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To: |
Hillside Building Committee |
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From: |
Hugo Vasquez; Hillside Development Administrator |
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Date: |
March 10th, 2021 |
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Subject: |
Formal review for a new single family residence at 4502 E Moonlight Way (APN 169-11-003D and 169-11-003E). |
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Narrative: |
The proposed project shall construct a new single family residence with a pool. The new project has an application date of October 19th, 2020 and will be reviewed under the 2018 Hillside Development Regulations. |
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Lot Data |
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1. |
Area of Lot |
1.037 ac or 45,186 ft² |
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2. |
Area Under Roof |
11,250 ft² |
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3. |
Floor Area Ratio |
24.90% |
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4. |
Building Site Slope |
12.74% |
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5. |
Allowable Disturbed Area |
19,947 ft² (44.14%) |
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6. |
Existing Gross Disturbed Area |
35,870 ft² (79.38%) |
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7. |
Proposed Net Disturbed Area |
22,885 ft² (50.65%) |
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8. |
Maximum Building Height |
32 ft - 9 in |
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9. |
Overall Height |
40 ft - 0 in |
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10. |
Volume of Cut/Fill |
1,014 yd³ |
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11. |
Hillside Assurance |
$38,220 |
Background
An existing residence is constructed on one Town parcel and a Clearwater Hills (Maricopa County) parcel. The ownership includes an additional parcel undisturbed parcel of approximately 1,600 ft2.
Variance
A variance for the property was approved on October 7th, 2020. The approved variance allows for the residence into the setbacks, allows the residence to encroach into the Mountain Top Ridgeline Limit, and allows retaining walls to encroach into the setbacks.
New Single Family Residence
The new project shall construct a new single family residence with approximately 11,250 ft2 of floor area constructed within the Town parcel.
Guesthouse
No guesthouse has been proposed within the Township.
Driveway
A driveway entering from E Moonlight Way is proposed. Proposed materials for the driveway and auto court are dark gray pavers (Charcoal, LRV 24/28). All materials shall have an LRV of 38 or less.
Pool
A pool is proposed north of the residence.
Building Materials
The proposed building materials shall include stucco and soffit finishes in tan (DEC717, Baked Potato, LRV 34) and roof fascia in light tan matching proposed stone accents (LRV 52). Limestone accents (Silverdale, LRV 52) are proposed. Roof shall be brown and red clay tile (Boral - Madera Blend, LRV 28). Metal door and wind frames shall be black (LRV 5). Gates and patio railing shall be dark gray (DE6385, Black Bean, LRV 7). Exposed roof beams and wood doors shall be stained and sealed (Spice Brown, LRV 20). A black fabric awning is also proposed. Stone veneers (LRV 33) are proposed for walls and columns, and weather wood (Accoya, LRV 37) is proposed for a BBQ gate. All materials shall have an LRV of 38 or less, unless explicitly approved by the Hillside Building Committee.
Hardscape
Limestone tiles (LRV 25-36) are proposed for patio and pool deck surfaces. Flagstone (Fossil Creek, LRV 34) shall be used for walkways and select outdoor areas. Lawn borders shall be constructed with brick borders (LRV 36). All materials shall have an LRV of 38 or less.
Building Lighting
All proposed building lighting within Town limits shall be provided through nineteen (19) recessed can lights (465 lumens actual / 750 lumens allowable) and seven (7) wall sconces (420 lumens actual / 750 allowable). All light sources shall have a maximum color temperature of 3000K.
Landscape Lighting
Landscape lighting within Town limits includes seventeen (17) path lights (96 lumens actual / 250 lumens allowable), four (4) up lights (135 lumens actual / 150 lumens allowable), and eight (8) wall lights (78 lumens actual / 250 allowable). All light sources shall have a maximum color temperature of 2700K.
Landscaping
Areas disturbed during construction will be revegetated with Sonoran Desert seed mix. Three (3) lawns and an artificial turf area are proposed across the Town parcels. Pine trees screening existing cuts shall remain in place. Additional proposed site vegetation is provided on the table below:
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Trees |
Shrubs |
Shurbs |
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Fruitless Olive |
Natal Plum ‘Green Carpet’ |
Tuscan Blue Rosemary |
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Ironwood |
Little Rev Flax Lily |
Mexican Bush Sage |
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Native Mesquite |
Blue Emu Bush |
Trailing Germander |
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Texas Mountain Laurel |
Pineapple Guave |
Arabian Lilac |
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Cacti / Accents |
Dwarf Yaupon Holly |
Groundcover |
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Artichoke Agave |
Fern Leaf Lavender |
Bush Morning Glory |
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Weber’s Agave |
White Cloud Sage |
Angelita Daisy |
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Aloe Vera |
Rio Bravo Sage |
Bandana Cherry Sunrise Lantana |
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Coral Aloe |
Japanese Privet |
Periwinkle |
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San Pedro Cactus |
Compact Myrtle |
Vines |
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Candelilla Plant |
Dwarf Ollie |
Bougainvillea ‘Barbara Karst’ |
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Shrubs |
Russian Sage |
White Bougainvillea |
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Iceberg Rose |
Pittosporum |
Lady Bank’s Rose ‘White’ |
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Trailing Rosemary |
Pink Iceberg Rose |
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Land Disturbance
A gross disturbance of 79.38% (35,870 ft2) currently exists on the lot and the building pad slope of 12.74% allows a disturbance of 44.14% (19,947 ft2) the lot. The applicant has proposed a net disturbed area of approximately 50.65% (22,885 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. Stormwater generated onsite will be retained within retention basins on both the Town and Maricopa County parcels. The applicant will require approval of the drainage design by Maricopa County and an agreement to follow Town stormwater standards.
Sewer
A sewer connection extending from the north is proposed.
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 $38,220.
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. 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. 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. The qualified inspector shall be required to provide a written verification that the improvements were completed per plan prior to the final approval.
7. All recommendations provided in the Safety Improvement Plan shall be followed 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. 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.
8. 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.
9. 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.
10. 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.
11. Natural stone selections shall not exceed the maximum allowable LRV of 38, unless explicitly approved by the Hillside Building Committee. 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.
12. 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.
13. Pending approval from Maricopa County, the applicant shall construct and maintain storm drainage facilities as required by the Town’s Storm Drainage Design Manual and as shown on the approved grading and drainage plan. The Town-required Storm Drainage Facilities Agreement shall include both Town and Maricopa County parcels. The owner shall be required to maintain storm drainage facilities as approved by the Town. Any future changes to the Town-approved plan shall require Town and Maricopa County approval.
14. Overall height, including chimneys, shall not exceed the maximum allowed 40’ height. Updated plans correcting elevations on Sheet A6.01 to be provided for Staff review and approval prior to submitting for a building permit.