HomeMy WebLinkAboutOrdinance 96.08 Amending the Continental Ranch specific plan zoningMARANA ORDINANCE NO. 96.08
AN ORDINANCE OF THE MAYOR AND COUNCIL OF THE TOWN OF MARANA,
ARIZONA, AMENDING THE CONTINENTAL RANCH SPECIFIC PLAN, CHANGING THE
ZONING OF PARCEL I FROM "ZONE HD" (HEAVY DENSITY RESIDENTIAL) TO "ZONE
C" (COMMERCIAL).
WHEREAS, the Town Council did, on the 5th day of April, 1988, adopt Mararia Town
Ordinance No. 88.09 adopting the Continental Ranch Specific Plan, and has amended the specific
plan from time to time; and
WHEREAS, Ranch Holdings LLC currently owns and is developing that area within the
Town of Max~ which is subject to the Continental Ranch Specific Plan; and
WHEREAS, the owner, through the applicant, WLB Group, has applied to the Town
of Mararia to change the zoning of Parcel 1 of the Continental Ranch Specific Plan as more
particularly described in Exhibit A, attached hereto, from "Zone HD" (heavy density residential)
to "Zone C" (commercial); and
WHEREAS, the Mararia Planning Commission held a public hearing on the rezoning request
on January 17, 1996, and voted 6-0 to recommend that the Town Council grant the amendment to
the Continental Ranch Specific Plan changing the zoning of Parcel I; and
WHEREAS, the Town Council of the Town of Marana held a public hearing on the rezoning
request on February 20, 1996, to obtain public input on the amendment to the Continental Ranch
Specific Plan changing the zoning of Parcel 1, and believes that said change of zoning is in the best
interests of the Town of Marana.
NOW, THEREFORE BE IT ORDAINED that the Mayor and Council of the Town of
Mararia, Arizona as follows:
Section 1: The amendment to the Specific Plan for Continental Ranch is hereby adopt the
change of zoning of Parcel 1 of the Continental Ranch Specific Plan as more particularly described
in Exhibit A, from "Zone HD" (heavy density residential) to "Zone C" (commercial) subject to the
following conditions:
The applicant shall submit a development plan, including a master site plan, coordinating the
development of all of the commercial pads, for Parcel 1. This plan will be required with the
first submittal for development on any of the commercial pads.
The development plan will be reviewed and approved by staff, Planning Commission and
Town Council.
If the individual pads are to be sold as separate commercial lots, then a subdivision plat will
be submitted for processing by the Town.
The applicant shall meet any concerns of the Town Engineer.
Maram, Arizona Ordinance 96,08 Page 1 of 2
The developer will be required to submit a Traffic Impact Analysis (TIA). The TIA will
outline the warrants for a traffic signal and other road improvements that will be necessary
and/or requested prior to a Certificate of Occupancy being issued for the building.
Number, location and width of all driveways to be determined at Development Plan/Tentative
Plat submittal and approved by the Town Engineer.
Full intersection improvements are required for Silverbell/Cortaro. These improvements are
to include, but not be limited to, traffic signal system/safety lighting, and improvements
south of the intersection for a distance as approved by the Town Engineer shall match those
existing to the north. Certificates of Occupancy shall not be issued until all construction
improvements are accepted by the Town Engineer. Applicant shall construct all of these
improvements at its own expense except the installation of the traffic signal.
Applicant shall construct a continuous left turn lane, for the full project frontage along
Cottaro Road, to result in a minimum three-land roadway cross-section, plus shoulders, as
approved by the Town Engineer. The appropriate taper length shall be provided east of the
eastern-most property line extension of Parcel I, as approved by the Town Engineer.
Section 2: All ordinances, resolutions, or motions and parts of ordinances, resolutions,
or motions of the council in conflict with the provisions of this ordinance are hereby repealed,
effective as of the effective date of this ordinance.
Section 3: ff any section, subsection, sentence, clause, phrase or portion of this ordinance
or any part of the code adopted herein by this reference is for any reason held to be invalid or
unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect
the validity of the remaining portions thereof.
PASSED AND ADOPTED by the Mayor and Council of the Town of Mararia, Arizona, this
20th day of February, 1996.
Daniel J. Hechuli
Town Attorney
Mayor'D HO A
Mararia, Arizona Ordinance 96.08 Page 2 of 2
SPECIFIC PLAN AMENDMENT
FOR
CONTINENTAL RANCH, PARCEL I
NOVEMBER 27, 1995
PREPARED FOR:
SOUTHWEST VALUE PARTNERS
RANCH HOLDINGS LTD.
8160 N. Hayden Road
Building J, Suite 208
Scottsdale, Arizona 85258
PREPARED BY:
THE WLB GROUP, INC.
4444 East Broadway Boulevard
Tucson, Arizona 85711
WL8 No. 186031A-
TABLE OF CONTENTS
PURPOSE AND INTENT .......
LOCATION ..........
SCOPE ...........
TRAFFIC STATEMENT .........
PAGE
· 1
2
.3
· 6
SPECIFIC PLAN AMENDMENT FOR CONTINENTAL RANCH, PARCEL
PURPOSE AND INTENT
The purpose and intent of this Specific Plan Amendment is to convert a parcel
identified as having high density, residential zoning {HD) to a neighborhood
commercial use {C}, in order to better serve the residents of Continental Ranch.
The Continental Ranch Specific Plan has identified within in it, approximately
200 gross acres of land identified as having a commercial land use. These
parcels are Parcels 20, 24, 25, 29, 49, 60, 61, 64, 65 and 71. These commercial
parcels are located in three areas primarily: at the intersection of Twin Peaks
and Coachline Roads, along Silverbell Road, and in the industrial portions of the
project east of the Santa Cruz River.
The exis{ing commercial parcels of land which are at the intersection of
Coachline and Twin Peaks are currently at the northern periphery of the first
phase development of Continental Ranch. As such, they are inconveniently located
with respect to users outside of Continental Ranch, as well as the existing
development within Continental Ranch. As such, the traffic circulation at the
commercial sites is not adequate to sustain shopping at this time.
The commercial development areas along Silverbell Road are either remote from the
existing development or inadequate in size to support a commercial center.
tinally, the commercial properties east of the Santa Cruz River, are currently
envisioned to s~rve the commercial needs associated with the Interstate rather
than the surrounding residential areas.
The location ]of neighborhood commercial in close proximity to the existing
Continental Ranc~ developments would also be desirable From a traffic standpoint,
as it would serv'e the residents of the Continental Ranch area closer to their
homes, reducing trip lengths for shopping and potentially avoiding some of the
traffic congestion at the Interstate and Cortaro Road interchange.
LOCATXQN
Parcel ] is a 13.6 acre parcel located at the north corner of the intersection
of Silverbell and Cortaro Road. The property contains a portion of Drainageway
#10 and therefore has a net useable area of approximately 11.2 acres. This
project is located in the extreme south end of the Continental Ranch Specific
Plan.
SCOPE
The existing Continental Ranch Specific Plan is divided into eight (8) sections.
They are specifically:
1. The Specific Plan Summary
2. The Introduction
3. The Development Capability Section
4. The Development Plan
5. Development Regulations
6. Design Guidelines
7. Implementation
8. Appendix
The effects that this proposed specific plan amendment would have on the specific
plan chapters is minimal and will be described below.
I. SPECIFIC PLAN SUMMARY
The 'specific plan summary will remain unaffected by the proposed
amendment.
II. INTRODUCTION
The introduction portion of the specific plan would also remain unaffected
by proposed specific plan amendment.
III. DEVELOPMENT CAPABILITY
The deveqopmen~c~pability portion of the specific plan was written at a
time when the master infrastructure was under construction and had not
been completed. ~ It reflects the Continental Ranch area as it existed
prior to any development and as such, should be overlaid by elements of
the development plan which have been completed.
Specifically, the mass grading of this subdivision creating the "super
pads" enablinO development, have been completed as have the roadway major
and minor arterial improvements contemplated within Phase I project.
Additionally, all of the major drainageways have been constructed, with
the only remaining drainage infrastructure outstanding being that specific
to serve the development areas north of Twin Peaks Road in Phase II. As
it is not the scope of this particular amendment to update the overall
~ontinental Ranch Specific Plan, rather simply to amend a land use on one
parcel. Therefor, no revisions to Development Capability section were
made.
IV. DEVELOPNENT PLAN
It is the intent of this document, to modify as needed, the development
plan component of the specific plan to enable the conversion of a high
density site to a commercial site. The development plan consisted of ten
subcomponents which are addressed below:
a. Purpose and Intent - The purpose and intent of this specific plan
remains unchanged.
b. Goals Ob.iectives and Policies - The goals, objectives and policies
of this specific plan also remain unchanged.
The Land Use Plan - The land use plan for this project is changed
slightly with the conversion of this site from high density to
commercial. Table 1 of the Specific Plan (Page IV-3) is slightly
changed. Conversion of The High Density designation of Parcel I from
.~a residential use to a commercial use alters the high density total
from 97.1 acres to 83.8 acres, with the corresponding target number
of units being reduced from 1,699 to 1,466. Total target number of
units within the Continental Ranch Specific Plan is then revised
from 9,156 to 8,923. The number of commercial acres would then
increase correspondingly from 196.6 acres to 209.9 acres.
Table 2 and Exhibit IV-4 are also revised to reflect this change of
use. These modified exhibits are attached.
d. Public Facilities Plan The public facilities plan remains
unchanged for this project.
e. CircUlation Concept Plan - The circulation concept plan also remains
unchanged, however there is ~pecific traffic related information
relevant to this change that is attached for your consideration.
f. Grading, Concept Plan - The grading concept plan has been ~m@lemented
with the initial phases of the development.
g. Open Space Concept
by this amendment.
h. Trail Concept Plan
is also unaffected
Plan - The open space concept plan is unchanged
- The trail concept plan within the specific plan
by the proposed changed.
Landscape Plan - The landscape plan is unaffected, however elements
of the landscape plan are within this project including the entry
monument at Cortaro and Silverbell Roads.
School and Recreation Facilities The school and recreation
facilities plan remains unchanged by this development, however this
conversion of use from a residential use to a commercial use will
result in fewer school children being generated by the overall
development.
V. DEVELOPMENT REGULATIONS
It is not the intent of this amendment to change in any fashion, any of
the existing development regulations proposed for this project.
VI. DESIGN GUIDELINES
The design guidelines of Continental Ranch will be maintained.
Vll, SPECIFIC PLAN IMPLEMENTATION
The specific plan implementation will be unaffected by this specific plan
amendment, however it should be noted that first phase of this development
will be better served by the development of this commercial than all of
the other commercial sites within Continental Ranch because of its
proximity to both the first phase development and surrounding properties.
VIII. APPENDIX
The appendix is unaffected by this proposed specific plan amendment.
TRAFFIC STATEMENT
The purpose of this traffic statement is address the changes that could be
anticipated by the conversion of use of Continental Ranch Parcel 1 from high
density residential {HD) to commercial {C). This property is located at the
north corner of the intersection of Silverbell andCortaro Roads. Currently, the
intersection of Silverbell and Cortaro Roads is a four-way intersection
controlled by stop signs on the Cottaro Road approaches. To the northwest of the
intersection, Silverbell Road, is divided with four lanes and bike lane. To the
southeast, Silverbell Road is a two-lane roadway. Cortaro Road is two lanes both
east and west of the project with a turn lane for Silverbell turning movements.
The most recent traffic counts on Silverbell and Cortaro reported by PAG, were
taken in 1993 and both indicated approximately 1,400 vehicles per day. There has
been rapid growth in the area since that time and it is likely that both roads
have significantly higher traffic. volumes, particularly Cortaro Road to the
northeast and Silverbell Road to the northwest, due to the development of
Continental Ranch. The intersection of Silverbell Road and Cortaro Road appears
to be experiencing some operational problems due to the transition of the roadway
from a four-lane divided section to a two-lane undivided section at the
intersection with Cortaro Road. Some spot improvements may be necessary to the
roadway to alleviate these operational problems, however it does not appear at
this time, traffic signalization is justified due to the low volumes of
approaching traffic and the minimal delays to any of the movements through the
intersection.
If this site were to be developed as a high density residential development, as
contemplated in the current specific plan, this project would consist of
approximatelye232 residential low rise apartments. This type of development
would generate. an average daily traffic volume of 1,587 vehicle per day with 110
vehicles per hou~ during the peak morning traffic and approximately 139 vehicles
per hour during the evening peak (ITE Code 221). During the a.m. and p.m. peaks,
the trips can be anticipated to be fairly directional with 80% of the morning
trips being trips exiting the site and 66% of the evening trips entering the
site.
Currently, all of the neighborhood shopping opportunities available to residents
in the Continental Ranch area exist a minimum of 4 miles away from the
intersection of Silverbell and Cortaro Roads. Therefore, conversion of this
site, from a residential use to a commercial use will have the effect of reducing
average trip length forthe residents of Continental Ranch whose destination is
stopping at a neighborhood commercial center.
The commercial center itselF, is estimated to have an ADT of approximately 8,600
vehicles per day based upon a 136,600 gross leasable square feet. Further
breaking this number down, it can be anticipated that there would be a lg$ a.m.
peak trips to and from the site and 800 trips during the p.m. peak associated
with this site. At this centers opening, it can be assumed that most of the
users of this center will be residents of Continental Ranch and areas north and
west of Continental Ranch. Residential areas south of the intersection of
Cortaro and Silverbell Roads will also contribute to the demand at this shopping
center although the residential densities in this area are fairly low and the
existing retail areas along Thornydale may be more convenient for pass by trips
(of which a large percentage of the shopping trips are, particularly the p.m.
peak trips).
This center will also draw trips from residential areas east of Interstate 10,
although a planned shopping center at Cortaro and Thornydale Roads is scheduled
to open prior to this center, which may limit this impact.
The primary concern of a neighborhood shopping center such as this one is that
of turning movement capacity. For the Silverbell frontage, left turns must be
available both into and out of the site, to support left turning movements into
the site from residential areas to the north of the commercial center and also
to allow left turns out of the s~te for destination south of the center. Of
these two left turn movements, probably the most important of which is the left
turn movement into the site, based upon the anticipated market area for the
center. If a turn lane opening were not provided for this center at this
location, heavy U-turn movements could be anticipated at the intersection of
Cortaro and Silverbell Roads which would be undesirable.
This site has an opportunity for a median opening along the Silverbell frontage
at the north end of Parcel 1. Although an extended left turn bay exists on
Silverbell Road ~or the Cortaro Road left turn movement, a left turn bay could
be developed north of the acceleration taper for the existing left turn lane.
There also would be adequate separation between the left turn bay for Parcel 1
and the proposed median opening for Parcel 3. A supplemental right-in, right-out
access is also recommended for Silverbell frontage between the left turn opening
and Cortaro Road. ¥his will allow both front and rear loading of parking areas
serving the parking lot body.
The Cortaro Road frontage currently is developed as a two-lane roadway with a
left turn bay and taper on the Silverbell approach. Left turn movements into and
out of the site from Cortaro Road are desired.~ It is our understanding that
ultimately, Cortaro Road will be developed as a four-lane divided roadway. As
such, any long term left-in, left-out access must be spaced appropriately with
the ultimate improvements. Additionally, site visibility must be considered.
Presently, the bridge approach of Cortaro Road is considerably higher than the
adjacent property. Guard rails are also featured in this approach and cross
corner site visibility from Parcel 2 is only available near the property line
with Parcel I. Therefore, it is recommended that a common drive access be
constructed on Parcel l, giving access to Parcel 2, so that both may enjoy left-
in, left-out movements and so a proper intersection offset is maintained for the
future improvements. One additional right-in, right-out is recommended to rear
load the parking area and this right-in, right-out access should be located
between the left turn access and the intersection with Silverbell.
It is further recommended that access between Parcels 1 and 2 be provided so that
internal trips can be maximized and both properties enjoy the maximum amount of
access opportunities. A traffic impact analysis, addressing the specific offsite
}mprovements necessary to support the turning movements demanded by the center,
should accompany any site plans submitted for review by the Town.
TABLE 1
LAND USE
Residential
Medium Density
Meidum High Density
High Density
Commercial
Industrial
School
Parks
Streets
TOTAL
ACRES
600.6
594.2
83.8
209.9
125.9
110.0
39.0
146.0
1,909.4
DENSITY
RANGE
(RAC)
3-6
6-10
10-25
TARGET
DENSITY
(RAC)
4.5
9.0
17.5
TARGET
UNITS
2,703
4,754
1,466
8,923
IV-3
PARCEL NUMBER
1
2
3
4
5
6
7
8
9
10
11
12
13
.. 14
15
16
..17
18
19
2O
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
TABLE 2
LAND USE
C
HD
MHD
MHD
S
R
MD
MD
MD
MD
MD
MD
R
S
MHD
MHD
MHD
MHD
MHD
C
R
S
HD
C
C
HD
MHD
MHD
C
HD~
MHD
MHD
MHD
MHD
MHD
MHD
MHD
R
S
MD
MD
MD
MD
R
S
MHD
GROSS ACRES
13.31
12,73
38.31
31.81
10.03
11.63
28.66
38.22
59.35
39.71
38.27
56.60
6.50
10.00
26.54
38.92
32.43
39.20
37.03
19.84
10.20
11.00
21.00
22,90
20.30
11.77
53.93
33.24
18.60
16.50
17.84
30.46
22.88
;
52.13
37.16
24.55
22.28
6.00
10.00
31.32
67.68
23.09
24.20
4.30
20,00
45,68
IV-5
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