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HomeMy WebLinkAboutSanders Grove Specific Plan Executive Summary r I r r . Sanders Grove Specific Plan Executive Summary PCZ-04019 r I . i' r ,... I ,.. I . ~ r I , r r ,.. r I r I r r 110 SOUTH CHURCH, SUITE 6320 TUCSON, ARIZONA 85701 520.623.6146 fax 520.622.1950 www.azplanningcenter.com ,.. Sanders Grove Specific Plan ~ ~~. "ii i1 ~r~IMnCQ NO.l~~~.~9, ~ HADI rv V DESleN G~D-U r THE PLANNING r Executive Summary T"'" ,... The Sanders Grove Specific Plan encompasses approximately 845 acres in northwest Marana. The Specific Plan establishes the location and intensity of land uses, the circulation pattern and overall character of the Sanders Grove development. The plan focuses on coordinating a mix of residential densities per acre, with commercial uses, while supporting recreational and open space uses with internal pedestrian capabilities providing linkages to regional open space. A variety of housing options are supported by the Specific Plan, including a range of lot sizes and price ranges and a mix of single- family attached and detached homes. ,.... ,.... ,-. ,.... Several changes have been made to the Specific Plan based on discussions with Town staff and neighboring property owners. In the original plan, the majority of Kirby Hughes Road within the property boundaries was to be abandoned. That has been changed. Kirby Hughes Road is proposed to remain and improvements will be made, including a 20-foot landscaped buffer along both sides of the right-of-way. ,- - i'" The other significant change is the inclusion of more detailed residential design guidelines. These design guidelines encourage architectural elements that foster and promote forward living architecture including front porches, living areas that are designed forward of the garage, as well as reduced and varied second story elements. The guidelines have been divided into two categories. The first category consists of Town enforced standards. While the Sanders Grove Design Review Committee (DRC) will review all site and architectural designs for compliance to all the Sanders Grove Design Standards, the enforcement of these standards will be handled by the appropriate department within the Town of Marana. The second category of standards will be reviewed and enforced by the DRC. There is overlap by the DRC in almost all categories. This will ensure compliance because the DRC will review all design components prior to submitting to the Town. ,.... - r" ,... r" The 845-acre site will be broken down into 16 parcels, rather than the previous 17, consisting primarily of residential uses. The goal of the land use concept plan remains the same, which is to establish a neighborhood scale and unique identity for Sanders Grove, while at the same time integrating it into the larger community. The higher density housing and commercial area are concentrated in the southeast corner, away from existing residential uses along Wentz Road. Residential densities and intensities r"" ,... ,... ,... ~;} Sanders Grove Specific Plan eO Marana, Arizona 1 r' Executive Summary ,... r will transition from Medium-High Residential to Medium-Low Residential from east to west, with the lowest residential densities along Wentz Road. ...... Lots along Wentz Road, within the Medium-Low Density Residential designation, will have a minimum 12,000 square foot lot size to buffer the neighbors to the west. Medium Density Residential, which consists of single-family detached homes, encompasses the majority of the site. Many of the lots will back onto the open space and recreation amenities provided in Sanders Grove. The southeast portion of the site has been designated for commercial use surrounded by Medium-High Density Residential, which may consist of attached and/or detached single-family residences. ,... ~ ,.. ,.. Open space/recreation provisions within Sanders Grove will meet or exceed the Town's standards, which require 185 square feet per single-family residence (140 square feet for town homes); 6 acres of open space per 1000 residents; and a combination of monetary contributions, dedication of land, or improvements that equal at least $1000 per home for off-site recreation amenities. ,... f""'O A system of internal open space linkages has been incorporated into the Sanders Grove Specific Plan. The placement of pocket parks and other open space amenities in close proximity to residential areas reinforces a sense of community. ,- r Private open space areas will be located throughout the development, including a large area extending from the northeast portion of the project site to its southern boundary. The community's public open space includes a neighborhood park, which will be at least 20 acres and will include playing fields and other public amenities. It will be located along the 1-10 Frontage Road at the northern boundary of the project site, to be dedicated to the Town of Marana. This open space/recreation area will also help buffer the noise from 1-10 that would otherwise affect residents of the development. r- ,.... ,.... ,.... A multi-use trail system will be included along Marana Road, Sanders Grove Drive, and the linear open space area. This will provide access to the neighborhood park and the trail system outlined in the Trail System Master Plan (September 2000). r- r- ,.. ~~ Sanders Grove Specific Plan eb Marana, Arizona 2 ,.. Executive Summary ,... SANDERS GROVE SPECIFIC PLAN LAND USE CONCEPT ,... ,.... AREA ,'. ACRES DESIGNATION ,", Planning Area 1 18.5 C Planning Area 2 27.5 MDR Planning Area 3a & 3b 31.1 MHDR Planning Area 4 58.5 MDR Planning Area 5 39.0 MDR Planning Area 6 68.7 MDR Planning Area 7 61.0 MLDR Planning Area 8 49.8 MLDR Planning Area 9 56.3 MLDR Planning Area 10 57.1 MLDR Planning Area 11 65.0 MDR Planning Area 12 57.4 MDR Planning Area 13 89.8 MDR Planning Area 14 45.8 MDR Planning Area 15 49.4 MLDR Planning Area 16 70.2 MLDR Total Acres 845 Open Space Overlay Zone* 84.8 OS ,- - - ,.. r ,.. Target Units: 2500 ,.. r- ,.... ,.... ,.. ,... ,.... r" i" ~~ Sanders Grove Specific Plan e-t> Marana, Arizona 3 ,..... Executive Summary ,... ,... The following is a more detailed summary of each section of the Sanders Grove Specific Plan: r" Section I: Introduction This section of the Specific Plan provides a description of the location of the property as well as a brief summary of the Specific Plan. ""' ,... Section II: Site Analysis The Site Analysis section of the Specific Plan provides a detailed analysis of the relevant characteristics of the existing condition of the property. It follows the Town's site analysis requirements checklist. ~ ,... Section III Development Plan This section of the Specific Plan provides the description of the proposed project. Highlights include the following: . Sander's Grove Specific Plan is consistent with the Town of Marana General Plan and the Northwest Area Plan . Landscaped buffers provide transition with adjacent more rural uses, and existing homes. Primary access to the community is via Marana and Sanders Rd., minimizing impact on adjacent neighborhoods. . 845 acres are divided into 16 planning areas, primarily residential ~ MLDR = Planning Areas 7,8,9,10, 15, & 16 = 343.8 acres ~ MDR = Planning Areas 2,4,5,6,'11,12, 13, 14 = 451.7 acres ~ MHRD = Planning Areas 3a & 3b = 31.1 acres ~ C = Planning Area 1 = 18.5 acres . An internal circulation street, with a series of internal open space linkages, and multi-use trails reinforce a sense of community and will connect private and public parks. . Landscape Plan is designed to accomplish the following ~ Landscaping along 1-10 adjacent to the exit and Marana Rd. are key to creating "Gateway to Marana" statement ~ Landscaping will buffer and transition Sanders Grove with adjacent uses ~ Landscaped pedestrian trails will lead to parks and landscaped gathering places ~ Drought tolerant plant material and ornamental shade trees will be used in combination. An "orchard or grove grid pattern" may be used to tie into the agricultural heritage of the area . Exact location of parks will be defined in the block plat, in conjunction with engineering, grading and drainage decisions. A public park of at least 20 acres will be located along the 1-10 frontage road and will include ball fields. The r - ,... ,... ,... - ,... ,... ,. - ,... ~~ Sanders Grove Specific Plan ~-V Marana, Arizona 4 r' Executive Summary ,.. ,.... combination of private and public parks and trails will exceed the Town of Marana's requirements of ~ 185 sq. ft. per single family swelling unit of on-site improved parks ~ 6 acres of open space per 1,000 residents ~ Improvements, dedication of land, or monetary contributions equaling $1,000 per rooftop for off-site and regional parks . A 15-acre school site will be reserved for five years. The actual site will be determined with MUSD agreement. A $1,200 per rooftop voluntary contribution to the District will be made . The Town of Marana Municipal Water System is anticipated to provide water service to the site. Two new water systems will be designed; a potable system with pumping station and storage, and a non-potable system for irrigations. r- ,... ~ ,... ,.. Section IV Development & Design Guidelines This section of the Specific Plan sets the standards for development within Sanders Grove. Highlights include the following: . Sanders Grove development and design guidelines supercede the requirements of Section 08.06 of the Land Development Code of Marana where applicable . A Design Review Committee will be established. A procedure that involves pre- design meetings, preliminary plan and final plan approval, the right to review work in progress, and final approval of completed construction will be implemented by the DRC in addition to town procedures. This is in addition to the Sanders Grove Specific Plan Community Design Standards . Residential Development areas are categorized as Medium Low Density Residential (MLDR), Medium Density Residential (MDR), Medium High Density Residential (MHDR). ~ MLDR has a minimum lot area of 6,000 sq. ft. However, no more than 20% of lots can be less than 7,000 sq.ft., and lots abutting Wentz Rd. are restricted to a minimum lot size of 12,000 sq. ft. and single story construction. ~ MDR has a minimum lot area of 4,500 sq. ft., however no more than 35% of the MDR area may include lots less than 6,000 square feet. ~ MHDR allows attached residential units with a minimum area per dwelling unit of 3,500 sq. ft. Single family detached units are also allowed in MHDR, per the MDR standards. . Residential Design Criteria / Community Design Standards are established to create more diverse community. Specifically addressed to reduce garage dominance, including living spaces designed forward of the garage, create non- repetitive roofscapes, front porches, and varied second story elements. . Town of Marana Enforced Standards include: ~ Minimum of two access points to each subdivision (unless Marana approved) ,.. ~ ,..... ,.... I ,-. ....... ,... I"'" ,.... ,... I"'" ~~ Sanders Grove Specific Plan e-o Marana, Arizona 5 ,... . Executive Summary r- ,.... y Either a 54' ROW street with 28' pavement, 2' rolled curb, 6' landscape buffer (HOA maintained) and two 5' sidewalks OR a 46' ROW street with 32' pavement, 2' rolled curb and a 5' sidewalk at the back of the curb y 20' Landscape Buffers along arterial and collector roadways y 30' maximum building height y No garage shall extend more than 10' beyond home's livable area or front porch y Subdivisions with typically 70' wide lots will design one home elevation with a standard side entry or rear-oriented garage y Lots 50' wide or less, no home shall have more than a two-car garage, unless the additional bay is minimized by tandem or side-entry design y At least one elevation per parcel will have the living area of the home forward of the garage y Visual impact of garages will be minimized by using colors similar to adjoining walls, recessed 4", with 12" fascia. Flat-roofed homes shall have parapets to add massing above the garage doors. y Stagger front-yard garage setbacks. Front-loaded garages will vary 20-23' from back of sidewalk. No more than three consecutive can be at the minimum. 25% of garages shall be set back 23' ft. from back of sidewalk or side-loaded, recessed, or a combination y 10' ft. minimum setback for front porches, side-entry garages, and livable areas in front of garage y No roof-mounted mechanical equipment y Elevations should incorporate varied roof lines, different heights, change of plane or direction y 25% of all elevations shall have front porches or covered terraces that are a minimum of 50' sq. ft. and conform to the style of the home y 40% of the elevations for lots 55' wide or less shall have front porches, balconies of 50' sq. ft. or more y Porches that are setback less than 15' from the sidewalk must incorporate a raised element, such as a raised porch, wrap around planter, or seating wall to give vertical scale y Porch columns must be finished in a material compatible with the home (stucco, stone, masonry, wood, or accent material) The column must be a minimum of 8" by 8" inch. y One 24" box tr~e must be planted one per lot on local streets and 30' on center on collector streets y 6' wide median with two 36" box theme trees shall create strong entry statement at primary neighborhood entries y Exterior lighting will be consistent with southwest desert theme and meet or exceed Marana Outdoor Lighting Code, energy conserving lamps are encouraged r ,.... ,... r'" ,-. ,... - ,.... ,.... ,... - ,.. ,.... r- ,.. ,.. ~< Sanders G1'Ove Specific Plan ~"v Marana, Arizona 6 r I Executive Summary ,... r ~ Spotlights and floodlights are prohibited, except as activated by motion detector. Intense or concentrated lights, or unshielded lights are unacceptable. ~ All wall, soffit, or pathway lighting will be directed downward ,.... ,.. . Some examples of additional Sanders Grove Design Review Committee enforced guidelines include: (for a comprehensive list, refer to IV-14 of the specific plan document) ~ Storage of all vehicles must be within a garage, garages must have automatic opener, and garage interiors must have finished drywall ~ Concrete tile shall be utilized for most of the sloped roofs ~ No more than 80% of the first floor sq. ft. can be used on the second story ~ CuI de sacs which include open space ends, landscaped circles, and curvilinear street designs may be used in addition to Traditional Neighborhood Design ~ Subdivision entries will include hardscape theme elements in addition to enhanced landscape ~ Thematic elements that create a sense of home, and neighborhood will be developed for walls, signs, mailboxes etc. ~ Four-sided 360% architecture is encouraged ~ A minimum of three home floor plans, each with two distinct elevations will be offered within each lot size category (For parcels of more than 100 lots, there will be a minimum of four home floor plans with two elevations each) ~ Three color schemes will be offered within each lot size category with an LV of 50 or below ~ No two homes with same elevation and same color schemes can be built on adjacent lots ~ One elevation shall not be repeated more than every third home ~ All front, side and rear elevation will include architectural embellishments, such as, covered front entries, front porches, bay windows, dormers. ~ Each lot front yard will have two trees in addition to the one 24" box street theme tree on each lot, encourage each front yard to have 5 medium shrubs ~ Front yards should have gentle contouring ~ Encourage front courtyard patios and walls approximately 3' ft. ~ Encourage planter cut-outs between separated garage doors ~ Encourage use of accent plants . Commercial uses - As the majority of Sander's Grove is residential, and only one Planning area is commercial, please see permitted, conditional uses and development standards on pages IV22-25 of specific plan, prohibited uses are: ~ No single user over 60,000' sq. ft. ,.... f"'"" ,... ,.... f""'" f"" ,..... ,... ,... ,.. I ,... ,... ,.... ,.. ~~ Sanders Grove Specific Plan e~ Marnna, Arizona 7 ,... I Executive Summary r r ~ No automobile, paint, body, brake and tire shops ~ No car washes ~ No contractor yards ~ No heavy equipment sales or lease ~ No manufacturing ~ No storage uses . Minimum 20 acre Public Park will contain ~ Water, electricity, sewer, telephone, restrooms, water fountains, landscaping, irrigation ~ Shade structures, picnic tables, grills, trash receptacles, park benches, open fencing ~ Linkages, pedestrian pathways, and perimeter path ~ Playground Equipment ~ 2 baseball/softball fields ~ 1 soccer/football field ~ Basketball courts . Pocket Parks (example) ~ Water, electricity ~ Play structures ~ Grassy, turf play areas ~ Ramadas, picnic areas ~ Linkages to community ~ Benches, water fountain, bicycle racks, security lighting . Community Trail System ~ 30' average trail width with 8' minimum paved multi-use path ~ Must link all public open spaces, schools, community facilities ~ Access points at all street intersections and at a maximum of every .5 miles ~ Lighting at all street entrances ~ Benches minimally every .5 miles ~ Accent landscaping . Neighborhood Trails ~ 20' average width, with 5-8' minimum decomposed granite multi-use path ~ Must provide access to community trails and subdivisions ~ Must be located in every subdivision ~ Security lighting at access points and where appropriate ~ Landscaped with drought tolerant vegetation, 2 shade trees per every 100' , with ground cover in between . Entry Features, Sign age, Public Art (detail found on page IV-33-35 of specific plan) ,... ,.... ,.... - ,.... ,.... . f""" I ,... ,.... ,-- r r f"'" ,... ,.... r' ~~ Sanders Grove Specific Plan a:> Marana, Arizona 8 r' Executive Summary r"' Location Map ,... ,... 'a . ~.: ; 'l........-c , ,. . !I Pima County ,.... ,.... ,... ,... ,... ~ ,.. ,... Grier Road 'a . ,I f! III I . ft) ,... ,..... ; Moore Road ...,~;-, ,... r- J] ,... The site I. Ioalted In Township 11 South, Range 11 Ell", Portion. of SectIon. 17 .nd 20. P.rcel ID'.. 217-24-0020, 217-24-0010, 217-17~30, 217.17~20 Legend IliI Project Site . Marana Municipal Complex 1\/ Streets ;\ . /'-T""', ~THE ( I \ I( PLANNING I, i CENTER \. / 110 S. CHURCH AVE.: SUITE 6320 -'" ./ TIJCSON. AZ 85701 {@JJ62HJI46 Project II uw...~ DIoNe W-04 1---1 ..__ "lProjeeU~_.......ap..~n_"yout o 4000 Feet I I ,... ,... ,... ~< Sanders Grove Specific Plan ~ Marana, Arizona 9 r Executive Summary ,... Existing Land Uses On-Site ,... .- I I I I . : I (; ~ .~~w.''''''... 1$1 r ,-. '"' ,.... ,.. ,... - ,... ,... r- ,... ,... y ,.. Legend D Project Site Existing Irrigation Canals ~/.. "'., ~THE ( \ PLANNING t" , CENTER \, ..; j 1105 CH.JRr~ AVE., SLJITE6370 .......- TUCSON fIZ 857Q1 (5'0; 62:l-S146 ~"DVI4O ....1..u.N ~......) PI__~_""""""", ,- o I 1500 Feet I ,.. ,... ~~ Sanders Grove Specific Plan ~ Marana, Arizona 10 r Executive Summary ,... Land Use Concept Plan ,... ,.... ,... HARD'N ROAD ~....,~.- ....>~ ~ " . f% MLDR ~ ~ ~ -- - -- - --1/' .~, ""'>,,""" ~ 15 \ ~~ ,MLDR .. 0 ~ " " .. ' "'~ ~ 10 \ MLDR / ~, ~~v.: --------~~\ c /1 ~.:-'~.-'-' ~ ~ ML~R ,7/----- ~ / '7 z~ ,~, ~:f3 --1/ I---~,~---~ ~--------~\------ . ~~~' .:M \\ .i, ~ ;;; :" /' / /" /" /" /" ///" LLLLt/ / / / / / ;lbz". ,.... ,.... ,... r 11 MOR 13 MDR ,... ,.... ,.... ~ MeR 12 '"~, I I -:' ~ ,~;...-.J .,;' ;~.~1 ~)._ '., of ,,,,..;.. fl ":-.:.* .-:> - ,... ,.... 6 MDR r- LEGEND IMRANA ROAD ,... 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II~ or- !Ii~ S"l a"c">t "'t, 1."- n:S'l"U::f p,,:'tI(D1,~~,^,l,!W ~~crTO^ r'A.QK~ oV4'3lT"Q P AH .lCC"~T"'''1 r 10!Hr H"'''N (IF- YAAAJ.JA (' r"\ ~THE \ ) PLANNING '-. ./ CENTER ,... - PU6l1C OPEN Sf'A.CE OVERLAY za.E.. PRlV"-TE OPEr. SPACE OVERLAY ~ 'tnt"~f H 0 \'V [1''' N SPAcr O\li Nl ,,"" lOt. POCKET P.ARKS :PRfy'AT'El . . . m - - - - SPEClFICP\..AN AR.EA BOUNOAR't' .~:)It ~U""i~"'AVI ,stJt1rfj;a:.'!, tvc~,1-.l. e'vo~ Ib;''gL~l~~ ,... @ - - - - - - -PARCEL BOl.1.\OA8Y 5OC' 1100' ,... ,... ~ Sanders Grove Specific Plan Marana, Arizona 12