HomeMy WebLinkAboutOrdinance 2005.19 Adopting a specific plan amendment for Continental Ranch Pines Phase II
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F. ANN RODRIGUEZ, RECORDER
RECORDED BY: J V
DEPUTY RECORDER
4437 PE3
SMARA
TOWN OF MARANA
ATTN: TOWN CLERK
11555 W CIVIC CENTER DR
MARANA AZ 85653 I
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DOCKET: 12645
PAGE: 437
NO. OF PAGES: 26
SEQUENCE: 20051860076
09/23/2005
ORDIN 10:37
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MAIL
AMOUNT PAID $ 18.50
MARANA ORDINANCE NO. 2005.19
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RELATING TO DEVELOPMENT; ADOPTING A SPECIFIC PLAN AMENDMENT FOR
THE PINES PHASE n.
WHEREAS, The Planning Center represents the property owners of approximately 55-acres
ofland located in the Cbntinental Ranch Specific Plan and within portions of Sections 26 and 27,
Township 12 South, Raqge 12 East, as depicted on Exhibit "A", attached hereto and incorporated
herein by this reference; ~nd,
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WHEREAS, the Marana Planning Commission held a public hearing on July 27,2005, and at
said meeting voted 5-0 (Commissioner Hestwood excused) to recommend that the Town Council
approve said specific plein amendment, adopting the recommended conditions; and,
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WHEREAS, the'Marana Town Council heard from representatives of the owner, staff and
members of the public kt the regular Town Council meeting held September 19, 2005 and has
determined that the amehdment should be approved;
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NOW, THEREFpRE, BE IT ORDAINED by the Mayor and Council ofthe Town of Maran a,
Arizona, as follows: I
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Section 1. The Contine~tal Ranch Specific Plan's Land Use Plan is hereby amended by changing the
land use designation for parcel 62C, from "C*" (Freeway Commercial) and Parcels 62, 62D and 73
from "RR" (Residential Recreation), land use designation to "MHD" Medium High Density
Residential. The atfecte~ portions of these parcels will be consolidated into one parcel (62E).
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Section 2. The Continental Ranch Specific Plan's "MHD" residential site development standards are
hereby amended as depicted in the specific plan amendment (September 2005), attached hereto and
incorporated herein by this reference.
Section 3. The Contine~tal Ranch Specific Plan general subdivision standards are hereby amended
for parcel62E by reducing the required right-of-way width from 50 feet to 46 feet
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Section 4. The purpose of this rezoning is to allow the use of the specific plan amendment area for
single family detached ~omes, subject to the following conditions, the violation of which shall be
treated in the same manrler as a violation of the Town of Maran a Land Development Code (but which
shall not cause a reversibn of this rezoning ordinance):
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1. The amendment I applies to the proposed parcel 62E only.
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Marana Ordinance No. 2005.19
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2. Compliance with all applicable provisions of Town Codes, adopted policies and ordinances
current at the tim~ of any subsequent development including, but not limited to, requirements
for public improv~ments unless otherwise provided by this amendment.
3. Revise the Septeritber 2005, Continental Ranch Specific Plan Amendment, Exhibit IV. A map
legend to comply'with the 3,000 square foot minimum lot size requirement.
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4. Phase 1m preliminary plat shall incorporate a parking plan. The parking plan shall indicate
where units do hot provide two spaces in the driveway and one space on street and
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compensate with ladditional spaces either on-street or in a visitor parking lot.
5. Ten full set copies and one digital copy of the revised Continental Ranch Specific plan
amendment shall be furnished to the Planning Department.
6. This amendment I is valid for three years from the date of Town Council approval. If a
development plart or plat is not recorded before the third anniversary of Town Council
approval, the To}vn may initiate the necessary action to revert the property to the original
zoning, upon action by the Town Council.
7. The preliminary Jlat shall generally conform with the tentative development plan as adopted
by Mayor and Council.
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8. No approval, pehnit or authorization by the Town of Marana authorizes violation of any
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federal or state I law or regulation or relieves the applicant or the land owner from
responsibility to ensure compliance with all applicable federal and state laws and regulations,
including the Endangered Species Act and the Clean Water Act. Appropriate experts should
be retained and ~ppropriate federal and state agencies should be consulted to determine any
action necessary Ito assure compliance with applicable laws and regulations.
PASSED AND ADOPTED by the Mayor and Council of the Town of Maran a, Arizona, this
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19 day of September, 2005.
ATTEST:
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fcJ( Jocelyn C. ronson, ToWn Clerk
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APPRO AS TO F0RM:
Marana Ordinance No. 2005.19
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The Pines Phase II
Specific Plan Amendment
CASE NO. SP A-05052
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REQUEST
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.--'A request to amend the CJntinental Ranch Specific Plan by changing the land use designation for
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approximately 56 acres of land from "C*" (Freeway Commercial) and "RR" (Residential Recreation
to "MHO" (Medium High O~nsity Residential). The subject property is generally located west of 1-1 ,
east of the Santa Cruz RivJr and north of Arizona Pavilions Drive
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Exhibit "A" to Marana Ordinance No. 2005.19
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The Pines, Phase II
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Continental Links Drive and Interstate 1 0
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110 SOUTH CHURCH, SUITE 6320 TUCSON, ARIZONA 85701
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520.623.6146 fax 520.622.1950a
www.azplanningcenter.com
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. P.LANNING
CENTER
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Attachment to Marana Ordinance No. 2005.19
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I W1ba~ PID~&~ Pba..&~ II
Submitted to:
Town of Marana
3696 West Orange Grove Road
Tucson, Arizona 85741
Prepared for:
Standard Pacific of Tucson
4578 North First Avenue
Suite 160
Tucson, Arizona 85718
And
Presidio Engineering
2301 East Speedway Boulevard
Suite 214
Tucson, Arizona 85719
Prepared by:
THE PLANNING CENTER
110 South Church Avenue
Suite 6320
Tucson, Arizona 85701
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Phone: (520) 623-6146
Fax: (520) 622-1950
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Mayor and Council Submittal
September 2005
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For Clarification of Material
Contained in this Specific Plan Amendment Contact:
THE PLANNING CENTER
110 South Church Avenue, Suite 6320
Tucson, Arizona 85701
Telephone (520) 623-6146
Fax (520)622-1950
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TABLE OF CONTENTS
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I. Continental Ranch Specific Plan Amendment Summary....................................................... 1
II. Plan Amendment Location.............................................. ........................... ............................ 1
A. Continental Ranch Specific Plan ....................................................................................1
B. The Pines Golft Club............................................................................... ............. ...........1
III. Proposed Plan Amendment............................................................................................... 3
A. Plan Amendment Features.............................. ...............................................................3
B. Proposed Amendment to the Current Specific Plan Designations .................................3
1. Development Standards................................................................................................. 3
2. Proposed Streets cape.................................................................................................... 5
3. Local Street D~sign Exception ....................................................................................... 5
IV. Proposed Land Use Plan................ ...... ........................................................................... 11
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LIST OF EXHIBITSITABLES
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Exhibit II: Aerial View... .1............................................................................................. ................... 2
Exhibit III.A: Plan Amendment Boundary...................................................................................... 7
Exhibit III.B: Proposed Rlan Amendment Boundary .....................................................................8
Exhibit III.C.1: Town of Marana Typical Local Street Cross-Section ............................................9
Exhibit 111.C.2: Proposed Local Street Cross-Section ...................................................................9
Exhibit III.C.3: Proposed Local Street......................................................................................... 10
Exhibit IV.A: Land Use F?lan........................................................................................................ 12
Exhibit IV.A.1: Recreation Area A...............................................................................................13
Exhibit IV.A.2: Recreation Area B............................................................................................... 14
Exhibit IV.B: Typical Elevations.................................................................................................. 15
Exhibit IV. C: Typical Str~etscene ............................................................................................... 15
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Appendix A: Appendix A: Restrictive Covenant between Standard Pacific Homes and Marana
Golf, Inc. :
Appendix B: Definitions ~nd Examples of Front Courtyards
Appendix C: Northwest Fire District Letter
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The Pines
Marana, Arizona
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Specific Plan Amendment
Continental Ranch Specific Plan
I. Continental Ranch Specific Plan Amendment Summary
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The Continehtal Ranch Specific Plan establishes comprehensive guidance and
regulations for the development of approximately 2,485 acres located within Sections
22, 26, and 27, Range 12 East, Township 12 of the Town of Marana, Pima County,
Arizona. De~ign Guidelines and Development Regulations that are a part of existing
designations i of the Continental Ranch Specific Plan will be applied to the
amendment area of approximately 55.66 acres.
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The purpose of this Specific Plan Amendment is to establish guidance and
regulations fbr the proposed actions:
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1) Conversi6n of approximately 52.5 acres from Residential Recreation to Medium
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High Density Residential.
2) Conversibn of approximately 2.5 acres from Freeway Commercial to Medium
High Density Residential.
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3) Creation i of additional development standards within Medium High Density
Residential.
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4) Reduction of local street pavement width
II. Plan Amen1ment Location
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The propose~ amendment lies within the Continental Ranch Specific Plan, east of
the Santa Cruz River, north of Arizona Pavilions Drive, and adjacent to Interstate 10
adjoining the: recently developed Pines Golf Club. (See Exhibit II.A: Aerial Location
Map) i
A. Continental Ranch Specific Plan
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The Continental Ranch Specific Plan lies east and west of the Santa Cruz River,
generall/ between Ina Road and Avra Valley Road. The plan is divided into 88
planning !areas and open space. The Specific Plan allows for a maximum of
8,945 dwelling units. This cap will not be increased by this amendment.
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B. The Pines Golf Club
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The Pine:s Golf Club was built on a former sand and gravel quarry and was
amended into the Continental Ranch Specific Plan in 2002. The reclamation
transform'ed the existing abandoned quarry into a community asset that includes
an 18-hole golf course, undeveloped residentially and commercially zoned land,
a clubhouse, and a driving range.
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The Pines
Marana, Arizona
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Specific Plan Amendment
Continental Ranch Specific Plan
Exhibit II: Aerial View
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Source: Landiscor Aeriallmkgery. August 2004 & PCLlS. January 2005.
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m eM:) ~NING
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Legend
I::::J Site Boundary
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LooetIon l~rq.d$\s.pt~04\aenal mxd
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Marana, Arizona
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Specific Plan Amendment
Continental Ranch Specific Plan
III. Proposed ~Ian Amendment
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The Pines, ~hase II is located within Block 62C, Freeway Commercial, and Blocks
73, 62 and 62D, Residential Recreation within the Continental Ranch Specific Plan
(see Exhibit I I I LA: Plan Amendment Area). The plan amendment proposal is to
designate this area as medium high density residential to implement a well-designed
residential community.
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A. Plan Amendment Features
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The prop6sed development will include:
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.:. Creating an opportunity for urban infill development located in close proximity
to major circulation corridors and commercial and activity centers.
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.:. Providing the ability for future residents to leave their cars at home and walk
or bi~e to surrounding commercial, community service and recreational
facilities.
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.:. Adhering to the new Town of Marana Residential Design Standards (still in
the review stage).
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B. Proposed Amendment to the Current Specific Plan Designations
As shown on Exhibit III.A: Plan Amendment Boundary and Exhibit III.B: Proposed
Plan Amendment Boundaries, approximately 55.66 acres will be converted from
Freeway ICommercial and Residential Recreation to Parcel 62E: Medium High
Density ~esidential. To achieve the proposed building height, building setbacks,
and street cross-sections appropriate for The Pines development, additional
Medium High Density Residential property development standards have been
added for proposed Parcel 62E. Modifications to the cross-section are
summarized under Section III.B.2: Proposed Streetscape.
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1. Development Standards
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The following section is taken from the Continental Ranch Specific Plan. The
prop6sed modifications to the standards are underlined and deletions are
shown in format.
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E. RESIDENTIAL SITE DEVELOPMENT STANDARDS
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2.: MEDIUM HIGH DENSITY RESIDENTIAL (6-10 RAC)
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a) Permitted Uses
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1) Uses listed under medium density shall apply.
2) Single-family dwellings, attached or detached, with
party walls, front porches or walled courtyards.
The Pines
Marana, Arizona
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Specific Plan Amendment
Continental Ranch Specific Plan
F. Property Development Standards
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1)
Minimum Lot Area: Four thousand (4,000) square
feet average, three thousand (3,000) square feet
minimum including common area.
2)
Density: The minimum gross land area per dwelling
unit shall be an average of four thousand (4,000)
square feet.
3)
Maximum Building Height: Thirty (30) feet, two
stories. Parcel 62E shall not exceed three stories
and thirty six (36) feet.
4)
Landscaping Requirements: Any part of the total
subdivision not required for buildings, structures,
loading and vehicular access, pedestrian walks,
and hard surfaced areas shall be landscaped
according to Chapter VI, Design Guidelines of the
Continental Ranch Specific Plan.
5)
Building Setbacks:
Front: Twenty (20) feet, Parcel 62E. ten (10) feet to
livable area. twenty (20) feet to qaraqe and ten (10)
for a side load qaraqe. The qaraqe shall not extend
beyond the livable portion of the dwellinq when
there is a house forward.
Side: 5 feet or zero (0) lot line developments as
defined in appendix B.
Rear: Five (5) feet
Corner: Ten (10) feet
6)
Parking: a minimum of two on-site parking spaces
(including garage and/or driveway) for each
dwelling unit shall be provided. Parcel 62E shall
have the option of tandem parkinq
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7)
Garaqe Requirement for Parcel 62E: the minimum
interior width dimension of a double qaraqe shall be
19'-6". Tandem parkinq shall have a minimum
interior width of 11'-0".
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Marana, Arizona
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Specific Plan Amendment
Continental Ranch Specific Plan
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2. Proposed Streetscape
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The ~treetscape is the main component in adding to the vitality and livability
of the proposed neighborhood. The streetscape is defined as the area that
lies between the curb and the fayade of the adjacent building. The
combination of the adjacent land use and public and semi-public (front
porches) of the streetscape are what makes the street a vibrant and inviting
spac~ to a pedestrian. The goal of the proposed streetscape is to avoid the
appearance of a "production builder" and promote greater diversity and
quality of residential development.
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The 16cal streets will be private with 46 feet of right-of-way. The cross-section
includes 26 feet of pavement with 2 feet of curb, 5 feet of sidewalk and 3 feet
of landscaping on both sides of the pavement. (See Exhibit III.C.2: Proposed
Locali Street Cross-Section.) The right-of-way will include parking limited to
one side of the street. "No Parking" signs and red curbing will be placed along
the other side of the street. The Homeowners Association (HOA) will be
respopsible for parking enforcement. Additional visitor parking will be
provided with the submittal of the preliminary plat.
The development will include a range of architectural features that contribute
to a : unique streetscene such as varied roof lines and building colors,
recessed windows, front porches, projecting balconies and a mix of building
and garage setbacks.
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It is acknowledged that the Continental Ranch Subdivision Street Standards
were !adopted prior to the March 2004 Town of Marana Subdivision Street
Standards. In accordance with the Town of Marana Subdivision Street
Standards, an alternative design of the local street section requires a design
exception to substantiate the proposal. See below for the design exception
addendum.
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3. Locall Street Design Exception
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a. T~e section of Town of Marana Subdivision Street Standards from which
relief is desired:
The proposed local street section, as shown in Exhibit III.C.2 and Exhibit
III.C.3, require a variance to Section 5.0 Right-of-Way, Typical Local
S~reet of the Town of Marana Subdivision Street Standards (see Exhibit
III.C.1: for a Town of Marana Typical Local Street Cross-Section). The
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variance includes a reduction in pavement and an increase of
landscaping and sidewalk.
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b. Reasons for the proposed alternative:
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The subdivision streets were designed to accommodate a medium high
density, pedestrian friendly, single-family development. The reasons for
this alternative cross-section include:
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The Pines
Marana, Arizona
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Specific Plan Amendment
Continental Ranch Specific Plan
Adding landscaping on both sides of the street will further reduce
the "optical width" of a narrowed street, thereby discouraging
speeding.
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Narrowing lanes eases street crossing for pedestrians and
encourages slower speeds.
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Promoting a pedestrian friendly streetscene.
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The proposed right-of-way will support the anticipated traffic
volumes
Approval letter from the Northwest Fire District
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Northwest Fire District has recommended approval for the alternative
street design with one condition: "The right-of-way will include 6 feet of
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parking limited to one side of the street. No-parking signs will be placed
along the other side of the street along with red curbing. (See Appendix
C: Northwest Fire/Rescue District Letter.)
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Marana, Arizona
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Specific Plan Amendment
Continental Ranch Specific Plan
Exhibit 1I1.A: Plan Amendment Boundary
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Legend I
c::J Proposed Medium !Hi9h
Density Residential
CJ Residential Recre~tion
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CJ Freeway Commercial
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Source: Town of Marana GIS Department, 2005 & PCLlS, January 2005.
CJ Medium High Density Residential
.. Aggregrate Extraction & Processing
NORTH ~ THE
VT'J PLANNING
~ CENTER
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0' 250' 500' 1,000'
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Existing Continental Ranch Parcel Numbers l.oQIlon: I~lccnl_clunxd
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Marana, Arizona
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Specific Plan Amendment
Continental Ranch Specific Plan
Exhibit III.B: Proposed Plan Amendment Boundary
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Legend
c:::J Proposed Medium High
Density Residential
C:=J Residential Recreation
C:=J Freeway Commercial
C:=J Medium High Density Residential
.. Aggregrate Extraction & Processing
62E Proposed Parcel Numberl
Continental Ranch Parcel Number
~THE
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o 250 500 1,000
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F~e: spl-04lnewdesignations.mxd
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Source: Town of Marana GI~ Department, 2005 & PCLlS, January 2005.
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Specific Plan Amendment
Continental Ranch Specific Plan
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The Pines
Marana, Arizona
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Specific Plan Amendment
Continental Ranch Specific Plan
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Specific Plan Amendment
Continental Ranch Specific Plan
IV. Proposed land Use Plan
The Pines, Rhase II is a proposed medium high density, urban infill, single-family
residential s'ubdivision. Approximately 303 site-built, detached homes will be
clustered within the 55.66 acres of the site, with an overall project density of 6 units
per acre (see Exhibit IV.A: Land Use Plan). There are 142 45'x115' and 161 lots
approximately 35'x 90'. The subdivision is planned for two phases of development
Phase lIa and Phase lib. Primary access will originate from Arizona Pavilions Drive
to Continental Links Drive.
The proposed homes will be located on lots that vary between 3,000 and 6,000
square feet with a mix of one, two and three stories. The residential lots closest to
the Frontage Road and along the northern boundary of Phase lIa and lib will be
limited to one and two-story. Many features of the development will vary to promote
greater diversity such as the building color, lot widths, rooflines, and building
setbacks. Th'ere will be no homes of the same color adjacent to one another. The
proposed homesites portray a distinctive Contemporary Southwest architecture.
Additionally, the homes may include amenities such as an enclosed front courtyard,
front porches' and a garage setback of twenty (20) feet. The front courtyard walls will
vary from three (3) feet to five (5) feet depending on the housing style. An example of
the proposed streetscene and typical elevations are located on Exhibit IV.B and
Exhibit IV.C.
The community will be integrated into the Santa Cruz River Park and the Pines Golf
Club. Each phase of the development will include a common area with recreation
areas and sufficient open space to enhance the quality of the development (see
Exhibit IV.A.1: Recreation Area A located in Phase lib and Exhibit IV.A.2: Recreation
Area "B" located in Phase lib). The recreation areas and open space are strategically
located to encourage pedestrian movement throughout the development to a link to
the Santa Cruz River Trailhead at the northwest corner of the property. In addition, a
trail is proposed along the south side of the drainage channel located between
Phase lIa and lib. The proposed trail, recreation areas, open space, and residential
densities, are in accordance with the recommendations of the Town of Marana
General Plan.
To ensure a consistent and high quality development, a restrictive covenant has
been established between the Golf Course owner and Standard Pacific Homes. The
Golf Course owner will have the ability to review and approve plans and
specifications for homes, structures, improvements, and landscaping for lots
adjacent to the golf course and visible from the golf course (see Appendix A).
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The Pines
Marana, Arizona
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Specific Plan Amendment
Continental Ranch Specific Plan
Exhibit IV.A: Land Use Plan
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[-:::::J 45'X 115' * Link to the Santa Cruz River Trail
_ 35'X 80'
Note:
A 150' un-armored channel must be provided
to direct drainage flow from the existing 1-10
box culvert to the Western Igolf fairway at an
oblique angle per engineering report. The
channel will also serve as a site amenity.
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Specific Plan Amendment
Continental Ranch Specific Plan
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Specific Plan Amendment
Continental Ranch Specific Plan
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Specific Plan Amendment
Continental Ranch Specific Plan
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Specific Plan Amendment
Continental Ranch Specific Plan
Prior to Standard Pacific of Tucson, Inc., a Delaware corporation, purchasing Phase 1 and/or
Phase 2 at the Pines (the "Property"), Phase 2 being the subject of the Specific Plan Amendment,
United Metro Materials I,nc., an Arizona corporation, Marana Golf, Inc., a Delaware corporation,
and First American Title Insurance Company, a California corporation, as Trustee under Trust No.
4738, dated February 7, 1997, and Trust No. 4737, dated February 7, 1997 (collectively referred
to hereinafter as the "Golf Course Owner") shall execute and record a restrictive covenant (the
"Restrictive Covenant") setting forth in material part all of the following: (i) an acknowledgment by
purchasers within the Pr'operty of the operation and maintenance of the adjacent golf course and
the fact that maintenance personnel and other workers conduct maintenance and operation
activities on the golf course on a daily basis; (ii) an acknowledgment by purchasers within the
Property of the existence and operation of the aggregates mining, ready mix concrete production
and asphaltic concrete production operations (the "Mining, Concrete and Asphalt Operations")
adjacent to the property and the requirement of maintenance and operation activities with respect
thereto on a daily basis; (iii) the establishment of certain architectural restrictions, including the
right of the Golf Course Owner to review and approve plans and specifications for homes,
structures, improvements and landscaping for lots adjacent to the golf course and visible from the
golf course, all as more specifically set forth in the Restrictive Covenant; (iv) an acknowledgment
by purchasers within the Property that ownership within the residential property creates no right or
interest in or to the golf, course property or any right to play or otherwise use the same; (v) an
acknowledgment by purthasers within the Property of the nuisances or hazards to persons and
property resulting from pormal golf course operations, including errant golf balls and property
damage. Pursuant to the Restrictive Covenant, each purchaser releases the Golf Course Owner
and the owners and operators of the Mining, Concrete and Asphalt Operations from any and all
claims, causes of action, inconvenience or nuisance normally associated with operation and
maintenance activities on the golf course, including, without limitation, property damage or
personal injury arising fr'om stray and errant golf balls, or the operation and maintenance of the
Mining, Concrete and Asphalt Operations, as applicable.
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Marana, Arizona
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Appendix B: Definitions and Examples of Front Courtyards
1. ZERO LOT LINE: The location of a dwelling on a lot in such a manner that one (1) of the
sides of the dwelling rests directly on the lot line
2. FRONT COURTYARD: A partially enclosed area adjoining the home that is open to the
sky and surrounded by a 3'- 5' wall with an entry. The wall provides privacy as well as
provides outdoor space so that you are visually connected with the streetscene and your
neighbors. (For examples of a walled front courtyard, see below.)
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Appendix C: Northwest Fire/Rescue District Letter
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ot' 20/(l5 ~ION 10: 1$ F.U 520 8871034
NIl' FIRE DISTRICT
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:;~{,~~~~~~~~\)N ORTI-I'VEST FIRElREscUE DISTRICT
Nr~ SERVING RESIDENTS OF THE NORTHWEST FIRE DISTRICT, TIiEFLOWING WELLS
U., - COMMUl'11TY AND THe TOWN OF MARANA
. ~ AOI-~lSTRAT10NlLlFE SAFETY Si;RVICES 5225 W. MASSIKGALE RD. TUCSON AZ 85743
ft ~ i ~ PIlON~: (520) 887-1010 FAX: (520) 887-1034 WWW.NORTHWt;SrPIRE.oRO
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Kel1y Decker
The PlanninglCenter
110 South ChuTch, SlIite 6320
T\lcson, AZ. 85701
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RE: The Pines Phase n, Local Street Design Exception
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Concerning t~e project referenced above, Northwest Fire District reconunends approval
to the variancie of rhe street design in The Pines Phase TT for the builder Standard Pacific
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The right of way will include 6 feet or parking limited Lo one side of the street. No
parking signs will he placed along the other side of the strcet along with red curbing.
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This variance is for this project only and any other projects will require written approval
for them at I~at time. If you have any questions regarding this malter, please do not
hesitate 10 contact me.
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Prevention Specialist
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