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Home My WebLink About02/07/2006 Blue Sheet Amendment to Continental Ranch Specific Plan TOWN COUNCIL MEETING INFORMATION TOWN OF MARANA MEETING DATE: February 7, 2006 AGENDA ITEM: J. 1 TO: MAYOR AND COUNCIL FROM: Barbara C. Berlin, AICP, Planning Director SUBJECT: PUBLIC HEARING. Ordinance No. 2006.02: Relating to Development; approving and authorizing an amendment to the Continental Ranch Specific Plan. DISCUSSION Historv Planning Commission heard this proposal at a public hearing on December 14, 2005. The Commission voted to recommend approval to the Town Council by a vote of 5-1, with Commissioner Noble excused and Commissioner Hestwood dissenting. This 5.5 acre property was part of a larger specific plan amendment request submitted in 2001 for the entire 26.5 acre comer property. That project was withdrawn by the developer after a recommendation of denial from the Planning Commission to the Town Council. The original request was strongly contested by the Continental Ranch residents who did not want a large neighborhood commercial center (the anchor was Basha's grocery) in their back yard. The developer subsequently reduced the size of the project to approximately five acres and left the remaining parcel as residential. Rezoninl! Request The WLB Group on behalf of Arizona Pavilions Development, Inc. requests a change in land use designation on approximately 5.5 acres of Parcel 15 of the Continental Ranch Specific Plan located on the northwest comer of Silverbell Road and Coachline Blvd. ParcellS has a land use designation of Medium High Density Residential (MHD). This request would change the land use only on the comer 5.5 acres to Commercial (C); the rest of the parcel would remain Medium High Density. Currently, this 5.5 acres is being platted as Block A within The Villas at Continental Ranch subdivision. The Villas is a 50 unit single family home subdivision that will border this commercial project on two sides. The minimum lot size of this subdivision is 6,032 square feet. There will be no direct vehicular access between the Villas subdivision and this commercial center. There are two accesses proposed for the commercial center off of Coachline Blvd. and Silverbell Road. The commercial center will provide a minimum 25' landscaped buffer from the Villas subdivision. Any development on this site will be subject to Silverbell Road Corridor Overlay District approval, Town Council ratification and final approval by the Planning Commission. Allowable uses within the commercial designation include commercial, retail commercial, commercial recreation, office, financial institutions, tourist commercial and restaurant as described in Title 24 Overlay District Regulations permitted uses. A conceptual site plan and color elevations are included with this request. N eil!hborhood Meetinl! The developer, Greg Wexler, along with Michael Racy and Amber Moore, held a neighborhood meeting at the Lord of Grace Church on Wednesday, October 12, 2005. Roughly a dozen people from the surrounding subdivisions attended the meeting. According to notes from that meeting residents expressed 10706 SPA-OSOS6 Con! Ranch Specific Plan Amend ParcellS TC concerns about traffic, types of commercial uses and hours of operation, construction noise and dust and landscape buffering. As of this report the Town has received one letter in favor and no letters of protest on this amendment. During the Planning Commission meeting five residents in the area voiced their objection to the project. The Commission asked the developer to work closely with the neighbors regarding their concerns prior to the Council meeting. The result if the developer agreed to enhance the landscaping on both sides of Coachline Blvd. Conceptual plans of this enhancement are provided in this packet. ATTACHMENTS Application, Impact statement packet with conceptual plans, and location map. RECOMMENDATION Staff recommends conditional approval of the Continental Ranch Specific Plan Amendment for a portion of Parcel 15. Staff has reviewed the application for compliance with the Marana Land Development Code, the Continental Ranch Specific Plan and the Marana General Plan. This specific plan amendment is in conformance with all required development regulations. RECOMMENDED CONDITIONS OF APPROVAL 1. Compliance with all applicable provisions of the Town's Codes, and Ordinances current at the time of any subsequent development including, but not limited to, requirements for public improvements. 2. The property owner shall not cause any lot split of any kind without the written consent of the Town of Marana. 3. No approval, permit or authorization of the Town of Marana authorizes the applicant and/or the landowner to violate any applicable federal or state laws or regulations, or relieves the applicant and/or the landowner from responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. The applicant is advised to retain appropriate expert and/or consult with the appropriate federal and state agencies to determine any action necessary to assure compliance with applicable laws and regulations. 4. Upon adoption of the ordinance by the Mayor and Council approving the amendment to the Continental Ranch Specific Plan, the applicant shall provide the planning department with a paper copy and digital copy of the affected sheets within the specific plan with the appropriate changes made, within sixty days of the adoption. SUGGESTED MOTION I move to approve Ordinance No. 2006.02. -2- 10706 SP A-OSOS6 Con! Ranch Specific Plan Amend ParcellS TC MARANA ORDINANCE NO. 2006.02 RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING AN AMENDMENT TO THE CONTINENTAL RANCH SPECIFIC PLAN. WHEREAS, The WLB Group represents the property owner, Arizona Pavilions Development, Inc., for approximately 5.5 acres ofland located on the northwest comer of Silver bell Road and Coachline Blvd. within a portion of Section 28, Township 12 South, Range 12 East, as legally described on Exhibit "A" attached hereto and incorporated herein by this reference; and, WHEREAS, the Marana Planning Commission held a public hearing on December 14,2005, and voted 5-1 to recommend that the Town Council approve the specific plan amendment, adopting the recommended conditions; and, WHEREAS, the Town Council heard from representatives of the owner, staff and members of the public at the regular Council meeting held February 7, 2006, and has determined that the amendment should be approved; NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Maran a, Arizona, as follows: Section 1. The Continental Ranch Specific Plan's Land Use Plan is hereby amended by changing the land use designation for approximately 5.5 acres of parcel 15, from "MHD" (Medium High Density Residential) to "C" Commercial. Section 2. The purpose of this amendment is to allow the development of the property for commercial use, subject to the following conditions, the violation of which shall be treated in the same manner as a violation of the Town of Marana Land Development Code (but which shall not cause a reversion of this ordinance): 1. Compliance with all applicable provisions of the Town's Codes, and Ordinances current at the time of any subsequent development including, but not limited to, requirements for public improvements. 2. The property owner shall not cause any lot split of any kind without the written consent of the Town of Marana. 3. No approval, permit or authorization of the Town of Marana authorizes the applicant and/or the landowner to violate any applicable federal or state laws or regulations, or relieves the applicant and/or the landowner from responsibility to ensure compliance with all applicable federal and state laws and regulations, including the Endangered Species Act and the Clean Water Act. The applicant is advised to retain appropriate expert and/or consult with the appropriate federal and state Page 1 of2 agencies to determine any action necessary to assure compliance with applicable laws and regulations. 4. Upon adoption of the ordinance by the Mayor and Council approving the amendment to the Continental Ranch Specific Plan, the applicant shall provide the planning department with a paper copy and digital copy of the affected sheets within the specific plan with the appropriate changes made, within sixty days of the adoption. PASSED AND ADOPTED by the Mayor and Council of the Town of Maran a, Arizona, this 7th day of February, 2006. Mayor Ed Honea ATTEST: Jocelyn C. Bronson, Town Clerk APPROVED AS TO FORM: Frank Cassidy, Town Attorney Marana Ordinance No. 2005.XX Page 2 of2 ~eb, 1. 2006 3:21PM r\ 1:1, 77 t. ) EXHIBIT A February 1, 2006 186031 (ref. 1'00007 -A003-1 003X W:\LEGALS\1!86031\PARCEL 15\5 AC-PARCEL.DOC T~ ~ro~~ Inc. CONTINENTAL RANCH PARCEL 15 . Commercial That portion of the North One-Half (N 1/2) of Section 28, Township 12 Sout~, Range 12 East, Gila and Salt River Meridian, Pima County, Arizona desqribed as follows: ' I COMMENCING at the Northeast comer of said Section 28; i I i I THENCE S 89004'24" W along the North line of the Northeast One~~lIJarter (NE 1/4 ),of said Section 28 a distance of 2,470.31 feet to a point on ithe arc of a non-ta~Qent curve concave to the West, a radial line of said curve through said point ha\'lng a bearing f'~ S 73"31'29" E, being on the Westerly right-of-way of Coach line Boulevard recorded in Doc ,t 9496, at Page 562; 1 I . Ii: THENCE Southerly along said right-of-way line and the arc of said ~tve, to the right, haying a radius of 1,305.00 feet and a cf!!ntral angle of Or57'48l' for an arc ~istance of 44.72 feet to a point of tangency; 'i ' , THENCE S 18026'19" W, along said ri9ht-of-wayi.line a distance of Ti.90 feet to the POINT OF BEGINNING; , THENCE continue S 18026'19" W, along said rig~t-of-way line a dis~hce of 460.00 feet; THENCE N 71033'41" W, 90.00 feet; I I THENCE S 18Q26'19" W, 58.00 feet to a point onl the arc of a non-ta ~~ent curve concave I to the North, a radial line of said curve through said point having a bearing f 15 19013'11" W, said point lies on the Northerly right-of-way line of the re-rligned Silverbell oi. d, recorded in Docket M96, Page 562: I THENCE Westeriy along said right-of-way line and the arc of said c4rfe, to the right having a radius of 9,900.00 feet and a central angle of Or15'31" for an arc ~i/;tance of 390.24 feet to a point of a non-tangent line; ! I, THENCE N 18026'19" E, 504.99 feet; i THENCE S 71033'41" E, 480.00 feet to the POINt OF BEGINNING. ! I i i !I I i . I I I I . I I I I I Page 1 of 1 J :, , 'I !II I I Containing 5.54 acres more or less. Prepared by: THE WLB GROUP, INC. Jack A. Buchanan, RLS JAB:mo i II, :11 I o~ Nr- ICD O~ m 'tI ?fb /'e ....0 01- m OZ ~9 /"...... ~g "'0 ......G 0'1", I I /]> 1"'10 Xo tt7Cio1 /1 lTJ-" XO 1;1)0 -4"'" IX (.TJ )0- ? z 1""1 ~ o ::E Q 2006 3 : 21 P )-.o:::--j ~ '-< <::r ~t--,J 0 r (l) ern :0 s; r Ei Fe b, 1, ~ 9 ~ a ~ 1"a~C 0 ~.. ~ ~ . ~ ~~~8 g~ ~~~~ ~~ ~~~~ . ~~~~"< ~~ ~~~~ ~~ ~~~~ ~~ ~ ~ l;') ~ " ~ ~ ~ ~ ~ c '~ CQ R8SERVE LOOP / I / / I / J I / ! i I I I ! / ~ 11 'I r~ I), / I L. '; -------- --...~,~ " I " i ", "","" " ~~ . 8 iO" ~~ , I~~~~ i I oS I I I. ... ~ 8~ ;i I~ g~~ g it~ ~ ~ ~ / NfN l)J .... N N ""',N '. " ." \. ~\" " , I , I I I I I I ii" : I I ! I \.J Ii ~i I : ,I :1 , i ! , i "II , I . I I ~ MARANA ~/1." !OWN""""" TOWN OF MARANA Planning and Zoning Department 3696 W. Orange Grove Road c1> Tucson, AZ 85741 (520) 382-2600 Fax: (520) 297-3792 PLANNING & ZONING APPLICATION o ,Preliminary Plat o Final Plat o Development Plan o Landscape Plan o Native Plant Pennit o General Plan Amendment & Specific Plan Amendment o Rezone o Significant Land Use Change o Minor Land Division o Variance o Conditional Use Pennit o Other Gross Area (Acre/Sq. Ft.) 5.54 AC, 241t383 SF General Plan Designation To be confirmed b 8ta Current Zoning To be confirmed b 8ta Proposed Zoning MHD Development/Project Name Project Location Description of Project Parcel 15, Contintal Ranch NWC Silverbell and Coahfuline C Property Owner Street Address Amend zoning from MHD residential to commercial to provide shopping Arizona Pavilions Developmentt Inc. 7995 N. Business Park Drive State Zip Code Phone Number AZ 5743 520-744-8500 Fax Number 744-0749 E-Mail Address City Tucson :ontact Person Phone Number Greg Wexler 744-8500 Applicant Street Address Gre Wexler Same as above City State Zip Code Phone Number Fax Number E-Mail Address Contact Person Phone Number Agent/Representative Street Address The WLB Grou Inc. City Tucson Contact Person 4444 E. Broadwa State Zip Code AZ 85711 Phone Number 520-881-7480 Fax Number 881-7492 E-Mail Address izzle@wlbgroup.co I, the undersigned, certifY that all of the facts set forth in this application are true to the best of my knowledge and that I am either the owner of the property or that I have been authorized in writing by the owner to file this application and checklist. (If not owner of record, attach written authorization from the owner.) 7 Gary Grizzle Print Name of A 5/~,Jor;- I Date X:\SHARED FILES\Review Checklist\Application.doc December 2004 /J ~I [.. /I. I / / L.c C~ NO, sP,q -05056 l1(Ju,<f..J/~u C~W No. 5f/;;C,OS-OO~ xutl JYvIt S-/ZS-/vS- Continental Ranch Specific Plan Amendment Parcel 15 CASE NO. SP A-05056 400 I o 400 800 Feet I Data Disclaimer N The Town of Merana provides thll; map information '"As Is" at the request of + ~h()~r~~;Jo~~::~.~~~~~~a::~~u"s:::~~ I~~~;~t:ou;r:~~~e~~f~"~i~~u~::ethe responsibility ofthe us.r. In no event shen The Town of Merana become liable to users of thes. data. or any other party, for .ny loss or direct, indirect, sp.da!, Incidental or consequential damages. Including but not limited to time. money Of goodwill, arhidng trom the use or modiflc&tion of the data. REQUEST A request to change the land use designation on approximately 3.5 acres of Parcel 15 from (MHO) Medium High Density Resdential to (C) Commercial. This project is located on the northwest corner of Silverbell Rd. and Coachline Blvd. IMPACT STATEMENT Please answer the following questions as completely as possible. Required hearings may be delayed if an adequate description of the proposed development is not provided. Staff will use this information to evaluate the proposed amendment. Additional information may be provided on a separate sheet. 1. General Information A. Area of Subject Request: 241.383 sq. ft. 5.54 acres B. Existing Designation: MHD (Medium High Density Residential. Continental Ranch Specific Plan C. Please state why the amendment should be approved: This proposed commercial development will fill a need for neighborhood commercial services for existing residential communities in the immediate area. D. List Related Cases CASE# Ord. No. 88.09 Ord. No. 96.08 Ord. No. 96.36 PRV-9748pp FILE NAME/PROCESS Continental Ranch Specific Plan Adoption Amendment, Parcel 1 Amendment, New Land Use Designations Land Use Change (36-40), Letter dated October 16, 1997 by Gerald Flannery Land Use Change (56&57) Land Use Change (55, 55a, 63a) permitted uses and Building heights Land Use Change (72, Lots 56, 57, 60,61, 70) Adding land, changing permitted uses Peppertree Business Park Parcels 56 & 57 Various Revisions Change various land uses/permitted uses Voyager Resort Parcel 62 Pulte Parcels 24 and 29 Parcel 15 (1 st attempt) Parcel 62/62A Marana Golf Pulte Parcel 24 The Pines II Ord. No. 97.20 Ord. No. 98.25 Ord. No. 99.25 GPA-9650 GPA-9739 GPA-9820 GPA-9966 GP A-9981 GPA-9993 GPA-0070 GPA-0080 SP A-Oll08 SPA-01128 SPA-05052 II. Proposed Land Use A. Describe the proposed use of the property: Commercial B. State why this use is needed: To serve the immediate residential communities with neighborhood commercial uses. C. If the proposed use is residential, how many total units will there be on the property to be rezoned? Will these be detached site built homes, manufactured homes, or another type? N/ A D. Will the subject property be split into addition units: Yes. If so, how many total lots will there be on the property to be rezoned, and what size in acres will each lot be? 3 or 4 lots, sizes yet to be determined. E. If additional lots will be created by this rezoning, how will all-weather access be provided to these lots from an easement, new easement, etc? N/ A F. What is the maximum proposed building height? 36 feet. 2 stories G. Provide an estimate ofwhen proposed development will be started and completed: Start date 2005, Completion date 2006 H. If the proposed development is commercial or industrial? 1. How many employees are anticipated? Unknown 2. How many parking spaces will be provided? 6/1 000 square feet of floor area for commercial and office uses 3. What are the expected hours of operation? 7:00 am to 9:00 pm 4. Will a separate loading area be provided? Yes 5. Approximate size of buildings (sq. feet)? +/- 40,000 sf 1. F or commercial or industrial developments, or residential developments of three residences per acre or greater: 1. State which bufferyard is required, per the Town of Maran a Development Code: 15' minimum buffervard 2. Describe the buffer that will be provided (state buffer width, use of walls, and type of plant material) to meet the Town of Maran a Development Code: A 25' wide buffervard will be provided and will include a masonry block wall and landscaping consisting of a minimum of 2 plants for every 100 square feet. All landscape materials shall be in accordance with the Town of Marana Land Development Code. 1. If the proposed development is an industrial project, state the industrial wastes that will be produced and how they will be disposed. (Discuss the means of disposal with the Pima County Wastewater Management Department at 740-6500 and the Department of Environmental Quality at 740-3340): N/A III. Site Conditions - Existing and Proposed A. Are there existing uses on the site? No 1. If yes, describe the use, stating the number and type, etc. N/ A 2. If no, is the property undisturbed, or are there areas that have been graded? The property has been graded in the past. B. If the proposed rezoning is approved, will the existing use be removed, altered, or remain as is? It will be changed to commercial- retail/office. C. Are there any existing utility easements on the subject property? No D. Describe the overall topography of the subject property and note whether any slopes greater than 15% are present on the property. Note any rock outcropping or unusual land fooos or features. Overall, there is a 1 % to 2% cross-slope. There are no 15% slopes on the property. E. Note any areas of heavy vegetation on the sketch plan or preliminary development plan. N/ A F. Are there any natural drainageways (washes) on the subject property? No. If yes, state whether these natural drainage patterns will be altered by the proposed development, and what type of alteration is proposed. G. Approximately how much of the subject property is proposed to be graded, including areas where most vegetation will be cleared? 5 acres and nearly 100% of the land area. How much of this area is currently graded? 100% ..;. H. Describe any revegetation proposal in areas where development will require removal of natural vegetation: Revegetation will be in accordance with the provisions of the Continental Ranch Specific Plan and the landscaping requirements ofthe Town of Marana. 1. Will as septic system or public sewer be used for the proposed development? Sewer. J. How will water be supplied to the property? City of Tucson Water K. Is the available supply adequate for the proposed development? Yes IV. Surrounding Land Use A. Describe in detail adjacent and nearby land uses within approximately 500 feet of the subject property in all directions: 1. North: Vacant land and residential (medium high density) 2. South: Silverbell Road and commercial 3. East: Residential (medium density) 4. W est: Vacant land and residential W:ll00007\A003 - Parcel 15CIIMPACT STATEMENT.doc ..... . '" o [fJ 0 5U .- ....... c: ;> <l) C"(j E 0..Q.. C"(j 0 c: <l) ~ ;> ._ <l) ....Q -< E "5 -0 ~ V " :i :1 r-o:: ;j <= ~ .;2 -- t5 ;q ~ u <+- '" '" Non ",- t.r; OO~ ,"" ~,., +N + ~~1n ~ ggg r-- OVitr) r-- ,,0 v; _~ N_..,. , , , +++ "'~ va "0 "'0 ~:: "'-,0 V) - N~ -0:: I- -0:: a '" I- " U ~ ~ E oti'i ~ " 0.. Z ~ ~ ,,00 ." tJ 5 v ~a ~ ~ ~ ~- m E J: ~]]:s ~ ~ ~~~~ 8 ~ :; 'O:a co ....l 0.. '~...... --- .................-... / / / / / / '" ~ bJ) s::: . I"""'l / ~ rJ:J rJ:J 0 ~.. :::: U .~ C"(j ~ 8~ (])~ :::: S:::~ r:rJ ;"'::::::E ~ ,..q () ~ 0 U -0:: ] ~ "fi j .1 The conceptual plans are on file and available for viewing from 8:00 a.m. to 5:00 p.m. Monday through Friday excluding holidays, at the office of the Town Clerk, 11555 w. Civic Center Drive, Marana, AZ 85653. TABLE 1 DENSITY TARGET RANGE DENSITY TARGET LAND USE ACRES (RA C) (RAC) UNITS Residential Medium Density 616.77 3-6 4.5 2,775 Medium High Density r;7Q/.'1 597.44 6-10 8.0 4,780 High Density 79.40 10-25 17.5 1,390 Resi dentiallRecreation 212.04 Medium Density (Resort = 19.35) - - - (Golf= 149.4) Ice. '8/. - - - Commercial 103.27 - - - Freeway Commercial 157.06 - - - Industrial 215.55 - - - School 53.84 - - - Park.<; 50.54 - - - Streets 228.85 Aggregate Extraction & - - - Processing 102.77 - - TOTAL 2,417.53 8,945 Rev. 7/96,11/98,4/02, 12/02 IV-3 b II' 0 0 ~.II '" r ~~~illl " W2 ~IIJ 0 Z 0 .., <( SB ~~ -1 0.. lU 1 83 " 0 (f) ~ ~ ::J ... Cl :E Z :E <( Jl " -1 D z ill \D ill -I :i. E ui II ;iJ ~ z f if, ~ ! ~ 3 311 ~ ~ ~ ~ 00 0 G0BOO G B[3~~0~ I: ~ m _ 0 ~ !P. iji _" r5~ "9 ffi~ ?i ?5ii\ 0 - - l'-l ~i' la~ ~6 ::Lm :r.-a x_ ill ~ ~ III .-< }. u z~ '< ~ ~ t ~ ~~ ~ () 3: ~ irl ii! Ul 'l' !r ~ ~ ~ ~;': ~ ~~Qit.!!!~ Rev. 7196, lJI98,4102, 12102 IV-4 TABLE 2 LAND USE PARCELS PARCEL NUMBER LAND USE GROSS ACRES 1 C 12.38 2 HD 12.19 3 MHD 33.70 4 MHD 27.62 5 S 9.12 6 R 9.59 7 MD 24.76 8 MD 31.81 9 MD 52.18 10 MD 24.90 II MD 37.23 12A MD 25.73 12B MD 28.71 13 R 6.73 14 R 8.93 15A /IS f1 MHD/ ('. /'1.&'/::;.54 25.40 - - 16 MHD' I 36.06 17 MHD 28.61 18 MHD 33.03 19 MHD 35.75 20 C 19.91 21 R 10.49 22 S 10.97 23 HD 20.99 24A MD 14.69 24 MD 8.10 25 C 10.56 25A R 9.06 26 HD 10.30 27A MHD 14.59 27B MHD 33.55 28 MHD 25.93 29 MD 18.49 30 HD 16.40 31 MHD 17.97 32 MHD 29.86 33 MHD 21.29 34 MHD 42.91 34A MHD 7.67 35 MHD 40.16 36 MHD 23.93 37 MHD 22.51 38 MHD 6.02 39 S 9.81 40N MD 16.92 40S MD 14.57 Rev. 7/96. 11/98.4/02, 12/02 IV-5