HomeMy WebLinkAbout07/05/2006 Blue Sheet Villas at Sombrero Peak
TOWN COUNCIL
MEETING
INFORMATION
MEETING DATE:
TOWN OF MARANA
July 5,2006
AGENDA ITEM: J. 1
TO: MAYOR AND COUNCIL
FROM: Barbara C. Berlin, AICP, Planning Director
SUBJECT: PUBLIC HEARING. Ordinance No. 2006.19: Relating to
Development; approving and authorizing an amendment to the
Pima Farms North Specific Plan.
DISCUSSION
Request
The Planning Center on behalf of DESCO Southwest requests an amendment to the Pima Farms
North Specific Plan. The request consists of modifications to the Commercial Land Use
Designation. First, it would add the Transitional-Residential and Open Space land uses to the
Commercial designation, eliminating them as distinct districts. Second, it would update the
Commercial development standards to match the standards of the Silverbell Road Corridor Overlay
District (SRCOD). The request would also amend the parking regulations for the specific plan to
allow tandem parking within multi-family residential units. Finally, it would amend the maximum
building height for commercial buildings to 38 feet for architectural elements such as chimneys,
elevator shafts, or other design features. These requests would allow for the multi-family residential
development described below
The Planning Commission held a public hearing on this case May 31, 2006 and recommended
approval with conditions by a vote of 3-2 (Commissioners Post and Noble excused).
Location
Southwest comer of Silverbell Road and Continental Reserve Loop.
Proposed Development
The applicant proposes a two-phased development. The first phase encompasses 18 acres and
would include 20 buildings with 200 condominium units on 13 acres, 1.3 acres of recreation
space (pool, playground and clubhouse), and 3.6 acres of open space. The gross density of the
multifamily units is 11.1 per acre. The second phase is for a six-acre commercial/retail project.
The tentative development plan depicts 20 buildings with 10 units in each building. Each unit
will range in size from 775 to 1364 square feet in one-, two-, and three-bedroom units. The plan
depicts 20 one-bedroom units, 100 two-bedroom units, and 80 three-bedroom units. Parking for
each unit will be provided in individual private garages located either next to or below the unit at
grade. Each unit will have internal access from the garage to the living quarters. Sixty percent
Pima Farms North Specific Plan Amendment-SPA-06010
of the garages are to be tandem. Development standards for the tandem garages ensure adequate
space (minimum 11 feet wide, minimum 36 feet deep). The plan depicts 120 surface parking
spaces located near each building for guest parking.
The six-acre commercial site is located along Silverbell Road near the existing convenience store
(Quick-Mart) and is to be developed subsequent to the residential project as a neighborhood
center.
The original Pima Farms North Specific Plan envisioned a transition from single-family
residences to multi-family residences to commercial uses. This proposal achieves this transition.
Multi-family residential is a permitted use in the Transitional-Residential land use designation at
densities up to 20 units per acre. This proposal will replace most of the Transitional-Residential
land in the specific plan with the Commercial designation allowing multi-family residential in
the commercial area. The multi-family residences are to be sold as condominiums, providing
Marana with a greater range of housing types and sizes.
Transportation and Traffic
Access to the residential site will be provided off two entrances along Silverbell Road. Two
median breaks will facilitate northbound traffic entering the site off Silverbell Road. A third
entrance will be developed on Silverbell with the commercial development.
The proposed residential and small commercial projects would generate fewer daily trips than
would a commercial development on the entire site, as the specific plan now allows. Using
standard trip-generation data, the 200-unit residential development and 50,000 square feet of
commercial development (typical build-out of the site, including the Quick-Mart) would result in
2,770 trips. Commercial development on the entire site, up to 170,000 square feet of building
space, would generate 4,820 trips.
Park Reauirements and Benefit Fee Area
The Land Development Code requires 100 square feet of recreation area for each condominium
unit. This development requires 20,000 square feet of private recreation and provides
approximately 50,000 square feet with amenities that include a pool, clubhouse, playground,
picnic areas, improved trails and turf areas.
The project is subject to the South Marana Transportation and Town-wide park impact fees.
Site Constraints and Desien
A 100-foot Western Area Power Association easement transects the site; the commercial and
residential developments would lie on either side of this easement. The site is also bisected by a
wash with the residential development to be located on either side. The proposal provides 13
buildings to the west and seven buildings to the east of the wash. The two areas will be
connected by an auto/pedestrian bridge. The wash will be protected from development and will
contain a trail which will be dedicated to the Town.
The multi-family buildings are designed to resemble large single family houses. Each unit is to
have a washer/dryer hookup, full size kitchen, one to three bedrooms, one to two bathrooms, and
a small private patio. Each building will have ten units and a private garage for each unit. The
ten garages share the ground floor with three single story units, while the second floor has seven
Pima Farms North Specific Plan Amendment-SPA-06010
units accessed by private stairwells. All units will have a secured exterior entrance that leads
guests directly into the ground floor units or into the private stairwells for the second floor units.
The project lies within the Silverbell Road Corridor Overlay District and will be subject to that
design review process if the plan amendment is approved. The Quick-Mart parcel is included
with this application so that the changes to the Commercial land use designation apply to all
parcels with a Commercial designation. Because the convenience store was established prior to
the creation of the overlay district, as long as the use continues the standards of the overlay
district will not apply to that site. The owner of the convenience store has requested that the
future buildings in the commercial area have setback and height restrictions to protect his
visibility from Silverbell Road. This report includes such a condition.
Nei2:hborhood Reaction
The applicant held the first neighborhood meeting on April 20th, six days prior to the scheduled
Planning Commission public hearing. The applicant faced many concerns from residents at the
neighborhood meeting and requested a one-month continuance in order to hold additional
neighborhood meetings and make modifications to the proposal based on feedback from
neighbors. The applicant has since held neighborhood meetings on May 18 and May 30, prior
to the continued public hearing, and a final meeting on June 21.
Neighbors expressed concerns such as the loss of views, loss of privacy, increase in traffic and a
desire to keep all of the units owner-occupied. Some residents commented that two-story
buildings would block their mountain views. With a respect to views, 30- and 34-foot building
heights are already allowed by the Transitional Residential and Commercial land use
designations. The applicant is not proposing increasing the building height any higher than 34
feet for the residential portion of the site. Commercial buildings would remain 34 feet, allowing
up to 38 feet for chimneys, architectural elements or elevator shafts.
Several people living near the site expressed concern about the loss of privacy that they would face
due to the proximity of the residential buildings. The original site plan showed some of the
buildings with a 25-foot setback from some of the neighbors' back yards. In response, the applicant
revised the plan to require a 50-foot setback and re-oriented three of the buildings so they do not
directly face neighbors' back yards. The applicant reduced the number of buildings from 21 to 20
during this reconfiguration. The applicant has also promised to plant mature trees in the bufferyards
to shield the existing subdivisions to the south and west from this project.
As noted earlier in this report, the proposed residential and commercial uses would result in fewer
trips than if the site were developed solely with commercial uses.
As of this report, the Planning Department has received six written letters of protest and one of
support. Three are from residents within the 300-foot notification area. Those letters are
attached to this report
Pima Farms North Specific Plan Amendment-SPA-06010
ATTACHMENTS
Summary application, location map, the amendment document, letters of protest and support, and
neighborhood meeting minutes.
RECOMMENDATION
Staff has reviewed the request against the requirements of the Marana Land Development Code,
the General Plan, and the Pima Farms North Specific Plan and finds that it is in conformance.
Staff recommends approval of the proposed Pima Farms North Specific Plan Amendment with
the following conditions:
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 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.
4. Upon adoption of the ordinance by the Mayor and Council approving the amendment to
the Pima Farms North Specific Plan, the applicant shall provide the Planning Department
with 25 paper copies and digital copy of the specific plan with the appropriate changes
made, within 60 days of the adoption.
5. The applicant shall enter into a water service agreement with the Town of Marana Water
Department prior to approval of the developmellt plan.
6. Structures within 100 feet of the property line of the existing convenience store (Quick-
Mart) shall be limited by a 35-foot setback from Silverbell Road and a maximum
building height of 28 feet.
7. No development or disturbance shall occur within the delineated jurisdictional washes.
SUGGESTED MOTION
I move to approve Ordinance No. 2006.19 with the recommended conditions.
Pima Farms North Specific Plan Amendment-SPA-0601O
MARANA ORDINANCE NO. 2006.19
RELATING TO DEVELOPMENT; APPROVING AND AUTHORIZING AN AMENDMENT TO
THE PIMA FARMS NORTH SPECIFIC PLAN
WHEREAS, The Planning Center represents the property owners of approximately 26 acres
ofland located within a portion of Section 28, Township 12 South, Range 12 East, as depicted on
Exhibit "A", attached; and,
WHEREAS, the Marana Planning Commission held a public hearing on May 31, 2006, and
at said meeting voted 3-2 (two commissioners excused) to recommend that the Town Council
approve said rezoning, adopting the recommended conditions; and, .
WHEREAS, the Town Council heard from representatives ofthe owner, staff and members
of the public at the regular Council meeting held July 5, 2006, and has determined that the
amendment should be approved;
NOW, THEREFORE, BE IT ORDAINED by the Mayor and Council ofthe Town of Maran a,
Arizona, as follows:
Section 1. The Pima Farms North Specific Plan's Land Use Plan is hereby amended by changing the
land use designation for approximately 8.4 acres ofland, from "TR" (Transitional-Residential) and
"OS" (Open Space) to "C" Commercial.
Section 2. The Commercial "C" development standards ofthe Pima Farms North Specific Plan are
hereby amended as depicted in the specific plan amendment (June/July 2006), attached as Exhibit
"B" .
Section 3. The purpose of this rezoning is to allow the use ofthe specific plan amendment area for
10 multi-family buildings, subject to the following conditions, the violation of which shall be treated
in the same manner as a violation ofthe Town of Marana Land Development Code (but which shall
not cause a reversion ofthis rezoning ordinance):
1. Compliance with all applicable provisions ofthe 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.
Marana Ordinance No. 2006.19
Page 1 of2
3. 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.
4. Upon adoption of the ordinance by the Mayor and Council approving the amendment to the
Pima Farms North Specific Plan, the applicant shall provide the Planning Department with
25 paper copies and digital copy of the specific plan with the appropriate changes made,
within 60 days of the adoption.
5. The applicant shall enter into a water service agreement with the Town of Marana Water
Department prior to approval of the development plan.
6. Structures within 100 feet ofthe property line ofthe existing convenience store (Quick-Mart)
shall be limited by a 35-foot setback from Silverbell Road and a maximum building height of
28 feet.
7. No development or disturbance shall occur within the delineated jurisdictional washes.
PASSED AND ADOPTED by the Mayor and Council of the Town of Maran a, Arizona, this
5th day of July, 2006.
Mayor Ed Honea
ATTEST:
Jocelyn C. Bronson, Town Clerk
APPROVED AS TO FORM:
Frank Cassidy, Town Attorney
Marana Ordinance No. 2006.19
Page 2 of2
p.b
DEC-13-DS 03:13PM FROM-
T-BZS P.OOS/012 F-370
Order Number: 05001815, AInend. No.4
Exhibit A
A part of the North half of the Nonhwest quarter of Section 28. Township 12 South, Range 12 East, Gila
and Salt R.iver Meridian, Pima County, Arizona. described as follows:
COMMENCING at. the ACP 29873 monumenting the Southeast corner of said North half;
THENCE S 89042'03" W along the South line of said North half n distance of 200.27 feel to the POINT
OF BEGINNING on the West right-of~way line ofConlillental Reserve Loop as recorded in Docket
J 1267 at Page 1858;
THENCE continue S 89042'03" W along said South line a distance ofl,648.1 1 feet to the East line of the
land platted as SIL%R MOON. as recorded in Book 5] of Maps and PlatS at Page 55;
THENCE N 000 I 0'39" W along said East line a distance of 1,0&2.94 feet to the Southwesterly right-of-
way line of Sil...erbell Road as recorded in Docket 9496 at Page 562;
Tl-IENCE S 61006'41" E along said Southwesterly right-of-way line n distance of 120.97 feet to a point on
the Me of a non-tangent curve concove to the Nonheast, a radiallinr: of said curve through said paint
nflving a bearing ofS 28"53'58" W;
THENCE Southeasterly along said Southwesterly right-of-way line, along the arc of said CUlVe, to the
left, having a radius of 1 0,075.00 feet, with a chord of S 65"2) '16" E 1,494.61 feet, and n c.entral angle of
08030'27" for an arc disronce of 1 ,495.9& feetlo the non-tangent Westerly line oftbe parcel r~orded in
Docket 10299 at Page 2336;
THENCE S 14022'02" W along said Westerly line a distance of 250.08 feet to the Southerly line of said
parcel:
TIlENCE S 75040'06" E along SAid Southerly line a distance of 249.72 fec:t to the Westerly line of said
Continental Reserve Loop, being l\ point on the arc of a non-tangent curve concav~ to the East, a radial
line of said curve through said point. having a bearing of S 86044'48" W;
THENCE Southerly alon~ snid Westerly line, along the arc of said curve, to the left. having a radius of
600.00 feet, with a chord of S 03"59'40" E 15.52 feet, and 8 central angle of 0 t D28'55" for an arc distance
of 15.52 feet to a non-tangent line;
THENCE S 04046'15" E nlong said Westerly line a distance of 73.33 feel to the POINT OF
BEGINNING.
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LEGAL DESClUP'fiOlf
ORDER. NO. ,n6U:zB CAHERDED)
ALL OF 'mM' PORTION" OF 'I'BE HOac.11JIIb'r QUARTBlt OF SKC'rIOH 28, 'rOWHSHIP
12 SOlJ'11l, URGE 12 DST, G%Ll. ABD SAI.r a:IVBIl DRIDXAJit. PIn COQB'rr.
ARYZOHA. SAm poan:O!f BBIHC HOU PAR'rX~ DBSCRIBBD AS FOLLOWS:
COIIIIBNCI:RG Ar 'rBE DORm QlWlftIt 01' SAID SBCrIOIIl 28;
'rBBHCB soom 00 DBGRBBS U Ju.aU"DSS 07 SBcmmS DST. ALONG 'rIlE DS'r
LD1K OF SAm HOR.'rBIIBS'r Qar.JmDl, A DD'.D1IICK OF 1062.0~ 1'BEr TO A
1IOl!I'-~ CDllVB 1IIttar r.ms 75.00 1'BBr SOu~uuc.LY OF;,lG) PAllALLBL
nm 'rBK .;Aft~~ OF sn.VUIl1tt.T. ROAD, SAID CURVE 8BDtG CD!ICAVE 'to
DB lIORm, D.vmG A RADIt7S or 10075.00 rBBr AJD) nOK 1IIttar PODlT A
DDDL r.DIB BURS IIOtrm 17 DIGRDS 38 1iDIU".u:t 30 SBCORDS DSr;
~Ck WBSTERr.Y AI.OHG SAID c:mtVE. Wil'fiftu.!llG PAVl".T.1n". nm 'rIlE
CBR'fBRLINB 01' S:a.VBRBBLt- RCmD. 'rBROtIGIt A CBH'rR1J. ANGLE OF 01 DBGRDS
11. IIDtO'rES 13 SECONDS All ARC DIS'l'AH'CE or :l08. n PEBT TO 'roE 'tRUE
PODIT OF BEG!Ntf.tNG;
TBEHCE CON'rDiOIBG NOR'mNES'rERLY ALONG SAID etnlVE AND PARI LLEL LINE.
'rBROUGK A cmrrRAL ANGLE OF 01 DEGREES 08 HINUTES 1.7 SECO:'!)S AN ARC
DIS'l'AHCE OF 200.11 FEET;
J:~CA SOtrrR 13 DBGRBBS 57 HINtJTBS 10 SECORD! WEST A DISTANCE OF
250.00 FEET;
4JSUI~ SODTK 76 DEGREES 02 KINtrrES 50 SBCOHDS EAST A DISTANCE OF
2U.86 !'Eft TO 'rHB BEGDmING OF A NOH"-'rAHGBH'r etnlW CONCAVE TO 'rIlE
DST HAVING A RADIUS OF 600.00 PEBT AND FROK WHICK A RADIAL LINE
BDRS NORm 86 DEGREES 17 HIRU'rES 59 SECONDS EAST:
THERa' NORTHERLY ALONG SAID CORVE. THROUGH A CENTRAL ANGLE OF 19
DEGREES 52 JaNO"rES :)5 SECONDS AN ARC DISTANCE OF loa.os FEET TO A
POINT OF REVZRSE CURVE WITH A CORW CONCAW TO THE SOOTHNEST HAVING A
RADIOS OF 25.00 FEET;
THENCE NORTHWESTERI.Y ALONG SAm CURVE. THROUGH A CENTRAL ANGLE OP 87
DEGREES 20 MIN'OTES 22 SECONDS AN ARC DISTANCE OF 38.11 FEET TO THE
TRUE FOINT OF BEGINNING.
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TOWN OF MARANA
Planning Department
I ] 555 W. Civic Center Dr. Marana AZ 85653
(520) 382-2600 Fax: (520) 382-2639
PLANNING & ZONING APPLICATION
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o Rezone/Specific Plan
o Significant Land Use Change
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o Variance
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Gross Area (Acre/Sq. Ft.)
Assessor's Parcel Number{s)
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Public
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Development/Project Name
Project Location
Description of Project
Property Owner
Street Address
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Contact Person
Applicant
Street Address
City
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AgentJRepresentative
Street Address
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TheVillas at Sombrero Peak
NW corner SilverbelVContinental Reserve Loop
Vii/age Commercial Center
Dan Lyons - beneficiary Stewart Title & Trust TR1943
2730 East Broadway Blvd., Suite 135:
State Zip Code Phone Number Fax Number
AZ 85716 327-6000 327-6184
SP-Commercial
E-Mail Address
n/a
Dan Lyons
Phone Number
327 -6000
DESCO Southwest
6885 North Oracle Road
State Zip Code
AZ 85704
Phone Number
297-8929
Fax Number
E-Mail Address
dswih@aol.com
297 -8943
James Hardman
Phone Number
297-8929
The Planning Center
110 South Church Ave., Suite 6320
State Zip Code Phone Number
AZ 85701 623-6146
Fax Number
622-1950
E-Mail Address
Imorales@
az lanningcenter.com
Linda Morales
Town of Marana
Business License No.
3, AUTHORJZATION OF PROPERTY OWNER-. .
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I, the undersigned, certifY that all of the facts set forth in this application are true to the best of my knowledge and that J 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.)
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MARANA Villas at Sombrero Peak
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Dala Disclaimer ~~
The Town of Marana provldea this map Information "'As Is"' at the requeat of a
the user with the understanding that It is not guaranteed to be accurate, y~
correct or complete and conclusions drawn trom such Information are the
responsibility otthe user. flTfT \
In no event shall The Town of Mare". become lIabl. to users of these data. :>; ~(l)O 900 1800 Feet
or any other party. for any loss or direct. indirect. special. Incidental or
consequential damages,lncludlng but not limited to lime, money or ? I
goodwill, arising from the use or modification of the data. ?
:s<
REQUEST
L A re uest to chan e the land use desi nation for 25.4 acres from
q g g
Commercial (C), Transitional Residential (TR), and Open Space (OS)
to Commercial (C), to make the development regulations match the
Silverbell Road Corridor Overlay District,
and to have multi-family residential as a permitted use.
11'-6
7995 N. Business Park Drive
Tucson, AZ 85743
June 22, 2006
Marana Town Hall
Mayor and Council
c/o Planning Department
11555 W. Civic Center Drive
Marana AZ 85653
RE: 7568 WEST SWEET RIVER ROAD
Dear Mayor and Council:
The purpose of this letter is to express support for the Pima Farms North rezoning
application which will allow residential condominiums within the area currently zoned
for commercial development. As a real estate broker, investor and developer of much of
Continental Ranch and the owner of a home adjoining this property, I believe it would be
in the best interest of the community and of my property for the commercial site to be
developed with residential condominiums.
Thank you,
Greg Wexler
Phone: (520) 744-8500
Fax: (520) 744-0749
John Hindman
8523 N. Wind Swept Lane
Tucson, AZ 85743
Town of Marana
I am a resident of Continental Reserve. I am writing to express my concern over the proposed
rezoning and development of the north parcel of land on the Pima Farms land use map. It has
come to our attention that you have decided to rezone the commercial space and allow 2story
high density residential units in the designated space. 2 years ago when we purchased our land
and currently at Marana.com
http://www.marana.com/geographicinformationsystem/updates%201 <h04/marana_ cr -'- cUu .pdf
land use website this space is designated commercial. I personally feel betrayed by the town of
Marana. We purchased our lot with a beautiful view of the valley and Dove Mountain. Those
views will be permanently erased and replaced by 2 story apartments. I don't feel it is legal for
the town of Marana to sell real estate to individuals who assume the land use in designated areas
will be what they are told and later change the zoning. The town of Marana has collected millions
in impact fees from us and all we expect is to get what we pay for. The proposed high density
210 unit complex will impact Wind Swept Lane directly. Residents will have to deal with car
noise, apartment lighting and residents using the Continental Reserve amenities, amenities our
residents pay good money for.
Marana has a core value of integrity: Integrity - in all we do, our efforts are to maintain the
highest standards. On this, we never compromise.
Why even print that if developers are allowed to purchase compromises. The minimum
consideration for the space, should you choose to ignore your zoning, would be to limit the height
of the structures to single story dwellings. This would be consistent with the surrounding
architecture and help reestablish any trust and reputation the town of Marana hopes to keep with
the community.
Sincerely,
John Hindman
Also~ with "villas" or apartments (two story vifJas?) in our bac~ard will
decrease the value of our home and all our nei~bors' homes. rr.~e pool
scheduled to be installed in our backyard is nOlW on hold due t~ this possible
~:o~::iliis an outrageous proposal and why ~e were just JIlotl~ed
yesterday Tuesday, April 25, 2006 (a notice in our door).
.I think its time !or the ~issioners to lisre./ to the peoplJ ,4 do oot . ' , i .:
anow the rezonmg of this parcel. I,; , + .:.1, .~
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Barry Collins/Candace Collins ' !
7576 W. Sweet River RD
Tucson AZ 85743
JUL-6-2004 07:53P FROM:R 0 A D RUN N E R 520572tlc79
TO: 3B22639
Town of Maran a Planning Commission
RE: SPA-06010
Commissioners,
Please consider this letter as an official protest to the rezoning of the 25.4
~~s at the. southwe~ comer of SilverbeU Ro~ and Continen.,.} Reserve
Loop. As property owners for the last 3 years we have seen plepty of growth
of single family homes as per the Master Plan for Continental ~ch and
feel that the ad.diti~na] "villas" or ~artments at this site will taf ,the existing
roads and servIceS m our commumty. I "
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Wfi~t little open space Comes at a premium in ~is area and we twould like to
~ it " stay ttHs way. Most, ifnot.alJ, the hom.ers on Sweetlaiver Road
were charge a Jot premium when we purchased our homes due to the current
zoning of the acreage in question. Does the To~ of Maran a of the proposed
developer have a reimbursement plan to the homeowners for tJlti Jot
premiums paid? I think not.
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MAY-05-2006 10:09
THE PLANN I NG CENTER
520 622 . 950 P. 02/02
&.,lQJ loot. ,...., ,,"".
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rfiS. Kelly Lee
110 South Church
#6)20
Tucson, AZ. 85701
Thank yon for your time "nd in:formation regarding the zoring
changes at Silver~ell arc Coachline.
The plans are all very )cvely and tastefully done. espec:ally
for the developers. builcers, venture capitalist. cities of
Mara.na and Tucson and, pn haps those who purchase the cone os.
I find it all disgustin-€' ?nd am sickened and disa.ppointee
with the likes of upscal(. tastefully done high density
stucco canyons wi th na.tne~ of beautiful mountains that no on,e
can 6ee.
Contrary to whatjrour ir.t,rmation implies. that Sllverbe;l is
a corridor of muli-famil~ and commercial p~operties. I rEmember
only single family homes from the Silver~~lllCortaro comrercial
district to the mini-mart a.t Coachline. 'I, don' t 'consio.eJ a
hea,l th clinic, police or '('ire, commercia.l but necessary t< the
well bein.<;:, of the communi~y.
I much prefer 80 single [',-mily homes with approx. .:320 ref idents
(~ per. house) verses 210 housesholds with as many as 80(
residents. And until the "powers that be" come up with en
alternative to gasoline I would breath a lot better with 160
cars compared to 420 cars all firing up at 8:00 A.M eYer~'
mornin~.
LOU ha;e put homeowners i '\ a very difficult place. One c, nnot
sell a house without dis~ :.osing the purposed plans. We 'V'il1
be losine; air quality, pc','perty values. privacy and view! .
We will have to ad.d land; -:aping at great cost to insula.tE our-
selves.
I find the whole project lnconscionable. and more in linf with
the airless and endless :, Lgh density housing of Phoenix {ev-
elopers who have no raga::-:! for the spirit of the desert..
Our neighborhood has no :3 ;:reet lights for a reason. u-le (an
actually see stars from .) U' patios. Light pollution is a~
insi.dious as noise pollut '.on is. especially if its aimed at your
patio or bedroom window.
J:.f.y cherished drt:!aIn of on,? day si t'ting on my quiet moon-l: t
patio has'Bu~tained me th:-'ough these years caring tor my
I.1other here in Oklahoma. .' feel homeless once a~ain,.
I kpOl.' my words will not !.top bulldozers. Insensitivity
to people and a disregard for the environment is the obyjoua
by-product of ereed. 1 g)~I'atly regret. falling into the tx ap
of thi~l{ine developers wn"ld do right by the communi ties when
it Was time to utilize t)~;t land. Iguess there is still no
fool like an old fool.
Sincerely
~~
Sheryn Frazier
Lot 123 Sierra Crest/Rid€e
TOTRL P. 02
Thomas Thivener, Planner I
Town of Marana
Development Services
11555 West Civic Center Drive Building A2
Marana, Az. 85653-7003
Dear Mr. Thivener,
- -.
04-25-06 16; 23 IN
I am opposed to the zoning change as requested in the case no. SPA-0601O. As a resident
along Silverbell, I paid a lot premium of $10,000 for the openness and view of the
mountains. Any such high rise apartment complex would obliterate any view.
As a retired Architect, I have always felt the original Plan Developments, PADS, PUDS
and Specific Plans have had much time and thought during the planning stage that the
adopted plan ends up being the best use and most complete solution for the community.
Please consider all aspects and not just the additional property tax gain for Marana.
S. I /':/
mcerey, ~~ /~
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Paula H9Iflles
7683 )Vest Talavera Way
Tucs6n, Az. 85743
04-25-0616:23 IN
Brigitta L. Bement
8802 N. Yellow Moon Dr.
Tucson I AZ. 85743
Thomas Thivener, Planner 1
Marana April 25-2006
Town of Marana Development Service
11555 West Civic Center Dr. Bldg. A2
Marana, AZ. 85653-7003
Re.: Rezoning, case # SPA-06010
Dear Mr. Thivener
I like to express my opposition to the proposed zoning change to allow a
high rise apartment complex along Silverbell.
I have a limited view of the mountains that would be totally obliterated by the high
rise Building. Also the increase in traffic along Silverbell, which is already
extremely high, would be considerable higher.
It is very difficult to make a left turn out of my subdivision (Presley) at certain times
in the morning.
Please give some consideration to the homeowners who are paying a healthy
amount of property taxes.
Thank you.
~'~11av f,~{
Brigitta L. Bement
8802 N. Yellow Moon Dr.
Tucson Az, 85743
Ma~ 19 08 04:08p
GC IN BENTLER
1-380 ~45-2932
Town of Marana
11555 W. Civic Center Dr. Bldg. A2
Marana, AZ 85653-7003
ATTN: Planning Dept.
RE: The Villas at Sombrero Peak
Case iSPA06010
To Whom It May Concern,
I'
My wife and I bought our home at 8555 N. Wind Swept Lan~ in
November of 2003 (within 300 feet of the newly proposed !Villas at
Sombrero Peak). Before purchasing our home I went to tHe Marana
Planning Dept.,then located at Orange Gro~e and Thornyd~Le. They
pulled up a plot map which indicated that ithis area was !~oned =or
single level commercial structures. With !this in mind, !ajnd the
views our property has of both the Tortol~ta and Catalina
mountains, we purchased our house.
With The Town of Marana planning department proposing tqis
rezoning request to build these new units,j our property:""111 be
affected. We built a front flagstone pat~o and designed our
~andscaping to enjoy these views. ,
We origin~lly believed the single family ~esidential be;l~borhoo~
was a place we would like to retire, but with mUlti-dwe~~ing
st~uctures at 34 feet high within 300 feet of our house~ ~ur
plans will definitely change. Even though these units ~re
desig~ed as owner occupied dwellings, there is nothin9 1~opping
investors from purchasing and renting them and creating '~ more
transient population. There are no other multi-family ~~ruc~~res
in Continental Reserve and these new struqtures will run~ly lower
our property values, as well as increase ~oot traffic'tH~ugh our
quiet neighborhoods. : I.
, ,
If these units are built, we will be sell~ng our house 9S I see
others are already attempting to do, unless there is so~e legal
recourse.
I
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Yours truly,
,12s:2 oS .c.3 ----
Gordon and Cheryl Bentler
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Council Members
Owners Association
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cc: Town of Marana Mayor and
Continental Reserve Home
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NEIGHBORHOOD MEETING NOTES, 4-20-06
DESCO SOUTHWEST, CONTINENTAL RESERVE LOOP & SIL VERBELL
ATTENDANCE:
Linda Morales, The Planning Center
Kelly Lee, The Planning Center
James Hardman, DESCO Southwest
Approximately 24 neighbors showed up to the neighborhood meeting at Twin Peaks Elementary
School on April 20, 2006. Linda Morales gave a short presentation and small discussions were
held before and after the meeting. The presentation included background information on the
zoning and product type. It was stressed that the product is similar to a single family residential
home and that condominiums have compatible architecture, private garages, private entrances
and interior stairwells. Several neighbors did not understand why we were proposing two-
story/34-foot condominiums adjacent to single story residential homes. They were concerned
about viewshed obstruction and lack of privacy with the second story residents being able to
look down into surrounding neighbors' backyards. We explained that the existing TR
designation on the property would allow approximately 80 two-story homes on 3.4 acres and the
remaining 15.6 acres of the site, excluding the 5-acre of open space would allow up to
maximum of 34-foot, two story commercial buildings. This meeting may have been the first time
they were told that two-story buildings were allowed on this property. Other neighborhood
comments included:
· Neighbor comment: We have paid lot premiums because of the viewsheds surrounding the
property, you cannot take that away from us.
· Neighbor comment: We would prefer commercial to residential because of the lack of
privacy and the increase in vandalism.
· Neighbor question: What are the existing setbacks and/or buffers from the proposed
buildings to the property line?
The proposed setback is approximately 25 feet, which will include a wall and enhanced
landscaping for further screening. The setback from the existing homes is larger al6ng the
western boundary of the site due to a 13' easement.
· Neighbor comments: What is the developer's obligation to the archaeology sites on the
property?
Old Pueblo Archaeology has done studies on data recovery and completed a mitigation plarr
(research design and work plan) for the archaeological sites on the property. After the
significant artifacts are recovered, they will be given either to the Arizona State Museum or
the T ohono O'odham nation.
· Neighbor question: What is the average price of the proposed condominiums?
The pricing has not been determined. Approximate pricing will vary from $175,000-
.$250,000.
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· Neighbor question: The Town of Marana is proposing C, TR, OS to C? Would that eliminate
your plan?
No, the letter you received would not eliminate our plan. The letter is a notification from The
Town of Marana that this proposal is going to the Planning and Zoning Commission on
Wednesday, April 26.
· Neighbor comment: Why do you want to block our viewshed?
We do not want to block your viewshed. The existing designation allows for two-story
building heights on the property. The varying rooflines of the .residential portion of the stie
will act as a transition to the commercial development.
· Neighbor comment: We will have more vandalism with a multi-family residential
development.
· Neighbor question: It looks like you are utilizing the minimum building setback that is
allowed within the plan, have you considered pushing the buildings back?
The min. setback of 25-foot setback and landscape buffers is the best option for our
siteplan.
· Neighbor question: Is this the only meeting to tell residents about this development?
No. This meeting is followed by a Planning and Zoning Commission Hearing next
Wednesday, April 26. If the commission is satisfied with the request, the project will move on
to Mayor Council within a month after the commission hearing.
· Neighbor comment: Is the trail you are showing a public recreation easement?
Yes, the trail was requested by the Town of Marana Planning staff because it is shown in
the original Pima Farms North Specific Plan.
· Neighbor comment: We do not like the trail because it will lead strangers into our back
yards.
We will talk with the Town of Marana regarding your concerns with the proposed trail
through the property.
· Neighbor question: Where is the primary access?
There are three points of access off of Silverbell Road. The primary residential access is
within the western portion of the site, approximately 650 feet away from the Silvermoon
Subdivision access point.
· Neighbor question: Is ttlere going to be access to Continental Reserve Loop?
No, all access will stem off of Silverbell Road with the exception of a connection to the Quik-
Mart property.
· Neighbor question: Is the developer going to put the powerlines underground?
2
In previous meetings with WAPA officials, we have determined that the WAPA line cannot
be put underground; however, the option of putting the TEP powerlines underground is still
under consideration.
· Neighbor question: What is your construction timeline?
The timeline will depend on the length of the zoning process but the development plan
usually takes approximately 6-8 months to complete. Therefore it will be at least 9 months
until we will begin construction.
· Neighbor comment: Presently the desert plants mask the powerlines. What is going to
happen to screen the powerlines and who is going to maintain the easement?
The easement is going to be maintained by the developer and then the Homeowners
Association. The developer will revegetate the easement according to W AP A standards and
make it as attractive as possible. The TEP easement may be converted to an underground
easement.
· Neighbor comment: I think you were given inaccurate information regarding the WAPA
easement. I have worked with WAPA and they can be put underground. (Alejandro Angel,
MMLA)
· Neighbor question: Why aren't you beautifying all areas under the easement?
This siteplan is conceptual and does not depict the actual landscape plan. The landscape
plan will include a detailed list of plants and an illustrative displaying the location of all
plants.
· Neighbor comment: This whole plan needs to be rethought.
· Neighbor question: What about the infrastructure? Is it equipped to handle 210 more
homes?
The project has gone through traffic and engineering reviews with the Town of Marana.
They have determined there is enough capacity on Silverbell Road. Discussions have begun
with the Town of Marana Water Dept. and Pima County Wastewater concerning this
development.
· Neighbor question: Is there capacity in the Marana Unified School District for these
additional homes?
The Town of Marana Planning staff notified the school district during the review of the plan
amendment.
· Neighbor question: How much fill will be added to the site to bring the site above the
floodplain?
We have not done a grading plan yet and do not know how much fill will be added.
· Neighbor question: how high will the screening walls be?
3
The wall will be approximately 5' to 6' tall.
. Will there be lighting shining down on my house from the two story buildings?
All lighting will be downward directed and in conformance with the Town of Marana Outdoor
Lighting code.
4
May 17, 2006
Ray Rivas
Silvermoon HOA
Professional Property Managers
3900 East Timrod
Tucson, Arizona 85711
Subject:
Villas at Sombrero Peak (Silverbell and Continental Reserve loop)
DSW-02
Dear Ray:
Thank you for meeting with us regarding the proposed DESCO Southwest development
on Continental Reserve Loop and Silverbell Road. We understand there are a few
resident concerns regarding privacy, traffic and the grading plan for the property but the
Silvermoon Homeowners Association (HOA) is not taking a position on the development.
As was discussed in our meeting, we believe resident concerns have been addressed
through a couple of corrections.
First regarding privacy, the original 25-foot building setback along the eastern boundary
adjacent to Silvermoon has been recalculated and the setback is actually 45 feet to 90
feet depending on the location of the proposed buildings. Privacy will be maintained
through this setback, a masonry screening wall and mature vegetation.
Second, the traffic concern regarding increase of u-turns at the Silvermoon median
break will be reduced through the installation of a median break at the proposed
residential entrance and a median break across from the future commercial site.
Lastly, the goal of the developer is to balance the grading on the site to keep the finished
grade as close to the existing grade as possible. We are in the process of working on a
grading plan and will convey that information as soon as we receive it.
We are happy to work with the surrounding property owners. If you have any questions,
please don't hesitate to contact me.
. Sincerely,
THE PLANNING CENTER
Kelly Lee
Planner
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THE
PLANNING
CENTER
April 25, 2006
Town of Marana
Planning and Zoning Commission
11555 West Civic Center Drive
Marana, Arizona 85653
Subject:
Pima Farms North Plan Amendment- The Villas at Sombrero Peak
SPA-06010 Project No. DSW-02
Dear Commission Members:
The Planning Center, on behalf of DESCO Southwest, is requesting an amendment to
the Pima Farms North Specific Plan to be heard at the Wednesday, April 26 Public
Hearing. As a courtesy, I am providing you with more information on the design of the
development proposal.
The vision for the project is to build quality luxury condominiums and a neighborhood
commercial center on the corner of Silverbell and Continental Reserve Loop within the
Town of Marana. The condominiums will provide the Town with a greater range of
housing options while transitioning the site from surrounding neighborhoods to the
commercial property. The condominiums will be designed to look similar to single-family
residential homes with attached one- and two- car garage with driveways, private ground
floor entries, private patios, and interior private stairwells.
The southwestern architecture and color palette is reflective of the Town of Marana
community and the southwestern flavor of the neighboring communities. The attached
photos of the Renaissance Villas on the Park provide an example of the architecture
typically used in Arizona. This example is from Litchfield Park, Arizona, and as you can
see, the architecture is very compatible to the residential homesites surrounding the site
in Continental Reserve and Pima Farms North Specific Plans. Both examples utilize a
desert tone color palette, pitched tile roofs, ornamental window framing, and private
patios. Other classic architectural features include cultured stone, artistic wrought iron,
wood trellises, and turrets.
11 0 SOUTH CHURCH. SUITE 6320 TUCSON. AZ 85701 520.623.6146 FAX 520.622.1950 www.azplonningcenter.com
April 25, 2006
Commission Members
The Villas at Sombrero Peak
D8W-02
Additional amenities include open space and recreational areas. The streetscape will be
pedestrian friendly with downward directed street lamps and park benches. The
recreational amenities include a luxurious private clubhouse with gourmet culinary
kitchen, fully equipped fitness facility, outdoor barbeque center, high-tech business
center, conference room, lush landscaping, a meandering walking path, community
ramadas, a resort-style swimming pool and an oversized, heated spa.
If I can be of any assistance to answer any questions before the hearing, please do not
hesitate to contact me.
Sincerely,
THE PLANNING CENTER
f!e~ tee.
Kelly Lee
Planner
....'liOo~". .~_...
cc: James Hardman, DESCO Southwest
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NEIGHBORHOOD MEETING NOTES, 5-18-06
CONTINENTAL RESERVE HOA MEETING
DESCO SOUTHWEST, CONTINENTAL RESERVE LOOP & SILVERBELL
,"-
ATTENDANCE:
Michael Racy, Racy & Associates
Amber Moore, Racy & Associates
Linda Morales, The Planning Center
Kelly Lee, The Planning Center
James Hardman, DESCO Southwest
Michael Sarabia, DESCO Southwest
The CR HOA Board and Sierra Crest Board Members were present. They expressed their
concerns regarding viewsheds, traffic, privacy, parking, setbacks, fireplaces, rentals and
density. Maryanne and Larry Casoni, Sierra Crest Board Members dominated the
question/answer session.
· Neighbor question: How many parking spaces are provided?
There are garage spaces for each unit, some are tandem and additional spaces have been
scattered throughout the development.
· Neighbor question: What are the HOA Fees? Will the streets be private or public?
The HOA fees have not been determined. The streets are private and the HOA will be
paying for the street maintenance.
· Neighbor comments: Why haven't the buildings along the border of Sierra Crest been
moved like some of the buildings .along Silvermoon?
At this point, we have only done minor adjustments to the siteplan. We are currently working
on a grading plan for the property that will determine whether or not the site stays at grade.
If it remains at grade, the site will be 5' lower than Sierra Crest and it will be difficult to see
into your backyards.
· Neighbor suggestion: Why don't you eliminate Building 21 and turn Buildings 9 & 10
around? We are concerned with privacy and viewsheds.
The views to the north are distant views of the Catalinas and the Tortolitas; those will remain
intact even with the development of the proposed buildings. The views to the south of
Sombrero/Safford Peak will not be disturbed.
· Neighbor question: Are the fireplaces going to be gas or wood?
Undetermined. The buildings mayor may not include the fireplaces.
· Neighbor question: What is the average price of the proposed condominiums?
1
The final pricing has not been determined. Approximate pricing will vary from $175,000-
$250,000.
. Neighbor comment: We do not want to live next to rental units. Is there any way you could
limit the amount of rental units?
I believe there is little you can do to prevent rental units within this community. From past
experience, the homebuilders are getting sick of the restrictions and it is getting harder to do
so. We will look into available rental restrictions and get back to you.
· Neighbor comment: I am going to be sitting on my front porch looking at the back of a wall,
is there anything you can do to move the buildings back from the property line in between
the subject property and Sierra Crest?
We will explore options to move the setback. However, by providing larger setbacks, we
may loose a building and the builder cannot afford to lose a building or the project will not be
profitable.
· Neighbor question for Michael Racy: Would you like it if you lived here and saw this
proposal for development?
I would know ahead of time that this parcel is vacant and zoned for 34' commercial building
. and I probably wouldn't buy the property. The potential that a Safeway building could be
built approximately 25 feet from my property line would prevent the purchase.
· Neighbor question: So are you saying there will be a 34' grocery store if this proposal does
not go through?
No. I am saying it is zoned for 34' commercial and has potential to be developed as retail or
office or a shopping center.
· Neighbor comment: I would rather have Safeway than a neighbor looking down into my yard
at 12:00 at night.
· Neighbor comment: We do not want 210 more families because of traffic, the building height
and density.
· Neighbor question: When it the Twin Peaks interchange going to happen?
The construction is supposed to begin next year.
· Neighbor question: How are the residents going to access the site?
The developer will be responsible to construct two median breaks; one adjacent to the
residential access and one adjacent to the commercial site.
· Neighbor question: Has there been any consideration regarding a reduction in the number of
buildings?
The developer cannot afford to lose a building. The project will not be profitable.
2
· Neighbor question: would the Developer consider creating a trail to the future Continental
Reserve Elementary School?
That is definitely an option. We will discuss the possibility with the developer and the Town
of Marana.
· Neighbor comment: If the zoning is approved, when would ground break?
If everything goes smoothly, the timeline starts with the Planning and Zoning Hearing at the
end of may, Mayor and Council in July, the subdivision platting will take" about a year and
the improvements follow. The entire process will take approximately 18 months.
3
NEIGHBORHOOD MEETING NOTES
SUNFLOWER COMMUNITY CENTER, 5-18-06
DESCO SOUTHWEST, CONTINENTAL RESERVE LOOP & SILVERBELL
ATTENDANCE:
Michael Racy, Racy & Associates
Amber Moore, Racy & Associates
Linda Morales, The Planning Center
Kelly Lee, The Planning Center
James Hardman, DESCO Southwest
Michael Sarabia, DESCO Southwest
Approximately 25-26 neighbors attended the meeting. The majority of the neighbors came from
the surrounding neighborhoods of Silvermoon, Sierra Crest and Continental Reserve, Block 1 &
7. One neighbor showed from across the street in Continental Ranch and another neighbor
showed up from 9255 N. Sugarfoot Drive. Board members were present from Silvermoon and
Sierra Crest, and one Planning and Zoning Member, Jack Noble, was also in attendance.
Michael Racy gave the presentation with a question/answer period at the end.
The majority of neighborhood concerns centered on project density, property values, building
setbacks, the proposed trailhead along the wash, viewsheds, privacy, and rental vs. owner
occupied. Some of the neighbors agreed that a residential use would be a better land use than
commercial. For example, a few neighbors said they would prefer the proposed residential to a
Wal-Mart or Safeway developed on the subject property. They discussed the setbacks and
agreed that if we provided a larger setback, they would feel more comfortable with the
development. Other neighbors disagreed and thought that multi-family residential is not a
compatible use and would bring vandalism to the community.
Project Density
· Neighbor comment: Have you considered fewer units?
We are sti/1 working on a market analysis for the property but we have gotten that message
and we will look into it.
· Neighbor comment: The proposal for a condominium development is actually a glorified
apartment building.
· Neighbor question: Why don't you build single family homes?
The site is not zoned for single family homes. It is zoned for commercial.
· Has the developer looked into developing town homes or single family residential?
Due to market factors and economic viability, we have not looked into single family
residential or town homes.
1
. Neighbor comment: We ask that the developer look at the massing, the intensity and an
increase in buffer along the southern and western boundaries adjacent to the existing single
story homes.
Building Heights
. Neighbor Question; is the parking underneath the condominium? If it is, why don't you
move the parking onto the street so there is a possibility for single story?
Yes, the parking is in garages underneath the building. The product is especially made to
resemble single family residential with garage built into the 1st story. We are not able to
change this product.
. Neighbor Question: Have you considered one-story for buildings 7,8,9, and 10?
The architect is currently looking at different options. We will not be able to present these
options until our next meeting on May 30.
. Neighbor Question: I read the staff report posted on the Town of Marana website and it
seems you are giving concessions to Quik-Mart. I read you are limiting your building height
to 18' and a 100-foot setback. Why are you giving these concessions to Quik:-Mart and not
the adjoining single family residential neighborhoods?
The condition states:" Structures within 100 feet of the property line of the existing
convenience store (Quik-mart) shall be limited by a 35 foot setback from Silverbell Road and
a maximum building height of 28 feet within the Pima Farms North specific Plan Area.
We have agreed to this condition because the Quik-Mart is part of the plan amendment and
the owner of Quik-Mart requested we keep his visibifity along Silver bell to maintain his
business.
. Neighbor question; Can we get the same condition added as Quik-Mart did?
Together with the architects on the project, we will look into a revised siteplan.
. Neighbor question: Why are you allowing 34-foot building heights?
We are not allowing the buifding height; the existing zoning allows the building height.
· Neighbor comment: My main concern is the fact that two story residential will be bordering
single family residential? Why does Silvermoon have a 45-100-foot setback and Sierra Crest
only has a 25-foot building setback?
We were able to provide Silverrnoon with a bigger setback because Silverrnoon has a 15-
foot drainage easement outside of their property boundary and the triangle of development
is much bigger than the triangle of development next to Sierra Crest. There is more room on
the west side of the development due to the location of the WAPA easement and the
commercial development.
2
. Neighbor Question: If you weren't able to rezone, would you be able to build 34-foot building
within the existing TR designation.
No, we could build multifamily residential buildings with a maximum height of 30 feet.
. Neighbor question: How much fill will be added to the site for development?
Our project engineers have started a preliminary grading plan and the site will be
approximately 1 to 2 above grade for drainage reasons.
. Do you know the maximum building of the commercial development on Cortaro? I believe
there is a max. height of 21 feet.
That is incorrect. WAL MART and Kohl's are at least 40 feet in height.
Building Setbacks
. Neighbor comment: You would gain more acceptance if you would move buildings 9 and 10
north
. Neighbor question: Why don't you move the park or the clubhouse and place it next to the
southern property line adjacent to Sierra Crest?
Architects are looking into it. It may not be p possible due to the access lanes and the
specific radii we need for circulation.
. Neighbor comment: This proposed development does not fit this vacant parcel. All of our
privacy will be lost.
. Neighbor question: The setback between Sierra Crest and the proposed condos is 25 feet.
Do you know how big 25-feet is?
The width of this meeting room.
Property Values
· Neighbor comment: We have paid lot premiums for the significant views in the area.
· Neighbor comment: Why do you have to ruin our property values and viewheds?
No one wants to ruin the property values or viewshed of your properties. The property is
zoned for 34-foot commercial buildings.
· Neighbor question: What is the price range of the residential condominiums?
The condominiums will range from $200,000 and higher.
· Neighbor comment: Because of this development, my house won't be worth anything and
that's tough
The price of your house is already there. The valuation of your property takes in account the
adjacent commercial zoned land adjacent to your property.
3
Rental vs. Owner Occupied
. Neighbor question: What will keep people from renting the proposed condos?
We are currently looking into the legalities of regulating whether ~r not the homes are rented
or owner occupied.
General Questions
. Neighbor question; what kind of HOA will be established? Will you be able to provide us
with a copy of the rules?
Yes, we will provide you with a copy of the HOA rules from a similar development in
Litchfield Park
. Neighbor question: Is there enough parking for 210 families plus guest parking.
We have provided approximately 473 parking spaces for families and guests. These
calculations were made according to the Town of Marana parking requirements.
. Neighbor questions: How many children are expected with this development?
We do not know at this point how many children will be expected. The Town of Marana
Unified School District has calculations for this and we will look into it.
. Neighbor comment: Is there an allowance for left turn into the residential portion of the
development?
At the developer's expense, a median break will be installed across from the residential and
commercial entrances.
. Neighbor comment: What is going to be developed across the street?
A neighborhood commercial center.
· Neighbor question: Has the developer purchased the property?
No. the property will not be purchased until the zoning is approved.
· Neighbor question: Is there 5 acres open space?
Yes. The siteplan accommodates for approx. 5 acres of open space within the wash area
and along Silver bell.
· Neighbor question: Have you thought more about extending a trail from the development to
the future Continental Reserve School.
Yes. We need to run the idea by the Town of Marana.
4
. Neighbor question: Will the proposed trail connect south of your development?
Yes. The Town of Marana has identified this area as a planned trail to connect Continental
Reserve to Sifverbel/ Road. We have begun discussion with the town regarding
neighborhood concerns about the trail but have not come to a final decision.
. Neighbor comment: I don't want people looking into my backyard. I live off of Wind Swept
Lane and we have view fences and it would be easy to look into my backyard with a trail
leading to it.
. Neighbor question: Why isn't your development subject to the new Town of Marana
Residential Design Standards?
The newly adopted Residential Design Standards donY make sense for Multi-Family
Residential. The Design Standards are intended for single family residential subdivisions.
Since the surrounding residential subdivisions were built prior to the adoption of the
. standards, they do meet these standards. Continental Reserve is the closest to meeting
these standards. The standards contain additional requirements for park space, pedestrian
friendly streetscapes, etc.
. Neighbor question: I talked with the Town of Marana and they said you have changed your
application from a TR designation to a Commercial designation. Why have you changed
your application?
The application has never changed. We originally asked for a commercial designation.
. Neighbor question: Are you going to pay the same impact fees for schools as single family
residential?
There is no such thing as impact fees for schools. The schools ask for a voluntary
contribution and it estimates about $1250.00 for a single family residential home. It will be a
lower fee for Multi Family residential units. There are impact fees for parks and roads.
. Neighbor question: Will the development be using Coachline for access?
Probably not. We are showing access into the Quik-mart but I doubt the residents wil/ go
through the entire development to Quik-Mart to get onto Coach line and have to u-turn back
to the light. Most will use the residential entrance.
. Neighbor question: What kind of lighting will be used?
The Town has stringent lighting code. AI/lighting will be non-nuisance, downward directed
toward the interior of the development.
· How big are the lighting poles that will be used for the commercial?
Approximately 16-foot poles will be used.
5
NEIGHBORHOOD MEETING NOTES
SUNFLOWER COMMUNITY CENTER, 6-21-06
DESCO SOUTHWEST, CONTINENTAL RESERVE LOOP & SILVERBELL
ATTENDANCE:
Michael Racy, Racy & Associates
Amber Moore, Racy & Associates
Linda Morales, The Planning Center
Kelly Lee, The Planning Center
James Hardman, DESCO Southwest
Approximately 11 neighbors attended the meeting. One neighbor showed up from Silvermoon, 4
neighbors from Sierra Crest, 1 neighbor from Wind Swept Lane, 2 neighbors from Sunflower
and a couple representatives from the Town of Marana. Michael Racy gave the presentation
with a question/answer period at the end.
The purpose of the meeting was to discuss wall and landscaping treatments along the property
lines adjacent to Silvermoon and Sierra Crest. Since there was no one present who lives along
those boundaries, we did not come to any decisions at this meeting. Some neighbors who live
within Silvermoon and Sierra Crest gave recommendations to put a wall in or don't put a wall in
but they do not live along these boundaries. To follow up on this, we are in the process of
contacting the neighbors directly adjacent to the site.
Other discussions focused on privacy issues due to the proposed trail along the wash leading
into Continental Reserve Neighborhoods, traffic, the neighborhood requested trailhead to the
future Continental Reserve School, commercial uses versus multi family residential condos, and
blocked viewsheds. Other neighborhood comments included:
Privacy
· Neighbor comment: I am concerned about all the people that will be walking along the wash
that connects with the wash that runs along my property. I do not want anyone to promote
pedestrian activity along that wash. My home and all my neighbors have view fences and
people walking along the proposed wash trail will be able to see into our backyards.
There are already people walking through the wash. There are 1500 existing homes within
Continental Reserve. An additional 200 homes will make only a small incremental
difference.
Traffic
· Neighbor comment: How do you know that this proposed residential use will be less traffic
when you do not know the exact use?
There is a scientific method to predicting traffic counts. Traffic Engineers use national
methodologies. Knowing that many different types of commercial are allowed on the
property, it is safe to predict that a commercial use will have more traffic than the proposed
residential use.
Density
1
. Neighbor comment: This project is all about money. This area does not want multi-family
residential. No one at the Planning and Zoning Public Hearing supported this project. Why
would we support it now?
It is very ironic that on a site across the street at Silverbell and Coachline, the neighbors did
the exact opposite and supported multi-family residential and protested commercial.
Residential will have less traffic, less congestion, lower building height, and permanent
adoption of the Silverbell Overlay District Standards. We are here tonight for an opportunity
to listen to the surrounding neighborhood and their concerns and preferences. I know there
are some neighbors who would prefer residential over commercial development.
. Neighbor comment: I read an article in the Northwest Explorer regarding the fact that the
Town of Marana can be choosy about what is developed because there is an abundant
source of money. I feel the Town of Marana has sold out with this proposed development
because we do not need high density housing. Single family residential is the best use.
Viewsheds
. Neighbor comment: I am upset because you said my views would not be blocked and now
you are saying they will be blocked.
I apologize for the confusion regarding the viewsheds. I went out to the site this past
weekend and it is inevitable that some views will be blocked no matter what is built on the
property. The proposed development since it is residential and contains pitched roof, some
of the viewshed will be maintained. If the site is developed all commercial, the roofs will most
likely be flat and will block the entire viewsheds from surrounding properties.
General
About half of the neighbors attending stated that they supported the residential condos over
the existing commercial zoning.
. Neighbor comment: How do you know that these condos will be owner occupied?
We cannot guarantee that these will not be rental units although market conditions would
suggest there will be fewer rentals in this project than in Continental Reserve.
. Neighbor comment: AF Sterling Homes gave a break to people who owned the property and
rented out the home.
· Neighbor comment: The main complaint is the building height and the proposed density.
Could you limit the development to one-story?
If we limited the buildings to one-story, the project would not be viable and would still have
the same impact on views.
· Neighbor comment: I appreciate the wall idea. I would like to talk with my neighbors along
the property boundary to get input.
I will call the HOA president and contact the adjacent neighbors for their input.
2
. Neighbor comment: I do not want a wall constructed along the south boundary adjacent
to Sierra Crest. If you put a wall in, it will become a place for trash, and for kids in the
neighborhood to hide and smoke.
. Neighbor comment: I do want a wall installed along the western boundary adjacent to
Silvermoon. We have a double wall along the western side of Silvermoon and we have
not had any problems with kids or trash.
. What is going on with the Diamond parcel in between Sierra Crest and the subject
property?
Diamond has no current plans to develop that site. It is zoned for commercial and they
considered building a daycare but those plans were abandoned.
. From the last meeting, neighbors raised the concern of air conditioner noise. What did
you decide to do?
The developer will place the air conditioners on either the roof or the ground and on the
side of each building facing the interior of the development as opposed to the outside
edges near neighbors. All air conditioners placed on the roof will be shielded according
to Town of Marana Development Standards.
. Neighbor comment: are you going to install a trail to the future school?
Yes, a trail will be depicted on the next siteplan for review by the Town of Marana.
3
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The Villas At Sombrero Peak
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110 SOUTH CHURCH, SUITE 6320 TUCSON. ARIZONA 85701 520.623.6146 fax 520.622.1950
www.azplanningcenter.com
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THE
PLANNING
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Pima Farms North
Specific Plan Amendment
The Villas at Sombrero Peak
Submitted to:
Town of Marana
11555 West Civic Center Drive
Marana, Arizona 85653
Prepared for:
DESCO Southwest
6885 North Oracle Road
Tucson, Arizona 85704
In cooperation with:
Humphreys and Partners Architects
19100 Von Karman Avenue, Suite 200
Irvine, California 92612
Prepared by:
THE PLANNING CENTER
110 South Church Avenue
Suite 6320
Tucson, Arizona 85701
Phone: (520) 623-6146
Fax: (520) 622-1950
~~
Mayor and Council Submittal
June/July 2006
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. Pima Farms North Specific Plan Summary ...........................................................................1
II. Silverbell Road Corridor Overlay District (SRCOD)........ .......................... ............................. 1
III. Proposed Plan Amendment..................... .... ............... ........ .... ...........................................3
IV. Development Standards. ....................... .... .... .............. .... .... ...............................................6
V. Proposed Land Use Plan............................................................ .... ......................... ........ 15
VI. Circulation Concept Plan........................................ .... ........ ..............................................22
VII. Wash Treatment..... .... .... ......................................... ..................... .... ..................... ........... 23
VIII. Recreation Areas and Open Space ............................................... ..................... .... ......... 23
IX. Cultural Resources........................................................................................................... 24
X. Commercial Design Features........................................................................................... 24
LIST OF EXHIBITSIT ABLES
Exhibit I: Aerial View............................................ ....................... ....................... ........ ................... 2
Exhibit 1I1.A: Existing Specific Plan Designations..........................................................................4
Exhibit III.B: Proposed Plan Amendment Designation................... .................. .............................5
Exhibit IV.F: Major Street (Silverbell Road) Building Setbacks................................................... 13
Exhibit V.A: Land Use Plan..................... ................. ....... .... ................ ......................... ..... .......... 16
Exhibit V.B: First Level Floor Plan....................... ........... ........................ .............................. ...... 17
Exhibit V.C: Second Level Floor Plan..................................................... ................................. ... 18
Exhibit V.D: Street Elevation............... ... ..................................................................................... 19
Exhibit V.E: Rear and Side Yard Elevations ............................................................................... 20
Exhibit V. F: Front and Side Yard Elevations.................................................................... ...........21
Table VI: Parking Calculations.............. ........................ ......................... ................. .... .... ............ 22
The Villas at Sombrero Peak
Marana, Arizona
i
Specific Plan Amendment
Pima Farms North Specific Plan
I. Pima Farms North Specific Plan Summary
The Pima Farms North Specific Plan establishes comprehensive guidance and
regulations for the development of approximately 110 acres located within
Sections 20, 21, 28 and 29, Range 12 East, Township 12 South, of the Town of
Marana, Pima County, Arizona (See Exhibit I: Aerial View.) The specific plan
provides for residential land uses at varying densities and commercial services to
satisfy the majority of the needs of future residents of the community. Design
Guidelines and Development Regulations that are a part of existing designations
of the Pima Farms North Specific Plan will be applied to the amendment area of
approximately 24 acres located west of Continental Reserve Loop on the south
side of Silverbell Road.
II. Silverbell Road Corridor Overlay District (SRCOD)
The project site is located within The Silverbell Road Corridor Overlay District.
The SRCOD applies to the amendment area and all new commercial and
multiple family developments adjacent to Silverbell Road between Cortaro Road
and Twin Peaks Road. The purpose of the SRCOD is to ensure high quality
development along the Silverbell Road while providing for specific uses in a
planned commercial setting which will be compatible and complementary to
adjacent residential subdivisions. The proposed development will be subject to a
coordinated set of design principles for buildings, site planning, landscaping and
signage and are subject to review by the Design Review Committee.
The Villas at Sombrero Peak
Marana, Arizona
1
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Specific Plan Amendment
Pima Farms North Specific Plan
Exhibit I: Aerial View
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Legend
.. Existing Church _ Existing Commerical
Existing School Pima Farms North Specific Plan Boundaries
.. Existing Parks _ Site Boundary
Source: PCLlS, January 2005
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Specific Plan Amendment
Pima Farms North Specific Plan
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III.
Proposed Plan Amendment
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The Villas at Sombrero Peak is located on 18 acres of a 25.5-acre project site
within the Pima Farms North Specific Plan near the intersection of Silverbell
Road and Continental Reserve Loop. The site is within existing Commercial (C),
Open Space (OS) and Transitional Residential (TR) designations of the Specific
Plan (see Exhibit IILA: Existing Specific Plan Designations). The plan
amendment proposal is to designate the entire 25.5 acres as commercial to
implement a more cohesive development as shown on Exhibit IILA: Existing
Specific Plan Designations and Exhibit IILB: Proposed Specific Plan Designation.
Existing specific plan acreages include 5 acres of Open Space, 15.6 acres of
Commercial and 3.4 acres of Transitional Residential.
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This plan will conform to the Town of Marana General Plan, the Town of Marana
Land Development Code, the Pima Farms North Specific Plan, and the Silverbell
Road Corridor Overlay District regulations. Both the residential and commercial
portions of the site will conform to the Pima Farms North architectural guidelines.
Development standards from the Silverbell Road Commercial Overlay District will
replace the existing development standards for Pima Farms North Commercial
land use designation.
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The purpose of this Specific Plan Amendment is to establish guidance and
regulations for the proposed actions:
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· Conversion of approximately 3.4 acres from Transitional Residential and
4.7 acres Open Space to a Commercial land use designation.
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· Establishment of Multi-Family Residential as a primary permitted use
within the Commercial designation.
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· Replacement of Pima Farms North Commercial land use regulations with
Silverbell Road Corridor Overlay District land use regulations
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· Creation of additional development standards within the Commercial
designation.
,....
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The proposed development, which includes multi-family residential, community
clubhouse, open space and the planned commercial village center will benefit the
community in several ways. This development will provide the neighborhood with
a 7.5-acre retail development (including Quik-Mart) and will encourage residents
and neighbors to leave their cars at home and walk or bike to the development's
services. The unique design of the multi-family residential development will
provide a more affordable, attractive, single-family residential feel than traditional
multi family developments. Additionally, proposed open space and recreation
acreages will remain consistent with the existing specific plan.
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The Villas at Sombrero Peak
Marana, Arizona
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The Villas at Sombrero Peak
Marana, Arizona
5
Specific Plan Amendment
Pima Farms North Specific Plan
IV. Development Standards
The following section is taken from the Pima Farms North Specific Plan. The
proposed modifications to the standards are underlined and deletions are
shown in strikothrough format.
1. Development Area Regulations
So as to avoid conflict in the future, the Pima Farms North land use
regulations have been replaced with the Silverbell Road Corridor Overlay
District land use regulations. These regulations shall govern the use of
land within the commercial designation. All terms replaced within the
Pima Farms North Specific Plan and not otherwise defined shall be
interpreted in accordance with common usage or as defined or used
within the Town of Marana Land Development Code.
2. C (Village Core-Commercial)
-
A. Primary Permitted Uses:
The following land uses are permitted in the Silverbell Road Corridor
Overlay District and amended by the Pima Farms North Specific Plan,
subject to the provisions of this Chapter.
1. Community, multiservice, neighborhood or senior citizens center.
2. Daycare Center (adult, child or handicapped).
3. Health Services (excluding Hospitals and Substance Abuse
Centers)
(a) Blood Donor Stations
(b) Convalescent or nursing home
(c) Medical or dental labs
(d) Offices and clinics of MD's, dentists,
optometrists or chiropractors
(e) Outpatient clinics
4. Office Uses
(a) Business or personal service
(b) Governmental
(c) Financial
(d) Social services
(e) Veterinarian (including kennel for indoor
inpatient hospitalization services of small
animals)
5. Public and Semi-Public
(a) Art gallery
(b) Civic clubs
(c) Churches and religious institutions
(d) Library
The Villas at Sombrero Peak
Marana, Arizona
6
Specific Plan Amendment
Pima Farms North Specific Plan
(e) Museum
6. Personal Service Establishments
(a) Barber and beauty shop
(b) Carpet cleaning establishments (provided that
no on-site cleaning is conducted)
(c) Interior decorator
(d) Dry cleaning and laundry and garment pressing
establishments (non-industrial service to the
general public only)
(e) Locksmith
1. Parcel packing/mailing service
2. Pet grooming, (provided that no animals
shall be kept on the premises overnight)
3. Photography studio, photo finishing
(f) Tailor, seamstress
(g) Tanning salon
7. Repair of:
(a) Bicycles
(b) Cameras
(c) Clocks, watches, jewelry
(d) Computers
(e) Household appliances
(f) Musical instruments
(g) Optical goods
(h) Radios, televisions and electronics.
(i) Shoes
8. Retail Uses
(a) Antique stores
(b) Appliance Stores (household or minor)
(c) Art stores or galleries
(d) Arts and crafts shops
(e) Auto parts/supply stores (no installation)
(f) Bakery shop, bagel shop
(g) Banks, financial institutions and similar uses,
provided drive-thru facilities and queuing lines are
located a minimum of seventy-five (75) feet from a
residential district
(h) Bicycle shops
(i) Book Stores (new or used)
0) Camera and photographic supply stores
(k) Candy, Nut or confectionary stores
(I) Card Stores
(m) Carpet and floor covering stores
(n) Clothing, apparel or accessory stores
(0) Computer and computer software stores
(p) Convenience stores
(q) Drugstores
The Villas at Sombrero Peak
Marana, Arizona
7
Specific Plan Amendment
Pima Farms North Specific Plan
(r) Fabric Stores
(s) Florist and plant shops
(t) Food store and markets
(u) Frame shops
(v) Gift shops
(w) Grocery stores
(x) Hardware, paint stores
(y) Hobby shops
(z) Ice cream shops
(aa) Jewelry stores
(bb) Laundromats, automatic self-service (provided
that the establishment is operated exclusively
as a retail business and laundry machines are
of an automatic type, capable of being operated
by the public and shall not include machines
ordinarily found in industrial laundries)
(cc) Lighting stores
(dd) Liquor stores
(ee) Luggage and leather goods
(ff) Music stores
(gg) Office supply stores
(hh) Optical goods
(ii) Pet/pet supplies
OJ) Photocopying services
(kk) Record, tape or CD stores
(II) Religious goods
(mm) Restaurants, cafes, delicatessens or coffee
shops, including outdoor seating areas
(nn) Second hand stores and thrift stores, provided
there is no outside display or storage of merchandise
(00) Shoe stores
(pp) Sporting goods stores
(qq) Stamp and coin shops
(rr) Stationery stores
(ss) Tobacco stores
(tt) Toy stores
(uu) Variety stores
(vv) Video tape/DVD rentals
(ww) Other uses which the Planning Director
determines to be similar in nature, function and
operation to listed permitted uses
(xx) Accessory uses and structures, subordinate,
appropriate and incidental to the above
permitted uses, including supportive services
directly related to and located within the same
building as the primary use. Automated Teller
Machines (A TMs) are permitted accessory
uses provided they are not free standing.
The Villas at Sombrero Peak
Marana, Arizona
8
Specific Plan Amendment
Pima Farms North Specific Plan
9. Multi-Familv Residential
B. Permitted Temporary Uses and Structures
The following temporary uses and structures shall be permitted
subject to the issuance of a Temporary Use Permit in accordance with
Section 09.01.04 of the Marana Land Development Code.
1. Contractor's office and/or storage. Temporary structures for the
storage of tools and equipment or containing supervisory offices of
the minimum necessary in connection with a project on site may
be established and maintained only during the progress of active
construction under an effective grading, building or other
development permit. Such temporary structure(s) shall be
immediately removed upon project completion or upon expiration
of the applicable permits.
2. Holiday tree and pumpkin_sales lots, when maintained between
October 15th and December 31st for a maximum of six weeks from
inception.
C. Conditional Uses:
The following uses are permitted conditionally, subject to the
provisions of Section 10.10 of the Marana Land Development Code,
except that all conditional use permits issued pursuant to this section
shall require approval by both the Planning and Zoning Commission
and the Town Council:
1. Automobile Service Uses, including gasoline service stations,
service shops performing minor auto repair, fuel sales, oil change
and lubrication shops, muffler shops, auto glass shops, auto detail
shops, speedometer shops and tire shops, not to include body
repair, painting, major engine or transmission repair, or radiator
repair. All service, except the sale of gasoline, shall be within an
enclosed building. No service bays associated with an automotive
use shall be visible from a public street;
2. Automobile and Truck Sales and Rental, new or used;
3. Bars, taverns, cocktail lounges;
4. Car wash establishments, including full-service and self-service,
coin-operated facilities, provided a full-time attendant is on-site
and wash bays are not visible from a public street;
5. Emergency Medical Care Facility 24 hour operations;
6. Restaurants, cafes, delicatessens or coffee shops providing drive-
thru or drive-up service;
The Villas at Sombrero Peak
Marana, Arizona
9
Specific Plan Amendment
Pima Farms North Specific Plan
7. Lodging facilities, including hotels and motels;
8. Pawn Shops;
9. Plant Nurseries, including open-air display and storage;
10. Recreational Vehicle and Boat Storage;
11. Self-storage Facilities;
12. Small Equipment and Light Machinery sales or rental;
13. Tattoo parlors;
14. Wireless communications facilities, subject to the provisions of
Chapter 23 of the Marana Land Development Code;
15.Any establishment having a continuous twenty-four operation or
having extended hours which begin before 5:00 A.M. or extend
beyond 11 :00 P.M.; and,
16. Any establishment receiving deliveries other than between the
hours of 6:00 A.M. and 10:00 P.M.
D. Prohibited Uses
The following uses are not permitted uses within the Silverbell Road
Corridor Overlay District:
1. Adult Entertainment Uses;
2. Automobile Bodywork and Painting;
3. Bowling Alleys;
4. Commercial Outdoor Recreation;
5. Heavy Equipment and machinery sales or rental;
6. Hospitals;
7. Industrial uses;
8. Kennels,
9. Live Entertainment Facilities, including nightclubs, which include
dancing and music performed by more than 1 musician;
10. Major automobile repair facilities, including major engine,
mechanical or transmission repair and radiator service;
11. Manufactured Home Sales;
The Villas at Sombrero Peak
Marana, Arizona
10
Specific Plan Amendment
Pima Farms North Specific Plan
12. Open air or outside storage uses, including swap meets and storage
of inoperable or damaged vehicles,
13. Recreational Vehicle Sales;
14. Theatres;
15. Towing businesses; and
16. Warehousing Uses, excepting self-storage facilities.
E. General Development Standards
1. Minimum Lot Area: none
2. Minimum Lot Width: none
3. Minimum Setback Requirements in conformance with the Silverbell
Road Corridor Overlav District.
Front: 25 feet, which may be used to meet off-street parking
requirements, or as part of an off-street parking lot;
Side: 15 foot 10 feet
Rear: 25 feet except for corner lots, which may be reduced to 10 feet
provided the minimum side yard on the side street is 20 feet.
4. Minimum Distance between Buildings: none
5. Maximum Building Coverage: 75% at ground level; 60% above
ground level
6. Parking Requirements: required spaces shall be determined at-tJ::\e
ratios sot forth in the Pima County Zoning Codo Chaptor 18.75 in
accordance with Title 22 of the Town of Marana Off-street Parking
and Loading Standards.
Screening and landscaping shall adhere to Section VI-E.3 of this
Specific Plan.
The Multi-Familv Residential land use shall have the ootion of tandem
oarkina within aaraaes to meet the oarkina reauirement. The minimum
width for tandem aaraae is 11 feet and the minimum lenath is 36 feet.
7. Minimum Landscaping Coverage: 10% of gross site area.
8. Special Landscape/Buffer/Screening Requirements: a 50-foot building
setback shall be provided adjacent to residential uses with the
exception of covered parking. Where commercial uses are adjacent to
residential areas, a landscape planting shall bo required in
The Villas at Sombrero Peak
Marana, Arizona
11
Specific Plan Amendment
Pima Farms North Specific Plan
conjunction with and/or a 6-foot masonry wall shall be reauired to
emulate residential landscaping and diffuse light and glare, which may
occur from night operations.
9. Maximum Building Height: 34 feet (commercial buildinas may extend
above the buildina to a maximum heiaht of 38 feet for chimneys.
architectural elements. or elevator shafts.)
10. Landscape Buffervards shall be in conformance with the Town of
Marana Land Development Code. A buffervard shall be provided
alona the main wash from each edae of bank with a reauired plant
count of three plants per 100 sauare feet. A 15-foot buffervard shall
be provided alona the northern boundary adiacent to Silverbell Road.
11. Liahtina shall be in conformance with the Town of Marana Outdoor
Liahtina Code. All liahtina adiacent to the main wash runnina north
south across the property shall be restricted and installed in such a
manner to reduce intrusive liaht within the wash corridor.
F. Streetscapes
1. Local Collector
Major Street as referenced herein shall mean Silverbell Road and
local collector streets within the plan area.
The landscape concept for these streets is to develop a desert scene
with a variety of plant types. Native and drought tolerant plant material
shall be used. Landscape treatment may include undulating berms
and walls. A minimum of 15 feet wide bufferyard is required for
development along Silverbell Road.
Building setbacks are required and a varying distance is encouraged
to provide interest and motion. Where parking is located within a
setback area, it shall be screened with a low wall, berming or
appropriate landscaping between the street and the parking area. A
minimum building setback of 4525 feet is required for development
adjacent to Silverbell Road. (See Exhibit IV.F: Streetscape)
The Villas at Sombrero Peak
Marana, Arizona
12
Specific Plan Amendment
Pima Farms North Specific Plan
Exhibit IV.F: Major Street (Silverbell Road) Building Setbacks
~
15' Landscape Buffer
Building Setbacks shall be in accordance with Section V.D of
this plan, except the Minimum Building Setback along
Silverbell Road shall be 25 feet.
The Villas at Sombrero Peak
Marana, Arizona
13
Specific Plan Amendment
Pima Farms North Specific Plan
G. Commercial Description
In order to !::ati!::fy the need f-or oommerci::ll fnoilitie!:: and provide a fooal
point for the community, (20) acre!:: have been alloc3ted within the
commeroi31 de':elopment 3rea. The ':illage oore oommeroial development
area is looated 3t the east end of the Speoific Plan 3rea in order to
facilitate easo of aooo!::!:: from Silvorboll Road. The primary intent of the
commercial area is to provide local neighborhood commercial services
and alternative housing opportunities
Commercial Definition: A land use category permitting professional and
semi-professional uses, office, restaurant, personal and business
services, retail sales, financial institutions, specialty retail and
entertainment, multi-family residential, recreational and cultural uses, but
excluding manufacturing or warehousing units.
The Villas at Sombrero Peak
Marana, Arizona
14
Specific Plan Amendment
Pima Farms North Specific Plan
v. Proposed land Use Plan
The Villas at Sombrero Peak is the residential portion of a proposed multi
family residential and neighborhood commercial village center. The site is
situated on 25.5 acres in between two large master planned communities:
Continental Ranch and Continental Reserve. The site is well suited for
commercial and multi-family development due to neighboring commercial and
multi- family residential needs in the area. The site sits adjacent to single-
family residential subdivisions, a convenience store and a 9-acre Continental
Reserve Park, which includes a children's play area, basketball and tennis
courts, soccer and baseball fields, and hiking and equestrian trails.
The subject site will consist of approximately 13 acres of multi-family
condominiums, approximately 5 acres of community park space/open space,
approximately 6 acres of future retail/commercial and 1.5 acres of existing
Quik-Mart commercial (see Exhibit V.A: Land Use Plan.) The architect's
concept is an innovative design of multi family housing that provides home
ownership opportunities to a wider range of residents than typically allowed
with single-family detached homes. The condominiums are unique in that
each building has a single-family residential look but actually has 10 discrete
units each with its own private entrance. Units will range from 775 to 1,364
square feet in size. (See Exhibit V.B: First Level Floor Plan and Exhibit V.C:
Second Level Floor Plans.)
The residential site includes 200 units with an overall density of 11 units per
acre. Buildings will be two-story with a maximum height of 34 feet.
Commercial buildings may extend above the building to a maximum height of
38 feet for chimneys, architectural elements, or elevator shafts. There will be
the option of 1, 2 and 3 bedroom units and the average unit size is 1,113
square feet. An example of a street elevation is located on Exhibit V.D: Street
Elevation. (See Exhibit V.E: Rear and Side Yard Elevations and Exhibit V.F:
Front and Side Elevations for additional elevations.)
In addition, the conceptual commercial potion of the site has a maximum
square footage of 72,000 square feet.
The Villas at Sombrero Peak
Marana, Arizona
15
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Pima Farms North Specific Plan
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Exhibit V.B: First Level Floor Plan
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210 unit! 2 story/ Condominiums Legend
Unit Name Unit Type Square Footage
(+/-)
A1-U 1 BRl1 BA 775
B1-L 2BRl2BA 980
B1-U 2BRl2BA 1008'
B2-U 2BRl2BA 939
B3-U 2BRl2BA 987
C1-L 3BRl2BA 1,363
C1-U 3BRl2BA 1,364
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The Villas at Sombrero Peak
Marana, Arizona
17
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Specific Plan Amendment
Pima Farms North Specific Plan
,....
Exhibit V.C: Second Level Floor Plan
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SECOND LEVEL FLOOR PLAN
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210 unit! 2 story/ Condominiums Legend
Unit Name Unit Type Square Footage
(+/-)
A1-U 1 BRl1 BA 775
B1-L 2BRl2BA 980
B1-U 2BRl2BA 1008
B2-U 2BRl2BA 939
B3-U 2BRl2BA 987
C1-L 3BRl2BA 1,363
C1-U 3BRl2BA 1,364
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The Villas at Sombrero Peak
Marana, Arizona
18
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Pima Farms North Specific Plan
Exhibit V.E: Rear and Side Yard Elevations
REAR ELEVATION
-
LEFT ELEVATION
-
The Villas at Sombrero Peak
Marana, Arizona
20
Specific Plan Amendment
Pima Farms North Specific Plan
Exhibit V.F: Front and Side Yard Elevations
.-.
FRONT ELEVATION
-
RIGHT ELEVATION
The Villas at Sombrero Peak
Marana, Arizona
21
Specific Plan Amendment
Pima Farms North Specific Plan
VI. Circulation Concept Plan
Primary residential access will originate from Silverbell Road. Two median
breaks will be constructed adjacent to the primary commercial access point and
the primary residential access point. Given that the commercial portion of the site
will not be constructed at the same time as the residential, a temporary
secondary access point will be constructed through the commercial portion of the
site that connects to the secondary residential entrance on the east side of the
wash (see Exhibit V.A: Proposed Land Use Plan.)
Approximately 456 parking spaces are required for the residential portion of the
site. Approximately 480 parking spaces are provided (see below for parking
calculations.) There will be 360 parking spaces provided within garages, 252 of
which will utilize tandem parking and 120 additional parking spaces will be
provided throughout the development (see Exhibit V.B: First Level Floor Plans for
dimensions and locations of tandem garages.)
Table VI: Parking Calculations
......
Number of Town of Marana Number of Parking Spaces
Parking
Bedrooms Requirements Required
One 1.5 spaces per 30 parking spaces
Bedrooms one bedroom unit
(20 units)
Two 2 spaces per 200 parking spaces
Bedrooms two bedroom unit
(100 units)
Three 2 spaces per 160 parking spaces
Bedrooms three bedroom unit
(80 units)
Guest 1 space for every 3 66 guest spaces
Parking units
The Villas at Sombrero Peak
Marana, Arizona
22
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Specific Plan Amendment
Pima Farms North Specific Plan
VII. Wash Treatment
The wash running through the middle of the property will remain as open space
providing connectivity from the Santa Cruz River to the Tucson Mountains and
Saguaro National Park. A proposed trail will be located alongside the wash to
accommodate the pedestrian access through the site. Also, there will be one
wash crossing, but the wash will remain undisturbed and the crossing will remain
outside of the delineated wash boundaries.
The protection of this wash is important because of the habitat connectivity, the
post development drainage design features, and it's value as an amenity for the
future and existing residents. Therefore, additional lighting and landscape
standards have been created in Section IV of the development standards.
VIII. Recreation Areas and Open Space
Recreation areas, trails and open space are strategically located to encourage
pedestrian movement throughout the development, to the Continental Reserve
Park and to adjacent residential subdivisions. The aforementioned wash located
in the middle of the property will have a 6'-8' trail connecting to a trail along the
WAPA easement towards Continental Reserve Loop Road, Continental Reserve
Park and the future Continental Ranch Elementary School. The trail will be
dedicated to the Town of Marana upon development. Other amenities include
two strategically located passive recreation areas and one centrally located
community clubhouse and pool. Preliminary details of the recreation areas are
shown on Exhibit V.A: Land Use Plan. Although still very conceptual, the main
recreation area will be composed of a 3200 square foot community clubhouse, a
swimming pool, spa, two turf areas, a shaded tot lot with a playground structure,
ramadas and barbeques.
In addition, according to the Town of Marana Park, Trails and Open Space
Master Plan, multi-family residential developments require 100 square feet of
park space per residential unit, hence a ~ acre of park space is required. The
site is proposed for approximately 5 acres of recreation and open space
amenities. Approximately 1.3 acres will be active and passive recreation and
approximately 3.6 will be devoted for open space and additional landscaping.
The proposed trails, recreation areas, open space and residential densities are in
accordance with the Town of Marana Land Development Code, Town of Marana
Parks, Trails and Open Space Master Plan and the Town of Marana General
Plan and the Pima Farms North Specific Plan.
The Villas at Sombrero Peak
Marana, Arizona
23
Specific Plan Amendment
Pima Farms North Specific Plan
IX. Cultural Resources
The subject property contains an archaeological site identified by the Arizona
State Museum as archaeological site number: AZ AA: 12:321. A mitigation plan
(research design and work plan) has been accepted by the Town of Marana for
this archaeological site. Old Pueblo Archaeology was contracted to do the
archaeological testing and fieldwork in May of 2005. Aztlan Archaeology has
taken over for Old Pueblo and recently began a data recovery program that will
follow all guidelines established by the Town of Marana, the Arizona Historical
Society, the Arizona State Museum and the State Historic Preservation Office.
This site has presence of multiple habitations, trash, food processing, burial and
other feature and intact cultural deposits. All development will occur in
accordance with Arizona State Museum guidelines and ordinances.
X. Commercial Design Features
The design standards in this Specific Plan were established to provide guidance
in the development of commercial within the project boundaries. All graphics
contained in this section are used as examples to illustrate the intent of the
guidelines and should not be construed as an indication of the final appearance
of the project,.
1. General Design Parameters
-
a. The commercial design shall have architectural features that are
compatible in scale, mass and form with the residential portion of the site.
b. Pima Farms lies at the base of the Tucson Mountains and has a history
as an agricultural area. As such the Architecture should be reflective of
these aspects of the community as well as respecting the Southwestern
flavor of the neighboring communities.
c. The architecture should be responsive to the desert climate and
environmental conditions and use appropriate orientations, shading
devices, and wall and roof structures.
d. Pedestrian features including seat walls, covered walkways, planters and
varying paving styles should be an integral part of the design.
e. All sides of the structures should be of a cohesive design, carrying
architectural elements used on the street or main elevations to the rear
and sides of the buildings as well.
2. Proportion and Massing
a. Long, unbroken expanses of building walls devoid of windows, openings,
or ornamentation are discouraged.
b. The use of fenestration, pilasters, offset facades, trellises, awnings,
cornices and roof overhangs are encouraged.
The Villas at Sombrero Peak
Marana, Arizona
24
,...
Specific Plan Amendment
Pima Farms North Specific Plan
c. The proportions of the buildings should provide visual interest from the
streetscape with vertical elements such as towers, balconies, offset
parapet and roofs or projecting upper floor masses, as well as more
intimate architectural elements such as arcades or arcatures.
,....
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3. Materials and Colors
This photograph is of Skyline
Esplanade, a previous work
done by DESCO Southwest.
This example displays four-sided
architecture with recessed
windows, and offset roofs and
parapets. This is included for
illustrative purposes only.
a. Preferred exterior finish building materials include stucco, masonry
(except unfinished plain concrete CMU block), brick, stone (cultured or
natural ), exposed metal (in limited uses and amounts such as trellises,
awnings, canopies, small wall sections, columns, signage and accents),
exposed wood ( min. dimension 6"), adobe, rammed earth, exposed
colored and textured concrete.
,...
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b. Roof materials include built-up 'flat' roofs when screened by parapets,
clay and concrete tiles, metal, slate, and glass. All should be earth tones
and none reflective.
c. Colors in general should be compatible with the neighborhood. Warm
muted shades should be used for the body or overall background color.
Brighter, more intense and rich hues of related or contrasting color may
be used as accents and highlights.
,...
,...
,...
d. Mirror or highly reflective glass is prohibited.
e. Mechanical equipment should be screened from view by either parapets,
rooflines or screen walls of similar design to the main building.
-
,....
,....
The Villas at Sombrero Peak
Marana, Arizona
25
,...
,...
4. Walls and Fencing
Specific Plan Amendment
Pima Farms North Specific Plan
,...
a. Site walls should reflect the design of the main structures in either style or
material selections.
,...
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These photographs are also of Skyline Esplanade. They illustrate how wall treatments and
landscaping can reflect the design of the main structure. This is included for illustrative
purposes only.
,....
b. All types of chain link fencing are prohibited.
,...
c. All loading areas shall be fully screened from nearby property and view
from a public street in accordance with Title 24 of the Town of Marana
Land Development Code: The Silverbell Road Corridor Overlay District.
,... 5. Landscaping
a. The existing easements located onsite shall be landscaped in accordance
,.... with guidelines set forth by the Western Area Power Administration and
the Town of Marana Land Development Code.
b. Avoid plant materials known to have invasive or destructive root systems,
,..... messy and/or staining fruit and/or brittle limbs.
c. Encourage state-of-the-art hydroseeding techniques by using drought
,.... tolerant species.
d. Irrigation systems should utilize low-water consumption using techniques
r"" such as "drip" irrigation.
6. Signage
-
a. Locate freestanding signs on low planter walls or design monument signs
to incorporate distinctive elements of the architectural style or theme of
the development
,...
-
The Villas at Sombrero Peak
Marana, Arizona
26
,....
,....
Specific Plan Amendment
Pima Farms North Specific Plan
b. All sign lighting shall conform to the Town of Marana Outdoor Lighting
Code.
,....
c. All signs shall adhere to the Marana Sign Code.
,....
d. This project will create a Planned Sign Program in accordance with Title
16 of the Land Development Code and the Silverbell Overlay District.
,...
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The Villas at Sombrero Peak
Marana, Arizona
27
AFFIDA Vll OF PUBLICA liON
STATE OF ARIZONA
COUNTY OF PIMA
55.
Audrey Smith, being first duly sworn, deposes and says that (s)he is the legal
Advertising Manager of THE DAilY TERRITORIAL, a daily newspaper printed and
published in the County of Pima, State of Arizona, and of general circulation in the City of
Tucson, County of Pima, State of Arizona and elsewhere, and the hereto attached:
PUBLIC NOTICE
ORDINANCE 2006.19
AMENDMENT TO PIMA FARMS NORTH SPECIFIC PLAN
was printed and published correctly in the regular and entire issue of said THE DAilY
TERRITORIAL for 4 issues; that was first made on the 10th day of July 2006
and the last publication thereof was made on the 13th day of July 2006;
that said publication was made on each of the following dates, to-wit
07/10/06
07/11/06
07/12/06
07/13/06
at the Request of:
Town of Marana, Clerk's Office
Nol:2rv Public - Arizona
Pim" County
(xl)ires 02/04/08
Public in and for the County of Pima, State of Arizona
My commission expires:
J-V\-~
,< i\1ARAf.lA ORDINANCE NO 2006,19
RELATIN@'TO DEVELOPMENT: AP-
PROVING AND AUTHORIZING AN
AMENDMENT TO THE PIMA FARMS
NORTH SPECIFIC PLAN
WHEREAS, The Planning Center repre-
sents the property owners 01 approxi-
mately 26 acres of land located within a
portion of Section 28, Township 12
South, Range 12 East, as depicted on
Exhibit "A", attached; and,
WHEREAS, the Marana Planning Com-
mission held a public hearing on May
31, 2006, and at said meeting voted 3-2
(two commissioners excused) to recom-
mend that the Town Council approve
said rezoning, adopting the recom-
mended conditions; and,
WHEREAS, the Town Council heard
from representatives of the owner, staff
and members of the public at the regu-
lar Council meeting held July 5, 2006,
and has determined that the amend-
ment should be approved;
NOW, THEREFORE, BE IT ORDAINED
by the Mayor and Council of the Town
of Marana, Arizona, as follows:
Section 1. The Pima Farms North Spe-
cific Plan's Land Use Plan is hereby
amended by changing the land use des-
ignation for approximately 8.4 acres of
land, from "TR" (Transitional-Residen-
tial) and .OS" (Open Space) to "C"
Commercial.
Section 2. The Commercial .C" devel-
opment standards of the Pima Farms
North Specific Plan are hereby
amended as depicted in the specific
plan amendment (June/July 2006), at-
tached as Exhibit "B".
Section 3. The purpcse of this rezon-
ing is to allow the use of the specific
plan amendment area for 10 mual-fam-
i1y buildings, subject to the 101l0wlng
conditions, the violation 01 which shall
be treated in the same manner as a vio-
lation of the Town of Marana Land De-
velopment Code (but which shall not
cause a reversion of this rezoning ordi-
nance) :
1, Compliance wah all applicable prOVi-
sions of the Town's Codes and Ordi-
nances current at the time of any sub-
sequent development including, but not
limited to, requirements for public im-
provements.
2. The property owner shall not cause
any lot split of any kind wrthout the writ-
ten consent of the Town of Marana.
3. No approval, permit or authorization
by the Town of Marana authonzes vioia-
tion of any federal or state law or regu.
lation or relieves the applicant or the
land owner from responsibility to ensure
compliance with all applicable federal
and state laws and reguiations, includ-
ing the Endangered SpeCies Act and
the Clean Water Act. Appropriate ex-
perts shOUld be retained and appropri-
ate federal and state agencies should
be consulted to determine any action
necessary to assure compliance with
applicable laws and regulations.
4. The applicant shall enter into a water
service agreement with the Town of
Marana Water Department prior to ap-
proval of the development plan.
5. Structures within 100 feet 01 the prop-
erty line of the existing convenience
store (Quick-Mart) shall be limited by a
35-foot setback from Silverbell Road
and a maximum building height of 28
feet.
6. The minimum setback shall be 50
feet from the proposed residential build-
ings to existing residentiai subdivision
property lines.
7. No development or disturbance shall
. occur within the deiineated Jurisdictional
washes.
8. Any increase in site elevation shall be
the minimum necessary 10r drainaae
purposes "
9. An enhanced landscape bufferyard
shall be provided along the south and
west project boundaries adjacent to ex-
Istrng residential subdivisions. The
landscaprng will consist of five trees and
15 shrub and accents per 1000 square
feet. Consultations will be held wrth ad-
jacent neighbors to address specifiC
screening concerns.
10. Building chimneys shall not exceed
buildrng roof lines.
11. All lighting shall be downward di-
rected and shielded to prevent spillover
to adjacent properties.
12. The developer shall construct a trail
from the residential deveiopment toward
the new Continental Reserve school.
Location and deSign shall be with Input
from neighbors and coordinated wite,
Town Parks staff.
13. The maximum building heights to
the top of roofline including accessory
structures shall not exceed 34 feet.
14. All mechanicai equipment shall be
screened and located to minimize noise
to the adjacent properties.
15. Upon adoption of the ordinance by
the Mayor and Council approving the
amendment to the Pima Farms North
SpecifiC Pian, the applicant shall pro-
vide the Planning Department with 25
paper copies and digital copy of the
specifiC pian with the appropriate
changes made, within 60 days of the
adoption.
PASSED AND ADOPTED by the Mayor
and Council of the Town of Marana, Ari-
zona, this 5th day Of July, 2006.
Mayor Ed Honea
ATTEST: ~ocelyn C. Bronson,
Town Clerk
APPROVED AS TO FORM: _
Frank Cassidy, Town Attorney
PUBLISH: The Daily Territorial
July 10, 11, 12, 13,2006
pnord2006.19 O.t