HomeMy WebLinkAboutMarana Golf Inc at Continental Ranch Specific Plan Amendment/7 -7
Marana Golf Inc.
A. 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 the
Town of Marana, Pima County, Arizona. Design Guidelines and Development
Standards that are a part of existing designations of the Continental Ranch
Specific Plan will be applied and all underlying uses and designations, (such as
the Links Golf Course) will remain in place until approved development plans for
the new uses are in place.
The purpose of this Specific Plan amendment is to establish guidance and
regulations for:
1) The addition of 123.61 acres currently being used for aggregate extraction
and processing.
2) Reclamation and redevelopment as golf course on 90.73 acres of the
added area (R/R).
3) Development of the remaining 32.88 added acres as Medium High
Density Residential (MHD).
4) Creation of a new zoning designation (AEP — Aggregate Extraction and
Processing) on approximately 101.08 acres along the 1-10 frontage road.
5) Creation of additional development regulations, design guidelines, buffers,
and reclamation policies for the new AEP designation.
6) Conversion of approximately 19.86 acres of the existing Links at
Continental Ranch Golf Course to Freeway Commercial (*C).
7) Conversion of approximately 19.33 acres of the existing Links at
Continental Ranch Golf Course (retaining an R/R designation) to Resort
uses.
8) Adjustment of actual parcel acreages per surveys.
9) A Phasing Plan to accomplish an orderly transition of uses.
The entire area of the proposed amendment lies east of the Santa Cruz River,
west of the 1-10 frontage road, north of Arizona Pavillions Drive and south of
the construction material and block production businesses located in an
island of unincorporated Pima County.
1
8
Plan Amendment Area
with Existing designations
62dka
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B. Highlights
❖ New common ownership of The Links at Continental Ranch and San
Xavier Rock and Materials has created a unique opportunity to cause the
relocation of the grandfathered sand and gravel operation.
❖ Will promote the Cortaro/1-10 interchange as a major Gateway to Marana
by greatly improving the visual aesthetics by reclamation of the current
grandfathered sand and gravel operation to golf course and residential
development.
❖ Will enable the Town to have control and regulation of the relocated
aggregate extraction and processing operation.
❖ Will provide a mitigation/reclamation strategy for the relocated aggregate
extraction and processing operation.
❖ Will require compliance with all Town Hydrology and Drainage Standards.
❖ Will enhance the economic development opportunities of the Town
through increased sales tax, construction sales tax and impact fees.
❖ Will provide the opportunity for trail connectivity from the new Community
trail, which is currently interrupted by the existing sand and gravel
operation, to the Juan Bautista De Anza National Historic Trail, on the
west bank of the Santa Cruz. With the new Community Trail between
Cortaro Road and the new Twin Peaks/Linda Vista Interchange, by
crossing the Santa Cruz there will be a trail "loop" opportunity with the
Juan Bautista De Anza Trail
❖ Will increase tax base for the Marana Unified School District.
❖ Will retain, enhance, and expand the golf course and recreational
opportunities of the site.
❖ Due to enhanced screening and buffering new sand and gravel extraction
pit will not be visible.
3
C. Proposed Land Use Plan for Area Added to the Specific Plan
As shown on the attached Proposed Land Use Plan, 123.84 acres (per survey)
will be added to the Continental Ranch Specific Plan area. The proposed new
parcel numbers and uses are as follows:
Parcel Number
Acreages
Proposed Land Use
73
90.73 acres
RIR (golf course)
74
32.88 acres
MHD
Total
123.61 acres
D. Reclamation and Conversion of Existing Sand and Gravel Facility
With the common ownership of the existing sand and gravel operation, The Links
at Continental Ranch Golf Course and the adjacent 71 acre vacant parcel to the
north of the Links, there is a unique opportunity to reclaim and convert the
existing sand and gravel facility to a positive amenity for the community. The
following is a brief description of how this reclamation and conversion will be
accomplished.
1) Golf Course Development:
The attached Proposed Land Use Plan shows the proposed golf course routing
for the realigned course. Under the design prepared by Gilmore Graves of
Phoenix, 10 holes will be constructed in the existing pit and the remaining 8 holes
will result from a reconfiguration of the existing course.
The water source for irrigating the existing golf course will continue to be ground
water for the next two years during construction of the golf holes in the existing
sand and gravel pit. Marana Golf is discussing with the Marana Water
Department and Cortaro Marana Irrigation District the availability CAP water,
recovered CAP water, effluent and recovered effluent. Prior to modifying the
existing golf course Marana Golf will explore the possibility of using alternative
water sources to irrigate the golf course.
The reclamation of a quarry through the construction of a golf course has been
carried out in many parts of the country and has resulted in award winning
courses. A few examples follow:
The Quarry at La Quinta, Palm Springs, California.
Rated by Golf Digest as one of the top 100 courses in the United States.
Quarry is built on an old sand and rock quarry, and the design uses three
different elevation levels; the quarry pit, the original alluvial fan slope and
of a nearby mountain.
The
a cove
4
Black Diamond Quarry Course, Cyprus County Hills, Florida
Rated among the top ten private courses in Florida. Black Diamond includes five
spectacular holes built around an old limestone quarry.
The Quarry Golf Club, San Antonio Texas
Built in 1993, The Quarry Golf Club in San Antonio is carved out of an old quarry
and is rated in the top ten of "America's Top State Golf Courses" by Golf Digest.
The front nine plays through open fields and alongside streams, giving it a
decidedly links feel. The back nine is set in a huge rock quarry with steep walls
as high as 100 feet on three sides.
The design for the holes to be built in the existing pit at The Links at Continental
Ranch will ensure a safe transition from each level and a landscaping plan for the
non -turf areas that addresses safety, erosion and aesthetics.
2) Residential Development:
Marana Golf, Inc has reached agreement with Contravest Properties to develop
the 31.80 acres within the existing Sand and Gravel operation as Medium High
Density housing. Contravest was selected in part due to its energy efficient and
unique homes it is offering at Civano on the east side of Tucson and its earlier
development at North Mountain Park in Tucson.
New Parcel 74 contains 34.25 acres, 32.88 acres is the location for the plant,
equipment and buildings for the existing sand and gravel operation and 1.37
acres is part of the current Parcel 62 and is the current location of the golf
maintenance facility. Parcel 74 will be available for residential development as
soon as the equipment is relocated to the new site.
5
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Proposed Amendment
{' Changes
AEP `
2$ may;
rApprox. 101.08 acres
69.38 acres
Remainder of Parcel z,
M
Area to be added
AEP
Aggregate Extraction and
Processing
*C
Freeway Commercial
MHo
Medium High Density
R/R
Residential Recreation
62 remains R/R
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R/R
62D
Resort 19.86 ac.
19.33 ac.
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Land Use Comparison U
E. Proposed Changes to Areas currently in Specific Plan
As shown on the attached Plan Amendment Area with Existing Designations,
Parcels 62 and 70 (Links at Continental Ranch Golf Course and vacant land),
which is 221.77 acres (per survey) in size, is currently designated R/R. The
attached Plan Amendment Area with Proposed Designations and the following
table shows the proposed land use designations:
Parcel Number
Acreages
Current
Designation
Proposed
Designation
62B
101.08
R/R
AEP
62C
19.86
R/R
*C (Freeway
Commercial)
62D
19.33
R/R (Golf)
R/R (Resort)
62E
1.37
R/R
(Maintenance
Building)
MHD
Remainder of 62
69.38
R/R (Golf)
R/R (Golf)
70
16.12
R/R
R/R (Golf)
(See comparison map prior page 7 and land use comparison on color aend, dt
end of report))
F. Resultant Land Use Plan
As a result of the proposed land use changes there are four significant areas of
improvement to the Continental Ranch Specific Plan as a whole. They are:
1) Isolating and upgrading new AEP use
2) Net decrease of AEP uses
3) Increase of improved Golf/Recreation acreage
4) Improved Trail Connectivity
1) Isolating and upgrading new AEP use
When the Continental Ranch Specific Plan was originally developed in 1988, the
existing sand and gravel operation was not included. As a result of its not being
included there has been a "grandfathered" island of industrial activity 800 to 1400
feet from residential uses across the Santa Cruz River.
By incorporating this area into the Continental Ranch Specific Plan there will be
the opportunity to relocate this activity to the northern end of the plan area, 2,200
to 2,400 feet from residential uses across the Santa Cruz River, with the added
benefit of locating this use adjacent to existing industrial operations. (See
distance comparison next page 8a)
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The current adjacent uses are all at grade and include all of the uses we are
requesting, including Material Extraction (Adobe plant mining materials), Material
Silos, Material Storage, Vehicle Maintenance, Administrative and Sales offices
and Material Processing.
2. Decrease of AEP impact and Increased Control and Regulation
The visual, aesthetic and sound impacts of the new facility will be reduced with
the added buffering and landscaping techniques described later. The current
facility could remain operational for an indefinite period of time, and the at grade
portion of the existing pit (proposed for MHD) could be mined for approximately
the next ten years and when exhausted could continue to process imported
materials. The new proposed AEP facility will be subject to new more restrictive
regulations plus added control by the Town of Marana.
3. Increase of improved Golf/Recreation acreage
The current Links at Continental Ranch Golf Course uses 132.56 acres. The
realigned course will increase to 176.71 acres and with the addition of a 19.3
resort site, 196.01 acres of R/R acreage will be developed. This represents an
increase of 64.25 acres or 48%.
4. Improved Trail Connectivity
Adding the proposed acreage to The Specific Plan creates the opportunity to
provide an improved community trail system and provide connectivity from
Cortaro Farms Road to the northern end of the property. Ultimately this will
provide connectivity from Cortaro Farms Road to Twin Peaks Road and a
potential connection to the Juan Bautista De Anza Trail located on the west bank
of the Santa Cruz River. (See following comparison).
6
11
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,r Trail
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it
Existing Trall Plait
Exhibit IV -19
East of Santa Cruz
•, D i¢
e tJew Proposed
e Community
Trail "w
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Proposed Trail Change
With Addition of Existing
Aggregate Extraction Facility
Additionally, upon completion of the new golf holes this trail will run between the
Santa Cruz River and a golf course providing a.much more aesthetically pleasing
trail.
G. Additional Mitigation for Parcel 62B (Proposed AEP)
Although all existing Commercial and Industrial Design Guidelines in the
Continental Ranch Specific Plan (Section VI -10) will be followed for the new AEP
designation, important elements of this Specific Plan Amendment are:
1) Enhanced Standards and Practices
2) Buffering and Landscaping Techniques
Use of these additional mitigation measures will result in minimizing the noise,
environmental, and visual impacts of the Aggregate Extraction and Processing
use.
1) Enhanced Standards and Practices
Any new aggregate extraction and production facility would be an improvement
over an existing "grandfathered" facility, due to new industry and regulatory
standards. The following are some of these standards as well as other practices
that would be imposed with this Specific Plan Amendment:
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• Smaller site area: Existing 123.84 acres, Proposed 101.08 gross acres.
• More remote from existing residential development.
• Proximity to similar existing uses previously described on page 6.
• Processing equipment and stockpiles will be a minimum of 20' below
existing grade. This will result in reduction of visibility, dust, and noise.
• Paved roads and entry.
• Regulated by modern standards.
• Wheel wash for exiting vehicles to reduce debris and rock hazards to
windshields.
• Town of Marana is added as a regulatory jurisdiction. This is in addition
to the County, State and Federal governments.
2) *Buffering and Landscaping Techniques
Since each perimeter boundary, of the proposed Aggregate Extraction and
Processing parcel, abuts different uses the following buffering is proposed:
(See Buffer Cross Section Maps: cross section location page 13, cross sections
page 14)
Abutting
Property
Setback
Landscaping
Additional
Considerations
Interstate 10
100' from
Between
8' to 12' landscaped
frontage road
property line
East side of berm
undulating berm
and frontage road
located within buffer
ROW
area. Existing fence in
ADOT R.O.W.,
Security fence** on
east side of berm,
west of landscaping.
11
Golf Course
Existing Golf
Landscaped berm
Security fence**
Course provides
as part of golf
separating uses until
setback until
course
ultimate AEP
new golf holes
boundary is
are built and
established when
AEP uses
fence will be moved to
replace existing
new boundary
holes
Santa Cruz
100' from
Staggered,
Security fence" @
River
property line
enhanced,
100' setback
defensible
Landscaping east
of 50' trail
easement, west of
security fence,
within 100' setback,
with input from
Town
Block
125' from
Landscaping in new
Security fence** @
Production
property line;
channel, within
125' setback
Businesses
drainage area to
setback area.
be increased
Actual location to
within setback
be determined to
preserve planted
vegetation and
provide future
drainage solutions
*As a condition of amendment approval, a landscape plan for these buffers will
be submitted with Development Plan, and will require review and approval by the
Town of Marana.
**Security fence will be a 4 foot high, 3 strand barbed wire fence.
12
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H. Phasing (See Phasing chart)
1) Screening
The screening along the Freeway Frontage Road, Santa Cruz River and
Northern Drainage Channel will be installed within 6 months of the approval of
the Development Plan.
The berms and screening along the golf course boundary will be completed
commensurate with the completion of the remodeling of the existing golf course
holes.
2) Aggregate Extraction and Processing Relocation
The lowering of the new plant site, relocation of the existing equipment and
cessation of mining at the current extraction site will be completed within 12
months of the approval of the Development Plan.
3) Golf Course
To ensure the continued availability of 18 holes of golf the construction of the
new golf holes in the existing extraction site and remodeling of some of the
existing golf course will take 36 months to complete. The first stage construction
of the new golf holes in the existing extraction site, will take approximately 24
months.
15
PHASING PLAN
Relocate plant and
equipment to new
sand and gravel location
Commence construction
of homes on existing
sand and gravel
equipment location
2004
1 2 3 4
16
1
1. AEP Designation (Aggregate Extraction & Processing)
1) Permitted Uses:
a) Aggregate extraction and associated products.
b) Sand and Gravel Processing Plant
C) Ready -mix concrete
d) Asphalt Processing
e) Materials storage/Stockpiling
Accessory Uses:
f) Vehicle Maintenance and associated Storage
g) Administrative and Sales Office
Reclamation Uses:
h) R/R uses
i) Import of inert materials for reclamation
j) Freeway Commercial and Industrial uses
2) Development Standards
a) Minimum site area
a) Extraction: None
b) Processing: None
b) Setbacks
Abutting
Property
Setback
Landscaping*
Additional
Considerations
Interstate 10
100' from property
Between eastside
8' to 12' land -
frontage road
line
of berm and
scaped undulating
frontage road
berm located
ROW
within setback.
Existing fence in
ADOT R.O.W.
Security**Fence
on eastside of
berm west of
landscaping.
Golf Course
Existing Golf
Landscaped berm
Security fence
Course provides
as part of golf
**separating uses
setback until new
course
until ultimate AEP
golf holes are built
boundary is
and AEP uses
established when
*As a condition of amendment approval, a landscape plan for these buffers will
be submitted and will require review and approval by the Town of Marana.
**Security fence will be a 4 foot high, 3 strand barbed wire fence.
c) Processing Equipment and Stockpiles will be depressed a
minimum of 20' from predevelopment grade.
d) Maximum Building Height (above predevelopment grade)
39'
e) Maximum Stockpile Height (above predevelopment grade):
39'
f) Maximum Equipment Height (above predevelopment grade):
55'
g) Parking requirements (Where applicable): 1 space per
500 square feet for office, processing and maintenance
facilities
h) Maximum extraction depth shall be 125 feet from
predevelopment grade.
i) Maximum perimeter final slopes shall be 2:1
IM
replace existing
holes
fence will be
moved to new
boundary
Santa Cruz River
100' from property
Staggered,
Security fence @
line
Enhanced,
100' setback
Defensible Lands-
caping east of 50'
trail easement,
west of security
fence** within 100'
setback, with input
from Town
Block Production
125' from property
Landscaping in
Security fence**
Businesses
line; drainage area
new channel,
@ 125' setback
to be increased
within setback
within setback
area. Actual
location to be
determined to
preserve planted
vegetation and
provide future
drainage solutions
*As a condition of amendment approval, a landscape plan for these buffers will
be submitted and will require review and approval by the Town of Marana.
**Security fence will be a 4 foot high, 3 strand barbed wire fence.
c) Processing Equipment and Stockpiles will be depressed a
minimum of 20' from predevelopment grade.
d) Maximum Building Height (above predevelopment grade)
39'
e) Maximum Stockpile Height (above predevelopment grade):
39'
f) Maximum Equipment Height (above predevelopment grade):
55'
g) Parking requirements (Where applicable): 1 space per
500 square feet for office, processing and maintenance
facilities
h) Maximum extraction depth shall be 125 feet from
predevelopment grade.
i) Maximum perimeter final slopes shall be 2:1
IM
F
j) Dust control shall be as required by Town of Marana
Nuisance ordinances and by the following Pima County
Ordinances:
17.12.100 -
Vacant Lots and Open Space
17.12.070 -
Roads and Streets
17.12.170 -
Visibility Limiting Standard
17.12.080 -
Particulate Materials
17.12.190-
Fugitive Dust Emission Standards for
Motor Vehicle operations
k) Plant site and extraction operations fall under the following
regulations:
i. Marana Floodplain Administration
ii. Pima County Flood Control District
iii. Federal Emergency Management Agency (FEMA)
iv. Mine Safety Health Administration (MSHA)
V. Arizona State Mine Inspector
vi. Pima County Air Quality Control District / Pima
County Health Department
vii. State Department of Health Services/Dept. of
Environmental
Quality
viii. Arizona Department of Transportation
3) Lighting
Lighting will be minimized, fully shielded, and conform to all Town
of Marana lighting codes.
' 4) Reclamation Strategy and Monitoring
' The proposed Aggregate Extraction and Processing operation will
occupy the site until site resources are exhausted and associated
activities are completed.
As sand and gravel reserves are exhausted the mined area will be
backfilled with inert materials and the land will subsequently be
' developed for commercial or industrial uses. Provisions will be
made to provide for financial assurance, based on the volume of
material removed from the property less the amount of inert
' material imported.
20
J. Traffic Study
Submitted under separate cover by CLA (Curtis Lueck and Associates)
K. Hydrology Report
Submitted under separate cover by WLB Group.
21
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