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HomeMy WebLinkAbout06/07/2005 Blue Sheet Saguaro Springs Specific Plan TOWN COUNCIL MEETING INFORMATION TOWN OF MARANA MEETING DATE: June 7, 2005 AGENDA ITEM: X. B. 3 TO: MAYOR AND COUNCIL FROM: Barbara C. Berlin AICP, Planning Director SUBJECT: PUBLIC HEARING. Ordinance No. 2005.14: Relating to Development; approving a rezoning of 217 acres of land from "R- 144", "R-36", "R-6", and "MH" to zone "F" and creating the Saguaro Springs Specific Plan. DISCUSSION The Planning Center on behalf of Empire Companies is requesting approval of a rezoning for a 217-acre site to construct 1,250 units of single family detached and attached homes, 42 acres of public recreation area, and a 10 acre school site. The subject area is bounded by Lambert Lane to the north, Airline Road to the west, approximately half a mile west of Silverbell Road on the east and Twin Peaks Road to the south and is primarily located in a portion of Section 18, Township 12 South, Range 12 East, with a small portion located in the southeast comer of Section 16, Township 12 South, Range 11 East. Approval of this rezoning would create the Saguaro Springs Specific Plan by rezoning the subject area to "F" Specific Plan. The purpose of the specific plan zoning option is to provide functionality and creativity in site planning and design. The Saguaro Springs Specific Plan integrates design and development regulations which are unique to the plan in order to allow for a mixture of single family detached and attached dwelling units as well as recreational areas and a dedicated school site within the proposed land use designations. In addition, the plan proposes to allow for the implementation of an age restricted community within the northwest portion of the specific plan area. PROPERTY HISTORY The proposed specific plan is located adjacent to the existing development named Saguaro Springs. The Saguaro Springs project area was annexed into the Town in three separate annexations spanning from 1987 to 2005. The most recent annexation was 22 acres located on the north side of Twin Peaks Road, south of Quarry Road, and immediately west of the Saguaro Springs development. The 22 acres were zoned "R-144" (single family residential, 144,000 sq. ft. minimum lot area) per the annexation ordinance. The Saguaro Springs project was rezoned in 1997 from "c" (large lot zone, 25 acre minimum lot area) to "R-36" (single family residential, 36,000 sq. ft. minimum lot area), "R-6" (single family residential, 36,000 sq. ft. minimum lot area), and "MH" (Manufactured Housing). According to the Development Agreement dated April 9th, 2004, the Saguaro Springs project is entitled to have a total of 2,509 units. Including 1,259 units in the R-6 area not included within the specific plan area. The Saguaro Springs Final Block Plat was 072004 PCZ-03131 Tortolita Vistas SP.doc approved in March of 2004. The block plat encompassed all of the Saguaro Springs property excluding the 22 acres that were just recently annexed in February of 2005 and the Arizona Portland Cement property (Quarry Road). REZONING REQUEST The subject property is approximately 217 -acres. The applicant proposes a 1,250-unit development, which includes attached and detached dwellings. The Saguaro Springs Specific Plan proposes, per the Saguaro Springs Development Agreement, to provide 42 acres of public recreational area to include facilities and amenities for residents. In addition this project as proposed also provides for the dedication of a centrally located 10-acre school site, per the development agreement. A district park approximately 29 acres in size will be constructed adjacent to the dedicated school site, which is also a condition of the development agreement. A private community center will be constructed for the exclusive use of the residents of the age restricted area west of the Arizona Portland Cement quarry road in the northwest portion of the plan project area. The proposed development proposes a gross density of approximately 5.8 DUlAC (dwelling units per acre). The homes will provide for variations in size, architecture, color schemes, treatments, and fenestration. The plan also requires variety throughout the plan project area. The homes will be single or two-story units with view fencing and decorative fencing along the rear property line facing the recreational areas and open space. The specific plan proposes that 700 lots will be located within the age restricted portion of this development. The "Medium Density Residential" (MDR) land use proposes a minimum lot width of 55 feet and minimum lot depth of 90 feet for a 6,000 square feet minimum lot size. The "MDR" land use is proposing 205 units on 38 acres. The "Medium High Density Residential" (MHDR) land use proposes a minimum lot width of 40 feet and minimum lot depth of 80 feet, for a 4,000 square feet minimum lot size. The "MHDR" land use is proposing 805 units on 1 07 acres. The "High Density Residential" (HDR) has not specifically called out minimum lot width and depth and thus does not have clear development standards for the single family detached option. Per staffs "Recommended Conditions of Approval", the specific plan must be amended to clearly state development standards in the HDR. GENERAL PLAN AND RELATED OTHER PLANS The Town of Marana General Plan Update, ratified March 11, 2003, designates the subject area as Medium Density Residential (MDR) which allows for a range of 3.1-8.0 DUlAC (dwelling units per acre). The MDR is characterized by single-family detached homes on moderately sized lots with the potential for multi-family housing projects that confonn to the designated density range. The proposed project meets the guidelines and fits within the outline for the "Medium Density Residential" land use designation of the Marana General Plan. ARCHITECTURE & SITE DESIGN The Saguaro Springs Specific Plan proposes five distinct and specific styles of architecture: Spanish Colonial, Spanish Mission, Ranch Hacienda, Mediterranean, and Desert Prairie. The architectural features of these styles such as roofs, color, materials, fenestration, decks and balconies, garages, chimneys, site walls, accessory structures, and lighting will be required to meet the design guideline requirements and development regulations of the specific plan. -2- 060705 PCl-04093 Saguaro Springs SP.doc The proposed development regulations for architecture and site design require homes to be limited to two stories and provide single story elements on the perimeter where possible, with second story elements set back from the front elevation. Where garages are located adjacent to one another at the street elevation a three foot minimum variation will be required in addition to the required setback. In addition to the development regulations the design guidelines further expanding on the requirements of the specific plan. The design guidelines will require curvilinear streets, a coordinated street tree program, screening for utilities, and specific design of site walls. Compliance with the proposed development regulations will be reviewed by the Town prior to approval of individual developments and building pennits. The specific plan also requires that the Saguaro Springs Design Review Committee (DRC) be fonned in order to review proposed individual developments and building pennits in order to assure compliance with the design guidelines set forth within the specific plan. The review by the Saguaro Springs DRC will be independent of the Town's review process and shall not be able to grant variances from development regulations. CIRCULATION Access to the eastern portion of the subject area will be provided by Twin Peaks Road to the south and Lambert Lane to the north. The primary spine roads, approved by the block plat, will run along the eastern boundary of the specific plan area and will be curvilinear to deter through traffic. Access to the northwestern portion of the subject area will be provided by Airline Road. The local neighborhood streets for each portion of the project area will be dedicated public streets and designed in accordance with the specific plan development regulations and design guidelines. There is no direct access across Quarry Road between the northwestern and eastern areas of the specific plan. Access between these two areas will be served by Lambert Lane. RECREATION. TRAILS. PARKS & OPEN SPACE A 29 acre district park adjacent to the dedicated school site will be constructed with approximately 21 of the 29 acres used as a detention/retention basin. Amenities to be installed on this site include lighted p1ayfie1ds, basketball courts, and sand volleyball. A dog park, picnic tables, play equipment, restroom facilities, and parking for 300 cars shall also be provided. Direct access to the district park will not be allowed from residentia110ts. The district park will provide vehicular access directly off of Saguaro Highlands Drive. Pedestrian and bicycle access will be provided by incorporating connections to the community's local trail network. The Town of Marana Parks and Recreation Department will review the proposed design of the recreational areas, trails, and parks. Dual trail systems are proposed for the specific plan area and will be a part of the greater Saguaro Springs project trail system. "Public" trails, as defined by the specific plan, will be located within the projects drainage ways. These trails will be 14 feet wide with 10 feet of asphalt and 4 feet of decomposed granite. The drainage ways will have enhanced landscape edges. "Neighborhood" trails, as defined by the specific plan, will be located within and throughout the communities providing connectivity and access to pocket parks and open space within individual subdivisions. These trails will be constructed of compacted aggregate surface and will vary in width. The proposed trails will provide linkages to two regional and connector trails adjacent to the project area. -3- 060705 PCZ-04093 Saguaro Springs SP.doc Private pocket parks and open space areas will be required to be located within individual developments throughout the specific plan area. Private parks that are greater than V2 acre will include children's playground equipment, turf play areas, benches, shade structures, trail linkages, and enhanced landscaping with irrigation improvements. Open space areas less than V2 acre in size will be used for passive recreation. These areas will include enhanced landscaping and may include other amenities. SEWER & WATER Sewer improvements will include an onsite collection system ranging in size from 8" to 15". These sewer mains will be installed in the right of way along all onsite road improvements for the overall Saguaro Springs project site and along Lambert Lane. The new sewer lines will connect to a new lift station that will be located at the southwest intersection of Lambert Lane and Quarry Road. The lift station was dedicated to Pima County Wastewater with the approval of the Saguaro Springs final block plat. A connection from the lift station to a force main along Lambert Lane which then turns into Si1verbell Road will provide a connection to the existing line near the comer of Si1verbell Road and Coachline Boulevard. The Town of Marana Municipal Water System, which has an assured water supply from the Arizona Department of Water Resources, will provide water service to this project upon connection to the distribution system. The current water agreement requires the developer to design and construct two wells, water lines and facilities, and one storage tank. All improvements will meet the minimum specifications and requirements as outlined in the current water agreement. The current water agreement does not incorporate the 22 acre parcel located at the south west comer of the specific plan area. The existing agreement will be amended or a new agreement will be executed in order to include this property. Upon completion of all water infrastructure improvements the facilities the developer shall dedicate all improvements to the Town of Marana for operation and maintenance. RECOMMENDA TION Staff recommends approval of Ordinance No. 2005.14 the Saguaro Springs Specific Plan. RECOMMENDED CONDITIONS OF APPROVAL 1. All exhibits within the Saguaro Springs Specific Plan document shall be revised to show that Quarry Road, which is located adjacent to the specific plan area and divides the specific plan area, is explicitly excluded from the Saguaro Specific Plan as requested by the Arizona Portland Cement Company; who is the current owner of Quarry Road. 2. Compliance with all provisions of the Town's codes, ordinances and policies of the General Plan as current at the time of any subsequent development, including, but not limited to, requirements for public improvements. -4- 060705 PCZ-04093 Saguaro Springs SP.doc 3. This rezoning is valid for five years from the date of Town Council approval; if the developer fails to have a final subdivision plat recorded prior to the five years the Town may initiate the necessary action to revert the property to the original zoning, upon action by the Town Council. 4. Before a certificate of occupancy is issued for any dwelling unit on the Property, the Developer shall have completed or shall provide evidence to the Town's satisfaction that Developer has made a diligent effort to complete the process of having the Property annexed into a fire district or otherwise provide for fire protection service. 5. The final design of all streets and circulation related facilities, including any gated access, shall be accepted by the Northwest Fire District or other applicable Fire Service Provider prior to the Planning Commission's consideration of any preliminary plat. 6. The Town shall accept the final Covenants, Codes, and Restrictions prior to Town Council consideration of any final plat. 7. Any preliminary plat shall be in general confonnance with the Land Use Concept Plan of the Saguaro Springs Specific Plan. 8. A sewer service agreement and master sewer plan must be submitted by the Developer and accepted by Pima County Wastewater Management and the Town Engineer prior to the approval of the sewer plans. 9. A water service agreement and a master water plan must be submitted by the Developer and accepted by the Town of Marana Utilities Director and/or Tucson Water prior to the approval of the water plans. 10. The applicant shall include detailed residential design guidelines with the first preliminary plat or development plan submittal. 11. Approval, pennit, or authorization from the Town of Marana, does not authorize the applicant and/or landowner to violate any applicable federal or state laws or regulations, nor does it relieve the applicant and/or landowner from the responsibility to ensure compliance with all applicable federal and state laws and regulations, to include the Endangered Species Act and the Clean Water Act. The applicant and/or landowner is hereby advised to retain the appropriate expert and/or consult with federal and state agencies to detennine any action necessary to assure compliance with all applicable laws and regulations. 12. Upon adoption of the ordinance by the Mayor and Council approving the Saguaro Springs Specific Plan, the applicant shall provide the planning department with the following final edition of the Saguaro Springs Specific Plan: one non-bound original; twenty-five bound copies; and, one digital copy in Microsoft Word or other acceptable fonnat, within thirty days of the adoption of the ordinance. SUGGESTED MOTION I move to adopt Ordinance No. 2005.14. -5- 060705 PCZ-04093 Saguaro Springs SP.doc MARANA ORDINANCE NO. 2005.14 RELATING TO DEVELOPMENT; APPROVING A REZONING OF 217 ACRES OF LAND FROM "R-144", "R-36", "R-6", and "MH" TO ZONE "F" AND CREATING THE SAGUARO SPRINGS SPECIFIC PLAN. WHEREAS, The Planning Center represents the property owners of approximately 217- acres ofland located within portions of Section 18, Township 12 South, Range 12 East and Section 13, Township 12 South, Range 11 East, as described by legal description and depicted on Exhibit "A", attached hereto and incorporated herein by this reference; and, WHEREAS, the Marana Planning Commission held a public hearing on Apri127, 2005, and at said meeting voted 4-0 (three Commissioners were excused) to recommend that the Town Council approve said rezoning, with 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 June 7,2005 and have detennined that the rezoning should be approved. NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council of the Town of Maran a, Arizona, as follows: Section 1. A minor amendment to the General Plan of approximately 217-acres of land located within portions of Section 18, Township 12 South, Range 12 East and Section 13, Township 12 South, Range 11 East, north of Twin Peaks Road, south of Lambert Lane, and west of Si1verbell Road, (the "Rezoning Area"), changing the land use designation from Medium Density Residential to Master Planning Area. Section 2. The zoning of approximately 217 -acres of land located within portions of Section 18, Township 12 South, Range 12 East and Section 13, Township 12 South, Range 11 East, north of Twin Peaks Road, south of Lambert Lane, and west of Si1verbell Road, (the "Rezoning Area"), is hereby changed from Zone "R-144" (144,000 square foot minimum lot), "R-36" (Single Family Residential, 36,000 sq. ft. minimum lot size), "R-6" (6,000 square foot minimum lot), and "MH" (Manufactured Housing), to "F" (Specific Plan) creating the Saguaro Specific Plan. Section 3. The purpose of this rezoning is to allow the use of the Rezoning Area for single family detached and attached home development, subject to the following conditions, the violation of which shall be treated in the same manner as a violation of the Town of Maran a Land Development Code (but which shall not cause a reversion of this rezoning ordinance): Marana Ordinance No. 2005.14 Page 1 of 3 1. All exhibits within the Saguaro Springs Specific Plan document shall be revised to show that Quarry Road, which is located adjacent to the specific plan area and divides the specific plan area, is explicitly excluded from the Saguaro Specific Plan as requested by the Arizona Portland Cement Company; who is the current owner of Quarry Road. 2. Compliance with all provisions of the Town's codes, ordinances and policies of the General Plan as current at the time of any subsequent development, including, but not limited to, requirements for public improvements. 3. This rezoning is valid for five years from the date of Town Council approval; if the developer fails to have a final subdivision plat recorded prior to the five years the Town may initiate the necessary action to revert the property to the original zoning, upon action by the Town Council. 4. Before a certificate of occupancy is issued for any dwelling unit on the Property, the Developer shall have completed or shall provide evidence to the Town's satisfaction that Developer has made a diligent effort to complete the process of having the Property annexed into a fire district or otherwise provide for fire protection service. 5. The final design of all streets and circulation related facilities, including any gated access, shall be accepted by the Northwest Fire District or other applicable Fire Service Provider prior to the Planning Commission's consideration of any preliminary plat. 6. The Town shall accept the final Covenants, Codes, and Restrictions prior to Town Council consideration of any final plat. 7. Any preliminary plat shall be in general confonnance with the Land Use Concept Plan of the Saguaro Springs Specific Plan. 8. A sewer service agreement and master sewer plan must be submitted by the Developer and accepted by Pima County Wastewater Management and the Town Engineer prior to the approval of the sewer plans. 9. A water service agreement and a master water plan must be submitted by the Developer and accepted by the Town of Maran a Utilities Director and/or Tucson Water prior to the approval of the water plans. 10. The applicant shall include detailed residential design guidelines with the first preliminary plat or development plan submittal. 11. Approval, pennit, or authorization from the Town of Maran a, does not authorize the applicant and/or landowner to violate any applicable federal or state laws or regulations, nor does it relieve the applicant and/or landowner from the responsibility to ensure compliance with all applicable federal and state laws and regulations, to include the Endangered Species Act and the Clean Water Act. The applicant and/or landowner is hereby advised to retain the appropriate expert and/or consult with federal and state agencies to detennine any action necessary to assure compliance with all applicable laws and regulations. 12. Upon adoption of the ordinance by the Mayor and Council approving the Saguaro Springs Specific Plan, the applicant shall provide the planning department with the following final edition of the Saguaro Springs Specific Plan: one non-bound original; twenty-five bound copies; and, one digital copy in Microsoft Word or other acceptable fonnat, within thirty days of the adoption of the ordinance. Marana Ordinance No. 2005.14 Page 2 of 3 Section 4. All Ordinances, Resolutions and Motions and parts of Ordinances, Resolutions, and Motions of the Marana Town Council in conflict with the provisions ofthis Ordinance are hereby repealed, effective as of the effective date of Ordinance No. 2005.14. Section 5. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions hereof. PASSED AND ADOPTED by the Mayor and Council ofthe Town of Marana, Arizona, this 7th day of June, 2005. ATTEST: Jocelyn C. Bronson, Town Clerk Mayor ED HONEA APPROVED AS TO FORM: Frank Cassidy, Town Attorney Marana Ordinance No. 2005.14 Page 3 of 3 5h ¡bit A: legal Description & Map '" -" "'''.... -c...-..... ........._WIo 101 _AI: 1510-., 111: (Øl1'O-XH I t CÞ111'O-_ tIIMIC.oom '" \. DescrfpUon of Specific Plan Area ~ Stantec SAGUARO SPRINGS DESCRIPTION of a parcel of land located in SectIon 18, Township 12 SouIh, Range 12 E8It1 Gila & Salt River Meridian, Pima County, Arizona. Said parcel being more fuIy described as follows: Lots 11hro1.1gh 9 inclusive, lots A and B, and Blocks A. B, 1.2. 5 and 6, SAGUARO SPRINGS, \. as recorded in Book 58 of Maps and Plats, Page 23, Pima County Records, PIma County, Arizona' , \ TOGETHER WITH the following described perceI: That parcel as described in Docket 12208, Page 1961, being 8 þOftion of SedIon 13, Township 12 South, Range 11 East, Gia and Salt River Meridian, Pina County. Arizona, more partk;uIarIy described as follows: COMMENCING at a 1 %" Lead Capped Pipe properly mætced and monumenting the Southeast comer of said Section 13; Thence along !he Easlline of said Section 13 North OO"08'OS" West, a distance 0175.00 feet to the POINT Of BEGINNING; Thence along a line 75 feet I10Ith of and paralello the South line of said Section 13, South 89"57'50' West, a distance 011,142.34 feet; Thence North 38"23'46" East, a distance 011,833.81 feet. to the East line 01 Section 13 to which . 2' lead Capped PIpe property m8I1ted and monumenting the West one quarter of said sëdion 18 bearS North 00"08'05" West, a distance of 1,129.31 feet; Thence along said Easlline of Section 13 South 00"08'05" East, a distance of 1.436.51 feet to !he POINT OF BEGINNING; \ 1 I Said parcel containing an approximate area 01217.38 aa"8S 01 land, more or less. Prepared 011 1 September, 2004 Prepared for and 011 behalf 01 StanIec Consulting Inc. Prepared by David M. Seese, RlS 35545 Project Number: 185621934-400.115 ..c....... .·.........".A.o.....ð.........~...............~~1... æ Saguaro Springs Specific Plan A-1 ~.... Marana Ordinance No. 2005.14 Page 1 of 3 Exhi b it A: legal Description & Map NIf IXìRN£R S£(:T!fJN 18 ~, ---~'.~~...,~...,.~ --ISIIII__aI.YMlDŒSIIIr _A~__. 1_"....t)4-~am ~--.__.__._- SACUAAO SPRINGS Sectioo 13 T12S. Rl1E. G&SRIJ _~J~.T12S. R12E G&SRM ,-.... 1.0 1iUot Legal Desaiption Exhibit Soecific Plan Area æ Saguaro Springs Specific Plan A-2 <__w~w.,m~~'~,'YN,'~~_~__________._..._.~_._..,. Marana Ordinance No. 2005.14 Page 2 of 3 Saguaro Spings Specific Plan ~/j~ TOWN OF MARANA CASE NO. PCZ-04093 10~..? 100020,00 Feet(l) c-: % "' "' ~% <&? % 0;7: ~¡; /í r: -~_..... REQUEST Request for approval to rezone 217 acres from "MH", "R-36, and "R-6" to "F" Specific Plan.