be gray exposed aggregate concrete (LRV 29). Garage door glass will be frosted finish and safety railing will be tempered glass. All materials shall have an LRV of 38 or less.
Building Lighting
There are no changes proposed for the building lighting. All proposed building lighting shall be provided through twelve (12) recessed can lights (720 lumens actual / 750 lumens allowable). All light sources shall have a maximum color temperature of 3000K.
Landscape Lighting
There are no changes proposed for the landscape lighting. Landscape lighting includes four (4) up lights (100 lumens actual / 150 lumens allowable), seven (7) traffic lights (10 lumens actual / 250 lumens allowable), six (6) recessed wall lights (231 lumens actual / 250 lumens allowable), and four (4) path lights (100 lumens actual / 250 lumens allowable). All light sources shall have a maximum color temperature of 3000K.
Landscaping
No changes are proposed for the landscaping. All disturbed areas shall receive a Sonoran Desert seed mix. Proposed site vegetation is provided on the table below:
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Tree |
Shrub/Ground Cover |
Cactus/Succulent |
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Ironwood |
Creosote |
Ocotillo |
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Foothills Palo Verde |
Jojoba |
Fishook Barrel Cactus |
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Palo Brea |
Cleveland Sage |
Santa Rita Prickly Pear |
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Desert Ruellia |
Yucca |
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Chuparosa |
Staghorn Cholla |
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Brittlebush |
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Black Dalea |
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Triangleleaf Bursage |
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Mormon Tea |
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Land Disturbance
The building pad slope of 45.10% allows a disturbance of 9.50% (4,624 ft2) of the lot. The lot has a pre-existing net disturbance of 59.40% (28,946 ft2). The applicant has proposed a net disturbance of approximately 54.80% (26,693 ft2), which is less than the existing disturbance.
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. The property will be graded in a fashion that all onsite stormwater will ultimately flow towards two storage pipes under the driveway. Offsite flows in the east side of the property shall be redirected to the north and south ends of the property.
Sewer
The existing septic system is proposed for the property. No sanitary sewer exists in the near vicinity of the property.
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.
Combined 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 $13,600.
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. Glass railings shall be installed so as to be non-reflective in direct sunlight.