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Home My WebLink About09/19/2005 Blue Sheet Pines Phase II Specific Plan Amendment TOWN COUNCIL MEETING INFORMATION TOWN OF MARANA MEETING DATE: September 19, 2005 AGENDA ITEM: J.3. TO: MAYOR AND COUNCIL FROM: Barbara C. Berlin, AICP, Planning Director SUBJECT: PUBLIC HEARING. Ordinance No. 2005.19: Relating to Development; adopting a specific plan amendment for The Pines Phase ll. DISCUSSION Reauest A request to amend the Continental Ranch Specific Plans land use plan, residential site development and general subdivision standards on approximately 55 acres. The parcels affected by this amendment will be consolidated into one parcel (62E). This amendment will be applicable to parcel62E only. The land use plan amendment will change the land use designation of parcel 62C, "C*" (Freeway Commercial 2.5 acres), and parcels 62, 62D and 73 "RR" (Residential Recreation 52.5 acres), to "MHD" (Medium High Density Residential). The residential site development standards amendment will modify the permitted uses, maximum building height, and building setbacks for "MHD" (Medium High Density Residential) as indicated in the table below. The general subdivision standards amendment will modify the minimum right-of way width and pavement section discussed below. Location The affected portion of the specific plan is located north of Arizona Pavilions Drive, east of the Santa Cruz River, and west ofInterstate 10. Zonim! and Lot Size The Continental Ranch Specific Plan designates parcels 62, 62D and 73 as "RR" (Residential Recreation) and parcel 62C as "C*" (Freeway Commercial). The proposed specific plan amendment changes these to "MHD" (Medium High Density Residential). The minimum lot size in the "MHD" designation is 3,000 square feet. The tentative development plan proposes 303 lots with a project density of six units per acre. Lot sizes will range from 3,000 to 6,000 square feet. The following table illustrates the proposed changes to the specific plan: CURRENT Permitted Uses Building Height Front Setback Parking Single family dwelling with party walls or walled courtyards, town homes. Maximum building height: 30 feet, two stories. Front building setback: 20 feet Parking: A minimum of two on-site parking spaces (including garage, carport and lor driveway) for each dwelling unit shall be provided. PROPOSED Permitted Uses Building Height Front Setback Parking Single family dwellings, attached or detached, with party walls, front porches or walled courtyards. Maximum building height: Parcel 62E shall not exceed three stories and thirty six (36) feet. Front building setback: Parcel 62E, ten (10) feet to livable area, twenty (20) feet to garage and ten (10) feet for a side loaded garage. The garage shall not extend beyond the livable portion of the dwelling when the house is forward. Parking: Parcel 62E shall have the option of tandem parking. The mInImUm interior width dimension of a double garage shall be 19 feet 6 inches. Tandem parking shall have a minimum interior width of 11 feet. Transportation Plan The local streets within the subdivision will be private with on-street parking limited to one side of the street. This amendment proposes to reduce the right-of-way width of 50 feet to 46 feet. In addition, the applicant requests a design exception (accompanied with this proposal provided approval is granted) from the Town of Marana adopted street standards by reducing the required pavement width from 32 feet to 26 feet and increasing the maximum width of 5 feet for landscaping and sidewalk area to 8 feet (refer to exhibit mC.l, page 9 Continental Ranch Specific Plan Amendment) Northwest Fire District issued a letter granting approval for the proposed street width in and ensures it will enforce parking restrictions on the proposed private streets (Appendix C, page 18, Continental Ranch Specific Plan Amendment Proposal). Considering the availability of on street parking, driveway parking and the trend for households to have more cars than occupants, staff recommends the following requirement as a condition of this specific plan amendment: the applicant shall provide a parking plan for Phase liB with the submittal of the preliminary plat. The parking plan shall indicate where units do not provide two spaces in the driveway and one space on street and compensate with additional spaces either on- street or in a visitor parking lot. 09 I 905 SP A-05052 The Pines Phase II Specific Plan Amend -2- Parks and Recreation Amenities The subdivision includes two active recreational facilities for both Phase IIa and lIb. Phase lIb will include a swimming pool with shade structures and parking. Phase IIa will include play equipment with a turf area and parking. The passive open space is dispersed throughout the subdivision in the form of drainage facilities and landscaped common areas. The total area of the active open space equals 1.58 acres (1.2 acres required) and passive open space equals 9.3 acres. Deshm Homes adjacent to the 1-10 frontage road will be restricted to one and two story. The architectural style of the homes will be contemporary southwest. The project will comply with the residential design standards. Benefit Fee Area This project is subject to the Marana South Transportation and Marana Park benefit fee areas. A development agreement has yet to be established for this project. ATTACHMENTS Summary application, location map and specific plan amendment proposal. RECOMMENDATION Staff has reviewed the application for compliance with the Continental Ranch Specific Plan, Marana Land Development Code and the Marana General Plan. Staff recommends approval of a Specific Plan Amendment to the Continental Ranch Specific Plan for The Pines, Phase II with the following conditions: RECOMMENDED CONDITIONS OF APPROVAL 1. The amendment applies to the proposed Parcel 62E only. 2. Compliance with all provisions of Town codes, ordinances as current at the time of any subsequent development, including, but not limited to, requirements for public improvements unless otherwise provided by this amendment 3. Revise the September 2005, Continental Ranch Specific Plan Amendment, Exhibit IV.A map legend to comply with the 3,000 square foot minimum lot size requirement. 4. Phase lIB preliminary plat shall incorporate a parking plan. The parking plan shall indicate where units do not provide two spaces in the driveway and one space on street and compensate with additional 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 is valid for three years from the date of Town Council approval; if the developer fails to have a development plan or plat recorded prior to the three years the Town -3- 091905 SPA-05052 The Pines Phase II Specific Plan Amend may initiate the necessary action to revert the property to the original specific plan land use designation, upon action by the Town Council. 7. The preliminary plat shall be in general conformance with the tentative development plan illustrated by the adopted specific plan amendment. 8. No approval, permit or authorization by the Town of Marana authorizing the applicant and/or the land owner to violate any federal or state laws or regulations, or relieves the applicant and/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. 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. SUGGESTED MOTION I move to approve Ordinance No. 2005.19. -4- 091905 SPA-05052 The Pines Phase II Specific Plan Amend MARANA ORDINANCE NO. 2005.19 RELATING TO DEVELOPMENT; ADOPTING A SPECIFIC PLAN AMENDMENT FOR THE PINES PHASE II. WHEREAS, The Planning Center represents the property owners of approximately 55-acres of land located in the Continental Ranch Specific Plan and within portions of Sections 26 and 27, Township 12 South, Range 12 East, as depicted on Exhibit "A", attached hereto and incorporated herein by this reference; and, 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 plan amendment, adopting the recommended conditions; and, WHEREAS, the Marana Town Council heard from representatives of the owner, staff and members of the public at the regular Town Council meeting held September 19, 2005 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 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 affected portions of these parcels will be consolidated into one parcel (62E). 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 Continental Ranch Specific Plan general subdivision standards are hereby amended for parcel 62E by reducing the required right-of-way width from 50 feet to 46 feet. Section 4. The purpose of this rezoning is to allow the use of the specific plan amendment area for single family detached homes, 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 rezoning ordinance): 1. The amendment applies to the proposed parcel 62E only. Marana Ordinance No. 2005.19 Page 1 of2 2. Compliance with all applicable provisions of Town Codes, adopted policies and ordinances current at the time of any subsequent development including, but not limited to, requirements for public improvements unless otherwise provided by this amendment. 3. Revise the September 2005, Continental Ranch Specific Plan Amendment, Exhibit IV.A map legend to comply with the 3,000 square foot minimum lot size requirement. 4. Phase IIB preliminary plat shall incorporate a parking plan. The parking plan shall indicate where units do not provide two spaces in the driveway and one space on street and compensate with additional 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 is valid for three years from the date of Town Council approval. If a development plan or plat is not recorded before the third anniversary of Town Council approval, the Town may initiate the necessary action to revert the property to the original zoning, upon action by the Town Council. 7. The preliminary plat shall generally conform with the tentative development plan as adopted by Mayor and Council. 8. No approval, permit or authorization by the Town of Marana authorizes violation of any federal or state 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 appropriate federal and state agencies should be consulted to determine any action necessary to assure compliance with applicable laws and regulations. PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona, this 19th day of September, 2005. Mayor Ed Honea ATTEST: Jocelyn C. Bronson, Town Clerk APPROVED AS TO FORM: Frank Cassidy, Town Attorney Marana Ordinance No. 2005.19 Page 2 of2 The Pines Phase II Specific Plan Amendment MA A A ~/l~ TOWN OF MARANA CASE NO. SP A-05052 \ \ \ \ \ \. '\ \, \ \ \ \ \ \ t~~ "- ., -,,- '~'" ~ REQUEST A request to amend the Continental Ranch Specific Plan by changing the land use designation for approximately 56 acres of land from "C*" (Freeway Commercial) and "RR" (Residential Recreation to "MHO" (Medium High Density Residential). The subject property is generally located west of 1-1 , east of the Santa Cruz River and north of Arizona Pavilions Drive ~~ MARANA ~~~~/ I " TOWN OF MARANA Planning and Zoning Department 3696 W. Orange Grove Road <D Tucson, AZ 85741 (520) 382-2600 Fax: (520) 297-3792 PLANNING & ZONING APPLICATION 1. TYPE OF APPLICATION (Check One) o Preliminary Plat o Final Plat o Development Plan o Landscape Plan o Native Plant Permit o General Plan Amendment R Specific Plan Amendment o Rezone o Significant Land Use Change o Minor Land Division o Variance o Conditional Use Permit o Other ..a ;:l rl U 2. GENERAL DATA REQUIRED Assessor's Parcel Number(s) nb-Lj-ULbU; General Plan Designation 226-23-0300;225-23-0250 (To be confirmed by stall) SP Gross Area (Acre/Sq. Ft.) 55.66 acres Current Zoning R/R&C ttc (To be confirmed by staff) Development/Project Name The Pines, Phase II Proposed Zoning MHDR Project Location West of Interstate 10;north of AZ PavillionsJeast of Santa Cruz* , . Description of Project Proposed urban infill single family residential development Property Owner David Graham Street Address 8480 Continental Links Drive City State Zip Code Phone Number Fax Number E-Mail Address Marana AZ 85743 520)544-2724 520)744-6204 Contact Person Phone Number David Graham (520) 544-2724 Applicant Standard Pacific of Tucson Street Address 4578 North First Avenue, Suite 160 City State Zip Code Phone Number Fax Number E-Mail Address Tucson AZ 85718 520)615-8900 (520)615-8902 pmeade@stanpac. co ~ Contact Person Phone Number Paula Meade (520) 615-8900 Agent/Representative I The Planning Center Street Address 110 South Church Avenue, Suite 6320 City State Zip Code Phone Number Fax Number E-Mail Address Tucson AZ 85701 520)623-6146 520)622-1950 rngrassinger@a~21a Contact Person Town of Marana 1102691 Michael Grassinger Business License No. 3. AUTHORIZATION OF PROPERTY OWNER 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.) Michael Grassinger Print Name of Applicant/Agent Signature Date 4-< rl o o (JJ <lJ C rl p.. C rl .r:: +J rl ~ i: nin$!o .cotr X:\SHARED FILES\Review Checklist\Application.doc December 2004 eRst: NO. 5P13 -0::>0:>-;<.. CR u.J No. 5'P;')050:>-- 00 I he 'cI ~ b/b/PS- ~c rj '!J- ~ [~t0--t/7) - The Pines, Phase II Continental Links Drive and Interstate 1 0 - - - - - - - - - - - - - - - - - ,..., ~... "'", .... -, -. - -- 110 SOUTH CHURCH, SUITE 6320 TUCSON, ARIZONA 85701 520.623.6146 fax 520.622.1950 www.azplanningcenter.com "ol~iI\Iio, - .~ ""~ .- .- ~~\D'tID!!}D't~)1 R~)~)~~) ~ V~=a '=I~~=a" ~=a '=I~~ ~ '=I~!l!!.!!L~~1L .~\~)"I.I" PI~)~) ~~)~)~)d.I~)~)~).~ g.~v~~~v ~ ~~!l!!.!!L ~!l!!.!!L!!L~!l!!.!!L _=a!l!!.!!!a!!L~!l!!.!!L.1Il. Ipll!!} PI D !!}-=" PII ~) -="!!} Irlr ~ ~=a" ~ ~~=a"_. ~ ~=a~_" ~~ 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: 1~ THE PLANNING CENTER 110 South Church Avenue Suite 6320 Tucson, Arizona 85701 Phone: (520) 623-6146 Fax: (520) 622-1950 - ~~ ~ Mayor and Council Submittal September 2005 ..... -","" .~ ,...- .- ,'- ~- .- ",,",,, 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 ~ TABLE OF CONTENTS ~....... I. Continental Ranch Specific Plan Amendment Summary....................................................... 1 II. Plan Amendment Location........................................ .... ......................................................... 1 A. Continental Ranch Specific Plan .... ................. ................... .............................. .............. 1 B. The Pines Golf 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 Streetscape .................................................................................................... 5 3. Local Street Design Exception....................................................................................... 5 IV. Proposed Land Use Plan................................................................................................. 11 "'.... LIST OF EXHIBITSITABLES -<';;..... - Exhibit II: Aerial View.................................................................................................................... 2 Exhibit III.A: Plan Amendment Boundary.................................................... ................ .................. 7 Exhibit III.B: Proposed Plan Amendment Boundary .....................................................................8 Exhibit III.C.1: Town of Marana Typical Local Street Cross-Section ............................................ 9 Exhibit III.C.2: Proposed Local Street Cross-Section................................................................... 9 Exhibit III.C.3: Proposed Local Street......................... ................................................................ 10 Exhibit IV.A: Land Use Plan........................................................................................................ 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 Streetscene ............................ ..................................... .............................. 15 .<"'-. ,~ ,- ..... Appendix A: Appendix A: Restrictive Covenant between Standard Pacific Homes and Marana Golf, Inc. Appendix B: Definitions and Examples of Front Courtyards Appendix C: Northwest Fire District Letter 4'~ ,,- The Pines Marana, Arizona i Specific Plan Amendment Continental Ranch Specific Plan I. Continental Ranch Specific Plan Amendment Summary ",.. The Continental 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. Design Guidelines and Development Regulations that are a part of existing designations of the Continental Ranch Specific Plan will be applied to the amendment area of approximately 55.66 acres. The purpose of this Specific Plan Amendment is to establish guidance and regulations for the proposed actions: ~ - 1) Conversion of approximately 52.5 acres from Residential Recreation to Medium High Density Residential. 2) Conversion of approximately 2.5 acres from Freeway Commercial to Medium High Density Residential. 3) Creation of additional development standards within Medium High Density Residential. 4) Reduction of local street pavement width II. Plan Amendment Location The proposed 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) A. Continental Ranch Specific Plan The Continental Ranch Specific Plan lies east and west of the Santa Cruz River, generally 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. B. The Pines Golf Club - The Pines Golf Club was built on a former sand and gravel quarry and was amended into the Continental Ranch Specific Plan in 2002. The reclamation transformed 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. The Pines Marana, Arizona 1 Specific Plan Amendment Continental Ranch Specific Plan Exhibit II: Aerial View ,- - - .- - - .- - ,4Illllto, ~- ,- .- - ,- - - - Legend CJ Site Boundary r~j 85~~~hNG Source Landiscor Aerial Imagery, August 2004 & PCLlS, January 2005. 250' 500' I t(i.;:\!ttOfI l\prQj-eC:ts\s.pt 04\i3li'nal m"d The Pines Marana, Arizona 2 Specific Plan Amendment Continental Ranch Specific Plan III. Proposed Plan Amendment - - The Pines, Phase II is located within Block 62C, Freeway Commercial, and Blocks 73, 62 and 62D, Residential Recreation within the Continental Ranch Specific Plan (see Exhibit III.A: Plan Amendment Area). The plan amendment proposal is to designate this area as medium high density residential to implement a well-designed residential community. ,..- A. Plan Amendment Features The proposed development will include: - .:. - .:. .~ .:. Creating an opportunity for urban infill development located in close proximity to major circulation corridors and commercial and activity centers. Providing the ability for future residents to leave their cars at home and walk or bike to surrounding commercial, community service and recreational facilities. Adhering to the new Town of Marana Residential Design Standards (still in the review stage). - <~ B. Proposed Amendment to the Current Specific Plan Designations ,,~ As shown on Exhibit 1I1.A: Plan Amendment Boundary and Exhibit III.B: Proposed Plan Amendment Boundaries, approximately 55.66 acres will be converted from Freeway Commercial and Residential Recreation to Parcel 62E: Medium High Density Residential. 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. 1. Development Standards ."'..... ,",'- The following section is taken from the Continental Ranch Specific Plan. The proposed modifications to the standards are underlined and deletions are shown in format. ~.... E. RESIDENTIAL SITE DEVELOPMENT STANDARDS 2. MEDIUM HIGH DENSITY RESIDENTIAL (6-10 RAC) a) Permitted Uses - 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 3 Specific Plan Amendment Continental Ranch Specific Plan F. Property Development Standards 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 aaraae and ten (10) for a side load aaraae. The aaraae shall not extend beyond the livable portion of the dwellina when there is a house forward. <"1#..... 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 parkina 7) Garaae Reauirement for Parcel 62E: the minimum interior width dimension of a double aaraae shall be 19'-6". Tandem parkina shall have a minimum interior width of 11 '-0". "w....... - The Pines Marana, Arizona 4 Specific Plan Amendment Continental Ranch Specific Plan ""....... 2. Proposed Streetscape - The streetscape 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 space 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. - "'- The local 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 Local 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 responsible 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. - 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. 3. Local Street Design Exception a. The 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 Street of the Town of Marana Subdivision Street Standards (see Exhibit III.C.1: for a Town of Marana Typical Local Street Cross-Section). The variance includes a reduction in pavement and an increase of landscaping and sidewalk. b. Reasons for the proposed alternative: - The subdivision streets were designed to accommodate a medium high density, pedestrian friendly, single-family development. The reasons for this alternative cross-section include: - The Pines Marana, Arizona 5 I~ 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. · Narrowing lanes eases street crossing for pedestrians and encourages slower speeds. · Promoting a pedestrian friendly streetscene. · The proposed right-of-way will support the anticipated traffic volumes c. Approval letter from the Northwest Fire District ,- Northwest Fire District has recommended approval for the alternative street design with one condition: liThe right-of-way will include 6 feet of 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.) - ..- -- ~ The Pines Marana, Arizona 6 Specific Plan Amendment Continental Ranch Specific Plan Exhibit 1I1.A: Plan Amendment Boundary .- Legend CJ c=J c=J Freeway Commercial 63 Existing Continental Ranch Parcel Numbers Source: Town of Marana GIS Department, 2005 & PCLIS, January 2005. Proposed Medium High Density Residential Residential Recreation c=J Medium High Density Residential .. Aggregrate Extraction & Processing fi:l 8l~~hNG - ,- -.,..... .""",,,,",- ,- 0' 250' 500' 1,000' I I ~: 1:IPrcjec:O\Gls__mxd The Pines Marana, Arizona 7 Specific Plan Amendment Continental Ranch Specific Plan Exhibit III.B: Proposed Plan Amendment Boundary ".., " ~ ,- ~. Legend c::::l 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 ><OOml . THE r:~rj PlANNING , ,_/, CENTER o 250 500 1,000 I I File spt-04lnewde$ignations mxd Source: Town of Marana GIS Department. 2005 & PCllS. January 2005. -_...~ ,'I4loo.. The Pines Marana, Arizona 8 .-. Specific Plan Amendment Continental Ranch Specific Plan Exhibit III.C.1: Town of Marana Typical Local Street Cross-Section R/W \ .5' 2. ~ 46. R/W 16' ~ I TRA.VEL LANE 16. TRAVEL LANE R/W 2' sJ . . . I '\ 2' CURB 5' SIDEWALK - ~ Exhibit III.C.2: Proposed Local Street Cross-Section .. -.,. 46. R/W RIW RIW ~ ... C) 5' 6' 10' TRAVEL 10' TRAVEL 5' C) z ii: PARKING LANE SIDE- z SIDE- LANE ~ C3 WALK lANE WALK en u 0 C/) ~ c 5 ...J (or) (or) * Landscaping may be placed on either side of the sidewalk. The Pines Marana, Arizona 9 Specific Plan Amendment Continental Ranch Specific Plan Exhibit III.C.3: Proposed Local Street ';> ,~"'-- ,- ,..f"" 3' 5' 2' 6' 10' 2' 5' 3' Ol Side- Curb Parking Travel Lane Curb Side- Ol c: walk c: 'a walk 'a ~ ~ "0 "2 c: 3 3 46'Rm * Landscaping may be placed on either side of the sidewalk. ""~ The Pines Marana, Arizona 10 Specific Plan Amendment Continental Ranch Specific Plan IV. Proposed land Use Plan The Pines, Phase II is a proposed medium high density, urban infill, single-family residential subdivision. 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. There 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). See Exhibits IV.B-E for architectural details and renderings. The Pines Marana, Arizona 11 Specific Plan Amendment Continental Ranch Specific Plan -- ..- #.... -- -- ..- -- Legend: 45'X 115' * Link to the Santa Cruz River Trail 35'X SO' Note: A 150' un-armored channel must be provided to direct drainage flow from the existing 1-10 box culvert to the Westem golf fairway at an oblique angle per engineering report. The channel will also selVe as a site amenity. Exhibit IV.A: Land Use Plan C) B1THE . . ,..~~;': T1JCIIOIol. /lZ lI61Il1l52Olll2H'oMl The Pines Marana, Arizona 12 ""''''"'''' Specific Plan Amendment Continental Ranch Specific Plan Exhibit IV.A.1: Recreation Area A - ..- ..- - ~-." The Pines Marana, Arizona 13 Specific Plan Amendment Continental Ranch Specific Plan Exhibit IV.A.2: Recreation Area B .- .......... .- ,..... .+". - The Pines Marana, Arizona 14 Specific Plan Amendment Continental Ranch Specific Plan Exhibit IV.S: Typical Elevations -- ,,-. - --- .~!ye.~" Exhibit IV.C: Typical Streetscene - ,- ,- ,- - ,,- - ,- - - The Pines Marana, Arizona 15 - 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 Inc., 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 Property 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 purchasers within the Property of the nuisances or hazards to persons and property resulting from normal 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 from stray and errant golf balls, or the operation and maintenance of the Mining, Concrete and Asphalt Operations, as applicable. ,~., - .- .~ ,~ ,.","*,", - - The Pines Marana, Arizona 16 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.) .',...... - .-.., ,,~ ,.<~ ,....-. - ,- ,,....... - The Pines Marana, Arizona 17 Appendix C: Northwest Fire/Rescue District Letter M ?O;05 MON 10: l!l F.U 520 8871034 NW FIRE DISTRICT ~OOl ,...- NORTHWEST FIRFlREsCUE DIsTRICT St::RVtNG RESIDENTS OP'l"aE NoR'J'AWEST Film DI$TlUCT. 1'HBFLOWlNG WELLS COMMIJNlTY AND T.H..C ToWN OF MARANA AO?:m-1STRA'rlONILn:e SAm'Y SERVICES 5225 W. MA$s~ RD. TUCSON AZ 85743 PH()N!: (520) 887.1010 flAX: (520)887-1034 www.:t-{oal.HWl!StP1RE.OJl.Cl .-., ,,~ Kelly Decker The Planning Center 11/) South Cburch, Suite 6320 1\lc50n, AZ. 85701 June 20, 2005 RE: The Pinr:s Phase TI, Local Street Design Exception - Dear Kelly, - Concerning the project referenced above, Northwest Fire District recommends approval to the variance ofthe street design in The Pines Phase IT for the builder Standard Pacific Of Tucson. with one condition. .~ The right of way will include 6 feel of 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. "~ This variance i~ for this project only and any other projects will require written approval for them at that time. If you have any questions regarding this matter, please do not hesitate to contact me. ,- Sincerely, tO~~~ Dennis F. Stieglcitcr ' Prevention Specialist - The Pines Marana, Arizona 18 - ,~.-..