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Home My WebLink About12/14/2004 Study Session MinutesJIIINUTES OF STUDY SESSION MARANA' TO't~'N HAIL DECEl1'~BER 14, 20Q4 PLACE AND DATE Marana Town Hall, December 14, 2004 I. CALL TO ORDER Vice Mayor Kai called the study session to order at 5:35 p.m. There was no official roll call. All of the Council Members were present and seated at the dais with the exception of Mayor Sutton who was excused. 3. Executive Session pursuant to A.R.S. §38-431.03(A)(3) for legal advice concerning the public hearing, council action and referendum processes applicable to the Tortolita Vistas development project (Frank Cassidy) Upon motion by Council Member Honea, seconded by Council Member McGorray, unanimous approval to go into executive session was given. Vice Mayor Kai reconvened the Council meeting at 6:05 p.m. with all Council Members present and seated on the dais with the exception of Mayor Sutton. 1. Presentation: Tortolita Vistas Specific Plan (Barbara Berlin) Barbara Berlin presented this item to the Council and explained it was a revision of the Tortolita Vistas Specific Plan adopted in July 2004. She said that the Citizens for Responsible Growth in Marana, the group of petitioners in the Tortolita Vistas rezoning referendum action, met with Cottonwood Properties officials, the developer, in order to reach a compromise on the number of houses that would be allowed on the property site and in hopes of nullifying the need for a referendum. She said that the developer had presented Town staff with atwo-party agreement which contained a reduction in the land use intensity initially allowed as well as providing additional zoning conditions. She pointed out that Cottonwood Properties had asked the Town Council to repeal the adopted Tortolita Vistas Specific Plan and to replace it with the conditions agreed to by the Citizens for Responsible Growth in Marana and the developer. She said this action would be with the understanding that the developer would soon thereafter amend the specific plan for re-adoption. She said that representatives from Cottonwood Properties were present in the audience and would be happy to answer any questions. Vice Mayor Kai asked Ms. Berlin to speak about the density issues. 1 MINU~'ES OF STUDI' SESSION MARANA TOWN HALL DECEhLBER 14, 2004 Ms. Berlin said that the development area's location was governed by biological opinion and that a 40% disturbance was allowed with 60% of the parcel to be left undisturbed. She said that the total acreage was approximately 231 and that the buildable area of 92 acres would not change. She remarked that the maximum lots allowed under the original specific plan was 400 and that the proposed revised plan would allow only 1551ots. She stated that, while both plans would allow up to 40% disturbance, one of the main differences was that the original plan with 400 units would have a mass grading of that 40% land mass but that the newly proposed plan with individual parcels would be graded on an individual lot basis. She explained that the lot sizes were the biggest difference between the two plans and that the original plan allowed for 6,000 sq. ft. lots while the proposed revision required 32,000 sq. ft. lots as the minimum lot size. She went on to explain that the gross density changed dramatically versus the net density which was reduced from the approved 5 dwelling units per acre. She said this figure would now be 1.96 dwelling units per acre net. She remarked that the setbacks originally planned were fora 15 foot front and rear setback and that the revised plan had a 20-foot front setback without a specified rear setback although with the individual grading it would be presumably larger. Mr. Reuwsaat commented that this action was publicly noticed for the December 21St regular Council meeting so that it could appropriately go through the legislative process. He said that the Town staff had reviewed the proposed changes and would be recommending some additional conditions. Council Member Honea said that another condition was needed as well if the adopted specific plan or current agreement was going to be scrapped. He said that the developer needed to be held to the same design guidelines that the Town was currently developing for the northwest area. He said that there needed to be verbiage similar to Willow Ridge added to any new plan. Mr. Cassidy commented that his understanding of the Towri s design guidelines were that they were not going to apply to larger lots of this size, 32,000 sq. ft. lots. He said that he perceived the guidelines to apply to lots of 12,000 sq. ft. or smaller. Council Member Honea said that no one had told him about that application. He said that this condition was something that still needed to be considered on any housing development in the Marana area, period. MINUTES OF S1'UDl' SESSIQN M~ItANA '~'O HA~,L DECEMBER 1d, ~d0~ Vice Mayor Kai asked if anyone from the public wanted to speak on this issue. There were no speakers and no further discussion regarding this topic. 2. Presentation: Town Center Planning and Phoenix Area Visit (Barbara Berlin) Ms. Berlin led the presentation regarding the Town Center planning and explained that she would be showing a number of photos taken during a recent Council field trip to visit several Phoenix-area communities focusing around the town core design concept. She said that the photos were of the DC Ranch development in Scottsdale and the Verrado development near Buckeye, and that they illustrated many of the interesting design features which might be applied to Marana's own town center planning process. The Planning Director pointed out such features as container landscaping, elevation changes which created visual interest, varied roof heights, mixed building materials, and shaded, enclosed recreation areas. She explained that these design elements gave the community an appeal and look that suggested the area had evolved over a number of years instead of being built simultaneously as one new development. Ms. Berlin continued by pointing out design elements such as wide sidewalks and canopied walkways, pedestrian-friendly crosswalks and boulevard-style roadways, dramatic vistas created by unique landscaping, public square elements, and the use of balconies and elevated porches which created pleasant transition areas between private housing and public spaces. Council Member Honea pointed out that none of the rooflines along the housing row were the same height and that this eliminated the monotony of one rooftop pitch after another. He said that even though the lots were fairly small and relatively close the design concept gave a different appearance. Ms. Berlin continued the presentation and outlined the treatment of the main boulevard in the town square area of the Verrado development. She said that a large open space had been created between the two travel lanes and town houses being built close by and behind the commercial block. Council Member Honea commented that greenery had been utilized on collector streets and in the parks but that a zeroscape was used as the development panned out away from the main streets. He said that the developer had wanted to emphasize the aesthetic value in the business areas, along the main streets, and in the parks while realizing that the desert climate was not conducive to lawns and lush greenery throughout the development. 1111NUTES 4F STUn~' SESSION MARANA TOWN MALE DECEMBER' l4, 2004 Ms. Berlin concluded the presentation by pointing out that the use of archways, wall placements, and gates in such a way as to create a differentiation of public and private space without blocking the different areas entirely was a strong design element featured in both of the developments visited by the Marana group. She said that this design concept always created a transition area between the public and private spaces. Vice Mayor Kai said that the Council needed to guide the consultants at Swaback Partners to have flexibility in the Town core design. He said that the builders and developers had to sell the product and that if the Towri s set of guidelines were too strict then the developers' and builders' investment would be jeopardized. Council Member Blake remarked that commercial and retail businesses had already located around the town center even in the areas where only 87 homes were occupied and the project's buildout had not been reached. He said that the developers had used such innovative design features that the community was very inviting to the outside public who drove from other areas to shop in the unique project. He said that there was activity noted by the Council members while they were on the tour. He said that he believed the commercial interests were developed along with the residential housing and that this had made a big difference in the success of the two communities. Mr. Reuwsaat commented that economic incentives had been set by the developers and that it was important for Marana to be flexible with its design guidelines as the Vice Mayor had suggested. He said that the town center plan and the standards, both residential and commercial, were going to be somewhat more stringent within the town center area in order to create an environment that Dove Mountain and Continental Ranch residents would all recognize as the downtown area of Marana. He said that the community identity set for the area surrounding the town center would be significantly higher than those set for the outlying subdivisions. He reported that the first set of standards would be ready for Council review at the December 21St Council meeting. Council Member Honea said that all of the homes in the Verrado development had been built by production builders like KB Homes, Pulte Homes, Richmond American, and US Homes yet the unique facades, different housing unit angles, and varied rooftops truly enhanced the beauty of the community. He said that it eliminated the monotony of the average subdivision that was becoming commonplace in the Marana area. 4 RIINUTLS OF S~'UDY SESSION MARA.NA TO~~'lti` HALL DECEMBER 14, 2Q04 XI. ADJOURNMENT Upon motion by Council Member McGorray, seconded by Council Member Blake, approval to adjourn was unanimous. The time was 6:38 p.m. CERTIFICATION I hereby certify that the foregoing are the true and correct minutes of the Marana Town Council study session held on December 14, 2004. I further certify that a quorum was present. yn onson, Town Clerk ~``1f01~~'~-~'I o~•,°~oF ^qq s~i ``~rtM-Irj~~', d F®r CORPORt,~f % e oc+o .~ ~ ~p~ ~ ~ ~ s 5 MARANA TO ~V~ COUNCIL MEETING' Public Attendees DATE: ff?./~ ~'/ ~I /_Z~'_A.," /Z/., ,,~ d/ Name Address